Saddleback Mission Viejo Concrete pours driveways, barn slabs and patios in San Juan Capistrano, 8 miles down the 5 in the valley our creeks run to. The visit is free and the estimate written.
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San Juan Capistrano is where the creeks meet. Trabuco Creek, carrying Oso Creek from our own town, joins San Juan Creek below the Mission, and the valley floor between them is soil the two laid down.
That floor is fine and it holds water. In a wet winter the ground stays saturated for weeks after the rain stops, and a slab poured at grade sits in that water, so the base softens, the slab settles and the edge facing the creek side of the yard cracks first. A horse lot makes it worse, because a paddock is bare ground that is watered and trodden all year and drains toward the nearest slab. On the hills either side the pads settle on their fill side like pads anywhere.
So a slab on the valley floor is built above the water, not in it. The pad is graded so the finished slab stands proud of the ground around it, the base is 4 inches of compacted gravel that drains under the slab, and a French drain or a swale carries the paddock's water past it. The slab is 4 inches under feet and 5 under a trailer, the steel is at mid-depth, and the joints are cut the day of the pour on a 10 foot grid. On the hill lots the base goes deeper on the fill side.
San Juan Capistrano keeps horses on lots other towns split into four, and it keeps a Mission and a street older than the state. The eight jobs below are the ones the town asks for, from a wash rack to a walk the historic review will pass.
Driveways in San Juan Capistrano are long, because a lot zoned for horses runs from the street past the house to a barn. We pour 5 inches with steel where the trailer runs, 4 where only cars go, joint it on a 10 foot grid, and grade it so runoff goes to the street.
Patios in San Juan Capistrano are the outdoor room a ranch lot has space for, and the style is the Mission's. We pour 4 inches on compacted gravel, finish it in a sand or salt texture in a warm tone rather than gray broom, and joint it on a grid that suits a table and a fire pit.
Stamped concrete in San Juan Capistrano is asked for in a tile or flagstone pattern that reads as old paving beside an adobe wall. We stamp a 4 inch slab in a terracotta or sand tone colored in the mix, seal it twice, and keep the pattern to the historic guidelines downtown.
Walks in San Juan Capistrano are the job the historic review sees most, because a walk fronts the street and the town center reviews anything visible from it. We draw the pattern and finish for the submittal, pour to the city's standard, and match the score lines either side.
Garage floors in San Juan Capistrano share a lot with a barn floor, and the two are poured differently. The garage gets a floor over a vapor barrier, pitched to the door for a coating. The barn gets 5 inches with a coarse broom for hooves and a fall to the wash rack drain.
Exposed aggregate is the decorative finish San Juan Capistrano asks for around a pool and along a walk, because river stone washed proud reads as the creek bed the valley sits on. We pour a 4 inch slab, seed and wash the surface, band it smooth, and seal it against leaf stain.
Retaining walls in San Juan Capistrano hold the slopes above the valley floor, where the tracts off Ortega Highway and Camino Capistrano climb the hills. We set the footing into firm ground below the fill, back it with drain rock and a pipe, and build it to a plan above 4 feet.
Interior slabs in San Juan Capistrano go under additions, casitas and tack rooms on lots with room for them. We pour on compacted gravel over a 10 mil vapor barrier, trowel the slab flat for tile, and set it above the grade around it, because the valley floor holds water.
We come down the 5 from Mission Viejo, 8 miles, and leave it at Ortega Highway for the town center and the lots east of it, or at Camino Capistrano for the north end. Permits come from the City of San Juan Capistrano's Building Division at City Hall on Paseo Adelanto, and a walk, a wall or a drive that shows from the street in the town center goes to the historic design review first. A patio inside the lot needs no permit, a wall over 4 feet and a barn slab do, and we file both.
The town center is the county's oldest ground. The Mission was founded in 1776, Los Rios Street across the tracks from it is the oldest lived-in neighborhood street in the state, and the streets around them are reviewed for the Spanish style. Out from there the lots grow. The equestrian streets off Ortega Highway and around the Hunt Club and Peppertree Bend run to an acre or more with a barn and an arena, and Marbella and the tracts on the hills are the 1980s and 1990s on graded pads.
