Del Sur & 4S Ranch Outdoor Remodels (2025) — HOA/DRC, City of San Diego (Del Sur) & County PDS (4S) Permits, Specs & Installed Budget Tiers
Updated September 2025 — City of San Diego & County of San Diego
Written by:
Luke W., Founder & Owner of INSTALL-IT-DIRECT
Luxury Landscape Design & Build Expert • 16+ Years in San Diego
Reviewed by:
Chris MacMillan, General Manager
ICPI Certified • CA CSLB License #947643
Last reviewed: September 2025 · About our process
6,000+ 5-star reviews since 2009 • Fully licensed & insured in California
If you live in Del Sur or 4S Ranch (92127) and want a complete outdoor transformation—patios & walkways, pavilion/pergola, outdoor kitchen & entertainment, driveway/paving, walls & steps, turf/greens, lighting, drainage, planting/irrigation—this guide shows what projects really cost in 2025 and the approvals that pass the first time. Note: Del Sur is in the City of San Diego (Black Mountain Ranch) while 4S Ranch is unincorporated County, so HOA/DRC plus different permitting paths apply.
Del Sur / 4S Remodel Plan & Estimate
Do-This-First — HOA + Jurisdiction + 2025 Code Cycle
- Confirm jurisdiction: Del Sur is within the City of San Diego’s Black Mountain Ranch subarea plan. 4S Ranch is unincorporated County (County PDS is the permitting authority). We verify at kickoff because permit types and lighting rules differ.
- Check HOA/DRC paths: Del Sur Community Association requires DRC review per its Site & Landscape Design Guidelines and online submittal. 4S Ranch Master Association uses the MAC (Master Architectural Committee) and updated Architectural Design Guidelines (Adopted July 2024).
- Brush/WUI & lighting: Map Very High Fire Hazard Severity Zones (VHFHSZ) and follow City Brush Management procedures (Del Sur) or County equivalents (4S). Use City §142.0740 outdoor lighting rules (Del Sur) or County Light Pollution Code (4S).
- Code cycle (permits): San Diego jurisdictions are on the 2022 CA Building Standards through Dec 31, 2025; next edition (2025 codes) takes effect Jan 1, 2026.
Start with My HOA/Jurisdiction Check →
TL;DR — Typical Installed Ranges (Del Sur & 4S Ranch, 2025)
- Outdoor Room Core (backyard focus): $85k–$185k+ (patio/paths, 12’–16’ pergola or louvered, masonry kitchen basics, lighting, drainage, planting/irrigation).
- Pavilion + Kitchen + Front refresh: $185k–$350k+ (engineered pavilion or 16’–20’ louvered, upgraded kitchen, seat/retaining walls, driveway/walk refresh, scenes lighting, drainage).
- Full Property (front + side + back + driveway): $350k–$700k+ (driveway replacement in pavers, pavilion, premium kitchen, walls/steps, low-glare lighting, turf/green, planting/irrigation, stormwater).
Ranges reflect 2025 City/County labor & materials. Slopes, access/export, walls, appliance lists, and finish tiers drive totals.
