2021/02/11 Planning Commission Agenda Packet
City of Rohnert Park
Planning Commission
NOTICE IS HEREBY GIVEN THAT A MEETING
will be held on Thursday February 11, 2021 6:00 P.M.
* COVID-19 NOTICE *
Consistent with Executive Orders No. N-25-20 and No. N-29-20 from the Executive Department
of the State of California and the Sonoma County Health Official’s March 17, 2020 and March
31, 2020 Shelter in Place Orders, the Planning Commission Meeting will not be physically
open to the public and Planning Commissioners will be teleconferencing into the meeting via
Zoom Video Communications software.
How to observe the Meeting:
To maximize public safety while still maintaining transparency and public access, members of
the public can observe the meeting on Cable Channel 26 or by visiting meeting central on our
website https://www.rpcity.org/city_hall/city_council/meeting_central
How to submit Public Comment:
Members of the public may provide public comment by sending comments to the Recording
Secretary by email at planning@rpcity.org. Comments are requested by 3:00 p.m. on the day of
the meeting, but can be emailed until the close of the Agenda Item for which the comment is
submitted. Email comments must identify the Agenda Item Number in the subject line of the
email and should be a maximum of 350 words, which corresponds to approximately 3 minutes of
speaking time. The comments will be read for the record, with a maximum allowance of 30
minutes of total public comments, subject to the Chair’s discretion. If a comment is received
after the agenda item is heard but before the close of the meeting, the comment will still be
included as a part of the record of the meeting but will not be read for the record or considered in
connection with the agenda item.
1. CALL TO ORDER
2. PLEDGE OF ALLEGIANCE
3. ROLL CALL
(Austin-Dillon_____ Blanquie____ Lam____ Orloff____ Striplen____)
4. PUBLIC COMMENT – Persons who wish to speak to the Commission regarding an
item that is not on the agenda may do so at this time. Please see above for details on how to
submit public comments.
5. CONSENT CALENDAR - ADOPTION OF MINUTES
5.1 Approval of the Draft Minutes of the Planning Commission Meeting of January
28, 2021
Commissioner Motion/Roll Call Vote:
(Austin-Dillon_____ Blanquie____ Striplen____ Lam_____Orloff_____)
6. AGENDA ITEMS
6.1 PUBLIC HEARING (Continued from the January 28, 2021 Meeting):
CONDITIONAL USE PERMIT – File No. PLUP20-0004 – Erick T. Brown –
Consideration of Resolution 2021-01 to allow an increase in the Floor Area Ratio Factor
(FAR) for a residential property at 4431Hollingsworth Circle
CEQA: The project is categorically exempt from the California Environmental Quality
Act, pursuant to California Code of Regulations, Title 14, Chapter 3, Section 15301
(Class 1 – Existing Facilities).
Commissioner Motion/Roll Call Vote:
(Austin-Dillon_____ Blanquie____ Striplen____ Lam_____Orloff_____)
7. ITEMS FROM THE PLANNING COMMISSION
8. ITEMS FROM THE DEVELOPMENT SERVICES STAFF
9. ADJOURNMENT
NOTE: If you challenge the nature of the proposed action in court, you may be limited to
raising only those issues you or someone else raised at public hearing(s) described in this agenda,
or in written correspondence delivered to the City of Rohnert Park at, or prior to the public
hearing(s).
AMERICAN DISABILITY ACT ACCOMMODATIONS: In compliance with the Americans
with Disabilities Act, if you need special assistance to participate in this meeting please call
(707) 588-2231. Notification 72 hours in advance of the meeting will enable the City to make
reasonable arrangements to ensure accessibility to the meeting (28 CFR 35.102.35.104 AD Title
III).
CERTIFICATION OF POSTING OF AGENDA
I, Jennifer Sedna, Community Development Technician, for the City of Rohnert Park, declare
that the foregoing notice and supplementary agenda for the February 11, 2021 Planning
Commission Meeting of the City of Rohnert Park was posted and available for review on
February 5, 2021 at Rohnert Park City Hall, 130 Avram Avenue, Rohnert Park, California
94928. The agenda is available on the City of Rohnert Park’s website at www.rpcity.org.
Signed this 5th day of February, 2021 at Rohnert Park, California.
Jennifer Sedna
Appeals of any decisions made tonight must be received by the Planning Division within 10
days and no later than 5:00 p.m. on February 22, 2021.
Minutes of the Planning Commission Meeting
of the City of Rohnert Park
Thursday, January 28, 2021
6:00 P.M.
