of those given in Designs XXI. and XXVI. It is designed to be constructed
of similar materials, with a like variety of pleasing and decided
outlines, and to give an equal amount of accommodation and convenience.
The division and arrangement of the several parts, however, are
entirely changed, being especially intended to meet the requirements
of a location having a _western_ frontage. Location is an important
consideration, involving many questions of adaptation, that should always
guide to the selection of such a plan as will express a natural fitness
for the situation, and truthfully indicate its purpose.... EXTERIOR,
(fig. 99.)—Only two feet of the foundation-walls are exposed to sight,
which brings the frame-work of the building quite near enough to the
ground. The surface of the earth surrounding such buildings should have
a grade of _at least_ one-half inch to the foot, for the distance of
50 feet in every direction, to insure the turning away of all surface
water from the walks and grounds. Another good result derived from such
grade is the additional altitude given to the building, imparting a
much better appearance. The general outlines of the elevation are very
simple, devoid of all pretentious ornamentation. The wide frontage,
the large and numerous openings, and ample roofs, are each expressive
of frankness and hospitality, eminently befitting the home of the
farmer. The front Porch is unusually wide, and arranged to have large
columns, and stationary seats at either side. The Bay-window has square
projections, instead of octagonal, which are equally appropriate in this
case, and less costly. The cornices of the principal building project
20 inches, and those of the wing 16 inches, and both are provided with
scroll-sawed trusses. The chimney-tops are large, and heavily capped. The
same general finish, as is shown on the front, is put on the sides and
rear, so that the building presents an equally complete and satisfactory
appearance from every direction. Buildings of this character should be
set back from the street line at least 50 feet—150 feet would be much
better—to give room for trees, shrubbery, and walks.... CELLAR, (fig.
100.)—The plans provide for a cellar under the principal building only,
which gives a clear space of 22 × 25 feet. If desired, the space beneath
the wing may be included at an additional cost of $65. The excavations
for the cellar in the earth is 3 feet 8 inches deep; this allows the
foundation-walls to be 7 feet high. The earth thrown out is to be graded
around the building to the hight of 1½ foot, thus leaving two feet of
the foundation exposed on the outside. Country houses are frequently
set so low down as to be a matter of regret ever afterwards. There are
constant accumulations of dust, and other matter, caught and held by the
shrubbery and grasses, so that there is soon discovered a seeming growth
of the earth upward around the house and immediate grounds, making it
impossible to adapt the grades that are desirable. It is far better that
foundations are a little too high than too low, for when too high, the
approaches can easily be raised at any time with a few loads of earth;
but when too low, there seems to be no cure, except to raise the entire
building. The foundation-walls are designed to be constructed of broken
stone, laid in coarse mortar, as more particularly described for Design
XXI.... FIRST STORY, (fig. 101.)—Hight of ceilings, 10 ft. Entire floor
measurement, 1,206 square feet, affording ample space for good-sized
apartments. The several divisions have especial regard to comfort and
convenience. The front hall, or reception room, is nearly square, of
good dimensions, is entered from the front porch through double or
folding doors, and adjoins the parlor and living-room, and contains the
principal stairs. The Parlor is unusually large, is provided with windows
in its sides, and has stucco cornices and centers in its ceilings, with
an arched finish in the bay-window. The Living, or Dining-room, is
commodious, pleasantly situated, with outlooks front and rear, and is
easily accessible all around. The Family-room is large, connects with
the dining-room and parlor, and is intended as a sitting or sewing-room.
