James E. Pugh is a partner in the Real Estate, Land Use and Environmental Practice Group in the firm's Orange County and Los Angeles offices.
James specializes in complex land use planning and securing project approvals for virtually all types of major development in California. He is an expert in California Environmental Quality Act ("CEQA") compliance and regularly guides clients through the multifaceted environmental review and permitting processes at the local, state and federal level. James has represented many of the highest profile and most sophisticated land use projects in the Southern California region, including mixed-use skyscraper complexes in the urban core, entertainment and media studio campuses, multi-family residential, mall redevelopment, and master planning greenfield projects. He serves on the Board of Directors for the Central City Association and chaired its Housing, Land Use and Development Committee. He is also on the Board of Directors for the University of California, Irvine, Center for Real Estate. He is a past President of the Association of Environmental Professional's Orange County Chapter.
James develops creative entitlement strategies that allow clients to realize projects while minimizing legal risk. He presents legal solutions that balance the business objectives of a project with legal requirements and political influences. James is skilled in all aspects of entitlements, general plans, specific plans, zoning, and municipal code provisions in many jurisdictions throughout California. He is adept at negotiating valuable tax incentive agreements and development agreements that secure financial benefits and vested rights respectively. He has negotiated numerous labor agreements with construction and operational unions. He has secured approvals from numerous administrative agencies on wide-ranging land use matters, with a track record wherein no opponent has been able to successfully challenge or stop a project in litigation. James regularly manages teams of technical consultants and engineers to ensure legal adequacy and timely work product. Prior to joining Sheppard, he was General Counsel for an environmental consulting company where advised the company and its clients regarding legal compliance and environmental document defensibility.