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Zoning Administrator approves Westcliffe University master sign plan on Red Hill Avenue
Summary
The Zoning Administrator approved a master sign plan for Westcliffe University at 15101 Red Hill Avenue, allowing additional wall signage and finding the project categorically exempt from CEQA. Staff said the increased sign area is proportionate to the building; the applicant said students are already on site.
The Zoning Administrator approved Conditional Use Permit 2025-0021 on a staff recommendation, adopting Zoning Administrator Action No. 26-002 to allow a master sign plan for Westcliffe University at 15101 Red Hill Avenue.
Planning staff told the Zoning Administrator the master sign plan would allow two primary wall signs, two secondary wall signs, one monument sign and two directional signs and requested an increase in allowable sign area and quantity for four wall signs. Staff said the increases are proportionate to the size and massing of the existing two-story office building now being used for the professional law school and recommended approval. "Staff recommends that the Zoning Administrator adopt Zoning Administrator Action Number 26-002, approving Conditional Use Permit 2025-0021," the planning staff stated during the presentation.
The applicant, speaking as the project representative, said the team has been working on the building for about a year to a year-and-a-half and that "we have students in there now," expressing enthusiasm for the project: "We're very excited to be here." Staff also noted a discrepancy between the staff report and the applicant’s proposal: the report called for three directional signs while the applicant proposed two.
Planning staff advised the Zoning Administrator the request includes deviations from the Tustin City Code on sign area and quantity and recommended finding the project exempt from the California Environmental Quality Act under CEQA Guidelines section 15301 for existing facilities that do not involve alterations to the building. After reviewing the materials, the Zoning Administrator said the proposal meets the criteria in the Tustin City Code, would not be detrimental to nearby residents or businesses, and adopted the recommended action to approve the master sign plan and find the project exempt from CEQA.
The Zoning Administrator’s approval allows the sign program as proposed, subject to the conditions in the Zoning Administrator Action record. No public speakers opposed the request and no e-comments were submitted.
