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OWNERSHIP PATTERNS OF LAND BENEATH HAWAII'S CONDOMINIUMS AND COOPERATIVE HOUSING PROJECTS

Colleen C. Sakai Researcher

Report No. 6,1987

Legislative Reference Bureau State Capitol Honolulu, Hawaii 96813

FOREWORD

Both the Senate and House o f Representatives o f t h e Th i r teen th State Legis lature respect ively adopted resolutions, Senate Resolution No. 25, S. D. 1, and House Resolution No. 249, H.D. 1, general ly d i rec t i ng t h e Legislat ive Reference Bureau t o s tudy and analyze t h e ownership pat te rns o f lands beneath Hawaii's resident ial condominiums and cooperat ive housing projects so t h a t a determination can be made as t o whether an ol igopoly o f landowners exists.

T h i s repo r t responds t o t h e Legislature's d i rect ive.

T h e Legislat ive Reference Bureau thanks t h e numerous indiv iduals who par t ic ipated i n th i s s tudy . Special rnahalo goes t o t h e var ious f inance d i rec tors o f t h e counties o f t h e State, M r . Hiram Kamaka, Mr . Raymond Higa, Mr . Red Morr is, Mr. Daniel Aono who generated reams o f computer p r in t -ou ts f o r t h e condominium por t ion o f t h i s report, Mr . Randy Ch ing who assisted in t h e cooperat ive housing por t ion o f t h i s report , Ms. A n n Takahashi who helped compile data on leasehold condominiums, and Mr . Thomas Sean Brennan who compiled and prepared t h e combined tables and stat ist ics o f leasehold and fee simple condominiums appearing in chapter 3. T h e i r cooperation was invaluable.

SAMUEL B. K. CHANG Di rec tor

November 1987

TABLE OF CONTENTS

Page

... FOREWORD . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . III

INTRODUCTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1

THE LAND REFORM A C T . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3

OWNERSHIP PATTERNS OF LANDS BENEATH HAWAII'S . . . . . . . . . . CONDOMINIUMS AND COOPERATIVE HOUSING PROJECTS 7

Condominiums . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 C i t y and County o f Honolulu . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 County o f Maui . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 . . County o f Hawall . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23 County o f Kauai . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 Cooperative H o l ~ s i n g Corporat ions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27 C i t y and County o f Honolulu . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29 County o f Maui . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

SUMMARY AND CONCLUSIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34

DISCLOSURE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36

FOOTNOTES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37

Tables

Condominium Uni ts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

Condominium Uni ts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

Homeowner Exemptions Fi led f o r Leasehold Condominium Uni ts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10

Homeowner Exemptions Fi led f o r Fee Simple Condominium Uni ts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

Homeowner Exemptions Fi led f o r Leasehold and Fee Simple Condominium Un i t s . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12

Condominiums . Holders o f Fee Simple T i t l e t o Lands Under . 5 Per Cent o r More o f Al l Leasehold Condominium Uni ts i n State ( B y Rank) . . . . . . . . . .

Condominiums . Holders of Fee Simple T i t l e t o Lands Under . 5 Per Cent o r More o f A l l Leasehold Condominium Uni ts i n State (Alphabetical Orde r ) . . . . . . . . . . . . . . . . . . . . 15

Condominiums - Holders o f Fee Simple T i t l e t o Lands Under .5 Per Cent o r More o f A l l Leasehold Condominium Uni ts i n State (Project Holdings) . . . . . . . . . . . . . . . . . . . . .

Condominiums - Holders of Fee Simple T i t l e t o Lands Under 0.5 Per Cent o r More o f A l l Leasehold Condominium Projects i n State ( B y Rank) . . . . . . . . .

Condominiums - Holders o f Fee Simple T i t l e t o Lands Under .5 Per Cent o r More o f A l l Leasehold Condominium Uni ts i n State - Holdings t o Land Under Both Leasehold

........... and Fee Simple Condominium Uni ts ( B y Rank)

Condominiums - Holders o f Fee Simple T i t l e t o Lands Under 0.5 Per Cent o r More of A l l Leasehold Condominium Uni ts i n State - Holdings t o Land Under Both Leasehold

. . . . . . . . . . . and Fee Simple Condominium Uni ts (Alphabetical Order )

Condominiums - Holders o f Fee Simple T i t l e t o Lands Under .25 Per Cent o r More o f A l l Condominium Units, Both Leasehold and Fee Simple, i n C i t y & County o f Honolulu ( B y Rank) . . . . . . . . . . . . . . . . . . . . . . . . . . .

Condominiums - Holders o f Fee Simple T i t l e t o Lands Under 0.25 Per Cent o r More o f A l l Condominium Units, Both Leasehold and Fee Simple, i n County o f Maui ( B y Rank) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Condominiums - Holders o f Fee Simple T i t l e t o Lands Under 0.25 Per Cent o r More o f A l l Condominium Units, Both Leasehold and Fee Simple, i n County o f Hawaii ( B y Rank) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Page

Condominiums - Holders of Fee Simple T i t l e t o Lands Under 0.25 Per Cent o r More o f A l l Condominium Uni ts , Both Leasehold and Fee S i m ~ l e * . i n County o f Kauai ( B y Rank) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28

Cooperative Housing Corporations, Projects and Apartments - C i t y and County o f Honolulu . . . . . . . . . . . . . . . . . . . . 30

Cooperative Housing Corporations, Projects and Apartments - County o f Maui . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 30

Cooperative Housing Corporations, Projects and Apartments - Statewide . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 31

. . . . Cooperative Housing Apartments, Owner/Occupants - Statewide 31

Cooperative Housing Apartments, Owner/Occupants - C i t y and County o f Honolulu . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

Cooperative Housing Apartments, Owner/Occupants - County o f Maui . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Appendices

Senate Resolution No. 25, S.D. 1, Senate, Th i r teen th Legislature, 1986 Regular Session, State o f Hawaii . . . . . . . . . .

House Resolution No. 249, H. D. 1, House o f Representatives, Th i r teenth Legislature, 1986 Regular Session, State o f Hawaii . . . .

Hawaii Housing A u t h o r i t y v . M idk i f f . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

Alwhabetical L is t o f Holders o f Fee Simwle T i t l e

Page

32

38

41

44

t o Lands Beneath Leasehold Condominium Uni ts . . . . . . . . . . . . . . . . . . . . 66

1984 Co-ops . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 87

Correspondence Between t h e Legislat ive Reference Bureau and t h e State Ethics Commission.. . ................................. 89

Chapter 1

INTRODUCTION

D u r i n g t h e Regular Session o f 1986 o f t h e Th i r teen th State Legislature,

t h e Senate adopted Senate Resolution No. 25, S.D. 1, and the House o f

Representatives adopted House Resolution No. 249, H.D. 1 (see Appendix A ) .

Both resolutions are d i rec t l y connected t o t h e issue o f whether the Land

Reform Act ' should b e extended t o o r a new one created f o r resident ial

condominiums and housing cooperatives so t h a t owners o f condominium un i ts

and shareholders o f stock in corporat ions owning housing cooperatives t h a t

are s i tuated on leasehold land a re g iven an oppor tun i t y t o obtain o r b u y t h e

fee simple t i t l e t o such land; and in connection therewith, general ly d i rected

t h e Legislat ive Reference Bureau t o s tudy and analyze t h e ownership pat terns

o f lands beneath Hawaii's resident ial condominiums and cooperat ive housing

corporat ions so t h a t a determinat ion can be made b y t h e Legislature as t o

whether an oligopoly o f landowners ex is ts . Both requested t h a t t h e Bureau

s tudy not over lap one be ing conducted b y t h e Hawaii Housing Au tho r i t y

(HHA).

T h e HHA study, contracted t o SMS Research, Inc., consists o f a market

sample su rvey o f t h e number o f owner-occupants and owner- investors o f

condominium un i ts s i tuated on leasehold land who would b e qual i f ied fo r , able

to, and interested in, b u y i n g t h e fee simple in terest i n t h e i r propert ies.

I n keeping w i th t h e Legislature's d i rect ive, t h i s repo r t deals w i th areas

o ther than those covered b y t h e Hawaii Housing Au tho r i t y and i t s consultant.

T h i s s tudy ne i ther draws conclusions no r was t h e Bureau asked t o make

any pol icy recommendations. Accordingly, t h e focus o f t h e s t u d y is t h e data

about t h e ownership o f land beneath resident ial condominiums and

cooperatives: no pol icy recommendations a re made.

C O N D O M l N l U M S A N D C O O P E R A T I V E S

These data were collected pr imar i l y f rom tax assessment records o f t h e

var ious counties of t h e State, and f rom various issues o f t he Hawaii TMK

Service, Hawaiian Condominium Guide.

Other topics the s tudy addresses are as follows: whether t h e Land

Reform Act can be extended t o condominiums and cooperatives under Hawaii - Housing Au tho r i t y v . Midki f f , 467 U.S. 229 (19&4) and Hawaii Housing

A u t h o r i t y v. Lyman, 68 Haw. 55 (1985); a pro f i le o f condominium owners and

o f shareholders o f stock i n corporat ions owning housing cooperatives; and a

pro f i l e o f those who own t h e fee simple t i t l e t o land beneath condominiums and

housing cooperatives.

Chapter 2

THE LAND REFORM ACT

Senate Resolution No. 25, S.D. 1, and House Resolution No. 249, H.D.

1, are both d i rec t l y connected t o the issue o f whether t h e Land Reform A c t

should be extended t o o r a new one created f o r resident ial condominiums and

housing cooperatives so t h a t owners o f condominium un i ts and shareholders o f

stock i n corporat ions owning housing cooperative projects t h a t a re si tuated on

leasehold land are g iven an oppor tun i t y t o obtain o r b u y t h e fee simple t i t l e

t o such land (see Appendix A ) .

T h e Land Reform Act, as amended, i s codif ied as chapter 516 i n t h e

Hawaii Revised Statutes. ' It allows f o r t h e t rans fe r o f cer ta in s ingle family

resident ial lots f rom landowners t o t h e i r lessees under cer ta in condit ions

e i ther b y way o f condemnation o r by n e g o t i a t i ~ n . ~ T h e Land Reform Ac t has

been challenged as unconst i tut ional b u t has thus f a r been uphe ld b y t h e

Supreme Cour t o f t h e Un i ted States and t h e Supreme Cour t o f t h e State o f

Hawaii, a t least w i th respect t o t h e issue o f whether such a t rans fe r o f

p r i va te land is an unconst i tut ional t ak ing by government under t h e

const i tut ions o f t h e Un i ted States o r t h e State o f Hawaii. T h e Un i ted States

Supreme Cour t also found tha t t h e Ac t did not violate t h e Due Process and

Contract Clauses o f t h e Uni ted States Const i tut ion. Both decisions a re

reproduced i n Appendix B . Both t h e Un i ted States and t h e Hawaii

Const i tut ions p roh ib i t t h e state government o f Hawaii f rom t a k i n g o r

condemning p r i va te p r o p e r t y f o r uses o the r than pub l ic ones.' Similar

const i tut ional challenges may be expected o f any legislation ex tend ing t h e

Land Reform Ac t t o o r creat ing a new one f o r resident ial condominiums and

housing cooperatives. Accordingly, a b r i e f discussion o f t h e opinions o f t h e

Supreme Cour t o f t h e Uni ted States and t h e Supreme C o u r t o f t h e State o f

Hawaii addressing t h e Land Reform Ac t follows.

In Hawaii Housing Au tho r i t y v . Midk i f f , t h e Supreme C o u r t o f t h e Uni ted

States addressed t h e quest ion o f whether t h e pub l ic use clause o f t h e F i f t h

C O N D O M I N I U M S A N D C O O P E R A T I V E S

Amendment o f t h e Un i ted States Const i tu t ion proh ib i ts t h e State of Hawaii

f rom tak ing, w i th j us t compensation, t i t l e i n real p r o p e r t y f rom lessors and

t r a n s f e r r i n g it t o lessees under t h e Land Reform Ac t i n o r d e r t o reduce t h e

concentrat ion o f ownership o f fee simple i n Hawaii.' T h e Uni ted States

Supreme Cour t he ld t h a t such a t rans fe r o f ownership did not violate t h e

pub l ic use clause o f t h e F i f t h Amendment o f t h e Uni ted States Const i tut ion.

T h e C o u r t essentially f o u n d tha t :

(1) Where t h e exercise of eminent domain power i s rat ional ly related t o

a conceivable pub l ic purpose, a compensated tak ing is allowed under

t h e Public Use Clause o f t h e Un i ted States Const i tut ion;

(2) Regulat ing ol igopoly and t h e evi ls associated w i t h it is a classic

exercise o f a state's police powers which, subject t o cer ta in

const i tu t ional l imitations, allows t o states cer ta in powers t o f u r t h e r

t h e pub l ic in terest ;

(3) T h e pub l ic in teres t is determined by t h e legislat ive branch and tha t

i t s determinat ion i s "wel l-nigh conclusive" unless t h e legislature's

approach t o cor rec t ing a land oligopoly problem i s i r rat ional ;

(4) Regardless o f whether a law i s successful o r not, t h e quest ion is

whether t h e legis lature " rat ional ly could have bel ieved t h a t t h e

[law] would promote i t s objectives"; and

(5) "[Wlhen t h e legislature's purpose is legit imate and i t s means are not

i r rat ional , [ t h e Un i ted States Supreme Court 's ] cases make clear

t h a t empir ical debates ove r t h e wisdom of tak ings- -no less than

debates o v e r t h e wisdom o f o the r k inds o f socioeconomic

legislat ion--are not t o b e car r ied o u t in t h e federal cour ts .

Red is t r ibu t ion o f fee simple t o cor rec t deficiencies i n t h e market

determined by t h e state legis lature t o b e a t t r ibu tab le t o land

ol igopoly is a rat ional exerc ise o f t h e eminent domain power."

T H E L A N D R E F O R M A C T

T h e C o u r t could no t condemn as i r ra t iona l t h e Land Reform Act 's

approach t o cor rec t ing t h e land ol igopoly problem and accordingly upheld t h e

Land Reform Ac t .

T h e C o u r t noted t h a t exercise o f t h e power o f eminent domain was

jus t i f ied as t h e unique way t i t les were he ld i n Hawaii skewed t h e land market.

I n Hawaii Housing A u t h o r i t y v . Lyman, t h e Hawaii Supreme Cour t f ound

t h a t t h e Land Reform Ac t does n o t violate t h e pub l i c use clause of t h e Hawaii

Const i tu t ion. T h e C o u r t adopted as appropr ia te f o r judicial evaluation o f t h e

Legis lature 's pub l i c use determinat ions a minimum rat ional i ty s tandard and

l imi ted i t s const i tu t ional rev iew o f t h e Land Reform Ac t t o t h a t standard.

Essent ial ly fo l lowing t h e lead o f t h e Un i ted States Supreme Court , t h e

Hawaii Supreme C o u r t specif ical ly he ld t h e fol lowing:

. . . once t h e l e g i s l a t u r e has spoken on t h e s o c i a l issue involved, so long

as t h e exerc ise o f the eminent domain power i s r a t i o n a l l y r e l a t e d t o t h e

o b j e c t i v e sought, t h e l e g i s l a t i v e p u b l i c use dec la ra t i on should be upheld

unless i t i s pa lpab ly w i thou t reasonable foundation. The c r u c i a l i n q u i r y

i s whether t h e l e g i s l a t u r e might reasonably consider t h e use p u b l i c . . . and

whether i t r a t i o n a l l y cou ld have be l i eved t h a t a p p l i c a t i o n o f t h e

sovereign 's condemnation powers would accomplish t h e p u b l i c use goal.

T h e Hawaii Supreme C o u r t f o u n d t h a t employing t h e State's eminent

domain a u t h o r i t y t o red i s t r i bu te fees simple t o cor rec t socioeconomic problems

a t t r i b u t e d t o a land ol igopoly i s a rat ional means t o accomplish these ends.

Ne i ther c o u r t def ined " land ol igopoly" o r quest ioned t h e Legislature's

determinat ion t h a t one ex is ted u n d e r t h e fo l lowing facts:

( 1 ) T h e state and federal governments owned almost 4990 of t h e State's

lands and another 47% was owned by on ly 72 p r i v a t e landowners, 18

of t h e p r i v a t e landowners owning more than 40% of t h i s land;


(2) On Oahu 22 landowners owned 72.5% o f t h e fee t i t les.

It appears reasonable t o assume t h a t if stat ist ics on condominiums and

cooperatives a re ident ical t o o r show more concentrated ownership than those

in M idk i f f and Lyman an oligopoly determination i s more l i ke l y t o be upheld i n

cour t . If stat ist ics show otherwise it i s uncerta in how they would ru le.

Following t h e i r holdings i n M idk i f f and Lyman, one would expect t h e cour ts t o

defer t o legislat ive determination o f whether an ol igopoly ex is ts unless c lear ly

i r rat ional .

On t h e o the r hand, condominiums and cooperatives inherent ly d i f f e r

g rea t l y f rom single family residences f o r purposes o f land reform.

Accordingly, ident ical o r similar stat ist ics are no guarantee t h a t any land

reform law f o r condominiums and cooperatives would b e upheld by the cour ts .

Also, land area f o r condominiums and cooperatives is l i ke ly t o b e less

important than f o r single family residences due simply t o t h e i r d i f f e ren t

natures. T h e land under a single family residence could conceivably hold a

condominium project containing 10, 50, 100, o r more un i t s o r residences.

Therefore, stat ist ics f o r condominiums and cooperatives should b e reviewed

w i t h these factors i n mind.

Chapter 3

OWNERSHIP PATTERNS OF LANDS BENEATH HAWAII'S

CONDOMINIUMS AND COOPERATIVE HOUSING PROJECTS

Data on ownership pat te rns o f lands beneath Hawaii's condominiums and

cooperative housing projects were obtained f rom real p roper t y tax assessment

and o ther records o f t h e various counties, various edit ions o f Hawaiian

Condominium Guide publ ished by Hawaii TMK Service, and surveys o f

cooperative housing corporat ions. It was decided to forego an attempt t o

separate commercial un i ts o r apartments and condominium o r cooperative

housing projects, o r o ther non-resident ial ones, f rom resident ial un i ts o r

apartments and pro jects. Th is decision was based on t h e fol lowing factors:

(1) t h e tax f i les did not p rov ide a method o f el iminat ing non-resident ial un i ts

o r apartments and projects; and (2) t h e existence o f mixed use pro jects and

un i ts which allowed bo th resident ial and commercial uses makes data based on

a separation w i th in those projects nearly meaningless.

Condominiums

There a re a tota l o f 98,111 condominium un i ts i n t h e Statez (see Table

1) . Seventy-six p e r cent, o r 74,325 uni ts , are located on Oahu, 14,100 o r 14

p e r cent i n t h e county o f Maui, 6 p e r cent o r 5,629, on t h e is land o f Hawaii,

and 4,057 o r 4 p e r cent, i n t h e county o f Kauai (see Tables 1 and 2).

Of the un i ts entered i n t h e computer records as e i ther leasehold o r fee

~ i m p l e , ~ 63 p e r cent are s i tuated on leasehold land and 37 p e r cent on fee

simple lands (see Table 1). E igh ty - fou r p e r cent o f al l leasehold condominium

un i ts a re located on Oahu, 51 p e r cent o f al l units, fee simple, leasehold and

other, i n t h e State (see Table 2) . S ix ty -s ix p e r cent o f al l fee simple un i t s

are located on Oahu, 23 p e r cent o f al l un i ts in t h e State (see Table 21. Six ty -e igh t p e r cent o f al l leasehold and fee simple un i t s on Oahu are he ld i n

leasehold, 32 p e r cent i n fee simple; al l o the r counties have more fee un i ts

than leasehold (see Table 1). The data show t h a t t h e great major i ty o f

Table 1

CONDOMINIUM UNITS

coun ty

," . .. . ," "*..*. Lease h i t s t o u n 7 t s t o h i t s t o U n i t s t o c n i t s t o U n i t s t o

Lease fee & Fee "Other"* T o t a l Lease and ease and A1 I A1 I A l l U n i t s A l l U n i t s U n i t s U n i t s U n i t s U n i t s U n i t s Fee U n i t s Fee U n i t s U n i t s U n i t s i n County i n S t a t e

c i t y & coun ty O f Hono lu lu 49,825 22,988 72,813 1,512 74,325 68 32 67 3 1 2 1.5

County o f Maui 6,120 6,462 12,582 1,518 14,100 49 51 4 3 46 11 1.5

Cntmty o f Hawai i 1,803 3,314 5,117 512 5,629 35 65 32 59 9 .5

County o f Kaual 1,647 2,092 3.739 318 4.057 44 56 4 1 52 8 .3

Teta I 59,395 34,856 94,251 3,860 98,111 63 37 6 1 36 - 3.9""

"Under the method i n f o r m a t i o n i s c a t e g o r i z e d and i n p u t i n t o t h e r e a l p r o p e r t y t a x assessment computer records, " ' o t h e r ' u r t i t s " i nc ludes fee and leasehold condominium u n i t s t h a t have o t h e r c l a s s i f i c a t i o n s , i . e . s o l d en agreement o f sa le .

03 **Due t o rounding f i g u r e s .

