thornton pattern book

Thornton Pattern Book

Hoffman Homes Presents:

Thornton ColoradoA Complete COMMUNITY

DHoH

Introduction



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6Dr

aftOriginal Thornton is a unique neighborhood. Its special character, from the streetscapes to the individual homes, has served long- me residents well and con nues to a ract newcomers. This Pa ern Book was born out of a desire among neighbors to be er understand what makes the neighborhood special so that those characteris cs can be valued and maintained. The book provides a history and contextual descrip on of the neighborhood and gives visual descrip ons, accompanied by photographs, of the features that make it unique. The book will also answer common ques ons about maintenance issues and o en-desired modifi ca ons, providing sugges ons on how to make your home work for your family, while also retaining the overall character of Original Thornton.

This is a book of ideas, inspira on and encouragement. The recommenda ons included here are only sugges ons, and it is not intended as a cri que of previous altera ons made to homes in Original Thornton. There are currently no guidelines regula ng the treatment of these homes, but a common understanding of the neighborhood’s key characteris cs, and a common commitment to honor those characteris cs can support the on-going success of Original Thornton.

ABOVE: Copy of the Original Plat Map for Hoff man's Thornton

13

Thornton Timeline • December 24,1953:

Sam Hoff man announces plans to build “Colorado’s newest city”

• February 19, 1953: Sam Hoff man announces that the city would be named Thornton a er current governor Dan Thornton. According to Hoff man: “Dan deserves the honor in view of his part in building the State of Colorado and his interest in adequate housing for its ci zens.”

• April 2, 1953: Groundbreaking ceremony for model homes. Sam Hoff man and State Senator Cliff ord Gobble turn the fi rst shovel of soil.

• April 19, 1953: Grand opening of three model homes with Hollywood star Jane Russell and Governor Dan Thornton in a endance.

• May 1953: Sewage plant under construc on.

• September 1953: Thornton’s fi rst 30 homes under construc on.

• January 31, 1954: Ceremony to celebrate the fi rst 30 families moving into their new homes in Thornton.

• June 1954: F&S Construc on comple ng 6 homes a day in Thornton.

• July 1954: Groundbreaking for $3 million shopping center and an elementary school.

• July 1954: Bus service between Thornton and Denver begins. Dr

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• March 24, 1955: The Rocky Mountain News describes Thornton: “Colorado’s newest city . . . Huge clusters of pre y new brick bungalows clinging to the hillsides overlooking the valley of Clear Creek north of Denver . . . already, 5120 people living where but two years ago ca le grazed in peace.”

• August 16, 1955: Majority of residents vote against incorpora on of Thornton.

• August 1955: Groundbreaking for Mountain View Lutheran Church

• January 1956: 2,000th family moves into Thornton, which is now the 19th largest city in Colorado.

• March 1956: Thornton’s volunteer fi re department fundraising campaign to purchase an old Denver fi re truck.

• May 26, 1956: Majority of residents vote for incorpora on of Thornton.

• May 1956: Thornton popula on reaches 8,640.

• August 11, 1956: Thornton elects its fi rst mayor, Oyer G. Leary. The twenty-nine-year-old lawyer was a World War II veteran. Leary promises adequate fi re protec on and the construc on of the city’s fi rst building to hold the city hall and fi re department.

• November 1956: 2,300 houses in Thornton.

14

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Sources: Esri, HERE, DeLorme, USGS, Intermap, increment P Corp., NRCAN,Esri Japan, METI, Esri China (Hong Kong), Esri (Thailand), MapmyIndia, ©OpenStreetMap contributors, and the GIS User Community

Original Thornton

Created by City of Thornton Policy Planning Division 2/15/2016

I 0 130 26065Feet

Year Built of Parcels

Year Built of Parcels1953-1955

1956-1958

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Black is Address Number

Thornton Timeline (cont.)

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• January 1957: Groundbreaking for Thornton’s municipal building.

• August 1957: Thornton swimming pool opens.

• December 1957: Thornton City Council hires fi rst full- me police chief.

• February 1958: First mass at Holy Cross Catholic Church.

• November 1958: Dedica on of Thornton Church of Christ.

• January 1959: Groundbreaking for Thornton Presbyterian Church.

ABOVE: Map showing the year the homes were built in the Russell/Clayton area.

Visual Guide to Thornton



D

16

Midcentury Housing Design America faced a severe housing shortage in the late 1940s and early 1950s. Few new houses had been built during the Great Depression and World War II. Returning veterans were marrying and star ng families, crea ng addi onal demand. Architects and developers looked for ways to apply the mass produc on techniques developed during the war to the peace me housing industry. Under the G.I. Bill, the government off ered housing loans to veterans, but limited the price range and size of qualifi ed housing. These pressures resulted in the development of compact and economical designs that could be erected quickly.

