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Prairie House Masterplan

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THE PRAIRIE HOUSE PRESERVATION SOCIETY 2026 MASTERPLAN

Michael Hoffner hoffnerdesignstudio

Shane D. Hood Align Design Build

Jacob Hugo

Wayne Contracting Co.

Oklahoma Historical Society 2025 Oklahoma Heritage Preservation Grant

Contents ACKNOWLEDGMENT

INTRODUCTION + VISION

1.1 1.2 1.3 1.4 1.5 1.6 1.7 1.8 1.9

Executive Summary Prairie House Preservation Society Herb Greene Biography Statement of Significance Master Plan Primary Goals The Prairie House Through the Years A Place of Exchange Future Use A Place of Encounter

14 15 16 17 18 20 22 24 26

FRAMEWORK + APPROACH

2.1 2.2 2.3 2.4 2.5

Conservation Objectives Site + Context Exterior Interior Building Systems

48 50 60 70 80

IMPLEMENTATION + PHASING

3.1 3.2 3.3 3.4 3.5 3.6 3.7 3.8

Project Phases Project Delivery Scope of Work by Trade Phasing and Construction Timeline Timeline Schedule Budget Summary Design + Engineering Services Historic Tax Credits

90 92 94 100 102 103 104 112

STEWARDSHIP + CARE

114

4.1 4.2 4.3 4.4

Maintenance Plan Public Programming Involvement Opportunities Publicity Opportunities

116 124 126 128

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APPENDICES + REFERENCES

5.1 Historical Drawings + Photos 5.2 Media 5.3 Architectural Program for Phase I 5.4 Architectural Program Phase 4 - Option 1: Visitor Center 5.5 Architectural Program Phase 4 - Option 2: Visitor’s Center 5.6 Budget by CSI Division Phase 2 Estimated Construction Cost 5.7 Detailed Timeline 5.8 Programming Matrix 5.9 Site Analysis 5.10 Land Use Impact 5.11 Land Ownership

130 132 134 138 140 142 144 148 150 152 153 154

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Acknowledgments The Prairie House Preservation Society (PHPS) gratefully acknowledges the many individuals, organizations, and institutions whose vision, expertise, and generosity have made this Master Plan possible and continue to support the long-term preservation of Herb Greene’s Prairie House. First we honor Herb Greene, whose extraordinary vision, creativity, and architectural legacy gave rise to the Prairie House. His work continues to inspire the mission of PHPS and the broader effort to preserve this singular place for future generations. PHPS extends special appreciation to the Oklahoma Historical Society (OHS) for its leadership, partnership, and sustained support. The 2025 Oklahoma Heritage Preservation Grant made the completion of this Master Plan possible, providing essential funding to establish a clear roadmap for restoration, rehabilitation, and future stewardship. Additional OHS grants supporting the Historic Structure Report, Exterior Cladding Survey, and preservation planning have provided critical baseline documentation and strengthened PHPS’s long-term preservation capacity. We also gratefully acknowledge the support of the National Trust for Historic Preservation through the Ruth and Allen Mayo Fund for Historic Preservation in Oklahoma, along with support from the Norman Arts Council, Preservation Oklahoma, AIA Oklahoma, the Oklahoma City Foundation for Architecture, and the Lynne Rostochil National Register Nomination Grant Program, whose grants, recognition, and advocacy have helped advance this work. This Master Plan builds directly upon the Historic Structure Report prepared collaboratively by Shane D. Hood, Align Design Group, Wallace Design Collective, and Green Acorn, with consulting contributions from structural engineer Steven M. Huey and MEP engineer Allen Merk. Their expertise in documentation, conditions assessment, and preservation planning created the foundation for this effort. PHPS also acknowledges Molly Tovar and her team for guiding PHPS’s Strategic Plan, which helped define the organization’s long-term vision and priorities that led to the foundation for this Master Plan. PHPS also recognizes the dedication of current and past Board members, volunteers, educators, historians, tribal partners, local organizations, and community supporters whose stewardship and collaboration continue to shape the Prairie House’s future as a place of learning, creativity, and public engagement. Finally, we thank the many visitors, advocates, and supporters who believe in the importance of preserving this landmark of American organic architecture. Their enthusiasm and commitment sustain this work and help ensure that the Prairie House remains a living cultural resource for generations to come.