130 Avram Avenue, Rohnert Park
1. CALL TO ORDER
Chairperson Blanquie called the regular meeting to order at 5:59 p.m.
2. PLEDGE OF ALLEGIANCE
Led by Chairperson Blanquie.
3. ROLL CALL
Present: Daniel A. Blanquie, Chairperson
Tramaine Austin-Dillon, Commissioner
Fanny Lam, Commissioner
Marc Orloff, Commissioner
Charles Striplen, Commissioner
Absent: None.
Staff attending via Zoom Video Communications: Director of Development Services,
Mary Grace Pawson, Planning Manager, Jeff Beiswenger, Planner I, Suzie Azevedo, and
Recording Secretary, Jennifer Sedna.
Staff present: IS Analyst, Mike Son.
4. PRESENTATION – Honoring John Borba, Gerard Guidice and Susan Haydon for their
many years of service on the Planning Commission.
Note: agenda reordered with Item 5.
ACTION: Moved/seconded (Orloff/Striplen) to adopt Resolution 2021-03
honoring Gerard Guidice for his service on the Planning Commission and his
commitment to the civilians of Rohnert Park.
Motion carried by the following unanimous (5-0-0) roll call vote: AYES:
Austin-Dillon, Lam, Orloff, Striplen, and Blanquie; NOES: None; ABSTAIN:
None; ABSENT: None.
ACTION: Moved/seconded (Striplen/Lam) to adopt Resolution 2021-04
honoring Susan Haydon for her service on the Planning Commission and his
commitment to the civilians of Rohnert Park.
Motion carried by the following unanimous (5-0-0) roll call vote: AYES:
Austin-Dillon, Lam, Orloff, Striplen, and Blanquie; NOES: None; ABSTAIN:
None; ABSENT: None.
ACTION: Moved/seconded (Orloff/Austin-Dillon) to adopt Resolution 2021-02
honoring John Borba for his service on the Planning Commission and his
commitment to the civilians of Rohnert Park.
Motion carried by the following unanimous (5-0-0) roll call vote: AYES:
Austin-Dillon, Lam, Orloff, Striplen, and Blanquie; NOES: None; ABSTAIN:
None; ABSENT: None.
5. CEREMONY FOR INSTALLATION OF PLANNING COMMISSIONERS AND
SELECTION OF OFFICERS FOR THE YEAR 2021
City Clerk, Sylvia Lopez, joined the meeting to install the new commissioners, Fanny
Lam, Tramaine Austin-Dillon and Charles Striplen.
ACTION: Moved/seconded (Blanquie/Striplen) to nominate Commissioner
Orloff to the Chaiperson.
Motion carried by the following unanimous (5-0-0) roll call vote: AYES:
Austin-Dillon, Lam, Orloff, Striplen, and Blanquie; NOES: None; ABSTAIN:
None; ABSENT: None.
ACTION: Moved/seconded (Orloff/Striplen) to nominate Commissioner Lam as
the Vice Chaiperson.
Motion carried by the following unanimous (5-0-0) roll call vote: AYES:
Austin-Dillon, Lam, Orloff, Striplen, and Blanquie; NOES: None; ABSTAIN:
None; ABSENT: None.
6. PUBLIC COMMENT
None.
7. CONSENT CALENDAR - ADOPTION OF MINUTES
7.1 Approval of the Draft Minutes of the Planning Commission Meeting of December
10, 2020
ACTION: Moved/seconded (Blanquie/Austin-Dillon) to adopt Minutes of the
Planning Commission Meeting of December 10, 2020.
Motion carried by the following unanimous (5-0-0) roll call vote: AYES:
Austin-Dillon, Blanquie, Striplen, Lam and Orloff; NOES: None; ABSTAIN:
None; ABSENT: None.
7.2 Approval of the Draft Minutes of the Planning Commission Meeting of December
17, 2020
ACTION: Moved/seconded (Blanquie/Striplen) to adopt Minutes of the Planning
Commission Meeting of December 17, 2020.
Motion carried by the following unanimous (5-0-0) roll call vote: AYES:
Austin-Dillon, Blanquie, Striplen, Lam and Orloff; NOES: None; ABSTAIN:
None; ABSENT: None.
8. AGENDA ITEMS
8.1 PUBLIC HEARING – CONDITIONAL USE PERMIT – File No. PLUP20-
0004 – Erick T. Brown – Consideration of Resolution 2021-01 to allow an
increase in the Floor Area Ratio Factor (FAR) for a residential property at 4431
Hollingsworth Circle.
Suzie Azevedo, Planner I, presented the item, and answered questions from the
Commission including:
Public Hearing Opened at 7:40 pm after item 8.2.
No Comments.
Public Hearing Closed at 7:40 pm.
ACTION: Moved/seconded (Lam/Striplen) to continue Resolution 2021-01 to
allow an increase in the Floor Area Ratio Factor (FAR) for a residential property
at 4431 Hollingsworth Circle to a date certain of February 11, 2021.
Motion carried by the following unanimous (5-0-0) roll call vote: AYES:
Austin-Dillon, Blanquie, Striplen, Lam and Orloff; NOES: None; ABSTAIN:
None; ABSENT: None.
8.2 GENERAL PLAN UPDATE STUDY SESSION – City of Rohnert Park –
Public Facilities, Health and Safety, and Resource Conservation Elements
Planning Manager, Jeff Beiswenger presented the item and answered questions from the
Commission including: if there is a specific area the staff is looking for direction; the
composition and the process of the Parks and Recreation Master Plan; the choice of the term
‘Climate Resistance’ versus resilience or adaptation; 5G installation policy according to
communication infrastructure; if the City Council provided direction to create a separate
element for climate change; how the City manages its historical and cultural resources; where
solar energy is included in the General Plan; interweaving principles of environmental justice
and equity throughout the General Plan; preserving an urban forest when the City was
historically a wetland; how to incorporate the encouragement of reduction of greenhouse gas
in regards to land-use and zoning; ensure access to information and location for residents to
make claims during disasters; importance of public education for wildfires; and the critical
need for interagency communication particularly in regards to wildfires.
Staffperson Pawson joined to answer questions from the Commission including
communication policy being dictated by the government.
8.3 SELECT SOMO DESIGN REVIEW COMMITTEE MEMBER
Planning Manager, Jeff Beiswenger presented the item and answered questions from the
Commission including: the time commitment required for the committee.
ACTION: Moved/seconded (Orloff/Austin-Dillon) to nominate Vice Chair Lam
as a member of the SOMO Design Review Committee.
Motion carried by the following unanimous (5-0-0) roll call vote: AYES:
Austin-Dillon, Blanquie, Striplen, Lam and Orloff; NOES: None; ABSTAIN:
None; ABSENT: None.
8.4 SELECT SUBDIVISION REVIEW COMMITTEE MEMBER
Planning Manager, Jeff Beiswenger presented the item and answered questions from the
Commission including: the frequency of meetings and time commitment.
ACTION: Moved/seconded (Striplen/Orloff) to nominate Commissioner Austin-
Dillon as a member of the Subdivision Review Committee.
Motion carried by the following unanimous (5-0-0) roll call vote: AYES:
Austin-Dillon, Blanquie, Striplen, Lam and Orloff; NOES: None; ABSTAIN:
None; ABSENT: None.
9. ITEMS FROM THE PLANNING COMMISSION
None.
10. ITEMS FROM THE DEVELOPMENT SERVICE STAFF
Staffperson Beiswenger noted there will be two meetings in February.
11. ADJOURNMENT
Chairperson Orloff adjourned the regular meeting at 7:50 p.m.
____________________________________ ___________________________________
Marc Orloff, Chairperson Jennifer Sedna, Secretary
Page 1
City of Rohnert Park
Planning Commission Report
MEETING DATE: February 11, 2021
ITEM NO: 6.1
PREPARED BY: Suzie Azevedo, Assistant Planner
AGENDA TITLE: PLUP20-0004 - Conditional Use Permit to allow an increase in the Floor
Area Ratio (F.A.R.) factor
LOCATION: 4431 Hollingsworth Circle, APN 160-100-016
OWNER/
APPLICANT: Erick T. Brown
RECOMMENDED ACTION: Staff recommends that the Planning Commission adopt
Resolution 2021-01 approving a Conditional Use Permit to allow an increase in the Floor Area
Ratio (F.A.R.) factor for a residential property located within the R-L Low Density district at
4431 Hollingsworth Circle. (Figure 1)
Figure 1 – Project Location
Project Location
Page 2
BACKGROUND: The project site is located on the north side of Golf Course Drive, between
Commerce Boulevard and Snyder Lane, and is surrounded by single family residences to the
north, south, east and west. The site is a single family residential lot measuring approximately 60
feet by 105 feet for a total of approximately 6,300 square feet. The existing residence, including
the garage(s) totals 2,278 square feet.