If occasion require, this room might be used as the bed-room of an
invalid. The Work-room, or Kitchen, is conveniently arranged to have a
range, boiler, pump, sink, wash-tubs, and pipes for cold and hot water,
and adjoins the dining-room, a large pantry, and a rear entrance door,
and has a private stairway leading to the second story, with a closet
underneath. The Pantry is of ample dimensions, is conveniently arranged
with shelving, and has a zinc wash-tray, with cold and hot water-pipes,
and adjoins the kitchen, dining-room, and a china closet. The latter is
useful for storing wares not required daily. The rear shed is paved, and
the cellar doors are constructed as described for Design XXI.... SECOND
STORY, (fig. 102.)—Hight of ceiling, 9 feet in main building, and 8
feet in wing. Floor measurement, 1,276 feet, divided into 8 good-sized
rooms, besides halls, closets, and stairways. The principal hall connects
with each chamber in main building, and one room and passage in wing.
The door between the principal hall and wing-passage may be closed at
any time, cutting off communication at pleasure. The side, or “breast”
walls, in the wing, are vertical 3 feet, and are continued upward at an
angle of 45° to the ceiling, thus securing sufficient head-room. The
bath-room is exactly above the kitchen, and contains a tank, bath-tub,
and seat-closet, with pipes for cold and hot water.... ATTIC.—The stairs
to this are over the first flight, and are designed to be neatly ceiled
in with 4½-inch beaded ceiling-boards, with a door at the foot. Double
windows in each gable admit sufficient light, and afford ventilation....
REMARKS ON CONSTRUCTION.—An insight into the character of this plan, is
best had by carefully considering the materials and cost in the estimate
added. We would urge the importance of good methods and workmanship in
construction, without which all materials, however good or sufficient,
can never produce good results. The old maxim, “whatever is worth doing
at all, is worth doing well,” especially applies to building a home in
which one is to spend a lifetime. This does not imply extravagance in
any sense, only demanding such _careful and intelligent application of
the ordinary rules of construction_, as shall insure substantial work,
that will not be a continuous source of anxiety and expense. Any one
of ordinary intelligence should be able to generally superintend the
operations of the mechanics employed in constructing a farm-house. The
following _points_ are of the greatest importance. Carefully watch that
the foundation-walls are substantially laid, and accurately leveled
on their upper surfaces, so that the doors shall not strike the floor
or carpets in opening, nor the tables, chairs, or other furniture be
obliged to stand on three legs. The frame-work, when raised, should
be plumb, so that all work on or in the building can be cut square,
and applied without tedious fitting. The siding should be thoroughly
“seasoned” in the open air before using, and carefully applied with close
joints, and well nailed. The edges of all water-tables, corner-boards,
and window-frames should be painted _before_ setting. The shingles
should be carefully laid, breaking their joints at one-third of their
width, and double nailed. The flooring should be dry, close laid, and
nailed with two nails to each beam. The partitions should be set with
studding of selected widths; and their angles or corners should be
anchored firmly together, to prevent the walls from cracking in those
parts when finished. The chimneys should be carefully constructed; all
joints between the brick-work should be surely filled with mortar, to
prevent sparks from passing through to the frame-work. All mortar for
plastering should be properly mixed, and allowed sufficient time (at
least one week), for the thorough slaking of the lime, and a complete
permeation of its caustic properties. Thin coats of plastering are better
than heavy ones. A mortar that does not crack in setting or drying is
sure to be good. The interior wood finish should not be commenced until
the plastering is completely dried out, and all loose mortar is removed
from the building. All wood-work usually painted should be primed as
soon as in position. For more explicit remarks and sundry suggestions on
painting, see Design XIII.
ESTIMATE OF MATERIALS AND COST:
110 yards excavation, at 20c. per yard. $22.00
1,371 ft. stone foundation, at 15c. per ft. 205.65
3,000 brick, furnished and laid, at $12 per M. 36.00
46 ft. stone steps, sills, and coping, at 30c. per ft. 13.80
1,030 yards plastering, complete, at 28c. per yard. 288.40
5,713 ft. timber, at $15 per M. 85.69
1 sill, 4 × 8 in. 186 ft. long.
6 posts, 4 × 7 in. 21 ft. long.
3 posts, 4 × 7 in. 14 ft. long.
1 tie, 4 × 6 in. 256 ft. long.
