Dark‑Sky Estate Lighting (San Diego, 2025) — City vs County vs HOA Rules, Specs & Installed Budget Tiers
Updated September 2025 — San Diego County
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
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Designing estate‑scale lighting in San Diego means balancing warm, low‑glare scenes with dark‑sky rules from your jurisdiction (City vs. County) and HOA/Art Jury. Below we explain the actual code differences, HOA baselines (e.g., Rancho Santa Fe, Santaluz), specs that pass first review, and installed budget tiers for ½–2+ acre properties in 2025.
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Do‑This‑First — Jurisdiction • HOA • Lighting Zone
- Confirm jurisdiction: Are you City of San Diego or County (unincorporated)? City lighting is regulated by SDMC §142.0740 Outdoor Lighting. County lighting is regulated by the County Light Pollution Code and PDS‑211 summary.
- Map your zone (County only): Unincorporated areas use Zones A/B/C with shielding, lumen and curfew limits; Zone A lies within 15 miles of Mount Laguna & Palomar (most restrictive). See PDS‑211 for the zone map and thresholds.
- Check HOA/DRC baseline: Examples: Rancho Santa Fe Association Chapter 14 (no uplighting, ≤2700K, curfew 11 pm, lumen caps) and Santaluz (subdued, downlight; limited uplight only inside interior yards). See RSF Ch.14 and Santaluz Design Book.
- Know the code cycle: California’s 2025 codes publish July 1, 2025 and take effect January 1, 2026. Projects submitted before then remain under 2022 codes. (CA BSC · CEC)
TL;DR — Estate Lighting Ranges (2025 San Diego)
- ½–¾ acre estates: $12k–$32k+ (path/step, a few downlights, transformer, two scenes).
- ≈1 acre estates: $20k–$55k+ (perimeter + trees + steps + façade accents; multiple scenes; automation).
- 2+ acre estates: $45k–$90k+ (long‑run circuits, multiple zones, extensive perimeter & trees, controls integration).
Ranges reflect 2025 SD labor/materials and dark‑sky fixtures. Slopes, long runs, controls, and HOA limits (e.g., RSF lumen caps) drive totals.
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Packages (Good / Better / Best)
| Package | What’s Included | Typical Installed |
|---|---|---|
| Good — Path/Step Core | 12V path/step fixtures (shielded), two tree downlights, 1 transformer, 2 control scenes (dusk + evening), warm 2700–3000K, photometric check. | $12k–$28k+ |
| Better — Perimeter + Trees | All “Good” + driveway/perimeter runs, additional downlights, low‑glare wall/step accents, 2–3 transformers, 3–4 scenes, HOA/DRC lighting plan set. | $25k–$55k+ |
| Best — Estate Perimeter + Automation | All “Better” + long‑run circuits, extensive tree downlighting, scene automation (astronomical clock + app), dimming, County/City submittals (if required). | $45k–$90k+ |
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Scope Anchors — What Big Line Items Typically Run
| Scope | Typical Range | Notes / Links |
|---|---|---|
| Path / Step Lighting | $2,500–$12,000+ | Outdoor Lighting (Dark‑Sky) |
| Tree Downlighting (shielded “moonlight”) | $1,800–$9,000+ (by qty/height) | Warm 2700–3000K; no exposed sources in HOAs (see RSF Ch.14) |
| Perimeter / Drive Lighting | $6,000–$28,000+ | County zones may set curfews & shielding (see PDS‑211) |
| Transformers & Long‑Run Wiring | $2,000–$12,000+ | Multiple zones, load balancing, voltage drop design |
| Controls (astronomical clock / app / dimming) | $900–$4,500+ | City Title 24 + CALGreen control alignment |
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Specs & Compliance — City vs County vs HOA
City of San Diego (SDMC §142.0740)
- Shield & aim down to prevent glare/trespass; use flat lenses / shields to keep light below horizontal. See §142.0740.
- Comply with Title 24 & CALGreen lighting power & control standards; the City references state codes within §142.0740 and Green Building regs.
- BUG ratings: submittals commonly demonstrate Backlight‑Uplight‑Glare (BUG) compliance; the Coastal Commission has cited §142.0740(c) BUG requirements in its findings. See Coastal Commission addendum.
County of San Diego (Unincorporated)
- Zones A/B/C with shielding, lumen caps & curfews; Zone A (within 15 miles of Palomar/Mt. Laguna) is strictest. See PDS‑211 & Light Pollution Code.
- Lumen examples: in Zone C, the site limit is 50,000 lumens per gross acre with class‑based caps and 3,000K CCT guidance. Decorative (Class III) & most Class I lighting observe curfews near 11 pm (per code tables). See PDS‑211.
