West Hills Shopping Centre Lowe s Expansion Traffic Impact Study

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study Prepared for: Armel Corporation January 2015 Paradigm Transportation Solutions Ltd. 22 King Street South, Suite 300 Waterloo ON N2J 1N8 pgrubb@ptsl.com 1.519.896.3163 Fax: 1.866.722.5117

PROJECT SUMMARY PROJECT NAME:... WEST HILLS SHOPPING CENTRE LOWE S EXPANSION TRAFFIC IMPACT STUDY CLIENT:... ARMEL CORPORATION COMMERCE COURT WEST, 199 BAY STREET, SUITE 2900 TORONTO, ONTARIO P.O. BOX 459 M5L 1G4 CLIENT PROJECT MANAGER:... MR. COROSKY, VICE-PRESIDENT ARMEL CORPORATION CONSULTANT:... PARADIGM TRANSPORTATION SOLUTIONS LIMITED 22 KING STREET SOUTH, SUITE 300 WATERLOO ON N2J 1N8 PH: 905 381 2229 CONSULTANT PROJECT TEAM... PHIL GRUBB, ADAM J. MAKAREWICZ REPORT DATE:... JANUARY 2015 PROJECT NUMBER:... 142110P

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P EXECUTIVE SUMMARY CONTENT The content of this report summarizes an update to the West Hills Traffic Impact Study 1 for a proposed commercial development located west of Elmira Road and north of Paisley Road in the City of Guelph. The main requirement for this updated traffic impact study is to address the revised site plan which considers the addition of a Lowe s establishment. This report documents the additional traffic that is expected to occur as a result of the development and assesses the impact of the traffic on the surrounding road network. The findings, conclusions and recommendations of this study are summarized below and outlined in detail in the body of the report. FINDINGS The main conclusions of this study are as follows: The intersections within the study area are currently operating within acceptable levels of service during the PM and Saturday peak hours. The proposed expansion to the West Hills Commercial Node will consist of developing lands on the northwest quadrant of Paisley Road and Elmira Road. At present, the Costco establishment is currently operational with the remainder of the property vacant. The preliminary concept plan indicates that the development will ultimately consist of 7 buildings with various retail land uses and an additional 650 to 700 parking spaces are anticipated to be provided in addition to the 651 parking spaces provided for the Costco establishment. The total gross floor area (GFA) assumed for expansion will be 154,500 square feet. The proposed expansion to the West Hills Commercial Node is expected to generate approximately 209 PM peak hour and 598 Saturday peak hour new vehicular trips The proposed expansion is planned to have a new driveway connection (Lowe s Driveway) to Elmira Road which will be located directly opposite the driveway located on the east side of Elmira Road that provides access to the West Hills Shopping Centre. The driveway connection is proposed to be signalized with a single inbound and outbound travel lane. The intersections within the study area will continue to operate within acceptable levels of service during the PM and Saturday peak hours upon reaching the 2020 and 2025 horizon with the addition of the proposed development as well as planned other area developments. The SimTraffic simulation for the 2025 total horizon indicated that the 95th Percentile Queue Length for the Saturday Peak Hour of the roadway is expected to experience a slight overlap in the southbound direction between Paisley Road and Lowe s Driveway as well as Lowe s Driveway and the Costco Driveway. No overlap is expected for the weekday PM peak hour. It should be noted that the traffic counts utilized for the Saturday peak hour were conducted two weeks prior to Christmas which results in the highest traffic volumes along area roadways. This would be particularly true for the Elmira Road corridor given the amount of commercial establishments present. As a result of higher volumes than would typically occur, the overlap projected is not expected to be representative of typical conditions. 1 West Hills Shopping Centre Expansion, Prepared for Armel Corporation, Prepared by Paradigm Transportation Solutions Ltd, November 2011. Paradigm Transportation Solutions Limited Page i

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P In Practical terms what the analysis reveals at peak seasonal shopping periods during the Saturday peak hour is that minor delays in the southbound direction along Elmira Road could be experienced. Additionally it should be noted that the 95th-percentile queue is defined to be the queue length that has only a 5-percent probability of being exceeded during the analysis time period. It is a useful parameter for determining the appropriate length of turn pockets, but it is not typical of what an average driver would experience. Driver experiences would be better characterized by the mean queue length which has indicated that no overlap is expected to occur during the Saturday peak hour. RECOMMENDATIONS Based on the investigations carried out in this study, the following recommendations regarding traffic improvements are provided: Lowe s Driveway should be controlled with traffic control signals with a separate northbound left turn lane. Signalization of the intersection is expected to be required for opening day of the expansion. As part of a normal signal monitoring program it is recommended that the City optimize signal timings on a regular basis to minimize delays during PM and Saturday peak hours as traffic demands change due to the level of development activity within the immediate area. No other roadway improvements are required or recommended to accommodate the traffic related to the subject development. Paradigm Transportation Solutions Limited Page ii

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P CONTENTS 1.0 INTRODUCTION... 1 1.1 OVERVIEW... 1 1.2 STUDY AREA... 1 2.0 EXISTING CONDITIONS... 3 2.1 ROAD NETWORK... 3 2.2 TRAFFIC VOLUMES... 5 2.3 TRAFFIC OPERATIONS... 9 3.0 DEVELOPMENT CONCEPT... 13 3.1 DEVELOPMENT DESCRIPTION... 13 4.0 ASSESSMENT OF FUTURE TRAFFIC CONDITIONS... 16 4.1 BACKGROUND TRAFFIC GROWTH... 16 4.1.1 GENERAL BACKGROUND GROWTH... 16 4.1.2 OTHER AREA DEVELOPMENTS... 16 4.1.3 OTHER AREA DEVELOPMENT TRIP GENERATION... 17 4.1.4 OTHER AREA DEVELOPMENT TRIP DISTRIBUTION... 18 4.1.5 COMMUNITY CENTRE RE-ASSIGNMENT... 18 4.1.6 GROWTH SUMMARY... 18 4.2 BACKGROUND TRAFFIC OPERATIONS... 24 4.2.1 2020 BACKGROUND TRAFFIC OPERATION... 24 4.2.2 2025 BACKGROUND TRAFFIC OPERATION... 24 4.3 FUTURE TRAFFIC ESTIMATES... 28 4.3.1 DEVELOPMENT TRIP GENERATION... 29 4.3.2 PASS-BY TRIPS... 29 4.3.3 INTERNAL TRIPS... 30 4.3.4 DEVELOPMENT TRIP DISTRIBUTION... 31 4.3 FUTURE TOTAL TRAFFIC OPERATIONS... 38 5.0 NEED FOR IMPROVEMENTS... 45 5.1 INTERSECTION ASSESSMENT... 45 5.1.1 SPEEDVALE AVENUE AND ELMIRA ROAD... 45 5.1.2 SPEEDVALE AVENUE AND IMPERIAL ROAD... 45 5.1.3 WILLOW ROAD AND IMPERIAL ROAD... 45 5.1.4 PAISLEY ROAD AND IMPERIAL ROAD... 45 5.1.5 PAISLEY ROAD AND ELMIRA ROAD... 46 5.1.6 ELMIRA ROAD AND WEST HILLS DRIVEWAY/LOWE S DRIVEWAY... 46 5.1.7 ELMIRA ROAD AND COSTCO DRIVEWAY... 46 5.1.8 ELMIRA ROAD AND NORTH DRIVEWAY... 46 5.1.9 ELMIRA ROAD AND WILLOW ROAD... 47 5.2 ELMIRA ROAD QUEUE ASSESSMENT... 47 6.0 CONCLUSIONS AND RECOMMENDATIONS... 49 6.1 CONCLUSIONS... 49 6.2 RECOMMENDATIONS... 50 APPENDICES APPENDIX A EXISTING LEVEL OF SERVICE CONDITIONS APPENDIX B 2020 & 2025 BACKGROUND TRAFFIC LEVEL OF SERVICE CONDITIONS APPENDIX C ITE MULTI-USE DEVELOPMENT WORKSHEET APPENDIX D 2020 & 2025 TOTAL TRAFFIC LEVEL OF SERVICE CONDITIONS APPENDIX E SIMTRAFFIC QUEUE CALCULATIONS Paradigm Transportation Solutions Limited

