HomeMy WebLinkAbout2025-06-24 Planning PACKET
Planning Commission Meeting Agenda
ASHLAND PLANNING COMMISSION
S MEETING AGENDA
Tuesday, June 24, 2025
Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you
wish to speak, please rise and, after you have been recognized by the Chair, give your name and
complete address for the record. You will then be allowed to speak. Please note the public testimony
may be limited by the Chair.
I. CALL TO ORDER
7:00 p.m., Civic Center Council Chambers, 1175 E. Main Street
II.ANNOUNCEMENTS
1.Staff Announcements
2.Advisory Committee Liaison Reports
III.CONSENT AGENDA
Approval of Minutes
1.April 29, 2025 Special Meeting Minutes
2.May 27, 2025 Special Meeting Minutes
3.June 10, 2025 Regular Meeting Minutes
IV.PUBLIC FORUM
Note: To speak to an agenda item in person you must fill out a speaker request form at the meeting
and will then be recognized by the Chair to provide your public testimony. Written testimony can be
submitted in advance or in person at the meeting. If you wish to discuss an agenda item
electronically, please contact PC-public-testimony@ashland.or.us by June 24, 2025 to register to
participate via Zoom. If you are interested in watching the meeting via Zoom, please utilize the
following link: https://zoom.us/j/95515818704
V. LEGISLATIVE PUBLIC HEARING
PLANNING ACTION: PA-L-2025-00016
APPLICANT: Southern Oregon University
LOCATION: The Southern Oregon University District
ZONE DESIGNATION: SO (Southern Oregon University)
COMP. PLAN DESIGNATION: Southern Oregon University District
ORDINANCE REFERENCES: 15.04.210-.216 Demolition
or Relocation of Structures
18.3.6 Southern Oregon University District
18.4.7 Signs
18.5.2.030 Review Procedures
18.5.7.020 Applicability & Review Procedure
18.5.9 Comprehensive Plan, Zoning &
Land Use Ordinance Amendments
18.6.1 Definitions
DESCRIPTION: Ashland’s Planning Commission and City Council will conduct public
hearings to consider a legislative amendment to the Southern Oregon University Facilities Master
Plan. This amendment includes proposed zone changes for properties identified on the attached
map that may be sold into private ownership by Southern Oregon University. With adoption of this
Page 1 of 2
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Planning Commission Meeting Agenda
Master Plan amendment, the zoning for these properties will be changed as noted on the attached
map, however they would remain subject to the SOU Masterplan and SO zoning overlay while under
SOU-ownership. Once under private ownership, these properties would be subject to the zoning
regulations of the underlying zoning proposed here.
VI.OPEN DISCUSSION
VII.ADJOURNMENT
Next Meeting Date: July 8, 2025
If you need special assistance to participate in this meeting, please contact Brandon Goldman at
planning@ashlandoregon.gov or 541.488.5305 (TTY phone number Notification at least
three business days before the meeting will enable the City to make reasonable arrangements to ensure
accessibility to the meeting in compliance with the Americans with Disabilities Act.
Page 2 of 2
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Planning CommissionMinutes
Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you
have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note the
public testimony may be limited by the Chair.
April 29, 2025
SPECIAL MEETING
DRAFT Minutes
I.CALL TO ORDER:
Chair Verner called the meeting to order at 7:00 p.m. at the Civic Center Council Chambers, 1175 E.
Main Street. Commissioner Perkinson attended the meeting via Zoom.
Commissioners Present: Staff Present:
Lisa Verner Brandon Goldman, Community Development Director
Eric Herron Derek Severson, Planning Manager
Gregory Perkinson Michael Sullivan, Executive Assistant
Russell Phillips
Susan MacCracken Jain
Kerry KenCairn
John Maher
Absent Members: Council Liaison:
II.ANNOUNCEMENTS
1.Staff Announcements:
Community Development Director Brandon Goldman made the following announcement:
The Commission will review an annexation proposal and site development for 1511 Highway 99
North at its May 13, 2025 meeting.
2.Advisory Committee Liaison Reports – None
III.PUBLIC FORUM – None
IV.TYPE III PUBLIC HEARINGS
PLANNING ACTION: PA-T3-2024-00013
APPLICANT: City of Ashland
DESCRIPTION: Ashland’s Planning Commission and City Council will conduct public
hearings to consider legislation updating the city’s zoning map and associated land use
regulations to designate Climate Friendly Area (CFA) overlay zones as required under the state’s
Page 1 of 3
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planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1).
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Planning CommissionMinutes
Climate Friendly & Equitable Community (CFEC) rules. In areas designated as CFAs, cities must
allow multifamily residential (with ground-floor mixed use) and townhome development as well
as commercial, office and civic uses with maximum building heights of at least 50 feet. A
minimum density of at least 15 dwelling units per acre (du/ac) is required for single-use
residential developments, and there can be no maximum density cap. In addition, companion
changes to the Downtown (C-1-D) zoning district will be considered to permit multi-family
dwellings outright, without a mixed-use requirement, at a minimum density of 30 du/ac; to
increase the maximum allowed building height from 40 feet to 50 feet, with the option to
increase to 60 feet as a Conditional Use; and to remove maximum density limits, without
formally designating the Downtown (C-1-D) district as a CFA.
Consultant Presentation
Elizabeth Decker of JET Planning provided a brief presentation on the proposed CFA map and code
changes recommended by the Consultants and those required by the state (see attachment 1).
These updates consisted of the following:
MAP UPDATES
Amend Zoning Map:
Maintain existing base zones
o
Add new Climate Friendly (CF) Overlay for both CFAs
o
Remove Residential (R) Overlay in Railroad Property
o
Limit extent of Pedestrian Place overlay
o
Remove existing Transit Triangle (TT) Overlay
o
Amend Site Design Zones Map:
Expand Detail Site Review Overlay to full extent of both CFAs
o
CODE UPDATES
Add new Climate Friendly (CF) Overlay chapter
Remove Transit Triangle (TT) chapter
Related updates throughout
ADDITIONAL CODE UPDATES
Lift Maximum density in E-1, C-1, and C-1-D Zones
Increase allowed heights and allow multifamily residential downtown
The Commission discussed various aspects of the code and map updates, including walkability,
building height, and the historic nature of the downtown area.
The Public Hearing and Public Record were closed at 7:40 p.m.
Page 2 of 3
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planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1).
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Planning CommissionMinutes
Decision
Commissioners Phillips/KenCairn m/s that the Commission recommend that the City Council
adopt the ordinance amendments as proposed, including the following actions to implement
Climate Friendly Areas within the City of Ashland:
Amend the Land Use Ordinance to establish a new Climate Friendly (CF) Overlay chapter
and repeal the existing Transit Triangle Overlay (AMC 18.3.14, new and repealed)
Adopt additional code amendments for consistency and clarity within AMC Title 18,
including updates to chapters 18.2.1, 18.2.2, 18.2.3 and 18.2.6, to align with CFA regulations,
ensure implementation of applicable development standards and expand development
standards in the C-1, E-1 and C-1-D areas including downtown
Amend the Site Design Zones Map to align the Detailed Site Design Review boundary with
the Climate Friendly Area boundaries (AMC 18.4.2)
Amend the Zoning Map to apply the Climate Friendly Overlay and amend the Residential
Overlay
Roll Call Vote: All AYES. Motion passed 7-0.
V.OPEN DISCUSSION – None
VI.ADJOURNMENT
Meeting adjourned at 7:52 p.m.
Submitted by,
Michael Sullivan, Executive Assistant
Page 3 of 3
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email
planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1).
5
Planning CommissionMinutes
Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you
have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note the
public testimony may be limited by the Chair.
May 27, 2025
SPECIAL MEETING
DRAFT Minutes
I.CALL TO ORDER:
Vice-Chair KenCairn called the meeting to order at 7:00 p.m. at the Civic Center Council Chambers,
1175 E. Main Street. Commissioner Perkinson attended the meeting via Zoom.
Commissioners Present: Staff Present:
Kerry KenCairn Brandon Goldman, Community Development Director
Eric Herron Derek Severson, Planning Manager
Gregory Perkinson Michael Sullivan, Executive Assistant
Russell Phillips
John Maher
Absent Members: Council Liaison:
Lisa Verner None
Susan MacCracken Jain
II.ANNOUNCEMENTS
1.Staff Announcements:
Community Development Director Brandon Goldman made the following announcement:
The Planning Commission’s approval of the project at 231 Granite Street, PA-T2-2025-
00053, was appealed and will go to the City Council for review at its June 17, 2025
meeting.
2.Advisory Committee Liaison Reports – None
III.PUBLIC FORUM – None
IV.DISCUSSION ITEMS
1. Walkable Design Standards
Consultant Presentation
Consultants Pauline Ruegg and Jamin Kimmell of Cascadia Partners detailed how their organization
had developed a Walkable Design Standards Guidebook in coordination with the Department of
Page 1 of 3
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planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1).
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Planning CommissionMinutes
Land Conservation and Development (DLCD,) which includes a model code for cities to achieve
compliance with the state’s Climate Friendly & Equitable Communities rules OAR 660-012-0330 and
OAR 660-012-0405. They stated that these design standards would only apply to land use
regulations and presented on the following recommended code changes:
Applying more design standards to single-family residences & duplexes.
Reducing the visual prominence of garages in the streetscape.
Limiting Driveway Widths.
Requiring more windows and weather protection for commercial uses.
Ms. Ruegg also outlined some code changes that the City could voluntarily implement, such as
increasing requirements for nonresidential uses in the Basic and/or Detailed Site Overlay to improve
pedestrian-orientation, or requiring frequent entries, transparency, and transitions from public to the
private realm (see attachment #1).
Discussion
The Commission was generally supportive of the required policy changes, but was hesitant to adopt
changes that were not required by state law that could inhibit or unnecessarily increase the cost of
development.
2.Transportation System Plan (TSP) Public Engagement Plan
In the interest of limited time remaining, the Commission determined to remove this item was the
agenda and instead discuss it at the June 10, 2025 Regular Meeting.
V.LEGISLATIVE PUBLIC HEARING
A.Economic Opportunity Analysis
Mr. Goldman stated that the Economic Opportunity Analysis (EOA) is a technical support document
to the City’s Comprehensive Plan, is required by Statewide Planning Goal 9, only creates a factual
basis for future land use decisions and does not create policy or regulations, and that its adoption
would replace the previous EOA from 2007.
Consultant Chris Mefford of Community Attributes Inc. (CAI) provided a brief overview of the EOA,
outlining the scope of the study, its methodology, saliant focal points such as population growth,
economic composition, interest rates, and the City’s economic development priorities (see
attachment #2). He then detailed the six Strategic Themes identified in the study below:
Theme 1: Strengthen Economic Resilience through Diversification
Page 2 of 3
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planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1).
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Planning CommissionMinutes
Theme 2: Foster Inclusive, Forward-looking Community
Theme 3: Unlock the Potential of Local Talent and Institutions
Theme 4: Make Space for Business Growth
Theme 5: Build Regional Partnerships to Scale Impact
Theme 6: Activate Ashland’s Lifestyle Advantage
Mr. Mefford concluded with next steps, which culminate with the EOA’s adoption by June 30, 2025.
Vice-Chair KenCairn closed the Public Hearing and Public Record at 8:43 p.m.
Deliberation and Decision
The Commission discussed which shareholders were consulted with over the course of the study, the
potential for repurposing buildings or redevelopment, and potential changes in development over
the next 20 years.
Commissioners Herron/Perkinson m/s that the Commission recommend that the City Council
approves PA-L-2025-00017 adopting the 2025 Economic Opportunity Analysis. Roll Call Vote: All
AYES. Motion passed 5-0.
IV.OPEN DISCUSSION
The Commission discussed ex parte contact. Mr. Goldman stated that ex parte contact could
potentially occur before the Commission receives the meeting packet, but that ex parte contact
should merely be disclosed prior to the Public Hearing where that item is discussed.
V.ADJOURNMENT
Meeting adjourned at 8:56 p.m.
Submitted by,
Michael Sullivan, Executive Assistant
Page 3 of 3
In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this meeting, please email
planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1).
8
Planning CommissionMinutes
Note: Anyone wishing to speak at any Planning Commission meeting is encouraged to do so. If you wish to speak, please rise and, after you
have been recognized by the Chair, give your name and complete address for the record. You will then be allowed to speak. Please note the
public testimony may be limited by the Chair.
June 10, 2025
REGULAR MEETING
DRAFT Minutes
I.CALL TO ORDER:
Chair Verner called the meeting to order at 7:00 p.m. at the Civic Center Council Chambers, 1175 E.
Main Street. Commissioner Perkinson attended the meeting via Zoom.
