Anne E. Mudge



Recognized Leader In Land Use Law

Anne ("Annie") is one of California's leading siting and permitting lawyers for land use development and utility-scale energy projects. She has been recognized as one of Daily Journal’s Top 100 Lawyers in California, and has twice been named among the Top 50 Women Lawyers in Northern California. She is a recognized leader in the permitting of renewable energy facilities, and she is a frequent speaker and presenter on renewable energy issues.

Companies and individuals turn to Annie to navigate federal, state, and local requirements necessary to build wind, solar, geothermal, and gas-fired energy plants, new communities, residential high rises, industrial parks, manufacturing facilities, landfills, shopping centers, and institutional facilities.

Land Use Counsel For California's Developers

Annie has more than 30 years experience in the areas of CEQA, NEPA, zoning and planning, and laws related to wetlands and endangered species, water supply planning, subdivisions, annexation, coastal development, and Williamson Act. She has helped clients develop housing projects, schools, hospitals, hotels, vineyards, master planned communities, public facilities, recycling centers and research parks, among other projects. She also has significant litigation experience defending land use approvals and environmental review documents for projects. From 2003 to 2009, she served as a Planning Commissioner for the City of Oakland, supporting then-mayor Jerry Brown's efforts to revitalize Oakland's downtown, waterfront, and neighborhood shopping areas.

Supporting The Effort To Develop Renewable Energy

Annie has been involved in the development of thousands of megawatts of renewable energy in the California, guiding numerous major energy plants through CEQA/NEPA compliance and helping to secure the local, state, and federal permits necessary to construct and operate the projects. This state-wide practice includes projects on both private and public land in numerous counties, including Contra Costa, Fresno, Imperial, Kern, Kings, Lassen, Los Angeles, Monterey, Riverside, Sacramento, San Bernardino, San Diego, Shasta, Siskiyou, Solano, and Tulare. She also supported the commercial financing of many of these projects through the issuance of permitting opinions.

Annie acted as permitting counsel for several multimillion-dollar wind projects, a role that meant getting permit approvals from a range of state, federal and local agencies; all on tight deadlines before federal tax credits for the projects expired. She also guided developers of a number of other renewable energy projects across California to gain approval including the nation's largest wind farm, the 1,020-megawatt Alta Wind Center in the Tehachapi Mountains, the $300 million Shiloh IV Wind Energy Project in Solano County and an  88-megawatt solar energy facility near Sacramento.


Renewable Energy Projects

Representative Wind Projects. Patterson Pass Wind Project (19 MW); Shiloh I Wind Energy (150 MW); Shiloh II Wind Energy (150 MW); Shiloh III Wind Energy (120 MW); Shiloh IV Wind Energy (102.5 MW); enXco V Repowering (9 MW); PdV/Manzana/PdV Infill Wind Energy (300 MW); Pacific Wind Energy (140 MW); Catalina Wind and Solar Energy (560 MW); Alta Oak Creek Mojave Wind Energy (800 MW); ChiPs Infill Wind Energy (100 MW); Alta Infill Wind Energy (150 MW); Alta East (250 MW); Morgan Hills Wind Energy Project (150 MW); Tylerhorse Wind Project (60 MW); Granite Mountain Wind Energy (60 MW); Ocotillo Wind Energy (230 MW); Horse Lake Wind Project (100 MW); Campo Wind Project (60 MW).

Representative Solar Projects. McKenzie Solar (20 MW); Dillard Solar (20 MW); Bruceville Solar (20 MW); Apple Road Solar (1.5 MW); Rosamond Solar (50 MW); FRV Valley Solar (70 MW); Beacon Solar (250 MW); Oro Verde Solar (450 MW); Valley Solar (60 MW); Orion Solar (40 MW); Eagle Mountain Solar (40 MW); Lucerne Solar (100 MW); Avenal Solar (39 MW); Lancaster Solar (20 MW); Borrego Solar (49 MW); Stratford Solar (45 MW); White River Solar (20 MW); Corcoran Solar (20 MW); Kingbird Solar (60MW).

Representative Geothermal Projects. Four Mile Geothermal Power Plant (49.5 MW); Buckeye Geothermal Plant (49 MW); Wildhorse Geothermal Plant (49 MW); Recycled Water Pipeline for Geysers Geothermal Steamfield.

Representative Master Planned Communities

Oak Knoll Planned Development, Oakland, California. Represented a developer in obtaining land use entitlements for redevelopment of former naval hospital site for 900 unit and 80,000 square feet commercial development in Oakland, California.

Newark Areas 3 and 4 Specific Plan, Newark, California. Represented a developer in obtaining certification of EIR and granting of land use entitlements and Development Agreement for 1,200 unit project in Newark, California.

Patterson Ranch Planned Unit Development, Fremont California. Represented a developer in obtaining certification of EIR land use entitlements and Development Agreement for 500 units, including major gift of open space to East Bay Regional Park District.

Panhandle Specific Plan, Sacramento County. Represented a developer in obtaining certification of EIR and subdivision for 300 unit project with neighborhood retail center.

West Roseville Specific Plan, Roseville, California. Represented a developer in certifying EIR and obtaining land use entitlements for 3,000 unit master planned community with neighborhood commercial center in Roseville, California.

Coyote Valley Specific Plan, San Jose, California. Represented consortium of development interests in working towards approval of Specific Plan proposing 25,000 units and 50,000 jobs in San Jose, California. (Draft EIR issued; proposal withdrawn.)

