Fire‑Smart Estate Outdoor Remodels (WUI) — Zone 0–2 Design, Permits & Costs (2025)
Updated August 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: August 2025 · About our process
6,000+ 5‑star reviews since 2009 • Fully licensed & insured in California
Remodeling an estate in Rancho Santa Fe, Fairbanks Ranch, Olivenhain/Harmony Grove, Poway, Carmel Valley, La Jolla, Del Mar, Encinitas, Carlsbad or Solana Beach? This guide shows how we design fire‑smart outdoor living that passes WUI defensible‑space rules—Zone 0–2—while delivering luxury patios, pavilions, outdoor kitchens, walls, lighting, and motor courts. Includes 2025 cost ranges, permit paths, and line‑item models tailored to San Diego agencies and HOAs.
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Do‑This‑First — WUI & Jurisdiction Checklist (San Diego County)
- Confirm hazard zone & authority: First, verify whether your parcel is in a Very High Fire Hazard Severity Zone (VHFHSZ) and whether you’re under the City of San Diego or County (Unincorporated). See City FHSZ hub and 2025 adoption (effective Aug 30, 2025): VHFHSZ Overview · 2025 LRA FHSZ Map (City). For statewide mapping background: OSFM FHSZ.
- Know your defensible‑space zones (0–2): California requires up to 100′ around structures (or to the property line). Zone 0 (0–5′) focuses on ember resistance; Zones 1–2 (5–100′) handle spacing/limbing/irrigation. Start here: CAL FIRE — Defensible Space · Ready for Wildfire.
- City of San Diego — Brush Management: The City’s brush program generally uses ~35′ Zone 1 from permitted structures and ~65′ Zone 2 beyond (total ~100′), subject to site conditions and habitat. See Brush Management Regulations (SDFD).
- County (Unincorporated) — Consolidated Fire Code: The County codifies Zone 0 = 0–5′ (non‑combustible near structures), Zone 1 = 0–50′ (lean, clean, irrigated), and Zone 2 = 50–100′ (thinning, spacing). See 2023 Consolidated Fire Code §4907.9.
- Rancho Santa Fe (RSF): Requires landscape & fuel‑modification plan submittals and approval. Start with RSF Fire — Plan Review · Landscaping Requirements · Landscape Plan Check Sheet. RSF Covenant projects also need Art Jury Chapter 42.
- Poway & Harmony Grove/Olivenhain (County): For Poway, align with the City’s defensible‑space guidance and ignition‑zone messaging: Homeowners Guide · Home Ignition Zones · FHSZ in Poway.
- Overlay constraints to check early: City: Environmentally Sensitive Lands (ESL) (steep slopes, wetlands, etc.) and the Local Coastal Program. County: Resource Protection Ordinance.
TL;DR — Fire‑Smart Estates (2025 San Diego)
- Zone 0 hardscape ring (0–5′): typically $14k–$70k (see table—assumes 4′ depth, porcelain/pavers @ $35–$70/sf).
- Defensible‑space work (Zones 1–2, 5–100′): typically $6k–$25k+ (clear/thin, irrigation adjustments, replanting).
- Ignition‑resistant pergola/pavilion (engineered): typically $35k–$120k+ (size, louvered systems, electrical).
- Estate patios/walkways (porcelain or pavers): generally $35–$70/sf (finish & access drive totals).
- Walls & landform grading (fuel breaks, terraces): typically $50k–$250k+.
- Motor court + automated gates: typically $60k–$200k+.
- Low‑glare lighting (dark‑sky): typically $8k–$30k+.
- Plan set & approvals (Fire + HOA/Art Jury + City/County): typically $8k–$40k+.
- Whole‑property WUI‑smart estate remodel: $300k–$1M+ based on lot size, slopes, utilities, and finishes.
Ranges reflect 2025 San Diego labor & materials. City/County WUI rules and HOAs can add scope and review time.
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Packages (Good / Better / Best)
| Package | What’s Included | Typical Installed |
|---|---|---|
| Good — Zone 0 + Patio | Zone 0 hardscape ring, irrigation moves, fire‑smart replanting near structures, 800–1,200 sf porcelain/paver patio, starter path/step lights. | $65k–$150k |
| Better — Pavilion & Kitchen | All “Good” + 12’–16’ ignition‑resistant pergola/louvered system, masonry outdoor kitchen (gas/electric rough‑ins), seat walls as fuel breaks, hillside paths. | $175k–$380k |
| Best — Estate Transformation | All “Better” + motor court & gates, secondary pavilion/spa terrace, engineered retaining/seat walls, perimeter lighting, extensive landform grading & drainage. | $350k–$1M+ |
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Cost Tables (Zone 0 Ring, Typical Adders)
Zone 0 Hardscape Ring — Quick Estimator
| Perimeter Length | Area (sf) | @ $35/sf | @ $70/sf |
|---|---|---|---|
| 100 LF | 400 sf | $14,000 | $28,000 |
| 150 LF | 600 sf | $21,000 | $42,000 |
| 200 LF | 800 sf | $28,000 | $56,000 |
| 250 LF | 1,000 sf | $35,000 | $70,000 |
Notes: Width varies by site (3–5′ typical). Includes surface finish only; demolition, transitions, irrigation moves, planters, and steps are separate.
