Concrete Contractors in Manitou Springs, CO

Manitou Springs is unlike anywhere else in the region, and concrete contractors working here need to respect its history and its terrain. Wikipedia says the town was founded in 1872 by William Jackson Palmer and Dr. William Abraham Bell as a scenic health resort. It is a home rule city in El Paso County at about 6,306 feet, with 4,858 residents and 2,675 housing units in 2020 on about 3.15 square miles. Its historic district, formed in 1980 and listed on the National Register, is described as one of the country's largest. We build and repair walks, steps, patios, driveways, garage floors and failing concrete throughout town.

Historic review comes first

The City of Manitou Springs Historic Preservation page says exterior alterations to a property in one of the city's local historic sub-districts fall under the Historic Preservation Commission when they are visible from the right-of-way, and the commission reviews applications for Material Change of Appearance Certifications. The city's page also includes information on colored concrete. If you live in a sub-district and your project can be seen from the street, check with the Planning Department, (719) 685-4398, before you plan the finish. We can provide drawings, finish samples and color details to support the application.

Steep lots, old walls and stairs

Much of Manitou is built on hillsides above Fountain Creek and its side canyons. Homes are reached by stairs from the street, yards are terraced, and walks run along the slope. Older concrete here was often poured thin, without the base or reinforcement used today, and it tends to crack where the ground shifts. We rebuild stairs with even risers and solid footings, pitch walks to shed water, and pay close attention to the base where fill has been placed against a slope.

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Flood history shapes the plan

After the 2012 Waldo Canyon fire, burned slopes above town shed water fast. Wikipedia records that on August 9, 2013, a flash flood came into the north edge of town from the flooded US 24, damaging 20 homes, 8 of them significantly, and closing part of Manitou Avenue. The whole city had been evacuated during the fire the year before, though Manitou suffered no fire damage. On properties near creeks or drainages, we design concrete to let water through rather than trap it, keep slabs from damming natural flow, and recommend drains where runoff crosses a walk.

Matching old and new

In a town with this much character, new concrete should not stand out. On front walks and steps we usually recommend a plain broom finish, tooled edges and joint spacing that matches the neighbors. Where a historic stone wall or curb meets new concrete, we form carefully so the old material is protected. Stamped or colored concrete can suit a back patio well, subject to any review that applies.

Services in Manitou Springs

• Sidewalks and steps: street stairs, landings, front walks and side paths
• Concrete patios: terraced patios on sloped yards
• Stamped concrete: stone-pattern patios and garden walks
• Concrete driveways: short drives and parking pads on narrow lots
• Garage floors and RV pads: garage slab replacement and parking pads
• Concrete repair and leveling: cracked walks, failed stairs and settled slabs

Building permits in Manitou Springs run through the Pikes Peak Regional Building Department. Call (719) 748-6441 to set up a visit.