The Hawaii Supreme Court issued an opinion in Omerod v. Heirs of Kaheananui,No. 27118 (Nov. 15, 2007), a case which presents a fact pattern that is just so “Hawaii.”  The case is a quiet title action, normally a sort ofho-hum affair long on detail, but short of broad interest.  The decision, however, is notable for a couple of reasons.  The first deals is the court’s summary of Hawaii’s unique history of property law, and the other is the rule regarding the preclusive effect of a 1873 decision by the Boundary Commission of the Kingdom of Hawaii regarding the boundaries of a parcel, on claims of title.  The court also provided guidance on two issues of appellate procedure which are discussed separately in this post.

The case concerned two sets of property owners, each who claimed rightsto land on the Big Island of Hawaii.  One side claimed the landwas

Continue Reading Ahupuaa or Ili? HAWSCT on Hawaii Land Titles, the Great Mahele, and the Boundary Commission

Interesting item in today’s Advertiser “Bureaucracy Buster” column, where a reader asks whether streams are “public property” —

Q. I was walking in a stream and was told by a security guard that the stream was private property as well as all the land surrounding and I could not be in it.

It was my understanding that Hawai’i streams are public property and the public can be in them. What is the law?

The response correctly notes the answer is “no,” that Hawaii streams are not like beaches and can be privately owned.  Worth a read.Continue Reading ▪ Streams as “Public” Property

Ks_ag_bldg_2A story from today’s Garden Island News, about the Kauai Springs case, reporting that the circuit court has granted the company’s request for a preliminary injunction, preventing the County from putting Kauai Springs out of business while the appeal is being considered. 

The case is the appeal by Kauai’s only bottled water company of the Kauai Planning Commission’s denial of a request for a permit to use agriculturally zoned land for a small bottling facility (pictured).  The Planning Commission denied the request because it had “concerns” that the State Commission on Water Resource Managment and State Public Utilities Commission might regulate Kauai Springs, despite the fact that both agencies expressly told the Planning Commisssion that they had no problem at all.

A state judge has verbally approved a preliminary injunction to allow Kaua‘i Springs to continue operating a water-bottling plant in Koloa as it appeals a county decision to

Continue Reading ▪ Preliminary Injunction in Kauai Zoning Permit Case

The Star-Bulletin also reports on the Kauai Springs litigation, a case challenging the Kauai Planning Department’s denial of a request to use land zoned “Agriculture” on grounds wholly outside its authority or jurisdiction:

The lawyer for Kauai Springs, however, said that water is a food like any other agricultural product and that closing down an agricultural business for commercially selling its product is ludicrous.

Robert Thomas, an attorney with Pacific Legal Foundation[*] representing Kauai Springs, said last week that the commission made a hasty decision, overstepped its bounds and made a decision on water rights, not land rights.

Both the state Public Utilities Commission and the State Commission on Water Resource Management wrote letters to the county, saying the company had met all their criteria.

Full story here.  [*Note – one correction: I’m representing Kauai Springs in my private capacity, and Pacific Legal Foundation is not presently involved.]  Continue Reading ▪ More on Kauai Zoning Permit Case

Kauai’s newspaper, in a story entitled “Kauai Springs operating for now,” reports on a case:

“We’re in a holding pattern,” said Robert Thomas, an attorney with Damon Key Leong Kupchak Hastert representing Kaua‘i Springs.

In March, Kaua‘i Springs appealed the Planning Commission’s decision to deny its request for a use permit, special permit and Class IV Zoning permit.

The company had requested the additional permits after a competitor complained that it was conducting industrial activity on agricultural lands, according to Thomas.

When owner Jim Satterfield set up shop in 2004, he did so with county, state and federal approval.

Thomas said that while his client did not agree that more permits were necessary when the issue came up earlier this year, he decided to pursue them because there had not been problems in the past.

