Chapter VII: Preface (7)

These plans were designed for a large and convenient house, arranged to embrace nearly all of the modern improvements. Figure 162 is the perspective view of a house recently built from these plans, for Mr. J. M. Peck, at Flushing, L. I. The general characteristics of the exterior are expressive of refinement and cheerfulness. There is considerable novelty in some of the outlines and details of construction. It will be seen that the Tower is five stories high, or two stories above the attic of the main house, affording a lofty outlook. All the long horizontal lines of cornice are broken up by truss-heads, which are ornamental in themselves, and give relief from the depressing appearance of such long lines. The Dormer Windows of the main house have projecting pediments, with turned columns resting on the outer edge of the main cornice. The Inclosing of this house is the same as that described for Design XXXII. The Mansard part of the main roof and tower is covered with dark slate, laid on sound boards, covered with felt. All other roofs are tinned in the best manner.... The CELLAR extends under the whole house, and has outside and cross-walls of hard brick, which, with the chimneys and area, are built as described in XXXII. A _Furnace_ is put in at _F_, and enclosed with brick, and 10-inch tin pipes are provided to convey hot air to the parlors, library, dining-room, and hall of the first story, to five rooms in the second story, and to the tank-room in the attic story.... The FIRST STORY contains a large Hall, Parlor, Library, Dining-room to be used as a Living-room, Kitchen, Butler’s and other Pantries, Wash-room, two flights of Stairs, the principal one in the main hall, and a private one adjoining the wash-room. The Main Hall is 7 feet wide, and is entered from the piazza through heavy front and vestibule double doors. The front doors are full hight, and have quarter-circle plate glass “skylights” in them. The vestibule doors have plate glass upper panels, with transom, and half-circle head-light. Double doors open from the hall to the parlor and to the dining-room, and large sliding doors separate the parlor from the library. The _Dining-room_ has a large bay-window, marble mantel, china closet, and adjoins the butler’s pantry. The _Kitchen_ is arranged with such conveniences as would delight the most enthusiastic housekeeper; has large closets, range, sink, cold and hot water, adjoins the wash-room, cellar stairway, and private passage, and communicates with the dining-room through the butler’s pantry. The Range has an elevated oven, warm closet, and water-back. To secure a perfect ventilation, a large register is placed in the flue of the chimney, which creates so strong a draft that the air in this room can all be changed in a few minutes. The left-hand flue of the kitchen chimney contains the pipes that convey warm air from the furnace to the bath and tank rooms. The wash-room contains the copper boiler and wash-tubs, and has a closet under the private stairs. The sink is large, and is provided with large drain-boards at each side, and a row of closets underneath. The Butler’s Pantry has complete fittings of drawers, shelving, oval copper wash-tray, and washstand with marble top, and is provided with cold and hot water. A Passage or private hall is arranged to connect with the principal hall, kitchen, private stairway, and rear entrance; by this plan the principal housework can be done without intruding in any way on the main hall or principal rooms of the house.... SECOND STORY. This story contains a good-sized hall, 4 large chambers, a private study, bath-room, store-room, six large