Fig. 66.—PLAN OF CELLAR.
Fig. 67.—PLAN OF FIRST FLOOR.
Fig. 68.—PLAN OF SECOND FLOOR.
DESIGN XVII.
A HOUSE COSTING $2,200.
These plans are for a full two-story house, that will embrace the merits of the most economical form of construction (having a floor measurement of 24 × 28, nearly square), with symmetry of style, and containing a very commodious and convenient interior arrangement. The Elevation ([fig. 69]), has marked features of simplicity and refinement, with sufficient diversity of parts to give variety and grace, without pretentious display. We invariably recommend high foundations for houses of this character; of course a foot in hight at the bottom will add a foot to the hight of the whole, imparting a better appearance externally, and on account of the better ventilation thereby afforded to the cellar, adds greatly to the healthfulness of the interior of the whole house. Additional steps will be required to the stoops, but the cost of these are compensated by deductions in the excavation for the cellar, and stone steps to the area. The large porch and double doors, the bay and other windows, each distinctive in themselves, and adapted to their places, similar only in conformity of character, are so proportioned as to harmonize with each other with pleasing effect. The pediments of the roof are so arranged that each “face” of the building will have very nearly the same appearance of outline. The main cornice projects two feet beyond the frame-work of the house, and is supported by large trusses; all other cornices and window-caps have proportionate projections, insuring heavy shadows, giving relief and finish to the whole.... Cellar, ([fig. 70].)—Excavations for this cellar are made 2 feet 6 inches below the general surface of the ground. The Foundation-walls, Chimneys, Girder-supports, and rear Area-walls are built as described for [Design XII.], after which the earth is graded around, and up against the foundation, so as to give such slope as will turn the water away from the house and walks, leaving the foundation 4 feet above the final grade.... First Story, ([fig. 71].)—This story contains the principal hall, parlor, dining or living-room, kitchen, rear lobby, three closets, and private stairs. The principal Hall is entered from the front porch, through large double doors, is square (10 × 10 feet), and contains the principal stairs, which are built with a quarter circle and niche nearly in the center of their hight, as described in [Design XII.] This hall connects with the parlor through double doors; this will be found to give an impression of amplitude that would scarcely be expected in a house of this size. The Parlor has a large bay-window, finished with elliptical arch and ornamental corbels, and a marble mantle. The Dining-room is intended as the living-room of the family, and communicates with each room and hall of the first story; has a closet under the front stairs, and has a marble mantle. The Kitchen is provided with a large range, two closets, sink, with cold and hot water, and closet underneath, and communicates with the dining-room, lobby, and cellar stairway. The rear entrance to this story is through the lobby, which has two small windows. The private stairs are arranged to start from the rear lobby.... Second Story, ([fig. 72].)—The manner in which this story is divided into rooms very much resemble a “double” house, the hall being nearly in the center of the house, and the rooms at either side: contains hall, two stairways, six rooms, and five closets. The hall is 5 ft. 6 in. × 10 ft., and has seven doors leading from it to the different rooms and private stairway. Many persons require a “study”; the room directly above the principal hall is best adapted for such purpose, has a large closet, and is most convenient to the stairs. The door to this room should have ground glass upper panels, to admit light to the hall. The Bath-room is provided with French bath-tub, seat-closet, and wash-basin. The soil-pipe from this story will be concealed by passing down inside one of the kitchen closets. Marble shelves, resting on stucco trusses, are intended for each of the four principal rooms of this story.... General Details.—It is intended that all the work should be done in a workmanlike and substantial manner, of good materials, as indicated in the estimate. All the principal timber is framed together, and raised in the usual manner, and secured with hard-wood pins. The enclosing should be dressed, of thoroughly seasoned materials, and nailed with 10d. nails. The cornices are ornamented with bold panelled brackets and dentil courses. Each gable is provided with a circular ventilator. All roofs are covered with charcoal tin, laid on rough boards, and have gutters as described for [Design V.], at a cost of 10 cts. per running foot. The columns of the front porch are turned, and have ornamental caps and square pedestals. The stoop-rail is 5 inches wide, and the balusters are scroll-sawed, of 1½-inch pine plank. The trusses under the bay-window are large, scroll-sawed, and ornamental. The flooring should be thoroughly dried, close-laid, and double-nailed to each beam with 10d. nails. While laying the floor (having reached the center of the span of the beams), a row of cross-bridging should be put in, in a strong manner. In this way, the inequalities of the upper surfaces of the beams, which are always more or less sprung, will be brought into line by the flooring, and each piece of bridging will receive its relative proportion of the weight. The tarred paper is next inserted between the outside studding, in the manner described for [Design XI.], which is much cheaper than “brick-filling,” and for many reasons more desirable. The central partitions, that carry the principal weight, should be studded strongly of 4-inch materials, or wall-strips set edgeways. All closet, stair, and cross partitions may be set of 2-inch materials, or wall-strips set flatways. This latter method saves nearly one-half of the space taken by the partitions, which may be added to the size of the rooms, where it frequently happens that a few inches becomes a matter of importance. The second-story ceiling timbers are of wall-strips, put 12 inches from centers, and a flooring of rough boards is laid over a part, to make room for storage, etc. All sash are 1½ inches thick, and have second quality French glass in them, and are hung with iron weights. We think there is a good opportunity for improvement in the manufacture of window sashes, making them air-tight, and suggest inserting the necessary rubber strips near their edges, and especially in the lips of the check-rail—this would effectually shut out all drafts of air, and make the unsightly and impracticable “weather-strip” unnecessary. All stairs should have 1¼ strings and treads, and ⅞ risers, and should be so housed, glued, and keyed, as to make them solid; squeaky stairs are abominable, and even when assured of their safety, one feels an instinctive suspicion of danger, and will look for treachery in every part of the house. Black walnut panelled newel, moulded rail, and fluted balusters, are intended for the principal flight of stairs. Setting the niche is a part of the stair-builder’s work, and should always be included in his estimate for stairs of this character. The trimming of the hall, dining-room, and parlor, are of clear pine, the architraves are 8 inches wide, and “double-moulded,” with panelled back to each window. Base 7-inch and moulded. All other rooms have 5-inch “single trim,” with back moulding, and base to match. All doors panelled and moulded; all room-doors have mortise locks, and closet-doors have rim-locks, all with brass bolts and keys; knobs and escutcheons of porcelain, and all saddles are of hard-wood. All parts of this house that are usually painted should have two coats of paint of the best materials, and of such colors as shall suit the owner. All hard-wood, such as the stair-rail, bath-room finish, and saddles, should have two coats of linseed-oil.... Cost.—Contractors everywhere differ in their estimates for work of any kind. These differences are sometimes the result of some peculiar circumstance, but most generally they arise through some misapprehension of fact; either the plans are incomprehensible, or the description of them ambiguous, leading to a variety of interpretations, and consequently a variety of prices, some of which are too low, and some too high. The low man who usually proposes to do the best work, and the most of it, gets the job, and executes the work in accordance with his preconceived ideas, gets his money, and leaves the owner in possession of something he did not expect. No one can know the extent and character of the work better than the projector of them, who should be equally qualified to give exact estimates of quantities and cost of everything connected with their thorough development and execution, and thus truly fulfill his mission as the architect of the works. Cost is one of the most interesting features in any project, and no plan is hardly worth considering that does not comprehend in some way the expense of its execution. Builders and others interested in such plans, will appreciate the detailed estimates, as furnishing the key to the whole plan, supplying the needed information as to the real quality and character of the work.—Estimate:
