REIMAGINE DOWNTOWN
CUSHING City of Cushing Oklahoma Municipal League OU Institute for Quality Communities 1
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CONTENTS Executive Summary 2 Part I: Getting to Know Cushing 3 Meetings & Tours 4 Downtown Perceptions 6 Building Activity 10 Challenges 12 Seismic Activity & Damage 14 Assets & Opportunities 16 Key Principles 18 Part II: Recommendations 19 Celebrate Architectural Heritage 20 Improve Downtown Streets & Intersections 28 Activate Public Spaces & Sidewalks 34 Highlight Gateways 40 Create a District Experience 44
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EXECUTIVE SUMMARY In Fall 2017, the City of Cushing and community stakeholders received a matching grant from the Oklahoma Municipal League to partner with the University of Oklahoma Institute for Quality Communities. The team examined the downtown area and met with stakeholders to outline opportunities for improvements. Cushing is a community of over 8,000 people located in Payne County, in north central Oklahoma. Historically, Cushing has been known as the Pipeline Crossroads of the World. The city plays a major role in the world crude oil market. Recently, Cushing has been challenged by earthquakes that have done damage to downtown buildings. However, there is also a recent interest and movement among community members to bring more business activity and community events to downtown. After speaking with community members and viewing conditions on the ground, several “key principles” were identified. Downtown should be a safe and comfortable place to walk, a place where buildings and spaces generate activity, a place that has art and culture, and a place that attracts people to spend time. This report includes five categories of recommendations designed to meet the commonly shared key principles for downtown: • • • • •
Celebrate architectural heritage. Improve streets & intersections. Activate public spaces & sidewalks. Highlight gateways. Create a district experience.
Each recommendation includes a basic outline, a few specific steps to take, and accompanying images that help demonstrate the possibilites. Next, it is up to the City of Cushing, downtown stakeholders, and community members to work together to create pathways that implement some of these concepts.
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Collaborators Cushing Project Coordinators Valerie Branyan Marilyn Duff Steve Spears Additional Collaborators Robert Bell Tracy Caulfield Misti Faraci Julie Frank Megan Grant Mike Kennedy Robert Shears BJ Roberson Judy Taylor Oklahoma Municipal League Mike Fina Nancee Morris University of Oklahoma Institute for Quality Communities Ron Frantz Shane Hampton Hope Mander Folasayo Salami Goutam Vella Rachel Ware Sridhar Yalamanchili
PART ONE:
GETTING TO KNOW CUSHING Meetings & Tours Downtown Perceptions Building Activity Challenges Seismic Activity & Damage Assets & Opportunities Key Principles
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Meetings & Tours Findings in the report are based on conversations with community members during site visits.
The project included three trips by the IQC team to Cushing, where the team met with a steering committee, met with the general public, participated in guided walks, and collected field observations about downtown. On October 11th, 2017, the team traveled to Cushing for the first time. A morning tour helped the IQC team explore and document existing conditions. IQC held an initial meeting with the downtown steering committee. Members included the city manager, city commissioner, planners, landscape architects, business owners, and community advocates. The meeting covered the project details and expectations from Cushing’s steering committee and the IQC team. An additional public meeting followed the committee meeting. Residents of Cushing were invited to provide input on several topics, which are described in the following pages. IQC returned to Cushing on Monday, October 23. The team conducted an extensive inventory of buildings and businesses in downtown Cushing. The team also used the opportunity to meet and become familiar with business owners by stopping into their places of work. IQC made a final visit to present preliminary recommendations on Monday, November 6. Feedback from that presentation has been incorporated into this final draft report.
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Downtown Perceptions Participants wrote perceptions and ideas for downtown on notecards to help inform the team about Cushing. Some cards are shown on these pages.
A list of six questions was developed to direct a disscussion with stakeholders. Questions focused on current feelings about downtown and ideas for the future. At the community meeting, responses were recorded on note cards. A few of the note cards are shown here. Questions were meant to help the IQC team understand the community and visualize the dreams of the proud residents of Cushing.