Commissioners Present: Staff Present:
Kerry KenCairn Brandon Goldman, Community Development Director
Lisa Verner Derek Severson, Planning Manager
Gregory Perkinson Aaron Anderson, Senior Associate Planner
Russell Phillips
John Maher
Susan MacCracken Jain
Absent Members: Council Liaison:
Eric Herron None
II.ANNOUNCEMENTS
1.Staff Announcements:
Community Development Director Brandon Goldman made the following announcements:
The Climate Friendly Areas modifications had their second reading at Council on June 3,
rd
and the Economic Opportunity Analysis (EOA) Ordinance had its first reading. The Council
determined to fill the vacant Council seat from a pool of candidates and selected Derek
Sherrell.
At the June 17 Council meeting, the EOA will have its second reading and the Council will
th
hear an appeal on the Commission’s approval of 231 Granite Street.
At the June 24 Planning Commission meeting the Commission will consider adoption of
th
the SOU Master Plan.
At the July 15 Council meeting, the Council will consider the Hamilton Creek floodplain
th
map amendments and the Request for Proposals for the remaining six affordable units on
the city-owned lots in the Beach Creek Subdivision.
At the August 5 Council meeting, the Council will conduct a hearing and first reading of
th
the ordinance for the Grand Terrace Annexation
2.Advisory Committee Liaison Reports
Page 1 of 4
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planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1).
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Planning CommissionMinutes
Commissioner MacCracken Jain announced there would be a dedication event for the
newest Playwright’s Walk Plaque on Sunday, June 22 at 2:00 p.m. at the Railroad Park on
nd
A Street, and noted that she has invitations for anyone interested. She explained that this
plaque would honor the “Say Their Names” memorial & Black Lives Matter, and would tie in
to Juneteenth celebrations.
III.CONSENT AGENDA
Approval of Minutes
1. May 13, 2025 Regular Meeting Minutes
Commissioner Phillips suggested that in the “Staff Announcements” on page 1, it should refer to
the May 27 meeting rather than the April 29 meeting.
thth
MacCracken Jain/Phillips m/s to approve the Consent Agenda as amended. Voice vote: All
AYES. Motion passed 6-0.
IV.PUBLIC FORUM – None
V.TYPE II PUBLIC HEARING
PLANNING ACTION: PA-T2-2025-00056
SUBJECT PROPERTY: 120 Westwood Street
PROPERTY OWNERS: Ian and Amie Crisp
APPLICANTS: Rogue Planning & Development
DESCRIPTION: A request for a variance to the maximum allowed lot coverage to allow for
an addition to the existing garage. COMPREHENSIVE PLAN DESIGNATION: Low Density Residential;
ZONING: RR-.5; MAP: 39 1E 08 BA; TAX LOTS: 904
Ex Parte Contact
No ex parte contact was disclosed, Chair Verner stated that she conducted a site visit.
Staff Presentation
Senior Planner Aaron Anderson presented the staff report, outlining the request for a variance to
lot coverage to allow the construction of a small addition to an existing garage to the property
that currently exceeds the permitted lot coverage. He concluded that the Planning Commission
could make findings that the approval criteria had been met and that the request is reasonable
given the improvement in the nonconforming situation as well as the planning history and
surrounding development patterns (see attachment #1).
Page 2 of 4
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planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1).
10
Planning CommissionMinutes
Questions of Staff
Commissioners discussed lot coverage, and whether requiring the removal of impervious surface
proposed as appropriate or necessary.
Applicant Presentation
Amy Gunter of Rogue Planning and Development Services, LLC gave the applicants’
presentation. She explained that the space being added was for project cars which are not
driven regularly, and as such didn’t require paved access to the driveway bay. She emphasized
that the applicants would support not being required to remove impervious already in place.
She further noted that the applicants were concerned with requiring a deed restriction relative
to cover as it would have the potential to impact future sales. She requested that the condition
be removed or amended to avoid impacting the ability to sell the property.
Questions of the Applicant
Commissioner MacCracken Jain asked if other alternatives were considered to reduce
coverage, including removal of the curved driveway. Ms. Gunter responded that the driveway
surface has a decorative design that would disrupt the appearance of the property, and further
noted that this decorative treatment has been in place for over 25 years. She suggested that
the removals proposed made the most sense.
Commissioner Maher asked about other properties’ coverage compliance. Ms. Gunter
responded that she had calculated all other properties within the subdivision and found that
they were at well over 20 percent coverage.
Commissioner KenCairn suggested that most of the hardscape to be removed puts gaps in site
circulation that weren’t practical for the functional use of the property. The property owner
responded that they in fact wanted to reduce the impervious coverage as proposed.
Chair Verner closed the Public Hearing at the Public Record at 7:34 p.m.
Discussion and Decision
There was discussion of whether to include deed restriction relative to the second kitchen
discussed in the staff report. Mr. Anderson confirmed there is already a deed restriction to not
install a kitchen, and the applicant had provided photos demonstrating that the second kitchen
had been removed. Staff stated that they are confirming with the Building Official whether a
formal inspection would be needed, but that no additional conditions with regard to the kitchen
are needed.
Commissioner Perkinson suggested allowing applicants to work with Staff to adjust the
language for a lot coverage deed restriction.
Page 3 of 4
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planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1).
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Planning CommissionMinutes
Commissioner KenCairn suggested allowing the Variance and capping the lot coverage
percentage at the 50.5 percent proposed.
Commissioners Phillips/Maher m/s to approve application with conditions to require: 1) All
conditions of the applicant; 2) Require a deed restriction to memorialize this planning
approval with lot coverage to be limited to 50.5 percent, and 3) That prior to final project
approval, the applicants’ proposed removal of hardscape material shall be completed and
verified by the Staff Advisor. Roll call vote: All AYES. Motion passed 6-0.
VI.UNFINISHED BUSINESS
Transportation System Plan Public Engagement Plan
Mr. Severson provided some brief background.
Commissioner MacCracken Jain requested that the Public Arts Advisory Committee be added
to the “City Bodies” list of stakeholders.
There was discussion of why the Ashland School District and Willow Wind were noted separately.
Mr. Severson explained that both were noted by the Transportation Commission specifically, and
Mr. Goldman added that Willow Wind is located outside the city limits and the urban growth
boundary and might not otherwise be included.
Commissioner Phillips questioned how success would be measured. Mr. Severson responded
that success would be measured both by demonstrating that typically underserved members
of the community were involved in the process, and that there input was incorporated into the
Transportation System Plan. He added this would likely be documented through a report
attached to the Plan.
Mr. Goldman noted that a joint meeting of the Transportation Advisory Committee and Planning
Commission would likely occur in January or February.
VII.OPEN DISCUSSION - None
VIII.ADJOURNMENT
Meeting adjourned at 7:57 p.m.
Submitted by,
Michael Sullivan, Executive Assistant
Page 4 of 4
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planning@ashland.or.us. Notification 72 hours prior to the meeting will enable the City to make reasonable arrangements to
ensure accessibility to the meeting (28 CFR 35.102-35.104 ADA Title 1).
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Southern Oregon University
Board of Trustees
RESOLUTION
Delegation of Authority for the Sale of Real Property
Whereas, Southern Oregon University (SOU), on July 1, 2015, became an independent
university with its own governing Board of Trustees.
Whereas, the State of Oregon has substantially changed its investment in Oregon
universities and their ability to obtain funding for capital construction during the last decade;
Whereas, SOU has experienced a shift in student population over the past decade,
including a significant number of students taking online courses that do not require the same
level of academic facilities;
Whereas, upon an evaluation of current real estate owned by SOU, it has determined
that there are specific properties in the university’s portfolio that have no near-term or long-
term plans to be used by the university;
Whereas, the university is facing a one-time revenue downturn related to the failure of
the Federal Government’s Free Application for Federal Student Aid (FAFSA) systems update,
which has adversely impacted our ability to recruit new students;
Whereas, SOU has the lowest financial reserves of any university in the State of
Oregon and has less than twenty-five days of operating expenses, which places the SOU in an
insecure financial condition;
Whereas, Oregon Revised Statute 352.113 (2) provides that the Board of Trustees may
authorize the disposal of real property;
Whereas, the Board of Trustees may delegate the disposal of real property to the
President of the University or his designee in accordance with the Bylaws and Board
Statement of Delegation of Authority.
Now, therefore, the Board of Trustees of Southern Oregon University approves the following:
1.Resolved, the Board of Trustees authorizes the President or his designee to
dispose of and sell for the financial benefit of the university the properties listed
in Attachment A to this resolution;
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2.Be it further resolved that the President or his designee is authorized to
negotiate and enter into transactions they believe will be in the best interests of
the university in disposing of properties in Attachment A;
3.Be it further resolved that the President or his designee may take all necessary
direct, indirect, and ancillary actions necessary to facilitate the sale of the
property, including but not limited to working with the City of Ashland, Jackson
County, and any neighboring or impacted landowners regarding land use
designations, property line adjustments, and property vacations that may be
required to facilitate a sales transaction;
4.It is further resolved that any proceeds generated by the sale of the properties
listed in Attachment A may only be used to close the current year budget gap of
any approved budget by the Board of Trustees and for university-ending fund
balance reserves.
VOTE:
Barry Yes
Chavez Yes
Clough Yes
Franks Yes
Lee Yes
Medina Absent
Mendoza Absent
Santos Yes
Schepmann Absent
Sharma
Shelby Yes
Taitano Yes
Thalden Yes
Thorndike Absent
DATE: October 18, 2024
Recorded by,
_________________________
Sabrina Prud’homme
University Board Secretary
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Attachment A - Delegation of Authority for the Sale of Real Property
1 of 2
OREGON
NATIONAL
GUARD
STUDENT
ARMORY
APARTMENTS
& FAMILY
HOUSING
THALDEN
PAVILION
STUDENT
THE FARM AT SOU
QU
INC
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ST
APARTMENTS &
FAMILY HOUSING
SOFTBALL
COMPLEX
SOU
FARM FIELDS
I
OW
A
ST
IO
WA
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Parking Lot
#34
39 1E 09DD
TL 400 & 500
approx 0.38 ac
PRACTICE
FIELDS
RAIDER
STADIUM
FACILITIES
MANAGEMENT
PLUNKETT
& PLANNING
CAMPUS
CENTER
PUBLIC
SAFETY
STUDENT
RECYCLING
RECREATION
CENTER
CENTER
LEE
ST
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NR
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DIGITAL
MEDIA
H
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ES
AVE
CENTER
STEVENSON
UNION
BOOK
WEB
ST
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ST
STORE
WE
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ST
JEFFERSON
PUBLIC
MUSIC
RADIO
PA
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RAIDER
TAYLOR
OREGON STUDENT
CENTER SERVICES
GREENSPRINGS
FOR THE
ARTS
COMPUTING
CENTRAL
SERVICES
AS
HLA
ND
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MARION
ASH
LAN
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STR
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DEBOER
SCIENCE
HANNON
SCULPTURE
SCHNEIDER
LIBRARYART
MUSEUM
Henry St. Properties
(8) vacant rental houses
STUDENT
OUTREACH &
& garden)
HEALTH &
ENGAGEMENT
SUSANNE
WELLNESS
39 1E 09DD
HOMES
COX
TL 6000, 6199, 6100,
M
ADR
ON
E
6198, 6200, 5801, 5800, ST
PLE
AS
ANT
W
AY
5700, 5600, 5500,&5300
F
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approx 3.42 ac.
CAMPBELL
CENTER
MADRONE
Roca St. Properties
39 1E 15BB
OR
EG
ON
ST
TL 1500, 1501, 1502, 1503,
1352 Madrone St.
1600, 6800, & Fern St. ROW
single family house
approx 2.55 ac (including
39 1E 15BB TL 9200
P
RO
SPE
CT
ST
Fern St. ROW)
P
RO
SPE
CT
ST
0.23 ac
WI
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010050400
69
January 31, 2024
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Attachment A - Delegation of Authority for the Sale of Real Property
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FACILITIES MASTER PLAN
AMENDMENT
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Table of Contents
FACILITIES MASTER PLAN AMENDMENT ................................................................................. 1
SOU’s Land Acknowledgment .................................................................................................... 3
Chapter 1—Introduction ............................................................................................................ 4
Understanding the 2025-35 Facilities Master Plan Maps ..................................................... 5
Who We Are ........................................................................................................................... 6
Purpose of the Master Plan ................................................................................................... 6
Outreach ................................................................................................................................. 7
Chapter 2—Academic Facilities ............................................................................................... 13
Chapter 3—Athletics ................................................................................................................ 19
Chapter 4—Housing ................................................................................................................. 25
Chapter 5—Future Development ............................................................................................. 30
Chapter 6—Sustainability ........................................................................................................ 35
Chapter 7—Zoning and Design Guidelines..............................................................................43
Acknowledgments ................................................................................................................ 61
Appendix A — Maps ............................................................................................................. 62
Appendix B — Campus Facilities Detail ................................................................................. 69
Appendix C — The Farm Design and Site Plan Documents ..................................................... 73
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SOU’s Land Acknowledgment
We acknowledge that Southern Oregon University is located within the ancestral homelands of
the Shasta, Takelma, and Latgawa peoples who lived here since time immemorial. These Tribes were
displaced during rapid Euro-American colonization, the Gold Rush, and armed conflict between 1851
and 1856. In the 1850s, discovery of gold and settlement brought thousands of Euro-Americans to their
lands, leading to warfare, epidemics, starvation, and villages being burned. In 1853 the first of several
treaties were signed, confederating these Tribes and others together – who would then be referred to
as the Rogue River Tribe. These treaties ceded most of their homelands to the United States, and in
return they were guaranteed a permanent homeland reserved for them. At the end of the Rogue River
Wars in 1856, these Tribes and many other Tribes from western Oregon were removed to the Siletz
Reservation and the Grand Ronde Reservation. Today, the Confederated Tribes of Grand Ronde
Community of Oregon and the Confederated Tribes of Siletz Indians are living descendants of the
Takelma, Shasta, and Latgawa peoples of this area. We encourage YOU to learn about the land you
reside on, and to join us in advocating for the inherent sovereignty of Indigenous people.
