(a)

(1) A local government shall determine, in writing, whether a development submitted pursuant to this

article is consistent or is not consistent with the objective planning standards specified in this

article within the following timeframes: (

A) Within days of submittal of the development proposal to the local government if the development contains or fewer housing units. (

B) Within days of submittal of the development proposal to the local government if the development contains more than housing units. (

C) Within days of submittal of any development proposal that was resubmitted to address written feedback provided by the local government pursuant to this subdivision. (2) (

A) If a local government determines that a development submitted pursuant to this

article is in conflict with any of the objective planning standards specified in this article, it shall provide the development proponent, in writing, with an exhaustive list of the standard or standards the development conflicts with, and an explanation for the reason or reasons the development conflicts with that standard or standards, within the timeframes specified in paragraph (1). (

B) In any subsequent review of the application determined to be in conflict with the objective planning standards specified in this article, the local government shall not request the development proponent to provide any new information that was not stated in the initial list of items that were determined to be in conflict.

(3) Once the local government determines that a development submitted pursuant to this

article is consistent with the objective planning standards specified in this article, it shall approve the development within the following timeframes: (

A) Within days of the date that the development is determined to be consistent with the objective planning standards specified in this article, if the development contains or fewer housing units. (

B) Within days of the date that the development is determined to be consistent with the objective planning standards specified in this article, if the development contains more than housing units.

(4) If the local government fails to provide the required documentation pursuant to paragraph (2), the development shall be deemed to satisfy the required objective planning standards. (b)

(1) For purposes of this section, a development is consistent with the objective planning standards if there is substantial evidence that would allow a reasonable person to conclude that the development is consistent with the objective planning standards.

(2) For purposes of this section, a development is not in conflict with the objective planning standards solely on the basis that application materials are not included, if the application contains substantial evidence that would allow a reasonable person to conclude that the development is consistent with the objective planning standards. (

c) The determination of whether a proposed project submitted pursuant to this

section is or is not in conflict with the objective planning standards is not a “project” as defined in

Section of the Public Resources Code. (

d) Design review of the development may be conducted by the local government’s planning commission or any equivalent board or commission responsible for design review. That design review shall be objective and be strictly focused on assessing compliance with criteria required for streamlined, ministerial review of projects, as well as any reasonable objective design standards published and adopted by ordinance or resolution by a local jurisdiction before submittal of the development to the local government, and shall be broadly applicable to developments within the jurisdiction.

That design review shall not in any way inhibit, chill, or preclude the ministerial approval provided by this section. (

e) If a development is located within an area of the coastal zone that is not excluded under clause (i), (ii), (iii), or (

v) of subparagraph (

A) of paragraph (6) of subdivision (

a) of

Section 65913.4, the development shall require a coastal development permit pursuant to

Chapter 7 (commencing with

Section 30600) of Division of the Public Resources Code. A public agency with coastal development permitting authority shall approve a coastal development permit if it determines that the development is consistent with all objective standards of the local government’s certified local coastal program or, for areas that are not subject to a fully certified local coastal program, the certified land use plan of that area. (f)

(1) A housing development proposed pursuant to this

article shall be eligible for a density bonus, incentives or concessions, waivers or reductions of development standards, and parking ratios pursuant to

Section 65915, except that the project shall not use a concession to reduce a local government requirement for the provision of ground floor retail that is consistent with the allowance contained in paragraph (3) of subdivision (

j) of

Section 65912.123.

(2) A development proponent may use incentives, concessions, and waivers or reductions of development standards allotted pursuant to subdivisions (

d) and (

e) of

Section to deviate from the objective standards contained in subdivision (

c) and paragraphs (2) and (3) of subdivision (

d) of

Section 65912.123.

(3) The utilization by a development proponent of incentives, concessions, and waivers or reductions of development standards allowed pursuant to

Section shall not cause the project to be subject to a local discretionary government review process, or be considered a “project” under Division 13 (commencing with

Section 21000) of the Public Resources Code, even if that incentive, concession, or waiver or reduction of development standards is not specified in a local ordinance.

(4) For purposes of this section, receipt of any density bonus, concession, incentive, waiver or reduction of development standards, and parking ratios to which the applicant is entitled under

Section shall not constitute a basis to find the project inconsistent with the local coastal program.

(5) Notwithstanding paragraph (6) of subdivision (

o) of

Section 65915, for purposes of this subdivision, the maximum allowable residential density means the allowable density as determined pursuant to paragraphs (1) and (2) of subdivision (

b) of

Section 65912.123. (

g) If a development proposed pursuant to this

article demolishes or changes an existing use, the amount of a fee, as defined in

Section 66000, imposed on the development shall be offset to account for the demolition or change so that the amount of the fee is attributable only to the development’s incremental impact on public facilities or services. For purposes of this subdivision, an offset amount that exceeds the fee amount shall not be refundable or used to offset any other fee. This subdivision does not supersede or in any way alter or lessen the effect of the Mitigation Fee Act (Chapter 5 (commencing with

Section 66000),

Chapter 6 (commencing with

Section 66010),

Chapter 7 (commencing with

Section 66012),

Chapter 7.5 (commencing with

Section 66015),

Chapter 8 (commencing with

Section 66016), and

Chapter 9 (commencing with

Section 66020)). For the purpose of this subdivision, “changes an existing use” means no demolition is proposed, but a current office, commercial, or similar use changes to residential use. (

h) The local government shall ensure that the project satisfies the requirements specified in