Discussion Questions 1. When you spend time in downtown Cushing, what is the best thing you see that makes your downtown trip worth it? 2. If you do not spend time downtown, what keeps you from doing so? 3. For those who frequent downtown in one way or another, how do you feel about the environment of downtown? 4. What is one important change that would encourage more people to shop and attend special events downtown? 5. If you had a magic wand, what would you do to have something happen in the next year that would encourage people just to “hang out� in the downtown area? 6. If you had very few resources, what would you do to create a stronger identity for downtown?
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Downtown Perceptions These graphics reveal perceptions of current downtown geography, and the most common wishes for downtown.
Popular Ideas for Downtown Based on comments and note cards, the word cloud on the facing page reveals popular trends among community members for the future of downtown. The most common responses are downtown events and music, improved aesthetics, redevelopment efforts, marketing efforts, and new activities. Downtown Boundaries One exercise asked public meeting attendees to draw the boundaries of downtown on an 8.5 x 11� map. A total of 12 drawings were collected. By using an overlay technique, this visualization of perceived boundaries of downtown was created. Darker areas are those that more people identified as downtown. Not surprisingly, most people think of downtown most strongly as the area along Broadway and Moses Street, approximately between Little Avenue and Depot Avenue. A good number of people incorporated other key locations into their definition of downtown’s boundaries. For many people, the train depot at the west end of Broadway is considered a major focal point for downtown Cushing. Visually, it serves as a terminus at the west end, and the lower end, of Broadway Avenue. This building is the western edge of downtown. Originally, this was the beginning of town when travelers arrived in town by rail. The building could serve as a central community hub during the day and the night. Many people also wish to include extended boundaries, to reach parts of the Main Street corridor and the significant Hudson Refinery Superfund site.
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Popular Ideas for Downtown
Walkability Perception Party Lights
Fitness Classes
Live Music Coffee Shop
Improve AestheticsArt
Streetscape Chairs More Housing Cafes
Encourage Downtown Building Investment
Downtown Events Beer Garden
Parades
Umbrellas
Food Trucks
Small Grocery Store
Fun Runs
Tables
Mobile Vendor Area Music Venue Brand District
More Entertainment
Ads/Marketing
Working Together
Harrison
Maple
Central
Perceived Downtown Boundaries
Oak Moses Broadway Cherry
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Building Activity Active, Vacant, and Demolished Buildings
Moses St.
Occupancy Study The IQC team conducted an occupancy study for 117 of the downtown storefronts, making notes about the facade integrity, storefront engagement, business hours, occupancy, business name, and opportunities for that storefront. The findings were that approximately 55 of the storefronts have active businesses. A majority of those businesses are along Broadway St. While unoccupied storefronts are in varying conditions, many retain characteristics that contribute to the downtown experience.
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Harrison Ave.
Cleveland Ave.
Broadway St.
Facade Rating
Harrison Ave.
Broadway St.
Active Intersection Based on the findings from the facade rating and occupancy study, the intersection of Harrison and Broadway appears to be the most active area. There are many vacant storefronts with an A/B facade rating that may be opportunities for new businesses to become a part of the downtown experience. This intersection may also see the most traffic due to the number of active businesses.
“A” Facade Example
“B” Facade Example
Engaging storefront with merchandise displayed, signage identifying business and store hours, no damage to exterior, welcoming entrance.
Merchandise displayed, semiengaging storefront, some signage, minor repairs needed to facade, unclear store hours.
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Challenges Signage & Wayfinding Signage and gateways provide visual cues to drivers and pedestrians for wayfinding purposes. Signage in key locations can encourage more traffic to the downtown area.
Damage & Demolition Damage caused by earthquakes and general abandonment has led many buildings to fall into disrepair. The demolition of these buildings has created gaps in the downtown fabric. Additional information on seismic activity and resulting damage is included in this report.
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Abandonment Abandonded structures discourage visitors, new businesses, and investments. They can also become a hub for antisocial activities and are more prone to deterioration, vandalism, graffiti, and disorderly conduct.