Full article here.Continue Reading ▪ Kauai Zoning Permit Case Reported

As a way of saying “aloha” to 2006, I’ve summarized the land use lawhighlights (orlowlights, depending on your point of view) from the Hawaii SupremeCourt, the Ninth Circuit, and the U.S. Supreme Court, roughly inchronological order.  Topics include shorelines, eminent domain,environmental impact statements, RLUIPA, vested rights, and land uselitigation procedures.

If you think I missed any key cases or events, please email me.

    
Continue Reading ▪ 2006 Land Use in Review

The most recent case involving the long-standing controversy over the Waiahole Ditch, In re Water Use Permit Applications, ___ Haw. ___, 147 P.3 836 (Nov. 29, 2006) was not the usual blockbuster opinion or the latest in water rights, interim instream flow standards, and the public trust doctrine.  Indeed, it was an unsigned per curiam decision.  But I have included it within 2006’s highlights simply because it illustrates the new appellate procedures in Hawaii state courts. 

Until the new procedures which became effective in July 2006, Hawaii state court cases had a unique appellate track.  After a trial court entered judgment, all appeals were made to the Supreme Court of Hawaii, which then assigned cases to the Intermediate Court of Appeals.  If a litigant was not satisfied with the decision from the ICA, she could seek review in the Supreme Court by way of an application for a discretionary writ of certiorari.  Most cases, however, were not assigned from the Supreme Court to the ICA, and the high court routinely disposed of most appeals.  The “up-then-down” procedure was unwieldy and an anachronism, a leftover from the days before the legislature created the ICA, and all appeals were straight to the Supreme Court.  The procedure also was a factor in creating a backlog of appeals on the Supreme Court’s docket.

In July 2006, however, new jurisdictional statutes became effective, resulting in the ICA having primary appellate jurisdiction over all appeals, with the Supreme Court retaining discretionary certiorari review

Apparently, however, the drafters at the legislature did not catch all of the language regarding appellate jurisdiction scattered throughout the Hawaii Revised Statutes.  For example, the Water Code still states that appeals from contested case decisions by the Commission on Water Resource Management are made “directly to the supreme court.”

After CWRM issued (yet another) order in the contest over the water in the Waiahole Ditch in July 2006, a party noticed its appeal on August 11, 2006 with the Supreme Court, even though the new appellate structure had become effective the month before.  Understandable, for considering the plain language of the Water Code, what else should the litigant have done?

The Supreme Court ordered the case transferred to the ICA, holding that the legislature’s failure to amend the Water Code language was merely an oversight since it amended fifth-three other sections in the statute books relating to appellate jurisdiction, and that the legislature no doubt intended to amend the Water Code as well.  Lesson?  File all appeals with the ICA. 

It will be helpful after a few years under this system to see if the Supreme Court as a purely discretionary body experiences a shrinking of its docket, and a speedier process from filing to disposition.  It would be helpful to those of us who practice appellate law, for example, to establish criteria for when a decision by the ICA is “certworthy” and likely to be reviewed by the Supreme Court.  Hawaii has only one ICA, so there are no circuit or district “splits.”  If the Supreme Court is simply to be yet another level of appellate review for dissatisfied litigants without clear standards for when it would be worthwhile to seek review, why does anyone think this will significantly decrease the court’s workload?

    
Continue Reading ▪ 2006 Land Use in Review: New Appellate Track

I commented upon the decision in  Hui Kakoo Aina Hoopulapula v. Bd. of Land and Nat. Res.,112 Haw. 28, 143 P.3d 1230 (Sep. 21, 2006) earlier in this post

This opinion, detailing when and how a contested case may be demanded, should be read together with Aha Hui Malama O Kaniakapupu v. Land Use Comm’n, 111 Haw. 14, 139 P.3d 712 (July 24, 2006) and Keahole Defense Coalition, Inc. v. Bd. of Land and Nat. Res., 110 Haw. 419, 134 P.3d 585 (May 18, 2006).Continue Reading ▪ 2006 Land Use in Review: Contesting Contested Cases