MIDCENTURY DESIGN ADAPTATIONS

Midcentury design adapta ons included:

Elimina ng basements and building directly on concrete slab founda ons Standardizing window and door sizes Centralizing plumbing Elimina ng second stories and staircases Using minimal decora on Crea ng an open fl oor plan to maximize space Crea ng a combina on living/dining room that opens onto the kitchen Minimizing hallways Using large windows and pa o doors to connect the house to the outdoors

in order to make small houses feel more spacious

MIDCENTURY HOUSING TRENDS

Midcentury housing trends included:

Kitchen becomes central feature of home Flexible spaces Layout was open and casual, with wood paneling instead of wallpaper, and

room dividers instead of interior walls Informal design to promote a relaxed, easy lifestyle Increasing emphasis on outdoor living space including backyards and pa os

Midcentury ModernThe midcentruy modern movement

developed in California with the works of Rudolph Schindler and Richard

Neutra. Developer Joseph Eichler brought the midcentury modern house to the middle class through his Eichler

Home developments. DDDraft

been buers looked foloo

housing loans to veng loans to vhat could be erected quichat could be erected qu

MIDCENTURY DESIGN ADAPTMIDCENTURY DESIGN ADAPT

Midcentury design adapta ons included:century design adapta ons included:

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17

THE RANCH STYLE

The Ranch House was inspired by the vernacular architecture of California ranches, and is o en referred to as the California Ranch.

The ranch house features include:

All rooms on one fl oor Gable or hipped roof Deep roof overhang Low to the ground—eliminate steeply pitched roofs and dormer windows Large picture window facing the street Set parallel to the street Modest detailing

Development of the RanchThe horizontal appearance and open plan of the Ranch House was based on the work of the Interna onal Style and Frank Lloyd Wright’s Usonian houses.Dr

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18

Original Thornton Features

NEIGHBORHOOD PLANNING

Houses feature a fairly uniform setback from the street Limited number of models available but sense of variety enhanced through

asymmetrical facades, varied roof lines, hipped and gabled projec ons, and setbacks

Curvilinear streets and Cul-de-sacs designed for pleasing appearance as well as slowing down traffi c

Average lot size 65’ to 70’ wide and 105’ to 115’ deep Parkway (Hoff man Way) runs diagonally through the subdivision Lots for churches, schools, and swimming pool integrated into subdivision

plan, many located along central spine of Hoff man Way All homes feature concrete driveways; Some homes include alleys

24

Draftra

Models Available in Thornton

MODEL 1

Four bays wide Off center entrance Irregular plan Two hipped roofs Primary hipped roof features a short roof ridge Secondary hipped roof has a longer roof ridge and is set back to the side

MODEL 2 (ASHLEY)

Four bays wide Off center entrance Irregular plan Two hipped roofs Primary and secondary hipped roof have similar length roof ridge Secondary hipped roof set back to the side Some homes include a hipped projec on on the facade on the opposite

side from the secondary hipped roof

25Dr

aftafMODEL 3

Four bays wide Off center entrance Irregular plan Two side gable roofs Secondary gable roof set back to the side, roof ridge lower than primary

roof crea ng a telescoping eff ect

MODEL 4

Four bays wide Off center entrance Rectangular plan Hipped roof Uneven roof ridge with two ridges of roughly equal length, but varying

height Sec on of roof above the front door features taller roof ridge

26

Draftra

MODEL 5

Four bays wide Off center entrance Irregular plan Hipped roof Uneven roof ridge with shorter, taller sec on of roof ridge located above

the entrance Hipped projec on on front corner opposite from the entrance Some houses feature a small gable over the entrance

MODEL 6

Four bays wide Off center entrance Rectangular plan Hipped roof

27

MODEL 7 (ARDEN)

Three bays wide Off center entrance Hipped roof Op onal hipped roof projec on on front corner adjacent to entrance Rectangular and irregular plans depending on inclusion of hipped roof

projec on

MODEL 8

Three and four bay op ons Off center entrance Rectangular plan Side gable roof Varia on with small gable over the entrance

28Dr

aftaftMODEL 9 (CLAYTON)

Four bays wide Off center entrance Side gable roof Irregular plan Drop in height of roof ridge at one end Front gabled projec on at sec on with lower roof ridge

Suggestions for Homeowners



D

30

Exterior MaterialsThornton homes originally featured decora ve brickwork of various pa erns and mul ple colors. Though a few houses in Thornton have now been painted, the neighborhood maintains a rela vely intact exterior masonry character. Masonry should be repaired and repointed by a qualifi ed mason. Covering the walls with horizontal siding, vinyl siding, stucco, or stone is not compa ble with the historic character of Thornton. These materials should never be used to cover up masonry deteriora on as signifi cant damage can occur underneath the new materials.