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Chapter 1—Introduction
Substantial changes have occurred in higher education since the adoption of the Southern Oregon
University Master Plan in 2010. In 2013, the Oregon University System and the Chancellor’s Office were
eliminated by the Oregon Legislature and each university became self-governed with an independent
board of trustees. The state also created a Higher Education Coordinating Commission. These changes
substantially altered the funding model for higher education in Oregon as well as the model for capital
construction for Oregon’s Technical and Regional Universities (TRUs).
This 2025-35 Southern Oregon University Campus Facilities Master Plan (2025-35 Master Plan) is an
update from the 2010-2020 SOU Master Plan and is prepared as a guide for campus facility
development that is likely to occur during this cycle. This Facilities Master Plan seeks to embrace the
current economic realities faced by SOU. With the State of Oregon’s support of public universities and
the reality that student tuition cannot continue to climb, this plan also addresses SOU’s desire to create
non-traditional revenue and cost containment methods for the long-term stability of SOU as well as put
in place opportunities for SOU to build its reserve to face difficult times as we recently did during the
pandemic.
SOU has intentionally notundergone extensive Visioning and Imagining exercises, as was done leading
into the 2010-2020 Plan. This 2025-2035 Master Plan is designed to update changes from the 2010 plan
that have occurred on campus as well as identify those projects which the University believes will
occur in this cycle. Some Future Development areas are identified for desired projects which are, as
yet, undefined and unfunded. The eventual design and use of these Future Development areas and
potential projects, will likely require additional discussions and better development of the campus
needs that each will address. It is anticipated that in the future, prior to the next iteration of a campus
Facilities Master Plan, SOU will engage stakeholders and the community again, in a new strategic
Visioning process. This 2025-35 Master Plan is broken down into sections that address the main
facilities elements of the SOU campus, each with a map (See, Appendix A) identifying existing and
future facilities:
Capital Improvements generally;
Academic Facilities;
Housing Facilities;
Athletic Facilities and
Sustainability Infrastructure.
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Understanding the 2025-35 Facilities Master Plan Maps
The maps are integral parts of this Master Plan. They both aide in the understanding of the future
development of campus facilities and also help identify what is known about each project. To capture
where we are going in the next decade, it is at times important to understand where we are today.
Below is the map of the existing SOU campus:
Additionally, this Master Plan
addresses some zoning and
development code issues (See
Appendix A, Map 6, Zoning if
Transferred) which will help SOU
and the City work together in the
upcoming ten years.
This plan has been created by a
Project Team tasked with
identifying the facility needs that
fit the goals and clear objectives of
the University over this next ten-
year period. This Facilities Master
Plan supersedes the previous
2010-2020 Plan. In many ways,
this 2025-35 Master Plan reflects
where the University knows it is
headed, while also anticipating the
unknown demands on our
campus, and provides the
flexibility to respond to
opportunities during this next ten-
year period.
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Who We Are
Southern Oregon University is a regionally-engaged learning community committed to being the
educational provider of choice for learners throughout their lives.
WE INSPIRE curiosity and creativity, compel
critical thinking, foster discovery, and cultivate
bold ideas and actions.
WE ACHIEVE student success, professional
preparation, and civic engagement through
service excellence, evolving technologies, and
innovative curriculum.
WE FOSTER access, equity, inclusion and
diversity in thought and practice.
WE PREPARE our learners to be responsible,
engaged citizens in our democracy.
WE PROMOTE economic vitality, sustainability,
cultural enrichment, and social well-being in
our region, the state, the nation, and the
world.
Purpose of the Master Plan
The 2025 Master Plan serves several purposes. It is a guide to facility development, it
anticipates student and faculty needs, and it creates certainty of process and understanding
between SOU and the City of Ashland. This Master Plan supports the evolving academic and
professional development needs of students by identifying facilities such as the Creative
Industries Project and The Farm; it anticipates housing needs for the future such as the
redevelopment of the Cascade future development area; and it fosters our culture and values
by engaging tribal communities, celebrating and supporting our thriving Athletics programs, and
embracing sustainability and renewable resources.
The Project Team conducted interviews with many stakeholders including Athletics staff; the
SOU Native Nations Liaison; Sustainability Director; Facilities Management; University Housing
staff; the Deans of Arts and Communication including Center for the Arts; Education,
Leadership, Health, and Humanities; Social Sciences; Science and Business; Honors College; and
the Dean of Undergraduate Studies and the University Library.
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Outreach
The Project Team held two comment forums, both on-campus events, that were held on
October 3, 2024and October 10, 2024to present the basic elements of this 2025-35 Master
Plan. The goal of these sessions was to communicate the known projects for the next ten years,
facilities challenges facing the University and the potential disposal of some University-owned
property. During these forums participants could ask questions and concerns. SOU stakeholders
and the surrounding community were invited by email and flyers. Based on stakeholder and
community feedback, the Project Team included additional future development projects to the
Master Plan and clarified the labeling and presentation of several items.
In addition to these forums, SOU created a website in order to make it easy for any interested
party to submit comments to the Project Team. Examples of this successful outreach include the
addition of more family housing for students on the map as well as refined places for public art.
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The Project Team has also worked with Associated Students of Southern Oregon University
(ASSOU) Leadership to discuss changes in the 2025-35 Master Plan.
Internal Comment Example
“The Hawk could improve the consistency and quality of offerings. The dorms could have
maintenance promptly repair broken laundry machines. The dorm HVAC could be better
explained to students and adjustments supported. The fire alarms could be monitored and false
alarms fined to improve sleep quality for students.”
External Comment Example
“It would be helpful to have more than a map to look at and guess the intention. Could some
text be added to the website to explain the maps? Is student population increasing?
Decreasing? What majors are seeing greater/less interest? Providing some context around the
uni’s patterns and goals would help us provide better feedback.”
City of Ashland Goals
Statewide planning Rules (OAR 660-30) direct State institutions such as SOU to coordinate with
local jurisdictions on campus facilities. This recognizes the unique longevity, growth, and
renovation needs for University facilities and the unique role of a university campus within any
city. The City of Ashland has created a zoning designation for the SOU campus properties
(Southern Oregon UniversityDistrict ) that governs the use and development of this area. The
specific provisions of that use and development, contained in this Master Plan, are intended to
govern how the campus grows and functions. Once adopted by the City of Ashland, the
provisions in \[Chapter 7\] of this Master Plan become the primary governing rules for SO -zoned
property, including the future zoning of some property should it be transferred out of University
System ownership.
In addition to the use and development provisions, the City works in partnership with SOU to
create effective transportation systems, infrastructure and services. Together, both SOU and the
City work together to benefit the surrounding businesses and community as a whole.
SOU’s direct academic programs involveover 5,000 individuals and create a large positive
economic impact. Our graduates provide a workforce multiplier for the region and we offer
many other campus outreach programs.
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History
Southern Oregon University began as Ashland Academy in 1872, and went through several
changes prior to being an official state normal school in 1887. The school was closed due to lack
of funding in 1890-95 but reopened in 1899. In 1904, the school became a full state school but
funding was again eliminated in 1909, leading to the facility being closed. Finally, in 1926 the
school was reestablished in its current location.
The initial school facility was Churchill
Hall, followed by Britt Hall in 1936
and Susanne Homes 1947 (original
section). In 1939 three state normal
schools were designated Colleges of
Education by the state.
Naming Heritage
In 1956, the Southern Oregon College
of Education became Southern
Oregon College, and in 1975 the
name changed to Southern Oregon
State College. The current moniker of
Southern Oregon University was
adopted in 1997.Throughout that
time, while the name had changed,
the mission of serving the educational needs of our students and helping make Ashland a
vibrant community remained steadfast.
Bright Future
This 2025-35 Master Plan looks to a bright future honoring this legacy and charting a course to
serve the students of a new era. Each section of this Master Plan addresses elements of campus
and charts a path forward: Educational/Academic Facilities, Housing, Athletics, Sustainability,
Future Development Areas, and Zoning and Development Standards.
A Master Plan is by its nature a forward-looking document but it is also an opportunity to reflect
on the 2010-2020 Master Plan and identifies certain elements(completed, continuing, and
discontinued), which will inform decisions for this next period of time. Each section of this
Master Plan identifies some significant changes that have occurred in the past fifteen years such
as upgrades to Churchill Hall and the Performing Arts / JPR Building, the creation of the Lithia
Motors Pavilion and creation of Raider Village (Shasta Hall and McLoughlin Hall).
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Changes Since 2010 Master Plan
Some projects identified in the 2010-2020 Master Plan have not
been pursued and are now considered to be non-viable. These
include the Arboretum, Faculty Housing facilities, and the stand-
alone Jefferson Public Radio facility. Other priorities from that
previous Master Plan have provided significant benefits to the
SOU community, such as the pedestrian crossing upgrades along
Siskiyou Blvd. and the SOU Solar Initiative. Solar power
generation has continued through this past decade and is a
significant part of SOU’s ongoing success (see Sustainability, Chapter 5).
Some larger ideasdiscussed in the past, such as creating a special overlay zoning district with
the City of Ashland, tentatively titled the “University District,” or the construction of Faculty
Housing, are no longer included. This idea of an overlay zoning district was discussed in the
2000 Master Plan and again is
Spotlight: Improved Safety
referenced in the 2010-2020
Master Plan. The potential
In 2012, as part of the North Campus Village (“NCV”)
residence halls project, SOU commissioned a traffic benefits of providing for a
engineering study to analyze the vehicle and pedestrian
pattern of development and
traffic flow along and across Siskiyou Blvd and Ashland Street
redevelopment of property
within the SOU campus boundaries. The consultants
near or adjacent to the
recommended installation of a new diagonal crosswalk at the
University is something that
major Siskiyou-Indiana-Wightman intersection as well as the
the University looks forward to
installation of pedestrian-activated flashing crossing signals at
discussing in the future, but is
other select locations along Siskiyou Blvd and Ashland St.
beyond the scope of a Facilities
As part of the NCV construction project, SOU upgraded the
Master Plan.
traffic signals and installed the diagonal crosswalk at Siskiyou-
By its nature, the creation of a
Indiana-Wightman. As recommended by the traffic study,
University District zoning
SOU also installed pedestrian -activated flashing crossing
signals at Siskiyou Blvd & University Ave, Siskiyou Blvd & overlay will impact not only
Garfield St, Siskiyou Blvd & Bridge St, Ashland St & Stadium
the University but our
St, and Siskiyou Blvd & Frances Lane.
neighbors, so a larger process
of engagement is critical and
Since the signalization and crosswalk improvements,
should be done through the
pedestrian safety along Siskiyou has improved dramatically,
leadership of the City. In 2018
with only 17 incidents down from 47 Motor
Vehicle/Pedestrian incidents (as reported by Ashland Police
the City did create the Transit
Department) over this 12-year period.
Triangle District, which
encompassed some of the area
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bordering the University. Current discussions with the City indicated that this Transit Triangle
District may evolve into a Climate Friendly Area, consistent with the state-wide Climate Friendly
and Equitable Community Rules adopted by the State of Oregon. Faculty Housing was an
approved element of the 2010-20 Master Plan but funding and design never occurred and has
been removed. Related issues such as identifying the appropriate land use zone for property
transferred by the University to a private party is addressed as part of the process of legislative
adoption for this Master Plan by the City (“Zoning if Transferred” Map, Appendix A.)
Transportation System
Since the 2010-20 Master Plan the University has seen a significant reduction in enrollment, a
significant increase in on-line or hybrid learning and a corresponding reduction in transportation
impacts and needs. In recent years there has been a reduction in requested parking passes and
no new parking facilities created. It is possible to get a discount for having a carpooling parking
pass and the SOU community can get RVTD passes (free for faculty, staff, and discounted for
students). RVTD reports increases in SOU pass usage. In light of current needs, no new or
altered vehicle system elements (parking, roads or access points) are proposed to be changed.
