Commissioners press traffic and access questions on proposed senior care near SE 13th and Ivy

Traffic and access dominated questioning at the April 27 public hearing for the proposed senior living facility at 1300 S. Ivy Street. Staff’s consultant projected a 1 percentage‑point increase in the volume‑to‑capacity (VC) ratio for the intersection in a 2031 build scenario — from a VC of 0.61 (no‑build) to 0.62 (build), both equating to Level‑of‑Service B — but several commissioners and residents said observed conditions during school dismissal and peak times feel more congested than the numbers suggest.

Commissioner Judy asked whether the traffic study used recent counts or modeled background growth; staff replied the analysis used a five‑year horizon and background growth but did not go out and collect new turning counts. Civil engineer Brian Dickerson showed aerial overlays and measurements indicating the proposed Ivy driveway would align roughly mid‑median and that the left‑turn pocket for 13th provides about 100 ft of queuing — a length several commissioners said could be overwhelmed when school buses and a facility shift change coincide. "They've got about 100 ft in the turn lane," a commissioner said after the plan view presentation, noting limited queuing and the potential for queue spillback during peak periods.

The applicant proposed a full access on SE 13th (left and right turns) and a right‑in/right‑out on South Ivy, plus a 10‑ft right‑of‑way dedication to widen the frontage. Staff noted a 5‑year horizon traffic projection and that the intersection would remain within mobility targets under those assumptions, but commissioners asked for revised civil striping and queueing details in the resubmitted packet ahead of the June 8 hearing.