# Black Oak Land & Capital > Land strategy, entitlements, permits, capital and construction oversight across Santa Barbara County — run by one team, from first parcel to final inspection. Founded by Cris Lapp. Based in Solvang, CA; serving Santa Barbara County from Montecito to Los Alamos. Black Oak Land & Capital runs property projects as one relationship across five stages (Acquire, Entitle, Permit, Build, Own), with capital strategy alongside every stage. Clients are landowners, buyers, investors, architects and builders. Construction management is delivered in partnership with SYV Property Advisor. Buying, selling and lending are offered to existing clients through Black Oak Homes & Mortgages. Credentials: 30 years in real estate, lending and land use; Commissioner Central Board of Architectural Review, County of Santa Barbara; Commissioner Assessment Appeals Board, County of Santa Barbara; Oversight Committee Santa Barbara County Association of Governments (SBCAG); Senior Member International Right of Way Association (IRWA). California Real Estate Broker DRE #01093529. NMLS #337660. Black Oak sells expertise and process. Cris does not participate in the review of any project Black Oak represents. ## Start here - [The Black Oak Path](https://blackoaklc.com/the-black-oak-path): Acquire, entitle, permit, build, own — with capital alongside every stage. How Black Oak runs a Santa Barbara County project as one relationship. - [Services](https://blackoaklc.com/services): Every Black Oak service, organized by where you are: feasibility, entitlements, Coastal Zone, design review, permits, owner's representation, brokerage and lending. - [About](https://blackoaklc.com/about): Cris Lapp, Dan Ferguson and Melissa Krantz. Dan Ferguson, Land Use and Real Estate Development Consultant; Melissa Krantz, Property Advisor & Project Manager. - [Contact](https://blackoaklc.com/contact): Tell us where you are with your property. We'll reply personally with the path from here. Serving Santa Barbara County from Los Alamos to Montecito. ## 01 Acquire: Can I build what I want here? - [Acquire](https://blackoaklc.com/acquire): Know what a Santa Barbara County property will allow before you buy it. Feasibility audits, land strategy and buy-side representation from Black Oak Land & Capital. - [Feasibility Audit](https://blackoaklc.com/feasibility-audit-santa-barbara-county): Before you buy or design, know what a Santa Barbara County property allows. A written feasibility audit and one-page path plan from Black Oak Land & Capital. - [Land Strategy & Investment Consulting](https://blackoaklc.com/land-strategy-investment-consulting): Real estate investment consulting for Santa Barbara County land and estates. Acquisition strategy, highest-and-best-use analysis and portfolio advice from Black Oak. - [Buying Property](https://blackoaklc.com/buying-property-santa-ynez-valley): Buy-side real estate representation in the Santa Ynez Valley, Santa Barbara and Montecito, backed by land use and entitlement expertise from Black Oak. ## 02 Entitle: What will the County and the boards approve? - [Entitle](https://blackoaklc.com/entitle): Entitlement strategy for Santa Barbara County: zoning and LUDC analysis, Coastal Zone permits, lot splits, CUPs and board-ready design review packages. - [Land Use & Entitlements](https://blackoaklc.com/land-use-entitlements-santa-barbara-county): Land use consulting in Santa Barbara County: zoning and LUDC analysis, lot splits, conditional use permits, variances and discretionary approvals, managed end to end. - [Coastal Zone Permits](https://blackoaklc.com/coastal-zone-permits-santa-barbara-county): Coastal Zone permitting in Santa Barbara County: Coastal Development Permit strategy, application and process management for Montecito, Hope Ranch and the South Coast. - [Design Review Strategy](https://blackoaklc.com/design-review-bar-santa-barbara-county): Prepare for Santa Barbara County design review with confidence. Board-ready packages, neighborhood compatibility analysis and hearing preparation from Black Oak. ## 03 Permit: How do I get to issuance without surprises? - [Permit](https://blackoaklc.com/permit): Permit strategy and expediting across Santa Barbara County: pre-flight review, County liaison, unpermitted work and ADU planning. Fewer resubmittals, clear next steps. - [Pre-Flight Permit Review](https://blackoaklc.com/pre-flight-permit-review): A