Aligning Activities There are many active groups with similar interests in Downtown Cushing. Collaboration among groups, combined with communication on individual efforts, can maximize the benefits to the downtown area.
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Seismic Activity & Damage Cushing has been affected by a series of earthquakes over the last several years. In particular, a November 2016 earthquake measuring M5.0 caused serious damage throughout the downtown area. The earthquakes have resulted in damage to both modern and historic structures, but in particular they have created a serious threat to brick commercial structures from the early 20th century in the downtown area. A number of buildings have been lost and more are considered structurally unsound and are scheduled for demolition. The map on this page shows details. The damage from earthquakes has created a more urgent situation for historic preservation efforts in downtown Cushing.
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Assets & Opportunities Cushing Craft Culture Downtown is characterized by several crasftmen and makers. Customized items, local artists, and unique markets contribute to the downtown shopping experience. Among the goods and services produced downtown are handmade cabinetry, metal work, mocassins, classic car restoration, and found objects. Many of these goods bring in business from the surrounding region or online.
Historic Buildings Cushing’s unique architecture and historic buildings create an inviting downtown atmosphere. Cushing has standout architecture from the early 20th and mid-20th century periods. The preservation and rehabilitation of these buildings can attract both local and regional visitors.
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Public Spaces Cushing’s public spaces are important pieces of the downtown experience. They are places of activity and interaction among community members. Access to these spaces provides opportunities for both unplanned, spontaneous activity and planned, programmed activity. Centennial Park is a special place that has been thoughtfully designed.
People There are many individuals investing in downtown Cushing. New businesses, renovated apartments, and the restoration of historic structures are all playing a role in enhancing the character of downtown.
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KEY PRINCIPLES
Key principles are based on all feedback and analysis. Each recommendation in this report should be implemented with these principles in mind.
Downtown should be a safe and comfortable place to walk.
Downtown‘s brand should include art, culture, and a quality aesthetic.
Downtown can distinguish itself from the rest of the city by offering a pleasant walking experience.
Downtown is the heart of the community and a place for Cushing to celebrate its identity.
While downtown typically has decent sidewalks and low traffic volumes, there are opportunities to improve walkability.
A number of businesses downtown are related to art, culture, and custom crafts, representing an opportunity for Cushing to celebrate this theme.
Residents and business owners alike expressed a desire to improve the experience of walking in downtown. Comments from meetings mentioned streetscape improvements and more interesting sidewalks, with cafes and signage.
Comments from meetings mentioned a need to improve the general cleanliness and aesthetic of downtown, to encourage investment in structures, to incorporate art and creativity into the city, and add color to the scene of downtown.
Downtown buildings and open spaces should generate activity.
Downtown should attract people to spend time.
To create the right downtown atmosphere, every building and open space should contribute activity.
Downtown needs to attract regularly recurring visitors from the community and visitors from the region.
A few anchor businesses and an occasionally programmed public space like Centennial Park currently generate modest activity downtown.
People from Cushing are not always in the habit of checking out downtown, and the state highway that carries most potential visitors through town no longer passes thorugh downtown.
Comments from meetings mentioned programming more events in downtown, especially regularly recurring events and family-friendly events. Public spaces can be programmed with yoga, music, fun runs, or other events,. Passive activities that don’t require planning also can be incorporated, like bocce ball or gardening. The most desired change is more business, and several comments discussed coffee shops, restaurants, and places to spend time. Temporary or pop-up businesses like food trucks and beer gardens are considered by many to be a good place to start.
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Comments suggested creating more opportunities to live within downtown, creating a better variety and expectation of businesses to keep people returning, and additional marketing. Downtown should also have a gateway marker to create a presence on arteries like Main Street, which is a state highway, and Little Avenue.
