(a) Except as provided in subdivision (b), this division does not apply to a project if all of the following criteria are met:

1. (1) The project is a residential project on an infill site.
2. (2) The project is located within an urbanized area.
3. (3) The project satisfies the criteria of Section 21159.21.
4. (4) Within five years of the date that the application for the project is deemed complete pursuant to Section 65943 of the Government Code, community-level environmental review was certified or adopted.
5. (5) The site of the project is not more than four acres in total area.
6. (6) The project does not contain more than 100 residential units.

7. (7) Either of the following criteria are met:

   1. (A)

      1. (i) At least 10 percent of the housing is sold to families of moderate income, or not less than 10 percent of the housing is rented to families of low income, or not less than 5 percent of the housing is rented to families of very low income.
      2. (ii) The project developer provides sufficient legal commitments to the appropriate local agency to ensure the continued availability and use of the housing units for very low, low-, and moderate-income households at monthly housing costs determined pursuant to paragraph (3) of subdivision (h) of Section 65589.5 of the Government Code.
   2. (B) The project developer has paid or will pay in-lieu fees pursuant to a local ordinance in an amount sufficient to result in the development of an equivalent number of units that would otherwise be required pursuant to subparagraph (A).
8. (8) The project is within one-half mile of a major transit stop.
9. (9) The project does not include any single level building that exceeds 100,000 square feet.
10. (10) The project promotes higher density infill housing. A project with a density of at least 20 units per acre shall be conclusively presumed to promote higher density infill housing. A project with a density of at least 10 units per acre and a density greater than the average density of the residential properties within 1,500 feet shall be presumed to promote higher density housing unless the preponderance of the evidence demonstrates otherwise.

(b) Notwithstanding subdivision (a), this division shall apply to a development project that meets the criteria described in subdivision (a), if any of the following occur:

1. (1) There is a reasonable possibility that the project will have a project-specific, significant effect on the environment due to unusual circumstances.
2. (2) Substantial changes with respect to the circumstances under which the project is being undertaken that are related to the project have occurred since community-level environmental review was certified or adopted.
3. (3) New information becomes available regarding the circumstances under which the project is being undertaken and that is related to the project, that was not known, and could not have been known, at the time that community-level environmental review was certified or adopted.

(d) For the purposes of this section, “residential” means a use consisting of either of the following:

1. (1) Residential units only.
2. (2) Residential units and primarily neighborhood-serving goods, services, or retail uses that do not exceed 25 percent of the total building square footage of the project.