HOA / Art Jury Examples
- Rancho Santa Fe Association (RSF) Chapter 14 — Exterior Lighting: uplighting prohibited (narrow exceptions), downlighting required, ≤2700K (≤3000K for motion‑activated), curfew 11 pm, site lumen cap (40,000 lumens base; more on large lots), and keeper rules for shielding & visibility. See RSF Ch.14.
- Santaluz Design Book: subdued, downlight only for edges/paths; limited, case‑by‑case uplight only on mature canopy trees within interior yards. See Santaluz guidelines.
Design Principle (DarkSky International): keep lighting useful, targeted, low level, controlled, and warm‑colored. See Five Principles.
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Controls & Power — How We Pass & Perform
- Controls: astronomical time clock + photocell baseline; add app/scene control and motion where allowed (e.g., County Class II allowances). City references Title 24/CALGreen control functions; see City energy bulletins and Electrical Permit page.
- Transformers & runs: 12/14 ga home runs and looped circuits sized for voltage drop; waterproof junctions; dedicated GFCI circuits at each transformer location.
- Scene strategy: Arrival (low), Entertaining (medium), Perimeter (low), and Curfew (very low/off). HOA curfew (e.g., 11 pm in RSF) overrides scenes.
Permits & HOA/DRC
- City Electrical Permits: required for new circuits/transformers; we show load calcs, one‑line, and fixture cut sheets with BUG data where applicable. Apply here.
- County: submittals follow Light Pollution Code; show zone, shielding, lumens/site, CCT, and curfews per PDS‑211.
- HOA/Art Jury: RSF requires an exterior lighting plan (lumens, voltage, heights, fixture cuts, locations); Santaluz uses its design book. We prepare HOA‑ready plan sets and attend reviews as needed.
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What We File for You (Typical Lighting Set)
Plan Components
- Site/lighting plan to scale with zones, fixture counts, heights, optics/beam spreads, shielding notes, and no‑trespass edges.
- Fixture schedule with BUG ratings, CCT (typically 2700–3000K), lumens, shielding, and listings; comply with City §142.0740 and HOA caps.
- Photometric (where requested): foot‑candle isolines; verify no spill at property line per HOA or City conditions.
- Electrical sheets: one‑line, transformer sizing/locations, controls diagram, load calculations, GFCI notes.
Quote Comparison Checklist (Dark‑Sky Lighting)
- Fixture list & counts with BUG ratings, CCT, wattage, and shielding callouts.
- Scene map & curfews (arrival/entertaining/perimeter/curfew) aligned to HOA and City/County rules.
- Transformer & run diagram (voltage drop management; waterproof splices).
- HOA/DRC submittal included (RSF/Santaluz/Crosby/Fairbanks as applicable).
- Electrical permits included (City) and code alignment notes (Title 24/CALGreen).
- Warranty & maintenance (fixture finishes, drivers, annual tune).
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FAQs
Is uplighting allowed in San Diego?
In the City, fixtures must be shielded/aimed to prevent glare and trespass (see SDMC §142.0740); limited architectural accents can be designed to comply. In RSF, uplighting is generally prohibited (narrow exceptions); in Santaluz, limited tree uplight may be allowed only within interior yards on a case‑by‑case basis.
What color temperature should I choose?
Most HOAs and dark‑sky guidance prefer warm 2700K (≤3000K). RSF caps at ≤2700K (≤3000K for motion‑activated security); County Zone C guidance lists 3000K for many classes.
Do I need permits for landscape lighting?
If new circuits/transformers are added, the City Electrical Permit process applies. County projects submit evidence of compliance with the Light Pollution Code when permits are triggered.
How do curfews work?
HOAs often require lights off by 11 pm except safety or entry; the County sets class‑specific curfews (e.g., decorative off overnight). We program scenes to meet these curfews automatically.
Can you integrate lighting with my pavilion, kitchen and motor court?
Yes. We coordinate low‑glare scenes across paths/steps, trees, pavilions, kitchens, motor courts and program curfews for compliance.
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Key References
- City of San Diego — SDMC §142.0740 Outdoor Lighting · Electrical Permits · Coastal Commission addendum citing §142.0740 BUG.
- County of San Diego — Light Pollution Code · PDS‑211 Private Outdoor Lighting.
- HOA Examples — Rancho Santa Fe Ch.14 Exterior Lighting · Santaluz Design Book (Lighting).
- DarkSky International — Five Principles for Responsible Outdoor Lighting.
- Code Cycle — 2025 CA Title 24 effective Jan 1, 2026 · 2025 Energy Code.