Windows · Doors · Glass walls
Corona del Mar
Corona del Mar’s houses are close together and close to the water. We replace their windows and doors at the scale the houses were built to.
01Local knowledge
Houses in Corona del Mar
The houses
The flower streets still hold early beach cottages, many rebuilt or enlarged behind their original scale, where a window’s proportions and the depth of its frame decide whether the house still reads as a cottage. Above Big and Little Corona and around China Cove, bluff-top homes open almost entirely to the ocean, and the door to the terrace is usually the most important piece of glass in the house. In Shore Cliffs and Harbor View, mid-century and later custom houses carry long runs of sliding glass that are ready for modern multi-slide systems. Lots are tight, so we plan sizes and deliveries around narrow side yards and alley access.
The conditions
On the bluffs, spray and steady onshore wind reach every elevation that faces the water. Frames, finishes and hardware need to be specified for that exposure from the start, and large doors need sills and water ratings sized for wind-driven rain. Glass that faces southwest across the ocean takes long afternoon sun and reflected glare; a well-chosen low-E coating handles it while keeping the view clear. Closer to Pacific Coast Highway, laminated glass takes the edge off traffic noise.
02Permits and approvals
Handled for you
Corona del Mar is part of the City of Newport Beach, so its permits go through the Newport Beach Building Division. Replacements that keep each opening the same size are issued as online express permits, without plans or plan check.
01
An opening that grows, or moves, needs a standard alteration permit with drawings and plan check.
02
Improvements to existing homes are exempt from a coastal development permit under the city’s coastal program. On bluff-top lots we confirm with Newport Beach planners before ordering.
03
Replacement glass is held to a U-factor of 0.30 and a solar heat gain coefficient of 0.23, as printed on the city’s window handouts.
04
Working smoke and carbon monoxide alarms are verified at final. A signed self-certification is accepted for exterior-only work.
03What we install
Openings, made well
Doors & glass walls
Multi-slide, bi-fold, pivot, entry and French doors, including widened openings with the engineering and permit handled.
Windows
Wood, clad, fiberglass, aluminum and vinyl, retrofit or full-frame, chosen for the house and the salt air.
Questions
Corona del Mar, asked
Anything else is best answered in person, at the house.
Is Corona del Mar its own city for permits?
No. Corona del Mar is a neighborhood of Newport Beach, and the Newport Beach Building Division issues the permit. We handle the application.
Our house is on the bluff. Do we need a coastal permit?
Replacing windows and doors on an existing home is generally exempt under Newport Beach’s coastal program. Bluff-top parcels can have exceptions, so we confirm with the city’s planners before the order is placed.
Can new windows keep the character of a flower-street cottage?
Yes. We match sightlines, divided-lite patterns and frame depth to the house, and choose materials that hold up a few blocks from the sand.
Our community association reviews exterior changes. Can you help?
Yes. We prepare elevations and product information for the association’s review and wait for its approval before ordering.
ZIP codes served
92625
Consultation
A consultation in Corona del Mar
An unhurried walk through the house with one of our estimators. Choose a time that suits you, and we will come to you.
Or call 714-752-3407