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No development shall be approved unless the authority has first <br /> found: <br /> (A) That the development will not have any significant adverse <br /> environmental or ecological effect, except as any adverse <br /> effect is minimized to the extent practicable and clearly <br /> outweighed by public health, safety, or compelling public <br /> interests. Those adverse effects shall include but not be <br /> limited to the potential cumulative impact of individual <br /> developments, each of which taken by itself might not have <br /> a significant adverse effect, and the elimination of planning <br /> options; <br /> (B) That the development is consistent with the objectives, <br /> policies, and special management area guidelines of this <br /> chapter and any guidelines enacted by the legislature; <br /> (C) That the development is consistent with the county general <br /> plan, community plan, and zoning; provided that a finding <br /> of consistency shall not preclude concurrent processing <br /> where a general plan, community plan, or zoning <br /> amendment may also be required. <br /> 3. The proposed addition of a covered deck and a new enclosed stairway will <br /> increase the building footprint and will occupy a greater area of land than <br /> what is existing. In granting an exemption under HRS §205A-22(2)(N), <br /> ("Structural and nonstructural improvements to existing single-family <br /> residences, where otherwise permissible;"), the Planning Director violated the <br /> SMA guideline requiring consistency with the zoning, HRS §205A-26(2)(C) <br /> and Zoning Code, Section 25-4-61 Continuance of nonconforming uses <br /> of land and buildings: <br /> (a) Any nonconforming use of land or use of a building <br /> may continue to the extent it existed on December 7, 1996 or <br /> at the time of the adoption of any amendments to this <br /> chapter, provided that a nonconforming use may be enlarged <br /> within the building it occupies, but shall not be enlarged <br /> or increased to occupy a greater area of land, nor shall <br /> it or the portion of the building housing it be moved in whole <br /> or in part to any other portion of the building site occupied by <br /> such nonconforming use, except as provided in this division. <br /> (emphasis added in bold and italics) <br /> 5 <br />