[PAGE 1]
City of Rockaway Beach
Planning Commission Meeting Minutes
Date: Thursday, November 20, 2025
Location: Rockaway Beach City Hall, 276 Hwy 101 - Civic Facility
1. CALLT O ORDER
Planning Commission President Hassell called the meeting to order at 5:00 p.m.
2. PLEDGEO F ALLEGIANCE
ROLLC ALL
Planning Commission Bill Hassell, Penny Cole, Sandra Johnson, Stephanie Winchester, Nancy
Members Present: Lanyon, Jason Maxfield (remote), Lydia Hess
Staff Present: Luke Shepard, City Manager; Abram Tapia, City Planner; Melissa Thompson,
City Recorder
Council Members Present: Charles McNeilly, Mary McGinnis
APPROVALO F MINUTES
a. September 18, 2025 Meeting Minutes
Motion by Nancy Lanyon, seconded by Penny Cole, to approve the September 18, 2025 meeting
minutes as presented.
Motion Passed by the following vote:
Yes: 7 (Bill Hassell, Penny Cole, SandraJ ohnson, Stephanie Winchester, Nancy Lanyon, Jason Maxfield,
Lydia Hess)
No:0(None)
Abstain:
5. PRESENTATIONS, GUESTS & ANNOUNCEMENTS - None Scheduled
6. STAFF REPORTS
a. Planning Department Staff Report
Tapia provided the following Planning Department updates:
. City Council's decision on the case that was remanded by the Land Use Board of Appeals (LUBA)
is being appealed by the applicant, Nedonna Wave LLC. Next steps will be determined after
receipt of the Petition for Review.
. City Council postponed hearings regarding updates to the Flood Hazard Overlay Zone related to
the Federal Emergency Management Agency (FEMA) Pre-lmplementation Compliance Measures
(PICM). Updates consistent with FEMA's 202 model code standardsw ill be pursued.
. Received Department of Land Conservation and Development (DLCD) grant to perform a
Rockaway Beach Planning Commission Page 1 of 5
Minutes - November 20, 2025

[PAGE 2]
complete update of Zoning Code and associated updates to the Comprehensive Plan (Strategic
Plan goals). Cascadia Partners will consult on the project. Planning Commission will serve as
advisory committee.
Tillamook County received grant to complete remaining work required by SB 403 related to the
Oregon Housing Needs Analysis. Waitingt o learn which consultant will be assigned to work with
the City and County.
Applied for grant to update Comprehensive Plan Map with known distortions. Complements
zoning ordinance update; essential regardless of other projects.
Attended Coastal Resilience Workshop hosted by DLCD.
7 zoning permits were approved in October, including 1 single dwelling unit.
7. PUBLIC HEARING - None Scheduled
8. PUBLIC INPUT ON NON-AGENDA ITEMS
. None
9. OLD BUSINESS - None Scheduled
10. NEW BUSINESS
a. Discussion Regarding Zoning Ordinance Amendment of Multi-Unit Definition
. Tapia shared a presentation explaining proposed changest o the zoning ordinance to modify the
definition of "multi-unit" housing as part of City Council's strategic plan to diversify housing
options.
. Current definition requires five or more units in a single structure on one lot/parcel, and limits
flexibilityf or creative configurations and site planning around natural features.
. New definition is one or more residential structures with five or more units in any configuration
on a single lot/parcel (excluding middle housing). Allows multiple structures within a single
development, increasingd esign flexibility. Clarifies distinction between middle housing (e.g.,
triplexes) and multi-unit developments.
. Tapia answered clarifying questions.
b. Discussion RegardingC omprehensive Plan Amendment of Policies Relating to the Economy
. Tapia explained current language in the Comprehensive Plan and the proposed changest o
Economic Policies.
. Change was initiated following City Council directive after Workshop discussion regarding
Strategic Plan updates and discussions regarding reorganization of the Tillamook County Visitors
Association (TCVA). The city may need to seek new destination management and marketing
contracts.
. Current language specifies a single nonprofit entity (Chamber), limiting flexibility and options for
partnerships.
Rockaway Beach Planning Commission Page 2 of 5
Minutes - November 20, 2025

