A traffic study can move your entrance thirty feet before a single stake goes in the ground. That’s not a small detail. It changes parking counts, drive lanes, and sometimes the whole shape of a site plan. For developers working in Colorado Springs, CO, treating a traffic study as a late-stage formality is one of the most common ways a commercial project ends up redesigned mid-permit.
This article explains what a traffic study actually looks at, how it shapes site layout, and when to get one started so it doesn’t stall your project.
Why a Traffic Study Comes Before Site Design, Not After
A lot of developers treat traffic studies like a box to check near the end. That order causes problems.
A traffic study looks at how vehicles will move in and out of a site. It also looks at how that movement affects the roads around it. Cities use this data to decide if a project needs turn lanes, signal changes, or access restrictions. None of that is optional once the study flags it.
Here’s why timing matters:
- Site plans drawn before the traffic study often assume access points that never get approved.
- Parking layouts designed early may need to shift once queue lengths and turn movements are calculated.
- Building placement can end up in the wrong spot if entrance locations change after design work is done.
Colorado Springs has grown fast along several major corridors. Roads that handled traffic fine five years ago may now need turn lanes or signal upgrades before a new commercial site gets approved.
What a Traffic Study Actually Measures
A traffic study isn’t a guess. It’s built from real counts and calculations.
Here’s what it typically covers:
- Existing traffic counts on roads near the site, measured during peak hours.
- Trip generation estimates based on the type and size of the proposed development.
- Turning movement analysis at nearby intersections, showing how new traffic will affect existing turns.
- Sight distance checks at proposed entrances, confirming drivers can see oncoming traffic safely.
- Queue length projections for entrances and exits during busy periods.
Each of these numbers feeds directly into decisions about where a site’s access points can go and how big the internal circulation needs to be.
How Traffic Data Shapes Where Things Go on the Site
Once the numbers come in, they start dictating layout choices.
A few ways this plays out in practice:
- Entrance and exit points get positioned based on sight distance and spacing requirements from nearby intersections.
- Drive lane widths and turn radii get adjusted to handle the trip volume the study predicts.
- Parking lot circulation gets redesigned to avoid backups near the entrance during peak hours.
- Building footprints sometimes shift to keep enough distance between the entrance and the parking field.
- Loading zones and drive-through lanes get placed to avoid conflicts with the main traffic flow identified in the study.
A site plan built without this data often looks fine on paper. It falls apart once real traffic volume shows up.
When a Traffic Study Can Trigger Costly Design Changes
Sometimes a traffic study confirms the original plan works. Other times, it forces a real redesign.
Here’s what tends to trigger bigger changes:
- The city requires a new turn lane or signal that shifts the site’s frontage design.
- Trip generation numbers come in higher than expected, requiring wider drive aisles or more stacking space.
- Sight distance issues force an entrance to move to a different part of the property.
- Peak hour queue lengths show the original entrance location will back up onto the public road.
Catching these issues during design is manageable. Catching them after construction drawings are finished means paying for a redesign on top of the delay.
Building Traffic Studies Into Your Project Timeline
The traffic study shouldn’t sit at the end of your checklist. It belongs near the start.
A few habits that keep projects moving:
- Order the traffic study as soon as a site’s general use and size are known, even before final design begins.
- Share early trip generation estimates with your design team before they lock in building placement.
- Confirm with the city early whether the site will need a full traffic impact study or a smaller scoping analysis.
- Build extra time into your schedule for intersection improvements if the study identifies a need for one.
For developers managing multiple commercial sites in Colorado Springs, starting the traffic study early on every project avoids the same costly pattern: a finished site plan that has to be reworked once real traffic numbers come back.
Frequently Asked Questions
How early should a traffic study start on a commercial project?
A traffic study should begin as soon as the general site use and project size are defined, ideally before final site design. Starting early helps avoid costly redesigns during permitting.
Does every commercial project in Colorado Springs require a full traffic study?
Not always. Smaller developments may only require a simplified traffic analysis or scoping review. Requirements depend on projected trip generation, land use type, and site location, as determined by the local jurisdiction.
Can a traffic study delay a project timeline?
Yes. If a study identifies needed roadway improvements such as turn lanes, signal modifications, or access changes, it can impact the project schedule. However, starting early reduces the risk of delays during permitting.
What happens if a traffic study shows an entrance location is not suitable?
If an access point is deemed unsuitable, the site plan typically needs to be revised. This may affect parking layout, building placement, internal circulation, and overall site design.
Who typically pays for road improvements identified in a traffic study?
Responsibility varies by jurisdiction and project type, but in many cases, developers are required to fund improvements that directly result from their project’s traffic impact, such as turn lanes or access upgrades.