Susan K. Hori
Susan Hori’s practice focuses on obtaining land use development entitlements for landowners and developers, including local land use approvals, California Environmental Quality Act (CEQA) compliance, and state and federal regulatory agency permits for real estate development projects. The hallmark of Susan’s practice is her track record of success in navigating the complex process of multiagency permits and approvals. Her clients include landowners, financial institutions, developers and builders in the residential, retail, hotel/resort, and commercial and industrial development industries.
Susan has represented clients on issues involving CEQA, the National Environmental Policy Act (NEPA), the California Coastal Act, Section 404 permitting under the Clean Water Act, National Historic Preservation Act compliance and Endangered Species Act permitting, including work on habitat conservation plans.
Susan also serves as the co-leader of Manatt’s Energy, Environment and Real Estate group, in addition to her role as the administrative partner of the Firm’s Orange County office. She is a member of Manatt’s Land Use practice and has previously served on the Firm’s board of directors.
Susan has been repeatedly recognized as a “distinguished land use practitioner” by Chambers and Partners. According to the Chambers USA 2021 guide, she is “extremely thorough, detail-oriented, and provides great perspective on both the legal and business aspects of a project.” Sources praise her as “tenacious” and say she is an “effective advocate for her clients.” Susan has also been listed in The Best Lawyers in America since 2005 and has been named a Top 25 “Land Use Leader” by the Daily Journal.
Prior to entering private practice, Susan clerked for the Alaska Supreme Court and served as an attorney with the Solicitor’s Office in the Department of the Interior in Washington, D.C., where she represented the U.S. Fish and Wildlife Service.
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Susan K. Hori
Susan Hori’s practice focuses on obtaining land use development entitlements for landowners and developers, including local land use approvals, California Environmental Quality Act (CEQA) compliance, and state and federal regulatory agency permits for real estate development projects. The hallmark of Susan’s practice is her track record of success in navigating the complex process of multiagency permits and approvals. Her clients include landowners, financial institutions, developers and builders in the residential, retail, hotel/resort, and commercial and industrial development industries.
Susan has represented clients on issues involving CEQA, the National Environmental Policy Act (NEPA), the California Coastal Act, Section 404 permitting under the Clean Water Act, National Historic Preservation Act compliance and Endangered Species Act permitting, including work on habitat conservation plans.
Susan also serves as the co-leader of Manatt’s Energy, Environment and Real Estate group, in addition to her role as the administrative partner of the Firm’s Orange County office. She is a member of Manatt’s Land Use practice and has previously served on the Firm’s board of directors.
Susan has been repeatedly recognized as a “distinguished land use practitioner” by Chambers and Partners. According to the Chambers USA 2021 guide, she is “extremely thorough, detail-oriented, and provides great perspective on both the legal and business aspects of a project.” Sources praise her as “tenacious” and say she is an “effective advocate for her clients.” Susan has also been listed in The Best Lawyers in America since 2005 and has been named a Top 25 “Land Use Leader” by the Daily Journal.
Prior to entering private practice, Susan clerked for the Alaska Supreme Court and served as an attorney with the Solicitor’s Office in the Department of the Interior in Washington, D.C., where she represented the U.S. Fish and Wildlife Service.
Experience
Represented a leading seawater desalination developer in obtaining approval from the California Coastal Commission and the U.S. Army Corps of Engineers to develop one of the Western Hemisphere’s largest seawater desalination plants, which is to be located in Huntington Beach.
Successfully re-entitled a residential development project before the city of Huntington Beach and the California Coastal Commission on behalf of a leading real estate developer.
Obtained approval from the city of Newport Beach for redevelopment of a former post office for new retail space and a new commercial office building and parking structure in the Mariner’s Mile area.
Obtained approvals for the development of a wetlands restoration project and mitigation bank and a new oil production facility in the coastal zone of the city of Long Beach. Local and Coastal Commission entitlements included a zone change, a local coastal program amendment, a coastal development permit and certification of the Environmental Impact Review (EIR).
Successfully re-entitled over 2,400 acres located adjacent to the Lytle Creek Wash in San Bernardino County. The entitlements included adoption of a new specific plan, a pre-annexation and development agreement, and certification of the EIR for 8,400 residential units and 849,420 square feet of commercial development.
Represented a commercial industrial developer in entitling over 5 million square feet of warehouse distribution and business park uses in the Inland Empire. The entitlements included general plan amendments, specific plan adoption, subdivision maps, development agreements and EIR certifications.
