However, the HAC’s discretion to overturn local decisions applies only to cases involving a city or town that has not met its regional fairshare obligations under the statute. If the city or town meets one of the statutory minima, the HAC is required to uphold the decision as “consistent with local needs.” The statutory minima include: „ If the number of low or moderate income housing units in the community exceeds 10 percent of the total number of housing units reported in the most recent federal (decennial) census; or „ If low or moderate income housing has been developed on sites comprising 1.5 percent or more of the total land area in the community zoned for residential, commercial or industrial use; or „ If the comprehensive permit application before the ZBA would lead to construction of low or moderate income housing on sites comprising more than 0.3 of 1 percent of the total land area in the community zoned for residential, commercial or industrial use or ten acres, whichever is larger, in one calendar year. As discussed below, additional regulatory safe harbors apply based on certain actions taken by a community to make progress toward meeting the statutory minima.