DESIGN I.

We here present a farm house of the simplest and most unpretending kind, suitable for a farm of twenty, fifty, or an hundred acres. Buildings somewhat in this style are not unfrequently seen in the New England States, and in New York; and the plan is in fact suggested, although not copied, from some farm houses which we have known there, with improvements and additions of our own.

[Ill.u.s.tration: FARM HOUSE. Pages 73-74.]

This house may be built either of stone, brick, or wood. The style is rather rustic than otherwise, and intended to be altogether plain, yet agreeable in outward appearance, and of quite convenient arrangement.

The body of this house is 4030 feet on the ground, and 12 feet high, to the plates for the roof; the lower rooms nine feet high; the roof intended for a pitch of 35--but, by an error in the drawing, made less--thus affording very tolerable chamber room in the roof story. The L, or rear projection, containing the wash-room and wood-house, juts out two feet from the side of the house to which it is attached, with posts 7 feet high above the floor of the main house; the pitch of the roof being the same. Beyond this is a building 3224 feet, with 10 feet posts, part.i.tioned off into a swill-room, piggery, workshop, and wagon-house, and a like roof with the others. A light, rustic porch, 128 feet, with lattice work, is placed on the front of the house, and another at the side door, over which vines, by way of drapery, may run; thus combining that sheltered, comfortable, and home-like expression so desirable in a rural dwelling. The chimney is carried out in three separate flues, sufficiently marked by the part.i.tions above the roof.

The windows are hooded, or sheltered, to protect them from the weather, and fitted with simple sliding sashes with 79 or 810 gla.s.s. Outer blinds may be added, if required; but it is usually better to have these _inside_, as they are no ornament to the outside of the building, are liable to be driven back and forth by the wind, even if fastenings are used, and in any event are little better than a continual annoyance.

[Ill.u.s.tration: GROUND PLAN.]

INTERIOR ARRANGEMENT.

The front door, over which is a single sash-light across, opens into a hall or entry 97 feet, from which a door opens on either side into a sitting-room and parlor, each 1615 feet, lighted by a double, plain window, at the ends, and a single two-sash window in front. Between the entrance door and stove, are in each room a small pantry or closet for dishes, or otherwise, as may be required. The chimney stands in the center of the house, with a separate flue for each front room, into which a thimble is inserted to receive the stovepipes by which they are warmed; and from the inner side of these rooms each has a door pa.s.sing to the kitchen, or chief living room. This last apartment is 2215 feet, with a broad fireplace containing a crane, hooks, and trammel, if required, and a s.p.a.cious family oven--affording those homely and primitive comforts still so dear to many of us who are not ready to concede that all the virtues of the present day are combined in a "perfection" cooking stove, and a "patent" heater; although there is a chance for these last, if they should be adopted into the peaceful atmosphere of this kitchen.

[Ill.u.s.tration: CHAMBER PLAN.]

On one side of the kitchen, in rear of the stairs, is a bedroom, 98 feet, with a window in one corner. Adjoining that, is a b.u.t.tery, dairy-room, or closet, 96 feet, also having a window. At the inner end of the stairway is the cellar pa.s.sage; at the outer end is the chamber pa.s.sage, landing above, in the highest part of the roof story. Opposite the chamber stairs is a door leading to the wash-room. Between the two windows, on the rear side of the kitchen, is a sink, with a waste pipe pa.s.sing out through the wall. At the further corner a door opens into a snug bedroom 98 feet, lighted by a window in rear; and adjoining this is a side entry leading from the end door, 96 feet in area; thus making every room in the house accessible at once from the kitchen, and giving the greatest possible convenience in both living and house-work.

The roof story is part.i.tioned into convenient-sized bedrooms; the ceiling running down the pitch of the roof to within two feet of the floor, unless they are cut short by inner part.i.tions, as they are in the largest chamber, to give closets. The open area in the center, at the head of the stairs, is lighted by a small gable window inserted in the roof, at the rear, and serves as a lumber room; or, if necessary, a bed may occupy a part of it.