closets, and private stairway. The principal flight of stairs is made continuous from the first floor to the attic; an arch is placed across the narrow part of the hall in this story, near the first landing of the principal stairs, and is in full sight from the hall below, imparting a cheerful and finished appearance.... ATTIC, _or Third Story_—This story is finished throughout, and is divided into a hall, two large chambers, with closets to each, tank-room, and large attic. The stairs to the tower are closed in, and have a door at the foot. The hall is lighted through a sash-door from the tank-room. The large attic-room at the right has two doors opening from the hall, and may be divided into two rooms if required. A large upper room, where noise will not disturb the occupants of the lower parts of the house, will always be found valuable for school and play-room purposes, especially in cold or stormy weather, and when supplied with a table, benches, maps, books, and apparatus for instruction and entertainment, will afford the younger members of the family opportunity for development and exercise.... GENERAL REMARKS.—Many people, who would adopt this general plan, might conclude that the style of the exterior is too elaborate and costly. It must be obvious to any one that the internal arrangements, and ground plan of houses, should be made to conform to the necessities and requirements of those who are to occupy them; and these parts being of the first importance, should receive the first consideration. Such _ground plans_, however, do not decide, or even indicate, the style, character, or expense, of the outside _dress_ that may be put upon them. Different people have entirely different characters, tastes, and resources, and the external appearance of their homes should signify those general qualities and characteristics, and also accord with, and conform to, all the circumstances of location, and relation.... The ESTIMATE in detail provides for all work to be done in a substantial manner, of the usual materials. The exterior and interior wood finish is of clear pine lumber. The _Plastering_ is hard-finished, on two coats of brown mortar. Appropriate _Cornices_, _Centers_, and _Panels_, in stucco, are intended for the hall, parlor, library, dining-room, and the two front chambers in the second story. _Gas_-pipes are inserted in the frame-work of the house, with connections arranged for 37 attachments. These are easily put in during construction, and even when the house is located far from any city or village having gas, there is strong probability that ere long we shall have convenient apparatus for making and supplying gas to isolated dwellings.... PLUMBING is provided as described in Design XXXII., except that the plumbing required for the butler’s pantry, is here added. _Bells_ are put in, with their wires running through zinc tubes concealed in the walls. The front-door pull leads to a gong in the kitchen. The dining-room has a bell leading to the school-room in the attic. Each chamber in the second story, and the bath-room, has a bell leading to the kitchen, and the largest chamber has a bell leading to the attic. _Speaking_-tubes are provided for communication between the second story, hall, and bath-room, with the kitchen.... PAINTING.—The body of the outside is in warm-gray; the principal outside trimming in pure white, with thin separating lines in light drab, and blinds in dark-bronze color. All wood, tin, and brick work, usually painted, both inside and outside, has two coats of the best lead and oil. All doors are grained—and all hard-wood, such as stair-rail, balusters, and door-saddles, are rubbed in oil.

