In re Contested Case Hearing re Conservation District Use Application ( 2018 )


Menu:
  •  **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    Electronically Filed
    Supreme Court
    SCOT-XX-XXXXXXX
    30-OCT-2018
    09:12 AM
    IN THE SUPREME COURT OF THE STATE OF HAWAIʻI
    ---oOo---
    ________________________________________________________________
    IN THE MATTER OF CONTESTED CASE HEARING RE
    CONSERVATION DISTRICT USE APPLICATION (CDUA) HA-3568
    FOR THE THIRTY METER TELESCOPE AT THE MAUNA KEA SCIENCE
    RESERVE, KAʻOHE MAUKA, HĀMĀKUA, HAWAIʻI, TMK (3)404015:009
    ________________________________________________________________
    SCOT-XX-XXXXXXX, SCOT-XX-XXXXXXX, & SCOT-XX-XXXXXXX
    APPEAL FROM THE BOARD OF LAND AND NATURAL RESOURCES
    (BLNR-CC-16-002 (Agency Appeal))
    OCTOBER 30, 2018
    RECKTENWALD, C.J., MCKENNA, J., and
    CIRCUIT JUDGE CASTAGNETTI IN PLACE OF NAKAYAMA, J., RECUSED,
    WITH POLLACK, J., CONCURRING IN PART, WITH WHOM WILSON, J.,
    JOINS AS TO PARTS I-III, AND WILSON, J., DISSENTING
    OPINION OF THE COURT BY MCKENNA, J., IN WHICH
    POLLACK, J., JOINS EXCEPT AS TO PART V.C.1
    I.    Introduction
    These appeals were filed from a September 27, 2017 decision
    of the Board of Land and Natural Resources (“BLNR”) authorizing
    issuance of a Conservation District Use Permit for the Thirty
    Meter Telescope near the summit of Mauna Kea.
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    Appellant Native Hawaiian1 cultural practitioners believe
    that Mauna Kea, as a sacred manifestation of their ancestry,
    should be honored in its natural state and is desecrated by
    development of astronomy facilities near its summit.                In
    contrast, Appellees submit that telescope use is an allowed and
    appropriate use of the summit area, that various measures are
    being taken to reduce the impact of the TMT, and that Mauna Kea
    can also be honored through the advancement of scientific
    knowledge that TMT would provide.
    In this opinion, we address whether the BLNR properly
    applied the law in analyzing whether a permit should be issued
    for the TMT.       Upon careful consideration of the written
    submissions, the applicable law, and the oral arguments, and for
    the reasons explained below, we now affirm the BLNR’s decision
    authorizing issuance of a Conservation District Use Permit
    (“CDUP”) for the Thirty Meter Telescope (“TMT”).
    1
    The term “Native Hawaiian” refers to one “whose ancestors were natives
    of the Hawaiian Islands prior to 1778, without regard to blood quantum,”
    while the term “native Hawaiian” refers to one with at least fifty percent
    Hawaiian ancestry. Melody Kapilialoha MacKenzie & D. Kapuaʻala Sproat, A
    Collective Memory of Injustice: Reclaiming Hawaiʻi’s Crown Lands Trust in
    Response to Judge James S. Burns, 39 U. HAW. L. REV. 481, 528 (2017). See also
    JON M. VAN DYKE, WHO OWNS THE CROWN LANDS OF HAWAIʻI? 1 n.1 (2008) (using the term
    “Native Hawaiian” to “refer to all persons descended from the Polynesians who
    lived in the Hawaiian Islands when Captain James Cook arrived in 1778,” and
    distinguishing it from the term “native Hawaiian,” which is defined as a
    person with 50 percent or more Hawaiian blood in the Hawaiian Homes
    Commission Act, 1920, ch. 42, sec. 201(a)(7), 42 Stat. 108 (1921)).
    2
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    II.   Factual and Procedural Background
    A.   The Mauna Kea Summit
    Some Native Hawaiians, including some of the appellants,
    consider Mauna Kea, which rises to an elevation of 13,796 feet
    above sea level, to be an ancestor, a living family member and
    progenitor of Hawaiians, born of Wākea (Sky Father) and Papa
    (Earth Mother). They consider the Mauna Kea summit area, also
    known as Kūkahauʻula (cluster of puʻu or cinder cones), to be a
    wahi pana (storied place) and wao akua (the place where gods
    reside), the realm of ancestral akua (gods, goddesses, deities)
    believed to take earthly form as the puʻu, the waters of Lake
    Waiau, and other significant landscape features.            The summit of
    Mauna Kea is thought to touch the sky in an unique and important
    way, as a piko (navel) by which connections to the ancestors are
    made known to them, or as the piko hoʻokahi (the single navel),
    which ensures spiritual and genealogical connections, and the
    rights to the regenerative powers of all that is Hawaiʻi.             The
    large number of shrines on Mauna Kea indicate that there was a
    pattern of pilgrimage, “a walk upward and backward in time to
    cosmological origins,” to worship the snow goddess Poliʻahu and
    other akua such as Kūkahau, Līlīnoe, and Waiau.           As discussed
    later, various Native Hawaiian traditional and customary
    practices are derived from these beliefs, which have also led to
    related contemporary cultural practices.
    3
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    Before Western contact, the summit area was considered kapu
    (taboo) to all but the highest chiefs and priests, and
    unavailable to the general public. Archaeological research also
    indicates that from as early as 1100 A.D., and continuing
    through the 1700s up until the time of Western contact, Native
    Hawaiians mined extremely high quality, dense, blue-black basalt
    in a 4,800 acre adze quarry on the southern slopes of Mauna Kea
    concentrated between 11,500 and 12,400 square feet above sea
    level to produce tools to cut trees, shape canoes, and carve
    other smaller items.
    B.   Development of Modern Astronomy on Mauna Kea Summit
    After statehood, in 1968, the BLNR entered into a General
    Lease with the University of Hawaiʻi (“University”) for the Mauna
    Kea Science Reserve (“MKSR”); the General Lease is scheduled to
    terminate on December 31, 2033.           The MKSR totals 11,288 acres,
    consisting of a 10,763-acre cultural and natural preserve and a
    525-acre Astronomy Precinct, and includes almost all of the land
    on Mauna Kea above the 12,000-foot elevation, except for certain
    portions that lie within the Mauna Kea Ice Age Natural Area
    Reserve (“MKIANAR”).
    The General Lease allows the University to use the MKSR as
    a scientific complex and reserve.          The University began
    operating the first observatory on Mauna Kea in 1968.
    Thereafter, the following additional astronomical observatories
    4
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    became operational in the summit region of the MKSR:               the
    University 2.2-meter Telescope (1970), the United Kingdom
    Infrared Telescope (“UKIRT”)(1979)(now owned by the University),
    the NASA Infrared Telescope Facility (operated by the
    University)(1979), the Canada-France-Hawaiʻi Telescope (1979);
    (5) the California Institute of Technology (“Caltech”)
    Submillimeter Observatory (“CSO”)(1986), the James Clerk Maxwell
    Telescope (“JCMT”)(1986)(now owned by the University), the Very
    Long Baseline Array (1992), the W. M. Keck Observatory, first
    phase (1992) and second phase (1996), the Subaru Observatory
    (“Subaru”)(1999), the Gemini North Observatory (1999), and the
    Submillimeter Array (2002).          The 4.6 mile segment of Mauna Kea
    Access Road just past the Onizuka Center for International
    Astronomy (also known as Hale Pōhaku),2 located at the 9,200 foot
    level of Mauna Kea, is unpaved until just above 11,600 feet,
    where it then extends near to the summit and loops along the Puʻu
    Kea, Puʻu Hauʻoki, and other puʻu to reach existing observatories
    through paved or unpaved driveways.            The roads have also
    increased access to the summit area of Mauna Kea for at least
    some Native Hawaiian cultural practitioners.
    Construction of these observatories and roads has had
    significant cumulative adverse impacts on cultural,
    2
    The University also manages the Hale Pōhaku mid-level facilities and
    the Summit Access Road between Hale Pōhaku and the MKSR, including 400 yards
    on either side of the road, but excluding the MKIANAR.
    5
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    archaeological, and historic resources in the MKSR.            The
    observatories have also had significant cumulative adverse
    impacts on geology, soils, and slope stability in the MKSR
    because they significantly modified the preexisting terrain, the
    tops of certain puʻu were flattened to accommodate observatory
    foundations, and some materials removed from the puʻu were pushed
    over their sides, creating steeper slopes more susceptible to
    disturbance.
    In response to significant criticism raised in a 1998
    audit, the University’s Board of Regents (“BOR”) adopted the
    MKSR Master Plan (“Master Plan”) in 2000, which updated
    management guidelines for the areas of Mauna Kea managed by the
    University, including the MKSR.           The Master Plan established the
    Office of Mauna Kea Management (“OMKM”), housed in the
    University of Hawaiʻi at Hilo (“UHH”).          The OMKM is advised by
    volunteer residents of the Big Island of the Mauna Kea
    Management Board and Kahu Kū Mauna (Guardians of the Mountain)
    to effectuate the Master Plan’s goals of (1) protecting
    cultural, natural, educational/scientific, and recreational
    resources; (2) preserving and protecting the cultural and
    natural landscape; (3) preserving and managing cultural
    resources and practices for future generations; (4) defining
    areas for use of cultural, natural and recreational resources;
    (5) protecting the right to exercise traditional cultural
    6
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    practices; (6) allowing for sustainable, integrated planning and
    management; and (7) protecting and enhancing astronomy research.
    The Master Plan identifies five types of astronomy
    development and their locations within the 525-acre Astronomy
    Precinct area of the MKSR, described as Areas A through F, for
    redevelopment or expansion of existing observatory facilities.
    These locations include Area E, intended for development of a
    next generation large telescope, such as the TMT.
    After preparation of the Master Plan, a Comprehensive
    Management Plan was also finalized in April of 2009.            Various
    sub-plans were also prepared, including a Cultural Resources
    Management Plan and a Decommissioning Plan for the
    decommissioning of existing telescopes.
    C.    The TMT
    In 2003, Caltech and the University of California formed
    the TMT Corporation, a California non-profit public benefit
    corporation, for the purpose of fostering astronomy through
    building a thirty meter telescope.         In 2008, the TMT
    Corporation, in consultation with the University, began
    assessing the development of the TMT in Area E, on the northwest
    slope of Mauna Kea, below the summit ridge.           This location was
    selected for a next generation large telescope (1) due to its
    significant distance from historical and cultural sites,
    including Kūkahauʻula and Lake Waiau, (2) to minimize visibility
    7
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    from significant cultural areas on the summit and from Waimea,
    Honokaʻa and Hilo, (3) to reduce wind shear forces, (4) because
    it is not a good wēkiu bug habitat, and (5) to minimize its
    potential to obscure astronomical observations by existing
    observatories.      On May 23, 2009, a draft Environmental Impact
    Statement (“EIS”) for the TMT was published; some of the
    Appellants submitted comments before issuance of the May 8, 2010
    Final EIS.
    TMT International Observatory, LLC (“TIO”) was formed on
    May 6, 2014 as a nonprofit organization comprised of
    the Regents of the University of California, Caltech, the
    National Institutes of Natural Sciences of Japan, the National
    Astronomical Observatories of the Chinese Academy of Sciences,
    the Department of Science and Technology of India, and the
    National Research Council of Canada, and succeeded TMT
    Corporation as owner of the TMT project.          TIO was formed so that
    the voting power and telescope observing time could vary amongst
    its members proportionate to their respective contributions to
    the TMT Project.
    The TMT would be the first optical/infrared observatory of
    its size to integrate adaptive optics, which corrects for image
    distortion caused by the atmosphere, into its design.             The
    proposed TMT project actually consists of four components, the
    TMT observatory within Area E (“TMT Observatory”), an access way
    8
    **     FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    from the Mauna Kea Access Road (“Access Way”), upgrades to
    existing transformers at the electrical substation near Hale
    Pōhaku in the mid-level of Mauna Kea, and a headquarters in
    Hilo.     With respect to construction of the TMT Observatory, the
    observatory dome, support building, and the area disturbed
    during construction would be about five acres (“the TMT
    Observatory site”).        The issues on appeal in this case focus on
    the proposed TMT Observatory and Access Way.
    The ground surface of the proposed TMT Observatory is 600
    feet below the summit ridge.         The proposed TMT Observatory would
    have a total height of roughly 180 feet above that ground
    surface, with an exterior radius of 108 feet and a dome shutter
    102.5 feet in diameter.
    Conservation District Use Application (“CDUA”) HA-3568 for
    the TMT was originally submitted on September 2, 2010.               The BLNR
    initially granted a CDUP on April 12, 2013.             In our December 2,
    2015 opinion in Mauna Kea Anaina Hou v. Bd. of Land & Nat. Res.,
    136 Hawaiʻi 376, 
    363 P.3d 224
    (2015) (“Mauna Kea I”), we vacated
    the Circuit Court of the Third Circuit’s May 5, 2014 order
    affirming the BLNR’s issuance of the first CDUP.              We held that
    the BLNR’s approval of a CDUP before conducting a contested case
    hearing violated the due process rights of parties with standing
    to assert Native Hawaiian traditional and customary rights.
    Mauna Kea I, 136 Hawaiʻi at 
    390-91, 363 P.3d at 238-39
    .               We also
    9
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    held that a state agency must perform its functions in a manner
    that fulfills the State’s affirmative obligations under the
    Hawaiʻi Constitution.      Mauna Kea I, 136 Hawaiʻi at 
    414, 363 P.3d at 262
    (Pollack, J., concurring, in which Wilson, J., joined,
    and McKenna, J., joined as to Part IV).          We therefore ordered a
    remand to the BLNR for a contested case hearing before the Board
    or a new hearing officer.       Mauna Kea I, 136 Hawaiʻi at 
    399, 363 P.3d at 247
    .
    On remand, the BLNR appointed a hearing officer, retired
    Third Circuit judge Riki May Amano (“Hearing Officer” or
    “Amano”), who conducted a contested case hearing over forty-four
    days, on the following dates in 2016 and 2017:           October 20, 24-
    27, and 31; November 2 and 15-16; December 1-2, 5-6, 8, 12-13,
    16, and 19- 20; January 3-5, 9-12, 19, 23-26, and 30-31;
    February 13-16, 21-23, and 27-28; and March 1-2.            The Hearing
    Officer issued her “Proposed Findings of Fact, Conclusions of
    Law, and Decision and Order” on July 26, 2017.