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P FIGURES FIGURE 1.1: DEVELOPMENT LOCATION... 2 FIGURE 2.1: EXISTING CONDITIONS... 4 FIGURE 2.2A: 2014 EXISTING PM PEAK HOUR TRAFFIC VOLUMES... 7 FIGURE 2.2B: 2014 EXISTING SAT PEAK HOUR TRAFFIC VOLUMES... 8 FIGURE 3.1: PROPOSED DEVELOPMENT CONCEPT... 15 FIGURE 4.1A: 2020 BACKGROUND PM PEAK HOUR TRAFFIC VOLUMES... 20 FIGURE 4.1B: 2020 BACKGROUND SATURDAY PEAK HOUR TRAFFIC VOLUMES... 21 FIGURE 4.2A: 2025 BACKGROUND PM PEAK HOUR TRAFFIC VOLUMES... 22 FIGURE 4.2B: 2025 BACKGROUND SATURDAY PEAK HOUR TRAFFIC VOLUMES... 23 FIGURE 4.3A: SITE GENERATED PM PEAK HOUR TRAFFIC VOLUMES... 32 FIGURE 4.3B: SITE GENERATED SATURDAY PEAK HOUR TRAFFIC VOLUMES... 33 FIGURE 4.4A: 2020 TOTAL PM PEAK HOUR TRAFFIC VOLUMES... 34 FIGURE 4.4B: 2020 TOTAL SATURDAY PEAK HOUR TRAFFIC VOLUMES... 35 FIGURE 4.5A: 2025 TOTAL PM PEAK HOUR TRAFFIC VOLUMES... 36 FIGURE 4.5B: 2025 TOTAL SATURDAY PEAK HOUR TRAFFIC VOLUMES... 37 FIGURE 4.6: 2020 & 2025 ASSUMED LANE CONFIGURATION... 39 FIGURE 5.1: 2025 95 TH PERCENTILE QUEUE LENGTH ANALYSES... 48 TABLES TABLE 2.1: 2011 VS 2014 TRAFFIC VOLUME COMPARISON... 6 TABLE 2.2: LEVEL OF SERVICE DEFINITIONS... 9 TABLE 2.3: LEVEL OF SERVICE BY MODE FOR URBAN ROADWAYS... 9 TABLE 2.2A: 2014 EXISTING PM PEAK HOUR LEVEL OF SERVICE CONDITIONS... 11 TABLE 2.2B: 2014 EXISTING SATURDAY PEAK HOUR LEVEL OF SERVICE CONDITIONS... 12 TABLE 4.1: OTHER AREA DEVELOPMENTS... 16 TABLE 4.2: OTHER AREA DEVELOPMENT TRIP GENERATION... 17 TABLE 4.3: TRIP DISTRIBUTION... 18 TABLE 4.4A: 2020 BACKGROUND PM PEAK HOUR LEVEL OF SERVICE CONDITIONS... 25 TABLE 4.4B: 2020 BACKGROUND SAT PEAK HOUR LEVEL OF SERVICE CONDITIONS... 26 TABLE 4.5A: 2025 BACKGROUND PM PEAK HOUR LEVEL OF SERVICE CONDITIONS... 27 TABLE 4.5B: 2025 TOTAL SATURDAY PEAK HOUR LEVEL OF SERVICE CONDITIONS... 28 TABLE 4.6: DEVELOPMENT TRIP GENERATION... 30 TABLE 4.7: DEVELOPMENT TRIP GENERATION (EXTERNAL TRIPS ONLY)... 30 TABLE 4.8: DEVELOPMENT TRIP DISTRIBUTION... 31 TABLE 4.9A: 2020 TOTAL PM PEAK HOUR LEVEL OF SERVICE CONDITIONS... 41 TABLE 4.9B: 2020 TOTAL SATURDAY PEAK HOUR LEVEL OF SERVICE CONDITIONS... 42 TABLE 4.10A: 2025 TOTAL PM PEAK HOUR LEVEL OF SERVICE CONDITIONS... 43 TABLE 4.10B: 2025 TOTAL SATURDAY PEAK HOUR LEVEL OF SERVICE CONDITIONS... 44 Paradigm Transportation Solutions Limited

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P 1.0 INTRODUCTION 1.1 Overview The content of this report summarizes an update to the West Hills Traffic Impact Study 2 for a proposed commercial development located west of Elmira Road and north of Paisley Road in the City of Guelph. The main requirement for this updated traffic impact study is to address the revised site plan which considers the addition of a Lowe s establishment. As a result of this update to the site plan, Armel Corporation has retained Paradigm Transportation Solutions Limited (Paradigm) to undertake the updated traffic impact study for this development. The purpose of the study is to determine the impact of the development traffic on the surrounding road network and identify any improvements necessary to accommodate this traffic. The scope of the study includes determination of the current traffic and site conditions in the vicinity of the development, development of estimates of the background traffic growth in the area, estimating the additional traffic that will be generated by the development, assessment of the impact of this traffic and provision of recommendations on the remedial measures necessary to accommodate the site traffic in a satisfactory manner. The study has followed the City s guidelines for traffic impact studies. 1.2 Study Area The subject of this report consists of development of the vacant lands located on the west side of Elmira Road and north of Paisley Road in the City of Guelph. The development is proposed to have three new driveway connections to Elmira Road. The location of the development site is illustrated in Figure 1.1. The intersections that have been evaluated in this study are consistent with the previous report including: 1) Speedvale Avenue and Elmira Road (Signalized), 2) Speedvale and Imperial Road (Signalized), 3) Willow Road and Imperial Road (Signalized), 4) Paisley Road and Imperial Road (Signalized), 5) Paisley Road and Elmira Road (Signalized), 6) Elmira Road and West Hills Driveway (Unsignalized), 7) Elmira Road and Costco Driveway (Signalized), 8) Elmira Road and North Driveway (Unsignalized), and 9) Willow Road and Elmira Road (Signalized). 2 West Hills Shopping Centre Expansion, Prepared for Armel Corporation, Prepared by Paradigm Transportation Solutions Ltd, November 2011. Paradigm Transportation Solutions Limited Page 1