Represented a national beverage company in obtaining entitlements for a new bottling facility in San Bernardino County. Entitlements included CEQA compliance, a parcel map, a precise plan and utility agreements.
Represented a landowner/developer in obtaining land use entitlements and local, state and federal permits for its master-planned residential development in Orange County, which included major infrastructure improvements (roads and a flood control channel) and new infrastructure construction. The permits and approvals obtained were from numerous regulatory agencies, including the U.S. Army Corps of Engineers, U.S. Fish and Wildlife Service, Regional Water Quality Control Board, and California Department of Fish and Wildlife. The land use entitlements included adoption of a specific plan, subdivision maps, resource agency conservation easements, a development agreement and EIR certification.
Represented a landowner/developer in obtaining land use entitlements for a 3,000-acre master-planned community in Riverside County, which included a major transportation corridor improvement and extensive areas of habitat preservation. The land use entitlements included a general plan amendment, a specific plan and certification of an EIR.
Represented an S&P 100 company and the largest real estate company in the United States in obtaining the necessary development permit modifications and CEQA documentation for the renovation and expansion of one of the company’s largest shopping malls in Southern California.
Represented a religious order in entitling a 100-acre ranch in connection with the development of a new church and school in the Silverado Canyon area of Orange County. The entitlements included a site development permit, a use permit and certification of the EIR.
Represented a diversified national real estate organization in obtaining all land use entitlements and local, state and federal permits in connection with the development of a 582-room luxury hotel located on more than 100 acres overlooking the Pacific Ocean.
Accomplishments
Susan is a frequent speaker on topics related to CEQA, wetlands permitting, water quality and the Coastal Act. She has also taught land use and environmental courses at Chapman University School of Law, the University of California, Irvine, and the University of Southern California, and since 1998 co-chairs and speaks at the UCLA Extension Land Use Law and Planning Conference. Some of her recent presentations include:
Panelist, “The Journey: Women in Real Estate,” Urban Land Institute, Tustin, CA, March 12, 2024.
Speaker, “Bridging Housing Attainability, Affordability & Community Goals,” Orange County Council of Governments and The Concord Group’s Housing Orange County webinar series, April 28, 2021.
Moderator, “The Mall is Dead… Long Live the Mall!” UCLA Annual Land Use Law and Planning Conference, January 18, 2019.
Speaker, Women of Influence Forum, Irvine Chamber of Commerce, March 18, 2016.
Instructor, “California Coastal Zone Management,” UCLA Extension, March 15, 2016.
Moderator, “The Affordable Housing Quandary: We Need it, But How and Where?” UCLA Annual Land Use Law and Planning Conference, January 22, 2016.
Speaker, AEP Annual Advanced CEQA Update Workshop, 2006 to 2014.
Speaker, “Quick Hits: Native American Sacred Sites” and “Quick Hits: Water Supply: Delta and the Desert,” UCLA Extension, Land Use Law and Planning Conference, January 2014.
Speaker, “Certified Regulatory Programs,” CLE International, CEQA Case Law & Practice Tips, December 2013.
Speaker, “When Do You Need to Consider the Impact of the Environment on the Project?” Law Seminars International, October 2013.
Speaker, “Quick Hits: State’s Proposed Wetlands Definition” and Moderator, “Can I Interest You in an Auto Mall: Revisiting the Fiscalization of Land Use,” UCLA Extension, Land Use Law and Planning Conference, January 2013.
Speaker, “Ballona Wetlands: Major CEQA Paradigm Shift?” CLE International, CEQA Case Law & Practice Tips, December 2012.
Speaker, “Current Issues in Land Use Regulation and Development,” Continuing Education of the Bar, September 2012.
Speaker, “Nuts and Bolts: Defensible CEQA Biological Resources Analysis and Mitigation,” Orange County Association of Environmental Professionals, July 2012.
Speaker, “CEQA: Basics and New Developments,” California State Bar Real Property Law Section Retreat, May 2012.
Speaker, “Quick Hits: Revisiting Rapanos” and “Quick Hits: A Post-Peter Douglas Coastal Commission,” UCLA Extension, Land Use Law and Planning Conference, January 2012.
Speaker, “CEQA at 40: Applying CEQA in Challenging Times and Contexts,” UC Davis School of Law, November 2011.
Speaker, “Offsite Preservation,” CLE International, CEQA Legal Updates, Initiatives & Reform, August 2011.
Speaker, “Fee Fi Fo Fum: Proposition 26,” UCLA Extension, Land Use Law and Planning Conference, January 2011.
