UNITED STATES

SECURITIES AND EXCHANGE COMMISSION

 

Washington, D.C. 20549

 

 

FORM 10-K

 

[  X  ]		Annual Report Pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934 for the fiscal year ended December 31, 2019
[       ]		Transition report pursuant to Section 13 or 15(d) of the Securities Exchange Act of 1934

 

For the transition period from _____ to _____

 

Commission file #0-50273

 

 

Kaanapali Land, LLC

(Exact name of registrant as specified in its charter)

 

 

Delaware (State or other jurisdiction of incorporation or organization)	01-0731997 (I.R.S. Employer Identification No.)
900 N. Michigan Ave., Chicago, Illinois (Address of principal executive office)	60611 (Zip Code)

 

Registrant's telephone number, including area code 312-915-1987

 

Securities to be registered pursuant to Section 12(b) of the Act:

 

Title of each class	Name of each exchange on which registered
N/A	N/A

 

 

Securities registered pursuant to Section 12(g) of the Act:

 

Limited Liability Company Interests (Class A Shares)

(Title of Class)

 

 

Indicate by check mark if the registrant is a well-known seasoned issuer, as defined in Rule 405 of the Securities Act. Yes [ ] No [ X ]

 

Indicate by check mark if the registrant is not required to file reports pursuant to Section 13 or Section 15(d) of the Act. Yes [ ] No [ X ]

 

Indicate by check mark whether the registrant (1) has filed all reports required to be filed by Section 13 or 15(d) of the Securities Exchange Act of 1934 during the preceding 12 months (or for such shorter period that the registrant was required to file such reports), and (2) has been subject to such filing requirements for the past 90 days. Yes [ X ] No [ ]

 

Indicate by check mark whether the registrant has submitted electronically and posted on its corporate Web site, if any, every Interactive Data File required to be submitted and posted pursuant to Rule 405 of Regulation S-T) '232.405 of this chapter) during the preceding 12 months (or for such shorter period that the registrant was required to submit and post such files). Yes [ X ] No [ ]

 

Indicate by check mark whether the registrant is a large accelerated filer, an accelerated filer, a non-accelerated filer, a smaller reporting company or an emerging growth company. See definition of "large accelerated filer", "accelerated filer", "smaller reporting company" and “emerging growth company” in Rule 12b-2 of the Exchange Act.

 

	Large accelerated filer	[     ]		Accelerated filer	[     ]
	Non-accelerated filer	[     ]		Smaller reporting company	[ X ]
	(Do not check if a smaller reporting company)			Emerging growth company	[     ]

 

If an emerging growth company, indicate by check mark if the registrant has elected not to use the extended transition period for complying with any new or revised financial accounting standards provided pursuant to Section 13(a) of the Exchange Act.   Yes [ ] No [ ]

 

Indicate by check mark whether the registrant is a shell company (as defined in Rule 12b-2 of the Act).

Yes [ ] No [ X ]

 

State the aggregate market value of the voting and non-voting common equity held by non-affiliates computed by reference to the price at which the common equity was last sold, or the average bid and asked price of such common equity, as of the last business day of the registrant's most recently completed second fiscal quarter. Not applicable.

 

As of March 26, 2020, the registrant had 1,792,613 Common Shares and 52,000 Class C Shares outstanding.

 

Documents incorporated by reference: None

 

Table of Contents

 

Part I			Page
Item 1.		Business	4
Item 1A.		Risk Factors	11
Item 1B.		Unresolved Staff Comments	15
Item 2.		Properties	15
Item 3.		Legal Proceedings	15
Item 4.		Mine Safety Disclosures	16
Part II
Item 5.		Market for the Registrant’s Common Equity, Related Security Holder Matters and Issuer Purchases of Equity Securities	16
Item 6.		Selected Financial Data	17
Item 7.		Management’s Discussion and Analysis of Financial Condition and Results of Operations	18
Item 7A.		Quantitative and Qualitative Disclosures About Market Risk	22
Item 8.		Financial Statements and Supplementary Data	23
Item 9.		Changes in and Disagreements with Accountants on Accounting and Financial Disclosure	55
Item 9A.		Controls and Procedures	55
Item 9B.		Other Information	55
Part III
Item 10.		Directors, Executive Officers and Corporate Governance	56
Item 11.		Executive Compensation	58
Item 12.		Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters	59
Item 13.		Certain Relationships and Related Transactions and Director Independence	59
Item 14.		Principal Accounting Fees and Services	60
Part IV
Item 15.		Exhibits, Financial Statement Schedules	61
Signatures			62

 

 

Part I

 

Item 1. Business

 

Kaanapali Land, LLC ("Kaanapali Land" or the “Company”), a Delaware limited liability company, is the reorganized entity resulting from the Joint Plan of Reorganization of Amfac Hawaii, LLC (now known as KLC Land Company, LLC (“KLC Land”)), certain of its subsidiaries (together with KLC Land, the “KLC Debtors”) and FHT Corporation (“FHTC” and, together with the KLC Debtors, the “Debtors”) under Chapter 11 of the Bankruptcy Code, dated June 11, 2002 (as amended, the “Plan”). The Plan was filed jointly by all Debtors to consolidate each case for joint administration in the Bankruptcy Court in order to (a) permit the petitioners to present a joint reorganization plan that recognized, among other things, the common indebtedness of the debtors (i.e. the Certificate of Land Appreciation Notes (“COLAs”) and Senior Indebtedness) and (b) facilitate the overall administration of the bankruptcy proceedings. As indicated in the Plan, Kaanapali Land has elected to be taxable as a corporation.

 

The Plan was confirmed by the Bankruptcy Court by orders dated July 29, 2002 and October 30, 2002 (collectively, the “Order”) and became effective November 13, 2002 (the “Plan Effective Date”). During August 2005, pursuant to a motion for entry of final decree, the bankruptcy cases were closed.

 

The Company operates in two primary business segments: (i) Property and (ii) Agriculture. The Company operates through a number of subsidiaries, each of which is owned directly or indirectly by Kaanapali Land, LLC.

 

KLC Land is the direct subsidiary of Kaanapali Land through which the Company conducts substantially all of its remaining operations. KLC Land conducts substantially all of its business through various subsidiaries. Those subsidiaries with remaining assets of significant net value include KLC Holding Corp. ("KLC"), Pioneer Mill Company, LLC ("PMCo"), Kaanapali Land Management Corp. ("KLM" formerly known as Kaanapali Development Corp.) and PM Land Company, LLC. In 2013, the Kaanapali Coffee Farms Lot Owners’ Association was consolidated with the interests of third-party owners reflected as non-controlling interests.

 

All dollar amounts are in thousands of dollars unless otherwise noted.

 

Project Planning and Development. The Company's real estate development approach, for land that it holds for development rather than investment, is designed to enhance the value of its properties in phases. In most instances, the process begins with the preparation of market and feasibility studies that consider potential uses for the property, as well as costs associated with those uses. The studies consider factors such as location, physical characteristics, demographic patterns, anticipated absorption rates, transportation, infrastructure costs, both onsite and offsite, and regulatory and environmental requirements.

 

For any property targeted for development, the Company will generally prepare a land plan that is consistent with the findings of the studies and then commence the process of applying for the entitlements necessary to permit the use of the property in accordance with the land plan. The length and difficulty of obtaining the requisite entitlements by government agencies, as well as the cost of complying with any conditions attached to the entitlements, are significant factors in determining the viability of the Company's projects. Applications for entitlements may include, among other things, applications for state land use reclassification, county community plan amendments, changes in zoning, and if applicable, subdivision.

 

 

Kaanapali 2020. The Company's developable lands are located on the west side of the Island of Maui in the State of Hawaii. The majority of the developable lands are located near to the Kaanapali resort area. The Kaanapali development lands have been the subject of a community-based planning process that commenced in 1999 for the Kaanapali 2020 Development Plan. The Kaanapali 2020 Development Plan includes a mix of residential (including workforce affordable housing), commercial, quasi-public facilities, recreation, agriculture, rural, and open space. Any development plan for any of the Company's land, including the Kaanapali 2020 Development Plan, will be subject to approval and regulation by various state and county agencies and governing entities, especially insofar as the nature and extent of zoning, and improvements necessary for site infrastructure, building, transportation, water management, environmental and health are concerned. A substantial portion of the Company’s Kaanapali 2020 land will require state district boundary amendments and county general plan and community plan amendments, as well as rezoning approvals. In Hawaii, the governmental entities may impose limits or controls on growth in their communities during the review and consideration of the various entitlement process mainly through restrictive conditions, including limitations on density, impact fees, infrastructure contribution, among others, all of which may materially affect utilization of the land and the costs associated with developing the land. In addition, Maui County currently requires certain percentages and levels of affordability to be included in proposed residential developments or subdivisions of land, thereby affecting the feasibility of these projects. There can be no assurance that the Company will be successful in obtaining the necessary zoning and related entitlements for development of any currently unentitled Maui lands. At this time, the only Kaanapali 2020 land that has sufficient entitlements to commence development is the Puukolii Village development, as described below.

 

The current regulatory approval process for a development project takes a number of years or more and involves substantial expense. The applications generally require the submission of comprehensive plans that involve the use of consultants and other professionals. A substantial portion of the Company's Kaanapali 2020 land will require state district boundary amendments and county general plan and community plan amendments, as well as rezoning approvals. There is no assurance that all necessary approvals and permits will be obtained with respect to the current projects or future projects of the Company. Generally, entitlements are extremely difficult to obtain in Hawaii. There is often significant opposition to proposed developments from numerous local groups, environmental organizations, various community and civic groups, condominium associations and politicians advocating no-growth policies, among others. Any such group with standing can challenge submitted applications, which may substantially delay the process. Generally, once the applications are deemed acceptable, the various governing agencies involved in the entitlement process commence consideration of the requested entitlements. The applicable agencies often impose conditions, which may be costly and time consuming, on any approvals of the entitlements. The substantial time and expense of obtaining entitlements and the uncertainty of success in obtaining the entitlements could have a material adverse effect on the Company's success.

 

At the state level, all land in Hawaii is divided into four land use classifications: urban, rural, agricultural and conservation. The majority of the Kaanapali 2020 Development Plan land is currently classified as either agricultural or conservation.

 

 

A relatively small portion (approximately 300 acres) of the Kaanapali 2020 Development Planning area owned by the Company, known as Puukolii Village, comprised of two parcels known as the Puukolii Triangle and Puukolii Mauka, received entitlements in 1993 under the terms of a superseded law that fast tracked entitlements for planned mixed use developments that contained the requisite percentage of affordable housing units. The requirements imposed on the Company relative to these entitlements proved uneconomic and thus the developments were not pursued. The Company proposed revisions to certain entitlement conditions as well as the development agreement with the applicable state agencies and is continuing to plan for the development of the Puukolii Mauka area, which will, if ultimately developed, include certain affordable and market housing units, a small commercial area, a school, a park and associated improvements. From 2007 through 2009, the Company received various approvals of its proposed revisions of entitlement conditions and of the development agreement including the addition of the County housing department as an added party.

 

Despite the hurdles mentioned above, the Company remains hopeful that it will generally be able to develop that portion of its land for which it can obtain classification as an urban district from the State Land Use Commission. However, it is uncertain whether the Company will be able to obtain all necessary entitlements or, if so, how long it will take, and it cannot be predicted what the market will be for such land (or the associated development costs) at such time. Conservation land is land that has been considered by the state as necessary for preserving natural conditions as well as to protect water resources and cannot be developed. Lands within agricultural and rural districts have limited development potential, especially as it relates to density and use. Pursuant to the Kaanapali 2020 Development Plan, the Company intends to apply to the State Land Use Commission for reclassification of a portion of the agricultural lands to urban, and perhaps some rural, but does not intend to apply for reclassification of the conservation lands.

 

During 2012, Maui County updated its General Plan which projects general growth of the County over the next few decades. This update included a new component with maps which show directed growth areas. The County of Maui recognized the Kaanapali 2020 Development Plan to be within the urban growth limits identified in these directed growth maps. Development of the Kaanapali 2020 lands in accordance with the Kaanapali 2020 Development Plan will require, in addition to State Land Use reclassification of some of the land from agriculture to urban, appropriate designation under County community plan, and the appropriate County zoning designation included in the Maui County General Plan noting it as an urban growth area. Obtaining any and all of these approvals can involve a substantial amount of time and expense, and approvals may need to be resubmitted if there is any subsequent, material deviation in current approved plans or significant objections by the responsible government agencies.

 

In connection with any successful petition to change any of the various land use classifications (state land use district, county community plan, county zoning) of the Kaanapali 2020 Development Plan, the Company may be required to make significant improvements in public facilities (such as roads), to dedicate property for public use, to provide employee/workforce housing units and to make other concessions, monetary or otherwise. The ability of the Company to perform its development activities may also be adversely affected by restrictions that may be imposed by government agencies and the surrounding communities because of inadequate public facilities, such as roads, water management areas and sewer facilities, and by local opposition to continued growth. However, as part of the Kaanapali 2020 Development Plan, the Company has included a number of community members and local government officials in the development planning process and has earned significant community support for its preliminary Kaanapali 2020 development plans. It also believes that it enjoys general local community support for its new Puukolii Mauka concept. The Company hopes that carrying on with this process will continue to generate substantial support from local government and the community for the Company's development plans.

 

There can be no assurance that all necessary approvals will be obtained, that modifications to those plans will not require additional approvals, or that such additional approvals will be obtained, nor can there be any assurance as to the timing of such events.

 

The Company is in the planning stages for the development of a 295-acre parcel in the region mauka of the Kaanapali Coffee Farms. The parcel is to be comprised of 61 agricultural lots that will be offered to individual buyers. The Company expects to develop the parcel in phases and the first phase has been submitted to the County, for subdivision approval. Upon final subdivision approval and receipt of final plat of the first phase from the County, which requires a bond in the amount of the cost to develop the first phase, the Company can pre-sell the underdeveloped lots in the first phase. Although the Company expects to market the lots beginning in the second half of 2020, various contingencies, including, but not limited to, governmental and market factors and the availability of a bond to secure the first phase of the development may impact the viability or timing of the project. Therefore, there can be no assurance the Company will be able to meet such timetable, that the subdivision will ultimately be approved or that the lots will sell for prices deemed advantageous by the Company.

 

Kaanapali Land Management Corp. (KLMC) is a party to an agreement with the State of Hawaii for the development of the Lahaina Bypass Highway. An approximate 2.4 mile portion of this two lane state highway has been completed. Construction to extend the southern terminus was completed mid-2018. The northern portion of the Bypass Highway, which extends to KLMC’s lands, remains uncompleted. Under certain circumstances, which have not yet occurred, KLMC remains committed for approximately $1.1 million of various future costs relating to the planning and design of the uncompleted portion of the Bypass Highway. Under certain conditions, which have not yet been met, KLMC has agreed to contribute an amount not exceeding $6.7 million toward construction costs. Any such amount contributed would be reduced by the value of KLMC’s land actually contributed to the State for the Bypass Highway.

 

These potential commitments have not been reflected in the accompanying consolidated financial statements. While the completion of the Bypass Highway would add value to KLMC’s lands north of the town of Lahaina, there can be no assurance that it will be completed or when any future phases will be undertaken.

 

Other Maui Property. The Company owns approximately 19 acres in Lahaina, known as the Pioneer Mill Site, which is zoned primarily industrial. This is the former site of Pioneer Mill's sugar mill on Maui and continues to be the site of the coffee mill operation. In addition, portions of this parcel are subject to various short-term license agreements with third parties that generate minor amounts of income for the Company.

 

Agriculture

 

Current Operations. Agricultural operations consist primarily of cultivation, milling and sale of coffee. During the late 1980s one of the Company’s subsidiaries participated in field trials with the University of Hawaii College of Tropical Agriculture & Human Resources experimenting with over 20 coffee varietals (out of approximately 300 coffee varieties) in different test plots throughout the state. As a result of the trial, four coffee varieties were found to best suited for growing in West Maui. Based on the results of the trial, in the early 1990s, The Company converted approximately 500 acres of sugar cane land for use as a commercial coffee operation. The coffee farm was shut down during the early 2000’s and brought back into production in the mid to late 2000’s and is currently in full production. The coffee farming operation includes manpower and equipment required to fertilize, prune and maintain the coffee plantations as well as equipment required to harvest and haul coffee cherry to the Company’s processing plant (the “Mill”) located on the former sugar mill site in Lahaina, Hawaii. The Company also maintains and operates a system of irrigation

 

infrastructure including development tunnels, ditches, tunnels, siphons, flumes and reservoirs required to irrigate the Company’s agricultural operations and future planned developments with non-potable water.