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P Figure 1.1: Development Location Paradigm Transportation Solutions Limited Page 2

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P 2.0 EXISTING CONDITIONS 2.1 Road Network This section provides an overview of the existing conditions on the roadways in the study area. Paisley Road is major east-west arterial roadway with an existing four lane urban-cross section. Paisley Road (Wellington Road 30 west of Guelph) runs from Woolwich-Guelph Town Line in the west to Edinburgh Road North in the east, at which point it becomes Paisley Street, continuing into downtown Guelph. In the immediate area of the subject site, Paisley Road has a four-lane urban cross-section. Paisley Road has traffic control signals with Imperial Road and Elmira Road. Separate eastbound and westbound left turn lanes are provided at the intersections with Imperial Road and Elmira Road. The posted speed is 50 km/h east of Imperial Road and 60 km/h west of Imperial Road. Development along this roadway consists mainly of existing residential and commercial uses. Paisley Road currently has a signalized intersection with the Hanlon Expressway, providing for all movements. With the future upgrading of the Hanlon Expressway, it is anticipated that this intersection will be replaced with a grade separation with only some limited movements to and from Hanlon Expressway. Imperial Road is a north-south collector roadway with a four-lane urban cross-section in the vicinity of the West Hills Shopping Centre. Imperial Road runs from north of Woodlawn Road West (Highway 7) in the north to Wellington Street West (Highway 24) in the south. North of the CNR tracks Imperial Road has a basic two lane cross-section with a turning lane. Developments along this roadway consist mainly of residential land uses and the posted speed limit is 50 km/h. South of the CNR, this roadway provides access to the West Hills Commercial Node and the West End Recreation Centre Site. Elmira Road is a north-south arterial roadway with a three-lane cross-section adjacent, north and south of the site (two through lanes, flush centre median/left turn lane) as well as bicycle lanes on each side of the road. It widens to a four-lane cross-section with additional left turn lanes at its intersection with Paisley Road. Elmira Road runs south to Fife Road and north to Wellington Road 7 where the roadway becomes Wellington County Road 86. Developments along this roadway consist mainly of residential land uses as well as pockets of vacant land. Willow Road is an east-west roadway that functions as an arterial road with a two-lane urban cross-section west of Elmira Road and a three lane cross-section (two through lanes and centre turn lane) with bicycle lanes east of Elmira Road. Willow Road runs from west of Elmira Road east to Edinburgh Road. Willow Road currently has a signalized intersection with the Hanlon Expressway, providing all movements and has a posted speed limit of 50 km/h. Figure 2.1 illustrates the existing lane configurations, traffic control on the above noted roadways. Paradigm Transportation Solutions Limited Page 3

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P Figure 2.1: Existing Key Conditions Traffic Control Signals Stop Control Lane Configuration Elmira Road Imperial Road Project North Speedvale Avenue Willow Road North Driveay Costco Driveway Imperial Road Elmira Road West Hills Driveway Paisley Road West Hills Shopping Centre Lowes Expansion Traffic Impact Study Paradigm www.ptsl.com Figure 2.1 Existing Conditions Paradigm Transportation Solutions Limited Page 4

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P 2.2 Traffic Volumes In order to properly assess intersection operations, Turning Movement Counts (TMC s) are used to quantify the movement of vehicles through the area. Existing traffic data at an intersection or on a road section forms the foundation for analysis. TMC s are usually taken during peak periods at an intersection to complete level of service analysis. Since the development is commercial in nature, we have only carried the PM and Saturday peak hour analysis forward as the concentration of traffic activity for the proposed development will occur during these peak hours primarily. The following describes the traffic data that has been collected: Existing PM peak hour turning movement counts were provided by the City of Guelph for the following intersections: Elmira Road and Willow Road (April 2013), Paisley Road and Imperial Road (October 2012), Paisley Road and Elmira Road (April 2013), and Paisley Road and West Hills Driveway (October 2012). Existing Saturday peak hour turning movement counts were also conducted by Paradigm for the following intersections: Paisley Road and Elmira Road (December 2014), Paisley Road and Imperial Road (December 2014), Elmira Road and Willow Road (December 2014). Existing PM and Saturday turning movement counts were conducted by Paradigm for the following intersections: Speedvale Avenue and Elmira Road (December 2014), Speedvale Avenue and Imperial Road (December 2014), Imperial Road and Willow Road (December 2014), Imperial Road and Community Centre Driveway (December 2014), Imperial Road and West Hills Driveway (December 2014), Elmira Road and West Hills Driveway (December 2014), Elmira Road and Costco Driveway (December 2014), Elmira Road and North Driveway (January 2015). The 2011 volumes which were used for the previous report were compared to the 2013 and 2014 turning movement counts for the respective intersections to determine how much growth has occurred along the Paradigm Transportation Solutions Limited Page 5

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P area roadways. Table 2.1 outlines the growth for the intersections and indicate a negative growth has occurred from year 2011 to year 2014 during the weekday PM peak hour for more than half of the intersections within the study area. However, for the Saturday peak hour, all intersections within the study area experience a substantial increase in growth. This may be a result of the timing of the counts within the Christmas period and the operation of the Costco site. It is expected that typical Saturday volumes will be lower. TABLE 2.1: 2011 VS 2014 TRAFFIC VOLUME COMPARISON Intersection Peak hour 2011 Volume 2014 Volume % Increase Paisley Road & Elmira Road Paisley Road & Imperial Road Imperial Road & Willow Road Speedvale Avenue & Imperial Road Speedvale Avenue & Elmira Road Average PM 1,858 1,365-26.5% Saturday 779 1,490 91.3% PM 2,756 1,741-36.8% Saturday 1,239 2,117 70.9% PM 1,262 1,217-3.6% Saturday 791 1,086 37.3% PM 1,897 2,049 8.0% Saturday 958 1,284 34.0% PM 1,959 2,167 10.6% Saturday 841 1,548 84.1% PM - -9.7% Saturday - 63.5% Based on historical traffic data, the PM peak hour counts conducted prior to 2014 were not factored to 2014 volumes given the trend over the last 3 years indicates a decrease in volume. It is also noted that all volumes associate with the Saturday peak hour have been established based on 2014 volumes. The existing balanced weekday PM peak hour and Saturday peak hour traffic volumes are illustrated in Figures 2.2A and 2.2B. Additionally, for the purposes of this report, the counts at the West Hills driveway connections to Paisley Road and Imperial Road were not evaluated as these counts were used to estimate the amount of traffic the West Hills Commercial Node is currently generating. Paradigm Transportation Solutions Limited Page 6

