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GLUC & DLM and Younex}{\i\fs20\insrsid3938372 Int\rquote l Corp.}{\fs20\insrsid9969207\charrsid13595332 , Opinion}{\i\fs20\insrsid9969207 \tab }{\fs20\insrsid9969207\charrsid13595332 Page }{\field{\*\fldinst {\fs20\insrsid9969207\charrsid13595332 PAGE }}{\fldrslt {\fs20\lang1024\langfe1024\noproof\insrsid5507092 12}}}{\fs20\insrsid9969207\charrsid13595332 }{\fs20\insrsid9969207 o}{\fs20\insrsid9969207\charrsid13595332 f}{\fs20\insrsid9969207 }{\field{\*\fldinst {\fs20\insrsid9969207\charrsid13595332 NUMPAGES }}{\fldrslt {\fs20\lang1024\langfe1024\noproof\insrsid4751075 21}}}{\fs20\insrsid9969207 \par }\pard \s29\ql \li0\ri0\widctlpar\brdrb\brdrs\brdrw10\brsp20 \tqc\tx4320\tqr\tx8640\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9969207 {\insrsid9969207 \par }\pard \s29\ql \li0\ri0\widctlpar\tqc\tx4320\tqr\tx8640\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9969207 {\insrsid9979555\charrsid2694611 \par }}{\footer \pard\plain \s25\ql \li0\ri0\widctlpar\tqc\tx4320\tqr\tx8640\pvpara\phmrg\posxc\posy0\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid9187013 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs27\insrsid9979555 \par }\pard \s25\ql \li0\ri0\widctlpar\tqc\tx4320\tqr\tx8640\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid10224650 {\insrsid9979555 \par }}{\*\pnseclvl1\pndec\pnstart1 {\pntxta .}}{\*\pnseclvl2\pnlcltr\pnstart1 {\pntxta .}}{\*\pnseclvl3\pnlcrm\pnstart1 {\pntxta .}}{\*\pnseclvl4\pndec\pnstart1 {\pntxtb (}{\pntxta )}}{\*\pnseclvl5\pnlcltr\pnstart1 {\pntxtb (}{\pntxta )}}{\*\pnseclvl6 \pnlcrm\pnstart1 {\pntxtb (}{\pntxta )}}{\*\pnseclvl7\pndec\pnstart1 {\pntxta .}}{\*\pnseclvl8\pnlcltr\pnstart1 {\pntxta .}}{\*\pnseclvl9\pnlcrm\pnstart1 }\pard\plain \s3\qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\outlinelevel2\adjustright\rin0\lin0\itap0\pararsid5507092 \fs24\ul\cf1\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\ulnone\cf0\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 IN THE SUPREME COURT OF GUAM \par }\pard\plain \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5507092 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 MARY ANN C. SABLAN}{\b\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 , \par }{\lang2057\langfe1033\langnp2057\insrsid9962436\charrsid5507092 P}{\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 etitioner}{\lang2057\langfe1033\langnp2057\insrsid9962436\charrsid5507092 -Appell}{ \lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 ee}{\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 , \par \par }{\b\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 v. \par }{\b\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid9962436\charrsid5507092 GUAM }{\b\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 LAND USE COMMISSION}{\b\lang2057\langfe1033\langnp2057\insrsid2713353\charrsid5507092 and}{ \b\lang2057\langfe1033\langnp2057\insrsid11283734\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 DEPARTMENT OF LAND MANAGEMENT}{\b\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 , \par }{\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 Respondent}{\lang2057\langfe1033\langnp2057\insrsid2713353\charrsid5507092 s}{\lang2057\langfe1033\langnp2057\insrsid9962436\charrsid5507092 -Appellee}{ \lang2057\langfe1033\langnp2057\insrsid2713353\charrsid5507092 s}{\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 ,}{\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 \par }{\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 and \par }{\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 YOUNEX INTERNATIONAL CORPORATION}{\b\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 ,}{\lang2057\langfe1033\langnp2057\insrsid2694611\charrsid5507092 \par }{\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 Real Party In Interest-Appellant.}{\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 \par \par }\pard\plain \s2\qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\outlinelevel1\adjustright\rin0\lin0\itap0\pararsid5507092 \fs24\ul\cf1\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 { \b\ulnone\cf0\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 OPINION \par }\pard\plain \qc \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5507092 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13187586\charrsid5507092 Filed:}{\b\lang2057\langfe1033\langnp2057\insrsid5507092 }{\b\lang2057\langfe1033\langnp2057\insrsid13187586\charrsid5507092 August 5, 2011 \par }{\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 \par 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\cltxlrtb\clftsWidth3\clwWidth4518\clshdrawnil \cellx4410\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth5040\clshdrawnil \cellx9450\pard \ql \li0\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid5507092 {\ul\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 Appearing for Petitioner-Appellee: \par }{\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 Darleen E. Hiton, }{\i\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 Esq.}{\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 \par }{\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 Law Offices of Phillips & Bordallo, PC \par 410 W O}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 Brien Dr. \par Hag\'e5t\'f1a, GU 96910\cell }{\ul\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 Appearing for Real Party In Interest-Appellant}{\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 : \par }\pard \ql \fi-1440\li1440\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin1440\pararsid5507092 {\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 Kathleen V. Fisher, }{ \i\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 Esq}{\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 . \par }\pard \ql \li0\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid5507092 {\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 Calvo Fisher & Jacob, LLP \tab \par 259 Martyr St.\tab \par Hag\'e5t\'f1a, GU 96910-5044}{\ul\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 \cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 \trowd \irow0\irowband0\ts11\trgaph108\trleft-108\trftsWidth3\trwWidth9558\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tbllkhdrrows\tbllkhdrcols \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb \brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4518\clshdrawnil \cellx4410\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth5040\clshdrawnil \cellx9450\row }\trowd \irow1\irowband1 \ts11\trgaph108\trrh548\trleft-108\trftsWidth3\trwWidth9558\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tbllkhdrrows\tbllkhdrcols \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr \brdrtbl \cltxlrtb\clftsWidth3\clwWidth4518\clshdrawnil \cellx4410\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth5040\clshdrawnil \cellx9450\pard \ql \li0\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid5507092 {\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 \cell \par \cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 \trowd \irow1\irowband1 \ts11\trgaph108\trrh548\trleft-108\trftsWidth3\trwWidth9558\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tbllkhdrrows\tbllkhdrcols \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr \brdrtbl \cltxlrtb\clftsWidth3\clwWidth4518\clshdrawnil \cellx4410\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth5040\clshdrawnil \cellx9450\row }\trowd \irow2\irowband2\lastrow \ts11\trgaph108\trleft-108\trftsWidth3\trwWidth9558\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tbllkhdrrows\tbllkhdrcols \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4518\clshdrawnil \cellx4410\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth5040\clshdrawnil \cellx9450\pard \ql \li0\ri0\nowidctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0\pararsid5507092 {\ul\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 Appearing for Respondents-Appellees}{ \lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 : \par David J. Highsmith, }{\i\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 Esq.}{\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 \par }{\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 Office of the Attorney General \par 287 W O}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 Brien Dr. \par Hag\'e5t\'f1a, GU 96910\cell \cell }\pard \ql \li0\ri0\widctlpar\intbl\aspalpha\aspnum\faauto\adjustright\rin0\lin0 {\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 \trowd \irow2\irowband2\lastrow \ts11\trgaph108\trleft-108\trftsWidth3\trwWidth9558\trftsWidthB3\trftsWidthA3\trautofit1\trpaddl108\trpaddr108\trpaddfl3\trpaddft3\trpaddfb3\trpaddfr3\tbllkhdrrows\tbllkhdrcols \clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth4518\clshdrawnil \cellx4410\clvertalt\clbrdrt\brdrtbl \clbrdrl\brdrtbl \clbrdrb\brdrtbl \clbrdrr\brdrtbl \cltxlrtb\clftsWidth3\clwWidth5040\clshdrawnil \cellx9450\row }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5507092 {\lang2057\langfe1033\langnp2057\insrsid5507092 \par }{\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 BEFORE:}{\lang2057\langfe1033\langnp2057\insrsid9962436\charrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 F. PHILIP CARBULLIDO}{ \lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 , Chief Justice;}{\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 ROBERT J. TORRES}{\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 , }{ \lang2057\langfe1033\langnp2057\insrsid9962436\charrsid5507092 Associate }{\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 Justice}{\lang2057\langfe1033\langnp2057\insrsid9962436\charrsid5507092 ;}{ \lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid2698157\charrsid5507092 KATHERINE A. MARAMAN}{\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 ,}{ \lang2057\langfe1033\langnp2057\insrsid2698157\charrsid5507092 Associate}{\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 Justice}{\lang2057\langfe1033\langnp2057\insrsid2698157\charrsid5507092 .}{ \lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 \par }\pard\plain \s21\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5507092 \b\fs24\ul\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\ulnone\lang2057\langfe1033\langnp2057\insrsid9969207\charrsid5507092 \par }{\ulnone\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 CARBULLIDO}{\ulnone\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 , }{\ulnone\lang2057\langfe1033\langnp2057\insrsid2713353\charrsid5507092 C}{ \ulnone\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 .}{\ulnone\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 J.:}{\ulnone\lang2057\langfe1033\langnp2057\insrsid9187013 \par }{\b0\ulnone\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }\pard\plain \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5507092 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\lang2057\langfe1033\langnp2057\insrsid3938372\charrsid5507092 [1]}{ \lang2057\langfe1033\langnp2057\insrsid3938372\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 This appeal}{\lang2057\langfe1033\langnp2057\insrsid12980997\charrsid5507092 arises }{ \lang2057\langfe1033\langnp2057\insrsid5181195\charrsid5507092 from an order denying a motion to intervene filed by Younex International Corporation (}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid5181195\charrsid5507092 Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid5181195\charrsid5507092 )}{\lang2057\langfe1033\langnp2057\insrsid12926431\charrsid5507092 . Younex sought to intervene }{\lang2057\langfe1033\langnp2057\insrsid5181195\charrsid5507092 after the }{\lang2057\langfe1033\langnp2057\insrsid529221\charrsid5507092 trial court}{\lang2057\langfe1033\langnp2057\insrsid5181195\charrsid5507092 granted a }{\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 petition for writ of judicial review }{\lang2057\langfe1033\langnp2057\insrsid5181195\charrsid5507092 to }{\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 Petitioner-Appellee Mary Ann C. Sablan}{\lang2057\langfe1033\langnp2057\insrsid2713353\charrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 declar}{\lang2057\langfe1033\langnp2057\insrsid5181195\charrsid5507092 ing}{ \lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 null and void the approval of an application for a zone variance }{\lang2057\langfe1033\langnp2057\insrsid12926431\charrsid5507092 previously }{ \lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 granted }{\lang2057\langfe1033\langnp2057\insrsid12926431\charrsid5507092 to Younex}{\lang2057\langfe1033\langnp2057\insrsid5181195\charrsid5507092 for }{ \lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 a condominium development }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 in the neighborhood of Jonestown, Tamuning.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid5181195\charrsid5507092 Sablan}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid5181195\charrsid5507092 s petition named}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 the Guam Land Use Commission and the Department of Land Management}{\lang2057\langfe1033\langnp2057\insrsid12926431\charrsid5507092 , but not Younex, }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 as respondents }{\lang2057\langfe1033\langnp2057\insrsid5181195\charrsid5507092 and }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 challenged the approval on grounds }{ \lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 that }{\lang2057\langfe1033\langnp2057\insrsid12926431\charrsid5507092 Sablan }{\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 was entitled to notice of the public hearing}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 at which the application was discussed,}{\lang2057\langfe1033\langnp2057\insrsid659577\charrsid5507092 but was not provided with notice.