Gardner's Sugar District apartments and townhomes approved after public traffic concerns

Gardner Company representatives told the commission they now propose 284 apartment units (one four‑story building and ten three‑story walk‑ups) and 77 townhouse units within the Sugar District master plan area, replacing the former multiplex theater site.

Jeff Wardle, representing Gardner, said the project aligns with the community mixed‑use designation in the comprehensive plan and the site’s original master‑plan infrastructure investments. He said parking is internalized and the design balances density against green space and amenities, and he committed to updated traffic analysis and compliance with code standards. "We are going to design so that there is no net increase in traffic beyond what was approved as part of the master plan," Wardle said.

Multiple neighbors testified in opposition or concern, emphasizing congestion at Stamm, Happy Valley and Garrity intersections, existing parking constraints for businesses in the complex (including indoor recreation tenants such as a pickleball facility) and the potential loss of neighborhood character. Speakers asked whether the apartment buildings would become an ‘‘eyesore’’ like other high‑density projects and whether commercial tenants would lose parking.

Wardle and the design team responded that master‑plan infrastructure was built for mixed use and that the project will pay impact fees and follow required parking and landscaping standards; they also noted previous approvals and that the project is consistent with the comprehensive plan’s 5–50% residential expectation for community mixed‑use zones.

After deliberation the commission voted to approve both conditional use permits with the staff‑recommended findings and standard conditions, noting traffic mitigation and design concerns will be addressed through design review and required technical studies and that final permits are subject to appeal periods.