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City of Rockaway Beach
Planning Commission Meeting Minutes 'A'-iTT.
Date: Thursday, December 18, 2025
Location: Rockaway Beach City Hall, 276 Hwy 101 - Civic Facility
1. CALL TO ORDER
Vice President Maxfield called the meeting to order at 5:00 p.m.
2. ROLL CALL
PlanningC ommissioners Penny Cole, SandraJ ohnson, Stephanie Winchester, Nancy Lanyon,J ason
Present: Maxfield
Planning Commissioners Bill Hassell
Excused:
Council Members Present: Charles McNeilly, Mayor; Mary McGinnis, Planning Commission Liaison
Staff Present: Luke Shepard, City Manager; Melissa Thompson, City Recorder; Abram
Tapia, City Planner
3. PLEDGE OF ALLEGIANCE
4. APPROVAL OF MINUTES
a. November 20, 2025 Meeting Minutes
Motion by Penny Cole, seconded by Nancy Lanyon, to approve the November 20, 2025 meeting minutes
presented.
Motion Passed by the following vote:
Yes: 5 (Penny Cole, SandraJ ohnson, Stephanie Winchester, Nancy Lanyon,J ason Maxfield)
No:0(None)
5. PRESENTATIONS, GUESTS & ANNOUNCEMENTS - None Scheduled
6. STAFF REPORTS
Tapia provided an update on the following:
. Land Use Board of Appeals (LUBA) Remand - Nedonna Wave PUD:A pplicant notified intent to
appeal City Council decision. Oregon Shores moved to intervene, supporting City Council
decision. City is considering a limited brief to reinforce prior LUBA decision.
. City awarded $100,000 housing planning assistance grant that will be used to complete
Comprehensive Plan & Code Modernization project. Exploring creation of new comprehensive
plan and zoning map for better usability.
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. Permit activity included 4 zoning permits approved in November, and 3 permits approved in
December. 5 permits are currently in progress; some delayed by state agency reviews.
7. PUBLIC HEARING
Mayor McNeilly and Council Member McGinnis excused themselves from the hearing since the decisions
could be appealed to the City Council.
a. Consideration of ffVAR-25-2 Request for a Variance to Setbacks Required to Expand a Non-
Conforming Structure at 25985 Beach Drive (2N1020CA6 900)
. Maxfield opened the public hearing at 5:08 p.m.
. Maxfield read aloud required statements and testifying instructions.
Conflicts of Interest
. None were declared
Ex-Parte Contacts
. Johnson declared she drove by the property and looked at it, but didn't stop or speak to anyone.
. Lanyon declared she went by and looked at the property, but didn't speak to anyone.
Staff Report
Tapia gave a presentation providing a summary of the staff report and images showing
the location of the property.
Property currently encroaches on the minimum required setback for corner lots.
Tapia reviewed the relevant criteria for the application and staff findings, noting that staff
findings were limited to the application that was submitted.
Staff recommended denial of the request.
Commission Q.uestions for Staff
. Lanyon inquired about emergency vehicle access related to a fire hydrant. Staff provided
clarification.
. Maxfield questioned the purpose of extra setbacks on corner lots. Tapia confirmed that the
current law must be applied. Maxfield suggested that the property may pose a unique hardship
given that the location where the addition is going is actually not at either corner of the two lots.
It's in the middle away from the corners, posing an unusual corner lot situation.
. Tapia confirmed forJohnson that the variance was required because non-conforming use was
being extended. Tapia confirmed that applicant could propose a new site plan within the 15-foot
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setback.
Applicant Presentation - Crina Horga, Applicant
. Applicant provided personal background information related to their purchase and use of
property.
. Applicant testified that the back lot is too small to support a new dwelling due to septic system
requirements.
. Applicant stated the best use of the lot, confirmed by county and city staff, is for an addition
rather than a separate dwelling.
. Applicant testified that due to the siting of the original structure, a 15-ft setback would make
rooms too small and defeat the purpose of the addition.
. Applicant explained it is a corner lot with ample space at rear. The addition is positioned
centrally, minimizing impact.
. Applicant stated addition would be an improvement and visually unobtrusive from the street.
Questions for Applicant
. Applicant confirmed for Johnson that drawingsw ere done for the addition. The addition would
extend a great room. Applicant further explainedt he existing layout and limitations to buildingt o
meet their needs.
. Maxfield inquired about options for building up rather than extending into setback. Applicant
stated cost was a limiting factor, as well as makingf unctional spaces for their purposes. what
they needed into the addition.
. Lanyon inquired about the garage. Applicant said it was a storage and laundry space.
