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"para_730", "para_731", "para_732", "para_733", "para_734", "para_735", "para_736", "para_737" ], "kind": "front_matter" } ], "paragraphs": [ { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_1" }, { "text": "Electronically Filed", "paragraph_id": "para_2" }, { "text": "Intermediate Court of Appeals", "paragraph_id": "para_3" }, { "text": "CAAP-24-0000055", "paragraph_id": "para_4" }, { "text": "23-JUN-2026", "paragraph_id": "para_5" }, { "text": "08:30 AM", "paragraph_id": "para_6" }, { "text": "Dkt. 76 MO", "paragraph_id": "para_7" }, { "text": "NOS. CAAP-24-0000294, CAAP-24-0000055,", "paragraph_id": "para_8" }, { "text": "CAAP-24-0000351 and CAAP-24-0000420", "paragraph_id": "para_9" }, { "text": "IN THE INTERMEDIATE COURT OF APPEALS", "paragraph_id": "para_10" }, { "text": "OF THE STATE OF HAWAI‘I", "paragraph_id": "para_11" }, { "text": "CAAP-24-0000294", "paragraph_id": "para_12" }, { "text": "DR. ALAN NOMURA, as Trustee of the Alan K. Nomura Revocable", "paragraph_id": "para_13" }, { "text": "Living Trust Dated March 13, 1997, Plaintiff-Appellant,", "paragraph_id": "para_14" }, { "text": "v.", "paragraph_id": "para_15" }, { "text": "ASSOCIATION OF APARTMENT OWNERS OF IOLANI COURT PLAZA; VALENTIN", "paragraph_id": "para_16" }, { "text": "SEMENOV; INESSA SEMENOV; BURT LOUIS JOHNSON; EVELYN GONG", "paragraph_id": "para_17" }, { "text": "JOHNSON, Defendants-Appellees,", "paragraph_id": "para_18" }, { "text": "and", "paragraph_id": "para_19" }, { "text": "JOHN DOES 1-100; JANE DOES 1-100; DOE CORPORATIONS 1-100; DOE", "paragraph_id": "para_20" }, { "text": "PARTNERSHIPS 1-100; DOE NON-PROFIT CORPORATIONS 1-100; and DOE", "paragraph_id": "para_21" }, { "text": "GOVERNMENTAL ENTITIES 1-100, Defendants", "paragraph_id": "para_22" }, { "text": "CAAP-24-0000055", "paragraph_id": "para_23" }, { "text": "DR. ALAN NOMURA, as Trustee of the Alan K. Nomura Revocable", "paragraph_id": "para_24" }, { "text": "Living Trust Dated March 13, 1997, Plaintiff-Appellant,", "paragraph_id": "para_25" }, { "text": "v.", "paragraph_id": "para_26" }, { "text": "ASSOCIATION OF APARTMENT OWNERS OF IOLANI COURT PLAZA; VALENTIN", "paragraph_id": "para_27" }, { "text": "SEMENOV; INESSA SEMENOV; BURT LOUIS JOHNSON; EVELYN GONG", "paragraph_id": "para_28" }, { "text": "JOHNSON, Defendants-Appellees,", "paragraph_id": "para_29" }, { "text": "and", "paragraph_id": "para_30" }, { "text": "JOHN DOES 1-100; JANE DOES 1-100; DOE CORPORATIONS 1-100; DOE", "paragraph_id": "para_31" }, { "text": "PARTNERSHIPS 1-100; DOE NON-PROFIT CORPORATIONS 1-100; and DOE", "paragraph_id": "para_32" }, { "text": "GOVERNMENTAL ENTITIES 1-100, Defendants", "paragraph_id": "para_33" }, { "text": "CAAP-24-0000351", "paragraph_id": "para_34" }, { "text": "DR. ALAN NOMURA, as Trustee of the Alan K. Nomura Revocable", "paragraph_id": "para_35" }, { "text": "Living Trust Dated March 13, 1997, Plaintiff-Appellant,", "paragraph_id": "para_36" }, { "text": "v.", "paragraph_id": "para_37" }, { "text": "ASSOCIATION OF APARTMENT OWNERS OF IOLANI COURT PLAZA; VALENTIN", "paragraph_id": "para_38" }, { "text": "SEMENOV; INESSA SEMENOV; BURT LOUIS JOHNSON; EVELYN GONG", "paragraph_id": "para_39" }, { "text": "JOHNSON, Defendants-Appellees,", "paragraph_id": "para_40" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_41" }, { "text": "and", "paragraph_id": "para_42" }, { "text": "JOHN DOES 1-100; JANE DOES 1-100; DOE CORPORATIONS 1-100; DOE", "paragraph_id": "para_43" }, { "text": "PARTNERSHIPS 1-100; DOE NON-PROFIT CORPORATIONS 1-100; and DOE", "paragraph_id": "para_44" }, { "text": "GOVERNMENTAL ENTITIES 1-100, Defendants", "paragraph_id": "para_45" }, { "text": "and", "paragraph_id": "para_46" }, { "text": "CAAP-24-0000420", "paragraph_id": "para_47" }, { "text": "DR. ALAN NOMURA, as Trustee of the Alan K. Nomura Revocable", "paragraph_id": "para_48" }, { "text": "Living Trust Dated March 13, 1997, Plaintiff-Appellant,", "paragraph_id": "para_49" }, { "text": "v.", "paragraph_id": "para_50" }, { "text": "ASSOCIATION OF APARTMENT OWNERS OF IOLANI COURT PLAZA; VALENTIN", "paragraph_id": "para_51" }, { "text": "SEMENOV; INESSA SEMENOV; BURT LOUIS JOHNSON; EVELYN GONG", "paragraph_id": "para_52" }, { "text": "JOHNSON, Defendants-Appellees,", "paragraph_id": "para_53" }, { "text": "and", "paragraph_id": "para_54" }, { "text": "JOHN DOES 1-100; JANE DOES 1-100; DOE CORPORATIONS 1-100; DOE", "paragraph_id": "para_55" }, { "text": "PARTNERSHIPS 1-100; DOE NON-PROFIT CORPORATIONS 1-100; and DOE", "paragraph_id": "para_56" }, { "text": "GOVERNMENTAL ENTITIES 1-100, Defendants", "paragraph_id": "para_57" }, { "text": "APPEAL FROM THE CIRCUIT COURT OF THE FIRST CIRCUIT", "paragraph_id": "para_58" }, { "text": "(CASE NO. 1CCV-21-0000982)", "paragraph_id": "para_59" }, { "text": "MEMORANDUM OPINION", "paragraph_id": "para_60" }, { "text": "(By: Nakasone, Chief Judge, Leonard and Guidry, JJ.)", "paragraph_id": "para_61" }, { "text": "The consolidated case nos. CAAP-24-0000055, CAAP-24-", "paragraph_id": "para_62" }, { "text": "0000294, CAAP-24-0000351, and CAAP-24-0000420, arise out of", "paragraph_id": "para_63" }, { "text": "Plaintiff-Appellant Dr. Alan Nomura, as Trustee of the Alan K.", "paragraph_id": "para_64" }, { "text": "Nomura Revocable Living Trust Dated March 13, 1997's (Nomura)", "paragraph_id": "para_65" }, { "text": "March 28, 2022 First Amended Complaint in case no. 1CCV-21-", "paragraph_id": "para_66" }, { "text": "0000982, which was filed in the Circuit Court of the First", "paragraph_id": "para_67" }, { "text": "Circuit (circuit court). The First Amended Complaint alleged", "paragraph_id": "para_68" }, { "text": "claims against Defendants-Appellees Association of Apartment", "paragraph_id": "para_69" }, { "text": "Owners of the Iolani Court Plaza, Inc. (AOAO), Valentin Semenov", "paragraph_id": "para_70" }, { "text": "and Inessa Semenov (together, the Semenovs), and Burt Louis", "paragraph_id": "para_71" }, { "text": "1", "paragraph_id": "para_72" }, { "text": "1 The Honorable Dean E. Ochiai presided.", "paragraph_id": "para_73", "court_paragraph": 1 }, { "text": "2", "paragraph_id": "para_74" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_75", "court_paragraph": 2 }, { "text": "Johnson and Evelyn Gong Johnson (together, the Johnsons)", "paragraph_id": "para_76" }, { "text": "(collectively, the Defendants).", "paragraph_id": "para_77" }, { "text": "I. BACKGROUND", "paragraph_id": "para_78" }, { "text": "A. First Amended Complaint", "paragraph_id": "para_79" }, { "text": "Nomura owns Unit 3201 in the Iolani Court Plaza", "paragraph_id": "para_80" }, { "text": "Building (ICP). The Semenovs were the prior owners of Unit", "paragraph_id": "para_81" }, { "text": "3301, which is the apartment unit directly above Unit 3201. In", "paragraph_id": "para_82" }, { "text": "September 2019, the Semenovs replaced the flooring in Unit 3301", "paragraph_id": "para_83" }, { "text": "with \"vinyl flooring with an acoustical underlayment\" (the new", "paragraph_id": "para_84" }, { "text": "Unit 3301 flooring). In 2021, the Semenovs sold Unit 3301 to", "paragraph_id": "para_85" }, { "text": "the Johnsons with the new Unit 3301 flooring installed.", "paragraph_id": "para_86" }, { "text": "On March 28, 2022, Nomura filed his operative First", "paragraph_id": "para_87" }, { "text": "Amended Complaint against Defendants, alleging that the", "paragraph_id": "para_88" }, { "text": "installation of the new Unit 3301 flooring disrupted his quiet", "paragraph_id": "para_89" }, { "text": "enjoyment of Unit 3201. The First Amended Complaint requested", "paragraph_id": "para_90" }, { "text": "declaratory and injunctive relief against all Defendants (Count", "paragraph_id": "para_91" }, { "text": "I), on the grounds that the AOAO violated Hawaii Revised", "paragraph_id": "para_92" }, { "text": "Statutes (HRS) Chapters 514B (Count II) and 480 (Count VII)2 and", "paragraph_id": "para_93" }, { "text": "breached its fiduciary and common law duties (Count III), and", "paragraph_id": "para_94" }, { "text": "that Defendants' conduct constituted a nuisance (Count IV).", "paragraph_id": "para_95" }, { "text": "Nomura also sought an award of general, special, treble, and", "paragraph_id": "para_96" }, { "text": "punitive damages, and attorneys' fees and costs.", "paragraph_id": "para_97" }, { "text": "2 There is no Count V and Count VI in the First Amended Complaint.", "paragraph_id": "para_98" }, { "text": "3", "paragraph_id": "para_99" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_100", "court_paragraph": 