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid12926431\charrsid5507092 In denying }{\lang2057\langfe1033\langnp2057\insrsid12926431\charrsid5507092 Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{ \lang2057\langfe1033\langnp2057\insrsid12926431\charrsid5507092 s motion to }{\lang2057\langfe1033\langnp2057\insrsid14162642\charrsid5507092 intervene,}{\lang2057\langfe1033\langnp2057\insrsid12926431\charrsid5507092 t}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 he trial court found }{\lang2057\langfe1033\langnp2057\insrsid14162642\charrsid5507092 that Younex was not diligent in protecting its }{ \lang2057\langfe1033\langnp2057\insrsid16144450\charrsid5507092 interest and }{\lang2057\langfe1033\langnp2057\insrsid14162642\charrsid5507092 its delay was significant and unreasonable,}{\lang2057\langfe1033\langnp2057\insrsid16144450\charrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid1604551\charrsid5507092 and t}{\lang2057\langfe1033\langnp2057\insrsid14162642\charrsid5507092 herefore}{\lang2057\langfe1033\langnp2057\insrsid16144450\charrsid5507092 , the}{ \lang2057\langfe1033\langnp2057\insrsid12926431\charrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid16144450\charrsid5507092 motion was}{\lang2057\langfe1033\langnp2057\insrsid14162642\charrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 untimely}{\lang2057\langfe1033\langnp2057\insrsid16144450\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Younex timely appealed.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid2713353\charrsid5507092 For the reasons set forth below, we }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 reverse}{ \lang2057\langfe1033\langnp2057\insrsid2713353\charrsid5507092 the trial court}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid2713353\charrsid5507092 s denial of the }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 motion to intervene}{\lang2057\langfe1033\langnp2057\insrsid2713353\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid9187013 \par }\pard\plain \s23\ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5507092 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\lang2057\langfe1033\langnp2057\insrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 I.}{\b\lang2057\langfe1033\langnp2057\insrsid5507092 }{\b\lang2057\langfe1033\langnp2057\insrsid2713353\charrsid5507092 FACTUAL AND PROCEDURAL BACKGROUND}{ \b\lang2057\langfe1033\langnp2057\insrsid10754195 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }\pard\plain \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5507092 \fs24\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\b\lang2057\langfe1033\langnp2057\insrsid3938372\charrsid5507092 [2]}{ \lang2057\langfe1033\langnp2057\insrsid3938372\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Real Party In Interest-Appellant Younex International Corporation began construction on a condominium development i n 2007 in the neighborhood of Jonestown, Tamuning.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid11798363\charrsid5507092 In order to exceed height restrictions, }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Younex submitted an application for a zone variance for this development.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 A public hearing was held before the Guam Land Use Commission (GLUC) on November 13, 2007.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Thereafter, }{ \lang2057\langfe1033\langnp2057\insrsid9439716\charrsid5507092 on }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 November 29, 2007, the GLUC and the Department of Land Management (DLM) approved Younex}{ \lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s application}{\lang2057\langfe1033\langnp2057\insrsid11798363\charrsid5507092 and construction on the development proceeded.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8542939\charrsid5507092 Also,}{\lang2057\langfe1033\langnp2057\insrsid7557660\charrsid5507092 as part of the conditions of the zone variance approval, }{ \lang2057\langfe1033\langnp2057\insrsid8542939\charrsid5507092 Younex}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 undertook certain improvements to the infrastructure of the surrounding }{ \lang2057\langfe1033\langnp2057\insrsid7557660\charrsid5507092 neighborhood}{\lang2057\langfe1033\langnp2057\insrsid8542939\charrsid5507092 at its own expense}{\lang2057\langfe1033\langnp2057\insrsid7557660\charrsid5507092 , including construction of a sewer line, water line}{\lang2057\langfe1033\langnp2057\insrsid8542939\charrsid5507092 , and landscaping}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Younex }{\lang2057\langfe1033\langnp2057\insrsid16144450\charrsid5507092 claims that it }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 has, to date, invested and expended around $70 million toward the subject development in reliance upon the }{\lang2057\langfe1033\langnp2057\insrsid8542939\charrsid5507092 validity}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 of the }{ \lang2057\langfe1033\langnp2057\insrsid27353\charrsid5507092 approval for}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 zone variance.}{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid3938372\charrsid5507092 [3]}{\lang2057\langfe1033\langnp2057\insrsid3938372\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Plaintiff-Appellee Mary Ann C. Sablan sought a writ of judicial review and injunction in the Superior Court, naming the GLUC and the DLM as respondents.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Sablan challenged the approval of Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s application for a zone variance, claiming that she was entitled to notice of the public hearing at which the application was discussed, but that she was not provided with notice.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Sablan filed a second amended petition for judicial review, seeking to bring Younex in as the Real Party }{\lang2057\langfe1033\langnp2057\insrsid9439716\charrsid5507092 in }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Interest.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 The trial court, however, did not accept the second amended petition because it was filed beyond a court-ordered deadline.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Additionally, the GLUC and DLM moved to dismiss Sablan}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s petition for failure to join Younex in the suit}{ \lang2057\langfe1033\langnp2057\insrsid8542939\charrsid5507092 as an indispensable party}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid3938372\charrsid5507092 [4]}{\lang2057\langfe1033\langnp2057\insrsid3938372\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 The trial court denied this motion, finding that Younex was not a necessary party to that particular action, which challenged the GLUC}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s compliance with statutory notice requirements.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 The trial court found, in essence, that although Younex had an interest in the litigation and stood to be impacted by the court}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s disposition, the complete relief that Sablan sought \endash i.e., the nullification of the GLUC}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s application approval for failure of the GLUC to comply with statutory procedures \endash could be granted without having Younex as a party.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 The trial court stated that the failure to join Younex }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 does not subject [the GLUC and DLM] }{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 to a subst antial risk of incurring double, multiple, or otherwise inconsistent obligations by reason of the claimed interest.}{\lang2057\langfe1033\langnp2057\insrsid5507092 '" }{\lang2057\langfe1033\langnp2057\insrsid9439716\charrsid5507092 Appellant}{ \lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid9439716\charrsid5507092 s Excerpts of Record (}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ER}{ \lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid9439716\charrsid5507092 )}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 at 28}{\lang2057\langfe1033\langnp2057\insrsid15027883\charrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid9439716\charrsid5507092 (Dec. & Order}{\lang2057\langfe1033\langnp2057\insrsid16189159\charrsid5507092 - Mots. to Dismiss and Amend}{\lang2057\langfe1033\langnp2057\insrsid9439716\charrsid5507092 , Nov. 27, 2009)}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ; }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 see also }{\lang2057\langfe1033\langnp2057\insrsid9439716\charrsid5507092 Guam R.}{ \lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid9439716\charrsid5507092 Civ. P. }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 19(a)(2)(ii).}{ \lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid3938372\charrsid5507092 [5]}{\lang2057\langfe1033\langnp2057\insrsid3938372\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Thereafter, the trial court granted Sablan a writ of judicial review and declared null and void the decision of the GLUC }{\lang2057\langfe1033\langnp2057\insrsid8542939\charrsid5507092 to }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 approv}{\lang2057\langfe1033\langnp2057\insrsid8542939\charrsid5507092 e}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s application for zone variance.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 After the issuance of the original writ of judicial review on February 10, 2011, Younex ascertained from }{\lang2057\langfe1033\langnp2057\insrsid16144450\charrsid5507092 the Attorney General, }{ \lang2057\langfe1033\langnp2057\insrsid3802160\charrsid5507092 who served as }{\lang2057\langfe1033\langnp2057\insrsid16144450\charrsid5507092 the }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 counsel for the GLUC and DLM}{ \lang2057\langfe1033\langnp2057\insrsid1901206\charrsid5507092 ,}{\lang2057\langfe1033\langnp2057\insrsid1604551\charrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid3802160\charrsid5507092 that it}{ \lang2057\langfe1033\langnp2057\insrsid16144450\charrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 did not intend to move the trial court to reconsider its writ of judicial review.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Thereafter, on February 24, 2011, Younex filed a motion to intervene in the trial court proceedings.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Younex proffered in that motion, as it does on appeal, that it has a significantly protectable interest by way of the }{ \lang2057\langfe1033\langnp2057\insrsid10976906\charrsid5507092 zone }{\lang2057\langfe1033\langnp2057\insrsid27353\charrsid5507092 variance }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 it obtained and in good faith relied upon, as well as the $70 million it has already invested in the Jonestown development}{\lang2057\langfe1033\langnp2057\insrsid16144450\charrsid5507092 . Younex further asserts}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 that}{\lang2057\langfe1033\langnp2057\insrsid16144450\charrsid5507092 while }{\lang2057\langfe1033\langnp2057\insrsid1604551\charrsid5507092 its }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 interests had }{\lang2057\langfe1033\langnp2057\insrsid16144450\charrsid5507092 previously }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 been adequately represented by the Attorney General}{\lang2057\langfe1033\langnp2057\insrsid10976906\charrsid5507092 ,}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 when the Attorney General declined to seek reconsideration of the writ of judicial review}{\lang2057\langfe1033\langnp2057\insrsid3802160\charrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 there was a divergence of interests, triggering Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s decision to move for intervention.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 See}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ER at 120 (Decl. of Rodney J. Jacob}{\lang2057\langfe1033\langnp2057\insrsid9439716\charrsid5507092 , Feb. 24, 2011}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ).}{\lang2057\langfe1033\langnp2057\insrsid3938372 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid3938372\charrsid5507092 [6]}{\lang2057\langfe1033\langnp2057\insrsid3938372\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 The trial court }{ \lang2057\langfe1033\langnp2057\insrsid1604551\charrsid5507092 issued an amended writ of judicial review on April 5, 2011}{\lang2057\langfe1033\langnp2057\insrsid4618447\charrsid5507092 .}{ \cs19\lang2057\langfe1033\langnp2057\insrsid9658446\charrsid5507092 \chftn {\footnote \pard\plain \s17\qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4134041 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs19\super\insrsid9979555 \chftn }{\insrsid9979555 Except for the addition of a footnote in the amended writ of judicial review clarifying that 21 GCA \'a7 61303(c) was in effect at the time Younex submitted its application to the GLUC, nothing of substance was changed from the original writ of judicial review. }{\i\insrsid9979555\charrsid9658446 Compare}{\insrsid9979555 ER at 29-36}{\insrsid4134041 (Writ of Judicial Review, Feb. 10, 2011}{\insrsid9979555 and ER at 214-21}{\insrsid4134041 (Amended Writ of Judicial Review, Apr. 5, 2011)}{\insrsid9979555 .}}}{\lang2057\langfe1033\langnp2057\insrsid4618447\charrsid5507092 Thereafter, on April 11, 2011, the trial court }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 denied Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s motion to intervene in a written decision and order, finding that Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s delay in seeking to intervene was significant and unreasonable, and thus that the motion was untimely.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 The decision and order was entered on the docket on April 11, 2011, and Younex timely appealed.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 See}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Not. of Appeal, filed April 13, 2011.}{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 II}{\lang2057\langfe1033\langnp2057\insrsid2713353\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\b\lang2057\langfe1033\langnp2057\insrsid2713353\charrsid5507092 JURISDICTION}{\b\lang2057\langfe1033\langnp2057\insrsid9187013 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid3938372\charrsid5507092 [7]}{\lang2057\langfe1033\langnp2057\insrsid3938372\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 This court has jurisdiction over an appeal from a final judgment of the Superior Court pursuant to 48 U}{\lang2057\langfe1033\langnp2057\insrsid15139062\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 S}{ \lang2057\langfe1033\langnp2057\insrsid15139062\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 C}{\lang2057\langfe1033\langnp2057\insrsid10826279\charrsid5507092 .A.