Opening a Small Public Space in Port Orchard? Here’s Your Permit Checklist for Success
At Studio Kamppari, most of our work centers around custom residential design—but we often hear from people starting small public-facing projects: a coffee shop, a daycare, a small church, or a cozy neighborhood restaurant. While these spaces may be modest in size, the permitting process can still feel overwhelming.
So we put together a practical guide to help you get your arms around what’s required—so you can move forward with confidence, and bring in professional help only when it truly adds value.
Small Commercial (Non-Residential) Project Checklist
Whether you’re renovating an existing space or starting from scratch, here’s what you’ll likely need to consider before you start to build.
1. Zoning & Land Use
Confirm that your business type is allowed in the zoning district.
If you are doing a remodel, determine if your project results in a change of occupancy (either change in use or change in the number of people using the space)
Common stumbling block: Assuming that you can put any use in any place — some uses are not allowed in certain areas. If you are putting a restaurant where there used to be an office, that is considered a change in use.
Who can help: Call or email your local planning department or hire an architect for a feasibility study; contact the City of Port Orchard if you are within city limits and Kitsap County in unincorporated areas. Please note that municipal codes and zoning maps are available on-line if you want to do your own research.
2. General Bureaucracy: Business License, Occupancy Permit, Health Department
Apply for a business license and a certificate of occupancy.
For restaurants and daycares, you’ll need health department signoff too; this applies to any business that deals with food, water, personal care services, or vulnerable populations, or has a private water system or onsite septic
Each business type is different, so check with your city, county, state and federal rules specific to your business type.
Common stumbling block: Missing the health department step—submit those plans along with any other permits you need. Also don’t forget your local city endorsement on the business license.
3. Building Permits
Needed for all new construction projects
Needed for any remodeling: adding walls, doors, bathrooms, counters, etc.
Also required for changes to mechanical (HVAC, hoods) and plumbing (sinks, drains, grease traps)
Common stumbling block: Not realizing that even simple changes like adding a door or new counter can trigger a permit—and ADA upgrades. Unpermitted work by a previous tenant can also cause unexpected issues.
Who can help: A permit expediter or specialist, an engineer, and/or an architect familiar with tenant improvement (TI) permits.
4. Fire and Life Safety
Commercial cooking? You’ll likely need a Type 1 hood and fire suppression system.
Daycares, churches, and any other spaces with lots of people often need extra fire exits, alarms, or sprinklers.
ADA accessibility (bathrooms, entries, parking) is often triggered by the change of use.
Common stumbling block: Underestimating how life safety codes affect layout and construction cost.
Who can help: Architect, fire protection engineer, or code consultant.
5. Parking Considerations
You’ll need to demonstrate that the site meets minimum parking requirements for your use type (restaurants, daycares, churches all have different standards).
ADA-compliant spaces and accessible paths to the entrance are required by code.
Restriping an existing lot may be simple—but adding or reconfiguring parking often requires a civil engineer.
Common stumbling block: Forgetting that new uses can trigger additional parking or ADA upgrades—even if you're reusing an old space. Requirements for storm water management can also be surprising.
Who can help:
Basic site plan: Architect or designer
Parking layout or grading changes: Civil engineer
ADA path-of-travel planning: Architect or civil engineer
6. When Do You Need an Architect?
Typically a licensed architect is needed when:
The building is larger than 4,000 SF or has many people inside it
You are changing exits, occupancy, or making structural changes
You are navigating tricky code issues or integrating complex systems
For small spaces (under 4,000 SF, no cooking hood, no structural changes): You may be able to sketch your own plan and work with a designer or contractor to submit a permit.
Common stumbling block: Some local jurisdictions require stamped drawings for even the smallest changes — adding a half wall, adding a counter, changing seating areas may trigger stamped drawing requirements in some jurisdictions.
Summary: When to Call a Design Professional
Trigger
All New Construction
Adding or Removing a Wall, Window or Door
Adding a Commercial Kitchen Hood
Adding a Grease Trap
Structural Change
Occupancy Change
Project > 4,000 Square Feet
Fire Systems
ADA
Adding a bathroom
Major MEP (HVAC) Upgrades
Assembly > 50 people
Parking (minor changes - restriping existing lot)
Parking (major changes)
Major Site Changes
Required Stamp
Architect
Architect
Mechanical Engineer, Architect maybe
Mechanical Engineer
Structural Engineer, Architect maybe
Architect
Architect
Fire Protection Engineer
Architect
Architect
MEP, Architect maybe
Architect
Architect
Civil Engineer
Civil Engineer, Architect maybe
Summary: Who Can Stamp Plans in WA State
Title
Architect
Professional Engineer (PE)
Structural Engineer (SE)
Mechanical Engineer
Civil Engineer
Electrical Engineer
Fire Protection Engineer
What They Can Stamp
Building Plans (layouts, egress, code compliance)
Engineering drawings (structural, mechanical, civil, electrical)
Structural calculations and design
HVAC, plumbing
Site plans, grading, drainage, utilities, parking
Power, low-voltage systems
Fire Protection, Fire Alarm
While most scope of work is permitted through the building permit process, electrical work in Washington state is permitted by the Department of Labor and Industries (L&I). The licensed electrician who will do the work, will acquire the required permits for electrical work.
When to Call Studio Kamppari
We love projects that treat public space as more than just code compliance—a small restaurant that feels as thoughtful as a home, a daycare that celebrates daylight, or a gathering space that invites people in with beauty and warmth.
If you’re looking for an architect who sees public spaces as design opportunities—not just checklists—we’d love to help.
But if you’re just looking to get in and open the doors, we hope this article helps you do just that—with clarity, confidence, and the right team in place.
Thinking of starting a high-caliber small commercial project? We’d love to hear from you.