[PAGE 1]
City of Rockaway Beach
Planning Commission Meeting Agenda
Date: Thursday, February 19, 2026
Time: 5:00 PM
Location: Rockaway Beach City Hall, 276 Hwy 101 - Civic Facility
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1. CALL TO ORDER
2. PLEDGE OF ALLEGIANCE
3. ROLL CALL
4. APPROVAL OF MINUTES
a. January 15, 2026 Meeting Minutes
5. PRESENTATIONS, GUESTS & ANNOUNCEMENTS - None Scheduled
6. STAFF REPORTS
a. Planning Department Staff Report
Rockaway Beach City Hall is accessible to persons with disabilities. A request for an interpreter for the hearing impaired or for
other accommodations for persons with disabilities should be made at least 48 hours before the meeting to the City
Recorder Melissa Thompson at cityrecorder@corb.us or 503-374-1752.
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[PAGE 2]
7. PUBLIC HEARING - None Scheduled
8. PUBLIC INPUT ON NON-AGENDA ITEMS
9. OLD BUSINESS - None Scheduled
10. NEW BUSINESS
a. Discussion Regarding Comprehensive Plan Update
11. PLANNING COMMISSION COMMENTS & CONCERNS
12. ADJOURNMENT
Rockaway Beach City Hall is accessible to persons with disabilities. A request for an interpreter for the hearing impaired or for
other accommodations for persons with disabilities should be made at least 48 hours before the meeting to the City
Recorder Melissa Thompson at cityrecorder@corb.us or 503-374-1752.
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[PAGE 3]
City of Rockaway Beach
Planning Commission Meeting Minutes
Date: Thursday, January 15, 2026
Location: Rockaway Beach City Hall, 276 Hwy 101 - Civic Facility
1. CALL TO ORDER
President Hassell called the meeting to order at 5:00 p.m.
2. PLEDGE OF ALLEGIANCE
3. ROLL CALL
T
Planning Commissioners Bill Hassell, Penny Cole, Sandra Johnson, Stephanie Winchester, Nancy
Present: Lanyon, Jason Maxfield, Lydia Hess
F
Council Members Charles McNeilly, Mary McGinnis
Present:
Staff Present: Luke Shepard, City Manager; Melissa Thompson, City Recorder; Abram
A
Tapia, City Planner
4. APPROVAL OF MINUTES
R
a. December 18, 2025 Meeting Minutes
Motion by Penny Cole, seconded by Nancy Lanyon, to approve the December 18, 2025 meeting minutes
as presented.
D
Motion Passed by the following vote:
Yes: 7 (Bill Hassell, Penny Cole, Sandra Johnson, Stephanie Winchester, Nancy Lanyon, Jason Maxfield,
Lydia Hess)
No: 0 (None)
5. PRESENTATIONS, GUESTS & ANNOUNCEMENTS - None Scheduled
6. STAFF REPORTS
Tapia provided an update on the following:
• Nedonna Wave Land Use Board of Appeals (LUBA) case - Applicant filed a petition for review on
December 1st raising three assignments of error. City staff and legal counsel responded by brief
addressing two of the assignments of error in the petition for review. Oregon Shores intervened
and briefed the remaining issue. LUBA heard oral argument this week, and a final decision is
expected by February 9th to determine whether the matter is concluded or remanded to the
City.
• Planning Department approved 3 zoning permits in December, and Planning Commission granted
a variance and made recommendations to the City Council for amendments to the
Rockaway Beach Planning Commission Page 1 of 3
Minutes – January 15, 2026
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[PAGE 4]
Comprehensive Plan and Zoning Ordinance.
7. PUBLIC HEARING - None Scheduled
8. PUBLIC INPUT ON NON-AGENDA ITEMS
• None
9. OLD BUSINESS - None Scheduled
10. NEW BUSINESS
a. Recap of 2025
• Tapia presented an overview of Planning DepartmeTnt and Planning Commission activity in 2025.
• There was brief discussion regarding publicizing the Middle Housing code updates.
b. Review of Expected 2026 Projects F
• Tapia presented upcoming business expected to come before the Planning Commission in 2026,
A
including Community Grant application review, Flood Hazard Overlay (FHO) Zone amendments,
and comprehensive update to the Development Code project.
• Tapia provided a more detailed overview of the Development Code Update Project, which will be
R
focused on the housing components of the code.
• Tapia invited the Commissioner's input on which sections of the Comprehensive Plan should be
prioritized.
