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NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER

Electronically Filed
Intermediate Court of Appeals
CAAP-XX-XXXXXXX
07-APR-2026
08:10 AM
Dkt. 46 SO

NO. CAAP-XX-XXXXXXX

IN THE INTERMEDIATE COURT OF APPEALS

OF THE STATE OF HAWAI‘I

FRIENDS OF MĀHĀ‘ULEPŪ, a nonprofit corporation,
Petitioner/Appellant-Appellant,
v.
KAUA‘I PLANNING COMMISSION, County of Kaua‘i, Nominal Appellee-
Appellee; RP21 COCO PALMS LLC, a limited liability company; and,
COCO PALMS HUI LLC, a limited liability company,
Intervenors/Appellees-Appellees

APPEAL FROM THE CIRCUIT COURT OF THE FIFTH CIRCUIT
(CASE NO. 5CCV-XX-XXXXXXX)

SUMMARY DISPOSITION ORDER
(By: Leonard, Presiding Judge, Hiraoka and Guidry, JJ.)

Petitioner/Appellant-Appellant Friends of Māhāʻulepū

(Appellant) appeals from the Circuit Court of the Fifth

Circuit's 1 (circuit court): (1) November 12, 2024 "Findings of

Fact [(FOFs)], Conclusions of Law [(COLs)], and Order" (Order);

(2) November 12, 2024 "[Nominal ]Appellee[-Appellee] Kauaʻi

1 The Honorable Kathleen N.A. Watanabe presided.
NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER

Planning Commission, County of Kauaʻi's [(KPC)] [FOFs], [COLs],

Decision and Order Re: Agency Appeal/Environmental Court, Filed

April 11, 2024" (KPC Order); (3) December 18, 2024 "Taxation of

Costs" (Costs Order); and (4) December 26, 2024 "Final

Judgment."

In 2015, Intervenor/Appellee-Appellee Coco Palms Hui

LLC (Coco Palms Hui) obtained a Class IV Zoning Permit Z-IV-

2015-8, Project Development Use Permit PDU-2015-7, Variance

Permit V-2015-1, and Special Management Area Use Permit SMA(U)-

2015-6 (collectively, the Permits) for the redevelopment of a

resort located in Wailua, Kauaʻi, at Tax Map Key nos. 4-1-003:

004 (por.), 005, 007, 011, and 017, and 4-1-005: 014 and 017

(Development Project). The KPC reissued the Permits in 2018.

In 2023, Appellant filed "[Appellant's] Petition for

Revocation of Permits Issued to [Coco Palms Hui]," (Petition)

contending that Coco Palms Hui had "not complied with many of

the permit conditions," and that constituted grounds to revoke

the Permits. Coco Palms Hui and Intervenor/Appellee-Appellee

RP21 Coco Palms LLC moved to intervene. 2 The KPC took up this

matter at its March 12, 2024 meeting, permitted Coco Palms to

2 Coco Palms Hui and RP21 Coco Palms LLC are collectively referred
to herein as Coco Palms.

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intervene, determined that Appellant lacked standing, and denied

the Petition. The KPC ruled that,

NOTWITHSTANDING the [KPC's] Decision to Deny
[Appellant's] standing, based upon the filings, exhibits,
testimony and argument, the [KPC] will not issue an Order
to Show Cause because [Appellant] has made an insufficient
showing that there is reasonable cause to believe that
there currently is a failure to perform according to the
conditions imposed, as specifically alleged in the
Petition.

(Emphasis added.)

Appellant appealed the KPC's "oral decision" from the

March 12, 2024 meeting and March 28, 2024 "Decision and Order of

the [KPC]" to the circuit court. The circuit court affirmed.

On January 13, 2025, Appellant filed a secondary appeal with

this court.

Appellant raises the following points of error on

secondary appeal, contending that the circuit court erred by:

(1) "sua sponte making [FOFs], including those unsupported by

the agency record"; (2) "affirming denial of the [P]etition

based on unlawful procedure and in violation of constitutional

due process at the [KPC's] March 12, 2024 [meeting]"; (3)

"applying absurd, incorrect standards under which Appellant was

required to demonstrate a current failure to perform according

to the permit that could not be cured in the future through any

entity's actions" and concluding that "any alleged injuries from

the Permits would have occurred in 2015, which cannot be

attributable to [Coco Palms'] current alleged acts or

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omissions"; (4) "concluding Appellant lacked standing to bring

[the P]etition"; and (5) "denying the [P]etition because

Appellant made an insufficient showing that there is reasonable

cause to believe that there currently is a failure to perform

according to the conditions imposed, as specifically alleged in

the Petition."

