travel – Page 4 – Thinking About Becoming a Real Estate Developer?

Overland Park

In real estate, developers acquire land, then plat a subdivision. For Overland Park, Kansas, that is how it all began. As a platted subdivision.

This platted Kansas subdivision – the one which evolved into today’s Overland Park – came to be through entrepreneurship espoused by a Johnson County entrepreneur. This entrepreneur, William B. Strang, Jr., his contributions to the Kansas City region coming through his establishment of a local rail service which connected Kansas City to Olathe, Kansas. Leading to the formation of Overland Park.

William B. Strang, Jr. founded the Missouri and Kansas Interurban Railway. Strang founded his railroad in 1906. Two years prior to Henry Ford’s Model T entering into production.

When Strang founded his Missouri and Kansas Interurban Railway, there were no cars on Kansas City roads. One could not drive in to Kansas City, Missouri from Johnson County, Kansas. And in 1906, train travel in Kansas City was a luxury. A luxury with longer distance routes. A train to St. Louis. A train to Chicago. When Strang founded his Missouri and Kansas Interurban Railway there was no specific train route which took passengers from Kansas City, Missouri to Johnson County. No railroad was offering this local service. Yet Strang believed this could be an economically viable route. Hence, the origin of the Strang Line.

Headquarters for Strang’s Missouri and Kansas Interurban Railway could be found in downtown Kansas City, Missouri. At the corner of 7th and Walnut. In the Railway Exchange Building.

With Missouri and Kansas Interurban Railway headquartered in Kansas City, Missouri, Strang proceeded to build several depots in Johnson County, Kansas. The largest of Strang’s depots was the one he built at what is today the corner of 80th Street and Santa Fe Drive. In Overland Park.

William B. Strang, Jr. was a 20th Century railroad entrepreneur. He was also a real estate developer. A speculator. Strang built spec homes. The sale price for one of Strang’s spec homes – as well as demand for spec homes built by Strang – was driven by an idea: you can own your own new home in Johnson County.

To this point, Strang’s rail service enabled city dwellers in Kansas City, Missouri to gain access to the Johnson County suburbs. And, so too, to new homes built in Johnson County by William B. Strang, Jr. New homes being built where today we find Overland Park.

William B. Strang, Jr.’s Olathe-to-KCMO Missouri and Kansas Interurban Railway contributed to the success Strang attained as a real estate developer. In that Stang’s Missouri and Kansas Interurban Railway increased access to new suburban Kansas homes Strang was then building. In turn, driving up demand for Strang’s homes. The result? Higher sale prices for Strang’s homes.

William B. Strang, Jr. arrived in what would go on to become Overland Park in the earliest days of the 20th Century. He arrived in Johnson County 1905. Upon his arrival, Strang proceeded to acquire land on which the downtown for today’s Overland Park now sits. Strang’s initial Johnson County land acquisition – the land acquisition which led to an Overland Park – totaled 600 acres.

A 600-acre acquisition…

A real estate developer…

The coupling of an idea: new homes/increased access to new homes…

A railroad entrepreneur…

The makings of Overland Park…

As a city, Overland Park was incorporated 55 years after William B. Strang, Jr. set foot in Johnson County. Overland Park was incorporated in 1960. Yet, by 1960, the railroad which laid the groundwork for the formation of Overland Park was no longer. The last Missouri and Kansas Interurban Railway train car pulled into Olathe in 1940…20 years prior to the incorporation of Overland Park.

Those 600 acres William B. Strang, Jr. purchased in Johnson County in 1905… Those subdivisions to the southwest of Kansas City, Missouri, those out in the Johnson County suburbs… One of those subdivisions was named “Overland Park.”

Overland Park… Originally, one of William B. Strang, Jr’s subdivisions. The undertaking of one Johnson County real estate developer who became a railroad entrepreneur.

A railroad entrepreneur whose subdivisions ignited the construction of new homes to the southwest of Kansas City. New homes which increased in value as a result of new access – by rail, circa the Missouri and Kansas Interurban Railway – to these new homes which were being built. Several of which were being built by William B. Strang, Jr. The train entrepreneur who was also the real estate developer.

William B. Strang, Jr. Real estate developer. Railroad entrepreneur. Founder of Overland Park.

Manhattan, Kansas

In 1854, when President Franklin Pierce signed the Kansas-Nebraska Act into law, a new Kansas Territory was opened for settlement. That same year, seeds were planted for one such riverside settlement within this new Kansas Territory. A settlement that would go on to become “The Little Apple.”

Steps taken by pioneers to establish what would go on to become “The Little Apple” -aka, Manhattan, Kansas – should be thought about with the Kansas-Nebraska Act also in mind. This is so due to the relationship the Kansas-Nebraska Act had to the institution of slavery. To how the Act served as a catalyst for Kansas’ formation. To how the Act fueled the antislavery movement in Kansas. Then too, to how the Act served as the precipice for the early organizers of a townsite which would evolve into “The Little Apple.”

