The preservation of historic buildings along Route 66 has become an important focus for small towns seeking to maintain their architectural heritage. These early-20th-century structures, from railroad hotels to roadside diners and filling stations, represent a distinctive chapter in American commercial architecture. For property owners considering restoration work, understanding the styles, appropriate techniques, and adaptive reuse strategies is essential. A well-planned approach can transform an aging structure into a community asset, much like the process of designing a simple but refined breakfast nook that respects original character while meeting modern needs.
The Architectural Character of Early-20th-Century Route 66 Buildings
The architectural styles along Route 66 span several distinct periods, each with its own construction methods and material considerations. Buildings erected between 1910 and 1950 draw from Spanish Colonial Revival, Pueblo Revival, Art Deco, Streamline Moderne, and vernacular commercial traditions. Understanding these styles is critical before restoration work begins, as each requires different preservation approaches. For example, the approach to designing and building a charming pool house from this era differs from restoring a concrete-block commercial storefront, yet both share the need for historically informed methods.
Spanish Colonial Revival and Pueblo Revival Styles
Spanish Colonial Revival buildings along Route 66 feature stucco exterior finishes, low-pitch clay tile roofs, arched doorways, and decorative wrought iron details. These structures typically have load-bearing adobe or brick walls covered with lime-based stucco. Pueblo Revival buildings add distinctive stepped massing, exposed vigas (log rafters), and canales (roof scuppers). Restoration requires attention to the breathability of wall assemblies, appropriate lime-based mortars, and careful reproduction of decorative elements when originals are damaged beyond repair.
Art Deco and Streamline Moderne Influences
Art Deco architecture contributed dramatic vertical emphasis, stylized geometric ornament, and glazed terra cotta cladding to many Route 66 buildings. Streamline Moderne introduced smooth stucco surfaces, horizontal banding, glass block accents, and rounded corners. Restoring these buildings requires knowledge of terra cotta repair, metal window restoration, and replication of custom light fixtures and signage.
Vernacular Commercial Architecture
The most common type along Route 66 is the vernacular commercial block – one- to three-story masonry structures with flat roofs, large display windows, and recessed doorways. Local builders used locally available materials: brick in the Midwest and east, concrete block and stucco in the west. Restoration typically involves facade stabilization, storefront reconstruction, and window replacement with historically appropriate units.
Assessing and Restoring Historic Masonry and Facades
Masonry is the predominant material for Route 66’s historic commercial buildings, and its deterioration is the most common restoration challenge. Proper assessment and repair techniques are essential for preserving structural integrity and historic appearance.
Masonry Assessment Techniques
Before restoration begins, a thorough assessment of existing masonry is essential. This includes visual inspection for cracking, spalling, and efflorescence; hammer sounding to detect delamination; and mortar joint analysis to determine original composition. Non-destructive methods, including ground-penetrating radar and infrared thermography, can reveal concealed conditions without damaging historic fabric.
Mortar Analysis and Repointing
Mortar analysis determines the correct replacement mortar for repointing historic masonry. Early-20th-century mortars were lime-based, softer and more permeable than modern Portland cement. Using hard modern mortar on historic soft brick causes spalling as moisture becomes trapped. The goal is to replicate the original mortar’s color, texture, and physical properties. Petrographic analysis provides the data needed to formulate a compatible replacement.
Terra Cotta and Decorative Element Restoration
Terra cotta elements require expert assessment to determine whether cleaning, patching, or replacement is appropriate. Small cracks can be repaired with patching compounds tinted to match the original glaze. Larger issues may require full replacement, casting new pieces from molds taken from surviving originals. Matching original glazes is one of the most technically demanding aspects of facade restoration.
Adaptive Reuse Strategies for Historic Hotels and Commercial Buildings
Adaptive reuse is one of the most effective preservation strategies for Route 66 buildings, allowing historic structures to remain economically viable while retaining architectural character. Successful projects respect the original design intent while accommodating contemporary uses.
Converting Hotels to Mixed-Use Spaces
Historic hotels along Route 66 present compelling adaptive reuse opportunities. These buildings feature generous room sizes, high ceilings, and large windows that adapt well to apartment conversions or boutique hotel restorations. Key challenges include upgrading mechanical, electrical, and plumbing systems to modern codes while preserving historic fabric. The planning approach bears similarities to the housing and lifestyle in small towns along Wisconsin’s cheese trail, where character-rich buildings are reimagined for contemporary use.
