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*** FOR PUBLICATION IN WEST'S HAWAII REPORTS AND PACIFIC REPORTER *** <br /> This is a direct appeal3 from a special permit <br /> application proceeding before Appellee Leeward Planning <br /> Commission ("LPC") and Appellee Planning Director ("Planning <br /> Director") of the County of Hawaii (collectively, "Appellees") <br /> by Appellant The Community Associations of Hualalai <br /> ("Hualalai") , a group of Hawaii County community associations . <br /> See HRS §§ 205-19 (2017) and 91-14 (2017) . The special permit <br /> application requested approval to use an agricultural parcel of <br /> land as an equipment base yard and security dwelling, and for <br /> stockpiling and crushing natural materials for commercial use . <br /> We find Appellees wrongfully denied Hualalai a hearing and <br /> decision on its petition to intervene as a party to contest the <br /> special permit application, and remand to the LPC for <br /> proceedings consistent with this opinion. <br /> I . BACKGROUND <br /> A. Bolton' s Permit Application and Appellant/Hualalai' s <br /> Petition to Intervene <br /> On February 4, 2000, the Hawaii County Planning <br /> Commission4 issued Special Permit No . 1047 to Nani Kona Coffee <br /> 3 In 2016, the legislature adopted Act 48 "to provide for the <br /> expedited judicial review of certain contested case proceedings." Conf. <br /> Comm. Rep. No. 67-16, in 2016 House Journal, at 1363, 2016 Senate Journal, at <br /> 789. Under Act 48, aggrieved parties may appeal from a final decision or <br /> order in certain administrative proceedings directly to the supreme court. <br /> Hawaii Revised Statutes ("HRS") § 205-19 (2017) . <br /> 4 At the time, the County of Hawaii had one planning commission for <br /> the whole county. In 2008, the County Council passed, and the voters <br /> (continued . . . ) <br /> 2 <br />