3 }, { "text": "In April 2022, the Johnsons filed a cross-claim", "paragraph_id": "para_101" }, { "text": "against the Semenovs, alleging that any damages to Nomura", "paragraph_id": "para_102" }, { "text": "resulted from the Semenovs' negligence, and seeking indemnity", "paragraph_id": "para_103" }, { "text": "and/or contribution from the Semenovs. The Semenovs moved to", "paragraph_id": "para_104" }, { "text": "dismiss Nomura's First Amended Complaint, or in the alternative,", "paragraph_id": "para_105" }, { "text": "for summary judgment. In December 2022, the circuit court", "paragraph_id": "para_106" }, { "text": "granted the Semenovs' motion in part, and dismissed Nomura's", "paragraph_id": "para_107" }, { "text": "Count I claim against the Semenovs.", "paragraph_id": "para_108" }, { "text": "B. Settlement Between Nomura and the Semenovs", "paragraph_id": "para_109" }, { "text": "The Semenovs made an \"Offer of Settlement Pursuant to", "paragraph_id": "para_110" }, { "text": "Rule 68 of the Hawaii Rules of Civil Procedure\" (Settlement", "paragraph_id": "para_111" }, { "text": "Offer) to Nomura in December 2023. The Semenovs offered Nomura", "paragraph_id": "para_112" }, { "text": "$30,000 in exchange for, inter alia, Nomura's execution of \"a", "paragraph_id": "para_113" }, { "text": "standard Joint Tortfeasor Release and Settlement Agreement\" and", "paragraph_id": "para_114" }, { "text": "a \"Stipulation for Partial Dismissal [w]ith Prejudice of All", "paragraph_id": "para_115" }, { "text": "Claims Against the Semenovs.\" By its terms, the Settlement", "paragraph_id": "para_116" }, { "text": "Offer was \"subject to the [circuit court's] approval of a", "paragraph_id": "para_117" }, { "text": "Petition for Finding of Good Faith Settlement,\" and provided", "paragraph_id": "para_118" }, { "text": "that the Settlement Offer \"shall not compromise or be construed", "paragraph_id": "para_119" }, { "text": "to compromise [Nomura's] ability to prosecute his claims against", "paragraph_id": "para_120" }, { "text": "any other parties named herein.\" Nomura accepted the Settlement", "paragraph_id": "para_121" }, { "text": "Offer, and the Semenovs withdrew their December 2023 motion for", "paragraph_id": "para_122" }, { "text": "partial summary judgment.", "paragraph_id": "para_123" }, { "text": "4", "paragraph_id": "para_124" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_125", "court_paragraph": 4 }, { "text": "On January 16, 2024, the Semenovs filed their", "paragraph_id": "para_126" }, { "text": "\"Petition for Determination of Good Faith Settlement\"", "paragraph_id": "para_127" }, { "text": "(Petition), and a sealed copy of the \"Settlement and Release", "paragraph_id": "para_128" }, { "text": "Agreement\" (Release Agreement) executed by Nomura and the", "paragraph_id": "para_129" }, { "text": "Semenovs. The circuit court heard and orally denied the", "paragraph_id": "para_130" }, { "text": "Semenovs' Petition on January 18, 2024.", "paragraph_id": "para_131" }, { "text": "Nomura prematurely filed his first appeal, challenging", "paragraph_id": "para_132" }, { "text": "the circuit court's oral ruling, creating case no. CAAP-24-", "paragraph_id": "para_133" }, { "text": "0000055.", "paragraph_id": "para_134" }, { "text": "On April 30, 2024, the circuit court issued the \"Order", "paragraph_id": "para_135" }, { "text": "Denying [the Semenovs'] [Petition]\" (Settlement Order). Nomura", "paragraph_id": "para_136" }, { "text": "appealed the Settlement Order, creating case no. CAAP-24-", "paragraph_id": "para_137" }, { "text": "0000351.", "paragraph_id": "para_138" }, { "text": "C. Motion for Summary Judgment (MSJ) Orders", "paragraph_id": "para_139" }, { "text": "In December 2023, the Johnsons, the Semenovs, AOAO,", "paragraph_id": "para_140" }, { "text": "and Nomura filed separate motions for summary judgment.3 The", "paragraph_id": "para_141" }, { "text": "circuit court heard the motions on January 18, 2024. On March", "paragraph_id": "para_142" }, { "text": "14, 2024, the circuit court entered: (1) \"Findings of Fact,", "paragraph_id": "para_143" }, { "text": "Conclusions of Law, and Order Granting [AOAO's] [MSJ] [Dkt.", "paragraph_id": "para_144" }, { "text": "275]\" (AOAO MSJ Order); (2) \"Order Granting in Part and Denying", "paragraph_id": "para_145" }, { "text": "in Part [the Johnsons'] [MSJ]\" (Johnsons MSJ Order); and (3)", "paragraph_id": "para_146" }, { "text": "\"Order Denying [Nomura's] Motion for Partial Summary Judgment", "paragraph_id": "para_147" }, { "text": "3 The Semenovs withdrew their MSJ after Nomura agreed to their", "paragraph_id": "para_148" }, { "text": "Settlement Offer.", "paragraph_id": "para_149" }, { "text": "5", "paragraph_id": "para_150" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_151", "court_paragraph": 5 }, { "text": "Against Defendants on Counts [I] and II of [Nomura's] First", "paragraph_id": "para_152" }, { "text": "Amended Complaint, Filed March 28, 2022 [Dkt. 52]\" (Nomura MSJ", "paragraph_id": "para_153" }, { "text": "Order).", "paragraph_id": "para_154" }, { "text": "Nomura prematurely appealed from the AOAO MSJ Order,", "paragraph_id": "para_155" }, { "text": "creating case no. CAAP-24-0000294.", "paragraph_id": "para_156" }, { "text": "The AOAO moved for (1) certification of judgment in", "paragraph_id": "para_157" }, { "text": "its favor, and against Nomura, pursuant to Hawaiʻi Rules of Civil", "paragraph_id": "para_158" }, { "text": "Procedure Rule 54(b), and (2) costs pursuant to HRS § 607-9", "paragraph_id": "para_159" }, { "text": "(2016), and based on the AOAO MSJ Order.", "paragraph_id": "para_160" }, { "text": "On May 30, 2024, the circuit court entered its \"Order", "paragraph_id": "para_161" }, { "text": "Granting: (1) Motion for Award of Taxable Costs and Rule 54(b)", "paragraph_id": "para_162" }, { "text": "Certification of Judgment in Favor of [AOAO] and Against", "paragraph_id": "para_163" }, { "text": "[Nomura] [Dkt. 511]; and (2) [the Johnsons'] Substantive Joinder", "paragraph_id": "para_164" }, { "text": "to [AOAO's] 'Motion for Award of Taxable Costs and Rule 54(b)", "paragraph_id": "para_165" }, { "text": "Certification of Judgment in Favor of [AOAO] and Against", "paragraph_id": "para_166" }, { "text": "[Nomura]' [Dkt. 521]\" (Certification Order), and \"Rule 54(b)", "paragraph_id": "para_167" }, { "text": "Final Judgment\" (Final Judgment).", "paragraph_id": "para_168" }, { "text": "Nomura appealed from the Final Judgment, which", "paragraph_id": "para_169" }, { "text": "incorporated the AOAO MSJ Order, Johnsons MSJ Order, Nomura MSJ", "paragraph_id": "para_170" }, { "text": "Order, and Certification Order, creating case no. CAAP-24-", "paragraph_id": "para_171" }, { "text": "0000420.", "paragraph_id": "para_172" }, { "text": "6", "paragraph_id": "para_173" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_174", "court_paragraph": 6 }, { "text": "II. POINTS OF ERROR", "paragraph_id": "para_175" }, { "text": "A. CAAP-24-0000420", "paragraph_id": "para_176" }, { "text": "In case no. CAAP-24-0000420, Nomura raises seven", "paragraph_id": "para_177" }, { "text": "points of error, contending that the circuit court erred in: (1", "paragraph_id": "para_178" }, { "text": "& 2) granting the AOAO and the Johnsons' MSJs because it", "paragraph_id": "para_179" }, { "text": "incorrectly interpreted the plain language of the AOAO's", "paragraph_id": "para_180" }, { "text": "governing documents; (3) \"refusing to consider the exhibits/", "paragraph_id": "para_181" }, { "text": "testimony submitted by [Nomura]\" and \"finding that the evidence", "paragraph_id": "para_182" }, { "text": "of the encumbrance agreement was precluded as a subsequent", "paragraph_id": "para_183" }, { "text": "remedial measure\"; (4) \"denying [e]stoppel against the AOAO", "paragraph_id": "para_184" }, { "text": "and/or to find a genuine issue of material fact based on the", "paragraph_id": "para_185" }, { "text": "AOAO prosecuting other owners for installing the same or", "paragraph_id": "para_186" }, { "text": "substantially similar 'tile' flooring which was the precise", "paragraph_id": "para_187" }, { "text": "complaint raised by [Nomura] in the present case\"; (5) \"granting", "paragraph_id": "para_188" }, { "text": "the AOAO's and the Johnsons' [MSJs] for injunctive relief\"; (6)", "paragraph_id": "para_189" }, { "text": "\"denying [Nomura's] [MSJ] where the evidence unequivocally", "paragraph_id": "para_190" }, { "text": "showed the violation of the House Rules of the AOAO by the", "paragraph_id": "para_191" }, { "text": "Defendants\"; and (7) \"dismissing [Nomura's] nuisance claim", "paragraph_id": "para_192" }, { "text": "against the AOAO, and the injunctive relief claims based on", "paragraph_id": "para_193" }, { "text": "nuisance against the Johnsons and the AOAO.