Table 2

CONDOMINIUM UNITS

Leasehold U n i t s Fee S imple U n i t s

County

C i t y and County o f Honetu lu

% o f s t a t e T o t a l Condo

U n i t s

County o f Maui 14

County o f Hawa i i 6

C o t ~ n t y o f Kaua i 4

Tota I 100

% o f S t a t e T o t a l Lease Condo U n i t s

% o f s t a t e % o f S t a t e % o f S t a t e T o t a l Lease % o f S t a t e % o f S t a t e Tuta l Lease

T o t a l and Fee Tota I Fee Tota I and Fee Condo U n i t s Condo U n i t s Condo Un i t s Condo U n i t s Condo U n i t s

*Should be 100: 101 f i g u r e i s due t o rounding o f f i g u r e s t o c l o s e s t whole number


condominium un i ts are located on Oahu, and tha t bo th proport ionate ly and

numerical ly t h e great major i ty o f un i ts on Oahu a re leasehold ra the r than in

fee simple (see Tables 1 and 2) . With respect t o t h e State as a whole,

condominium un i t s on leasehold land are concentrated on Oahu (see Tables 1

and 2).

Homeowner exemptions claimed f o r real p r o p e r t y taxes were reviewed in

o rde r t o determine t h e number o f condominium un i ts which were owner-

occupied. T h e f i l i n g of a homeowner exemption does not guarantee owner

occupancy, however, any e r r o r i n t h e f i gu res presented is expected t o show

more owner-occupied un i ts than actual ly ex is t . Accordingly, t h e immediately

fo l lowing f igures, if inaccurate, are probab ly lower t h a n shown. T h e data

showed t h a t homeowner exemptions were f i l ed statewide f o r bo th leasehold and

fee simple condominiums a t v i r t u a l l y t h e same rate: 28.18 p e r cent f o r

leasehold, 27.80 p e r cent f o r fee simple (see Tables 3 and 4) . Homeowner

exemptions were f i led f o r 28.03 p e r cent o f bo th leasehold and fee simple

un i ts i n t h e State (see Table 5) .

T h e greatest concentrat ion o f homeowner exemptions was f i l ed on Oahu.

Of t h e un i ts on Oahu, 32.70 p e r cent o f t h e leasehold, 38.77 p e r cent o f t h e

fee simple, and 34.61 p e r cent f o r leasehold and fee simple together had

homeowner exemptions f i l ed (see Tables 3, 4, and 5) . T h e breakdown f o r

o ther counties was considerably less: County o f Maui - 4.54 f o r leasehold

and 7.35 f o r fee simple, 5.98 p e r cent f o r leasehold and fee simple together;

County o f Hawaii - 6.54 f o r leasehold and 7.57 f o r fee simple, 7.21 p e r cent

f o r leasehold and fee simple together; and County o f Kauai - 2.85 f o r

leasehold and 2.48 f o r fee simple, 2.65 p e r cent f o r leasehold and fee simple

together (see Tables 3, 4, and 5). Numerically, on ly 26,424 homeowner

exemptions were f i l e d f o r t h e 94,251 ex is t ing fee and lease un i ts i n t h e State

(see Table 5). Most o f them, 25,203, were f i l ed f o r un i t s located on Oahu

(see Table 5) .

T h e data indicate t h a t t h e g rea t major i ty of condominium un i ts

th roughout t h e State a re not owner-occupied, especially those in counties

other than t h e C i t y and County o f Honolulu. T h e data f u r t h e r indicate t h a t

# o f u n i t s F i l i n g HOY

C i t y & County o f HOnOlulU 16,291

Coun ty o f Ma 11 i

County of Hawa i I 118

Coun ty o f Kaua i 47

0 TOTAL 16,734

' f a b l e 3

HOMEOWNER EXEMPTIONS FILED FOR LEASEHOLD CONDOMINIUM UNITS

% o f Lease U n i t s in

County

% o f Lease & Fee U n i t s

i n c o u n t y

% o f A1 l Lease & Fee U n i t s F i l i n g HO i n County

64 .64

36.92

31.98

47.47

--

% o f Af I Lease U n i t s

F i l i n g HO in S t a t e

97.35

1 .66

. 71

. 28

100.00

% o f A l l Lease & Fee U n i t s F i l i n g HO i n S t a t e

% o f At l Lease U n i t s

i n S t a t e

% o r A l l L.ease & Fee U f l i t s i n

S t a t e

""HO" means "homeowner exempt ion" .

T a b l e 4

HOMEOWNER EXEMPTIONS FILE0 FOR FEE SIMPLE CONDOMiNIUM UNITS

% O f A l l Lease & Fee U n i t s F i l i n g HO i n County

% o f A l l Fee U n i t s F i l i n g HO i n S t a t e

% o f A1 i Lease & Fee U n i t s F i l i n g HO i n S t a t e

% of At l Lease & Fee U n i t s in

S t a t e

% o f Fee U n i t s in

c o u n t y

% o f Lease & Fee U n i t s

in Coun ty

% O f A l l Fee U n i t s

in S t a t e # o f u n i t s FI I i n g HO*

c i t y & c o u n t y o f H o n o l u l u 8,912

c o u n t y o f Ma i t i

c o u n t y o f Hawa i I 251

-, c o u n t y o f Katla i 52

TOTAL 9,690

*"HO" means "homeowner exempt ion" .

**Due t o computer r ound ing .

county

C i t y & C o u n t y o f H o n o i u l u

c o u n t y of Mau i

county Of Hawa i i

county of Kaua i

TOTAL

T a b l e 5

HOMEOWNER EXEMPTIONS F I L E 0 FOR LEASEHOLD AND FEE SiMPLE CONDOMlNiUM UNITS

% o f A i l L e a s e & % o f A t l L e a s e F e e U n i t s F i l i n g & Fee U n i t s

# o f U n i t s HO* i n S t a t e In C o u n t y

% o f A l l L e a s e & Fee U n i t s

i n s t a t e

*"HOW means "homeowner e x e m p t i o n " .


in t h e county where t h e greatest percentage o f un i ts a re concentrated, t h e

C i t y and County o f Honolulu, homeowner exemptions are more l i ke ly t o b e

f i l e d f o r fee simple un i ts (38.77 p e r cent) than f o r leasehold un i ts (32.70 pe r

cent) (see Tables 3 and 4 ) . Th is holds t r u e f o r a l l o the r counties except f o r

t h e County o f Kauai where homeowner exemptions were f i l ed f o r 2.85 p e r cent

of leasehold un i ts and 2.48 p e r cent o f fee simple un i ts (see Tables 3 and 4 ) .

Eight hundred twen ty indiv iduals o r ent i t ies own t h e fee simple t i t l e t o

t h e lands under t h e 59,395 leasehold un i ts i n t h e State (see Tables 1, 8 and

9, and Appendix C) .

On ly t h i r t y - n i n e own ind iv idua l ly t h e fee t i t l e t o lands beneath more

than 0.5 p e r cent o f a l l leasehold condominium un i ts i n t h e State (see Table 6

and Appendix C). T h e remaining 781 indiv iduals o r ent i t ies col lect ively own

t h e fee t i t l e t o lands beneath rough ly 44 p e r cent o f leasehold condominiums

(see Tables 6 and 7, and Appendix C).

T h i r t y - n i n e indiv iduals and ent i t ies hold t h e fee simple t i t l e t o lands

beneath 55.93064 p e r cent o f al l leasehold condominium un i t s i n t h e State (see

Table 6). O f these on ly th i r t een ho ld ind iv idua l ly t h e fee t i t l e t o lands

under more than one p e r cent o f all leasehold un i t s (see Table 6). T h e

largest owner, t h e Bishop Estate, owns fee t i t l e t o lands under 10,987 uni ts ,

18.49819 p e r cent o f al l leasehold un i ts i n t h e State, f a r surpassing t h e

second largest owner, Magoon Estate, Limited which owns fee t i t l e t o lands

under 1,520 o r 2.55914 p e r cent o f al l leasehold condominium un i ts (see Table

6).

These top 39 owners represent 4.7561 p e r cent o f a l l holders o f fee

simple t i t l e t o lands beneath leasehold condominiums (see Table 6) . It follows

t h a t 4.7561 p e r cent o f al l such holders own t h e fee simple t i t l e t o lands

beneath 55.93064 p e r cent o f al l leasehold condominium un i ts (see Table 6).

There are 1,341 condominium projects (leasehold and fee simple) in t h e

State.' Of these 727 a re s i tuated a t least pa r t l y ' on leasehold land. Those 39

indiv iduals and ent i t ies each hold ing fee simple t i t l e t o lands beneath more

Table 6

CONDOMINIUMS HOLDERS OF FEE SIMPLE TITLE TO LANDS UNDER

.5 PER CENT OR MORE OF ALL LEASEHOLD CONDOMINIUM UNITS IN STATE (By Rank)

Rank fiame No. of Units Percentage

Bernice Pauahi Bishop Es ta t e Magoon E s t a t e , Limited Honolulu Limited F i r s t Hawaiian Bank Li l iuokalani Trust Es ta t e Kawaiahao Church Hawaiian Trus t Company City and County of Honolulu James Campbell Es ta t e James C . Cas t le E s t a t e 3900 Corporation Turieb, Limited Katherine K . Choy, e t a l . I o l a n i School Roman Catholic Church Theodore Smyth, Trus tee C . Robinson Ltd. Partnership Lum Yip Kee, Limited Queen Emma Foundation Maui Land & Pineapple, Inc. Samuel M . Damon Es ta t e Hawaii Bap t i s t Convention Hawaii Housing Authority Stark Development, Limited Bishop Trus t Co., Ltd. 300 West 23rd S t r e e t Co. She l l En te rp r i se Co., Ltd. Hawaiian Resor ts , Limited Harry Weinberg Honolulu S a i l o r s ' Home Society Bankers L i fe Insurance Co. Tung Te Corp. et a l . Hawaiian E l e c t r i c Co., Inc. Niu Pia Farms, Inc. Axel Ornel las Trus t American Trus t Co. of Hawaii Hawaii Conference Foundation William Weinberg Ba l i Land Corp.

Tota ls 33,220

Tota l number of sepa ra te owners: 820 Top 39 owners a s a percentage of t o t a l owners: 4.7561

Table 7

CONDOMINIUMS HOLDERS OF FEE SIMPLE T ITLE TO LANDS UNDER

.5 PER CENT OR MORE OF ALL LEASEHOLD CONDOMINIUM UNITS IN STATE (Alphabetical Order)

Name No. of Units Percentage Rank

American Trust Co. of Hawaii Ba l i Land Corp. Bankers Li fe Insurance Co. Bernice Pauahi Bishop E s t a t e Bishop Trus t Co., Ltd. James Campbell E s t a t e James C . Cas t le Es ta t e Katherine K . Choy, e t a l . City and County of Honolulu Samuel M . Damon E s t a t e F i r s t Hawaiian Bank Hawaii Bapt is t Convention Hawaii Conference Foundation Hawaii Housing Authority Hawaiian E l e c t r i c Co., Inc. Hawaiian Resorts , Limited Hawaiian Trust Co. Honolulu S a i l o r s ' Home Society Honolulu Limited I o l a n i School Kawaiahao Church Li l iuokalani Trust E s t a t e Lum Yip Kee, Limited Magoon Es ta t e , Limited Maui Land & Pineapple, Inc . Niu Pia Farms, Inc. Axel Ornel las Trus t Queen Emma Foundation C . Robinson Ltd. Par tnership Roman Cathol ic Church-Hawaii Shel l Enterpr ise Co., Ltd. Theodore Smyth, Trustee Stark Development, Limited Tung Te Corp., e t a l . Turieb, Limited Harry Weinberg W i l l i a m Weinberg 300 West 23rd S t r e e t Co. 3900 Corporation 736 1.23916 II

Tota ls 33,220 55.93064

Table 8

CONDOMIN I UMS HOLDERS OF FEE SIMPLE TITLE TO LANDS UNDER

.5 PER CENT OR MORE OF ALL LEASEHOLD CONDOMINIUM UNITS IN STATE (Project Holdings)

Rank Name Units Percent Projects* Percent Bernice Pauahi Bishop E s t a t e 10.987 18.49819 130 17.88171 Magoon Es ta t e , Limited Honolulu Limited F i r s t Hawaiian Bank Li l iuokalani Trust E s t a t e Kawaiahao Church Hawaiian Trust Co. Ci ty and County of Honolulu James Campbell E s t a t e James C . Cas t le E s t a t e 3900 Corporation Turieb, Limited Katherine K . Choy, e t a l . I o l a n i School Roman Catholic Church Theodore Smyth, Trustee C. Robinson Ltd. Par tnership Lum Yip Kee, Limited Queen Emma Foundation Maui Land & Pineapple, Inc . Samuel M . Damon Es ta t e Hawaii Bapt is t Convention Hawaii Housing Authority Stark Development, Limited Bishop Trus t Co. , Ltd. 300 West 23rd S t r e e t Co. Shel l En te rp r i se Co., Ltd. Hawaiian Resor ts , Limited Harry Weinberg Honolulu S a i l o r s ' Home Society Bankers L i fe Insurance Co. Tung Te Corp. e t a l . Hawaiian E l e c t r i c Co., Inc. Niu P i a Farms, Inc . Axel Ornel las Trus t American Trus t Co. of Hawaii Hawaii Conference Foundation William Weinberrr -

39 Ba l i Land Corp. 297 0.50004 1 0.13755 Tota ls 33,220 55.93064 253 34.80055

Tota l number of owners: 820 Top 39 p ro jec t owners as a percentage of t o t a l p r o j e c t owners: 4.75610 Tota l number of p ro jec t s : 727

*In ins tances where f e e simple t i t l e t o land under a p a r t i c u l a r p ro jec t was held by sepa ra te e n t i t i e s o r indiv iduals t h e f e e simple t i t l e t o land under a p a r t i c u l a r condominium pro jec t was a t t r i b u t e d t o and counted toward t h e number of holdings where t h a t t i t l e was held f o r land under more than 50 per cent of t h e u n i t s i n :he p r o j e c t .

Table 9


0.5 PER CENT OR MORE OF ALL LEASEHOLD CONDOMINIUM PROJECTS IN STATE (By Rank)

Rank Name Units Percent Projects Percent

Bernice Pauahi Bishop Estate Queen Emma Foundation First Hawaiian Bank James Campbell Estate Roman Catholic Church Hawaii Housing Authority American Trust Co. of Hawaii Magoon Estate, Limited Liliuokalani Trust Estate Hawaiian Trust Co. James C. Castle Estate Iolani School Bishop Trust Co., Ltd. 300 Corporation Honolulu Limited Maui Land h Pineapple, Inc. Augustus F. Knudsen et al. Trust

Norman Quigley et al. Trust Margaret C. Hind Estate Kamehameha Investment Corp.

Totals 22,680 38 .18503 238 32 .73728

Total number of owners: 820 Top 39 project owners as a percentage of total project owners: 2.43902 Total number of projects: 727

C O N D O M I N I U M S AND C O O P E R A T I V E S

than 0 .5 p e r cent o f a l l leasehold condominium un i ts own the fee t i t l e t o lands

under 253 o f t h e 727 leasehold pro jects i n the State (see Table 8). ' T h e 39

owners represent 4.7561 p e r cent o f a l l ind iv iduals and ent i t ies hold ing fee

simple t i t l e t o lands beneath leasehold condominium projects and ho ld t h a t t i t l e

t o land beneath 34.80055 p e r cent o f al l leasehold condominium projects i n t h e

State (see Tab le 8). Fourteen o f t h e top 39 u n i t owners hold fee t i t l e t o

lands under on ly one condominium pro jec t (see Table 8) .

There a re on ly twenty ent i t ies t h a t hold ind iv idua l ly t h e fee simple t i t l e

t o lands under more than .5 p e r cent o f condominium projects (4 o r more

projects) (see Table 9). Fi f teen o f them also each hold t h e fee t i t l e t o more

than .5 p e r cent o f lands beneath leasehold condominium un i ts (see Tables 7

and 91. As i n the case o f fee ownership o f land beneath condominium units,

t h e holdings o f Bishop Estate o f fee t i t l e t o lands under condominium projects

f a r surpasses t h a t o f any o the r person o r e n t i t y (see Table 9). Bishop

Estate owns t h e fee t i t l e t o lands under 130 projects o r 17.88171 p e r cent o f

a l l leasehold projects (see Table 9). T h e second largest owner, Queen Emma

Foundation, holds fee t i t l e t o t h e land beneath 13 projects o r 1.78817 p e r cent

o f al l leasehold projects (see Table 9 ) .

Twenty-s ix thousand one hundred eleven indiv iduals o r ent i t ies ho ld fee

simple in teres t i n t h e lands beneath al l condominiums, leasehold and fee

simple, i n t h e State6 (see Table 10). T h e 39 owners l i s ted on Table 6 who

each ho ld t h e fee simple t i t l e t o lands beneath 0.5 p e r cent o r more o f a l l

leasehold condominium un i t s represent 0.14936 p e r cent o f t h e tota l number o f

those 26,111, and hold fee t i t l e t o lands under 33,409 condominium uni ts ,

leasehold and fee simple, o r 35.44684 p e r cent o f al l leasehold and fee simple

un i ts (see Tables 10 and 11).

City and County o f Honolulu

T h e r e are a total o f 17,882 indiv iduals and ent i t ies who hold fee simple

t i t l e t o lands beneath ai l fee simple and leasehold condominium un i ts i n t h e

C i t y and County o f Honolulu (see Table 12). S i x t y o r 0.33553 p e r cent o f al l

owners i n t h e C i t y and County each ho ld fee simple t i t l e t o land beneath more

Table 10

CONDOMIN iUMS HOLDERS OF FEE SIMPLE T ITLE TO LANDS UNDER

.5 PER CENT OR MORE OF ALL LEASEHOLD CONDOMINIUM UNITS I N STATE - HOLDINGS TO

LAND UNDER BOTH LEASEHOLD AND FEE SIMPLE CONDOMINIUM UNITS (By Rank)

Rank Name Units (F + L) Percent (F + L) Bernice Pauahi Bishop Estate 10,993 11.66353 Magaon Estate, Limited First Hawaiian Bank Honolulu Limited Liliuokalani Trust Estate Kawaiahao Church Hawaiian Trust Co. City and County of Honolulu James Campbell Estate James C. Castle Estate 3900 Corporation Turieb, Limited Katherine K. Choy, et al. Iolani School Roman Catholic Church-Hawaii Theodore Smyth, Trustee C. Robinson Ltd. Partnership Lum Yip Kee, Limited Queen Emma Foundation Maui Land h Pineapple, Inc. Samuel M. Damon Estate Bishop Trust Co., Ltd. Hawaii Baptist Convention Hawaii Housing Authority Stark Development, Limited 300 West 23rd Street Co. American Trust Co. of Hawaii Shell Enterprise Co., Ltd. Harry Weinberg Hawaiian Resorts, Limited Honolulu Sailors' Home Society Bankers Life Insurance Co. Hawaiian Electric Co., Inc. Tung Te Corp. et al. Niu Pia Farms, Inc. ,

Axel Ornellas Trust Hawaii Conference Foundation William Weinberg .

39 Bali Land Corp. 298 0.31617 Totals 33,409 35.44684

Total number of owners in fee: 25,457 Total number of owners in lease: 820 Total number of owners in fee and lease (less 167 owners in both fee and lease): 26,111

Percentage of top 39 owners in lease as a percentage of total number of owners in fee and lease: 0.14936

Table 11


0.5 PER CENT OR MORE OF ALL LEASEHOLD CONDOMINIUM UNITS IN STATE - HOLDINGS TO LAND

UNDER BOTH LEASEHOLD AND FEE SIMPLE CONDOMINIUM UNITS (Alphabetical Order)

Name American Trust Co. of Hawaii Bali Land Corp. Bankers Life Insurance Co. Bernice Pauahi Bishop Estate Bishop Trust Co. , Ltd. James Campbell Estate James C. Castle Estate Katherine K. Choy, et al. City and County of Honolulu Samuel M. Damon Estate First Hawaiian Bank Hawaii Baptist Convention Hawaii Conference Foundation Hawaii Housing Authority Hawaiian Electric Co., Inc. Hawaiian Resorts, Limited Hawaiian Trust Co. Honolulu Sailors' Home Society Honolulu Limited Iolani School Kawaiahao Church Liliuokalani Trust Estate Lum Yip Kee, Limited Magoon Estate, Limited Maui Land & Pineapple, Inc. Niu Pia Farms, Inc. Axel Omellas Trust Queen Emma Foundation C. Robinson Ltd. Partnership Roman Catholic Church-Hawaii Shell Enterprise Co., Ltd. Theodore Smyth, Trustee Stark Development, Limited Tung Te Corp. et al. Turieb, Limited Harrv Weinbere

Units (F + L) 394

Percent (F + L) 0.41803

- 369 0.39151 willlam Weinberg 307 0.32572 300 West 23rd Street Co. 401 0.42545 3900 Corporation 737 0.78195 Totals 33,409 35.44664

Total number of owners in fee: 25,457 Total number of owners in lease: 820 Total number of owners in fee and lease (less 167 owners in both

fee and lease): 26,111 Percentage of top 39 owners in lease as a percentage of total number of owners in fee and lease: 0.14936

Table 12


.25 PER CENT OR MORE OF ALL CONDOMINIUM UNITS, BOTH LEASEHOLD AND FEE SIMPLE, IN CITY &

COUNTY OF HONOLULU (By Rank)

Rank Owner Name Units Percent

Bernice Pauahi Bishop E s t a t e Magoon E s t a t e , Limited F i r s t Hawaiian Bank Li l iuokalani Trus t E s t a t e Hawaiian Trus t Co. , Ltd. Kawaiahao Church e t a l . Ci ty and County of Honolulu James Campbell E s t a t e James C. Cas t le Es ta t e , e t a l . 3900 Corporation Turieb, Limited Sa je Ventures I1 Katherine K. Choy Trus tees , e t a l . I o l a n i School Honolulu, Limited C. Robinson Limited Par tnership Lum Yip Kee, Ltd. Queen Emma Foundation Roman Cathol ic Church-Hawaii Samuel M. Damon Trust E s t a t e Hawaii Bapt is t Convention Hawaii Housing Authority Stark Development, Limited She l l En te rp r i se Co., Ltd. Hawaiian Resor t s , Limited Honolulu S a i l o r s ' Home Society Theodore H. Smyth, Trustee Bishop Trus t Co., Ltd. Harry Weinberg American Trus t Co. of Hawaii Bankers L i fe Insurance Co.-Nebraska Hawaiian E l e c t r i c Co., Ltd. Tung Te Corp. e t a l . Axel Ornel las Trus t Hawaii Conference Foundation Bal i Land Corp. Agnes S.A.M. Sang Anna A . Neiman Trus t Jack H. Ujimori Hanohano En te rp r i ses , e t a l . S t . Louis/Chaminade Ed Center Clarence 0 . Furuya, e t a l . Honolulu Federal Savings & Loan Alice H. Cast le Trus t E s t a t e

21

Rank &ner Kame Units Percent

SBS Realty Corp. Church of Jesus Christ of LDS Floye G. Adams, et al. Thrift Guaranty Corp. - Hawaii Katherine M. Cooper, Trustee 300 West 23rd Street Go. John H. Magoon, Sr. Trust Estate Hawaii National Bank, et al. Hirano Enterprises Kim Hyang Man/C.S., et al. KDI Investments, Inc. Indo Pacific Investment, Inc. McInerny Foundation, et al. Honolulu Myohoji Georgia C. Souza Trust Estate Yee Akin, Ltd.