In rear of the main dwelling is a building 4416 feet, occupied as a wash-room and wood-house. The wash-room floor is let down eight inches below the kitchen, and is 1614 feet, in area, lighted by a window on each side, with a chimney, in which is set a boiler, and fireplace, if desired, and a sink in the corner adjoining. This room is 7 feet in height. A door pa.s.ses from this wash-room into the wood-house, which is 3016 feet, open in front, with a water-closet in the further corner.

The cellar is 7 feet in height--and is the whole size of the house, laid with good stone wall, in lime mortar, with a flight of steps leading outside, in rear of the kitchen, and two or more sash-light windows at the ends. If not in a loose, gravelly, or sandy soil, the cellar should be kept dry by a drain leading out on to lower ground.

The building beyond, and adjoining the wood-house, contains a swill-house 1612 feet, with a window in one end; a chimney and boiler in one corner, with storage for swill barrels, grain, meal, potatoes, &c., for feeding the pigs, which are in the adjoining pen of same size, with feeding trough, place for sleeping, &c., and having a window in one end and a door in the rear, leading to a yard.

Adjoining these, in front, is a workshop and tool-house, 1610 feet, with a window at the end, and an entrance door near the wood house. In this is a joiner's work-bench, a chest of working tools, such as saw, hammer, augers, &c., &c., necessary for repairing implements, doing little rough jobs, or other wood work, &c., which every farmer ought to do for himself; and also storing his hoes, axes, shovels, hammers, and other small farm implements. In this room he will find abundant rainy-day employment in repairing his utensils of various kinds, making his beehives, hencoops, &c., &c. Next to this is the wagon-house, 1614 feet, with broad doors at the end, and harness pegs around the walls.

The posts of this building are 10 feet high; the rooms eight feet high, and a low chamber overhead for storing lumber, grain, and other articles, as may be required. Altogether, these several apartments make a very complete and desirable accommodation to a man with the property and occupation for which it is intended.

On one side and adjoining the house, should be the garden, the clothes-yard, and the bee-house, which last should always stand in full sight, and facing the most frequented room--say the kitchen--that they can be seen daily during the swarming season, as those performing household duties may keep them in view.

MISCELLANEOUS.

In regard to the surroundings, and approach to this dwelling, they should be treated under the suggestions already given on these subjects.

This is an exceedingly _snug_ tenement, and everything around and about it should be of the same character. No pretension or frippery whatever.

A neat garden, usefully, rather than ornamentally and profusely supplied; a moderate court-yard in front; free access to the end door, from the main every-day approach by vehicles--not on the highway, but on the farm road or lane--the business entrance, in fact; which should also lead to the barns and sheds beyond, not far distant. Every feature should wear a most domestic look, and breathe an air of repose and content. Trees should be near, but not so near as to cover the house.

A few shrubs of simple kind--some standing roses--a few climbing ones; a syringa, a lilac, a snow ball, and a little patch or two of flowers near the front porch, and the whole expression is given; just as one would wish to look upon as a simple, unpretending habitation.

It is not here proposed to give working plans, or estimates, to a nicety; or particular directions for building any design even, that we present. The material for construction best suited to the circ.u.mstances and locality of the proprietor must govern all those matters; and as good builders are in most cases at hand, who are competent to give estimates for the cost of any given plan, when the material for construction is once settled, the question of expense is readily fixed.

The same sized house, with the same accommodation, may be made to cost fifty to one hundred per cent. over an economical estimate, by the increased style, or manner of its finish; or it may be kept within bounds by a rigid adherence to the plan first adopted.

In western New York this house and attachments complete, the body of stone, the wood-house, wagon-house, &c., of wood, may be built and well finished in a plain way for $1,500. If built altogether of wood, with grooved and matched vertical boarding, and battens, the whole may be finished and painted for $800, to $1,200. For the lowest sum, the lumber and work would be of a rough kind, with a cheap wash to color it; but the latter amount would give good work, and a lasting coat of mineral paint both outside and within.