So how do we connect Manhattan’s formation to the Kansas-Nebraska Act? Then too, to the antislavery movement? This connection really begins, with a Senator from Illinois…

In 1854, Illinois Senator Stephen Douglas introduced a bill to Congress. This bill that Senator Douglas introduced to Congress was the Kansas-Nebraska Act.

Senator Douglas’ bill – which President Pierce signed into law the same year the bill was introduced – ended the Missouri Compromise. The Missouri Compromise banned slavery in states north of an established latitudinal designation. Minus, one state, Missouri. Missouri’s exclusion from the ban of slavery, being, the “Compromise.”

While doing away with the Missouri Compromise, the Kansas-Nebraska Act also organized two new territories for the United States. These two new U.S. territories being, one, the Kansas Territory, and, two, the Nebraska Territory.

Two new U.S. territories were organized. The Missouri Compromise was ended. Without the Missouri Compromise, the two new U.S.territories would be free to enact “popular sovereignty.” And this popular sovereignty, within Douglas’ Kansas-Nebraska Act, related to whether slavery would become an institutional pillar within each of the two new U.S. territories.

So, with President Pierce’s signing of the Kansas-Nebraska Act, the race was then on to settle these two new territories. And, to settle the territories with positions on slavery which would thus, in turn, be representative of the viewpoints pertaining to the institution of slavery espoused by the early framers of the territories.

Popular sovereignty was in. The Missouri Compromise was out. The Kansas-Nebraska Act was in. What remained to be either in or out, was, the institution of slavery.

The same year the Kansas-Nebraska Act was signed into law by President Pierce, a settlement took hold in the Kansas Territory at the junction of the Kansas River and the Big Blue River. This, a riverside settlement founded by Colonel George Park. Colonel Park named his settlement, Poleska.

As Colonel Park founded Poleska, another group of pioneers heading into the new Kansas Territory – this group, cattlemen from Illinois, led by Samuel Houston – founded a neighboring settlement. Their neighboring settlement, Canton.

Popular sovereignty. No Missouri Compromise. And two new settlements in the Kansas Territory.

One year after Colonel Park founded Poleska, one year after Samuel Houston founded Canton, we find the structural framework for what would go on to become, “The Little Apple.” Manhattan.

Our framework for Manhattan, inspired by the popular sovereignty which came to be in the Kansas Territory. As the Missouri Compromise, was no more.

One year after the settlements of Poleska and Canton were founded, in 1855, a group of New England abolitionists traveled to this new Kansas Territory. From Boston. With popular sovereignty in mind, these New Englanders wanted to establish a Free State for this new Kansas Territory. They realized that they could do so. By increasing the number of antislavery voters in the Kansas Territory. Thus, with a majority of antislavery voters, ensuring that when Kansas did become a United States state, Kansas would enter the Union, as a free state.

These abolitionists from Boston – the New England Emigrant Aid Company – selected the contiguous Poleska-Canton settlements as their new Free-State home. Their new Kansas Territory home, located alongside those two Kansas rivers. The Big Blue River. And the Kansas River.

Recognizing how their settlement could develop reliable channels for commerce as a result of the settlement’s strategic position alongside two rivers, a river landing was built. With a river landing, then, ferries were built. Means of waterway commerce was established. A town constitution was adopted. The pioneers from Boston proceeded to acquire acreage. With their land acquisitions, the footprint of this new antislavery settlement, had been enhanced.

Yet, this antislavery settlement, was not yet a town. This settlement was not yet, Manhattan.

Manhattan was once, Boston…

This townsite, nestled alongside the Kansas River and the Big Blue River was still known as – just as this townsite had been known to be, since its founding by Boston settlers – Boston.

The name Manhattan would indeed come…not long after.

The same year the New England Emigrant Aid Company arrived at the Poleska-Canton settlements, another group – this group, with their origin being, Cincinnati, Ohio – also arrived. And it was this second group, from which, our Manhattan name, came to be.

This second group was the Cincinnati and Kansas Land Company. The Cincinnati and Kansas Land Company arrived at the Poleska-Canton settlements, also in 1855. Making their journey to the new Kansas Territory, on a steamship.

Upon arrival, ready to put up buildings. And houses. To further develop the commerce which was still in its infancy – in year one – within the Poleska-Canton settlements.

As an inducement to advance commerce, the New Englanders offered the Cincinnati and Kansas Land Company half of their Kansas Territory townsite of Boston.

Our new Kansas Territory group from Cincinnati accepted the stake holding offer. With one condition. This condition being, the townsite name would need to be changed. From Boston. To Manhattan.

A deal was struck.

Manhattan, Kansas was founded in 1855. Two years later, Manhattan, Kansas was incorporated.

The Little Apple.

UCONN, and how the Huskies’ school came to be

In the year 1822, a boy by the name of Charles Storrs had been born into a world of Mansfield, Connecticut agriculture. The Storrs family…a family of Mansfield farmers.