Conference Co-Chair and Moderator, “CEQA: Climate Change, Renewable Energy and More,” CLE International, September 2010.
Speaker, “Public Access,” CLE International, California Coastal Law, April 2010.
Speaker and Moderator, “Planning for LIDs: The New Alphabet Soup of Water Quality,” Land Use Law & Planning Conference, 2010.
Speaker, “Putting Things Together: Interrelated Wetlands Standards,” ALI-ABA Wetlands Law and Regulation, November 2009.
Speaker, “Biological and Cultural Resource Mitigation,” CLE International, CEQA, August 2009.
Speaker, “Defensible Not Gold-Plated EIRs,” AEP State Conference, March 2009.
Speaker, “What Happens When a Locally Issued Permit Is Appealed,” CLE International, California Coastal Law, March 2009.
Speaker, “Biological Mitigation,” CLE International, CEQA, August 2008.
Speaker, “State Protections of Wetlands and Other Waters in California,” ALI-ABA Wetlands Law and Regulation, May 2008.
Lawyer of the Year, Orange County Land Use & Zoning Law, Best Lawyers, 2019 and 2024
Top Women Lawyers in California, Daily Journal, 2016
Lawyer of the Year, Orange County Real Estate Law, Best Lawyers, 2016
Distinguished Fellow, Department of Planning, Policy and Design, University of California, Irvine, 2015–2016
Top 50 Development, Land Use and Municipal Infrastructure Lawyers, Daily Journal, 2014
Chambers USA: America’s Leading Lawyers for Business, 2010–2024
The Best Lawyers in America, 2005–2025
Southern California Super Lawyers, 2004–2023
Named one of California’s Top 25 Land Use Leaders, Daily Journal, 2011
The Legal 500 US, 2008–2009 and 2022–2024
Named one of SoCal’s Most Influential Women in Real Estate, Real Estate Southern California, 2005
Admitted to practice in California and Washington, D.C.
Member, Board of Directors, Orange County Business Council, and Co-Chair, Workforce Housing Committee
District Council Chair, ULI Orange County/Inland Empire
Member, Chief Executive Roundtable, University of California, Irvine
Member, Board of Directors, Arts Orange County
Member, Board of Directors, Orange County Forum
Member, Water UCI Leadership Board, University of California, Irvine
Member, Dean’s Advisory Board, Claire Trevor School of the Arts, University of California, Irvine
Conference Co-Coordinator, UCLA Extension, Land Use Law and Planning Conference, 1998–2018
Executive Committee Member and Legislation Co-Chair, State Bar of California, Environmental Law Section, 1997–2000; Executive Committee Advisor, 2000–06; Member, Legislation Committee, 2000–06
Executive Committee Member, State Bar of California, Real Property Section, 1987–92
Quoted, “‘Hidden’ No More: Coastal Commission OKs New Public Path to Malibu Beach,” Los Angeles Times, June 7, 2023.
Co-author, “California’s ‘Housing Crisis Act of 2019’—Will it Streamline Housing Development and Provide More Certainty?,” Apartment News, Apartment Association of Orange County, January 2020, pp. 24-26.
Co-author, “Is California’s Housing Crisis Act of 2019 the Answer or State Overreach?,” Daily Journal, December 31, 2019.
Interviewed, “2020 Preview: Executive Round Table,” Orange County Business Journal, December 23, 2019.
Mentioned, “Calif. High Court Hears CEQA Row Over Coastal Project,” Law 360, January 4, 2017.
Mentioned, “Land Developer Sues Calif. Coastal Commission for $490M,” Law360, November 8, 2016.
“Land Use Entitlement Issues in Mixed-Use and Infill Development,” Orange County Business Journal, August 15, 2005.
"Water Quality and Land Use,” Wet Growth: Should Water Law Control Land Use? Environmental Law Institute, 2005.
“Due Diligence in Major Real Estate Acquisitions: Land Use Issue,” 5 Land Use and Environment Forum 24, 1996.
“No Net Loss: The Challenge of Protecting Wetlands and Agency Approaches to Mitigation,” 1 Land Use Forum 241, 1992.
“The Future of the Endangered Species Act,” 1 Land Use Forum 39, 1991.
California
Washington, D.C.
University of California, Berkeley, Boalt Hall School of Law, J.D., 1979
Managing Editor, Ecology Law Quarterly, 1978–1979
Moot Court Board, 1978–1979
University of Washington, B.A., magna cum laude, 1976
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