Takabuki v. Hung Wo Ching

695 P.2d 319, 67 Haw. 515, 1985 Haw. LEXIS 78
CourtHawaii Supreme Court
DecidedFebruary 14, 1985
DocketNO. 8967
StatusPublished
Cited by5 cases

This text of 695 P.2d 319 (Takabuki v. Hung Wo Ching) is published on Counsel Stack Legal Research, covering Hawaii Supreme Court primary law. Counsel Stack provides free access to over 12 million legal documents including statutes, case law, regulations, and constitutions.

Bluebook
Takabuki v. Hung Wo Ching, 695 P.2d 319, 67 Haw. 515, 1985 Haw. LEXIS 78 (haw 1985).

Opinion

*516 OPINION OF THE COURT BY

NAKAMURA, J.

A clash of views over the acquisition of a building to house the offices of the Estate of Bernice Pauahi Bishop culminates in an appeal by Ex-trustee Hung Wo Ching and a cross-appeal by Trustee Matsuo Takabuki from ajudgment and order of the Circuit Court of the First Circuit on Takabuki’s “Bill for Instructions and Cláim for Surcharge Against Hung Wo Ching” and the latter’s “Counterclaim” seeking relief of like character. The court con- *517 eluded after trial that it lacked power to adjudge “the propriety of the Trustees’ exercise of discretion in their acquisition of Kawaiaha‘o Plaza” since “at least three of the Trustees [had not sought] a determination of that issue.” 1 Nevertheless, it proceeded to review the transaction and trustee conduct relative thereto, found a “genuine dispute continues to exist among the Trustees with respect to matters relating to their acquisition of Kawaiaha’o Plaza,” and ordered the Attorney General 2 “promptly to convey and transmit [its] Instructions to the Trustees.” We conclude the circuit court erred in subjecting the Trustees’ conduct to scrutiny and directing them to embark on a particular course of action.

I.

A.

The Trustees of the Estate of Bernice Pauahi Bishop were given notice in late 1976 of the State of Hawaii’s intention to institute eminent domain proceedings to acquire the site of the Estate’s office building, which was within the Hawaii Capital District, for a public use. This came as no surprise, inasmuch as they had been aware of the State’s plan to do so for some time and the relocation of the Estate’s offices had been under study.

They initially referred the problem for study in 1973 to the Estate’s staff, who recommended the construction of an office *518 building on the campus of the Kamehameha Schools on Kapalama Heights. But the prevailing sentiment among the Trustees was for a headquarters location closer to downtown Honolulu, Ching being the lone Trustee favoring the staff suggestion. The factors tipping the balance in favor of the downtown location were easy access to government and business offices and a desire to replace what would be lost through condemnation with “commercial” property capable of yielding a return on investment. The discussion of alternative relocation sites continued without decision between 1975 and 1977.

During this period, the Kawaiaha'o Plaza Associates, a limited partnership whose managing general partner was James Trask, was attempting to bring to fruition a project for the construction of an office building at the edge of downtown Honolulu, but was encountering difficulty. Early in 1977, Trask approached the Trustees with an offer to sell them an interest in the planned office building. Its location near the center of government and business activity in Honolulu engendered much interest in Kawaiaha'o Plaza among the Trustees. Takabuki, characterized by the circuit court as one with “considerable competence, expertise and special skills in legal matters, business, and in development of real estate,” was assigned the task of studying Trask’s proposal and commencing negotiations with him.

Though Takabuki assumed primary responsibility, he invited the participation of other Trustees. Trustees Thompson and Lyman attended the bargaining sessions at times, and Ching was present at a single session in October of 1977. Takabuki, however, kept his colleagues abreast of developments in his discussions with Trask.

Trask was hardly a stranger to the Trustees, for he was a director of the Helumoa Corporation which they organized to develop estate-owned real property in Waikiki. They knew of his experience and expertise in matters related to real estate and property development. But they also knew Kawaiaha'o Plaza Associates and its principal partners, Trask and Francis Denis, were in financial straits. The bargaining between their representative and the developers thus entailed the discussion of numerous proposals and financing arrangements which took this into account. From August *519 of 1977, the discussions centered on a plan of co-ownership of Kawaiaha’o Plaza.

The financial condition of the developers continued to deteriorate in September and October, and their project was on the brink of disaster. Takabuki and Trask stepped up negotiations and expedited the preparation of a draft agreement for the Trustees’ perusal. The draft agreement reflected the developers’ inability to complete the project without the participation of the Estate. It called for a purchase of the land in fee by the Trustees, a “lease back” of the land to the developers, a purchase by the Trustees of a sixty percent interest in the “leasehold premises” consisting of the leased land and the building, and a complicated financing arrangement. In Takabuki’s opinion, the developers’ precarious financial plight and impending-legal actions against them rendered imperative a prompt decision, one way or the other, on the acquisition of the property. He therefore had the matter placed on the agenda of the Trustees’ meeting scheduled for Thursday, October 27, 1977.

The Trustees present at the meeting were Takabuki, Thompson, Lyman, and Frank B. Midkiff, who subsequently retired and has been replaced by William S. Richardson. Ching did not attend, since he customarily attended other business meetings on Thursdays; nor did he seek deferral of the matter to a more convenient time. Those present were apprised of the provisions of the draft agreement, and the significant aspects of the transaction, as well as its ramifications, were reviewed and discussed in detail. And on Takabuki’s recommendation, the acquisition of Kawaiaha’o Plaza was approved, subject to a confirmation of the staffs opinion of the value of the sixty percent interest in the “leasehold premises” by an independent appraiser and an approval of the form and substance of the agreement by the Estate’s tax counsel.

When Ching learned his colleagues had tentatively approved the agreement, he quickly voiced objections to particular provisions therein. Ching, described by the circuit court as having “considerable competence, expertise, and special skills in finance and business,” was troubled by the developers’ unstable financial situation and the Estate’s potential liability in the event of their default. He subsequently put the objections in writing, outlining his concerns in detail, and also told his colleagues the acquisition of Kawaiaha’o *520 Plaza was not in the Estate’s best interests. But the others were of the opinion that the agreement’s default provisions protected them, and they signed it on December 6, 1977, after the conditions laid down at the meeting of October 27, 1977 had been fulfilled.

The execution of the agreement did not write an end to the discord; and on Thompson’s suggestion, a consultant, Gilbert Root, was engaged to evaluate the acquisition as an investment.

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Bluebook (online)
695 P.2d 319, 67 Haw. 515, 1985 Haw. LEXIS 78, Counsel Stack Legal Research, https://law.counselstack.com/opinion/takabuki-v-hung-wo-ching-haw-1985.