 

The Company sells milled green coffee under the brand name Mauigrown Coffee to mostly interisland Hawaii customers, generally roasters who have retail coffee shops and also sell to grocery stores and online. Based on availability, green coffee is also shipped and sold to mainland and international customers, including roasters, dealers, and traders. Portions of the coffee farms are operated as part of the 336-acre Kaanapali Coffee Farms agricultural subdivision, in which a portion of each lot owned by homeowners is used for their single-family dwelling, while other portions are leased and contain coffee trees. The Company has entered into certain consulting and marketing agreements in this regard. The planned 295-acre, second phase of the Kaanapali Coffee Farms agricultural subdivision will be within the coffee farming area as well. The Company continues to plant additional acreage of coffee on its agricultural land not currently included in the developable lands of Kaanapali 2020.

 

Coffee production and yields are subject to many factors, particularity weather related factors, including rainfall and the availability of sufficient irrigation water flowing through its irrigation system. Yields may be reduced in years of drought when irrigation water and rainfall is insufficient. Reference is made to Item 1A. Risk Factors for risks relating to agriculture. The Company purchases crop insurance annually which reduces certain coffee crop production risks. The Company received crop insurance proceeds in 2019 related to losses sustained to the 2018 coffee crop due to damage incurred by two named hurricanes. Additionally, acreage under production is reduced annually by required tree pruning of approximately one quarter to one third of total coffee acreage in production.

 

The coffee is sold as Maui origin “specialty coffee” (as defined by the Specialty Coffee Association) as is most coffee produced in Hawaii. Hawaiian coffees generally command a higher price per pound green than many other specialty coffees produced around the world but there can be no assurance such prices will continue or that coffee prices or yields will be sufficient to cover all costs of production and sales.

 

In addition to the Company’s commercial coffee farming operations, the Company grows bananas, citrus, and alfalfa. The Company also has approximately 660 acres of fenced pasture for cattle grazing as well as approximately 40 acres of fenced pasture for goat grazing. The Company’s banana operation currently consists of approximately 14 acres. The bananas are sold by the Company to certain customers for distribution on Maui. KLMC also grows and sells various citrus including grapefruit and lemons. These are sold to various local venders to be sold at farmer’s markets on Maui. Although the Company realizes minor amounts of revenue relating to these agricultural operations there are certain property tax advantages with land engaged in active agriculture.

 

For a description of financial information by segment, please read Note 8 to the attached consolidated financial statements, which information is incorporated herein by reference.

 

Significant Asset Sales

 

The Company has in the past consummated various strategic sales of bulk land. These transactions were generally pursued in order to raise additional cash that would enhance the Company's ability to fund the Kaanapali 2020 developments including, but not limited to Kaanapali Coffee Farms, and other Company overhead costs. While this is not the current focus of the Company, it has from time to time in the ordinary course of business engaged in discussions with third parties who may be interested in certain parcels.

 

Employees

 

At March 1, 2020, Kaanapali Land and its subsidiaries had employed 26 full time employees. Certain corporate services are provided by Pacific Trail Holdings, LLC (“Pacific Trail”) and its affiliates. Pacific Trail owns in excess of 80% of the Common Shares of Kaanapali Land. Kaanapali Land reimburses for these services and related overhead at cost.

 

Trademarks and Service Marks

 

The Company maintains a variety of trademarks and service marks that support each of its business segments. These marks are filed in various jurisdictions, including the United States Patent and Trademark Office, the State of Hawaii Department of Commerce and Consumer Affairs and foreign trademark offices. The trademarks and service marks protect, among other things, the use of the term "Kaanapali" and related names in connection with the developments in the vicinity of the Kaanapali Resort area on Maui and the various trade names and service marks obtained in connection with the Company's coffee operations. Certain trademarks, trade names and service marks have also been registered in connection with the Kaanapali Coffee Farms development. Also protected are certain designs and logos associated with the names protected. Certain marks owned by the Company have been licensed to third parties, however, the income therefrom is not material to the Company's financial results. To the extent deemed advantageous in connection with the Company's ongoing businesses, to satisfy contractual commitments with respect to certain marks or where the Company believes that there are future licensing opportunities with respect to specific marks, the Company intends to maintain such marks to the extent necessary to protect their use relative thereto. The Company also intends to develop and protect appropriate marks in connection with its future land development and agricultural activities.

 

Market Conditions and Competition

 

There are a number of factors that historically have negatively impacted Kaanapali Land's property activities, including market conditions, the difficulty in obtaining regulatory approvals, the high cost of required infrastructure and the Company's ability to maintain operating surplus in its other business segment. As a result, the planned use of many of the Company's land holdings and the ability to generate cash flow from these land holdings have become long-term in nature, and the Company has found it necessary to sell certain parcels in order to raise cash rather than realize their full economic potential through the entitlement process.

 

Maui's residential real estate market experienced a dramatic slow down beginning in the latter part of 2005. The international credit crisis resulted in both national and global economic downturns and had a significant adverse impact on the Hawaiian economy. Market conditions have moved in a positive direction from 2014 through 2019, however, there can be no assurance that such conditions will continue. A weakening of the Maui real estate market would negatively impact the Company.

 

There are several developers, operators, real estate companies and other owners of real estate that compete with the Company in its property business on Maui, many of which have greater resources. The number of competitive properties in a particular market could have a material adverse effect on the Company's success. In addition, many properties previously purchased from the Company by retail buyers are listed for resale and provide additional competition to the Company.

 

Government Regulations and Approvals

 

The current regulatory approval process for a project can take many years and involves substantial expense. There is no assurance that all necessary approvals and permits will be obtained with respect to the Company's current and future projects. Generally, entitlements are extremely difficult to obtain in Hawaii. Many different agencies at the state and county level are involved in the entitlement process. There is often significant opposition from numerous local groups - including environmental organizations, various community and civic groups, condominium associations and politicians advocating no-growth policies, among others. Certain ordinances adopted by the County of Maui have placed additional requirements on developers, some of which may be difficult or expensive to satisfy. Other proposed ordinances that have not yet passed may place moratoria on new development. It is currently unknown to what extent new legislative initiatives will impact the cost or timing of the Company's planned developments.

 

The Commission on Water Resource Management (“CWRM”) consists of approximately seven members appointed by the governor and confirmed by the Hawaii State Senate. CWRM assists the state as trustee of water resources pursuant to the state water code. CWRM exercises jurisdiction over land-based surface and groundwater sources and conducts water resource assessments and regulatory activities over, among other things, freshwater streams throughout Maui. Kaanapali 2020 is substantially reliant on such sources to maintain its coffee growing operations and development. CWRM is currently establishing instream flow standards for portions of Maui. Such permitting process for wells and board approvals over ground water management districts can have the effect of limiting current and future use of fresh water sources like those used in the Company’s Kaanapali 2020 planning. Future CWRM standards for such streams could adversely impact the Company’s use of its water sources. If CWRM standards are promulgated adversely to the Company’s interest, such standards could have a material adverse impact on future Kaanapali 2020 development.

 

Kaanapali Land continues to work toward the necessary entitlements for the Kaanapali 2020 plan. While some of these lands have some form of entitlements, it is anticipated that at least a substantial portion of the land will require state district boundary amendments and Community Plan amendments, as well as rezoning approvals. In January 2009 the Company received approval of revisions to its development plans for the Puukolii Village Mauka parcel. Entitlements for an agricultural subdivision were received during the first quarter of 2006. The Kaanapali 2020 Development Plan is recognized within the urban growth areas identified in the growth maps of the Maui County General Plan. Approximately 1,500 acres of the Company's Maui land which is contiguous to Kaanapali 2020 land is located toward the top of mountain ridges and in gulches is classified as conservation, which precludes most other use. This conservation land, and other land that will be designated as open space, is an important component of the overall project, allowing for the protection of water and other natural resources, and its existence is expected to influence obtaining the entitlements for the remaining land.

 

 

Environmental Matters

 

The Company is subject to environmental and health safety laws and regulations related to the ownership, operation, development and acquisition of real estate, or the operation of former business units. Under those laws and regulations, the Company may be liable for, among other things, the costs of removal or remediation of certain hazardous substances. In addition, the Company may find itself having to defend against personal injury lawsuits based on exposure to substances including asbestos related liabilities. Those laws and regulations often impose liability without regard to fault. The Company is now engaged in work at a site on the Waipio Peninsula consisting of, among other things, performing testing at the site pursuant to an order discussed in Note 7 of the consolidated financial statements. The Company believes that the cost of this work pursuant to the order will not be material to the Company as a whole; however, in the event that the EPA were to issue an order requiring remediation of the site, there can be no assurance that the cost of remediation of the site would not ultimately have a material adverse effect on the Company. In addition, if there is litigation regarding the site, there can be no assurance that the cost of such litigation will not be material or that such litigation will result in a judgment in favor of the Company. With regard to other environmental matters as generally described in the risk factors set forth below, no assurance can be given that those matters will not have a material adverse effect on the Company’s consolidated financial position or results of operations. Reference is made to Item 1A. Risk Factors and Note 7 of the consolidated financial statements for a description of certain legal proceedings related to environmental conditions.

 

 

Item 1A. Risk Factors

 

The Company faces numerous risks and uncertainties, including those set forth below. The risks described below are not the only risks that the Company faces, nor are they listed in order of significance. New risk factors emerge from time to time and it is not possible to predict all such risk factors. Risk factors include a number of factors that could negatively impact Kaanapali Land's property activities. Any of the risks described below and potential new risks not yet identified may have a material adverse effect on the Company's success, consolidated financial position or results of operations.

 

Reference is made to Item 1. Business and Item 3. Legal Proceedings for an item specific detailed discussion of some of the risk factors facing Kaanapali Land, LLC.

 

Risks Related to Hawaiian Real Estate and Development Markets

 

The Kaanapali 2020 Development Plan (including, without limitation, Kaanapali Coffee Farms and Puukolii Mauka), as well as the Company's other development activities, are, apart from the risks associated with the entitlement process described above, subject to the risks generally incident to the ownership and development of real property. These include the possibility that cash generated from sales will not be sufficient to meet the Company's continuing obligations. This could result from inadequate pricing or pace of sales of properties or changes in costs of construction or development; increased government mandates; adverse changes in Hawaiian economic conditions, such as increased costs and availability of labor, increased costs of marketing and production, restricted availability of financing; adverse changes in local, national and/or international economic conditions (including adverse changes in exchange rates of foreign currencies for U.S. dollars); adverse effects of international political events, such as additional terrorist activity in the U.S. or abroad that lessen travel, tourism and investment in Hawaii; the spread of contagious diseases, including the COVID-19 coronavirus that could negatively impact commerce generally and travel to Hawaii; the need for unanticipated improvements or unanticipated expenditures in connection with environmental matters; increase in real estate tax rates and other expenses; delays in obtaining

 

permits or approvals for construction or development and adverse changes in laws, governmental rules and fiscal policies; acts of God, including earthquakes, volcanic eruptions, floods, droughts, fires, tsunamis, unusually heavy or prolonged rains, and hurricanes; and other factors which are beyond the control of the Company. Because of these risks and others, real estate ownership and development is subject to unexpected increases in costs.

 

The Company may, from time to time and to the extent economically advantageous, sell rezoned, undeveloped or partially developed parcels, such as portions of the Kaanapali 2020 Development Plan lands and/or the former Pioneer Mill site. It intends to develop the balance of its lands for residential, resort, affordable housing, limited commercial and recreational purposes. There can be no assurances that the Company will be successful in such efforts.

 

Any increase in interest rates or downturn in the international, national or Hawaiian economy could affect the value of Company's properties and its profitability and sales. The past downturn in the Asian economy, particularly the Japanese economy, had a profound effect on the Hawaiian real estate market. However, the Kaanapali resort area has historically enjoyed a significant mainland tourist market in the United States and Canada, which had resulted, beginning in the late 1990's, in a strong market for resort housing in the area. Markets turned down significantly beginning in late 2005, which negatively impacted the volume of transactions completed in West Maui. The severe national and global recession had an adverse impact on the Hawaiian economy and adversely impacted the Company's pricing for its residential properties. The restricted availability of land financing negatively impacted the timing of lot sales and could continue to negatively impact lot sales in the foreseeable future as they become available. A weakening of the Maui real estate market would negatively impact the Company. Market conditions have moved in a positive direction from 2014 and through the end of 2019. However, the COVID-19 coronavirus outbreak is still evolving and it is not possible to predict its impact on current and future market conditions, and therefore, there can be no assurance that such conditions will continue.

 

The Company's real estate activities may be adversely affected by possible changes in the tax laws, including changes which may have an adverse effect on resort and residential real estate development. High rates of inflation adversely affect real estate development generally because of their impact on interest rates. High interest rates not only increase the cost of borrowed funds to developers, but also have a significant effect on the affordability of permanent mortgage financing to prospective purchasers. High rates of inflation may permit the Company to increase the prices that it charges in connection with land sales, subject to economic conditions in the real estate industry generally and local market factors. There can be no assurance that Hawaiian real estate values will rise, or that, if such values do rise, the Company's properties will benefit.

 

Risks Relating to Natural Events

 

The Company's development lands are located in an area that is susceptible to hurricanes and seismic activity. In addition, during certain times of year, heavy rainfall is not uncommon. These events may adversely impact the Company's development activities and infrastructure assets, such as roadways, reservoirs, water courses and drainage ways. Significant events may cause the Company to incur substantial expenditures for investigation and restoration of damaged structures and facilities. Climate change, flooding, drought, fires, wind, prolonged heavy rains, and other natural perils can adversely impact agricultural production and water transmission and storage resources on lands owned or used by the Company. In addition, similar events elsewhere in Hawaii may cause regulatory responses that impact all landowners. For example, as described in Note 7 of the consolidated financial statements, the Company received notice from the Hawaii Department of Land and Natural Resources ("DLNR") that DLNR on a periodic basis would inspect all significant dams and reservoirs in Hawaii, including those maintained by the Company on Maui in connection with its

 

agricultural operations. A series of such inspections have taken place over the period from 2006 through the most recent inspections that occurred in December 2018. In such inspections, the DLNR has cited certain deficiencies concerning two of the Company’s reservoirs relating to dam and reservoir safety standards established by the State of Hawaii. These deficiencies include, among other things, vegetative overgrowth, erosion of slopes, uncertainty of inflow control, spillway capacity, and freeboard. Remediation of such alleged deficiencies could result in significant and costly improvements which may be material to the Company and or reduce the operational capacity of the reservoirs.

 

The DLNR categorizes the reservoirs as "high hazard" under State of Hawaii Administrative Rules and State Statutes concerning dam and reservoir safety. This classification, which bears upon government oversight and reporting requirements, may increase the cost of managing and maintaining these reservoirs in a material manner.

 

Risks Relating to Agriculture

 

The Company’s primary agriculture operations is in farming, harvesting and milling operations relating to coffee orchards. The Company incurs significant risks relating to the cost of growing and maintaining the trees and producing the crop, as well as the market risk attendant to the sale of the crop. Competition in the agriculture business segment affects the prices the Company may obtain for the land and other assets it may lease to third parties for the production of agricultural products. The Company also cultivates, harvests and sells bananas and citrus and engages in certain ranching operations.

 

The Company’s crops are subject to the risks related to unusually heavy or prolonged rains and/or hurricanes, strong sustained winds, droughts, fires, disease, and insect problems. Additionally, the coffee berry borer, a tiny beetle native to Central Africa and present in most of the coffee growing regions throughout the world but not the Hawaiian Islands was discovered approximately ten years ago on the island of Hawaii and later in the coffee growing regions of Oahu and has since been discovered in certain coffee growing regions on the island of Maui. There is currently no indication of the coffee berry borer on the Company’s coffee lands. The effect of the coffee berry borer is to reduce the yield and quality of the coffee bean. Farming methods have been developed to reduce the adverse effect the beetle is having on the coffee regions on the islands of Hawaii and Oahu. The Company has been aware of the possible spread of the insect to its crops and has maintained sound farming management practices. While the Company intends to continue to utilize the best practices available, there can be no assurance that the spread of the coffee berry borer to its crops will not have a material adverse effect on its coffee operations.

 

The Company is reliant on water sourced from its irrigation systems which divert water from streams and development tunnels into a system of ditches, tunnels, flumes, siphons and reservoirs. If the Company is limited in its ability to divert stream waters to its irrigation systems, by instream flow regulations of CWRM or if the Company’s development tunnels and the groundwater therefrom become subject to regulation by CWRM, thereby requiring the Company to obtain water use permits and justify its withdraws and uses, the result could have a negative impact on its ability to continue with its agricultural operations and development plans.

 

 

Risks Relating to Hawaiian, U.S. and World Economies Generally

 

The Company's businesses will be subject to risks generally confronting the Hawaiian, U.S. and world economies. All of the Company's tangible property is located in Hawaii. As a result, the Company's revenues will be exposed to the risks of investment in Hawaii and to the economic conditions prevalent in the Hawaiian real estate market. While the Hawaiian real estate market is subject to economic cycles that impact tourism and investment (particularly in the United States, Japan and other Pacific Rim countries), it is also influenced by the level of economic development in Hawaii generally and by external and internal political forces.