Section 17.10.020 of the Rohnert Park Municipal Code provides certain development standards
for all zoning districts in Rohnert Park. Section 17.10.070 respectively, establishes the maximum
square footage of housing units (F.A.R), including garages and accessory structures. F.A.R. is
defined as the gross floor area of all buildings on a lot divided by the building site area.
Currently, the Maximum F.A.R factor in a Low Density Residential “R-L” district is 0.40. The
applicant proposes to construct an 1,158 square foot second floor addition that would bring the
home’s total size (current footprint/attached garage/addition) to 3,436 square feet resulting in a
F.A.R., including all structures, to approximately 0.55.
ANALYSIS: The Planning Commission may approve an increase of the F.A.R factor up to 0.55
for a residential property within an R-L District, subject to the granting of a Conditional Use
Permit. The floor area ratio is the relationship between the total amount of usable floor area that
a building has, or has been permitted to have, and the total area of the lot on which the building
stands. Section 17.10.070 A of the Rohnert Park Municipal Code determines the maximum size
of a home for a given single family residential lot using the following equation:
600 sq. ft. + F.A.R. Factor (0.40) x Net lot Area
In applying this equation to the applicant’s 6,300 square foot lot, the maximum size of a home
that could be constructed on this lot is 3,120 square feet, 842 square feet under the maximum
F.A.R. of .40. The applicant is proposing an addition of 1,158 square feet, which would bring
the site over the .40 F.A.R. threshold.
The following table illustrates the maximum F.A.R. that is allowed “by right” and maximum
F.A.R. that is allowed upon approval of a Conditional Use Permit:
Sq. Ft.
1st
Floor
Garage
Attached
2nd
Floor
Total
Max FAR
=.4(Lot) +
600
Max
FAR
= .55
Under/
Over
Existing
1795
483
2278
3120
842
Under
Proposed
1795
483
1158
3436
3465
29
Under
The Planning Commission may approve the Conditional Use Permit upon making the following
findings:
1. The maximum lot coverage for the site would not exceed that which is permitted for
the zoning district.
Criteria Satisfied: The maximum lot coverage in the “R-L” zoning district is 50 percent.
The lot coverage for this property will remain at/around 36 percent.
Page 3
2. The required setbacks and height limitations of the zoning district can be met for all
structures.
Criteria Satisfied: The maximum building height currently allowed for the primary
residence by Section 17.10.020 of the zoning ordinance is 35’. The proposed second
story addition is well within this standard at 23’-3”. (Figure 2 and 3)
Figure 2 – Existing height listed at 16’-10”
Figure 3 – Proposed height listed at 23’3”
3. A usable outdoor area (at least one minimum dimension of fifteen feet) for residents
would be maintained on the lot.
Criteria Satisfied: The footprint of all existing structures would not change. The rear
yard open space dimension would be maintained, allowing for a sizeable usable outdoor
area.
4. The issuance of the use permit would not infringe on the light and air easements of
adjacent properties.
Page 4
Criteria Satisfied: The addition would not be detrimental to the existing character of
residential development in the immediate area with respect to light and air easements and
the proposed project/Conditional Use Permit is in harmony with the general purposes and
intent of the zoning code.
5. The total FAR for the lot (after conditions of approval are added) would not exceed
.55.
Criteria Satisfied: The maximum FAR for the home will remain below the threshold at
54.53 percent.
ENVIRONMENTAL DETERMINATION: This project is categorically exempt from the
requirements of the California Environmental Quality Act (CEQA), under the CEQA guidelines
as both a Class 1, Section 15301 modification of an existing facility.
FINDINGS: Pursuant to Zoning Ordinance Section 17.25.015, the Planning Commission may
grant an application for the requested Conditional Use Permit if the required findings can be
made. The findings and the basis for making each in the affirmative are found in the attached
resolution of approval.
PUBLIC NOTIFICATION: A public hearing notice denoting the time, date and location of the
proposal’s hearing was published in the Community Voice. Property owners within 300 feet of
the project site were mailed notices, and the notice was posted pursuant to State Planning Law.
RESPONSE TO NOTIFICATION: No public comments have been received on this item.