Totals 36,704 50 .LO858

Total number of owners in lease and fee: 17,882 Top 60 owners as a percentage of total number of owners in lease and fee: 0.33553


t han 0.25 p e r cent o f all such un i ts on Oahu (see Table 12). Together they

hold fee simple t i t l e t o lands beneath 36,704 condominium units, 50.40858 p e r

cent o f al l condominium un i ts on Oahu fsee Table 12). T h e en t i t y hold ing fee

simple t i t l e t o lands beneath t h e most un i ts i s Bishop Estate w i th 10,940 un i ts

o r 15.02478 pe r cent o f al l uni ts , bo th leasehold and fee simple, on Oahu fsee

Table 12). T h e n e x t largest owner is t h e Magoon Estate, L td . w i th 1,520

un i t s o r 2.08753 p e r cent (see Table 12). A l l o ther owners hold t h e fee t i t l e

t o land under less than 2.0 p e r cent o f t h e un i ts .

C o u n t y of Maui

There are a to ta l o f 4,983 indiv iduals and ent i t ies who hold fee simple

t i t l e t o lands beneath al l fee simple and leasehold condominium un i ts i n t h e

County o f Maui (see Table 13). F i f t y -s i x o r 1.12382 p e r cent o f a i l owners i n

Maui County each ho ld fee simple t i t l e t o lands beneath more than 0.25 p e r

cent o f a l l such un i t s i n t h e County o f Maui (see Table 13). Together they

ho ld fee simple t i t l e t o lands beneath 6,174 condominium uni ts , 49.0701 p e r

cent o f al l condominium un i t s i n t h e County o f Maui (see Table 13). Persons

hold ing fee simple t i t l e t o lands beneath as few as 32 condominium un i ts are

among t h e top 56 owners (see Table 13).

Coun ty o f Hawaii

There are a to ta l o f 1,777 indiv iduals and ent i t ies who hold fee simple

t i t l e t o lands beneath all fee simple and leasehold condominium un i ts i n t h e

County o f Hawaii (see Table 14). Fo r t y - two o r 2.36353 pe r cent o f al l owners

i n Hawaii County each hold fee simple t i t l e t o lands beneath more than 0.25

p e r cent o f al l such un i ts i n t h e County o f Hawaii (see Table 14). Together

they ho ld fee simple t i t l e t o lands beneath 3,048 condominium units, 59.56615

p e r cent o f al l condominium un i ts i n t h e County o f Hawaii (see Table 14).

Persons hold ing fee simple t i t l e t o lands beneath as few as 13 condominium

un i t s are among t h e t o p 42 owners fsee Table 14).

Table 13

CONDOMIN I UMS HOLDERS OF FEE SIMPLE TITLE TO LANDS UNDER 0.25 PER CENT OR MORE OF ALL CONDOMINIUM

UNITS, BOTH LEASEHOLD AND FEE SIMPLE, IN COUNTY OF MAUl (By Rank)

Rank h e r Name Units Percent

Honolulu, Limited Maui Land & Pineapple Kamaole Sands William Weinberg Royal Kaanapali Joint Venture 300 Corporation Theodore H. Smyth, Trustee Ralph L. Hoyle, Jr., et al. August Reimann, Jr. Trust Hyades B. Kiesel, et al. Sugar Way, Ltd. et al. Kaanapali Properties, et al. Alice C. Avery Trust, et al. Hill Enterprises, Ltd. Fred Y.W. Chang, et al. Mike Resnick et al., Inc. Kuuleialoha B. Lay Walter G. Luckau, et al. HRT, Ltd. Hogan, Hogan, Hogan/Hogan, Inc. Gertrude F. Berger, et al. Harvard Properties, Inc. David Donald Lonie, Jr. Robert P. Bruce Hawaii Omori Corporation Kaanapali Royal Associates Charles Nakoa, et al. Norman/Joyce Quigley Trust Winnifred K. Sanborn First Hawaiian Bank Kahana Sunset Land Purchase James K. Schuler & Associates, William K. Buchanan Estate Puuone Development Polynesian Shores, Inc. Eugenia U. Smith Trust Trustees of B.P. Bishop Estate Elizabeth C. Robinson, et al. Isaac Feig, et al. Samuel W. Lee, et al. Roman Catholic Church-Hawaii Elizabeth P. Byington Trust M.S. Land, Inc.

681 444 354 307 263 257 199 196 192 188 187 184 181 122 116 105 101 89 85 84 83 78 7 3 69 69 69 68 62 62 60 60

Inc. 5 8 5 7 5 7 54 5 3 5 3 49 48 48 46 43 43

Rank Owner Kame Units Percent

4 4 Robert G.B. Bjornson Trust, et al. 42 0.33381 45 Kazuo R. Kishi Trust 42 0.33381 46 David P. Ting h Sons, Inc. 40 0 .31791 47 Wilbert Y. K . Yee, et al. 40 0.31791 48 Molokai Beach, Ltd. 38 0.30201 49 Kamaole Vacations, Inc. 37 0.29407 50 Arthur H . Randle, et al. 3 7 0.29407 5 1 Louis G. Van der Linden, et al. 35 0.27817 52 Wendell F./Myrtle L. Crockett 34 0.27022 5 3 NM-KL Associates 34 0.27022 5 4 Terry L./Doris L. Phillips 34 0.27022 55 Hawaii Carpenters Pension Trust 32 0.25433 56 Steven Y.M. Yee, et al. 32 0.25433

Totals 6,174 49.0701

Total number of owners in lease and fee: 4,983 Top 56 owners as a percentage of total number of owners in

lease and fee: 1.12382

Table 14

CONDOMINIUMS HOLDERS OF FEE SIMPLE T ITLE TO LANDS UNDER 0.25 PER CENT OR MORE OF ALL CONDOMINIUM

UNITS, BOTH LEASEHOLD AND FEE SIMPLE, IN COUNTY OF HAWAII (By Rank)

Owner Name

Kamehameha Investment Gorp. City Bank Hilo-Pacific Associates Fidelity Federal Savings & Loan Icthus Land Company Joseph Gomes John Noyes, et al. Margaret C. Hind Trust Estate State Savings & Loan Association Di Tullio-Hawaiian Venture I Alascan Kahala Investments Harold C./Lois E. Hill, et al. August/Kona, Ltd. Liliuokalani Trust Estate Roman Catholic Church-Hawaii Coolidge/Mary T. Carter Hasegawa Komuten Co., Ltd. Kalamakumu, Inc. Bishop Trust Co., Ltd. Recreational Time Share-Hawaii Ellen Chong Chee, et al. Lands of Kukuau Kona Properties, Inc. Richard Smart Trust Oscar L./Ernestine H. Armstrong James P. Wohl, Trustee Kalikookalani B. Chun K. Ebisuzaki, Ltd. Shigenobu Kojima Avda Inc. , Tex Inc., and Nakamura First Hawaiian Bank Territorial Savings & Loan Association American Trust Co. of Hawaii Honolulu Federal Savings and Loan Association Raymond M. Kohayashi Jr.1G.R. Vacation Internationale, Ltd. James K. Schuler & Associates Henry De Aguiar Hawaii Carpenters Pension Fund MRD, Inc. Great State Corporation

Units

338 210 182 149 134 126 115 112 102 9 8 95 93 89 89 84 76 7 6 66 65 64 62 62 61 57 45 3 7 36 34 30 27 27 26 25 23 20 20 18 17 16 15 14

42 Richard W./Patricia Clark 13 0.25405 Totals 3,048 59.56615



Coun ty o f Kauai

There are a tota l o f 1,469 indiv iduals and ent i t ies who hold fee simple

t i t l e t o lands beneath al l fee simple and leasehold condominium un i ts i n the

County o f Kauai (see Table 15). Twenty-n ine o r 1.97413 pe r cent o f al l

owners i n Kauai County each hold fee simple t i t l e t o lands beneath more than

0.25 p e r cent o f al l such un i ts i n t h e County o f Kauai (see Table 15).

Together they hold fee simple t i t l e t o lands beneath 2,046 condominium units,

54.72051 p e r cent o f a l l condominium un i ts i n the County o f Kauai (see Table

15). An en t i t y hold ing fee simple t i t l e t o lands beneath as few as 11

condominium un i ts i s among t h e top 29 owners (see Table 15).

Cooperative Housing Corporat ions

There are 69' cooperative housing corporat ions i n t h e State o f Hawaii, 67

o n Oahu and 2 i n t h e County o f Maui.' A l l cooperatives appearing i n

Appendix D were included i n th i s count even where records o f t h e State o f

Hawaii Department o f Commerce and Consumer A f fa i r s showed them t o be

invo luntar i l y dissolved. Projects i n t h e process o f conver t ing t o

condominiums were also included. None ex is t i n t h e counties of Hawaii and

Kauai. Both cooperatives i n Maui county, t h e Mauian and Napi l i Vil lage, are

r u n general ly as hotels o r t rans ient vacation rentals. '

The re are 2,832 cooperative apartments i n t h e State o f Hawaii, 2,738 on

Oahu and 94 i n t h e County o f Maui."

T h i r t y - f i v e indiv iduals o r ent i t ies own t h e fee simple t i t l e t o lands

beneath al l cooperative housing projects in t h e State, 34 on Oahu and 1 on

Maui." Twenty-s ix o f those 35 o r 74.29 p e r cent own t h e fee simple t i t l e t o

lands beneath a single cooperative project; 9 o r 25.71 p e r cent own t h e fee

simple t i t l e t o lands beneath more than one cooperat ive pro ject . " A l i s t

p rov ided by t h e C i t y and County o f Honolulu o f cooperat ive housing projects

located on Oahu and the number of apartments each contains i s found in

Appendix D.

Table 15

CONDOMIN IUMS HOLDERS OF FEE SIMPLE TITLE TO LANDS UNDER 0.25 PER CENT OR MORE OF ALL CONDOMINIUM

UNITS, BOTH LEASEHOLD AND FEE SIMPLE, IN COUNTY OF KAUAl (By Rank)

Rank Owner Name Units Percent

Niu Pia Farms, Ltd. Augustus F. Knudsen Estate 300 West 23rd Street Corp. PT-V Trust, et al. G.N. Wilcox Memorial Hospital Worldwide Condominium Development, Inc. Zalopany Child/Grandchild Trust Debra Investment Corp. S. Otsuka Estate, Inc. Metropolitan Mortgage & Securities, Inc Jeanne A./David G. Anderson State Savings & Loan Association American Savings & Loan Association Eric M. Moir, Trustee Martha K. Jewett , Trustee Princeville Development Corp. Leonard H./Alma K. Zalopany Hasegawa Komuten Co., Ltd. Sailboat Square Investments Hong Min Hee Trust, et al. Hawaii E & R Co. Realty Income Trust Graham Beach Partners Consolidated Oil & Gas, Inc. American Trust Co. of Hawaii Poipu Sands Ltd. Partnership Security Pacific Mortgage Corp. The Housing Group-Hawaii, Inc. Cap Development Corp.

Totals 2 , 0 4 6



A wr i t t en su rvey was conducted o f t h e cooperatives located on Oahu.

Of t h e 30 responding t o t h e question, 27 pro jects were located on leasehold

land; 3 on fee simple (see Table 16) . I 3 A telephone su rvey was conducted o f

t h e 2 cooperatives on Maui. Both pro jects are si tuated on leasehold land (see

Table 17).

T h e combined resul ts o f bo th su rveys showed t h a t 90.6 p e r cent o f al l

responding cooperat ive projects (29 pro jects) and 94.69 p e r cent o f a l l

cooperative apartments (1,409 apartments) were located on leasehold land; 9 .4

p e r cent o f al l responding projects (3) and 5.31 p e r cent o f t h e apartments

(79) were s i tuated on fee simple p r o p e r t y (see Table 18). O f those

responding 465 o r 31.6 p e r cent o f t h e apartments were owner-occupied;

1,007 o r 68.4 p e r cent were not owner-occupied (see Tab le 19). I n t h e C i t y

and County o f Honolulu, 465 o r 33.4 p e r cent o f t h e apartments were owner-

occupied and 69.1 p e r cent were not (see Table 20). I n t h e County o f Maui

al l 94 apartments were not owner-occupied (see Table 21).

T h e s u r v e y resul ts showed a vas t d i f ference i n t h e ra t io o f owner-

occupants l i v i n g i n fee simple cooperat ive apartments as opposed t o leasehold

apartments: 74.7 p e r cent f o r fee simple apartments; 29.1 p e r cent f o r

leasehold apartments. These f i gu res as w i th a l l f i gu res obtained f rom t h e

wr i t ten su rvey o f cooperatives on Oahu, however, are misleading since they

represent on l y 3 cooperative housing projects (79 apartments) s i tuated on fee

simple land, an ins ign i f i cant number of pro jects and apartments.

C i t y and Coun ty of Honolulu

Twenty-seven o r 90 p e r cent of t h e cooperat ive housing projects

responding t o t h e question a re s i tuated on leasehold proper ty ; 3 o r 10 p e r

cent on fee simple land (see Table 16). o n e thousand th ree hundred f i f teen

o r 94 pe r cent o f cooperat ive apartments were s i tuated on leasehold land; 79

o r 6 p e r cent on fee simple p r o p e r t y (see Table 16).

Table 16

COOPERATIVE HOUSING CORPORATIONS PROJECTS AND APARTMENTS

C i t y and C o u n t y o f Honolulu

Number Per cent Number Per cent Land T i t l e Projects* Projects Apartments** Apartments

Lease 27 90 1,315

Fee Simple 3 10 79

Lease and Fee Simple 30*

"There were 31 responses t o the survey. One respondent d i d n o t answer t h i s quest ion. Accordingly the t o t a l shown on the char t i s 30 ins tead of 31.

*Includes a l l 3 1 respondents.

Table 17


Coun ty o f Maui

Number Land T i t l e Projects

Lease 2

Fee Simple 0

Lease and Fee Simple 2

Per cent Number Projects Apartments

Per cent Apartments


Statewide

Number Per cent Number Land T i t l e Projects Projects Apartments

Lease 29

Fee Simple 3


Table 19

COOPERATIVE HOUSING APARTMENTS OWNER/OCCUPANTS

Statewide

Number Number Per cent Land T i t l e 0/0 Non-0/0 0/0

Lease 406

Fee Simple 59


Per cent Apartments

Per cent Non-0/0

Table 20

Land T i t l e

Lease

Fee Simple

Lease and Fee Simple

Land T i t l e

Lease

Fee Simple

Lease and Fee Simple


C i t y and County o f Honolulu

Number Number Per cent Per cent O/O Non-O/0 0/0 Non-0/0

Table 21


County o f Maui

Number Number Per cent Per cent 0/0 Non-0/0 O/O Non-0/0


County of Maui

Both cooperative housing projects located on Maui, a total of 94

apartments, are located on leasehold land (see Table 17). Both are run

generally as transient vacation rentals and neither is occupied by any owners

(see Table 21) .

Chapter 4

SUMMARY AND CONCLUSIONS

T h e r e are 1,341 condominium pro jects (727 leasehold) and 69 cooperat ive

housing pro jects in t h e State o f Hawaii consis t ing o f 98,111 condominium un i t s

and 2,832 cooperative apartments. 59,395 condominium un i t s a re s i tuated on

leasehold land, 34,856 on fee simple p r o p e r t y . ' T h e owner-occupancy ra te

f o r bo th condominiums and cooperatives is low: a l i t t l e ove r 28 p e r cent f o r

condominiums; under 32 p e r cent f o r cooperatives. T h e owner-occupancy ra te

f o r condominiums and cooperatives s i tuated on leasehold land is j u s t over 28

p e r cen t f o r condominiums and j us t ove r 29 p e r cent f o r cooperat ives. T h e

data ind icate tha t t h e great major i ty o f condominium u n i t owners do no t l i ve

i n them. 820 indiv iduals o r ent i t ies hold t h e fee simple t i t l e t o lands beneath

leasehold condominium projects; 35 ind iv idua ls o r ent i t ies hold t h e fee simple

t i t l e to al l lands beneath cooperat ive housing pro jects. On ly one fee simple

landholder, t h e Bishop Estate, held fee t i t l e t o lands under more than t h r e e

p e r cent o f al l leasehold condominium un i t s . T h e Bishop Estate he ld fee t i t l e

t o lands beneath approximately 18.5 p e r cent o f al l leasehold condominium

un i t s . T h e nex t largest fee t i t l e holder was Magoon Estate, Limited w i t h

about 2.5 p e r cent. With respect t o al l lands under al l condominium units,

b o t h leasehold and fee simple, t h e Bishop Estate was once again t h e largest

holder o f fee simple t i t l e w i t h a l i t t l e ove r 15 p e r cent. T h e n e x t largest

holder o f fee t i t l e o f land beneath al l condominium un i t s was Magoon Estate,

Limited w i t h a l i t t l e ove r 2 p e r cent . With respect t o t h e holders o f fee t i t l e

t o lands beneath leasehold condominium projects, Bishop Estate again was t h e

la rges t fee holder ho ld ing fee t i t l e t o lands under almost 18 p e r cent o f al l

leasehold condominium pro jects.

T h i r t y - n i n e ind iv idua ls and ent i t ies o r j us t under 5 p e r cent o f al l

holders o f fee simple t i t l e t o lands beneath leasehold condominium un i t s and

pro jects own tha t t i t l e t o lands beneath j u s t ove r 56 p e r cent o f al l

condominium un i ts i n t h e State. These same indiv iduals and ent i t ies own t h e

SUMMARY A N D C O N C L U S I O N S

fee t i t l e t o lands under 253 o r about 35 pe r cent of t h e 727 leasehold

condominium projects in t h e State.

26,111 indiv iduals o r ent i t ies hold t h e fee simple in terest i n t h e lands

beneath al l condominiums, leasehold and fee simple, i n t h e State. T h e top 39

holders o f fee t i t l e t o lands under leasehold condominium un i ts represent

0.14936 pe r cent o f these 26,111, and hold fee t i t l e t o lands under 33,409

condominium uni ts , leasehold and fee simple, o r about 35 p e r cent o f a l l

leasehold and fee simple un i ts i n t h e State.

A f inal note o f caut ion follows. T h e concept o f red is t r ibu t ion o f land,

t h e goal o f t h e Land Reform Act, i s not automatically t ransferable t o land

under condominiums and housing cooperatives. T h e Land Reform Act applies

t o single-family resident ial lots which are inherent ly d i f f e ren t f rom

condominiums and housing cooperatives. Land area f o r condominiums and

cooperatives is l i ke l y t o be less important than f o r single-family residences

due simply t o t h e i r d i f f e ren t natures. T h e land under a single-family

resident ial lo t could conceivably hold a condominium o r cooperative housing

pro ject containing 10, 50, 100, o r more un i ts o r residences. T h e concern o f

t h e Land Reform Ac t was home ownership o r ownership o f t h e land upon

which indiv iduals l i ved. While land area is easily correlated t o single-family

resident ial lots, it does not necessari ly corre late f o r condominiums and

cooperatives.