 

Subsequent to December 31, 2019, there was a global outbreak of a new strain of coronavirus, COVID-19, which continues to adversely impact global commercial activity and has contributed to significant volatility in financial markets. The outbreak has been declared to be a pandemic by the World Health Organization, and the Health and Human Services Secretary has declared a public health emergency in the United States in response to the outbreak. The impact of the coronavirus on the U.S. and world economies is uncertain and could result in a world-wide economic downturn. Nevertheless, the novel coronavirus presents material uncertainty and risk with respect to the Company’s performance and financial results, including any potential negative impact to the values of its investments in real estate in Hawaii and development sales of parcels of such real estate, changes in law and/or regulation, and uncertainty regarding government and regulatory policy. Given the rapid development and fluidity of this situation, the Company is unable to estimate the impact the novel coronavirus will have on its financial results at this time.

 

Various factors impact the desire of people to travel, particularly by air. Discretionary income and unemployment throughout the world also impact travel to Hawaii and the market for real estate. Thus, Hawaii is subject to higher risks than other portions of the United States due to its disproportionate reliance on air travel and tourism. The visitor industry is Hawaii's most important source of economic activity, accounting for a significant portion of Gross State Product. The outbreak of the COVID-19 coronavirus has materially impacted and limited the travel and tourism industry and the duration of the epidemic, which is uncertain, could trigger a prolonged adverse effect on such economic activity.

 

Because of the foregoing considerations, it is clear that the risks associated with the large reliance by Hawaii on a visitor base, both from foreign countries and the United States mainland, will disproportionately impact the Company in future years, as market and visitation cycles play out.

 

Environmental Risks and Environmental Regulations

 

The Company is subject to environmental and health safety laws and regulations related to the ownership, operation, development and acquisition of real estate, or the operation of former business units. Under various federal, state and local laws, ordinances and regulations, a current or previous owner, developer or operator of real estate may be liable for the costs of removal or remediation of certain hazardous toxic substances at, on, under or in its property. The costs of such removal or remediation of such substances could be substantial. Such laws often impose liability without regard to whether the owner or operator knew of, or was responsible for, the actual release or presence of such hazardous or toxic substances. The presence of such substances may adversely affect the owner's ability to sell or rent such real estate or to borrow using such real estate as collateral. Persons who arrange for the disposal or treatment of hazardous or toxic substances also may be liable for the costs of removal or remediation of such substances at the disposal or treatment facility, whether or not such facility is owned or operated by such person. Certain environmental laws impose liability for the release of asbestos containing material into the air, pursuant to which third parties may seek recovery from owners or operators of real properties for personal injuries associated with such materials, and prescribe specific methods for the removal and disposal of such materials. The

 

cost of legal counsel and consultants to investigate and defend against these claims is often high and can significantly impact the Company's operating results, even if no liability is ultimately shown. No assurance can be given that the Company will not incur liability in the future for known or unknown conditions and any significant claims may have a material adverse impact on the Company.

 

 

Item 1B. Unresolved Staff Comments

 

Not Applicable.

 

 

Item 2. Properties

 

Land Holdings

 

The major real properties owned by the Company are described under Item 1. Business.

 

 

Item 3. Legal Proceedings

 

The information set forth under the “Commitments and Contingencies” section in Note 7 of Notes to Consolidated Financial Statements, included in Part II, Item 8 of this report, is incorporated herein by reference.

 

 

Item 4. Mine Safety Disclosures

 

None.

 

 

Part II

 

Item 5.  Market Registrant’s Common Equity, Related Stockholder Matters and Issuer Purchases of Equity Securities

 

As of December 31, 2019 there were approximately 642 holders of record of the Company's 1,792,613 Common Shares and 52,000 Class C Shares. The Company has no outstanding options, warrants to purchase or securities convertible into, common equity of the Company. There is no established public trading market for the Company's membership interests. The Company has elected to be treated as a corporation for federal and state income tax purposes. As a consequence, under current law, holders of membership interests in the Company will not receive direct allocations of profits or losses relating to the financial results of the Company as they would for the typical limited liability company that elects to be treated as a partnership for tax purposes. In addition, any distributions that may be made by the Company will be treated as dividends. However, no dividends have been paid by the Company in 2019 and 2018 and the Company does not anticipate making any distributions for the foreseeable future.

 

Item 6. Selected Financial Data

 

Kaanapali Land, LLC

For the years ended December 31, 2019, 2018, 2017, 2016 and 2015

(Dollars in Thousands except Per Share Amounts)

 

 

 

	2019			2018			2017			2016			2015
Total revenues	$	4,184		$	6,418		$	15,959		$	8,393		$	6,842
Net income (loss)    from continuing    operations	$	(3,870)		$	(2,991)		$	10,323		$	(16,785)		$	(3,801)
Net income (loss)    from continuing       operations    attributable to    stockholders	$	(3,627)		$	(2,908)		$	10,710		$	(16,651)		$	(3,522)
Income (loss) from   continuing operations   per share –   basic and diluted	$	(1.97)		$	(1.58)		$	5.81		$	(9.03)		$	(1.91)
Total assets	$	106,158		$	108,906		$	112,908		$	109,187		$	119,377

 

The above selected financial data should be read in conjunction with the financial statements and the related notes appearing elsewhere in this report.

 

Item 7.  Management’s Discussion and Analysis of Financial Condition and Results of Operations

 

All references to "Notes" herein are to Notes to Consolidated Financial Statements contained in this report. Information is not presented on a reportable segment basis in this section because in the Company's judgment such discussion is not material to an understanding of the Company's business.

 

In addition to historical information, this Report contains forward-looking statements within the meaning of the Private Securities Litigation Reform Act of 1995. These statements are based on management's current expectations about its businesses and the markets in which the Company operates. Such forward-looking statements are not guarantees of future performance and involve known and unknown risks, uncertainties or other factors which may cause actual results, performance or achievements of the Company to be materially different from any future results, performance or achievements expressed or implied by such forward-looking statements. Actual operating results may be affected by various factors including, without limitation, changes in international, national and Hawaiian economic conditions, competitive market conditions, uncertainties and costs related to the imposition of conditions on receipt of governmental approvals and costs of material and labor, the effect of the outbreak of the COVID-19 virus, and actual versus projected timing of events all of which may cause such actual results to differ materially from what is expressed or forecast in this report.

 

Liquidity and Capital Resources

 

Certain subsidiaries of Kaanapali Land are jointly indebted to Kaanapali Land pursuant to a certain Secured Promissory Note in the principal amount of $70 million dated November 14, 2002, and due September 30, 2020, as extended. Such note had an outstanding balance of principal and accrued interest as of December 31, 2019 and 2018 of approximately $89 million and $88 million, respectively. The interest rate currently is 1.19% per annum and compounds semi-annually. The note, which is prepayable, is secured by substantially all of the remaining real property owned by such subsidiaries, pursuant to a certain Mortgage, Security Agreement and Financing Statement, dated as of November 14, 2002 and placed on record in December 2002. The note has been eliminated in the consolidated financial statements because the obligors are consolidated subsidiaries of Kaanapali Land.

 

In addition to such Secured Promissory Note, certain other subsidiaries of Kaanapali Land continue to be liable to Kaanapali Land under certain guarantees (the "Guarantees") that they had previously provided to support certain Senior Indebtedness (as defined in the Plan) and the Certificate of Land Appreciation Notes ("COLA Notes") formerly issued by Amfac/JMB Hawaii, Inc. (as predecessor to KLC Land). Although such Senior Indebtedness and COLA Notes were discharged under the Plan, the Guarantees of the Non-Debtor KLC Subsidiaries were not. Thus, to the extent that the holders of the Senior Indebtedness and COLA Notes did not receive payment on the outstanding balance thereof from distributions made under the Plan, the remaining amounts due thereunder remain obligations of the Non-Debtor KLC Subsidiaries under the Guarantees. Under the Plan, the obligations of the Non-Debtor KLC Subsidiaries under such Guarantees were assigned by the holders of the Senior Indebtedness and COLA Notes to Kaanapali Land on the Plan Effective Date. Kaanapali Land has notified each of the Non-Debtor KLC Subsidiaries that are liable under such Guarantees that their respective guarantee obligations are due and owing and that Kaanapali Land reserves all of its rights and remedies in such regard. Given the financial condition of such Non-Debtor Subsidiaries, however, it is unlikely that Kaanapali Land will realize payments on such Guarantees that are more than a small percentage of the total amounts outstanding thereunder or that in the aggregate will generate any material proceeds to the Company. Nevertheless, Kaanapali

 

Land has submitted a claim in the Chapter 7 bankruptcy proceeding of Oahu Sugar in order that it may recover substantially all of the assets remaining in the bankruptcy estate, if any, that become available for creditors of Oahu Sugar. Any amounts so received would not be material to the Company. These Guarantee obligations have been eliminated in the consolidated financial statements because the obligors are consolidated subsidiaries of Kaanapali Land, which is now the sole obligee thereunder.

 

Those persons and entities that were not affiliated with Northbrook and were holders of COLAs (Certificate of Land Appreciation Notes) on the date that the Plan was confirmed by the Bankruptcy Court, and their successors in interest, represent approximately 9.0% of the ownership of the Company.

 

At December 31, 2019, the Company had cash and cash equivalents of approximately $23 million which is available for, among other things, working capital requirements, including future operating expenses, and the Company's obligations for engineering, planning, regulatory and development costs, drainage and utilities, environmental remediation costs on existing and former properties, potential liabilities resulting from tax audits, and existing and possible future litigation. The Company does not anticipate making any distributions for the foreseeable future.

 

The primary business of Kaanapali Land is the investment in and development of the Company's assets on the Island of Maui. The various development plans will take many years at significant expense to fully implement. Reference is made to Item 1 - Business, Note 7 of the consolidated financial statements and the footnotes to the financial statements. Proceeds from land sales are the Company's only source of significant cash proceeds and the Company's ability to meet its liquidity needs is dependent on the timing and amount of such proceeds.

 

The Company's operations have in recent periods been primarily reliant upon the net proceeds of sales of developed and undeveloped land parcels.

 

In August 2017, Pioneer Mill Company, pursuant to a property sales agreement with an unrelated third party, sold approximately 230 acres known as the “Wainee Lands”, which are located in Lahaina south of the mill site (“Wainee Sales Agreement”). The sales price was $8 million, paid in cash at closing.

 

In September 2014, Kaanapali Land Management Corp. (“KLMC”), pursuant to a property and option purchase agreement with an unrelated third party, closed on the sale of an approximate 14.9 acre parcel in West Maui. The purchase price was $3,300 million, paid in cash at closing. The agreement commits KLMC to fund up to $1,008 million, depending on various factors, for off-site roadway, water, sewer and electrical improvements that will also provide service to other KLMC properties. The purchaser was also granted an option for the purchase of an adjacent site of approximately 18.5 acres for $4,078 million, of which $525 million was paid in cash upon the closing of the 14.9 acre site. The nonrefundable $525 million option payment can be applied to the purchase of the 18.5 acre site. The option which initially expired in September 2017 has been extended to December 31, 2020. The 14.9 acre site is intended to be used for a hospital, skilled nursing facility, assisted living facility, and medical offices, and the option site is intended to be used for other medical and health related facilities.

 

 

During the first quarter of 2006, the Company received final subdivision approval on an approximate 336 acre parcel in the region "mauka" (toward the mountains) from the main highway serving the area. This project, called Kaanapali Coffee Farms, consisted of 51 agricultural lots, offered to individual buyers. The land improvements were completed during 2008. As of December 31, 2019, the Company sold fifty lots at Kaanapali Coffee Farms including four lots in 2018 and five lots in 2017. In conjunction with the sale of one of the lots sold in 2018, in addition to cash proceeds, the Company received a promissory note in the amount of approximately $460 thousand.

 

The Company is in the planning stages for the development of a 295-acre parcel in the region mauka of the Kaanapali Coffee Farms (“KCF Mauka”). The parcel is to be comprised of 61 agricultural lots that will be offered to individual buyers. The Company expects to develop the parcel in phases and the first phase has been submitted to the County for subdivision approval. Upon final subdivision approval and receipt of final plat of the first phase from the County, which requires a bond in the amount of the cost to develop the first phase, the Company can pre-sell the undeveloped lots in the first phase. Although the Company expects to market the lots in the first phase beginning in the second half of 2020, various contingencies, including, but not limited to, governmental and market factors and the availability of a bond to secure the first phase of the development may impact the viability or timing of the project. Therefore, there can be no assurance the Company will be able to meet such timetable, that the subdivision will ultimately be approved or that the lots will sell for prices deemed advantageous by the Company.

 

The Commission on Water Resource Management (“CWRM”) consists of approximately seven members appointed by the governor and confirmed by the Hawaii State Senate. CWRM assists the state as trustee of water resources pursuant to the state water code. CWRM exercises jurisdiction over land-based surface sources and conducts water resource assessments and regulatory activities over, among other things, freshwater streams throughout Maui. The Company is reliant on water sourced from its irrigation systems which divert water from streams and development tunnels into a system of ditches, tunnels, flumes, siphons and reservoirs.

 

The Company does not consider the excess assets of the Pension Plan (approximately $16 million) to be a source of liquidity due to the substantial cost, including Federal income tax consequences, associated with liquidating the Pension Plan.

 

Although the Company does not currently believe that it has significant liquidity problems over the near term, should the Company be unable to satisfy its liquidity requirements from its existing resources and future property sales, it will likely pursue alternate financing arrangements. However it cannot be determined at this time what, if any, financing alternatives may be available and at what cost.

 

In March 2020, the World Health Organization declared the outbreak of COVID-19 to be a pandemic, and the U.S. and Hawaiian economy began to experience pronounced disruptions. While these disruptions are currently expected to be temporary, there is uncertainty around the extent and duration. Therefore, while this matter could negatively and materially impact our results and financial position, the related financial impact cannot be reasonably estimated at this time and no impact is recorded in these consolidated financial statements.

 

 

 

Results of Operations

 

Reference is made to the footnotes to the financial statements for additional discussion of items addressing comparability between years.

 

2019 Compared to 2018

 

The decrease in sales and the related decrease in cost of sales for the year ended December 31, 2019 as compared to the year ended December 31, 2018 is primarily due to no lot sales in 2019 as compared to four lots sold in 2018.

 

The increase in selling, general and administrative for the year ended December 31, 2019 as compared to the year ended December 31, 2018 is due to the settlement of a legal matter, an increase in legal fees related to state water regulatory issues, and an increase in consulting services related to office and development management.

 

2018 Compared to 2017

 

The decrease in sales and the related decrease in cost of sales for the year ended December 31, 2018 as compared to the year ended December 31, 2017 is primarily due to the sale of the Wainee Lands that occurred during the third quarter 2017 as well as the sale of four lots during 2018, as compared to five lots during 2017.

 

Critical Accounting Policies

 

The discussion and analysis of the Company's financial condition and results of operations are based upon the Company's consolidated financial statements, which have been prepared in accordance with accounting principles generally accepted in the United States. The preparation of these financial statements requires management to make estimates and judgments that affect the reported amounts of assets, liabilities, revenues and expenses, and related disclosures of contingent assets and liabilities. These estimates are based on historical experience and on various other assumptions that management believes are reasonable under the circumstances; additionally management evaluates these results on an on-going basis. Management's estimates form the basis for making judgments about the carrying values of assets and liabilities that are not readily apparent from other sources. Different estimates could be made under different assumptions or conditions, and in any event, actual results may differ from the estimates.

 

The Company reviews its property for impairment of value. This includes considering certain indications of impairment such as significant changes in asset usage, significant deterioration in the surrounding economy or environmental problems. If such indications are present and the undiscounted cash flows estimated to be generated by those assets are less than the assets' carrying value, the Company will adjust the carrying value down to its estimated fair value. Fair value is based on management's estimate of the property's fair value based on discounted projected cash flows.

 

 

There are various judgments and uncertainties affecting the application of these and other accounting policies, including the liabilities related to asserted and unasserted claims and the utilization of net operating losses. Materially different amounts may be reported under different circumstances or if different assumptions were used.

 

Pension assumptions are significant inputs to the actuarial models that measure pension benefit obligations and related effects on operations. Two assumptions - discount rate and expected return on assets - are important elements of plan expense and asset/liability measurement. The Company evaluates these critical assumptions at least annually. The Company periodically evaluates other assumptions involving demographic factors such as mortality, and updates the assumptions to reflect experience and expectations for the future. Actual results in any given year will often differ from actuarial assumptions because of economic and other factors.

 

Accumulated and projected benefit obligations are measured as the present value of future cash payments. The Company discounts those cash payments using the weighted average of market-observed yields for high quality fixed income securities with maturities that correspond to the payment of benefits. Lower discount rates increase present values and subsequent-year pension expense; higher discount rates decrease present values and subsequent-year pension expense.

 

The Company’s discount rates for projected benefit obligations of the pension plan at December 31, 2019, 2018 and 2017 were 2.93%, 3.96% and 3.30%, respectively, reflecting market interest rates.