}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 \'a7 1424-1(a)(2) (Westlaw through Pub.}{\lang2057\langfe1033\langnp2057\insrsid10826279\charrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 L. 11}{ \lang2057\langfe1033\langnp2057\insrsid10826279\charrsid5507092 2-}{\lang2057\langfe1033\langnp2057\insrsid12732403\charrsid5507092 23 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 (}{ \lang2057\langfe1033\langnp2057\insrsid12732403\charrsid5507092 June 26, }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 20}{\lang2057\langfe1033\langnp2057\insrsid10826279\charrsid5507092 11}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ))}{\lang2057\langfe1033\langnp2057\insrsid15470959\charrsid5507092 and}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 7 GCA \'a7\'a7 3107(b)}{ \lang2057\langfe1033\langnp2057\insrsid12204911\charrsid5507092 ,}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 3108(a) (2005).}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 An order denying a motion to intervene is treated as a final order for purposes of appeal.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 See Limtiaco v. Camacho (Guam Music Inc.)}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 2009 Guam 7 \'b6 7; }{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Shin v. Fujita Kanko Guam, Inc. (Cho & Tumon Partners, LLC)}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 2009 Guam 21 \'b6 16.}{ \lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 III.}{\b\lang2057\langfe1033\langnp2057\insrsid5507092 }{\b\lang2057\langfe1033\langnp2057\insrsid2713353\charrsid5507092 STANDARD OF REVIEW}{ \b\lang2057\langfe1033\langnp2057\insrsid2973455 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid3938372\charrsid5507092 [8]}{\lang2057\langfe1033\langnp2057\insrsid3938372\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 The trial court}{ \lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s determination of the timeliness of a motion to intervene as a matter of right pursuant to Guam Rules of Civil Procedure (}{ \lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 GRCP}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ) 24(a) is reviewed for an abuse of discretion.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid15470959\charrsid5507092 Limtiaco (}{\i\lang2057\langfe1033\langnp2057\insrsid10826279\charrsid5507092 Guam Music}{ \i\lang2057\langfe1033\langnp2057\insrsid15470959\charrsid5507092 )}{\lang2057\langfe1033\langnp2057\insrsid10826279\charrsid5507092 , 2009 Guam 7 \'b6 8.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Issues other than timeliness which factor into the GRCP 24(a) considerations are reviewed }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 de novo}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Shin}{\i\lang2057\langfe1033\langnp2057\insrsid7815940\charrsid5507092 (Cho & Tumon Partners)}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 2009 Guam 21 \'b6 17.}{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid9187013\charrsid5507092 IV.}{\b\lang2057\langfe1033\langnp2057\insrsid5507092 }{\b\lang2057\langfe1033\langnp2057\insrsid2713353\charrsid5507092 DISCUSSION}{\b\lang2057\langfe1033\langnp2057\insrsid6360832 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid3938372\charrsid5507092 [9]}{\lang2057\langfe1033\langnp2057\insrsid3938372\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Rule}{ \lang2057\langfe1033\langnp2057\insrsid2973455\charrsid5507092 24(a) of the}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Guam Rules of Civil Procedure provides a method by which a party may intervene in a case as a matter of right.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Relevant here is Rule 24(a)(2), which states that\~}{\lang2057\langfe1033\langnp2057\insrsid3938372 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid5507092 {\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 [u]pon timely application anyone shall be permitted to intervene in an action . . . when the applicant claims an interest relating to the property or transaction which is the subject of the action and the applicant is so situated that the disposition of the action may as a practical matter impair or impede the applicant}{ \lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s ability to protect that interest, unless the applicant}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s interest is adequately represented by existing parties.}{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5507092 {\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Guam R. Civ. P. 24(a)(2)}{ \lang2057\langfe1033\langnp2057\insrsid4134041\delrsid4134041\charrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid10115104 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7954298\charrsid5507092 [10]}{\lang2057\langfe1033\langnp2057\insrsid7954298\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 An applicant for intervention must satisfy }{ \lang2057\langfe1033\langnp2057\insrsid12001546\charrsid5507092 each of }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 the following four criteria before a motion to intervene may be granted: (1) the motion to intervene must be timely; (2) the applicant must have a significantly protectable interest }{\lang2057\langfe1033\langnp2057\insrsid12001546\charrsid5507092 regarding}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 the property or transaction that is the subject of the suit; (3) the applicant must be so situated that disposition of the action may, as a practical matter, impair or impede the applicant}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s ability to protect that interest; and (4) the applicant}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s interest must be inadequately represented by }{\lang2057\langfe1033\langnp2057\insrsid12001546\charrsid5507092 an }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 existing }{ \lang2057\langfe1033\langnp2057\insrsid12001546\charrsid5507092 party}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 . }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Limtiaco (Guam Music)}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 2009 Guam 7 \'b6 }{\lang2057\langfe1033\langnp2057\insrsid1323892\charrsid5507092 10.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Rule 24 is construed liberally in favor of the proposed intervenor.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Shin (Cho & Tumon Partners)}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 2009 Guam 21 \'b6 28.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 A. Timeliness of }{\b\lang2057\langfe1033\langnp2057\insrsid10115104\charrsid5507092 Younex}{\b\lang2057\langfe1033\langnp2057\insrsid5507092 '}{ \b\lang2057\langfe1033\langnp2057\insrsid10115104\charrsid5507092 s}{\b\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Motion to Intervene}{\b\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7954298\charrsid5507092 [11]}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 \tab This court has held that }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 [t]imeliness is a threshold requirement for application to intervene as of right.}{\lang2057\langfe1033\langnp2057\insrsid5507092 " }{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Limtiaco (Guam Music)}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 2009 Guam 7 \'b6 11 }{\lang2057\langfe1033\langnp2057\insrsid7815940\charrsid5507092 (}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 citing }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 League of United }{\i\lang2057\langfe1033\langnp2057\insrsid5507092 Latin}{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Am. Citizens v. Wilson}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 131 F.3d 1297, 1302 (9th Cir. 1997)}{\lang2057\langfe1033\langnp2057\insrsid7815940\charrsid5507092 and}{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 NAACP v. New York}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 413 U.S. 345, 369 (1973)}{\lang2057\langfe1033\langnp2057\insrsid7815940\charrsid5507092 )}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 If the court determines that a motion to intervene is not timely, it may deny intervention without considering the other factors in the analysis.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Limtiaco (Guam Music)}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 2009 Guam 7 \'b6 11 }{\lang2057\langfe1033\langnp2057\insrsid7950945\charrsid5507092 (}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 citing }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 United States v. Washington}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 86 F.3d 1499, 1503 (9th Cir. 1996)}{\lang2057\langfe1033\langnp2057\insrsid7950945\charrsid5507092 )}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 The United States Supreme Court has stated that }{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 [t]imeliness is to be determined from all the circumstances.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 And it is to be determined by the court in the exercise of its sound discretion; unless that discretion is abused, the court}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s ruling w ill not be disturbed on review.}{\lang2057\langfe1033\langnp2057\insrsid5507092 '" }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Limtiaco (Guam Music)}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 2009 Guam 7 \'b6 11 }{\lang2057\langfe1033\langnp2057\insrsid7950945\charrsid5507092 (}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 quoting }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 NAACP}{ \i\lang2057\langfe1033\langnp2057\insrsid8079869\charrsid5507092 ,}{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 413 U.S. }{ \lang2057\langfe1033\langnp2057\insrsid8079869\charrsid5507092 at}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 366}{\lang2057\langfe1033\langnp2057\insrsid7950945\charrsid5507092 )}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7954298\charrsid5507092 [12]}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 \tab The trial court in this case based its decision to deny intervention entirely on the issue of timeliness, finding that other factors in the intervention analysis favored granting intervention.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 In considering whether a motion to intervene is timely, this court has }{\lang2057\langfe1033\langnp2057\insrsid8079869\charrsid5507092 previously been guided by }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 the considerations pronounced by other courts including the Ninth Circuit.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Limtiaco (Guam Music)}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 2009 Guam 7 \'b6 12.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Namely, these are: }{ \lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 (1) the stage of the proceedings at the time the applicant seeks to intervene; (2) the prejudice to the other parties if the motion is granted; and (3) the reason for and length of the delay.}{\lang2057\langfe1033\langnp2057\insrsid5507092 " }{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Id.}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid7092961\charrsid5507092 (}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 citing }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 League of United }{\i\lang2057\langfe1033\langnp2057\insrsid5507092 Latin}{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Am. Citizens}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 131 F.3d at 1302}{\lang2057\langfe1033\langnp2057\insrsid7092961\charrsid5507092 and}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 United States v. Oregon}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 745 F.2d 550, 552 (9th Cir. 1984)} {\lang2057\langfe1033\langnp2057\insrsid7092961\charrsid5507092 )}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }\pard \ql \fi720\li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5507092 {\b\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 1. Stage of the Proceedings}{\b\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5507092 {\b\lang2057\langfe1033\langnp2057\insrsid7954298\charrsid5507092 [13]}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 \tab In this case, Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s motion to intervene was brought post-judgment, after the trial court}{\lang2057\langfe1033\langnp2057\insrsid5507092 ' }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s issuance of the original writ of judicial review.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 This court has previously held that post-judgment motions to intervene may still be considered timely if made before the time to appeal has run.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Limtiaco (Guam Music)}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 2009 Guam 7 \'b6 12 (citations omitted).}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Further, this court has stated that post-judgment motions to intervene }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 are tolerated when a party with interests similar to the applicant}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s fails to take further action.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 " }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Id.}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 at \'b6 14.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Timeliness must be determined in light of a ll the circumstances and is a determination left to the sound discretion of the court, overturned only upon a ruling that the court abused its discretion.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Shin (Cho & Tumon Partners)}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 2009 Guam 21 \'b6 21.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 A court abuses its discretion when it applies the wrong legal standard or makes a clearly erroneous finding of fact.