    After submission of exceptions to the proposed decision and
    responses to the exceptions and oral arguments, on September 27,
    2017, the BLNR issued its 271-page Findings of Fact, Conclusions
    of Law and Decision and Order (“BLNR Decision and Order”)
    containing 1070 Findings of Fact (“FOF” singular or “FOFs”
    10
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    plural) and 512 Conclusions of Law (“COL” singular or “COLs”
    plural).3
    Five of seven board members, BLNR Chairperson Case and
    members James A. Gomes, Thomas H. Oi, Samuel “Ohu” Gon III, and
    Christopher Yuen signed the BLNR Decision and Order to indicate
    agreement.       Members Stanley H. Roehrig and Keith “Keone” Downing
    signed with the notation “I do not concur[.]”
    Pursuant to Act 48 of 2016,4 direct appeals were filed to
    this court.5
    3
    Due to the length of the BLNR Decision and Order, many of the specific
    FOFs, COLs, and CDUP conditions referenced in this opinion are not quoted.
    The entire BLNR Decision and Order is available on-line at
    https://perma.cc/H49Z-XN7B.
    4
    Act 48 of 2016, effective August 1, 2016, added Hawaiʻi Revised Statutes
    § 183C-9 to make final decisions and orders from contested cases concerning
    conservation districts directly appealable to this court. 2016 Haw. Sess.
    Laws Act 48, §§ 2 & 14 at 76, 82.
    5
    In SCOT-XX-XXXXXXX, the appellants are Petitioners-Appellants Mauna Kea
    Anaina Hou (“MKAH”) and its President Kealoha Pisciotta, Clarence Kukauakahi
    Ching, Flores-Case ʻOhana, Deborah J. Ward, Paul K. Neves, and KAHEA: The
    Hawaiian Environmental Alliance (collectively the “MKAH Appellants”). The
    MKAH Appellants’ previous appeal resulted in our December 2, 2015 opinion in
    Mauna Kea I. SCOT-XX-XXXXXXX was filed by Intervenor-Appellant Temple of
    Lono (“Appellant Temple of Lono” or “Temple”). SCOT-XX-XXXXXXX was filed by
    Intervenors-Appellants Mehana Kihoi, Joseph Kualiʻi Camara, Leinaʻala
    Sleightholm, Kalikolehua Kanaele, Tiffnie Kakalia, Brannon Kamahana Kealoha,
    Cindy Freitas, William Freitas (“Kihoi Appellants”), and Intervenor-Appellant
    Harry Fergerstrom (“Appellant Fergerstrom”). The appellees are the BLNR, the
    State of Hawaiʻi Department of Land and Natural Resources (“DLNR”), the State
    of Hawaiʻi (the “State”), and Suzanne D. Case (“Case”), in her official
    capacity as Chair of the BLNR (usually collectively referred to as the
    “BLNR”), and the University of Hawaiʻi at Hilo (“UHH”). Intervenors-appellees
    are TMT International Observatory, LLC (“TIO”) and Perpetuating Unique
    Educational Opportunities, Inc. (“PUEO”). A fourth appeal, SCOT-XX-XXXXXXX,
    filed on October 10, 2017, by Intervenor-Appellant Dwight J. Vicente, was
    dismissed on March 15, 2018 based on a failure to file an opening brief after
    notice was provided.
    11
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER    **
    III.   Points of Error on Appeal
    The great majority of the BLNR’s FOFs and COLs are not
    challenged on appeal.           The points of error that are alleged on
    appeal by the various Appellants are categorized and summarized
    as follows:6
    A.    Disqualification Issues
    1.      Whether the BLNR erred by refusing to
    disqualify Amano as the Hearing Officer based
    on her family membership in the ʻImiloa
    Astronomy Center;
    2.      Whether the BLNR erred by refusing to
    disqualify Deputy Attorneys General who had
    advised the BLNR in Mauna Kea I from continuing
    to advise the Hearing Officer and the BLNR in
    the contested case hearing after remand;
    3.      Whether the BLNR erred by overruling objections
    to the participation of BLNR members Yuen and
    Gon in the contested case hearing after remand.
    B.    Native Hawaiian Rights Issues
    1.      Whether the BLNR fulfilled its duties under
    Article XII, Section 7 and Kā Paʻakai o Ka ʻĀina
    v. Land Use Commission;
    2.      Whether the BLNR erred in concluding that the
    Hawaiʻi Constitution does not protect
    contemporary native Hawaiian cultural
    practices;
    3.      Whether the TMT Project violates religious
    exercise rights of Native Hawaiians protected
    by federal statutes;
    4.      Whether the Hearing Officer should have allowed
    briefing and a hearing on a motion to
    disqualify UHH as applicant based on its
    alleged hostility toward the traditional
    Hawaiian faith;
    6
    Various appellants raise various issues on appeal, some which are
    duplicated by other appellants and some of which are asserted by only one
    appellant. Appellants raising the various issues are sometimes identified.
    12
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    5.    Whether the Hearing Officer should have allowed
    briefing and a hearing on a motion to dismiss
    based on violation of the desecration statute
    of the Hawaiʻi Penal Code;
    6.    Whether the Hearing Officer should have
    excluded challenges to the legal status of the
    State of Hawaiʻi and its ownership of Mauna Kea
    as well as the existence of the Kingdom of
    Hawaiʻi.
    C.    Public Trust and Land Use Issues
    1.    Whether the TMT Project violates Article XI,
    Section 1 of the Hawaiʻi Constitution and
    public trust principles;
    2.    Whether conditions of Hawaiʻi
    Administrative Rules (“HAR”) § 13-5-30(c)
    (1994) for issuance of a CDUP were satisfied.
    D.    Other Procedural Issues
    1.    Whether the original CDUA should have been
    stricken and a new CDUA required;
    2.    What the nature of the proceeding was below,
    and whether there is an appropriate record on
    appeal;
    3.    Whether TIO and PUEO should have been admitted
    as parties;
    4.    Whether the Hearing Officer’s scheduling of
    presentations by the parties violated
    Appellants’ due process rights;
    5.    Whether the Hearing Officer improperly failed
    to issue final orders in a timely fashion;
    6.    Whether the Hearing Officer improperly failed
    to provide reasoned explanations for her
    orders;
    7.    Whether the Hearing Officer improperly failed
    to provide required rulings and explanations
    for thousands of proposed findings of fact;
    8.    Whether the entire proceeding was not
    legitimate.
    13
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER    **
    IV.   Standards of Review
    The standards for reviewing each of the points of error
    alleged on appeal are set out in Hawaiʻi Revised Statutes (“HRS”)
    § 91–14(g) (2012 & Supp. 2016), “Judicial review of contested
    cases,” which provides as follows:
    (g) Upon review of the record the court may affirm the decision
    of the agency or remand the case with instructions for further
    proceedings; or it may reverse or modify the decision and order
    if the substantial rights of the petitioners may have been
    prejudiced because the administrative findings, conclusions,
    decisions, or orders are:
    (1) In violation of constitutional or statutory provisions;
    (2) In excess of the statutory authority or jurisdiction of the
    agency;
    (3) Made upon unlawful procedure;
    (4) Affected by other error of law;
    (5) Clearly erroneous in view of the reliable, probative, and
    substantial evidence on the whole record; or
    (6) Arbitrary, or capricious, or characterized by abuse of
    discretion or clearly unwarranted exercise of discretion.
    Under HRS § 91–14(g), conclusions of law are reviewable
    under subsections (1), (2), and (4); questions regarding
    procedural defects are reviewable under subsection (3); findings
    of fact are reviewable under subsection (5); and an agency’s
    exercise of discretion is reviewable under subsection (6).                 Save
    Diamond Head Waters LLC v. Hans Hedemann Surf, Inc., 121 Hawaiʻi
    16, 24–25, 
    211 P.3d 74
    , 82–83 (2009).
    Pursuant to HRS § 91–14(g), an agency’s conclusions of law
    are reviewed de novo.      United Pub. Workers, AFSCME, Local 646,
    AFL–CIO v. Hanneman, 106 Hawaiʻi 359, 363, 
    105 P.3d 236
    , 240
    (2005).
    14
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    An agency’s exercise of discretion will not be overturned
    unless arbitrary, or capricious, or characterized by a clearly
    unwarranted exercise of discretion.            Paul’s Elec. Serv. Inc. v.
    Befitel, 104 Hawaiʻi 412, 417, 
    91 P.3d 494
    , 499 (2004)
    (citing HRS § 91–14(g)(6)).
    In the next section, we analyze each point of error based
    on the applicable standard of appellate review.7              We provide
    additional factual and procedural background information as
    appropriate.
    V.    Discussion of Points of Error on Appeal
    A.       Disqualification Issues
    1.    Whether the BLNR erred by refusing to disqualify
    Amano as the Hearing Officer based on her family
    membership in the ʻImiloa Astronomy Center
    a.    Background
    Appellants assert that the BLNR erred by refusing to
    disqualify Amano as the Hearing Officer based on her family
    membership in the ʻImiloa Astronomy Center (“ʻImiloa”).               After
    our remand in Mauna Kea I, the BLNR delegated the conduct of the
    contested case hearing to a hearing officer, pursuant to HAR §
    13-1-32(b) (2009), and through the procurement process of HRS §
    103D-304 (2012).        The BLNR appointed a committee of three,
    consisting of retired Hawaiʻi Supreme Court Associate Justice
    7
    Some points of error are addressed in footnotes.
    15
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    James E. Duffy, Jr., Deputy Attorney General Stella Kam, and
    BLNR Member Christopher Yuen, to evaluate hearing officer
    applicants.       The BLNR issued Minute Order No. 1, attaching
    Amano’s disclosure statement as Exhibit 1 and setting a deadline
    for any objections to her appointment.
    Appellants objected to Amano’s selection, citing Mauna Kea
    I, 136 Hawaiʻi at 
    389, 363 P.3d at 237
    (“[J]ustice can perform
    its high function in the best way only if it satisfies the
    appearance of justice.” (quoting Sifagaloa v. Bd. of Trs. of the
    Emps. Ret. Sys., 
    74 Haw. 181
    , 189, 
    840 P.2d 367
    , 371 (1992))
    (emphasis omitted).         They argued Amano could not be impartial
    because she was a dues paying member of ʻImiloa, which is a part
    of UHH.      They pointed out that TIO is listed on the website as a
    corporate member of ʻImiloa, and that ʻImiloa had benefited and
    would benefit from the TMT Project, as it was among the
    recipients of over $100,000 in contributions to outreach
    activities already made by TIO,8 and, as stated in the Final EIS,
    the TMT Project “will work with . . . ʻImiloa to develop exhibits
    that reflect the nationally-recognized natural resources” of the
    area.
    8
    It is unclear how much ʻImiloa received of the over $100,000, but
    according to the Final EIS, these amounts were contributed from 2008-10 and
    other recipients included the Akamai Intern program, the Waiākea High School
    Robotics program, the IfA Elementary School Robotics program, the Journey to
    the Universe program, Kona teachers’ workshops, a DOE mentoring program
    workshop, and intern employment.
    16
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    Amano then filed a supplemental disclosure stating she had
    been unaware that ʻImiloa was connected to UHH and that it had
    not crossed her mind that ʻImiloa was or could be connected to
    the instant case.        She further stated that her family membership
    to ʻImiloa had been active since April 2008 with annual dues of
    $85, and it was set to expire and would not be renewed.                She
    indicated she had visited ʻImiloa five to six times since 2008
    and had used the 10% restaurant and gift shop discount an
    average of three times per year.             She also stated that when she
    and her husband joined ʻImiloa, it seemed to them like a
    membership-based cultural organization like the Japanese
    Cultural Center of Hawaiʻi and the Bishop Museum on Oʻahu.
    Appellants filed supplemental objections additionally
    arguing that the membership reflected Amano’s personal and
    financial support of the astronomy mission of UHH, which
    includes development of the TMT Project.             Appellants asserted
    that, at minimum, an appearance of a conflict or an appearance
    of impropriety existed, requiring disqualification.9
    In Minute Order No. 4, the BLNR denied the objections,
    ruling that the membership does not confer a right to
    participate in ʻImiloa’s governance.           The BLNR noted that in
    9
    Appellants also argued below and on appeal standards governing an
    arbitrator’s duties of disclosure under HRS Chapter 658A, which do not apply
    and are not further discussed.
    17
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    accordance with Sussel v. City & Cty. of Honolulu Civil Serv.
    Comm’n, 
    71 Haw. 101
    , 108, 
    784 P.2d 867
    , 871 (1989),
    administrative adjudicators are disqualified for an “appearance
    of impropriety,” which is similar to the standard for the
    disqualification of judges.            The BLNR noted that Hawaiʻi Revised
    Code of Judicial Conduct (“HRCJC”) Rule 2.11(a) (2014) requires
    disqualification of a judge if “the judge’s impartiality might
    reasonably be questioned.”10           The BLNR reasoned that even if
    10
    HRCJC Rule 2.11(a)(2)(A) and (C) (2014) provide:
    Subject to the rule of necessity, a judge shall
    disqualify or recuse himself or herself in any proceeding
    in which the judge’s impartiality* might reasonably be
    questioned, including but not limited to the following
    circumstances:
    . . . .
    (2) The judge knows* that the judge, the judge’s spouse or
    domestic partner,* or a person within the third degree of
    relationship* to either of them, or the spouse or domestic
    partner* of such a person is:
    (A) a party to the proceeding, or an officer,
    director, general partner, managing member, or trustee of a
    party;
    . . . .
    (C) a person who has more than a de minimis* interest
    that could be substantially affected by the
    proceeding. . . .
