24.04.28_MidtownPreservation

MIDTOWN DISTRICT Plan For: Centennial Plaza and Building Rehabilitation Presented By: West OK Co-Op

4.28.2024

REIMAGINING THE ROUTE 66 EXPERIENCE A FIRST STEP IN RESTORING CLINTON'S COMMUNITY VIBRANCY FOR 2026 The Midtown Hotel stands as a landmark within the city of Clinton, embodying the spirit of Route 66 and serving as a testament to the vibrant history of our community. However, in recent years, the hotel has fallen into disrepair, facing the threat of demolition. As concerned citizens and stakeholders in the preservation of our cultural heritage, we propose a comprehensive renovation plan that not only safeguards the Midtown Hotel from destruction but also revitalizes it into a thriving hub of activity, tourism, and community engagement. We believe this endeavor is not only an essential component of our city’s heritage preservation but also an attainable goal within the upcoming 2026 centennial celebration.

We at West-OK Coop envision at the Midtown Hotel as a unique canvas that can elevate Clinton’s Route 66 status while simultaneously enhancing local quality of life. Our proposed renovation plan incorporates a tourist-centric design strategy that respects the historic character of the building while meeting the needs and expectations of modern travelers. By breathing new life into this iconic structure, we can attract visitors from both near and far, positioning Clinton as a premier destination along the legendary Route 66.

Image: Travel Lodge Inn, Clinton OK Image

Burdens into Assets 4

Traffic Map Overlay: Clinton, Oklahoma New and Existing Route 66 corridor sites of interest.

With no concise city plan for the areas of these fallen assets/new burdens, the community has been caught on its heels time and time again, failing to truly capitalize on the one-off, non-cookie cutter art works of former capitalism's creativity.

Above: Existing View of Midtown Travel Inn Above

Burdens into Assets Route 66 played a pivotal role in Clinton’s modernization, but the advent of the I-40 bypass shifted its significance, turning once-premium assets into burdens. This trend is evident in areas like East Frisco Ave and historic structures such as the Calmez Hotel and Glancy Motor Hotel & Pop Hicks Restaurant.

Fortunately, the community has retained some of its Historic Downtown despite ordinances ushering preservation.

Not only that, but there are several stand alone sites such as the WPA Firehouse, the Cotton Mill and Midtown Travel Inn that stand a chance of transitioning its burdens back to assets in a modern preservation ideology right along RT66.

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The plywood screen will be utilized as a medium for storytelling, reminiscent of a graphic novel from the mid-century 50s era. Local artists will be commissioned to create halftone graphics and illustrations that depict the diverse stories and experiences of Clinton. These visual narratives will serve as a captivating homage to the town's heritage, inviting residents and visitors alike to engage with its history in a unique and immersive way.

PROPOSAL | To kick start the revitalization of the Midtown Hotel, our first phase focuses on future-proofing the building while simultaneously enhancing its aesthetic appeal. We propose the installation of a protective plywood screen around the exterior of the hotel, which will serve as a canvas for local artists. This innovative approach not only safeguards the structure from further deterioration but also transforms it into a dynamic art installation that celebrates the rich history and culture of Clinton.

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POSSESSION| Rather than sucPOSSESSION| cumbing to the fate of demolition, we propose that the city of Clinton explore alternative avenues for the preservation and revitalization of the Midtown Hotel. One such avenue is through a tax sale, wherein the property could be acquired by a new owner committed to its restoration and development. This approach would not only ensure the preservation of the hotel but also give an opportunity for a dedicated developer to take possession and breathe new life into the property.

WEST-OK COOP | MIDTOWN DISTRICT Above: View of Proposed Plaza Above

FUNDING | Among the potential developers for the Midtown Hotel project is Mike Ayers, a local figure with a vested interest in the revitalization of our community. His daughter, Allie Ayers, is a rising star in the realm of property development, driven by a passion for socially responsible projects. According to the developers, among the perceived benefits to the project are; completed abatement paid for by the city (130K added value), viable candidate for route 66 grant funding, opportunity for good placemaking.