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P Figure 2.2A: 2014 Existing PM Peak Hour Traffic Volumes 795 295 464 215 102 523 742 162 787 186 399 210 285 27 516 205 53 33 166 101 Speedvale Avenue 72 602 704 141 815 569 35 687 470 64 76 238 150 26 108 67 Project North 300 25 422 78 614 53 23 76 60 136 42 11 198 25 6 28 217 95 21 162 123 306 32 268 167 72 340 488 39 283 10 North Driveway 68 48 36 12 307 355 494 497 201 443 Willow Road 249 271 48 169 91 308 62 482 6 301 Elmira Road 478 Imperial Road Costco Driveway 120 374 413 0 398 164 0 234 293 143 Community Centre Driveway 99 99 41 440 16 39 1 59 58 305 11 0 8 8 19 25 608 West Hills Driveway 124 Lowe's Driveway 0 29 153 0 176 509 99 369 113 152 104 320 312 77 98 182 328 136 416 354 126 394 193 35 323 436 33 96 97 226 West Hills Shopping Centre Lowes Expansion Traffic Impact Study Paradigm www.ptsl.com 264 221 West Hills Driveway 46 137 258 411 315 452 405 119 423 360 84 444 350 143 404 276 179 Paisley Road 28 96 168 West Hills Driveway 216 91 168 339 91 507 585 115 316 154 463 371 48 371 469 32 280 71 383 Figure 2.2A 2014 Existing PM Peak Hour Traffic Volumes Paradigm Transportation Solutions Limited Page 7

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P Figure 2.2B: 2014 Existing Sat Peak Hour Traffic Volumes 575 478 262 203 81 350 144 178 48 370 357 13 447 101 309 29 35 26 137 293 125 18 174 70 121 Speedvale Avenue 302 228 93 351 348 77 432 53 28 137 68 Project North 444 472 233 286 40 21 11 Willow Road 145 37 54 105 208 135 301 33 11 53 200 16 250 17 127 5 57 360 349 423 11 242 31 360 15 340 301 5 322 25 221 17 38 413 178 106 81 North Driveway 90 81 53 28 273 9 301 351 Elmira Road Imperial Road 11 Costco Driveway Community Centre Driveway 1 516 0 145 9 21 588 188 0 135 33 17 1 400 101 133 168 383 172 38 375 10 106 305 6 568 West Hills Driveway West Hills Driveway 88 Lowe's Driveway 0 10 98 227 0 128 101 535 73 545 275 147 159 119 434 300 91 525 525 402 521 639 68 649 248 113 479 479 83 600 712 132 659 121 396 445 14 Paisley Road 135 131 131 283 236 555 475 422 55 10 87 75 172 West Hills Shopping Centre Lowes Expansion Traffic Impact Study Paradigm www.ptsl.com 123 204 327 202 West Hills Driveway Figure 2.2B 2014 Existing Saturday Peak Hour Traffic Volumes 485 187 296 101 396 53 176 167 379 417 40 416 440 152 161 47 360 Paradigm Transportation Solutions Limited Page 8

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P 2.3 Traffic Operations Intersection level of service is a recognized method of quantifying the efficiency of traffic flow at intersections. It is based on the delay experienced by individual vehicles executing the various movements. The delay is related to the number of vehicles desiring to make a particular movement compared to the estimated capacity for that movement. Table 2.2 contains the level of service criteria for signalized and stop-controlled intersections. The highest or best possible rating is level of service A, under which the average total delay on a movement, approach or intersection is less than 10 seconds per vehicle. Level of Service E is the point at which remedial measures are considered, depending on the nature and extent of the delays. However, Level of Service E is commonly accepted for left-turning traffic at intersections. When the average delay exceeds 50 seconds at unsignalized intersections, or 80 seconds at signalized intersections, the movement is classified as Level of Service F and remedial measures are usually implemented, if they are feasible. TABLE 2.2: LEVEL OF SERVICE DEFINITIONS Signalized Intersections Unsignalized Intersections Level of Service Average Total Delay Average Total Delay (sec/veh) (sec/veh) A < = 10 < = 10 B > 10 & < = 20 > 10 & < = 15 C > 20 & < = 35 > 15 & < = 25 D > 35 & < = 55 > 25 & < = 35 E > 55 & < = 80 > 35 & < = 50 F > 80 > 50 The level of service for urban roadways is also depicted visually in Table 2.3. This figure provides a visual of how level of service A to level of service F would typically appear on an urban roadway. TABLE 2.3: LEVEL OF SERVICE BY MODE FOR URBAN ROADWAYS Paradigm Transportation Solutions Limited Page 9

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P The operations of the intersections in the study area were evaluated using the existing traffic volumes illustrated in Figures 2.2A and 2.2B as well as the current intersection lane configuration and traffic control that is illustrated in Figure 2.1. Synchro 7 traffic analyses software was used for this assessment with HCM 2000 procedures. The results are summarized in Table 2.2A and Table 2.2B and the detailed Synchro reports are provided in Appendix A. The intersection analysis considered the following measures of performance: The level of service for each turning movement, and The volume to capacity ratio for each intersection. Based on the above criteria and the entries in Table 2.2A and 2.2B, the following is noted: During the PM and Saturday peak hours the unsignalized and signalized intersections within the study area are operating at acceptable levels of service with minimal delays. Detailed Synchro output is provided in Appendix A. Paradigm Transportation Solutions Limited Page 10