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Id}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7954298\charrsid5507092 [14]}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid360122\charrsid5507092 T}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 he parties with interests similar to those of Younex \endash namely, the GLUC and DLM \endash expressed that they did not intend to seek reconsideration of the trial court}{ \lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s writ of judicial review}{\lang2057\langfe1033\langnp2057\insrsid10115104\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Further, they were tentative about whether they would }{\lang2057\langfe1033\langnp2057\insrsid360122\charrsid5507092 even }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 appeal the writ to the Supreme Court, and firm about the fact that, if they did appeal, they would not seek to expedite that appeal.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ER at 120 (Decl. of Rodney J. Jacob); }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 see also}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Decl. of Rodney J. Jacob}{ \lang2057\langfe1033\langnp2057\insrsid12720473\charrsid5507092 , May 5, 2011}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , filed in support of emergency motion to expedite appeal.}{ \cs19\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 \chftn {\footnote \pard\plain \s17\qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4134041 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs19\super\insrsid9979555 \chftn }{\insrsid9979555 }{\insrsid9979555\charrsid1328939 The GLUC and DLM eventually did appeal the issuance of the writ of judicial review after the trial court denied Younex\rquote s motion to intervene. That matter is }{\insrsid9979555\charrsid15676625 Supreme Court Case No. CVA11-007}{\insrsid9979555 (}{ \insrsid13526686 Notice }{\insrsid9979555 of }{\insrsid13526686 Appeal }{\insrsid9979555 filed April 18, 2011)}{\insrsid9979555\charrsid1328939 .}}}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 In essence, Younex was in a situation where it was (or very likely }{\lang2057\langfe1033\langnp2057\insrsid10115104\charrsid5507092 could have}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 be}{\lang2057\langfe1033\langnp2057\insrsid10115104\charrsid5507092 en}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ) }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 left without a party willing to mount a post-judgment challenge.}{\lang2057\langfe1033\langnp2057\insrsid5507092 " }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 See Limtiaco (Guam Music)}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 2009 Guam 7 \'b6 18.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 As such, the stage of the proceedings under these circumstances \endash i.e. post-judgment \endash does not weigh against Younex on the issue of timeliness.}{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }\pard \ql \fi720\li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5507092 {\b\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 2. Prejudice to the }{ \b\lang2057\langfe1033\langnp2057\insrsid360122\charrsid5507092 Existing }{\b\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Part}{\b\lang2057\langfe1033\langnp2057\insrsid360122\charrsid5507092 ies }{ \b\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5507092 {\b\lang2057\langfe1033\langnp2057\insrsid7954298\charrsid5507092 [15]}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 \tab }{ \lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 The most important consideration in deciding whether a motion for intervention is untimely {\*\bkmkstart SearchTerm} is whether the delay in moving for intervention will prejudice{\*\bkmkstart SR_3420}{\*\bkmkend SR_3420} the existing parties{\*\bkmkstart SR_3423}{\*\bkmkend SearchTerm}{\*\bkmkend SR_3423} to the case.}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 7C }{\lang2057\langfe1033\langnp2057\insrsid815085\charrsid5507092 Charles Alan }{\lang2057\langfe1033\langnp2057\insrsid10834128\charrsid5507092 Wright, }{ \lang2057\langfe1033\langnp2057\insrsid815085\charrsid5507092 Arthur R. }{\lang2057\langfe1033\langnp2057\insrsid10834128\charrsid5507092 Miller & }{\lang2057\langfe1033\langnp2057\insrsid815085\charrsid5507092 Mary Kay }{ \lang2057\langfe1033\langnp2057\insrsid10834128\charrsid5507092 Kane, }{\i\lang2057\langfe1033\langnp2057\insrsid815085\charrsid5507092 Federal Practice and Procedure}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 \'a7 1916 (3d ed.).}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid357359\charrsid5507092 Moreover, }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid357359\charrsid5507092 the prejudice to the original parties to the litigation that is relevant to the question of timeliness }{\i\lang2057\langfe1033\langnp2057\insrsid357359\charrsid5507092 is only that prejudice}{\lang2057\langfe1033\langnp2057\insrsid357359\charrsid5507092 which would result from the would-be intervenor}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid357359\charrsid5507092 s failure to request intervention}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid357359\charrsid5507092 at an earlier time.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid357359\charrsid5507092 Stallworth v. Monsanto Co.}{ \lang2057\langfe1033\langnp2057\insrsid357359\charrsid5507092 , 558 F.2d 257, 265 (5th Cir. 1977) (emphasis added) (citations omitted).}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 As one federal circuit court has stated, }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 [t]he requirement of timeliness{\*\bkmkstart SR_2675}{\*\bkmkend SR_2675} is not a tool of retribution to punish the tardy would-be intervener{\*\bkmkstart SR_2688}{\*\bkmkend SR_2688}, but rather a guard against prejudic{\*\bkmkstart SR_2694}{\*\bkmkend SR_2694}ing the original parties {\*\bkmkstart SR_2697} {\*\bkmkend SR_2697}by the failure to apply sooner.}{\lang2057\langfe1033\langnp2057\insrsid5507092 " }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 John Doe No. 1 v. Glickman}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 256 F.3d 371, 375 (5th Cir. 2001) (internal citation and quotation omitted).}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 It follows, therefore, that where no party would be prejudiced by granting intervention, a motion to intervene is not untimely as a matter of law.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 See Aurora Loan Servs., Inc. v. Craddieth}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 442 F.3d 1018, 1027 (7th Cir. 2006).}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid10115104 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7954298\charrsid5507092 [16]}{\lang2057\langfe1033\langnp2057\insrsid7954298\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid281430\charrsid5507092 T}{ \lang2057\langfe1033\langnp2057\insrsid8147791\charrsid5507092 here were arguably instances earlier on in the litigation below which could have signaled to Younex that it might be prudent to seek inter}{ \lang2057\langfe1033\langnp2057\insrsid9662304\charrsid5507092 ve}{\lang2057\langfe1033\langnp2057\insrsid8147791\charrsid5507092 ntion.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid4801924\charrsid5507092 One such instance might have been}{\lang2057\langfe1033\langnp2057\insrsid9662304\charrsid5507092 when the trial court ruled in November 2009 that Younex was not an indispensable par}{\lang2057\langfe1033\langnp2057\insrsid4816867\charrsid5507092 ty for purposes of GRCP 19(a)}{\lang2057\langfe1033\langnp2057\insrsid9662304\charrsid5507092 , though it found Younex was unable }{\lang2057\langfe1033\langnp2057\insrsid6641388\charrsid5507092 to }{ \lang2057\langfe1033\langnp2057\insrsid9662304\charrsid5507092 protect its interests while the court decided the petition for judicial review.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid9662304\charrsid5507092 Indeed, Sablan}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid9662304\charrsid5507092 s argument hones in on this very point:}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid9662304\charrsid5507092 that Younex had ample warning}{\lang2057\langfe1033\langnp2057\insrsid4801924\charrsid5507092 s}{ \lang2057\langfe1033\langnp2057\insrsid9662304\charrsid5507092 at various stages through}{\lang2057\langfe1033\langnp2057\insrsid813592\charrsid5507092 out}{\lang2057\langfe1033\langnp2057\insrsid9662304\charrsid5507092 the litigation}{ \lang2057\langfe1033\langnp2057\insrsid8147791\charrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid9662304\charrsid5507092 that its interests may not be adequately protected and that }{\lang2057\langfe1033\langnp2057\insrsid813592\charrsid5507092 its}{\lang2057\langfe1033\langnp2057\insrsid9662304\charrsid5507092 reliance on counsel for the GLUC and DLM was no}{\lang2057\langfe1033\langnp2057\insrsid813592\charrsid5507092 t}{\lang2057\langfe1033\langnp2057\insrsid9662304\charrsid5507092 reasonable.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid9662304\charrsid5507092 While the court }{\lang2057\langfe1033\langnp2057\insrsid813592\charrsid5507092 is no t making a determination one way or the other on whether}{\lang2057\langfe1033\langnp2057\insrsid7028406\charrsid5507092 Younex should have sought earlier intervention, the issue on which }{\lang2057\langfe1033\langnp2057\insrsid4801924\charrsid5507092 our}{\lang2057\langfe1033\langnp2057\insrsid7028406\charrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid9730517\charrsid5507092 timeliness }{\lang2057\langfe1033\langnp2057\insrsid7028406\charrsid5507092 determination }{ \lang2057\langfe1033\langnp2057\insrsid813592\charrsid5507092 ultimately }{\lang2057\langfe1033\langnp2057\insrsid7028406\charrsid5507092 rests is the issue of prejudice}{\lang2057\langfe1033\langnp2057\insrsid281430\charrsid5507092 to the existing parties}{\lang2057\langfe1033\langnp2057\insrsid7028406\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid7028406 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7954298\charrsid5507092 [17]}{\lang2057\langfe1033\langnp2057\insrsid7954298\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid360122\charrsid5507092 T}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 he trial court found that Sablan will suffer no prejudice as a result of Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s failure to move for intervention earlier and that the GLUC and DLM will also suffer no prejudice and in fact did not oppose Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s motion to intervene.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ER at 225 (Dec. & Order}{ \lang2057\langfe1033\langnp2057\insrsid15027883\charrsid5507092 - Mot. To Intervene, Apr. 11, 2011}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ) (}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 there is no prejudice to the Government hence the Attorney General does not }{\lang2057\langfe1033\langnp2057\insrsid14882777\charrsid5507092 [}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 oppose}{\lang2057\langfe1033\langnp2057\insrsid14882777\charrsid5507092 ]}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 intervention, and }{ \lang2057\langfe1033\langnp2057\insrsid6641388\charrsid5507092 the prejudice}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 to [Sablan] is considered modest at best . . .}{\lang2057\langfe1033\langnp2057\insrsid7955470\charrsid5507092 } {\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ); }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 see also}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid1335842\charrsid5507092 Id.}{\lang2057\langfe1033\langnp2057\insrsid1335842\charrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 at 227.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid9730517\charrsid5507092 In the case of}{ \lang2057\langfe1033\langnp2057\insrsid1470406\charrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid1470406\charrsid5507092 Aurora Loan Services}{\lang2057\langfe1033\langnp2057\insrsid1470406\charrsid5507092 , the Seventh Circuit stated that although it might have been prudent for the would-be intervenor to have moved earlier for intervention, in the absence of any prejudice to the existing parties, the motion to intervene cannot be adjudged untimely as a mat ter of law.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid4801924\charrsid5507092 Aurora Loan Servs.}{\lang2057\langfe1033\langnp2057\insrsid4801924\charrsid5507092 , 442 F.3d at 1027.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid1470406\charrsid5507092 That court further stated: }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid1470406\charrsid5507092 We don}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid1470406\charrsid5507092 t want a rule that would require a potential intervenor to intervene at the drop of a hat; that would just clog the district courts with motions to intervene.}{\lang2057\langfe1033\langnp2057\insrsid5507092 " }{ \i\lang2057\langfe1033\langnp2057\insrsid1470406\charrsid5507092 Id.; see also Shin (Cho & Tumon Partners)}{\lang2057\langfe1033\langnp2057\insrsid1470406\charrsid5507092 , 2009 Guam 21 \'b6 22 (}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid1470406\charrsid5507092 Courts should discourage premature intervention that wastes judicial resources.}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid1470406\charrsid5507092 ).}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid10229246 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7954298\charrsid5507092 [18]}{\lang2057\langfe1033\langnp2057\insrsid7954298\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid1470406\charrsid5507092 Similarly here, while Younex might have taken a cue from the earlier rulings of the trial court and sought to in tervene sooner, where there is no showing that either Sablan or the GLUC and DLM would suffer any prejudice, the motion to intervene cannot be found untimely as a matter of law.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid1470406\charrsid5507092 This is consistent with the policy behind the requirement of timeliness in seeking intervention, which is above all to protect the current parties from prejudice.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid3413203\charrsid5507092 See, e.g.,}{\lang2057\langfe1033\langnp2057\insrsid3413203\charrsid5507092 }{ \i\lang2057\langfe1033\langnp2057\insrsid9730517\charrsid5507092 Glickman}{\lang2057\langfe1033\langnp2057\insrsid9730517\charrsid5507092 , 256 F.3d at 375.