1 plate, 4 × 6 in. 186 ft. long.
2 girts, 4 × 8 in. 25 ft. long.
57 beams, 3 × 8 in. 25 ft. long.
36 beams, 3 × 8 in. 13 ft. long.
24 beams, 3 × 8 in. 11 ft. long.
3 valleys, 3 × 8 in. 20 ft. long.
24 rafters, 3 × 5 in. 16 ft. long.
100 joist, 3 × 4 in. 13 ft. long, at 16c. each. 16.00
300 wall-strips, 2 × 4 in. 13 ft., at 11c. each. 33.00
Materials in water-table and cornices. 50.00
300 novelty siding-boards, 9½ in., at 28c. each. 84.00
400 shingling-lath, at 6c. each. 24.00
69 bunches shingles, at $1.50 per bunch. 103.50
84 ft. gutters, 132 ft. leaders, and 134 ft. porch roofs,
10c. per ft. 35.00
355 flooring, 9½ × 13, at 28c. each. 99.40
Porch and hood, complete. 75.00
Stairs, complete. 90.00
Bay-window, complete. 60.00
20 windows, complete, at $10 each. 200.00
6 cellar windows, complete, at $6 each. 36.00
4 dormer windows, complete, at $20 each. 80.00
32 doors, complete, at $10 each. 320.00
1 cellar door and hatchway doors. 20.00
Shelving and hooks in closets. 20.00
2 marble mantles and 4 shelves with trusses. 75.00
Range and plumbing, complete. 215.00
Nails. 25.00
Bells and speaking-tubes. 20.00
Painting. 150.00
Cartage, 1 mile. 35.00
Carpenter’s labor, not included above. 250.00
Incidentals. 32.56
---------
Total cost, complete. $2,800.00
[Illustration: Fig. 99.—ELEVATION OF FARM-HOUSE.]
[Illustration: Fig. 100.—PLAN OF CELLAR.]
[Illustration: Fig. 101.—PLAN OF FIRST FLOOR.]
[Illustration: Fig. 102.—PLAN OF SECOND FLOOR.]
DESIGN XXV.
A “HALF STONE” HOUSE FOR $2,800.
This plan is designed for a substantial, convenient, and inexpensive
country house. It has two full finished stories, with well-lighted
apartments of good size, and a large cellar and attic. It has also the
merit of architectural beauty, well adapted to a commanding location....
EXTERIOR, (fig. 103.)—The “half-stone” composition of the side walls, and
the strong outlines and slating of the main roof, give to this structure
a rustic, yet substantial appearance, affording both diversity and
picturesqueness, as shown in the variety of the openings and irregularity
of the several parts. The front and rear elevations are similar; by
changing the entrance doors and stairs, either side may front the road.
The details of exterior finish are so simple, and easy of execution,
that any “modification for the rear” is undesirable. Inharmonious and
unsightly curtailments in the rear finish have a depressing influence
on those obliged to face them daily, which can never be overcome by
knowing there is a good front.... CELLAR, (fig. 104.)—Hight, 6½ feet,
of which 4½ feet is below the ground surface, and therefore (with
its thick walls), frost proof. It is always important to provide for
carrying off the poisonous vapors apt to be generated in cellars. For
this purpose side openings are made near the ceiling into one of the
flues of each chimney. These flues, extending to the top, and warmed by
contact with the fires of the upper stories, have sufficient draft to
constantly change the cellar air, and prevent its ascent through the
living-rooms.... FIRST STORY, (fig. 105.)—Hight of ceilings, 10 feet.