 

To determine the expected long-term rate of return on pension plan assets, the Company considers current and expected asset allocations, as well as historical and expected returns on various categories of plan assets. Based on our analysis of future expectations of asset performance, past return results, and our current and expected asset allocations, we have assumed a 6% long-term expected return on those assets.

 

 

Item 7A. Quantitative and Qualitative Disclosures About Market Risk

 

The Company's future earnings, cash flows and fair values relevant to financial instruments are dependent upon prevalent market rates. Market risk is the risk of loss from adverse changes in market prices and interest rates. The Company manages its market risk by matching projected cash inflows from operating properties, financing activities, and investing activities with projected cash outflows to fund capital expenditures and other cash requirements. The Company does not enter into financial instruments for trading purposes.

 

 

Item 8. Financial Statements and Supplementary Data

 

 

Kaanapali Land, LLC

 

Index

 

 

Report of Independent Registered Public Accounting Firm, Grant Thornton LLP

 

Consolidated Balance Sheets, December 31, 2019 and 2018

 

Consolidated Statements of Operations for the years ended December 31, 2019, 2018 and 2017

 

Consolidated Statements of Comprehensive Income (Loss) for the years ended December 31, 2019,

    2018 and 2017

 

Consolidated Statements of Equity for the years ended December 31, 2019, 2018 and 2017

 

Consolidated Statements of Cash Flows for the years ended December 31, 2019, 2018 and 2017

 

Notes to Consolidated Financial Statements

 

 

Schedules not filed:

 

All schedules have been omitted as the required information is inapplicable or the information is presented in the financial statements or related notes.

 

 

 

 

 

 

 

 

 

 

 

REPORT OF INDEPENDENT REGISTERED PUBLIC ACCOUNTING FIRM

 

The Managing Member and Stockholders

Kaanapali Land, LLC

 

Opinion on the financial statements

We have audited the accompanying consolidated balance sheets of Kaanapali Land, LLC (a Delaware limited liability company) and subsidiaries (the “Company”) as of December 31, 2019 and 2018, the related consolidated statements of operations, comprehensive income (loss), equity, and cash flows for each of the three years in the period ended December 31, 2019, and the related notes (collectively referred to as the “financial statements”). In our opinion, the financial statements present fairly, in all material respects, the financial position of the Company as of December 31, 2019 and 2018, and the results of its operations and its cash flows for each of the three years in the period ended December 31, 2019, in conformity with accounting principles generally accepted in the United States of America.

 

Basis for opinion

These financial statements are the responsibility of the Company’s management. Our responsibility is to express an opinion on the Company’s financial statements based on our audits. We are a public accounting firm registered with the Public Company Accounting Oversight Board (United States) (“PCAOB”) and are required to be independent with respect to the Company in accordance with the U.S. federal securities laws and the applicable rules and regulations of the Securities and Exchange Commission and the PCAOB.

 

We conducted our audits in accordance with the standards of the PCAOB. Those standards require that we plan and perform the audit to obtain reasonable assurance about whether the financial statements are free of material misstatement, whether due to error or fraud. The Company is not required to have, nor were we engaged to perform, an audit of its internal control over financial reporting. As part of our audits we are required to obtain an understanding of internal control over financial reporting but not for the purpose of expressing an opinion on the effectiveness of the Company’s internal control over financial reporting. Accordingly, we express no such opinion.

 

 

Our audits included performing procedures to assess the risks of material misstatement of the financial statements, whether due to error or fraud, and performing procedures that respond to those risks. Such procedures included examining, on a test basis, evidence supporting the amounts and disclosures in the financial statements. Our audits also included evaluating the accounting principles used and significant estimates made by management, as well as evaluating the overall presentation of the financial statements. We believe that our audits provide a reasonable basis for our opinion.

 

/s/ GRANT THORNTON LLP

 

We have served as the Company’s auditor since 2015.

 

 

Chicago, Illinois

March 26, 2020

 

 

 

 

Kaanapali Land, LLC

 

Consolidated Balance Sheets

 

December 31, 2019 and 2018

(Dollars in Thousands, except share data)

 

 

	2019			2018
Assets
Cash and cash equivalents	$	23,183		$	28,745
Restricted cash		1,165			663
Property, net		62,198			61,758
Pension plan assets		15,509			13,971
Other assets		4,103			3,769
Total assets	$	106,158		$	108,906
Liabilities
Accounts payable and accrued expenses	$	812		$	565
Deposits and deferred gains		2,435			2,406
Deferred income taxes		9,643			10,162
Other liabilities		11,802			12,219
Total liabilities		24,692			25,352
Commitments and contingencies (Note 7)
Equity
Common stock, at 12/31/19 and 12/31/18   Shares authorized – unlimited, Class C shares       52,000; shares issued and outstanding 1,792,613       in 2019 and 2018, Class C shares issued and       outstanding 52,000 in 2019 and 2018		--			--
Additional paid-in capital		5,471			5,471
Accumulated other comprehensive income (loss),    net of tax		(239)			(1,603)
Accumulated earnings		75,173			78,792
Stockholders’ equity		80,405			82,660
Non-controlling interests		1,061			894
Total equity		81,466			83,554
Total liabilities and stockholders’ equity	$	106,158		$	108,906

 

 

The accompanying notes are an integral part of the consolidated financial statements.

 

Kaanapali Land, LLC

 

Consolidated Statements of Operations

 

Years ended December 31, 2019, 2018 and 2017

(Dollars in Thousands except Per Share Amounts)

 

 

	2019			2018			2017
Revenues:
Sales	$	3,815		$	6,207		$	15,388
Interest and other income		369			211			571
		4,184			6,418			15,959
Cost and expenses:
Cost of sales		4,471			6,652			11,797
Selling, general and administrative		4,564			3,282			3,079
Depreciation and amortization		201			237			200
		9,236			10,171			15,076
Operating income (loss) before income taxes		(5,052)			(3,753)			883
Income tax benefit		1,182			762			9,440
Net income (loss)		(3,870)			(2,991)			10,323
Less:  Net loss attributable to non-controlling     interests		(243)			(83)			(387)
Net income (loss) attributable to stockholders	$	(3,627)		$	(2,908)		$	10,710
Net income (loss) per share – basic and diluted	$	(1.97)		$	(1.58)		$	5.81

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

The accompanying notes are an integral part of the consolidated financial statements.

 

Kaanapali Land, LLC

 

Consolidated Statements of Comprehensive Income (Loss)

 

Years ended December 31, 2019, 2018 and 2017

(Dollars in Thousands except Per Share Amounts)

 

 

	2019			2018			2017
Net income (loss)	$	(3,870)		$	(2,991)		$	10,323
Other comprehensive income (loss):
Net unrealized gains (losses) on pension     plan assets		1,844			(319)			146
Income tax benefit (expense) related to   items of other comprehensive income		(480)			83			(297)
Other comprehensive income (loss), net of tax		1,364			(236)			(151)
Comprehensive income (loss)		(2,506)			(3,227)			10,172
Comprehensive loss attributable to   non-controlling interests		(243)			(83)			(387)
Comprehensive income (loss) attributable to   stockholders	$	(2,263)		$	(3,144)		$	10,559

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

 

The accompanying notes are an integral part of the consolidated financial statements.

 

Kaanapali Land, LLC

 

Consolidated Statements of Equity

 

Years ended December 31, 2019, 2018 and 2017

(Dollars in Thousands)

 

 

		Common Stock			Additional Paid-In Capital			Accumu- lated (Deficit) Earnings			Accumu- lated Other Compre- hensive Income/ (Loss)			Total Stock- holders’ Equity			Non Controlling Interests			Total Equity
Balance at   December 31, 2016		$	--		$	5,471		$	71,094		$	(1,216)		$	75,349		$	687		$	76,036
Effect of consolidat-   ing Kaanapali   Coffee Farms   Lot Owners’   Association			--			--			(50)			--			(50)			330			280
Other comprehensive   loss, net of tax			--			--			--			(151)			(151)			--			(151)
Net income (loss)			--			--			10,710			--			10,710			(387)			10,323
Balance at   December 31, 2017			--			5,471			81,754			(1,367)			85,858			630			86,488
Effect of consolidat-   ing Kaanapali   Coffee Farms   Lot Owners’   Association			--			--			(54)			--			(54)			347			293
Other comprehensive   loss, net of tax			--			--			--			(236)			(236)			--			(236)
Net income (loss)			--			--			(2,908)			--			(2,908)			(83)			(2,991)
Balance at   December 31, 2018			--			5,471			78,792			(1,603)			82,660			894			83,554
Effect of consolidat-   ing Kaanapali   Coffee Farms   Lot Owners’   Association			--			--			8			--			8			410			418
Other comprehensive   loss, net of tax			--			--			--			1,364			1,364			--			1,364
Net income (loss)			--			--			(3,627)			--			(3,627)			(243)			(3,870)
Balance at   December 31, 2019		$	--		$	5,471		$	75,173		$	(239)		$	80,405		$	1,061		$	81,466

 

 

The accompanying notes are an integral part of the consolidated financial statements.

 

Kaanapali Land, LLC

 

Consolidated Statements of Cash Flows

 

Years ended December 31, 2019, 2018 and 2017

(Dollars in Thousands)

 

 

	2019			2018			2017
Cash flows from operating activities:
Net income (loss)	$	(3,870)		$	(2,991)		$	10,323
Adjustments to reconcile net loss to net cash    provided by (used in) operating activities:
Proceeds from property sales		--			3,263			11,997
Gain on property sales		--			(501)			(4,748)
Pension plan assets		306			63			(83)
Depreciation and amortization		201			237			200
Deferred income taxes		(1,182)			(762)			(9,440)
Changes in operating assets and liabilities:
Other assets		(151)			(654)			1,774
Accounts payable, accrued expenses, deposits,       deferred gains and other		(141)			(223)			(182)
Net cash provided by (used in) operating activities		(4,837)			(1,568)			9,841
Cash flows from investing activities:
Property additions		(641)			(474)			(562)
Net cash used in investing activities		(641)			(474)			(562)
Cash flows from financing activities:
Contributions		418			390			362
Distributions		--			(97)			(82)
Net cash provided by financing activities		418			293			280
Net increase (decrease) in cash and cash equivalents		(5,060)			(1,749)			9,559
Cash, cash equivalents and restricted cash             at beginning of year		29,408			31,157			21,598
Cash, cash equivalents and restricted cash             at end of year	$	24,348		$	29,408		$	31,157

 

 

Supplemental Non-Cash Investing Activities:

 

Amounts included in Proceeds from property sales include promissory notes of $0, $440 and $0 at December 31, 2019, 2018 and 2017, respectively.

 

 

 

 

 

 

The accompanying notes are an integral part of the consolidated financial statements.

 

Kaanapali Land, LLC

 

Notes to Consolidated Financial Statements

 

(Dollars in Thousands)

 

 

(1) Summary of Significant Accounting Policies

 

Organization and Basis of Accounting

 

Kaanapali Land, LLC ("Kaanapali Land"), a Delaware limited liability company is the reorganized entity resulting from the Joint Plan of Reorganization of Amfac Hawaii, LLC (now known as KLC Land Company, LLC ("KLC Land")), certain of its subsidiaries (together with KLC Land, the "KLC Debtors") and FHT Corporation ("FHTC" and, together with the KLC Debtors, the "Debtors") under Chapter 11 of the Bankruptcy Code, dated June 11, 2002 (as amended, the "Plan"). The Plan was filed jointly by all Debtors to consolidate each case for joint administration in the Bankruptcy Court in order to (a) permit the petitioners to present a joint reorganization plan that recognized, among other things, the common indebtedness of the debtors (i.e. the Certificate of Land Appreciation Notes ("COLAs") and Senior Indebtedness) and (b) facilitate the overall administration of the bankruptcy proceedings. As indicated in the Plan, Kaanapali Land has elected to be taxable as a corporation.

 

The Plan was confirmed by the Bankruptcy Court by orders dated July 29, 2002 and October 30, 2002 (collectively, the "Order") and became effective November 13, 2002 (the "Plan Effective Date"). During August 2005, pursuant to a motion for entry of final decree, the bankruptcy cases were closed.

 

There are 1,792,613 Common Shares and 52,000 Class C Shares issued, all of which are outstanding at December 31, 2019.

 

The accompanying consolidated financial statements include the accounts of Kaanapali Land and all of its subsidiaries and its predecessor (collectively, the "Company"), which include KLC Land and its wholly-owned subsidiaries. The Kaanapali Coffee Farms Lot Owners’ Association is consolidated into the accompanying consolidated financial statements. The interests of third party owners are reflected as non-controlling interests. All significant intercompany transactions and balances have been eliminated in consolidation.

 

The Company's continuing operations are in two business segments - Agriculture and Property. The Agriculture segment remains engaged in farming, harvesting and milling operations relating to coffee orchards on behalf of the applicable land owners. The Company also cultivates, harvests and sells bananas and citrus fruits and engages in certain ranching operations. The Property segment primarily develops land for sale and negotiates bulk sales of undeveloped land. The Property and Agriculture segments operate exclusively in the State of Hawaii. For further information on the Company's business segments see Note 8.

 

Cash and Cash Equivalents

 

The Company considers as cash equivalents all investments with maturities of three months or less when purchased. Included in this balance is a money market fund for $16,000 that is considered to be a Level 1 investment with a maturity of 30 days. The Company’s cash balances are maintained primarily in two financial institutions. Restricted cash represents cash held by the Kaanapali Coffee Farms Lot Owners’ Association. Such balances generally exceed the Federal Deposit Insurance Corporation insurance limits. Management does not believe the Company is exposed to significant risk of loss on cash and cash equivalents.

 

Subsequent Events

 

The Company has performed an evaluation of subsequent events from the date of the financial statements included in this annual report through the date of its filing with the Securities and Exchange Commission.

 

Revenue Recognition

 

Revenue from real property sales is recognized at the time of closing when control of the property transfers to the customer. After closing of the sale transaction, the Company has no remaining performance obligation.

 

Other revenues are recognized when control of goods or services transfers to the customers, in the amount that the Company expects to receive for the transfer of goods or provision of services.

 

Revenue recognition standards require entities to recognize revenue to depict the transfer of promised goods or services to customers in an amount that reflects the consideration to which the entity expects to be entitled to receive in exchange. The revenue recognition standards have implications for all revenues, excluding those that are under the specific scope of other accounting standards.

 

The Company’s revenues that were subject to revenue recognition standards for the years ended December 31, 2019 and 2018 were as follows (in thousands):

 

		Years ended December 31,
		2019			2018
	Sales of real estate	$	0		$	3,267
	Coffee and other crop sales		2,909			2,118
	Total	$	2,909		$	5,385

 

The revenue recognition standards require the use of a five-step model to recognize revenue from customer contracts. The five-step model requires that the Company (i) identify the contract with the customer, (ii) identify the performance obligations in the contract, (iii) determine the transaction price, including variable consideration to the extent that it is probable that a significant future reversal will not occur, (iv) allocate the transaction price to the respective performance obligations in the contract, and (v) recognize revenue when (or as) the Company satisfies the performance obligation. The application of the five-step model to the impacted revenue streams compared to the prior guidance did not result in significant changes in the way the Company records its sales of real estate and coffee and other crop sales.

 

The Company evaluated its revenue recognition policy for all revenue streams and using the five-step model, confirmed that there were no differences in the pattern of revenue recognition.

 

Lease Accounting

 

In February 2016, the Financial Accounting Standards Board (“FASB”) updated Accounting Standards Codification (“ASC”) Topic 842 Leases (ASU 2016-02). Accounting Standards Update (“ASU”) 2016-02 requires lessees to record operating and financing leases as assets and liabilities on the balance sheet and lessors to expense costs that are not direct leasing costs. Subsequently, the FASB issued additional ASUs that further clarified the original ASU. The ASUs became effective for the Company on January 1, 2019. Upon adoption of the lease ASUs, the Company elected the practical expedients allowable under the ASUs, which included the optional transition method permitting January 1, 2019 to be its initial application date. The adoption of this guidance did not result in an adjustment to retained earnings. Additionally, the Company elected the package of practical expedients, which permits the Company not to reassess expired or existing contracts continuing a lease, the lease classification for expired or existing contracts, and initial direct costs for any existing leases. Further, the Company elected the practical expedient regarding short-term leases, which allows lessees to elect not to apply the balance sheet recognition requirements in ASC 842 to short-term leases. Finally, under ASC 842, lessors are required to continually assess collectability of lessee payments, and, if operating lease payments are not probable of collection, to only recognize into income the lesser of (i) straight-line rental income or (ii) lease payments received to date. The adoption of this guidance did not have a material impact on the Company’s consolidated financial statements.

 

The Company’s lease arrangements, both as lessor and as lessee, are short-term leases. The Company leases land to tenants under operating leases, and the Company leases property, primarily office and storage space, from lessors under operating leases. During the years ended December 31, 2019 and 2018, the Company recognized approximately $738 and $661, respectively, of lease income, substantially comprised of non-variable lease payments. During the years ended December 31, 2019 and 2018, the Company recognized $79 and $39, respectively, of lease expense, substantially comprised of non-variable lease payments.