Consistent with our goals of sustainability and multi-model transportation, SOU continues to
encourage bicycle use. There are 13 covered bike parking locations on campus providing 260
spots. Understanding that the primary use of bicycles by the SOU community and that the
center of campus is encouraged to be ‘walkable', these bike shelters are located primarily
around the perimeter of the academic campus and at residence halls. The most recent
residence halls (Shasta and McLoughlin) have included bike hangers in each room to provide
this option to student bike owners. This is a recognition of security preferences and value of
today’s bike. We will continue to review the needs of bike users and update our policies
(currently evaluating how to address e-bikes in regard to safety and security) to reflect changing
usage and equipment. This will also include working to add secure bike parking to the new
Creative Industries project on the west side of campus that would be open to the public for
visitors to that side of campus, including for theater or concert events.
Pedestrian connectivity and safety continue to be a focus for SOU (See Spotlight on Pedestrian
Safety Crossing Siskiyou.) Facilities staff continue to work tirelessly to maintain the quality of
pathways throughout campus as those are impacted by weather, landscaping and ordinary wear
and tear. One significant project outlined in this Master Plan is within the Athletics core of
campus - an improved pedestrian way from Raider Village to the new Softball Complex. This will
connect the elements of the campus sporting facilities to the main residence and dining hub
providing a comfortable and well signed spine through the north end of campus.
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SOU prides itself in being a walk friendly and bike friendly campus and will continue to build on
existing programs and initiatives through the length of this Master Plan.
Chapter 2—Academic Facilities
Where We Have Been
The 2010-20 Facilities Master Plan identified several SOU buildings in need of upgrades & re-
investment. Churchill, Britt, Central, McNeal, Science, Theater Arts, and Cascade were
identified on that list. SOU has been able to address all of these buildings since 2010 and has
also made significant improvements to Taylor Hall. A Map of Academic Facilities and supporting
buildings is attached as Appendix A and a full list of facilities and information about each is set
forth in Appendix B.
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Significant Changes to SOU Buildings Since 2010
Academic Reno
Work Scope Notes
BuildingsDates
Seismic upgrade and complete systems
replacement (HVAC, plumbing, electrical), new
Churchill Hall2011
fire & life safety systems, ADA upgrades, new
windows, new interior finishes throughout
Seismic upgrade and complete systems
2019-24
replacement (HVAC, plumbing, electrical), new
Britt Hall (4
fire & life safety systems, ADA upgrades, new
phases)
roof, new interior finishes throughout
Seismic upgrade and complete systems
Upper floor TI
2022-replacement (HVAC, plumbing, electrical), new
Central Hall buildout scheduled
current fire & life safety systems, ADA upgrades, new
for 2025
interior finishes, new roof, exterior refurbish
Building replaced by the new Lithia Motors
McNeal 2017-18
Pavilion and Student Recreation Center
Seismic upgrade and complete systems
replacement (HVAC, plumbing, electrical), new
Science
2015-16 fire & life safety systems, ADA upgrades, new
Building
windows, new roof, exterior waterproofing, all
new interior finishes and equipment
A new wing was
Theater Arts
Interior renovations to the existing building. added to the
(Oregon
2017-18 Building additions to add new program spaces existing building for
Center for the
and faculty offices. New interior finishes new JPR studios &
Arts)
offices.
Replacement of all windows, new exterior
2013 & finishes, renovation of public restrooms, ADA
Taylor Hall
2022 upgrades, upgrades to lobbies & corridors,
Anthropology dept. renovation
Two all-new residence halls (Shasta & Replacement of
North Campus
McLoughlin-700 beds) and a new Cascade was
Village (New 2011-12
Dining/Kitchen facility (Hawk Dining) were envisioned in the
Res Halls)
constructed on the north campus 2010 MP
Replacement of the
Abatement & hazardous materials removal in
Cascade Cascade complex
2024 progress. Complete demolition to be
Complex was anticipated in
completed in 2025
the 2010 MP
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Where We Are Going
This Master Plan anticipates significant work (beyond maintenance and repair) to several
existing buildings in this 2025-35 cycle:
Academic Anticipated
Work Scope Notes
Buildings dates
Complete renovation of the existing
Music (Creative building and an approx. 10,000 sq. ft.
2025-27
Industries) addition for a new teaching theater, new
ADA restrooms & support spaces
Exterior rehabilitation (new windows & No change in
Education-
2025-27 doors, skylights, exterior waterproofing, building footprint
Psychology
interior renovations anticipated
Digital Media Interior renovations and an approx.
2027-28
Center (DMC) 4,000 sq. ft. addition
Future Dev Partial demolition of the west wing,
Susanne Homes
TBD complete renovation of original building.
Demolition of old the farmhouse (155
The Farm
Future Dev Walker Ave). Construction of a new
Administration
TBD multi-purpose building for food prep,
Building
education, and administration
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SPOTLIGHT: The Farm at SOU
Located at the far north end of the SOU campus, adjacent to Pending projects include the new farmhouse (2,200 sq.
the ScienceWorks Hands-on Museum, The Farm at SOU is a ft), classrooms, exhibition space, offices, restrooms, a
center for sustainability. The student-led organic farm pollinator garden, and a commercial kitchen.
produces healthy, sustainably harvested food for the SOU
These improvements have been designed and will be
community. It is a hub for education, student and faculty
incorporated around the existing Thalden Pavilion.
research and community outreach to Ashland and the entire
Together with the Ashland School District and
Rogue Valley. Our projects are inspiring a generation of
ScienceWorks, SOU commissioned plans for the phases
ecologically-committed leaders who promote a vision of
of improving The Farm which are incorporated into this
living and working sustainably in community and on the
Master Plan and attached as Appendix A.
land. The Farm at SOU is and was conceived as a learning
laboratory where students from all disciplines can dream
The Farm currently employs up to 12 students at one
big. Student research and projects on this site have already
time. The Farm is critical to two SOU degrees as well as
included work on K-12 curriculum to teach watershed
a Certificate in Environmental Horticulture and
restoration, research on solar technologies in agricultural
Horticultural Business. In addition to restoration
landscapes, the role of visual art in environmental activism,
ecology, hydrology, soil science, and agroecology, the
and research on soil water retention. The Farm hosts Farm
following courses are taught exclusively at The Farm:
to School programs through a collaboration with Rogue
Sustainable Food Systems: The Land
Valley Farm to School.
Sustainable Food Systems: The Harvest
As shown on the Academic Facilities Map in Appendix A,
Sustainable Food Systems: The Planting
The Farm has significant investment and anticipated
Propagation, Integrated Pest Management
development.
Irrigation Management
Greenhouse Management
Creative Industries
The Creative Industries represent a dynamic economic and occupational subsector that
encompasses a broad spectrum of activities focused on culture, entertainment, arts, and
information. This project will transform the existing Music Building into a state-of-the-art
collaborative learning environment, equipping students with professional-grade facilities and
tools to thrive in the Creative Industries economy.
The renovation will include a seismic upgrade, full replacement of mechanical, electrical, and
plumbing systems, new life-safety systems (fire alarms and sprinklers), substantial ADA
accessibility improvements, and energy efficiency enhancements. A key component of the
project is a 10,000-square-foot expansion, featuring a new teaching studio and support facilities
to enhance hands-on learning opportunities.
This upgraded facility will enable students to integrate creativity and innovation into their
educational experiences and career pathways. SOU’s Creative Industries curriculum emphasizes
STEM competencies while prioritizing creative production and storytelling. Students will be
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prepared for diverse careers across music, performing arts, film and video, digital media, design,
software development, television, radio, video gaming, eSports, virtual and augmented reality,
product design, fashion, architecture, advertising, strategic communication, publishing,
journalism, and more.
The skills cultivated within this program are not only essential for success in creative fields but
also applicable across numerous economic sectors, highlighting the versatility and adaptability
of creative development and production. This project is a critical step in preparing students to
lead and innovate in the fast-evolving Creative Industries landscape.
Education-Psychology Building Renovation
Education-Psychology Building is a 47,000 sq. ft. 3-story academic building that was constructed
in 1973. The facility is home to the Education and Psychology departments and houses
numerous classrooms, faculty offices and the community pre-school. The facility is substantially
unchanged since it was constructed 52 years ago.
SOU will rehabilitate the Ed-Psych “exterior envelope” over the next 2-3 years. Work scope will
include new roofing, replacing the existing skylights, replacing exterior doors and windows, re-
sealing patio decks and stair landings, and re-pointing and re-sealing the exterior brick veneer.
The building footprint will remain unchanged. The building appearance will be substantially
unchanged after this envelope rehabilitation project is completed
Digital Media Center
SOU’s current Digital Media Center (DMC) is a vital hub for
Creative Industries development and media literacy
education in Southern Oregon. The DMC boasts
unparalleled production resources in the region, including
a sound recording booth, an equipment check-out facility,
and a 1,000-square-foot multi-cam studio equipped with
an LED lighting grid and green screen. These facilities have
established the DMC as a key partner for local news
organizations, K-12 media educators, and Southern
Oregon Public Broadcasting Service (SOPBS).
As part of the Creative Industries Project, many current
DMC functions will be merged into the new facility. Once
the Creative Industries space is online, the existing DMC
building will be repurposed for other academic and
athletic uses, maximizing the value of SOU’s infrastructure.
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Susanne Homes Building
Susanne Homes, constructed in two phases (1947 and 1958), is another example of SOU’s
evolving campus needs. Originally designed as a dormitory to foster independent student living,
its decades-old infrastructure—including obsolete and failing plumbing systems, steam heating,
single-pane windows, community restrooms, and undersized electrical service—can no longer
support student housing. Since 2018, the building has been partially occupied by the Honors
College and SOU Service Center.
A high-level architectural review suggests that the 1958 addition should be demolished, while
the original 1947 wing has potential for renovation into academic space. Although design and
funding for a renovation have not yet begun, the deteriorating infrastructure necessitatesfuture
planning.
SOU’s ability to fund academic structures largely relies on State bonding approved by the
Oregon Legislature for maintenance, repairs, new construction, demolition, and substantial
remodels. With significant deferred maintenance across campus, SOU has strategically allocated
available funds to prioritize safe and effective learning environments. While the rising costs of
renovation reflect the evolving nature of higher education and increasingly complex building
operations, SOU remains committed to addressing these challenges.
Beyond maintenance, SOU has embraced innovation to meet the needs of modern students,
offering flexible modalities such as online synchronous and asynchronous classes. These
advancements require significant investment in physical spaces and technology to support
delivery. Despite these shifts, SOU upholds the value of in-person instruction and human
interaction, ensuring that the majority of courses continue to foster direct engagement in well-
maintained and technologically advanced learning spaces.
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Chapter 3—Athletics
Student-athletes play a substantial role in the fabric of SOU. With over 450 student-athletes, our
athletic programs are key to SOU’s recruitment and retention of students. Our student-athletes
maintain higher-than-average grade point averages and tend to be some of our most involved
students in both on- and off-campus activities.
SOU has a vision to provide student-athletes, alumni, donors, and fans with competitive
facilities and outstanding game-day experiences.
A significant part of making this vision a reality was replacing McNeal Pavilion with the current
Lithia Motors Pavilion and renovating Raider Stadium. These were key initiatives of the 2010
Master Plan which have beenachieved.
Where We Have Been
The aging McNeal Pavilion was SOU’s marquee athletics facility for nearly sixty years and was
replaced with a state-of-the-art three-story building. The $22 million secured by SOU in 2012,
however, was based on renovating, not replacing, the pavilion. When architects and engineers
determined that a full replacement was necessary for safety reasons, the state allocation was
simply not enough to construct a new facility and house all necessary programs. SOU’s national
championship football program, among others, like track and field, was without a locker room in
the current plan. The “finished” 100,000 square-foot Lithia Motors Pavilion was not large
enough to accommodate all the needs of a growing athletic program for men and women
competing in thirteen sports (now nineteen), as well as academic offices and classrooms. To
mitigate space issues, SOU simultaneously renovated Raider Stadium. This ensured that SOU
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could remain competitive in the recruitment of student-athletes and compliant with federally
mandated Title IX requirements for gender equity.
The new Lithia Motors Pavilion is now providing both competition space and locker room space
for men’s and women’s indoor sports (basketball, volleyball, and wrestling), men’s and women’s
soccer, office space for athletic administration, as well as other academic programs. The
building also continues to house the Bob Riehm Arena offering 1,400 seats for spectators
attending SOU basketball, volleyball, and wrestling competitions. There are also four classrooms
for students enrolled in the Outdoor Adventure Leadership Program and Health and Physical
Education.
The Raider Stadium renovation project ensured that outdoor sports (in particular football and
track and field/cross country) had coach offices, locker rooms for the men’s and women’s
teams, meeting and conference areas, a training room, and a weightlifting area for all programs.
Improvements have extended beyond the Stadium to Wightman Street, where three dilapidated
tennis courts have been converted into sand volleyball courts used by our new Beach Volleyball
team. The continued rehabilitation of this area may include upgrades to make the remaining
space multi-functional for other similar sports such as Pickleball.
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Where We Are Going
As shown on the Athletic Facilities Map, our facilities will continue to be centered around the
Lithia Motors Pavilion. The vision for the SOU Athletics District includes a new pedestrian mall
that flows seamlessly between Raider Village, the Lithia Motors Pavilion, and Raider Stadium
and it will extend to connect to the Softball Complex. This proposed pedestrian walkway and
plaza space will use pavers and other natural materials to unite the Athletics District and direct
the SOU community to athletic events.