Typical Adders (WUI)
| Item | Typical Range | Notes |
|---|---|---|
| Defensible‑space work (Zones 1–2) | $6,000–$25,000+ | Clear/thin, haul‑off, irrigation updates, compliant replanting. |
| Ignition‑resistant pergola/pavilion | $35,000–$120,000+ | Engineered aluminum/steel; electrical/heater integrations; WUI‑compliant clearances. |
| Masonry outdoor kitchen (gas/electric) | See Outdoor Kitchen Cost | Non‑combustible island, appliance vents, shutoff access. |
| Walls & landform grading | $50,000–$250,000+ | Fuel breaks, terraces, access paths; see Retaining Wall Cost. |
| Low‑glare lighting | $8,000–$30,000+ | BUG‑aware, warm CCT, curfew scenes; City/County compliance. |
| Plan set & approvals | $8,000–$40,000+ | Fire plan check (where required), City/County permits, HOA/Art Jury. |
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Example Line‑Item Model — “Better” WUI Estate Package
| Item | Scope / Notes | Cost Range |
|---|---|---|
| Zone 0 Ring (200 LF) | 800 sf porcelain/pavers (non‑combustible) | $28,000–$56,000 |
| Patios/Walkways | ~1,200 sf, edge restraints, transitions | $42,000–$84,000 |
| Louvered Pergola (≈16′) | Engineered aluminum, wiring, heaters clearances | $65,000–$110,000 |
| Masonry Outdoor Kitchen | Non‑combustible finishes, venting, gas/electric rough‑ins | See cost guide |
| Walls/Paths as Fuel Breaks | Seat walls, steps, hillside paths (engineered where needed) | $50,000–$180,000 |
| Low‑Glare Lighting | Shielded path/step/wall lights + transformer | $12,000–$24,000 |
| Defensible‑Space Work | Zones 1–2 thinning, replanting & irrigation tweaks | $8,000–$20,000 |
| Approvals & Plans | Fire plan review (if required), HOA/Art Jury, City/County permits | $10,000–$25,000 |
| Total (Installed) | Pavilion + kitchen + patios + walls + Zone 0 + lighting + approvals | $215,000–$495,000+ |
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Design & Specs (What Passes — and Looks Exceptional)
Zone 0 (0–5′): Ember‑Resistant by Design
- Surface: non‑combustible porcelain or pavers, stone, or gravel. Keep wood mulch, hedges, and stored firewood out of Zone 0.
- Planters: metal or stucco/masonry; irrigated; avoid dense shrubs at walls or beneath windows/vents.
- Openings: ember‑resistant vents/screens; keep gutters and roof valleys clean.
- Decks/steps near structures: use ignition‑resistant or non‑combustible materials where feasible; maintain code clearances.
Reference: County Fire Code §4907.9 for Zone 0–2; City projects also follow brush‑management rules and applicable WUI building standards.
Pergolas & Pavilions
- Structure: engineered aluminum/steel frames with permitted footings. For City projects, see Info Bulletin 206 — Patio Covers for permit and detailing.
- WUI materials: in VHFHSZ/SRA, exterior elements must meet WUI standards (e.g., CRC/CBC Chapter 7A). Use listed assemblies for any roofed elements; route utilities in metallic conduit; maintain clearances to heaters.
- Siting: orient openings away from slopes/prevailing winds; pair with patios/walls to form functional fuel breaks.
Outdoor Kitchens & Fire Features
- Kitchens: masonry island with non‑combustible finishes; appliance ventilation; accessible shutoffs and GFCI/AFCI circuits per code.
- Fire Features (City): recreational fires ≤3′ dia × 2′ high must be ≥25′ from structures/combustibles; approved portable fireplaces ≥15′. Confirm clearances and spark arrestors; follow local fuel and weather restrictions. See City guidance: Recreational Fires.
Fire‑Smart Pavilion & Kitchen
Drainage (Hardscape Without Runoff Issues)
- Grade away from structures: pair Zone 0 hardscape with correct cross‑slope; collect and discharge to a lawful private outlet.
- On slopes: swales, area drains, and path steps to intercept sheet flow; underdrains behind retaining walls as required.
- Irrigation: convert spray to drip near structures; keep Zone 1 plantings irrigated where allowed by AHJ/HOA for vigor and spacing.
Reference: City Land Development Manual — Storm Water Standards.
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Lighting (Safe, Low‑Glare, Code‑Friendly)
- City of San Diego: comply with SDMC §142.0740 Outdoor Lighting (BUG awareness, shielding) plus Title 24 (California Energy Code).
- County (Unincorporated): follow Light Pollution Code (Zones A/B, shielding, 11 p.m. curfews for certain classes) and any PDS submittal guidance.
- Practice: 2700–3000K, shielded optics, scene control (Arrival / Path / Late) with astronomical timeclock; avoid high‑glare uplights in view corridors.