PART TWO:
RECOMMENDATIONS Celebrate architectural heritage Improve streets & intersections Activate public spaces & sidewalks Highlight gateways Create a district experience
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CELEBRATE ARCHITECTURAL HERITAGE Cushing has two eras of distinctive buildings that give it a rich and authentic architectural heritage. Some of these structures have been threatened by abandonment and earthquake damage over the years. The first important type of architecture is the early 1900s commercial district architecture found downtown. Downtown Cushing has a number of buildings that are similar to other smaller towns in Oklahoma that were founded at the same time. Established after the Land Run of 1891, a few territorial era buildings remain (mainly along the original Main Street which is five streets north of Broadway Avenue). However, many of the existing buildings in the current downtown date from the oil boom that began in 1912. Italianate, Plains Commercial, and Art Deco buildings line Broadway Avenue and Moses Avenue. Downtown Cushing has an interesting overlay since native son and wellknown Oklahoma architect Blaine Imel returned to town and designed “new” storefronts for the existing buildings with the most contemporary designs and modern materials of the day. These changes represent the continued investment in downtown by affluent and style-conscious merchants of the 1940’s, 1950’s, and 1960’s. In particular, the historic train depot is a wonderful structure that is highlighted by an important view down Broadway. Additionally, Cushing has a great collection of mid-century architecture. Midcentury modern architecture (also called modern or contemporary architecture) is sprinkled throughout the downtown, the neighborhoods, and the newer areas of the town. This well-designed architecture represents both the affluence of Cushing residents as well as their architectural awareness of current styles. This section contains recommendations for leveraging Cushing’s architectural heritage as part of an overall solution to improve downtown and create an authentic experience for visitors. • • • •
Secure, Clean, and Light the Depot Repurpose the Depot (with Case Studies) Facilitate Preservation of Historic Downtown Feature Mid-Century Architecture
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National Register Structures of Cushing There are five existing buildings on the National Register of Historic Places. However, there are many more places of architectural and historic interest beyond these examples. 1. Luke D. Berry House
3. Cushing National Guard Armory
4. Gillespie Drilling Company Building
2. Usher, Christian K., Lustron House
5. The Bassett House
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Secure, Clean, and Light Depot The Santa Fe Depot is located at the terminus of Broadway, where it is a prominent feature of the view of downtown. Many people in Cushing agree that this building is a wonderful candidate for revitalization, but understand that the project could be expensive and difficult undertaking. An ambitious restoration project focusing on the depot is a worthwhile effort for Cushing. For now, we recommend an effort to secure, clean, and light the building to prevent further degradation and inspire renovation efforts. Secure the building against further damage and vandalism: A walk around the site reveals there are a number of openings where people up to no good can enter the structure, or where it is exposed to the elements. Clean up the building: Over the years, vandalism and other intrusions have made marks inside and outside the building. After the building is secured, make an effort to remove graffiti and trash. Light the building facade: With its unique positioning and high visibility from anywhere downtown, the building makes a beautiful backdrop. Lighting on the building’s facades is not only a deterrent to unwanted activity, but also keeps the spotlight on the depot and inspires hope for further efforts.
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Professor Arn Henderson’s ARCH 5423 Architectural Historic Preservation Seminar, 2000 Spring Semester, completed drawings of the depot.. Students: Jenny Martin, Scott Porter, and Carrie Shell.
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Repurpose Depot: Grounds Restoring the interior of the Santa Fe Depot might take some time. In the short term, there is a large amount of land surrounding the depot that can be a venue to hold events using the depot as a backdrop for the celebration. These events can also build support for continued efforts to restore the building.
• • • • • • • • •
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Seasonal Live Music Food or Food Truck Festivals Community Dinners Community Movie Nights Plays and Dance Recitals Community Game Nights and Carnivals Vintage Car Shows Dog Shows Outdoor Art Exhibits
Repurpose Depot: Structures
Kanarie Club Amsterdam Train Depot
The Vintage Steakhouse San Juan Capistrano, CA
Tehachapi Depot Railroad Museum Tehachapi, CA
Mix of Uses
Freight Cars as Accessory Structures
Museums and Historic Interest
The interior of the depot can consist of a mixture of flexible uses. Shops, restaurants and bars, museums, office spaces, and event venues all make excellent users for these buidlings.
Old freight cars and shipping containers would make interesting accessory structures, providing extra space for retail, vendors, and restaurants.