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P TABLE 2.2A: 2014 EXISTING PM PEAK HOUR LEVEL OF SERVICE CONDITIONS Direction / Movement / Approach Analysis Period Peak Hour Control Type Intersection # Intersection MOE LEFT Eastbound Westbound Northbound Southbound THROUGH RIGHT APPROACH LEFT THROUGH RIGHT APPROACH LEFT THROUGH RIGHT APPROACH LEFT THROUGH RIGHT APPROACH OVERALL Speedvale Avenue LOS C C C C C C C C A A A A B B B B B 1 & Delay (s) 22 21 21 21 26 26 26 26 8 7 7 7 13 11 11 11 17 V/C 0.24 0.25 0.25-0.58 0.65 0.65-0.10 0.12 0.12-0.40 0.33 0.33-0.48 Elmira Road Queue, 95th (m) 10 23 23-41 61 61-7 14 14-52 48 48 - - Speedvale Avenue LOS C C C C C C C C B B B B B B B B C 2 & Delay (s) 26 31 31 30 25 28 28 27 19 20 20 20 14 18 18 17 25 V/C 0.23 0.62 0.62-0.59 0.65 0.65-0.07 0.25 0.25-0.31 0.41 0.41-0.49 Imperial Road Queue, 95th (m) 10 65 65-30 82 82-8 40 40-31 77 77 - - Willow Road LOS B B B B B B B B A A A A A A A A B 2014 Existing Conditions PM Signalized Unsignalized Signalized 7 6 5 4 3 Delay (s) 16 16 16 16 17 17 17 17 5 6 6 6 5 6 6 6 11 & V/C 0.30 0.30 0.30-0.48 0.48 0.48-0.09 0.25 0.25-0.02 0.32 0.32-0.37 Imperial Road Queue, 95th (m) 18 18 18-25 25 25-7 23 23-2 32 32 - - Paisley Road LOS C C C C C C C C B B B B B B B B C Delay (s) 26 28 28 28 25 30 30 29 14 16 16 16 11 13 13 12 20 & V/C 0.53 0.32 0.32-0.38 0.49 0.49-0.09 0.25 0.25-0.32 0.27 0.27-0.36 Imperial Road Queue, 95th (m) 32 26 26-27 37 37-7 31 31-24 35 35 - - Paisley Road LOS C C C C C C C C B B B B A B B B B Delay (s) 25 28 28 27 25 28 28 27 12 13 13 13 10 12 12 11 20 & V/C 0.46 0.38 0.38-0.45 0.37 0.37-0.07 0.11 0.11-0.19 0.14 0.14-0.27 Elmira Road Queue, 95th (m) 29 28 28-31 27 27-7 12 12-16 16 16 - - Elmira Road LOS B B B A A A A A A A Delay (s) 15 12 15 0 0 0 9 0 1 2 & V/C 0.08 0.20-0.25 0.25-0.09 0.33 - - West Hills Driveway Queue, 95th (m) 2 6-0 0-3 0 - - Elmira Road LOS B B B A A A B B B B Delay (s) 20 19 19 9 4 7 19 13 17 15 & V/C 0.44 0.16-0.55 0.13-0.64 0.08-0.56 Costco Driveway Queue, 95th (m) 40 17-30 15-73 10 - - Unsignalized 8 Elmira Road LOS B B B A A A A A A A Delay (s) 13 13 13 9 0 0 0 0 0 1 & V/C 0.10 0.10-0.01 0.19-0.35 0.35 - - North Driveway Queue, 95th (m) 3 3-0 0-0 0 - - Elmira Road LOS B B B B B B B B A A A A A A A A A Signalized 9 & Delay (s) 19 19 19 19 20 19 19 19 3 4 4 4 4 5 5 5 7 V/C 0.13 0.13 0.13-0.26 0.12 0.12-0.05 0.27 0.27-0.12 0.39 0.39-0.36 Willow Road Queue, 95th (m) 10 10 10-14 11 11-4 22 22-8 37 37 - - Paradigm Transportation Solutions Limited Page 11

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P TABLE 2.2B: 2014 EXISTING SATURDAY PEAK HOUR LEVEL OF SERVICE CONDITIONS Direction / Movement / Approach Analysis Period Peak Hour Control Type Intersection # Intersection MOE LEFT Eastbound Westbound Northbound Southbound THROUGH RIGHT APPROACH LEFT THROUGH RIGHT APPROACH LEFT THROUGH RIGHT APPROACH LEFT THROUGH RIGHT APPROACH OVERALL Speedvale Avenue LOS C C C C C C C C A A A A A A A A B 1 & Delay (s) 24 23 23 23 25 23 23 24 5 4 4 4 8 7 7 7 12 V/C 0.26 0.17 0.17-0.41 0.25 0.25-0.05 0.18 0.18-0.29 0.22 0.22-0.32 Elmira Road Queue, 95th (m) 15 13 13-25 17 17-4 14 14-26 26 26 - - Speedvale Avenue LOS C C C C C C C C B B B B A B B B B 2 & Delay (s) 26 27 27 27 21 22 22 22 13 15 15 14 10 12 12 12 20 V/C 0.08 0.47 0.47-0.33 0.37 0.37-0.06 0.27 0.27-0.14 0.23 0.23-0.34 Imperial Road Queue, 95th (m) 5 41 41-19 40 40-6 41 41-13 39 39 - - Willow Road LOS B B B B B B B B A A A A A A A A B Signalized 3 & Delay (s) 16 16 16 16 17 17 17 17 5 6 6 6 5 6 6 6 11 V/C 0.21 0.21 0.21-0.47 0.47 0.47-0.06 0.27 0.27-0.03 0.24 0.24-0.33 Imperial Road Queue, 95th (m) 13 13 13-24 24 24-6 25 25-3 24 24 - - Paisley Road LOS C C C C C C C C B B B B B B B B C 2015 Existing Conditions Saturday Unsignalized 6 5 4 Delay (s) 24 27 27 27 24 31 31 30 16 19 19 18 16 19 19 18 25 & V/C 0.57 0.60 0.60-0.33 0.66 0.66-0.31 0.16 0.16-0.34 0.18 0.18-0.45 Imperial Road Queue, 95th (m) 29 69 69-17 68 68-31 22 22-34 24 24 - - Paisley Road LOS C C C C C C C C B B B B B A A A B Delay (s) 26 28 28 27 28 30 30 30 15 14 14 14 11 10 10 10 20 & V/C 0.46 0.20 0.20-0.33 0.41 0.41-0.03 0.09 0.09-0.47 0.13 0.13-0.44 Elmira Road Queue, 95th (m) 26 18 18-22 27 27-3 12 12-43 15 15 - - Elmira Road LOS B B B A A A A A A A Delay (s) 15 12 15 0 0 0 9 0 1 2 & V/C 0.03 0.16-0.30 0.30-0.08 0.34 - - West Hills Driveway Queue, 95th (m) 1 5-0 0-2 0 - - Elmira Road LOS B B B A A A B B B B Signalized 7 & Delay (s) 17 16 16 8 5 7 17 15 16 13 V/C 0.44 0.27-0.57 0.17-0.40 0.09-0.49 Costco Driveway Queue, 95th (m) 35 18-42 19-34 12 - - Unsignalized 8 Elmira Road LOS B B B A A A A A A A Delay (s) 12 12 12 8 0 0 0 0 0 1 & V/C 0.14 0.14-0.01 0.22-0.23 0.23 - - North Driveway Queue, 95th (m) 4 4-0 0-0 0 - - Elmira Road LOS B B B B C B B C A A A A A A A A A Signalized 9 & Delay (s) 20 20 20 20 21 20 20 21 2 3 3 3 3 3 3 3 8 V/C 0.13 0.13 0.13-0.29 0.08 0.08-0.02 0.11 0.11-0.04 0.12 0.12-0.15 Willow Road Queue, 95th (m) 8 8 8-13 8 8-2 10 10-4 11 11 - - Paradigm Transportation Solutions Limited Page 12

