Ice hazard resulting from Garda heated driveway without drain.
photos by Phillip L. Rabin, Jan 23, 1993. Note I snowblow ergo no runoff. Also see Dec 25, 2003 early slush build up here

This drainless driveway heating system has been a problem (for lots NR-6, 7 and 8) since it was installed. These pictures taken by the former owner of 947 Northstar Dr. (NR-8) in 1993 illustrate the ice hazard with only part of this hydronic heater/melter system working as seen in g-1, g-2 and g-4. The proposed rebuild with a full heated driveway without a properly designed and implemented drainage system will cause even more problems, not to mention violate 2006 IBC J109.4 as adopted by PC. If this massive snow-melt system is allowed to be resurrected without a drainage system, it will be a great liability for the Northstar home owners association and the owners of NR-7. The owners of both NR-7 and NR-8 had to chop ice by hand this past winter and only 1 track of the electric heating system was working. This year the associations snow removal crew also had to use an enormous amount of salt on this hazard. Doing a whole driveway system will increase the runoff 12 fold. A proper drain to open air and not a dry sump is the only answer. Click on image to see bigger.
g-1
g-1
g-2
g-2
g-3
g-3
g-4
g-4
g-5
g-5
g-6
g-6
g-7
g-7
g-8
g-8
g-9
g-9
g-10
g-10
g-11
g-11
g-12
g-12