While Charles Storrs’ 19th Century life found its origin in agriculture, Charles Storrs ventured out. Beyond his family’s humble Mansfield farm.

Charles Storrs migrated from an agricultural world, into Connecticut mercantilism. Going on to sell silk. For a Hartford manufacturer.

While Charles Storrs started out on a family farm in Mansfield, he attained his wealth by way of successes found in Connecticut mercantilism.

And, to the benefit of Charles Storrs’ home state of Connecticut, Charles Storrs turned back from his mercantile successes. Turning back to where it all began in Mansfield for Charles Storrs. Turning back, to agriculture.

The success of Charles Storrs…

In 1854, Charles Storrs ascended from silk salesman, to entrepreneur. By partnering with his older brother Augustus Storrs to establish Storrs Brothers.

Charles Storrs headed the company he founded, the company which bore his name, from the company’s inception in 1854, on through 1879.

In 1880 Charles and Augustus Storrs donated 170 acres – along with several buildings – to the State of Connecticut. This land that Charles and Augustus Storrs granted to Connecticut was conveyed with a condition. The condition being, for Storrs’ farmland to become the ground on which a Connecticut agricultural school would be established. A college. An agricultural college.

These 170 Mansfield acres went on to become a Connecticut village. Storrs, Connecticut.

The agricultural school intentioned through the Storrs’ land conveyance went on to become a college – Storrs Agricultural College. Charles and Augustus Storrs, being the College’s founders.

Storrs Agricultural College evolved into the University of Connecticut. I.e.: UCONN.

One of those old buildings which had been given by the Storrs Brothers to the State of Connecticut went on to become the very first Storrs Agricultural College campus building – Edwin Whitney Hall. Which today, on UCONN’s campus, is the Edwin Whitney Residence and Dining Hall.

Today, the village of Storrs, Connecticut remains anchored in academia. The village’s stalwarts being UCONN. As well as the Connecticut Repository Theatre.

UCONN’s address? 110 Storrs Road, Storrs, Connecticut.

Wichita, Kansas

During the latter part of the 19th Century, at the Kansas end of the Texas-to-Kansas Chisholm Trail, an unruly establishment arose from the dusty streets of this frontier town.

This frontier town, located just outside of Wichita. A town, laden with gambling and gun fights. A place where saloons and brothels far outnumbered any churches. At the Kansas end of our Chisholm Trail, this raucous town was a place where cowboys – weary from long cattle drives – could rest up. Enjoy their bourbon. Gamble. Before embarking on their return trip, along the Chisholm Trail. This congregation of cowboys at the northern end of our Chisholm Trail was a Kansas town known to be Delano.

Let’s look at how this town, situated on the western banks of the Arkansas River, came to be.

The emergence of Delano traces its origin to what had been a convergence in the 1870’s. Our convergence being, an overabundance of cattle in Texas. Coupled to a shortage of cattle on the East Coast.

As one part of the country – Texas – had more than enough cattle, while another part of the country – the East Coast – had a shortage of cattle, a business opportunity presented itself. Hence, our Chisholm Trail. Hence, Jesse Chisholm.

Arising from the business of moving Texas cattle up to Wichita, then over to the East Coast, we find our catslyst for the growth of Delano.

To optimize this opportunity in the cattle business, Jesse Chisholm realized that the establishment of a trail starting out in Texas, and ending up in Wichita, would enable cattle to be transported. First, to Wichita. Then, to the East Coast.

Delano was built around the cattle industry in Wichita. Delano’s growth, made possible because of Jesse Chisholm’s 500-plus mile trail. A “cattle highway” which began in San Antonio.

Attributed to the growth of Wichita’s cattle industry, cowboys trekked into Wichita. Wichita was the established city next to Delano which had rules, a sheriff, laws, and a jail. Delano had no such checkpoints.

As our convergence of cowboys, cattle drives and the Chisholm Trail – coupled to a Wichita with rules – grew, growing around the shipment of cattle off to the East Coast from Wichita, so too did Delano grow.

The growth of Delano took place lock step with the growth of Wichita.

Cattle drives from Texas, ending up in Wichita. Wichita cattle, then transported by rail to the East Coast. And in that…we have our inputs which triggered Delano’s stature during the 1870’s.

Facilitating the growth of Wichita’s cattle industry, Atchison, Topeka and Santa Fe Railroad routes were extended to Wichita in 1882. Access to the ability to now transport cattle by rail increased Wichita’s capacity to ship cattle to the East Coast. Wichita became “Cowtown.”

Just across the Arkansas River from Cowtown, cowboys enjoyed their bourbon. And their gambling. With no sheriff. With no jail. In Delano.

Delano, the perfect “wild west city.” With no law enforcement. With no sheriff. With no jail. With saloons. With brothels. With gambling. The perfect watering hole for Wichita cowboys who traveled the Chisholm Trail.