_____________________________________________________________________________
Planning Manager Approval Date: 2/5/21
Attachments (list in packet assembly order):
A. Planning Commission Resolution 2021-01
Exhibit 1 – Applicant submittal, Brown Addition dated 1/25/21
PLANNING COMMISSION RESOLUTION NO. 2021-01
A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF ROHNERT
PARK CONDITIONALLY APPROVING FILE NO. PLUP20-0004 USE PERMIT TO
ALLOW AN INCREASE IN THE FLOOR AREA RATIO FACTOR (FAR) FOR A
RESIDENTIAL PROPERTY AT 4431 HOLLINGSWORTH CIRCLE
(Erick T. Brown, Applicant)
WHEREAS, the applicant, Erick T. Brown filed Planning Application No. PLUP20-
0004 for approval of a Conditional Use Permit to allow an increase in the floor area ratio factor
(F.A.R.) for a residential property at 4431 Hollingsworth Circle (APN160-100-016) in
accordance with the City of Rohnert Park Municipal Code;
WHEREAS, Planning Application No. PLUP20-0004 was processed in the time and
manner prescribed by State and local law;
WHEREAS, public hearing notices were mailed to all property owners within a 300 foot
radius of the subject property and to all agencies and interested parties as required by California
State Planning Law, and a public hearing was published for a minimum of 10 days prior to the
first public hearing in the Community Voice;
WHEREAS, on February 11, 2021, the Planning Commission reviewed Planning
Application No. PLUP20-0004 during a scheduled public meeting at which time interested
persons had an opportunity to testify either in support or opposition to the project; and,
WHEREAS, at the February 11, 2021 Planning Commission meeting, upon hearing and
considering all testimony and arguments, if any, of all persons desiring to be heard, the
Commission considered all the facts relating to Planning Application No. PLUP20-0004;
NOW, THEREFORE, THE PLANNING COMMISSION OF THE CITY OF
ROHNERT PARK DOES RESOLVE, DETERMINE AND ORDER AS FOLLOWS:
Section 1. That the above recitations are true and correct.
Section 2. Findings. The Planning Commission, in approving Planning Application
No. PLUP20-0004 makes the following findings, to wit;
A. The maximum lot coverage for the site would not exceed that which is permitted for
the zoning district.
a. Criteria Satisfied: The maximum lot coverage in the “R-L” zoning district is 50
percent. The proposed home expansion would not change the existing lot
coverage which is approximately 36 percent.
B. The required setbacks and height limitations of the zoning district can be met for all
structures. Criteria Satisfied: The maximum building height currently allowed for the
primary residence pursuant to Section 17.10.020 of the Rohnert Park Municipal Code is
Reso 2021-01
2
35’-0”. The proposed second story addition is well within this standard at 23’-3”.
Zoning Code, section 17.25.082(A)(2) states that additions shall conform to all
regulations of the district in which the structure is located. The addition meets all of the
applicable dimensional and setback requirements of the district.
C. A usable outdoor area (at least one minimum dimension of fifteen feet) for residents
would be maintained on the lot. Criteria Satisfied: The rear yard open space dimension
would be maintained, allowing for a sizeable outdoor area.
D. The issuance of the use permit would not infringe on the light and air easements of
adjacent properties. Criteria Satisfied: The addition would not negatively impact the
character of the neighboring properties and the proposed second story addition/
Conditional Use Permit is in harmony with the general purposes and intent of the zoning
code.
E. The total FAR for the lot (after conditions of approval are added) would not exceed
.55. Criteria Satisfied: The maximum F.A.R. for the home will remain below the .55
threshold at 54.53 percent.
Section 3. Environmental Clearance. The project is categorically exempt from the
California Environmental Quality Act, pursuant to California Code of Regulations, Title 14,
Chapter 3, Section 15301 (Class 1 – Existing Facilities).
NOW THEREFORE BE IT RESOLVED, that the Planning Commission does hereby
approve Planning Application No. PLUP20-0004, subject to the following conditions:
1. The use permit approval shall expire one year from the Planning Commission approval
date, unless prior to the expiration a building permit is issued for any tenant
improvements, if applicable, and construction is commenced and diligently pursued
toward completion and the use is initiated, or an extension is requested and approved.
2. The applicant shall comply with all applicable sections of the City of Rohnert Park
Municipal Code and any other applicable relevant plans of affected agencies.
3. The materials and colors used for the addition shall match those that of the existing home.
4. The development of the project shall conform in its entirety to plans and specifications
submitted herein as Exhibit 1.
BE IT FURTHER RESOLVED that said action shall not be deemed final until the
appeal period has expired and that the appeal period shall be 10 working days from the date of
said action. No building permits shall be issued until the appeal period has expired, providing
there are no appeals.