Historic museums make fitting tenants for railroad depots. The museum can focus on the history of the community and railroads.
Case Studies: Train Depot Restorations of Oklahoma
These case studies of Oklahoma train depots were compiled by students in the Historic Preservation Planning (Fall 2017) course, part of the Environmental Design program at the OU College of Architecture. The cases show a variety of uses for historic depots. Most commonly, these structures have been used for museums, office buildings for community groups, or event centers. The buildings sometimes include retail uses and other attractions. A handful of stations along the Heartland Flyer route still fulfill a passenger function. Community
Historic Depot Name
Nat’l Register Status
Current Use
Ada
Frisco Depot
Listed
Quilt supply store
Ardmore
Santa Fe Depot
Listed
Office of local main street program and passenger rail station for Amtrak
Bartlesville
ATSF Rail Station
Listed
Office of local chamber of commerce and attraction with antique locomotives
Bristow
Frisco Depot
Unlisted
Office of local chamber of commerce and a historic museum
Chickasha
Rock Island Depot
Listed
Museum of antique automobiles and event center
Cushing
Santa Fe Depot
Unlisted
Vacant and not rehabilitated
Enid
CRI&P Railroad
Listed
Vacant and formerly farmers market
Muskogee
Midland Valley Depot
Listed
Regional historic museum
Pauls Valley
Santa Fe Depot
Listed
Train historic museum
Shawnee
Santa Fe Depot
Listed
Regional historic museum
Waynoka
Santa Fe Depot
Listed
Museum, restaurant, gift shop
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Preserve Historic Downtown
Earthquake Resiliency Many earthquake damage assessments have already been completed. These assessments can guide prioritization of stabilizing and rehabilitating buildings downtown. Consider local matching funds for repair: According to an inventory provided to the IQC team, the damage estimate for many of the downtown buildings after the earthquake is under $20,000. Some of these are even less than $5,000. There may be potential for a matching grant from the city and other local sources to help property owners get the incentive they need to make these necessary upgrades. Contact the State Historic Preservation Office (Lynda Ozan, 405-522-4484, lozan@okhistory.org) about documentation of the American Legion Building prior to demolition, and about documentation of other structures.
Redevelopment It is important to preserve as many structures as possible to maintain the integrity of the downtown area as a historic district with an interesting sense of place. Every building, from a tiny one-story brick storefront to a multi-story tower, has opportunity. Even the smallest buildings can make the best opportunity for redevelopment because they allow a beginning entrepreneur to take on a small project. These structures make great incubators for new downtown businesses. Placement on the National Register of Historic Places helps secure state and federal tax credits to assist in financing redevelopment. Cushing should work with the State Historic Preservation Office to seek individual building nominations or possibly a multiple property listing to aid in rehabilitation and preservation efforts. Local matching funds can continue to provide grants for cosmetic repairs to downtown structures, such as removing metal facades, painting, creating signage, or replacing awnings and storefronts.
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Feature Mid-Century Architecture
Architecture as an Attraction Mid-Century Modern is the current architectural interest across the country. There are many activities happening from house tours in Palm Springs, California, to “Googie” or “Doo-Wop” tours on the East Coast, especially in the shore towns of New Jersey and the beach towns of Florida. Cushing also has a great collection of commercial and residential architecture from this era, and connections to various architectural movements. An annual tour or promotion of these architectural themes could help Cushing share an aspect of its culture with locals and visitors alike. Consult with the folks at the Bartlesville Chamber of Commerce and the Price Tower who promote architectural tours of Frank Lloyd Wright and Bruce Goff-designed architecture in their town. Work with Okie Mod Squad, an Oklahoma Citybased group that has events and tours throughout the year.