Today, the Historic Delano District in Wichita is a trendy neighborhood with restaurants and shopping. Wichita annexed Delano in 1880.

Through Delano’s annexation by Wichita, as 1870’s came to a close, Delano was no longer an independent town. Becoming West Wichita. Delano adopted Wichita’s rules.

Delano, as a raucous playground for cowboys – with no sheriff, with no jail – was no more.

During the latter part of the 19th Century, at the Kansas-end of the Texas-to-Kansas Chisholm Trail, an unruly establishment sprang up. Located just outside of Wichita. This new establishment, a cowtown. Laden with gambling. A place where saloons and brothels far outnumbered any churches. At the Kansas end of the Chisholm Trail, this raucous establishment was a place where cowboys – weary from cattle drives – could rest up. Enjoy bourbon. Play cards. Before heading back out on the road. This congregation-of-cowboys along the Chisholm Trail became, Delano.

Delano in the 1870’s became an unruly cowtown on the Chisholm Trail. So let’s look at how this Kansas cowtown came to be.

The emergence of Delano as a Kansas cowtown had been foundationally based upon, a convergence. Our convergence being, an over-abundance of cattle during the 1870’s in Texas. Coupled to a shortage of cattle during the 1870’s on the East Coast.

As one part of the country – Texas – had an abundance of cattle, and one part of the country – the East Coast – had a shortage of cattle, a business opportunity presented itself. Hence, our Chisholm Trail. Hence, Jesse Chisholm. And within the circumstances of this need – cattle to be shipped to the East Coast – we have our catslyst, for Delano.

To optimize this opportunity in the cattle business, Jessse Chisholm figured out that an establishment of a trail, starting out in Texas, and ending in Wichita, would enable cattle to be transported from where there had been an abundance of cattle – Texas – to where there had been a shortage of cattle – the EastCoast. As the Chiron Trail formed, Wichita was the perfect endpoint. Cattle transported from Texas (the Chisholm Trail began in San Antonio) to Wichita could then be shipped off to where there had been demand. With limited supply. The East Coast.

Cattle were shipped north…along Jesse’s Trsil. Delano. To Wichita. Located right next to Wichita, had been Delano.

Delano was built upon the cattle-shipping industry. Delano’s growth, made possible through Jesse Chisolm’s 500-plus mile trail. From San Antonio to Wichita.

Along with the growth of the cattle shipping industry in Wichita, you had cowboys. And while Wichita was the established city, just next door to Delano – as Wichita had rules, and a sheriff…and laws, with a jail – Delano had no such checkpoints.

During the 1870’s, there was no sheriff in Delano. During the 1870’s there was no law enforcement in Delano. No jail. Just across the Arkansas River from Wichita, to west. No rules in Delano. And right across the river from Delano, in Wichita, lots of trail-weary cowboys. That’s how Delano grew.

The growth of Delano accompanied Wichita’s growth as a cattle shipping hub. Thanks yo the Chiron Trail.

Cattle drives from Texas – where there had been an abundance of cattle in the 1870’s – ending up in Wichita. Once the cattle got to Wichita from Texas, Wichita railroads transported cattle from Wichita to the East Coast. A major industry took hold – and grew -in Wichita. Facilitating Wichita’s cattle shipping industry, the Atchison, Topeka and Santa Fe Railroad was extended to Wichita in 1872. With the cattle industry in place, with the arrival of the railroad, Wichita became “Cowtown.”

And just across the river from Cowtown, cowboys enjoyed their bourbon. And gambling. With no sheriff. With no jail. Hence, we have Delano.

Delano. The perfect “wild west city” – with no law enforcement, with no sheriff, with saloons and with brothels – for Wichita’s cattle industry cowboys.

Today, Delano is a neighborhood in Wichita. Wichita annexed Delano in 1880. So, by the end of the 1870’s, Delano as an independent town, frequented by raucous cowboys, was no more. Integrated into Wichita – then locally becoming known as West Wichita – Delano adopted the rules of its city, just across the river.

By 1880, Delano’s existence as a playground for cowboys – with no sheriff, with no jail – was no more.

Strong City, Kansas

…for the next time you see one of those long BNSF freight trains chugging along the tracks. Whether you see one of those BNSF freight trains in Los Angeles. Or in New York City. Or in Dallas. Or in Chicago. The next time you see one of those BNSF freight trains, you can think about a town located along the Flint Hills Scenic Byway in Chase County, Kansas. You can think about Strong City. Population, 388.

Five years after the Kansas Territory was first organized… Two years prior to Kansas becoming our 34th U.S. State…Chase County, Kansas was born. That year? 1859.

Twenty-two years after that – in 1881 – the railroad in the United States entered Chase County, Kansas. The Chase County town which was the benefactor of this rail extension in Kansas had been Cottonwood.

And in Cottonwood, a new train station was built. That new train station – built in 1881 in Cottonwood – became, the Cottonwood Station.