. Lanyon inquired about a slope and clearing of trees on the second lot. Applicant stated it was not
significants lope, but wast old there was a slight slope when it was evaluated for the septic
system. Applicant confirmed the lot was graded and trees were removed for the septic system
and proposed addition.
Public testimony was invited. No guests were present.
Staff Response/Clarification
. Tapia commented that the Commission should weigh all information, not just the staff report,
when making a decision, since the hearing process was working as intended by providing
clarification and additional details.
. Tapia explained the additionalt estimony added valuable context, and an argument could be
made that some criteria may be met based on new information. Septic system limitations likely
create a unique exception, as lot size requirements in the urban growth boundary differ from
zoning ordinance standards.
. Tapia confirmed for Maxfield that the Commission could apply the additional information
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discussed to the criteria.
Applicant Final Comment
. Applicant inquired about suggestions and timeframe for the decision. Maxfield confirmed that a
decision would be made that night.
Maxfield close public hearing at 5:50 p.m.
Applicant waived the right to submit final written argument.
Deliberation
. Winchester stated that the applicant's presentation provided reasonable issues that posed
hardshipst o building on the lot, consideringt he space requirements for a septic system.
Winchester understood why a skinnier addition would be a hardship.
. Cole commented on the aesthetics of a structure that would meet the 15-foot setback.
. Johnson stated that she originally had concerns about public health and evacuation routes, but
since the existing house is already close to the street, grantingt he variance will not reduce street
width or impede evacuation flow.
. Lanyon expressed concern that an existing tax lot was unbuildable, and concerns that the
proposed structure would be larger than others in the area. Lanyon expressed further concerns
that trees were cleared.
. Winchestere xplained that an unfortunate issue with septic is that a large area of land must be
disturbed in order to install a septic system.
. Johnson suggested that Criteria 1 was met as there was particular difficulty to build the addition,
consideringt he wayt he initial construction was done. Maxfield agreed.
. Maxfield stated that Criteria 2 could also be met, noting that the lot is situated between two
corner lots, not on a corner itself; lot size limitations in Nedonna Beach create an exceptional
circumstance, and the best use of the lot is to expand the existing property, as building a
separate dwelling is not feasible. Maxfield noted that there were other large houses in the area,
and septic cannot be installed without disturbingt he area.
Motion by Stephanie Winchester, seconded by SandraJ ohnson, that based on the facts and evaluations
presented in the city staff report and evidence presented, the PlanningC ommission approve Variance
25-2 to reduce the required sideyard setback for the property in question. Winchesterf urther moved to
direct staff to prepare findings and conclusions consistent with the discussion of the Commission and
authorize the chair to sign an order to that effect.
Motion Passed by the following vote:
Yes: 4 (Penny Cole, SandraJ ohnson, Stephanie Winchester, Jason Maxfield)
No:0 (None)
Abstain: 1 (Nancy Lanyon)
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b. Consideration of #CPA 25-01 Proposed Amendments to the Comprehensive Plan section titled
Policies Relating to the Economy
. Maxfield opened the public hearing at 6:06 p.m.
. Maxfield read opening statements, required statements and testifying instructions.
Conflicts of Interest
. Maxfield declared he owns a business and is a member of the Chamber of Commerce and other
business associations in the community. Maxfield stated that was the extent of the relationship,
there were no financial ties, and he didn't think it presented any reason to be biased in
deliberations.
Staff Report
. Tapia gave a presentation summarizingt he staff report.
. Staff recommended approval of the proposed amendments.
Questions for staff
. Lanyon questioned specifyingt he process of developing a marketing program. Tapia explained
that policies and actions should be separate from goals in the Comprehensive Plan.
. Johnson agreed changes are needed for fair business practices. Johnson suggested that both
policy 4 and 5 should include attractions, events and facilities.
. Johnson suggested removing "the" in front of "efforts" in policy number 4.
Public testimony was invited. No guests were present.
Staff comments
. Tapia explained that the Planning Commission would make a recommendation to the Council,
and the Council would hold another public hearing and consider adoption of the amendments.
Motion by Penny Cole, seconded by Stephanie Winchester, to close the Public Hearing at 6:21 p.m.
Motion Passed by the following vote:
Yes: 5 (Penny Cole, Sandra Johnson, Stephanie Winchester, Nancy Lanyon, Jason Maxfield)
No:0(None)
Motion by SandraJ ohnson, seconded by Nancy Lanyon, that based on the facts and evaluation
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presented in the city staff report and evidence presented, the PlanningC ommission recommend to the
City Council approval and adoption of the amendments to the City of Rockaway Beach Comprehensive
Plan case file CPA25-01w ith the changes as discussed and direct city stafft o prepare findingsc onsistent
with this decision.
