Driveway Reconstruction Options - Please Help

[Fusebox7]

Long story short, we have a 33ft driveway that is a rise of ~5ft over that span (pretty steep) especially in winter with snow and ice. The entire driveway is like this which presents an issue for people parking and walking on it (regardless of season). We are currently looking into options with several contractors to see what would be the most feasible for us since we very much want to stay at this location if we can. We are willing to budget around $50k for this project, more or less, depending on the solution outcome.

We are not opposed to redoing landscaping and building significant retaining wall(s) to support this endeavor - as those are likely requirements to move forward. Our number one concern given the options we've briefly considered (early stages of this project planning) is being able to comfortably get into the garage from the street (it is a single entrance neighborhood so we'll always be coming from the WEST). Backing out of the garage shouldn't be AS big of a deal since we could handle backing out and turning to go forward to the street (if necessary).

Another point worth mentioning is that the EAST side of the lot is about 2 feet higher than the current driveway/sidewalk location. The WEST side of the property is probably another 2 feet lower than the current location. The WEST side is the side we drive in from 100% of the time (single entrance neighborhood). This is the main reason for option #2 which has us driving past the garage and then coming back.

Option 1 description: Add 2nd entrance/exit to existing driveway. Top of 2nd entrance would have roughly 24x16 flat area for parking, etc. Concerns: still have the steep main entrance to driveway; dangerous to walk on and anything that leaves the garage (balls, etc.) goes quickly into a busy street.

Option 2 description: Add 2nd entrance, remove existing entrance. Build up existing driveway area to be flat (significant filler and retaining wall required). Concerns: ample turning area to get in / out of garage from street.

Option 3 description: Add two new entrances designed to lengthen sloped entrance to flatter main driveway area by leveraging lateral lot space. Concerns: can it be done and ample turning are to get in / out of garage from street.



What's most important for us:

a) Sizeable flat landing area at the garage floor level. Kids' toys won't runaway into the street if they leave the garage and those visiting can safely park and walk to the front entrance, to name a couple.

b) Being able to comfortably navigate in and out of the garage with both vehicles. Two mid-sized SUVs with decent turn radius.

c) Play area on aforementioned flat landing area (parking area) for basketball hoop, riding bikes, playing with chalk, etc.
Pictures for reference and options for projects (thus far):
​
If anyone has any feedback or new options we are still in the very early (creative) stages of this endeavor and this is the last major hurdle for us to stay in our home for a long time.

 

[Jackfre]

I like the second option with the rounded corner but I think you will have a steeper slope to get up to your flat area contained by the new retaining wall. It also keeps the driveway on the garage side of the house so when you look out the front you see grass rather than the third option which I think really detracts from the houses appearance. Are there any neighborly restrictions on your proposed change. I would send the town and the developer a tank you note on this design

 

[Fusebox7]

I like the second option with the rounded corner but I think you will have a steeper slope to get up to your flat area contained by the new retaining wall. It also keeps the driveway on the garage side of the house so when you look out the front you see grass rather than the third option which I think really detracts from the houses appearance. Are there any neighborly restrictions on your proposed change. I would send the town and the developer a tank you note on this design

Thanks for the reply. The HOA would have to approve the plans, but there are no driveway-related bylaws that aren't already dictated by the township (setbacks, etc.). I like the 2nd option as well but my main concern is the turn to make it into the garage coming from this direction since we'll be driving PAST the house and then making almost a 180 turn to come back into the driveway and on into the garage. Again, hard to picture from drawings alone. There would likely be around 25 feet of length to make close to a 90 degree turn into the 2-car garage area (where we currently park two mid-size SUVs).

 

[Pluribus]

Going to assume sidewalk location and height has to remain as existing. With that, I can't see how to get a flat pad 16' out from the face of the garage without having a crazy steep drop to the sidewalk, even on the east/high side.

What about coming in from the west only and having a pad height, one car turnaround area heading east/paralleling garage face & road? Even having the entrance to the driveway at the street 2' lower, I think you'll end up with a lower pitch due to much greater distance. Perspective is hard for me to figure based on pictures, so you'll have to measure/calculate.

 

[bradpac]

As you have all the conventional ideas covered. How about lowering the garage floor?

I know nothing about foundations and am in no way a structural engineer, but if you can cut the slab out of your garage without affecting the foundation walls, dig down and pour some more cement lower and extend the walls lower? Just throwing it out.

 

[CJ7VFR]

Do you need the second egress to the street in option number 3?

I like that one best, except for the egress on the right side of the picture. It would be sort of like option number 2, but with less of your yard changed to concrete.

Jim

 

[ripperd]

You may also run in to impervious surface limits if you have them in your area and your lot isn't large enough... Something to consider.

 

[Lynden]

I don't think you have enough distance between the sidewalk and the garage to make the situation any better. It's one thing to draw different design solutions in plan view, but if you calculate the elevations and grades I think you'll find that the solutions you are showing aren't going to work. The lack of adequate turning radii in front of the garage will also be a problem.

To solve the ice and snow problem, you could remove your existing driveway and construct a heated driveway.

https://www.google.com/search?clien...to+heat+a+concrete+driveway&ie=UTF-8&oe=UTF-8

To make the driveway more walkable, you could construct steps next to the right side of the driveway.

https://www.google.com/search?rls=e...AhVFR60KHZZoDQYQsAR6BAgDEAE&biw=1098&bih=1017

 

[wssix99]

We've seen your builder's handiwork before...