ESTIMATE:

216 yards excavation, at 20c. per yard. $43.20
32,000 hard brick, at $9 per 1000. 288.00
6,000 pale brick, at $5½ per 1,000. 33.00
Materials for plastering, and lath. 300.00
70 ft. stone steps and coping, at 30c. 21.00
Labor for all the mason work. 600.00
13,258 ft. timber, at $15 per M. 198.87
1 sill, 4 × 8 in. 242 ft. long.
1 tie, 4 × 6 in. 484 ft. long.
2 posts, 4 × 8 in. 42 ft. long.
2 posts, 4 × 8 in. 19 ft. long.
1 deck plate, 3 × 8 in. 156 ft. long.
6 hips, 3 × 10 in. 22 ft. long.
1 sill (piazza) 4 × 7 in. 114 ft. long.
1 plate ” 3 × 8 in. 90 ft. long.
1 beam ” 3 × 6 in. 60 ft. long.
12 posts, 4 × 8 in. 36 ft. long.
1 plate, 4 × 6 in. 360 ft. long.
112 beams, 3 × 8 in. 16 ft. long.
56 ” 3 × 8 in. 22 ft. long.
32 ” 3 × 8 in. 12 ft. long.
28 ” 3 × 8 in. 8 ft. long.
8 ” 3 × 8 in. 18 ft. long.
52 ” 2 × 6 in. 13 ft. long.
1 ” 2 × 7 in. 28 ft. long.
300 joist, 3 × 4 in. 13 ft. long, at 22c. each. 66.00
350 wall strips, 2 × 4 in. 13 ft. long, at 11c. each. 38.50
928 tongued and grooved sheathing boards for sides and roofs,
at 25c. each. 232.00
300 lbs. tarred paper, at 5c. per lb. 15.00
663 novelty clear siding-boards, at 30c. each. 198.90
416 ft. main cornices, water table, corner boards. 416.00
29½ squares of tin roofing, at $8 per square. 236.00
17 squares of slate, (no openings allowed) at $10 per square. 170.00
13 cellar windows, complete, at $12 each. 156.00
1 bay-window, complete. 100.00
30 windows, first and second story, and tower, complete,
at $17 each. 510.00
13 dormer windows, complete, at $23 each. 299.00
3 piazzas, (except tinning), complete. 400.00
1 balcony, (except tinning), complete. 35.00
1 hood, (except tinning), complete. 50.00
480 flooring-boards, 6-inch, at 25c. each. 120.00
160 flooring boards, 9-inch. 46.00
Stairs, complete. 200.00
14 closets and pantries, complete. 130.00
50 doors, complete, at $15.20 each. 760.00
4 marble mantles, complete. 125.00
Furnace and range, (set and piped), complete. 400.00
Plumbing, complete. 300.00
Painting. 400.00
Carpenter’s labor, not included above. 800.00
Cartage, average 1 mile. 115.00
Incidentals. 197.53
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Total cost of materials and construction. $8,000.00