    The starred terms are defined as follows:
    *“Impartiality” means “absence of bias or prejudice in
    favor of, or against, particular parties or classes of parties,
    as well as maintenance of an open mind in considering issues that
    come or may come before a judge.” “Knows” means “actual
    knowledge of the fact in question. A person’s knowledge may be
    inferred from circumstances.” “Third degree of relationship”
    “includes the following persons related to the judge by blood or
    marriage: great-grandparent, grandparent, parent, uncle, aunt,
    brother, sister, child, grandchild, great-grandchild, nephew, and
    niece.” “De minimus” in the context of interests pertaining to
    disqualification of a judge, means “an insignificant interest
    that could not raise a reasonable question regarding the judge’s
    impartiality.” “Terminology,” HRCJC.
    18
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER    **
    ʻImiloa was classified as a party based on its affiliation with
    UHH, the Hearing Officer’s family membership did not create the
    fiduciary or managerial relationship between an adjudicator and
    party precluded by HRCJC Rule 2.11(a)(2)(A).               The BLNR opined
    that no reasonable person would infer that the possible benefits
    from the membership would cause Amano not to be impartial.                     The
    BLNR concluded that the membership was a “de minimus” interest
    under HRCJC Rule 2.11(a)(2)(C)11 that did not rise to the level
    of an “appearance of impropriety.”             The BNLR characterized
    Amano’s membership as akin to a museum membership, not a
    membership in an advocacy group.
    The BLNR also concluded that the membership “does not
    remotely resemble the prejudgment found objectionable in . . .
    [Mauna Kea I]” where the BLNR had voted on the merits of the
    CDUA before holding the contested case hearing.               It ruled that
    Amano’s membership did not show personal and financial support
    of the astronomy mission at UHH.              It also ruled that exposure to
    ʻImiloa’s exhibits about astronomy on Mauna Kea did not imply
    prejudgment, and that the Hearing Officer’s entitlement to a
    “presumption of honesty and integrity” remained intact.                 The
    BLNR also accepted Amano’s representation and found that Amano
    11
    See supra note 10.
    19
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    did not know ʻImiloa was part of UHH or that it had any
    connection with the CDUA.
    The BLNR also discussed whether it should exercise its
    discretion to replace the Hearing Officer despite a lack of
    grounds for disqualification.        It declined to do so because
    Amano had been selected as the most qualified applicant by the
    committee.
    Appellants filed a motion for reconsideration.           Both UHH
    and TIO responded that the motion should be denied on the
    merits, but to preemptively eliminate any basis for further
    delays and appeals, they requested that an alternative hearing
    officer be appointed.      The BLNR denied the motion, stating it
    would be nearly impossible to find a hearing officer who
    subjectively appears fair to every possible person interested in
    the TMT Project.     The BLNR also noted that the Appellants had
    not objected to Amano’s disclosed involvement in mediating
    employment disputes involving UHH, which arguably demonstrated
    more substantive connections to UHH.
    Appellants filed a motion for reconsideration.           Both UHH
    and TIO responded that the motion should be denied on the
    merits, but to preemptively eliminate any basis for further
    delays and appeals, they requested that an alternative hearing
    officer be appointed.      The BLNR denied the motion, stating it
    would be nearly impossible to find a hearing officer who
    20
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    subjectively appears fair to every possible person interested in
    the TMT Project.     The BLNR also noted that the Appellants had
    not objected to Amano’s disclosed involvement in mediating
    employment disputes involving UHH, which arguably demonstrated
    more substantive connections to UHH.
    Appellants later filed a renewed motion to disqualify,
    asserting Amano should be disqualified because Amano (1) had not
    ruled on Appellants’ motions to disqualify the BLNR’s and the
    Hearing Officer’s counsel and to strike the CDUA and/or for
    summary judgment, (2) allegedly disregarded cultural protocol in
    accessing Mauna Kea during the site visit, (3) was escorted to
    the restroom by armed and uniformed DLNR Enforcement (“DOCARE”)
    officers who stood guard at hearings, showing her fear of the
    parties, (4) had allegedly ridden in a vehicle with a UHH
    employee for the site visit, (5) had a connection to Deputy
    Attorney General Harvey Henderson, and (6) did not require UHH
    to disclose witness statements, exhibits, and position
    statements before the Appellants’ deadlines.
    The renewed motion was also denied by the BLNR.           With
    respect to the new arguments, the BLNR ruled: (1) the lack of a
    ruling on two motions, out of more than fifty filed by the
    parties, did not evidence an appearance of impropriety; (2) not
    following Appellants’ proposed site visit route also did not
    evidence an appearance of impropriety; (3) the presence of
    21
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER    **
    DOCARE officers did not evidence bias, as the officers protect
    the safety of everyone present; (4) Amano had been driven on the
    site visit by a DOCARE officer, not a UHH employee; (5) Amano’s
    connection with Henderson did not evidence bias, as her
    connection was limited to having attended law school with his
    wife, who was also a member of the Board of Governors of Maximum
    Legal Services Corporation, for which Amano served as Executive
    Director; and (6) there was no evidence of bias based on Amano’s
    setting of deadlines.
    b.      Analysis
    On appeal, the parties repeat the arguments they made
    below.    Preliminarily, Appellants’ additional argument, that
    UHH and TIO should be judicially estopped from arguing that the
    BLNR did not err in denying disqualification, lacks merit.                 The
    issue on appeal is whether Amano should have been disqualified.
    Judicial estoppel prohibits parties from taking inconsistent
    positions.      Lee v. Puamana Cmty. Ass’n, 109 Hawaiʻi 561, 575–76,
    
    128 P.3d 874
    , 888–89 (2006).       UHH and TIO have consistently
    argued that there was no basis for disqualification; thus,
    judicial estoppel does not apply.
    Turning to the merits, we review the alleged due process
    violation de novo, but we are bound by relevant factual findings
    made by the BLNR unless they are clearly erroneous.            The BLNR
    found that Amano did not know ʻImiloa was part of UHH or that it
    22
    **     FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    had any connection with the TMT application, that ʻImiloa
    membership is akin to a museum membership and is not a
    membership in an advocacy group, that the membership does not
    confer a right to participate in ʻImiloa’s governance, that the
    membership did not show personal and financial support of the
    astronomy mission at UHH, and that exposure to ʻImiloa’s exhibits
    about astronomy on Mauna Kea did not imply prejudgment.               These
    findings are not clearly erroneous.           The BLNR also ruled that no
    reasonable person would infer that the possible benefits from
    the membership would cause Amano not to be impartial.               These
    rulings of law are not wrong.
    With respect to the applicable law, the BLNR properly
    concluded that “an administrative adjudicator should [not] be
    allowed to sit with impunity in a case where the circumstances
    fairly give rise to an appearance of impropriety and reasonably
    cast suspicion on [the adjudicator’s] impartiality.”              
    Sussel, 71 Haw. at 109
    , 784 P.2d at 871 (citation omitted), and that
    administrative adjudicators are held to the same standard as
    judges.     The BLNR also concluded that, like judges,
    administrators serving as adjudicators are presumed to be
    unbiased.      
    Sifagaloa, 74 Haw. at 192
    , 840 P.2d at 372, and that
    this presumption is rebutted only by a showing of a
    disqualifying interest, either pecuniary or institutional, or
    both.     See 
    id. 23 **
        FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    The BLNR applied the correct test for impropriety:              whether
    a reasonable person knowing all the facts would doubt the
    impartiality of Amano, or whether the circumstances would cause
    a reasonable person to question Amano’s impartiality.               We agree
    that the circumstances of this case did not rebut the
    presumption that Amano would be capable of impartially
    performing her duties.        Amano’s connection to ʻImiloa was too
    attenuated, as her connection was not shown to be anything other
    than a membership, no different than a membership of a member of
    the general public.        The membership did not represent an unusual
    commitment to ʻImiloa, different from what any other member might
    have.     Membership alone does not lead to a conclusion that a
    member supports a mission to build the TMT, even assuming that
    this is ʻImiloa’s mission.         No disqualifying interest was shown
    and the circumstances did not fairly give rise to an appearance
    of impropriety and reasonably cast suspicion on her
    impartiality. For the reasons given by the BLNR, the bases for
    disqualification asserted in the renewed motion for
    reconsideration are also without merit.            Therefore, there was no
    error in the denial of the requests to disqualify the Hearing
    Officer.
    24
    **    FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    2.   Whether the BLNR erred by refusing to disqualify
    Deputy Attorneys General who had advised the BLNR in
    Mauna Kea I from continuing to advise the Hearing
    Officer and the BLNR in the contested case hearing
    after remand.
    MKAH Appellants assert that the BLNR erred by denying their
    motion to disqualify Deputy Attorneys General Julie China and
    William Wynhoff (collectively “the DAGs”), who had represented
    the BLNR in the first appeal leading to Mauna Kea I.             Appellants
    argue these DAGs should have been disqualified based on White v.
    Bd. of Educ., 
    54 Haw. 10
    , 
    501 P.2d 358
    (1972).            They also assert
    the DAGs should have been disqualified because they conferred
    with UHH and TIO attorneys during the pendency of the appeal in
    Mauna Kea I regarding arrests and prosecution of individuals on
    Mauna Kea.
    In White, a public school teacher requested a hearing due
    to a proposal to terminate her 
    employment. 54 Haw. at 11
    , 501
    P.2d at 360.     After the hearing officer had prepared proposed
    findings of fact and conclusions of law, the deputy attorney
    general who had represented the Superintendent of Education in
    the adversary hearing against the teacher advised the Board of
    Education as decision maker with respect to the hearing
    officer’s findings and 
    conclusions. 54 Haw. at 16
    , 501 P.2d at
    363.    We held that a deputy attorney general who had acted as
    counsel for the Superintendent against the teacher in the
    25
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    adversary hearing should not have been consulted by the Board in
    its decision making capacity.            
    Id. White is
    distinguishable.       With respect to the issues in
    this case, the DAGs advised and represented the DLNR, BLNR, and
    the Hearing Officer in their adjudicative capacities and not as
    adversaries of the Appellants.12            Appellants also assert the DAGs
    should also have been disqualified because they conferred with
    counsel for UHH and TIO regarding the arrests and prosecution of
    protesters on Mauna Kea.           As argued by the BLNR, however, it is
    the DAGs’ duty “to administer and render legal services to . . .
    the State departments and offices as the governor may direct.”
    State v. Klattenhoff, 71 Hawaiʻi 598, 602, 
    801 P.2d 548
    , 550
    (1990), abrogated on other grounds by State v. Walton, 133
    Hawaiʻi 66, 
    324 P.3d 876
    (2014).              It is also their duty to “give
    advice and counsel to the heads of departments . . . and other
    public officers, in all matters connected with their public
    duties, and otherwise aid and assist them in every way requisite
    to enable them to perform their duties faithfully.” HRS § 28-4
    (1993).       The DAGs had a duty to advise the BLNR with respect to
    legal issues regarding possible conferral of trespassing charges
    12
    The Intermediate Court of Appeals made a similar distinction in
    Kilakila ʻO Haleakalā v. Bd. of Land & Nat. Res., No. CAAP-13-3065, 
    2014 WL 5326757
    (App. Oct. 17, 2014)(mem.), in affirming the BLNR’s denial of
    Kilakila’s motion to disqualify the deputy attorney general who had
    represented the BLNR in an adjudicative capacity in both proceedings.
    Kilakila, mem. op. at 38–39, 
    2014 WL 5326757
    , at *25.
    26
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    to county prosecutors.      These legal issues differ from the
    issues involved in this appeal as to whether a CDUP should have
    been granted.
    Therefore, even if the DAGs represented the BLNR in an
    adversarial position as to whether to confer trespassing charges
    to county prosecutors regarding Mauna Kea protests, the
    adversarial representation was not with respect to whether a
    CDUP should have been authorized after the remand.            Indeed, as
    the BLNR points out, if the BLNR had determined that no CDUP
    should issue, the DAGs would have been responsible for defending
    that decision.
    The DAGs have always been required to assist the BLNR in a
    manner to enable the Board to perform its duties faithfully.
    Their duty never changed, and they have consistently represented
    the interests of the BLNR.       This differs from White, in which
    the deputy attorney general first represented the
    Superintendent, then the BOE, who could have had differing
    interests.
    For all of these reasons, the BLNR did not err in denying
    Appellants’ motion to disqualify based on White.
    3.   Whether the BLNR erred by overruling objections to the
    participation of BLNR members Yuen and Gon in the
    contested case hearing after remand.
    Appellants argue that the BLNR committed a due process
    violation by overruling their objections to the participation of
    27
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    BLNR members Christopher Yuen (“Yuen”) and Samuel Gon (“Gon”) in
    the proceedings after remand.        Due process requires
    disqualification where “circumstances fairly give rise to an
    appearance of impropriety and reasonably cast suspicion on the
    adjudicator’s impartiality.”       Kilakila ʻO Haleakalā v. Bd. of
    Land & Nat. Res., 138 Hawaiʻi 383, 425, 
    382 P.3d 195
    , 237 (2016)
    (“Kilakila III”) (Pollack, J., dissenting) (citations omitted).
    The test for prejudgment in an agency context is “whether a
    disinterested observer may conclude that (the agency) has in
    some measure adjudged the facts as well as the law . . . in
    advance of hearing the matter.”        Mauna Kea I, 136 Hawaiʻi at 395,
    
    363 P.3d 243
    (citation omitted).          As noted earlier,
    administrative adjudicators are, however, entitled to a
    “presumption of honesty and integrity.”          
    Sifagaloa, 74 Haw. at 193
    , 840 P.2d at 372.
    a.     Yuen’s participation
    Soon after the Hearing Officer was appointed, Appellants
    filed objections asserting Yuen should be disqualified.             By
    Minute Order No. 9 dated June 3, 2016, the BLNR overruled these
    objections.     On appeal, Appellants’ reassert their arguments
    below regarding Yuen’s participation.          Appellants point to a
    1998 interview of Yuen published online by environment-
    hawaii.org in which Yuen made statements regarding Mauna Kea,
    which Appellants characterize as “strong and favorable opinions
    28
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    and positions of future telescope development.”           Specifically,
    Appellants take issue with the following statements made by Yuen
    during the interview:
    For all the criticism and the auditors [sic] report —
    I just don’t see a lot of harm that’s been done to those
    resources [historic sites, archaeological sites, bug
    communities, cleanliness of the area, public safety issues,
    some culturally significant areas] by the astronomy
    facilities being put up there and with all this activity in
    the last 20—25 years.
