Landscaping - Where and how to start a project right?

[mikester]

I'm looking for some advice on redoing the landscaping around my house.

The project will include the following:

Stairs into the house with a small deck (I want to say decklette) outside my kitchen with enough room for an entry way and my gas grill. Currently the stairway is only large enough for the entry way and it is done in block and mortar with a wood skeleton.

Second, I have a retaining wall that boarders the street facing parts of my property. I am almost certain that this wall will either need replacement or significant repairs. I have a corner lot so it is corner shaped. I want to say it's about 50-60' by 30' and varies in height to almost 5 feet at its tallest points. There will also be some stairs from the street level to my ground level that will need to be redone.

Finally, my back yard is small but it needs some attention to make some sort of a design back there that isn't just 'being'. Which is how it is right now. We have a large concrete pad which my kids enjoy playing on. I would like to keep that. We also have a 6' high block wall surrounding the yard. I don't want to change either of those. There is a short section of the wall that needs to be repaired and moved back to the property line about 10'. I would like some nice looking doorways into the back yard. I actually already have made those myself (redwood) and would like to keep them. Primarily back there I would like to either stain the block wall or plan a nice jasmine vine to cover it (drawbacks to jasmine?). I'd like to do something with the path from the front of the house to the back in between mine and the neighbors - concrete - some surface treatment as now it just gets weeds and pest plants. The concrete pad I think I would like to have the surface stamped and stained or have a stone put over it. I would also like a path from the concrete pad through the yard to the back entrance. I'm also considering a pergola over the pad as we get a lot of sun and it can get pretty warm back there in the heat of the day. Finally, I'd like to run a couple of outlets back there for accessories. There is one now but I think adding one more would be good.

We also have 2 avocado trees in the back which I do not want to hurt or change.

I think that covers it.

I don't think I can wait any longer unfortunately (not that I really want to). I need to get some plumbing repair which is probably going to require some demo of the block wall and a staircase since it is right over the problem. The main water line into my house has started leaking. I have to call a plumber about it on Monday...

I'll also be calling my bank to see about the terms on a HELOC. I don't think I have enough saved to cover all of this.

So - where to start? I'm thinking of course that the design is where I need to start but I'm not quite sure what exactly that means...

[TimT]

Pictures of existing conditions always helps...

Look for low maintenance plantings..

Which is exactly what I am doing now..

Different location though hence different plantings

[mikester]

Here is a satellite view of the property.



I also forgot to mention that I wanted a fence along the perimeter of the the front to side yards. Not for security but for safety so I am more comfortable with my kids playing in the front yard. Like I said, the retaining wall gets pretty tall so it's a pretty decent drop...

[look 171]

First and the most important, have a plan before replacing the plumbing. You may have to get a permit to replace the incoming line from the meter. Is that what you are doing? How's the plumbing under the house? You don't want to repair or install new plumbing only to have to move it later when you build the new deck. My advice to you and all of my clients is to not work backwards. That is to install something only to have it taken it apart for the installation of something else. A small outdoor kitchen or BBQ? From the photo, I would try to have natural gas hooked up to it so you will never have to purchase those tanks. They always are spent when you want to cook a meal with guest over. Off the Home depot you go in traffic. Now the wife is pissed at you.

Put or plan on having automatic low voltage yard lights and a work or bright(er) light install on a switch. Flip it on when you need it. placement and type of yard lights are important. You want the light to bounce off trees and building to create a certain mood and still be able to see.

There are so many way to create that concrete path way. Pour concrete, or use concrete pads and grow grass in between (cut grass, maintain issue?). How about just putting pebbles in between (by far the cheapest and its DIY. It will break your back for a day) Just make sure you install black plastic to reduce weed growth.

I know nothing about plants so I can't help you there. do you know a good plumber? If not, I can give you my plumber #. I worked with him for almost each and every project that requires plumbing in the past 12 years. He's not the best looking or the smell good plumber, but a damn guy and will not take you for a ride. PM me if you like his number

Jeff

[911Rips]

Find a creative Landscape Architect or Designer that you could hire for a concept drawing. If you are going to need to have someone to acturally do some of the Hardscape and Softscape a company that is a Landscape Design/Build firm might be the way to go, which will reduce or perhaps eliminate Architectural consulting fees.
I have owned my Design Build firm for 30+ years, find someone you are comfortable working with, they will save you time and money in the long run, and you will end up with a yard that works.

[jyl]

Does it make sense to use home equity for landscaping? $1 of landscaping improve the property value by how much $__?

[RoninLB]

I have no idea where you live but in my case i wanted low maintenance plants and a lot of evergreen trees that can grow fast and handle hurricane flooding

I'll be getting lighting ideas from architectural landscape books and articles

that's all I know

[MBAtarga]

Originally Posted by jyl

Does it make sense to use home equity for landscaping? $1 of landscaping improve the property value by how much $__?