 

Recently Issued Accounting Pronouncements

 

In June 2016, the FASB updated ASC Topic 326 Financial Instruments – Credit Losses with ASU 2016-13 Measurement of Credit Losses on Financial Instruments (ASU 2016-13). ASU 2016-13 enhances the methodology of measuring expected credit losses to include the use of forward-looking information to better inform credit loss estimates. ASU 2016-13 is effective for annual periods beginning after December 15, 2019 for public companies except for smaller reporting companies, whose effective date will be periods beginning after December 15, 2022. While the Company is currently evaluating the effect that implementation of this update will have on its consolidated financial statements, significant impact is not anticipated.

 

In February 2018, the FASB issued ASU 2018-02, Reporting Comprehensive Income (Topic 220): Reclassification of Certain Tax Effects from Accumulated Other Comprehensive Income (AOCI). These amendments provide financial statement preparers with an option to reclassify stranded tax effects within AOCI to retained earnings in each period in which the effect of the change in the U.S. federal corporate income tax rate in the Tax Cuts and Job Act (or portion thereof) is recorded. This standard is effective for fiscal years beginning after December 15, 2018 and interim periods within those financial years. The Company adopted this guidance on January 1, 2019, which did not have a material impact on the Company’s consolidated financial statements.

 

In August 2018, FASB issued ASU 2018-13, Disclosure Framework – Changes to the Disclosure Requirements for Fair Value Measurement, which amends ASC 820, Fair Value Measurement. ASU 2018-13 modified the disclosure requirements for fair value measurements by removing, modifying or adding certain disclosures. This standard is effective for public companies for fiscal years beginning after December 15, 2019, including interim periods within that fiscal year. The Company adopted the new disclosure requirements on January 1, 2020.

 

In December 2019, the FASB issued ASU 2019-12, Income Taxes (Topic 740) to simplify the accounting for income taxes. This guidance removes certain exceptions related to the approach for intraperiod tax allocation, the methodology for calculating income taxes in an interim period, and the recognition of deferred tax liabilities for outside basis differences. The guidance also clarifies and simplifies other arears of ASC 740. This standard is effective for public companies for fiscal years beginning after December 15, 2020, including interim periods within that fiscal year. Early adoption is permitted. The Company is currently evaluating the impact this ASU will have on our financial statements and related disclosures as well as the timing of adoption.

 

Land Development

 

During the first quarter of 2006, the Company received final subdivision approval on an approximate 336 acre parcel in the region "mauka" (toward the mountains) from the main highway serving the area. This project, called Kaanapali Coffee Farms, consisted of 51 agricultural lots, offered to individual buyers. The land improvements were completed during 2008. As of December 31, 2019, the Company sold fifty lots at Kaanapali Coffee Farms including four lots in 2018 and five lots in 2017. In conjunction with the sale of one of the lots sold in 2018, in addition to cash proceeds, the Company received a promissory note in the amount of approximately $460, included in Other assets in the Company’s consolidated balance sheet.

 

Project costs associated with the development and construction of real estate projects are capitalized and classified as Property, net. Such capitalized costs are not in excess of the projects' estimated fair value as reviewed periodically or as considered necessary. In addition, interest, insurance and property tax are capitalized to qualifying assets during the period that such assets are undergoing activities necessary to prepare them for their intended use.

 

For development projects, capitalized costs are allocated using the direct method for expenditures that are specifically associated with the lot being sold and the relative-sales-value method for expenditures that benefit the entire project.

 

Recognition of Profit From Real Property Sales

 

In accordance with the core principle of ASC 606, revenue from real property sales is recognized at the time of closing when control of the property transfers to the customer. After closing of the sale transaction, the Company has no remaining performance obligation. When the sale does not meet the requirements for full profit recognition, all or a portion of the profit is deferred until such requirements are met.

 

Other revenues in the scope of ASC 606 are recognized when control of goods or services transfers to the customers, in the amount that the Company expects to receive for the transfer of goods or provision of services.

 

 

Property

 

Property is stated at cost. Depreciation is based on the straight-line method over the estimated economic lives of 15-40 years for the Company's depreciable land improvements, 3-18 years for machinery and equipment. Maintenance and repairs are charged to operations as incurred. Significant betterments and improvements are capitalized and depreciated over their estimated useful lives.

 

Provisions for impairment losses related to long-lived assets, if any, are recognized when expected future cash flows are less than the carrying values of the assets. If indicators of impairment are present, the Company evaluates the carrying value of the related long-lived assets in relationship to the future undiscounted cash flows of the underlying operations or anticipated sales proceeds. The Company adjusts the net book value of property to fair value if the sum of the expected undiscounted future cash flow or sales proceeds is less than book value. Assets held for sale are recorded at the lower of the carrying value of the asset or fair value less costs to sell.

 

	2019			2018
Property, net:
Land	$	61,200		$	60,854
Buildings		1,242			1,216
Machinery and equipment		5,238			5,001
		67,680			67,071
Accumulated depreciation		(5,482)			(5,313)
Property, net	$	62,198		$	61,758

 

Inventory of land held for sale of approximately $736 and $736, representing Kaanapali Coffee Farms, was included in Property, net in the consolidated balance sheets at December 31, 2019 and 2018, respectively, and is carried at the lower of cost or fair market value, less costs to sell, which is based on current and foreseeable market conditions, discussions with real estate brokers and review of historical land sale activity (Level 2 and 3). The land held for sale is recognized in the Property segment as disclosed in footnote 8 Business Segment Information. Land is currently utilized for commercial specialty coffee farming operations which also support the Company’s land development program, as well as, farming bananas, citrus and other farm products, and ranching operations. Additionally, miscellaneous parcels of land have been leased or licensed to third parties on a short term basis.

 

The Company's significant property holdings are on the island of Maui consisting of approximately 3,900 acres, of which approximately 1,500 acres is classified as conservation land which precludes development. The Company has determined, based on its current projections for the development and/or disposition of its property holdings, that the property holdings are not currently recorded in an amount in excess of proceeds that the Company expects that it will ultimately obtain from the operation and disposition thereof.

 

In August 2017, Pioneer Mill Company, pursuant to a property sales agreement with an unrelated third party, sold approximately 230 acres known as the “Wainee Lands”, which are located in Lahaina south of the mill site (“Wainee Sales Agreement”). The sales price was $8,000, paid in cash at closing.

 

In September 2014, Kaanapali Land Management Corp. (“KLMC”), pursuant to a property and option purchase agreement with an unrelated third party, closed on the sale of an approximate 14.9 acre parcel in West Maui. The purchase price was $3,300, paid in cash at closing. The agreement commits KLMC to fund up to $1,008, depending on various factors, for off-site roadway, water, sewer and electrical improvements that will also provide service to other KLMC properties. The purchaser was also granted an option for the purchase of an adjacent site of approximately 18.5 acres for $4,078, of which $525 was paid in cash upon the closing of the 14.9 acre site. The nonrefundable $525 option payment can be applied to the purchase of the 18.5 acre site. The option which initially expired in September 2017 has been extended to December 31, 2020. The 14.9 acre site is intended to be used for a hospital, skilled nursing facility, assisted living facility, and medical offices, and the option site is intended to be used for other medical and health related facilities.

 

In December 2018, KLM entered into a purchase, lease and remediation agreement with an unrelated third party for the sale of approximately 15 acres in Kaanapali. The agreement called for a purchase price of $1,000 and had a scheduled closing date in July 2019. On July 17, 2019, the buyer gave notice it would not be proceeding with the purchase and pulled its deposit.

 

Other Liabilities

 

Other liabilities are comprised of estimated liabilities for losses, commitments and contingencies related to various divested assets or operations. These estimated liabilities include the estimated effects of certain asbestos related claims, obligations related to former officers and employees such as pension, post-retirement benefits and workmen's compensation, investigation and potential remedial efforts in connection with environmental matters in the state of Hawaii. Management's estimates are based, as applicable, on taking into consideration claim amounts filed by third parties, life expectancy of beneficiaries, advice of consultants, negotiations with claimants, historical settlement experience, the number of new cases expected to be filed and the likelihood of liability in specific situations. Management periodically reviews the adequacy of each of its reserve amounts and adjusts such as it determines appropriate to reflect current information. Reference is made to Note 7, Commitments and Contingencies.

 

Use of Estimates

 

The preparation of financial statements in conformity with accounting principles generally accepted in the United States requires management to make estimates and assumptions that affect the amounts reported in the financial statements and accompanying notes. Actual results could differ from those estimates.

 

Short-Term Investments

 

It is the Company's policy to classify all of its investments in U.S. Government obligations with original maturities greater than three months as held-to maturity, as the Company has the ability and intent to hold these investments until their maturity, and are recorded at amortized cost, which approximates fair value.

 

Income Taxes

 

Income taxes are accounted for under the asset and liability approach which requires recognition of deferred tax assets and liabilities for the differences between the financial reporting and tax basis of assets and liabilities. A valuation allowance reduces deferred tax assets when it is more likely than not some portion or all of the deferred tax assets will not be realized. As of December 31, 2019 and 2018, there were no uncertain tax positions that had a material impact on the Company's consolidated financial statements.

 

(2) Mortgage Note Payable

 

Certain subsidiaries of Kaanapali Land are jointly indebted to Kaanapali Land pursuant to a certain Secured Promissory Note in the principal amount of $70,000 dated November 14, 2002, and due September 30, 2020, as extended. Such note had an outstanding balance of principal and accrued interest as of December 31, 2019 and 2018 of approximately $89,476 and $88,400, respectively. The interest rate currently is 1.19% per annum and compounds semi-annually. The note, which is prepayable, is secured by substantially all of the remaining real property owned by such subsidiaries, pursuant to a certain Mortgage, Security Agreement and Financing Statement, dated as of November 14, 2002 and placed on record in December 2002. The note has been eliminated in the consolidated financial statements because the obligors are consolidated subsidiaries of Kaanapali Land.

 

 

(3) Rental Arrangements

 

During 2019 and 2018, the Company leased various office spaces with average annual rental of approximately $17 and $11 per year, respectively. Although the Company was a party to certain other leasing arrangements, none of them were material.

 

 

(4) Employee Benefit Plans

 

As of December 31, 2019, the Company participates in a defined benefit pension plan that covers substantially all its eligible employees. The Pension Plan is sponsored and maintained by Kaanapali Land in conjunction with other plans providing benefits to employees of Kaanapali Land and its affiliates. The Pension Plan for Bargaining Unit Employees of Amfac Plantations (the "Pension Plan") provides benefits based primarily on length of service and career-average compensation levels. Kaanapali Land's policy is to fund pension costs in accordance with the minimum funding requirements under provisions of the Employee Retirement Income Security Act ("ERISA"). Under such guidelines, amounts funded may be more or less than the pension expense or credit recognized for financial reporting purposes.

 

The Company does not consider the excess assets of the Pension Plan (approximately $16 million after the above noted transaction) to be a source of liquidity due to the substantial cost, including Federal income tax consequences, associated with liquidating the Pension Plan.

 

FASB ASC Topic 820, Fair Value Measurements and Disclosures, establishes a framework for measuring fair value. That framework provides a fair value hierarchy that prioritizes the inputs to valuation techniques used to measure fair value. The hierarchy gives the highest priority to unadjusted quoted prices in active markets for identical assets or liabilities (level 1 measurements) and the lowest priority to unobservable inputs (level 3 measurements). The three levels of the fair value hierarchy are described as follows:

 

Level 1 -		Inputs to the valuation methodology are unadjusted quoted prices for identical assets or liabilities in active markets.
Level 2 -		Inputs to the valuation methodology include: quoted prices for similar assets or liabilities in active markets; quoted prices for identical or similar instruments in inactive markets; or other inputs that are observable for the asset or liability.
Level 3 -		Inputs to the valuation methodology are unobservable and significant to the fair value measurement.

 

The asset or liability's fair value measurement level within the fair value hierarchy is based on the lowest level of any input that is significant to the fair value measurement. Valuation techniques used need to maximize the use of observable inputs and minimize unobservable inputs.

 

Following is a description of the valuation methodologies used for Pension Plan assets measured at fair value.

 

--		Common and Preferred Stock:  Valued at the closing price reported in the active market in which the individual security is traded.
--		Mutual Funds Holding Corporate Notes, Bonds and Debentures and Collective Investment Funds:  Valued at the closing price reported in the active market in which the mutual fund is traded, or the market value of the underlying assets.
--		Investment Contract with Insurance Company:  Valued at fair value by recording a Market Value Adjustment to estimate the current market value of fixed income securities held by the insurance company.
--		Private Equity Investments and Investment in Partnerships:  Valued at net asset value ("NAV") of shares/ownership units held by the Pension Plan at year-end. NAV represents the Pension Plan's interests in the net assets of these investments which consisted primarily of equity and debt securities, some of which are exchange-traded or valued using independent pricing feeds (i.e. Bloomberg or Reuters) or independent broker quotes.  In accordance with Subtopic 820-10, certain investments that are measured at fair value using the net asset value per share (or its equivalent) practical expedient have not been classified in the fair value hierarchy.  The fair value amounts presented in the table below are intended to permit reconciliation of the fair value hierarchy to the amounts presented in the statement of financial position.

 

The following table sets forth by level, within the fair value hierarchy, the Pension Plan's assets at fair value as of December 31, 2019:

 

		Level 1			Level 2			Level 3			Total
Mutual funds		$	2,300		$	0		$	0		$	2,300
Collective investment funds			0			11,500			0			11,500
Cash and cash equivalents			800			0			0			800
			3,100			11,500			0			14,600
Investments in private equity funds												1,400
Investments in partnerships												100
Total Pension Plan assets           at fair value		$	3,100		$	11,500		$	0		$	16,100

 

 

The following table sets forth by level, within the fair value hierarchy, the Pension Plan's assets at fair value as of December 31, 2018:

 

		Level 1			Level 2			Level 3			Total
Mutual funds		$	1,500		$	0		$	0		$	1,500
Collective investment funds			0			7,200			0			7,200
Investments in insurance companies			0			0			1,100			1,100
Cash and cash equivalents			600			0			0			600
			2,100			7,200			1,100			10,400
Investments in private equity funds												2,700
Investments in partnerships												1,700
Total Pension Plan assets           at fair value		$	2,100		$	7,200		$	1,100		$	14,800

 

 

Changes in Level 3 Investments and Investments Measured at Net Asset Value

 

The following table sets forth a summary of changes in fair value of the plan's level 3 assets and assets measured at net asset value “NAV” for the year ended December 31, 2019:

 

		Level 3			Measured at NAV
		Investment in Insurance Companies			Investment in Partnerships			Investment in Private Equity Funds			Total
Balance, beginning of year		$	1,100		$	1,700		$	2,700		$	5,500
Net earned interest and     realized/unrealized     gains (losses)			100			(100)			0			0
Transfers in to Level 3			0			0			0			0
Transfers from Level 3			(1,200)			0			0			(1,200)
Purchases, sales, issuances and   settlements (net)			0			(1,500)			(1,300)			(2,800)
Balance, end of year		$	0		$	100		$	1,400		$	1,500

 

 

The following table sets forth a summary of changes in fair value of the plan's level 3 assets and assets measured at net asset value “NAV” for the year ended December 31, 2018:

 

		Level 3			Measured at NAV
		Investment in Insurance Companies			Investment in Partnerships			Investment in Private Equity Funds			Total
Balance, beginning of year		$	1,100		$	1,900		$	3,600		$	6,600
Net earned interest and     realized/unrealized     gains (losses)			100			(200)			(200)			(300)
Transfers in to Level 3			--			--			--			--
Transfers from Level 3			(100)			--			--			(100)
Purchases, sales, issuances and   settlements (net)			--			--			(700)			(700)
Balance, end of year		$	1,100		$	1,700		$	2,700		$	5,500

 

The following tables summarize the components of the change in pension benefit obligations, plan assets and funded status of the Company's defined benefit pension plan at December 31, 2019, 2018 and 2017.

 

		2019			2018			2017
Benefit obligation at beginning of year		$	816		$	842		$	1,354
Service cost			548			610			613
Interest cost			24			24			34
Actuarial (gain) loss			(467)			(580)			(816)
Benefits paid			(31)			(80)			(513)
Settlement			(276)			--			--
Special termination benefits			0			--			170
Accumulated and projected benefit obligation   at end of year			614			816			842
Fair value of plan assets at beginning of year			14,787			15,195			15,478
Actual return on plan assets			2,110			(328)			230
Benefits paid			(31)			(80)			(513)
Settlement			(743)			--			--
Fair value of plan assets at end of year			16,123			14,787			15,195
Funded status			15,509			13,971			14,353
Unrecognized net actuarial (gain) loss			321			2,161			1,838
Unrecognized prior service cost			1			5			9
Prepaid pension cost		$	15,831		$	16,137		$	16,200

 

 

At December 31, 2019, approximately 5% of the plan's assets is invested in cash, 9% in equity composite and 86% in multi-strategy composite. The allocations are within the Company's target allocations in association with the Company's investment strategy.

