This is a very interesting question. I'm normally not a fan of limiting how you landscape to fit in with the neighbours, but I see that here there is literally a culture of open back yards that you would be almost the first to challenge. To go out and set a fence post does almost seem like an act of aggression! The one neighbour does seem to have a privacy fence - how does that go over? That also appears to be a fence set inward on the property; maybe that would work for you too, but with a friendlier fence, such as a rail fence or a low picket fence. Then you could begin planting on either side of the fence, to the extent that you are allowed to, as you figure out just which site lines you want to block with shrubbery, and again thinking of a somewhat permeable barrier; deciduous shrubs might be best as privacy probably matters most in summer.

You could also start by putting your bench (or swing or bistro set or sandbox or what have you) out there, with an umbrella or cover (which will provide both shade and privacy) and then gradually planting up around it. Then gradually extend the planting along the property lines.

Check out some other threads on this forum by searching for something like the word "privacy" and you may find something else of interest.

KarinL

You've got a typical new subdivision blank slate. There are often landscaping books and garden magazine articles devoted to this subject. I suggest going to the libarary or bookstore and thumbing through the selection to find ideas you like. Keep a folder of vingettes and ideas you like. Even try looking online.

You might try carving out little islands of a mixed shrub/tree border. There are many posts about how to do this here. Greenguy, for example, made great islands in his yard.

Most of your standard landscaping books will give you an idea of how to plan this all out on paper.

This is the beginning of a lifelong adventure!!

A couple of general things--think about how you want to use the space in your yard. Plan for any hardscaping you'll want to do in the future, if at all. Plant trees for shade first too, since they take the most time to get going. Consider mature size when placing plants.

Have fun!!

Thank you both for your time and suggestions.

We absolutely cannot fence our yard in due to water flow thru 2 sides (the back and other side not seen in the picture). I will have to search for pictures of the water flowing so you can see what I mean. The water actually comes as far as the playset, so if we did fence the yard in, it would be useless. So it's not as much an issue of fences per say...plenty of neighbors have them without offending anyone. We just cannot b/c of the water situation. There is no underground drainage at all here. Ridiculous, but it is what it is. Things you learn in retrospect...

I have searched online & in books, but haven't come up with too much thus far. I guess I just have to keep on looking. I thought perhaps that there would be others with the "new development" syndrome on here who'd overcome the wide open spaces. I think my problem is that I have it somewhat laid out in my mind, but I worry that in reality it won't be what I imagined. I've tried to draw it up, but it's not something I'm great at doing. I'm determined to make it work, so I'll keep on searching!

When you say you cannot fence, I'm curious whether that is because the fence cannot block the water, or because the fence posts can't be sunk in? If you can at least sink some posts then a permeable fence might work. And I guess I wonder how plantings or a seating area would survive if a fence wouldn't. What is the force of the water - you have said that mulch won't stay, but can you put boulders?

Even if you can fence the one side, or part of the one side, that might be a start. There is another thread started today that talks about making partial fences. You might find some ideas posted there useful.

Anyway, perhaps if you post some info on what you CAN do in that area, we could be of more help.

KarinL

Here is a link that might be useful: Thread on partial fences

In your internet research, see if you can find anything about a swale. I don't know if it will help your drainage problem, but it's worth a look-see.

I'm really surprised that the developer isn't responsible for supplying adequate drainage for the development. Did you consider inquiring or filing a complaint against him?

Karin--Thank you for all of your time! I'm attaching pictures from a few different times it's rained. (I have tons and tons of them). Prepare yourself though, as we were shocked the first time we saw our own personal river. I'm over the anger and annoyed part of the water flow (and have learned a great amount on "disclosure") for the next time we buy or build.

The county told us that since it's an easement/swale, we cannot put a fence up, (and if we did, it would be at our own risk--the hoa probably wouldn't allow us to anyhow) as it will obstruct the flow of water, which could lead to a fence being torn down. Now we've toyed with raising a privacy fence up off of the ground, but don't like how that would look so much. Also, our property goes way up in one corner (I think you'll see it in one picture), so a fence would look crazy. I've recently thought about a split rail (nice white) fence, but my husband thinks it's a waste of money, since it would only define boundaries and not give privacy. I see his point.

So in the back corner I think I will end up putting a crepe myrtle or maybe another river birch or two, since they could handle the water flow, give us some privacy and not obstruct the area.

The side of the yard (in the pics) is where I'd like to plant. I mocked up a pic tonight and will see if I can add it here, so you can see what I'm thinking of.

Here's the river:
As it comes into our yard (from the west):
{{gwi:39473}}

Then runs across the back perimeter (and through the swingset...it wasn't as wide a river when we placed the play set...it's gotten worse as they've built more homes):
{{gwi:39474}}
{{gwi:39476}}
Then it comes around the side and onto our neighbors' yard and out towards the road:
{{gwi:39478}}

It's several inches deep and fast flowing when it happens. With any decent rain storm, we have an instant river...

