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
---------
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.
[Illustration: Fig. 167.—FRONT ELEVATION OF ROW OF SIX HOUSES.]
[Illustration: Fig. 168.—PLAN OF CELLAR.]
[Illustration: Fig. 169.—PLAN OF FIRST FLOOR.]
[Illustration: Fig. 170.—PLAN OF SECOND FLOOR.]
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
----------
Total cost, of FIVE Houses. $10,000.00
Average cost, $2,000 each.
[Illustration: Fig. 171.—ELEVATION OF CONTIGUOUS HOUSES AT BAYSIDE, L. I.]
[Illustration: Fig. 172.—PLAN OF CELLARS OF CONTIGUOUS HOUSES.]
[Illustration: Fig. 173.—PLAN OF FIRST FLOORS.]
[Illustration: Fig. 174.—PLAN OF SECOND FLOORS.]
[Illustration: Fig. 175.—PLAN OF ATTICS.]
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
C.
Carpenter’s Labor in Estimating, 185
Cellars Never too Large, 124
Chimneys, Separate, Joined at Top, 157
Circular Heads for Windows, 48
Closets, 113
Coal-lift, 166
Common Fault, too Near the Street, 50
Communication Cut Off, 144
Compact Outlines, 197
Concrete for Cellar Bottom, 218
Construction of Rear Lobby, 71
Contents, 4
Contiguous Houses, 233
Conventional Requirements in Dwellings, 63
Corner Store, 233
Corridor for General Use, 156
Cost in Detail of Windows and Doors, 119
Cupola, 194
D.
Deafening Division Walls, 231
Decay Caused by Moisture, 122
Depressing Effect of Horizontal Lines, 128
Designing, Difficulties in, 63
Developed Homestead, 40
Disconnected Verandas, 105
Dispensing with Carpets, 219
Distance from Street to Build, 142
Dormer-windows, Hooded, 129
Dormer-windows, Triangular, 129
Dormer-windows with Pediments and Columns, 221
Double Doors, 222
Double Front House, 115
Drudgery of Housework, 113
Durable Wash for Rough Work, 21
Dwelling may express Progressive Character, 10
E.
Earth-finish Against Foundations, 92
Economical Form of House, 98
Effect of Angles in Exterior, 17
Entire Story Under Supervision of Mistress, 160
Errors in Bracing, Reliable Angles, 79
Exterior Plastering, 25
F.
Facing Two Approaches, 209
Family Entrance with Private Stairs, 210
Fancied Necessity for Cornice Supports, 77
Farmers May Reduce Cost of Building, 158
Faults of Wood and Paper Linings, 16
Finishing the Rear, 148
Fireplace-heaters, 27
Five Houses on Four Lots, 64
Formula for Making Stearate of Lime, 42
Foundations in Sandy Ground, 69
Fountain, 204
Frame and Brick Sections, 201
Frame Cross-walls and Foundation, 231
Framing-in of Braces, 79
French-roof Style, 83
Frontage Eastward, 122
Frontage Southward, 154
Frontage Westward, 141
Front and Vestibule Doors, 222
Front Hall Dispensed with, 129
Furnace, 221
Furring-off Walls for Plastering, 114
G.
Gas in Isolated Dwellings, 225
Gas-pipes, 202
Good Taste in Building, 135
Grading, 132
Graining, 226
Grates and Registers, 216
Ground-plans Affecting Outside Dress, 225
Gutters, Old and New Methods, 31
H.
Half Stone Walls, 147
Hall, Contents not Exposed to St., 84
Halls, Windy and Cheerless, 192
Hard-wood Oiled, 219
Head-room Over Stairs Utilized, 66
Heater, Portable, 185
Heaters, Fireplace, How to Set, 194
High Foundations, 99
Hooded Compared with Mansard Style, 50
Houses Cheap as Lumber and Nails Can Make Them, 12
House for Dwelling, with Office, 134
Houses Set too Low, No Cure, 142
House-work Without Intrusion, 223
I.
Imitations, Objections to, 74
Importance of Good Roof, 13
Imposing Outlines, 233
Indestructible Covering, 175
J.
Jarring Prevented, 42
Job, Who Gets, 104
Joined, Separate Chimneys Over Arch, 157
Justice, in Painting, Last Opportunity, 74
K.
Keys to Circular Heads, 192
Kitchen, Isolated, 130
Kitchen, Pleasant, 94
Knot, Shellacked, 67
L.
Lamp-shelf, and Location of, 125
Lighting Lobby, 230
Lining-off Exterior Plastering, 25
Little Required to Build, 26
Location, Questions Involved, 141
Locker or Private Cellar, 160
Looking Like a Farm-house, 159
Low-down Grates, 165
Low-priced Plans, 22
M.
Mansard Roof, Significance, 206
Marble Mantels, 180
Marble Shelves, 194
Modern Buildings on Old Foundations, 205
Mortar for Plastering, 145
Mortar for Stone-work, 114
N.