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34

LandscapeIn terms of landscaping, think minimal and think sustainable. Houses in Thornton originally featured grass lawns enhanced with trees and shrubbery. There are many styles of landscaping and many plants that are fi ng for the mid-century modern house. Historic house catalogs have exterior images that can give inspira on. Modern landscapes with simple and textured plan ngs or Asian-infl uenced landscaping are two popular and proper op ons. Many original plan ngs are overgrown a er 60 years and require extensive trimming or removal. Founda on plan ngs are appropriate, but they should be scaled correctly and layered with lower plan ngs in front of them. The landscaping should never obscure the house. Ideally, the landscaping will enhance the connec on between inside and outside.

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styles of landscapi of landscaphouse. Historic houhouse. Historic hoModern landscapes wiModern landscapelandscaping are two populandscaping are twoovergrown a er 60 years and overgrown a er 60 yeaplan ngs are appropriate, but thplan ngs are appropriate, but thlower plan ngs in front of them. Thlower plan ngs in front of them. TIdeally, the landscaping will enhanIdeally, the landscaping will enhan

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Adaptating Your Home



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36

Thornton homes present several challenges for current owners. Housing expecta ons have changed signifi cantly since the mid-1950s, especially when it comes to space. Master suites, large kitchens, open plans, two-car garages, and plen ful storage have all become standard. Balancing the need for up-to-date ameni es with the desire to retain the historic character is challenging, but can be done.

The houses of Thornton have evolved over me, refl ec ng changing tastes and trends. Some of the common changes include: adding a garage or carport, replacing the original windows, building addi ons or pop-tops and interior modifi ca ons.

Sensitive Adaptations:

• Retain the historic character of the home • Avoid the removal of dis nc ve materials, features, and spa al rela onships • When original materials cannot be retained, replace them with new

materials matching the original in design• Avoid changes that create a false sense of historical development, such as

adding features or elements from other styles or periods • Addi ons should be subordinate to the original building, be compa ble in

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37

Exis ng House

Preferred Loca onfor Addi on

StreetAdditionsMany of Thornton’s homes have been expanded beyond their original footprints. Consider these sugges ons to help you expand your home while retaining its historic character:

• Addi ons should use similar, compa ble materials to the original house. Brick is ideal. The walls of the addi on do not have to match the original, but they should blend with it.

• Addi ons should be modern in form and detailing. • Addi ons should use similar window types to those on the original house.

Windows should be placed in organized pa erns and not randomly sca ered.

• Addi ons should have roof lines similar to the original roof pitch and character.

• The most appropriate placement for addi ons is at the rear of the property. However, lots in Thornton vary widely in dimension, with some allowing for more space for rear addi ons than others. Side addi ons can be appropriate if set back slightly from the main façade.

• Retain the irregular footprint of the house, especially on the façade. The stepped facades of the houses in Thornton are an essen al part of the historic character, adding variety and depth. If you construct an addi on on the side of the house, it should be set back from the façade.

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38

Additions - ZoningThornton’s Zoning Code is based on the concept, like most zoning codes, that diff erent property types have diff erent characteris cs. Zoning defi nes many aspects of a property and its development such as size and loca on of structures, allowed uses, required parking, lot shapes, and block pa erns. The Original Thornton homes are located within the Single-Family Detached (SFD) zoning district and has a minimum lot size of 6,000 square feet. Current zoning for the SFD zoning district requires a front setback of 20 feet (15 feet for a porch), side yard setbacks of 10 feet and a rear yard setback of 20 feet. There is also a maximum height of 35 feet. While the zoning allows for mul -story homes, the Original Thornton Homes were one-story in height and adding a second story will be diffi cult (See Adding a Second Story). C

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DDrDrraraTalk to the City

Before star ng any addi on or remodelling project, talk to Planning and Building Departments. they can give you the requirement for your project, guide you

through the process and even give you sugges ons that will make the process and your project be er.

CITY STAFF IS THERE TO HELP YOU

41

Second StoriesWhile a second story can add valuable square footage, it can change the scale and mass of the home. This can nega vely impact not only your property, but your neighbors' property.

