(1) has an estimated cost of $500,000 or more;

(2) involves a change in the general category of use of a structure or of water or land, i.e., agriculture, residential, commercial, office, industrial, recreational, vacant non-use, etc.;

(3) involves a substantial change in the intensity of use, to either a substantially greater or lesser intensity of use;

(4) adversely affects (i) existing public access or (ii) future public access as shown on any Commission permit, the San Francisco Bay Plan, any Commission special area plan, or any other Commission planning document; or

(5) is any subdivision of land pursuant to the Subdivision Map Act (Government Code Section 66410 et seq.) or other division of land, including a lot split, where the subdivision or other division of land will substantially affect either present or future public access to or along the shoreline or substantially affect either the present or future suitability of a water-oriented priority land use site for that priority use, but not a subdivision or other division of land that is brought about in connection with the acquisition of an interest in such land by a public agency for wildlife habitat, marsh restoration, public recreation, or public access.