As a _tenant_ house on a farm of three, four, or even five hundred acres, where all who live in it are laborers in the field or household, this design may be most conveniently adopted. The family inhabiting it in winter may be well accommodated for sleeping under the main roof, while they can at all seasons take their meals, and be made comfortable in the several rooms. In the summer season, when a larger number of laborers are employed, the lofts of the carriage or wagon-house and work-shop may be occupied with beds, and thus a large share of the expense of house building for a very considerable farm be saved. Luxury is a quality more or less consulted by every one who builds for his _own_ occupation on a farm, or elsewhere; and the tendency in building is constantly to expand, to give a higher finish, and in fact, to over-build. Indeed, if we were to draw the balance, on our _old_ farms, between scantily-accommodated houses, and houses with needless room in them, the latter would preponderate. Not that these latter houses either are too good, or too convenient for the purpose for which they were built, but they have _too much_ room, and that room badly appropriated and arranged.

On a farm proper, the whole establishment is a _workshop_. The shop _out of doors_, we acknowledge, is not always _dry_, nor always warm; but it is exceedingly well aired and lighted, and a place where industrious people dearly love to labor. Within doors it is a work-shop too. There is always labor and occupation for the family, in the _general business_ of the farm; therefore but little room is wanted for either luxury or leisure, and the farm house should be fully occupied, with the exception, perhaps, of a single room on the main floor, (and that not a large one,) for some regular business purpose. All these accommodated, and the requirements of the house are ended. Owners of _rented_ farms should reflect, too, that expensive houses on their estates entail expensive repairs, and that continually. Many tenants are careless of highly-finished houses. Not early accustomed to them, they misappropriate, perhaps, the best rooms in the house, and pay little attention to the purposes for which the owner designed them, or to the _manner_ of using them. It is therefore a total waste of money to build a house on a tenant estate anything beyond the mere comfortable wants of the family occupying it, and to furnish the room necessary for the accommodation of the crops, stock, and farm furniture, in the barns and other out-buildings--all in a cheap, tidy, yet substantial way.

So, too, with the grounds for domestic purposes around the house. A kitchen garden, sufficient to grow the family vegetables--a few plain fruits--a _posey_ bed or two for the girls--and the story is told. Give a larger s.p.a.ce for these things--anything indeed, for elegance--and ten to one, the plow is introduced, a corn or potato patch is _set out_, field culture is adopted, and your choice grounds are torn up, defaced, and sacrificed to the commonest uses.

Notwithstanding these drawbacks, a cheerful, home-expression may be given, and should be given to the homestead, in the character and construction of the buildings, be they ever so rough and homely. We can call to mind many instances of primitive houses-_log_ cabins even--built when none better could be had, that presented a most comfortable and life-enjoying picture--residences once, indeed, of those who swayed "the applause of listening senates," but under the hands of taste, and a trifle of labor, made to look comfortable, happy, and sufficient. We confess, therefore, to a profound veneration, if not affection, for the humble farm house, as truly American in character; and which, with a moderate display of skill, may be made equal to the main purposes of life and enjoyment for all such as do not aspire to a high display, and who are content to make the most of moderate means.

DESIGN II.

This is the plan of a house and out-buildings based chiefly on one which we built of wood some years since on a farm of our own, and which, in its occupation, has proved to be one of exceeding convenience to the purposes intended. As a farm _business_ house, we have not known it excelled; nor in the ease and facility of doing up the house-work within it, do we know a better. It has a subdued, quiet, unpretending look; yet will accommodate a family of a dozen workmen, besides the females engaged in the household work, with perfect convenience; or if occupied by a farmer with but his own family around him, ample room is afforded them for a most comfortable mode of life, and sufficient for the requirements of a farm of two, to three or four hundred acres.

[Ill.u.s.tration: FARM HOUSE. Pages 85-86]

This house is, in the main body, 3622 feet, one and a half stories high, with a projection on the rear 3416 feet, for the kitchen and its offices; and a still further addition to that, of 2618 feet, for wash-room. The main body of the house is 14 feet high to the plates; the lower rooms are 9 feet high; the roof has a pitch of 35 from a horizontal line, giving partially-upright chambers in the main building, and _roof_ lodging rooms in the rear. The rear, or kitchen part, is one story high, with 10 feet posts, and such pitch of roof (which last runs at right angles to the main body, and laps on to the main roof,) as will carry the peak up to the same air line. This addition should retreat 6 inches from the line of the main building, on the side given in the design, and 18 inches on the rear. The rooms on this kitchen floor are 8 feet high, leaving one foot above the upper floor, under the roof, as a chamber garret, or lumber-room, as may be required. Beyond this, in the rear, is the other extension spoken of, with posts 9 feet high, for a b.u.t.tery, closet, or dairy, or all three combined, and a wash-room; the floor of which is on a level with the last, and the roof running in the same direction, and of the same pitch. In front of this wash-room, where not covered by the wood-house, is an open porch, 8 feet wide and 10 feet long, the roof of which runs out at a less angle than the others--say 30 from a horizontal line. Attached to this is the wood-house, running off by way of L, at right angles, 3616 feet, of same height as the wash-room.

