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City of Rockaway Beach
Planning Commission Meeting Agenda
Date: Thursday, November 20, 2025
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. September 18, 2025 Meeting Minutes
5. PRESENTATIONS, GUESTS & ANNOUNCEMENTS - None Scheduled
6. STAFF REPORTS
7. PUBLIC HEARING - None Scheduled
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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8. PUBLIC INPUT ON NON-AGENDA ITEMS
9. OLD BUSINESS - None Scheduled
10. NEW BUSINESS
a. Discussion Regarding Zoning Ordinance Amendment of Multi-Unit Definition
b. Discussion Regarding Comprehensive Plan Amendment of Policies Relating to the
Economy
c. Consideration to Approve Request for One-Year Extension for Lake Lytle Estates
Phases
IV-VII - Preliminary Subdivision Case File #23-01
d. Review of 2026 Meeting Dates
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, September 18, 2025
Location: Rockaway Beach City Hall, 276 HWY 101 - Civic Facility
1. CALL TO ORDER
Planning Commission President Hassell called the meeting to order at 5:00 p.m.
2. PLEDGE OF ALLEGIANCE
3. ROLL CALL
Commissioners Present: Bill Hassell, Penny Cole, Lydia Hess, Sandra Johnson, Nancy Lanyon, Jason
Maxfield, and Stephanie Winchester
Council Members Present: Charles McNeilly, Mayor; and Mary McGinnis, Planning Commission
Liaison
Staff Present: Abram Tapia, City Planner; and Melissa Thompson, City Recorder
4. APPROVAL OF MINUTES
Start time: 5:01 p.m.
a. August 21, 2025 Meeting Minutes
Motion by Cole, seconded by Winchester, to approve the August 21, 2025 Meeting Minutes
as presented.
Motion carried by the following vote:
Yes: 7 (Cole, Hess, Lanyon, Johnson, Maxfield, Winchester, Hassell)
No: 0
5. PRESENTATIONS, GUESTS & ANNOUNCEMENTS – None Scheduled
6. STAFF REPORTS
Start time: 5:02 p.m.
Tapia provided the following Planning Department updates:
• Two permits were processed in the last month. Most of Planning Department time in past
month was occupied with remand of decision on Nedonna Wave application #PUD-24-1.
Rockaway Beach Planning Commission Page 1 of 3
Minutes – September 18, 2025
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• Tapia shared a presentation providing an overview of the City Council decision on the
Nedonna Wave Phase 2 Development remand. Tapia and Shepard answered clarifying
questions. Discussion regarding implications of the decision.
7. PUBLIC HEARING – None Scheduled
8. PUBLIC COMMENTS ON NON-AGENDA ITEMS
Start time: 5:41 p.m.
• Daniel Howlett, resident, commented on hiring practices and advocated for advertising of all
city positions.
9. OLD BUSINESS – None Scheduled
10. NEW BUSINESS
Start time: 5:44 p.m.
a. Staff Presentation: Tillamook County Housing Needs Analysis
• Tapia gave a presentation providing an overview of Tillamook County’s Housing Needs
Analysis (HNA).
• Discussion regarding the data presented in the analysis.
11. PLANNING COMMISSION COMMENTS & CONCERNS
Start time: 6:34 p.m.
• Johnson shared a reminder that the October meeting was cancelled. Johnson advocated
for consideration of a dark skies ordinance when time permitted, noting there were
online resources from groups such as the Dark Sky Oregon.
• Lanyon advocated for shielding street lights. Lanyon shared that National Electric Vehicle
Infrastructure (NEVI) Formula Program was offering another round of electric vehicle
charger grants, and suggested the marinas should have chargers.
• Winchester expressed appreciation for Tapia’s presentations.
• Hess reiterated appreciation for Tapia’s presentations, and hoped to find solutions to
preserve wetlands and beauty, while also carefully building more housing.
• Maxfield stated dark skies are important for wildlife, and wished that the beach was
darker for stargazing. Maxfield expressed skepticism about accuracy of the HNA numbers
Rockaway Beach Planning Commission Page 2 of 3
Minutes – September 18, 2025
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and encouraged making plans based on local knowledge and a vision of what the
community wants to achieve.
• Cole also advocated for dark skies and suggested a task force. Cole expressed
appreciation to Tapia for his work and presentations.
• McGinnis noted that System Development Charges (SDCs) were guided heavily by state
law and mentioned some available training on the topic. McGinnis noted that dark skies
were ranked lower than other priorities in the Strategic Plan. McGinnis responded to
public comments regarding hiring practices, noting that it did not fall under the purview
of the Planning Commission.
• McNeilly responded to public comments regarding hiring practices, commending current
staff and noting it was not an issue raised by others or resonating in the community.
• Hassell reported that he joined Trail Keepers and shared experience with visitors on the
Big Cedar trail. Hassell shared that there were over 50 David’s Chair users since its
inception, and there was an upcoming training for volunteers.
12. ADJOURNMENT
Motion by Winchester, seconded by Johnson, to adjourn the meeting at 6:49 p.m.
Motion carried by the following vote:
Aye: 7 (Cole, Hess, Johnson, Lanyon, Maxfield, Winchester, Hassell)
Nay: 0
MINUTES APPROVED THE
20TH DAY OF NOVEMBER 2025
William Hassell, President
ATTEST
Melissa Thompson, City Recorder
Rockaway Beach Planning Commission Page 3 of 3
Minutes – September 18, 2025
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CITY OF ROCKAWAY BEACH
PLANNING COMMISSION ACTION
STAFF REPORT Case File: Preliminary Subdivision #23-01
Meeting Date: November 20, 2025
REQUEST: Applicant, Troy Johns, requests a 1-year extension for filing a Final Subdivision Plat.
A. REPORT OF FACTS
The following is a summary of the facts found to be relevant to this decision:
1. The City of Rockaway Beach Planning Commission approved the tentative plat approval for the Lake Lytle
Estates Phases IV-VII subdivision on October 26,2023, effective November 13, 2023. On October 17, 2024,
the Planning Commission approved a 1-year extension of the Final Subdivision Plat submission deadline,
to November 13, 2025. The Applicant is seeking a second 1-year extension of this deadline, until November
13, 2026.
2. The Rockaway Beach Subdivision Ordinance, Section 5 (11): The tentative subdivision plan shall be valid
for one year from the date of its approval. The Planning Commission, upon written request by the applicant,
may grant an extension of the tentative subdivision plan approval for a period of one year. In granting an
extension, the Planning Commission shall make a written finding that the facts upon which the approval
was based have not changed to an extent sufficient to warrant refiling of the tentative plan.
B. CONCLUSION
A review of the original application and the Subdivision Ordinance, revised June 2025, the facts upon which the
approval was based have not changed, therefore, refiling of the tentative plan is not warranted.
Staff recommend that the Planning Commission approve a 1-year extension of time, until November 13, 2026, to
allow the Applicant to file a Final Subdivision Plat with the City of Rockaway Beach.
Preliminary Subdivision #23-01 Page 1 of 1
Staff Report
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Planning Commission Meeting Calendar 2026
• January 15, 2026
• February 19, 2026
• March 19, 2026
• April 16, 2026
• May 21, 2026
• June 18, 2026
• July 16, 2026
• August 20, 2026
• September 17, 2026
• October 15, 2026
• November 19, 2026
• December 17, 2026
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