In this title the following words have the meanings indicated. “Commission” means the Maryland–National Capital Park and Planning Commission. “Complete application” means a housing development project application that includes all materials and information required for processing and substantive review as determined by the Commission or the local regulatory authority, but may contain nonsubstantive errors, omissions, or similar inconsequential deficiencies. “Housing construction permit” means a building permit required by a local regulatory authority or the Commission to commence or continue the construction, substantial renovation, or improvement of residential real estate. “Housing development project” means the new construction or substantial renovation of a residential real estate project. “Housing development project application” means an application for a building permit, certification, authorization, site plan approval, subdivision approval, conceptual plan, or any other determination by a local regulatory authority or the Commission relating to a housing development project that has been submitted to a local regulatory authority or the Commission in compliance with applicable requirements. “Local regulatory authority” means: the governing body of a local jurisdiction; or a department, board, commission, or other entity of a local jurisdiction responsible for processing or approving an application for a housing construction permit. “Phase” means a discrete, planned portion of a larger housing development project that: is constructed independently of and sequentially with other portions of the project; includes 25 or more housing units; and includes any improvements necessary to function independently from the other portions of the project. “Phased development plan” means a subdivision or site plan in which the applicant proposes to develop a property in 2 or more individual phases over a period of time.