• After discussDion, three tentative priority areas were identified: economic/downtown policy,
wetlands and natural resources, and transportation.
• Tapia proposed that the Commission revisit the discussion in February.
• There were comments that envisioning was an important first step, and suggestion that
information be distributed in advance of public engagement.
11. PLANNING COMMISSION COMMENTS & CONCERNS
• Cole commented on recent weather.
• Hess advocated for more bike racks and implementing bike lanes, and suggested providing
business subsidies for installation of bike racks through the Facade Grant program.
• Lanyon suggested that municipalities ask the state to prioritize repairs of Highway 6. Lanyon
presented the book Pocket Neighborhoods, written by the architect of Manzanita's Classic Street
Cottages, and offered to share it with Commissioners.
• Johnson praised the new city website. Johnson shared that the Forest Stewardship Plan Advisory
Committee will meet on January 16th and encouraged all to attend.
• Maxfield gave kudos to the City Council and staff for recent accomplishments. Maxfield shared a
vision for making the city more livable. Maxfield proposed the Planning Commission review
Short-Term Rental (STR) regulations.
Rockaway Beach Planning Commission Page 2 of 3
Minutes – January 15, 2026
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[PAGE 5]
• Winchester was impressed by the new website mobile navigation. Winchester commented on
the importance of bicycles, noting them as a possible solution for improving the parking
situation. Winchester suggested sharing ideas with businesses about where and how to install
racks.
• McGinnis commented that the new website was very usable. McGinnis shared that the City
Council was looking at STR updates. McGinnis encouraged the Planning Commission to explore a
vision for both tourists and full-time residents.
• McNeilly praised the new website and was pleased that it was an off-the-shelf solution designed
for cities. McNeilly complemented the Planning Commission's recent work on recent
amendments to the Comprehensive Plan and Zoning code, and acknowledged Tapia for his
presentations. McNeilly shared that Shepard received another stellar performance review.
McNeilly explained the proposed amendments to STR regulations that were currently under
consideration.
• There was discussion regarding STR license transfer regulations.
• Hassell encouraged adding more benches to the OlTd Cedar Boardwalk. Hassell commented on
the improved indexing on the new city website. Hassell was excited about starting Lake Lytle
milfoil and catail cleanup this year.
F
12. ADJOURNMENT
Motion by Stephanie Winchester, seconAded by Sandra Johnson, to adjourn the meeting at 6:16 p.m.
Motion Passed by the following vote:
Yes: 7 (Bill Hassell, Penny Cole, Sandra Johnson, Stephanie Winchester, Nancy Lanyon, Jason Maxfield,
Lydia Hess) R
No: 0 (None)
D
MINUTES APPROVED THE
19TH DAY OF FEBRUARY 2026
______________________________
William Hassell, President
ATTEST
______________________________
Melissa Thompson, City Recorder
Rockaway Beach Planning Commission Page 3 of 3
Minutes – January 15, 2026
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[PAGE 6]
City of Rockway Beach, Oregon
276 S. Highway 101, PO Box 5
Rockaway Beach, OR 97136
(503) 374-1752
www.corb.us
MEMORANDUM
TO: Planning Commission
FROM: Abram Tapia, City Planner
DATE: February 19, 2026
RE: Planning Department Staff Report
LUBA 2025-001/2025-069:
On October 23, 2025, the applicant, Nedonna Wave LLC, appealed the City Council decision, which
reversed the Planning Commission's decision from July 18, 2024, regarding application #PUD-24-1,
ultimately denying the Planned Unit Development application. Staff and legal counsel prepared a brief in
response to the petition for review prepared by the applicant on December 1, 2025. On January 13, LUBA
heard oral argument for this case and issued their final opinion on February 9.
In the final opinion, LUBA affirmed the City's decision to deny the request to amend the application for
the second phase of the PUD on the grounds that the 2008 PUD application had expired. The Board did
not reach petitioner's first and third assignments of error, which related to the application of the SA zone.
Even though LUBA's final opinion and order did not reach the SA zone questions, this legal matter has
clarified the application of the SA zone as a base zone, with its own allowed uses and standards.
LUBA’s final opinions and orders can be appealed to the Oregon Court of Appeals (ORS 197.850), which
can result in all or part of LUBA’s decision being invalidated. If the applicants sought to appeal this
decision, the appeals would need to be filed in the Court of Appeals within 21 days after the date LUBA
mailed its final opinion and order. If the applicant would like to move forward without appealing the case
further, the City will require they submit a new PUD application and go through the PUD process anew.
