Residential building

“ I am in favor, therefore, of those plans of house-building which have wide central spaces, whether halls or courts, into which all the rooms open, and which necessarily preserve a body of fresh air for the use of them all. In hot climates this is the object of the central court which cuts into the body of the house, with its fountain and flowers, and its galleries, into which the various apartments open. When people are restricted for space, and cannot afford to give up wide central portions of the house for the mere purposes of passage, this central hall can be made a pleasant sitting-room. ”

“ The entire building should be equipped with shades, screens, ash and garbage cans. Each apartment should be provided with separate and complete bath room equipment. Playground, and if possible, a small additional park, should be provided adjacent to the building for the exclusive use of the tenants. ”

“ The Main Building had originally been a handsome old dwelling house, whose spacious rooms were now used as parlors, library, offices and teachers' rooms. There were wide, beautiful porches in front and back, and massive stone steps, ending in great stone urns overflowing with bright flowers at the foot of each flight. ”

“ This was a vast pile of building, that would make five moderate-sized dwelling-houses, one in the roof, and the other four in the habitable portion of the edifice. A general air of ramshackledness pervaded the exterior, while the interior presented an effect of interminable ranges of white-washed walls, divided off into numberless apartments of various sizes, from a saloon on the piano nobile, or principal floor, measuring more than forty feet long, to small square attic rooms that were little more than cupboards. But this attic story was not all composed of chambers thus dimensioned. ”

“ This amplification of the backyard—the dignity afforded it by an independent gateway upon a street of its own, the pair of doors with a transom opening into it from the staircase hall recessed by the rounded corner of the back building, and the disposition of the back building itself, all present dazzling opportunities to the architect not only for effects but for comfort and convenience. The mezzanine dining-room with windows upon two sides has unlimited possibilities which they seem never to have fully grasped or appreciated in Philadelphia. ”

“ All new houses are monolithic and must be built from plans approved by the General Council of Architects. The law requires, under heavy penalties, that every building shall have a liberal and specified window-area, and be properly warmed and ventilated. ”

“ In the spacious halls of opulent companies, which showed but an old-fashioned porch in a narrow quiet lane, but which presented to those who were permitted to enter their portals a superb range of apartments teeming, mayhap, with old furniture and valuable pictures, and doubtless giving on a quiet garden, worth no one knows what a square foot for building purposes, but preserved from the ravages of the builder, merely to gladden the eyes of the plump City sparrows, and of the master, the wardens, and the clerk of these most worshipful corporations. ”

“ Thus, with the bedroom floor, architect and owner have before them a problem demanding skillful contriving to devise locations for these two essentials.
When dismembering starts, the man doing it and the building contractor, unless by a happy circumstance he is one and the same person, must work together closely. The first thing is to remove doors, window sash, and as much of the interior trim as possible, along with all the hardware. Numbered and marked, these are stored in some dry shed or barn. ”

“ Our host lives in a triangular stone-paved courtyard tucked off from the thoroughfare but with the rattle of the elevated railway close at hand. The building is of decent brick, three stories in height, and it exhibits to the courtyard a row of identical doorsteps. The entrance to the courtyard is a swinging shutter between buildings facing on the street, and it might seem a mystery—like the apple in the dumpling—how the building inside squeezed through so narrow an entrance. Yet here it is, with a rubber plant in one corner and a trellis for imaginary vines in the other. ”

“ The houses in Meeting-street and the back part of the town, are in general lofty and extensive, and are separated from each other by small gardens or yards, in which are the kitchens and out-offices. Almost every house is furnished with balconies and verandas, some of which occupy the whole side of the building, from top to bottom, having a gallery for each floor. ”

“ The local building genius repainted the aged house after bay window and gingerbread had been stripped from its otherwise dignified facade; replaced broken slates on the roof, mended the great fat chimneys, matched the traces of pale bluish-green that remained on the window shutters, filled in the sashes with small, square panes, instituted modern plumbing, drainage, sewage, and electric lights—all of which was emergency work and not too difficult as the city improvements had now been extended as far as the village a mile to the eastward. ”

“ By means of ante-chambers and porches, in form of long, low galleries, with their openings turned to leeward, warmth is insured in the interior; and social intercourse is promoted by building the houses contiguously, and cutting doors of communication between them, or by erecting covered passages. Storehouses, kitchens and other accessory buildings, may be constructed in the same manner, and a degree of convenience gained which would be attempted in vain with a less plastic material. ”

“ The private apartments are commonly separate from what we should call the ‘keeping room,’ and have a separate entrance, if under the same roof; it is, however, very common to allot some detached building, having a compound divided off, and perfectly sequestered from the other accommodations, set apart for the zenanah, or female part of the family. ”

“ It may be an objection in the minds of some persons to the various plans here submitted, that we have connected the out-buildings immediately with the offices of the dwelling itself. We are well aware that such is not always usual; but many years observation have convinced us, that in their use and occupation, such connection is altogether the most convenient and economical. The only drawback is in the case of fire; which, if it occur in any one building, the whole establishment is liable to be consumed. ”

“ There is no doubt that where dwellings must be built compactly in "blocks," as we call them, the "flat" arrangement, each tenement being complete on one floor, is the cheapest and best. Even the fourth story in such a building is preferable to a house of eight or ten rooms, two on each floor. But this does not concern you, unless you have a few thousands to invest in tenement-houses. In the right place I like an old-fashioned one-story house, but most people have a prejudice against anything so unpretending. ”