New Modification of Mansard Roof, 128
Nine Doors in Small Hall, 172
Novelty Siding, 30
O.
Observatory, 233
Omissions, Reducing Cost, 170
One’s Dwelling an Indication of His Character, 10
Outside Plastering, 42
Overloaded Cornices, 77
P.
Painting; Object, When and How, 74
Parquet-flooring, 218
Parsonage, 180
Partitions in Cellar, 218
Paving Shed-floors, 126
Piazza, Change to Conservatory, 126
Piece-lumber Used Without Waste, 59
Plan Resembling a Double House, 101
Plant-windows, 112
Plastering, a Non-conductor of Sound, 16
Plastering Cellar Ceilings, 189
Plastering, Different Modes, 53
Plastering, Estimate in Detail, 139
Plumbing, Economical, 177
Plumbing, Estimate in Detail, 195
Plumbing, Specifications for, 237
Pointed Style for Rural Surroundings, 92
Porch Instead of Lobby, 18
Preface, 3
Providing Against Changing Vicissitudes, 10
Providing for Future Enlargements, 34
Q.
Qualified to Estimate, Who Should Be, 104
Quarried Stone, Used as Found, 149
Quarter-circle Stairs, 48
Quiet Corner, 160
R.
Radiator Utilizing Heat from Kitchen Fire, 19
Rafters Extending Downward, 133
Rake of Roof, 60
Rats and Mice Shut Out, 190
Reversing Plans, 23
Ribbed Glass, 213
Rolled Sheathing, 237
Roofing Materials foreign from Each Other, 207
Roof Ventilation, 85
Room for an Invalid Mother, 143
Rough Boards for Siding, 20
Rule for Projections, 139
S.
Satisfaction of Hanging Sash, and Cost, 28
Saving in Foundation, New Method, 35
Saving Time and Trouble, 27
School and Play-room, 224
Seeming Growth of the Earth, 143
Semi-dressed Stone, 78
Setting a Girder, 41
Shaky and Doubtful Foundations, 37
Sheathing and Felting, 192
Shingling, How Done, 30
Side Alley-way, 54
Side Openings in Chimney-tops, Solid Caps, 53
Siding on Sheathing-Boards, 218
Siding Upright with Battens, 96
Siding with Bevelled Clap-boards, 85
Sills Bedded in Mortar, 190
Simplicity of Cottage Life, 23
Size and Shape of Houses, 120
Sky-light, Scuttle, and Ventilator, combined, 60
Slate, best material for Roofing, 138
Slate, clipping corners of, 114
Sliding Doors, 198
Small Beginnings, 10
Southern House Requirements, 88
Space for Furniture and Wall Ornaments, 51
Space for Piano, 230
Speaking-tubes Saving Steps, 68
Spreading, in place of Stilted, Houses, 152
Squeaky Stairs, Effect, 103
Stairs Continuous to Attic, 224
Stair-Landing, near Center of House, 183
Stairs, Platform, 165
Stairs, Quarter Circle at Top, 48
Stairs, Quarter Circle, Midway their Hight, 182
Stairs to Tower, 224
Stearate of Lime, 25
Stone, Convenient Hight to Build, 150
Stone for Building, Random Dressed, 149
Stone Walls with Brick Angles, 162
Storm Doors, 41
Stucco Cornices and Centers, 219
Style determined by Roof, 49
Suggestions as to Balloon Framing, 73
Superintend’g Construction, Points, 145
Sweetening Cellars, 190
T.
Tanks secured from Frost, 95
Taste in Painting, 81
Temporary Cellar, 11
Tendency to Self-Destruction in Buildings, 191
Time allowed for Building, 217
Tinning, Raised Groove and Lock-Joint, 201
Tin, Single and Double Cross, 218
Tower and Attic, 108
Tower, Five Stories High, 221
Truss Heads for Cornices, 221
U.
Underpinning, 108
Unity in Design, 128
Unobstructed Hall, Stair Space, 210
Unsightly Out-buildings Obviated, 233
Unwholesome Vapors, 122
V.
Valleys and Gutters, 169
Ventilating Cellars, 125
Ventilation, 109
Ventilation Sewage, 151
Vertical Side Walls in Mansard Roof, 200
Vestibules, 198
Views and Principal Rooms—Rear, 171
Vines and Creepers for Decoration, 159
W.
Walks in Conservatories, 208
Walls and Chimneys interlaced, 139
Weight of Slate and Tin, 83
Well, How Constructed, 173
What Color to Paint, 75
Why Contractors Differ in Estimating, 104
Y.
Yards, Front and Rear, Fenced, 232
Yards of Carpet, 207
Year, Plumbing Warranted for a, 239
Z.
Zinc Ridge Plates, and Flashings, 138
* * * * *
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