Proposed Improvements during this Master Plan include a Softball Complex (Spotlight below), a
small expansion to the Lithia Motors Pavilion, a Practice Building, and upgraded facilities for
concessions and food trucks.
This Master Plan anticipates the continued growth and success of our Athletics programs. We
have identified areas that will serve this growth and where future development will take place.
SOU does anticipate the use of Future Development Areas shown on the Athletics Map, to be
developed under the Design and Development Guidelines and will be in furtherance of our
educational Mission. The full design, programming, and funding of such areas are as-yet
undetermined. One example of a need that may be addressed with such future development is
that our current roster of 110 wrestlers, between our men’s and women’s teams, would benefit
from a potential new facility (labeled as Future Development), located between the Lithia
Motors Pavilion and the Beach Volleyball courts. Similarly, we appreciate and embrace the
passionate Raider fans who attend events at Raider Stadium and want to make this an amazing
experience for attendees. This is why the development of a tailgating area has been identified
for Future Development, but because there is no current design, timing, or funding for the
project, it has been designated for Future Development.
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SOU also anticipates needed upgrades for Raider Stadium. This facility was built in the 1980s
and needs additional renovations. An assessment of every aspect—from bleachers to
bathrooms to the press box—will be undertaken to move forward with making this facility the
center of a quality game-time or graduation experience.
The Athletics District is an exciting hub of student life and community engagement with SOU.
Investments in these facilities will continue to pay off, creating academic opportunities and top-
notch venues for our student-athletes.
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SPOTLIGHT: Softball Complex
Since the reintroduction of softball as an
intercollegiate sport and the field
conversion from baseball to softball, the
SOU softball program has won several
Conference Championships and three
National Titles (2019, 2021 and 2023). The
SOU softball program is one of the most
popular sports with fans, SOU alumni, and
community members.
Historically an underutilized baseball field,
this portion of the Athletics District was
revived in 2001 and the outfield and dirt
infield were modified to softball field
dimensions. The distance from the
dugouts to the playing field remains at
baseball field distances.
There is a seating capacity of 500 in the
existing bleachers. The bleachers and
press box have not been changed or
upgraded since being installed or slightly
improved in 2001 for the softball field
conversion. The previous concession stand
building has been converted to the team’s
locker room.
The City-approved plans for the new
Softball Complex include new ADA
facilities, increased seating capacity, a new
entry plaza connecting the Softball
Complex to Raider Village, new dugouts,
concession facilities, a press box, and a
renovated field to NCAA standards,
including appropriate lighting and a
scoreboard.
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Chapter4—Housing
While SOU continues to modernize its curriculum and offer modalities like online learning, we
strongly believe there is tremendous value to having in-person learning. We offer a variety of
housing types and styles on campus including family housing. If SOU did not offer on-campus
housing, there be further strain on local market rate housing which already has extremely low
vacancy rates and, due to Ashland’s limited public transportation, may price some students out
of having a collegiate in-person learning experience.
Our campushousing provides a socially rich and academically supported experience. Living on
campus gives the advantage of being closer to classes and participating in SOU activities. Living
on campus leads to making more friends, having better success in any course of study, and
creating a tremendous sense of community.
In addition to creating a strong experience, living on campus reduces the impacts created by
commuting to SOU and also helps to alleviate some of the demand on housing surrounding
campus. As shown on Housing Facilities Map in Appendix A, we currently have 962 unrestricted
beds available for housing in residence halls and 178 seasonally available beds in Greensprings.
SOU also has 166 apartments at SAFH ranging from studios to four bedroom units, as shown on
the Housing Map.
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Where We Have Been
The on-campus residence hall experience has changed significantly over the years. The modern
housing experience reflects more privacy, independence, and better amenities than units built
decades ago. Aging facilities such as Cascade and Greensprings have come with a host of issues.
Cascade was approved for demolition as part of the last Master Plan and will be completed in
2025. Greensprings continues to suffer infrastructure challenges as a result of its age and initial
design. One of the most significant developments during the past fifteen years was the creation
of Raider Village and construction of Shasta and McLoughlin Halls. These additions have been
critical to providing housing that meets the current expectations and needs of our students.
McLoughlin Hall
SOU broke ground on Raider Village in April 2012 and officially opened in fall of 2013.
McLoughlin Hall is part of Raider Village and features a suite design with both single and double
rooms available. It’s
primarily a community
for returning and transfer
students but is open to
all students. McLoughlin
Hall is also home to the
Multicultural Community
on the second floor. The
purpose of this Multicultural Themed Housing Community is to provide a space for students of
different cultures and backgrounds to live, study, and intentionally engage with and explore
their unique histories.
Shasta Hall
Shasta Hall is part of Raider
Village and features a semi-
suite design with both single
and double rooms available.
This is primarily a first-year
community, but open to all
students. Shasta Hall is also
home to The Garden
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(LGBTQIA+) Community on the 2nd floor. The purpose of The Garden (LGBTQIA+) Themed Housing
community is to provide a safe space for LGBTQIA+ students and allies to live, study, and engage
together.
Greensprings
The Greensprings complex is currently
used for seasonal housing because of
the deferred maintenance challenges
impacting thesefacilities. The failure
of critical infrastructure in the 1960s
structures has limited its current use.
The physical limitations include a lack
of air-conditioning, no ADA-compliant
amenities, and outdated electrical and
plumbing systems. The layout of units,
ceiling height, and outdated resident
common areas are also sub-optimal
and not what current students desire.
We believe that prior to 2035 we may
no longer be able to house students at
any time of year due to the failing facilities which include heating for the building.
We recognize that this facility is located at the heart of campus and could meet many future
needs if funding became available. Various options are being explored, including keeping the
existing concrete structures and creating new interior spaces and infrastructure. A critical first
step will be understanding the seismic condition of the current buildings and suitability for
renovation. With such substantial work pending and no current plans beyond the current use,
the rehabilitation of Greensprings is included as part of this 2025-35 Master Plan.
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Where We Are Going
Student Apartments and Family Housing
Student Apartments & Family Housing serves members of the SOU community who would
benefit from this living situation. This is also an area that we heard addressed many times
during our listening sessions with the community and SOU stakeholders. As a result of these
conversations, a Future Development Area for expanding the Student Apartment and Family
Housing has been added to the Housing Map. It is designated as Future Development because
there is no current design or
funding for this project. But it
SPOTLIGHT: Cascade Future Development Area
has clearly been identified as a
As part of the 2010-20 Master Plan, the Cascade Complex
need, being the type of housing
was identified as having significant limitations and in need of
most in demand with an
massive renovation if it were to continue to serve as a
extensive waiting list for
residence hall. The scope of deficiencies and cost of even
available units. These units
minimal upgrades made it unsustainable to continue its
provide a flexible and
historic use. SOU discontinued use of Cascade as a residence
economical option for members
hall in 2012. The building was used as flex space to support
numerous capital renovations to other buildings on campus.
of the SOU communityand
particularly older students and
Aspen, Baker, and Cedar also functioned as SOU Conference
those with families.
space until the heating hot water infrastructure failed in late
2023. As part of the approval process for Shasta and
University District Lot
McLoughlin Halls, Cascade was identified for demolition,
with those facilities as replacements. The assessments and
We also expect that the
process for demolition are underway and this area is
University District Future
identified for future development. Funding for demolition
was allocated to SOU in 2022, through the American Rescue
Development project will
Plan Act (ARPA) and will be completed in 2025. With the
include housing facilities. The
completion of the demolition of the old Cascade facility
development of this important
comes the opportunity to create something innovative and
gateway to the SOU campus is
special. The options for the future of this area are vast, and
too undefined in scope, design,
discussed under the Future Development section of this
or funding to discuss in detail. At
Master Plan.
some time in the future, should
this project advance, we expect
that there will be more opportunities to discuss the design and uses of this area. While being
the most undefined of all potential projects identified in this Master Plan, we could see a
housing component at this site should SOU grow to the extent that this project is likely.
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Chapter 5—Future Development Areas
Generally
As shown on the Capital Improvements Map, there are areas that SOU anticipates will be
developed for certain uses in the future. At this time, because there is no specific design nor
funding, these projects are identified as “Future Development.” The University anticipates more
discussion as the design of projects in these areas evolves, but it would be the intent of the
University to develop projects within the approved Development and Design Guidelines
contained in this 2025-35 Master Plan. These designated parts of campus are identified on both
the Capital Improvements Map as well as the Maps for each type of use anticipated (Housing,
Athletics, etc.)
Housing - Future Development
Faculty housing is no longer anticipated to be a project undertaken by the University. Land
identified as potential faculty housing in the 2010-20 Master Plan is now targeted for rezoning
and potential sale. While this is no longer a part of the Master Plan, the idea of housing for
members of the SOU community, of all ages, continues to be an integral part of SOU’s mission.
StudentApartmentsandFamilyHousing(SAFH)
One of the key comments during the open forums on this Master Plan (from student leadership)
was an identification that the most in-demand housing for students is Family Housing, which is
available at the complex of apartment housing located at the north-west extension of SOU. It is
an excellent resource for a member of the SOU community, making higher education possible
while having a working spouse and children. Identified on the Housing Map as SAFH – Student
Apartments and Family Housing – this area imagines an expansion of the existing SAFH
development. The University has identified this as an area that could meet this need and would
be compatible with the adjacent new Softball Complex.
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Cascade Housing Complex
Surrounding the Campbell Center (where the Osher Lifelong Learning Institute (OLLI) program is
housed), the Cascadeproject is one of the most exciting projects on the horizon at SOU. It is
identified as a Future Development because the design and funding models are just now
beginning to be developed. The Cascade building was identified in the 2010-20 Master Plan as
an aging facility, where demolition was a likely
outcome for this resource and it is currently in
the process of being demolished. The removal
of this old facility will make way for a new
housing facility and creates an opportunity for
a new campus dynamic.
Retirement today looks very different than it
did just decades ago. As people transition
from full-time careers, today’s active and engaged retirees are looking for dynamic places to
live, learn, and play. Across the nation, communities and campuses are embracing a cohort of
older people who want to be part of a college environment. A new facility on the Cascade site
could provide a living environment where everyone is involved in not just OLLI courses, but
other campus academic courses, concerts, art installations, and athletic events. The educational
opportunities for a new residence are limitless. Similar in many ways to the newest student
housing (McLoughlin and Shasta residence halls), SOU envisions that this project would be a
public/private partnership. It has the potential to generate revenue and welcome a whole new
demographic of SOU students and community members. It is easy to imagine a facility that is
not just for living but incorporates
educational spaces where students are
engaged with and learning from older
students and residents. Residents are
anticipated to be part of the SOU
community, just as students living in Shasta
Hall or student and their families living in
SAFH apartments are today.
The University expects that development partners would work within the Design and
Development Guidelines within this Master Plan and with the City of Ashland. Determining the
viability, programming, and design for this facility is a top priority for the University.
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Academic Facilities - Future Development
Native Nations Gathering Space, Native Gardens, Learning Garden
Southern Oregon University, in this 2025-2035 Master Plan, identifies several spaces on campus
to honor and respect the history and land stewardship of the Indigenous people who lived here
since time immemorial.
We know that our community benefits from the sharing and fostering of the deep cultural
traditions and teachings made available to us by Indigenous communities. As a University, we
actively look for ways to continuously develop this connection and recognition. The 2025-35
Master Plan is just one way in which we illustrate this commitment. In partnership with Native
students, Native community members and our Native Nations Liaison, the University has
identified three Future Development Areas to intentionally create space: The Learning Garden,
the Native Garden, and the Native Nations Gathering Space.
The Learning Garden is proposed to be located in the heart of the Educational and Academic
core of campus while the Native Garden is proposed to be located near The Farm at SOU. Both
of these projects will foster Indigenous Traditional Ecological Knowledge (ITEK), implementing
and promoting biodiversity, soil health, and ecosystem resiliency. Each area will feature hands-
on learning and engagement through workshops, demonstrations, and cultural events.
The Native Nations Gathering Space is designated for a location within the North Campus Zone,
which contains most of the residential and recreational elements of campus. While there are no
current plans for specific development within this envelope, this space is envisioned to enhance
the partnership and collaboration between the SOU community and the local Indigenous
communities.
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Athletics - Future Development
Field House
Between the Lithia Motors Pavilion and
Raider Stadium, Athletics has identified an
area for a future facility. The popularity of
certain programs with student athletes
justifies considering where growth for
indoor programming might occur. There is
currently no design nor funding for this
project.
Tailgate area
Fantastic game day experiences are an important way for Ashland and all Raider fans to come to
campus and be part of SOU. Located between Raider Stadium and the new Softball Complex,
this area is identified for creating a place for game day experiences. Temporary food carts and
concessions are existing uses and are will be connected by a new pedestrian mall, but this
specific area is reserved for a more dynamic experiential area expanding and enhancing these
offerings.