Project to Modernize the Comprehensive Plan, Zoning Ordinance, and Subdivision Ordinance:
On October 2, 2025, after a successful grant proposal, DLCD’s Housing Accountability and Production
Office (HAPO) offered the City of Rockaway Beach a Housing Planning Assistance grant. Staff are in
conversation with Cascadia Partners, a regional planning consulting firm, who will be working with the
City throughout this project. Both Staff and our consultant team are ready to begin this project, we are
waiting for DLCD to disperse the grant funds.
This project seeks to modernize regulations that impact residential development in Rockaway Beach to
comply with State housing laws, address permitting and land use barriers to housing production, and
facilitate housing production, affordability, and choice. Through this project, Staff will consider
amendments to the City’s Comprehensive Plan, Comprehensive Plan Map, Zoning Ordinance,
Subdivision Ordinance, and Zoning Map, while involving the community through the process by holding
Planning Department Monthly Report Page 1 of 1
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three community engagement events. The planning commission will act as the project’s advisory
committee.
Housing Capacity Analysis and Housing Production Strategies
In 2023, the Oregon Legislature passed SB 406, a bill relating to housing in Tillamook County. SB 406
required that certain cities and communities in Tillamook County allow middle housing on residentially
zoned lands, to adopt housing production strategies, and to accommodate estimated housing needs upon
lands inventoried as buildable lands.
With the support of the cities, Tillamook County obtained a Planning Assistance grant to implement the
second phase of SB 406: Housing Capacity Analysis and Housing Production Strategies. The planning
consulting firm 3J has been assigned as the consultant to this project. The scope of work for this project
is in the process of being finalized. On February 26, Cities and the County will meet with DLCD to finalize
the scope of work and better understand the responsibilities of the different jurisdictions.
Permit Review:
In the month of January, the Planning Department approved five zoning permits, including four new
dwelling units. The Planning Department denied three zoning permits. Zoning permits are denied if
applicants pursue a direction substantially different from the original application or fail to meet a
requirement that cannot be addressed in the near future. The Planning Department works very closely with
applicants and denies permits as a last resort.
Planning Department Staff Report Page 2 of 2
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[PAGE 8]
Presentation Slides
for Discussion
Regarding
Comprehensive Plan
Update
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[PAGE 9]
2/12/2026
Planning
Commission
February 19, 2026
1
Which Sections
of the
Last meeting’s
Comprehensive
Question for the Commission
Plan should we
prioritize?
2
1
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[PAGE 10]
2/12/2026
Comprehensive • Goal 6: Air, Water and Land
Resources Quality
Plan Sections • Goal 7: Areas Subject to Natural
Hazards
• Goal 8: Recreational Needs
• Envisioning:What do we want the future • Goal 9: Economic Development
to look like? • Goal 10: Housing
• Land Use Categories (Zones) • Goal 11: Public Facilities and
• Comprehensive Plan Map Services
• Goal 1: Citizen Involvement • Goal 12: Transportation
• Goal 2: Land Use Planning • Goal 13: Energy Conservation
• Goal 3: Agricultural Lands • Goal 14: Urbanization
• Goal 4: Forest Lands • Goal 17: Coastal Shorelands
• Goal 5: Natural Resources, Scenic and • Goal 18: Beaches and Dunes
Historic Areas, and Open Spaces • Coordination:with other
(Wetlands and Riparian Corridors) organizations and jurisdictions
3
Agenda
1 2 3
Examples of Refresher on Discussion on
Comprehensive State-Wide Prioritization
Plans Planning Goals
4
2
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2/12/2026
Comp Plan
Examples
5
Portland
Comprehensive Plan
Goals and Policies
6
3
Page 11 of 25

[PAGE 12]
2/12/2026
Eugene
Envision Eugene
Comprehensive Plan
7
Salem
Salem Area
Comprehensive Plan
8
4
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2/12/2026
Comprehensive • Goal 6: Air, Water and Land
Resources Quality
Plan Sections • Goal 7: Areas Subject to Natural
Hazards
• Goal 8: Recreational Needs
• Envisioning:What do we want the future • Goal 9: Economic Development
to look like? • Goal 10: Housing