Here are conveniently placed three large rooms, a hall, china closet,
and large pantry. Each large room has commodious windows with views in
two directions. The pleasant piazzas at both the front and rear of the
parlor, extend over and protect the entrance doors.... SECOND STORY,
(fig. 106.)—Hight of ceilings, 8 feet. The divisions are very simple,
a hall, four chambers, four closets, and a bath-room. Light railings
may be put on the roofs of the wings and piazzas to form pleasant
balconies to the windows of this story. One such balcony is shown over
the wing-roof (fig. 103); the others may be similar. The small cost of
these devices is fully repaid in their usefulness for airing purposes,
besides imparting a cheerful appearance.... GARRET OR ATTIC.—This story
is thoroughly floored, but otherwise unfinished. Should additional
chambers be required, partitions may be set over those or the second
story, duplicating that plan, with rooms having the same hight of
ceilings. The stairs are placed immediately above those of the lower
stories, are ceiled in, and have a door at the foot.... CONSTRUCTION.—The
durability, general abundance, and substantial appearance of stone, make
it the most desirable and appropriate material known for the exterior
walls of any building. The cost of cutting and dressing such material
ready for use is the principle barrier to its general adoption. By using
bricks for corners and for the finish around the openings, the most
expensive item of stone-work is saved. They need only to be “random
dressed,” and laid nearly in the shape in which they are quarried, as
more particularly described for Design XXVII. When such walls are carried
beyond the hight that is convenient for the handling of the materials,
the expense of their construction is largely increased. It is for this
reason that the “half-stone” method is particularly valuable. In this
plan, the stone-work extends only to the hight of the ceiling of the
first story; to this hight the materials may be readily wheeled on
trestled scaffolding, while to double this hight would require the use of
the tedious derrick, and additional help. The upper stories are framed of
the usual sized timber, and raised on the stone walls, which in this case
become their foundation. The main roof is constructed as shown in Design
XXII. The hight requiring siding is 4½ feet, or including water-table and
cornice, 6½ feet from the stone-work of the first story to the slating of
the roof. The main roof covering is of dark slate laid on tarred felt.
At or near the floor-line dividing the upper stories, it is appropriate
to indicate the division by the use of tinted slate, which may be laid
in close courses or in simple figures, as shown on the elevation. The
roofs of the hooded and dormer windows are also slated. The deck of the
main roof, and the roofs of the piazza, are covered with IC. charcoal
tin. The wood-finish is made of simple design, devoid of all efforts at
pretentious display, each part being chosen with especial regard for its
utility and appropriateness. The trusses, piazza-columns, and soffits are
worked of timber neatly stop-chamfered, imparting a rustic appearance to
them, in keeping with the stone-work. The water-tank is placed in the
attic, directly above and in line with the bath-tub and kitchen-range,
favoring the most practical plumbing. The soil-pipe leading from the
bath-room floor passes down through the closet adjoining the kitchen
chimney to the sewer-pipe, which is laid below the cellar bottom. The bad
smells and gases arising from confined sewage may be easily disposed of
by the insertion of a 2-inch pipe into the closet-trap (at its highest
point), and connecting it with a flue of the adjoining chimney. All
inside plastering is of three-coat work. The casing of the bath-room
and around all plumbing is in hard-wood; all other trimming of clear
pine. The Newel rail and baluster on the first-story flight of stairs
are of black-walnut. All work usually painted has two coats of best
lead and linseed-oil, with stainers to give the body (outside), a light
gray, and trimmings in imitation of “Nova Scotia stone.” Inside, parlor
and hall, in grays, dining-room in grays and drabs, kitchen in drabs,
chambers white.... COST.—Prices of building materials are quite as low
as they were before the war; many kinds are really selling for the cost
of their production or manufacture. Labor is also very cheap, nearly at
old figures. Those contemplating building, and having the means at hand
to do so, need not wait for a more favorable time. As soon as general
business improves, there must be a “rise” in materials, especially such
as require to be manufactured. The estimate appended includes the cost of
all materials and labor for good work at the prices now ruling near New
York city.—ESTIMATE OF THE COST:
126 yards excavation, at 20c. per yard. $25.20
158 perches stone-work, at $2.75 per perch. 434.50
91 ft. stone sills and steps, at 30c. per ft. 27.90
7,000 bricks in angles and chimneys, at $12 per M, laid. 84.00
750 yards plastering, at 28c. per yard. 210.00
4,262 ft. of timber, at $15 per M. 63.93
2 girders, 4 × 8 in. 18 ft. long.
