Traffic Impact Studies in Toronto

Understanding the Transportation Requirements for Your Development

A Transportation Impact Study (TIS) is a technical assessment used by the City of Toronto to evaluate how a proposed development will affect the surrounding transportation network. It helps determine whether a development can be accommodated safely and efficiently, identifies potential transportation challenges, and recommends improvements to support both the development and the surrounding community.

Under Toronto’s 2026 TIS Guidelines, the assessment extends beyond vehicle traffic to include pedestrians, cyclists, public transit, road safety, parking, loading, site access and the overall public realm. A TIS may be required to support planning applications such as Official Plan Amendments, Zoning By-law Amendments, Site Plan Control and Plans of Subdivision, depending on the nature and location of the proposal.

What Does the TIS Process Involve?

1. Establishing the Study Scope

The process begins by determining whether a TIS is required and confirming the appropriate scope of work with City staff and, where applicable, the Toronto Transit Commission (TTC). The scope depends on the development’s size, land use, anticipated travel demand, site conditions and proximity to transportation infrastructure.

2. Assessing Existing Conditions

A transportation consultant documents the surrounding road network, intersections, sidewalks, pedestrian crossings, cycling facilities, transit services, parking, loading areas and site access points. Planned developments and future transportation improvements are also considered to establish the baseline for analysis.

3. Forecasting Travel Demand and Evaluating Impacts

The study estimates the trips generated by the proposed development and how those trips will be distributed across different travel modes. Existing conditions are compared with future scenarios to assess potential impacts on intersection capacity, vehicle queues, pedestrian and cyclist safety, transit operations, site access and surrounding streets. Toronto’s guidelines typically require a future assessment horizon of at least five years, with additional scenarios where applicable.

4. Developing Mitigation Measures

Where impacts are identified, the TIS recommends appropriate solutions. These may include intersection or access improvements, pedestrian and cycling connections, transit priority measures, revised site circulation, loading arrangements or strategies to reduce reliance on single-occupant vehicles.

5. Preparing and Submitting the Report

The consultant prepares a technical report documenting the methodology, assumptions, analysis, findings and recommended improvements. The submission must follow the City’s reporting requirements and include applicable checklists, data tables, drawings and supporting analyses. City staff may request revisions or supplementary assessments during the development review process.

What Makes Toronto’s TIS Requirements Distinctive?

A multimodal approach: Toronto evaluates how development affects people travelling by car, transit, bicycle and on foot, with particular attention to vulnerable road users and safe, accessible connections to the public realm.

A structured Travel Demand Management (TDM) framework: Where a TDM Plan is required, applicants must select appropriate measures from the City-wide framework to achieve a minimum of 24 points. Measures may include reduced vehicle parking, car-share facilities, transit fare incentives, bicycle parking improvements and convenient pedestrian connections to higher-order transit.

Specialized assessments based on site conditions: Depending on the application, additional chapters may address traffic operations, transit capacity, bicycle parking and operations, vehicle parking, and loading, delivery and circulation.

TTC infrastructure protection: Developments within the TTC’s 60-metre Development Review Zone may require a dedicated higher-order transit assessment, a TTC technical review and an associated review fee.

Road safety and construction considerations: The assessment considers potential conflicts between vehicles, pedestrians and cyclists, including during construction. It also addresses relevant servicing, delivery, accessible transportation and pick-up/drop-off arrangements.

Plan Ahead for Development Approval

A well-scoped TIS can help identify transportation constraints early, inform site design decisions and reduce the risk of avoidable delays during application review. Developers are encouraged to consult with City staff and the TTC, where applicable, before commencing the study to confirm the specific requirements for their proposal.

Reference: City of Toronto — Guidelines for the Preparation of Transportation Impact Studies (2026). Actual requirements vary by application and site context.

Our team has in-depth expertise at conducting these assessments. Contact us today to find out how we can help with your project.