The Ayers family’s involvement in the potential renovation align with our vision of fostering sustainable and community-oriented development.

Additionally, the expertise of Max Paty (Former director of ales and marketing at Red Carpet Charters), an industry leader in hospitality and entertainment projects, will prove invaluable in guiding the development process and ensuring a realistic return on investment for prospective developers.

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El Reno City Manager Matt Sandidge told the audience at the El Reno Now gathering, the restoration project will create an attraction that both local residents as well as the entire state of Oklahoma “can be proud of.”

Sandidge called the gas station a “hidden gem” on Route 66. He said he had been in contact with the artist who created the massive mural that covers the east side of the structure. Plans are being made to refresh the artwork which is expected to become a photo opportunity for Route 66 travelers.

El Reno Tribune 2024

2024 Spring Grant Recipient: Gas Station Renovation El Reno, OK

COMMISSION FEEDBACK | In considering the viability of our proposal, we draw upon recent precedents and feedback from grant initiatives such as the Route 66 request for proposals. The commission responsible for evaluating such proposals has shown a responsiveness to projects that integrate storytelling elements celebrating Route 66, preservation of historic sites, and community engagement.

By incorporating these elements into our renovation plan for the Midtown Hotel, such as an open plaza featuring mid-century era graphic novel-esque art depicting the rich tapestry of Clinton, we align with the commission's criteria and increase our chances of approval.

El Reno Grant: The City of El Reno recently learned it had been awarded a grant of more than $1.2 million by the Oklahoma Route 66 Commission. The funds will be used to transform the eyesore of an old service station at 120 S. Choctaw into what’s expected to be a tourism magnet.

The recent grant awarded to the city of El Reno for the renovation of a former filling station demonstrates the commission's receptiveness to rehabilitation projects. This precedent reinforces our belief that funding may be available for the preservation and renovation of the Midtown Hotel.

Image: View of Proposed Midtown Artwork Walkway Image

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Midtown Proposal Diagram: Dashed lines indicating movement between plaza & artwork.

TOURIST-CENTRIC | We envision the Midtown Hotel and Plaza as a unique canvas that can elevate Clinton's Route 66 status while simultaneously enhancing local quality of life.

Our proposed renovation plan incorporates a tourist-centric design strategy that respects the historic character of the building while meeting the needs and expectations of modern travelers. By breathing new life into this iconic structure, we can attract visitors from both near and far, positioning Clinton as a premier destination along the legendary Route 66.

INTERNATIONAL & REGIONAL APPEAL | Route 66 holds immense significance on both the international and regional stage, offering Clinton an incredible opportunity to showcase its cultural heritage and unique identity. Unlike many comparable regional communities, Clinton possesses the advantage of being prominently featured on this iconic route, elevating our city onto an international stage. The preservation and revitalization of the Midtown Hotel will not only attract tourists from around the world but also play a crucial role in enticing regional visitors to explore all that our community has to offer. It serves as a rallying point for our community, fostering unanimous buy-in and pride in our shared heritage.

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WEST-OK COOP | MIDTOWN DISTRICT

Image: View of Proposed Midtown Artwork Walkway Image

“We at West OK Coop, feel this is a tourist-centric design strategy, congruent with the historic character of the building, while being an attainable goal within the 2026 centennial. In essence, we see the building as a unique canvas that can elevate Clintons Route 66 status while also improving local quality of life. ”

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ROLE OF PLAZA | At the heart of the Midtown district’s vibrancy lies a proposed plaza, designed as a public space to serve as the focal point for community gatherings and interaction. The plaza creates a welcoming atmosphere where diverse communities can gather to socialize, celebrate, and forge connections. Its function as a meeting place for both tourists and locals enriches its importance, nurturing a feeling of inclusive and belonging for all visitors. By preserving the Midtown Hotel and incorporating it into the revitalization of the plaza, we guarantee that this iconic landmark will persist as a symbol of community pride and unity for future generations.

