Change of Occupancy Classification or Change of Use

Both Change of Occupancy Classification and Change of Use require a BUILDING PERMIT per the Oregon Structural Specialty Code OSSC (this is a state wide code which all building departments follow).

Please note that these "changes" between Occupancy and/or Use may NOT necessarily involve a physical/framing changes to the building, although a permit is still required.

The different Occupancy Classifications listed below (and the different Uses within each Occupancy) represent varying levels of hazards and risks to building occupants which require a permit for Code Review.

OCCUPANCY CLASSIFICATION

This is a formal designation of the primary purpose of a building/structure or portion of it.  Buildings/structures can have more than one Occupancy Classifications. These Occupancy Classifications are listed by Groups in the current Oregon Structural Specialty Code (OSSC) which are listed below as they appear in the current OSSC 1-10, along with their Uses.  Not all Occupancy Groups contain subordinate USES, see list below;

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

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

Note; Changes of Occupancy Classification Group means a change from the above 10 listed Classification Groups.  These change of Classification Group changes the primary purpose of a structure or portion of a structure.

Examples of Change of Occupancy;

1-2 family houses are identified as Occupancy Group "R" (Residential) with a subordinate Use "R3" (1-2 family home).  

• Changing a house/Residential (Occupancy R) to an law office/Business (Occupancy B) would reclassify the space to the new Occupancy Group "B".  (Home Occupation for your home business is separate, see Planning for additional permits/requirements)
• Changing a furniture retail store/Mercantile (Occupancy M) to a fitness gym/Assembly (Occupancy A) would reclassify the identified space to a new Occupancy Group "A".

Note; Change of Use means a change in the identified Use or the level of activity within an Occupancy Group. See example below;

Example of a Change of Use: To make changes within Occupancy "A" (Assembly Group) from a theater/Use-A1 to a restaurant/Use-A2 is a Change within the identified Use.

BUILDING DEPARTMENT PERMITS;

Permits are required for code review of your Change of Occupancy and Change of Use.  This permit is required even if no alterations to the building or site are proposed or required by the current code.

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 shown in brochure below)
  • Plans will generally include a site plan, a plan of each floor with doors & windows, a cross section, often stair details 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.

* Additional separate Permits could be required;  Existing buildings originally permitted with approved Occupancy and/or Use, would now be reviewed with the current building codes and therefore not exempt or 'grandfather' the existing building when applying for new Changes of Occupancy or Changes of Use.  Examples of possible upgrades 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.
• Accessibility; which could mean installing wheelchair ramp(s) and/or railing.  And/or accessible parking, entrances, routes, countertops, restrooms, etc.
• Any required or proposed improvements/changes to plumbing (fixtures/pipes), mechanical (vents/fans/heat/cooling) and electrical.
• 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; https://www.ci.scappoose.or.us/engineering/page/system-development-charge-sdc-including-school-cet

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; www.ci.scappoose.or.us/planning/page/zoning-map

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; https://www.scappoose.gov/cityhall/page/business-licenses

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