fixed-fee review of your Santa Barbara County permit package before submittal. Catch the issues staff will flag, reduce resubmittals and plan a predictable sequence. - [Permit Expediting & County Liaison](https://blackoaklc.com/permit-expediting-santa-barbara-county): Permit expediting and County liaison across Santa Barbara County. We track every department, own the correction responses and report status in writing each week. - [Unpermitted Work](https://blackoaklc.com/unpermitted-work-santa-barbara-county): Unpermitted structures, conversions or additions in Santa Barbara County? We assess the work, plan the path to legalization and manage the permit to final sign-off. - [ADU Planning](https://blackoaklc.com/adu-planning-santa-barbara-county): Plan an ADU, junior ADU or guest house in Santa Barbara County. Feasibility, design coordination and permitting from Black Oak Land & Capital. ## 04 Build: Who protects my interests during construction? - [Build](https://blackoaklc.com/build): Owner's representation and concierge construction management in Santa Barbara County. Budget, schedule, change orders and quality, managed on your behalf. - [Owner's Representation & Construction Management](https://blackoaklc.com/owners-representative-construction-management): Owner's representation and concierge construction project management in Santa Barbara County, in partnership with SYV Property Advisor, led by Melissa Krantz. ## 05 Own: What's next for this property? - [Own](https://blackoaklc.com/own): Listing representation, refinancing and portfolio advice for Santa Barbara County property owners, from a team that understands what your land is entitled to. - [Selling Property](https://blackoaklc.com/selling-property-santa-ynez-valley): Listing representation for land, ranches and estates in Santa Barbara County, presenting the approvals and potential that buyers pay for. Black Oak Homes & Mortgages. ## Capital: How should I fund this? - [Capital](https://blackoaklc.com/capital): Purchase, construction and bridge financing matched to your approval timeline, plus introductions to tax and legal advisors. Capital strategy from Black Oak. - [Lending & Capital Strategy](https://blackoaklc.com/lending-construction-loans-santa-barbara-county): Purchase, construction and bridge loans for Santa Barbara County land and estates, timed to your approvals. Mortgage lending through Black Oak Homes & Mortgages. ## Areas served - [Santa Ynez Valley](https://blackoaklc.com/areas/santa-ynez-valley): Land strategy, permits, ADUs and real estate in Solvang, Santa Ynez, Los Olivos, Ballard and Buellton. Black Oak Land & Capital is based in the Santa Ynez Valley. - [Los Alamos](https://blackoaklc.com/areas/los-alamos): Land use, permitting and real estate guidance in Los Alamos, California. Feasibility, entitlements and development strategy from Black Oak Land & Capital. - [Santa Barbara & Goleta](https://blackoaklc.com/areas/santa-barbara-goleta): Permitting, design review and land use strategy in Santa Barbara, Goleta and the unincorporated South Coast. Black Oak Land & Capital. - [Montecito](https://blackoaklc.com/areas/montecito): Entitlements, design review, Coastal Zone permits and owner's representation for Montecito estates. Discreet, documented, managed end to end by Black Oak. - [Hope Ranch](https://blackoaklc.com/areas/hope-ranch): Land use, Coastal Zone permits and construction oversight for Hope Ranch estates. Black Oak Land & Capital manages the full path, quietly. - [Carpinteria & Summerland](https://blackoaklc.com/areas/carpinteria-summerland): Coastal Zone permits, design review and land use strategy in Carpinteria and Summerland, from Black Oak Land & Capital. ## Optional - [For Architects & Builders](https://blackoaklc.com/for-architects-and-builders): A land use and permit partner for architects and builders in Santa Barbara County. Pre-flight review, correction responses and a clear path to issuance. - [Results](https://blackoaklc.com/permit-expediting-results-santa-barbara-county): how Black Oak measures permit work. - [Special Projects, Press & Accolades](https://blackoaklc.com/special-projects-press): Notable projects and press for Cris Lapp and Black Oak, including the Solvang cottage once owned by Dolly Parton, covered by the LA Times, SFGATE, KTLA and Noozhawk. - [FAQ](https://blackoaklc.com/faq): every question from the service and stage pages, by stage.