    . . . .
    The auditor’s report was critical. There were some
    delays. The big archaeological study was late, certainly
    the arthropod study was delayed. But if you try to
    identify what has gone wrong — has something been destroyed
    or lost? Again, apart from just the thing that you have
    all those domes sticking up there, it’s been done in a
    pretty responsible way.
    There are people that don’t like having all those
    buildings up there — which is a valid point of view, but
    the basic decision was made almost 20 years ago. And,
    honestly, I don’t see what difference it would make to have
    a few more telescopes up there as long as you site them
    properly. It doesn’t make a qualitative change in the
    mountaintop if you do that.
    The MKAH Appellants focus on two lines to assert Yuen had
    prejudged the CDUA: “[H]onestly, I don’t see what difference it
    would make to have a few more telescopes up there as long as you
    site them properly.      It doesn’t make a qualitative change in the
    mountaintop if you do that.”
    Yuen’s comments, however, also contained criticism of
    telescope projects.      The quotation above contains his comments
    delays in completing studies.        He also criticized the manner in
    which the Subaru telescope had been constructed, which involved
    the grading out of puʻu and potential destruction of bug
    29
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    habitats.        He also stated that Mauna Kea “is a very important,
    prominent place” and that individuals who “don’t like having all
    those buildings up there” had a “valid point of view.”                 He
    opined that, unfortunately, the State had already irrevocably
    changed the landscape nearly twenty years ago when it first
    allowed telescopes.          He also stated that any future telescope
    project would need, at minimum, to be “site[d] . . . properly,”
    meet the demands of good stewardship, and leave intact habitat
    and archaeological and cultural sites.
    Thus, Yuen’s comments, made in 1998, did not indicate he
    would approve all future telescope applications.                In the context
    of the entirety of Yuen’s comments, the BLNR did not err in
    ruling that the circumstances did not fairly give rise to an
    appearance of impropriety and did not reasonably cast suspicion
    on Yuen’s impartiality.          See Kilakila III, 138 Hawaiʻi at 
    425, 382 P.3d at 237
    (Pollack, J., dissenting).
    Appellants also argue that Yuen should have been
    disqualified because he had been a member of the panel that
    selected Amano and had voted on Appellants’ motions to
    disqualify her.         There is no due process violation         based on
    this assertion.13
    13
    To the extent Appellants also argue a statutory basis for
    disqualification, Appellees correctly respond that Yuen was appointed to the
    BLNR pursuant to HRS § 171-4(b) (1993 & Supp. 2005), which requires that the
    (continued. . .)
    30
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    Thus, Yuen’s disqualification was not required by due
    process, and the BLNR did not err by denying Appellants’ request
    to disqualify him.
    b.    Gon’s participation
    Appellants first objected to Gon’s participation during
    closing arguments before the BLNR.          Appellants reiterate their
    argument below that Gon should have been disqualified because he
    had previously voted and signed off on the original CDUP vacated
    by Mauna Kea I.      During their appeal of the first CDUP, however,
    Appellants represented they were not seeking recusal of any
    member of the BLNR.       See Mauna Kea I, 136 Hawaiʻi at 
    398, 363 P.3d at 246
    .     In addition, Mauna Kea I remanded the case for a
    second contested case hearing “before the Board or a new hearing
    officer,” not a new Board.        Mauna Kea I, 136 Hawaiʻi at 
    399, 363 P.3d at 247
    .     Moreover, there is no legal authority requiring a
    Board member to be disqualified because he had approved a
    decision that is later vacated and remanded. If such authority
    (continued. . .)
    BLNR have at least one member “with a background in conservation and natural
    resources.” HRS § 84-14 (1993 & Supp. 2012) then provides:
    A person whose position on a board, commission, or
    committee is mandated by statute, resolution, or executive
    order to have particular qualifications shall only be
    prohibited from taking official action that directly and
    specifically affects a business or undertaking in which the
    person has a substantial financial interest; provided that
    the substantial financial interest is related to the
    member’s particular qualifications.
    (Emphasis added). There was no allegation or evidence that Yuen has a
    substantial financial interest in the TMT Project.
    31
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    existed, no vacated decision could ever be remanded to the same
    board or lower court judge.14
    Thus, Gon’s disqualification was not required by due
    process, and the BLNR did not err by denying Appellants’ request
    to disqualify him.
    B.        Native Hawaiian Rights Issues
    1.   Whether the BLNR fulfilled its duties under
    Article XII, Section 7 and Kā Paʻakai o Ka ʻĀina v.
    Land Use Commission
    The protection of Native Hawaiian traditional and customary
    rights is enshrined in Article XII, section 7 of the Hawaiʻi
    Constitution, which provides as follows:
    The State reaffirms and shall protect all rights,
    customarily and traditionally exercised for subsistence,
    cultural and religious purposes and possessed by ahupuaʻa
    tenants who are descendants of native Hawaiians who
    inhabited the Hawaiian Islands prior to 1778, subject to
    the right of the State to regulate such rights.
    These rights of Native Hawaiians who inhabited the Hawaiian
    Islands before 1778 are property interests protected by the due
    process clause of Article I, section 5 of the Hawaiʻi
    Constitution.        Flores v. Bd. of Land and Nat. Res., 143 Hawaiʻi
    14
    Like Yuen, Gon was appointed to the BLNR as a member with “particular
    qualifications,” in Gon’s case pursuant to HRS § 171-4(c) (1993 & Supp. 2014)
    as a member “with demonstrated expertise in native Hawaiian traditional and
    customary practices.” Like Yuen, Gon is statutorily prohibited from taking
    official action only where it “directly and specifically affects a business
    or undertaking in which [he] has a substantial financial interest.” HRS §
    84-14(a). See supra note 13. There is also no allegation or evidence that
    Gon has a substantial financial interest in the TMT Project.
    32
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    114, 126, 
    424 P.3d 469
    , 481 (2018) (citing Mauna Kea I, 136
    Hawaiʻi at 
    390, 363 P.3d at 238
    ).
    In Public Access Shoreline Hawaii v. Hawaiʻi Cty. Planning
    Comm’n (“PASH”),     we reaffirmed the State’s obligation to
    protect the reasonable exercise of customary and traditionally
    exercised rights of Hawaiians to the extent feasible.             79 Hawaiʻi
    425, 450 n.43, 
    903 P.2d 1246
    , 1271 n.43 (1995).           Then in Kā
    Paʻakai o Ka ʻĀina v. Land Use Comm’n, we set out an analytical
    framework “to help ensure the enforcement of traditional and
    customary Native Hawaiian rights while reasonably accommodating
    competing private development interests.”          94 Hawaiʻi 31, 35, 
    7 P.3d 1068
    , 1072 (2000).      We held that in order to fulfill its
    duty to preserve and protect customary and traditional Native
    Hawaiian rights to the extent feasible, as required by Article
    XII, Section 7 of the Hawaiʻi Constitution, an administrative
    agency must, at minimum, make specific findings of fact and
    conclusions of law as to the following: (1) the identity and
    scope of valued cultural, historical, or natural resources in
    the relevant area, including the extent to which traditional and
    customary Native Hawaiian rights are exercised in the area; (2)
    the extent to which those resources -— including traditional and
    customary Native Hawaiian rights —- will be affected or impaired
    by the proposed action; and (3) the feasible action, if any, to
    be taken by the agency to reasonably protect Native Hawaiian
    33
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    rights if they are found to exist.            Kā Paʻakai, 94 Hawaiʻi at 
    47, 7 P.3d at 1084
    .         MKAH and Kihoi Appellants assert that the BLNR
    failed to meet these obligations.15
    15
    Appellants preliminarily assert that in COL 82, the BLNR improperly
    shifted the burden of establishing Native Hawaiian cultural and traditional
    practices from itself to them. In this regard, they appear to conflate the
    procedural requirements imposed by Kā Paʻakai on administrative agencies with
    the burden of proof imposed on Native Hawaiian practitioners, arguing that
    our cases place the burden of proof on practitioners only in criminal cases,
    and not in civil cases. The burden of proof is not at issue because Kā
    Paʻakai concerns procedural requirements placed on agencies in order to
    protect Native Hawaiian rights. In any event, Appellants’ assertion that our
    cases do not recognize any burden on practitioners in civil cases is
    erroneous. [236:37-38] In State v. Hanapi, a criminal case, we stated:
    In order for a defendant to establish that his or her
    conduct is constitutionally protected as a native Hawaiian
    right, he or she must show, at minimum, the following three
    factors. First, he or she must qualify as a “native
    Hawaiian” within the guidelines set out in PASH . . . [as]
    “those persons who are ‘descendants of native Hawaiians who
    inhabited the islands prior to 1778,’ . . . regardless of
    their blood quantum.” Second, once a defendant qualifies
    as a native Hawaiian, he or she must then establish that
    his or her claimed right is constitutionally protected as a
    customary or traditional native Hawaiian practice. . . .
    Finally, a defendant claiming his or her conduct is
    constitutionally protected must also prove that the
    exercise of the right occurred on undeveloped or “less than
    fully developed property.”
    89 Hawaiʻi 177, 185-86, 
    970 P.2d 485
    , 493-94 (1998) (citations and emphasis
    omitted). State v. Pratt, 127 Hawaiʻi 206, 
    277 P.3d 300
    (2012), another
    criminal case, reaffirmed the Hanapi factors and added the additional
    requirement that any Native Hawaiian rights be balanced against the State’s
    right to regulate Native Hawaiian traditional and customary practices.
    Pratt, 127 Hawaiʻi at 
    218, 277 P.3d at 312
    .
    In placing the burden of proof on the native practitioner, however, the
    Hanapi court had drawn all three factors from PASH, a land use case involving
    a contested case hearing over a special management area permit. Hanapi, 89
    Hawaiʻi at 
    185-86, 970 P.2d at 493-94
    . Additionally, the Pratt court noted
    that Paty (a case involving the exchange of ceded lands) had been remanded
    for the Native Hawaiian practitioners “to prov[e] that the [Native Hawaiian]
    practice is traditional and customary,” in addition to “show[ing] that it
    meets ‘the other requirements of Kalipi [v. Hawaiian Trust Co., 
    66 Haw. 1
    ,
    
    656 P.2d 745
    (1982)],’” which were that the land the practitioners sought to
    enter was undeveloped or less than fully developed, and that no actual harm
    result from the cultural practices. Pratt, 127 Hawaiʻi at 
    215, 277 P.3d at 309
    (citing Pele Def. Fund v. Paty, 
    73 Haw. 578
    , 621, 
    837 P.2d 1247
    , 1272
    (continued. . .)
    34
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    The Kā Paʻakai analysis is designed to effectuate Article
    XII, Section 7 and protect rights traditionally and customarily
    exercised by Native Hawaiians for subsistence, cultural and
    religious purposes.          The first step of the analysis required the
    BLNR to make specific findings and conclusions about the
    identity and scope of valued cultural, historical, or natural
    resources in the relevant area, including the extent to which
    traditional and customary Native Hawaiian rights are exercised
    in the area.        The BLNR made numerous findings of fact and
    conclusions of law in this regard.16
    The issues on appeal relate to Native Hawaiian cultural
    resources, and we therefore focus our discussion on these
    issues.       In addition to testimonial evidence, in reaching its
    findings, the BLNR had available numerous recent research
    studies, plans, and impact assessments documenting cultural
    (continued. . .)
    (1992)). Thus, the burden upon Native Hawaiian practitioners set forth in
    Hanapi and Pratt is not limited to the criminal context and is drawn from the
    civil context, with its origin in PASH, a land use case. We need not decide
    if Kā Paʻakai implicitly placed any evidentiary burden on the applicants
    because, as discussed infra, the BLNR’s conclusion that no cultural or
    traditional practices existed at the TMT site is affirmatively supported by
    substantial evidence.
    16
    See FOFs 175-225 regarding HAR § 13-5-30(4) on pp. 219-25, 531-567 on
    pp. 91 to 98 regarding biologic resources, 568-675 on pp. 98 to 116 regarding
    archaeological and historic resources, FOFs 676-839 on pp. 116-55 regarding
    cultural resources and practices, FOFs 840-860 on pp. 155-58 regarding visual
    and aesthetic issues, FOFs 861-888 on pp. 158-63 regarding hydrology and
    water resources, and COLs 365-437 on pp. 244-54.
    35
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    resources on Mauna Kea, including Native Hawaiian traditional
    and customary practices.17
    In summary, the BLNR found that the majority of Native
    Hawaiian cultural practitioners on Mauna Kea conduct their
    practices at the summit of Mauna Kea (Puʻu Wēkiu), Lake Waiau,
    Puʻu Līlīnoe, or Kūkahauʻula.           Cultural practices at Mauna Kea
    include solstice and equinox observations on Puʻu Wēkiu, burial
    blessings, depositing of piko (umbilical cord) near Lake Waiau
    as well as collection of its water for use in healing and ritual
    practices, the giving of offerings and prayers at the ahu lele
    (sacrificial altar or stand), behind the visitor center adjacent
    to Hale Pōhaku, monitoring or observing the adze quarry, or
    observing stars, constellations, and the heavens.
    The BLNR found no evidence, however, of Native Hawaiian
    cultural resources, including traditional and customary
    practices, within the TMT Observatory site area and the Access
    17
    The Kihoi Appellants allege in Point of Error B(2) that the BLNR erred
    by stating that Article XII, Section 7 does not protect contemporary Native
    Hawaiian cultural practices. In Hanapi, we stated, “To establish the
    existence of a traditional or customary native Hawaiian practice, we hold
    that there must be an adequate foundation in the record connecting the
    claimed right to a firmly rooted traditional or customary native Hawaiian
    practice.” 89 Hawaiʻi at 
    187, 970 P.2d at 495
    (footnote omitted; emphases
    added). Also, PASH defined a “customary” native Hawaiian usage as one that
    “must have been established in practice” as of “November 25, 1892. . . .”
    PASH, 79 Hawaiʻi at 
    447, 903 P.2d at 1268
    . Thus, Native Hawaiian cultural
    practices are protected by Article XII, Section 7 if there is an adequate
    foundation connecting the practice to a firmly rooted traditional or
    customary Native Hawaiian practice that was established as of November 25,
    1892. The BLNR properly analyzed the cultural practices at issue under this
    standard.