\"", "paragraph_id": "para_194" }, { "text": "B. CAAP-24-0000351", "paragraph_id": "para_195" }, { "text": "In case no. CAAP-24-0000351, Nomura raises six points", "paragraph_id": "para_196" }, { "text": "of error, contending that the circuit court erred in: (1)", "paragraph_id": "para_197" }, { "text": "7", "paragraph_id": "para_198" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_199", "court_paragraph": 7 }, { "text": "\"denying the [Petition]\" and determining that \"the [R]elease", "paragraph_id": "para_200" }, { "text": "[A]greement submitted with the Petition . . . was a valid and", "paragraph_id": "para_201" }, { "text": "binding agreement\"; (2) concluding that the Release Agreement", "paragraph_id": "para_202" }, { "text": "was valid without a good faith determination \"notwithstanding", "paragraph_id": "para_203" }, { "text": "the [Settlement Offer]\"; (3) \"denying the [Petition] exclusively", "paragraph_id": "para_204" }, { "text": "on 'factor No. 5' the 'relative degree of fault'\"; (4) \"setting", "paragraph_id": "para_205" }, { "text": "the hearing on the [Petition] only two days after the Petition", "paragraph_id": "para_206" }, { "text": "was filed and allowing the Johnsons to file a Memorandum in", "paragraph_id": "para_207" }, { "text": "Opposition the same day as the hearing\"; (5) \"finding a binding", "paragraph_id": "para_208" }, { "text": "[R]elease [A]greement where the [Semenovs'] signatures on the", "paragraph_id": "para_209" }, { "text": "release . . . were apparently made . . . in violation of the", "paragraph_id": "para_210" }, { "text": "Uniform Electronic Transactions Act . . . and the plain language", "paragraph_id": "para_211" }, { "text": "of the release\"; and (6) \"finding the release was binding and", "paragraph_id": "para_212" }, { "text": "required indemnification of the Johnsons' crossclaim where", "paragraph_id": "para_213" }, { "text": "genuine issues of material fact existed that the release was not", "paragraph_id": "para_214" }, { "text": "binding.\"", "paragraph_id": "para_215" }, { "text": "III. STANDARDS OF REVIEW", "paragraph_id": "para_216" }, { "text": "A. Summary Judgment", "paragraph_id": "para_217" }, { "text": "We review the circuit court's grant or denial of", "paragraph_id": "para_218" }, { "text": "summary judgment de novo, applying the same standard applied by", "paragraph_id": "para_219" }, { "text": "the circuit court:", "paragraph_id": "para_220" }, { "text": "[S]ummary judgment is appropriate if the pleadings,", "paragraph_id": "para_221" }, { "text": "depositions, answers to interrogatories, and admissions on", "paragraph_id": "para_222" }, { "text": "file, together with the affidavits, if any, show that there is", "paragraph_id": "para_223" }, { "text": "no genuine issue as to any material fact and that the moving", "paragraph_id": "para_224" }, { "text": "party is entitled to judgment as a matter of law. A fact is", "paragraph_id": "para_225" }, { "text": "8", "paragraph_id": "para_226" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_227", "court_paragraph": 8 }, { "text": "material if proof of that fact would have the effect of", "paragraph_id": "para_228" }, { "text": "establishing or refuting one of the essential elements of a", "paragraph_id": "para_229" }, { "text": "cause of action or defense asserted by the parties. The", "paragraph_id": "para_230" }, { "text": "evidence must be viewed in the light most favorable to the", "paragraph_id": "para_231" }, { "text": "non-moving party. In other words, we must view all of the", "paragraph_id": "para_232" }, { "text": "evidence and the inferences drawn therefrom in the light most", "paragraph_id": "para_233" }, { "text": "favorable to the party opposing the motion.", "paragraph_id": "para_234" }, { "text": "Hilo Bay Marina, LLC v. State, 156 Hawaiʻi 478, 486, 575 P.3d", "paragraph_id": "para_235" }, { "text": "568, 576 (2025) (emphasis added) (citation omitted).", "paragraph_id": "para_236" }, { "text": "B. Evidentiary Rulings", "paragraph_id": "para_237" }, { "text": "We review the circuit court's evidentiary ruling de", "paragraph_id": "para_238" }, { "text": "novo under the right/wrong standard. Ranches v. City & Cnty. of", "paragraph_id": "para_239" }, { "text": "Honolulu, 115 Hawaiʻi 462, 468, 168 P.3d 592, 598 (2007).", "paragraph_id": "para_240" }, { "text": "C. Conclusions of Law", "paragraph_id": "para_241" }, { "text": "We review the circuit court's conclusions of law de", "paragraph_id": "para_242" }, { "text": "novo under the right/wrong standard. Troyer v. Adams,", "paragraph_id": "para_243" }, { "text": "102 Hawaiʻi 399, 409, 77 P.3d 83, 93 (2003).", "paragraph_id": "para_244" }, { "text": "D. Statutory Interpretation", "paragraph_id": "para_245" }, { "text": "We review the circuit court's interpretation of a", "paragraph_id": "para_246" }, { "text": "statute de novo under the right/wrong standard. Id.", "paragraph_id": "para_247" }, { "text": "E. Determination of Good Faith Settlement", "paragraph_id": "para_248" }, { "text": "We review the circuit court's determination of whether", "paragraph_id": "para_249" }, { "text": "a settlement was in good faith, under HRS § 663-15.5 (2016), for", "paragraph_id": "para_250" }, { "text": "abuse of discretion. Id. at 427, 77 P.3d at 111.", "paragraph_id": "para_251" }, { "text": "F. Settlement Agreements", "paragraph_id": "para_252" }, { "text": "\"A trial court's determination regarding the", "paragraph_id": "para_253" }, { "text": "enforceability of a settlement agreement is a conclusion of law", "paragraph_id": "para_254" }, { "text": "9", "paragraph_id": "para_255" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_256", "court_paragraph": 9 }, { "text": "reviewable de novo.\" Buscher v. Boning, 114 Hawaiʻi 202, 211,", "paragraph_id": "para_257" }, { "text": "159 P.3d 814, 823 (2007) (cleaned up).", "paragraph_id": "para_258" }, { "text": "IV. DISCUSSION4", "paragraph_id": "para_259" }, { "text": "A. CAAP-24-0000420", "paragraph_id": "para_260" }, { "text": "(1) The AOAO Governing Documents. Nomura contends", "paragraph_id": "para_261" }, { "text": "that the circuit court erred in granting summary judgment in", "paragraph_id": "para_262" }, { "text": "favor of the AOAO and the Johnsons as to Counts I and II, due to", "paragraph_id": "para_263" }, { "text": "its incorrect interpretation of the AOAO's governing documents.", "paragraph_id": "para_264" }, { "text": "The AOAO governing documents consist of the: (1) \"Second", "paragraph_id": "para_265" }, { "text": "Restated Declaration of Condominium Property Regime of the", "paragraph_id": "para_266" }, { "text": "[ICP]\" (Declaration); (2) \"Second Restated By-Laws of [the", "paragraph_id": "para_267" }, { "text": "AOAO]\" (By-Laws); and (3) \"[ICP] [AOAO] House Rules\" (House", "paragraph_id": "para_268" }, { "text": "Rules). (Footnote omitted.)", "paragraph_id": "para_269" }, { "text": "The AOAO's governing documents \"serve as a contract", "paragraph_id": "para_270" }, { "text": "between the condominium owners and the [AOAO].\" See Harrison v.", "paragraph_id": "para_271" }, { "text": "Casa de Emdeko, Inc., 142 Hawaiʻi 218, 226, 418 P.3d 559, 567", "paragraph_id": "para_272" }, { "text": "(2018) (citation omitted). We therefore interpret the terms of", "paragraph_id": "para_273" }, { "text": "the governing documents \"according to their plain, ordinary, and", "paragraph_id": "para_274" }, { "text": "accepted sense in common speech.\" Hawaiian Ass'n of Seventh-Day", "paragraph_id": "para_275" }, { "text": "Adventists v. Wong, 130 Hawaiʻi 36, 45, 305 P.3d 452, 461 (2013)", "paragraph_id": "para_276" }, { "text": "(citation omitted).", "paragraph_id": "para_277" }, { "text": "4 We reorder and reorganize Nomura's points of error herein.", "paragraph_id": "para_278" }, { "text": "10", "paragraph_id": "para_279" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_280", "court_paragraph": 10 }, { "text": "The Declaration provides that each apartment unit", "paragraph_id": "para_281" }, { "text": "includes \"all of the walls and partitions which are not load-", "paragraph_id": "para_282" }, { "text": "bearing within its perimeter walls, the inner decorated or", "paragraph_id": "para_283" }, { "text": "finished surfaces of all walls, floors, and ceilings, and all", "paragraph_id": "para_284" }, { "text": "fixtures contained or installed therein.