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Permits, Approvals & HOA — San Diego Snapshot
| Scope | Typical Permit Trigger | Where to Start |
|---|---|---|
| Zone 0–2 Defensible Space | Vegetation management generally does not need a building permit but must meet WUI/brush rules. RSF requires landscape/fuel‑mod plan approval. | City VHFHSZ · County Fire Code · RSF Landscape Requirements |
| Pergola / Pavilion | Building permit (footings, structure). WUI/7A where applicable; MEP permits for heaters/electrical. | City IB 206 · County PDS‑078 |
| Retaining / Seat Walls | Permit if >3′ high or supporting surcharge; geotech/engineering as required. | City IB 220/221 · County PDS‑083 / PDS‑084 |
| Outdoor Kitchen / Gas & Electrical | MEP permits; combination permit if structural; venting and shutoffs required. | City — When Is a Permit Required? |
| Lighting (low/line voltage) | Electrical permit where applicable; photometrics/cut sheets in County dark‑sky areas. | City SDMC §142.0740 · County Light Pollution Code |
- City of San Diego applications: use general app DSD forms (e.g., DS‑560) and confirm eligibility for Rapid Review (patio covers, one‑type retaining walls, etc.).
- County (Unincorporated): see PDS Building Forms & Handouts (permit thresholds and standard details).
- Coastal/ESL overlays: City coastal areas may require a Coastal Development Permit and ESL findings if steep slopes or sensitive lands are involved.
- HOA/Art Jury (RSF): We coordinate RSF Fire and Art Jury to avoid resubmittals; landscape/fuel‑mod plans typically must be approved before framing inspection.
Final specs are verified with your Authority Having Jurisdiction (AHJ) at plan check. In HOAs (e.g., RSF), we combine Fire + HOA reviews to compress timelines.
Fire, City/County & HOA Submittals
Sequence & Timeline (No Re‑Work)
Order we build: assessment & photos → concept plan → Fire/HOA pre‑check → demolition/clear/thin → drainage & utilities rough‑in → Zone 0 ring → patios/walls → pergola/pavilion & kitchen → lighting & planting → inspections & sign‑off.
- Design & coordination: ~1–3 weeks (AHJ/HOA pre‑check aligns scope to rules).
- Permits/approvals: ~1–8 weeks (Art Jury/Coastal/ESL can extend).
- Build: compact scope 2–4 weeks; estate transformations 6–12+ weeks.
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Common Pitfalls (and How We Avoid Them)
- Plants/mulch in Zone 0: ember ignition risk. We replace with non‑combustible hardscape and metal/stucco planters.
- Mismatched rules: City vs County vs HOA differences create corrections. We design to the strictest applicable standard.
- Unshielded lighting: glare in view corridors. We specify warm, shielded optics and curfew scenes per City/County rules.
- Heater & fire‑feature clearances: missed setbacks cause fails. We spec listed equipment and show clearances on plans.
- Skipping Fire/HOA pre‑check: adds months. We coordinate RSF Fire + Art Jury to submit once, cleanly.
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Quote Comparison Checklist
- Zone 0: ring width, LF & sf used; finish type; demo & transitions; planter materials.
- Defensible space: specific tasks (thin/clear), irrigation scope, plant palette.
- Pergola/pavilion: material (aluminum/steel), engineering, electrical/heater details.
- Kitchen: island construction (masonry), venting, shutoffs, appliance allowances.
- Walls/paths: lengths, heights, engineering (where needed), lighting rough‑ins.
- Lighting: fixture specs (CCT, shielding/BUG), transformer location, scenes/controls.
- Approvals: Fire (plan check or verification), City/County permits, HOA/Art Jury path.
- Schedule: lead times, inspections, punch/warranty.
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Serving San Diego County: Rancho Santa Fe, Fairbanks Ranch, La Jolla, Del Mar, Carmel Valley, Encinitas/Olivenhain, Carlsbad, Poway, Harmony Grove, Solana Beach, and more.
FAQs
What is Zone 0 and do I need it?
Zone 0 is the first 0–5′ from structures. It’s designed to be ember‑resistant—non‑combustible surfaces, metal/stucco planters, and clean roofs/gutters. In the County, Zone 0–2 is codified in the Consolidated Fire Code; City projects follow brush‑management and WUI requirements depending on location.
City vs. County: what’s different?
The City generally uses ~35′ Zone 1 + ~65′ Zone 2 under its brush management program; the County Fire Code defines Zone 1 = 0–50′ transitioning to Zone 2 = 50–100′ with a formal Zone 0 (0–5′). We design to the stricter standard and your HOA rules.
Do RSF projects need Fire & Art Jury approval?
Yes—RSF Fire reviews landscape/fuel‑mod plans, and the RSF Association Art Jury reviews landscape design. We coordinate both so you submit once.
Can I build a louvered pergola in the WUI?
Yes, with ignition‑resistant materials and listed equipment. Clearances, any roof/open‑air requirements, and utilities are confirmed at plan check; City/County permits are required.
How much do complete fire‑smart estate remodels cost?
Most whole‑property WUI projects land between $300k–$1M+ depending on site size, slopes, structures, finishes, and approvals.
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