See My Range in 2 Minutes →
Packages (Good / Better / Best)
| Package | What’s Included | Typical Installed |
|---|---|---|
| Good — Outdoor Room Core | 600–1,200 sf porcelain/paver patios & paths, 12’–16’ pergola or single-zone louvered, masonry island (grill + fridge), low-glare lighting starter, drainage basics, planting/irrigation refresh, turf option. | $85k–$185k+ |
| Better — Pavilion + Front Refresh | All “Good” + engineered pavilion or 16’–20’ louvered with heaters, expanded kitchen, seat/retaining walls, entry walkway/courtyard, driveway banding or partial paver overlay, upgraded scenes lighting, drainage to lawful outlets. | $185k–$350k+ |
| Best — Full Property Re-Do | All “Better” + full paver driveway replacement (1,000–1,800 sf), premium veneers/caps, steps/risers, turf/putting green, perimeter lighting, robust drainage, planting/irrigation throughout. | $350k–$700k+ |
Price My Package →
Scope Anchors — What Big Line Items Typically Run
| Scope | Typical Range | Notes / Links |
|---|---|---|
| Porcelain/Paver Patios & Walks | $35–$70/sf | Porcelain Cost • Concrete vs Pavers |
| Paver Driveway (1,000–1,800 sf) | $45k–$140k+ | Driveway Cost • ROW/Apron Permits |
| Louvered Pergola / Pavilion | $35k–$120k+ | Louvered Pergola Cost • Patio Cover Cost |
| Masonry Outdoor Kitchen | $20k–$80k+ (appliance-driven) | Kitchen Cost • Kitchen Permits |
| Retaining/Seat Walls & Steps | $70–$260/face sf | Wall Cost • Wall Permits |
| Drainage (French/Area/Channel) | $10k–$45k+ | Drainage & Stormwater |
| Low-Glare Lighting (Dark-Sky) | $6k–$28k+ | Outdoor Lighting |
| Artificial Turf / Putting Green | Turf: $12k–$45k • Green: $8k–$30k+ | Artificial Grass Cost • Putting Green Cost |
| Planting & Irrigation | $12k–$55k+ | Water-wise hydrozones, drip, smart controllers |
Get Line-Item Pricing →
Example Line-Item Models (Outdoor Room • Pavilion + Front • Full Property)
| Item | Scope / Notes | Cost Range |
|---|---|---|
| Patios/Paths (~700–1,000 sf) | Porcelain/paver, edges & transitions | $28,000–$70,000 |
| Pergola (12’–16’) or Louvered | Electrical rough-in, post footings | $25,000–$60,000 |
| Outdoor Kitchen (Base) | 36″ grill + fridge + storage | $20,000–$45,000 |
| Lighting | Path/step/wall + transformer | $6,000–$14,000 |
| Drainage | French/area/channel to lawful outlets | $8,000–$20,000 |
| Planting & Irrigation | Beds/trees, drip, smart controller | $12,000–$28,000 |
| Soft Costs & Approvals | HOA/DRC + City/County MEP as needed | $5,000–$18,000 |
| Model A Total | Outdoor room core | $85,000–$185,000+ |
| Item | Scope / Notes | Cost Range |
|---|---|---|
| Patios/Paths (~900–1,400 sf) | Large-format + transitions | $40,000–$95,000 |
| Pavilion or 16’–20’ Louvered | Engineered, heaters, electrical | $55,000–$120,000 |
| Outdoor Kitchen (Upgraded) | 42–48″ grill + refrigeration + storage | $35,000–$75,000 |
| Entry/Drive Refresh | Bands/inlays or partial overlay (700–1,000 sf) | $25,000–$65,000 |
| Walls/Steps | Seat walls, small retaining | $18,000–$60,000 |
| Lighting (Scenes) | Perimeter + step/wall + controls | $10,000–$24,000 |
| Drainage & Planting | Networks + front refresh | $20,000–$45,000 |
| Soft Costs & Approvals | Survey (as needed), HOA/DRC, permits | $8,000–$25,000 |
| Model B Total | Backyard + front refresh | $185,000–$350,000+ |
| Item | Scope / Notes | Cost Range |
|---|---|---|
| Patios/Paths (~1,400–2,000 sf) | Multiple zones, transitions/inlays | $60,000–$120,000 |
| Pavilion + Heaters/Screens | Primary entertaining structure | $85,000–$150,000 |
| Premium Outdoor Kitchen | Pizza/burner, refrigeration wall, sink | $55,000–$110,000 |
| Driveway (1,200–1,800 sf) | Full paver replacement | $65,000–$140,000 |
| Walls/Steps | Seat/retaining, premium veneer/caps | $35,000–$100,000 |
