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Northpoint Cir - Northpoint Cir - 32 Lot Subdivision 3.99 Acres of Residential Land Offered at $1,700,000 in Orcutt, CA 93455
EXECUTIVE SUMMARY
KEY FINANCIAL ADVANTAGES & REDUCED FEES
• No School Fees for OUSD: A recorded settlement agreement with the Orcutt Union School District means a future developer will not have to pay school impact fees to the OUSD. This represents a considerable savings, as the current OUSD residential development fee is $3.69 per square foot as of June 2024, a potential savings of $160,000.
• No Quimby/Park Fees: A settlement with Santa Barbara County states that Quimby/Park fees, currently $5,344 per single-family dwelling, will not be required as the map has already been recorded. This amounts to a potential savings of over $171,000.
• No Affordable Housing In-Lieu Fees: The same settlement agreement with the county determined that no affordable housing mitigation would be required for the project, representing another significant potential cost reduction.
• HOA Agreement in Place: A mediated settlement with the Northpoint Homeowner's Association (HOA) clarifies that this phase is not required to join the existing HOA but will contribute to shared road and drainage basin maintenance. This agreement provides a clear framework for managing shared infrastructure costs and mitigates potential disputes with the existing association.
DEVELOPMENT & ENTITLEMENT STATUS
• Expired but Clear Path Forward: While the previous Development Plan for the 32 units expired in 2018, the path to re-entitle the project is straightforward. The buyer will need to undergo a new Development Plan application consistent with the prior approvals.
• Favorable Airport Safety Zone Update: A 2023 revision to the Airport Land Use Compatibility Plan (ALUCP) has removed a "no build corridor" that previously conflicted with 15 of the lots, eliminating a significant past obstacle to development.
Streamlining Potential: The site may qualify for the permit streamlining provisions of SB 35, as it is in an urban area with 75% of its perimeter already developed.
NEXT STEPS FOR A DEVELOPER
A new owner will need to submit a new Development Plan application to the County of Santa Barbara for a full project review. This will involve updating the previous plans to meet current building codes, including Title 24 and Green Building Code standards, and preparing new grading, drainage, and landscaping plans.
While a new environmental review under CEQA will be required due to the age of the prior EIR, the project history provides a strong foundation for this process. Early consultation with the County, Caltrans, and the Northpoint HOA is recommended to ensure a smooth entitlement process.
• No School Fees for OUSD: A recorded settlement agreement with the Orcutt Union School District means a future developer will not have to pay school impact fees to the OUSD. This represents a considerable savings, as the current OUSD residential development fee is $3.69 per square foot as of June 2024, a potential savings of $160,000.
• No Quimby/Park Fees: A settlement with Santa Barbara County states that Quimby/Park fees, currently $5,344 per single-family dwelling, will not be required as the map has already been recorded. This amounts to a potential savings of over $171,000.
• No Affordable Housing In-Lieu Fees: The same settlement agreement with the county determined that no affordable housing mitigation would be required for the project, representing another significant potential cost reduction.
• HOA Agreement in Place: A mediated settlement with the Northpoint Homeowner's Association (HOA) clarifies that this phase is not required to join the existing HOA but will contribute to shared road and drainage basin maintenance. This agreement provides a clear framework for managing shared infrastructure costs and mitigates potential disputes with the existing association.
DEVELOPMENT & ENTITLEMENT STATUS
• Expired but Clear Path Forward: While the previous Development Plan for the 32 units expired in 2018, the path to re-entitle the project is straightforward. The buyer will need to undergo a new Development Plan application consistent with the prior approvals.
• Favorable Airport Safety Zone Update: A 2023 revision to the Airport Land Use Compatibility Plan (ALUCP) has removed a "no build corridor" that previously conflicted with 15 of the lots, eliminating a significant past obstacle to development.
Streamlining Potential: The site may qualify for the permit streamlining provisions of SB 35, as it is in an urban area with 75% of its perimeter already developed.
NEXT STEPS FOR A DEVELOPER
A new owner will need to submit a new Development Plan application to the County of Santa Barbara for a full project review. This will involve updating the previous plans to meet current building codes, including Title 24 and Green Building Code standards, and preparing new grading, drainage, and landscaping plans.
While a new environmental review under CEQA will be required due to the age of the prior EIR, the project history provides a strong foundation for this process. Early consultation with the County, Caltrans, and the Northpoint HOA is recommended to ensure a smooth entitlement process.
PROPERTY FACTS
| Price | $1,700,000 | Property Subtype | Residential |
| Sale Type | Investment | Proposed Use | Planned Unit Development |
| No. Lots | 1 | Total Lot Size | 3.99 AC |
| Property Type | Land | Cross Streets | Union Valley Parkway |
| Zoning | DR 3.3 | ||
| Price | $1,700,000 |
| Sale Type | Investment |
| No. Lots | 1 |
| Property Type | Land |
| Property Subtype | Residential |
| Proposed Use | Planned Unit Development |
| Total Lot Size | 3.99 AC |
| Cross Streets | Union Valley Parkway |
| Zoning | DR 3.3 |
1 LOT AVAILABLE
Lot
| Price | $1,700,000 | Lot Size | 3.99 AC |
| Price Per AC | $426,065.16 |
| Price | $1,700,000 |
| Price Per AC | $426,065.16 |
| Lot Size | 3.99 AC |
APNs The subject sites are mostly undeveloped and are comprised of the 33 APNs:107-560-001 through 033. 32 of the lots are for attached condominium units located on one common lot: APN 107-560-033.
DESCRIPTION
SUMMARY This property offers a developer the chance to acquire a well-defined project with significant, pre-negotiated fee waivers and a resolved airport land use conflict. While it requires re-entitlement, the extensive project history and existing agreements provide a clear and de-risked roadmap for bringing 32 new homes to the attractive Orcutt market.
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Northpoint Cir - Northpoint Cir - 32 Lot Subdivision
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