Traffic Engineering for Real Estate

Greenlight Traffic Engineering supports clients completing site development and redevelopment projects throughout Arizona. Our team supports traffic engineering tasks required during the various phases of development including due diligence, zoning entitlement, planning, and design. Our goal is to provide our clients with expert traffic engineering advice, responsive customer service, education, and guidance. We will be with you every step of the way as your project progresses through government process.

Primary Services

Greenlight provides professional traffic engineering services in the follow focus areas:

  • Traffic Engineering Due Diligence
  • Traffic Statements, Traffic Impact Studies (TIS) / Traffic Impact Analyses (TIA)
  • Parking Studies
  • Signing and Striping Plans
  • Traffic Signal Plans
  • Roadway and Intersection Lighting Plans
  • Planning & Zoning Commission / Council Meeting Support

Example Projects

Lifetime Fitness Traffic Impact Study | Peoria, AZ

  Lifetime Fitness Traffic Impact Study

Lifetime Fitness sought to build a new facility on the northwest corner of 67th Avenue and Hatfield within the City of Peoria. Development of this corner required purchase of an existing property from Christ’s Church of the Valley (CCV). Greenlight staff worked closely with the owner, zoning attorney, public involvement team, and site civil engineer to address traffic concerns from the City and adjacent neighbors. The final traffic impact study was completed and approved on the first submittal. Following study approval, Project Manager Scott Kelley provided support at the City’s Planning & Zoning Commission and Town Council meetings. The project was approved unanimously in both cases.

Rio Estrella Parking Study | Avondale, AZ

Rio Estrella Parking Study

Owners of the proposed Rio Estrella industrial project sought to entitle 270,000 square feet of warehouse and industrial use. During planning review, concerns raised by the City regarding parking needs based on City code led to the need to perform a parking study. Greenlight prepared the study and calculated expected parking demand based on national parking studies. The parking study demonstrated that actual demand would be much less than calculated using City code. The owner was able to make compromises with the City based on the study findings in order to bring the project planning review to a successful conclusion.

Sunrise Promenade at Lake Pleasant Traffic Signal | Peoria, AZ

Sunrise Promenade at Lake Pleasant Traffic Signal

As part of their offsite infrastructure improvements, the developer of this project requested traffic signal design support at the intersection of Lake Pleasant Parkway at Happy Valley Road. The existing traffic signal consisted of 3 legs; however, a 4th leg was being added with the opening of the project. Greenlight provided a quick turn around on project plans and review comments to keep the design schedule moving. In addition, Greenlight provided post design services for reviewing shop drawings and responding to requests for information (RFIs).


Scott Kelley, PE, PTOE

(Licensed in Arizona, California, Colorado, Nevada, New Mexico)


Scott is the private development traffic services practice leader at Greenlight. He is a licensed Professional Engineer, as well as a Professional Traffic Operations Engineer (PTOE). He has over 17 years of experience in traffic engineering with expertise in development-related traffic planning, design and operations within Arizona and across the country. His career has focused on serving private development clients of all sizes. Scott’s project portfolio includes all traffic studies and design improvement plans for all types of development. His breadth of project experience spans small, single lot developments and redevelopment sites, to large master planned communities and multi-use commercial projects.

Over his career, Scott has developed and reviewed hundreds of traffic impact statements, traffic impact studies (TIS) / traffic impact analyses (TIA), and parking analyses, as well as designed thousands of sheets of signing, striping, traffic signal, lighting, traffic control, ITS infrastructure, and parking layouts.


Collette Frohlich, PE

(Licensed in Arizona, Illinois)

Project Engineer

Collette is Greenlight’s Project Engineer responsible for executing all private development traffic engineering tasks. She has 12 years of experience in traffic engineering and has served clients including site civil engineers, developers, as well as zoning and land use attorneys, both locally in Arizona and nationwide. Collette has worked on both sides of development: as a consultant performing development-related traffic engineering tasks, as well as the owner’s representative for reviewing private development studies and site plans. Her background includes planning, design and operations traffic engineering tasks including traffic impact analysis, traffic signal warrant studies, speed studies, and turn lane warrant studies, as well as signing, striping, and traffic signal design.