| Lighting (Perimeter + Scenes) | Zones, transformers, controls | $18,000–$40,000 |
| Drainage & Planting/Irrigation | Multiple networks + water-wise planting | $30,000–$70,000 |
| Soft Costs & Approvals | Survey/engineering, HOA/DRC, permits | $12,000–$35,000 |
| Model C Total | Full front + back + drive | $350,000–$700,000+ |
Price My Project Like These →
Finish Allowances — Good / Better / Best
| Category | Good | Better | Best |
|---|---|---|---|
| Patio/Walk | Porcelain/paver standard series | Large-format porcelain or designer pavers | Premium porcelain/stone inlays & details |
| Pergola/Pavilion | Aluminum pergola | Motorized louvered (1–2 zones) | Engineered pavilion + heaters/screens |
| Outdoor Kitchen | 36″ grill + fridge | 42–48″ grill + fridge + side burner | Built-ins + pizza oven + refrigeration wall |
| Walls/Steps | SRW + caps | CMU veneer + seat walls | Premium stone veneer/caps, curved profiles |
| Lighting | Die-cast brass path/step | Expanded circuits + scenes | Perimeter + moonlight + automation |
| Turf/Green | Premium turf (antimicrobial) | Turf + 350–700 sf putting green | Tour-spec green + bunkers/chipping pads |
Lock Allowances & Appliances →
Specs & Cross-Section (City vs County Differences)
Pavers/Porcelain
- Compacted base to engineered depths; edge restraints at perimeters; movement joints at transitions.
- Slopes away from structures; integrate area/French/channel drains at low points to lawful outlets. City tie-ins and curb outlets are handled via the City’s Minor ROW process (IB-165); County roads require a DPW Encroachment Permit.
Walls/Steps
- City (Del Sur): Retaining walls over 3’ or with surcharge require permits/engineering per IB-220 (Rapid Review may apply to simple cases).
- County (4S): Use PDS prescriptive CMU handouts (PDS-083/084) or engineered calculations; permits through County PDS.
Pergolas/Pavilions & Kitchens
Lighting, Dark-Sky & Brush/WUI
- City (Del Sur): Follow SDMC §142.0740 Outdoor Lighting and the City’s ENER-5-1 guidance.
- County (4S): Follow the County’s Light Pollution Code.
- Brush Management: Del Sur projects adjacent to open space must meet City Brush Management regulations and maps.
Design My Cross-Sections & Details →
Drainage & Stormwater (Approval-Ready)
- City (Del Sur): We file the DS-560 Stormwater Requirements Applicability Checklist and include notes per the 2024 Stormwater Standards Manual.
- County (4S): We follow the County BMP Design Manual and provide required SWQMP/Intake forms.
Map My Drainage Plan →
Permits & HOA/DRC (Del Sur vs 4S Ranch)
- Del Sur (City of San Diego):
- Pergolas/patio covers per IB-206; walls per IB-220 (Rapid Review often eligible).
- Right-of-Way tie-ins (curb outlets/underdrains) via IB-165 / ROW permits.
- Electrical permits (including Simple/No-Plan where applicable): Electrical Permits.
- Stormwater: DS-560 + Stormwater Standards Manual (2024).
- Outdoor lighting: SDMC §142.0740.
- Brush Management zones & maps: City site.
- 4S Ranch (County of San Diego):
- Patio covers per PDS-078; retaining walls per PDS-083/PDS-084; permits via County PDS Building Division.
- ROW on County roads via DPW Encroachment Permit.
- Outdoor lighting: County Light Pollution Code (see PDS-211 overview).
- Stormwater: County BMP Design Manual.
- HOA/DRC: Del Sur guidelines & portal: Design Guidelines. 4S Ranch MAC guidelines (July 2024): Architectural Guidelines.
We align HOA and City/County submittals so you approve once—no re-work at inspection.
Let IID Handle Engineering & Approvals →
City/County Submittal Packages (What We File for You)
City of San Diego — Typical Residential Set (Del Sur)
- Site plan per City standards (setbacks, easements, overlays).
- Architectural/structural sheets (pavilions/pergolas per IB-206; retaining walls per IB-220).