Cushing’s Mid-Century Stories Blaine Imel and the American School: The American School of Architecture is a recognized movement stemming from renowned architect Bruce Goff’s influence as Dean of the University of Oklahoma College of Architecture in the 1940s and 50s. Cushing can promote local ties to this movement, with several pieces by architect Blaine Imel. Imel was a native of Cushing who had a significant architecture career with a number of houses and commercial buildings located in Cushing. Atomic Ranch Houses of Cushing: Atomic ranch houses include interesting homes from the 1940s, 50s, and 60s. There are magazines and books that highlight this space age residential architecture. Lustron House of Cushing: Located at 1135 E Moses Avenue, this house is an example of a post-war prefabricated house plan that featured innovative and experimental design. They are most known for their porcelain-enameled steel material. There is a subculture of architecture enthusiasts documenting these houses around the nation. Mid-Century Houses of Payne County: The Oklahoma State Historic Preservation Office at the Oklahoma Historical Society just completed a thematic study of mid-century houses in Payne County, including Cushing. Thes study is available here: http://www.okhistory.org/shpo/thematics.htm
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IMPROVE DOWNTOWN STREETS AND INTERSECTIONS Due to projects over the years, Cushing has decent sidewalks downtown. The low level of traffic and the preference for four-way stops at intersections means that walking downtown is generally safe. However, the space in the public rightof-way can be reconfigured to improve the experience downtown. Streets in a downtown area are public spaces. When designed thoughtfully, streets maximize the potential productivity of the buildings that face them, and facilitate development of business activity. Comfort and enjoyment of walking is critical for creating a downtown experience that attracts people. Cushing’s streets should reinforce the safety of pedestrians while making the walk an interesting experience. Communities are learning more about how to use every inch of right-of-way on a main street to contribute to a better experience for people walking. This section includes ideas that could frame future conversations about streetscape projects, and provide a template for short-term pilot projects that could be tested with simple materials like paint. • • •
Explore a Road Diet Improve Intersections Unify with Street Art
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Today, Cushing’s downtown streets typically have sidewalks in good repair. They also have plenty of angled parking to help serve businesses. Cushing’s travel lanes are very wide, and intersections are also very wide. Wider lanes and intersections can lead to faster or careless driving. In a downtown area, lanes and intersections can be narrower to encourage people to slow down. Intersections are the most important place to start, because they are a safe place to install crosswalks and improve walkability. Mid-block crosswalks are another option for key locations like Centennial Park. This section contains several ideas to guide future work on downtown streets.
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Implement Road Diet A road diet is a technique that repurposes how the right-of-way is configured, by reducing the number or width of lanes. Road diets typically mean minimizing the amount of space dedicated to moving or parked cars in favor of maximizing the space allocated for people exploring downtown outside of their cars. When redesigning streets, Cushing has options to expand the amount of space on the sidewalk while still retaining angled or parallel parking. Additional sidewalk space can be utilizd for seating and retail displays.
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Unify With Street Art
Harrison Ave. Copper Penney
Community Theater
Broadway St.
Copper Penney
Harrison Ave.
This design is based on a project in a small village in Switzerland designed by Lang/Baumann.
Centennial Park
An art installation is one option for making a start toward unifying the streetscape along important blocks Moses St. of Broadway, Harrison, Cleveland, and Moses. Painted colors can add a vibrant texture to the street. These linear shapes also show the path of interest for people who are walking downtown, connecting nodes of activity.
Cleveland Ave.
Mi Casa Mexican
The intersection of Broadway and Harrison is a great place to highlight based on current and future opportunities.
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Improve Intersections
Planter boxes
Lighter, Quicker, Cheaper Street improvements can be demonstrated with methods that require fewer resources. Using paint, planter boxes, and temporary lighting, an intersection can be transformed. Painted curb extensions and bold crosswalks make it safer and more comfortable to cross the street. They also provide a place for amenities such as art, seating, and bulletin boards.
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Street art
Paint curb extensions
Painted crosswalk
Sculpture Street art
Rain garden
Bike racks Replace traffic signal with stop sign.
String lights Curb extension
Permanent Street Improvements Resources for larger and more permanent transformations of intersections can come from General Obligation Bonds or other sources such as a tax increment finance district. Permanent projects at intersections can include concrete curb extensions, rain gardens for areas that need additional drainage, public art, and replacement of traffic signals with stop signs.
