Variances may be granted by the director or referred to the hearing examiner. A variance may only be granted or conditionally granted when findings consistent with the criteria of Section 17.68.070 can be made. Within forty-five (45) days of receipt of a complete application, the director shall conduct an investigation to determine whether the criteria are met and shall grant, conditionally grant, deny or refer the application to the hearing examiner. A variance application shall be referred to the hearing examiner if the applicant is also applying for a rezone, conditional use, or other land use activity that requires approval by the hearing examiner.