T h e pol icy issue which t h e legislature must ul t imately address i n

deciding whether t o adopt laws allowing conversion o f lease t o fee t i t l e t o

lands under leasehold condominiums and cooperatives i s whether and under

what circumstances should indiv iduals be able t o own t h e fee t i t l e t o lands

upon which they l ive. Regardless o f t h e answer t o these questions, t h e data

indicate t h a t t h e g rea t major i ty o f those who l i ve i n leasehold condominiums

and cooperatives do not own them.

DISCLOSURE

The Legislat ive Reference Bureau sought and received an advisory

opinion f rom t h e State Ethics Commission as t o whether it was permissible f o r

t h e researcher assigned to do th i s s t u d y t o work on it. T h e researcher

raised a conf l ic t o f in terest quest ion because t h e researcher owns a

condominium u n i t located on leasehold land, and because he r parents, f r iends,

and acquaintances hold o r she bel ieved it h igh ly l i ke ly t h a t t hey hold

leasehold in terests i n various resident ial p roper t ies . On t h e facts presented

them, t h e State Ethics Commission issued an opinion s ta t ing t h a t t h e

researcher's "par t ic ipat ion i n the s t u d y w i l l not violate t h e conf l ic ts-of -

interests section o f t he ethics code."

A copy o f t h e correspondence between t h e Legislat ive Reference Bureau

and the State Ethics Commission is appended t o th i s repo r t as Appendix E.

Footnotes

Chapter 1 6. Tax Assessment Records. Where the computer data showed a fae simple interest in land mder

Chapter 516, Hawaii Revised Statutes. particular condosini*m project was heid by mul- A Chapter 2

For information on the history of land ownership in Hawaii and the Land Reform Act see the fol- l w ~ n g sources: Robert H. Horvltr and orhers, Ppbllc Land Polrcy ir Hewail: An irisror~cel Analys>e, Ln~verslty of He~arl, Legls:e:lve Reference Bureau. Reoort Yo. 5 (Hoco!,~lu: . . 1969); Robert H. Horvitz and Judith B. Finn, Public Land Policy in Hawaii: Uaior Landowners. University of Hawaii, Legislative Reference Bureau, Report No. 3 (Honolulu: 1967); Landholdinns in Hawaii, University of Hawaii, Lenislative Reference Bureau. Reauest No. 7969 - . . (Honolulu: 1961); Hawaii Housing Authority v. Uidkiff, 467 U.S. 229, 104 S.Ct. 2321 (1984); Hawaii Housing Authority v. Lyman, 68 Haw. 55 (1985).

See 55516-22 and 516-51. Hawaii Revised

tiple owners, each o c m r or groups of m e r s listed separately was counted as a singla owner for purposes of calculation.

7. A particular project could consist of more than one cooperative and hence be counted twice or more. See for example Kalia, Inc. on Appendix D.

8. See Appendix D. Letters Joseph W. Andraws, Director of Finance, County of Hawaii, 8/4/86; Roy Fujioka, Chief Appraiser, Department of Finance, County of Kauai, 7/16/86; Denise Cming, Real Property Tax Division, County of Haui, 8/5/86, to Samuel 8 . X. Chang, Director, Legislative Reference Bureau.

9. Telephone survey of cooperative housing projects located on Maui.

10. See Appendix D. Telephone survey of cooperative housing projects located on Uaui.

Statutes. 11. Hawaii TMR Service, Hawaiian Condominium Guide 1982, Oahu Supplement, Condos, Co-ops, Clusters

Hawaii Housing Authority v . Hidkiff, 467 U.S. & P.U.D.5 (Honolulu: 1981); telephone survey of 229, 104 S.Ct. 2321 (1984); Hawaii Housing cooperative housing projects located on Uaui. Authority v. Lyman, 68 Haw. 55 (1985).

12. Ibid. Ihid.

13. One respondent did not answer this question. The Fifth Amendment of the United States Constitution, made applicable to the states through the Fourteenth Amendment of the United States Constitution, provides in pertinent part Chapter 4 that "private property [shall not] be taken for public use, without just compensation." 1. Discrepancy due to the method by which in-

formation is input in the real property tax assessment records. See footnote 2 in chapter 3.

Chapter 3

All statistics on condominium units include all types of condominiums, i.8. residential and coolmercial. The computer records did not provide a method of eliminating non-residential units.

Under the method information is categorized and input into the real property tax assessment computer records, approximately 3.9 per cent or 3,860 units are classified under categories other than fee simple or leasehold. This "other" classification occurs where a unit is held under an agreement of sale, under a life tenancy (remainderman), or by a government entity. Since the percentage of units entered as "other" than leasehold or fee simple is small and seemed likely to reflect the same or similar ratio of lease to fee units as those input as such, it was decided to accept the tax records as is without attempting to manually trace the exact ownership of land under units classified as "other" than leasehold or fee simple.

Tax Assessment Records

Qualification is mede because the tax assessment records show that various condominium projects contain both fee simple and leasehold units.

An individual ax entity was deemed to own the lands under a project where it did so for over 50 per cent of the leasehold units in a project.

Appendix A (To be made one and seven copies)

T H E S E S A T E

..TfixR.TmS.TM LEGISLATURE, 19 .@.'.6 S T A T E OF HAWAII

REQUESTING THE LEGISLATIVE REFERENCE BUREAU TO STUDY THE LAKT O~ERSHIP PATTEFW OF HAWAII'S RESIDENTIAL CG~OMINIUNS WD COOPERATIVE HOUSING CORPORATIONS.

WHEREAS, the Hawaii Land Reform Act provided the opportunity for single-family residence leaseholders to obtain the fee simple rights thereto; and

WHEREAS, a key factor in establishing the constitutionality and public purpose of the Land Reform Act was the determination, based upon exhaustive research, study, and analysis, that a land oligopoly existed and that its prevailing practice was to lease rather than sell lands in fee simple; and

WHEREAS, legislation has been introduced that would in effect create a Land Reform Act for residential condominium and cooperative housing owners, similarly allowing them an opportunity to purchase the land beneath their units in fee simple; and

WEREAS, before such legislation is adopted, the Legislature wishes to first determine whether a land oligopoly exists with respect to lands beneath residential condominiums and housing cooperatives, whether there is a prevailing practlce of leaslng rather than selling lands in fee simple, and whether it is in the public interest to allow owners of condominiums and coopezative housing units situated on leasehold land to obtain fee sinple rights thereto; and

WFIEREAS, this body would like the Legislative Reference Bcreau to conduct a study upon which such a determination may be made, the Bureau having earlier studied land-holding patterr's in this State; and

WHEREAS, the Hawaii Housing Authority is currently undertaking a study to determine, among other things, the number of leasehold condominiums in the State, the number of condor.inium units that are owner-occupied versus rented out, and the level of desire and ability of condominum owners to participate in the conversion of leasehold condominiums; and

L

Page 25

, S.D. I

WHEREAS. the methodology and results, and information gathered during the course of the study being conducted by the Hawaii Housing Authority should be made readily available and expediently provided to tbe Legislative Reference Bureau and their study expanded if requested by the Bureau in order to avold overlap and duplication of effort; now, therefore,

BE IT RESOLVED by the Senate of the Thirteenth Legislature of the State of Hawaii, Regular Session of 1986, that the Legislative Reference Bureau is requested to study and analyze the ownership patterns of the land beneath Hawaii's residential condominiums and cooperative housing corporations and to determine the land ownership patterns that exist; and

BE IT FURTHER RESOLVED that the study shall not overlap the results of and information from the above mentioned study by the Hawaii Housing Authority and shall determine who owns the land beneath Hawaii's residential condominiums, and shall also determine (1) who owns the land beneath Hawaii's cooperative housing corporations; (2) whether or not ownership of lands beneath such condominiums and cooperatives is patterned in the manner of an oligopoly; and (3) the leasing policies of such landowners; and

BE IT FURTHER RESOLVED that the study shall complement the one being conducted by the Hawaii Housing Authority regarding the number of condominium units that are owner-occupied versus rented out, and provide information on the number of condominium and cooperative owners who reside in their units versus those who do not, to the extent possible; and

BE IT FURTHER RESOLVED that the study shall include to the extent possible other factors needed to authenticate the existence or nonexistence of a land oligopoly of the land under Hawaii's residential condominiums and cooperative housing corporations, and illustrate as fully as possible the patterns of such ownership in the State; and

BE IT FJRTHER RESOLVED that all state agencies and the judiciary cooperate fully with the Legislative Reference Bureau in its study, that the results and information gathered during the course of the study being conducted by the Hawaii Housing Authority shall be made readily available and expediently provided to the Bureau by the Authority and that the Authority shall fully apprise the Bureau of all aspects of the Authority's study, including methodology, and accommodate reqilests by the Bureau to expand the Authority's study, in order to avoid overlap and duplication of effort; and

3 Page

BE I T FURTHER RESOLVED t h a t t h e L e g i s l a t i v e Reference Bureau s h a l l submit a r e p o r t of i t s f i n d i n g s t o t h e L e g i s l a t u r e no l a t e r t h a n twenty days p r i o r t o t h e convening of t h e Regular Sess ion of 1987, o r a s soon a s i s reasonably p o s s i b l e a f t e r r e c e i v i n g t h e r e s u l t s of t h e s tudy be ing conducted by t h e Hawaii Housing Author i ty ; and

BE I T FURTHER RESOLVED t h a t c e r t i f i e d c o p i e s of this Reso lu t ion be t r a n s m i t t e d t o the D i r e c t o r of t h e O f f i c e of t h e L e g i s l a t i v e Reference Bureau, t h e Governor, t h e D i r e c t o r of S o c i a l S e r v i c e s , t h e Execut ive D i r e c t o r of t h e Hawaii Housing Au tho r i t y , t h e D i r e c t o r of Taxat ion, t h e cha i rpe r son of t h e Board o f Land and N a t u r a l Resources, t h e R e g i s t r a r of Conveyances, t h e D i r e c t o r of Commerce and Consumer A f f a i r s , t h e Chief J u s t i c e of t h e Supreme Court of t h e S t a t e of Hawaii, and judges of t h e Land Cour t ,

HOUSE OF REPRESEhTATIVES THIRTEENTH LEGISLATURE, 1986 STATE OF HA& Ail

REQUESTING A STUDY OF THE LAND OWNERSHIP PATTERNS OF HAWAII'S RESIDENTIAL CONDOMINIUMS AND COOPZRATIVE HOUSING CORPORATIONS.

WHEREAS, Chapter 516, Hawaii Revised Statutes, commonly referred to as the Land Reform Act, provides a means whereby lessees of single-family residential lots are able to purchase the fee simple interests in their lots; and

WHEREAS, the Land Reform Act which uses the State's eminent domain powers to condemn private property for public purpose has been found to be constitutional by both the United States Supreme Court and the Hawaii Supreme Court; and

WHEREAS, a key factor in establishing the constitutionality and public purpose of the Land Reform Act was the legislative determination, based upon exhaustive research, study, and analysis, that an oligopoly of large land owners existed whose prevailing practice to lease their lanes rather than sell them in fee simple resulted in skewing the state's residential fee simple market, inflating land prices, and injuring the public welfare; and

WHEREAS, a similar fee conversion program for leasehold condominiums and cooperatives has been proposed to also provide an opportunity for owner-occupants in a leasehold multi-unit structure to purchase the fee simple interest in the land; and

&%EREAS, before such a program can be implemented, the legislature must first decide whether a public purpose exists by determining whether an oligopoly of landowners exists whose prevailing practice is to lease their lands to residential condominium and cooperative housing corporations, and whether it is in the public interest to allow such condominium and cooperative housing owners to have their property condemned in order to obtain the fee simple rights; and

WHEREAS, such legislation must also be based upon comprehensive information relating to lessees and how they utilize their units; and

WHEREAS, although the Hawaii Fousing Authority will be conducting a xarket survey to determine who owns the land underneath Hawaii's residential condomini~ums and cooperative housing corporations and the owner-occ~pe&y rate of these multi-unit structures, many other legal and social issues still need to be thoroughly investigated before the legislature can determine whether a fee conversion progran for leasehold condominiums and cooperatives meets the public purpose and interest requirements so as to withstand judicial scrutiny and prevent unnecessary future expenditures of taxpsyer noney; now, therefore,

BE IT RESOLVED by t.he House of Representatives of the Thirteenth Legislature of the State of Havaii, Regular Session of 1986, that the Legislative Reference Bureau is reqaested to study and analyze the ownership patterns of the land beneath Hawaii's residential condominiums and cooperative housing corporations to determine whether, in fact, an oligopoly of such lzndowners does exist; and

BE IT FURTHER RESOLVED that the study shall determine whether the economics of lane ownership for condominiums and cooperative housing cor.9orationa are similar to those surrounding single-family residences by iooking at such factors as:

(1) Who owns the land underneath Hawaii's residential condominiums and cooperative corporations.

(2) Whether this land ownership is patterned in the manner of an oligopoly.

( 3 ) The leasing policies of the landowners.

( 4 ) The portion of the acreage which is in use by the owners, or leased to others, for residential, commercial, industrial, and other purposes.

(5) An analysis of the conditions and terms under which the condominium and cooperative projects were originally developed;

and

BE IT FURTHER RESOLVED that the study shall also provide pertinent information relating to lessees such as:

(1) The number of condominium or cooperative owners who actually reside in their units.

( 2 ) How many units serve as second or vacation homes or are used for investment or speculative purposes.

(3) The number of owner-occupants who would be qualified for, able to, and interested in, purchasing the fee simple interest in their properties;

and

BE IT FURTHER RESOLVED that the study shall include all other factors which are necessary to authenticate the existence or non-existence of an oligopoly which owns most of the land under Hawaii's residential condominiums and cooperative housing corporations, and illustrate as fully as possible the patterns of such ownership in the State; and

BE IT FURTHER RESOLVED that in order to avoid m y duplication of effort, the Legislative Reference Bureau consult with the Hawaii Housing Authority; and

BE IT FURTHER RESOLVED that the Hawaii Housing Authority assist and cooperate with the Legislative Keference Bureau in its study, including providing the Bureau with the results of their market survey; and

RE IT FURTHER RESOLVED that the Legislative Reference Bureau submit a report of its findings to the Legislature no later than October 1, 1986; and

BE IT FURTHER RESOLVED that certified copies of this Resolution be transmitted to the Legislative Reference Bureau, the Hawaii Housing Authority, and the Hawaii Council of Associations of Apartment Owners.

Appendix B

m W A I 1 HOUSING AUTHORITY v. MIDKIFF Pg

Syllabus

HAWAII HOUSING AUTHORITY E T AL. V. MIDKIFF E T AL.

A~PEALFROMTHEUNITEDSTATESCOURTOFAPPEALSFOR THE NINTH CIRCUIT

No. 83-141. Argued March 26, 1984-Decided May 30, 1984'

To reduce the perceived social and economic evils of a land oligopoly traceable to the early high chiefs of the Hawaiian Islands, the Hawaii Legisla- ture enacted the Land Reform Act of 1967 (Act), which created a land condemnation scheme whereby title in real property is taken from lessors and transferred to lessees in order to reduce the concentration of land ownership. Under the Act, lessees living on single-fandy residential lots within tracts a t least five acres in size are entitled to ask a p pellant Hawaii Housing Authority (HHA) to condemn the property on which they live. When appropriate applications by lessees are fled, the Act authorizes HHA to hoid a public hearing to determine whether the State's acquisition of the tract will "effectuate the public purposes" of the Act. If HHA determines that these public purposes will be served, i t is authorized to designate some or all of the lots in the tract for acquisition. It then acquires, at prices set by a condemnation trial or by negotiation between lessors and lessees, the former fee owners' "right, title, and interest" in the land, and may then sell the land titles to the applicant lea- sees. After HHA had held a public hearing on the proposed acquisition of appellees' lands and had found that sitch acquisition would effectuate the Act's public purposes, it directed appellees to negotiate with certain lessees concerning the sale of the designated properties. When these negotiations failed, HHA ordered appellees to submit to compulsory a?- bitration as provided by the Act. Rather than comply with this order, appellees filed suit in Federal District Court, asking that the Act be declared unconstitutional and that its enforcement be enjoined. The eourt temporarily restrained the State from proceeding against appellees' e 5 tates, hut subsequently, while holding the compulsory arbitration and compensation formulae provisions of the Act unconstitutional, refused to issue a preliminary injunction and ultimately granted partial summary judgment to HHA and private appellants who had intervened, holding

Together with No. 83-236, Portlock Community Association (Ma- u m t m Beach) et al. v. Midkgf et ul.; and No. 83-283, Kahala Community Association, Inc., et al. v. Midkqf ef dl., also on appeal from the same court.

ma OCmBER TERM. 1981 HAWAII HOUSING AUTHORITY o MIDKIFF Zll

Syllabus 461 U. S.

the r c m a i ~ l ~ r of the Act mnstitutional under the Public Use Clause of the W t h Amendment, made applieabk to the States under the Pour. tenth Amcndmenl. After deciding that the District Court had p m p erly not ahstained fmm eienisine ita juridiction, the C h r t of Aplxeda reversed, hoicime that the Act viobtes Lhe "public use" requirement of the Pifth Amendment.

Held: 1. The District Court was not required to abstain h m exerrising its

jurindictinn. Yp. 216-219. la) Ahtention under Kaifmad Cmnm'n r I'uflmon no., 312 U. S.

4%. is unnecessary. Pulfmnn abstention is limited to uncertain gues- lions of state law, and hew there is no uncprtain question of *talc law. sine the Act unambipously pmvides that the p w c r to rnDclemn is "fw I public use and purpose." Tho*. the qucstioo, uncomplicated by mbipuour language, is whether the A d an ita fare is unconstitutional. 4. W6-237.

lb) Nor is abstention required undcr Younger v. Hawk, 401 U. S. 37. Ymtnger ahstmliun k requvred only when state-murt pmreedings PW initiated bfim any pracwdinp orruhht~nre on the merits have oe- eumd in iedcral court. tirre, state jutiicial prwtwiings had not been initiated at the tlme pmeelinm of substance lcak p l m in the District Court, the I l i l r ie t Court having issued a preliminary injunrtion Mare HHA filed its fimt state eminent domain nuit in state court. And the fact that HHA's adminivtnlive pmee4ings wurred before the federal nuit was filed did nut q u i r e ahtentian. since the Act clearly states that those pmccdinm nre net part of, or are not themselves, n judidd om . . d i n l ( . Pp. 23-239.

2. The Art docs not violate the "public use" requirement or the Fifth Amendment. Pp. 219.244.

(a) That wuinement is mterminous with the mp of a sovereip's police pwcm. This Court will not substitute its juclment for a iryiala- tune's judment a. to what constitutes "public use" unless the uae L% pat- pb l y without nearonable foundation. Where the exercise of the eminent domain poww is rationally related to a conceivable publie purpoae, a mwoenaated takinv is not ~mhihiled bv the Yublie Use Chum Hem. npiat in~oi igolaiy and the evils aamiated with i t is a classic exerrise of

State's pi ice powem, and miistribution of fcea rimple to reduce ~ueh w i l e is a rational exerrise of the eminent domain power. Pp. 239-243.

1b)The mere M that pmpr ty taken outright by eminent domain is transferred in the Rmt instance ta private beneficiaries h a not mn- &mn that lakmg ul hsvmg only a prwnle pu rpw 1:uvrrnmenl dtaq n* lW l f h w v La w pmprty to Ieplllm.IP the taklw. 11 la only the t.lung a p u r w . and nor 818 merhmwa. lhnt mull p u a armuny und~ r

Us Opinion of the Cwr t

TW F. Zd 'lR8, reversed and remanded.

O'CONN~R, J.. delivered the opinion of the Gmrt, in vhiih dl other Memhe~ joined, except Mmsnnu, J.. who tmk ta part in the mnsider- ation or decision of the cases.

Laumce H. Tribe. Swcial Denutv Attomev General of . . . "

Hawaii, argued the cause for appellanh. wit; him on the briefs for amellanh in Nos. KT-141 and K7-!&3 were Knth- leen M . ~uil;van and David Rosenberg, Special Deputy At- torneys General, Tany S. Horq, Attorney General, Michael A. Lilly, First Deputy Attorney General, Dennis E. W. Wonnor , James H. Case, and A. Bernard Bays. Richard J . Archer and Cmey Y. S. Park filed briefs for appellants in No. B-Z<fi.

Clinton R. Ashford argued the cause for appellees. With him on the brief were E. Bnrretl Prettyman, Jr. , R. Evan Bayh I I f , Rosemary T. Fazw. G. Riefanni Mary, and Earl T. Sale.?

JUSTICE O'CONNOR delivered the opinion of the Court. The Fifth Amendment of the United States Constitution

provides, in pertinent part, that "private property [shall not] be taken for public use, without just compensation."' These cases present the question whether the Public Use Clause of that Amendment, made applicable to the States through the Fourteenth Amendment, prohibits the State of Hawaii from taking, with just compensation, title in real pmperty from

tRtiefs of omiei curiae ur& a f i m m were Rled f a the OWep of Ha- waiian Affsim by il. R. R n ~ w Keppdm; fw the Pacifir Legal Fwndstion by R m l d A. Zumhm end Ifomid I . Hughen; and far the Queen 1,iliue kalsni T ~ a t e l al. by Denid H . C u r .

Wilfiam A. Dobmvir end Joneph D. Gabhadl Rled. brief fw the Huu Hswaiisne ct el. ae omiri curiar.

