Braced Panels, Exterior (BP)

• Typical minimum 4' wide sheathed panel (i.e. min. 1/2" OSB, 1/2" CDX,
  3/8" Structural Plywood, etc.) for an 8' high wall covering a minimum of four studs for 16" o.c. stud spacing and three studs for 24" stud spacing. Let-in bracing and/or approved metal strap bracing is not permitted in this seismic zone.
• Max. height: 12' (Note: This would require a minimum 4' 9" wide brace panel because the maximum height to width ratio 2 1/2:1).
• To be sized and placed at the following minimum intervals:
  One Story or Top of Two Story
  Located at each end and at least 25' on-center but not less than 16% of wall length.
  First Story of Two Story or Second Story of Three Story
  Located at each end and at least 25' on-center but not less than 25% of wall length.
  First Story of Three Story
  Located at each end and at least 25' on-center but not less than 40% of wall length.
• The center to center spacing of 25' in one and two family dwellings may be exceeded up to a maximum of 30' on center, provided the percentage of bracing for that braced wall line meets the requirement for the next highest level (i.e. 16% to 25%, or 25% to 40%).
• Used on braced wall lines inline or offset not more than 4'
• Shall begin within 8' from each end of an exterior braced wall line
• Braced wall lines 12' long or less shall have at least one BP
• All horizontal joints to be blocked to accommodate required nailing.
• Must cover a minimum of 3 stud spaces for 16" o.c. and two stud spaces for 24" o.c.
• Nailing Pattern: min. 6d common nails spaced 6" o.c. (edges) and 12" o.c. (field),
  for the types of panels listed above, or more restrictive if specified on plans.

Brace Panels, Interior (IBP)

• Typical a minimum 4' wide sheathed panel, a minimum 4' wide sheetrock panel
  (applied to both faces), or a minimum 8' wide sheetrock panel (applied to one
  face).
• Braced wall lines to be placed perpendicular to the exterior wall(s) being braced
  and at maximum 35' intervals measured along those exterior wall(s).
• To be sized and placed at the same percentage requirements as exterior brace panels (% listed above) but not subject to the on-center spacing requirements.
• Shall begin within 8' of the exterior wall line or can exceed 8' if the other end of
  the brace wall line extends fully to the exterior wall
• When the exterior wall is greater than 35' in length and less than or equal to 70'
  in length, the floor diaphragm in joist-framed construction can be utilized without
  requiring a foundation below just for the brace panel. The two possible cases for
  this are:
  1. The BP is parallel with the floor joists below.
     In this case, the joists below the BP must be doubled. The top of the BP
     shall be tied in to ceiling connection with typical methods for stick framing.
     When the BP lies between ceiling joists, 2" x 6" blocking shall be provided
     at 48" o.c., nailed with 4-16d to top plate and 3-16d at each end. The use
     of 400# angle clips at 48" o.c. (minimum 2) must be used for truss framing
     and when the BP below aligns with the ceiling joist above.
  2. The BP is perpendicular to the floor joists below.
     In this case, blocking must be provided between floor joists below where
     the BP is installed. Above the BP, blocking is utilized between the ceiling
     joists, toe-nailed with 4-12d nails to the plate (two at each end) and 3-16d
     at each end of the block. Also, the floor joists at the ends of each panel
     must be doubled.
• When the exterior wall is greater than 70', continuous foundations must be used
  for the entire length of the required brace panel(s). Sheetrock Nailing/Screwing
  Pattern: 1 5/8" 5d cooler or wallboard nails at 7" o.c., or screws 6" o.c. (edges)
  and 12" o.c. (field)

Schematic of a Brace Wall Lines

Schematic of Floor Framing for IBP,s

Cross sectional View for IBP,s Using Stick Frame

Schematic of IBP Parallel to Trussed Roof

Schematic of IBP Perpendicular to Trussed Roof

Schematic of IBP Parallel to Cripple Wall Below

Schematic of IBP Perpendicular to Cripple Wall Below

• Winders: Tread must be at least 9" wide at a point not more than 12" out from narrow end.
  Tread at narrowest point must be at least 6". Must have continuous handrail on the side
  where tread is narrowest.
  
• Spiral: Minimum width: 26". Tread must be at least 7 1/2" wide at a point not more than 12"
  out from narrow end. All treads shall be identical. Minimum headroom: 6' 6".
  
• Circular: Tread must be at least 9" wide at a point not more than 12" out from narrow end.
  Tread at narrowest point must be at least 6".
  

Footing Schematics

Raised Footing Schematic

Footing Schematic (Monolithic slab)

Foundation Details

Max. Allowable Spans for #2 Douglas Fir-Larch[1] [2] [3] [4] [5]

City of Medford Building Department July 1, 2010

Member Size	O/C Spacing	Floor Joists	Ceiling Joists Storage Above?          No               Yes [6]		Rafters >3/12 [7]	Combined Ceiling Joist/ Rafter
2" x 4"	12"	n/a	12' 5"	9' 10"	n/a	n/a
	16"	n/a	11' 3"	8' 11"	n/a	n/a
	19.2”	n/a	10’ 7”	8’ 2”	n/a	n/a
	24"	n/a	9' 10"	7' 3"	n/a	n/a
2" x 6"	12"	10' 9"	19' 6"	15' 0"	14' 0"	12' 6"
	16"	9' 9"	17' 8"	13' 0"	12' 1"	10' 10"
	19.2”	9’ 2”	16’ 8”	11’ 11”	11’0”	9’ 10”
	24"	8' 3"	15' 0"	10' 8"	9' 10"	8' 10"
2" x 8"	12"	14' 2"	25' 8"	19' 1"	17' 8"	15' 10"
	16"	12' 9"	23' 4"	16' 6"	15' 4"	13' 8"
	19.2”	11’ 8”	21’ 4”	15’ 1”	14’ 0”	12’ 6”
	24"	10' 5"	19' 1"	13' 6"	12' 6"	11' 2"
2" x 10"	12"	18' 0"	32' 9"	23' 3"	21' 7"	19' 4"
	16"	15' 7"	28' 6"	20' 2"	18' 9"	16' 9"
	19.2”	14’ 3"	26’ 0”	18’ 5”	17’ 1”	15’ 3”
	24"	12' 9"	23' 3"	16' 5"	15' 3"	13' 8"
2" x 12"	12"	20' 11"	n/a	n/a	25' 1"	22' 5"
	16"	18' 1"	n/a	n/a	21' 8"	19' 5"
	19.2”	16’ 6”	n/a	n/a	19’ 10”	17’ 9”
	24"	14' 9"	n/a	n/a	17' 9"	15' 6"

 

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[1] Deflection Criteria: Oregon One and Two Family Dwelling Code

Roof, no ceiling, Rafters=L/180; Floors=L/360; Ceilings=L/240 (Drywall).

[2] Rafter loading is for light roof covering (3-tab, metal, shakes, shingles) plus live load. For heavier roof covering, see Building Department.

[3] Strength – Floor Joist Live Loads 40# psf, Dead Loads 10# psf; Ceiling Joist (no storage) Live Loads 10# psf, Dead Loads 5# psf; Ceiling Joist (with light storage) Live Loads 20# psf, Dead Loads 10#psf; Roof Rafters Snow Loads 25# psf, Dead Loads 15# psf.

[4] For load conditions or deflection limit settings outside the scope of this chart, use the WWPA Lumber Design Suite located at the Association’s web site at www.wwpa.org

[5] Span table based on WWPA Western Lumber Span Tables, 572 Edition Rev. 7-04.

[6] Attics spaces served by a fixed stair shall be designed to support the minimum live load specified for sleeping rooms. Table R301.5. This table uses 20#LL; 10#DL

[7] Where the roof pitch is les than 3:12, structural members that support rafters and ceiling joists, such as ridge beams, hips and valleys, shall be designed as beams. R802.3 

 

Flood Plain Information

Specific Site Information

For specific site land and flood plain information, Jackson County has a site with a lot of useful information. To determine if your property is in the flood plain, click on the link below, click on "Interactive Maps" and then "Land Information". Next, check the box marked "Flood Plain" and then enter your address or map and tax lot number. A list of parcels should be shown below. If the address does not work, the map and tax lot number will more often work. Click on the purple culdesac button to make your map appear. If there is yellow hatched shading running through your parcel, you are in the 100 year flood plain which is designated as zone "A". If your property does not appear in the yellow crosshatched area, you are not in the 100 year flood plain.

Link to Jackson County Smartmap

FEMA Information

The City of Medford participates in the national flood insurance program. FEMA (Federal Emergency Management Agency) provides the guidelines for the flood insurance program and this consists of :

• Providing community support by telephone to home owners, insurance companies and lending agencies.
• Requiring flood certificates to show that buildings in the flood plane are elevated 1'-0" above the base elevation.
• Provide (when requested) flood determination letters to show that buildings are not in the flood plane.
• We have flood insurance rate maps available in the Building Safety Department for public review.

Link to FEMA

The following files are information files for your viewing. They include general flood plain information, and information for realtors and others wishing to inquire about flood plain properties.

• Flood Plain Information

• Flood Plain Information for Realtors

Building Code Standards

A current list of code standards and links to code PDF's are a available on the Building Codes Division Website.

Current codes adopted by The City of Medford are listed in the Design Criteria Information Handouts for Commercial and Residential.
 

Link to Department of Environmental Quality

Retaining Wall Requirements

ALL RETAINING WALLS REQUIRE PERMITS

Masonry, Concrete, or Prefabricated Stacked Block Type Retaining Walls:

• Engineering is required on retaining walls when:

  1. Walls are subject to hydrostatic pressure from groundwater; or
  2. Walls are supporting more than 48" of unbalanced backfill; or
  3. The prefabricated block manufacturer requires it for the specific site conditions.

Link to Oregon Office of Energy

Every permit is good for 180 days from the point of the last inspection. The work must commence within 180 days from the issuance of the permit. In addition, the permit will expire if the work is abandoned or suspended for a period of 180 days or more after the work has commenced. Before such work commences or is resumed, a permit extension or renewal must be obtained.

How do permits protect my home?

• Permits ensure that a certified inspector inspects the construction project or installation. Inspections help make sure work is done safely and to code. When a city or county inspector approves work, you can ask questions from an expert and know that the work has been checked for safety violations. This is of particular value to the do-it-yourselfer who doesn't make installations every day. Incorrect installations can result in house fires, flood damage, and/or structural problems.

• Permits help ensure that licensed contractors do the work if the homeowner doesn't handle the job. Only Construction Contractors Board (CCB) licensed contractors, and those who carry a trade license, such as plumbers and electricians, are allowed to legally work in Oregon. State and local building departments issue permits only to contractors who are properly licensed and bonded.

  What about value? Getting a permit can save you money!

• Inspections help ensure that work meets the building code. Inspections not only reveal minor problems that could lead to costly repairs, but also liability and life-safety concerns like structural weaknesses, dangerous wiring or defective plumbing.

• When it comes to selling a house, realtors and lenders may require that any construction work is done with permits to ensure that the house is safe for future occupants. If work is not permitted, instead of closing on your home, you'll have to scramble to catch up with permits and inspections - and additional repair work if the installations weren't made to code.

• Insurance companies may not cover construction work that isn't permitted. If your unpermitted deck collapses, you may be liable for injuries or out thousands of dollars for repairs.

  Here's what homeowners can do to protect themselves:

• Insist on permits? It simply doesn't pay to cut corners when it comes to your biggest financial asset, your home.

• Check a contractor's CCB license to ensure that the contractor is legally licensed and bonded to work in Oregon. Beware of a contractor willing to work without permits.

• Use - or insist that the contractor uses - only licensed plumbers and electricians. Along with homeowners working on their own homes, only licensed plumbers and electricians are legally allowed to do plumbing or electrical work in Oregon. Professional licenses reflect four years of intense training and annual continuing education, and ensure that contractors are qualified to do the work.

  How do I get a permit?

• When using licensed contractors, they will take out the permits. Always retain copies for your records.

• If you are doing the work yourself, you can call the local building department or use the Internet. Getting a permit is as often as easy as downloading a form and sending the application and fee to the local jurisdiction.

• County and city front desks are set up to help you through the permit process.

  Link to Oregon Building Codes Division

	Plan Examples

Plot Plan Example

Cross-section Example

	Earthquake Preparedness Information

Oregon's Emergency Management website has valuable information about how to make the furnishings in your home earthquake-safe. Go to the link below and find the earthquake section under emergency preparedness information.

Earthquake Preparedness Information, Link to Oregon Emergency Management

	Smoke Alarms

Relating to new construction and most major remodeling work, the following is a summary of what the Oregon One and Two Family Dwelling Code states:

• Smoke alarms shall be installed in each sleeping room, outside of each separate sleeping area in the immediate vicinity of the bedrooms and on each additional story of the dwelling, including basements and cellars but not including crawl spaces and uninhabitable attics.
• All alarms shall be interconnected...
• Ionization smoke alarms shall not be located closer than 3' horizontally from:
  • the door to a kitchen
  • the door to a bathroom containing a tub or shower
  • a supply register of a forced air heating or cooling system (outside the airflow from those registers).
• A smoke alarm installed within 20' of a cooking appliance shall be photoelectric-type smoke alarm or the alarm shall have an approved alarm silencer means.