\"", "paragraph_id": "para_285" }, { "text": "The By-Laws provide, in relevant part:", "paragraph_id": "para_286" }, { "text": "16. Board Powers, Exclusive; Obligations of", "paragraph_id": "para_287" }, { "text": "Apartment Owners. . . . Each Owner shall have the duty and", "paragraph_id": "para_288" }, { "text": "obligation at his sole cost and expense to maintain and", "paragraph_id": "para_289" }, { "text": "repair his own apartment. Each Owner shall have the right", "paragraph_id": "para_290" }, { "text": "to paint, paper, panel, plaster, tile, and finish the", "paragraph_id": "para_291" }, { "text": "interior surface of the ceilings, floors, window frames,", "paragraph_id": "para_292" }, { "text": "door frames, trim, and the perimeter walls of the Unit and", "paragraph_id": "para_293" }, { "text": "the surface of the bearing walls located within said Unit.", "paragraph_id": "para_294" }, { "text": "Said Owners shall also have the right to substitute new", "paragraph_id": "para_295" }, { "text": "finished surfaces for the finished surfaces then existing", "paragraph_id": "para_296" }, { "text": "on said ceilings, floors and walls. Said Owners and their", "paragraph_id": "para_297" }, { "text": "agents have the right to maintain, repair, paint, finish,", "paragraph_id": "para_298" }, { "text": "alter, substitute, add or remove any fixtures attached to", "paragraph_id": "para_299" }, { "text": "said ceilings, floors, or walls.", "paragraph_id": "para_300" }, { "text": "This paragraph shall not be construed, however, as", "paragraph_id": "para_301" }, { "text": "permitting any Owner to [do] any work which could", "paragraph_id": "para_302" }, { "text": "jeopardize the soundness or safety of the property, reduce", "paragraph_id": "para_303" }, { "text": "the value thereof, or impair any easement or", "paragraph_id": "para_304" }, { "text": "hereditament[.]", "paragraph_id": "para_305" }, { "text": "(Emphasis added.)", "paragraph_id": "para_306" }, { "text": "And of particular relevance here, the House Rules", "paragraph_id": "para_307" }, { "text": "provide that \"[o]wners installing tile or hard wood floors are", "paragraph_id": "para_308" }, { "text": "required to install noise insulation materials adequate to", "paragraph_id": "para_309" }, { "text": "prevent sound transference to the apartments below\" (Tile/Wood", "paragraph_id": "para_310" }, { "text": "Floor House Rule). The AOAO and the Johnsons contend that the", "paragraph_id": "para_311" }, { "text": "Tile/Wood Floor House Rule does not apply because the Semenovs", "paragraph_id": "para_312" }, { "text": "installed vinyl flooring, and the Tile/Wood Floor House Rule", "paragraph_id": "para_313" }, { "text": "does not apply to vinyl flooring. Nomura contends that the", "paragraph_id": "para_314" }, { "text": "11", "paragraph_id": "para_315" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_316", "court_paragraph": 11 }, { "text": "Semenovs installed vinyl tile flooring, and the Tile/Wood Floor", "paragraph_id": "para_317" }, { "text": "House Rule applies to vinyl tile flooring.5", "paragraph_id": "para_318" }, { "text": "The record reflects a genuine issue of material fact", "paragraph_id": "para_319" }, { "text": "as to whether the Semenovs installed \"tile\" or \"vinyl tile\"", "paragraph_id": "para_320" }, { "text": "flooring in Unit 3301. The AOAO's expert reported that the", "paragraph_id": "para_321" }, { "text": "Semenovs installed \"luxury vinyl tile.\" The Johnsons' acoustic", "paragraph_id": "para_322" }, { "text": "expert \"assumed\" the flooring was \"[l]uxury [v]inyl [p]lank.\"", "paragraph_id": "para_323" }, { "text": "Moreover, the governing documents do not define \"tile\"", "paragraph_id": "para_324" }, { "text": "or \"hardwood,\" they do not specifically address \"vinyl,\" and", "paragraph_id": "para_325" }, { "text": "they do not distinguish between vinyl tile and tile. Therefore,", "paragraph_id": "para_326" }, { "text": "it is not clear from the plain language of the House Rules", "paragraph_id": "para_327" }, { "text": "whether the Tile/Wood Floor House Rule applies to the specific", "paragraph_id": "para_328" }, { "text": "type of flooring that the Semenovs installed. See Hawaiian", "paragraph_id": "para_329" }, { "text": "Ass'n of Seventh-Day Adventists, 130 Hawaiʻi at 45, 305 P.3d at", "paragraph_id": "para_330" }, { "text": "6", "paragraph_id": "para_331" }, { "text": "5 In the underlying proceeding, Nomura argued that the new Unit", "paragraph_id": "para_332", "court_paragraph": 6 }, { "text": "3301 flooring is \"hardwood\"; on appeal, Nomura argues that the new Unit 3301", "paragraph_id": "para_333" }, { "text": "flooring is \"tile.\" Nomura's argument on appeal is \"substantially similar\"", "paragraph_id": "para_334" }, { "text": "to his argument before the circuit court and, therefore, has been", "paragraph_id": "para_335" }, { "text": "\"sufficiently preserved\" for appeal. See Enoka v. AIG Haw. Ins. Co.,", "paragraph_id": "para_336" }, { "text": "109 Hawaiʻi 537, 547, 128 P.3d 850, 860 (2006) (citation omitted).", "paragraph_id": "para_337" }, { "text": "6 We note that \"tile\" is commonly defined as \"a flat or curved", "paragraph_id": "para_338" }, { "text": "piece of fired clay, stone, or concrete used esp. for roofs, floors, or walls", "paragraph_id": "para_339" }, { "text": "and often for ornamental work,\" or \"a thin piece of resilient material (as", "paragraph_id": "para_340" }, { "text": "cork, linoleum, or rubber) used esp. for covering floors or walls.\" Tile,", "paragraph_id": "para_341" }, { "text": "Merriam-Webster's Collegiate Dictionary (11th ed. 2020). \"[H]ardwood\" is", "paragraph_id": "para_342" }, { "text": "commonly defined as \"the wood of an angiospermous tree as distinguished from", "paragraph_id": "para_343" }, { "text": "that of a coniferous tree.\" Hardwood, Merriam-Webster's Collegiate", "paragraph_id": "para_344" }, { "text": "Dictionary (11th ed. 2020). \"[V]inyl\" is commonly defined as \"a polymer of a", "paragraph_id": "para_345" }, { "text": "vinyl compound or a product (as a resin or a textile fiber) made from such a", "paragraph_id": "para_346" }, { "text": "polymer,\" Vinyl, Merriam-Webster's Collegiate Dictionary (11th ed. 2020), and", "paragraph_id": "para_347" }, { "text": "is \"often used before another noun,\" such as \"vinyl tiles/flooring,\" Vinyl,", "paragraph_id": "para_348" }, { "text": "Merriam-Webster, https://www.merriam-webster.com/dictionary/vinyl (last", "paragraph_id": "para_349" }, { "text": "visited June 12, 2026).", "paragraph_id": "para_350" }, { "text": "12", "paragraph_id": "para_351" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_352", "court_paragraph": 12 }, { "text": "461 (\"A contract is ambiguous when its terms are reasonably", "paragraph_id": "para_353" }, { "text": "susceptible to more than one meaning.\" (citation omitted)).", "paragraph_id": "para_354" }, { "text": "Where the movant does not bear the burden of proof at", "paragraph_id": "para_355" }, { "text": "trial, as here, the \"movant may demonstrate that there is no", "paragraph_id": "para_356" }, { "text": "genuine issue of material fact by either: (1) presenting", "paragraph_id": "para_357" }, { "text": "evidence negating an element of the non-movant's claim, or (2)", "paragraph_id": "para_358" }, { "text": "demonstrating that the non-movant will be unable to carry his or", "paragraph_id": "para_359" }, { "text": "her burden of proof at trial.\" Ralston v. Yim, 129 Hawaiʻi 46,", "paragraph_id": "para_360" }, { "text": "57, 292 P.3d 1276, 1287 (2013) (citation omitted).", "paragraph_id": "para_361" }, { "text": "The AOAO and the Johnsons did not meet their burden on", "paragraph_id": "para_362" }, { "text": "summary judgment of \"presenting evidence negating an element of", "paragraph_id": "para_363" }, { "text": "[Nomura's] claim\" or \"demonstrating that [Nomura] will be unable", "paragraph_id": "para_364" }, { "text": "to carry his . . . burden of proof at trial.