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ACTIVATE PUBLIC SPACES AND SIDEWALKS Public spaces and sidewalks play an important role in downtown life. Barren sidewalks and vacant lots create gaps in the downtown experience, discouraging pedestrians from walking through downtown. When used and activated properly, sidewalks and public spaces promote social connectivity and improve business activity. A wide sidewalk can become extra seating for a restaurant or extra display space for a retail shop. Sidewalks and public spaces need to be safe and well maintained. Vacant lots are privately owned, but through partnerships with the owners they might provide extra space for interesting objeccts and activities. This section includes recommendations and visual precedents for adding color, life, interest, and comfort to sidewalks and spaces.
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Activate Sidewalks Activate Public Spaces Activate Vacant Lots Activate Centennial Park
Activate Sidewalks Engaging window displays and pedestrian-oriented signage.
Interesting storefront items, retail displays on sidewalk, cafe seating.
Planter boxes, amenities, street trees.
El Dorado, Arkansas
Petoskey, Michigan
Traverse City, Michigan
Sidewalk Details in Cushing
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Activate Public Spaces
Use Reclaimed Materials: Images show reused oil field materials and supplies that could reflect Cushing’s heritage.
Add Art & Color: Art based on Cushing’s culture, flowers, and storefront presence can add to the scene.
Create Visual Interest: Signs, seating, and bike racks are elements that can be added to the view.
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Activate Vacant Lots Redeveloping vacant lots is a challenge for any downtown. However, vacant lots can be inexpensively converted into places where spontaneous activities take place. Here are a few concepts for vacant lots along Broadway. Ideas for Vacant Lots Outdoor Gym Yoga in the Park Outdoor Library Community Gardens Camp Site
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Activate Centennial Park Centennial Park is one of Cushing’s greatest assets. It is located at the heart of downtown and aesthetically very pleasing but underutilized. A few minor improvements would greatly increrase it’s usage. Proposed recommendations for Centennial Park
• • • • •
Better Access Good Signage Lights Evening uses Regular programming
Yoga Mornings
Lunch Hour
Signage and Calendar of Events
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Board Game Days
Starlight Supper is an outdoor dinner held annually by Downtown Oklahoma City Partnership. The dinner features courses from several local restaurants. Revenue from ticket sales supports the organization’s mission to create more public art in the area.
Centennial Park is a great setting for a community dinner or even a potluck.
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HIGHLIGHT GATEWAYS Downtown Cushing has an interesting history that creates a need for gateways noting where downtown is. First, the original downtown, dating from the Land Run of 1891, flanked Main Street which is now better known as State Highway 33. Highway 33 is a major state highway that traverses most of Oklahoma in primarily a westeast direction. It begins in Hemphill (Texas)/Roger Mills (Oklahoma) county line and runs just over 234 miles through 8 counties before it ends in Sapulpa, Oklahoma. (Originally, Highway 33 extended to the Arkansas border.) This is still a major state highway with lots of traffic. Second, at some point, downtown Cushing shifted 5 blocks south to Broadway Avenue. Highway 33 bent and wound south and west through the new downtown in order to miss major refineries just to the north and west of downtown. To cross the Atchison, Topeka, and Santa Fe Railroad tracks, a large viaduct was constructed on Moses Avenue allowing highway traffic to cross over train traffic. This elevated roadway provided a dramatic entry—and incredible view of the Santa Fe Train Depot—to downtown if traveling to the east and provided a grand farewell to Cushing if travelling to the west. Third, in the early 1980s, the refineries began to close. By the end of the century, the refineries were gone. The viaduct was demolished. Highway was straightened out, running east and west and missing downtown totally. This section includes concepts to highlight gateways from traffic arteries into downtown at several key locations.
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This 1969 aerial photograph shows how state highways took people directly through downtown.
Today, state highways do not pass through downtown. Gateway treatments at key locations can connect downtown back to regional traffic arteries.