    36
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    Way, which it characterized as the relevant area.            There was no
    physical evidence that the TMT Observatory site was used for
    storing piko, iwi (bones of the dead), placenta or other
    artifacts.    There was no evidence of ahu (shrine or altar), lele
    (sacrificial altar), or other historic properties therein.
    There was also no evidence of mele (song, anthem, or chant) or
    hula being performed in the area.         After extensive surveying, no
    archaeological or historic sites or burials were found in any of
    the TMT Observatory site or Access Way areas.
    The BLNR also analyzed Native Hawaiian cultural resources
    in the vicinity of the TMT Observatory and the Access Way.
    Native Hawaiians had erected ahu in the general vicinity of the
    TMT Observatory site.      The closest, consisting of a single
    upright stone and several support stones, is 225 feet away,
    another is 1300 feet away, and a third is 1600 feet away. The
    BLNR concluded that the two ahu built on the Access Way in 2015
    as protests against the TMT did not constitute a traditional and
    customary right or practice, and in any event did not meet
    PASH’s requirement of reasonableness.         PASH, 79 Hawaiʻi at 
    447, 903 P.2d at 1268
    .
    The BLNR conducted a thorough analysis as required by the
    first step of the Kā Paʻakai analysis.         The BLNR found no Native
    Hawaiian cultural resources or traditional or customary
    practices within the TMT Observatory site and Access Way areas.
    37
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    It correctly concluded that the two ahu constructed on the TMT
    Access Way in 2015 as protests against TMT are not protected as
    Native Hawaiian traditional or customary rights.
    The second step of the Kā Paʻakai analysis required the BLNR
    to make findings regarding the extent to which cultural
    resources -— including traditional and customary Native Hawaiian
    rights -— will be affected or impaired by the proposed action.
    The BLNR found that the TMT Project will not adversely impact
    cultural resources, whether in the relevant area of the TMT
    Observatory site and Access Way, or in other areas of Mauna Kea.
    If the three ahu in the vicinity of the TMT Observatory site are
    within the relevant area, the BLNR found that the TMT would not
    affect them.    Also, if the summit is considered to be within the
    relevant area, the BLNR found that the TMT Observatory will not
    be visible from Lake Waiau, Puʻu Līlīnoe, or Kūkahauʻula, which
    are culturally sensitive areas of the summit of Mauna Kea, and
    that the TMT would not impact the other cultural practices
    discussed above.     The BLNR also found that since 2000, cultural
    and/or spiritual practices have been occurring while astronomy
    facilities have existed, and that those activities would not be
    prevented by the TMT Observatory, which would be located 600
    feet below the summit ridge.
    The third Kā Paʻakai requirement requires findings regarding
    the feasible action, if any, to be taken to reasonably protect
    38
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER    **
    Native Hawaiian rights if they are found to exist.                 Native
    Hawaiian rights were not found to have been exercised in the
    relevant area, so the third requirement was not required to be
    addressed.        In any event, the BLNR discussed measures that had
    been taken to avoid impact on Native Hawaiian rights and
    practices in the Mauna Kea summit area18 and imposed special
    conditions to avoid impacts on those practices.19
    18
    FOF 747 states:
    The University and TIO have established measures to avoid and
    minimize direct and indirect impacts on cultural practices,
    including but not limited to the following:
    (1) selecting a site off of the Kūkahauʻula summit and away
    from known historic and traditional cultural properties and
    cultural resources;
    (2) selecting a site that minimizes the impact of the TMT
    Project on viewplanes;
    (3) complying with all applicable provisions of the CMP and
    sub-plans;
    (4) engaging in direct and regular consultation with Kahu
    Kū Mauna, with the broader Hawaiʻi Island community, and
    with cultural practitioners on various issues;
    (5) establishing an outreach office to engage with the
    larger community;
    (6) developing and implementing a Cultural and Natural
    Resources Training Program for all TMT staff and
    construction workers; and
    (7) minimizing TMT Observatory operations (up to 4 days per
    year) to accommodate cultural activities on culturally
    sensitive days of the year.
    19
    Special Conditions 30, 34, and 36 provide as follows:
    30. Should historic remains such as artifacts, burials or
    concentration of charcoal be encountered during
    construction activities, work shall cease immediately in
    the vicinity of the find, and the find shall be protected
    from further damage. The contractor shall immediately
    contact the State Historic Preservation Division . . .
    which will assess the significance of the find and
    recommend an appropriate mitigation measure, if necessary;
    the Applicant will also notify the Office of Hawaiian
    Affairs at the same time;
    (continued. . .)
    39
    **    FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    The MKAH Appellants also challenge the following two
    conditions imposed by the BLNR for issuance of the CDUP,
    alleging that they demonstrate that “preservation and protection
    of native Hawaiian rights are not being addressed before the
    land is reclassified,” as Kā Paʻakai requires, and that the BLNR
    improperly delegated its duty to protect and preserve Native
    Hawaiian rights:
    35. UHH shall consult with the Kahu Kū Mauna Council and
    cultural practitioners to the extent feasible to plan for,
    and establish, an appropriate area on Mauna Kea, within the
    MKSR, to be used by native Hawaiians for religious and
    cultural purposes; provided that this condition shall not
    affect the timing of TMT construction or operation.
    . . . .
    41. Kahu Kū Mauna shall review policies concerning the
    construction and retention of personal or group shrines
    such as ʻahu, and recommend policies to OMKM and/or the BLNR
    as appropriate, within 18 months. . . .
    This “improper delegation” argument stems from our holding
    in Kā Paʻakai that an agency cannot delegate its duties to a
    developer.      Kā Paʻakai, 94 Hawaiʻi at 
    50-51, 7 P.3d at 1087-88
    .
    Again, it was not necessary to address the third Kā Paʻakai
    (continued. . .)
    . . . .
    34. Daytime activities at TMT will be minimized on up to
    four days per year, as identified by Kahu Kū Mauna;
    . . . .
    36. UHH shall allow reasonable access to the area
    established under Condition 35 for the exercise of any
    native Hawaiian traditional and customary practices to the
    extent feasible, reasonable, and safe. The allocation of
    this area shall be in addition to all other cultural and
    access rights of native Hawaiians to other areas of Mauna
    Kea as provided by law or by other conditions set forth
    herein[.]
    40
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    requirement.    In addition, although at first blush conditions 35
    and 41 may appear to be delegations, they are not; they are
    outside and in addition to Kā Paʻakai requirements, and were
    imposed to ensure that Native Hawaiian practices in the Mauna
    Kea area will continue to be protected.
    Thus, the BLNR discharged its Kā Paʻakai duties.
    2.   Whether the TMT Project violates religious exercise
    rights of Native Hawaiians protected by federal
    statutes.
    Kihoi Appellants assert that the BLNR erred by not
    addressing the substantial burden and impact the TMT would have
    on their rights under the Free Exercise Clause of the First
    Amendment to the United States Constitution.           The BLNR Decision
    and Order, however, describes each of the Kihoi Appellants, then
    addresses each of their testimonies, their witnesses, and
    arguments.    The Kihoi Appellants also erroneously assert that
    the testimony of Appellant Kanaele was never addressed, as his
    testimony was addressed in BLNR Decision and Order FOFs 21, 250,
    794, and 886.
    Kihoi Appellants also cite to The Religious Freedom
    Restoration Act, 42 U.S.C. §§ 2000b et seq. (“RFRA”), which they
    allege requires application of a strict scrutiny standard when
    determining whether the Free Exercise Clause has been violated.
    In State v. Sunderland, 115 Hawaiʻi 396, 403, 
    168 P.3d 526
    , 533
    (2007), however, we “already [took] note of the fact that the
    41
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    United States Supreme Court, in [City of Boerne v. Flores, 
    521 U.S. 507
    (1997)], invalidated RFRA insofar as it ‘exceeded the
    enumerated powers of Congress and was, therefore,
    unconstitutional.’ . . . As a result, RFRA is inoperative as to
    the individual states.”      Thus, RFRA applies only to the federal
    government, and does not apply to the TMT Project.            Sunderland,
    115 Hawaiʻi at 403 
    n.9, 168 P.3d at 533
    n.9.
    Kihoi Appellants also argue that the land use provisions of
    the “Religious Land Use and Institutionalized Persons Act of
    2000” (“RLUIPA”), 42 U.S.C. §§ 2000cc, et seq., protect
    individuals, houses of worship, and other religious institutions
    from discrimination in zoning and landmarking laws.            Kihoi
    Appellants did not raise any argument under that statute during
    the contested case proceeding.        In any event, as held by the
    Ninth Circuit Court of Appeals in Navajo Nation v. U.S. Forest
    Serv., 
    535 F.3d 1058
    , 1077 (9th Cir. 2008) RLUIPA “applies only
    to government land-use regulations of private land – such as
    zoning laws – not to the government’s management of its own
    land.”
    Therefore, this point of error is without merit.
    42
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    3.   Whether the Hearing Officer should have allowed
    briefing and a hearing on a motion to dismiss based
    on a request to disqualify UHH as applicant based on
    its alleged hostility toward the traditional Hawaiian
    faith.
    Appellant Temple of Lono alleges that the Hearing Officer
    failed to allow briefing and a hearing on its attempts to have
    UHH disqualified as the applicant for the CDUA based on
    statements UHH made in a pre-hearing memorandum.            The issue
    arises out of statements contained in UHH’s August 1, 2016
    memorandum in opposition to Appellant Temple of Lono’s motion
    before the Hearing Officer seeking summary judgment on two
    claims regarding its religious practices, that (1) “the summit
    of Mauna a Wākea is a sacred site of special significance in the
    traditional Hawaiian faith” and that (2) “the traditional
    Hawaiian faith is still practiced.”
    The Temple’s opening brief does not quote the allegedly
    offending language, but asserts that it is in a section entitled
    “Policy Considerations for Motion,” in which UHH included the
    following statements:
    The problem with fundamentalism in religion – any religion – is
    its intolerance and inability to compromise. Fundamentalist
    religion when confronted with a conflict between cooperation and
    conformity to doctrine invariably chooses the latter, regardless
    of the harm it brings to the society of which it is a part. The
    Temple wants a religious servitude over all of Mauna Kea, for the
    purpose of advancing its own religious agenda.
    The Temple’s religious fundamentalism calls into play the
    tension between the establishment clause and the free exercise
    clause. The Temple wants full expansion of the free exercise
    clause regarding Mauna Kea. . . . In short, the Temple cannot
    use this proceeding to obtain a religious servitude over Mauna
    Kea, as part of advancing the Temple’s fundamentalist agenda.
    43
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    Appellant Temple of Lono challenged this language as an ad
    hominem20 attack.        The Hearing Officer denied various attempts to
    have UHH disqualified as the CDUA applicant based on this
    language in its memorandum.
    UHH argues that the offending language was not an attack on
    Appellant Temple of Lono, but rather was a response to the
    Temple’s argument that because Mauna Kea is viewed as sacred and
    is of special significance to its faith, the TMT Project could
    not be constructed there.           UHH indicates that while it believes
    Mauna Kea could accommodate both the TMT Project and traditional
    Native Hawaiian religion, the Temple, rejects that sharing of
    Mauna Kea. It asserts that the language in question argued that
    such an absolutist position amounted to seeking a religious
    servitude over the mountain, which would itself run afoul of the
    establishment clauses of both the federal and state
    constitutions.
    Despite UHH’s reasoning, the tenor of the language in its
    memorandum was unnecessary.           Neither the Hearing Officer nor the
    BLNR were required to disqualify UHH as the CDUA applicant based
    on this language, and this argument is without merit.21
    20
    Black’s Law Dictionary 48 (10th ed. 2014) defines “ad hominem” as
    “[a]ppealing to personal prejudices rather than to reason; attacking an
    opponent’s character, esp. in lieu of a rational response to the opponent’s
    stand or statement. . . .”
    21
    Appellant Temple of Lono also argued in Point of Error B(5) that the
    Hearing Officer should have allowed briefing and a hearing on a motion to
    (continued. . .)
    44
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    4.   Whether the Hearing Officer should have excluded
    challenges to the legal status of the State of Hawaiʻi
    and its ownership of Mauna Kea as well as the
    existence of the Kingdom of Hawaiʻi.
    Appellant Fergerstrom asserts that the summit of Mauna Kea,
    as well as the ahupuaʻa of Kaʻohe in the District of Hāmākua are
    lands still held by the Hawaiian Kingdom. He alleges that the
    Hearing Officer wrongfully denied him his right to present
    expert testimony from Professor Williamson Chang of the
    University of Hawaiʻi William S. Richardson School of Law.
    Professor Chang proposed to testify that the State of Hawaiʻi
    does not exist as a matter of United States Constitutional law
    because annexation through a Joint Resolution of Congress rather
    than through a Treaty of Annexation was ineffective.22
    The United States Supreme Court’s interpretations of the
    United States Constitution are, however, binding throughout the
    (continued. . .)
    dismiss based on violation of the desecration statute of the Hawaiʻi Penal
    Code, HRS § 711-1107 (2014). The Hearing Officer considered the motion and
    properly denied it based on the grounds that: (1) the agency lacked
    jurisdiction to adjudicate alleged violations of the Penal Code; and (2) the
    Temple failed to carry its summary judgment motion burden. Thus, this point
    of error is without merit.
    22
    For a historical perspective, see Congress’s Joint Resolution to
    Acknowledge the 100th Anniversary of the January 17, 1893 Overthrow of the
    Kingdom of Hawaii signed into law by then-President Bill Clinton on November
    23, 1993 as Public Law No. 103–150, 107 Stat. 1510 (1993), quoted in full in
    Office of Hawaiian Affairs v. Housing and Community Development Corp. of
    Hawaii, 117 Hawaiʻi 174, 183-86, 
    177 P.3d 884
    , 893-96 (2008). For additional
    Native Hawaiian perspectives, see Volume 39, Number 2 (Summer 2017) of the
    University of Hawaiʻi Law Review.