Mixed Use / Other – Future Development
University District Property
After the potential new Cascade project, the University District Property is the most dynamic
and far-reaching. This property is truly a blank slate on the edge of campus. Located at the
corner of Walker Avenue and Ashland Street, this area, when developed, will become a
significant gateway and signature feature of the SOU community. It is easy to imagine a project
here embracing campus needs for housing, support services, academic space, or other retail
opportunities that would transition from adjacent commercial uses to campus residence halls.
With the widest range of potential, SOU believes it should have the widest range of
development options and standards. The City has indicated that new zoning standards related
to responsible infill and density may be appropriate here – if Ashland is to preserve its current
boundaries, creative infill will be required, which the City has chosen to pursue in many
elements of its Development Code. As such, the Design and Development standards in this
Master Plan have specific provisions addressing flexibility in the development of this University
District property.
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Chapter 6—Sustainability
SOU has an extensive history of environmental initiatives and sustainability practices. Climate
and Sustainability have only become more important to our communities and to our world over
the past fifteen years since the last Master Plan was approved. As part of the 2010 Master Plan,
SOU outlined certain goals relating to achieving carbon net zero, developing a strong economy,
ensuring sustainable use of natural resources, and preserving those resources. As discussed in
that 2010 Master Plan, SOU adopted its own Climate Action Plan and related goals. See
https://sustainability.sou.edu/climate-action/. SOU is a GOLD-rated university under the
Sustainability Tracking Assessment & Rating System (STARS), a program run by the Association
for the Advancement of Sustainability in Higher Education.
In 2019 Southern Oregon University received the national “Excellence and Innovation Award”
from the American Association of State Colleges and Universities for developing “a
comprehensive and impactful
sustainability program by
collaborating across operations,
academics, and engagement.”
This outstanding partnership
continues as Southern Oregon
University uses our land,
buildings, and infrastructure as a
living laboratory for hands-on
learning in multiple disciplines
including: hydrology, land use
planning, restoration,
sustainability management,
climate and energy, project
management, and art installation.
Campus projects are intimately
connected to the curriculum. Our
students leave SOU knowing they
can make a difference in the
world, because they already have
made a difference using the SOU campus as their lab.
In addition to the positive environmental impacts, SOU is also hoping our sustainability
measures and goals will help to mitigate future costs. Our solar generation and energy efficiency
goals, for example, will allow us to stabilize future costs and mitigate our need to raise fees to
meet the continuously rising energy costs.
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Where We Have Been
Transportation
SOU currently has 16 vehicle charging ports (8 double stations) on campus. These charging
stations are located both at residential buildings and adjacent to workplace buildings. There are
plans to continue to expand the number of electric vehicle charging ports on campus.
Recycling Program and Center
A recycling program with an on-campus recycling
center for glass, plastics, paper, cardboard, and cans
was founded by students in 2011 as part of a
capstone project focused on diverting waste from
landfill. This is supported by indoor and outdoor
central collection points. Minimizing waste
production and supporting reuse is our priority.
Having a recycling center on campus helps ensure
that the highest quality materials for recycling leave
the campus. We also recycle a number of other
materials and products including ink toner and
cartridges, batteries, lamps, lightbulbs, electronic
appliances and equipment, books, plants, oil,
furniture, wood, scrap metal, marker pens, regular pens, and spray cans.
Energy Efficiency
SOU’s proactive approach includes upgrading to energy-efficient lighting, boilers, and HVAC
systems and installing new meters to better track energy consumption.
SOU upgraded the mechanical equipment at the Central Plant Building on campus in 2019.
Boilers 1 and 2 were replaced with high-efficiency Hurst boilers with high-efficiency Riello
Burners. Boilers 3 and 4 had the burners replaced with the same high-efficiency Riello Burners.
A new Riello control system was installed to operate the boilers more efficiently. A new water
softener system was installed to help reduce chemical usage. The existing 800-ton and 500-ton
centrifugal chillers were replaced with two 800-ton, higher-efficiency centrifugal chillers. The
roof-mounted, three-cell cooling tower was replaced with a larger-capacity, high-efficiency, two-
cell cooling tower. One of the two existing condenser water pumps was replaced with a larger-
capacity pump.
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The operation of the HVAC system for each campus building on the University’s direct digital
control (DDC) system is scheduled based on the building occupancy information. When a
building is not occupied, the temperature controls go into “unoccupied” status, with a lower
setback temperature during the heating season and a higher setback temperature during the
cooling season. HVAC systems are also upgraded during renovation projects across campus.
LED lighting became the SOU campus standard in 2016 and all new construction and renovation
projects since 2016 have incorporated LED lighting. Projects with lighting retrofits throughout
the building include the Theatre Building, The Lithia Motors/SRC, Britt Hall, and the Recycling
Center. Other renovation projects with partial LED retrofits include the Music Building, Taylor
Hall, the Science Building, the Osher Lifelong Learning Institute, and Raider Stadium. SOU has
been gradually replacing exterior campus lighting with LED fixtures and more than half of the
campus has been retrofitted with LED since 2016.
Solar
For a small public university, solar is a strong story for SOU. Ideally located in the Rogue Valley,
the focus on solar energy dates back to 2000. The analysis of potential solar energy production
was a significant goal of the 2010-20 Master Plan.
SOU currently has ten solar arrays on campus, totaling 696 kW of solar capacity, plus an array at
the Higher Education Center in Medford and a pole-mounted array installed last year by a
nonprofit on land leased from SOU. SOU’s first solar
array was installed on its Library in 2000. This 6kw
solar array has 24 solar panels. In January 2019,
SOU expanded and added an additional 55.65 kW
of solar to the site, increasing the system's capacity
to 62.37 kW.
In 2013, students allocated $85,000 from the
student Green Fund to install a 32 kW solar array
on the Stevenson Union.
In 2014, McLoughlin Hall and Shasta Hall both had
solar panels added to their roof spaces.
McLoughlin Hall has a 73.7kW solar photovoltaic
(PV) system and solar thermal panels. Shasta Hall incorporates an82.5kW.
In October 2018, the Student Recreation Center/Lithia Motors Pavilion added a 63 kW solar PV
system to its facilities. The solar array contributes to the SRC/Lithia Motors Pavilion's LEED Gold
Certification as one of its many green building features.
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Designed with solar energy in mind, SOU's Recreation Storage Building boasts a south-facing
roof with an optimal tilt to maximize the region's solar resource. The building showcases a 24.14
kW system. This was SOU’s first net zero building, generating more electricity than it uses. Two
more solar arrays came online in 2021, The Farm Storage with a 15,48 kW array and the
Stadium Storage building with a 49.68kW array. Both net zero buildings mark a total of 3 net
zero buildings on campus. In June 2024, SOU installed a 241 kW solar array in addition to the
existing one on Lithia’ Motors Pavilion, making it the largest solar array in the City of Ashland.
Clean renewable energy is supported by numerous programs such as Oregon’s Clean Energy
Targets greenhouse gas emission reduction targets as well as City of Ashland Climate and Energy
Action Plan. Solar Arrays are an ideal form of clean energy in the Rogue Valley with the
abundance of sunlight and SOU has taken the initiative of working to become the first publicly
funded university to generate on campus 100%of its electrical usage. Solar Array locations are
identified on the Photovoltaic Array Map (see Appendix A) and design standards are included in
the Zoning and Design Guidelines chapter of this Master Plan.
Stormwater, Fire Resiliency, and Biodiversity
SOU has a long history of pursing and achieving distinction relating to our efforts in managing
landscaping and biodiversity. We continue to earn recognition as a Tree Campus USA—an honor
we’ve held since 2014—and SOU was the first Bee Campus USA in 2014.
Our landscape planning relies heavily on
ecological design practices, incorporating
regionally-adapted, native, and drought-
tolerant plant species. Our ongoing lawn
conversion projects aim to increase plant
biodiversity, continue to attract a greater
number of bird and pollinator species as
well as transition to a more drought-
tolerant campus in recognition of the
changing climate.
In 2019, a student project, funded by the
Student Green Fund, led to the creation
of a self-sustaining bioswale in parking lot
36, effectively managing stormwater and
significantly reducing contaminants in
local waterways. Additionally, it serves as a practical model for eco-friendly water management,
enhancing the campus’s landscape and providing educational opportunities in environmental
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science. There is also a stormwater drainage project at parking lot 4. Together these projects
show our ability to innovate, educate and be environmentally conscious all at the same time.
Our projects capture stormwater and incorporate drought-tolerant, native plant species. Our
irrigation development projects serve the long-term goal of reducing our irrigation water use
through data-driven and sensor-based technologies. Low-volume/high-efficiency sprinklers,
weather-based control systems, and lawn-replacement projects all contribute to operate with
the least possible impact to our local watershed.
Where we are going
Sustainability is more than just a design feature or construction element at SOU; it is part of the
culture. We continue to set goals that illustrate this commitment and pave the way for our
future, both environmentally and as a cost-containment measure. Some of these key goals are
set forth below.
Transportation system goals
Achieve a 100% electric campus fleet
Expand the number of electric vehicle charging stations on campus
Improve commuter transport-related greenhouse gas
Recycling Program and Center goals
Enhance waste reduction and recycling on campus to minimize landfill waste
Foster awareness and participation in waste reduction and SOU’s recycling programs
Energy Efficiency Goals
Achieve 100% daytime electricity use through renewable electricity generation on
campus by 2035
Improve energy efficiency by 25% within 10 years (base year 2022)
Reduce Scope 1 and Scope 2 emissions by 50% by 2033 (base year 2022)
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Solar Energy Goals
SOU has the goal to generate 100% of its daytime electricity use on campus by solar and be the
first public university to do so. It is aiming to have this in place by 2035. See Appendix A for the
location of existing and proposed arrays. The future development as outlined in this Master Plan
will not only address energy efficiency but will create shading of parking areas and improve
water conservation.
Stormwater, Fire Resiliency, and Biodiversity Goals
SOU’s landscape and biodiversity is
managed in a way that helps prepare for the
changing climate, including transitioning to
more drought-tolerant areas as well as ensuring
fire resilience.
To continue to enhance pollinator areas and
maintain our certification for Bee Campus USA
To explore rainwater capture and use,
specifically as part of any new solar canopy
system.
To continue to care for the trees on campus
and maintain certification for Tree Campus USA.
SOU will continueto pursue its Climate
Action Plan published 2010 and updated in
he City of Ashland’s Climate and
2021/2022 https://sustainability.sou.edu/climate-action/. T
Energy Action Plan, published in 2017, includes an assessment of Ashland’s changing climate.
We anticipate that during this 2025-2035 Master Plan, efforts towards climate change resiliency
will only intensify.
Sustainability lies at the heart of our vision for the future of this campus, driving environmental
stewardship, social responsibility, and economic resilience. By integrating innovative green
infrastructure, fostering inclusive
and equitable community
engagement, and optimizing
resource efficiency, we aim to
create a campus that not only
reduces its ecological footprint but
also enriches the lives of its
students, faculty, staff and
surrounding community. Southern
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Oregon University (SOU) has long embraced sustainability as a core principle, weaving it into
every aspect of campus operations, academics, and community engagement. The achievements
outlined in this Master Plan reflect SOU's commitment to environmental stewardship,
innovation, and leadership in addressing the challenges of our changing climate. From energy
efficiency and solar power expansion to sustainable landscaping, waste reduction, and the
transformative learning experiences provided by The Farm, SOU has established itself as a
pioneer in sustainable higher education.
Through strategic investments in
sustainable practices, we are
preparing for a future that balances
growth with environmental integrity,
enhances social well-being, and
promotes long-term financial
stability. This master plan commits to
leading by example, cultivating a
culture of sustainability that extends
beyond our campus borders and
inspires change at local, national,
and global levels.
Looking forward, this Master Plan builds on that legacy with ambitious yet attainable goals to
enhance energy efficiency, achieve carbon net zero, expand renewable energy use, and foster a
campus culture centered on resilience, ecological responsibility, and social equity. At the heart
of these efforts is a commitment to social justice—ensuring that sustainability initiatives
empower all members of our campus and surrounding community, reduce environmental
disparities, and promote inclusivity. By aligning our actions with the principles of equity, SOU
aims to create solutions that serve the most vulnerable populations, address systemic
inequities, and amplify the voices of historically marginalized groups.
Whether through curriculum that equips students to tackle social and environmental
challenges, partnerships with local organizations, or a focus on community resilience, SOU
prioritizes a holistic approach to sustainability. These efforts underscore our belief that
environmental justice and social justice are inextricably linked, and that a truly sustainable
future is one where all people thrive.
Together, we can ensure that this campus thrives as a model for sustainable development—a
place where innovation, creativity and education fuel a more equitable and resilient world. This
Master Plan embodies SOU’s enduring commitment to shaping a more sustainable, equitable,
and just world.