Reso 2021-01
3
DULY AND REGULARLY ADOPTED on this 11th day of February, 2021, by the
City of Rohnert Park Planning Commission by the following vote:
AYES: _____ NOES:_____ ABSENT:_____ ABSTAIN:_____
AUSTIN-DILLON_____ BLANQUIE____ LAM____ ORLOFF____ STRIPLEN____
___________________________________________________
Marc Orloff, Chairperson, Rohnert Park Planning Commission
Attest: ________________________________
Jennifer Sedna, Recording Secretary
Attachment: Exhibit 1 – Plan Set
Plan Detail
Callout
Building or Wall
Elevation
Column Grid
Callout
Revision
Cloud
Window
Callout
Door
Callout
1
1
A
1
A2.
1
REVISION TABLE
NUMBER DATE REVISED BY DESCRIPTION
SHEET:SCALE:
DATE
1/25/2021
MJH Design Works
dba MJH Construction Management
P.O. Box 502
Forest Knolls, Ca, 94933
M.HYDE@ME.COM
415-350-5152
A-1
DESIGNE
R
SHEET TITLE
STREET VIEW
ABBREVIATIONS
PROJECT TEAM
SYMBOLS
PROJECT SUMMARYVICINITY MAP
SHEET INDEX
APN 160-100-016-000
CONSTRUCTION TYPE VB- CLASS A ROOF
ZONING R1
OCCUPANCY R-3, SINGLE FAMILY
BUILDING HEIGHT 30'-0" ALLOWABLE
EXISTING MAX. HEIGHT 11'-6"
PROPOSED MAX. HEIGHT 22'-2"
LOT SIZE 6300
EXISTING FLOOR AREA
GARAGE 483
HOUSE
FLOOR 1 1795
EXISTING FAR 36.15
PROPOSED FLOOR AREA
GARAGE 483
HOUSE
FLOOR 1 1795
FLOOR 2 1158
NEW FAR 54.53
FIRE SPRINKLERS NO
DESCRIPTION OF WORK
A.B.ANCHOR BOLT
ACOUS.ACOUSTIC
ADJ.ADJUSTABLE
ALUM.ALUMINUM
ARCH.ARCHITECTURAL
AD.AREA DRAIN
BD.BOARD
BLDG.BUILDING
BOT.BOTTOM
CAB.CABINET
CEM.CEMENT
CER.CERAMIC
CLG.CEILING
CLO.CLOSET
CLR.CLEAR
CO.CLOSED OPENING
COL.COLUMN
CONC.CONCRETE
CONT.CONTINUOUS
CORR.CORRIDOR
DBL.DOUBLE
DET.DETAIL
DIM.DIMENSIONS
DISP.DISPENSER
DN.DOWN
DR.DOOR
DWG.DRAWING
DS.DOWN SPOUT
(E).EXISTING
EA.EACH
ELEC.ELECTRICAL
EL.ELEVATION
ELEV.ELEVATOR
EQ.EQUAL
EQPT.EQUIPMENT
EXP. JT.EXPANSION JOINT
EXPO.EXPOSED
EXT.EXTERIOR
EXTR.EXTRUDED
F.D.FLOOR DRAIN
FDN FOUNDATION
F.E.C.FIRE
EXTINGUISHER
FIN.FINISH
FLR.FLOOR
FLOUR.FLORESCENT
F.O.C.FACE OF
CONCRETE
F.O.F.FACE OF FINISH
F.O.S.FACE OF STUD
FT.FOOT OR FEET
GA.GAUGE
GALV.GALVANIZED
G.B.GRAB BAR
GL.GLASS
GYP.GYPSUM
H.C.HOLLOW CORE
HDW.HARDWARE
H.M.HOLLOW METAL
HORIZ.HORIZONTAL
HR.HOUR
HT.HEIGHT
INSUL.INSULATION
INT.INTERIOR
JAN.JANITOR
LAM.LAMINATE
LAV.LAVATORY
MAX.MAXIMUM
MECH.MAXIMUM
MECH.MECHANICAL
MET.METAL
MFR.MANUFACTURER
MIN.MINIMUM
MISC.MISCELLANEOUS
MTD.MOUNTED
MTL.MATERIAL
N.I.C.NOT IN CONTRACT
NO.NUMBER
N.T.S.NOT TO SCALE
OC.ON CENTER
OPNG.OPENING
OPP.OPPOSITE
P.LAM.PLASTIC LAMINATE
PLAS.PLASTIC
PLYWD.PLYWOOD
PR.PAIR
PA.PLANTING AREA
R.RISER
REF.REFERENCE
REQD.REQUIRED
RESIL.RESILIENT
R.O.ROUGH OPENING
S.C.SOLID CORE
SCHED.SCHEDULE
SECT.SECTION
SHT.SHEET
SIM.SIMILAR
SPEC.SPECIFICATION
SQ.SQUARE
SST.STAINLESS STEEL
STD.STANDARD
ST.STEEL
STOR.STORAGE
STRUCT.STRUCTURAL
T.TREAD
TEL.TELEPHONE
THK.THICKNESS
TYP.TYPICAL
U.O.N.UNLESS OTHERWISE NOTED
VERT.VERTICAL
W.WIDTH
WI.WITH
W.C.WATER CLOSET
WD.WOOD
W/O.WITHOUT
W.P.WATER PROOF
W.R.WATER RESISTANT
OWNER
ENGINEER
PRESENTATION VIEW
DESIGNER
MJH Design Works
dba MJH Construction Management
P.O. Box 502
Forest Knolls, California 94960
m.hyde@me.com
415-350-5152
TITLE SHEET
CONDITIONS OF APPROVAL
1.Modify master bedroom closet to
receive new staircase.