I would expect that some derivative of your last option will work best for you. The longer the drive, the shallower the slope you'll have to contend with. The next challenge you will have is the drop-off for the retaining wall and the point where you'd need to put a railing there.

 

[audioworks04]

I agree with the previous post, likely you don’t have enough room to change the slopes much, you are still stuck with basically the same start and end elevations aswell as nearly the same length. Try and draw it as an elevation drawing. As of right now you have a 15% slope, if you could make it 10ft longer you would be down to 12%, by all ada standards anything between 2%-8% is a ramp and anything outside of that isn’t acceptable to ads public travel (this is commercial public code, just using it as a guide here). In order to achieve 8% you would need to double the length of you drive. Even with that your city approach up to the private side of the sidewalk typically cannot exceed 2% cross slope as the walk, so you would be left with a flat bottom then steep ramp up to a flatter parking area, but it would be steep.


Sent from my iPhone using Garage Journal

 

[Git]

There is a house in our area that I have always liked - they have a semi-circular driveway. Not sure if it would work with your elevation problem but here is a pic just to give you some ideas.

There is a small retaining wall, like a planter wall on the inside of the 'curved' part and that area is pretty much level with the adjacent sidewalk. They have a small fountain and it is landscaped nicely. Another thing to think about - I know no one wants to rip out a perfectly good driveway, but it your going to, I would at least upgrade to pavers, stamped/colored concrete, etc. At least I would feel better about spending the money if I did it


Not the best picture - but there aren't any Google 'street view' pics in my area, this is from their satellite view

 

[ATC]

Personally....I don't think you have enough room between the house and sidewalk to do what you want and be happy with it. You will be spending a huge amount of money for a compromise. One which you might not like.

My idea. Leave it the way it is. Your kids will get more exercise chasing toys. And visitors will learn that walking on a hill is part of living on a hill.

Sincerely,
-Someone that lives in the Appalachian mountains, on a hill. I have friends with driveways that require 4WD to get up. I'm glad I ain't them!

 

[ATC]

After looking at it for a min...maybe another option:

 

[cvairwerks]

Might think about grooving the drive instead of ripping it out. Something along the idea here: https://www.panddbarnfloorgrooving.com/faq.php
Look at the photo section for some ideas. Even though the site is for dairy barns, the idea is what counts.

 

[TommyK]

After looking at it for a min...maybe another option:

As a concept that is probably the best option. You have lengthened the approach to the landing area to minimize the slope of the actual driveway. You now need to do some rough stakeout and shoot some grades which will determine the height of the retaining wall. I would suggest the landing area not have more than about 5% max cross slope. 3% would be better if the grades work out.

 

[Jackfre]

Actually, I think the problem is that you actually park the cars in the garage. Garages are for tools and such and you only "park" the car in them to work on them. The garage is also for long term "project" car parking. That means that more parking space on the left is best. Think about this for a few days, talk it over with your wife and kids, and let us know what you project car will be.

 

[yeldogt]

I don't think you have enough run to work with the slope -- you still have to get from level A to B. You can't use steps to get into the garage ... and I will tell you from experience that any curve in a driveway will make backing out extremely difficult. Guests will be all over the place. People want to back up straight

Currently --- it's a straight shot ... that's easy.

I would call a couple landscape architects -- Some design driveways. They have all the formulas required. It's like designing a kitchen .... how much space for this .. curve and slope guidelines etc. My guy did a great job .. but I had a lot more space.

You may run into impervious problems with current land use rules. My guess is the builder was able to get a waver for that slope. You don't want to end up with a front yard of concrete - spend money and devalue the property?

 

[CJ7VFR]

After looking at it for a min...maybe another option:

I was thinking the same basic thing, only with the driveway part out to the street on the left side in order to keep more grass and not have to look at vehicles and the driveway.

Jim

 

[ATC]

I was thinking the same basic thing, only with the driveway part out to the street on the left side in order to keep more grass and not have to look at vehicles and the driveway.

Jim

I agree that it would be better for looks.
I don't think there is enough room on the left side though. The driveway would be too steep IMO.

Edit:
On second thought, there is much less of a slope on that side of the yard. The shorter approach might make it more difficult to get in & out of the garage though.

 

[wssix99]

People in alleys deal with less space all the time. If room becomes tight, one just needs to do a 3 point turn to get in and to back out. No biggie.

 

[mizzoutrover]

We lived in a house with a steep driveway, we got used to it but would let my in-laws park in the garage whenever they visited.
My plan was to put steps in from the sidewalk to the front door which would be easier to walk up than the driveway. We ended up downsize before I put them in.
I was diligent about clearing the snow and salted to prevent ice and never had a problem in the winter. I did buy a self propelled snowblower which helped keep it clear.

My recommendation is consider just adding steps up to the house to stop people walking up the drive

 

[Fusebox7]

I should mention a key counterpoint to the great recommendations of adding steps from the road to the house... Our neighborhood only has parking on one side of the road and it's on the opposite side of our house (of course). People never end up parking in the street because of this restriction. Our preferred option of bringing the drive entrance to the east (picture left) of the lot would let people drive straight in and park in front of the 3rd stall (2 vehicles side by side). This would allow them to drive straight in and back straight out which is always convenient.