}{\lang2057\langfe1033\langnp2057\insrsid1470406\charrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid1470406 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7954298\charrsid5507092 [19]}{\lang2057\langfe1033\langnp2057\insrsid7954298\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 In its decision and order, the trial court stated:}{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid5507092 {\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 In order to show prejudice, [Sablan] must point to results that would not have been obtained but-for Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s failure to file its motion to intervene }{\lang2057\langfe1033\langnp2057\insrsid7955470\charrsid5507092 earlier}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 See e.g. Ross v. Marshall}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 426 F.3d 745, 756 (5th Cir. 2005). . . . [Sablan}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s] financial resources have been severely strained in her attempt to enforce her right and have her voice heard at a properly noticed GLUC meeting.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Nonetheless, the inconveniences cited by [Sablan] . . . are those commonly associated with defending a ruling on appeal, and could have arisen regardless of whether Younex sought to intervene before the Court entered its Writ.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Accordingly, the Court finds that [Sablan] will suffer no prejudice as a result of Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s failure to seek an earlier intervention.}{\lang2057\langfe1033\langnp2057\insrsid1335842 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5507092 {\lang2057\langfe1033\langnp2057\insrsid4548426\charrsid5507092 ER at 227 (Dec. & Order}{\lang2057\langfe1033\langnp2057\insrsid142949\charrsid5507092 - Mot. t}{\lang2057\langfe1033\langnp2057\insrsid4548426\charrsid5507092 o Intervene)}{\lang2057\langfe1033\langnp2057\insrsid13517880\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid7028406 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7954298\charrsid5507092 [20]}{\lang2057\langfe1033\langnp2057\insrsid7954298\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid1470406\charrsid5507092 When questioned by th}{ \lang2057\langfe1033\langnp2057\insrsid3413203\charrsid5507092 is}{\lang2057\langfe1033\langnp2057\insrsid1470406\charrsid5507092 court on the issue of prejudice during oral argument, c}{\lang2057\langfe1033\langnp2057\insrsid813592\charrsid5507092 ounsel for Sablan asserted that }{\lang2057\langfe1033\langnp2057\insrsid3413203\charrsid5507092 Sablan}{\lang2057\langfe1033\langnp2057\insrsid813592\charrsid5507092 will be additionally burdened by having two, rather than just one, respondent to }{ \lang2057\langfe1033\langnp2057\insrsid3413203\charrsid5507092 defend against}{\lang2057\langfe1033\langnp2057\insrsid813592\charrsid5507092 , and that }{\lang2057\langfe1033\langnp2057\insrsid3413203\charrsid5507092 she}{ \lang2057\langfe1033\langnp2057\insrsid813592\charrsid5507092 is incurring }{\lang2057\langfe1033\langnp2057\insrsid1470406\charrsid5507092 additional }{\lang2057\langfe1033\langnp2057\insrsid813592\charrsid5507092 expense}{ \lang2057\langfe1033\langnp2057\insrsid1470406\charrsid5507092 s}{\lang2057\langfe1033\langnp2057\insrsid813592\charrsid5507092 to defend her right to notice. }{\i\lang2057\langfe1033\langnp2057\insrsid6961117\charrsid5507092 See }{ \lang2057\langfe1033\langnp2057\insrsid6961117\charrsid5507092 Digital Recording at }{\lang2057\langfe1033\langnp2057\insrsid14239592\charrsid5507092 10:48:55-10:51}{\lang2057\langfe1033\langnp2057\insrsid6961117\charrsid5507092 (Oral Argument, June 29, 2011)}{\lang2057\langfe1033\langnp2057\insrsid14239592\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid3413203\charrsid5507092 However, w}{ \lang2057\langfe1033\langnp2057\insrsid10701914\charrsid5507092 e }{\lang2057\langfe1033\langnp2057\insrsid813592\charrsid5507092 agree with the trial court that }{\lang2057\langfe1033\langnp2057\insrsid1470406\charrsid5507092 the time, effort, and money Sablan has spent (or will have to spend) are those normally associated with defending a ruling on appeal, which she would have incurred whether Younex had sought to intervene pre-judgment or post-judgment.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid6961117\charrsid5507092 Counsel for Sablan further stated at oral argument that even though there may be no prejudice to Sablan, the court should }{ \lang2057\langfe1033\langnp2057\insrsid3413203\charrsid5507092 still not }{\lang2057\langfe1033\langnp2057\insrsid6961117\charrsid5507092 allow intervention at this late stage in the proceedings.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \i\lang2057\langfe1033\langnp2057\insrsid6961117\charrsid5507092 See }{\lang2057\langfe1033\langnp2057\insrsid6961117\charrsid5507092 Digital Recording at 10:51:42-10:51-58 (Oral Argument, June 29, 2011).}{\lang2057\langfe1033\langnp2057\insrsid5507092 } {\lang2057\langfe1033\langnp2057\insrsid6961117\charrsid5507092 This, however, is contrary to both the case authority on this issue as well as the policy concerns behind the requirement of timeliness for purposes of intervention.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Thus, th}{\lang2057\langfe1033\langnp2057\insrsid6961117\charrsid5507092 e }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid6961117\charrsid5507092 prejudice}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 factor }{ \lang2057\langfe1033\langnp2057\insrsid6961117\charrsid5507092 of the timeliness analysis }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 weighs in favor of granting intervention.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid3413203 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid7954298\charrsid5507092 [21]}{\lang2057\langfe1033\langnp2057\insrsid7954298\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid281430\charrsid5507092 T}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 he trial court}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid281430\charrsid5507092 s }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 f}{\lang2057\langfe1033\langnp2057\insrsid281430\charrsid5507092 inding }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 in favor}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 of Younex on the }{\lang2057\langfe1033\langnp2057\insrsid3413203\charrsid5507092 factor}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 of prejudice \endash a factor that is inextricably tied to the timeliness determination \endash further supports }{\lang2057\langfe1033\langnp2057\insrsid3413203\charrsid5507092 our }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 holding that the trial court abused its discretion in finding }{\lang2057\langfe1033\langnp2057\insrsid3413203\charrsid5507092 Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid3413203\charrsid5507092 s}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 motion untimely.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8079869\charrsid5507092 See }{ \i\lang2057\langfe1033\langnp2057\insrsid1185675\charrsid5507092 Crumble v. Blumthal}{\lang2057\langfe1033\langnp2057\insrsid1185675\charrsid5507092 , 549 F.2d 462, 468-69 (7th Cir}{\lang2057\langfe1033\langnp2057\insrsid3413203\charrsid5507092 .}{ \lang2057\langfe1033\langnp2057\insrsid1185675\charrsid5507092 1977) (}{\lang2057\langfe1033\langnp2057\insrsid15482478\charrsid5507092 ruling that}{\lang2057\langfe1033\langnp2057\insrsid1185675\charrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid15018987\charrsid5507092 the }{\lang2057\langfe1033\langnp2057\insrsid1185675\charrsid5507092 district court abused its discretion }{\lang2057\langfe1033\langnp2057\insrsid15482478\charrsid5507092 by}{ \lang2057\langfe1033\langnp2057\insrsid1185675\charrsid5507092 denying permissive intervention where the requirements of permissive intervention had been met and there was }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid1185675\charrsid5507092 no evidence}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid1185675\charrsid5507092 that intervention would prejudice the existing parties).}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid2829023\charrsid5507092 Furthermore, the parties to this appeal do not dispute that the substantive case (namely}{ \lang2057\langfe1033\langnp2057\insrsid3413203\charrsid5507092 ,}{\lang2057\langfe1033\langnp2057\insrsid2829023\charrsid5507092 the merits of the amended writ of judicial review) presents purely legal questions, and that there are no factual issues in dispute.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid2829023\charrsid5507092 This further weigh}{\lang2057\langfe1033\langnp2057\insrsid14696820\charrsid5507092 s}{\lang2057\langfe1033\langnp2057\insrsid2829023\charrsid5507092 against a finding of prejudic}{\lang2057\langfe1033\langnp2057\insrsid10701914\charrsid5507092 e by any delay }{\lang2057\langfe1033\langnp2057\insrsid3413203\charrsid5507092 Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid3413203\charrsid5507092 s post-judgment}{ \lang2057\langfe1033\langnp2057\insrsid10701914\charrsid5507092 intervention may cause, }{\lang2057\langfe1033\langnp2057\insrsid3413203\charrsid5507092 since}{\lang2057\langfe1033\langnp2057\insrsid10701914\charrsid5507092 there is no risk of witnesses becoming unavailable o}{\lang2057\langfe1033\langnp2057\insrsid3413203\charrsid5507092 r}{\lang2057\langfe1033\langnp2057\insrsid10701914\charrsid5507092 memories fading}{ \lang2057\langfe1033\langnp2057\insrsid1987807\charrsid5507092 ,}{\lang2057\langfe1033\langnp2057\insrsid10701914\charrsid5507092 as there would be in a case where there }{\lang2057\langfe1033\langnp2057\insrsid1987807\charrsid5507092 were facts in}{ \lang2057\langfe1033\langnp2057\insrsid10701914\charrsid5507092 dispute.}{\cs19\lang2057\langfe1033\langnp2057\insrsid14696820\charrsid5507092 \chftn {\footnote \pard\plain \s17\qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4134041 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs19\super\insrsid9979555 \chftn }{\insrsid9979555 In this case, intervention would likely not cause any undue delay prejudicing the rights of the existing parties. In fact, Younex has indicated its desire to become a party in part to move for }{\i\insrsid9979555\charrsid1987807 expedited}{ \insrsid9979555 review of the merits of the trial court\rquote s writ of judicial review, which, if granted, would actually speed the litigation along rather than cause undue delay.}}}{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 3. The Reason for and Length of the Delay}{\b\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 [22]}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 \tab The critical issue for the trial court was the third prong of the timeliness analysis, which is the length of and reason for Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s delay in seeking to intervene.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 The case of }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Shin v. Fujita}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 is factually and conceptually similar to this case, at least with respect to the timeliness analysis.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 In that case, there was ongoing litigation between Kevin Shin and Fujita Kanko Guam, Inc., regarding a contract dispute in which Shin sought specific performance or dam ages for anticipatory breach of an agreement for the sale of real estate.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Shin (Cho & Tumon Partners)}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 2009 Guam 21 \'b6 1.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Cho and Tumon Partners, LLC (}{ \lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Cho/TPLLC}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ), by virtue of a separate agreement with Shin relative to funding the purchase of subject real estate, had interests similar to those of Shin.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Id.}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 at \'b6 4.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Thus, they relied on Shin}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s counsel to protect their interests and believed that their interests were being adequately represented by Shin}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s counsel.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Id.}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 at \'b6 20.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Cho/TPLLC argued that when Shin fired his counsel, that was the point at which their interests diverged and they were no longer being adequately represented by an existing party.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Id.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 [23]}{\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 In the }{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Shin}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 case, the applicants for intervention sought to intervene some fourteen months after Shin filed the original complaint, and approximately nine months after the proposed intervenors entered into a litigation agreement with Shin seeking to obtain control of the litigation.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid11435209\charrsid5507092 Id.}{\lang2057\langfe1033\langnp2057\insrsid11435209\charrsid5507092 at \'b6\'b6 6, 19}{ \lang2057\langfe1033\langnp2057\insrsid13517880\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 The trial court denied Cho/TPLLP}{ \lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s motion to intervene, finding it untimely.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Id.}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 at \'b6 19.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid2497741\charrsid5507092 On appeal}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , this court held that the trial court abused its discretion in finding the motion untimely.