I wouldn't recommend going in debt to pay for landscaping - whoever - my finding s on Google:

1 source:
Check what it is valued in your area, it might be the same... also note that the return on this investment will bring 100% - 200% depending how well it is planed and installed.

another:
A Clemson University study found that landscaping can result in more than a 100% return on investment. The report concluded that “Homeowners wanting to increase the value of their property will do well to consider the cost-effective, return potential of quality landscaping, and to safeguard their investments by hiring licensed, professional landscape contractors to perform the work.” The return on investment is contingent upon the quality of the landscape installation. This study also found that consumers value a landscaped home up to 11.3% higher than its base price.

a third:
According to a MONEY magazine story on home renovations, “not all improvements will increase the value of a house by the amount they cost to perform.” Landscaping, however, according to their research, has a recovery value of 100% to 200% “if it is well done and harmonizes with foliage nearby.”

[john70t]

Get the mechanical work done first, then consider the rest of the budget. Period.
You could also take into consideration planning that path to be semi-removable in the future.

From the air, I see a long, narrow house surrounded by a thin strip of yard.
First, I'd plan "areas" of use:Sitting, bbq, walking transitions, kids play(a couple of these would be best so each has their own), private area for parents, etc. The list goes on. There may be enough room at the corner of the street to have a patch of grass for throwing the ball.

Smaller areas look bigger with smaller plants. Flowering shrubs look nice and are easy maintinance. Hostas fill in shaded corners nicely. Don't plant anything tall too close to walls. Multch prevents drying out, weeds, etc, but don't overdo it at first. I like shredded cyprus because it's soft and breaks down quickly to be turned back into the soil.

Plant a single or several ornamental decorative trees as focus points. These hide views of ugly street/neighbors from the inside, and break up long square sections of wall from the outside. Plan everything else(pathways etc) around those.
I'd keep an open fencing to not make the small yard feel enclosed.

[john70t]

Try making a couple of blueprints and making a few senarios. See what layouts feels best.
Look for the discount sales too after the spring rush is over. Prep a large area of soil, keep the roots moist or in dirt, and most stuff will make it.

[mikester]

I would rather not go into debt to finish the house but such is life. I would rather 'live' than and I also believe that my house could stand to gain a very significant 'value' increase with a good landscaping job that turns it from 'ugly' to 'pretty'. Right now I feel like it is the most unattractive house on the block from the outside. The inside is pretty normal but the outside is well below par for the neighborhood.

I recall the housing boom and even the value they tell me it holds today, something I always used to say 'I've been to my house, it's not worth that much.' I'd like to remedy that a bit, when I speak like that I am mostly referring to the landscaping.

My neighborhood has not been hit horribly by the housing bust; we have a low inventory of homes for sale and a low inventory of forclosures and that has kept the values more stable. Our house is worth more than we paid for it but ultimately it is unlikely that we would want to move soon.

I'm not saying that if my dream house became available that I wouldn't want to go for it but it is unlikely that would happen in the near term. In 5 years or so I will probably be into looking. I want a better garage situation and my kids and I will probable need a bit more space. Still, I need to do this work anyway I'm comfortable that I can handle the debt and through some hard work take care of it in 1.5 to 3 years.

I do have a good relationship with my bank so I'll see what they say. I do want to do it 100% above board - I'm looking for good references but first I want to secure the money. I good landscape can change a property and mine needs some help.

[mikester]

Originally Posted by john70t

Try making a couple of blueprints and making a few senarios. See what layouts feels best.
Look for the discount sales too after the spring rush is over. Prep a large area of soil, keep the roots moist or in dirt, and most stuff will make it.

I was thinking this as well. When I took the pictures off of google earth - the top down view was almost perfect for me to start drawing on top of.

[woodman]

Hey Mike, I might be able to help you out. I'm a bit slow at the moment and if i recall your on the west side not too far from my office. I have several good legit contractors that could also assist in pricing and permitting should you move forward. Send me a pm if you want to discuss further. Looks like the makings of a nice project. I'm in the same boat at my house and want to utilize part of the front/corner yard.

[vash]

any retaining wall 4" and shorter does not require engineering drawings. consider "steps" to stay below this. (this is true in the bay area, your area may be different)

i just finished my front yard landscape about a year ago. i ponied up a few bucks to get some landscape architect and plant expert to draw up a design. it was very inexpensive. $400 or so, and i got plant names and a CAD drawing.

i took it from there and DIY'd the rest. i made a few rookie mistakes, but for the most part, it looks really fantastic.

the catalyst for my job was plumbing problems too!! i had the sewer main R&R'd./ it was ugly.