A $2,500 CALIFORNIA HOUSE.
California can justly boast of a larger number of pretty places and picturesque localities in which to erect residences of moderate cost than can be found in any other State in the Union. The beautiful town of Alameda, covering, as it does, a large extent of ground, embracing several square miles, may be regarded as a paradise for those who wish a quiet retreat, away from the din and confusion of the city, and yet be in close connection with the great mart. Nearly every portion of the town is covered with a natural growth of oak trees. Nor does this growth stop at this point. For a long distance to the north the ground is covered by the beautiful trees from which the neighboring city of Oakland derives its name.
Extremes meet in architecture as well as other matters. Some æsthetic persons have sought to copy the humble abode of the laborer in the external view of a dwelling, while the internal arrangements and fittings rival those of Aladdin’s palace. Others seek to have the outside present to the eye a conglomeration of whimsical ideas, while they have not deigned to cover the floors with a carpet, nor have a door between any of the rooms or halls, excepting those connecting with the outer world.
Much benefit has been derived from these whimsical erections, and it is only by much study and close application to the fancies of their clients that architects have been enabled to prepare the beautiful bijou plans, a good representation of which is given in this issue. In justice to the architectural profession, we must say that no portion of their practice has been so usefully bestowed as that which has been bestowed upon the production of plans for such homes, a full plan of which accompanies this article.
A CALIFORNIA HOUSE FOR $2,500.
The elevation, as shown, is a model of neatness and economy. At once attractive in appearance and substantial in all its surroundings, it does away with all those horrible idiosyncrasies and bugbears of the Elizabethan and Queen Anne styles. There are no small windows to cause the one who cleans them to utter a whole vocabulary of cuss words at the architect who made so many corners to dig out. There is no part of California but what needs all the sunshine that was intended to enter a room, and the large windows shown allow the heat and light to make glad the hearts of the dwellers therein. Even with the thermometer at 100 degrees and over in the shade at noontime, still, when evening comes, the cool winds that invariably bless the sleep of those who are tired from their daily toil has easy ingress from these same large windows. And in winter, from the absence of snow in all of our beautiful valleys, the same windows are a source of joy and comfort for the occupants to observe the driving rains, or admit the blessed sunshine as it pierces through the wintry clouds.
Great care should be exercised in painting the exterior. The colors selected should be a happy blending of light and dark shades. They should be graded from rich, heavy grades at the bottom to the lighter tones at the gable peaks, preserving, through the intermediate section, a consistent harmony. The roof may be of dark slate color. The trimmings may be colored with a combination of blue, black, and Indian red. The body of the house may be varied to suit the above. It must be distinctly borne in mind that all buildings of the same class cannot be treated alike. Trees have a wonderful effect on colors used, and the main study of the painter and owner should be that the salient points of form and detail be enhanced by the proper selection of the various colors. By all means, if you are building a home for yourself, take the good wife into your confidence, and let her judgment be given on the various colors to be used.
PLAN OF $2,500 CALIFORNIA HOUSE.
SECTION OF DOOR JAMBS AND INSIDE FINISH.
A CALIFORNIA HOUSE FOR $2,500.
ROOF PLAN.
SECTION & ELEVATION OF SIDE PORCH AND RAILING.
The arrangement of the rooms, as shown by the plan, is very desirable for any one with a small family. A feature is made of the entrance way. From the hall, one can pass either to the parlor or dining room, the latter being the general sitting room. The parlor is large—13 × 17 feet in size. It has a fireplace, as shown. A cornice is also designated. Sliding doors connect this room with the dining room, the size of the latter being 12 × 17¾ feet. A cornice and fireplace are also shown. In case of company or family gathering, the two rooms will be practically one. The porch shown in front will be very handy for the gentlemen who smoke, or, on warm days the ladies can use the same for sewing purposes, sheltered, as the plans show, by the roof overhead.
You pass from this room into a hall, from which you can enter all the rest of the rooms. The main chamber is 12 feet 6 inches by 16 feet 6 inches, besides a large bay window, having four windows for light and air. There is also a cornice in this room, and a place for a stove to connect with parlor chimney. There is a very large closet, and also wash room, which is well lighted and ventilated. Passing along the hall, we next come to a large linen closet. This will be found very serviceable for the storage of the linen in daily use. Then comes a large chamber, 11 feet 6 inches by 12 feet. No cornice is shown. Should a fire be needed in this room, a patent flue could be placed therein, starting from near the ceiling. A large closet is also connected with this room. At the end of the hall is the bath room, 6 feet 3 inches by 9 feet 6 inches. A wash bowl and water closet are shown. The window, being directly over the tub, assures perfect ventilation.
On opposite side of hall from bath room is a room designated as breakfast room, in size 10 × 11 feet, with two windows. This can be used as a bed room, should the dining room suffice for the needs of the occupants of the house. This room is very convenient, as it can be reached by three different ways. The next room is the kitchen, in size 10 × 13 feet, with plenty of light and ample means of ventilation. The place for the stove pipe is indicated by the dotted lines leading to the dining room chimney. Should it be found more desirable to have the stove in a different position from that indicated, a patent flue can be put in, starting near the ceiling. A large pass closet, amply fitted with drawers and shelves, connects with the dining room. There is also a large pantry fitted up with bins, etc.
A stairway is shown, near breakfast room, leading to the attic. No plan is given of the latter, as the space can be divided according to the individual tastes of the parties building. The rear hall is 3 feet 6 inches wide.