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P 3.0 DEVELOPMENT CONCEPT 3.1 Development Description The West Hills Shopping Centre is located north of Paisley Road west of Imperial Road and east of Elmira Road and is bounded by vacant lands currently to the west and north in the City of Guelph. The current site has approximately 152,600 square feet (GFA) currently occupied which consists of the following uses: Supermarket Financial Institution s Restaurants Optical store Dentistry Hair Salon Tax Service centre. The existing West Hills Shopping Centre currently has access provided via a single all directional access to Elmira Road, two all-directional driveway connections to Paisley Road and a single right in/left in/right out access to Imperial Road. All existing driveway connections are controlled by stop signs for the driveway approaches with the exception of the most westerly access on Paisley Road which is controlled by traffic control signals. The proposed expansion to the West Hills Commercial Node will consist of developing lands on the northwest quadrant of Paisley Road and Elmira Road. At present, the Costco establishment is currently operational with the remainder of the property vacant. The preliminary concept plan indicates that the development will ultimately consist of 7 buildings with various retail land uses and a range of 650 to 700 parking spaces are anticipated to be provided to facilitate the future development in addition to the 651 spaces provided for the Costco establishment. The total gross floor area (GFA) for the proposed expansion will be 154,500 square feet. The conceptual site components are shown in detail below as well as on the conceptual site plan as illustrate in Figure 3.1. The site components are further described: Lowe s 104,805ft 2 of Home Improvements Superstore. Block A - 5,100 ft 2 General Retail Block B 5,100 ft 2 General Retail Block C 5,100 ft 2 General Retail Block D 4,950 ft 2 General Retail Block E 6,975 ft 2 General Retail Block F - 4,950 ft 2 General Retail Paradigm Transportation Solutions Limited Page 13

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P As the plan for the ancillary retail is currently conceptual and actual demand of the site may achieve more efficient coverage; for the purposes of analysis, approximately 49,695 square feet of general ancillary retail has been assumed. Access to the development is proposed via three driveway connections to Elmira Road; which are shown to be all directional with some modifications to be determined as a result of this report. The driveway connections are further described below: Lowe s Driveway is located approximately 185 meters north of the intersection of Elmira Road and Paisley Road which will function with all movements permitted. It is noted that the Lowes Driveway will be located directly opposite an existing all-directional driveway connection on the east side of the roadway providing access to the West Hills Shopping Centre. This is a preferred access arrangement as this will minimize the amount of left turn overlaps between the two driveway connections as well as provide a centralized access for the two developments on either side of Elmira Road. Traffic control for the intersection of Elmira Road and Lowe s Driveway is assumed to be with traffic control signals as indicated on the most recent concept plan with a single inbound and outbound travel lane. Costco Driveway is an existing driveway connection located approximately 360 meters north of the intersection of Paisley Road and Elmira Road. Future plans indicate that the east leg of this intersection will provide access to the existing recreation centre as well as a further phase of the West Hills Shopping Centre. Traffic control at this driveway connection is provided through traffic control signals with a single inbound and two outbound travel lanes. It is also noted that there is a separate northbound left turn lane and separate southbound right turn lane at the intersection with Elmira Road. North Driveway is an existing driveway located approximately 511 meters north of the intersection of Paisley Road Elmira Road that functions with all movements permitted. Stop sign control is provided for the eastbound approach and a separate northbound left turn lane is also provided. Previous concepts for the property contemplated a potential additional driveway connection from the site to Paisley Road, likely aligned with Whitelaw Road. More detailed analysis of site grading has determined that such a connection is not feasible and possible. The conceptual layout of the development is illustrated in Figure 3.1. Paradigm Transportation Solutions Limited Page 14

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P Figure 3.1: Proposed Development Concept Paradigm Transportation Solutions Limited Page 15

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P 4.0 ASSESSMENT OF FUTURE TRAFFIC CONDITIONS 4.1 Background Traffic Growth Two horizon years have been developed for the future background traffic estimates. The first horizon year has assumed full build out of the development will occur at or before the 2020 horizon year. The second scenario has assumed a horizon year of 2025, 5 years after full-build out to remain consistent with the City s guidelines for traffic impact studies. The 2020 and 2025 horizon years are described below: 4.1.1 General Background Growth The likely future traffic volumes in the vicinity of the development site will consist of the traffic generated by the development plus the background traffic growth on the roadway network. Historic traffic volumes at the area intersections from years 2011 and 2013/2014 indicates that traffic has experience a negative growth during the weekday PM peak hour and a substantial increase during the Saturday peak hour. The increase associated with the Saturday peak hour could be a reflection of an increase in holiday shopping given the counts were conducted two weeks prior to Christmas as well as a reflection of the amount of commercial development that has been completed within the area prior to 2014. To remain conservative as well as to not overestimate the general growth in background traffic, a growth rate of 1% per annum as well as the inclusion of other area developments has been considered to provide a reasonable representation of the projected traffic estimates along the area roadways. 4.1.2 Other Area Developments During this period of time, it is possible that there will be other new developments in the area that will increase the existing traffic volumes on the area roadways. The previous 2011 traffic impact study indicated a substantial amount of residential development that is planned to be developed and will have a direct impact along the area roadways. The background development activity within the study area over the next 5 to 10 years is identified in Table 4.1. TABLE 4.1: OTHER AREA DEVELOPMENTS Other Area Active Developments Year Location Development Name Commercial (ft 2 ) Residential Units Notes Northwest Quadrant Imperial & Paisley West Hills Shopping Centre Phase 2 27,930 - Assumed General Retail West of Tovell Drive Armel Lower Density Subdivisions - 175 175 Single Family Units 2020 Southeast Quadrant Elmira & Willow Armel Multi-Res Site - 20 10 Townhouse, 10 Single Family Southwest Quadrant Elmira & Tovell Armel Multi-Res Site - 170 50 Townhouse, 120 Single Family East of Elmira, South of Rec Centre West Hills Shopping Centre Phase 3 102,312 - Assumed Supermarket and General Retail 2020 Horizon Total 130,242 365 2025 Southeast Quadrant Paisley & Whitelaw Southwest Quadrant Paisley & Whitelaw Southeast Quadrant Elmira & Paisley Southeast Quadrant Ryde & Paisley Armel Multi-Res Site - 390 100 Townhouses, 290 Single Family Armel Multi-Res Site - 390 100 Townhouses, 290 Single Family Armel Multi-Res Site - 290 50 Townhouse, 240 Single Family Armel Multi-Res Site - 100 20 Townhouse, 80 Single Family East of Deerpath Drive Armel Multi-Res Site - 140 40 Townhouse, 100 Single Family 2025 Horizon Total - 1,310 Paradigm Transportation Solutions Limited Page 16