}{ \cs19\lang2057\langfe1033\langnp2057\insrsid12069666\charrsid5507092 \chftn {\footnote \pard\plain \s17\qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4134041 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs19\super\insrsid9979555 \chftn }{\insrsid9979555 }{\insrsid9979555\charrsid12069666 In }{\i\insrsid9979555\charrsid529221 Shin}{\insrsid9979555\charrsid12069666 , although this court held that the trial court abused its discretion in ruling that the motion was untimely, we affirmed the trial court\rquote s denial of Cho/TPLLC\rquote s motion to intervene based on a finding that Cho/TPLLC failed to show that they had a significantly protectable interest in the litigation. }{\i\insrsid9979555\charrsid1604551 Shin (Cho & Tumon Partners)}{\insrsid9979555\charrsid12069666 , 2009 Guam 21 \'b6\'b6 32-33, 56.}{\insrsid9979555 }}}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 This court determined that the relevant point from which timeliness should be determined is the point at which the proposed intervenor became aware that its interests were no longer being represented by an existing party}{ \lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s counsel.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Id.}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 at \'b6 22.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 The holding reads in part:}{ \lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid5507092 {\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Cho/TPLLC contend that the [trial court] should have given more weight to the fact that, pursuant to the Litigation Agreement, their interests in the Fujita litigation were adequately represented until the moment Shin terminated Pipes as counsel.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 We agree.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Cho/TPLLC would not have been able to overcome the presumption of adequate representation until they could present evidence that their interest had diverged from the interest of the existing party, Shin.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 This divergence was presumably only demonstrable from the moment Shin}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s substitute counsel informed Pipes that Shin would not appeal the adverse ruling and filed a statement of non-opposition to a summary judgment motion by Fujita to extinguish his claims.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Cho/TPLLC}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s motion to intervene, filed the day after Shin terminated Pipes as counsel, was timely.}{\lang2057\langfe1033\langnp2057\insrsid16646626 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5507092 {\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Id.}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 at \'b6 23.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 [24]}{\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Similarly, in the instant case, Younex and the existing parties (the GLUC and DLM) }{\lang2057\langfe1033\langnp2057\insrsid27353\charrsid5507092 seemingly }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 had a harmony of interests th roughout the litigation, and counsel for the GLUC and DLM fought against the nullification of the GLUC action approving Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s }{ \lang2057\langfe1033\langnp2057\insrsid27353\charrsid5507092 application }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 for a zone variance.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 The Attorney General }{\lang2057\langfe1033\langnp2057\insrsid3020916\charrsid5507092 appeared to be }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 adequately protecting Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s interest}{\lang2057\langfe1033\langnp2057\insrsid3020916\charrsid5507092 s}{ \lang2057\langfe1033\langnp2057\insrsid1987807\charrsid5507092 at that time}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , which }{\lang2057\langfe1033\langnp2057\insrsid9658446\charrsid5507092 arguably }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 barred Younex from moving to intervene as a matter of right.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 See}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 GRCP 24(a)(2) (an applicant who otherwise satisfies the criteria for intervention may move to intervene }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 unless the applicant}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s interest is adequately represented by existing parties} {\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ).}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid15222179\charrsid5507092 Although the }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 trial court}{\lang2057\langfe1033\langnp2057\insrsid15222179\charrsid5507092 ruled that}{\lang2057\langfe1033\langnp2057\insrsid3807443\charrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid15222179\charrsid5507092 [b]ecause the Government adequately represented Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{ \lang2057\langfe1033\langnp2057\insrsid15222179\charrsid5507092 s interests throughout the duration of these proceedings,}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid15222179\charrsid5507092 it }{ \lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid5721856\charrsid5507092 [}{\lang2057\langfe1033\langnp2057\insrsid15222179\charrsid5507092 did}{\lang2057\langfe1033\langnp2057\insrsid5721856\charrsid5507092 ]}{ \lang2057\langfe1033\langnp2057\insrsid15222179\charrsid5507092 not find Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid15222179\charrsid5507092 s divergence argument convincing,}{ \lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid15222179\charrsid5507092 it also ruled that Younex unreasonably delayed in moving to intervene}{\lang2057\langfe1033\langnp2057\insrsid271791\charrsid5507092 \endash findings which appear to be at odds}{\lang2057\langfe1033\langnp2057\insrsid15222179\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ER at }{ \lang2057\langfe1033\langnp2057\insrsid15222179\charrsid5507092 228 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 (Dec. & Order}{\lang2057\langfe1033\langnp2057\insrsid5721856\charrsid5507092 - Mot. to Intervene}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ).}{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 [25]}{\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 As GRCP 24(a)(2) conveys, and as this court has } {\lang2057\langfe1033\langnp2057\insrsid529221\charrsid5507092 previously }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 clarified, }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 [a]n applicant should not be expected to petition for intervention in instances in which it has no reason to believe its interests are not being properly represented.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 " }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Shin (Cho & Tumon Partners)}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 2009 Guam 21 \'b6 22.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid2829023\charrsid5507092 The timeliness clock runs }{\i\lang2057\langfe1033\langnp2057\insrsid2829023\charrsid5507092 either}{ \lang2057\langfe1033\langnp2057\insrsid2829023\charrsid5507092 from the time the applicant knew or reasonably should have known of his interest . . . }{\i\lang2057\langfe1033\langnp2057\insrsid2829023\charrsid5507092 or}{ \lang2057\langfe1033\langnp2057\insrsid2829023\charrsid5507092 from the time he became aware that his interest would no longer be protected by the existing parties to the lawsuit.}{\lang2057\langfe1033\langnp2057\insrsid5507092 " }{ \i\lang2057\langfe1033\langnp2057\insrsid2829023\charrsid5507092 Edwards v. City of Houston}{\lang2057\langfe1033\langnp2057\insrsid2829023\charrsid5507092 , 78 F.3d 983, 1000 (5th Cir. 1996) (emphas}{ \lang2057\langfe1033\langnp2057\insrsid15862669\charrsid5507092 e}{\lang2057\langfe1033\langnp2057\insrsid2829023\charrsid5507092 s added) (citations omitted).}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 The proper legal }{\lang2057\langfe1033\langnp2057\insrsid14696820\charrsid5507092 standard}{\lang2057\langfe1033\langnp2057\insrsid1987807\charrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 in undertaking a timeliness determination}{\lang2057\langfe1033\langnp2057\insrsid9119210\charrsid5507092 , therefore,}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid2829023\charrsid5507092 requires the court}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 to consider when the proposed intervenor became}{ \lang2057\langfe1033\langnp2057\insrsid10174981\charrsid5507092 aware that its interests were n}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 o longer being protected by a party.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 In this case, as in the }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Shin}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 case, it appears that the trial court imputed a premature duty upon the would-be intervenor to move for intervention at a time when it was }{\lang2057\langfe1033\langnp2057\insrsid10174981\charrsid5507092 arguably }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 still being adequately represented by an existing party.}{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 [26]}{\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 The trial court in this case found that }{ \lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Younex was poised to intervene}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 since the time the trial court issued its decision and order on the motion to dismiss and motion to amend in November 2009, suggesting that Younex delayed for n early fifteen months in bringing the motion (from November 27, 2009 to February 24, 2011).}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid7224435\charrsid5507092 ER at 226 n. 2 (Dec. & Order}{ \lang2057\langfe1033\langnp2057\insrsid15233865\charrsid5507092 - Mot. to Intervene}{\lang2057\langfe1033\langnp2057\insrsid7224435\charrsid5507092 ).}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Using }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Shin}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 as guidance, however, the triggering event here}{ \lang2057\langfe1033\langnp2057\insrsid10174981\charrsid5507092 , as Younex asserts,}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 was when Younex ascertained from counsel for the GLUC and DLM that he would not move for reconsideration and would not seek to expedite }{\lang2057\langfe1033\langnp2057\insrsid3020916\charrsid5507092 any }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 appeal.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Considering the circumstances from}{\lang2057\langfe1033\langnp2057\insrsid142949\charrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 this standpoint, there was scarcely any delay}{\cs19\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 \chftn {\footnote \pard\plain \s17\qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid4134041 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs19\super\insrsid9979555 \chftn }{\insrsid9979555 }{\insrsid9979555\charrsid5913092 According to the declaration of counsel for Younex, }{\insrsid9979555 he}{\insrsid9979555\charrsid5913092 ascertained from counsel for the GLUC and DLM on February 23, 2011}{\insrsid9979555 , }{\insrsid9979555\charrsid5913092 that }{\insrsid9979555 the GLUC and DLM}{\insrsid9979555\charrsid5913092 would not seek reconsideration. ER at 120. Younex filed its motion to intervene the next day, February 24, 2011. }}}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 in Younex bringing its motion to intervene.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 As such, the trial court was in error in finding the motion untimely}{ \lang2057\langfe1033\langnp2057\insrsid2829023\charrsid5507092 , particularly with a finding of no prejudice to the existing parties}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 [27]}{\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid10174981\charrsid5507092 Having found}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 that Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s motion was not untimely, }{ \lang2057\langfe1033\langnp2057\insrsid10174981\charrsid5507092 we now address}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 the other factors in the intervention analysis.}{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 B. Significantly Protectable Interest}{\b\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 [28]}{\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Even though its analysis could have ended once it determined that Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s motion to intervene was untimely, the trial court nonetheless went on to make findings as to the other intervention criteria.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Among those is the requirement that a proposed intervenor must show that it has a significantly protectable interest in the litigation in order to merit intervention.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Limtiaco (Guam Music)}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 2009 Guam 7 \'b6 27.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 The trial court found in its decision and order that Younex had a significantly protectable interest in the underlying litigation, and thus satisfied this factor of the intervention analysis.} {\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 In reaching this decision, the trial court cited a recent Ninth Circuit case for the holding that a prospective intervenor satisfies this prong if it will suffer a practical impairment of its interest as a result of the litigation.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Id.}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid15862669\charrsid5507092 (}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 citing }{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Wilderness Soc. v. U.S. Forest Serv.}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 630 F. 3d 1173, 1179 (9th Cir. 2011)}{ \lang2057\langfe1033\langnp2057\insrsid15862669\charrsid5507092 )}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 [29]}{\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 This court reviews }{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 de novo}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 whether the trial court}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s finding on this criterion was correct.