The whole plan is very compact, and will bear careful study. The detail drawings, as shown, will give an adequate idea of the various finishes. Each one is distinctly marked.
We append a general set of specifications to aid those who may see fit to adopt the design. Should any one want a complete set, we can forward them a printed copy.
SPECIFICATIONS.
Excavations.—All rock, dirt, etc., to be cleared away from site of the building. Trenches for walls and piers to be extended down to firm and solid ground. The bank to be dug well away from the walls, and the same to be left open until the walls are well set and dry.
Drains.—To be of ironstone pipe, with cemented joints. The fall to be not less than one‐fourth inch to one foot. No drains to be less than sixteen inches from surface of ground.
Brick Work.—Hard, well burned brick to be used throughout. All brick walls to be made level and straight to the proper and exact height, and to a true line from one end to the other, even to the splitting of a brick where necessary. Piers 12 × 12 inches. Turn trimmer arches for the support of all hearths at the time chimneys are built. All sills to be set in mortar after walls are proper height.
Size of Timbers, etc.—Main sills, 6 × 8 inches; plates, 2 × 4; studs, 2 × 4; underpinning, 4 × 6; joists, 2 × 10; ceiling joists, 2 × 4; rafters, 2 × 4; bridging, 2 × 3 and 2 × 4. Studs and joists spaced 16 inches from center; rafters, 2 feet 8 inches from center; underpinning 2 feet 8 inches from center. All timber below main sills to be of redwood.
Roof to be sheathed with 1 × 6 Oregon pine, well nailed to every rafter. Gutters arranged so as to carry off water wherever directed.
Rustic.—All laps and butt joints to be painted before being nailed in position. Butt joints to have a 3 × 11 inch piece of tin to keep out water.
Outside Steps to be built upon strong stringers, inch risers of redwood, and two inch treads of Oregon pine, with nosing and scotia. The recess to front hall will be floored six inches below main floor, with three inch Oregon pine, put together with white lead.
Floors.—Oregon pine, tongued and grooved, 4 inches wide, to be used throughout the house. One tongue nail and one through nail to be driven in each piece at each nailing.
Grounds to be of ¾ in. Oregon pine at all openings.
No inside finish to be put on until the last coat of plastering is on.
Face casings to be 6 inches wide and 1¼ inches thick, with suitable plinths.
Sash beads to be fastened on with raised head screws.
All interior work to be hand‐smoothed and sand‐papered.
All carved or planted‐on work to be primed before putting up.
Bases in all rooms to be 10 inches wide, with 2 inch moulding.
Wainscoting.—Rear hall, kitchen, and breakfast room to be wainscoted 3 feet high, and capped with nosing and scotia. Bath room, 6 feet high all around.
Pantry and Pass Closet to be fitted up with shelves and hooks complete, and bins and drawers as shown.
Lathing.—Good sound lath to be used, laid on not less than ⅜ of an inch apart. Joints broken over 8 laths. No lath to be put on vertically, to finish out to corners or angles; neither must there be any lath run through angles and behind studding from one room to another. All angles to be formed and nailed solid by carpenter before laths are put on.
Plastering.—All walls, partitions, and ceilings to be plastered one coat of well haired mortar, made of best lime and clean, sharp sand, free from loam and salt, using best cattle hair. To be made at least eight days before using.
Brown coat to be covered with a good coat of best white hard finish. All plastering to extend to the floor. Center pieces where designated on plans.
Painting.—All interior wood work to have three coats of best white lead, in such tints as may be approved by the owner. Kitchen floor to be oiled two coats.
Gas Pipes to be introduced so as to give the number of lights shown on plan.
Plumbing.—Water pipes to be of galvanized iron ¾ inch diameter. No ½ inch pipe to be used. A 40 gallon galvanized iron boiler, with necessary connections, to be placed in the kitchen. Sink to be of size shown by drawing, to have 2 inch iron water pipe and a Garland trap; 3½ inch brass strainer; back of sink to be lined with zinc. Slop hoppers to be placed as shown. Wash basins to be located as per plan, and to have all necessary hot and cold water connections. Water from all basins to discharge into an open slop hopper outside. Bath tub to be lined with No. 12 zinc, to have a 1¼ inch waste, with Garland trap. All necessary fixtures for bath tub to be placed in proper position. The water closet to be Budde’s patent. Place safe trays under all sinks, bath tub, wash basins, water closets, etc., with 2 inch turned‐up edges, well nailed to wood work. Three‐fourths inch wastes. All waste or soil pipes to be connected with the sewer, and extend the same above basins, sinks, bath tub, water closets, etc., out through the roof.
Generally.—Drawings and specifications are intended to correspond, and to be illustrative the one of the other. All drawings to be furnished by the architect. Details to be given from time to time as the work progresses. Should the necessity arise that any change or changes be made from the original design, the owner shall have the right so to do without invalidating the contract, adding to or deducting from the contract price the agreed sum of any change made.
COST.
The above specifications are given as a general index of the work. No accurate estimate can be given from them of the cost of the house. Quality and price of hardware, etc., have been omitted, leaving same to the pocket books of intending builders. As shown, with finishes indicated by the details given, the house can be erected at a cost of about $2,500. Of course this figure can be changed considerably. Using the best of materials, etc., the price should be given at $3,000, at which sum a truly cozy home can be obtained by those seeking a permanent dwelling place.—California Architect.