• Land Use Categories (Zones) • Goal 11: Public Facilities and
• Comprehensive Plan Map Services
• Goal 1: Citizen Involvement • Goal 12: Transportation
• Goal 2: Land Use Planning • Goal 13: Energy Conservation
• Goal 3: Agricultural Lands • Goal 14: Urbanization
• Goal 4: Forest Lands • Goal 17: Coastal Shorelands
• Goal 5: Natural Resources, Scenic and • Goal 18: Beaches and Dunes
Historic Areas, and Open Spaces • Coordination:with other
(Wetlands and Riparian Corridors) organizations and jurisdictions
9
Comprehensive
Plan Sections
10
5
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[PAGE 14]
2/12/2026
Portland
Comprehensive Plan
Goals and Policies
11
Eugene
Envision Eugene
Comprehensive Plan
12
6
Page 14 of 25

[PAGE 15]
2/12/2026
Salem
Salem Area
Comprehensive Plan
13
Planning
Goals
14
7
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2/12/2026
Comprehensive • Goal 6: Air, Water and Land
Resources Quality
Plan Sections • Goal 7: Areas Subject to Natural
Hazards
• Goal 8: Recreational Needs
• Envisioning:What do we want the future • Goal 9: Economic Development
to look like? • Goal 10: Housing
• Land Use Categories (Zones) • Goal 11: Public Facilities and
• Comprehensive Plan Map Services
• Goal 1: Citizen Involvement • Goal 12: Transportation
• Goal 2: Land Use Planning • Goal 13: Energy Conservation
• Goal 3: Agricultural Lands • Goal 14: Urbanization
• Goal 4: Forest Lands • Goal 17: Coastal Shorelands
• Goal 5: Natural Resources, Scenic and • Goal 18: Beaches and Dunes
Historic Areas, and Open Spaces • Coordination:with other
(Wetlands and Riparian Corridors) organizations and jurisdictions
15
Goal 1
Citizen Involvement
To develop a citizen involvement program
that insures the opportunity for citizens to
be involved in all phases of the planning
process.
Have a citizen involvement program and a
committee for citizen involvement (CCI)
Are there Administrative Rules that
implement Goal 1?No
16
8
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2/12/2026
Goal 2
Land Use Planning
To establish a land use planning process
and policy framework as a basis for all
decisions and actions related to the use of
land and to assure an adequate factual
base for such decisions and actions.
Establishes the requirement for
maintaining a Comprehensive Plan
Are there Administrative Rules that
implement Goal 2?Yes
17
Goal 3
Agricultural Lands
To preserve and maintain agricultural
lands.
This goal is more relevant for Counties than
Cities. Rockaway Beach does not have
lands identified as agricultural lands in
UGB.
Are there Administrative Rules that
implement Goal 3?Yes
18
9
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2/12/2026
Goal 4
Forest Lands
To conserve forest lands by maintaining the forest
land base and to protect the state's forest economy
by making possible economically efficient forest
practices that assure the continuous growing and
harvesting of forest tree species as the leading use
on forest land consistent with sound management
of soil, air, water, and fish and wildlife resources and
to provide for recreational opportunities and
agriculture.
Are there Administrative Rules that implement
Goal 4?Yes
19
Goal 5
Natural Resources, Scenic and
Historic Areas, and Open Spaces
To protect natural resources and conserve
scenic and historic areas and open spaces.
Starts with an inventory of resources. Six
Goal 5 resource categories: wild and scenic
rivers, state scenic waterways, groundwater
resources, Oregon recreation trails, Sage
Grouse habitat, and wilderness areas.
Are there Administrative Rules that
implement Goal 5?Yes
20
10
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2/12/2026
Goal 6
Air, Water, and Land
Resources Quality
To maintainand improve the quality of the
air, water and land resources of the state.
For the protection of air, water, and land
resources from pollution and pollutants
when developing comprehensive plans.
Are there Administrative Rules that
implement Goal 6?No
21
Goal 7
Areas Subject to
Natural Hazards
To protect people and property from
natural hazards.
Natural Hazards: Slopes, flooding, coastal
erosion, tsunamis.
Are there Administrative Rules that
implement Goal 7?No
22
11
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2/12/2026
Goal 8
Recreational Needs
To satisfy the recreational needs of the
citizens of the state and visitors and, where
appropriate, to provide for the siting of
necessary recreational facilities including
destination resorts.
Recreation Planning, Destination Resort
Siting, Parks.