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P 4.1.3 Other Area Development Trip Generation The traffic generated by the background development have been estimated for the weekday PM and Saturday peak hours using the Institute of Transportation Engineers (ITE) Trip Generation Manual 3. Since the commercial components are part of a multi-use site, an onsite trip reduction of 20% was applied to the commercial trip generation estimates as per the ITE Trip Generation Manual (Chapter 7 Multi-Use Developments), which indicates that trips to/from retail from other retail land uses is 20%. In accordance with the ITE guidelines the reduction was taken before determination of passby trips. The total trips estimated to be generated by the other area developments are summarized in Table 4.2. TABLE 4.2: OTHER AREA DEVELOPMENT TRIP GENERATION Year Location Land Use ITE Code # of Units GFA (ft 2 ) Trips PM Peak Saturday Rate In Out Total Rate In Out Total Northwest Quadrant Imperial & Paisley General Retail 820-27,930 Total 3.73 41 42 83 4.89 57 53 110 Passby 34% 14 14 28 26% 15 15 30 New 66% 27 29 55 74% 42 38 80 West of Tovell Drive Single Family Detached 210 175 - Total 1.01 111 65 176 0.93 86 76 162 Southeast Quadrant Elmira & Willow Townhouse 230 20 - Total 0.52 7 3 10 0.47 5 4 9 Southwest Quadrant Elmira & Tovell Mid-Rise Apartments 223 170 - Total 0.39 38 28 66 0.39 38 28 66 Total 10.50 74 70 144 10.76 75 72 147 2020 Supermarket (Addition) 850-17,093 Passby 36% 26 26 53 0% 0 0 0 New 66% 47 44 91 74% 75 72 147 East of Elmira, South of Rec Centre General Retail 820-85,219 Total 3.73 125 130 254 4.89 174 160 334 Passby 34% 42 42 85 26% 45 45 90 New 66% 82 87 170 74% 128 115 243 2025 Total - 198 200 398-249 232 481 Total 365 130,242 Passby - 69 69 138-45 45 90 New - 129 131 261-204 187 391 Total - 395 338 734-435 393 827 2020 Other Area Total Passby - 83 83 166-60 60 120 New - 312 256 568-375 333 708 Southeast Quadrant Paisley & Whitelaw Mid-Rise Apartments 223 450 - Total 0.39 102 74 176 0.39 102 74 176 Southwest Quadrant Paisley & Whitelaw Mid-Rise Apartments 223 300 - Total 0.39 28 62 90 0.39 28 62 90 Southeast Quadrant Elmira & Paisley Mid-Rise Apartments 223 320 - Total 0.39 30 66 96 0.39 30 66 96 Single Family Detached 210 80 - Total 1.01 51 30 81 0.93 39 35 74 Southeast Quadrant Ryde & Townhouse 230 20 Paisley - Total 0.52 7 3 10 0.47 5 4 9 Total 1170 Total - 58 33 91-44 39 83 Single Family Detached 210 100 - Total 1.01 64 37 101 0.93 49 44 93 East of Deerpath Drive Townhouse 230 40 - Total 0.52 14 7 21 0.47 10 9 19 Total 2025 Other Area Total 140 - Total - 78 44 122-59 53 112 Total - 296 279 575-263 294 557 Passby - 0 0 0-0 0 0 New - 296 279 575-263 294 557 3 Trip Generation Eighth Edition, Institute of Transportation Engineers, Washington D.C., 2003 Paradigm Transportation Solutions Limited Page 17

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P 4.1.4 Other Area Development Trip Distribution The trip distribution for the background development is based on trip distribution found in a previous report entitled West Hills Commercial Centre Phase 2 Traffic Impact Study 4 as well as the distribution found on the area roadways. It is expected that the majority of trips are oriented/destined towards areas east of the study area. The trip distribution is summarized in Table 4.3. TABLE 4.3: TRIP DISTRIBUTION North South East West Travel Origin (To/From) Percentage via Elmira Road 13% via Imperial Road 7% via Elmira Road 6% via Imperial Road 13% via Speedvale Road 15% via Willow Road 6% via Paisley Road 17% via Speedvale Road 10% via Willow Road 1% via Paisley Road Total 12% 100% 4.1.5 Community Centre Re-Assignment For the 2020 and 2025 horizon, the fourth leg of the intersection of Elmira Road and Costco Driveway is expected to be operational with some traffic diverted from the Community Centre that currently uses the intersection of Imperial Road and the Community Centre Driveway. Additionally it should be noted that the first internal intersection on the east leg of the intersection of Elmira Road and Costco Driveway will be limited to right/left in and right out only, thus outbound traffic from Phase II of the West Hills Shopping Centre has been re-routed to additional driveways servicing the overall development. 4.1.6 Growth Summary In summary, the following assumptions have been made with regard to traffic growth for the 2020 horizon: A growth rate of 1.0% per annum was assumed for the PM and Saturday Peak Hours. These growth rates are consistent with the previously submitted and approved traffic impact study. Traffic related to Other Area Developments for the 2020 and 2025 horizon was assumed. It is estimated that these developments will result in an additional 1,309 PM peak hour and 1,384 Saturday peak hour trips along the area roadways when full-build out. The fourth leg of Elmira Road and Costco Driveway is assumed to have some traffic diverted from the existing Community Centre once the fourth leg is constructed. The amount of diverted traffic is assumed to be approximately 50% of the traffic currently being generated along the west leg of the intersection of Imperial Road and Community Centre Driveway. 4 West Hills Commercial Centre Phase 2, Traffic Impact Study, Prepared for Armel Corporation, Prepared by Paradigm, December 2005. Paradigm Transportation Solutions Limited Page 18

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P With the first intersection driveway connection along the east leg of the intersection of Elmira Road and Costco Driveway limited to right/left in and right out only, outbound traffic from Phase II of the West Hills Shopping Centre has been re-routed to additional driveways servicing the overall development. The background traffic volumes for the respective horizon years are provided in the following Figures: Figures 4.1A and 4.1B - 2020 Background Horizon, and Figures 4.2A and 4.2B - 2025 Background Horizon. Paradigm Transportation Solutions Limited Page 19

