How about a series of two or three smaller terraces instead of one large retaining wall? Can you get permits for that?

Also, I wonder if a floating deck would fall outside the regulation, since it's technically not a permanent structure?

Can you post a photo?

Photos would help.

When you say a more useable living area, just what do you have in mind? Outdoor entertaining? Is this the most logical location for this type of activity? Kid's play space?

Slopes are not inherently bad and level is not necessarily the more desireable aspect, especially if drainage issues come into play. Without actually viewing the situation, it is quite possible that you could extend the level portion through the use of a retaining wall, but the entire area is quite restrictive, space-wise, and it may be best to take an entirely different approach.

This sounds like a situation where at least a consultation with an experienced designer would be of value. Professional problem solving skills could make all the difference, specially when you are dealing with such a small space with some distinct limitations. Too many other variables are present for you to get much specific direction from this forum that would be the slightest bit helpful.

Lived in Seattle long? Most longtime residents are aware that our reputation for rain is a bit misleading, particularly as it relates to our summers :-)

I think that Sandy is just playing along with the "rain game". I ran into a guy on a plane that said if everybody knew how great the weather in Seattle really was then everybody would want to live there! I would still live there if it did not mean plane rides across the country with the kids to visit family. The DC area gets more rain than Seattle, though we get it dumped on us in thunderstorms and hurricane remnants.

I am sorry...were you gals talking about landscape design? ;-)

- Brent

Very funny, Brent!

Yes, I think we need to know more about what is permitted and what you want from the space. And I think a photo would help here.

KarinL

If I understand your numbers then there is a 3' drop from your level area back to your fence. That seems very manageable with a retaining wall or two. The challenge would then be figuring out how to best place the retaining wall(s) in your small area. I am now left wondering about the same questions asked in the other responses...and I will throw in another question about your budget.

- Brent

If that photo is representative of the area in question, then I'd reconsider using this extremely tight space for "outdoor living". And unless I am missing something, that slope is not very severe. Even if leveled, I doubt this area would be congenial to lounging outdoors or utilizing as a patio, etc. Too exposed and too restrictive and without sufficient space to develop any kind of green privacy screening.

I'd consider just a mixed shrub buffer between you and the neighboring property, perhaps with a meandering pathway connecting it to more usable areas of your property. Unless that photo doesn't reveal the true slope of the area, I'd say no terracing or retaining walls are necessary or even practical.

Can you post photos of other areas of your garden that may be more conducive to outdoor living/entertaining? I still think this is a situation where engaging a professional for an hour or two can be helpful - it is difficult even from the photo to get a good visual and a true sense of exactly what you are dealing with.

I would like to get the maximum possible area for grass/put a patio table. There is going to be a fence at the back and 2 sides. The yard has a downward slop 3:1 as you can see with rocks at the base. What I want to understand is can I remove the rocks and build a retaining wall instead? I have uploaded 2 more photos of available area.

I don't see additional photos. I somehow can't get a feel for the area from that one picture either.

That aside, I notice that the neighbour's yard is a lot lower than yours, and you mentioned drainage. Whatever you build has to be retained from sliding into their yard. There must be a retaining wall below that chain link fence already. Perhaps you can build on top of that or extend it and raise the fence? I would definitely integrate with the fence as there is no point in building a wall just inside the fence - unless you come in a few feet and put a sunken shrub border right along the fence. But it would be a pain to weed!

KarinL

I'm guessing you have a 10 foot setback rule, which means a retaining wall would be 7 feet from the house?

I'd get a local contractor to come out and look at it, and give you an idea of the cost. Prices vary wildly from one part of the country to another, and even from town to town.

You'll have to decide if a 7 ft. seating area is worth the expense. It's enough for a small table and a couple of chairs, but I think you may find yourself exposed to the view of the house behind you. A small tree or two might give you some privacy if you plan for the canopy to be above you.

does the 10ft set back rule apply to retaining walls of 3 feet height also? If yes then I dont see any way to level out and use the remaining 10 feet that slope downwards and have been filled with rocks. I was hoping a retaining wall can be constructed + trees planted on the permiter arbovitae that would give privacy. That way i can extend the grass/patio area by atleast 4 feet more.

Setback requirements are different in every city. It's possible you may be able to build a wall near the drainage ditch. Or maybe not. You asked if a wall could be built 10 feet from the fence in your original post, which made me think there was some kind of restriction on building it closer to the fence.

You have to check with your own city to find out what is permissible. Then you need to get someone to give you an idea if what you propose is possible, and what it might cost. Once you've done these two steps, you will know if you want to proceed further and actually work on some kind of design for the area.

I'm fairly certain that you will not be able to do anything that interferes with the drainage ditch.