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You can repurpose the 2x12's as rafters, or anywhere you would need a 2x12 or smaller. I believe the Code accepts up to 30% "used" material on a structure. The '06 Code has seismic zones that they are finally enforcing due to the volcanic tremors. Hurricane, or wind loads are moot, as part of seismic bracing is roof shear and "hurricane" clips on rafters. Roof panel use the 6/12 nail pattern.
A tip to show on plans is plywood, or solid structural panel (1/2 inch T-111) the whole structure, nailing six inch on center on borders, and twelve inch spacing in the field of the panel, using 10d nails. Full panel on each corner, both ways. Three foot end panel nail four inch pattern on edge, two foot end panel, three inch edge pattern. Field nailing is always twelve inch. Shorter distance from corner to window requires 3x stud and two foot minimum panel. Space below windows do not count. Unfortunately, hold downs and anchor bolts need to be attached to both a poured foundation and framing on the corners, minimum four feet each direction, look at the newer homes that have been built that you see a poured fitting corner, then piers between to get an idea of what your home would need. A shorter shear wall will need a larger footing, hold downs, and more anchor bolts.
The more of the Code they enforce, the more revenue they receive from plan check fees, inspection, and tax valuation of final project. Since the Feds have cut funding on a lot of things, the County is being "creative" in how to "recover" the loss. Lucky they are almost three Code cycles behind, as it does get worse.
Community begins with Aloha
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Some of us don't build with wood. We consider it a bad investment.
Assume the best and ask questions.
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more of the Code they enforce, the more revenue they receive from plan check fees, inspection, and tax valuation of final project
Correct: it's not "your house" (and so selfish of you to think of it that way), it's "guaranteed revenue for County employees and licensed tradespeople".
Some of us don't build with wood. We consider it a bad investment.
Agree in principle, but wood is available today. If non-wood products were equally available, I would make a special trip to a store with limited hours, even if it were in Kona, and happily pay more.
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I find it funny as heck, to see the 1930 plantation houses almost 100 year old homes, that if the termites didn't get to em... They are still standing on 8" piers with no shear walls or strapping... Not much support at all under them. Probably been through some huge quakes over the years. OVERKILL?
I can see the shear wall but the huge buried piers are a joke. I'm no engineer, but I would think having the pier blocks not buried (free to move around on the pad) would cause less damage during a quake.
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I have always thought that a slab on top of a nice thick layer of gravel would be the best. The gravel would serve as a bond breaker between the ground, which is moving in an earthquake, and the slab/house, which you would rather not have move. To keep the house together it would be bolted to the slab but the slab would float on the ground.
If you were really hard core you would build a cellular mat foundation. It is as big as the plan of your house but with a floor and a ceiling connected by reinforced concrete walls. Sort of a reinforced concrete egg crate. They are used on expansive soil where soil conditions change throughout the year. The hollow cells could be used for catchment storage, workshops, utilities, etc. Sort of an above ground basement.
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When you are admiring those 100 year old homes you are admiring the few that survived. I bought an old plantation house in 1993. 100% redwood. 100% termite riddled and rotten. It was a tear down.
By federal statistics the average life of a wood frame home in the United States is 44 years. The average lifespan of a wood frame home on the Big Island is 33 years.
Assume the best and ask questions.
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The average lifespan of a wood frame home on the Big Island in Puna is 3.3 years.
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Smallish, light and moveable also works well on the side of a volcano.
Easily, and cheaply, fixed or replaced components jive with the climate.
And as kalakoa said, availability here and now helps too. My thoughts only.
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"By federal statistics the average life of a wood frame home in the United States is 44 years. The average lifespan of a wood frame home on the Big Island is 33 years."
I assume that is with no maintenance. Few structures can stand neglect, even with engineering for Armageddon.
You cannot prepare for every imaginable peril.
I had a friend years ago who's father was a businessman in Lebanon. Because of the earthquakes there he built his house with two foot thick reinforced concrete.
Hezbollah took it over and turned it into a command center. I don't know if it was Israeli proof.
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I believe those federal figures assume average maintenance. No real way to separate out no maintenance homes. The fact is that wood buildings perform poorly over time and even more poorly in extreme situations like fire, flood, windstorms, etc. Personally I think the biggest factor in such low lifespans would be fire. Every town has a fire department. No town has a termite department.
I have worked on the east coast in restoring centuries old colonial buildings. People often commented that they sure built them well in those days. I offered two points in response. 1. We are only looking at the few that survived. and 2. Most of the surviving historical building were built with slave labor.
Assume the best and ask questions.
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