DESIGN XXXIX.

CONTIGUOUS HOUSES, COSTING $1,000 EACH.

These plans were originally prepared for six connected cottages, just completed, for Mr. Fred. Storms, (manufacturer), at Bayside, L. I. They were designed to give the largest amount of accommodation, convenience, and finish, possible, for one thousand dollars each, and are especially adapted to rapidly filling localities, or manufacturing districts. By this system of building in blocks, a very large saving is made in materials and labor, at first, and little expense is required to keep them in order afterwards. Where desired, the introduction of gas, or water-pipes, may be made, from one to the other direct, at small cost. Such connected houses are really more comfortable than separate ones, as they protect each other at their sides from the extreme changes of the outward temperature; and are therefore warmer in winter, and cooler in summer. The site chosen in this case is elevated, and has a westward frontage, securing the important advantages of good drainage, and the admission of direct sunlight to every room.... EXTERIOR, (fig. 167).—Building in blocks is a favorite mode with many large owners of village property. The chief objection to a majority of such erections is their formal and stiff appearance, arising from a monotonous uniformity, a repetition of parts, and the overpowering predominance of horizontal lines—partaking too much of the city-street style. To overcome such objections in this design, simple but effective irregularities were introduced, so that really no two dwellings are alike. The sky-lines are broken and varied; the main roofs have pedimented projections—with Mansard sections intervening; all horizontal lines are either shortened or omitted, leaving vertical ones to prevail, and the window openings are varied in their form and distribution. While these several features are essential to the good appearance of such buildings, giving them the pleasing elements of variety and picturesqueness, they do not add very materially to the cost. Cottages designed for simple dwellings, whether built apart or connected, should, as far as possible, preserve their identity as cottages, and if destined for undulating and picturesque situations, should be outlined to accord with their surroundings.... INTERIOR.—The following description of rooms has reference to the house at the extreme left; its relation with the adjoining one is shown by the dotted sketch at the side. All have equal accommodations; this and two others are similarly arranged, the remaining three have their sides reversed.... CELLAR, (fig. 168.)—Hight of ceilings 6½ feet. It is thoroughly floored, has outside entrances front and rear, and being well out of ground, is light and airy, and is adapted to general use for the coarser work. Bins for coal are placed where they may be readily filled from the front window. One corner is partitioned off for a bath-room and water-closet. The window to the latter is shielded by a latticed inclosure beneath the rear lobby, adding to its privacy. The rear area not being protected by the rear stoop, has hatchway doors to be used in stormy weather. The Stairs lead from near the front door, to the main hall of the first story.... FIRST STORY, (fig. 169.)—Hight of ceilings 10 feet. A hall, parlor, and living-room are embraced in the divisions. The Hall is entered from a neat porch, contains the main stairs, and leads to the parlor, living-room, and the cellar stairs. The Parlor is pleasantly arranged, with double windows in front, has neat stucco cornices and centers, and a marble mantle. The chimney-breast is placed to allow sufficient space between it and the central partition, for a piano, or other large piece of furniture. The Living-room is of good dimensions and shape, has two windows, a closet, a large fire-place, and a sink. The door leading to the rear lobby has glass upper panels, admitting additional light in the room in pleasant weather, when the lobby door will be likely to stand open, and through it the lobby will be lighted at night from within. The Main Stairs, leading to the second story, are of the “quarter-circle” pattern, and are neatly finished with hard-wood railing, with a niche above.... SECOND STORY, (fig. 170.)—Hight of ceiling 9 feet. This story is divided into a small hall, two chambers, two bed-rooms, and three closets. Each of the rooms is well lighted, and chimney-breasts, with marble shelves, and stucco trusses are finished in each chamber.... CONSTRUCTION.—The average depth of the excavations below the surface is three feet. The Foundation walls are of brick work, 8 inches thick, those for the exterior are 7 ft. 4 in. high, showing an average of 4 ft. above the final grades. (In this particular case, the site being elevated, only 4 inches of additional filling was required in the grades, the balance of the loose earth being used to fill more depressed grounds). All interior cross-walls of brick are omitted, their places being supplied with brick “footings” and frame-work. These brick footings are laid in trenches 4 inches below the cellar bottom, and are 8 inches high and wide. Sills of 4 × 6 timber are laid on the center of these footings (edgewise), leaving a margin of 2 inches on each side for the support of the ends of the cellar-floor beams. Girts are put above the sills (also of 4 × 6 timber), anchored to, and level with the outer foundation walls, and are supported by studding and braces, thus forming an inexpensive and substantial division and bearing between the cellars. The principal frame is of regular-sized sawed timber, thoroughly framed and braced. The sidings are of clear pine clapboards, laid on hard-rolled sheathing-felt. The upper roofs are covered with IC. charcoal tin, “tern-plate,” and the Mansard sections are slated on hemlock boards. The interior flooring is of 7-inch milled spruce; outside flooring of 4½-inch milled pine. To prevent the transmission of sound, all the main divisions of frame-work between the houses are deafened by a filling of pale brick and mortar. The cellar ceilings and side walls are white-finished on one coat of brown mortar. All other plastering is hard-finished on two coats of brown mortar. Circular ventilators are placed in each gable, and two ventilators made to resemble the chimney tops are placed on the higher or central ridge of the roof, to allow for the escape of heated air from beneath the roofing. All windows have 1½-inch sash, of four lights each; those in the cellar are hung with butts; all above are balanced with iron weights, and have outside blinds. The doors are first quality, four-panelled. The interior casings are of clear pine, and are neatly moulded, and the parlor windows have panelled backs. The Painting is done as described in Design XIII., except that the blinds are of a chocolate color.