    45
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER     **
    United States.      As pointed out by Professor Jon M. Van Dyke in
    his book WHO OWNS   THE   CROWN LANDS   OF   HAWAIʻI, at page 212 note 86:
    The U.S. Supreme Court gave tacit recognition to the
    legitimacy of the annexations of Texas and Hawaiʻi by joint
    resolution, when it said in De Lima v. Bidwell, 
    182 U.S. 1
    ,
    196 (1901), that “territory thus acquired [by conquest or
    treaty] is acquired as absolutely as if the annexation were
    made, as in the case of Texas and Hawaii, by an act of
    Congress.” See also Texas v. White, 74 U.S. (7 Wall.) 700
    (1868), stating that Texas had been properly admitted as a
    state in the United States.
    In other words, like Hawaiʻi, Texas was also admitted as a state
    through a joint resolution of Congress.               The United States
    Supreme Court has thus indicated that the process by which
    Hawai‘i was incorporated into the United States was lawful and
    binding, and we are bound by this determination.               In addition,
    as we stated in State v. Kaulia, “[W]e reaffirm that ‘[w]hatever
    may be said regarding the lawfulness’ of its origins, ‘the State
    of Hawaiʻi . . . is now a lawful government.’”               128 Hawaiʻi 479,
    487, 
    192 P.3d 377
    , 385 (2013) (citing State v. Fergerstrom, 106
    Hawaiʻi 43, 55, 
    101 P.3d 652
    , 664 (App. 2004)).
    The BLNR is bound by the United States Supreme Court’s and
    this court’s precedents regarding the legal status of the State
    of Hawaiʻi.   Therefore, the Hearing Officer did not err by
    excluding the proposed evidence.
    46
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    C.    Public Trust and Land Use Issues
    1.   Whether TMT Project violates Article XI, Section
    1 of the Hawaiʻi Constitution and public
    trust principles.
    Article XI, Section 1 Hawaiʻi Constitution provides as
    follows:
    For the benefit of present and future generations,
    the State and its political subdivisions shall conserve and
    protect Hawaii’s natural beauty and all natural resources,
    including land, water, air, minerals and energy sources, and
    shall promote the development and utilization of these resources
    in a manner consistent with their conservation and in furtherance
    of the self-sufficiency of the State.
    All public natural resources are held in trust by the State
    for the benefit of the people.
    In In re Water use Permit Applications, 
    94 Haw. 97
    , 
    9 P.3d 409
    (2000) (“Waiāhole I”), in ruling that under Article XI,
    Sections 1 and 7 and the sovereign reservation, water is a
    public trust resource, we stated that “[w]e need not define the
    full extent of article XI, section 1’s reference to ‘all public
    resources’ at this juncture.”        Waiāhole I, 94 Hawaiʻi at 
    133, 9 P.3d at 445
    .    Since then, “[t]his court has never precisely
    demarcated the dimensions of the public trust doctrine as
    incorporated in Article XI, Section 1.”          See Mauna Kea I, 136
    Hawaiʻi at 
    404, 363 P.3d at 252
    (Pollack, J., concurring).
    The plain language of Article XI, Section 1 provides that
    all public natural resources, including land, are held in trust
    by the State for the benefit of the people.           We therefore now
    47
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    hold that conservation district lands owned by the State,23 such
    as the lands in the summit area of Mauna Kea, are public
    resources held in trust for the benefit of the people pursuant
    to Article XI, Section 1.24          The plain language of Article XI,
    Section 1 further requires a balancing between the requirements
    of conservation and protection of public natural resources, on
    the one hand, and the development and utilization of these
    resources on the other in a manner consistent with their
    conservation.        We have also stated that the balancing must be
    “consistent with . . . conservation [of these resources] and in
    furtherance of the self-sufficiency of the State.”                Waiāhole I,
    94 Hawaiʻi at 
    139, 9 P.3d at 451
    .             We have also stated Article
    XI, Section 1, requires the state both to “protect” natural
    resources and to promote their “use and development,” consistent
    with the conservation of the natural resources.               
    Id. We have
    also indicated that any balancing between public and private
    purposes must begin with a presumption in favor of public use,
    23
    HRS § 183C-2 (2011) provides that the “`[c]onservation district’ means
    those lands within the various counties of the State bounded by the
    conservation district line, as established under provisions of Act 187,
    Session Laws of Hawaii 1961, and Act 205, Session Laws of Hawaii 1963, or
    future amendments thereto.”
    24
    Other types of public lands (and whether or how public trust principles
    should apply to such lands) are not before us at this time.
    48
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    access and enjoyment. Waiāhole I, 94 Hawaiʻi at 
    142, 9 P.3d at 454
    .25
    In our de novo determination of whether these requirements
    of Article XI, Section 1 have been met, we consider relevant
    findings in the BLNR Decision and Order.26
    25
    We note that Appellants only assert a violation of public trust
    principles under Article XI, Section 1, and although Appellees raise
    arguments based on permissible uses of ceded lands pursuant to Section 5(f)
    of the Admission Act of 1959, Appellants have not alleged a violation of the
    ceded lands trust. Section 5(f) ceded lands trust purposes are “[1] the
    support of the public schools and [2] other public educational institutions,
    [3] the betterment of the conditions of native Hawaiians, as defined in the
    Hawaiian Homes Commission Act, 1920, as amended, [4] the development of farm
    and home ownership on as widespread a basis as possible for the making of
    public improvements, and [5] the provision of lands for public use.” Office
    of Hawaiian Affairs v. State, 96 Hawaiʻi 388, 390, 
    31 P.3d 901
    , 903 (2001).
    Ceded lands are also subject to Article XII, Section 4 of the Hawaiʻi
    Constitution, which provides that “[t]he lands granted to the State of Hawaii
    by Section 5(b) of the Admission Act and pursuant to Article XVI, Section 7,
    of the State Constitution, excluding therefrom lands defined as ‘available
    lands’ by Section 203 of the Hawaiian Homes Commission Act, 1920, as amended,
    shall be held by the State as a public trust for native Hawaiians and the
    general public.” Article XVI, Section 7 in turn provides that “[a]ny trust
    provisions which the Congress shall impose, upon the admission of this State,
    in respect of the lands patented to the State by the United States or the
    proceeds and income therefrom, shall be complied with by appropriate
    legislation. Such legislation shall not diminish or limit the benefits of
    native Hawaiians under Section 4 of Article XII.”
    The BLNR also cites to Article X, Section 5 of the Hawaiʻi Constitution,
    which creates the University and gives it title to all real property conveyed
    to it, to “be held in public trust for its purposes, to be administered and
    disposed of as provided by law.”
    These other constitutional provisions and effectuating legislation are
    not at issue in this case, but they may play a part in defining public trust
    principles under Article XI, Section 1 with regard to conservation district
    lands owned by the State. Therefore, with respect to the Article XI, Section
    1 public trust as to conservation lands, we do not wholesale adopt our
    precedent setting out public trust principles as applied to the state water
    resources trust. See Waiāhole I, 94 Hawaiʻi at 
    133-44, 9 P.3d at 445-56
    , and
    its progeny. Rather the dimensions of this trust remain to be further
    demarcated.
    26
    We do not address Justice Pollack’s suggested analytical framework for
    addressing whether an agency is in compliance with its public trust
    (continued. . .)
    49
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    With respect to the requirements of conservation and
    protection of public natural resources, the BLNR’s finding that
    the TMT Project will not cause substantial adverse impact to
    geologic sites is not challenged.             The TMT Project does not
    involve the irrevocable transfer of public land to a private
    party.       The TMT is to be decommissioned at the end of its
    anticipated 50 year useful life or at the end of the lease,27
    whichever comes first, pursuant to the Decommissioning Plan, and
    the land must then be restored.            The BLNR also imposed as
    conditions of the CDUP various measures that will help protect
    the land in the area, such as requiring compliance with all laws
    as well as representations made regarding measures designed to
    reduce the negative impact of the project, requiring funding of
    the re-naturalization of the closed access road on Puʻu Poliʻahu,
    and permanent decommissioning of three telescopes as soon as
    possible and two additional telescopes by December 31, 2033.28
    With respect to the development and utilization of the land
    consistent with its conservation and in furtherance of the self-
    sufficiency of the State, with a presumption in favor of public
    (continued. . .)
    obligations because, as he states, the BLNR has fulfilled its public trust
    obligations in any event. See Section IV of the Opinion of Pollack, J.,
    Concurring in Part and Concurring in Judgment.
    27
    The current General Lease expires on December 31, 2033.
    28
    See the additional discussion in Section V(C)(2)(a) below regarding
    decommissioning, including funding for decommissioning.
    50
    **     FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    use, access, and enjoyment, Appellants point out that in
    Waiāhole I, we upheld the exercise of Native Hawaiian
    traditional and customary rights as a public trust purpose.
    Waiāhole I, 94 Hawaiʻi at 
    137, 9 P.3d at 449
    .             Appellants assert
    that the use by Native Hawaiians of the land proposed to be used
    for TMT is a public use while use by TMT users is a private use.
    As discussed earlier, however, there was no actual evidence
    of use of the TMT Observatory site and Access Way area by Native
    Hawaiian practitioners.        Furthermore, in general, astronomy and
    Native Hawaiian uses on Mauna Kea have co-existed for many years
    and the TMT Project will not curtail or restrict Native Hawaiian
    uses.     In addition, the TMT is an advanced world-class telescope
    designed to investigate and answer some of the most fundamental
    questions regarding our universe, including the formation of
    stars and galaxies after the Big Bang and how the universe
    evolved to its present form.         Native Hawaiians will also be
    included in other direct benefits from the TMT.             Use of the land
    by TMT will result in a substantial community benefits package,
    which has already provided over $2.5 million for grants and
    scholarships for STEM education benefitting Hawaiʻi students.
    The package also includes an additional commitment to provide $1
    million annually for this program.           The TMT Project will also
    result in a workforce pipeline program that will lead to a pool
    of local workers trained in science, engineering, and technical
    51
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    positions available for employment in well paid occupations.
    TIO will pay sublease rent to the University, the first
    telescope developer on Mauna Kea to do so, which will be used
    for the management of Mauna Kea through the Mauna Kea Special
    Management Fund, administered by OMKM.              Thus, use of the land by
    TMT is consistent with conservation and in furtherance of the
    self-sufficiency of the State.
    We therefore hold that the TMT comports with Article XI,
    Section 1 public trust principles and that the BLNR met its
    duties as trustee under the Article XI, Section 1 public land
    trust29 through its Decision and Order.30
    29
    We held in Mauna Kea I that an agency must perform its functions in a
    manner that fulfills the State’s affirmative obligations under the Hawaiʻi
    constitution. Mauna Kea I, 136 Hawaiʻi at 
    414, 363 P.3d at 262
    (Pollack, J.,
    concurring, in which Wilson, J., joined, and McKenna, J., joined as to Part
    IV). In addition, “[t]he duties imposed upon the state are the duties of a
    trustee and not simply the duties of a good business manager.” Waiāhole I, 94
    Hawaiʻi at 
    143, 9 P.3d at 455
    (citation omitted). Therefore, in performing
    its duties, the role of an agency is not merely to be a passive actor or a
    neutral umpire, and its duties are not fulfilled simply by providing a level
    playing field for the parties. Mauna Kea I, 136 Hawaiʻi at 
    414, 363 P.3d at 262
    (Pollack, J., concurring, in which Wilson, J., joined, and McKenna, J.,
    joined as to Part IV.)
    30
    FOF 360 states that “TIO has already received substantial funds and
    will undertake additional fundraising efforts once a decision has been made
    as to the project approval.” Although the BLNR addressed funding of
    decommissioning after completion, it is unclear whether other than an
    agreement from TIO to perform, the BLNR has adequately ensured that buildings
    or equipment will not be left behind and the areas used by TMT will be
    restored in the event full funding is not obtained for completion of
    construction or insufficient funds for decommissioning are available. Its
    duties as trustee require that it do so. The BLNR has discretion under
    Special Condition 43 to impose “[o]ther terms and conditions” on the CDUP.
    Therefore, the BLNR should ensure that the areas used by TMT will be restored
    to their natural states at no cost to the State, whether through requiring an
    appropriate performance bond or through imposing funding and/or other
    requirements.
    52
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    2.     Whether the conditions of HAR § 13-5-30(c) for
    issuance of a CDUP were satisfied.
    Pursuant to HAR § 13-5-24(c)(4) (1994), “astronomy
    facilities under a management plan approved simultaneously with
    the [Board] permit” is a permissible land use in the resource
    subzone, within which the MKSR is situated.            Before granting a
    CDUP for any proposed land use, however, the BLNR must consider
    the eight criteria of HAR § 13-5-30(c) in evaluating the merits
    of the specific proposed use.         HAR § 13-5-30(c) provides:
    (c) In evaluating the merits of a proposed land use, the
    department or board shall apply the following criteria:
    (1) The proposed land use is consistent with the
    purpose of the conservation district;
    (2) The proposed land use is consistent with the
    objectives of the subzone of the land on which the
    use will occur;
    (3) The proposed land use complies with provisions
    and guidelines contained in chapter 205A, HRS,
    entitled “Coastal Zone Management”, where applicable;
    (4) The proposed land use will not cause substantial
    adverse impact to existing natural resources within
    the surrounding area, community, or region;
    (5) The proposed land use, including buildings,
    structures, and facilities, shall be compatible with
    the locality and surrounding areas, appropriate to
    the physical conditions and capabilities of the
    specific parcel or parcels;
    (6) The existing physical and environmental aspects
    of the land, such as natural beauty and open space
    characteristics, will be preserved or improved upon,
    whichever is applicable;
    (7) Subdivision of land will not be utilized to
    increase the intensity of land uses in the
    conservation district; and
    (8) The proposed land use will not be materially
    detrimental to the public health, safety, and
    welfare.
    The applicant shall have the burden of demonstrating that a
    proposed land use is consistent with the above criteria.
    The   BLNR made extensive FOFs and COLs regarding each of the
    eight criteria.      See BLNR Decision and Order, pp. 77 to 189, FOF
    53
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    429-1040, pp. 213-37, COL 121-321.             Appellants generally allege
    that the BLNR’s findings in this regard are erroneous, but their
    generalized assertions relate only to subsections (4) through
    (6), as discussed below.
    a.      HAR § 13-5-30(c)(4)
    HAR § 13-5-30(c)(4) prohibits a “proposed land use” if it
    will “cause substantial adverse impact to existing natural
    resources within the surrounding area, community, or region.”
