4S Ranch Outdoor Living & Landscape Design‑Build
Updated September 2025 — 4S Ranch (Master‑Planned; Unincorporated San Diego County 92127)
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
In 4S Ranch—near Del Sur, Santa Fe Valley and Rancho Bernardo—we design‑permit‑build complete outdoor living for modern family lots: porcelain/paver patios, louvered pergolas or engineered pavilions, masonry outdoor kitchens (gas/electric), retaining/seat walls & steps, low‑glare lighting, drainage/underdrains, turf & putting greens, planting/irrigation—coordinated with the 4S Ranch HOA architectural review and the County of San Diego (PDS & DPW).
Project fit: Minimum project $15k. Typical 4S Ranch backyard packages run $95k–$210k+. Whole‑property (front + back) plans often range $210k–$640k+ depending on access, slopes, utilities and finishes.
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Key Takeaways
- County + HOA handled: We coordinate 4S Ranch HOA ARC plus County PDS permits and DPW Right‑of‑Way in one inspection‑ready set.
- Family‑friendly layouts: Shade structures, privacy screens/walls, and lighting scenes that fit 92127 lot sizes and setbacks.
- Clear pricing, fewer surprises: Transparent packages and allowances (engineering, gas/electric, drainage) keep change‑orders in check.
Do‑This‑First — Jurisdiction, HOA & Fire/WUI
- Jurisdiction: Most of 4S Ranch is unincorporated County (PDS). Adjacent neighborhoods (e.g., Del Sur) may be inside the City of San Diego—we verify up front.
- HOA ARC: 4S Ranch Master Association requires architectural/landscape review; we prep the full submittal before County permits.
- WUI & dark‑sky: Check Fire Hazard Severity Zones; specify ignition‑resistant assemblies and shielded, low‑glare fixtures per County light‑pollution code.
- ROW tie‑ins: Aprons, curb outlets and underdrains at public frontage go through County DPW Encroachment; EMRA may be required where private features remain in ROW.
- Code cycle: 2022 CA Codes through Dec 31, 2025; 2025 codes effective Jan 1, 2026.
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TL;DR — Typical 4S Ranch Installed Ranges (2025)
- Backyard “Entertaining Core” (patios + pergola + kitchen + lighting + drainage): $95k–$210k+
- Front upgrades (driveway refresh + entry walk/lighting): $50k–$140k+
- Whole‑property (front + back): $210k–$640k+ depending on slopes, engineering, finishes & approvals
Access, export/haul, walls/steps, utilities and finish tiers drive totals.
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Packages (Good / Better / Best)
| Package | What’s Included | Typical Installed |
|---|---|---|
| Good — Entertaining Core | 800–1,300 sf porcelain/paver patios & paths; 12’–16’ pergola; masonry outdoor kitchen (base appliances); low‑glare lighting starter; drainage basics; planting/irrigation refresh. | $95k–$180k+ |
| Better — Shade + Kitchen + Walls | All “Good” + engineered pavilion or 16’–20’ louvered pergola w/ heaters; upgraded kitchen; seat/retaining walls; expanded lighting scenes; drainage to lawful outlets. | $180k–$360k+ |
| Best — Family Resort | All “Better” + spa terrace or second shade zone; premium veneers/caps; long‑run lighting/irrigation; HOA + County approvals included. | $360k–$640k+ |
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Scope Anchors — 4S Ranch Big‑Ticket Items
| Scope | Typical Range | Notes / Links |
|---|---|---|
| Porcelain/Paver Patios & Walks | $35–$70/sf | Porcelain Paver Cost |
| Paver Driveway / Entry | $35k–$110k+ (≈800–2,000 sf) | Driveway Cost • ROW/Apron Permits |
| Louvered Pergola / Engineered Pavilion | $35k–$120k+ | Louvered Pergola Cost • Patio Cover Cost • Permits |
| Masonry Outdoor Kitchen (Gas/Electric) | $20k–$75k+ | Outdoor Kitchen Cost • Kitchen Permits |
| Retaining/Seat Walls & Steps | $70–$240/face sf | Retaining Wall Cost • Wall Permits • Hillside Terraces |
| Drainage & Lawful Outlets | $10k–$55k+ | Drainage & Stormwater |
| Low‑Glare Lighting | $6k–$30k+ | Outdoor Lighting Guide |
| Artificial Turf / Putting Green | Turf $9k–$35k • Green $8k–$25k+ | Artificial Grass Cost • Putting Green Cost |
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Permits, HOA & Right‑of‑Way — 4S Ranch Snapshot
- 4S Ranch HOA (ARC) — exterior/landscape changes require architectural review. We prepare the submittal (site plan, elevations/sections, materials/finishes board, lighting (shielding/trespass), planting/irrigation zones) and coordinate timing.
- County of San Diego (PDS) Building — patio covers/pergolas, retaining walls (over 3’ or with surcharge), electrical/gas (kitchens, lighting); stormwater notes per the BMP Design Manual.
- County DPW Right‑of‑Way — driveway apron modifications, curb outlets/underdrains at public frontage; EMRA if a private feature remains in ROW.
- Dark‑sky & WUI — shielded fixtures per County light‑pollution code; ignition‑resistant details & brush‑management where Fire Hazard Severity Zones apply.
Have IID Handle HOA, Permits & ROW
What We File for You (Typical 4S Ranch Sets)
HOA Architectural Review
- Scaled site plan; elevations/sections; exterior materials & finishes; lighting plan with shielding/trespass notes; planting plan & irrigation zones.
- Entry gate/motor court/pilaster details (sight‑lines), color schedules.
County PDS Building
- Architectural/structural sheets (pavilions/pergolas; retaining walls with calcs & drainage); electrical/gas one‑lines; load calcs; stormwater notes per BMP Design Manual.
County DPW ROW
- Encroachment plans for apron modifications, sidewalk underdrains/curb outlets; traffic control; EMRA package if required.
4S Ranch Submittal Package →
Areas We Serve in & around 4S Ranch
4S Ranch (92127), Del Sur (adjacent), Santa Fe Valley, Santaluz (adjacent), Rancho Bernardo (adjacent), Torrey Highlands (adjacent), Del Sur Bridge‑to‑RB corridors and nearby enclaves.
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FAQs — 4S Ranch
Do I need HOA approval in 4S Ranch?
Yes. Most exterior/landscape work requires HOA ARC review. We prepare a compliant submittal and coordinate the review timeline.
Who issues building permits?
County of San Diego Planning & Development Services (PDS). We handle patio covers/pergolas, retaining walls (over 3’ or with surcharge), electrical/gas permits and stormwater notes.
What about driveway aprons or curb outlets?
Those are typically through County DPW Right‑of‑Way (Encroachment). If a private feature remains in ROW, an EMRA may be required.
Are 4S Ranch properties in the Coastal Zone?
No—4S Ranch is inland. We focus on WUI ignition‑resistant details, drainage and neighborhood‑friendly lighting.
Can you phase the work?
Yes. We install the drainage/utility backbone first, then patios/structures, then lighting/planting for the quickest path to usability.
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