Article 2 (commencing with

Section 66300.5) of

Chapter 12, regardless of whether the development is within or not within an affected city or within or not within an affected county. (

i) If the development is consistent with all objective subdivision standards in the local subdivision ordinance, an application for a subdivision pursuant to the Subdivision Map Act (Division 2 (commencing with

Section 66410)) shall be exempt from the requirements of the California Environmental Quality Act (Division 13 (commencing with

Section 21000) of the Public Resources Code). (

j) A local government may, by ordinance adopted to implement this article, exempt a parcel from this

section before a development proponent submits a development application on a parcel pursuant to this

article if the local government makes written findings establishing all of the following:

(1) The local government has identified a parcel or parcels that meet the criteria described in subdivisions (

b) and (

e) to (h), inclusive, of

Section 65912.121. (2) (

A) If a parcel identified in paragraph (1) would not otherwise be eligible for development pursuant to this chapter, the implementing ordinance authorizes the parcel to be developed pursuant to the requirements of this chapter. A parcel reclassified for development pursuant to this subparagraph shall be suitable for residential development. For purposes of this subparagraph, a parcel suitable for residential development shall have the same meaning as “land suitable for residential development,” as defined in

Section 65583.2. (

B) If a parcel identified in paragraph (1) would otherwise be eligible for development pursuant to this chapter, the implementing ordinance authorizes the parcel to be developed ministerially at residential densities above the residential density required in subdivision (

b) of

Section 65912.123 and heights required in subdivision (

c) of

Section 65912.123.

(3) The substitution of the parcel or parcels identified in this subdivision for parcels reclassified pursuant to paragraph (2) will result in all of the following: (

A) No net loss of the total potential residential capacity in the jurisdiction relative to the total capacity that existed in the jurisdiction through the combined effect of local and state law as of the date of the adoption of the ordinance. In making the no net loss calculation specified by this subparagraph, the local government need only factor in the parcels substituted and reclassified pursuant to this subdivision. (

B) No net loss of the total potential residential capacity of housing affordable to lower income households in the jurisdiction relative to the total capacity that existed in the jurisdiction through the combined effect of this

chapter and local law as of the date of the adoption of the ordinance. In making the no net loss calculation specified by this subparagraph, the local government need only factor in the parcels substituted and reclassified pursuant to this subdivision. (

C) Affirmative furthering of fair housing.

(4) A parcel or parcels reclassified for development pursuant to subparagraph (

A) of paragraph (2) shall be eligible for development pursuant to this

chapter notwithstanding any contrary provision of the local government’s charter, general plan, or ordinances, and a parcel or parcels reclassified for development pursuant to subparagraph (

B) of paragraph (2) shall be developed ministerially at the densities and heights specified in the ordinance notwithstanding any contrary provision of the local government’s charter, general plan, or ordinances.

(5) The local government has completed all of the rezonings required pursuant to subdivision (

c) of

Section for the sixth revision of its housing element.

(6) The local government has designated on its zoning maps which parcels have been exempted from this

chapter and which parcels have been reclassified for development pursuant to this chapter. This information must be made publicly available through the local government’s internet website. (k)

(1) The local government shall, as a condition of approval of the development, require the development proponent to complete a phase I environmental assessment, as defined in

Section of the Health and Safety Code.

(2) If a recognized environmental condition is found, the development proponent shall undertake a preliminary endangerment assessment, as defined in

Section of the Health and Safety Code, prepared by an environmental assessor to determine the existence of any release of a hazardous substance on the site and to determine the potential for exposure of future occupants to significant health hazards from any nearby property or activity. (

A) If a release of a hazardous substance is found to exist on the site, before the local government issues a certificate of occupancy, the release shall be removed, or any significant effects of the release shall be mitigated to a level of insignificance in compliance with current state and federal requirements. (

B) If a potential for exposure to significant hazards from surrounding properties or activities is found to exist, before the local government issues a certificate of occupancy, the effects of the potential exposure shall be mitigated to a level of insignificance in compliance with current state and federal requirements. (

l) A local government’s approval of a development pursuant to this

section shall, notwithstanding any other law, be subject to the expiration timeframes specified in subdivision (

g) of

Section 65913.4. (

m) Any proposed modifications to a development project approved pursuant to this

section shall be undertaken pursuant to subdivision (

h) of

Section 65913.4. (

n) A local government shall not adopt or impose any requirement, including, but not limited to, increased fees or inclusionary housing requirements, that applies to a project solely or partially on the basis that the project is eligible to receive streamlined, ministerial review pursuant to this section. (

o) A local government shall issue a subsequent permit required for a development approved under this

section pursuant to paragraph (2) of subdivision (

i) of

Section 65913.4. (

p) A public improvement that is necessary to implement a development that is approved pursuant to this

section shall be undertaken pursuant to paragraph (3) of subdivision (

i) of

Section 65913.4. (

q) Easements for public right-of-way, public or private utilities, or other public improvements in, under, or over the property shall not make the property ineligible to receive streamlined, ministerial review pursuant to this section. (

r) A local government may adopt an ordinance to implement the provisions of this article. An ordinance adopted to implement this

section shall not be considered a “project” under Division 13 (commencing with

Section 21000) of the Public Resources Code. (

s) Section 65589.5 applies to a development proceeding pursuant to this article.