Adjoining the wood-house, on the same front line, is a building 5020 feet, with 12 feet posts, occupied as a workshop, wagon-house, stable, and store-room, with a lean-to on the last of 1510 feet, for a piggery.

The several rooms in this building are 8 feet high, affording a good lumber room over the workshop, and hay storage over the wagon-house and stable. Over the wagon-house is a gable, with a blind window swinging on hinges, for receiving hay, thus relieving the long, uniform line of roof, and affording ample accommodation on each side to a pigeon-house or dovecote, if required.

The style of this establishment is of plain Italian, or bracketed, and may be equally applied to stone, brick, or wood. The roofs are broad, and protect the walls by their full projection over them, 2 feet. The small gable in the front roof of the main dwelling relieves it of its otherwise straight uniformity, and affords a high door-window opening on to the deck of the veranda, which latter should be 8 or 10 feet in width. The shallow windows, also, over the wings of the veranda give it a more cheerful expression. The lower _end_ windows of this part of the house are hooded, or sheltered by a cheap roof, which gives them a snug and most comfortable appearance. The veranda may appear more ornamental than the plain character of the house requires; but any superfluous work upon it may be omitted, and the style of finish conformed to the other.

The veranda roof is flatter than that of the house, but it may be made perfectly tight by closer shingling, and paint; while the deck or platform in the centre may be roofed with zinc, or tin, and a coat of sanded paint laid upon it. The front chimney is plain, yet in keeping with the general style of the house, and may be made of ordinary bricks.

The two parts of the chimney, as they appear in the front rooms, are drawn together as they pa.s.s through the chamber above, and become one at the roof. The kitchen chimneys pa.s.s up through the peaks of their respective roofs, and should be in like character with the other.

[Ill.u.s.tration: CHAMBER PLAN. GROUND PLAN.]

INTERIOR ARRANGEMENT.

The front door of this house opens into a small entry or hall, 96 feet, which is lighted by a low sash of gla.s.s over the front door. A door leads into a room on each side; and at the inner end of the hall is a recess between the two chimneys of the opposite rooms, in which may be placed a table or broad shelf to receive hats and coats. On the left is a parlor 2215 feet, lighted on one side by a double window, and in front by a single plain one. The fireplace is centrally placed on one side of the room, in the middle of the house. On one side of the fireplace is a closet, three feet deep, with shelves, and another closet at the inner end of the room, near the kitchen door; or this closet may be dispensed with for the use of this parlor, and given up to enlarge the closet which is attached to the bedroom. Another door opens directly into the kitchen. This parlor is 9 feet high between joints. The sitting-room is opposite to the parlor, 1915 feet, and lighted and closeted in nearly the same manner, as will be seen by referring to the floor plan.

The kitchen is the grand room of this house. It is 2416 feet in area, having an ample fireplace, with its hooks and trammels, and a s.p.a.cious oven by its side. It is lighted by a double window at one end, and a single window near the fireplace. At one end of this kitchen is a most comfortable and commodious family bedroom, 1310 feet, with a large closet in one corner, and lighted by a window in the side. Two windows may be inserted if wanted. A pa.s.sage leads by the side of the oven to a sink-room, or recess, behind the chimney, with shelves to dry dishes on, and lighted by the half of a double window, which accommodates with its other half the dairy, or closet adjoining. A door also opens from this recess into the closet and dairy, furnished with broad shelves, that part of which, next the kitchen, is used for dishes, cold meat and bread cupboards, &c.; while the part of it adjoining the window beyond, is used for milk. This room is 146 feet, besides the L running up next to the kitchen, of 64 feet. From the kitchen also opens a closet into the front part of the house for any purpose needed. This adjoins the parlor, and sitting-room, closets. In the pa.s.sage to the sitting-room also opens the stairway leading to the chambers, and beneath, at the other end of it, next the outside wall, is a flight leading down cellar. The cellar is excavated under the whole house, being 3622, and 3416 feet, with gla.s.s windows, one light deep by four wide, of 810 gla.s.s; and an outer door, and flight of steps outside, under either the sitting-room or kitchen windows, as may be most convenient. A door opens, also, from the kitchen, into a pa.s.sage 4 feet wide and 12 feet long leading to the wash-room, 1816 feet, and by an outside door, through this pa.s.sage to the porch. In this pa.s.sage may be a small window to give it light.

