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CUP No. 2025-11 – Dutch Bros (1819 N. Tustin Avenue) April 28, 2025 Page 4 4 9 5 2 ensure parking areas remain useable and open for customers to use during peak operational hours. Project Background From 1960 to 1997, the site was improved with several commercial buildings, including a dry-cleaning business and a service station. In 1997, the site was cleared to prepare for a new drug store project, which was ultimately canceled, leaving the site vacant to this day. According to the California Department of Toxic Substances Control (DTSC), the dry-cleaning and service station facility had chemical releases consisting of tetrachloroethylene (PCE) and trichloroethylene (TCE) into the soil (Exhibit 10). In 2013, the property owner entered into a voluntary cleanup program agreement with DTSC to evaluate and remediate environmental conditions at the site. On May 24, 2017, DTSC conditionally approved the redevelopment of the site, requiring appropriate vapor mitigation measures in future construction. Currently, groundwater is monitored quarterly and soil vapor is monitored annually. As part of this project, Dutch Bros proposes to retain the existing soil vapor extraction equipment with additional screening improvements which include the installation of an eight-foot-high lattice fence with hanging vines and surrounding shrubs to visually and physically buffer the area. On December 16, 2019, the City of Santa Ana annexed the subject site and the general vicinity, which were previously under the jurisdiction of the County of Orange. Since 2019, 1819 North Tustin Avenue (APN: 396-302-03) and APN 396-312-15 have remained vacant. In 2023, electrical permits were issued to facilitate the construction of remediation equipment, which continues on the site to this day. The proposed Dutch Bros would be the first location in Santa Ana. The two nearest Dutch Bros locations are in Fountain Valley, approximately 8.4 and 8.9 miles southwest. Project Analysis Staff recommends approval of the applicant’s request for a CUP to allow drive-through window service, as it would provide additional services to the community, facilitate development of a long-vacant site, promote economic growth and contribute to the City’s fiscal stability. The project is designed and will be operated in a manner that is not anticipated to create a nuisance for neighboring properties. By providing drive-through window services, the proposed eating establishment will provide additional food service offerings in a manner that is convenient to both residents of Santa Ana, nearby workers, and commuters. Additionally, the project will create new permanent jobs for the community and increase property and sales tax revenues. The proposed project is also designed to minimize any nuisance to the residential neighbors to the north and east along Ponderosa Street, particularly with respect to