Motion Passed by the following vote:
Yes: 5 (Penny Cole, SandraJ ohnson, StephanieW inchester, Nancy Lanyon,J ason Maxfield)
No:0(None)
c. Consideration of #ZOA 25-01 Proposed Amendments to Zoning Ordinance Section 1.030:
Definitions (22) Dwelling, Multi-Unitto Differentiate Multi-Unit Housing from Middle Housing
. Maxfield opened the public hearing at 6:25 p.m.
. Maxfield read opening statements, required statements and testifying instructions.
Conflicts of Interest
. None declared
Staff Report
. Tapia gave a presentation summarizingt he staff report and sharing examples of developments
that would be permitted under the proposed amendments.
. Clarified that multi-unit includes condos (not based on ownership), but doesn't include row
homes or cottage clusters,
. Staff recommended approval of the proposed amendments.
Questions for staff
. Tapia clarified for Lanyon that the language states "not including middle housing" to clarify that
this standard doesn't apply to "middle housing" standards. Cluster housing has different code
standards than multi-unit.
. Lanyon inquired about a reference in the plan to Northwest Oregon Housing Association. Tapia
explained it was outside the scope of this amendment, but he could research the reference.
. Tapia confirmed for Johnson that the correct proposed languagew ould include "one or more"
residential structures.
Public Testimony was invited. No guests were present.
Staff comments
. Tapia suggested that if approving the amendments, the Commission clarify the correct language
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includes "one or more" in their motion.
Motion by Penny Cole, seconded by StephanieW inchester,t o close the Public Hearing at 6:43 p.m.
Motion Passed by the following vote:
Yes: 5 (Penny Cole, Sandra Johnson, Stephanie Winchester, Nancy Lanyon, Jason Maxfield)
No:0(None)
Motion by Sandra Johnson, seconded by Nancy Lanyon, that based on the facts and evaluations
presented in the city staff report and evidence presented, the Planning Commission recommend to the
City Council approval and adoption of the amendments to the City of Rockaway Beach zoning ordinance
case file ZOA 25-1 with the following changes: adding the words "one or more" in place of the word "a"
as stated in the staff report, and direct stafft o prepare findings consist consistent with this decision.
Motion Passed by the following vote:
Yes: 5 (Penny Cole, SandraJ ohnson, StephanieW inchester, Nancy Lanyon,J ason Maxfield)
No:0(None)
8. PUBLICI NPUTO N NON-AGENDAI TEMS
McNeilly and McGinnis rejoined the meeting at 6:45 p.m.
Maxfield invited public comment. No guests present.
9. OLD BUSINESS- None Scheduled
10. NEW BUSINESS- None Scheduled
11. PLANNING COMMISSION COMMENTS & CONCERNS
Cole commended Public Works for their work during current storms.
Johnson expressed thanks to the city for work on the tree lighting event, especially Public Works.
Johnsont hanked Tapia for providing information regarding 10-year approval standards. Johnson
wished all happy holidays.
Lanyon concurred with Cole and Johnson, commending PublicW orks.
Winchester concurred with Cole regarding Public Works.
McNeilly acknowledgedt he results of the FacadeG rant in the community, including Green Coast
Market's new sign. McNeilly celebrated the Public Works department's incredible job,
throughout the county, as well as TPUD and Pacific Power. McNeilly acknowledged the City
Manager's facilitation of growth of the city. McNeilly wished Merry Christmas to all.
McGinnis shared appreciation for the work of Planning Department and Fire Department.
McGinnis spoke regardingt he warmingc enter facilitated by Fire Department, noting that
warming center visitors included several people who had moved here in the past two years,
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including young families. McGinnis acknowledged Deb Reeves, who brought snacks to the
warming center.
. Maxfield gave kudos to PublicW orks and all who worked in the storm. Maxfield noted that
damage in the county highlighted the need for preventative maintenance and that Public Works
did a great job. Maxfield looked forward to next year and more business development strategies
to attract more professional jobs. Maxfield supported recent testimony about redeveloping
Phyllis Baker Park to include a community center there.
. Shepardt hanked the PlanningC ommission and commended them for their work.
12. ADJOURNMENT
Motion by Sandra Johnson, seconded by Penny Cole, to adjourn the meeting at 6:56 p.m.
Motion Passed by the following vote:
Yes: 5 (Penny Cole, SandraJ ohnson, Stephanie Winchester, Nancy Lanyon,J ason Maxfield)
No:0(None)
MINUTES APPROVED THE
15TH DAY OF JANUARY2 026
William Hassell, President
ATTEST
Melissa Thompson, ity Recorder
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