Show THE EVOLUTION OF I THE SKYSCRAPER Continued from Preceding P Page land i a portion porton ot of It I will be he Idle itle and without earning power In older communities t where there herp here office accommodations in modern fireproof structures are arc plentiful the ten tendency I Is to make the tho building Investment equal to the land Investment nt but in rapId rapidly I growing western cities cHles where cx existing si office accommodations arc are chien chiefly In hadl badly lighted non fireproof buildings s the building Investment ma mn may be safely double the tho land Investment without transgressing the limits of or conse conservatism am Having reached a conclusion as to the le proposition th the cost coat of tho the building should bear to tho the value of ot the land tho the matter of funds available for tor in inVestment investment In in- vestment becomes a controlling factor Should these these be bo Insufficient to Improve adequately the whole site RIe It IB is 11 better betterto beter to pl place ee part of ot tho the ground In a well well- wel- wel balanced Investment than tItan to Involve e it all ni In a t project which will wl not on the face tace of or It show a a. reasonable return Laying Out the Building The The next step Is to make mak a rough layout of ot the contemplated building platting the ground floor foor and a typical upper tipper floor loor and and assigning estimated rental figures to each sub sub Tho estimated gross Income can thus thu be bo ar arrived arrived ar- ar rived at and an estimated cost based on the cubic contents From the estimated estimated esti esti- est est- mated matec gross ross Income Is deducted first a percent percentage ge to cover loss of oC rentals of ot unoccupied offices cost of collection etc and then a a further sum representing represent represent- enting ent- ent ing lag the cost of ot light heat water elevator elevator ele ele- vator service Janitor Janior service chan changes es In doors partitions etc to suit tenants tenants tenants ten ten- ants and current curent repairs These expenses vary more or less di directly directly dl- dl 1 with wih the amount of occupied occupied occupied pied b by tenants tenant and can be bc estimated b by multiplying the square feet of ot floor toor space to be occupied excluding corridors corn corri dora dors dols stair and elevator wells wels etc by bya a factor ba based ed upon the known ex expenses expenses ex- ex of existing buildings s. s These two sums together make mako up the operating expense The fixed charges consist of ot taxes insurance and Interest on bonds if It an any The estimated net Income in income income In- In come Is arrived at by deducting the operating expense and the fixed charges from the gross Income and If It sufficiently attractive the project proceeds proceeds pro pro- to the next step which Is the actual planning of ot the building Tho The keno keynote e of ot successful planning Is the enclosure of or anI only such sueh space a as can be profitably rented with the minimum minimum minimum mini mini- mum of ot space necessary for tor corridors and accessories accessories This Implies wide vIde light courts and shallow halow rooms Space In a a building at a distance from the windows In the tho exterior wall wal Is not net well wel lighted and consequently consequent ha has littie little lit lit- lt- lt tie tle te or no renting nIue value yet et it I costs as much to enclose with wih building structure structure structure ture a as the well lighted wel space near tho the windows Tho most profitable arrangement arrango- arrango ment of ot the upper floors Coors the location of ot the elevators and the placing of ot the major sub-divisions sub on the ground I floor are the factors controlling the plan of tho the building The treatment or ot the exterior and of ot tho the interior Is dependent upon th the tho cla class s of ot tenants expected and what hat the they are willing to pa pay for tor In the then n way of decoration The tendency tod today however ho er Is to strive for tor a thoroughly hh graceful but sober and serious effect on tho the exterior eliminating meaningless meaning meaning- less lese and often ofen absolutely undesirable ornament entirely out of ot place on a commercial building The Contractor Gets Gt Busy Bus When the plans plane of ot the building have hae been completed the active duties dutes of ot the contractor begin If A site sie Is IB worth worthIn In the neighborhood of ot a building should cost an as 81 much again from half halt a a. a million to a. a a million dollars dollars dollars dol dol- lars will wi be lying idle from the time the old buildings are wrecked until the tho new one la is ready for tor This represents In interest charges about per month and It behooves the contractor to get busy bun and ata stay that way until the Investment In estment can oan be beIn begin begin be- be gin In to pay returns Skillful and businesslike businesslike bus bus- management on his part mean thousands of ot dollars to himself as well wel as to the owners His Ils first care Is to place ord orders rs for tor structural steel and concrete so that by iy the tho time tho the excavation is completed completed com corn the material required will 11 be beon beon beon on hand read ready for tor use While this work worl is 1 proceeding at n the site Elte Ile ho he Is bus busy In his hil office arranging the campaign campaign cam cam- n step by step for tor subsequent work worle subletting porton portions of ot it to the various building trades securing models and samples for the architects architect's approval al and keeping a corps of ot engineers engineers engi engl- occupied with technical details of ot construction The work ork at the site sie begins with lh the footings s for columns columnA and ond walls wals The capacity of ot the ground to sustain sos sus tam tain weight has previous been determined determined determined deter deter- mined by soil soi tests and the weight of structure on each column calculated to determine the amount of ot ground to be covered b by each footing The footing Is a a. a truncated d pyramid of ot concrete reinforced b by heavy bars barsot of ot rails rais with Ith a f cast Iron base baRC for tho the column on top Liquid cement Is poured under this to give It perfect contact at all al points with wih the footing below while the top hae been carefully planned at the foundry to make an absolutely flat fat bearing for the tho column above The structural steel has all al been cut and punched for tor rivets with tho the greatest care and accuracy so tha that nothing has to be done at the job bu but put It together Erection of the Steel Steel The rho erection of oC the steel proceeds with wih great reat rapidity and as fast tast as the steel workers are out of or the tho wa way the tho forms are ore placed for tor the concrete floor foor slabs Steel reinforcing rods are rc laid across the tho forms torms from beam to beam and conduits for electric wiring are run with wih outlets for lights am and connections for tor switches at the tile points shown on the tho plans lans and then the tile concrete concrete con con- crete is poured forming a continuous slab at each floor toor Two or three stories behind the concrete workers follow the tho masons mason with wih the exterior wals walls of ot brick stone and terra cota cota The window frames frame must be bc ready b by this time so that the they can be built buit In n with wih the tIle wall wal These frames and the sash casio gosh which will lill wi be put In II them later hater arc are of ot metal wherever there Is ls any exposure to risk of ot fire while the tile Alas glass Is reinforced b by wire to keep it I from cracking and falling alln out un under er the tile action acton of heat All Al of the structural tural steel which has not already been covered with ith wih concrete Is now enclosed b by hollow tile tle fire tre proofing Steel while non combustible Is not fireproof until this precaution has been taken a as it H will ilI wll soften and bend In a hot fire 0 Next follow tolo the tile plasterers who erect the partitions and plaster tile the Interior In- In lerl tenor with wih wall hard plaster Tile The partitions are arc built hult un UD o of blocks of ot the tile same material and can easily be bechan chan changed ed at nn any time later to meet the the- demands of oC tenants In the arrangement arrangement arrange arrange- ment of ot their office space The Tile plasterers pins plas are followed bv by the cement fin fill Cn- Cn carpenters tle tile antI and marble workers plumbers lumber to install ant tile the fixtures fIxtures fix fx- fx I tures electrical workers etc tc I Every cr i th thing n must be rend ready rendor for or each cach group of workmen ii men so that the they can can proceed without delay and all material must I be on hand rend ready to al bo be set In place |