3 girders, 4 × 8 in. 10 ft. long.
16 beams, 3 × 8 in. 16 ft. long.
32 beams, 3 × 8 in. 18 ft. long.
12 beams, 3 × 8 in. 22 ft. long.
1 sill, 3 × 8 in. 175 ft. long.
1 plate, 4 × 6 in. 175 ft. long.
1 deck, 3 × 7 in. 150 ft. long.
5 beams, 3 × 8 in. 9 ft. long.
4 beams, 3 × 5 in. 20 ft. long.
16 beams, 3 × 8 in. 24 ft. long.
340 wall strips, at 11c. each. 37.40
100 furring strips, at 6c. each. 6.00
Cornice materials. 40.00
75 siding-boards, at 26c. each. 19.50
357 hemlock boards, at 16c. each. 57.12
18 squares of slate, complete, at $9 per square. 162.00
14½ squares of tin, complete, at $7 per square. 101.50
350 flooring plank, 8 inch, at 25c. each. 87.50
2 piazzas, complete, at $70 each. 140.00
7 cellar windows, complete, at $5 each. 35.00
14 plain windows, complete, at $8 each. 112.00
11 hooded windows, complete, at $15 each. 165.00
8 dormer windows, complete, at $8 each. 64.00
Stairs, complete. 80.00
23 doors, complete, at $9 each. 207.00
3 mantles, complete, at $25 each. 75.00
Closet finish, complete. 20.00
Range and plumbing. 175.00
Nails, $25; painting, $70; cartage, $20. 115.00
Carpenter’s labor, not included above. 150.00
Incidentals, attic and elsewhere. 106.05
--------
Total cost, complete. $2,800.00
[Illustration: Fig. 103.—FRONT VIEW OF HOUSE.]
[Illustration: Fig. 104.—PLAN OF CELLAR.]
[Illustration: Fig. 105.—PLAN OF FIRST FLOOR.]
[Illustration: Fig. 106.—PLAN OF SECOND FLOOR.]
DESIGN XXVI.
A FARM-HOUSE COSTING $2,900.
This plan of a farm-house embraces a commodious and convenient interior,
with such external features as to clearly express its purpose. It will
be recognized as at once adapted to rural situations and domestic life,
providing much valuable space, and affording a variety of pleasing and
symmetrical outlines, with due economy in expense of construction.
Perhaps the most striking feature is the _breadth_ of the front, which is
51 feet. (The average depth is 22 feet 7 inches.) As far as practicable,
all prolonged vertical lines are avoided, leaving horizontal ones to
prevail, as of more practical utility and value. Where opportunities
abound for “spreading out,” as in the country, it would be obviously
incompatible to build tall, or stilted houses, that would not comport
with their surroundings, nor provide the conveniences desirable in all
rural habitations.... ELEVATION, (fig. 107.)—The general details of the
elevation are made up of simple parts so appropriated and balanced,
that they harmonize with each other, and secure a graceful outline.
The principal, or main portions of this building will be observed to
be the central one, while the wings at either side are collaterals,
that give equipoise and rest to the whole structure. The steep roofs,
with their subdued pediments, and spreading cornices and dormers, the
bay and other windows, the wide entrance, and open piazza, are all
arranged so as to correspond with each other, producing an effective and
picturesque appearance. There are no efforts at scientific or elaborate
display of outside ornamentation, but has sufficient architectural
completeness to denote social cultivation and refinement. The farm-house
in XXI. was designed more especially for an _eastern_ frontage. These
plans are particularly adapted for a _southern_ frontage.... The
CELLAR, (fig. 108), extends under the whole house, and is 6½ feet deep.