 

The pension plan has investment policies. These generally are written guidelines or general instructions for making investment management decisions. The investment policy of the plan is to invest the plan’s assets in accordance with sound investment practices that emphasize long-term investment fundamentals, taking into account the time horizon available for investment, the nature of the plan’s cash flow requirements, the plan’s role within the Company’s long-term financial plan and other factors that affect the plan’s risk tolerance.

 

The components of the net periodic pension credit for the years ended December 31, 2019, 2018 and 2017 (which are reflected as selling, general and administrative in the consolidated statements of operations) are as follows:

 

		2019			2018			2017
Service costs		$	548		$	610		$	613
Interest cost			24			24			34
Expected return on plan assets			(866)			(860)			(964)
Recognized net actuarial loss			196			285			60
Amortization of prior service cost			4			4			4
Loss on settlement			400			--			--
Loss on special termination benefits			--			--			170
Net periodic pension cost (credit)		$	306		$	63		$	(83)

 

The principal weighted average assumptions used to determine the net periodic pension benefit (credit) and the actuarial value of the accumulated benefit obligation were as follows:

 

		2019			2018		2017
As of January 1,
Discount rate			3.96%		3.30%		3.52%
Rates of compensation increase			3%		3%		3%
Expected long-term rate of return on assets			6%		6%		6%
As of December 31,
Discount rate – net periodic pension credit			3.96%		3.30%		3.52%
Discount rate – accumulated benefit obligation			2.93%		3.96%		3.30%
Rates of compensation increase			3%		3%		3%
Expected long-term rate of return on assets			6%		6%		6%

 

 

The above long-term rates of return were selected based on historical asset returns and expectations of future returns.

 

The Company amortizes experience gains and losses as well as effects of changes in actuarial assumptions and plan provisions over a period no longer than the average expected mortality of participants in the pension plan.

 

The measurement date is December 31, the last day of the corporate fiscal year.

 

A comparison of the market value of the Pension Plan's net assets with the present value of the benefit obligations indicates the Company's ability at a point in time to pay future benefits. The fair value of the Pension Plan's assets available for benefits will fluctuate.

 

There was no contribution required in 2019 to the pension plan. Furthermore, due to ERISA full funding limits, no contribution, whether required or discretionary, could be made and deducted on the corporation's tax return for the current fiscal year.

 

The Company's target asset allocations reflect the Company's investment strategy of maximizing the rate of return on plan assets and the resulting funded status, within an appropriate level of risk. Plan assets are reviewed and, if necessary, rebalanced in accordance with target allocation levels once every three months.

 

The estimated future benefit payments under the Company's pension plan are as follows (in thousands):

		Amounts
2020		$	18
2021			67
2022			15
2023			23
2024			35
2025-2028			128

 

Effect of a 1% change in the discount rate and salary increase rate for the fiscal years ended December 31, 2019 and 2018:

 

		2019 Discount Rate			2019 Salary Increase			2018 Discount Rate			2018 Salary Increase
Effect of a 1% increase on:
Net periodic pension cost		$	(2)		$	2		$	(2)		$	2
Pension benefit obligation       at year end		$	(25)		$	8		$	(32)		$	7
Effect of a 1% decrease on:
Net periodic pension cost		$	2		$	(2)		$	2		$	(2)
Pension benefit obligation       at year end		$	30		$	(8)		$	36		$	(6)

 

 

Effect of a 1% change in the rate of return on assets for the fiscal year ended December 31, 2019:

 

		1% Increase			1% Decrease
Net periodic pension cost		$	(144)		$	144

 

The Company recognizes the over funded or under funded status of its employee benefit plans as an asset or liability in its consolidated statements of financial position and recognizes changes in its funded status in the year in which the changes occur through comprehensive income. Included in accumulated other comprehensive income at December 31, 2019 and 2018 are the following amounts that have not yet been recognized in net periodic pension cost: unrecognized prior service costs of $1 ($1, net of tax) and $5 ($4, net of tax), respectively, and unrecognized actuarial loss of $321 ($238, net of tax) and $2,161 ($1,599, net of tax), respectively.

 

The Company maintains a nonqualified deferred compensation arrangement (the "Rabbi Trust") which provides certain former directors of Amfac and their spouses with pension benefits. The Rabbi Trust invests in marketable securities and cash equivalents (Level 1). The deferred compensation liability of $410 represented in the Rabbi Trust and assets funding such deferred compensation liability of $27 are consolidated in the Company's consolidated balance sheet.

 

 

(5)       Income Taxes

 

Income tax expense/(benefit) attributable to income from continuing operations for the years ended December 31, 2019, 2018 and 2017 consist of:

 

		Current			Deferred			Total
Year ended December 31, 2019:
U.S. federal		$	--		$	(957)		$	(957)
State			--			(225)			(225)
		$	--		$	(1,182)		$	(1,182)
Year ended December 31, 2018:
U.S. federal		$	--		$	(617)		$	(617)
State			--			(145)			(145)
		$	--		$	(762)		$	(762)
Year ended December 31, 2017:
U.S. federal		$	--		$	(7,625)		$	(7,625)
State			--			(1,815)			(1,815)
		$	--		$	(9,440)		$	(9,440)

 

On December 22, 2017, the United States enacted the Tax Cuts and Jobs Act (the Act) which made significant changes that affect the Company, primarily due to the lower U.S. Federal tax rate and the repeal of the corporate alternative minimum tax. On January 1, 2018, the Company’s federal corporate tax rate became 21%. The Company reflected the impact of this rate on its deferred tax assets and liabilities at December 31, 2017, as it was required to reflect the change in the period in which the law was enacted. The impact of this change was reflected as a net benefit of $8,076 in the income tax provision for the period ended December 31, 2017.

 

 

The Act also repealed the corporate alternative minimum tax for tax years beginning after January 1, 2018 and provided that prior alternative minimum tax credits (AMT credits) would be refundable. The Company has AMT credits that are expected to be refunded between 2018 and 2021 as a result of the Act. The Company’s 2017 tax provision reflected the release of previously recorded valuation allowances against AMT credit carry-forwards of $2,594, net of anticipated sequestration, as those credits will now be refundable. In January 2019, the IRS announced that the AMT tax credits refund will not be subject to sequestration. The expected refundable tax credit of $2,869 is included in Other assets in the accompanying consolidated financial statements.

 

The Act is a comprehensive tax reform bill containing a number of other provisions that either currently or in the future could impact the Company, particularly the effect of certain limitations effective for the tax year 2018 and forward (prior losses remain subject to the prior 20 year carryover period) on the use of federal net operating loss carryforwards (NOLs) which will generally be limited to being used to offset 80% of future annual taxable income.

 

Income tax expense/(benefit) attributable to income from continuing operations differs from the amounts computed by applying the U.S. federal income tax rate of 26 percent effective for 2019 and 2018 and 35 percent effective for 2017 and prior years to pretax income from operations as a result of the following:

 

		2019			2018			2017
Provision at statutory rate		$	(1,250)		$	(954)		$	444
Federal NOLs utilized			--			--			(1,515)
Federal NOLs generated			--			8			--
State NOLs utilized			--			--			(173)
State NOLs generated			193			212			--
Reversal of valuation allowance on   AMT credits			(183)			--			(2,594)
Effect of Federal rate reduction			--			--			(5,504)
Other			58			(28)			(98)
Total		$	(1,182)		$	(762)		$	(9,440)

 

 

Deferred income taxes reflect the net tax effects of temporary differences between the carrying amounts of assets and liabilities for financial reporting purposes and the amounts used for income tax purposes. The deferred tax effects of temporary differences at December 31, 2019, 2018 and 2017 are as follows:

 

		December 31,
		2019			2018			2017
Deferred tax assets:
Reserves related primarily to losses     on divestitures		$	3,197		$	3,301		$	3,337
Loss carryforwards			11,780			10,549			9,558
Other, net			290			305			346
Total deferred tax assets			15,267			14,155			13,241
Less – valuation allowance			9,971			9,778			9,558
Total deferred tax assets			5,296			4,377			3,683
Deferred tax liabilities:
Property, plant and equipment, principally     due to purchase accounting adjustments,     net of impairment charges			10,333			10,333			10,385
Prepaid pension costs			4,606			4,206			4,305
Total deferred tax liabilities			14,939			14,539			14,690
Net deferred tax liability		$	9,643		$	10,162		$	11,007

 

As of December 31, 2019, the Company has a deferred tax asset related to federal net operating losses (NOLs) of $8,762, of which $6,953 has been subject to a valuation allowance. The NOLs originated in 2006 through 2017 will expire over 20 years. The NOLs originated in 2018 and later years will not expire. As of December 31, 2019, the Company has a deferred tax asset related to state NOLs of $3,018, all of which has been subject to a valuation allowance. The state NOLs expire in various years 2020 through 2035.

 

At December 31, 2017, the Company had reclassified a deferred tax asset relating to federal AMT credits of $2,777 from the prior year that resulted from the expected refund of those credits. Accordingly, the previously recorded valuation allowance had been released. Although not anticipated to occur, a change in ownership of the Company greater than 50% could have a significant adverse effect on future utilization of net operating losses.

 

Federal tax return examinations have been completed for all years through 2005 and for the year 2013. The statutes of limitations have run for the tax years 2007 through 2012 and 2015. The statutes of limitations with respect to the Company's taxes for 2016 through 2019 remain open, subject to possible utilization of loss carryforwards from earlier years. Notwithstanding the foregoing, all NOLs generated and not yet utilized are subject to adjustment by the IRS. The Company believes adequate provisions for income tax have been recorded for all years, although there can be no assurance that such provisions will be adequate. To the extent that there is a shortfall, any such shortfall for which the Company may be liable could be material.

 

 

 

(6)       Transactions with Affiliates

 

An affiliated insurance agency, JMB Insurance Agency, Inc., which has some degree of common ownership with the Company, earns insurance brokerage commissions in connection with providing the placement of insurance coverage for certain of the properties and operations of the Company. Such commissions are believed by management to be comparable to those that would be paid to such affiliate insurance agency in similar dealings with unaffiliated third parties. The total of such commissions for the years ended December 31, 2019, 2018 and 2017 was approximately $20, $19 and $13, respectively.

 

The Company reimburses affiliates of Pacific Trail Holdings, LLC, the owner of approximately 81.8% of the Company’s Common Shares, for general overhead expense and for direct expenses incurred on its behalf, including salaries and salary-related expenses incurred in connection with the management of the Company's operations. Generally, the entity that employs the person providing the services receives the reimbursement. Substantially all of such reimbursable amounts were incurred by JMB Realty Corporation or its affiliates, 900FMS, LLC, 900Work, LLC, and JMB Financial Advisors, LLC, all of which have some degree of common ownership with the Company. The total costs recorded in cost of sales and selling, general and administrative expenses in the consolidated statement of operations for the years ended 2019, 2018 and 2017 were $1,276, $1,349 and $1,313, respectively, of which approximately $280 was unpaid as of December 31, 2019.

 

The Company derives revenue from farming and common area maintenance services and for providing non-potable water to the Kaanapali Coffee Farms Lot Owners Association (“LOA”). The LOA is the association of the owners of the Kaanapali Coffee Farms. The revenues were $1,297, $1,189 and $1,105 for the years ended December 31, 2019, 2018 and 2017, respectively. Such revenue is recognized in the Agriculture Segment as disclosed in footnote 8 Business Segment Information. The revenue amounts have been eliminated in consolidated financial statements.

 

 

(7)       Commitments and Contingencies

 

At December 31, 2019, the Company has no material contractual obligations related to the land improvements in conjunction with Phase I of the Kaanapali Coffee Farms project.

 

Material legal proceedings of the Company are described below. Unless otherwise noted, the parties adverse to the Company in the legal proceedings described below have not made a claim for damages in a liquidated amount and/or the Company believes that it would be speculative to attempt to determine the Company's exposure relative thereto, and as a consequence believes that an estimate of the range of potential loss cannot be made. Any claims that were not filed on a timely basis under the Plan have been discharged by the Bankruptcy Court and thus the underlying legal proceedings should not result in any liability to the Debtors. All other claims have been satisfied. Proceedings against subsidiaries or affiliates of Kaanapali Land that are not Debtors were not stayed by the Plan and were permitted to proceed. However, two such subsidiaries, Oahu Sugar Company, LLC (“Oahu Sugar”) and D/C Distribution Corporation (“D/C”), filed subsequent petitions for liquidation under Chapter 7 of the Bankruptcy Code in April 2005 and July 2007, respectively, as described below. As a consequence of the Chapter 7 filings, both subsidiaries are not under control of the Company.

 

 

As a result of an administrative order issued to Oahu Sugar by the Hawaii Department of Health (“HDOH”), Order No. CH 98-001, dated January 27, 1998, Oahu Sugar was engaged in environmental site assessment of lands it leased from the U.S. Navy and located on the Waipio Peninsula. Oahu Sugar submitted a Remedial Investigation Report to the HDOH. The HDOH provided comments that indicated that additional testing may be required. Oahu Sugar responded to these comments with additional information. On January 9, 2004, the Environmental Protection Agency (“EPA”) issued a request to Oahu Sugar seeking information related to the actual or threatened release of hazardous substances, pollutants and contaminants at the Waipio Peninsula portion of the Pearl Harbor Naval Complex National Priorities List Superfund Site. The request sought, among other things, information relating to the ability of Oahu Sugar to pay for or perform a cleanup of the land formerly occupied by Oahu Sugar. Oahu Sugar responded to the information requests and had notified both the Navy and the EPA that while it had some modest remaining cash that it could contribute to further investigation and remediation efforts in connection with an overall settlement of the outstanding claims, Oahu Sugar was substantially without assets and would be unable to make a significant contribution to such an effort. Attempts at negotiating such a settlement were fruitless and Oahu Sugar received an order from EPA in March 2005 that would purport to require certain testing and remediation of the site. As Oahu Sugar was substantially without assets, the pursuit of any action, informational, enforcement, or otherwise, would have had a material adverse effect on the financial condition of Oahu Sugar. Counsel for the trustee, EPA, the Navy, and for Fireman’s Fund, one of Kaanapali Land’s insurers, are exploring ways in which to conclude the Oahu Sugar bankruptcy. There are no assurances that such an agreement can be reached.

 

Therefore, as a result of the pursuit of further action by the HDOH and EPA as described above and the immediate material adverse effect that the actions had on the financial condition of Oahu Sugar, Oahu Sugar filed with the United States Bankruptcy Court, Northern District of Illinois, Eastern Division its voluntary petition for liquidation under Chapter 7 of Title 11, United States Bankruptcy Code. Such filing was not expected to have a material adverse effect on the Company as Oahu Sugar was substantially without assets at the time of the filing. While it was and is not believed that any other affiliates have any responsibility for the debts of Oahu Sugar, the EPA has indicated that it intended to make a claim against Kaanapali Land as further described below, and therefore, there was and is no assurance that the Company will not incur significant costs in conjunction with such claim.

 

The deadline for filing proofs of claim with the bankruptcy court passed in April 2006. Prior to the deadline, Kaanapali Land, on behalf of itself and certain subsidiaries, filed claims that aggregated approximately $224,000, primarily relating to unpaid guarantee obligations made by Oahu Sugar that were assigned to Kaanapali Land pursuant to the Plan on the Plan Effective Date. In addition, the EPA and the U.S. Navy filed a joint proof of claim that seeks to recover certain environmental response costs relative to the Waipio Peninsula site discussed above. The proof of claim contained a demand for previously spent costs in the amount of approximately $260, and additional anticipated response costs of between approximately $2,760 and $11,450. No specific justification of these costs, or what they are purported to represent, was included in the EPA/Navy proof of claim. There were insignificant amount of assets remaining in the debtor's estate and, it was unclear whether the United States Trustee who took control of Oahu Sugar was going to take any action to contest the EPA/Navy claim, or how it was going to reconcile such claim for the purpose of distributing any remaining assets of Oahu Sugar. On December 16, 2019, the Oahu Sugar bankruptcy trustee filed its final accounting with no distribution to claimants. On December 17, 2019, the Oahu Sugar bankruptcy case was closed, and the trustee was discharged.

 

EPA sent three requests for information to Kaanapali Land regarding, among other things, Kaanapali Land's organization and relationship, if any, to entities that may have, historically, operated on the site and with respect to operations conducted on the site. Kaanapali Land responded to these requests for information. By letter dated February 7, 2007, pursuant to an allegation that Kaanapali Land is a successor to Oahu Sugar Company, Limited, a company that operated at the site prior to 1961 ("Old Oahu"), EPA advised Kaanapali that it believes it is authorized by the Comprehensive Environmental Response Compensation and Liability Act (“CERCLA”) to amend the existing Unilateral Administrative Order against Oahu Sugar Company, LLC, for the cleanup of the site to include Kaanapali Land as an additional respondent. The purported basis for the EPA's position is that Kaanapali Land, by virtue of certain corporate actions, is jointly and severally responsible for the performance of the response actions, including, without limitation, clean-up at the site. No such amendment has taken place as of the date hereof. Instead, after a series of discussions between Kaanapali and the EPA, on or about September 30, 2009, the EPA issued a Unilateral Administrative Order to Kaanapali Land for the performance of work in support of a removal action at the former Oahu Sugar pesticide mixing site located on Waipio peninsula. The work consists of the performance of soil and groundwater sampling and analysis, a topographic survey, and the preparation of an engineering evaluation and cost analysis of potential removal actions to abate an alleged "imminent and substantial endangerment" to public health, welfare or the environment. The order appears to be further predicated primarily on the alleged connection of Kaanapali Land to Old Oahu and its activities on the site. Kaanapali Land is currently performing work, including the conduct of sampling at the site, required by the order while reserving its rights to contest liability regarding the site. With regard to liability for the site, Kaanapali Land believes that its liability, if any, should relate solely to a portion of the period of operation of Old Oahu at the site, although in some circumstances CERCLA apparently permits imposition of joint and several liability, which can exceed a responsible party's equitable share. Kaanapali Land believes that the U.S. Navy bears substantial liability for the site by virtue of its ownership of the site throughout the entire relevant period, both as landlord under its various leases with Oahu Sugar and Old Oahu and by operating and intensively utilizing the site directly during a period when no lease was in force. The Company believes that the cost of the work as set forth in the current order will not be material to the Company as a whole; however, in the event that the EPA were to issue an order requiring remediation of the site, there can be no assurances that the cost of said remediation would not ultimately have a material adverse effect on the Company. In addition, if there is litigation regarding the site, there can be no assurance that the cost of such litigation will not be material or that such litigation will result in a judgment in favor of the Company. Kaanapali and the EPA have exchanged comments relative to further studies to be performed at the site, including a possible ecological risk assessment. Kaanapali expects that after a further review, the next phase is likely a consideration of the remedial alternatives for the Site.

 

On February 11, 2015, the Company filed a complaint for declaratory judgment, bad faith and damages against Fireman’s Fund Insurance Company (“Fireman’s Fund”) in the Circuit Court of the First Circuit, State of Hawaii, Civil No. 15-1-0239-02, in connection with costs and expenses it has incurred or may incur in connection with the Waipio site. In the five-count complaint, the Company seeks, among other things, a declaratory judgment of its rights under various Fireman’s Fund policies and an order that Fireman’s Fund defend and indemnify Kaanapali Land from all past, present and future costs and expenses in connection with the site, including costs of investigation and defense incurred by Kaanapali and the professionals it has engaged. In addition, Kaanapali seeks general, special, and punitive damages, prejudgment and post judgment interest, and such other legal or equitable relief as the court deems just and proper. Fireman’s Fund has filed a responsive pleading. There are no assurances of the amounts of insurance proceeds that may or may not be ultimately recovered.

 

 

Kaanapali Land, as successor by merger to other entities, and D/C have been named as defendants in personal injury actions allegedly based on exposure to asbestos. While there are relatively few cases that name Kaanapali Land, there were a substantial number of cases that were pending against D/C on the U.S. mainland (primarily in California). Cases against Kaanapali Land (hereafter, “Kaanapali Land asbestos cases”) are allegedly based on its prior business operations in Hawaii and cases against D/C are allegedly based on sale of asbestos-containing products by D/C's prior distribution business operations primarily in California. Each entity defending these cases believes that it has meritorious defenses against these actions, but can give no assurances as to the ultimate outcome of these cases. The defense of these cases has had a material adverse effect on the financial condition of D/C as it has been forced to file a voluntary petition for liquidation as discussed below. Kaanapali Land does not believe that it has liability, directly or indirectly, for D/C's obligations in those cases. Kaanapali Land does not presently believe that the cases in which it is named will result in any material liability to Kaanapali Land; however, there can be no assurance in that regard.

 

On February 12, 2014, counsel for Fireman’s Fund, the carrier that has been paying defense costs and settlements for the Kaanapali Land asbestos cases, stated that it would no longer advance fund settlements or judgments in the Kaanapali Land asbestos cases due to the pendency of the D/C and Oahu Sugar bankruptcies. In its communications with Kaanapali Land, Fireman’s fund expressed its view that the automatic stay in effect in the D/C bankruptcy case bars Fireman’s Fund from making any payments to resolve the Kaanapali Land asbestos claims because D/C Distribution is also alleging a right to coverage under those policies for asbestos claims against it. However, in the interim, Fireman’s Fund advised that it presently intends to continue to pay defense costs for those cases, subject to whatever reservations of rights may be in effect and subject further to the policy terms. Fireman’s Fund has also indicated that to the extent that Kaanapali Land cooperates with Fireman’s Fund in addressing settlement of the Kaanapali Land asbestos cases through coordination with its adjusters, it is Fireman’s Fund’s present intention to reimburse any such payments by Kaanapali Land, subject, among other things, to the terms of any lift-stay order, the limits and other terms and conditions of the policies, and prior approval of the settlements. Kaanapali Land continues to pursue discussions with Fireman’s Fund in an attempt to resolve the issues, however, Kaanapali Land is unable to determine what portion, if any, of settlements or judgments in the Kaanapali Land asbestos cases will be covered by insurance.

 

On February 15, 2005, D/C was served with a lawsuit entitled American & Foreign Insurance Company v. D/C Distribution and Amfac Corporation, Case No. 04433669 filed in the Superior Court of the State of California for the County of San Francisco, Central Justice Center. No other purported party was served. In the eight-count complaint for declaratory relief, reimbursement and recoupment of unspecified amounts, costs and for such other relief as the court might grant, plaintiff alleged that it is an insurance company to whom D/C tendered for defense and indemnity various personal injury lawsuits allegedly based on exposure to asbestos containing products. Plaintiff alleged that because none of the parties have been able to produce a copy of the policy or policies in question, a judicial determination of the material terms of the missing policy or policies is needed. Plaintiff sought, among other things, a declaration: of the material terms, rights, and obligations of the parties under the terms of the policy or policies; that the policies were exhausted; that plaintiff is not obligated to reimburse D/C for its attorneys' fees in that the amounts of attorneys' fees incurred by D/C have been incurred unreasonably; that plaintiff was entitled to recoupment and reimbursement of some or all of the amounts it has paid for defense and/or indemnity; and that D/C breached its obligation of cooperation with plaintiff. D/C filed an answer and an amended cross-claim. D/C believed that it had meritorious defenses and positions, and intended to vigorously defend. In addition, D/C believed that it was entitled to amounts from plaintiffs for reimbursement and recoupment of amounts expended by

 

D/C on the lawsuits previously tendered. In order to fund such action and its other ongoing obligations while such lawsuit continued, D/C entered into a Loan Agreement and Security Agreement with Kaanapali Land, in August 2006, whereby Kaanapali Land provided certain advances against a promissory note delivered by D/C in return for a security interest in any D/C insurance policy at issue in this lawsuit. In June 2007, the parties settled this lawsuit with payment by plaintiffs in the amount of $1,618. Such settlement amount was paid to Kaanapali Land in partial satisfaction of the secured indebtedness noted above.

 

Because D/C was substantially without assets and was unable to obtain additional sources of capital to satisfy its liabilities, D/C filed with the United States Bankruptcy Court, Northern District of Illinois, its voluntary petition for liquidation under Chapter 7 of Title 11, United States Bankruptcy Code during July 2007, Case No. 07-12776. Such filing is not expected to have a material adverse effect on the Company as D/C was substantially without assets at the time of the filing. Kaanapali Land filed claims in the D/C bankruptcy that aggregated approximately $26,800, relating to both secured and unsecured intercompany debts owed by D/C to Kaanapali Land. In addition, a personal injury law firm based in San Francisco that represents clients with asbestos-related claims, filed proofs of claim on behalf of approximately two thousand claimants. While it is not likely that a significant number of these claimants have a claim against D/C that could withstand a vigorous defense, it is unknown how the trustee will deal with these claims. It is not expected, however, that the Company will receive any material additional amounts in the liquidation of D/C.

 

On January 21, 2020, certain asbestos claimants filed a Stay Relief Motion in the Bankruptcy Court for the Northern District of Illinois, Eastern Division, Case No. 07-12776 (“motion to lift stay”). The motion seeks the entry of an order, among other things, modifying the automatic stay in the D/C bankruptcy to permit those claimants to prosecute various lawsuits in state courts against D/C Distribution, LLC, and to recover on any judgment or settlement solely from any available insurance coverage. Various oppositions to the motion to lift stay have been filed, and the matter is set for hearing for sometime in April 2020 or such other time as is set by the court. It is not clear that the court will grant such a motion or the terms and conditions of such a motion, including limiting recovery to insurance, if such insurance exists.

 

The parties in the D/C and in the prior pending Oahu Sugar bankruptcy have reached out to each other to determine if there is any interest in pursuing a global settlement of the claims in the prior Oahu Sugar bankruptcy and the D/C bankruptcy insofar as the Fireman’s Fund insurance policies are concerned. Such discussions are currently taking place. There are no assurances that a settlement of all claims and controversies relating to Waipio can be reached.

 

On or about October 17, 2018, PM Land Company, LLC (“PM Land”) received a demand for arbitration of a claim allegedly involving the sale of a lot located in the Kaanapali Coffee Farms Subdivision. The purchaser of the lot sought unspecified damages, including possible punitive damages, in connection with Claimant’s July 2016 purchase of the lot, allegedly on the basis that PM Land did not, among other things, fully and adequately disclose the nature, source of the chronic problems associated with alleged excessive groundwater accumulation on the property. Claimant sought unspecified damages for, among other things, breach of contract, violation of the Uniform Land Sales Practices Act, unfair and deceptive trade practices. Claimant sought damages in an amount to be proven at trial, and attorneys’ fees and costs. The parties settled this matter during third quarter 2019.

 

The Company has received notice from Hawaii’s Department of Land and Natural Resources (“DLNR”) that DLNR on a periodic basis would inspect all significant dams and reservoirs in Hawaii, including those maintained by the Company on Maui in connection with its agricultural operations. A series of such inspections have taken place over the period from 2006 through the most recent inspections that occurred in December 2018. To date, the DLNR cited certain deficiencies

 

concerning two of the Company’s reservoirs relating to dam and reservoir safety standards established by the State of Hawaii. These deficiencies include, among other things, vegetative overgrowth, erosion of slopes, uncertainty of inflow control, spillway capacity, and freeboard and uncertainty of structural stability under certain loading and seismic conditions. The Company has taken certain corrective actions, including lowering the reservoir operating level; as well as updating important plans to address emergency events and basic operations and maintenance. In 2018, the Company contracted with an engineering firm to develop plans to address certain DLNR cited deficiencies on one of the Company’s reservoirs. In 2012, the State of Hawaii issued new Hawaii Administrative Rules for Dams and Reservoirs which require dam owners to obtain from DLNR Certificates of Impoundment (“permits”) to operate and maintain dams or reservoirs. Obtaining such permits requires owners to completely resolve all cited deficiencies. Therefore, the process may involve further analysis of dam and reservoir safety requirements, which will involve continuing engagement with specialized engineering consultants, and ultimately could result in significant and costly improvements which may be material to the Company.

 

The DLNR categorizes the reservoirs as "high hazard" under State of Hawaii Administrative Rules and State Statutes concerning dam and reservoir safety. This classification, which bears upon government oversight and reporting requirements, may increase the cost of managing and maintaining these reservoirs in a material manner. The Company does not believe that this classification is warranted for either of these reservoirs and has initiated a dialogue with DLNR in that regard. In April 2008, the Company received further correspondence from DLNR that included the assessment by their consultants of the potential losses that result from the failure of these reservoirs. In April 2009, the Company filed a written response to DLNR to correct certain factual errors in its report and to request further analysis on whether such "high hazard" classifications are warranted. It is unlikely that the “high hazard” designation will be changed.

 

Other than as described above, the Company is not involved in any material pending legal proceedings, other than ordinary routine litigation incidental to its business. The Company and/or certain of its affiliates have been named as defendants in several pending lawsuits. While it is impossible to predict the outcome of such routine litigation that is now pending (or threatened) and for which the potential liability is not covered by insurance, the Company is of the opinion that the ultimate liability from any of this litigation will not materially adversely affect the Company's consolidated results of operations or its financial condition.

 

The Company often seeks insurance recoveries under its policies for costs incurred or expected to be incurred for losses or claims under which the policies might apply. During second quarter 2019, the Company received $442 in insurance proceeds related to an insured event that occurred during the 2018 crop year. This amount has been reflected in sales and rental revenues in the Company’s consolidated financial statements.

 

Kaanapali Land Management Corp. (KLMC) is a party to an agreement with the State of Hawaii for the development of the Lahaina Bypass Highway. An approximate 2.4 mile portion of this two lane state highway has been completed. Construction to extend the southern terminus was completed mid-2018. The northern portion of the Bypass Highway, which extends to KLMC’s lands, remains uncompleted. Under certain circumstances, which have not yet occurred, KLMC remains committed for approximately $1,100 of various future costs relating to the planning and design of the uncompleted portion of the Bypass Highway. Under certain conditions, which have not yet been met, KLMC has agreed to contribute an amount not exceeding $6,700 toward construction costs. Any such amount contributed would be reduced by the value of KLMC’s land actually contributed to the State for the Bypass Highway.

 

These potential commitments have not been reflected in the accompanying consolidated financial statements. While the completion of the Bypass Highway would add value to KLMC’s lands north of the town of Lahaina, there can be no assurance that it will be completed or when any future phases will be undertaken.

 

 

(8)       Business Segment Information

 

As described in Note 1, the Company operates in two business segments. Total revenues, operating profit, identifiable assets, capital expenditures, and depreciation and amortization by business segment are presented in the tables below.

 

Total revenues by business segment include primarily (i) sales, all of which are to unaffiliated customers and (ii) interest income that is earned from outside sources on assets which are included in the individual industry segment's identifiable assets.

 

Operating income (loss) is comprised of total revenue less cost of sales and operating expenses. In computing operating income (loss), none of the following items have been added or deducted: general corporate revenues and expenses, interest expense and income taxes.

 

Identifiable assets by business segment are those assets that are used in the Company's operations in each industry. Corporate assets consist principally of cash and cash equivalents, prepaid pension costs and receivables related to previously divested businesses.

		2019			2018			2017
Revenues:
Property		$	491		$	3,609		$	13,134
Agriculture			3,472			2,657			2,800
Corporate			221			152			25
		$	4,184		$	6,418		$	15,959
Operating income (loss):
Property		$	(2,377)		$	(1,170)		$	3,534
Agriculture			356			(156)			(353)
Operating income (loss)			(2,021)			(1,326)			3,181
Corporate			(3,031)			(2,427)			(2,298)
Operating income (loss) from continuing   operations before income taxes		$	(5,052)		$	(3,753)		$	883
Identifiable Assets:
Property		$	18,980		$	20,987		$	21,523
Agriculture			57,529			56,969			61,233
			76,509			77,956			82,756
Corporate			29,649			30,950			30,152
		$	106,158		$	108,906		$	112,908

 

The Company’s property segment consists primarily of revenue received from land sales and lease and licensing agreements.

 

The Company’s agricultural segment currently consists primarily of coffee operations and licensing agreements.

 

The Company is exploring alternative agricultural operations, but there can be no assurance that replacement operations at any level will result.

 

Agricultural identified assets include land classified as agricultural or conservation for State and County purposes.

 

		2019			2018			2017
Capital Expenditures:
Property		$	406		$	248		$	276
Agriculture			235			226			286
		$	641		$	474		$	562
Depreciation and Amortization:
Property		$	57		$	54		$	51
Agriculture			144			183			149
Total		$	201		$	237		$	200

 

 

(9)       Calculation of Net Income Per Share

 

The following tables set forth the computation of net income (loss) per share - basic and diluted:

 

		Year Ended December 31, 2019			Year Ended December 31, 2018			Year Ended December 31, 2017
		(Amounts in thousands except per share amounts)
Numerator:
Net income (loss)		$	(3,870)		$	(2,991)		$	10,323
Less: Net loss attributable to non-controlling     interests			(243)			(83)			(387)
Net income (loss) attributable to stockholders		$	(3,627)		$	(2,908)		$	10,710
Denominator:
Number of weighted average shares –   basic and diluted			1,845			1,845			1,845
Net income (loss) per share, attributable to   Kaanapali Land – basic and diluted		$	(1.97)		$	(1.58)		$	5.81

 

 

As of December 31, 2019, the Company had issued and outstanding 1,792,613 Common Shares and 52,000 Class C Shares. The LLC Agreement initially provided for two classes of membership interests, Class A Shares and Class B Shares, which had substantially identical rights and economic value under the LLC Agreement; except that holders of Class A Shares were represented by a "Class A Representative" who was required to approve certain transactions proposed by Kaanapali Land before they could be undertaken. Class B Shares were held by Pacific Trail and various entities and individuals that are affiliated with Pacific Trail. Class A Shares were issued under the Plan to claimants who had no such affiliation. Pursuant to the LLC Agreement, the Class A Shares and Class B Shares were automatically redesignated as Common Shares on November 15, 2007. Accordingly, the Company's Class A Shares and Class B Shares ceased to exist separately on November 15, 2007. The Class C Shares have the same rights as the Common Shares except that the

 

Class C Shares will not participate in any distributions until the holders of the Common Shares have received aggregate distributions equal to $19 per share, subject to customary antidilution adjustments. Net income per share data are based on the aggregate 1,844,613 outstanding shares.