\" See id. at 56-57,", "paragraph_id": "para_365" }, { "text": "292 P.3d at 1286-87 (citation omitted) (\"[W]e must view all of", "paragraph_id": "para_366" }, { "text": "the evidence and inferences drawn therefrom in the light most", "paragraph_id": "para_367" }, { "text": "favorable to the party opposing the motion. (citation omitted)).", "paragraph_id": "para_368" }, { "text": "We therefore conclude that the circuit court erred in", "paragraph_id": "para_369" }, { "text": "granting summary judgment in favor of the AOAO and the Johnsons", "paragraph_id": "para_370" }, { "text": "on Counts I and II of the First Amended Complaint.", "paragraph_id": "para_371" }, { "text": "(2) Encumbrance Agreements. Nomura contends that the", "paragraph_id": "para_372" }, { "text": "circuit court \"erred in refusing to consider the exhibits/", "paragraph_id": "para_373" }, { "text": "13", "paragraph_id": "para_374" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_375", "court_paragraph": 13 }, { "text": "testimony\" -- namely, the encumbrance agreements7 -- \"submitted", "paragraph_id": "para_376" }, { "text": "by [Nomura] in opposition to [the AOAO and the Johnsons']", "paragraph_id": "para_377" }, { "text": "[MSJs].\"", "paragraph_id": "para_378" }, { "text": "The Semenovs installed the new Unit 3301 flooring in", "paragraph_id": "para_379" }, { "text": "2019. The AOAO began requiring unit owners to sign encumbrance", "paragraph_id": "para_380" }, { "text": "agreements in 2021. \"Events occurring after a contested event", "paragraph_id": "para_381" }, { "text": "are generally not relevant.\" State v. Ortiz, 93 Hawaiʻi 399,", "paragraph_id": "para_382" }, { "text": "408, 4 P.3d 533, 542 (App. 2000) (citation omitted); see also", "paragraph_id": "para_383" }, { "text": "Hawaii Rules of Evidence Rule 407 (\"When, after an event,", "paragraph_id": "para_384" }, { "text": "measures are taken which, if taken previously, would have made", "paragraph_id": "para_385" }, { "text": "the event less likely to occur, evidence of the subsequent", "paragraph_id": "para_386" }, { "text": "measures is not admissible to prove negligence or culpable", "paragraph_id": "para_387" }, { "text": "conduct in connection with the event.\").", "paragraph_id": "para_388" }, { "text": "We conclude the circuit court was not wrong in", "paragraph_id": "para_389" }, { "text": "determining that the encumbrance agreements were \"totally", "paragraph_id": "para_390" }, { "text": "irrelevant to the facts as they took place at the time of the", "paragraph_id": "para_391" }, { "text": "renovations\" considering that the AOAO did not require", "paragraph_id": "para_392" }, { "text": "encumbrance agreements \"at the time in which the Semenovs did", "paragraph_id": "para_393" }, { "text": "their flooring renovation.\"", "paragraph_id": "para_394" }, { "text": "7 Encumbrance agreements are agreements entered into between the", "paragraph_id": "para_395" }, { "text": "AOAO and unit owners who wish to make modifications within their apartment", "paragraph_id": "para_396" }, { "text": "unit. An encumbrance agreement includes the unit owner's representation that", "paragraph_id": "para_397" }, { "text": "they have sought consent from the AOAO Board of Directors (Board) to make", "paragraph_id": "para_398" }, { "text": "certain alterations to their unit, and it lists the conditions that must be", "paragraph_id": "para_399" }, { "text": "satisfied to receive the Board's approval to make the requested alterations.", "paragraph_id": "para_400" }, { "text": "14", "paragraph_id": "para_401" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_402", "court_paragraph": 14 }, { "text": "(3) Nuisance. Nomura contends that the circuit court", "paragraph_id": "para_403" }, { "text": "erred in granting summary judgment in favor of the AOAO as to", "paragraph_id": "para_404" }, { "text": "Nomura's Count IV nuisance claim.", "paragraph_id": "para_405" }, { "text": "Nuisance is a tort claim that would here require", "paragraph_id": "para_406" }, { "text": "Nomura to show that the AOAO's conduct \"is a legal cause of an", "paragraph_id": "para_407" }, { "text": "invasion of [Nomura's] interest in the private use and", "paragraph_id": "para_408" }, { "text": "enjoyment\" of his apartment unit. Restatement (Second) of Torts", "paragraph_id": "para_409" }, { "text": "§ 822 (A.L.I. 1979). \"The conduct necessary to make the actor", "paragraph_id": "para_410" }, { "text": "liable for either a public or a private nuisance may consist of", "paragraph_id": "para_411" }, { "text": "(a) an act; or (b) a failure to act under circumstances in which", "paragraph_id": "para_412" }, { "text": "the actor is under a duty to take positive action to prevent or", "paragraph_id": "para_413" }, { "text": "abate . . . the invasion of the private interest.\" Id. § 824.", "paragraph_id": "para_414" }, { "text": "We concluded, in section IV.A.(1) supra, that there", "paragraph_id": "para_415" }, { "text": "exists a genuine issue of material fact as to whether the", "paragraph_id": "para_416" }, { "text": "Tile/Wood Floor House Rule applies to the installation of the", "paragraph_id": "para_417" }, { "text": "new Unit 3301 flooring such that its installation constituted a", "paragraph_id": "para_418" }, { "text": "breach of the AOAO's governing documents. See Malabe v. Ass'n", "paragraph_id": "para_419" }, { "text": "of Apartment Owners of Exec. Ctr., by and through its Bd. of", "paragraph_id": "para_420" }, { "text": "Dirs., 147 Hawaiʻi 330, 356, 465 P.3d 777, 803 (2020) (\"[A]", "paragraph_id": "para_421" }, { "text": "condominium's governing documents are contractual obligations", "paragraph_id": "para_422" }, { "text": "between the condominium association and a condominium owner.\").", "paragraph_id": "para_423" }, { "text": "The question of whether the AOAO breached its", "paragraph_id": "para_424" }, { "text": "governing documents is separate, however, from the question of", "paragraph_id": "para_425" }, { "text": "15", "paragraph_id": "para_426" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_427", "court_paragraph": 15 }, { "text": "whether the AOAO committed the tort of nuisance. Even assuming,", "paragraph_id": "para_428" }, { "text": "arguendo, that the AOAO breached the governing documents, that", "paragraph_id": "para_429" }, { "text": "breach would not establish that the AOAO's conduct was a legal", "paragraph_id": "para_430" }, { "text": "cause of the invasion of Nomura's use and enjoyment of Unit", "paragraph_id": "para_431" }, { "text": "3201. Nomura has not introduced evidence that would establish", "paragraph_id": "para_432" }, { "text": "the AOAO has any responsibility to mitigate or control the", "paragraph_id": "para_433" }, { "text": "noises allegedly coming through Unit 3301's flooring and into", "paragraph_id": "para_434" }, { "text": "Unit 3201.", "paragraph_id": "para_435" }, { "text": "We therefore affirm the circuit court's summary", "paragraph_id": "para_436" }, { "text": "judgment in favor of the AOAO on Nomura's nuisance claim.", "paragraph_id": "para_437" }, { "text": "(4) Injunctive Relief. Nomura contends that the", "paragraph_id": "para_438" }, { "text": "circuit court erred by granting summary judgment in the AOAO and", "paragraph_id": "para_439" }, { "text": "the Johnsons' favor on his claims for injunctive relief (Count", "paragraph_id": "para_440" }, { "text": "I). \"Injunctive relief is not an independent cause of action", "paragraph_id": "para_441" }, { "text": "but a remedy to other causes of action.\" Greenspon v. Deutsche", "paragraph_id": "para_442" }, { "text": "Bank Nat'l Tr. Co., No. CAAP-13-0001432, 2016 WL 3280366, at *7", "paragraph_id": "para_443" }, { "text": "(Haw. App. June 14, 2016) (mem. op.) (citation omitted). Here,", "paragraph_id": "para_444" }, { "text": "injunctive relief is a potential remedy for Nomura's nuisance", "paragraph_id": "para_445" }, { "text": "claims; among other things, Nomura seeks the replacement of Unit", "paragraph_id": "para_446" }, { "text": "3301's flooring.8 In light of section IV.A.(3), supra, we affirm", "paragraph_id": "para_447" }, { "text": "the circuit court's summary judgment of Nomura's claim for", "paragraph_id": "para_448" }, { "text": "8 Finding of fact 7 of the AOAO MSJ Order states that \"[Nomura's]", "paragraph_id": "para_449" }, { "text": "claims in this action are predicated on the assertion that the vinyl flooring", "paragraph_id": "para_450" }, { "text": "with acoustical underlayment installed in [Unit] 3301 . . . must . . . be", "paragraph_id": "para_451" }, { "text": "torn out and replaced with carpet.