An outside entrance and area are to be built and inclosed under the
stoop at the rear. Eleven small windows are provided for both light
and ventilation.... The FIRST STORY, (fig. 109), has ample apartments
adapted to the uses of a large family, embracing a good-sized hall,
parlor, living-room, kitchen, pantries, closets, and corridor. The
principal entrance is from the piazza, through large double doors to
the hall. Similar double doors on each side of the hall lead to the
parlor and dining-room. These inside double doors enable one to throw
the whole together for large family and other gatherings, and are
manifestly appropriate in dwellings of this character. The principal
stairs are semi-circular, so arranged as to occupy but little room in
the principal hall. The Parlor is situated by itself, remote from the
machinery of daily housework. The Living-room is the most central, and
most convenient and comfortable room in the house. It is so surrounded
by other apartments that summer’s heat, nor winter’s cold, can have
direct access to its sides. The large Bay-window affords an ample supply
of light, and adds to the area of the room. It adjoins and opens into
the principal hall, corridor, kitchen, and large pantry. The Kitchen
is conveniently situated, and adjoins the dining-room, corridor,
pantry, store-room, cellar, and private stairway. It is provided with
a range, sink, wash-tubs, and pipes for cold and hot water. By this
arrangement, the principal work of the family can be done with such
thoroughness and facility as to make such employment interesting and
pleasant, devoid of any sense of drudgery. The corridor is adapted to
all the uses of a rear hall, and communicates with each of the other
principal rooms of the first story. It is also an auxiliary apartment,
and may be used in connection with either of the other apartments,
and affords valuable room for many in-door occupations for both old
and young.... SECOND STORY, (fig. 110.)—The engraving is sufficiently
plain to require but little explanation. It will be seen that there are
seven rooms, besides halls and closets. The Bath-room is situated in
this story over the kitchen, and contains the bath-tub, seat-closet,
and water-tank, and is accessible from the principal building through
the passage leading from the principal hall. An opening through the
ceiling of the kitchen, with a register, would probably let warm air
enough up into the bath-room to keep frost out in winter, especially
if some fire remained in the range or stove most of the night. In all
arrangements of water-tanks and pipes, care must be taken to keep them
from being frozen in the coldest nights.... The ATTIC is completely
floored over, but is otherwise unfinished. Several bed-rooms might be
finished in this story if desirable. An open attic is always valuable for
storage, drying clothes in stormy weather, etc., and as a play-room for
children in rainy weather.... CONSTRUCTION.—Any one at all familiar with
building would see at a glance that the form and arrangements of this
plan admit of its execution in section. There are conditions that would
justify the building of the central part of this house, to be used as
the residence of a small family, and add the wings at any future time,
as circumstances might indicate.... The excavations for the cellar are
made 3½ feet deep. The foundations are 18 inches thick, and 6½ feet high,
of broken stone, laid in mortar, with the joints neatly pointed on all
surfaces exposed to sight. The earth thrown out of the cellar should
be left on the ground, and graded around the foundation, leaving but
two feet to show above the final grade. The chimneys should be started
with the principal foundation, and the materials interlaced to insure
solidity. Three fire-places are constructed in the first story; those in
the kitchen and dining-room are in one stack built “square up” to the
ceiling of the first story. Two separate flues are then continued through
the second story, on either side of the passage-way, and are afterwards
joined over an arch, and pass through the roof in one solid shaft. The
estimate indicates the general character of the work. In these rural
dwellings, the siding may be worked without the central groove shown in
Design XI. This, though less pleasing to many, would give an expression
of less artifice, and more strength.... ESTIMATE.—The following estimate
will be found correct as to quantity, and ample as to cost. Most farmers
have materials and facilities that would enable them to greatly reduce
the cost of building by this plan. The items of excavation, foundation,
carting, and painting, amount to nearly $500. Some, or each of these
parts, might be satisfactorily done by those engaged on the place: