Change of Occupancy Classification or Change of Use

A permit is required to document a Change of Occupancy Classification or a Change of Use which are both identified in the Oregon Structural Specialty Code (OSSC) even where no alterations to the building are planned. The OSSC is the state wide building code for Commercial structures, which all building departments in Oregon must follow.

The different Occupancy Classifications are listed below, along with the different Uses within certain Occupancy Classifications. Each 'Occupancy' and each 'Use' represent varying levels of hazards and risks to occupants which is why permits are required for changes between either.

To find the details and definitions of each Classification Group and their defined subordinate Uses, open the link to the full OSSC; https://codes.iccsafe.org/content/OSSC2019P1/chapter-3-occupancy-classification-and-use

OCCUPANCY CLASSIFICATION:

Below is the formal designation of each primary purpose of a building/structure or portion of it as listed in the Oregon Structrual Specialty Code, Chapter 3. Note; Buildings/structures can have more than one Occupancy Classifications. For example, a Retail Center (M) could also have an office area(B) and/or stockroom/storage area(S).

Assembly = A (Uses: A1, A2 A3, or A5)
Business = B
Education = E
Factory/Industrial = F (Uses: F1 or F2)
High Hazard = H (Uses: H1, H2, H3, H4 or H5)
Institutional = I (Uses: I1, I2, I3 or I4)
Mercantile = M
Residential = R (Uses: R1, R2, R3 or R4)
Storage = S (Uses: S1, S2 or S3)
Utility or Miscellaneous = U

Examples of Change of Occupancy Classification;

To change an Office space into a Retail store would be a change between Occupancy Classifications "B" (found in OSSC Ch. 3, Section 304-Business) to "M" (found OSSC Ch. 3, Section 309-Mercantile).
To change a single family house or duplex into a law office would be an Occupancy Classification change from the Residential Occupancy "R" (identified in Section 310) to the Business Group "B" (identified in Section 304)
Changing a furniture retail store/Mercantile (Occupancy M) to a fitness gym/Assembly (Occupancy A) would reclassify the space into a new Occupancy Group "A".

Example of a Change of Use;

Certain Occupancy Classifications also have subordinate Uses identified. Section 303 in the OSSC defines each.

In the Assemble Group A Classification; to change from Restaurant "A-2" into a Theater "A1" is a change between Uses.
In the Residential Group R Classification; to change from an Apartment "R-2" to a Hotel "R-1", is a change of Use.

NOTE: The Building Official can decide if a permit would still be required when no change of Occupancy or no change of Use would occur. For example, in Business Group B; if a space that was used as a Bank changes to a Barber Shop. Both are within the same Classification.

Existing buildings originally permitted with approved Occupancy and/or Use, would now need to be reviewed with the current building codes and therefore not exempt or 'grandfather' the existing building when applying for the permit. Examples of possible upgrades/changes that could require additional permits are listed below;

Fire-separation between uses; which could mean applying several layer of gypsum board to existing walls and/or ceilings to resist the spread of fire between the neighboring uses.
Accessibility; which could mean installing wheelchair ramp(s) and/or railing. And/or accessible parking, entrances, routes, countertops, restrooms, etc.
Plumbing, Mechanical and Electrical changes and/or fire sprinklers.
Planning/zoning requirements could include add'l parking, bike racks, and/or fencing, screening and landscape. Additional Planning Dept. permits could also be required.
System Development Charges for any changes to the water meter size and/or changes to the Traffic Impact listed in the ITE Land Use Codes; SDC

BUILDING DEPARTMENT PERMITS;

To apply for the permit, you or your contractor must provide the city with;

Commercial Permit application (see supporting documents below)
2 sets of plans; (plan examples below)
- Plans will generally include a site plan, a plan of each floor with doors & windows, a cross section, stair details with railing and accessibility routes including counter heights.
- Plans should show how the proposed use and layout of each room meet current code requirements.
- If there are areas that need to be improved to meet current code, the drawings should include construction details showing how these will be modified.

Depending on the changes, the Building Official could also require a Code Summary-Analysis to be performed by a professional at your expense and submitted to the City for Code Review. See checklist in documents below. ALL BUILDINGS OVER 4,000 SQ. FT. WILL REQUIRE A CODE SUMMARY ANALYSIS. See documents below.

DAY CARES AND ADULT GROUP HOMES COULD REQUIRE SPRINKLERS, SEE CURRENT CODES FOR MORE INFO;

Commercial Code; https://www.oregon.gov/bcd/codes-stand/Pages/commercial-structures.aspx
Residential Code; https://www.oregon.gov/bcd/codes-stand/Pages/residential-structures.aspx

PLANNING DEPARTMENT PERMITS AND ZONING (specific to properties within the Scappoose City Limits)

The Scappoose Land Use Development code will list the permitted/conditional uses allowed in each zone.

You will need to confirm the zoning of the property and then the permitted/conditional uses for that zone. Link to zoning map; MAPS

Link to Land Use Development Code to review permitted/conditional for each zone; Municipal Code Search | City of Scappoose Oregon

For example, a "hotel" is listed as a permitted use in the "C" Commercial zone although not a listed permitted/conditional use in the "R-4" Residential zone.

Changes to the Occupancy or the Use (for purposes of the planning/zoning code) may require add'l Planning Dept. permits and/or site improvements. ie. bike parking, changes to the parking, or paving and landscaping on the site. These Chapter items are listed below and can be found within the the Land Use Codes (link above);

Ch. 17.100 Landscaping Screening and Fencing

Ch. 17.106 Off-street Parking & Loading Requirements.
Ch. 17.114 Signs

Ch 17.120 Site Development Review

SCAPPOOSE BUSINESS LICENSE

Scappoose is not within the Portland Metro area, please complete a new Business License Application for your new business or your change in location. Link to all business licenses; BUSINESS LICENSE

Questions about Business Licenses can be directed to the City Recorder at 503-543-7146 or via email; sreeves@scappoose.gov

Feel free to contact the Building Dept. if you have any question.

scappoosebuildingdept@scappoose.gov