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1. INTRODUCTION + VISION

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“The Prairie House seeks to communicate vulnerability and even pain, as well as shelter and wonder.” - Rowan Moore

et against the Oklahoma prairie, the Prairie House is a defining work of Organic Modernism, its cedar skin and expressive form capturing the motion and character of the landscape. Designed by Herb Greene in 1961, it remains a touchstone of the American School and a rare example of architecture shaped directly by place and imagination. This section introduces the significance of the house and the role of the Prairie House Preservation Society (PHPS) in stewarding its future. It also outlines the long-range vision guiding this masterplan: to stabilize and restore the structure, reestablish its landscape setting, and develop the site as a center for creative work, education, and community engagement. These goals provide the direction for all subsequent sections, ensuring that every recommendation advances a unified path toward the Prairie House’s preservation and renewed life.

1.1 Executive Summary The Prairie House is an internationally recognized architectural landmark, designed by Herb Greene in 1960–61. It represents a revolutionary creative movement that emerged in Oklahoma unique to anywhere else in the U.S. The house is a poetic expression of the Oklahoma prairie, honoring history, nature, culture, and individual creativity long before those ideas gained wider traction. It is a touchstone of innovation and artistic sensibility that is disappearing in front of our eyes and must be preserved to carry its story forward. Listed on the National Register of Historic Places and Preservation Oklahoma’s Most Endangered List, the house is at a critical crossroads: either we act now to protect it, or it risks the same fate as other lost masterpieces of Organic Modernism, like the Bavinger House that once stood only a mile away. In the near term, the focus is on stabilizing the Prairie House so that it may once again welcome people into its extraordinary spaces. Essential safety and comfort repairs will allow limited public access, while protective measures, such as re-grading to direct water away from the foundation and constructing a temporary shelter to shield the structure from sun, wind, and rain, will slow deterioration. These interim steps will safeguard the building and create breathing room as we complete the master plan and prepare for full restoration. 14

The long-term vision reaches far beyond preservation. The Prairie House will emerge as a living work of art and a cultural nexus where art, nature, and community converge. Here, visitors will encounter not only the architectural poetry of Herb Greene’s design but also exhibitions, performances, and programs that extend its spirit. The house will host tours, presentations, and rotating exhibitions; interdisciplinary workshops linking the arts, science, and philosophy; and gatherings in the restored prairie landscape for walks, lectures, and intimate performances. This transformation will unfold in two phases: first, the stabilization and rehabilitation of the house and its landscape; and second, the construction of a visitor center to accommodate needs the house itself cannot—bathrooms, gallery and event spaces, conference rooms, and storage. Together, these efforts will position the Prairie House as both a preserved landmark and a dynamic cultural center, alive with exchange and discovery. The Prairie House Preservation Society (PHPS) is composed of passionate individuals racing against time to save the house. The PHPS is supported by a large local, state, national, and international community invested in its survival. Preserving the Prairie House will demonstrate Oklahoma’s dedication to protecting its cultural and creative history. It is Oklahoma’s Fallingwater: a singular architectural treasure that will continue inspiring generations to come.

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1.2 Prairie House Preservation Society Founded in 2022, the PHPS is a 501(c)3 nonprofit formed to preserve Herb Greene’s iconic 1960–61 Prairie House in Norman, Oklahoma. Through tours, events, and educational programs, PHPS celebrates Greene’s iconic masterwork and inspires community engagement. Board members are featured on the adjacent page. The PHPS makes the house accessible to the community through public tours and special events, geared towards enriching the cultural landscape of Norman and to build awareness around the critical need to preserve the endangered historic architecture. The PHPS endeavors to inspire a deeper understanding and appreciation of Oklahoma’s rich heritage by engaging the community and providing educational experiences centered around the architectural and cultural significance of the site. Recognizing early on that comprehensive planning would be essential, PHPS sought and secured multiple preservation grants from the Oklahoma Historical Society (OHS) to build a strong foundation of baseline documentation:

2023 — Strategic Plan 2024 — Historic Structure Report (HSR) 2025 — Exterior Cladding Survey 2025 — Master Plan Technical studies conducted between 2023 and 2025 included detailed architectural documentation, structural and MEP assessments, wood and material analysis, and investigation of the historic shingle system. These findings, together with interdisciplinary research, archival study, landscape analysis, and consultation with specialists in architecture, engineering, ecology, and public history, provide the essential data underpinning this Master Plan. Throughout this planning process, PHPS has also worked to broaden awareness of the Prairie House and strengthen preservation capacity across local and regional networks. Key initiatives have included guided tours, lectures, and educational programs centered on Organic Modernism and Herb Greene’s legacy; collaborative projects with architecture students, historic preservation specialists, and regional historians; public events, workshops, and community engagement activities; and ongoing consultation with OHS, SHPO staff, preservation architects, engineers, and conservation specialists.

1.3 Herb Greene Biography Herb Greene transferred from Syracuse, NY to the University of Oklahoma to study architecture under the direction of Bruce Goff (1904–1982), one of the nation’s most original architects and influential architectural educators. During and after school, Greene worked for Goff preparing numerous presentation drawings, which are now part of the Art Institute of Chicago’s collection. Greene also worked for architect John Lautner (1911–1994), who was one of Frank Lloyd Wright’s original apprentices. Following the retirement of Goff in 1957, Greene taught architecture at the University of Oklahoma for six years in order to continue Goff’s legacy. During this period, Greene also designed and built houses of significant historic interest before moving to Lexington, Kentucky, where he continued to work and teach for eighteen years. In 1961, Greene designed and built his Prairie House for his family in Norman, Oklahoma. The idiosyncratic and innovative architecture of Greene’s Prairie House caused an international sensation after being published in LIFE and Look magazines, Progressive Architecture (St. Martin’s Press), and numerous journals throughout Europe and Japan. Greene’s residential work, following Goff’s architectural philosophy, is an expression of the client’s existential qualities (personality and physiognomy), as well as conditions related to site, region, and the nature of materials. In addition to architectural work, Greene makes collage paintings as an exploration of existential philosophy and the power of images on the human psyche. 16

After his retirement from teaching in 1982, Greene moved to Berkeley, California where he continues to write, paint, and promote his concept for building with artists. In 1981, Greene published the book Building to Last: Architecture as Ongoing Art (Architectural Book Publishing, 1981), which advocates incorporating the work of artists and crafts people into architecture in order to increase perceptual richness and history in an architectural form. Greene’s architectural drawings are in The Art Institute of Chicago’s collection alongside works by Louis Sullivan, Frank Lloyd Wright, Bruce Goff, and other works in the “Prairie Tradition.” Greene’s collage paintings are also in The Art Institute of Chicago’s collection, as well as numerous private collections across the United States. Greene’s writing has been widely published, including his books Mind & Image (The University Press of Kentucky, 1976), Painting the Mental Continuum: Perception and Meaning in the Making (Berkeley Hills Books, 2003), and Generations: Six Decades of Collage Art and Architecture Generated with Perspectives from Science (Oro Editions, 2015).

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1.4 Statement of Significance The Prairie House is an outstanding exemplar of Organic Modernism and a defining work of the American School of Architecture. Designed and built by Herb Greene in 1960–61, the house translates the forms, motion, and ecology of the Oklahoma prairie into sculptural architecture. Its feathered cedar skin, expressive massing, and integration of industrial materials embody the School’s commitment to experimentation, interdisciplinarity, and a deep response to site and climate. As one of the most widely recognized works of its movement, the Prairie House remains an essential record of postwar architectural innovation in the United States. The Prairie House is one of the most intact and internationally recognized works associated with the American School, a pedagogical and cultural movement centered at the University of Oklahoma under Bruce Goff. Its design process—worked out through drawings, models, and handson construction with Greene’s students—demonstrates the School’s emphasis on craft, intuition, and improvisation. The house offers rare insight into Greene’s early development and his synthesis of art, architecture, music, and regional history, which would shape his later academic and professional legacy. The site’s significance extends beyond the structure itself. The Prairie House is inseparable from its landscape: the horizon lines that shape its windows, the prevailing winds that inform its geometry, and the native prairie ecology that inspired its textured surfaces. The house represents one of the clearest expressions of the American School’s belief that architecture should emerge from its environment and reveal an emotional, symbolic, and ecological relationship to place. Even as the surrounding land has evolved, the house continues to communicate this spatial and environmental philosophy with exceptional clarity.