Za OCmRER TERM, lW

Opinion of the Cavt 467 U. 9.

lessom and transferring it to lessees in order to reduee the concentration of ownership of fees simple in the State. We conclude that it do- not.

I A

The Hawaiian Islands were originally settled by Polyne- sian immigrants f ~ o m the western Pacific. These settlers developed an economy around a feudal land tenure system in which one island hieh chief. the ali'i nui, controlled the land and a ~ k m d 11 for ~ I ~ w l n p t ~ n t lo wrtalo ~ u l * . h i d ~ . The a u t ~ c h ~ ~ l n W I I I I I ~ t h m russ in l thr land toc,thvr h,ww rankmy chiefs, who would admini& the land and govern the la&- ers and other tenants working it. All land was held a t the will of the ali'i nui and eventually had to he returned to his trust. There was no private ownership of land. See generally Brief for Offce of Wawaiian Afhirs as Amicus Curiae 3-5.

B e ~ n n i n g in the early 1800's, Hawaiian leaders and Ameri- can settlers repeatedly attempted to divide the lands of the kingdom amonx the crown, the chiefs, and the common peo. ple, These efforts proved largely unsuccessful, however, and the land remained in the hands of a few. In the mid- 19M)'s, after extensive hearinp,, the Hawaii Legislature dis- covered that, while the State and Federal Governments owned almost 4910 of the State's land, another 47% was in the hands of only 72 private landowners. See Brief for the Hou Hawaiians and Maui Loa, Chief of the Hou Hawaiians, as Amici Curiae 32. The legislature further found that 18 landholders, with tracts 0121,000 acres or more, owned more than 40% of this land and that on Oahu, the most urbanized of the islands, 22 landowners owned 72.5% of the fee simple titles. Id., a t 3243. The legislature concluded that concentrated \and ownership was responsible for skewing the State's residential fee simple market, inflating land prices, and injuring the publ i tranquility and welfare.

HAWAII HOUSING AUTHORITY u MlDKlFF %I3

223 Opinion of the Cau(

To redress these problems, the legislature decided to com- ml the laree landowners to break uv their estates. The lee- .- islature c&dered requtring large'landowners to sell lands which they were leasine to homeowners. However, the landowners strongly resisted this scheme, pointing out the significant federal tax liabilities they would incur. Indeed, the landowners claimed that the federal tiur laws were the primary reason they previously had chosen to lease, and not sell, their lands. Therefore, to accommndate the needs of both lessors and lessees, the Hawart L e ~ s l a t u r e enacted the Land Reform Act of 1'967 (Act), Haw. Rev. Stat.. ch. 516. whtch created a mechanism for condemning reu~dential tract8 and for transferring ownership of the condemned fees simple to existiny lessees. By condemning the land in question, the Hawaii Legislature intended to make the land sales involun- tary, thereby making the federal tax consequences leas se- vere while still facilitating the redistribution of fees simple. See Brief for Appellants in Nos. B-141 and R1-283, pp. 3-4, and nn. 6-8.

Under the Act's condemnation scheme, tenants living on single-family residential lots within developmental tracts a t least five acres in size are entitled to ask the Hawaii Housing Authority (HHA) to condemn the property on which they live. Haw. Rev. Stat. 58516-IW, ( l l ) , 516-22(1977). When 26 elifible tenants,' or tenant8 on half the lots in the tract, whichever is less, file appropriate applications, the Act authorizes HHA to hold a public hearing to determine whether acquisition by the State of all or part ofthe tract will "effectuate the public purposes" of the Act. 9616-22. l f HHA finds that these public purposes will be served, it is author-

' Aneligible lpnsnt is an. who, among other thinun, o m r hnuse on Ule lot, has n b n n M e intent lo live on the bt or be a rpaident of the State, ~hows pmor of ability to pay for a fpe interent in it, and doen ml o m mi- dentisl land eieewhere nearby. Haw. Rev. Slat. N6163U3). (4). (7l ( I r n ) .

ZY OCTOBER TERM. 1% HAWAII HOUSING AUTHORITY a MIDKIFF 236

Opinion of the Court 167 U. S.

ized to designate some or all of the lot8 in the tract for Requi- sition. I t then acquires, a t prices set either by condemnation trial or by negotiation between lessors and lessees,' the former fee owners' full "right, title, and interest" in the land. Q 616-25.

After compensation has been set, HHA may sell the band titles to tenants who have applied for fee simple owership. HHA is authorized to lend these tenants up to 90% of the purchase price, and it may condition final transfer on a right of first refusal for the first 10 yeam following sale. 95516-30, 516-34, 516-35. If HHA does not sell the lot to the tenant residing there, it may lease the lot or sell i t to someone else, pmvided that public notice has been given. 9516-28. flowever. l tHA may not sell to any one pur- chaser, or lease to any one tenant, more than one lot, and it may not operate for profit. (19516-28,516-32. In practice, funds to satisfy the condemnation awards have been supplied entirely by lessees. See App. 164. While the Act authorizes HHA to issue bonds and appmpriate funds fat acquisition, no bonds have issued and HHA has not supplied any funds for condemned lots. See ibid.

B In April 1977, HHA held a public hearing concerning the

proposed acquisition of some of appellees' lands. HHA made the statutorilv rewired findine that acouisition of avpellees' lands would e2fect"ate the pudiic purpos& of the A&: Then, in October 1978, i t directed anpellees to ne~otiate with certain lessees concerning the saleof the designated properties. Those negotiations failed, and HHA subsequently ordered appellees to submit to compulsory arbitration.

Rather than comply with the compulsory arbitration order, appellees filed suit, in February 1979, in United States Dis-

'See 0616-f& (Supp. 19RJ). lo either cane, cempensstion muat wad the fair mrrket "due of the owner's leased ice interest. 8 6161(14). The &quscy d rompensstion b not b e f m us.

ZB Opinion of the Cburt

trict Court, asking that the Act be declared unwnstitutional and that its enforcement be enjoined. The District Court temporarily restrained the State from proceeding against appellees' estates. Three months later, while declarine the compulsory arbitration and compensation formulae provi- s i m of the A& unconstitutiona>.' the District Court refused ureliminarilv to enioin anpellants from wncluctine the statu-

~ .. k y desimation and con&mnation proceedings. inal all^, in December 1978, i t manted partial sammsw iudment to appellants, holding the remai&ng portion of t ) ;e~&eonst i tu- tional under the Public Use Clause. See 483 F. Supp. 62 (Haw. 1979). The I h t r i c t Court found that the Act's goals were within the bounds of the State's police powers and that the means the leeislature had chosen to serve those mals "~~~~ were not arbitrary, capricious, or selected in bad faith.

The Court of Aooeak for the Ninth Cireuit reversed. 702 F. 2d 7R4 (19831.--First, the Court of Appeals decided that the District Court had permissibly chosen not to abstain from

fers co&mplated by the Act were unlrke those of takings previously held to constitute "vublic uses" bv this Court. i'he couk further determined that the publicpurposes of- fered by the Hawaii Lemslature were not deserving of iudi- cia1 deference. The court concluded that the Act was simply "a naked attempt on the part of the state of ffawaii to take the private property of A and transfer it to B solely for R's private use and benefit." Id., at 798. One judge dissented.

'As originally enscted, lessor and lessee had to mmmenrP mmputsory arbitration ifthey eodd MI, sgme on s prim for the fee eimyle title. Slat. "tory fonnutne were pmvided for tthe determination ofnmf~nnntian. The District Court declared both the mmpulwry arbitration pmvinion anri the eompnsation formulae unronstitutiannl. No nppsl wes taken fmm thew nt)ink, a& the Hswaii Lr#rlnture suha~quenlly amended the statute w pmvide only far mandatory nenttiatinn and fur sdviaory mtnpemation fomulse. These issum are nol bcforr us.

P36 OLlUBER TERM, 1983

Opinion of the Court 467 U. 5.

On applications of HHA and certain private appellants who had intervened below, this Court noted probable jurisdiction. 461 U. S. 932 (1983). We now reverse.

I1 We begin with the queation whether the District Court

abused its discretion in not abstaining from the exercise of its jurisdiction. The appellants have su~gested as one altema- tive that perhaps abstention was required under the standards announced in Railroad C a m ' n v. Pullman Co., 312 U. S. 496 11941), and Younger v. Hank, 401 U. S. 37 (1971). We do not believe that abstention was required.

A In Railmad C a m ' n v. Pullman Co., supra, this Court

held that federal courts should abstain fmm decision when difficult and unsettled questions of state law must be resolved before asubstantial federal constitutional question can be decided. By abstaining in such cases, federal courts will avoid both unnecessary adjudication of federal questions and "needless friction with state policies . . . ." Id., at 500. However, federal courts need not abstain on Pullman grounds when a state statute is not "fairly subject to an interpretation which will render unnecessary" adjudication of the federal constitutional question. See IIannan v. Forssenius, 380 U. S. 528, 535 (1Xi). Pullman abstention is limited to uncertain questions of state law because "Lalbstention from the exercise of federal jurisdiction is the exception, not the rule!' Colmndo River Watrr Consnwtirm Diqt. v. United Stales, 424 U. S. ROO, 813 (1976).

In these cases, there is no uncertain question of state law. The Act unambiguously provides that "[tlhe use of the power . . . to condemn . . . is for a public use and purpose." Haw. Rev. Stat. 8516-83(a)(12) (19'7'7); see also 99616-83(a)(lO), 1 1 3 There is no other provision of the Act-or, for that matter, of Hawaii law-which would suggest that

HAWAII HOUSING AUTHORITY u. MIDKIPF 23

Pg Opinkm of the Caut

9516-&7(a1(12) does not mean exactly what it mys. Since "the naked question, uncomplicated by [ambiguous Ian- guagel, is whether the Act on its face is unconstitutional," Wisconsin v. Constontineflu, 400 U. S. 4%7, 439 (1971), abstention fmm federal jurisdiction is not required.

The dissenting judge in the Court of Appeals suggested that, perhaps, the state courts could make resolution of the federal constitutional questions unnecessary by their construction of the Act. See 702 F. ed, at 811-812. In the abstract, of course, such possibilities always exist. But the relevant inquiry is not whether there is a hare, though un- likely, possibility that state courts mighl render adjudication of the federal question unnecessary. Rather, "[wle have frequently emphasized that abstention in not to be ordered unless the statute is of an uncertain nature, and is obviously susceptible of a limiting construction." Zaoicklm v. Kwto , 289 U. S. 241,251, and n. 14 11967). These statutes are not of an uncertain nature and have no reasonable limiting construction. Therefore, Pullnlan abstention is unnecessary.'

R The dissenting judge also suggested that abstention was

required under the standards articulated in Younoer v. Har- pis, wpm. Under Younge7-abstentiondwtrine, interests of eomity and federalism counsel federal courts to abqtain fmm jurisdiction whenever federal claims have been or could be presented in ongoing state judicial proceedings that concem

'The dismnting judge'* suggestion that Palinon abstention wns re wired beesuse interprelstion oftheStlte Constitution may hsveobviated resdutbn of the federal mnatitutionai qwstion is equdly faulty. Hawdi's Censlitutian he* only parsllel requirement that a Uking b. for a public uae. Sw Haw. Const.. Art. I , $20. The Cwrt he* pnviousty deter- mind that htent ion is not required for interpretation of pvnllal etlte mnstitutionai pmvisions. See Eramining Rmml v. Flma de O h . 426 U. S . 672.6% 0916); see dso Wiamnrin v. Caalodinmu, 400 U. S . i19111.

238 MXVBER TERM, 1W

Opinion of the Court 467 U. S

important state interests. See Middlesex Elhies Committee v. Gaden Stale Bar Assn., 461 ti. S. 423, 432-437 (1982). Ym~nger abstention is required, however, only when state wurt pmeeedinys are initiated "before any proceedings of substance on the merits have taken place in the federal court." Hicks v. Mirunda, 422 U. S. &?2, 349 (1975). In other cases, federal courts must normally fulfill their duty to adjudicate federal questions properly brought before them.

In these caseli, state judicial proceedings had not been initiated at the time procealings of substance took place in federal court. Appellees filed their federal court complaint in February 19'79, asking for temporary and permanent relief. The District Court temporarily restrained HHA from proceeding against appellees' estates. At that time, no state iudicial oruceedinw were in orocess. Indeed. in June 1979. ;hen t i e D i s t r i c i ~ o u r t g r a k d , in part, ap&lees' motion for a preliminary injunction, state court proceedings still had not been initiated. Rather, 1fHA filed its first eminent domain lawsuit after the ~ a r t i e s had bemn filing motions for summary j u d b e n t in'the District &xu%--& September 1979. Whether issuance of the February temporary re- straining order was a substantial federal court action or not, issuance of the June preliminary injunction c~rtainly was. See Domn v. Salem Inn, Inc., 422 U. S. 922, 9"-VdI(1975). A federal court action in which a preliminary injunction ia eranted has oruceeded well bevond the "embrvonic staee." %., a t 929, and considerations breeonamy, equity, and feder. alism counsel against Younger abstention a t that point.

Thp only extant pnwedings at the slat^ lrvrl prwr to the Sel,tember 1979 em~nent domain lawsuit in slatp court were HHA'S administrative hearines. Rut the Act elearlv states ~, that these administrative proceedings are not part of, and are not themselves. a iudicial orawedine, for "mandatorv arbitration shall de i n advan4 of and sThall not constitute any part of any action in condemnation or eminent domain." Haw. Rev. Stat. $616-61(b) (1976). Since Younger is not a

HAWAII HOUSING AUTHORITY u MIDKIFF 239

ZB Opinion of the Court

bar to federal court action when state judicial pnxeedinga have not themselves commenced, see Middlesex County Ethics Committee v. Gatden Stale Bar Assn., supm, a t 433; F a i r Assessment in Real Estate Assn., In*. v. McNary, 454 U. S. 100, 112-113 (1981), abstention for HHA's administrative proeeedinga was not required.

Thr majority of the r w r t of Appeals nvxt dt4ermined that the Act vulatcs the "l~uthc us#." wquiremrnt nithe Fifth and Fourteenth ~ m e n d m m t s . On this argument, however, we find ourselves in agreement with the dissenting S u d s in the ... ... Court of Appeals.

A

The starting point for our analysis of the Act's wnrititution- ality is the Court's decision in Bermnn v. Parker, 348 U. S. 26 (19.54). In Rennan, the Court held constitutional the Dis- trict of Columbia Redevelopment Act of 1945. That Act provided both for the comprehensive use of the eminent dommin power to redevelop slum areas and for the possible sale or lease of the condemned lands to private interests. In dis- cussing whether the t a k i n e authoriml by that Act were for a "public use," id., a t 31, the Court stated:

"We deal, in other words, with what traditionally has been known as the police power. An attempt to define its reach or trace its outer limits is fruitless, for each ease must turn on its own facts. The definition is essentially the product of legislative determinations addressd to the purposes of government, purposes neither a b stractlv nor historicallv eanable of wmnlete definition. " . Subject to specific constitutional limitations, when the legislature has spoken, the public interest has been declared in terms well-nigh conclusive. In such cases the legislature, not the judiciary, is the main guardian of the public needs to be served by soeial legislation, whether it

NO OFM)HER T E R M . 1981 H A W A I I HOUSINO AUTHORITY u MlDKIFF 241

Opinion of tho Court 467 U. S.

be Congress legislating concerning the District of Cn- lumbia . . . or the States legislating concerning local af- fairs. . . . This principle admits of no exreption merely because the power of eminent domain is involved. . . ." Id., a t 32 (citations omitted).

The Court explicitly recognized the breadth ofthe principle it was announcing, noting:

"Once the object is within the authority of Conflss, the right to realize it thmugh the exercise of eminent domain is clear. For the power of eminent domain is mcrclv the means to the end. . . . Once the object is

one of the means chosen is theuse of private enterprise fm redevelopment of the area. Appellants argue that this makes the project a taking from one businessman for the benefit of another businessman. But the means of executing the project are for Congress and Cong+ess alone to deternine, once the public purpose has been established." Id., at 33.

The "public use" requirement is thus coterminous with the mope of a s~verei~m's police powen.

There is, of course, a role for courts to play in reviewing a legislature's judpment of what constitutes a public use, even when the eminent domain power is equated with the police power. But the Court in Berman made clear that it is "an extremelv narrow" one. Id.. at 32. The Court in Herman ....... ~"~ ~

eited with approval the Court's decision in Old Dcnninion Co. u. United Slates, '269 U. S. 5 5 , s (1YZ5), which held that deference to the legislature's "public use" determination is re- nuired "until it is shown to involve an impossibility." The berman Court also cited to Uniled slat& ez re/: TVA V.

Welch. 3 ! U. S. 546. &52 (1946), which emphasiued that "(alny departure from thin )udinnl restraint wnuld wsul( In murk+ deriding on what is and i nut a gov~rnnwntal function and in their invalidating legislaliun on the bwis of their view

rn Opinion of the car^

on that question at the moment of decision, e praetlce which has proved impracticable in other fields." In short, the Court has made clear that it will not substitute i ts judgment for a legislature's judgment as to what constitutes a public use "unless the use be palpably without reasonable found* tion." United Stales v. Cellyshurg Electric R. Co., 160 U. S. 668, 680 (1896).

To be sure, the Court's cases have repeatedly stated that "one person's pmperty may not be taken for the benefit of another private person without a justifying public purpose, even though compensation be paid." Tkonrpson v. Cunsoli- Qted GRS Corp., 3W U. S. 55,80 (1937). See, E . g., Cincin- nali v. Veslcr, 2R1 U. S. 439. 447 11930); Madisonville T m - lion Co. v. St. R m n l Mining Co., 1% U. S. 239, 251-252 (1%); Fallbrnok Irrigation Distriet v. Bmdley, 164 U. S. 112, 159 (18%). Thus, in Misaouvi Pacifi R. Co. v. Ne- h k a . 164 U. S. 403 (lX%f, where the "order in question way not, and m s no1 claimed to be. . . . a taking of urivate .. , prulwrty for a publw usv under the right of rminr111 dumain." ~d . at 1IF8 (rmph;iqi~ a4drrl), lliih Cuun i n v n l 1 # l a t ~ 4 :I zomwn- sated taking of property for lack of a justifying public 'purpose. But where the exercise of the eminent domain power is rationally related to a conceivable public purpose, the Court has never held a compensated taking to be pmscribed by the Public Use Clause. See Bernron v. Parker, supm; Rindge Co. v. Los Angeles, 262 U. S. 700 (1YB); Rl&k v. Hirsh, 256 U. S. 135 (1921); cf. Thompson v. Cottsolidat~d Gas Carp., aupm (invalidating an unrompetsated taking),

On this basis, we have no tmuble concluding that the Hawaii Act is constitutional. The people of Hawaii have attempted, much as the settlers of the original 13 Colonies did: to reduce the perceived social and economic evils of a

'Afler the American Revolution, the mtonirla in aevenl SLatps tmk

242 O C M B E R TERM. 1983

Opinion af the Court 467 U. 8.

land oligopoly traceable to their monarchs. The land oligopoly has, according to the Hawaii Legislature, created artificial deterrents to the normal functioning of the State's residential land market and forced thousands of individual homeowners to lease, rather than buy, the land underneath their homes. Regulating oligopoly and the evils associated with it is a classic exercise of a State's police powers. See Erzon Corp. v. Goventor ofMaryland, 437 U. S. 117 (1978); Rlock v. Hirsh, supra; see also People of Puerlo Rico v. E a a t m Sugar Associates. 156 F. 2d 316 (CAI), cert. denied, 329 U. S. 772 (1946). We cannot disapprove of Hawaii's exercise of this vower.

Nor can we condemn as irrational the Act's approach to comctina the land o i i ~ o ~ l y ~roblem. The Act nresumes

market is malfunctioning. when such a malhc t ion is sig- nalled, the Act authorizes HHA to condemn lots in the relevant tract. The Act limits the number of lots any one tenant can purchase and authorizes HHA to use public funds to en- sure that the rtarket dilution goals will be achieved. This is a comprehensive and rational approach to identifying and correcting market failure.

Of course, this Act, like any other, may not be successful in achieving its intended goals. But "whether i n fact the provision will accomplish i ts objectives is not the question: the leonstitutional requirement] is satisfied if. . . the . . . [state] Legislature mliomlly could have believed that the [Act] would promote i ts objeetive." Western & Smctkern Life I n s . Co. v. State Ed. of Equalization, 451 U. S. 648, 671-672 (1981); see also Minnesota v. Clauer Leaf Creamery Co., 449 U. S. 456, 466 (1981); Vame v. Bradley, 440 U. S. 93, 112 (1979). When the ledslature's purpose is legitimate and its

17m, 1176-1'781 Pa. Aele 258. eh. 139 (17W (PennaylvMia statute). Courts k v e never doubted that such atntutea served a public purpaae. .&, c. g., Wilson v. lamivn , 186 U. 8. 65, 60-61 (1W); Stnuad v. C&, 70 Md. 242. 244-246, I6 A. 644,646 11889).

HAWAII HOUSING AUTHORITY n. MlDKlFF 243

229 Opinion of the Cwrt

means are not irrational, our cases make clear that empirical debates over the wisdom of takinw-no less than debates over the wisdom of other kinds of socioeconomic legislation- are not to be carried out in the federal courts. Redistribu- tion of fees simple to correct deficiencies in the market determined by the state leaislature to be attributable to land oligopoly is a rational exercise of the eminent domain power. Therefore, the Hawaii statute must pass the scrutiny of the Public Use Clause.'