The very next year – in 1882 – the town of Cottonwood would change its name. Becoming, Strong. Later becoming, Strong City.

Our Strong City name took hold much, much later. Sixty-three years later, to be precise. In 1945.

Strong City…

Yet, let’s go back to the beginning of it all. To the very beginning of Strong City’s – then, Strong’s – imprint on U.S. rail.

The beginning, which brings us to a New Englander. A New Englander, who was born in Vermont. A New Englander by the name of William Barlow Strong. W.B. Strong. As W.B. Strong is where our Strong City-BNSF connection begins.

W.B. Strong. Our namesake for Strong. Our namesake for Strong City. W.B. Strong. W.B.Strong, the man on whom a petition had been set forth to change a Chase County town’s name. From Cottonwood to Strong.

When that railroad – the Atchison, Topeka and Santa Fe Railway – was extended into Cottonwood in 1881, W.B. Strong served as president at Atchison, Topeka and Santa Fe Railway.

The year Cottonwood Station first opened- in 1881 – would be the same year W.B. Strong took over the reins at Atchison, Topeka and Santa Fe Railway. As president. Atchison, Topeka and Santa Fe Railway. ATSF, for short.

Expanding on from the opening of that Cottonwood Station in 1881, under W.B. Strong’s leadership, ATSF significantly grew its train routes. To cover 7,000 miles. 7,000 miles of Atchison, Topeka and Santa Fe Railway routes. Throughout the United States.

Headed by W.B. Strong, Atchison, Topeka and Santa Fe Railway went on to become part of what is today the largest railroad in the United States. ATSF’s growth spurt coincided with the opening of that Cottonwood Station. In our Chase County town that would go on to bear W.B. Strong’s name. In Cottonwood. Later becoming, Strong. Later becoming, Strong City.

Strong City. The Chase County town named after our railroad executive, W.B. Strong.

Whenever we see a freight train, we no doubt will see the letters “BNSF” on those freight cars. And on those, once-steam, now diesel or electric, engines. BNSF is our modern-day evolution for Atchison, Topeka and Santa Fe Railway.

Atchison, Topeka and Santa Fe Railway went on to merge with Burlington Northern Railroad in 1995. Out of this merger, we had, Burlington Northern & Santa Fe Railway.

Later becoming, simply, BNSF.

The prevalence of those BNSF freight trains we see throughout the United States…transporting goods from the West Coast to the East Coast. From the Midwest into Canada. From the Midwest into Mexico. The prevalence of those BNSF freight trains we see…we see those BNSF freight trains, arguably, as the modern day result of the expansion-oriented mindset which had been espoused by the man whose name is forever linked to our Chase County town. W.B. Strong. Our namesake, for Strong City.

In the late 19th Century, then-Cottonwood, later becoming Strong and later still, becoming Strong City, had a population of, between, a few hundred to one thousand people. Strong City’s population today is just about where it had been in its earliest days. A few hundred people.

Just as our Strong City forefather – W.B. Strong – laid the late 19th Century “tracks” for a company which would go to become the largest rail company in the United States – with over 32,000 miles of track, across 28 U.S. States – Strong City would proceed to make a second notable contribution to the freight-by-rail system we now have.

Beginning in the late-19th Century, Strong quarries supplied large quantities of the stone which had been used for U.S. railway expansion. While at the same time, Strong stonemasons handled a good deal of the stone-work which had been necessary in order for that that late-19th Century/early-20th Century rail expansion to take place.

While Strong stonemasons performed according to their names – as stonemasons, handling stone-work for railroads – Strong stonemasons extended their contributions to the growth of late-19th Century/early-20th Century rail in the U.S. beyond their stone-work. In fact, Strong stonemasons went on to enter into numerous phases of late-19th Century/early-20th Century railroad construction. Far beyond stone-work.

The laying of track. Building the bridges on which track was laid. Building train stations. Roadhouses.

Each being one such category of railroad construction that Strong stonemasons placed their signatures upon.

So…our Chase County town of 300-or-so residents, located a little less than a two hour’s drive west of Kansas City. Our Chase County town can be thought of whenever we do see one of those BNSF freight trains.

W.B. Strong. Strong. Later becoming, Strong City. Strong stonemasons. United States rail. BNSF.

For me, it’s quite difficult, moreso, impossible, to see a freight train and to not think about those picturesque drives I’ve taken, oh so many, many times, along Highway 177 in Kansas. Onto Main Street. Along the Flint Hills National Scenic Byway. Into…Strong City.

Strong City. Our Chase County town of 300-or-so people which has left its not so-little-at-all “Strong City signature” – in more ways than one – on U.S.cargo, shipped by rail.

Lumber: types and uses

Framing lumber – I.e.: dimensional lumber – is the lumber used by builders in new home construction when, as our category foretells, we are talking about framing the new home. Framing the home and lumber…which brings us to an acronym. SPF.