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P Figure 4.1A: 2020 Background PM Peak Hour Traffic Volumes 876 348 510 238 195 460 220 109 89 263 542 Speedvale Avenue 653 806 208 859 772 175 904 331 28 556 612 39 760 202 508 100 65 69 210 134 158 76 30 124 94 Project North 413 768 248 504 56 22 50 Willow Road 184 190 91 197 310 133 340 110 35 265 337 66 300 38 191 37 81 408 65 649 387 544 521 527 83 74 655 341 524 303 144 66 310 11 59 183 99 65 North Driveway 71 50 38 13 637 6 480 Elmira Road Imperial Road 20 12 Costco Driveway 0 Community Centre Driveway 0 434 30 50 55 8 20 418 172 186 64 31 26 0 1 246 32 126 439 84 715 599 115 308 215 102 625 221 Lowe's Driveway 0 84 306 West Hills Driveway 320 252 West Hills Driveway West Hills Driveway 23 504 283 0 199 109 0 109 507 145 167 195 494 483 84 17 545 221 324 597 32 345 385 62 385 190 61 195 157 311 375 151 536 532 403 560 514 125 498 409 185 485 449 95 546 460 154 468 187 354 226 37 Paisley Road 79 35 119 103 129 192 115 315 167 496 8 88 280 75 354 257 West Hills Shopping Centre Lowes Expansion Traffic Impact Study Paradigm www.ptsl.com 520 443 Figure 4.1A 2020 Background PM Peak Hour Traffic Volumes Paradigm Transportation Solutions Limited Page 20

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P Figure 4.1B: 2020 Background Saturday Peak Hour Traffic Volumes 652 85 416 151 550 147 122 Speedvale Avenue 333 273 128 397 395 121 510 224 50 404 390 16 520 97 339 76 36 65 353 155 28 200 74 301 231 33 160 56 107 Project North 574 620 301 42 350 34 357 42 22 32 Willow Road 166 43 271 18 124 81 154 258 151 339 110 39 119 267 56 283 34 145 37 66 51 443 51 48 205 119 North Driveway 95 85 56 468 85 455 474 540 9 545 530 Elmira Road 29 Imperial Road 499 488 390 372 17 12 Costco Driveway 0 Community Centre Driveway 1 542 50 67 80 9 22 618 198 212 89 32 18 0 1 420 56 140 234 653 82 704 92 403 326 130 858 West Hills Driveway West Hills Driveway 189 Lowe's Driveway 0 57 246 327 0 154 125 0 125 711 163 146 402 681 622 62 404 241 West Hills Driveway 21 467 11 533 266 265 389 58 347 411 61 410 393 155 182 144 519 355 108 683 683 514 658 787 71 746 305 176 596 596 97 734 870 141 750 114 499 529 11 112 80 169 234 49 169 172 15 Paisley Road 201 454 219 158 6 49 268 203 West Hills Shopping Centre Lowes Expansion Traffic Impact Study Paradigm www.ptsl.com Figure 4.1B 2020 Background Saturday Peak Hour Traffic Volumes 441 426 Paradigm Transportation Solutions Limited Page 21

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P Figure 4.2A: 2025 Background PM Peak Hour Traffic Volumes 957 406 566 263 206 511 241 121 102 288 578 Speedvale Avenue 715 875 236 935 848 191 991 376 30 636 692 45 858 228 578 119 69 91 255 168 176 85 31 133 104 Project North 515 865 268 548 59 23 51 Willow Road 203 196 104 214 330 140 366 114 35 297 363 67 320 40 212 40 85 513 67 770 623 87 426 78 401 170 567 649 767 357 554 68 330 11 59 201 98 69 North Driveway 75 53 40 13 757 7 606 Elmira Road Imperial Road 20 12 Costco Driveway 0 Community Centre Driveway 0 456 30 50 11 9 21 440 181 235 69 33 28 0 1 259 35 133 533 104 822 730 120 324 312 131 767 228 Lowe's Driveway 0 86 314 West Hills Driveway 335 264 West Hills Driveway West Hills Driveway 295 0 208 114 0 114 632 212 188 232 601 618 88 5 544 18 588 230 329 614 6 396 381 65 396 199 64 266 164 358 530 170 636 631 497 661 625 131 553 568 249 634 573 100 674 583 182 525 268 473 280 51 Paisley Road 121 52 152 134 134 201 131 316 167 524 9 135 278 78 409 339 West Hills Shopping Centre Lowes Expansion Traffic Impact Study Paradigm www.ptsl.com 569 492 Figure 4.2A 2025 Background PM Peak Hour Traffic Volumes Paradigm Transportation Solutions Limited Page 22

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P Figure 4.2B: 2025 Background Saturday Peak Hour Traffic Volumes 717 90 461 167 619 161 138 Speedvale Avenue 383 315 152 451 455 133 580 260 53 469 452 20 597 113 394 94 38 88 405 189 38 221 84 344 257 34 172 65 118 Project North 682 42 434 35 707 324 392 44 23 32 Willow Road 184 45 289 19 128 94 170 277 158 366 113 39 142 290 57 302 35 164 40 69 54 546 72 48 226 119 North Driveway 99 90 59 568 90 563 580 649 10 671 655 Elmira Road 31 Imperial Road 518 516 429 393 17 12 Costco Driveway 0 Community Centre Driveway 1 570 50 67 16 10 23 650 208 284 96 33 19 0 1 442 62 147 315 804 101 807 96 423 424 183 1030 West Hills Driveway West Hills Driveway 194 Lowe's Driveway 0 57 251 339 0 160 131 0 131 863 232 166 466 797 786 65 421 252 West Hills Driveway 4 503 11 575 276 247 377 11 383 401 63 400 413 163 254 150 577 513 125 791 791 615 766 913 75 815 454 239 763 720 102 864 998 168 806 188 619 595 27 145 110 176 245 61 156 160 27 Paisley Road 235 479 276 148 7 52 318 282 West Hills Shopping Centre Lowes Expansion Traffic Impact Study Paradigm www.ptsl.com Figure 4.2B 2025 Background Saturday Peak Hour Traffic Volumes 467 476 Paradigm Transportation Solutions Limited Page 23

West Hills Shopping Centre Lowe s Expansion Traffic Impact Study January 2015 142110P 4.2 Background Traffic Operations Level of service conditions were assessed for the 2020 and 2025 future background traffic volumes using Synchro Version 7 with HCM 2000 procedures. 4.2.1 2020 Background Traffic Operation For the 2020 future background traffic volumes, the intersections within the study area were assessed based upon the existing lane configurations, traffic control, and modified signal timings. The results are summarized in Table 4.4A and 4.4B, detailed calculations can be found in Appendix B. The following is noted: During the PM and Saturday peak hours the unsignalized and signalized intersections within the study area are expected to operate at acceptable levels of service with minimal delays. Detailed Synchro output is provided in Appendix B. 4.2.2 2025 Background Traffic Operation For the 2025 future background traffic volumes, the intersections within the study area were assessed based upon the existing lane configurations, traffic control, and modified signal timings. The results are summarized in Table 4.5A and 4.5B, detailed calculations can be found in Appendix B. The following is noted: During the PM and Saturday peak hours the unsignalized and signalized intersections within the study area are expected to operate at acceptable levels of service with minimal delays. Detailed Synchro output is provided in Appendix B. Paradigm Transportation Solutions Limited Page 24