\"", "paragraph_id": "para_452" }, { "text": "16", "paragraph_id": "para_453" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_454", "court_paragraph": 16 }, { "text": "injunctive relief in favor of the AOAO. Because Nomura's", "paragraph_id": "para_455" }, { "text": "nuisance claim against the Johnsons remain pending, we vacate", "paragraph_id": "para_456" }, { "text": "the summary judgment of Nomura's claim for injunctive relief in", "paragraph_id": "para_457" }, { "text": "favor of the Johnsons.", "paragraph_id": "para_458" }, { "text": "(5) Breach of Fiduciary Duty. Nomura contends that", "paragraph_id": "para_459" }, { "text": "the circuit court erroneously granted summary judgment in favor", "paragraph_id": "para_460" }, { "text": "of the AOAO on Nomura's claims for breach of fiduciary duty", "paragraph_id": "para_461" }, { "text": "(Count III) and violation of HRS Chapter 4809 (Count VII).", "paragraph_id": "para_462" }, { "text": "Nomura's contentions lack merit.", "paragraph_id": "para_463" }, { "text": "With regard to Count III, Nomura does not cite", "paragraph_id": "para_464" }, { "text": "authority establishing that he has a cognizable claim against", "paragraph_id": "para_465" }, { "text": "the AOAO for breach of fiduciary duty. We are unaware of such", "paragraph_id": "para_466" }, { "text": "authority. See Ass'n of Apartment Owners of 2987 Kalakaua, by", "paragraph_id": "para_467" }, { "text": "its Bd. of Dirs. v. Dubois, No. 27416, 2008 WL 3199461, at *1", "paragraph_id": "para_468" }, { "text": "(Haw. App. Aug. 7, 2008) (SDO) (\"[Defendant] has failed to", "paragraph_id": "para_469" }, { "text": "provide authority for his position that the [AOAO] itself, as", "paragraph_id": "para_470" }, { "text": "opposed to individual directors of the board, can be held", "paragraph_id": "para_471" }, { "text": "responsible for a breach of fiduciary duty.\" (citation", "paragraph_id": "para_472" }, { "text": "omitted)).", "paragraph_id": "para_473" }, { "text": "With regard to Count VII, Nomura did not oppose the", "paragraph_id": "para_474" }, { "text": "AOAO's MSJ, nor did he argue that he was entitled to judgment as", "paragraph_id": "para_475" }, { "text": "a matter of law in his own MSJ. Nomura's argument, made for the", "paragraph_id": "para_476" }, { "text": "9 HRS Chapter 480 governs claims alleging unfair or deceptive acts", "paragraph_id": "para_477" }, { "text": "or practices.", "paragraph_id": "para_478" }, { "text": "17", "paragraph_id": "para_479" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_480", "court_paragraph": 17 }, { "text": "first time on appeal, is therefore waived. See Ass'n of", "paragraph_id": "para_481" }, { "text": "Apartment Owners of Wailea Elua v. Wailea Resort Co., 100 Hawaiʻi", "paragraph_id": "para_482" }, { "text": "97, 107, 58 P.3d 608, 618 (2002) (\"Legal issues not raised in", "paragraph_id": "para_483" }, { "text": "the trial court are ordinarily deemed waived on appeal.\"", "paragraph_id": "para_484" }, { "text": "(citations omitted)).", "paragraph_id": "para_485" }, { "text": "The circuit court did not err in granting summary", "paragraph_id": "para_486" }, { "text": "judgment in the AOAO's favor on Counts III and VII.", "paragraph_id": "para_487" }, { "text": "(6) Estoppel. Nomura contends that the circuit court", "paragraph_id": "para_488" }, { "text": "erred in rejecting Nomura's estoppel argument, and that the AOAO", "paragraph_id": "para_489" }, { "text": "was estopped from claiming that the new Unit 3301 flooring did", "paragraph_id": "para_490" }, { "text": "not violate the AOAO governing documents because it", "paragraph_id": "para_491" }, { "text": "\"prosecut[ed] other residents for . . . changing their flooring", "paragraph_id": "para_492" }, { "text": "[and] installing tile flooring without written Board approval,", "paragraph_id": "para_493" }, { "text": "and . . . [for] lack of adequate soundproofing.\"", "paragraph_id": "para_494" }, { "text": "Nomura appears to be invoking the doctrine of judicial", "paragraph_id": "para_495" }, { "text": "estoppel. Under the doctrine of judicial estoppel, \"a party", "paragraph_id": "para_496" }, { "text": "will not be permitted to maintain inconsistent positions or to", "paragraph_id": "para_497" }, { "text": "take a position in regard to a matter which is directly contrary", "paragraph_id": "para_498" }, { "text": "to, or inconsistent with, one previously assumed by him, at", "paragraph_id": "para_499" }, { "text": "least where he had, or was chargeable with, full knowledge of", "paragraph_id": "para_500" }, { "text": "the facts, and another will be prejudiced by his action.\"", "paragraph_id": "para_501" }, { "text": "Roxas v. Marcos, 89 Hawaiʻi 91, 124, 969 P.2d 1209, 1242 (1998)", "paragraph_id": "para_502" }, { "text": "(cleaned up).", "paragraph_id": "para_503" }, { "text": "18", "paragraph_id": "para_504" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_505", "court_paragraph": 18 }, { "text": "Nomura does not, however, point to any prior judicial", "paragraph_id": "para_506" }, { "text": "or administrative proceeding, of which the AOAO was a party, in", "paragraph_id": "para_507" }, { "text": "which the AOAO \"assert[ed] a position that is factually", "paragraph_id": "para_508" }, { "text": "incompatible\" with its present litigation position. See", "paragraph_id": "para_509" }, { "text": "Langer v. Rice, No. 29636, 2013 WL 5788676, at *5 (Haw. App.", "paragraph_id": "para_510" }, { "text": "Oct. 28, 2013) (mem. op.).10", "paragraph_id": "para_511" }, { "text": "We conclude the circuit court was not wrong in", "paragraph_id": "para_512" }, { "text": "rejecting Nomura's judicial estoppel argument.", "paragraph_id": "para_513" }, { "text": ". . .", "paragraph_id": "para_514" }, { "text": "In light of the above, we resolve the points of error", "paragraph_id": "para_515" }, { "text": "raised in case no. CAAP-24-0000420 by vacating the Nomura MSJ", "paragraph_id": "para_516" }, { "text": "Order, and affirming in part, and vacating in part, the AOAO MSJ", "paragraph_id": "para_517" }, { "text": "Order and Johnsons MSJ Order. We also vacate the Certification", "paragraph_id": "para_518" }, { "text": "Order in part, to the extent it awarded $7,247.13 in costs to", "paragraph_id": "para_519" }, { "text": "the AOAO pursuant to HRS § 607-9.", "paragraph_id": "para_520" }, { "text": "10 The following elements must be established before the circuit", "paragraph_id": "para_521" }, { "text": "court can apply judicial estoppel:", "paragraph_id": "para_522" }, { "text": "(1) The party to be estopped must be asserting a position", "paragraph_id": "para_523" }, { "text": "that is factually incompatible with a position taken in a", "paragraph_id": "para_524" }, { "text": "prior judicial or administrative proceeding;", "paragraph_id": "para_525" }, { "text": "(2) the prior inconsistent position must have been accepted", "paragraph_id": "para_526" }, { "text": "by the tribunal; and", "paragraph_id": "para_527" }, { "text": "(3) the party to be estopped must have taken inconsistent", "paragraph_id": "para_528" }, { "text": "positions intentionally for the purpose of gaining unfair", "paragraph_id": "para_529" }, { "text": "advantage.", "paragraph_id": "para_530" }, { "text": "Langer, 2013 WL 5788676, at *5 (cleaned up).", "paragraph_id": "para_531" }, { "text": "19", "paragraph_id": "para_532" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_533", "court_paragraph": 19 }, { "text": "B. CAAP-24-0000351", "paragraph_id": "para_534" }, { "text": "(1) Good Faith Settlement. In determining whether the", "paragraph_id": "para_535" }, { "text": "parties entered into a settlement agreement in good faith,", "paragraph_id": "para_536" }, { "text": "pursuant to HRS § 663-15.5, the circuit court considers the", "paragraph_id": "para_537" }, { "text": "following factors \"to the extent that they are known at the time", "paragraph_id": "para_538" }, { "text": "of settlement\":", "paragraph_id": "para_539" }, { "text": "(1) the type of case and difficulty of proof at trial[;]", "paragraph_id": "para_540" }, { "text": ". . . (2) the realistic approximation of total damages that", "paragraph_id": "para_541" }, { "text": "the plaintiff seeks; (3) the strength of the plaintiff's", "paragraph_id": "para_542" }, { "text": "claim and the realistic likelihood of his or her success at", "paragraph_id": "para_543" }, { "text": "trial; (4) the predicted expense of litigation; (5) the", "paragraph_id": "para_544" }, { "text": "relative degree of fault of the settling tortfeasors; (6)", "paragraph_id": "para_545" }, { "text": "the amount of consideration paid to settle the claims; (7)", "paragraph_id": "para_546" }, { "text": "the insurance policy limits and solvency of the joint", "paragraph_id": "para_547" }, { "text": "tortfeasors; (8) the relationship among the parties and", "paragraph_id": "para_548" }, { "text": "whether it is conducive to collusion or wrongful conduct;", "paragraph_id": "para_549" }, { "text": "and (9) any other evidence that the settlement is aimed at", "paragraph_id": "para_550" }, { "text": "injuring the interests of a non-settling tortfeasor or", "paragraph_id": "para_551" }, { "text": "motivated by other wrongful purpose.", "paragraph_id": "para_552" }, { "text": "Troyer, 102 Hawaiʻi at 427, 77 P.3d at 111. Nomura contends that", "paragraph_id": "para_553" }, { "text": "the circuit court \"erred in denying the [Petition] exclusively", "paragraph_id": "para_554" }, { "text": "on 'factor No. 5' the 'relative degree of fault'.