The Ortega Highway is the one road that joins two towns on our list, because it leaves the 5 here, climbs the Santa Ana Mountains and comes down to Lake Elsinore. Pours on the valley floor are planned around the winter, since the creeks rise and the ground stays wet into March, and the horse work around the horses, with the barn slab poured while they are turned out and walkable in 24 to 48 hours. Every slab in the valley is sealed, because ranch trees stain a bare surface.
Four stages, and the first is where a horse lot is read. Where the paddock drains, where the trailer turns and what the review will pass are settled before the estimate is written.
Trevor Lindqvist walks the lot with you, finds where the water goes, measures the slab and the drive, and writes the estimate on site.
We draw the submittal for the historic review where the lot needs one, file with the city for a wall or a barn, and book the crew.
The old slab comes out, a swale or a drain is cut to carry the paddock's water past it, and 4 inches of gravel are compacted.
The pour is one morning and the joints are cut that afternoon. Feet and hooves are back on it in 24 to 48 hours, a trailer after 7 days.
Call or send the form and you hear back within 1 business day. Every estimate is measured and written on site, with the drain, the barn slab and the review each a line of their own, and the drive from Mission Viejo not one of them.
Reviews
Left on Google, Facebook and the BBB by homeowners in the towns we cover, each about one job. The barn slabs and drives in San Juan Capistrano are built by the crew those reviews describe.
“Our driveway in Aegean Hills had dropped two inches on the fill side of the pad. They probed it, found the soft half, dug it deeper and packed the base in lifts. They poured 720 square feet at 5 inches, cut the joints across the slope that afternoon, and two winters on nothing has moved.”
“The wall holding our back slope in Laguna Niguel leaned a little more every winter. They took it down, dug the footing 18 inches into hard ground, set drain rock and a pipe behind the new wall and poured it in a day. The first storm since ran clear out of the drain, not over the top.”
“Our pool deck in Lake Forest was the original 1990s one and had lifted at the coping. They cut it out, set an expansion joint around the pool, poured 480 square feet with a salt finish and had it walkable in two days. Bare feet in August and it stays cool enough to stand on.”
What San Juan Capistrano homeowners ask before they book, about the estimate on a horse lot, the historic review, the permit, the drive down the 5, the wet valley floor, the days on site and the towns near.
Length and load, then drainage. A drive that runs from the street to a barn is long, and the run a trailer uses is poured an inch thicker with steel. A lot on the valley floor may need a drain or a swale before it needs a slab. Finish moves it after that, and a stamped or exposed surface takes more hours than broom. We measure all of it at your house and write the figure there.
Not for a patio, a drive or a walk inside your lot line. Yes for a wall over 4 feet from the bottom of the footing, a drive approach in the right-of-way, and a slab under a barn, a casita or an addition. The City of San Juan Capistrano's Building Division issues them, and in the town center the historic design review sees anything visible from the street first. We file both.
Yes, and it is a different pour from a patio. A barn floor is 5 inches with a coarse broom for grip under hooves, jointed on a grid that keeps a crack out of a stall, and graded to a drain where the wash rack is, with no coating because it is hosed down every day. We pour it while the horses are turned out and it takes feet in 24 to 48 hours.
8 miles down the 5 from La Paz Road, and about 15 minutes before the morning traffic, which is when the crew leaves. The Ortega Highway exit puts us in the town center, and Camino Capistrano runs beside the freeway the whole way for the days the 5 is stopped. The distance is not on the estimate, and the visit is booked inside the week after you hear back within 1 business day.
3 to 5 working days on site. Break-out, any drain and the base take the first 1 or 2 days, the pour is one morning and the joints are cut that afternoon. Feet and hooves stay off for 24 to 48 hours, cars and the trailer off a drive for 7 days. The historic review in the town center adds its own weeks before the start, and the schedule allows for it.
Dana Point and San Clemente on the coast, Laguna Niguel up the 5, and Lake Elsinore over the Ortega are all on our list, each with a page. Ladera Ranch and Rancho Mission Viejo east of the town are unincorporated and permitted by Orange County rather than a city, and they are not on the list, so call and we will say.
San Juan Capistrano sits between Dana Point at the coast, Laguna Niguel up the 5 and San Clemente to the south, with the Ortega Highway running east to Lake Elsinore. We cover all of them, and a street on a line is on whichever page names its town.
Open the Mission Viejo Office in Google Maps Call or send the form and we call back within 1 business day to book the visit. The measure and the written figure cost nothing, and the work carries a written guarantee.