SPF. Spruce. Pine. Fir. This grouping, an attractive combination of strength and affordability. Spruce, pine and fir. More commonly referred to as SPF. The types of lumber builders use for different elements of framing.

Spruce, pine and fir are milled together. By milling SPF, you end up with standard dimensions of lumber – 2 x 4’s, 4 x 4’s and 2 x 6’s.

Let’s look at the “F” in our SPF – fir. Douglas fir.

Douglas fir is a type of lumber which is a core component in new home construction. Builders use Douglas fir for joists, posts and beams. Yet, not for trusses.

Southern Yellow Pine – when using pine for this specific application – is the preferred pine when it comes time for trusses. Although the “S” in our SPF – spruce – would more typically be used by builders for trusses. Moreso, than Southern Yellow Pine.

Spruce is known for its structural benefits. Hence, the use of spruce for trusses. Spruce is also known for its keen aesthetics.

While spruce is used in load-bearing capacities – I.e.: for trusses (as well as for floor joists and wall studs) – spruce is also used for interior finishes. Paneling. Molding. Trim. Spruce takes paint and stain quite well. Hence, the utilization of spruce for interior finishes.

Let’s look at the pricing of spruce…

One 1 x 3 x 16 board of spruce can be purchased by builders at, in the range of, $8.00/piece. While one piece of 1 x 4 x 16 spruce would be priced, in the range of, $10/piece.

In regard to the flooring, the trim and the cabinetry going into the new home, builders utilize a hardwood. Commonly, builders will use oak.

There are several reasons why oak is not used by builders for framing. First off, oak tends to be pricier than SPF. While the (general) higher cost of oak – as compared to SPF – makes oak cost prohibitive when it comes time to frame the new home, cost is not the only reason homes are not framed with oak. Nor the main reason.

Oak has a tendency to split when nailed. So framing and oak? Quite simply, that’s just a bad “marriage.”

Let’s look, for a moment, into how much lumber a builder will need in order to build a home…

To construct one 4,000 square foot home, a builder will typically use between 20,000 to 25, 000 board feet of lumber. Which brings us to the “F” in our SPF – fir. Douglas fir.

Douglas fir is one of the strongest – and the most durable – woods available to builders. This combination of strength and durability makes Douglas fir the optimal choice for builders when it comes time to frame the home.

Douglas fir possesses exceptional dimensional stability. Furthermore, Douglas fir is not prone to warp. Nor to twist. Douglas fir…great for framing.

Let’s look, for a moment, at lumber prices…

For flooring, trim and cabinetry, builders like oak. So how much does oak cost? Well, that depends.

4/4 Red Oak, 1-99 board feet, is priced in the range of $5.00/board foot. Which means, Red Oak would be classified as a rather inexpensive type of oak.

Whereas Red Oak is a rather inexpensive type of oak, 4/4 Spessart Oak, 1-99 board feet, will range in price from between $22/board foot to $25/board foot. As compared to Red Oak, Spessart Oak would then be classified as a rather expensive type of oak.

Spessart Oak – consisting of a fine texture – is a white oak found in the Spessart Forest in Germany.

Red Oak is native to Canada – Nova Scotia and Ontario – as well as to the United States – Georgia, Mississippi, Nebraska and Oklahoma.

The new home the builder builds will, more likely than not, have oak cabinets. So, the type of cabinets the builder selects – combined with the type of oak used for those cabinets – will correlate to cabinet quality. And to cost. For example, using the two aforementioned types of oak – Red and Spessart – Spessart Oak cabinets will be more costly than Red Oak cabinets.

We examined the cost of oak. As the type of oak – ranging from $5.00/board foot for Red Oak to $22 to $25/board foot for Spessart Oak – is determinative of the builder’s costs, in regard to his or her utilization of oak. As then so too will be the type of lumber used – in this case, oak – when it comes to the price of the home. Once construction of the home is complete.

So let’s now look at SPF once again. This time, let’s look at the “P” – pine. And let’s look at the price of pine.

The price of pine has a range. From mid-$2.00/board foot. To a high of $3.00/board foot.

For example…

Builders can order 4/4 Eastern White Pine at a price of $2.50/board foot.

While Poplar – a different type of pine – is more expensive. Poplar can be ordered by builders at $3.75/board foot.

When building the home, White Pine and Poplar would be used for decorative elements. For interior trim. As well as for paneling.

So let’s look at framing. And lumber costs. For our 4,000 square foot home.

4 x 4 Douglas fir will range in price from $10.00/board foot to $16.00/board foot.

Let’s use a Douglas fir price of $15.00/board foot for our new 4,000 square foot home. And let’s say the builder needs 25,000 board feet of Douglas fir to build that new home.

25,000 board feet of Douglas fir – at a price of $15/board foot – would give us a total lumber cost of $375,000.

The famous saying, “Get out of Dodge…”

A town where buffalo hunters rested their weary legs, liquored-up, gambled and told their tales of adventures on the plains.