The second story can change the scale and mass of a building

Keeping a roof that is the same style as the original house helps reduce the mass and scale

DraftDrr

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43

EntrancesEntry doors should be simple, without stained or decorative glass, motifs, panel trim or recessed panels. Flat slab in an accent color or flat slab with simple clear viewing panels are most appropriate. Stained wood doors do not last well in our climate due to UV rays and rain/snow weathering. Storm doors should avoid scrollwork and decorative motifs, and remain as simple and invisible as possible.

Draftraf

tWindow OpeningsThe division of the windows is an important character defi ning feature of the Original Thornton model homes. Windows should be rehabilitated and restored if possible. Storm windows on the interior or exterior can be added to improve energy effi ciency and minimize noise pollu on. If replacement is required, new windows should have the same pa ern of mullions and mun ns as the original to avoid the “blank stare” picture windows on the front façade. New windows that follow the example of the original windows in design and placement are recommended.

49

Model X - 1470 Oak Place

This Model is a 3-bedroom, 1 1/2 bath, single story house.

Main Floor Plan Model As-built Scale 1/8” = 1’-0”

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Main Floor PlanScale 1/8” = 1’-0”

OPEN PLAN LIVING

This design opens up the wall between the living room and the kitchen.

• Redesign the kitchen layout• Create a new loca on for the

refrigerator and range• Enlarge the entry to the living

room• Remove front closet

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Areas Aff ected by Design

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As Built Main Floor Plan Scale 1/16” = 1’-0”

MASTER BATHADDITION

This design adds on to the bathroom crea ng a master suite.

• Add a shower to the 1/2 bath• Create laundry room• Reduce kitchen storage area• Remove Front Closet

Main Floor Plan Scale 1/8” = 1’-0”

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MASTER BEDROOMADDITION

This design adds a new master suite.

• Add a master bedroom and bathroom

• Add bathtub to exis ng 1/2 bath

• Add laundry closet with stackable washer/dryer

• Reduce kitchen storage area• Remove front closet


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As Built Main Floor Plan Scale 1/16” = 1’-0”


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Main Floor Plan Model As-built Scale 1/8” = 1’-0” Model X -

1530 Ash Court

This Model is a 3-bedroom, 2 bath, single story house with a garage.

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Main Floor PlanScale 1/8” = 1’-0”GARAGE ADDITION

This design remodels the garage.

• Remodels garage to make it a standard size to fi t modern cars

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LIVING SPACEADDITION

This design converts the garage into living space by crea ng a master suite and family room.

• Add family room• Add master bedroom• Split laundry room into

laundry room and master bathroom

Areas Aff ected by DesignAs Built Main Floor Plan

Scale 1/16” = 1’-0”


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Areas Aff ected by DesignAs Built Main Floor Plan Scale 1/16” = 1’-0”

KITCHEN UPDATEThis design updates the exis ng kitchen.

• Open the wall between the living room and the kitchen

• Move wall between laundry room and kitchen

• Relocate refrigerator to back of kitchen and remove exis ng wall

• Reduce Laundry area


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57

AGING IN PLACE

This design makes the house handicap accessible.

• Add ramp up to current front porch

• Add 1/2 bath to exis ng laundry area

• Remove wall next to refrigerator to make kitchen wheelchair accessible

• Remove Front Closet• Remove exis ng second bath• Make exis ng bath handicap

accessible


Areas Aff ected by DesignAreas AffecA ed by Designtetee yeete

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58

Model X - The Arden9080 Emerson Street

This Model is a 2-bedroom, 1 bath, single story house with a garage.

Main Floor Plan Model As-built Scale 1/8” = 1’-0”

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EN-SUITE BATHROOM ADDITION

This design adds a bathroom to the rear bedroom crea ng a master suite.

• Add bathroom to rear of house• remove exis ng bathroom

window

Areas Aff ected by DesignAs Built Main Floor Plan Scale 1/16” = 1’-0”


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60

FAMILY ROOM ADDITIONThis design adds a family room behind the exis ng garage with access from the kitchen.

• Add family room behind exis ng garage

• remove exis ng cabinet in breakfast area of kitchen to create access to new family room



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61

MASTER SUITE AND GARAGE ADDITION

This design turns the exis ng garage into a tandem garage and adds a master suite to the house.

• create a tandem garage• Add master bedroom,

bathroom, and closet• Reduce size of second

bedroom to create new hallway between bedrooms

•

Areas Aff ected by DesignAs Built Main Floor Plan Scale 1/16” = 1’-0”DraftDDrDrr

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