Four-story student housing complex facing university gets Turlock planners’ nod

A four-story student housing complex proposed for Monte Vista Avenue across from the university campus got planners’ approval and is expected to be considered by the Turlock City Council Sept. 8. Developers hope to open The Vista by August 2017.

Neighbors spoke against the project, unhappy with the 50-foot proposed height of the buildings, worried about noise after 10 p.m. and parking. “Who wants 600 college kids in their back yard?” asked Nanette Snoke, whose home backs up to the parcel.

Essentially private dorms, what developer David Moon called purpose-built student housing, would be a first for the region. The three-building complex would rent – only to students – single bedroom-bathroom units, with up to four units sharing a common kitchen-common area.

A pool with clubhouse, volleyball court and half basketball court are planned outside, with computer lab, fitness center, study areas and presentation room inside, presenters said. Each floor would have a resident adviser, like on-campus dorms do, with around the clock management and security for the complex. Rents, tentatively estimated at $600 to $850 a month, would be competitive with on-campus housing, Moon said.

The Turlock Planning Commission considered two versions of the plan, one with four three-story buildings, but less parking, and the other with three four-story buildings, with a parking stall for every tenant.

The panel voted unanimously for the taller version, adding extra fencing to screen the pool, no parking charges and time constraints for playing courts nearest the neighbors. The students-only renters provision would be included on the deed under a stipulation by the city, said Debra Whitmore, deputy director of Development Services.

The 9.7-acre site extends to Crowell Road on the east, with a Rite Aid Pharmacy and other businesses filling the corner, and Yosemite Farm Credit on the west. Rotary International Park and a six Cole Avenue homes sit behind it.

A succession of housing and commercial developments have been proposed for the site over the last decade, the latest being the Ten Pin Fun Center, a plan with bowling, laser tag and a sports bar.

“We’ve been down this road before,” said Commissioner Victor Pedroza, before being assured by Moon that financial backing and loans are already lined up.

Moon represents AMCAL Stanislaus, made up of his firm, Coleraine Capital Group Inc. and Amcal Equities. Project designers are Humphreys & Partners Architects of Dallas and Hawkins & Associates Engineering of Modesto.

The four-story buildings would be 50 feet high, dwarfing the one- and two-story homes behind the complex, but shorter than the Mary Stuart Rogers administrative building across Monte Vista, commissioners noted. Turlock Fire Department has approved the plans, Whitmore said.

The proposal calls for an energy-efficient building design and includes shuttle service to city destinations and California State University, Stanislaus, across the street. The plan is to make cars unnecessary for residents, encouraging bicycle use, Moon said.

Parking and traffic problems were the top complaint of neighbors speaking against the project. Nearby streets are parked up 8 a.m. to 8 p.m. with students avoiding the $180 per semester cost of an on-campus parking permit.

“It’s a huge issue all around the college,” said Kathy Halsey, who lives on Seaborg Street.

Brittney Bunch was the only community member to speak for the complex. “This city, one of its pride and joys is this university and we have to accommodate what is there,” Bunch said.

This story was originally published July 17, 2015 at 5:42 PM with the headline "Four-story student housing complex facing university gets Turlock planners’ nod."