R The Court of Appeals read our cases to stand for a much

narrower proposition. First, it read our "public use" cases, especially Bennan,, as requiring that government possess and use property at some point during a taking. Since &a- waiian lessees retain wssession of the nrowrtv for nrivate . . . use throughout the condemnation p r m s s , the om& found that the Act exacted takings for private use. 702 F. Zd, a t 796-797. Second, it determined that these cases involved only "the review o f . . . congressional detrrmination[sl that there was a nublic use. no! the review o f . . . state lerislative determinati&sl." id., a t 798 (emphasis in origin&. Be- cause state le~islative determinations are involved in the in- stant cases, thb Court of Appeals decided that more rigorous judicial scrutiny of the public use determinations was appropriate. The court concluded that the Wdwaii l&slature'a professed purposes were mere "statutory rationalizations." Ibid. We d i s a m e with the Court of Anwals' analvsis. . .

The mere fact that property taken outright by eminent domain is transferred in the first instance to nrivate beneficiaries does not condemn that taking as having only a private

*We eirnilarly Rnd no merit in sppllwa' Due Pmpss and Contrset Clause arguments The argumenl that due p m a s pmhibihibitn ~iluwinp ks- spps lo initiate the takinp pmcw war es~entially rejected hy this Court in Neru Mnlm Vehicle Road v. For Co.. 433 ti. S. %, tIK-1Bl1978). Simi. lady, the Conlrar( Clause has never been lhnught to prutect agaimt the exercise of the power of eminent domain. See United Sfnus Trual Co. v. N n u J n a c y . 431 11. S. 1. 19, and n. 16(1917).

ZA4 WTUBER TERM. 1983

Opinion of the Court 467 U. S.

purpose. The Court long ago rejected arty literal requirement that condemned property be put into use for the general public. "It is not essential that the entire comniunity, nor even any considerable portion, . . . directly enjoy or participate in any improvement in order [for it1 to constitute a public use." Rind@ Co. v. IAS Angeles, Z f 2 U. S. , a t 707. "IWJhat in its immedhte aspect [is) only a private transaction may . . . be raised by its class or character to a public ~ffair ." Block v. Hirsh, 2% U. S.. at 155. As the unique way titles were held in Hawaii skewed the land market, exercise of the p w e r of eminent domain was justified. The Act advances its purplses without the State's taking actual possession of the land. In such cases, government does not itself have to use property to legitimate the taking; it is only the taking's purpose, and not its mechanics, that must pass scrutiny under the Public Use Clause.

Similarlv, the fact that a state lerrislature, and not the Con- gress, mahe the public use determination does not mean that judicial deference is less appropriate.' Judicial deference is . ~

required because, in our system of government, legislatures are better able to assess what public purposes should be ad- vanced by an exercise of the taking power. State legislatures are as capable as Congress of making such detemina- tions within their respective spheres of authority. See Bemuln v. Parker, 348 U. S., a t 32. Thus, if a legislature, state or federal, determines there are substantial reasons for an exercise of the taking power, courts must defer to its determination that the taking will sewe a public use.

,It is worth noting that the Fourteenth Amendment does not itself wn tpin m independent '"public use" requixment. Rather, that requirement is m d e binding on the Ststes only by inmrporation of the Fifth Amend- ment's Eminent Domain Clruae thmugh the Fourteenth Amendment's Due Pmxm Cbune. See Chicqo, 8. & 9. R. Co. v. C h i m p , 1% U. S. 2% IIRJr). It wwM he imnir to find that date kg(sbtion i s~ubj f f t to w a t e r -tiny under th. i-kd 'publie use" requirement then is conwe- aiond ie@slntin under the erprpaa mandate of the Fifth Amendment.

HAWAII HOUSING AUTHORITY u MlDKlFF 246

Pg Opinion of the Care

IV The State of Hawaii ha9 never denied that the Constitution

forbids even a comoensated takine of Dmucrtv when exe- cuted for no reason other than to confer a privat; benefit on a particular private party. A purely private taking could not withstand the scrutiny of the public use requirement; it would sewe no legitimate purpose of government and would thus he void. Rut no purely private taking is involved in these cases. The Hawaii Legislature enacted i t s Land Re- form Act not to henetit a oarticular class of identifiable indi- viduals but to attack certain perceived evils of concentrated pmmtiv ownershia in Hawaii-a leritimate ~ubl ic uurwse. . . Use of (he condemnation power to achieve this purpose is not irrational. Since we assume for purposes of these appeals that the weighty demand of just compensation has k e n met, the requirements of the Fifth and Fourteenth Amendments have been satisfied. Accordingly, we reverse the judgment of the Court of Appeals, and remand these cases for tutiher pmeeedinga in conformity with this opinion

~USTlcp. ~ ~ U ~ H A I . L tWk no pat in the conaideration or decision of these cases.

OCT28 - H WAII HOUSING AUTHORITY V. LYMAN 5s

HAWAII HOVSIVG AUTHORITY. a publlc hod) and s body carp raw and pol#rle, fla,ntlff-Appellcr, v RICt l4RD ILYMAV. JR. MATSIIOTAK %RCKI. \ t Y W O % H 1 HO44PSOV. WILLIAMS RICHARDSON and HENRY H. PETERS. Tru~tmrof the Ram- hameha Schoolr;Birhnp Estate, and KAISER HAWAII-KAI DEVELOPMENT CO.. a Nevada cormration. KAISER AETNA. a Caltfarnm corooratmn and KACOR REAI TY INC afahfor-

~~ ~. ~ . . ~~

n u wrpora lwn. I)rfcnd~tltr-4ppcllanlr. and SALE l:M AHUEU. CAROl Y AHMEU. DOV(il.AS E A4DFKSOV. A%XF E. A\DFHSO\. HHY4.i L AUZAI. JV\F H AYZAI. THOUAS T. ARAGAKI. IR .CAROI.Y4\F. K ARAGAKI. HAKOI.L)Z ARAKAKI. WALTER K. ASHITOMI, ETHELN. ASHITOMI. ADRIAN 0. I*. AU. ANDREA R. AU.GAlL K. F. AU.GRACE

BARBARA E. BRITOS, RUSSELL S. BROWN. EVELYN L. BROWN. WARD B. BROWN. MOSES H. BURROWS. BEA- TRICE I: H RI'RKOWS. CYRIIS T P CHI. FAYE A CHI. ROAI K I I CHltlAVA. ROSEUAE N CHIBAVA.STEVE\ H K CHAVG.TAUUIE C J CIIAVG.WUOY CHIV.1.AI KCFN CHIN.CLAREVCE K H C I l I V G . S C \ 4 I K O C I ~ I % G . U C I WIN P. K. CHING. ERIC Y. L. CHING. LAURA L. K. N. CHING. ARTHUR L. CHONG, SYLVIA S. I. CHOY. GODWIN C.CHU. JULIA C. CHU. STEPHEN M. S. CHUN, GAIL C. CHUN, MELVIN H. COCKETT, MICHELLE ANN CDCKEIT. DEWEY L. CONNER. PATRICIA CONNER, DAVID 8. CRAIG. ALBERT L. DALTON. EDITH C. DALTON. RESUR- RECCION 8. DARVAL. WILLIAM C. DECKER, NANCY G. DECKER, ROBERTA R. DIAS, RAY G. DIX. DONNA M. DIX, SAMUEL N. EISYEN, MARIANNE EISMEN. RICHARD M. ELLIS. IR.. SHIZUKO M . ELLIS. RICHARD H. EMERSON. CAROL K. EMERSON, MICHAEL M. ESTERBROOK. YUMIKO ESTERBROOK. TA KUNG FINE.SHlRLEY H. L. L. FINE. SAMUEL S. FOSTER. JR.. CAROLINE T. FOSTER, KENNETH K. FUJII, ICHIRO FUKUMOTO, JEAN T. FUKU- MOTO, MORRIS M. FURUBAYASHI. MARJORIE T. FURU- BAYASHI, KAIZO FURUYA. JUDY M. FURUYA. JAMES A.

SUPREME COURT O F HAWAII 68 HAW

FURUYAMA.LOREEN M .FURUYAMA.EUGENE L. GI!L.FO, It. JO CAROL GELPO. FERNANUO J. CiEORCE. NOELIA GEORGE. ERICH P.GERHOl.D, MAROARETI>.GERHOI.D. U U SHUN GIM. KYUNGNIN Y. GIM. LAWRENCE Y. L. GO. SR.. ELLFN M. GO,TAKENORI GOJO.YASUM1 GOJO. KAK- K A I A GOI'ALAKRISHNAN. VIJAYAI.EKSHMY GOPAL.AK- RISIINAN. JAY P. GUKIAN. JULIA M. GtIKIAN. EOWAKD M. HAMADA. ARLEAN N. HAMADA,CAKY S. HANAOKA. AMY E. HANAOKA. WAYNE H. HARADA, V1OI.ET It. HA- HADA, ROONEY K. HAKAGA..IANES. HARAGA. SAMUEL 7. HASEGAWA. AMY Y. RASEGAWA, Gl.tiNN M. HASHI- MOI'O. CINDY M. HASHIMOI'O. UMEO HASHIRO, CAROLE Q. HAS)IIRO, JACK HAWLEY. MARTA HAWLEY. SI'ANLEY I. HAYASIII. RUTH K. IIAYASHI. MELVIN J. N. I iEli, NAI'IiAI.IE I.. .I. HEE. t:(iMlOHII>ANO.YAEKOHlDA- NO. JAMES M. HIGA, MER1.F. N. HIGA. WA1.I.ACE M. HIFASHI. EUNICE T. I l l ( iASt~1. GARY I. HIRAIWA. MARGARET F. tIIRAIWA. AKlRA HIRONAGA. MISAKO HIKONAGA,~JAMFS S. tIOI.0TRNESS. ARI)ELI.E S. HOL- DERNESS. EDWARD M. HOI.I.ACHEK, OPAL J. HOL- LACHER. HARVEY 0 . HONI>A, VIRGINIA S. NONDA. HORACE H. HONDA. FRIEDA M. HONDA. MATTHEWC. H. HONF. KAFHI<RINE S. HONG. PAULS. Il. HONG, ETI1EI.S. Y. K. HONG. MORUfCAI H. HUDSON, Ill. MARY S. HUD- SON. K A I I i Y A. HIIFFMAN, ALAN N. HIIGHGILI.. CHARLES T IIOA. WINIFRED F. IlDA. IIARUYOSHI IKAWA. ELINOR 1. IKAWA, DONNA K. IKEDA, KENNETH T. INADA. HARHARA S. INALM. WAYNE S. INAMINE. SHARON 0. INAMINE. EDWIN T INOUYE. SUIE ITE S. INOUYE. WILLIAM IRVINE. LARRY H. ISORE. EDNA C. ISOBE. MICHAEL H. ITO. PATRICIAJ. lfO.CAR1.G. IZUMI, SUSAN Y. IZUM1,THOMASM. JASKUNAS.CAKOLL.JAS- KUNAS, GORDON K. S. JAY, ROY H. KADOOKA, LOR- RAINE S. KADOOKA. GEORGE K. Y. KAI. M A R r H A 8. Y. KAl. EDITH M. KAHAKELII. GORDON K. KAMAKAHI. L U A N A L KAMAKAHI ROBERT1 KANESHIKO F A I ~ H R ' ~~ ~. KANI:.SIIIKO. R O Y A KAYI-SIIIRO.~JII\E J LA~I:SHIRO. RONAI I1 r KASlI IMOrO. C'AROI. JA3E S KASII IMOIO. CI.I).I:ORI) 11 KASIIIWAHARA. IULLIAN KASHIWAHARA.

HAWAII HOUSING AUTHORITY V. LYMAN n Sylbbla

JAMES K. KASHIWAI. AKlE KASI11WAI.STEPH)i.N K. KAS- PEROWICZ, ROBERTA J. KASPEROWICL NOHUKOKATO, RICHARD T. KATO. LEONA Y. KATO. THEODORE S. KAWAHIGASHI. DANA T. KAWAHIGASHI. THOMAS S. KAWASAKI. LINDA H. KAWASAKI. C l lEWER M. KAWA- SHIGE, SHIRLEY J. KAWASHIGE, MARTIN W. KEOUGH, SHIR1,EY M. KEOUGH. GEORGE K. KIKIJCHI. MARIAN K. KIKUCHI. SO0 BOK KIM. MARY KIM. WENDELL S. H. KIM, ELSIE T. KIM. ARTHUR I. KIMIIKA, RENE M. KIMURA. SEUi KODAMA, L INDA H. KODAMA. FRED- ERICK T. KOGA, JAYNE K. KOGA. NORMAN M. KOGA, NANNETTE S. C. KOGA, KENT KOIKE. NANCY N. KOIKE. ARTHUR A. KOJIMA. BARBARA A. KOJIMA, STANLEY 1. KOKI. SUMIKO K. KOKI. JOHAN C. KOORENIIOF. MARIA G. KOORENHOF. RONALDS. KUHO. SR.. BERNADEll 'EC. KUHO. HARRY T. KUHOTA. HEIBY K. KtIBOTA, SCOTTS. KUNIMURA. ANN T. KIJNIMURA, LINI>Y T. KUNISHIMA. GERALDINE N. KUNISHIMA. ERNEST T. KUROSAWA, SUMIYE 0. KUROSAWA. ROHERT LACNO, EVELYN V. LACNO. DON LAMOND. SUSAN M. LAMOND.LAWRENCE L. LANGLEY. LINDA JO LANGLEY. GORDON M. Y. LAU, RORERT C. LAWfON, KATHLEEN R. LAWTON. HOWARD K. T. LEE. ESTHER K . C . LEE. BRAD1,EY K. LEE, GlNNY T. LEE. WALTER LIEBETRAU. JEAN M. LIEHETRAU, THOMAS L. L. LIMM. CAROLINE A. H. LIMM.GEORGE Y. H. Llli. MARIAN K . LlU, MELVIN D. LLOYD, ARLENE D. LLOYD. ELDEN I.OEFFELHO1.Z. PATRICIA L. LOEFFEL- HO1.Z. JOSEPH H. LOEWENHARDT, SUSAN R. LOEWEN- HARDT. GERALD F. LONERGAN. AGNES J. LONERGAN. JOYCI'. A. M. LORIMER. HIL'TON 1. LUI, LAURA M. LUI, DENNIS H. Y. LUM. SYLVIA K. LUM. HENRY L. MeCAL- LUM, MARJORIE E. McCALLUM.SALOM J. H. MclLRATH, CHARLES M. MAEDA. BARBARA K. MAEDA.THOMAS K. MAKAOI. MILDRED A. K. MAKAOI. VINCENTE C. MAR- TINEZ, GRACE S. MARTINEZ. MASATOSHI P. MATSUI, MAE M. MATSUI. ROBERT K. MATSUNAKA. HELEN M. MATSUNAKA, BERTRAM T. MATSUNORU. BETTY Y. MATSUNOBU. JOY RAE MEDEIROS. SAMSON 1,. MERCA- DO. DOROTHY L. MERCADO. ROY A. MINATO. MAR-

50 SUPREME COURT O F HAWAII 68 HAW

JORlE T. MINATO. CARL H. MITO. PHYI.LIS K. MITO, R lCt lARD 1. MITOBE. JEANNETTE E. MITOBE. CALVIN M HI1 HA. 1 0 1 1 1 S UI I IRA. GAMY I .UIYAIIAI(A. JOAh\I1( U \ l IYAI lAKI\ . H I hKY H hl IYAU01'0. UI * I F S MIYA- 0 1 0 , I \ . I h \ l o Y l ' A l K l ' l A A MO\I)OY. 1)0il(a1 A\ I h l O \ l / , l l \ l \ k li MO\ l / . I A K I O U I RAYA- MI, NOBUKO MURAKAMI. ROY H. MIJRAMOTO. KARFN K. MURAMOTO. MFLVYN M. MURAOKA. MARI1.YN 14. MIIKAOKA. G I 0H(11 hl SALAUA. bKA( ' t K hAKAUA, IIARKY Y VAYAUA. I 'A I \Y I h A Y A I 1 A . S t l l ( i l ~ L ; I 4 A K A - MOIO. l ~ l O U t \ ( ' l : K NALAUOIO. CI'SAN S \ALA I ( (h TO. FRANK K. NAKAMUKA. CLARA M. NAKAMURA. PAUL H. NAKANELUA, JR.. RAKBARA J. NAKANELIIA, THOMAS S. NAKASHIMA. HELEN M. NAKASHIMA, RICHARD Y. NAKASONE. SCARLETT S. NAKASONE, GERALD P. NAUCHTON.JUNEC. NAUGHTON,ROBBRTA. NISHI, ROSFMARY Y. NISHI. DONALD M. NISHIIYE, JOYCE A. NISHllYti. GEORGE M . NOJIKI. JUNEDALE K. NO.IIRI. NELSON M. NOMI. BEVERLY K. S. NOMI. HER- BERT M. NOUCHI. CAROL A. NOUCHI, RICHARD S. NU- SHIOA. SHERRY S. NIJSHIDA. JEUN ODA. JUOITH H. ODA.CI.IFFORD R.O'DONNELI..AKIRAOGATA. MUTSUE I.. OGATA. TOKlO OGAWA. AKIKO OGAWA, RICHARD T. OHTA. BARBARA K. OllTA, OWEN OKUMURA. MAK lON K. OKIJMUKA. CLIFTON T. ONAGA. ELLEN M. ONAGA, WAIUACE T. ONUMA, JANE K. ONUMA. RAYMONI) S. OSIIIRO. CARO1. M. OSHIRO, I X L . A. OSMAN. KAY F. OSMAN, SUENO OTA. WAYNE S. O'TAKE, JEAN H. OTAKE. VIVIAN Y.O'%AKI.GARETP. PA1,SYLVIA E. PAI.SAVlOW. H. PANG, CARFSSA Y. M. PANG, ALFONSO J. PASION. GRACE I I . PASION. T I M L. POELL. LAlJRA W. POFLL. RONALD PORTO, BRENDA L. PORTO. ROBERT J. PROC- 'TOR. ARDITH J. V. PROCTOR. SYED A. RAHIM. MAJEDA HAII IM.PAIRII ' IA I KEII.I.Y.MAYIIF.I ( I HI /I VI1:\. I H . YVONhl: A. R I L I NIFS. KA I PI1 S SAI IO. JbAV K SAIIO. 1III)FKO SALAMOIO. 1I IOMAS S SAKAIA. I I I O I K O SAKATA. IlORACl: N. SASAKI. EMMA N SASAKI. ROSA-. LINE M. SASAKI. ROY S. SASAKI. LAURA N. SASAKI.

HAWAII HOUSING AUTHORITY v, LYMAN 59

Sylhbw

TtRKY T. SATO. HARM) SAW. KICHAKI) C. SIIARPE. O l A h A M. SHARPE. YASIIKO I1 S1II:KIIF. RAY\lONI) 11. SHIBATA. L ILLIAN Y. SHIBATA, FRED H. SHIGEKANE, SHARON J. SHIGEKANE. MELVIN E. SHIGETA. JANE K.