 

 

(10)       Supplementary Quarterly Data (Unaudited)

 

		2019
		Quarter ended 3/31			Quarter ended 6/30			Quarter ended 9/30			Quarter ended 12/31
Total revenues		$	736		$	1,957		$	770		$	721
Net loss attributable to     stockholders		$	(945)		$	(61)		$	(1,380)		$	(1,241)
Net loss per Share –     basic and diluted		$	(0.51)		$	(0.03)		$	(0.75)		$	(0.68)

 

		2018
		Quarter ended 3/31			Quarter ended 6/30			Quarter ended 9/30			Quarter ended 12/31
Total revenues		$	1,820		$	2,526		$	650		$	1,422
Net loss attributable to     stockholders		$	(778)		$	(475)		$	(719)		$	(936)
Net loss per Share –     basic and diluted		$	(0.42)		$	(0.26)		$	(0.39)		$	(0.51)
		2017
		Quarter ended 3/31			Quarter ended 6/30			Quarter ended 9/30			Quarter ended 12/31
Total revenues		$	1,253		$	1,822		$	9,700		$	3,184
Net income (loss) attributable to     stockholders		$	(458)		$	(849)		$	3,765		$	8,252
Net income (loss) per Share –     basic and diluted		$	(0.25)		$	(0.46)		$	2.04		$	4.48

  

 

(11) Subsequent Events

 

In March 2020, the World Health Organization declared the outbreak of COVID-19 to be a pandemic, and the U.S. and Hawaiian economy began to experience pronounced disruptions. While these disruptions are currently expected to be temporary, there is uncertainty around the extent and duration. Therefore, while this matter could negatively and materially impact our results and financial position, the related financial impact cannot be reasonably estimated at this time and no impact is recorded in these consolidated financial statements.

 

Item 9. Changes in and Disagreements with Accountants on Accounting and Financial Disclosure

 

There were no disagreements with the accountants during the fiscal years 2019, 2018 and 2017.

 

 

Item 9A. Controls and Procedures

 

Disclosure Controls and Procedures

 

The principal executive officer and the principal financial officer of the Company have evaluated the effectiveness of the Company’s disclosure controls and procedures as defined in Rule 13a-15(e) of the Securities Exchange Act of 1934, as amended, (the "Exchange Act") as of the end of the period covered by this report. Based on such evaluation, the principal executive officer and the principal financial officer have concluded that the Company’s disclosure controls and procedures were effective to ensure that information required to be disclosed was recorded, processed, summarized and reported within the time periods specified in the applicable rules and form of the Securities and Exchange Commission (“SEC”).

 

Management’s Report on Internal Control Over Financial Reporting

 

The Company’s management is responsible for establishing and maintaining adequate internal control over financial reporting as such term is defined in Rule 13a-15(f) under the Exchange Act. Under the supervision and with the participation of management including the principal executive officer and the principal financial officer management conducted an evaluation of the effectiveness of internal control over financial reporting based on the framework in Internal Control - Integrated Framework (2013 Framework) issued by the Committee of Sponsoring Organizations of the Treadway Commission.

 

Because of its inherent limitations, internal control over financial reporting may not prevent or detect misstatements. Therefore, even those systems determined to be effective can only provide reasonable assurances with respect to financial statement preparation and presentation.

 

Based on the Company’s evaluation under the framework in Internal Control - Integrated Framework (2013 Framework), management concluded that its internal control over financial reporting was effective as of December 31, 2019.

 

Internal Control Over Financial Reporting

 

There have not been any changes in the Company's internal control over financial reporting (as such term is defined in Rules 13a-15(f) and 15d-15(f) under the Exchange Act) that occurred during the fourth quarter of 2019 that have materially affected, or are reasonably likely to materially affect, the Company's internal control over financial reporting.

 

 

Item 9B. Other Information

 

Not Applicable.

 

Part III

 

 

Item 10. Directors, Executive Officers and Corporate Governance of the Registrant

 

The sole managing member of Kaanapali Land, LLC is Pacific Trail, which is also Kaanapali Land's largest shareholder. Pacific Trail manages the business of Kaanapali Land pursuant to the terms of the LLC Agreement. Although the executive officers of Kaanapali Land are empowered to manage its day-to-day business affairs, under the LLC Agreement, most significant actions of Kaanapali Land outside the ordinary course of business must first be authorized by Pacific Trail, which is responsible and has full power and authority to do all things deemed necessary and desirable by it to conduct the business of Kaanapali Land. Pacific Trail may be removed as manager in certain specified circumstances. As of December 31, 2019, the executive officers and certain other officers of the Company were as follows:

 

Name		Position Held with the Company
Stephen A. Lovelette		Chief Executive Officer and Chief Financial Officer
Richard Helland		Vice President and Principal Accounting Officer

 

Certain of these officers are also officers and/or directors of JMB Realty Corporation ("JMB") and numerous affiliated companies of JMB (hereinafter collectively referred to as "JMB affiliates"). JMB affiliates outside of the Company have not materially engaged in the agriculture business and have primarily purchased, or made mortgage loans securing, existing commercial, retail, office, industrial and multi-family residential rental buildings or have owned or operated hotels on various other hospitality businesses. However, certain partnerships sponsored by JMB and other affiliates of JMB were previously engaged in land development activities including planned communities, none of which are in Hawaii.

 

The LLC Agreement also provided for the appointment of a "Class A Representative" to monitor the activities of Kaanapali Land on behalf of its Class A Shareholders. The Class A Representative who was independent was entitled to receive certain information from Kaanapali Land and was required to approve certain actions that Kaanapali Land took outside the course of business primarily related to debt that might be obtained from affiliated parties. Pursuant to the LLC Agreement, the Class A Shares and Class B Shares were automatically redesignated as Common Shares on November 15, 2007. Accordingly, the Company's Class A Shares and Class B Shares ceased to exist separately on November 15, 2007. Reference is also made to Item 12 for more information.

 

There are no arrangements or understandings between or among any of said officers and any other person pursuant to which any officer was selected as such.

 

The following table sets forth certain business experience during the past five years of such officers of the Company.

 

Stephen Lovelette (age 63) has been an Executive Vice President of KLC Land since 2000 and Kaanapali Land since May 2002. Since March 2019, Mr. Lovelette has been Chief Executive Officer of Kaanapali Land and since June 2018, Mr. Lovelette has been Chief Financial Officer of Kaanapali Land. Mr. Lovelette is in charge of implementing the Kaanapali 2020 development plan. Mr. Lovelette has been associated with JMB and its affiliates for over 20 years. Mr. Lovelette holds a bachelor's degree from The College of the Holy Cross and an MBA from Seton Hall University. In addition, Mr. Lovelette has extensive experience in corporate finance and has been responsible for obtaining substantial financial commitments from institutional lenders relating to the assets of JMB and its affiliates. During the past five years, Mr. Lovelette has also been a Managing Director of JMB.

 

In March 2019, Gary Nickele retired as Chief Executive Officer of Kaanapali Land and Stephen Lovelette was appointed Chief Executive Officer of Kaanapali Land.

 

In June 2018, Gailen J. Hull retired as Chief Financial Officer of Kaanapali Land and Stephen Lovelette was appointed Chief Financial Officer of Kaanapali Land.

 

It is currently anticipated that Stephen Lovelette will devote approximately 25 to 50 percent of his time to the operations of the Company. The percentage is largely dependent upon potential land sale transactions, the entitlement processes relating to various land parcels and other matters (including attention devoted to litigation, overhead, staffing and operations).

 

In light of the fact that the Company's shares are not publicly traded, the Company is a limited liability company and the rights of members are governed by the limited liability company agreement, the Company has determined that it is not necessary to have a separately designated audit committee, compensation committee, an audit committee financial expert or a code of ethics that applies to its principal executive, financial or accounting officers as those terms are defined in the rules and regulations of the SEC.

 

Item 11. Executive Compensation

 

Certain of the officers of the Company listed in Item 10 above are officers of JMB and are compensated by JMB or an affiliate thereof (other than the Company and its subsidiaries). The Company will reimburse JMB, Pacific Trail and their affiliates for any expenses incurred while providing services to the Company.

 

Summary Compensation Table

 

Annual Compensation (1)(3)

 

Name (2)		Principal Position		Year		Salary ($)		Other Annual Compensation ($)		Total ($)
Gary Nickele		President and		2019(4)		57,870		N/A		57,870
		Chief Executive Officer		2018		138,888		N/A		138,888
				2017		138,888		N/A		138,888
Stephen A. Lovelette		Chief Executive Officer and Chief Financial Officer		2019		197,789		N/A		197,789
		Executive Vice President		2018		190,816		N/A		190,816
		and Chief Financial Officer		2017		185,714		N/A		185,714

(1)       The Company does not have a compensation committee. Executive officer compensation was determined through deliberations with Pacific Trail representatives.

 

(2)       Includes CEO and all other executive officers.

 

(3)       Salary amounts for Messrs. Nickele and Lovelette represent the portion of total compensation allocated and charged to the Company.

 

(4)       2019 salary amount for Mr. Nickele represents compensation prior to retirement in March 2019.

 

Item 12.  Security Ownership of Certain Beneficial Owners and Management and Related Stockholder Matters

 

Title of Class		Name and Address of Beneficial Owner		Amount and Nature of Beneficial Ownership
Common Shares		Pacific Trail Holdings, LLC 900 North Michigan Avenue Chicago, IL 60611		1,466,573 Common Shares owned directly (81.8% of the Common Shares) (1) (2)

 

(1)		The sole managing member of Pacific Trail, Pacific Trail Holdings, Inc. ("PTHI"), may be deemed to beneficially own the Common Shares owned by Pacific Trail. PTHI disclaims beneficial ownership with respect to any of the shares owned by Pacific Trail. Each of the shareholders of PTHI may be deemed to own the Common Shares owned by Pacific Trail. Each of such shareholders, being Gary Nickele, Gailen J. Hull and Stephen A. Lovelette, disclaims beneficial ownership with respect to any of the shares owned by Pacific Trail. The addresses of PTHI and Messrs. Nickele, Hull and Lovelette are the same as for Pacific Trail.
(2)		As of December 31, 2019, there were approximately 1,792,613 Common Shares and 52,000 Class C Shares issued and outstanding.

 

No other person including any officer of the Company is known by the Company to beneficially own in excess of 5% of the Common Shares issued, outstanding and distributed.

 

 

Item 13. Certain Relationships and Related Transactions and Director Independence

 

An affiliated insurance agency, JMB Insurance Agency, Inc., which has some degree of common ownership with the Company, earns insurance brokerage commissions in connection with providing the placement of insurance coverage for certain of the properties and operations of the Company. Such commissions are comparable to those that would be paid to such affiliate insurance agency in similar dealings with unaffiliated third parties, and are generally paid by the insurance carriers that the agency represents out of the premiums paid by the Company for such coverage. The total of such commissions for the years ended December 31, 2019, 2018 and 2017 was approximately $20 thousand, $19 thousand and $13 thousand, respectively, all of which was paid as of December 31, 2019.

 

The Company reimburses Pacific Trail and its affiliates for general overhead expense and for direct expenses incurred on its behalf, including salaries and salary-related expenses incurred in connection with the management of the Company's operations. Generally, the entity that employs the person providing the services receives the reimbursement. Substantially all of such reimbursable amounts were incurred by JMB Realty Corporation or its affiliates, 900FMS, LLC, 900Work, LLC, and JMB Financial Advisors, LLC, all of which have some degree of common ownership with the Company. The total costs for the years ended December 31, 2019, 2018 and 2017 were approximately $1.3 million, $1.3 million and $1.3 million, respectively, of which approximately $280 thousand was unpaid as of December 31, 2019.

 

The Company derives revenue from farming and common area maintenance services and for providing non-potable water to the Kaanapali Coffee Farms Lot Owners Association (“LOA”). The LOA is the association of the owners of the Kaanapali Coffee Farms. The revenues were $1.3 million, $1.2 million and $1.1 million for the years ended December 31, 2019, 2018 and 2017, respectively. The revenue amounts have been eliminated in consolidated financial statements.

 

In light of the fact that the Company's shares are not publicly traded, is a limited liability company, and has no independent outside directors or managers, it has no formal policy or procedure for the review, approval or ratification of related party transactions that are required to be disclosed pursuant to Item 404 of Regulation S-K.

 

 

Item 14. Principal Accounting Fees and Services

 

In March 2015, the Company approved the engagement of Grant Thornton, LLP (“Grant Thornton”) as its independent registered public accounting firm. The fees billed by Grant Thornton for the years ended December 31, 2019, 2018 and 2017 are as follows:

 

(1)       Audit Fees

 

The fees incurred for the year ended December 31, 2019, 2018 and 2017 for professional services for the audit of the Company’s consolidated financial statements were approximately $220 thousand, $215 thousand and $215 thousand, respectively.

 

(2)       Audit Related Fees

 

None

 

(3)       Tax Fees

 

None

 

The Company has not adopted any pre-approval policies and procedures. All audit and permitted non-audit services are approved by the managing member of the Company before the service is undertaken.

 

Part IV

 

Item 15. Exhibits, Financial Statement Schedules

 

	(a)	Exhibits.
		2.1	Order Confirming Second Amendment Joint Plan of Reorganization Dated June 1, 2002, including as an exhibit thereto, the Second Amended Joint Plan of Reorganization of Amfac Hawaii, LLC, Certain of its Subsidiaries and FHT Corporation Under Chapter 11 of the Bankruptcy Code incorporated herein by reference the Amfac Hawaii, LLC Current Report on Form 8-K for July 29, 2002 dated August 13, 2002 (File No. 33-24180).
		2.2	Second Amended Disclosure Statement with Respect to Joint Plan of Reorganization of Amfac Hawaii, LLC, Certain of its Subsidiaries and FHT Corporation Under Chapter 11 of the Bankruptcy Code, incorporated herein by reference from the Amfac Hawaii, LLC Current Report on Form 8-K for July 29, 2002 dated August 13, 2002 (File No. 33-24180).
		3.1	Amended and Restated Limited Liability Company Agreement of Kaanapali Land, LLC dated November 14, 2002 filed as an exhibit to the Company's Form 10 filed May 1, 2003 and hereby incorporated by reference.
		10.1	Service Agreement, dated November 18, 1988, between Amfac/JMB Hawaii, Inc., and Amfac Property Development Corp.; Amfac Property Investment Corp.; Amfac Sugar and Agribusiness, Inc.; Kaanapali Water Corporation; Amfac Agribusiness, Inc.; Kekaha Sugar Company, Limited; The Lihue Plantation Company; Oahu Sugar Company, Limited; Pioneer Mill Company, Limited; Puna Sugar Company, Limited; H. Hackfeld & Co., Ltd.; and Waiahole Irrigation Company, Limited and JMB Realty Corporation, incorporated herein by reference to the Amfac Hawaii, LLC Annual Report on Form 10-K filed on March 22, 1989 (File No. 33-24180) for the year ended December 31, 1988.
		21	List of Subsidiaries
		31	Certification of Chief Executive Officer and Chief Financial Officer pursuant to Rule 13a-14(a) is filed herewith.
		32	Certifications pursuant to 18 U.S.C. Section 1350, as adopted pursuant to Section 906 of the Sarbanes-Oxley Act of 2002 are filed herewith.
		(1)	Previously filed as exhibits to Amfac Hawaii, LLC's Registration Statement on Form S-1 (as amended) under the Securities Act of 1933 (File No. 33-24180) and hereby incorporated by reference.

 

 

Signatures

 

 

Pursuant to the requirements of Section 13 or 15(d) of the Securities Exchange Act of 1934, the Company has duly caused this report to be signed on its behalf by the undersigned, thereunto duly authorized.

 

	Kaanapali Land, LLC
	By:	Pacific Trail Holdings, LLC (Sole Managing Member)
		/s/ Richard Helland
	By:	Richard Helland Vice President
	Date:	March 26, 2020

 

 

Pursuant to the requirements of the Securities Exchange Act of 1934, this report has been signed below by the following persons on behalf of the registrant and in the capacities and on the dates indicated.

 

		/s/ Richard Helland
	By:	Richard Helland Vice President and Principal Accounting Officer
	Date:	March 26, 2020
		/s/ Stephen Lovelette
	By:	Stephen Lovelette Chief Executive Officer and Chief Financial Officer
	Date:	March 26, 2020

 

 

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