Point Loma Outdoor Living & Landscape Design-Build
Updated September 2025 — City of San Diego (Point Loma; Coastal Zone 92106–92107)
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
From Sunset Cliffs, La Playa and the Wooded Area to Roseville‑Fleetridge, Loma Portal, Liberty Station and Shelter Island, we design‑build complete coastal outdoor living: porcelain/paver patios, louvered pergolas or engineered pavilions, masonry outdoor kitchens (gas/electric), retaining/seat walls & hillside/bluff‑sensitive steps, low‑glare lighting, drainage/underdrains, turf & putting greens, planting/irrigation — coordinated with City of San Diego permits and, where triggered, a Coastal Development Permit (CDP).
Project fit: Minimum project $15k. Typical Point Loma backyard packages run $120k–$260k+. Whole‑property (front + back) plans often range $260k–$820k+. Bluff‑adjacent/CDP/ESL builds may run $340k–$1.2M+ due to engineering, geology and approvals.
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Key Takeaways
- Coastal first‑principles: We check Coastal overlay & appeal jurisdiction, ESL/Steep Hillsides, bluff setbacks, geotech needs, and the 30‑ft Coastal Height Limit before design.
- Marine‑grade specs: AAMA 2604/2605 finishes, 316 stainless where appropriate, sealed lighting and wind‑aware shade structures extend life in salt air.
- No‑surprise pricing: Transparent packages + line‑item allowances (gas/electric, drainage, engineering) prevent change‑order creep.
Do‑This‑First — Coastal/ESL, Bluff & Utilities
- Overlay check: Confirm CDP triggers and whether your lot is in the Coastal Commission appeal area. For Sunset Cliffs/canyon edges, verify ESL/Steep Hillsides and hazards.
- Bluff setbacks: We review bluff stability reports and setback guidance to protect structures and utilities long‑term.
- ROW tie‑ins: Driveway aprons, sidewalk underdrains and curb outlets use the City’s Right‑of‑Way process; private features in ROW may require an EMRA.
- Utilities: Confirm panel capacity (heaters, lighting, kitchen) and gas BTU load; coordinate SDG&E upgrades/relocations if needed.
- Code cycle: 2022 CA Codes through Dec 31, 2025; 2025 codes effective Jan 1, 2026.
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TL;DR — Typical Point Loma Installed Ranges (2025)
- Backyard “Entertaining Core” (patios + pergola + kitchen + lighting + drainage): $120k–$260k+
- Front upgrades (driveway refresh + entry walk/lighting): $70k–$190k+
- Whole‑property (front + back): $260k–$820k+ depending on slopes, engineering, finishes & approvals
- Bluff/ESL/CDP‑intensive: $340k–$1.2M+ (soft costs, geology, shoring, drainage constraints)
Access, export/haul, bluff/canyon conditions, utilities and finish tiers drive totals.