\"", "paragraph_id": "para_555" }, { "text": "Troyer instructs that \"the determination of whether a", "paragraph_id": "para_556" }, { "text": "settlement is in good faith\" is left \"to the sound discretion of", "paragraph_id": "para_557" }, { "text": "the trial court in light of the totality of the circumstances", "paragraph_id": "para_558" }, { "text": "surrounding the settlement\" and \"the trial court may consider", "paragraph_id": "para_559" }, { "text": "the [Troyer] factors to the extent that they are known at the", "paragraph_id": "para_560" }, { "text": "time of settlement.\" Id.", "paragraph_id": "para_561" }, { "text": "The circuit court applied and considered the Troyer", "paragraph_id": "para_562" }, { "text": "factors, as follows:", "paragraph_id": "para_563" }, { "text": "20", "paragraph_id": "para_564" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_565", "court_paragraph": 20 }, { "text": "THE COURT: All right. The Court -- I think this may", "paragraph_id": "para_566" }, { "text": "be the first time ever that the Court is not going to", "paragraph_id": "para_567" }, { "text": "sanction a settlement as a good faith settlement.", "paragraph_id": "para_568" }, { "text": "I have reviewed [Troyer] ad nauseum, and paragraph --", "paragraph_id": "para_569" }, { "text": "Factor No. 5 keeps coming back to me. And that is the", "paragraph_id": "para_570" }, { "text": "relative degree of fault of the settling tortfeasors.", "paragraph_id": "para_571" }, { "text": "In this case, the Semenovs created the condition for", "paragraph_id": "para_572" }, { "text": "which [Nomura] wants damages and injunctive relief. [The]", "paragraph_id": "para_573" }, { "text": "Johnsons were good faith purchasers. They did not", "paragraph_id": "para_574" }, { "text": "counterclaim or crossclaim against the Semenovs for a UDAP", "paragraph_id": "para_575" }, { "text": "claim or anything other than Defendant indemnify us on the", "paragraph_id": "para_576" }, { "text": "crossclaims -- on the claims that are being presented by", "paragraph_id": "para_577" }, { "text": "[Nomura].", "paragraph_id": "para_578" }, { "text": "So in terms of the relative degree of fault of the", "paragraph_id": "para_579" }, { "text": "settling tortfeasors, the Court finds that it would be very", "paragraph_id": "para_580" }, { "text": "unjust and inequitable to allow the Semenovs to have the", "paragraph_id": "para_581" }, { "text": "Court's blessing of a good faith settlement.", "paragraph_id": "para_582" }, { "text": "(Emphasis added.)", "paragraph_id": "para_583" }, { "text": "The circuit court is not required to apply every", "paragraph_id": "para_584" }, { "text": "Troyer factor when determining whether a settlement was made in", "paragraph_id": "para_585" }, { "text": "good faith. See Befitel v. Lyckman, No. 30691, 2013 WL 1131612,", "paragraph_id": "para_586" }, { "text": "at *2 (Haw. App. Mar. 18, 2013) (mem. op.) (\"[W]e conclude that", "paragraph_id": "para_587" }, { "text": "[the appellant] incorrectly asserts that the circuit court must", "paragraph_id": "para_588" }, { "text": "apply each of the [Troyer] factors in determining that a", "paragraph_id": "para_589" }, { "text": "settlement was made in good faith.\" (citation omitted)). Here,", "paragraph_id": "para_590" }, { "text": "the circuit court gave meaningful consideration to the", "paragraph_id": "para_591" }, { "text": "circumstances surrounding the settlement and, in particular, the", "paragraph_id": "para_592" }, { "text": "relative degree of fault of the Semenovs and Johnsons. The", "paragraph_id": "para_593" }, { "text": "circuit court explained that, because the Semenovs \"created the", "paragraph_id": "para_594" }, { "text": "condition\" that gave rise to Nomura's claims, it would be", "paragraph_id": "para_595" }, { "text": "\"unjust and inequitable\" to certify a good faith settlement that", "paragraph_id": "para_596" }, { "text": "would dismiss the Johnsons' cross-claim for indemnity.", "paragraph_id": "para_597" }, { "text": "21", "paragraph_id": "para_598" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_599", "court_paragraph": 21 }, { "text": "On this record, we conclude that the circuit court did", "paragraph_id": "para_600" }, { "text": "not abuse its discretion in denying the Petition.", "paragraph_id": "para_601" }, { "text": "(2) Points of Error Relating to the Release Agreement.", "paragraph_id": "para_602" }, { "text": "Nomura raises several points of error relating to the circuit", "paragraph_id": "para_603" }, { "text": "court's determination that the Release Agreement was a valid and", "paragraph_id": "para_604" }, { "text": "binding agreement between Nomura and the Semenovs.", "paragraph_id": "para_605" }, { "text": "Nomura contends that the Release Agreement was", "paragraph_id": "para_606" }, { "text": "conditioned on the circuit court's good faith determination, and", "paragraph_id": "para_607" }, { "text": "that the Release Agreement was therefore not valid and binding", "paragraph_id": "para_608" }, { "text": "without certification of a good faith settlement. We agree.", "paragraph_id": "para_609" }, { "text": "Although the Release Agreement \"supersede[d] all prior and", "paragraph_id": "para_610" }, { "text": "contemporaneous agreements,\" it expressly conditioned the", "paragraph_id": "para_611" }, { "text": "settlement on the parties' \"good faith within the meaning of", "paragraph_id": "para_612" }, { "text": ". . . HRS § 663-15.5.\"11 After determining that Nomura and the", "paragraph_id": "para_613" }, { "text": "11 Paragraph 10 of the Release Agreement provides, in relevant part:", "paragraph_id": "para_614" }, { "text": "e. Merger and Amendments. This [Release]", "paragraph_id": "para_615" }, { "text": "Agreement contains the entire agreement between [Nomura and", "paragraph_id": "para_616" }, { "text": "the Semenovs] and supersedes all prior and contemporaneous", "paragraph_id": "para_617" }, { "text": "agreements and understandings in connection therewith.", "paragraph_id": "para_618" }, { "text": "This [Release] Agreement shall not be altered, amended,", "paragraph_id": "para_619" }, { "text": "modified or otherwise changed in any respect, or particular", "paragraph_id": "para_620" }, { "text": "whatsoever, except in a writing duly executed by [Nomura", "paragraph_id": "para_621" }, { "text": "and the Semenovs]. [Nomura and the Semenovs] acknowledge", "paragraph_id": "para_622" }, { "text": "and agree that they will make no claim, at any time or", "paragraph_id": "para_623" }, { "text": "place, that this [Release] Agreement has been orally", "paragraph_id": "para_624" }, { "text": "altered or modified in any respect whatsoever.", "paragraph_id": "para_625" }, { "text": ". . . .", "paragraph_id": "para_626" }, { "text": "w. Good Faith. [Nomura and the Semenovs] covenant", "paragraph_id": "para_627" }, { "text": "and agree that this [Release] Agreement and the settlement", "paragraph_id": "para_628" }, { "text": "reflected herein were made and entered into in good faith", "paragraph_id": "para_629" }, { "text": "within the meaning of [HRS] Chapter 663, as amended by Act", "paragraph_id": "para_630" }, { "text": "(continued . . .)", "paragraph_id": "para_631" }, { "text": "22", "paragraph_id": "para_632" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_633", "court_paragraph": 22 }, { "text": "Semenovs did not enter into a good faith settlement within the", "paragraph_id": "para_634" }, { "text": "meaning of HRS § 663-15.5, it was irreconcilably inconsistent", "paragraph_id": "para_635" }, { "text": "for the circuit court to uphold the Release Agreement. We thus", "paragraph_id": "para_636" }, { "text": "conclude that the circuit court erred in determining the Release", "paragraph_id": "para_637" }, { "text": "Agreement to be valid and enforceable.", "paragraph_id": "para_638" }, { "text": "Nomura also contends that the circuit court was", "paragraph_id": "para_639" }, { "text": "required to hold a separate hearing before it could determine", "paragraph_id": "para_640" }, { "text": "that the Release Agreement was valid and binding, and that the", "paragraph_id": "para_641" }, { "text": "Semenovs' signatures on the Release Agreement were improper. We", "paragraph_id": "para_642" }, { "text": "decline to address these contentions in light of our conclusion", "paragraph_id": "para_643" }, { "text": "that the Release Agreement is not enforceable.", "paragraph_id": "para_644" }, { "text": "Lastly, Nomura contends the circuit court erred in", "paragraph_id": "para_645" }, { "text": "concluding that the Release Agreement \"required indemnification", "paragraph_id": "para_646" }, { "text": "of the Johnsons' crossclaim\" when \"[t]here is no indemnity or", "paragraph_id": "para_647" }, { "text": "defense requirement of [Nomura] as to the Johnson[s'] crossclaim", "paragraph_id": "para_648" }, { "text": "against the Semenovs under the [R]elease [Agreement].