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Chapter 7—Zoning and Design Guidelines
The design guidelines for development under this Facilities Master Plan update are intended to
serve several goals:
Provide for buildings at a density appropriate both to a significant university and to the scale
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of the Ashland community;
Ensure that the scale and articulation of buildings enhance the ‘sense of place’ of the
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campus and support walking within the campus environment;
Provide direction and certainty to the future development within the SO Zone;
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Express the permanence and long-term role of the University in the community.
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Application of Master Plan Development Standards
The design guidelines in this Master Plan apply within the SO zone and have been adopted by
Ordinance. These guidelines apply toprojects and uses related to the educational function of
the University and those accessory uses such as Athletic facilities, Housing facilities, Offices,
Classrooms and a variety of other facilities described and anticipated in this Master Plan.
Development of the SOU campus shall comply with the provisions of the Southern Oregon
University District Overlay inthe Ashland MunicipalCode(AMC)18.3.6.
Zoning
Property owned by the University is currently zoned SO and the uses and development of this
property are addressed in AMC 18.3.6. In the past, property that is transferred from University
ownership into private ownership has been required to go through the often challenging
process of legislatively amending the zoning designation for that specific lot and the related
land use maps of the City. SO zoninguses and standards, as addressed in City Code and in this
Master Plan, are not appropriate once property is transferred to private ownership. To address
this future contingency, SOU is seeking to rezone certain property as part of this Master Plan.
These lots will obtain a new residential zone designation but still be subject to the SO District
overlay and standards until such a time as the property is no longer owned by the University.
The University has identified properties that are under-utilized (listed on the Zoning if
Transferred Map), which could conceivably be transferred in the next ten years. Adoption of
this 2025-35 Master Plan by the City is a Type IV, legislative approval process, so it is the
process necessary to address the potential zoning of property that may be transferred to
private parties. Rezoning these lots will provide certainty of future zoning and allow the City
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the opportunity to evaluate appropriate zoning of all parcels at one time, rather than lot by lot.
This process is also an opportunity to address one lot which is currently zoned SO but has
already been transferred from the University to a private party on Roca Street (668n Roca St.)
and who are joining in the application for review of this Master Plan solely for the purposes of
the proposed change in zoning from SO to R 1.75, consistent with other similarly situated lots
adjacent to it.
The zoning of properties identified on the Zoning If Transferred Map will, upon completion of a
transfer of any designated lot from the University/ State of Oregon to a private party, will no
longer be subject to the SO District overlay. (which by its terms applies only to University
owned property.)
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Site Design Review
Projects as outlined in this 2025-35 Master Plan are anticipated to follow the standards of this
Chapter. The City of Ashland has various levels of land use site plan review. For projects
expressed in this Master Plan, within the areas identified on the applicable Maps, and within
the design parameters of this Chapter and Master Plan, the following review process levels
apply:
For projects 15,000 SF or less - Type I review
For projects greater than 15,000 - Type II review
Project Design Standards
Development density within a university campus is a complex issue, with advantages and
disadvantages at both ends of the spectrum.
All new construction and major renovations by the University will strive to meet a minimum of
Silver LEED standards. For projects serving the University built and operated by private partner,
the University will encourage the builder to meet the LEED Silver standards.
Several factors specific to SOU support campus development at medium densities:
SOU is relatively land-locked,and both the cost of land and the fact that the campus is
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surrounded by established neighborhoods limit the potential for expansion of the campus.
Any future growth of campus will likely need to be accommodated within this limited land
area.
The nature of academic programs warrants durable construction at a scale that is cost
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effective and supports individual academic programs under one roof.
Creating a cohesive campus community that is dense enough to support short walking
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distances – and ultimately improved transit – requires a density higher than low residential
densities.
However, the University also recognizes that the land is located within a community with
existing neighborhoods and that its developments ought to be of a compatible scale with those
neighboring uses. This is recognized by the SO Zoning provisions calling for Type II or CUP
approval processes for projects with potentially significant impacts to surrounding properties.
BuildingMassingandOrientation
Thoughtful orientation of buildings supports several important development goals. Orientation
of entries to the pedestrian circulation system increases the walkable nature of the campus. A
generally east-west orientation can help support energy efficiency in building design. And the
treatment of building scale – how it is articulated and expressed – can help larger institutional
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buildings be compatible with nearby residential uses. To accomplish the goals described above,
the following guidelines apply to new campus construction and major renovations under this
Master Plan.
Maximum Building Height
New construction will be limited to four story construction, except as specifically noted in
this 2025-35 Master Plan document. Specific height in feet will be dependent on specific
construction types.
In areas adjacent to existing residential neighborhoods, building height will typically be lower in
order to make an appropriate transition to the surrounding context. However, in order to
create a campus that is compact, walkable, and more supportive of transit, single story
buildings are strongly discouraged in all campus areas.
Maximum Building Size
In order to avoid potentially monotonous conditions, individual buildings shall be limited in
overall length and footprint \[i.e. ground area covered\] as follows \[See Figure 16\]:
300’ maximum length for academic buildings
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250’ maximum length for residential buildings
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45,000 SF maximum footprint for buildings with retail uses open to the public
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No SF maximum footprint for academic or residential buildings
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Figure 16: Building Length and Articulation Guidelines
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Building Articulation
For any building longer than 200 feet, the plan shall include design elements to prevent
unbroken wall lengths greater than 150 feet. These elements shall be an offset or ‘jog’ in the
plan or a significant recessed entry or court of at least 25’ in width.
Building Entries
Buildings that face a major street shall have a significant entry facing the street. Buildings facing
the main campus open space shall have a major pedestrian entry facing that open space. Where
a building faces both a significant street and the main campus open spaces, entries shall be
provided to both. Entries shall be strongly articulated and clearly understandable as entries.
Development Along Siskiyou Boulevard
Any development or redevelopment along the south side of Siskiyou Boulevard shall seek to
reinforce a strong relationship between the campus and the boulevard, through an appropriate
combination of the following strategies:
Development of a strongly articulated façade and pedestrian entries facing Siskiyou
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Boulevard.
Minimization of service functions on the Siskiyou Boulevard face of the building, and
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enhanced screening of these functions where they exist.
Improved, consistent and significant signage acknowledging that visitors have entered the
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campus.
Building Orientation
Wherever consistent with other design goals, such as street orientation, align buildings with
the longer dimension in the east-west configuration, to improve potential for building design to
capture energy savings related to passive solar management.
Setbacks
Where campus development occurs across a street from off-campus private housing, buildings
shall be set back from the public right-of-way by at least 15 feet, to provide a buffering
landscape.
Where campus development is across from commercial development and includes ground-
floor non-residential uses, buildings shall be allowed and encouraged to be sited at the back of
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the public right-of-way, to encourage a pedestrian-oriented urban streetscape pattern but also
balanced with the historical pattern of campus development and building placement.
Materials and Character
Materials and construction systems shall be selected for long-term durability, and shall be
generally consistent with existing campus buildings. While there is not a clear established
palette of materials for campus buildings, preference should be given to materials similar to the
more significant buildings on campus – such as Churchill Hall and Hannon Library – including
red brick, concrete, and stucco. Scale, materials, and massing should be used to create an
appropriate transition from the campus to adjacent neighborhoods. Rooftop mechanical
equipment will be screened from street view.
Lighting
Integrate architectural lighting as cohesive elements of building designs in order to contribute
to the atmosphere of the built environment and enhance safety. Exterior lighting will promote
safe pedestrian environments along roadways, at intersections, and in public spaces.
Signage on Campus
SOU requires an effective system of visual communication that projects a uniform institutional
identity, while at the same time integrating well with the present and future campus
environment.
Good signage provides a harmonious and aesthetically pleasing arrangement in the following
three areas of design:
1.Communication:What signs say, to whom, and for what purpose; how they say it;
where the signs are located and how well signs communicate.
2.Graphic Design: How typography, maps, diagrams, iconic and coded symbols, and colors
are used to organize information and emphasize messages to help create an overall
visual identity.
3.Sign Design: How signs are fabricated and installed, their size and shape, how they are
maintained and integrated within the campus physical environment and how they work
within the City of Ashland.
All SOU signage shall be requested, designed and installed by Facilities Services to ensure all
sign standards are followed. The SOU Sign Plan contained within this Master Plan governs the
signs placed on property within the SO District overlay. All signs and sign structures shall comply
with the standards identified in this Master Plan. When consistent with this Master Plan,
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signage may be installed; any sign not within the size, display, or location standards in this
Master Plan must have prior approval of the City of Ashland.
Signs that already exist upon adoption of the sign plan will continue to be approved signs. If an
existing sign is replaced, then the sign plan policies apply. All signs shall be installed in a manner
that does not damage existing buildings orstructures or alter character defining features of
buildings or structures. Additional care should be taken with the installation of signs on historic
structures. Permanent signs required by building code shall be installed consistent with
applicable regulations, standards, and guidelines. Signage along ODOT jurisdictionroadways will
comply with any applicable standards and process prior to installation.
All other sign requests not included in this document must be submitted to SOU Facility Services
for review and approval prior to installation. Any signs that exceed size limits or specific location
standards shall be submitted to the City of Ashland for review and approval by the City.
Maximum Sign Sizes
Building Identification: 10 square feet.
Scoreboards: Any replacement of existing scoreboards may be the size of the current
scoreboards at the Raider Stadium scoreboard and as approved for the Softball Complex.
Reader / Information boards: 9’-9” maximum height as described in this Master Plan. Display
features, if visible from ODOT jurisdiction/roadway, shall comply with all applicable ODOT
standards and shall go through any applicable ODOT approval process prior to installation.
Panel Boards; (3 feet square)
Sandwich Boards; (3 feet square)
Directional Signs; (ODOT Standards)
You are Here; (5 feet square unless otherwise placed in approved locations.)
Sign Area Calculations
Sign area shall include the entire area within a single perimeter composed of squares or
rectangles.
When signs are constructed of individual elements, the area of all sign elements, which
together convey a single, complete message, shall be considered as a single sign. The sign area
is determined by calculating the area enclosed by the smallest single rectangle that will enclose
the outside dimensions of the background panel or surface. The sign area is also determined by
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calculating the area enclosed by the smallest single rectangle that will enclose the outside
dimensions of the sign display.
SOU Banner Plan
The SOU Banner Plan, as established by the SOU Facilities department, identifies the
parameters for artwork, message, and placement to guarantee that banners are used for SOU-
appropriate information and represent the University with an overall institutional message. Any
banners visible from an ODOT Right-of-Way must also comply with the applicable ODOT
regulations.
As temporary signage, banners meeting the SOU Banner Plan may, upon prior approval by
Facilities, be installed for an established limited period of time. The University uses outdoor
lamp post banners to create a sense of place and as a method of celebrating SOU achievements
and the University’s strategic mission. Nothing in this chapter permits the use of the public
Right-of-Way facilities for signage without prior approval of the City.
Sign Graphic Standards
The graphic standards for SOU signage will provide uniformity throughout campus. Message
design, nomenclature, and application will be standardized according to this Master Plan (see
SOU Graphic Identity Guidelines). Message legibility is considered from the perspective of a
variety of users: visitors, university community, vendors and service visitors, people with vision
impairment and people with mobility impairment, and other users. SOU may revise and change
the graphic design, logo, and messaging within any sign provided that specifications on size,
display or location in this Master Plan are still met.
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SOU Graphic Identity Guidelines:
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Monument / Gateway Signs
At the gateways to campus, the primary entry and directional signs should be consistent in
scale and materials. The base or backdrop for these monument signs should be constructed of
durable materials and selected for compatibility with existing campus architecture. The
preferred composition shall include steel, natural stone, concrete, or masonry, sited to blend
with the natural topography. Earthen berms may be used to blend the sign base into the
natural grade where adjacent slopes warrant their use. The entry portals to the campus are an
important part of the wayfinding experience and appropriate design of these gateways should
enhance the sense of arrival for SOU visitors. There are five (5) identified gateways, two
existing and three potential future gateways, as identified on the Master Plan Educational
Facilities Map.
Smart Kiosks
SOU may place electronic smart kiosks internally and
externally facing which will have the ability to change a digital
screen for purposes like, way finding, campus information,
campus events, security, and emergency purposes. The smart
kiosks will be similar in design but not limited to the design
and size of the kiosk.
Kiosks for gateway entry, direction or informational signs
within campus will be the Smart City Kiosk (Smart City Kiosk
with 55" Display and Speakers from Peerless-AV. 84.1 x 35.4 x
9.9" / 2137 x 899 x 252 mm) or similar.
Sign Locations
Signs will be placed in standard locations where they can easily be found. Wherever possible,
signs will be placed together in a unified system to avoid clutter to the landscape. Site signage
will be located so as not to become an obstacle or to conflict with exit signs or pedestrian
traffic.
Signs will be placed to allow safe pedestrian clearance, vertically and laterally. Sandwich boards
shall not be placed on the sidewalk along Siskiyou Blvd. No sign shall be placed within the
public Right-of-Way (including sidewalks) or within the areas adjacent to intersections
defined by the City of Ashland as a “Clear Vision Triangle.”