“ The mansion-house, or, according to local phraseology, the great house, is placed on a rising ground, and judiciously overlooks the works, which are extensive, and in the most complete repair; the mill is turned by a well-supplied water-wheel, and the boiling-house contains a double and single set of coppers. The overseer’s house and offices, the hospital, and a building for the negro children, are severally large, and well adapted for their purposes. ”

“ There are housing-schemes good and bad, but most people who understand architecture and who are prepared to wait a few years, till hedges and trees have given these simple buildings their proper setting, consider that the new houses generally represent an advance on anything done hitherto. Simplicity in building is, within limits, a virtue, especially in the country.
[77] The design of these houses was entrusted to architects to an extent never approached previously ”

“ Every apartment has cheerful, sunny rooms, with two or three exposures; the rooms are never more than two deep, the apartments extending through the building, giving thus to all rooms, cross-ventilation; and a large number of the bedrooms are corner rooms. Living rooms and dining rooms are separate from the bedrooms, and the kitchen is also isolated ”

“ Two large, square rooms open on either side of the hallway, and the arrangement of the interior is on the exact lines followed in Southern manor-houses, a wing being introduced on either side of the main building. One of these is used for kitchen and servants' quarters; the opposite wing, connected with the house proper by a covered passageway, is used as a carriage-house and harness-room. This gives the house interesting and unusual proportions. ”

“ The first thing to be required of a building—not, observe, the highest thing, but the first thing—is that it shall answer its purposes completely, permanently, and at the smallest expense. If it is a house, it should be just of the size convenient for its owner, containing exactly the kind and number of rooms that he wants, with exactly the number of windows he wants, put in the places that he wants. ”

“ The instinct for good building which is the gift of the whole of America makes each house distinctive. There is never the hint of slum ugliness or slum congestion about them. The houses merely differ from the houses of the better-to-do in size, but, though they are smaller, they have the same pleasant features, neat colonial-style architecture, broad porches, unrailed lawns, and the rest. Inside they have central heating, electric light (the Niagara hydro-power makes lighting ridiculously cheap) , baths, hardwood floors, and the other labour-saving devices of modern construction. ”

“ A superficial view of building is one. The masons are scarcely noticed before the foundation-walls are laid; the walls shoot up in a single day; the roof spreads its saving shelter as easily as though it were a huge umbrella; the windows open their eyes in new-born wonder; the chimneys breathe the blue breath of home life out into the world; the painter touches the clapboards with his magic wand; and, with one accord, all men cry out, and especially all women, "Wal, I do declare! That air house goes up in a hurry, don't it? Guess there hain't much but green lumber gone into that. ”

“ These disadvantages could not but make the Association quite early decide that the one thing above all others needed was a new building with suites of rooms, where families could have the comforts and privacy of homes, which with a large kitchen, bakery, dining rooms, parlors, etc., would make a "unitary dwelling"; approximating to an apartment house of more modern days in many of its details, and improving on it as regards unitary cooking, dining and social conveniences. ”

“ They are like fifteenth-century houses which have been continuously occupied by a succession of enterprising but short-sighted and close-fisted owners, and which have now been, with the very slightest use of lath-and-plaster partitions and geyser hot-water apparatus, converted into modern residential flats. ”

“ The ends were screened off by wooden partitions, the kitchen at one side, the private apartments at the other. The Hall was used as a dining-room and sitting-room, and the household would sleep there, both tables and beds being movable. Later, the tendency arose to have separate apartments for different purposes, and the number of rooms in a house multiplied. In modern planning strict privacy is essential, and each room must be accessible from the halls and stairways. As soon as a room becomes a mere passage to another, it loses its chief value. ”

“ At both ends, for a distance of some two hundred feet from the point of juncture with the main building, the walls are entirely leveled, but enough remains to show the dimensions of each apartment. Twenty yards from the south end of the building are the ruins of a great circular room fifty feet in diameter, with some portions of its interior wall in such preservation that its character is readily discernible. ”

“ The apartment-house contains a public kitchen, steam-heating, ventilating and electric-lighting isolated plants, fuel-cellar, laundry, café, billiard-room, gentlemen’s smoking-room, ladies’ parlor, small public dining-rooms, and eighty suites, averaging five rooms, a bath-room and closets in each, and with a trunk or storage-room in the basement for each suite; four elevators and four fireproof staircases of iron and marble enclosed in brick walls from basement to roof. ”

“ Thus the eighty families, by uniting their eighty homes in one coöperative apartment, save 156 staircases consisting of seventy-six front and eighty back staircases, seventy-eight furnaces, seventy-nine laundries, etc., and nearly all the space they occupy, and the land, foundation and roof they represent. ”

“ Such a building does not need to be plastered, but can be made warm enough by an inside covering of burlap, heavy builders' paper, or composition board. Tar paper laid over solid sheeting makes a roof that will last for two or three years. For such a shack draw the plans yourself. All you really need is a living room, bedroom, and kitchen.
A cheap and effective water supply can be gotten from a driven well, which in most places costs about one dollar per foot. Have it where the kitchen is to be, so that the water can be pumped into a barrel or other tank over the stove. ”

“ Think how much more beautiful city architecture will now be! The houses, instead of being built round a square, could be set in the middle of it, with only an alleyway for ventilation, and grasses, trees, and flowers all about the outside. Every tenth block would contain the kitchen and laundry and clothing-house ”

“ So far as more room and modern comforts are concerned, an architect or builder knowing his old Nantucket can usually plan to provide them in “doing over” an old house and still not harm its exterior. But all hope is lost if the roof lines are spoiled by large shed-roof dormers or a dormer room, and only less disfiguring are large “sun parlors,” piazzas, exterior chimneys, or flat roofed ells or projections, built where visible from the front. ”