Woodside Estates, Woodside, California. Represented developer in obtaining subdivision and other entitlements required for development of luxury homes, including a streambed alteration agreement and take permits for endangered species.

Beachwood Subdivision, Half Moon Bay, California. Represented a developer in obtaining vesting tentative map for formerly approved subdivision in Half Moon Bay, California involving alleged wetlands in former construction depressions. Ultimately led to litigation against city and favorable settlement on behalf of developer.

Representative Industrial, Commercial, And Institutional Projects

La Bahia Hotel. Represented developer in obtaining land use entitlements for construction of a 165-room hotel on the Santa Cruz Boardwalk, including successful denial of appeal to Coastal Commission.

South San Francisco Scavenger Materials Recovery Facility, South San Francisco, California. Represented a developer in obtaining certification of EIR and approval of land use entitlements for a 100,000 square foot materials recovery facility (recycling).

The Bentley School, Oakland, California. Represented an independent K-8 school in amendment of its conditional use permit to allow for compliance with terms and conditions and with Traffic Demand Management Program.

Gateking Industrial Park, Santa Clarita, California. Represented a developer in obtaining certification of EIR and approval of land use entitlements, including a Development Agreement for a 4.2 million square foot industrial park.

Pyramid Ale Brewery, Berkeley, California. Represented developer in obtaining approval of Mitigated Negative Declaration and conditional use permit for 50,000 square foot brewery and restaurant.

Mountain View Cemetery, Oakland, California. Represented cemetery association in various development projects, including permits for the construction and operation of a mausoleum, chapel, funeral home, new grave sites.

Clos de La Tech Winery and Vineyards, San Mateo County, California. Represented winery owner in approval of a Mitigated Negative Declaration and entitlements for expansion of vineyards and construction and operation of a new winery on 66 acres.

Menlo Business Park, Menlo Park, California. Represented a business park owner in obtaining annexation of business park into Menlo Park Water District.

The Claremont Hotel, Oakland, California. Represented a hotel in obtaining City of Oakland's Landmark designation for historic hotel.

St. Paul's Episcopal School, Oakland, California. Represented an independent K-8 school in obtaining CEQA exemption and land use entitlements for new classroom building.

More »

The Head-Royce School, Oakland, California. Represented an independent K-12 school in potential master planning process to expand school site and in compliance proceedings on claims of failure to comply with use permit.

Publications &
Speaking Engagements

Recent Publications

Reported Land Use Decisions

CWIN v. City of Santa Clarita, 161 Cal. App. 4th 1464 (2008)

Yamagiwa v. City of Half Moon Bay, 523 F. Supp. 2d 1036 (2007)

California Oaks Foundation v. City of Santa Clarita (2005)

Salmon Protection and Watershed Network (SPAWN) v. County of Marin, 125 Cal. App. 4th 1098 (2004)

Santa Teresa Citizen Action Group v. City of San Jose, 114 Cal. App. 4th 689 (2003)

City of Half Moon Bay v. Superior Court, 106 Cal. App. 4th 795 (2003)

COAST v. Seadrift Association, 60 Cal. App. 4th 1053 (1998)

San Joaquin Raptor v. County of Stanislaus, 27 Cal. App. 4th 713 (1994)

Laurel Heights Improvement Association v. Regents of the University of California, 6 Cal. 4th 1112 (1993)

Recent Speaking Engagements

Awards &

Awards & Recognition

  • Who's Who Legal: Environment 2017-2019
  • Named in Best Lawyers Women in Law, Environmental Law, Land Use & Zoning Law, 2017
  • Best Lawyers, in Environmental Law, Land Use & Zoning Law and Litigation – Land Use & Zoning, 2011-2020
  • Best Lawyers, in Natural Resources Law, 2020
  • Best Lawyers, in Real Estate Law, 2019-2020
  • Who’s Who Legal: Real Estate 2016
  • Northern California Super Lawyers, Land Use and Zoning, 2004-2019
  • Northern California Super Lawyers Top Women Attorneys, 2014-2019
  • California's Top 100 Attorneys, 2012
  • Selected as Best Lawyers "Lawyers of the Year," 2012
  • Top 25 Clean Tech Lawyers in California, 2011
  • Top 50 Women Lawyers in Northern California, 2009-2010, 2019
  • Green Leader, California Real Estate Journal, 2009
  • Northern California Women of Influence in Real Estate, 2009

Professional Affiliations

  • California Wind Energy Association (CalWEA), Siting Advisor
  • State Bar of California, Member, Executive Committee of the Environmental Law Section, 1995-1998
  • Environmental Law News, Editor, 1996-1998
  • Public Law Journal, Editor, 1993-1995
  • State Bar of California, Public Law Section, Executive Committee, Public Law Section, 1992-1995
  • Bar Association of San Francisco

Community Activities

  • Oakland Planning Commission, Planning Commissioner, 2003-2009; Chair, 2006-2007
  • Jack London Youth Soccer League, Fundraiser/Volunteer, 2001-2013
  • Oakland Strokes, Inc. (youth rowing), Co-President, 2007-2008
  • East Bay Rowing Club (masters rowing), Board and team member, 2008-present
  • Bay Area Wilderness Training (outdoor leadership for inner city youths), Board member, 2014-present

Bar and Court Admissions

  • State Bar of California


  • J.D., University of California, Berkeley School of Law, 1987
  • B.A., Stanford University, 1984