Are there Administrative Rules that
implement Goal 8?Yes
23
Goal 9
Economic Development
To provide adequate opportunities
throughout the state for a variety of
economic activities vital to the health,
welfare, and prosperity of Oregon's
citizens.
Prepare an Economic Opportunity Analysis
based on a 20-year growth forecast.
Are there Administrative Rules that
implement Goal 9?Yes
24
12
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2/12/2026
Goal 10
Housing
To provide for the housing needs of citizens
of the state.
Prepare a housing needs analysis (HNA),
which is both a product and a process to
determine areas of need in their current
inventory of housing and their buildable
land supply.
Are there Administrative Rules that
implement Goal 10?Yes
25
Goal 11
Public Facilities and
Services
To plan and develop a timely, orderly and
efficient arrangement of public facilities and
services to serve as a framework for urban and
rural development.
Include water and sewer services, police and fire
protection, health services, recreation facilities,
energy and communication services, building
permitting, and public works.
Are there Administrative Rules that
implement Goal 11?Yes, but...
26
13
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2/12/2026
Goal 12
Transportation
To provide and encourage a safe,
convenient and economic transportation
system.
Prepare a transportation system plan that
takes into account all relevant modes of
transportation: mass transit, air, water, rail,
highway, bicycle, and pedestrian.
Are there Administrative Rules that
implement Goal 12?Yes
27
Goal 13
Energy Conservation
To conserve energy.
Policies to look within existing urban
neighborhoods for areas of potential
redevelopment before looking to expand.
The goal also directs cities and counties to
have systems and incentives in place for
recycling programs.
Are there Administrative Rules that
implement Goal 13?No
28
14
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2/12/2026
Goal 14
Urbanization
To provide for an orderly and efficient
transition from rural to urban land use, to
accommodate urban population and urban
employment inside urban growth
boundaries, to ensure efficient use of land,
and to provide for livable communities.
Includes: policies for the UGB
Are there Administrative Rules that
implement Goal 14?Yes
29
Goal 17
Coastal Shorelands
To conserve, protect, where appropriate, develop and where
appropriate restore the resources and benefits of all coastal
shorelands, recognizing their value for protection and
maintenance of water quality, fish and wildlife habitat,
water-dependent uses, economic resources and recreation
and aesthetics. The management of these shoreland areas
shall be compatible with the characteristics of the adjacent
coastal waters; and To reduce the hazard to human life and
property, and the adverse effects upon water quality and
fish and wildlife habitat, resulting from the use and
enjoyment of Oregon’s coastal shorelands.
Are there Administrative Rules that
implement Goal 17?Yes
30
15
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2/12/2026
Goal 18
Beaches and Dunes
To conserve, protect, where appropriate develop, and
where appropriate restore the resources and benefits
of coastal beach and dune areas; and To reduce the
hazard to human life and property from natural or
man-induced actions associated with these areas.
Includes policies for Prohibition Areas, Shoreline
Armoring, Dune Grading, and Ocean Shore
Regulation.
Are there Administrative Rules that implement
Goal 18?Yes
31
Discussion
32
16
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[PAGE 25]
2/12/2026
Comprehensive • Goal 6: Air, Water and Land
Resources Quality
Plan Sections • Goal 7: Areas Subject to Natural
Hazards
• Goal 8: Recreational Needs
• Envisioning:What do we want the future • Goal 9: Economic Development
to look like? • Goal 10: Housing
• Land Use Categories (Zones) • Goal 11: Public Facilities and
• Comprehensive Plan Map Services
• Goal 1: Citizen Involvement • Goal 12: Transportation
• Goal 2: Land Use Planning • Goal 13: Energy Conservation
• Goal 3: Agricultural Lands • Goal 14: Urbanization
• Goal 4: Forest Lands • Goal 17: Coastal Shorelands
• Goal 5: Natural Resources, Scenic and • Goal 18: Beaches and Dunes
Historic Areas, and Open Spaces • Coordination:with other
(Wetlands and Riparian Corridors) organizations and jurisdictions
33
Suggested
Sections
• Community Engagement and Involvement
• Housing
• Transportation and Access
• Economic Development and Employment
• Public Facilities, Services, and Infrastructure
• Open Spaces and Parks
• Wetlands, Riparian Corridors, and the Natural Environment
• The Coast, Beaches, and Dunes
• Natural Hazards
• Land Use Planning Process
• Land Use Categories and Comprehensive Plan Map
• Urban Growth Boundary
34
17
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