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Packages (Good / Better / Best)
| Package | What’s Included | Typical Installed |
|---|---|---|
| Good — Entertaining Core | 800–1,500 sf porcelain/paver patios & paths; 12’–16’ pergola; masonry outdoor kitchen (base appliances); low‑glare lighting starter; drainage basics; planting/irrigation refresh. | $120k–$220k+ |
| 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 (coastal constraints considered). | $220k–$440k+ |
| Best — Coastal Resort | All “Better” + spa terrace or second shade zone; bluff‑sensitive terraces/steps; long‑run lighting/irrigation; premium veneers/caps; CDP/ESL approvals included. | $440k–$820k+ |
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Scope Anchors — Point Loma Big‑Ticket Items
| Scope | Typical Range | Notes / Links |
|---|---|---|
| Porcelain/Paver Patios & Walks | $35–$70/sf | Porcelain Paver Cost • Porcelain vs. Travertine (Pool Decks) |
| Paver Driveway / Entry | $50k–$180k+ (≈1,000–3,000 sf) | Driveway Cost • ROW/Apron Permits |
| Louvered Pergola / Engineered Pavilion | $40k–$140k+ | Louvered Pergola Cost • Patio Cover Cost • Permits |
| Masonry Outdoor Kitchen (Gas/Electric) | $25k–$85k+ | Outdoor Kitchen Cost • Kitchen Permits |
| Retaining/Seat Walls & Steps | $80–$260/face sf | Retaining Wall Cost • Wall Permits • Hillside Terraces |
| Drainage & Lawful Outlets (Coastal) | $12k–$65k+ | Drainage & Stormwater |
| Low‑Glare Lighting (Coastal) | $8k–$40k+ | Outdoor Lighting Guide |
| Artificial Turf / Putting Green | Turf $10k–$40k • Green $8k–$30k+ | Artificial Grass Cost • Putting Green Cost |
| Fire Features (Coastal) | $5k–$35k+ | Fireplace/Fire Pit Cost • Rules & Clearances |
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Permits & Coastal — City of San Diego Snapshot
- Coastal Development Permit (CDP): Many Point Loma parcels are in the Coastal overlay and some in the appeal jurisdiction. We assemble findings, plans and studies so CDP approval goes smoothly.
- ESL/Steep Hillsides: Sunset Cliffs/canyon lots can trigger ESL rules and geotechnical reports. We include retaining/drainage details and cross‑sections that meet City expectations.
- Pergolas & patio covers: Permit thresholds, setbacks and OTC eligibility apply. We provide engineered footings, heater clearances and electrical plans.
- Retaining walls: Permit required over 3’ or with surcharge; we include calculations, sections and drain details.
- Driveway/apron/ROW: City Right‑of‑Way process for aprons, sidewalk underdrains and curb outlets; EMRA may be required for private features remaining in ROW.
- Stormwater docs: DS‑560 applicability + standard plan notes; coastal/bluff conditions may restrict infiltration and outfall locations.
- Lighting (low‑glare/coastal): We specify shielding and trespass control to meet City outdoor‑lighting rules and sensitive coastal contexts.
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What We File for You (Typical Coastal City Sets)
City of San Diego — DSD
- Scaled site plan (lot lines, easements, setbacks, overlays, utilities).
- Architectural/structural sheets (pavilions/pergolas; retaining walls with calcs & drainage).
- Electrical/gas sheets (kitchen circuits, lighting one‑line, load calcs; gas isometric and BTU schedules).
- Stormwater: DS‑560 + standard notes; infiltration/outfall strategy appropriate for coastal/bluff sites.
Coastal Development Permit (when triggered)
- Findings, coastal consistency notes, geotechnical/hazard reports (as required), visual simulations where helpful; manage appeal‑area steps if applicable.
Right‑of‑Way (ROW)
- Encroachment plans for apron modifications, sidewalk underdrains/curb outlets; traffic control notes if needed; EMRA package when a private feature remains in ROW.
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Areas We Serve in & around Point Loma
Point Loma 92106–92107, Sunset Cliffs, La Playa, Wooded Area, Roseville‑Fleetridge, Loma Portal, Liberty Station, Shelter Island, Point Loma Heights and nearby enclaves.
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FAQs — Point Loma
Do I need a Coastal Development Permit (CDP)?
Often. Many Point Loma parcels are in the Coastal overlay; some are in the Coastal Commission appeal area. We confirm your status and handle the CDP path when required.
What about bluff setbacks and geology?
Bluff‑adjacent sites (e.g., Sunset Cliffs) typically require geotechnical studies and setback analysis. We integrate those findings into design, drainage and structural details.
Who issues building permits?
City of San Diego (Development Services). 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 permitted through the City’s Right‑of‑Way process. Private features remaining in ROW can require an EMRA; we design to City standards.
How do you specify for salt air and wind?
Marine‑grade finishes (AAMA 2604/2605), 316 stainless where appropriate, sealed fixtures, wind‑aware shade structures, and low‑glare lighting suited to coastal conditions.
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