\" In light", "paragraph_id": "para_649" }, { "text": "of our conclusion that the Release Agreement is not enforceable,", "paragraph_id": "para_650" }, { "text": "we vacate the circuit court's determination that the Release", "paragraph_id": "para_651" }, { "text": "Agreement required Nomura to indemnify the Semenovs against the", "paragraph_id": "para_652" }, { "text": "Johnsons' cross-claim.", "paragraph_id": "para_653" }, { "text": "11(. . . continued)", "paragraph_id": "para_654" }, { "text": "300 of the 2001 Session Laws of Hawaii as codified in HRS", "paragraph_id": "para_655" }, { "text": "§ 663-15.5.", "paragraph_id": "para_656" }, { "text": "(Emphasis added.)", "paragraph_id": "para_657" }, { "text": "23", "paragraph_id": "para_658" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_659", "court_paragraph": 23 }, { "text": "(3) Timing of Petition Hearing. Nomura contends the", "paragraph_id": "para_660" }, { "text": "circuit court \"erred in setting the hearing on the [Petition]", "paragraph_id": "para_661" }, { "text": "only two days after the Petition was filed and allowing the", "paragraph_id": "para_662" }, { "text": "Johnsons to file a Memorandum in Opposition the same day as the", "paragraph_id": "para_663" }, { "text": "hearing,\" which resulted in Nomura having insufficient time to", "paragraph_id": "para_664" }, { "text": "respond.", "paragraph_id": "para_665" }, { "text": "The circuit court has \"the authority to set a", "paragraph_id": "para_666" }, { "text": "reasonable time limit for trials and hearings . . . [and has]", "paragraph_id": "para_667" }, { "text": "inherent equity, supervisory, and administrative powers as well", "paragraph_id": "para_668" }, { "text": "as inherent power to control the litigation process before", "paragraph_id": "para_669" }, { "text": "them.\" Doe v. Doe, 98 Hawaiʻi 144, 154-55, 44 P.3d 1085, 1095-96", "paragraph_id": "para_670" }, { "text": "(2002) (citation omitted). Rules of the Circuit Courts of the", "paragraph_id": "para_671" }, { "text": "State of Hawaiʻi (RCCH) Rule 7(a) provides that, as a general", "paragraph_id": "para_672" }, { "text": "matter, \"motion[s] shall be filed and served on all parties not", "paragraph_id": "para_673" }, { "text": "less than 18 days before the date set for the hearing.\" RCCH", "paragraph_id": "para_674" }, { "text": "Rule 7(f) states that \"[u]nless otherwise ordered for good cause", "paragraph_id": "para_675" }, { "text": "shown, all pretrial motions that request entry of judgment or", "paragraph_id": "para_676" }, { "text": "dismissal of any claim shall be filed not later than 50 days", "paragraph_id": "para_677" }, { "text": "prior to the assigned trial date.\" (Emphasis added.)", "paragraph_id": "para_678" }, { "text": "On January 16, 2024, the Semenovs filed an \"Ex Parte", "paragraph_id": "para_679" }, { "text": "Motion to Shorten Time for Hearing on [the Semenovs']", "paragraph_id": "para_680" }, { "text": "[Petition],\" which the circuit court granted. Counsel for the", "paragraph_id": "para_681" }, { "text": "Semenovs declared that they \"inquired with counsel as to whether", "paragraph_id": "para_682" }, { "text": "24", "paragraph_id": "para_683" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_684", "court_paragraph": 24 }, { "text": "any party would object to the Semenovs' request that the", "paragraph_id": "para_685" }, { "text": "Semenovs' forthcoming [Petition] be heard on an expedited basis", "paragraph_id": "para_686" }, { "text": "in light of the forthcoming pretrial deadlines and trial date\"", "paragraph_id": "para_687" }, { "text": "and counsel declared that \"[n]o party objected to an expedited", "paragraph_id": "para_688" }, { "text": "hearing.\"", "paragraph_id": "para_689" }, { "text": "Moreover, RCCH Rule 7.2(g)(5)(A) states that the", "paragraph_id": "para_690" }, { "text": "\"grant or denial [of a motion to shorten time for hearing] shall", "paragraph_id": "para_691" }, { "text": "not be subject to review or reconsideration,\" and that \"[i]f", "paragraph_id": "para_692" }, { "text": "granted, the date and time for the hearing shall be indicated on", "paragraph_id": "para_693" }, { "text": "the order.\"", "paragraph_id": "para_694" }, { "text": "The circuit court did not abuse its discretion in", "paragraph_id": "para_695" }, { "text": "setting the hearing on the Petition.", "paragraph_id": "para_696" }, { "text": ". . .", "paragraph_id": "para_697" }, { "text": "In light of the above, we resolve the points of error", "paragraph_id": "para_698" }, { "text": "raised in case no. CAAP-24-0000351 by affirming in part, and", "paragraph_id": "para_699" }, { "text": "vacating in part, the Settlement Order.12", "paragraph_id": "para_700" }, { "text": "V. CONCLUSION", "paragraph_id": "para_701" }, { "text": "For the foregoing reasons, we vacate the Nomura MSJ", "paragraph_id": "para_702" }, { "text": "Order and Final Judgment. We affirm in part, and vacate in", "paragraph_id": "para_703" }, { "text": "part, the Johnsons MSJ Order, AOAO MSJ Order, Settlement Order,", "paragraph_id": "para_704" }, { "text": "and Certification Order. We remand for further proceedings", "paragraph_id": "para_705" }, { "text": "consistent with this memorandum opinion.", "paragraph_id": "para_706" }, { "text": "12 We note Nomura represents on appeal that the settlement check was", "paragraph_id": "para_707" }, { "text": "not deposited, and that his counsel returned the check to the Semenovs.", "paragraph_id": "para_708" }, { "text": "25", "paragraph_id": "para_709" }, { "text": "NOT FOR PUBLICATION IN WEST'S HAWAI‘I REPORTS AND PACIFIC REPORTER", "paragraph_id": "para_710", "court_paragraph": 25 }, { "text": "Pursuant to Hawaiʻi Rules of Appellate Procedure Rule", "paragraph_id": "para_711" }, { "text": "34(c), Nomura's May 6, 2026 Notice of Retention of Oral", "paragraph_id": "para_712" }, { "text": "Argument, which we construe as a motion, is denied.", "paragraph_id": "para_713" }, { "text": "DATED: Honolulu, Hawaiʻi, June 23, 2026.", "paragraph_id": "para_714" }, { "text": "On the briefs:", "paragraph_id": "para_715" }, { "text": "Paul V.K. Smith,", "paragraph_id": "para_716" }, { "text": "for Plaintiff-Appellant.", "paragraph_id": "para_717" }, { "text": "John D. Zalewski,", "paragraph_id": "para_718" }, { "text": "for Defendant-Appellee", "paragraph_id": "para_719" }, { "text": "Association of Apartment", "paragraph_id": "para_720" }, { "text": "Owners of the Iolani Court", "paragraph_id": "para_721" }, { "text": "Plaza, Inc.", "paragraph_id": "para_722" }, { "text": "Lahela H.F. Hite,", "paragraph_id": "para_723" }, { "text": "for Defendants-Appellees", "paragraph_id": "para_724" }, { "text": "Valentin Semenov and", "paragraph_id": "para_725" }, { "text": "Inessa Semenov.", "paragraph_id": "para_726" }, { "text": "Erin I. Macdonald,", "paragraph_id": "para_727" }, { "text": "for Defendants-Appellees", "paragraph_id": "para_728" }, { "text": "Burt Louis Johnson and", "paragraph_id": "para_729" }, { "text": "Evelyn Gong Johnson.", "paragraph_id": "para_730" }, { "text": "/s/ Karen T. Nakasone", "paragraph_id": "para_731" }, { "text": "Chief Judge", "paragraph_id": "para_732" }, { "text": "/s/ Katherine G. Leonard", "paragraph_id": "para_733" }, { "text": "Associate Judge", "paragraph_id": "para_734" }, { "text": "/s/ Kimberly T. 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