Preserving Period Interiors While Updating Systems
Interior spaces feature terrazzo flooring, ornamental plaster ceilings, mahogany paneling, and period light fixtures. Retaining these while upgrading systems requires careful coordination. Mechanical systems can be hidden in attic spaces, furred-down ceilings, or within new partition walls. Electrical upgrades should use conduit for future access. The same care given to building and buying property in Wisconsin’s most secluded small towns applies here, where old structures demand sensitivity toward original fabric.
Case Example – The Railroad Hotel Conversion
A typical adaptive reuse project for a Route 66 railroad hotel converts the ground floor to commercial space while developing upper floors as apartments. The lobby and dining room retain original finishes and public character. Upper guest rooms can be reconfigured into apartments by combining adjacent rooms. New kitchens and bathrooms are placed along interior walls to protect window openings and exterior sightlines.
- Ground floor retains original lobby, dining room, and retail spaces
- Upper-floor guest rooms are combined into apartment units
- Mechanical chases follow existing hallway alignments
- Kitchens and bathrooms are placed along interior walls
- Original terrazzo, plaster, and woodwork is retained in public areas
Structural Reinforcement Methods for Roadside Architecture
Many Route 66 buildings have experienced a century of settlement, weather exposure, and deferred maintenance. Structural reinforcement is often necessary to extend their useful lives while preserving historic character. The choice of method depends on the building’s construction type, deterioration extent, and intended new use.
Foundation Stabilization and Wall Anchoring
Many Route 66 buildings were built on rubble trench or shallow spread footings that may show signs of settlement. Foundation stabilization uses concrete piers, helical piles, or pressure grouting. For masonry walls with outward lean, wall anchoring systems using helical or expansion anchors tie the wall back to the floor structure. These strategies parallel approaches in America’s best small towns for historic house lovers, where older building stock demands careful structural evaluation.
Roof Structure Repair and Replacement
Roof structures of historic commercial buildings often consist of heavy timber framing with timber or steel trusses. Repairs must address both structural integrity and weatherproofing. Leaks cause deterioration at bearing points and rot in concealed wood. When replacement is necessary, it should replicate the original profile and materials. For parapet wall buildings, the roof membrane to parapet junction requires careful flashing design.
| Reinforcement Technique | Best Application | Cost Level |
|---|---|---|
| Helical tieback anchoring | Outward-leaning masonry walls | Medium |
| Concrete pier underpinning | Settlement-prone foundations | High |
| Carbon fiber reinforcing strips | Crack-prone wall sections | Medium |
| Steel moment frame insertion | Large openings needing reinforcement | High |
| Low-pressure grout injection | Consolidating rubble core walls | Low to Medium |
Meeting Preservation Standards on Route 66 Properties
Preservation work on historic Route 66 buildings is guided by established standards that ensure interventions respect the original character. Understanding these standards is important for anyone seeking tax incentives, grants, or local approvals for restoration projects.
The Secretary of the Interior’s Standards
The Secretary of the Interior’s Standards for Historic Preservation provide the professional framework for restoration work. They emphasize preserving the historic character of a property rather than restoring it to an idealized earlier appearance. Key principles include using gentle cleaning methods, repairing rather than replacing deteriorated features, and ensuring new additions are differentiated from original fabric. For Route 66 property owners, these standards are relevant when seeking historic preservation tax credits.
Working with State Historic Preservation Offices
State Historic Preservation Offices (SHPOs) review work for compliance with preservation standards, administer grant programs, and maintain inventories of historic properties along the Route 66 corridor. Early consultation with SHPO staff helps project teams identify potential issues before construction begins. Many SHPOs offer technical assistance on material conservation, structural assessment, and rehabilitation approaches suited to the architectural styles in their region.
For anyone undertaking a restoration project along Route 66, the rewards extend beyond the physical structure. These buildings anchor Main Street districts, tell the story of America’s automobile age, and provide spaces for new businesses and residents in historic settings. The combination of careful masonry restoration, thoughtful adaptive reuse, and appropriate structural reinforcement creates lasting value for property owners and communities. Those interested in similar work can learn from the approaches in discovering America’s best small towns for old house enthusiasts, which highlights communities where preservation is actively practiced.