SUEYOSHI. SHARON H. SUEYOSHI. MELVIN K. SUGI- HARA. EVELYN C. SUGIHARA. SE M O SUH. YOUNG S. SUH, HRlAN N. SUNADA. I.YNETTE C. SUNADA. TSUNEO SUNADA. ROSE H. SUNADA. MORlYOSHl SUZUKI. YASU- KOSUZUKI, ROBERTL.SWAN. PEARLL.SWAN,ALTON H. TAKAHASHI. PAMELA A. TAKAHASHI. HERBERT Y. TAKAYAMA, BEVERLY E. TAKAYAMA. JAY M. TANAKA. HAZEL M. TANAKA, KATSUKO H. TANG. ROLLAND F. TANG. SHIRLEY A. TANG. ROHER1' E l lCHl TERIIYA. JI ' I ) I I H S II.'KIIYA. ROHI HT L l \ H l l 11 KIIYA. A1 l ( '1 A I ~ R U Y A . HOLIAL.II M IOKIIA. \ A I I Y r I o k I r A . KIIRO R. TOUASA. C l A K A K I' lOUASr\ . 111110 I U U I I A . I:I.IFA\OK 5 T l l U I r A . VI.'l MI\ l<)S(s. IOK IAK I r O ? A U A . PA IK IC IAS 1OYAUA. K I : Y \ l l I 1 A ICI 'KI 'Y, \ .MA( ' I~IKO TSURUYA, ALBERT H. TSUTSUI. PHYLI-IS T. TSUTSUI. RALPH M. UEMAE. L ILLIAN N. UEMAE. STEVEN T. 11S1Jl. ELBERTA T. USUI. JORGE VARGAS. l lERTl lA R. VARGAS. LESLIE M. VICTOR. DORIS L. VICTOR. IIARHARAO. VON- NEGUT. GEORGE T. WAOA. REITY r . WADA. ROBIN L. WETLEL. WALTER K. W. WONG. CHARLPNE. V. WONG. WALLACE T. YAMADA. SIiARON R. YAMADA, JAMEST. YAMAGUCHI, LYNN M. YAMAGIICHI. HOWARD M. YAMAMOTO. FAYE B. YAMAMOTO. LEROY T. YAMA- MO.iO, EVELYN S. YAMAMO'TO. RAY K. YAMAMOTO, PAULINE ti.YAMAMOTO,JANET. YAMASHITA.AL1.ANY. YAMAUCHI. JANET M. YAMAUCHI, YOSHIO YOSIIIDA, SETSUKO YOSHIDA. GARY T. YOSHITAKE, CAROLYNNS. YOSIIITAKE, ALVIN K. Y. YOUNG, ESTHER K, K. H. YOUNG, WINSTON N. YOUNG, ELEANOR I.. Q. YOUNG, SUNG C. YUE.and DOROTHY M. YUE. Defendants-Appellq and JOHN DOES 1-10, MARY DOES 1-10. DOE PARTNER-

SUPREME COURT OF HAWAII 60 HAW

Sylbbu

SHIPS 1-10, W E CORPORATIONS 1-10. W E "NON- PROFIT" CORPORATIONS 1-10, end W E ENTITIES 1-10. DdcmfenB

NO. 9m6

APPFAL kROM FIRST ClRCUlTCWURT HONORABIL ARTHUR S K tONti, IUDCE HONORABLE RONI I D B IiREIO. JUIX,E

(CIVIL NO. 6 r n I

JULY 29.1983

LUM. C J . NAKAMIIRA. PAlXs l lT IIAVAFIII. 11. ANDlNTF l lM t l l l A lE CUVRTOF APPFALS

ASSOCIATE I l l f X ~ t IIARRV I TANAKA IN PI ACE OF WAKAnUKI. J . UISQIIALICIFD

EMINENT DOMAIN - ~ r m a J r k h l - pun!,< m. unarr tho H a r d conwtution. t k swa is w r t d d h ik t i ~ h t mukc ptimtc

p w n y lor pubk me bul r t m l y p n w a :.king nll $14 WY -mitetima1

p b l r uu h w . of t k htgh r r w d roun, mtvl h.m fa d s m o n d. madtrve Lpnmnl of t k gommmrnl on mttm rllhln IU kwrkdgt a d &ly

SAME - u u - "m. - lo- - .a"" covn. .n b " " d by ,k k".l.,um', pbk ( r u ~ m n t r n ,,"*-,.I& w r

rlOll, .rd P1p.M" d. pn..,. rhl-l

S A M F - m r - - - w r - m w h I k k ~ d . l u ~ h . . ~ p o l m o n c ~ * r r l r ~ ~ n o h s d . a l o n a . l t k r u r r l x

d i k e m r m d m v m prv r n l s o ~ l l y nbld l o ~ k o b l a t n m u g h l . t h k#uC

HAWAII HOUSING AUTHORITY u. LYMAN 61

SAME - xlme - ,ern - xrmr - m. l f6omcomr.bkpblkbnrf i l~~brmtvrd.rh. tbM~rdh.ah.pnne

,nn,.c,ion M Y k mYd I0 . PUbh. .(I...

CONsTlTuTlONAL LAW - h I r h , f v m n n m u -p"-pr& q ( m ~ 1 f m h A

EMINENT W M A I N - r o m m m o n - l u r i w n r s e f n a ~ ~ w r provuuu T k sonrlwmwul rmunrncnt th.l5uu corn-"on" k p n t fur eandcmd

WDBrty ir nM nolaced vhrrt ik A n prorntn i h . c e o m w u o n k pard f a i k f l t r m.rlic, r.Ilr0f lkorrr.ikuo.'%-Y.ud fcr,",rml.-mNIrkrr,kownrr,iruor. .Iluwcd lo prrwlsr ldcna ollvhv.lurur,n~.ny m~lhodounnslly uwd b y q w h i d .pp,s,wr

EVIDENCE - rckuemr m g r m d W k r r t h o w n c r l k r i n l r o d d r r ~ m d ~ k r $ a u % d u k p n o o f - i n

rrudcnlzll kswhold 1s"dl.I comp.r.blnto k d l o r r l l r t k p r ~ n y inthcluu. ,I r . ~ r i t h m ihcaund d t w s u a d l h r tnslcounlondm&lihr r r bu lu l t e~ imay of .n *Itorrry who rn involvd m t h e ncgol,.lrd ukl.

SAME - c s p n irvtm8onv - ddmrrdw orhrrm PPY', qmIY1Ircwt . Tk ,.,.I Ec."" dld "a( rbuw is d,ur.r,on "I rr1,,ang to 4m i t into mdma.

pmmw 01 sn appmiul rrpon prrpred by opmm8 may in connrtim onth p"lrUI Nytutica,.

62 SUPREME COURT OF HAWAII 68 HAW

opinion or t* Cov"

A jndsmee in . bnd R&m M rondmnniaa +iy i m* pni.1, . kh~#h it lum vnradraf s crasshim lor. ponion d l h ~ h m l v t i h n . * . d .

SAME - rrny -- wme. A mvrt M& an ih OW mio.. a n i f y e cum pmmt to HRCP Ruk Wb).

OPINION OF THE COURT BY LUM, C.J.

This u an appeal from s judgment in condemnation proceedings involving residcntial leasehold lands brought by the Hawaii Housing Authority under Hawail Revised Statute%. Chapter 516, a codification o l the Hawaii Land Reform Act.' Thc Trustees of the Bernice Pauahi Bishoo Estate. as Aoocllant~. challen!ze thtconstilutionalilvoflhe Act . . on lhc &rounds lhsl 11 al low la lmgol thclr prvprty for prwatc rather lhdn publac urr and thrt lhcy u c r c drnlrd pa rumpcnratmn Kswr ItaurwKs6 lkvrlupmrnt Co. KaMr A~lnasnd Karor Kcally. Inc .the properly developen. separately appeal from lhc rrmc judgment l o the crlcnt that i t nflccts lheir contractual inlerc$t in thc condemnation p r o d s and from a lsttr order denying a motion toslter or amend thc judgment.' For the reasons rct forlh below, wc affirm the rulings olthe lowel. courl.

The nnctcnl Hawsmn land tcnurr sywrm was nrcntmlly feudal in nature and drvatd of the mlruvrly rnodrrnconapt of pwalc prapcny ornrnhlp I he pattrrn of land d w s m ~ parollrkd lhesocwal hmrarchy 80 that ~uthar i ty and mntrol owr lhc land m led with a companl iv~

HAWAII HOUSING AUTHORITY v. LYMAN 63

q u n m d t h Covn

lew.1 Beginning in thc l8Ws, cifonr were made to adjust land rights to new rrtationrhips and dcpendenckr largely brought sbout by watcrn influences. While dramatic land divi~ion. were dfccluatcd nnda syrcem of f a simple ownership in~tiluted, for a number of soei~conomie reasons land remained v n l d in a minority. Secpnerofly J. Chinen. 77w Freer Mohrle (1950): Lcvy. Native Howdon h d Rl8hlz. 63 Calif. L. Rev. 848 (1975).

This disproponional concentration of land nwncnhip continua today. Aflcr a comprehensive investigation. the legirlsture determined that at kart three-founhs o l all the privately held land in the statc is currently owned by a small p u p of cststn. trusts. and p r imc land- ownen, some of whom have chosen l o kale their land for midcntial urcrather than loscll it. Act307.# 1.1%1 Haw. Seas. Lnwrd88.489: I n extcnsiw findings, the legirlatufc caneluded that thin concentrated i d ownemhip was responsible for skewing the aalc% residential lee simple

. . . . . . . . . . ... 14 Lay ol dn pull dew .(9~61) O C ~ I S 4 S ~ H -kex ldds 1uau.1 w!J!lenh 01 WllP Puq aql IW ~ IUI V H H -1 'all!& Su!~!nb?a 3lIJV

-uap!sas 341 $0 I~JSUBII ivanhasqns pue uo!lruur~pum aq) LOJ Butp!m'd '(IW aqt * . IJBUI~~) 91s ia1dwq3 S ~ H *13v w m p n 'pun ymEH aql PwRUa 1961 UI a~nlelP!9al a41 'swa~qoid m q l 6 p m u OL

('aJeJ134. 3!1qnd l y l ~U!IO(U! PUB ' 63~!~d puel BU!I~UU! 'P~JBLU

nnPln a n ~ l f q n d * I jo I((IIINJE 3(11 ~sssed IJV WI 18q1 apntwo:, pue aamap am splepuels atqmtdda a q ~ rapun .asn awnd uaql ln(lsr atanud Apawud rat ilafiod UOII~UUISPVO~ 131811 . . WI jo %!31W1 ,smoilni!Isuomn 3q1 q!wixi .q3ns EB sPnP Jil q n d yqe!ludda ua lnoql!n waunopuel alSh!ld 38Jells36!p 01 ldwgie pal!% 61u!q1 s q wv a q ~ pua~uoa w t r n l l y~ ~UO!I~I!ISUO~ !!WPH +I JO OZ Uo!l~?s 'I olqus jo rurrua~!nbaJ .m xlqnd, aql eae(o!n wV wrojan p u r l !!smaH 1111 Jaq8aqm jo ansq a q ~ lug ~P!OUOJ ZM

!!e*VH 3q.L 6ZCZ I0 'PI PISlXAOd YXlod s.u8!2JaAO% t JD aoJs q l ql!m snou!w~~lo~,sl asnel~ sm wqnd 9ql leql naq 6lpeolq ' ( ~ ~ 6 1 ) 9 t 'Sn 8~ ' r a ~ m d '6 u o w i a ~ uo 8u1Lp~ 'uno3 a q ~ ' m q j '62-8~~2 la 'venalail! E! P~IUIU! F! u!ewop IUJUIIU~ teqi PPJ aqt !srumt aA!rnpuoJ qs!u-llan U! puepap uwq sreq lsmlu! wqnd aq1 '0% u o p %utneq 'pun pua tsqr m y q m or a p q ~ 941 t q s ~ ot pxarnodw q I! 'Lrpoqms s.mntrls!BaI aql u!qt!a s! p~qrqdruone aq 01 w l y o aqt re Sue( ry 'uejlam ?lwnd 2q1 %us 01 par!%amaq L ~ U I hluoqtnu aqtelE!aq q q m qSnorql sueam B Alaatu s! 'l%od q o d 2q1 3x11 'U!VUIQP iltau!ws lo rmod 5111 rnqt paulruzatap 11 o , ~ ~ ~ ~ n ~ ~ 8 3s" wqnd uo 6i!~suo!inr!gsuo~ E,I~V aqi ploqdn Lfmou!ueun una3 aq) ' u s q ~ iuo!rrn~s!p >no 01

. . . . a ~ q plno, hlqeuursal rlnlslrJ2l 2111 ' i ( lml> dlodudtlo pun1 s ju s l l u ~ l r u u u o s pue la lwr panla~la4 31 SuusneJ Aq a m q q n J P 3 ~ 3 .

'occz re 'mdns ' / / ~ ~ P ! I v 'a .fIlIovmv Su!sIIoH ! ! v m o ~ 're08 ?on q q n d aql ~E!I~IUOJJB plnon uaaod UO!IBYU~~PUOJI.UI)!JI~AOT i q i JO uo!~n!ldda 18q1 p a ~ q a q a ~ s q PlnoJ A I I W J O ! ~ I! ~aqtaqfi pur ' 6 ~ IB .p! 'qqnd an =yl I~P!SUOJ Alqe

IL NVIYA1 'a UI8OHLflV ONlSnOH IIVMVH

n SUPREME COURT OF HAWAII ~1 HAW

OpinMn 01 th. COM

public use clause."

The Trustees furthcr contend thcy wcrcdcnicd*juslcompcnralion." as rcqumd by the fcderal and statc constitutions, for their intcrcstr in the condemned oarcels. Thcvaruuc. first. that the orovisionrof the Act

they argue that ana in procedural and cvidcntiary rulings made by thc trial coun resulted in lheir mcciving lcsa than just compensation. Finally. they erguc that thc trial coun'r decision thal intcrcst on the mmpen~ation sward&-also known asUblight of summoluXdamagn -muat be limited to tho mte of live pcrrrnt, deprivn them of j u t compensation.

'Thc Act provides for tho eondcmnation ol the"1eased ice interests* in thc h o u ~ l o t ~ , and 'leased fee interest" is defined as"al1 o f th t interests of the fee owner, lessor and all legal and cqumblc ownen of thc land which is kascd, other than the lcrree'a mlercst as defined by this chap- la." HRSP 516.1(6) (1976). The Act further provides that"(tlkcom- pensstion to be paid for the leased fee interest . . .shall be the owner's basis ar delincd in section 516-1f14)." HRSS 516.24fSuon. I984Land

provide the lessor with just compen~ation for his interest in the lot and shall lake into consideration every inlercrt and equity of the ltsrcc in c~tablishincthat markct value." HKSS 516.III4)lSuao. 19841. Section . . 116l(141 gws on to statc that the valuc of lhc l e a d In: lntcrcll may he drlrrm~ncd by rtthcr of I ru$peaf i rd mrthodr or by 'any othcr mcthod w h ~ h IS normally u u d by qual6tcd apprancrs tn cstabltshmg the f a r market value of a ltssor'a kawd fee intercst in land."

HAWAII HOUSING A U T H O R I N v. LYMAN 13

0pini.o d ih. C,,""

The T r u s t ~ s have not dcmon~l rmd that t h e slslulory provisionr deprive them of just compensation. They fail to show that their intcnrt in the land is greater than 1hc"Ieared fee i1crmt"asdefined in the Aa. With regard to valuation methods. neither p n y alumpled lousecithcr of the twomethodsspecii~edin§ Slbl(14), therefore wcnced not decide whether those methods would have orovided iurt comnensation. noth

contend thal they were prevenlcd from introducing valuation evidence according l o the mcthod of their choice, nordo thcv contend that the

8.

The Trurtees contend that the Lcswes should not have be." a nanv

the valuc of thc interells being taken. and this obligation was not fullilled where the HHA failed to present valuation rvrclrnet from its own experts but rather relied on the le~timony of crpenr hi& by the Leswni.

I n I983 the tcgialature amended the Act l o makc explicit that the teuees rhall be a pany to proceedings under the Act and that thcy must he given thc appanunity to p m n t valuation evidence. HRS 5 516.56 (Supp. 1984). This case, however, wss tried prior to this amendment to the Act. The issue. therefore. is whether is was aronsr for the trial m u n

domain proaedings generally. m y % that: Any person in occupation of or having any claim or intern1 in any properly sought l o he condemned or in the damqcs for thc taking thcrcof though not named in thecomplaint, may appear, pkad,snd defend in r t s m t to his own lrraoenv or interest. in like msnnerasif . . . named in she camplaint.

Tbua we find it vsa welt within the trial cwsl'% d i i o n l o allow the Lesser to appcar as pnia herein.

*Psw rl plnon 'wolj pa~w.Xld= 1 u ~ 8 p n i w 1 u! palm1 nunows 191 uo tcualu! JO piens u1 IWI WOJ I ~ U I y~ /q p a ~ q d w a ~ m ~ a I11uapy IW

11 'Irualu!Jo Plb'~Wbu81oj uo!s!nozd ou u x s w ~ n q 'pauwrpuoa Su!y ml wi JU wn lot ,traalu! =J p e a t , a111 10 ~ I I B A a91 s t y ~uaiu%pn( lsW.'(qkSal*8 d3UH 01 tusnsindno!ha~ojpay!u;avenq>!qn 'C861 'a ~ a q ~ ~ a t d a s uo p31Ua tuawPpfir s UKUJ u q q E B ~ p d d v i ! q ~

'xn alojx, p l o m =ql jo WIE 391 U ~ A @ ' ~YI I I ~uwatd y11S yo!~sanb c!qI aPJJql01 Z a ~ a a o q '111e13nta ale 1~ .uo!lesudwoa lsn!o~lqSu~auo!~nl!lsu~~~!a~l~~I~!uap~s!~u~~~~d ~ A L I 01 f r w w ! qms JOUO!I~I!UI!I 3ql IwSu!nBm'~ap~o I B ~ I ISXI~BOI i d w w e nou S ~ ~ I F N L WL 'Ud"E "03 IU%ilS+%UI P>PUOU 'A "f"lOl4OH 10 drun03 p 6I!J u! uo!r!=p $no pua 'ic-101 pus $L.IOI §§ s n H 01 lumwnd 'lumrad y 10 alw aqt IS p!ed y 16nw IWW! q ~ n s /ue 1841 p q ~ ~ u n o ~ aqt I ~ J J ~ U I 'UQ!lOW ~ ~ l I ) u ! 6 ~ ~ p ' Z 8 6 1 '61 iy9o1y) uoi?plo ue p q y imo3

w(1 '2861 '02 ~ a q u r a ~ d a s "0 UO!lOtu iql "0 Suuslq e l$lJV 'pa,%!'" E! tuawded [In] ~ I B P 9111 1!1un uo!~suS!sap JO w p ?ql u o l j paems uo!leuw~Puoa aqt l o tuawi(sd u! .&lap YI 20j S%mep ilu!mdwoa u! Pam y 01 pa!Id Bu!punodwo~ pus ale2 l ~ m t u ! ols!>do~dde ? q ~ q*!lqvlfUOl ~ a P ! ~ 3 1 U x a 1 d 01 paaolle y ptnoqs 6391 ley1 w u 01 "no* ?I pa888 bWl qYI& U! I V l 01 loud uO!low 8 p a ~ y n g s t u ~ a q l

'3

16 SUPREME COURT O F HAWAU MI HAW

aRcr the disposition of this appeal. Although i t might nevertheln. be wraiblc for us l a m i c w et this time the decision o f thc trialcourt thst any inmmt swarded wll hr hmjtrd to lwe percxnt, x. dcrlmr the mwlalnon. We thank it prrlrrabk thr l an oppelbtr court dccldc that &sue on a w r d thst includes a compkte treatment of the Might of rummom issue. We therefore mewe our decision on this issue until ~ c h lime ar i t is properly prucnted on appsl.

~efcndants Kairct Hawaii-Kai Devclopmcnt Co., Kaiwr Aelna and Kawr Realty, Inc., (hcreinafier eollectivcly Kaisn) appcpl from the judgment tnteml Scpfemher 29, 1983, Kaiser was named as a Delcn- dent in fhccminentdomain action inttialed bvthe HHAalon~wi th the " Tmrtm. thc camplamt scckmg rrrdutwn of all clams tu the subject propcny and to thc mmpcnsat!un and damage swarded. Kamr crass- cls~med agaonrt the rrurlcrr for a *hare o l thc condcmnatwn award. Kaiaet had acted as dsveloper of the Kamilaiki tract, and pursuant to the terms ofits devdopmeniagrecmcnt with thcTrwtnes, Ka*crallcgcd that i t was entitled to a portion o f any such proceeds.

&fore trial. the martip and thc iudae axrcrd inchamherstowDsrale . . . Kamcr'r e r w d a t m (ram thc cundcmnalmn pructcdlng on pubic uw and valuat8on rhc Ordct appealed from hold$ that t l c taklnl IS for I pmblic ur and assigns values l o the individual lots. I t statesthat thereis no just reason for delay and directs entry oljudgment on these issun,"

Kaiser asserts that the failure of the trial coun l o Nk on its cross- claim aeaina the Trustees rendered the iud~mcnt on valuation ~an ia l , ~~- . " and thercforc n M nplxalable. Our review ol the record e o n v i m us. however, that the trial wur t committed no error in ani fy ing its judg- rnCRt.

KairZs argument flies in the f r a o f a plain d i n g o f HRCP Rule Wb), which provide,:

(b) Judgment Upon Multiple Claims or Involving Multiple Par- tin. When more than one claim for relief is pnaenled in an action. whether u s claim. countmehim, crosbelaim, orthird-p.ny claim, a when multipk panin am inro)m(. the court mrry d k c f lhrcnfry

"Whrk n a a p d k a l y nhmn( lo HRCP Ruk %bI. Ur c s p r r r & l c a h U * ~ ~ rraM tn t h hdn m d ; t b he- dlhl Rukb ngvlmnrntr

HAWAII HOUSING AUTHORITY v. LYMAN 77

wnia or the C W ~

o / e ~ i n ( ~ i ~ m ~ . n r 0s 10 om or mom bur/wer rhn o l l ~ ) / ~ h r ckrims orporfies only upon an expms determination that there is no just nuson for delay and upan an express direction for the entry of judgncnt. (Emphasis added.)

T h e fan that no ruling was made on the crosselaim, therefore, is entirely within theurntemplation o i t h e ~ k , withitslsnguagdimtina ~Udgment as to 'lcwcr than &I1 o f the claim."

I t is true. a% Kaiser points out, thal whik HRCP Rule %(b) pmiu the entry of judgmcot on one of scvcrrl claim, the claim it=# must he fully adjudicated. Kaiser alkger thal the valuation judgment is mcrelp mnial. bceauw i t leaves a i m the iuucr of who will be liable to em the condcmnallun axsrd. thc panm to rhom h l must k pad and vhcn it w ~ l l be paid Katur's cnutlcmcnt to a p u n m of t h r prcxcedl r a s also not ddermined.