On this secondary appeal, Coco Palms contends, inter

alia, that the circuit court lacked jurisdiction over

Appellant's appeal because "no contested case occurred before

the [KPC], nor was a contested case required to occur." 3

Upon careful review of the record, briefs, and

relevant legal authorities, and having given due consideration

to the arguments advanced and the issues raised by the parties,

we resolve Appellant's appeal by first addressing the threshold

matter of jurisdiction. See Bush v. Hawaiian Homes Comm'n, 76

Hawaiʻi 128, 133, 870 P.2d 1272, 1277 (1994) ("[T]hough a lower

court is found to have lacked jurisdiction, we have jurisdiction

here on appeal, not of the merits, but for the purpose of

correcting an error in jurisdiction." (citation omitted)).

In Kiaʻi Wai o Waiʻaleʻale v. Board of Land & Natural

Resources, the Hawaiʻi Supreme Court reiterated the requirements

for jurisdiction under Hawaii Revised Statutes (HRS) § 91-14:

3 The record reflects that the KPC and circuit court did not
address the issue of whether a contested case hearing was required by law.

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[F]irst, the proceeding that resulted in the unfavorable
agency action must have been a "contested case" hearing—
i.e., a hearing that was 1) "required by law" and 2)
determined the "rights, duties, and privileges of specific
parties"; second, the agency's action must represent "a
final decision and order," or "a preliminary ruling" such
that deferral of review would deprive the claimant of
adequate relief; third, the claimant must have followed the
applicable agency rules and, therefore, have been involved
"in" the contested case; and finally, the claimant's legal
interests must have been injured—i.e., the claimant must
have standing to appeal.

157 Hawaiʻi 303, 325, 576 P.3d 816, 838 (2025) (emphasis added)

(quoting Pub. Access Shoreline Haw. v. Haw. Cnty. Plan. Comm'n,

79 Hawaiʻi 425, 431, 903 P.2d 1246, 1252 (1995)).

"A contested case hearing is required by law when it

is required by: (1) statute; (2) administrative rule; or (3)

constitutional due process." Flores v. Bd. of Land & Nat. Res.,

143 Hawaiʻi 114, 124, 424 P.3d 469, 479 (2018) (citation

omitted).

This matter originated through Appellant's filing of

its Petition seeking revocation of the Permits, pursuant to the

Rules of Practice and Procedure of the Kauaʻi County Planning

Commission (RPPPC) Chapter 12. RPPPC § 1-12-5 provides,

Revocation of Permits by the [KPC]. The Director shall
review and investigate the basis for any petition for
revocation of a permit which the [KPC] has final authority
to grant or which the [KPC] makes a recommendation and
report to the Kauaʻi County Council, State Land Use
Commission or other agency which has the final authority to
grant. The Director shall file his report with the [KPC]
within sixty (60) days from the date of the acceptance of
the petition, unless the [KPC] allows the Director more
time to investigate the contents of the petition. The
[KPC] shall review the Director's report and if the [KPC]
finds that there is reasonable cause to believe that there
currently is a failure to perform according to the
conditions imposed, the [KPC] shall issue and serve upon

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the party bound by the conditions an Order to Show Cause
why the permit should not be revoked or modified.

(Emphasis added.)

In West Sunset 32 Phase 1, LLC v. County of Kauaʻi

Planning Commission, we explained that:

[T]he plain language of RPPPC § 1-12-5 does not require a
hearing prior to the [KPC's] determination on whether to
issue an order to show cause . . . . Only if the [KPC]
determines that there is reasonable cause to believe there
is a failure to perform according to the permit's
conditions will the [KPC] issue an order to show cause and
hold an agency hearing on said order. See RPPPC § 1-12-7
("The [KPC] shall conduct an Agency Hearing on the Order to
Show Cause in accordance with the requirements of Chapter 6
of these Rules.").

