South Grove
Street Apartments
Design Review, DR2024-0002
Bennett Smithhart
Project Site
Project Site
Project Site
Project Site
Facing Southeast Facing East
Zoning and Land Use
Project Site
General Plan Land Use Background
• With the 2012 General Plan update, the site’s land
use designation was changed to Mixed Use (MU),
allowing for multifamily residential development at
densities ranging from 10 to 40 units per acre.
• The Residential Minimum Density Overlay (RMDO)
Zone, effective January 14, 2025, under Program 10
of the Housing Element, changed the site’s General
Plan designation from Mixed Use to High-Density
Residential.
Zoning Background
• The project site has been historically zoned as
Planned Development – Residential (PD-R).
• The subject parcel does not have an adopted
General Development Plan.
• Pursuant to RMC Section 17.60.080 – Preexisting PD
Zones, development on the parcel is subject to
Design Review.
Project Site
Proposed Project
The proposed development plans are to construct a single three-story apartment building comprising 78 units, including studio, one-bedroom, and two-bedroom options. Site amenities include a pool, club house, landscape, 5 bioretention basins, 156 parking spaces, and carports for 78 parking spaces.
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Building Elevations
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Clubhouse Elevations
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Building Materials
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Site Plan
• Centrally located
clubhouse
• Pool and spa
• Barbecue area
• Covered parking156
parking spaces,
including 78 covered
and 19 guest spaces
• EV charging stations
Project Site
Landscape Plan
• Conceptual Planting plans
include trees, shrubs, and
groundcover.
• Granite Boulders placed in
the planting area
• Landscape berm along S.
Grove Street to block
headlights
• Large shrubs to screen
parking from adjacent
properties.
On-Site Signage
Monument sign at project entrance Interior signage
Site Circulation
Pedestrian
Emergency Access
Gate
Sidewalk
Connection
Automotive
Access point
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Tree Removal
• There are 28 native oaks on
the project site, with 17
proposed for removal and
mitigation.
• Conditions of approval have
been added to implement the
arborist’s recommendations
to protect the remaining
trees.
• Valley Oaks are included in
the project’s landscape plan.
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General Plan and Zoning Consistency
• The General Plan designation is
High Density Residential (HDR)
• The site is zoned Planned
Development Residential (PD-R).
• The site is also designated
Residential 24+ (R24+) in the
Residential Minimum Overlay
Zone (RMDO).
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Regional Housing Needs Allocation
• The project site is Site 2 in the Rocklin Housing Element and is designated for Lower Income.
• The Residential Minimum Density Overlay (RMDO) Zone
was adopted and became effective on January 14, 2025,
as part of Program 10 of the Housing Element.
• As apart of this program, the project site’s general plan designation was changed from Mixed Use to High
Density Residential.
Project Site
Architectural Review Committee
On September 5, 2024, the Architectural Review Committee (ARC) considered the architecture for the South Grove Street Apartments project. The ARC was supportive of the Project’s architecture and determined that it generally complied with the Quarry Architectural District requirements. The ARC recommended approval of the Project’s architecture with a 5-0 vote.
Project Site
Planning Commission Hearing
On March 18, 2025, the Planning Commission reviewed the proposed project. Following staff and applicant presentations, a public hearing was held where four speakers raised concerns about the project’s density, height, traffic impacts, and neighborhood changes.
The Commission voted 3-2 to recommend approval to the City Council.
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Traffic Concerns
• Discussion at the hearing
included concerns about
increased traffic, the offset
driveway at Oakview Drive,
and running red lights.
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Traffic Concerns - Staff Response
In response to traffic discussion at the
hearing, the project Traffic Consultant
prepared a supplemental memo with
the following recommendations:
• Add red reflective strips to the stop
sign posts.
• Put up “Stop Ahead” signs and paint
“STOP AHEAD” on the road on S. Grove
Street.
• Move the stop bar on northbound
South Grove Street 4 feet forward to
line up with Oakview Drive.
Project Site
Traffic Concerns - Staff Response
Traffic:
• Noticeable delay typically occurs at LOS C. The
supplemental evaluation concluded it would remain
at LOS A.
• The proposal is located at the front of the South
Grove Street/Winding Lane/Lost Avenue/Kannasto
Street neighborhood area and the majority traffic
would travel from the project site to Rocklin Road.
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Project Density Concerns
• Discussion at the hearing
included concerns about the
density and building height of
the proposed project .
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Project Density - Staff Response
• The project’s site density has historically allowed
for a multifamily apartment project with
approximately 28 units per acre such as is being
proposed.
• The Mixed-Use land use designation has stayed the
same, with both the 2013–2021 and 2021–2029
Housing Elements of the Rocklin General Plan
consistently setting a density range of 10 to 40
units per acre.
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Neighborhood Changes
• Members of the public
expressed concerns with the
recent development and
stated it has changed the
neighborhood, which is
historically characterized by
single story homes and
large yards, and has
increased traffic.
Project Site
Neighborhood Changes - Staff Response
• Adjacent to two-story
apartment building
• With the large setback
and the project’s
proposed landscaping, it
is anticipated that the
project site will blend
into the community over
time, as the tree canopy
is established and
matures.
Project Site
Safety Discussion
• The Fire and Police Department staff
assessed the adequacy of the single
driveway for emergency evacuation
purposes.
• Two pedestrian evacuation routes are
proposed: one on South Grove Street
and another on Oakview Drive.
• Kimley-Horn provided an analysis of
the adequacy of the single driveway.
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Public Noticing
• Notices of the public
hearing were mailed to all
properties within 600 feet of
the project site 10 days prior
to the hearing. A total of 104
properties received notices.
• Additionally, a public notice
was published in the Placer
Herald on April 11th.
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Environmental Review
• Notice of Exemption
Section 15332 – Infill
Exemption
• Air Quality, Arborist,
Traffic Impact, and Noise
Studies were submitted in
support of the CEQA
exemption.
Questions?
Project Site
• The front setback is 90
feet, which helps reduce
the perceived height of
the project.
• Existing and Planned
Shrubs and Trees screen
the project site.
• Project site is not within
Rocklin Civic Center Plan
Area.