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WEST-OK COOP | MIDTOWN DISTRICT Above: View of proposed Midtown Plaza looking towards existing carport.

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WHY PLAZA | It is important to re-frame the concept of historic preservation to be more inclusive of historically underrepresented communities involving multifaceted approach that considers various aspects of history, culture, and community experiences.

Diverse Narratives and Perspectives: When deciding how to preserve, it’s crucial to recognize that history is multi-layered and diverse. Instead of focusing solely on preserving buildings based on their past aesthetics or associations, consider the stories and experiences of all communities that have interacted

with these spaces. Incorporate the narratives of marginalized groups, highlighting their contributions and experiences along Route 66.

This involves embracing a futuristic vision that integrates historical significance with the diverse cultural presence of today’s communities of Clinton. Ensuring that preserved spaces are accessible and inviting to a broader spectrum of experiences, from the car-centric aspects of Route 66 to the storefronts that cater to various cultural tastes and practices.

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Imagined Midtown District & Walkable Destinations: Dashed lines indicating cultural connections between immediate businesses.

1. Middle School 2. Grocery 3. Church 4. Department Store & Pharmacy 5. Pharmacy 6. Post Office 7. Department Store 8. Phone Service 9. Bakery

10. Business Incubator / Hospitality 11. Taqueria Los Dos Hermanos 12. White Buffalo Coffee 13. Tortilleria Torbbellino 14. Don Juan Barber Shop 10

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Diagram: Food/Coffee locations with respects to plaza Diagram

CONTEXTUAL DEVELOPMENT | The Methodist Church and DHS space within the Midtown district offer additional opportunities for community engagement and service provision. A renovated Midtown Hotel can serve as a central point for people to navigate the area on foot, providing a humanized space for individuals to wait for transportation or gather before meetings. Furthermore, the layout of the hotel can be developed to accommodate accessible office spaces, fostering a collaborative environment for budding entrepreneurs in both the art and business sectors.

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CULTURAL CONNECTORS | Consider the role of food and communal spaces in fostering connections among diverse communities. Encourage the preservation and adaptation of spaces that have historically served as hubs for communal gatherings and culinary exchanges, acknowledging the cultural significance of these places in bringing people together across different backgrounds.

The impending arrival of White Buffalo to the immediate adjacent area presents an exciting opportunity to further enhance the public atmosphere surrounding the Midtown Hotel. The synergy between the Midtown Hotel and White Buffalo will give shape to an area that serves as a destination for locals and tourists alike.

A Imagined Midtown District would boast a unique blend of businesses, community organizations, and social amenities within walking distance of each other, creating a vibrant ecosystem that benefits both residents and visitors. By preserving the Midtown Hotel and enhancing its surroundings, we can further cultivate this walkable environment and create a hub of activity that celebrates the diverse groups within our community. The addition of White Buffalo, a coffee shop adjacent to the hotel, presents an opportunity to create a public atmosphere that complements neighboring businesses and fosters community

WEST-OK COOP | MIDTOWN DISTRICT

Walkablility & Cultural Expression

engagement.

WEST-OK COOP | MIDTOWN DISTRICT

Rather than restoring buildings solely to reflect their historical state, consider adapting them to serve the needs and values of present-day multicultural communities. This involves repurposing spaces to cater to a broader range of experiences, creating environments that celebrate diversity, inclusivity, and a sense of belonging for all visitors.

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Celebrating Route 66

WEST-OK COOP | MIDTOWN DISTRICT

CONCLUSION | The preservation and renovation of the Midtown Hotel represent a pivotal opportunity for Clinton to celebrate its Route 66 heritage and position itself as a premier tourist destination. By embracing a tourist-centric design strategy, leveraging international and regional appeal, and bolstering the Route 66 corridor, we can ensure that the Midtown Hotel remains a cherished landmark and catalyst for economic growth and community pride. We urge the city of Clinton to support our efforts to preserve and revitalize this iconic structure, recognizing its significance as a cornerstone of our cultural identity and heritage.

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