No. CAAP-XX-XXXXXXX, 2024 WL 5055414, at *6 (Haw. App. Dec. 10,

2024) (mem. op.) (emphasis added). The KPC did not issue an

order to show cause, and a contested case hearing was therefore

not required by the RPPPC. 4

We next consider whether constitutional due process

requires a contested case hearing. In doing so,

[f]irst, this court considers whether "the particular
interest which claimant seeks to protect by a hearing is
'property' within the meaning of the due process clauses of
the federal and state constitutions." Second, if this
court concludes that the interest is "property," this court
analyzes "what specific procedures are required to protect
it."

Flores, 143 Hawaiʻi at 125, 424 P.3d at 480 (emphasis added)

(brackets omitted) (quoting Sandy Beach Def. Fund v. City

4 We further conclude that the KPC did not determine the rights,
duties, or privileges of the parties. At its March 12, 2024 meeting, the KPC
considered whether to issue an order to show cause; such consideration does
not determine the rights, duties, or privileges of the parties.

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Council of City & Cnty. of Honolulu, 70 Haw. 361, 376, 773 P.2d

250, 260 (1989)).

With regard to the second step of the above test,

[D]etermination of the specific procedures required to
satisfy due process requires an additional balancing of
three factors: "(1) the private interest which will be
affected; (2) the risk of an erroneous deprivation of such
interest through the procedures actually used, and the
probable value, if any, of additional or alternative
procedural safeguards; and (3) the governmental interest,
including the burden that additional procedural safeguards
would entail."

Kiaʻi Wai o Waiʻaleʻale, 157 Hawaiʻi at 322, 576 P.3d at 835

(emphasis added) (quoting Sandy Beach Def. Fund, 70 Haw. at 378,

773 P.2d at 261).

Appellant contends, as a general matter, that the

Development Project is negatively impacting its members'

constitutional right to a clean and healthful environment, and

to engage in customary and traditional practices. 5 However,

Appellant does not, in its reply brief 6 or prior filings, argue

how the test set forth in Sandy Beach Def. Fund/Flores

demonstrates that a contested case hearing was required by

5 Haw. Const. art. XI, § 9 ("Each person has the right to a clean
and healthful environment, as defined by laws relating to environmental
quality, including control of pollution and conservation, protection and
enhancement of natural resources."); Haw. Const. art. XII, § 7; see also Kiaʻi
Wai o Waiʻaleʻale, 157 Hawaiʻi at 323, 576 P.3d at 836 ("[T]he right to
exercise native Hawaiian customs and traditions under article XII, section 7
[is] a property interest for which due process protections appl[y]."
(citations omitted)).

6 We note that Coco Palms raised the issue of appellate
jurisdiction in its answering brief, contending that the circuit court lacked
jurisdiction "because no contested case occurred before the [KPC], nor was a
contested case required to occur."

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constitutional due process. See Kiaʻi Wai o Waiʻaleʻale, 157

Hawaiʻi at 326, 576 P.3d at 839 (holding that appellate

jurisdiction under HRS § 91-14 was established where petitioner

had a constitutional due process right to a contested case

hearing).

On this record, we conclude that the KPC did not

conduct a contested case hearing on Appellant's Petition, and a

contested case hearing was not required by statute,

administrative rule, or constitutional due process. We

therefore vacate the circuit court's Order, KPC Order, Costs

Order, and Final Judgment, and remand with instructions for the

circuit court to enter an order dismissing Appellants’ appeal

for lack of jurisdiction.

DATED: Honolulu, Hawaiʻi, April 7, 2026.

On the briefs: /s/ Katherine G. Leonard
Presiding Judge
Bianca K. Isaki,
Ryan D. Hurley, /s/ Keith K. Hiraoka
Lance D. Collins, Associate Judge
for Petitioner/Appellant-
Appellant. /s/ Kimberly T. Guidry
Associate Judge
Chris Donahoe,
Deputy County Attorney,
for Nominal Appellee-Appellee
Kauaʻi Planning Commission,
County of Kauaʻi.

Mauna Kea Trask,
for Intervenors/Appellees-
Appellees RP21 Coco Palms LLC
and Coco Palms Hui LLC.