    HAR § 13-5-2 (1994) defines “natural resources” to mean
    “resources such as plants, aquatic life and wildlife, cultural,
    historic, recreational, geologic, and archeological sites,
    scenic areas, ecologically significant areas, watersheds, and
    minerals.”31
    The BLNR concluded that the TMT Project will not cause
    substantial adverse impacts to existing natural resources within
    30
    In Kā Paʻakai, we declined to define “cultural resources” stating,
    “‘[c]ultural resources’ is a broad category, of which native Hawaiian rights
    is only one subset. In other words, we do not suggest that the statutory
    term, ‘cultural resources’ is synonymous with the constitutional term,
    customary and traditional native Hawaiian rights.” Kā Paʻakai, 94 Hawaiʻi at
    47 
    n.27, 7 P.3d at 1084
    n.27. Although not specifically asserted by
    Appellants as a point of error, the BLNR suggested in COL 203 that cultural
    practices are not cultural resources protected by HAR § 13-5-30(c)(4),
    stating “[u]nder the definition of ‘Natural resource’ in HAR § 13-5-2,
    cultural, historical, and archaeological ‘sites’ are ‘natural resources’; but
    cultural practices are not necessarily.” As indicated in footnote 17,
    however, the DLNR had included Native Hawaiian “cultural practices” within
    its assessment of “natural resources,” despite the University’s incorrect
    position that “cultural practices” are not “natural resources.” In addition,
    the BLNR’s HAR § 13-5-30(c)(4) analysis contains numerous references to its
    assessment of the impact of the TMT Project on cultural practices. See,
    e.g., COLs 198, 199, 205-10, 212, and 215. Therefore, any error in COL 203
    is harmless.
    54
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    the surrounding area, community, or region.           Appellants agree
    with the BLNR’s conclusion that the cumulative effects of
    astronomical development and other uses in the summit area of
    Mauna Kea, even without the TMT, have already resulted in
    substantial, significant and adverse impacts, but challenge the
    BLNR’s conclusion that, therefore, the impacts on natural
    resources within the Astronomy Precinct of the MKSR would be
    substantially the same even in the absence of the TMT Project.
    Similar to the Advanced Technology Solar Telescope (“ATST”)
    atop Haleakalā, Kilakila III, 138 Hawaiʻi at 
    402-05, 382 P.3d at 214-17
    , it is undisputed that even without the TMT, the
    cumulative effect of astronomical development and other uses in
    the summit area of Mauna Kea have resulted in impacts that are
    substantial, significant and adverse.         We opined in Kilakila
    III, however, that the “BLNR does not have license to endlessly
    approve permits for construction in conservation districts,
    based purely on the rationale that every additional facility is
    purely incremental. It cannot be the case that the presence of
    one facility necessarily renders all additional facilities as an
    ‘incremental’ addition.” Kilakila III, 138 Hawaiʻi at 
    404, 382 P.3d at 216
    .
    As discussed earlier, there was no evidence of use of the
    TMT Observatory site and Access Way area for Native Hawaiian
    cultural practices.      The BLNR asserts that in determining
    55
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    whether the TMT Project would have a substantial adverse impact
    on natural resources within the broader surrounding area,
    community, or region, as prohibited by HAR § 13-5-30(c)(4), it
    properly considered a host of measures designed to address
    environmental and cultural impacts of the TMT Project.32 These
    measures included project level measures, as well as the
    University’s commitment to decommissioning the CSO, Hōkū Keʻa,
    and the UKIRT telescopes by the time TMT is operational.
    Appellants assert that these measures are insufficient and
    that, in any event, there is no commitment to restore the
    abandoned Poliʻahu Road and to decommission three telescopes. FOF
    344 indicates, however, that TIO committed to restore the closed
    access road on Puʻu Poliʻahu in accordance with plans already
    approved by the DLNR.          Also, the University committed to the
    decommissioning and restoration of the CSO, Hōkū Keʻa, and the
    32
    In its FOF 522, the BLNR listed a number of measures designed to reduce
    or offset the negative impact of the TMT project, including: (1) site
    selection and infrastructure design to lessen the visual, cultural and
    environmental impact; (2) TMT Access Way design to reduce impact; (3)
    implementing a cultural and natural resources training program; (4)
    developing educational exhibits; (5) restoring Puʻu Poliʻahu; (6)providing a
    sense of place within the TMT facilities; (7) providing financial
    contributions to support cultural programs; (8) implementing specific
    cultural and community outreach efforts; (9) implementing cultural observance
    days; (10) continuing consultation with the State Historic Preservation
    Division and Kahu Kū Mauna Council regarding protocols for the relocation of
    the modern shrine (11) working with OMKM to develop and implement a wēkiu bug
    habitat restoration study (12) developing and implementing an invasive
    species prevention and control program; and (13) continuing consultations
    with cultural practitioners.
    56
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    UKIRT telescopes by the time TMT is operational.                Moreover,
    Special Conditions 10 and 11 for the CDUP provide:
    10. The University will decommission three telescopes
    permanently, as soon as reasonably possible, and no new
    observatories will be constructed on those sites. This
    commitment will be legally binding on the University and
    shall be included in any lease renewal or extension
    proposed by the University for Mauna Kea;
    11. Notwithstanding any lease renewal or extension,
    consistent with the Decommissioning Plan, at least two
    additional facilities will be permanently decommissioned by
    December 31, 2033, including the Very Long Baseline Array
    antenna and at least one additional observatory.33
    With respect to the decommissioning commitment and
    requirement, the University owns four telescopes on Mauna Kea:
    UKIRT, JCMT, Hōkū Keʻa, and the University 2.2-meter Telescope.
    The University operates the University 2.2-meter Telescope and
    Hōkū Keʻa; UKIRT and JCMT are operated by other organizations.
    CSO and Hōkū Keʻa have already submitted their notices of intent
    to decommission.         The University has also committed to
    decommission UKIRT by the time TMT becomes operational.                   In
    addition, Special Condition 11 requires that the Very Long
    Baseline Array antenna and at least one additional observatory
    be decommissioned by December 31, 2033.
    With respect to funding for decommissioning, in January
    2010, OMKM promulgated a Decommissioning Plan as a Sub-Plan of
    33
    Although Special Condition 11 lacks the language included in Special
    Condition 10 specifying that it is a legally binding commitment, we interpret
    it and the other conditions included in the BLNR’s Decision and Order to be
    similarly binding.
    57
    **     FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    the Mauna Kea Comprehensive Management Plan.             The
    Decommissioning Plan calls for all new telescopes and existing
    telescopes that renegotiate their subleases to develop
    decommissioning funding plans to provide assurances of funds to
    finance the removal of their facilities and restore sites when
    the time to decommission arrives.           The CSO decommissioning will
    be performed under the Decommissioning Plan.             TIO has also
    committed to decommissioning the TMT under the Decommissioning
    Plan.     Its funding plan calls for depositing a million dollars
    per year, with adjustments for inflation, commencing upon
    observatory operation for the 50-year useful life of the TMT.
    The University is responsible for funding and executing the
    decommissioning of its own facilities.            Before the transfer of
    ownership of the UKIRT and JCMT facilities to itself, the
    University secured $2.5 million for each telescope from the
    United Kingdom to defray the anticipated costs of
    decommissioning those telescopes.
    Thus, contrary to Appellants’ assertion, there are
    commitments to restore the abandoned Poliʻahu Road and to
    decommission three telescopes by the time TMT is operational.
    There is also a requirement to decommission two additional
    telescopes by December 31, 2033, a commitment to not seek any
    additional telescope sites to replace the five telescopes that
    58
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    will be removed, and a plan for decommissioning other
    telescopes, including the TMT.
    It was appropriate for the BLNR to consider these measures
    in its HAR § 13-5-30(c)(4) analysis.         Kilakila III, 138 Hawaiʻi
    at 
    404-05, 382 P.3d at 216-17
    ; Morimoto v. Bd. of Land & Natural
    Res., 107 Hawaiʻi 296, 303, 
    113 P.3d 172
    , 179 (2005). [270:41]
    The BLNR also recognized that “[t]he incremental nature of
    a project’s impacts, standing alone, cannot endlessly justify
    development within an existing developed area[,]” but found
    that, “in this case, the TMT Project’s compliance with all
    applicable rules, regulations, and requirements, the Master
    Plan, CMP, sub-plans, and the TMT Management Plan, along with
    the mitigation measures committed to in the TMT Final EIS, CDUA,
    and TMT Management Plan, demonstrate that the TMT Project will
    not cause substantial adverse impact to the existing natural
    resources within the surrounding area, community, or region
    under HAR § 13-5-30(c)(4).”       Because (1) the TMT will not cause
    substantial adverse impact to existing plants, aquatic life and
    wildlife, cultural, historic, and archaeological sites,
    minerals, recreational sites, geologic sites, scenic areas,
    ecologically significant areas, and watersheds, (2) mitigation
    measures of restoring the abandoned Poliʻahu Road and
    decommissioning five telescopes will be adopted, and (3)             other
    measures to lessen the impacts of the TMT will be adopted, the
    59
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    BLNR did not clearly err in concluding that the TMT will not
    have a substantial adverse impact to existing natural resources
    within the surrounding area, community, or region, as prohibited
    by HAR § 13-5-30(c)(4).
    b.   HAR § 13-5-30(c)(5)
    HAR § 13-5-30(c)(5) required the BLNR to evaluate whether
    “[t]he proposed land use, including buildings, structures, and
    facilities, [is] compatible with the locality and surrounding
    areas and appropriate to the physical conditions and
    capabilities of the specific parcel or parcels.”            Appellants
    specifically challenge the BLNR’s conclusion that TMT is
    “compatible with the locality and surrounding areas.”             In   this
    case, the BLNR analyzed the TMT for purposes of HAR § 13-5-
    30(c)(5) in the context of the 525-acre Astronomy Precinct of
    the MKSR.    In Kilakila III, we affirmed the BLNR’s analysis of
    the ATST project within the Haleakalā High Altitude Observatory
    (“HO”) site, a single, highly developed 18.166-acre area within
    a much larger conservation district.         Kilakila III, 138 Hawaiʻi
    at 
    405, 382 P.3d at 217
    .       Appellants argue that the area
    evaluated for impacts for the ATST on Haleakalā differs
    significantly from the 525-acre Mauna Kea Astronomy Precinct,
    which encompasses an area including the summit and Northern
    Plateau areas of Mauna Kea.
    60
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER    **
    There do not appear to be any clear criteria as to how to
    determine what should constitute the appropriate “locality and
    surrounding areas.”      Nonetheless, total deference to the BLNR’s
    decision regarding the area to be evaluated would allow many of
    the HAR § 13-5-30(c) criteria to be circumvented through
    strategic delineation, and there accordingly must be a sound and
    rational basis for defining the relevant locale.
    In this case, it is true that Astronomy Precinct is 525
    acres, and much larger than the site evaluated in Kilakila III.
    Under the MKSR Master Plan, however, astronomy development is
    restricted to a defined 150-acre portion of the 525-acre
    Astronomy Precinct.      The issue raised by Appellants regarding
    HAR § 13-5-30(c) is whether “[t]he proposed land use . . . [is]
    compatible with the locality and surrounding areas. . . .”                 The
    BLNR noted that the proposed location of the TMT Project is a
    half mile from the summit area, in proximity to the eleven other
    previously developed facilities for astronomy within the
    Astronomy Project.     Therefore, on these facts, we cannot say
    that the BLNR erred in concluding that the TMT Project is
    “compatible with the locality and surrounding areas.”
    c.   HAR § 13-5-30(c)(6)
    HAR § 13-5-30(c)(6) (1994) provides: “The existing physical
    and environmental aspects of the land, such as natural beauty
    61
    **     FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    and open space characteristics, will be preserved or improved
    upon, whichever is applicable[.]”
    Appellants allege this requirement was not met.             The BLNR
    points out that, in Kilakila III, we upheld the BLNR’s findings
    and conclusions with respect to § 13-5-30(c)(6) on the grounds
    that:
    BLNR noted that “[t]he ATST will not enhance the natural beauty
    or open space characteristics of the HO site.” However, because
    “[t]he HO site contains various astronomy facilities, including
    support buildings, roads and parking lots[,]” and “the proposed
    ATST is similar to existing facilities,” BLNR concluded that
    “[t]he ATST will be consistent with and will preserve the
    existing physical and environmental aspects of
    the land. . . .” Additionally, BLNR considered numerous
    mitigation commitments in the CDUA, which were designed to
    mitigate impacts on biological resources. . . . Therefore,
    similar to its analysis of HAR § 13-5-30(c)(4), BLNR articulated
    with “reasonable clarity” why the ATST would preserve the
    existing physical and environmental aspects of the land.
    [266:22] They cite to Kilakila III, 138 Hawaiʻi at 
    407, 382 P.3d at 219
    .
    The BLNR cites to various measures, including the removal
    of telescopes from the summit ridge, which will be taken to
    preserve the natural beauty and open space characteristics of
    the land.      Furthermore, the University formally committed that
    this is the last new area of Mauna Kea where a telescope project
    would be sought.       The BLNR’s findings with respect to HAR § 13-
    5-30(c)(6) are not clearly erroneous.
    Therefore, Appellants’ allegations based HAR § 13-5-30(c)
    are without merit.
    62
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    D.        Other Procedural Issues
    1.   Whether the original CDUA should have been stricken
    and a new CDUA required.
    MKAH Appellants argue the Hearing Officer erred when she
    denied their motion to strike the CDUA because TIO and TOC are
    different corporations.          They assert the CDUA “should have been
    stricken and a new application submitted” because the CDUA had
    been brought by UHH on behalf of TOC, not on behalf of TIO.
