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14.0 SUMMARY OF FINDINGS AND CONCLUSIONS • Project Description — The Project site is comprised of two parcels and is currently occupied by an existing gas station building and car wash at 325 N. Tustin Avenue and a sit-down restaurant at 301 N. Tustin Avenue. The site is generally located south of Fourth Street and east of Tustin Avenue. Both properties are located in the Professional (P) zoning district. 301 N. Tustin Avenue has a General Plan land use designation of Professional & Administrative Office (PAO) and 325 N. Tustin has the General Plan land use designation of General Commercial (GC). As proposed, the Project requires approval of a general plan amendment to change the land use designation from PAO to GC, zone change from P to Commercial General (C2). The Project will include the development of an express car wash and a gas station convenience store at 301 and 325 N. Tustin Avenue, respectively. The Project would include construction of a 118.5-foot express car wash tunnel to replace a 4,200 SF sit-down restaurant and a 12 pump gas service station with a 3,040 SF convenience store to replace the existing gas station building and car wash. Please note that the proposed Project will provide internal access between the two parcels. • Study Scope — The following four (4) key study intersections and one (1) key roadway segment were selected for detailed peak hour and daily V/C / level of service analyses under Existing Traffic Conditions, Existing Plus Project Traffic Conditions, Year 2019 Cumulative Traffic Conditions and Year 2019 Cumulative plus Project: Key Study Intersections 1. Tustin Avenue at Fourth Sheet (Santa Ana) 2. Tustin Avenue at First Sheet (Tustin) 3. SR-55 SB Ramps at Fourth Street (Santa Ana/Caltrans) 4. Sr-55 NB Ramps at Fourth Street/Irvine Boulevard (Tustin/Calhans) Key roadway segment A. Tustin Avenue, between Fourth Street and First Street (Santa Ana) • Existing Traffic Conditions — Three (3) of the four (4) key study intersections currently operate at an acceptable level of service during the AM and PM peak hours for the Existing traffic conditions. The exception is SR-55 SB Ramps at Fourth Street, which currently operates at unacceptable LOS E during the AM peak hour. • Project Trip Generation — With the application of existing trip credits, the proposed Project is forecast to generate a new of 978 daily trips, a net of 50 (27 inbound, 23 outbound) AM peak hour trips, and a net of 86 (39 inbound, 47 outbound) PM peak hour trips. • Cumulative Projects Traffic Characteristics — Twenty-four (24) cumulative projects were considered as part of the cumulative background setting. The twenty-four (24) cumulative projects are forecast to generate 30,720 daily trips, with 2,501 trips (1,176 inbound, 1,325 75A-446