Interesting Crosswalks and Intersections
Monuments and Art
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Gateway Experiences
A. Moses and Highway 33: This route is not well-used, but is a visually interesting drive leading straight into downtown. It is a nice place for a gateway to downtown.
This is a good location to divert people directly into downtown with monument signage and possibly painted street graphics following a theme from downtown.
B. Cleveland and Highway 33: This intersection is used by a number of people to access downtown. It has very little signage or markers indicating downtown is nearby.
There is room at this intersection to add painted crosswalks to emphasize the intersection, a vertical monument sign for downtown, and possibly even public art.
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C. Moses & Depot: Between the old route of Highway 33 and the presence of the depot nearby, this location has historically been a gateway to downtown.
Through a partnership with property owners, metal buildings in the area could make a good canvas for an art project that welcomes people to downtown.
D. Little & Broadway: The intersection is the closest to downtown and forms a connection between local residential neighborhoods and downtown. It is an attractive intersection that would make a good location to remind people about downtown on a daily basis. A small sign currently points to downtown.
The focus of this intersection can be slowing down traffic for the neighborhood, creating safe places to cross on foot, and reminding people to stop by downtown. Possible improvements shown include a mini-circle, painted crosswalks, and a banner or arrow sign for downtown.
E. Little & Highway 33: The intersection pulls the most traffic and is one of the only places with a traffic signal. However, there is not very much visual interest that welcomes people to Cushing.
This major intersection of two state highways may need a significant upgrade to create a safe signalized crosswalk for pedestrians and add an aesthetically pleasing appearance.
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CREATE A DISTRICT EXPERIENCE Cushing has two primary commercial districts. One stretches along Main Street, where Highway 33 passes through town. The other is a large cluster of historic buildings surrounding Broadway and Moses Streets. These two commercial districts are very different in their patterns of development, the types of businesses they attract, and the physical characteristics needed to continue development. The Highway 33 corridor primarily consists of chain businesses, hotels, drivethrough restaurants, gas stations, and auto shops. There are also some local retailers and restaurants along this corridor. Businesses considering these locations want higher traffic counts, free-flowing traffic, plenty of driveways and parking lots, and large billboard signage. They rely on attracting the attention of some of the people who happen to be passing through on a state highway. The historic downtown district is a different type of environment. Businesses that are attracted to downtown areas are primarily locally owned businesses that rely on the quality of the district experience to attract repeat customers who are locals as well as out of town visitors. These businesses need slower traffic, attractive public spaces, well-maintained sidewalks, and attractive window displays. This demands a group of business owners and stakeholders that know each other well, that support each other, and meet regularly. The ideas on the following page provide more context.
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Encourage Business Development Certain businesses are well-suited for downtown, including many who have already made a home in downtown Cushing. Supporting local entrepreneurs who have a dream of owning a business is the best way to attract these shops and services to downtown. A downtown organization could help provide resources and training for aspiring operators. Places For Lingering: Coffee shop Wine and craft beer Food and snacks Co-working Space Makerspace Library
Services with Returning Customers: Yoga, karate, dance studios, etc. Dental and other medical services Salons and beauty Art classes and workshops Custom service
Special Businesses: Niche stores and boutiques Handmade and local crafts Found objects and antiques
Meet Regularly Downtown areas benefit from regular meetings among stakeholders. Organizational models include the Main Street Program or a merchants association. In Norman, the group known as Norman Downtowners meets monthly. These groups allow people to discuss and coordinate upcoming activities, provide updates on ongoing projects, discuss challenges and successes, talk about ideas, and seek volunteers or collaborators. Meetings also make a great venue for guest speakers or workshops to provide trainings.
Imagine Downtown as a Platform Downtown belongs to the entire community. Think of Cushing’s downtown streets as a platform for ideas that might come from many unexpected groups and people. To the extent possible, the City of Cushing and downtown stakeholders should make it easy to implement and support events, promotions, and land uses in downtown.
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Report Prepared By: The University of Oklahoma Institute for Quality Communities Christopher C. Gibbs College of Architecture 830 Van Vleet Oval, Gould Hall 165 Norman, OK 73019
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