2.Add second floor.
a.Add 3 bedrooms.
b.Add 2 bathrooms.
3. Add new floor 2 furnace in attic.
4. Add electrical.
All exterior finishes and details
including roof overhangs,
siding, trim, windows, doors to
match existing.
Erick Brown and Abigail Freer
4431 Hollingsworth Circle
Rohnert Park, Ca 94928
erickbrown@gmail.com
asf0321@gmail.com
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Layout Page Table
Label Title
A-1 TITLE SHEET
A-2 SITE PLAN
A-3 GENERAL NOTES
A-4 AS BUILT PLAN
A-5 PROPOSED FLOOR 1 PLAN
A-6 PROPOSED FLOOR 2 PLAN
A-7 ELECTRICAL PLAN
A-8 MECHANICAL PLAN
A-9 SECTIONS PLAN
A-10 DETAILS
A-11 EXTERIOR ELEVATIONS EXISTING
A-12 EXTERIOR ELEVATIONS PROPOSED
A-13 EXTERIOR ELEVATIONS PROPOSED
A-14 INTERIOR ELEVATIONS
A-15 INTERIOR ELEVATIONS
A-16 AS BUILT ROOF PLAN
A-17 PROPOSED ROOF PLAN
A-18 WINDOW AND DOOR SCHEDULE
A-19 IMAGES
A-20 CAL-GREEN MANDATORY MEASURES PAGE 1
A-21 CAL-GREEN MANDATORY MEASURES PAGE 2
A-22 TITLE 24 REPORT PAGE 1
A-23 TITLE 24 REPORT PAGE 2
1 9 .0 °
19.0°
1 9 .0 °
1 9 .0 °
19.0°
P / L P / L P / L
P
/
L
P
/
L
9 7 '
P / L
P / L
P / L
P / L
P / L
P / L
P / L
P / L
60'
P / L P / L P / L P / L P / L
1 0 5 '
P / L
P / L
P / L
P / L
P / L
P / L
P / L
P / L
1 9 .
0
O
1
9
.
0
O
1 9 .
0
O
1 9 .