As the HHA mots. howevn: the Rnt t h m of these elements ass d~elatcd by \latutc. Thc statute. in HRS 6 516-21 (1976) rrfcrcna. thc %tstutory cmlntnt domam mlwns , whtrh prowdr for paynvnl by the pla#nl#ll. HKS 8 101-25 (19761. The t ~ n d H r f o ~ m A d wction on compensation itscli reicn to"compensa1ion paid by the Hawaii houaing authority." HRS g 516-26 (1976). Rcgardlers of thc HHA's uttimare soum far these funds, by statute the HHA as plaintiffcondemnor will be the party bearing liability, if any, for thc award,

Similsrly, the itatulc provide for the identity ofthe recipient oflhe award:

Inremsf in carnoensarion o d d 6v ik ourhnrirv. The fee owner. k r o r . and all lcgsl andcquntablt ownm shall sham in thc campen- kluon pzed by ihr tlsuan hou,,ng ruthonly as thor n n p c r t l ~ interests appear. Notwithstanding any contrary provision in any contract or kaw, a devslopr ar other person cntitkd to sharein the k a v rentah shall share in suchcompnsalion paid by thcauthority to the enlent of his interest as may he dcremincd by agrnnent o f thoseentitlcd toshare in themmpnsation paid by thcaulhority,or in thc sbvnce of such agmmcnt, pursuant to chsplcr 658.

HRS 51626 (1976). K a k h rights to m y p r d r of the award ncecmrily d e r h ffm

thmr of the T r u t m , $nee such rights, i f they do exist, stem from.the development agmment contract. Kaiser d m n M aIren an q u i b b k interest in thc subject pards, but its rights punusnt to thi%dacumcnt. Therefon, white the T ~ r t m may ultimately be liable t o K a i r r punu-

78 SUPREME COURT OF HAWAII 68 HAW

have to be resolved later. Finally. the time of payment is provided for by statute. HRS 8 101-

25 (19761 provides for payment within two years after final judgment. Similarly. the judgment is not panial although i t leaves unresolved

the apponianmcnt between Kaiser and the Trustees. Kaiser", rights to such nroccrds. i f anv. will derive from the devcloomenl aweemel.

condemnation award while acrorrslaim considering the Truslnr'sduty l o pay Kaiser s shrrc war pending. The cross-claim =maim Kaiser's whiclc for determining its sham of the award.

I n addition, we find no merit in Xaiser.saPcgation that thetrial coun absued its discretion in granting the Rule W b ) cenifiration. The trial court is vested with discretion l o cen~fv a claim under Ruk 54b)after

court may no1 certify a non-final claim, i t may in its discretion a n i f y fcwerthan all claims in a multiple claims or parties situation. Sears. Roebuck & Co. v. Mackqv. 351 US. 421,437 (1956).

This discretion was nor abused in this casc. Notwithaunding KaC aer's arguments. additional piecemeal litigation would not mu t t from anificalion, since the TrusteelKaiser claim was an entirely separate matter from the merits of the valuation claim. The agrccmcnt of the pan in in a sense contemplated adjudication in pieces, since the cross- claim was bifwcated from thc valuation proceeding. Its resolution would turn not on the is$"" raised s l the valuation proceeding, but upon interpretation of thc dcvclapment agreement.

Kaiser's argumcnl that the trial coun erred in not eomidering its in lcmt in the Ittigation is fallacious. By its oun representation made by counscl in chambers. Kniwr had no intcrcsl in paniripating in the ~ l u a l i o n ponion of thc p r m i n g . Similarly. Kaiser's srlsck on lhc at t i fcst ion procedure b unwailin& The eoun's powcrloani fy suchs c U m under Ruk W b > rrmv he invoked on motion of s oenv. bv

HAWAII HOUSING AUTHORITY V. LYMAN 79

(yiniw d Ik Cant

on its own motion. 6 Moore's Frdrr.lPlorrirt. 154.4l[Jlat 74243(2nd ed. 1976).

As sgamslthr Trurtrr'schallcngr. wc uphold thcconrt~tutmnsloty of thc Hauatt I and Rcform A n under lhc puhltc ulc and psi compcnra- toon clausrs ol a n d c I. K r t m 20 ol t k l lavan~ Cuntt~tut~cm and ihc just cornwnlalion clause or the hf lh amndrnml to the United Stam Constitution. Appellant Kaisrr'sappeal~onnrningaltegaferronintbe lower court'% condemnation award is di~mirsed Pa being without merit.

The judgmcnt of the trial c o w is affirmed Clinton R. Arh/ord( Wavnr Nmer . Rotrmor.~ T Foiioand P d S .

Aoki with him on the briefs: Ashford & Wrirrun, d counsel) lor Appcllaas Tmr tm.

Mirharl A. Lillv. Attorney Gneral. (Sonia Fowr, Trrrrncr Ynmp mom. Peter L Yee. Deputy AltorneysGencrsl.wilh himontheanzver- ing brief filed on 1/3/85) for Appellee Hawaii Housing Authority.

Dennis E. W. OConor (Jerrold K. Cuhm and ntmdowc Y. UWIO with him on the briefs: Hnddick Reinwald. O'Connor k Marrack. of counsel) for Appcllnn Lessees. On the Briefr:

R. Chorlrf Bocken end Heidi M. Rim (Domom, KC". Char A Bocken of counscl) for Appellanl. Kaiser Hawaii-Kai Devclopmmt Co.. Kaiscr Aelna and Kacor Realty. Inc.

Dokid H. C#st and James M. Cribley (Cam Ko!. A Lywh, of caunrl) for amici Nriac Queen Litiuokalsni T ~ a t , King Lunalilo Tnrrl. Alu Like, Inc.. and Aruaialion of Hawaiian Civk Clubs.

RK. &USI Keppler for amicus curiae Thc Offim of Hswaiisn Affain.

Appendix C

ALPHABETICAL LIST OF HOLDERS OF FEE SIMPLE TITLE TO LANDS BENEATH LEASEHOLD CONDOMINIUM UNITS

County Tax Assessment Records - Summer 1986

F I R S T CWNEX TMK # D F U N I T S I S L A N D I N S T R U H E N T A C L Y A U C O L T O 27003023 1 1 L A F c E A K ~ ~ E N TR EST 2 eo-1x2 7 26 4 L

11 A H E O T E R V R I S E S 34C08044 3 2 L ABC L i I j U Q i i f i S L 0 I N C 26020069 3 9 1 L

- : L A D L U S F L C Y E G E T A L ZhO2lOll 228 1 L * &DM:< SF VETEQAYS A F F A I R S 94005028 1 1 L 1 A H N t c R O Y M A : t Y ! 4 23023006 1 1 L

*)(&%ELLEN C E T A L 2&0=02 6 32 1 L AHIN^ IN^ T H O t 4 L S I N h T R E S T t T L 24C23033 1 1 L *i AKANA WbYNE K E T A L 23021029 1 1 L +i__*KlN VEE L T D 2 4 C G 3 3 122 1 L

A K I I A M A HINCRU/GRACE S 24029626 I 1 L A L A d A I R A N S I C N XNC 26015009 33 1 L

- - -ALA$cL% K A u A L ~ N V S T H N T S 75004PZl . 9 5 3 L ALCANTLRA RU5:N R 23021028 1. 1 L A L t G K c FRANC C SR T R U S T E T A L 4300202 1 1 2 L

BthSCV E I S I N t TRUST 54012408 1 4 L A L I I V I L L 4 S 75021007 12 3 L

" A H T R C D D F H I I N C T R U S T k E 27035034 185 1 L * AH TWST cc OF ni rhc TRS Z_ZCO~BIO 42 1 L

CC C F W A * b I l I N C T R S 27035034 1 1 L r W i R i C k h IbiViVtST CO LTO 24023013 49 1 L

S V b S C L N ASSCC L6235940 33 1 b " h N t * I C h N T R C 3 O F H I I X C T R S 280120L,1 1 1 L

A W E h i C h N T R CF1 DF U I I N C T R S 7301201* 62 1 L A * c ~ ~ ? ! V ~ I & U S T Cw!2QlP24 1 3 I

J ' ~ ; R I < A N TRUST co HI INC TRS i6015013 14 1 L A M t X i C h N T R U S T C O O F HI T R S 77015069 18 3 L AHFLC U E V CCKP X T A L 24CMQO7 67 1 I

" AUFAC I N C 44006011 1 1 2 L 0 AUIYA SELMA 440CB002 1 2 L

A N ~ ~ A S O N L I A J I 3 C ET A L 43002019 ~1 ANGrkSijN D A V I D G N E A h N f 54012002 3 4 L

O.; ANbERSCN JLLI?INE A E4C05003 25 4 L "I ANDCKSDN J E A N N E A L - . . - ---- F401200_2 28 4

A N 3 h f H J A M E S i', E T h L 41006063 1 2 L *. A ~ G u T A S OCROTnY S T R S E T A L 16006036 1 1 L

3 L1 2 L 9 8040lWZ 1 1 L

A U h t H L ) Y # A S i E S T 44C01052 1 2 L * ~ . ~ O I I . B C _ Z & ~ ~ D R / E T H E L S ?-?.G45p13 24 1 L m APU G i G Q G z i T A L 43C06014 28 2 L * A R F Z A X I J A S O N I 73012014 1 1 L

11 A R l r t r K I TSUYtf 2 3 0 x 3 6 17 1 L * rxn ~A<~&EA NKS Tr( 2 10 120m 1 1 L * ARM>TfiLlNG O:Cr i l /ERNESTINE 2 1019014 43 3 L

"!A.SSJl A P T JU"<E<S H J L I D A Y V L Y 23s lG2S 1 1 I ' A j S J APT DU%ii,S (rF CONSULATE 24024022 6 1 L * ASZN OF A P T CWNRS O F WA P A L 1 45039001 103 1 L " -~. - ASSWC. .A ~ ' ~ . O ~ ~ E & S . - ~ ~ L W . A U L G - ~ ~ . ? _ O ~ ~ ~ ~ 1 I L : A T h C T i R WAXIr4E f R 46031019 1 1 L

*-$ A U F R b N C l S T C E T A L 26624069 161 1 L "L. A U GAQV J I Y A R R I E T A E T A L 24_W10 1 I L

" AU W.?.nY H T / % R I S U U E T A L 24015008 28 1 L 0, AU H3W C H I t l G I N C 24019017 40 1 L " AU .ICUA$.U-NSLLILLY U E E ll0590_20 30 1 L U~ AUGUSTUS F K;~UCSEN TR ~ T C L ~ m i 7 0 1 n 45 rr L

-'I A U S I E t * ECMUID TR E 5 7 E T h L 97021020 48 1 L 'L~UXXV PLAZA e S S C C I A T E S 2Ull2Q06 2 1 L I

AUSTIN PLALC ASSOCIATES ETAL 21012006 1 1 L AUYCNG ELSIE L ETAL TR 16006n36 120 I L hV0.4 IYC T t X INC C N n K ~ w e b 69003019 27 3 L

I AViRY CL iCE 0 TR E T A L 4600;007 181 2 L , B P MiStcDD EST 39008009 1 1 L

B P BISHOP 1 % EST 96003053 22 1 L BACLAdSKl &NN 23021028 1 1 L B A L I LAY0 CDRP 11062024 297 1 L B A L S ; ~ Lnu:s WANNABEL L , - --5 a h ; : ~ ~ ~ - ~ j 1 . g g t I ~ ~ c ~ ~ ~ 23019061 1 1 L

llObOOf1 1 1 L ei; B A N S ~ A S LIFE INS co OF NEB 1lot.0011 22 1 L ' BAME.IS L I F E I N S C@ OF NEBR 110_6COl 1 324 1 L

:: OkNllCIH CURP 2101200h 15 1 L I) B A ~ Y E S O N J ~ N L TRUST 44ooeooz 1 2 L

. . BARtlrlILL-AUDLEY VMhRCgLLrp 9 26024024 - _ - . 1 1 L , BAT15 RJbERT L l J t Z E B E L K 75C2GO03 7 3 L

6': B t C O i h A H ~ C A i l O L A 36013003 1 2 L m i -- 6Eh:JtTT MAUtiAktT C ETAL 2 3 0 0 5 4 28 1 L " B E h t * C f l lS f l TkS 39035013 1 1 L

' BERSEU GtKTRUUE F ETAL 44001033 83 2 L 3SRhARO PARSiR [email protected] 2 1 3

" ~ L - S L ~ N S SERVIC t BUICK L

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15027042 59 I L 16002090 144 1 L

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Appendix D

1984 CO-OPS ( N o change for 1985/1986)

Tax Key Name No. of Units

Atkinson Towers Terrazza Ltd. Oahuan Tower Punahou Terrace Ltd. Oahuan Makikikian Waikiki Shores Waikai Tradewinds Hotel Inc. Kalia Inc. Bldg. B Kalia Inc. Bldg. A Kalia Inc. Bldg. C Rosalei Apt. 411 Kaiolu Inc. T ik i Apts. Queen Emma Beachside Apts. Hawaiian Prince Apt. Beachside Apts. Waikiki Regents A l i i Inc. Hawaiian Ebbtide Capri Apt. Inc. Kuhio Ebbtide Hotel Bldg. C Kuhio Ebbtide Hotel Bldg. A Kuhio Ebbtide Hotel Bldg. B Hale Hui Ltd. Coolidge Apt. Ltd. Prince Anne Apts. Inc. Canal C lass i c (Apt. 1-6) Canal C lass i c (Apt. 7-12) Hale Laau Hale Laau I1 I o l a n i Banyan Diana Apt. Inc. Lani Homes I o l a n i Gardens I o l a n i Gardens Laau Gardens 2511 Kapiolani Co-op Kaipuu Inc . Beretania Hale Punahou A r m s Dole Terrace Diamond Head Surf Diamond Head Surf

Tax Key

3-1-026-031 3-1-026-043 3-1-026-045 3-1-032-001 3-1-032-003 3-1-032-004 3-1-032-007 3-1-032-010 3-1-032-026 3-1-032-027 3-1-032-028 3-1-032-030 3-1-033-001 3-1-033-059 3-5-016-002 3-5-016-005 3-5-016-006 3-5-016-007 3-5-016-008 9-4-047-017 9-4-047-024

Name No. of Units

Diamond Heal Alii 54 Diamond Head Terrace 25 Diamond Head Hale 16 Tahitiene Inc. 3 1 Coral Strand 50 Diamond Head Apt. 5 7 San Souci Apt, 88 Colony Surf 171 Diamond Head Ambassador (C) 22 Diamond Head Ambassador (B) 35 Diamond Head Ambassador (A) 35 Tropic Seas 64 Kainalu 5 7 Seabreeze Apts. 10 Kahala Gardens (Apt. E) 2 Kahala Gardens (Apt. A) 4 Kahala Gardens (Apt. B) 4 Kahala Gardens (Apt. C) 2 Kahala Gardens (Apt. D) 4 Leolua Gardens 4 1 Kunia Terrace 41

TOTAL 2,7382;"

"Assessed with Tax Map Key 2-6-021-076. **No change for 1985.

List provided by the City and County of Honolulu.

Appendix E

LEGISLATIVE REFERENCE BUREAU State of Hauaw

S1a:e Caorol Hondulu Hawat, 96813 PhDW (BDB) 598-6237

July 14, 1986

Daniel J. Mollway, Esq. Executive D i rec tor State Ethics Commission Kamamalu Bldg., Room 405 250 South K ing S t ree t Honolulu, Hawaii 96813

Dear Mr . Mollway:

I would l i k e t o request an adv isory opinion as t o whether it i s permissible f o r me t o d o t h e s t u d y descr ibed below in my capacity as a researcher w i t h t h e Legislat ive Reference Bureau. I have been assigned t o d o a s t u d y requested by t h e legis lature t h r o u g h Senate Resolution No. 25, S.D. 1, and House Resolution No. 249, H.D. 1, copies of wh ich are enclosed, t h e basic purpose of wh ich is t o ,. s t u d y and analyze t h e ownersh ip pa t te rns o f t h e l and beneath Hawaii's

resident ial condominiums a n d cooperat ive hous ing corporat ions" so t h a t a determination can b e made as t o whether an ol igopoly o f landowners ex is ts .

T h e s t u d y i s d i r e c t l y connected t o t h e issue o f whether t h e Land Reform A c t should be extended t o res ident ia l condominiums and housing cooperat ives so t h a t owners o f condominium u n i t s and shareholders o f s tock in corporat ions owning housing cooperatives t h a t a r e s i tuated o n leasehold l and a r e g i v e n a n oppor tun i t y t o obta in o r b u y t h e fee simple t i t l e t o such land. See enclosed copies o f Senate Resolution No. 25, S.D. 1, House Resolution No. 249, H.D. 1, and respect ive committee repor ts thereon. T h e study, however, w i l l n o t make a n y pol icy recommendation as t o whether t h e legis lature shou ld or shou ld n o t ex tend t h e Land Reform A c t t o condominiums and housing cooperat ives and i s expected t o deal mainly w i t h ascer ta in ing who owns t h e fee simple t i t l e t o lands beneath a l l condominiums and hous ing cooperat ives in Hawaii and fee simple l a n d ownership pat te rns tha t may emerge f r o m t h a t data. O t h e r topics t h e s t u d y p r o b a b l y not necessari ly w i l l address a r e as follows: whether the Land Reform Ac t can be extended t o condominiums a n d cooperat ives u n d e r - Hawaii -- Housing A u t h o r i t y V.

Midk i f f , A U.S. -, 5 2 U.S.L.W. 4673 (1984). a copy o f wh ich i s e n d o s e x assuming no land o l igopoly ex is ts and assuming t h a t one does exis t , and in connection therewi th, whe the r a n d how " land oligopoly" i s de f ined in Housing A u t h o r i t y M i d k i f f (it i s not specif ical ly de f ined therein, see enclosed copy o f =e) and whether a n y exis ts u n d e r t h a t def in i t ion, if any; a prof i le of condominium owners and of shareholders of s tock in corporat ions owning housing

Mr. Daniel J. Mollway July 14, 1986

cooperatives; and a p ro f i le o f those who own the fee simple t i t l e t o land beneath condominiums and housing cooperatives and the i r willingness t o sell such t i t l e .

I own a condominium un i t situated on leasehold land. My parents as well as various friends and acquaintances o f mine own single family residential homes situated on leasehold land and have undergone o r are undergoing a leasehold conversion process t o obtain fee t i t l e t o lands beneath the i r homes and I believe it t o b e highly l ike ly t ha t many other fr iends and acquaintances hold leasehold interests to land beneath t he i r respective homes o r investment properties, b e they single family residential, condominium, o r cooperative properties. The s tudy will be distr ibuted t o t he legislature and o r *t not affect decisions which may be made b y the legislature as a whole i n d t v i d x legislators if they deal w i t h t he issue of whether t o extend the Land Reform Act o r a related concept to condominiums and housing cooperatives, which decision, if any, in t u r n affect any interest I may have in the land beneath my condominium unit. If the legislature chooses not t o act, th is also may affect any interest I may have i n the land beneath my condominium unit.

May I please ask f o r an immediate decision on th is matter.

Finally, I would l i ke t o disclose that I have i n the past on many occasions met one of the commissioners, Laurie Loomis, socially, and we share mutual f r iends and acquaintances.

Thank you f o r you r time and attention. Please do not hesitate t o contact me at 548-6237 should you need more information o r have any questions.

Ve ry t r u l y yours,

Colleen C. Sakai Researcher

CCS : mm Enclos urer

August 5, 1986

CONFIDENTIAL

Colleen C. Sakai, Esq. Researcher Legislative Reference Bureau State Capitol Honolulu, Hawaii 96813

Dear Ms. Sakai:

This is in response to your letter of July 14 , 1986, in which you asked for an opinion as to whether you may participate in a study to analyze the ownership patterns of the land beneath Hbwaii 's residential. condominiums and cooperative housing corporatioils so that a determination can be made as to whether an oligopoly of land owners exists. You have stated that this study has been authorized through Senate Resolution No. 25, S.D. 1 , and House Resolution No. 249, H.D. 1. When completed, the study will be presented to the Legislature, and the Legislature may then take action to determine whether the Land Reform Act should be extended to residential condominiums and housing cooperatives so that owners of condominium units and shareholders in stock corporations owning housing cooperatives may be given an opportunity to buy the fee simple title to such land.

In your letter of July 1 4 , 1986, you stated that the study will not make any policy recommendations as to whether the Legislature should or should not extend the Land Reform Act to condominiums and housing cooperatives. You have stated that you own an interest in a lease-hold condominium as an investment and for this reason are concerned as to whether your participation in the study would involve you in a conflict of interest.

The section of the ethics code relevant to the question you raise is section 84-14(a), a part of the conflicts-of-interests section of the ethics code, which reads in pertinent part as follows:

884-14 Conflict of interests. (a) No employee shall take any offi6ial action directly affecting:

(1) A business or other undertaking in which he has a substantial financial interest; or

( 2 ) A private undertaking in which he is engaged as legal counsel, advisor, consultant, representative. or other agency capacity.

This section of the ethics code prohibits a state employee from taking action that directly affects a business o r other undertaking in which the employee has a substantial financial interest. In tfiis case, you will not be

Colleen C. Sakai, Esq. Page 2 August 4 , 1986

taking any action that directly affects your interest in your condominium. Any legislation passed in this matter, of course, will be passed by the Legislature itself. For this reason, we believe your participation in the s tudy will not violate the conflicts-of-interests section of the ethics code.

If you have any further questions concerning this matter, please feel free to contact me a t 548-2350 or 548-8504. On behalf of the Commission, 1 would like to thank you for seeking the Commission's advice in this matter.

Very truly yours ,

Y Daniel J. Mollway Executive Director

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