- Electrical/mechanical/plumbing sheets; Electrical Permit (Simple or Plan, as applicable).
- Stormwater: DS-560 + notes per the Stormwater Standards Manual.
- ROW package if curb outlets/underdrains: IB-165.
County of San Diego — Typical Residential Set (4S Ranch)
- PDS building permits for patio covers (PDS-078), walls (PDS-083/084), MEP; verify zoning overlays and fire code requirements.
- Stormwater: County BMP Design Manual + SWQMP as needed.
- ROW on County roads: DPW Encroachment Permit.
Timeline (Typical)
- Concept plan & budget alignment: ~1–2 weeks.
- HOA/DRC + City/County permits: ~2–8+ weeks (brush/ROW/walls can extend).
- Build (field): Outdoor Room: 2–5 weeks • Pavilion + Front: 4–8 weeks • Full Property: 6–12+ weeks.
Plan My Schedule & Procurement →
Maintenance & Care (Protect Your Investment)
- Quarterly: debris removal, transformer/scene checks, irrigation audit.
- Annually: joint sand/sealer (where specified), drain cleanouts, appliance service.
- Seasonally: brush-adjacent pruning per City/County guidance; adjust lighting scenes for earlier sunsets.
Add a Maintenance Plan →
Quote Comparison Checklist (Apples-to-Apples)
- Scope map by area: sf/LF counts, wall face sf, lighting counts, drain schedule.
- Allowances listed: patio series, pergola model/size, appliance list, lighting fixtures, veneer/caps.
- Engineering & permits: included or allowances shown (pergola, walls, gas/electric, stormwater docs, ROW package).
- Utilities: panel capacity, gas BTU loads, sleeve plan, shutoffs.
- Drainage: lawful outlet detail (no unapproved curb tie-ins), cleanouts, underdrains at walls.
- HOA/DRC + jurisdiction: Del Sur (City) vs 4S (County) requirements accounted for.
- Schedule & warranty: phasing, inspections, punch, service plan.
Transparent, Line-Item Quote →
Plan the rest of your remodel:
Serving 92127 neighborhoods: Del Sur (City of San Diego) and 4S Ranch (County), plus nearby: Black Mountain Ranch, Rancho Bernardo West, Santa Fe Valley.
FAQs
Is 4S Ranch in the City of San Diego?
No—4S Ranch is in unincorporated San Diego County; permits run through County Planning & Development Services (PDS). Del Sur is in the City of San Diego (Black Mountain Ranch).
Do I need HOA/DRC approval before permits?
Yes. Both Del Sur Community Association and 4S Ranch Master Association require DRC/MAC approvals for exterior work; we coordinate HOA and jurisdictional permits together to prevent re-work.
What lighting rules apply?
Del Sur follows the City’s Outdoor Lighting §142.0740 and ENER-5-1 guidance; 4S Ranch follows the County Light Pollution Code. We specify low-glare, shielded fixtures accordingly.
What about brush/wildfire zones?
We check the City’s Brush Management requirements and the latest Fire Hazard Severity Zone maps (City/State) and design defensible space and materials accordingly.
Which building code is in effect?
The 2022 California Building Standards remain in effect through December 31, 2025; the 2025 edition takes effect January 1, 2026.
Get a Del Sur / 4S Plan & Estimate
Key References
- Del Sur Community Association — Design Guidelines & Portal • Site & Landscape Guidelines (2018).
- 4S Ranch Master Association — Architectural Guidelines (Adopted July 2024).
- City of San Diego — IB-206 Patio Covers • IB-220 Retaining Walls • IB-165 ROW • DS-560 Stormwater • Stormwater Standards Manual (2024) • Outdoor Lighting §142.0740 • Brush Mgmt.
- County of San Diego — PDS Building (Unincorporated) • Light Pollution Code • BMP Design Manual • DPW Encroachment Permits • PDS-078 Patio Covers • PDS-083 Walls (Sloping) • PDS-084 Walls (Level).
- Code cycle — CA Building Standards Commission.