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Limtiaco (Guam Music)}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 2009 Guam 7 \'b6 8.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 To determine whether an applicant for intervention has a significantly protectable interest, the applicant must establish: (1) that the claimed inte rest is protectable under some law; and (2) that there is a relationship between the protectable interest and the claims at issue.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Limtiaco (Guam Music)}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 2009 Guam 7 \'b6 27 (citation omitted).}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Younex asserts that it has a constitutionally protected, vested property interest in the }{\lang2057\langfe1033\langnp2057\insrsid27353\charrsid5507092 zone variance }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 it applied for and received from the GLUC.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 See}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Appellant}{ \lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s Br. at 13 (June 1, 2011).}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Younex }{\lang2057\langfe1033\langnp2057\insrsid10567273\charrsid5507092 submits }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 that it undertook an arduous and costly process to satisfy the application requirements, that it complied with all application procedures, and that it relied in good faith on the validity of the }{ \lang2057\langfe1033\langnp2057\insrsid27353\charrsid5507092 variance }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 it eventually received.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ER at 69-71 (Decl. of David B. Tydingco}{\lang2057\langfe1033\langnp2057\insrsid5271220\charrsid5507092 , Feb. 24, 2011}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ); }{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 see also}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ER at 230 n.5 (Dec. & Order}{\lang2057\langfe1033\langnp2057\insrsid1638649\charrsid5507092 - Mot. to Intervene}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ).}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Indeed, Younex relied on the }{ \lang2057\langfe1033\langnp2057\insrsid27353\charrsid5507092 approval for zone variance }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 to the extent that it invested and expended }{ \lang2057\langfe1033\langnp2057\insrsid1840005\charrsid5507092 tens of millions of dollars }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 thus far on the Jonestown development, which now stands in jeopardy.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 See}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ER at 66, 70}{ \lang2057\langfe1033\langnp2057\insrsid1638649\charrsid5507092 (Decl. of David B. Tydingco)}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ; s}{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ee, e.g}{ \i\lang2057\langfe1033\langnp2057\insrsid12008575\charrsid5507092 .}{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , Elkins v. Dist. of Columbia}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 527 F.}{ \lang2057\langfe1033\langnp2057\insrsid13517880\charrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Supp.}{\lang2057\langfe1033\langnp2057\insrsid13517880\charrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 2d 36, 4}{\lang2057\langfe1033\langnp2057\insrsid16280920\charrsid5507092 7}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 n.13 (D.C. Cir. 2007) (}{ \lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 The holder of a building permit or temporary building permit has a property interest in the continued effect of such permit, when the permit can only be revoked upon certain conditions.}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ); }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Southwest }{\i\lang2057\langfe1033\langnp2057\insrsid1638649\charrsid5507092 Ctr. }{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 for Biological Diversity v. Berg}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 268 F.3d 810, 818 (9th Cir. 2001) (}{ \lang2057\langfe1033\langnp2057\insrsid16280920\charrsid5507092 finding that }{\lang2057\langfe1033\langnp2057\insrsid12010372\charrsid5507092 a}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 n applicant for intervention demonstrate}{ \lang2057\langfe1033\langnp2057\insrsid16280920\charrsid5507092 s}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 a significantly protectable interest when the relief sought }{ \lang2057\langfe1033\langnp2057\insrsid16280920\charrsid5507092 by a plaintiff }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 will have direct, immediate, and harmful effects upon the applicant}{ \lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s legally protectable i}{\lang2057\langfe1033\langnp2057\insrsid12010372\charrsid5507092 nterests}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ).}{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 [30]}{\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 This court has previously held that a similar type of interest in a license or permit is }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 significantly protectable}{ \lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 for intervention purposes.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 In }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Limtiaco}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , the proposed intervenors, Guam Music, Inc., (}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 GMI}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ) had its license}{ \lang2057\langfe1033\langnp2057\insrsid10182443\charrsid5507092 s}{\lang2057\langfe1033\langnp2057\insrsid13595332\charrsid5507092 for gaming machines}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 revoked in an action to which }{ \lang2057\langfe1033\langnp2057\insrsid9241699\charrsid5507092 it was}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 not a party.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid10182443\charrsid5507092 2009 Guam 7 \'b6}{\lang2057\langfe1033\langnp2057\insrsid13238954\charrsid5507092 \'b6}{\lang2057\langfe1033\langnp2057\insrsid10182443\charrsid5507092 1}{ \lang2057\langfe1033\langnp2057\insrsid13238954\charrsid5507092 , 4}{\lang2057\langfe1033\langnp2057\insrsid10182443\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 GMI subsequently moved to intervene, and the trial court denied the motion.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid10182443\charrsid5507092 Id}{ \lang2057\langfe1033\langnp2057\insrsid10182443\charrsid5507092 . at \'b6 5.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 In evaluating the }{ \lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 significantly protectable interest}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 factor of the intervention analysis on review, this court stated:}{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }\pard \ql \li720\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin720\itap0\pararsid5507092 {\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Here too, GMI had former rights in its gaming licenses which were connected to its ownership of pro}{\lang2057\langfe1033\langnp2057\insrsid12010372\charrsid5507092 p}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 er}{ \lang2057\langfe1033\langnp2057\insrsid12010372\charrsid5507092 t}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 y, i.e. the gaming machines, and its status as a licensee.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Moreover, GM}{\lang2057\langfe1033\langnp2057\insrsid12010372\charrsid5507092 I}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s profits are directly related to its ability to obtain licenses and legally operate its machines.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Those licenses are protected under the regulatory licensing scheme implemented by the DRT, and the status of those licenses is the central issue in the present case.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 GMI therefore has a }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 significantly protectable interest}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 in this case. \par }{\lang2057\langfe1033\langnp2057\insrsid1712302\charrsid5507092 \par }\pard \ql \li0\ri0\nowidctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid5507092 {\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Limtiaco (Guam Music)}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 2009 Guam 7 \'b6 31.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Younex likewise }{\lang2057\langfe1033\langnp2057\insrsid12010372\charrsid5507092 has}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 a property, business, and due process interest in the zoning }{\lang2057\langfe1033\langnp2057\insrsid27353\charrsid5507092 variance}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , which it applied for, undertook significan}{\lang2057\langfe1033\langnp2057\insrsid6641388\charrsid5507092 t}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 steps and expense to obtain, and relied in good faith upon to their financial detriment once }{\lang2057\langfe1033\langnp2057\insrsid6641388\charrsid5507092 obtained}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 .}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid12010372\charrsid5507092 Upon }{\i\lang2057\langfe1033\langnp2057\insrsid12010372\charrsid5507092 de novo}{ \lang2057\langfe1033\langnp2057\insrsid12010372\charrsid5507092 review}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , the trial court correctly found that Younex stands to suffer a practical impa irment of its interest as a result of the litigation, and thus that it has a significantly protectable interest to merit intervention.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 See} {\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Wilderness Soc.}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 630 F. 3d at 1179.}{ \lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 C. Impairment of Younex}{\b\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\b\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s Ability to Protect its Interests}{ \b\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 [31]}{\b\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 In its decisions and order denying the GLUC and DLM}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s motion to dismiss Sablan}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s petition for failure to join Younex as the real party in interest, the trial court stated that }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Younex Corporation, as a practical matter cannot protect its interest while the Court determines whether or not the GLUC followed Guam laws and regulations . . .}{ \lang2057\langfe1033\langnp2057\insrsid7100356\charrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid5507092 " }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ER at 27-28}{\lang2057\langfe1033\langnp2057\insrsid16189159\charrsid5507092 (Dec. & Order - Mots. to Dismiss and Amend)}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Further, in its decision and order denying intervention, the trial court stated that it }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 recognizes Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s ability to protec t its interest in the approval of its zone variance may be impaired if the Motion [to }{\lang2057\langfe1033\langnp2057\insrsid13517880\charrsid5507092 Intervene}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ] is not granted.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 " }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ER at 229}{\lang2057\langfe1033\langnp2057\insrsid16189159\charrsid5507092 (Dec. & Order - Mot. to Intervene)}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 However, it went on to also find that Younex had other remedies at law and in equity to protect its interest wholly separate from the judicial review proceedings.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 In }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Limtiaco}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , the trial court}{ \lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s denial of GMI}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s motion to intervene was based in part on the trial court}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s finding that GMI had the ability to seek a remedy independent of the action in which it was seeking to intervene.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Limtiaco (Guam Music)}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 2009 Guam 7 \'b6 32.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 On appeal, this court stated that }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 the test is not whether a party}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s remedies are completely foreclosed \endash rather, this court must consider whether those remedies are impaired or impeded by not allowing intervention.}{\lang2057\langfe1033\langnp2057\insrsid5507092 " }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Id.}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 at \'b6 33 (citation omitted).}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 In this case, the fact that Younex could simply start the administrative process from scratch and reapply to the GLUC for a zone variance \endash keeping its development project and its in vestment on hold during the application process, and with no assurances that its applic}{\lang2057\langfe1033\langnp2057\insrsid12010372\charrsid5507092 ation would again be granted \endash }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 does not mean that its ability to protect its interest would not be impeded or impaired absent intervention.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 As such, Younex satisfies th}{\lang2057\langfe1033\langnp2057\insrsid5507092 is prong of the test.