ESTIMATED cost of materials and labor:

Mason’s materials and labor. $1,350.00
Lumber of all kinds. 1,150.00
Tinning and slating, (complete). 300.00
Rolled lining, $30; porches and lobbies, $275. 305.00
Cornice materials, (prepared at mill). 120.00
Sash, doors, and blinds. 400.00
Stairs, with outside steps, with railings. 500.00
Shelving and sundries. 325.00
Nails, $65; hardware, $300. 365.00
Painting, $300; cartage, $85. 385.00
Carpenter’s labor, not included above. 800.00
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Total cost of six Dwellings. $6,000.00

Mr. Storms added about $1,000 to the total cost of six buildings in plumbing, sewers, gas-pipes, and in fencing separate front and rear yards, to each house. As these improvements are not generally required, they are omitted in the estimate.

DESIGN XL.

CONTIGUOUS HOUSES, COSTING $2,000 EACH.

These designs were prepared for a block of five houses erected last year for Mr. Geo. Storms, facing one of the principal avenues at Bayside, L. I. The entire structure is 90 feet long, running north and south, and occupies half the avenue end of a village ground plot. One end section being a “corner,” has a portion devoted to business purposes, the balance of the building is used exclusively as residences. They are thoroughly furnished with ranges, heaters, pipes for cold and hot water, and gas, and complete sewerage. The desirability of these buildings is proved by the fact that all of them were engaged, and several occupied, before they were fully completed.... CELLARS, (fig. 172.)—Hight of ceilings, 7 feet. Each is well lighted, and has outside entrances from the street and from rear yards. A hall, laundry, and water-closet are floored and otherwise finished off; the balance is unfinished, to be used as a cellar for fuel and vegetables. The Laundry has a set of stationary wash-tubs, with cold and hot water. The Water-closet has an outside door leading from the rear yard, (this is designed to obviate the necessity and unsightliness of the usual out-buildings). The Fire-places shown are left open, and have continuous flues the whole hight of the chimneys. These flues being heated through contact with the upper fires, insures a thorough ventilation of this story.... ELEVATION (fig. 171.)—This building appears well from all directions, is imposing in outline, animated in details, and nicely proportioned—the hight agreeing with its breadth; the openings and dressings are changed in each story, to give diversity, the whole being well suited to its very public and prominent situation. The “corner” building has an observatory extending above the main roofs, indicating its terminal position, and adding an agreeable feature of irregularity in the sky-lines. The street end at the rear of the tower has a Mansard roof with two dormers; the opposite end shows a full pediment.... FIRST STORY, (fig. 173.)—Hight of ceilings in four houses, 10 feet. The floor in the corner building is lowered 2½ feet, making that part 12½ feet in the clear. A hall, parlor, dining-room, and kitchen, are finished in each of the four houses, and a store, kitchen, and entry, in the corner building. Each of the parlors has a large bay-window, and is divided from the dining-room by sliding-doors. The Dining-rooms have two closets each. The Kitchens are conveniently arranged with closets, ranges, boilers, and sinks. The Store is fair-sized, has a double door entrance from the avenue, and has a wide stairway leading directly from it to the cellar. The Kitchen at the rear is for the use of the parties doing business in the store. The Family Entrance to the corner building is from the street at the side.... SECOND STORY, (fig. 174.)—Hight of ceilings, 9 feet. The divisions in this story are similar in each of the five buildings, and consist of a hall, two large and two small rooms, and the necessary closets. The room over the store is used as a parlor. One of the small rooms in each house is fitted as a bath-room. The Stairs leading to the attics are placed above the main flights, with a door at the foot of each.... ATTIC, (fig. 175.)—The Attic of the corner building is partitioned off, and finished as shown, with ceilings 9 feet high, and has an inclosed stairway leading to the observatory. The latter is 7 feet square in the clear, and is also finished. Each of the four adjoining attics are plastered on their sides, but have no partitions.... CONSTRUCTION.—The Excavations are made in the earth for the corner building, to the depth of 5½ feet—and for the others, 3 feet. The foundations are of 8-inch brick work. The frame is of sawed, seasoned timber. The main division walls between the houses are deafened, by filling with pale brick and mortar, “laid flat.” The sidings are of clear pine clap-boards, laid on rolled sheathing. The Mansard Roofs for front, one end, rear, and the tower, are slated; all other roofs are tinned. The interior walls and ceilings of the two full stories are hard-finished on two coats of brown mortar; the balance is white-finished on one coat of “laid off” brown mortar. The halls, parlors, dining-rooms, and store, have stucco cornices and centers in each, and the openings to the bay windows are arched and moulded. Marble mantles are put in the principal rooms, and marble shelves and stucco trusses are put in the large bed-rooms. Fire-place heaters are put in the parlors, with pipes connecting them with registers in the second story. The bath-tubs and water-closets are cased with black walnut.... To give an exact idea of the plumber’s work, the specification used as a guide in its introduction is herewith given.—PLUMBING:

There must be a hopper water-closet and a wash-tub with three apartments put in each basement. A No. 2 range, with elevated oven, and water-back; a 30-gallon oval-topped copper boiler of Croton pressure strength, resting on an iron Lockwood Stand, and an 18 × 30-inch iron sink in each kitchen; a bath-tub, 5 feet long, lined with planished copper; a wash-stand, with 14-inch bowl, marble-top and wall plates; a pan water-closet, with bowl, pull, and crank attachments; and a tank, 1½ × 1½ × 3 feet, lined with sheet lead, in each bath-room. All supply pipes to be of galvanized iron, of the following sizes: The main of 1½-inch, 93 feet long, laid in the cellar bottom below the foundation walls, near the rear chimneys, one end to extend outside the building for street connections. Branches of ¾-inch leading from the main supply to the tank, with secondary branches leading to the hopper-closet, wash-tubs, and sink. All other water-pipes to be of lead, as follows: For cold water leading from the tank, to the bath-tub, water-closet, and boiler; and for hot water leading from the boiler, to the sink, wash-tubs, and bath-tubs, of A ⅝-inch; for connections between the water-back and boiler of AA ¾-inch; and for wash-stands of A ½-inch. The water and hopper closets are to have traps of 4-inch, lead, connecting them with the soil pipe. Ventilating pipes of 2-inch tin, to lead from the 4-inch traps to above the roof, and have cone-shaped covers set 2 inches above their openings. The soil pipes to be of 4-inch iron, and lead from the second floor to the tile drains at the rear and below the cellar bottom. Waste pipes to be of 1½-inch, with traps, all of lead, leading from the bath-tub, wash-bowl, sink, and wash-tubs, to the soil pipe. Brass lever “stop and waste” cocks must be put in the branch supply pipes near the basement floors, and in the pipes leading from the tank to the boiler. A “Fuller’s” Tank Regulator to be connected with the supply pipe leading to the tank. A “Sediment” cock must be attached to empty the boilers, with pipes leading to the waste pipes of the sinks. Finished brass ⅝ “compression” cocks, with flanges, and thimbles, must be provided for the sinks and wash-tubs, and similar cocks, silver-plated, for the bath-tubs; plated swing cocks for the wash-stands. Self-acting compression cocks must be put in the connections with the hopper closets. Plugs, with chains, must be put in each wash-tub and bowl, and trap-screws put in all traps. Finally, all to be properly connected, in a substantial and workman-like manner, and warranted one year, with ordinary use.

ESTIMATE for cost of materials and labor:

Mason’s materials. $2,200.00
Lumber of all kinds. 1,950.00
Slate and tin. 450.00
Rolled sheathing. 50.00
Cornices, etc., from mill. 250.00
Porches and stairs, with railings. 800.00
Hardware and nails. 400.00
Mantles. 360.00
Plumbing, gas-pipes, and sewers. 940.00
Doors, sash, and blinds. 725.00
Cartage. 100.00
Carpenter’s labor, not included above. 1,300.00
Painting. 475.00
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Total cost, of FIVE Houses. $10,000.00
Average cost, $2,000 each.

INDEX.

A.

Accommodations for Beginners in Housekeeping, 9

Air-chambers in Outer Walls, 67

Alcove to Window, 89

Arch at Head of Stairs, Good Effect, 224

Arched Ceilings, 217

Arches with Corbels, 213

Architect Fulfilling His Mission, 104

Area-walls, 189

A Regular _versus_ Balloon-frame, 73

Ash-pit, 166

B.

Balconies with Roofs, 130

Balcony-railing on Roofs, 149

Balloon-frames and Makeshifts, 74

Bay-window, Adding Room, 78

Bay-window, Cold Prevented, 191

Bay-window Frame, 194

Bay-window, Square Form, 142

Bells, 225

Better Half Consulted, the, 67

Blank Side of House in Villages, 58

Blinds Recommended, 29

Boldness in Exterior, 188

Brick, Beam-filling, 212

Brick Caps, 201

Brick-heading Courses, 189

Brick-inclosing, for Frame Buildings, 178

Brick Walls for Painting, 200

Bridging Beams, 102

Bronzed Hardware, 219

Building a Part First, 10

Building in Blocks, Advantages, 227

Building on a Declivity, 82

Building Upwards, 76

Butler’s Pantry, Dresser-finished, 217