[PAGE 3]
Proposed change broadens language (no entity specified).
Suggestion to make future amendments to similar restricted language regarding economic
development and exclusive focus on tourism, and to consider broader economic development
strategies.
c. Consideration to Approve Request for One-Year Extension for Lake Lytle Estates Phases
IV-VII - Preliminary Subdivision Case File #23-01
. McNeilly and McGinnis excused themselves from the meeting at 5:32 p.m.
. Johnson declared a potential conflict of interest due to a family member owning property in Lake
Lytle that is adjacent to this proposed project. Johnson stated that she could be fair and
impartial.
. Hassell declared that he lived near the property, but did not believe there was a conflict of
interest.
Staff Report
. Tapia shared a presentation explaining the application was initially approved in 2023, and the
applicant was given an extension in 2024. The applicant is seeking another year to meet
conditions of approval. The applicant is actively workingw ith Public Works to solve issues
related to providing utilities to the lots.
. Tapia explained the criteria for granting an extension. Tapia stated the facts upon which the
approval was based have not changed; therefore, the extension was allowed under the code.
Deliberation
. Lanyon questioned whether multiple extensionsw ere permitted.
. Tapia confirmed for Winchestert hat if the facts upon which the approval was based had
changed, it would prevent the extension application from being approved. Tapia clarified that
this was still the preliminary stage and then the next step would be the final proposition.
. Winchester recalled that there were many conditions related to utilities and engineeringw ould
take substantial time.
. Hess commented that allowing additionalt ime made sense, given the time required for utilities
and engineering.
. Tapia clarified for Hassell that the exact reason for the extension request wasn't specified.
. Lanyon asked when the original project began. Tapia explained that this phase was from 2023
and the City can allow an extension one year at a time for a 10-year period.
. Cole expressed concerns with allowing multiple extensions. Lanyon expressed concerns with
current policy.
. Tapia noted that existing criteria must be applied and policy changes could be considered in the
future.
. Hess and Winchestera cknowledgedt hat based on criteria, an extension must be allowed under
the current code.
. Johnson and Hassell recalled from prior hearingst hat the 10-yearw indowf or extensionsw as
Rockaway Beach Planning Commission Page 3 of 5
Minutes - November 20, 2025

[PAGE 4]
allowed.
Motion by StephanieW inchester, seconded by Lydia Hess, that based on the facts and evaluations
presented in the City Staff Report, that the Planning Commission approve a 1-year extension of time,
until November 13, 2026, for Lake Lytle Estates Phases IV-VII- Preliminary Subdivision Case File #23-01,
to allow the Applicant to file a Final Subdivision Plat with the City of Rockaway Beach, and direct stafft o
prepare findings and conclusions, and authorize the Chair to sign an order to that effect.
Motion Passed by the following vote:
Yes: 5 (Bill Hassell, SandraJ ohnson, Stephanie Winchester, Jason Maxfield, Lydia Hess)
No: 2 (Penny Cole, Nancy Lanyon)
Abstain: 0 (None)
d. Review of 2026 Meeting Dates
McNeilly and McGinnis rejoined the meeting at 5:49 p.m.
. Commissioners reviewed the Planning Commission meeting dates for 2026.
. Hess noted two dates when she may not be available.
. No changes to meeting dates were proposed.
11. PLANNINGC OMMISSIONC OMMENTS& CONCERNS
. Johnson requested that Tapia send the Commission the code or statute that referenced the 10-
year extension window.
. Winchester shared her availability at the December meeting would be limited.
. Hess shared that she would attend the December meeting remotely. Hess thanked Tapia for his
work securing grants. Hess advocated for limiting short-term rental (STR) license transfers.
. Maxfield advocated for limiting STR license transfers. Maxfield shared a reminder about the Tree
Lighting event and encouraged all to attend.
. Cole also advocated for limiting STR license transfers. Cole shared recollections about the first
Tree Lighting event she attended.
. McGinnis shared that she was collecting data about homes sold with and without STR licenses.
. McNeilly commended the PlanningC ommission's work on the City's grant programs. McNeilly
shared information about upcoming holiday events.
. Hassell suggested a demonstration of the new fire truck at Lake Lytle. Hassell shared he would be
absent from the December meeting. There was brief discussion regarding sidewalks. Hassell
advocated for advancinga mendments to the code to allow STR license cap exemptions for
accessible rentals.
12. ADJOURNMENT
Staff confirmed that there would be a quorum available for the December meeting.
Rockaway Beach Planning Commission Page 4 of 5
Minutes - November 20, 2025

[PAGE 5]
Motion by Sandra Johnson, seconded by Lydia Hess, to adjourn the meeting at 6:05 p.m.
Motion Passed by the following vote:
Yes: 7 (Bill Hassell, Penny Cole, SandraJ ohnson, StephanieW inchester, Nancy Lanyon, Jason Maxfield,
Lydia Hess)
No:0(None)
Abstain: 0 (None)
MINUTES APPROVED THE
18TH DAY OF DECEMBER2 025
William Hassell, President
ATTEST
Melissa Thompson, City Recorder
Rockaway Beach Planning Commission Page 5 of 5
Minutes - November 20, 2025