A town in Kansas which, to this day, is a cultural metaphor for violence and anarchy. The town which brings us our famous, “Get out of Dodge…”. Dodge City

But how did Dodge City – the onetime buffalo capital of the west – come to be…?

During the latter part of the 19th Century, alongside the Santa Fe Trail out in western Kansas there once stood a destination point for buffalo hunters. A destination point which history has allotted with fables, tales and lore.

Late in the 19th Century, this settlement became a favorite among those who were brave enough (or maybe, crazy enough) to seek out potential fortunes that westward expansion held in store.

This destination point – frequented by some of the roughest and toughest characters our country has ever seen – became Dodge City.

Dodge City is the product of a confluence of circumstances. So let’s look at a few of those interesting circumstances…

One early congregation point for buffalo hunters – located in what would go on to become Dodge – was, a modest three-bedroom house.

Henry Sitler constructed his three-bedroom house near Fort Dodge in Kansas. Stiter’s home became known as a place where buffalo hunters’ could stop by. For a stay over.

Circumstance…

Within a few years of Stitler building his house in what would go on to become Dodge City, over 1 million buffalo were being loaded onto trains – near Fort Dodge, near Stitler’s home – and being shipped east.

While hunters and traders were drawn to buffalo hunts by the profit they could realize through buffalo leather – used for boots and belts – the federal government promoted bison hunting.

In Washington D.C. – as the thinking went in D.C. late in the 19th Century – America was intent on further expanding to the west. So, by reducing the buffalo population in the west, native peoples – people who stood in the way of America’s westward expansion – would lose their primary food source. Bison. Thus, turning – I.e.: forcing – natives towards an American product as their main food source.

The thinking in D.C. at that time went something like this… Too many natives. And too many buffalos.

So we’ve established some foundational framework for how – and why – Dodge City emerged.

The American government wanting to reduce the bison population…

Though D.C.’s endorsement, military forts facilitated the extinguishment of bison…

Traders profiteering from buffalo leather…

The inevitable confrontations with native tribes that buffalo hunters – as well as soldiers – were certain to encounter as they slaughtered bison – the primary food source of an indigenous people…

Those, a few of the situational circumstances encountered by visiters to Henry Sitler’s house.

One million buffalo being extinguished…

Alongside Atchison, Topeka and Santa Fe Railroad tracks…laden with train cars loaded with bison, en route to the east, Dodge City emerged as a major shipping center. While simultaneously becoming an American media darling.

Attracting rugged hunters and traders from all over the nation, American newspapers were gobbling up tales of Dodge City’s bedlam and belligerence. So, Americans’ introduction to Dodge City came by way of stories which made their way to printing presses. Churned out to American newspapers. Sensationalism sells news. Dodge City, in its raw, rough and wild manner, was sensational. Tales of Dodge City’s wildness – the hunters, the traders… – sold newspapers. Dodge City became a favorite topic among American media.

As Dodge City was growing, at its earliest stages, there had been no law enforcement. Buffalo hunters, railroad men and fisticuffs. Coupled to saloons. The perfect elixir for lawlessness. And lawlessness did prevail. In fact, the origin for the name of Dodge City’s famous cemetery – Boot Hill Cemetery – emanates from Dodge City gunfighters who died with their boots on. In raucous Dodge City.

Dodge City, a town built on an economy which had been linked to buffalo. The buffalo trade and Dodge City. The prevalence of buffalo to Dodge City’s story is dynamic…yet short lived.

As Dodge City was growing – as a result of the buffalo trade – back east, in Washington D.C., the American government was intent on permanently putting down Indian resistance to American expansion. Orders were sent to one noted general, General William Sherman. Those orders? Slaughter the bison. Wipe out the natives’ primary food source. Drive natives onto reservations.

Within a few years, the buffalo population was reduced from millions to hundreds. Driving Dodge City’s buffalo hunters out of business. But not driving Dodge City out of business. The extinguishment of American bison simply served to function as a prelude to Dodge City continuing on as a real rough place out west.

With buffalo having been removed from the plains, the cattle business took off in Dodge. Dodge City became a cowboy town. A still-lawless cowboy town, at that.

The burgeoning lawlessness of the former buffalo capital of the west needed some sort of order to be established. As a more formal American cattle business replaced the informal buffalo trade in Dodge. And this need for order paved the way for Dodge City’s place within the curiosity of newspaper writers, Hollywood producers and, more broadly, American culture.

Tame Dodge City…

So an old buffalo hunter was brought in to do the job. He himself then proceeded to bring in his friend. Another old buffalo hunter. Together, they were going to temp down this unhinged town.

The man brought in to get Dodge under wraps became the deputy marshall. That man – the former buffalo hunter – was Wyatt Earp.

And the man Wyatt Earp brought in to help him to tame Dodge. The man Wyatt Earp appointed as his deputy marshall? That man – another former buffalo hunter – was Bat Masterson.