0
O
PROPERTY LINE
WALL LINE
2 5 '
5'-2 1/2"
1 1 '-6 1 /2 "
2 0 '-1 0 5 /1 6 "
2 5 '
GRASS
TIN CANOPY
SIDEWALK
HOLLINGSWORTH CIRCLE
DRIVEWAY
ENTRY
LOWER ROOF
LOWER ROOF
LOWER ROOF
LOWER ROOF
UPPER ROOF
UPPER ROOF
RIDGE
R I D G E
R I D G E
EVE LINE
5'
1st Floor
REVISION TABLE
NUMBER DATE REVISED BY DESCRIPTION
SHEET:SCALE:
DATE
1/25/2021
MJH Design Works
dba MJH Construction Management
P.O. Box 502
Forest Knolls, Ca, 94933
M.HYDE@ME.COM
415-350-5152
A-2
DESIGNE
R
SHEET TITLE
1/8"=1'
SITE PLAN
B R O W N A D D I T I O N
4 4 3 1 H o l l i n g s w o r t h C i r c l e
R o h n e r t P a r k , C a
9 '-5 5 /8 "8'
8'
Elevation 1
8'
Elevation 2
1 7 '-1 1 /8 "
8'
Elevation 3
REVISION TABLE
NUMBER DATE REVISED BY DESCRIPTION
SHEET:SCALE:
DATE
1/25/2021
MJH Design Works
dba MJH Construction Management
P.O. Box 502
Forest Knolls, Ca, 94933
M.HYDE@ME.COM
415-350-5152
A-9
DESIGNE
R
SHEET TITLE
1/4"=1'
SECTIONS PLAN
B R O W N A D D I T I O N
4 4 3 1 H o l l i n g s w o r t h C i r c l e
R o h n e r t P a r k , C a
1 '-1 0 1 /2 "
8 '
6 '-1 1 1 /2 "
1 6 '-1 0 "
HIGH RIDGE
PLATE LINE
FINISHED FLOOR
NATURAL GRADE
Exterior Elevation Front
1 '-1 0 1 /2 "
8 '
6 '-1 1 1 /2 "
1 6 '-1 0 "
HIGH RIDGE
PLATE LINE
FINISHED FLOOR
NATURAL GRADE
Exterior Elevation Back
1 '-1 0 1 /2 "
8 '
6 '-1 1 1 /2 "
1 6 '-1 0 "
HIGH RIDGE
PLATE LINE
FINISHED FLOOR
NATURAL GRADE
Exterior Elevation Right
1 '-1 0 1 /2 "
8 '
6 '-1 1 1 /2 "
1 6 '-1 0 "
HIGH RIDGE
PLATE LINE
FINISHED FLOOR
NATURAL GRADE
Exterior Elevation Left
REVISION TABLE
NUMBER DATE REVISED BY DESCRIPTION
SHEET:SCALE:
DATE
1/25/2021
MJH Design Works
dba MJH Construction Management
P.O. Box 502
Forest Knolls, Ca, 94933
M.HYDE@ME.COM
415-350-5152
A-11
DESIGNE
R
SHEET TITLE
1/4"=1'
EXTERIOR ELEVATIONS
EXISTING
B R O W N A D D I T I O N
4 4 3 1 H o l l i n g s w o r t h C i r c l e
R o h n e r t P a r k , C a
2 3 '-3 1 /1 6 "
4 '-8 1 /2 "
8 '
1 '
8 '
1 '-6 9 /1 6 "
NATURAL GRADE
FINISHED FLOOR
PLATE HEIGHT
FINISHED FLOOR
PLATE HEIGHT
HIGH RIDGE HEIGHT
Exterior Elevation Front
2 3 '-3 1 /8 "
8 '
1 '
8 '
4 '-7 "
NATURAL GRADE
FINISHED FLOOR
PLATE HEIGHT
FINISHED FLOOR
PLATE HEIGHT
HIGH RIDGE HEIGHT
Exterior Elevation Back
REVISION TABLE
NUMBER DATE REVISED BY DESCRIPTION
SHEET:SCALE:
DATE
1/25/2021
MJH Design Works
dba MJH Construction Management
P.O. Box 502
Forest Knolls, Ca, 94933
M.HYDE@ME.COM
415-350-5152
A-12
DESIGNE
R
SHEET TITLE
1/4"=1'
EXTERIOR ELEVATIONS
PROPOSED
B R O W N A D D I T I O N
4 4 3 1 H o l l i n g s w o r t h C i r c l e
R o h n e r t P a r k , C a
2 3 '-3 1 /8 "
1 '-7 3 /8 "
8 '
1 '
8 '
4 '-7 "
NATURAL GRADE
FINISHED FLOOR
PLATE HEIGHT
FINISHED FLOOR
PLATE HEIGHT
HIGH RIDGE HEIGHT
Exterior Elevation Right
2 3 '-3 1 /1 6 "
8 '
1 '
8 '
4 '-7 "
NATURAL GRADE
FINISHED FLOOR
PLATE HEIGHT
FINISHED FLOOR
PLATE HEIGHT
HIGH RIDGE HEIGHT
Exterior Elevation Left
REVISION TABLE
NUMBER DATE REVISED BY DESCRIPTION
SHEET:SCALE:
DATE
1/25/2021
MJH Design Works
dba MJH Construction Management
P.O. Box 502
Forest Knolls, Ca, 94933
M.HYDE@ME.COM
415-350-5152
A-13
DESIGNE
R
SHEET TITLE
1/4"=1'
EXTERIOR ELEVATIONS
PROPOSED
B R O W N A D D I T I O N
4 4 3 1 H o l l i n g s w o r t h C i r c l e
R o h n e r t P a r k , C a