}{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 D. Inadequate Representation by the GLUC and DLM}{\b\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 [32]}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 \tab Younex asserts that its interests had been adequately represented throughout the underlying proceedings by the Office of the Attorney General, which represented respondents GLUC and DLM.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 However, Younex argues that there was a divergence of interests when it ascertained from the Attorney General that the GLUC and DLM would not seek reconsideration of the writ of judicial review.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 This, according to Younex, was the point at which }{\lang2057\langfe1033\langnp2057\insrsid9241699\charrsid5507092 its }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 need to intervene arose.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 GRCP Rule 24 allows for intervention when an applicant claims an interest relating to the subject of the litigation and the disposition of the litigation may as a practical matter impair or impede the applicant}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s ability to protect that interest, }{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 unless the applicant}{\i\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s interest is adequately represented by existing parties}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 GRCP 24(a)(2)}{ \lang2057\langfe1033\langnp2057\insrsid13238954\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 [33]}{\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Younex contends that because its interests had been adequately represented by existing parties, namely the GLUC and DLM, there was no need to move to intervene in the matter below \endash at least up until the point where its interests were no longer being adequately represented.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 The unwillingness of the GLUC and DLM to seek reconsideration of the writ of judicial review and its tentativeness about seeking appellate review rendered Younex }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 so situated that the disposition of the action may as a practical matter impair or impede [its] ability to protect that interest[.]}{\lang2057\langfe1033\langnp2057\insrsid5507092 " }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 GRCP 24(a)(2).}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid3235889\charrsid5507092 As further evidence of the divergence of interests between Younex and the GLUC and DLM, the Attorney General stated at oral argument that presently, the government}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{ \lang2057\langfe1033\langnp2057\insrsid3235889\charrsid5507092 s interest in litigating this matter is different from Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid3235889\charrsid5507092 s.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid6561506\charrsid5507092 As counsel stated, t}{\lang2057\langfe1033\langnp2057\insrsid3235889\charrsid5507092 he Office of the Attorney General is primarily concerned with knowing what notice procedures apply to such hearings before the GLUC for future reference, and also preparing to defend t he government against any possible lawsuits that may be brought by Younex or other entities that may have their permits}{\lang2057\langfe1033\langnp2057\insrsid27353\charrsid5507092 or approvals for zone variance}{ \lang2057\langfe1033\langnp2057\insrsid3235889\charrsid5507092 declared null and void as a result of this case and the precedent it will set.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \i\lang2057\langfe1033\langnp2057\insrsid6961117\charrsid5507092 See}{\lang2057\langfe1033\langnp2057\insrsid6961117\charrsid5507092 Digital Recording at }{\lang2057\langfe1033\langnp2057\insrsid14239592\charrsid5507092 11:01:03-11:02:08}{ \lang2057\langfe1033\langnp2057\insrsid6961117\charrsid5507092 (Oral Argument, June 29, 2011)}{\lang2057\langfe1033\langnp2057\insrsid14239592\charrsid5507092 .}{\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 [34]}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 \tab Once again, even though the trial court found Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s motion to be untimely, it went on to address the other factors in the analysis.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 In doing so, it made the following statement: }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Hence, the Court finds that Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s interest was adequately represented throughout the proceedings.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Nonetheless, Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s interests are presently inadequately represented by the Government because the Government is unwilling to appeal the Court}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s decision.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 " }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ER at 231 (Dec. & Order}{\lang2057\langfe1033\langnp2057\insrsid16205749\charrsid5507092 - Mot. to Intervene}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ).}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 The trial court, therefore, seems to have agreed with Younex}{ \lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s argument regarding the divergence of interest that occurred }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 after}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 the issuance of the writ of judicial review, which further cuts against its finding that Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s delay in bringing its motion to intervene was }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 manifestly unreasonable.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Id.}{\i\lang2057\langfe1033\langnp2057\insrsid8656142 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 [35]}{\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Upon }{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 de novo}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 review, the trial court}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s finding }{\lang2057\langfe1033\langnp2057\insrsid10567273\charrsid5507092 that }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 the GLUC and DLM }{ \lang2057\langfe1033\langnp2057\insrsid10567273\charrsid5507092 would not adequately represent }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s interest }{\lang2057\langfe1033\langnp2057\insrsid10567273\charrsid5507092 post judgment }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 was not in error.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 In determining whether the GLUC and DLM were adequately representing Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s interests, a court must consider: (1) }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 whether the interest of a present party is such that it will undoubtedly make all the intervenor}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s arguments}{ \lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ; (2) }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 whether the present party is capable and willing to make such arguments}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ; and (3) }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 whether the intervenor would offer any necessary elements to the proceedings that the other parties would neglect.}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Limtiaco (Guam Music)}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 2009 Guam }{ \lang2057\langfe1033\langnp2057\insrsid13595332\charrsid5507092 7 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 \'b6 }{\lang2057\langfe1033\langnp2057\insrsid4547462\charrsid5507092 35}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid12849092\charrsid5507092 (}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 citing }{ \i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 California v. Tahoe Reg}{\i\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 l Planning Agency}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 , 792 F.2d 775, 778 (9th Cir. 1986)}{\lang2057\langfe1033\langnp2057\insrsid12849092\charrsid5507092 ).}{\i\lang2057\langfe1033\langnp2057\insrsid3235889 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 [36]\tab }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 All requirements s}{\lang2057\langfe1033\langnp2057\insrsid3899128\charrsid5507092 eems to be satisfied here: (1) T}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 he GLUC and DLM were not }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 undoubtedly}{ \lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 going to make all Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s arguments, particularly but not exclusively as they relate to reconsideration of the writ of judicial review; (2)}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 the GLUC and DLM stated that they were unwilling to make an argument for reconsideration or to expedite appellate review; and (3) Younex representatives declared that they sought to intervene so that they may advance certain arguments or seek certain remedies that the GLUC and DLM would not \endash namely, to demonstrate the trial court}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s plain error in a motion for reconsideration and/or to file an appeal.}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 See}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ER at 37-64 (Mot. to Intervene, Feb. 24, 2011).}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 As such, the trial court was correct in finding that }{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s interests are presently inadequately represented by the Government because the Government is unwilling to appeal the Court}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{ \lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 s decision.}{\lang2057\langfe1033\langnp2057\insrsid5507092 "}{\cs19\lang2057\langfe1033\langnp2057\insrsid3899128\charrsid5507092 \chftn {\footnote \pard\plain \s17\qj \fi720\li0\ri0\sa120\widctlpar\aspalpha\aspnum\faauto\adjustright\rin0\lin0\itap0\pararsid13517880 \fs20\lang1033\langfe1033\cgrid\langnp1033\langfenp1033 {\cs19\super\insrsid9979555 \chftn }{\insrsid9979555 The fact that the GLUC and DLM eventually did appeal the amended writ of judicial review does not affect this finding.}}}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ER at 231 (Dec. & Order}{\lang2057\langfe1033\langnp2057\insrsid16205749\charrsid5507092 - Mot. to Intervene}{\lang2057\langfe1033\langnp2057\insrsid8656142\charrsid5507092 ).}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid1712302 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid13389028\charrsid5507092 V.}{\b\lang2057\langfe1033\langnp2057\insrsid5507092 }{\b\lang2057\langfe1033\langnp2057\insrsid13390775\charrsid5507092 CONCLUSION}{\b\lang2057\langfe1033\langnp2057\insrsid10760 \par }{\b\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 [37]}{\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 \tab }{\lang2057\langfe1033\langnp2057\insrsid13779706\charrsid5507092 The}{ \lang2057\langfe1033\langnp2057\insrsid4991606\charrsid5507092 trial court }{\lang2057\langfe1033\langnp2057\insrsid13779706\charrsid5507092 abused its discretion}{\lang2057\langfe1033\langnp2057\insrsid4991606\charrsid5507092 }{ \lang2057\langfe1033\langnp2057\insrsid4991606\charrsid5507092 in ruling that Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid4991606\charrsid5507092 s motion was untimely, particularly after it found that there was no prejudice to Sablan or the GLUC and DLM, and indeed that the GLUC and DL}{\lang2057\langfe1033\langnp2057\insrsid3899128\charrsid5507092 M did not oppose intervention.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid13779706\charrsid5507092 Upon}{\lang2057\langfe1033\langnp2057\insrsid5507092 }{\i\lang2057\langfe1033\langnp2057\insrsid4991606\charrsid5507092 de novo}{ \lang2057\langfe1033\langnp2057\insrsid13779706\charrsid5507092 review of the other intervention criteria}{\lang2057\langfe1033\langnp2057\insrsid4991606\charrsid5507092 ,}{\lang2057\langfe1033\langnp2057\insrsid13779706\charrsid5507092 we hold that }{ \lang2057\langfe1033\langnp2057\insrsid4991606\charrsid5507092 (1) Younex did have a significantly protectable interest}{\lang2057\langfe1033\langnp2057\insrsid4547462\charrsid5507092 ;}{\lang2057\langfe1033\langnp2057\insrsid4991606\charrsid5507092 (2) Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid4991606\charrsid5507092 s ability to protect that interest would be impeded or impaired without intervention}{ \lang2057\langfe1033\langnp2057\insrsid4547462\charrsid5507092 ;}{\lang2057\langfe1033\langnp2057\insrsid4991606\charrsid5507092 and (3) at the time of the motion to intervene, Younex was not adequately represented by an existing party.}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid13779706\charrsid5507092 As such, Younex should have been allowed to intervene as a matter of right.}{\lang2057\langfe1033\langnp2057\insrsid4991606 \par }{\lang2057\langfe1033\langnp2057\insrsid5507092\charrsid5507092 \par }{\b\lang2057\langfe1033\langnp2057\insrsid8545673\charrsid5507092 [38]\tab }{\lang2057\langfe1033\langnp2057\insrsid13779706\charrsid5507092 Accordingly, }{\lang2057\langfe1033\langnp2057\insrsid4991606\charrsid5507092 the }{ \lang2057\langfe1033\langnp2057\insrsid16205749\charrsid5507092 Decision }{\lang2057\langfe1033\langnp2057\insrsid4991606\charrsid5507092 and }{\lang2057\langfe1033\langnp2057\insrsid11283734\charrsid5507092 Order }{ \lang2057\langfe1033\langnp2057\insrsid4991606\charrsid5507092 of the trial court denying Younex}{\lang2057\langfe1033\langnp2057\insrsid5507092 '}{\lang2057\langfe1033\langnp2057\insrsid4991606\charrsid5507092 s }{ \lang2057\langfe1033\langnp2057\insrsid11283734\charrsid5507092 Motion }{\lang2057\langfe1033\langnp2057\insrsid4991606\charrsid5507092 to }{\lang2057\langfe1033\langnp2057\insrsid11283734\charrsid5507092 Intervene }{ \lang2057\langfe1033\langnp2057\insrsid4991606\charrsid5507092 is }{\b\lang2057\langfe1033\langnp2057\insrsid4991606\charrsid5507092 REVERSED}{\lang2057\langfe1033\langnp2057\insrsid4991606\charrsid5507092 .}{ \lang2057\langfe1033\langnp2057\insrsid5507092 }{\lang2057\langfe1033\langnp2057\insrsid13389028\charrsid5507092 \par }}