I hope this helps...
I can't get the mockup picture onto photobucket. i created it in publisher.

Wow that IS a lot of water to manage! We have a similar problem in our newly built house although we occupy the "high ground".
A search of this website for "dry stream" yielded 109 hits and several if the problems are similar to yours. It might be a solution but probably not cheap, even if you DIY. It appears from some of the posts that it could be done in stages.
Another option might be a rain garden. This concept is becoming more popular as cities and responsible developers are trying to control runoff into sewer systems.
I hope you can find a solution that works for you.
Pat

Fascinating. I'm amazed that a city would even issue a permit for such a development, and that they can continue to add to the flow by allowing more lots to drain into it - but I guess it depends on what the alternatives are and what they would cost. But if that was really not disclosed to you before you bought, it sounds like someone messed up, and I can see that you got a rude surprise.

It strikes me that the privacy issue would be very much resolved for all of you if your neighbours were to plant trees on their properties. Maybe you could ask them about whether they have any such plans, and maybe offer to contribute to the cost. Or can you work through the HOA to get something established like a one-tree-per-lot rule? I suspect you are not the only one to want some privacy, although you are probably the most bothered by lack of it. Or is any of that area at the back a common area where you could ask to have trees planted? I should add, in case it is not already apparent, that I have no clue how HOAs work.

With respect to what you can do on your lot, it strikes me that you need to think of issues of liability as well as your own risk, whatever you do on the easement. If you were to build a fence, and the water took it downstream and it did some damage, or if you were to put up a boulder arrangement and it diverted the water to someone else's disadvantage, you might have some costs on your hands besides the loss of your fence. You could maybe get an engineering consult to tell you how deep you'd have to put a post to be reasonably sure it would not wash away in the hundred or two-hundred year flood. Probably you could protect it with rock to further mitigate the risk. But all that needs to be done with advice I'm certainly not qualified to give you.

A fence or boulders, even just a corner section of a fence, would give you a bit of a hardscape anchor for your design, and would "mark" your property, something I am surprised not more of your neighbours seem inclined to do.

Another option that comes to my mind is to create a streambed of rocks and boulders so that when the river comes, it looks like it's meant to be there. Along the lines of what I think is called "rain garden" design - I think that's been mentioned on the forum before, and no doubt elsewhere, so do a search for the term here and on the internet as a whole. This would incorporate waters' edge plants that can take water coming and going.

I also think that if you research trees that can grow in water, you will come up with more varieties, for example bald cypress.

But apart from that, I think you might need to hire a bit of expertise to solve this problem.

KarinL

I see someone else posted the phrase "rain garden" while I was typing. I did check the forum with a search and there is a lot of discussion. And I guess the other relevant search term would be "swale."

KarinL

OMG you have a huge problem. A problem that the developer was allowed to pass on to the homeowners. Happens all the time. And just about any solution is going to be costly. A swale, dry creek, french drain kind of area would provide you with a boundary, but that's a fairly substantial project. I'm not sure about a rain garden, they are not designed for the middle of flow areas, which your "river" appears to be. I would call the local cooperative extension and ask them to recommend someone who knows about drainage. I'd try to get someone out there who knows how to really deal with these kinds of things and pick their brain. I am not talking about a landscaper either, I'm talking about some kind of environmental engineer or landscape architect maybe. You could also call a local watershed organization, they may know of someone who can advise you. Start with cooperative extension, they can point you to a watershed organization. Or your local conservation district--what state are you in?

Your pictures have shown the limitations and challenges to landscaping your property tp achieve your goal of complete privacy.

Anything blocking the drainage swale across your backyard is not an option, as it would violate the easement and the consequences of disrupting the storm water flow would be your responsibility. Besides any fence along the bottom of a slope will only mark your property and not be sufficient to block the line of sight of your high-ground neighbors.

Quite frankly if it was my property, I would put up a fence on the uplands (i.e. dry during a storm event) to prevent access to the swale by the curious or children. I see this area as a safety hazard. An uplands fence would provide somee privacy, but not from 1st and 2nd story windows.

As this is a new sub-division, think about the future and plant some generational trees not just short ornamental trees.

That's certainly a water problem! Interesting though because the pictures with the water immediately got my imagination working... I would first get appropriate technical advice on what is feasible and permitted. Assuming it would be allowable, if that were my garden I'd hope that I could dig out a trench where the water flows and turn the area into a stream bed. I'd line it with rocks - not 'river rock' but larger, flatter stones that you would see in a stream or creek. I'm not sure if you can get them somewhere or not; you might have to use fieldstone as a substitute I think. Then I'd plant the edges with things like ferns, Solomon's Seal, rodgersia, astilboides, hosta, ligularia etc. I'd add a big tree or two like Isabella says (I like oaks) and I'd make my 'fence' a mixed shrub border with lots of big, old-fashion arching shrubs included in it.