Your Paver Patio Subsurface

A well-prepared patio subsurface is crucial for long-term stability and drainage. Your patio subsurface is your patio’s foundation. With the proper foundation, you will ensure that your patio stays level. Preventing pavers from shifting. The result? You will have a durable, aesthetically pleasing patio.

So what goes into a strong patio foundation? QP, DGA, 1” blend, crusher run.

Quarry process (“QP”), Dense Graded Aggregate (“DGA”), 1″ blend and crusher run. Four denominations used to identify an ingredient which is necessary in order to create the strong patio subbase you are looking for. An ingredient which is tantamount to the creation of the strong patio subbase you will want (and need) when you add that new paver patio to your outdoor living space.

So, let’s talk a little bit about this important construction ingredient…

QP – DGA – 1” blend – crusher run is an aggregate which has been crushed and re-sized. Its altered composition? With QP – DGA – 1” blend, you have a collection of stones, 1” and smaller. With crusher run? Re-sized stones with a range in sizes which can be a tad larger than QP, DGA or 1” blend. With crusher run, you have an aggregate consisting of stones up to 1 1/2 inches in diameter…down to minuscule dust particles.

Your paver patio subbase will consist of a foundation which is made up of filtered, re-sized stones – up to either 1” or 1 1/2” in diameter, stone dust and gravel. Your patio subbase.

What are some of the benefits you will attain by using QP, DGA, 1” blend or crusher run when you construct your paver patio?

QP – DGA – 1” blend – crusher run are load bearing aggregates. By using a load bearing aggregate – coupled to adherence to the recommended level for your QP – DGA – 1” blend – crusher run subbase, your Cambridge, or Unilock or Techo-Bloc pavers will require a lower level of future maintenance. Translation? Fewer patio repairs. Less money spent on patio upkeep.

Furthermore, QP – DGA – 1” blend – crusher run is resistant to damage to your patio resulting from cold weather and frost. On top of this, using QP – DGA – 1” blend – crusher run as an ingredient for your patio’s subsurface will lessen concerns about erosion.

How does QP – DGA – 1” blend – crusher run work? This aggregate stabilizes your compacted base. In a nutshell, QP – DGA – 1” blend –crusher run establishes your optimal patio subgrade.

Stability, support and drainage…

QP – DGA – 1” blend – crusher run also creates an efficient drainage system. While preventing settlement.

Sold by the ton, you’ll want to purchase at least one ton of QP – DGA – 1” blend – crusher run for every 30 square feet of paver patio that you intend to construct.

For example…

If your hardscaping calls for building a 2,000 square foot patio – so as to accentuate the beauty within your backyard blueprint – you’ll want a delivery of 67 tons of QP – DGA – 1” blend – crusher run.

The ideal thickness of the QP – DGA – 1” blend – crusher run you will have beneath your new paver patio? Between four to six inches.

Bluestone

Bluestone is a natural stone…domestic to the United States. First discovered in New York State during the 1820’s, many a pool setting – many an outdoor kitchen – is adorned in the beauty of Bluestone.

Bluestone – removed from the ground by either drilling, blasting or excavating – is weather-resistant. With its aesthetic bluish – greyish tone, the ornate features of Bluestone anoint this “American sarsen”as a popular selection when it comes to outdoor living, and hardscaping. Having led to the ascension of Bluestone as the stone-of-choice for millions of homeowners who embark upon the fun task of crafting a customized design plan for their new patio. For their new outdoor kitchen. Or for their new walkway.

Bluestone is a type of flagstone. A fine-grained variation of flagstone.

So, what then is flagstone?

Flagstone is the broad term for sedimentary rock that is able to be split into flat, rectangular pieces.

Sedimentary rock – I.e: flagstone – is formed through an accumulation of deposits. Formed by the fusion of particles. Particles brought together by waterways. For example, by the natural flow of a river.

“Flagstone” is derived from Middle English vernacular… it’s birth traced back to the Old English word, flagge. Which means, turf.

Flagstone is a form of a sandstone. The composition of flagstone? Fieldspar and quartz.

Bluestone is flagstone. Flagstone is a form of sandstone.

So, what then is sandstone?

Sandstone is sedimentary rock, composed of grains of sand. Grains of sand nature has cemented together. While sandstone grains are adjoined, the grains in sandstone remain unfused.

Sandstone can be seen alongside rivers, lakes and coastlines. Areas where sand has been carried and deposited. Deposited sand – over time – leads to the formation of sandstone.

Flagstone – which mostly will be either red, buff or blue in color – is bound together by iron oxide. Or by calcite.

The state in which Bluestone was first discovered early in the 19th Century – New York State – is one of the two states which supply the majority of the Bluestone Americans rely upon when it comes to hardscape design. The other state being, New York’s neighbor, Pennsylvania.

Bluestone is also excavated in the Shenandoah Valley of Virginia.

Today, there are a just a tad under 100 Bluestone quarries in New York State.