    The sections of the Hawaiʻi Administrative Rules cited by
    the MKAH Appellants do not support their position.                HAR § 13-5-
    31 (1994) does not explicitly state who may apply for a permit;
    rather, it requires the signature of the landowner.                HAR § 13-5-
    31(a)(5).        HAR § 13-5-31(b) then allows “the State of Hawaii or
    government entity with management control over the parcel” to
    sign as landowner when the CDUA pertains to state or public
    land.       The rules do not require the CDUA applicant to submit a
    new application after a change in developers.34
    Appellants assert they were not given an opportunity to
    comment on the actual entity for which the CDUP was ultimately
    intended.        Appellants had ample opportunity during the contested
    case hearing, however, to comment on TIO, challenge its
    34
    If a proposed project has changed significantly, however, it appears an
    amended application would be required to comport with due process
    requirements of adequate notice and an opportunity to be heard on the actual
    project.
    63
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    participation by opposing its admission as a party, and cross-
    examine its witnesses.
    Therefore, this point of error is without merit.
    2.    What the nature of the proceeding was below, and
    whether there is an appropriate record on appeal.
    Appellant Temple of Lono asserts that the manner in which
    the proceedings were handled after remand makes it unclear
    whether this was a new contested case or a resumption of the
    prior contested case.      It argues that if the remand was treated
    as initiation of a new contested case, then the process had to
    provide some means for people to qualify as parties by
    requesting a contested case, such as a public hearing, citing to
    HAR § 13-1-29 (2009).      It further asserts that after remand, the
    BLNR stated that the contested case was being “resumed” but also
    stated that “no chapter 92 public meeting was required to “start
    up” the contested case. It asserts that, after remand, the
    proceeding “ended up as a hybrid recognized nowhere in the
    rules.”
    Appellant Temple of Lono appears to misapprehend the
    difference between a “contested case” and a “contested case
    hearing.”    “‘Contested case’ means a proceeding in which the
    legal rights, duties, or privileges of specific parties are
    required by law to be determined after an opportunity for agency
    hearing.”    HRS § 91-1 (1993 & Supp. 2017).        In Mauna Kea I, we
    64
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    vacated the judgment that followed the first contested case
    hearing and remanded the case for a new hearing without
    dismissing the contested case itself.         136 Hawaiʻi at 
    399, 363 P.3d at 247
    .    Thus, in the contested case hearing after remand,
    just as in a new trial after remand, a new record on appeal is
    created based on admitted evidence.
    The Hearing Officer therefore appropriately
    included in the record on appeal filings from the contested case
    up until the point in time that the CDUA was originally
    approved.    She then continued the proceeding from that point,
    with filings and evidence from the second contested case
    hearing.    This point of error is therefore without merit.
    3.    Whether TIO and PUEO should have been admitted as
    parties.
    MKAH Appellants, Appellant Temple of Lono, and Appellant
    Fergerstrom assert the Hearing Officer and the BLNR erred by
    admitting TIO and PUEO as parties to the contested case hearing
    after our remand in Mauna Kea I.          They assert TIO and PUEO’s
    motions to intervene were not timely because they were filed
    after our remand, five and a half years after the February 25,
    2011 board meeting at which the BLNR approved the CDUA and
    ordered that a contested case hearing be held.
    As discussed in the previous section, we remanded for a new
    “contested case hearing,” and did not require initiation of a
    65
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    new “contested case.”      Admitting interested parties to
    participate for the new contested case hearing on remand was
    consistent with the due process concerns of Mauna Kea I.             See
    
    id. Also, HAR
    § 13-1-31(a) (2009) requires the decision maker
    to determine the parties “within a reasonable time following the
    ten-day period following the board meeting.”           The “board
    meeting” in question is “the board meeting at which the subject
    matter of the request is scheduled for board disposition”
    identified in HAR § 13-1-29 (2009), which, in this case, was the
    February 25, 2011 board meeting.
    HAR § 13-1-31(b) and (c) (2009), however, do not support
    Appellants’ assertion that TIO and PUEO’s applications were
    untimely.    Subsection (b) gave the Hearing Officer authority to
    admit parties based “upon timely application.”           Subsection (c)
    gave the Hearing Officer discretion to admit parties “who can
    show a substantial interest in the matter” so long as “the
    requestor’s participation [would] substantially assist the board
    in its decision making.”
    Although PUEO and TIO “were not admitted “at the ‘same
    time’ as the request for [the MKAH Appellants] on or about
    February 25, 2011 for a contested case hearing,” there was no
    abuse of discretion or other error.         Although HAR § 13-1-31(d)
    (2009) states, “All persons with similar interests seeking to be
    admitted as parties shall be considered at the same time so far
    66
    **    FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    as possible[,]”      it does not preclude a later addition of
    parties.
    Thus, the intervention of new parties after remand from
    this court was not erroneous.
    4.    Whether the Hearing Officer’s scheduling of
    presentations by the parties violated Appellants’ due
    process rights.
    This issue arises out of an August 23, 2016 procedural
    ruling by the Hearing Officer requiring all parties to
    simultaneously submit witness lists, their witnesses’ written
    direct testimonies, exhibit lists, and exhibits, at a date to be
    set sometime in October 2016.         Appellants argue that as the
    party seeking the CDUP, UHH had the burden of presenting a case
    sufficient to secure the BLNR’s approval of the CDUA, citing to
    HAR § 13-1-35(k) (2009), which provides:
    The party initiating the proceeding and, in the case of
    proceedings on alleged violations of law, the department, shall
    have the burden of proof, including the burden of producing
    evidence as well as the burden of persuasion. The quantum of
    proof shall be a preponderance of the evidence.
    They assert that opponents have no burden of proof and should
    not have been required to put on their case simultaneously with
    UHH.    They further assert that requiring them to prepare their
    case without seeing UHH’s case violated their due process
    rights.
    The Hearing Officer has discretion to determine hearing
    procedures pursuant to HAR § 13-1-32(b) and (c) (2009), but it
    67
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    appears that there was an abuse of that discretion.                As
    Appellants argue, UHH had the burden, and even if exhibit lists
    and exhibits were properly ordered to be simultaneously
    submitted, the opponents of granting a permit for construction
    of the TMT should not have been required to submit their
    testimonies simultaneously with UHH.             Despite the Hearing
    Officer’s initial deadline, however, Appellants were able to add
    new witnesses and exhibits throughout the evidentiary proceeding
    well past that deadline, and rebuttal witnesses were allowed
    upon a showing of good cause.            Moreover, Appellants do not
    allege any actual prejudice due to the initial simultaneous
    submission requirement.          Thus, Appellants were provided their
    due process right “to be heard at a meaningful time and in a
    meaningful manner[,]”          Sandy Beach Def. Fund v. City Council, 70
    Hawaiʻi 361, 378, 
    773 P.2d 250
    , 261 (1989) (citations omitted).35
    35
    In Point of Error D(5), Appellant Temple of Lono asserts there was
    often significant time between the filing of its motions and issuance of
    rulings on those motions, and asserts eighteen motions were not decided or
    decided late. Of the eighteen motions, all but one were filed after the July
    18, 2016 motions deadline, and the Hearing Officer eventually ruled on all
    motions. In Point of Error D(6), the Temple alleges that the Hearing Officer
    refused to provide “reasoned explanations” for her rulings. The record
    indicates that explanations were provided to the Temple for all of the
    rulings. Therefore, these points of error lack merit.
    68
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER    **
    5.    Whether the Hearing Officer improperly failed to
    provide required rulings and explanations for
    thousands of proposed findings of fact.
    Appellant Temple of Lono asserts the Hearing Officer failed
    to comply with the requirement to provide a ruling on each of
    its proposed FOFs.      It cites HRS § 91-12 (1993), which provides
    as below, with emphases added:
    Decisions and orders. Every decision and order adverse
    to a party to the proceeding, rendered by an agency in a
    contested case, shall be in writing or stated in the record and
    shall be accompanied by separate findings of fact and conclusions
    of law. If any party to the proceeding has filed proposed
    findings of fact, the agency shall incorporate in its decision a
    ruling upon each proposed finding so presented. The agency shall
    notify the parties to the proceeding by delivering or mailing a
    certified copy of the decision and order and accompanying
    findings and conclusions within a reasonable time to each party
    or to the party’s attorney of record.
    The Hearing Officer’s Proposed Findings of Fact,
    Conclusions of Law, Decision and Order stated in the
    Introduction section:
    Any proposed finding of fact submitted by the parties which is
    not specifically incorporated is rejected for one or more of the
    following reasons:
    -- They are repetitious or similar to the Hearing Officer’s own
    findings of fact or conclusions of law or decision and order,
    and/or
    -- They are not supported by reliable and/or probative evidence,
    and/or
    -- They are in whole or in part not supported by and/or are
    contrary to the facts or law, and/or
    -- They are immaterial, superfluous, and/or irrelevant to the
    material facts, issues, and/or law of this case.
    [185:302]
    Appellant Temple of Lono alleges that without specific
    rulings on each proposed finding, a party is left to first
    69
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    search out which proposed findings the Hearing Officer rejected.
    It asserts that the proposing party must engage in pure
    speculation as to which of the above possible reasons or
    combination of reasons a proposed finding had been rejected, and
    that this process does not provide a meaningful opportunity to
    file exceptions.
    In Mitchell v. BWK Joint Venture, 
    57 Haw. 535
    , 540-43, 
    560 P.2d 1292
    , 1296-97 (1977), we held that HRS § 91-12 was not
    violated when a board rejected wholesale a number of
    proposed findings “for the reason that these findings of fact
    had been disapproved by the board or were repetitious of
    testimony which was already in evidence”.          We also stated:
    The respondent offered 53 proposed findings, of which the Board
    accepted 20. It rejected the remaining proposed findings “because
    they are, in whole or in part, contrary to the facts or the law
    or because they are immaterial.” Such a statement indicated the
    Boardʼs ruling with respect to its adoption or rejection of all
    53 of the proposed findings, and we see no objection to
    including all 53 rulings in one sentence instead of 53 separate
    sentences.
    
    Mitchell, 57 Haw. at 541-42
    , 560 P.2d at 1296-97(emphasis
    added).   In Application of Hawaiian Tel. Co., we also stated
    that “[i]t is a settled rule in administrative law that a
    separate ruling on each proposed finding filed by a party is not
    indispensable. . . . All that is required is that the agency
    incorporate its findings in its decision.”          
    54 Haw. 663
    , 668,
    
    513 P.2d 1376
    , 1379 (1973) (citation omitted).           Also, the ICA
    ruled in Outdoor Circle v. Harold K.L. Castle Tr. Estate, that
    70
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    where an agency “made and incorporated reasonably clear
    findings” and “[b]y choosing those, it impliedly rejected all
    others,” the agency did not violate HRS 91-12.               
    4 Haw. App. 633
    ,
    645, 
    675 P.2d 784
    , 792 (1983).            The ICA also ruled in Survivors
    of Timothy Freitas, Dec. v. Pac. Contractors Co., that HRS § 91-
    12 does not require “a separate ruling on each proposed
    finding”.        
    1 Haw. App. 77
    , 84, 
    613 P.2d 927
    , 932 (1980).           To the
    extent the Hearing Officer did not adopt the Temple of Lono’s
    proposed findings, they were impliedly rejected on the merits.
    Therefore, this point of error is also without merit.36
    VI.   Conclusion
    Upon our careful review of the issues raised in these
    appeals as discussed above, we affirm the BLNR’s September 27,
    36
    Finally, in Point of Error D(8), Appellant Temple of Lono asserts that
    because the new Hearing Officer knew that the BLNR had earlier approved the
    permit, there is a question of how the Hearing Officer “would be any less
    influenced by the premature approval of the permit than the hearing officer
    in the first proceeding.” In Mauna Kea I, however, we ordered that the
    permit issued in the first proceeding be vacated and the matter remanded to
    the BLNR “so that a contested case hearing can be conducted before [the BLNR]
    or a new hearing officer, or for other proceedings consistent with this
    opinion.” Mauna Kea I, 136 Hawaiʻi at 381, 
    399, 363 P.3d at 229
    , 247. The
    Hearing Officer was therefore required to read the court’s opinion, which
    details the previous procedural history. If Appellant Temple of Lono’s
    position was correct, there could never be a new contested hearing after
    remand if an agency or hearing officer was aware of the prior ruling that had
    been set aside; decisions of judges are also sometimes vacated and remanded
    to them for further proceedings consistent with an appellate court’s
    decision. Thus, this point of error is also without merit.
    71
    **    FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    2017, Decision and Order authorizing issuance of a CDUP for the
    TMT.
    Richard Naiwieha Wurdeman                  /s/ Mark E. Recktenwald
    for appellants
    Mauna Kea Anaina Hou,                      /s/ Sabrina S. McKenna
    Kealoha Pisciotta,
    Clarence Kukauakahi                        /s/ Richard W. Pollack
    Ching, Flores-Case ʻOhana,
    Deborah J. Ward, Paul K.                   /s/ Jeannette H. Castagnetti
    Neves, and Kahea:
    The Hawaiian Environmental
    Alliance
    Gary Z. Zamber
    for intervenor-appellants
    Temple of Lono, Mehana
    Kihoi, Joseph Kualiʻi Camara,
    Leinaʻala Sleightholm,
    Kalikolehua Kanaele,
    Tiffnie Kakalia, Brannon
    Kamahana Kealoha, Cindy
    Freitas, and William Freitas
    Intervenor-appellant
    Harry Fergerstrom, pro se,
    on the briefs
    Clyde J. Wadsworth
    (William J. Wynhoff, Kimberly
    Tsumoto Guidry, Julie China,
    and Kalikoʻonalani D. Fernandes
    with him on the briefs)
    for appellees State of Hawaiʻi,
    Board of Land and Natural Resources,
    and Chairperson Suzanne D. Case
    John P. Manaut, Ian L.
    Sandison, Joyce W.Y.
    Tam-Sugiyama and Lyndsay N.
    McAneeley for appellee
    University of Hawaiʻi at Hilo
    72
    **   FOR PUBLICATION IN WEST’S HAWAIʻI REPORTS AND THE PACIFIC REPORTER   **
    Ross T. Shinyama and J. Douglas
    Ing (Brian A. Kang and Summer H.
    Kaiawe with them on the briefs)
    for intervenor-appellee
    TMT International Observatory LLC
    Lincoln S.T. Ashida and Newton J.
    Chu (Vaughn G.T. Cook with them on
    the briefs) for intervenor-appellee
    Perpetuating Unique
    Educational Opportunities, Inc.
    73