I find it interesting that a lot of 'blank slate' new home pictures don't trigger my 'fantasy garden' response that brings up a mental picture of what I would do if it were my garden. The first pictures didn't trigger any mental image for me but the ones with the water immeditely did! My image might not appeal to you - and might not work in your area (I'm not sure where you are...) but it's one more idea to think about.

What, exactly is your growing zone and State where you live?

Honestly that scares me, esp. with small children. I've lived in places which are very dry, then a sudden rain and you have a river. Curious kids and sudden rushing water are bad mixes. More than one kid has been lost in such a way....

I'd put in a fence higher up - something to prevent curious kids from running down to check out the water.

Thank you all so much! We are in WV (Eastern Panhandle) and zone 6. We now have some River Birches and water loving willow shrubs along the back perimeter, so as they grow (esp the RB, we will gain some privacy, as well as a defined prop line.

Your concerns with children are exactly what ours were the first time we saw our problem. I was furious for a long time with the developer for not disclosing this info to us and for how dangerous it is. Apparently though, not too many other people seem to be bothered by it. Our kids were 2 1/2 and 2 months when we moved in...so I was terrified. The good thing is that the river only happens in bad rain storms (probably 10-15 times a year) but I will say (now that the developer has fixed the grade after our yard) that the water is gone very shortly (within 1/2 hour) after a storm. My children (6 & 4 now) know to stay indoors, etc, and I'm always with them anyhow. I do worry about others' kids, but since I didn't create the problem (much less even know about it upon contract signing), there's only so much I can do. God forbid something ever happen here...

So now that you *see* why we cannot fence the yard in...I think the back perimeter and the corner will be water loving trees (more river birches or a red dawn). But the side yard is what I'm looking for privacy ideas for.

As of now, I drew up a little idea. Crape Myrtles, Rose of Sharons, Butterfly Bushes, Purpleleaf SandCherry and some grasses. I'd like to add a fountain and a seating area. It will span (lengthwise) about 25 ft. And come out from the property line 7-10 feet.

So here's my really rough ;) attempt.
I have a sandcherry tree on left (but am thinking a crape myrtle may work better here--more privacy from road) and sourwood on right, but may do sandcherries over there.

Does this make sense, for the area I am thinking of? It will NOT be in the river...but rather to the side of the patio that I'd shown in the earlier pics. Thanks again!
{{gwi:39480}}

I think I might owe you an apology for having paid more attention to your back boundary than the side, and maybe being the cause of diverting discussion to where it wasn't helping you. But having said that, I think your overall needs are much clearer now - you want to plant a shrub border along the side property line where one end of it will need to cope with the occasional river.

Now my attention is diverted again from what you maybe want, which is an opinion of your plan, to the issues on the ground - specifically, how you're going to integrate your new bed with the neighbouring yard. Right now, both you and the neighbour have really easy mowing jobs because it is only lawn next door. When you build a bed, you could potentially be making both your mowing jobs more difficult. On their neighbours' side, addressing this would mean either leaving a strip of grass on your side of the property line, or putting in a strip of pavers for their mower wheel to ride on. In other words, I actually think the question of how you are going to edge the bed on its two sides should be addressed before the question of what you plant in it.

What you plant in it will be largely a matter of taste. I would give some thought to how it will all look in winter, as I guess you will see it out the windows. I do think it is a great place for the shrub/tree border, as you have said this is the west, and it will give you afternoon shade in summer. I will say that butterfly bushes commonly grow a good bit bigger than what you've drawn.

You've also drawn your swing as though it will be in the bed... what do you plan for a surface under it? Grass might not grow well, and mowing can be awkward under it, but plain dirt will be a weed patch and will track dirt around (recent query on this forum about just this). You might consider a ground cover.

Those are just some implementation thoughts as I don't think your overall plan has very much wrong with it, and as I said is more or less a matter of personal preference.

KarinL

This guy has ideas. He has helped us out tremendously.

http://www.hemingwaydesigns.net/

Here is a link that might be useful: http://www.hemingwaydesigns.net/

Thank you all for your suggestions and help. We have been to bat several times with the builder/developer here. They regraded some areas (not in our yard) which was supposed to make the water flow better. All I can say is that we know so much more now for the next time we move or build. The county is ok with it...they approved the stupid plan in the first place, so maybe that's why they won't back peddle now? I don't know. So it is what it is.

The link to Hemingwaydesigns was great. I may contact him to see what he thinks.

We could do a dry stream, which would have to be deep enough, with large large rocks, as river rock would just flow away. It would be really expensive as well. And at the moment, with the way the housing market is, it wouldn't be worth our while to add it. As well as then it screams "look we have a water problem!!" if we ever sell.

I think I have a plan for the side of the yard (the dry part) for privacy plantings now. Thanks for your help again everyone!