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Site location should avoid conflict with door openings or vehicular operations. Signs will be
located wherever possible in the “natural line of vision.” Consideration of those with limited
head mobility and reduced peripheral vision will be given.Interior signage will be placed where
it can easily be found, with consideration for tactile signs where possible.
Certain permitted signage, such as scoreboards or electronic reader boards, shall be allowed
only in areas identified in this 2025-35 Master Plan. Any signage that is not in compliance with
this Master Plan shall be approved by the City of Ashland through the normal process for
obtaining a sign permit.
Sign Requests
Requests for signs can be made through the SOU Marketing Department.
Food Trucks
The perpetual operation of food trucks and seating may occur within the designated area for
food trucks in this Master Plan (See, Maps). Temporary operation of food trucks and seating or
the operation of a food truck and accessory seating lasting no more than 72 hours (including
set-up and take-down) are permitted in the SO zone. Food truck vendors shall obtain a business
license, register for, and pay applicable food and beverage tax, and receive any requisite
inspections from the Building and Fire Departments and the Jackson County Environmental
Public Health Department.
Tree Preservation and Removal
Climate change in the Rogue Valley has applied extreme stress to many of SOU’s legacy trees,
including campus Douglas Fir, Ponderosa Pine, Sequoia, Ash & Oak species. Drought, prolonged
excessive heat, the flat-headed fir borer, the emerald ash borer and the pine beetle have put
unprecedented strain on SOU’s tree population. Despite our best efforts and practices, some of
SOU’s trees do fall ill and die or become so unsafe that they must be removed. The decision to
remove a tree is not taken lightly. SOU adheres to the following principles when deciding the fate
of a tree:
Identify the affliction;
Contract with a licensed arborist to confirm diagnosis and recommend a care plan;
Implement an appropriate care plan to be performed by SOU landscapers or a licensed
arborist. Appropriate personnel will be decided on a case-by case basis jointly between
the SOU Landscape Supervisor and contracted arborist;
Selectively prune & remove dead or dying branches to boost afflicted tree’s survival
chances;
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If a tree has died, it shall be removed as quickly as possible by SOU landscapers or a
licensed arborist. Appropriate personnel will be decided on a case-by-case basis jointly
between the SOU Landscape Supervisor and contracted arborist;
SOU will replant a minimum of (1) tree for each tree that is removed.
Healthy trees shall be maintained wherever possible but can be removed if:
The tree is unavoidably within the footprint of a remodeled or newly constructed
building;
The tree is causing significant damage to a building or infrastructure that cannot be
economically remediated, other than through tree removal;
The tree is deemed unsafe by a licensed arborist.
SOU shall have a certified arborist on staff or have a contract arborist (two year minimum
agreement) who will maintain a comprehensive list of all significant trees as defined by Ashland
Municipal Code 18.6.1.030, and who will document the reason for the removal of any such tree.
The arborist shall maintain all supporting documentation demonstrating the need for removal.
The staff or contract arborist will deliver to the City an annual report (similar to what is provided
at the time of this Master Plan by the City Parks Department) and documentation to the City.
SOU will remove significant trees only upon consultation with licensed arborist (either on staff
or contract). SOU will maintain records of any significant tree removal and arborists consultation
and recommendations. The annual report will summarize significant tree removals on campus.
Locations shall be marked on a campus map and an accompanying spreadsheet shall detail:
location, species, cause of death (if applicable), reason for removal, actions taken for
replacement.
Parking Lot Trees
The 2010 SOU Campus Master Plan established that: “Parking areas shall be shaded by
deciduous trees, buffered from adjacent non-residential uses and screened from non-residential
uses” and that new parking areas comply with City standards for parking lot shading and
landscaping.
With SOU’s commitment to becoming the 1st publicly funded university to generate enough
solar power to completely offset our daytime electrical consumption (estimated at 7.2GW),
SOU will be installing parking lot canopies with solar arrays. This is consistent with the recently
adopted Climate Initiatives adopted by the State and being implemented at the City level.
Pursuing this Sustainability goal requires a change in SOU’s practices to prepare our parking lots
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to be solar canopy ready. Parking lot
design moving forward will prioritize
maximum solar exposure to the South
and limit tree plantings in traditional
planter wells that used to be
distributed throughout a parking lot.
New parking facilities will comply with
State and City standards for the
number, location and maintenance of
trees within parking areas and / or the
creation of solar arrays.
Solar Arrays
Solar Arrays are supported by the Oregon Climate Initiative. SOU has taken the initiative of
becoming the first publicly funded university to completely offset its electrical usage with solar
power generation. Solar Array locations
are identified on the Photovoltaic (PV)
Array Map below (and in Appendix A)
and equipment as described generally
herein may be installed as rooftop or
parking lot canopies. It is anticipated
that while the technology of solar
energy capture may evolve even
through the duration of this Master
Plan, SOU may continue to install similar
equipment in these locations. Further,
solar is anticipated to be an option on
any new facilities, new development, or new parking areas on campus and is hereby approved
to be installed in those locations consistent with the standards of this Master Plan.
Arrays within the areas identified on the Photovoltaic (PV) Map and meeting the following
standards are permitted:
painted steel canopies
max length: approx. 120 ft
max width: approx. 45 ft.
max height: approx. 25 ft.
Demolition or Relocation of Buildings
As an enduring university institution, SOU has continually adapted to the needs of the community
and its students. The combination of perpetual ownership and public benefit mission has
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required an evolution of facilities, including the demolition and replacement of buildings. A
university campus of this size is substantially different from the development and ownership of
other individually owned lots within the City. As such, the provisions of Demolition and
Relocation Standards of AMC 15.04 will generally not apply to redevelopment within the SO
District overlay, except it is required to salvage or recycle construction and demolition debris.
Prior to Demolition of facilities, SOU shall submit a plan for the salvage or recycling of
construction and demolition debris to the City of Ashland Demolition Review Committee for
conformance with City standards, which will reasonably approve or modify this Plan in
accordance with those standards.
Art Installations
SOU believes that art in public places promotes visually diverse and culturally rich
environments that enhance public spaces and contribute to the lives of Ashland’s residents and
visitors. Selection of art for permanent installation on
Campus will be made by a SOU Arts Selection
Committee. The installation of permanent artwork on
Campus shall follow the guidelines of Art in Public
Places legislation.
Temporary installations of artwork are an important
part of the University culture and contribute to an
environment of innovation and growth. Temporary
installations of art shall be located in designated areas
established in this Master Plan (see Academic Facilities
Map) pursuant to approval by the SOU Arts Section
Committee.
Water Resource Protection Zones
Nothing in this Master Plan exempts property within the SO District from the standards of AMC
18.3 as it implements State policy, providing that SOU may work with the City and state and
federal agencies such as DSL or the Army Corps. to identify applicable Water Resources.
Future Development Areas – Special Standards
This 2025-35 Master Plan contemplates several distinct areas of Future Development, as shown
on the Capital Improvements Map: The University District lot, the Cascade Housing Facility
redevelopment, expanded Family Housing, a Native Nations Facility and Gardens, as well as a
new Athletics Field House and Tailgating area. Unlike other designated projects which have a
fixed scope, purpose, and funding – the University anticipates these general projects to happen
in the area shown but does not currently have project designs. As discussed in more detail in
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the chapter on Future Development, these projects will either be built to the standards of this
Chapter or pursuant to a Conditional Use Permit, pursuant to City Code.
University DistrictLot – Corner of Walker St. and Ashland St.
The University and the City share common goals of in-fill, increased density, and efficient
development where possible. The City has promoted higher density and innovative
development in many ways such as with its Transit Triangle district and its Cottage Cluster
ordinance. The University anticipates that the University District Lot and privatelyowned
property surrounding will create a focal hub of living and working in Ashland, centrally located
between the historic downtown and larger commercial / employment areas to the south of
town (such as the Croman area). Buildingheight is limited to the height of the tallest existing
building in Ashland. While these standards differ from surrounding current development, the
option of vertical development could contribute to this node of Ashland. Parking needs, if any
will be evaluated on a campus-wide basis.
CascadeHousing
For the Cascade Future Development Area. While not intended to substantially alter the nature
of the surrounding neighborhood the density may be higher than the density of the prior
Cascade Complex which was approximately 194,000 square feet of student housing. A
maximum of five stories including residential living, educational instruction space and mixed-
use is allowed including; the establishment of common areas, classrooms, medical offices,
daycare, support uses (e.g. haircare, nailcare), and retirement living and/or medical facilities
which may or may not be required to be licensed by the State of Oregon. Parking needs, if any
will be evaluated on a campus-wide basis. Alternatively, the design of a new facility could have
a lower architectural profile creating an expansive footprint.
Student Apartment and Family Housing
The existing demand for units with the existing Student Apartment and Family Housing area is
very high. The University and the City share a common value in addressing the housing crisis
facing all members of the Ashland community. Adequate housing stock is a national, state and
local issue but it is acute to Ashland because of the livability here and the demands of both the
University and the tourism industry. The City has promoted higher density and innovative
housing development. Expansion of the SAFH units, as shown on the Housing Map may be a
maximum of four-story housing units. Residential living and mixed-use is allowed including; the
establishment of common areas, classrooms, daycare, and support uses (e.g. laundry,
university services, and counseling). Maximum parking standards for this intensity of residential
use shall be followed for this project.
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Native Nations
The Native Nations Future Development Area reflects a desire to create a meeting and
programming space for Native Nations activities for the campus and to liaise with the
community at large. The University envisions a remodel of the existing single-family residential
home or a new facility to accommodate the meeting and programming needs. A maximum of a
three-story building may be considered that would meet with the character of the surrounding
university athletic property and the multi-family housing that is being built near it. Parking
needs, if any will be evaluated on a campus-wide basis.
Learning Garden
For the Learning Garden area identified in Attachment A, Map 2, Capital Improvements, LG the
University desires to create an educational space and gathering space for projects will foster
Indigenous Traditional Ecological Knowledge (ITEK), implementing and promoting biodiversity,
soil health, and ecosystem resiliency. This area will feature hands-on learning and engagement
through workshops, demonstrations, and cultural events.The university envisions a new facility
to accommodate the meeting and programming needs. A maximum of three-story building
may be installed with both indoor and outdoor spaces and meet with the architecture of the
academic buildings surrounding it. No minimum or maximum parking on-site shall be required.
Native Garden & Greenhouse
For the Native Garden & Greenhouse area identified in Attachment A, Map 2, Capital
Improvements, NG, the University desires to create an educational gardening space with a
greenhouse to jumpstart a vision for Indigenous Traditional Ecological Knowledge (ITEK),
implementing and promoting biodiversity, soil health, and ecosystem resiliency. This area is
currently raw land that is planted and has water and electricity. The university envisions a new
facility to accommodate the meeting and programming needs. A greenhouse will be installed
and outdoor gardens will be planted. The university may install adjacent parking. No minimum
or maximum parking on-site shall be required.
Conclusion
Like all development codes, these Design Guidelines will provide specific standards and
direction to the University and its stakeholders. Renovation, development and wayfinding will
all be improved by having this understanding with the City. While Master Plans cannot capture
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all the future changes that may occur on a dynamic campus, it will provide the base standards
for a new decade of success and positive growth.
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Acknowledgments
2025 Facilities Master Plan Amendment
Acknowledgments
We would like to acknowledge the following individuals and groups for their help in
compiling this plan.
CONSULTANTS
Alan Harper, Land Use Consultant
ZCS, Architectural Consultant
Hathaway Larson, LLP, Legal
MASTER PLAN TEAM
Rob Patridge, Executive Sponsor & General Counsel
Leon Crouch, Director of Facilities Services
James McNamara, Projects & Planning Manager
Susan Dyssegard, Executive Assistant
Holly Frazier, Executive Assistant
SOU CABINET
Dr. Richard J. Bailey, Jr., President
Dr. Casey Shillam, Executive Vice President & Provost
Dr. Peter Angstadt, Interim Vice President for Finance & Administration
Dr. Carson Howell, Vice President for Finance & Administration
Janet Fratella, Vice President for University Advancement
Rob Patridge, General Counsel
Sabrina Prud’homme, Board Secretary
Jonathan Chavez Baez, Assistant Vice President for Equity, Diversity & Inclusion
Dr. Carrie Vath, Dean of Students
Matt Sayre, Athletics Director
SPECIAL THANK YOU TO
Faculty & Staff
Associated Students of Southern Oregon University (ASSOU)
Tiana Gilliland, President ASSOU
Dr. Vince Smith, Dean School of Science & Business
Becs Walker, Director of Sustainability
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Kenwani’cahee Kravitz, Native Nations Liaison
Patricia Syquia, Attorney for the office of General Counsel
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Appendix A — Maps
1)Current Conditions
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2) Capital Improvements
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3) Academic Facilities
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4)Housing Facilities
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5)Athletic Facilities
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6) Zoning if Transferred
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7) Photovoltaic EV Arrays
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Appendix B — Campus Facilities Details
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Appendix C — The Farm Design and Site Plan Documents
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