In the wash-room are two windows. A chimney at the far end accommodates a boiler or two, and a fireplace, if required. A sink stands adjoining the chimney. A flight of stairs, leading to a garret over head on one side, and to the kitchen chamber on the other, stands next the dairy, into which last a door also leads. In this wash-room may be located the cooking stove in warm weather, leaving the main kitchen for a family and eating room. A door also leads from the wash-room into the wood-house.

The wood-house stands lower than the floor of the wash-room, from which it falls, by steps. This is large, because a plentiful store of wood is needed for a dwelling of this character. If the room be not all wanted for such purpose, a part of it may devoted to other necessary uses, there seldom being too much shelter of this kind on a farm; through the rear wall of this wood-house leads a door into the garden, or clothes-yard, as the case may be; and at its extreme angle is a water closet, 64 feet, by way of lean-to, with a hipped roof, 8 feet high, running off from both the wood-house and workshop. This water-closet is lighted by a sliding sash window.

On to the wood-house, in a continuous front line, joins the workshop, an indispensable appendage to farm convenience. This has a flight of stairs leading to the lumber-room above. For the furnishing of this apartment, see description of Design I. Next to the work-house is the wagon and tool-house, above which is the hay loft, also spread over the stable adjoining; in which last are stalls for a pair of horses, which may be required for uses other than the main labors of the farm--to run to market, carry the family to church, or elsewhere. A pair of horses for such purposes should always be kept near the house. The horse-stalls occupy a s.p.a.ce of 1012 feet, with racks and feeding boxes. The plans of these will be described hereafter. The door leading out from these stalls is 5 feet wide, and faces the part.i.tion, so that each horse may be led out or in at an easy angle from them. Beyond the stalls is a pa.s.sage 4 feet wide, leading to a store-room or area, from which a flight of rough stairs leads to the hay loft above. Beyond this room, in which is the oat bin for the horses, is a small piggery, for the convenience of a pig or two, which are always required to consume the daily wash and offal of the house; and not for the general _pork_ stock of the farm; which, on one of this size, may be expected to require more commodious quarters.

The chamber plan of this house is commodious, furnishing one large room and three smaller ones. The small chamber leading to the deck over the porch, may, or may not be occupied as a sleeping room. The small one near the stairs may contain a single bed, or be occupied as a large clothes-closet. Through this, a door leads into the kitchen chamber, which may serve as one, or more laborers' bed-chambers. They may be lighted by one or more windows in the rear gable.

If more convenient to the family, the parlor and sitting-room, already described, may change their occupation, and one subst.i.tuted for the other.

The main business approach to this house should be by a lane, or farm road opening on the side next the stable and wagon-house. The yard, in front of these last named buildings, should be separated from the lawn, or front door-yard of the dwelling. The establishment should stand some distance back from the traveled highway, and be decorated with such trees, shrubbery, and cultivation, as the taste of the owner may direct.

No _general_ rules or directions can be applicable to this design beyond what have already been given; and the subject must be treated as circ.u.mstances may suggest. The unfrequented side of the house should, however, be flanked with a garden, either ornamental, or fruit and vegetable; as buildings of this character ought to command a corresponding share of attention with the grounds by which they are surrounded.

This house will appear equally well built of wood, brick, or stone. Its cost, according to materials, or finish, may be $1,000 or $1,500. The out-buildings attached, will add $400 to $600, with the same conditions as to finish; but the whole may be substantially and well built of either stone, brick, or wood, where each may be had at equal convenience, for $2,000 in the interior of New York. Of course, it is intended to do all the work plain, and in character for the occupation to which it is intended.