Neighbors and city planners Tuesday both condemned the project, which calls for a 100-foot, U-shaped building and six-level parking garage at Stanhope Avenue and Concord Street -- not far from Raleigh's landmark "yellow bulldozer" sign.

Nearby residents fear the proposed Stanhope Center, with 278 units, would create a barn full of N.C. State University students. They think the parking deck would clog tiny streets and dwarf single-story homes in a neighborhood that dates to the 1920s.

"This would continue a destructive and short-sighted trend," said Caleb Smith, who spoke for residents Tuesday.

City planners, meanwhile, said the project conflicts with long-standing strategies for the area, including a mix of retail stores and restaurants. Also, they said, inadequate streets and sidewalks could overburden residents living alongside the project.

At least two members of the Raleigh Planning Commission were ready to deny the project altogether, but its developer was optimistic that a compromise on parking deck and street issues could be reached, though planners and neighbors say changes would have to be drastic.

Raleigh lawyer Mack Paul, who spoke on behalf of Alabama-based Capstone Building, noted that the $85 million project has taken many forms over a long history.

Residents said earlier plans involved retail along Hillsborough Street, and had the parking deck between that retail section and the apartments.

Housing has consistently topped N.C. State concerns because nearly three-quarters of its 30,000-plus students live off campus. Dormitories make a tempting proposition for developers.

Capstone Executive Vice President Jeff Jones said Stanhope's location is ideal: close enough for students to walk to campus, keep their cars parked and stay out of off-campus neighborhoods.

Though the Stanhope project offers no retail, Jones said the building would likely draw shops and restaurants.

Smith said residents are eager to see development on the ugly gravel parking lot where the Stanhope building would go. But the city already has several guidelines that took years to develop. Residents just want to see them followed.