Since its construction, the Prairie House has been extensively documented, published, and taught, transmitting the influence of Greene and the American School nationally and internationally. Its ongoing preservation by the Prairie House Preservation Society affirms its cultural value as a site of creative inquiry, architectural research, and public engagement. The house remains a singular cultural artifact—an imaginative work that captures a pivotal moment in twentieth-century design and continues to inspire artists, architects, and educators across generations.

1.5 Master Plan Primary Goals This Master Plan establishes a unified framework for the preservation, rehabilitation, and long-term stewardship of the Prairie House. Drawing on the Strategic Plan (2023), the Historic Structure Report (2024), the Exterior Cladding Survey (2025), and years of collaborative research, it defines a coordinated path forward — from emergency stabilization through full restoration and public programming. The following goals guide the scope, priorities, and sequencing of all work outlined in this document.

Goal 1: Framework Establish a long-term preservation and conservation framework that guides the treatment, care, and future restoration of the Prairie House and its surrounding landscape. This framework ensures that every decision — from material selection to site management — is grounded in a consistent set of preservation principles.

Goal 2: Priorities and Strategies 18

Translate the findings of the HSR and Exterior Cladding Survey into a coordinated sequence of preservation priorities and phased implementation strategies. By organizing the work into a logical progression, this goal ensures that limited resources are directed where they will have the greatest impact.

Goal 3: Coherent Vision Develop a coherent vision for public access, interpretation, and programming that reflects the architectural, artistic, and cultural significance of the site. This vision will guide how visitors experience the Prairie House and ensure that programming deepens understanding of its legacy.

Goal 4: Operational Capacity Strengthen PHPS’s operational capacity through the development of partnerships, staffing strategies, volunteer programs, and stewardship models. Building this capacity is essential for sustaining the organization’s work well beyond the completion of initial restoration efforts.

Goal 5: Sustainability Plan for the sustainable use of the site, including landscape management, visitor experience, revenue generation, and long-term maintenance cycles. A sustainable operating model will protect the house from overuse while supporting the financial health of the organization.

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Goal 6: Improvements and Needs Define future improvements and site infrastructure needs, including accessibility, parking, paths, signage, utilities, and support spaces. These improvements will make the site welcoming and functional for a broad public audience while respecting its historic character.

Goal 7: Projects and Schedule Identify individual building and site projects based on PHPS priorities and HSR recommendations and create a detailed project schedule. A clear project-by-project roadmap allows PHPS to coordinate work efficiently and communicate progress to stakeholders and funders.

Goal 8: Financial Planning Provide conceptual cost estimates for each rehabilitation phase and necessary construction projects, with budgeting to support PHPS’s fundraising campaign and restoration completion. Reliable cost data is critical for securing grants, attracting donors, and maintaining fiscal accountability.

Goal 9: Stabilization Treatments Identify and outline emergency stabilization treatments, particularly concerning exterior cladding and structural integrity. These measures address the most urgent threats to the building and must proceed in advance of — or in parallel with — broader rehabilitation work.

Goal 10: Project Phasing Use the HSR and this strategy to inform project phasing. A phased approach allows PHPS to act on immediate needs while building toward the full scope of the masterplan as funding and capacity grow.

1.6 Prairie House Through the Years 1920s

1940s

1950s

1960s

1960-1961 Designs and builds the Prairie House in Norman, Oklahoma, as his family home. Prairie House gains international attention through publications in Life and Look magazines, as well as architectural journals in Europe and Japan. 1950-1953 Works intermittently in Bruce Goff’s office in Bartlesville; also gains experience with John Lautner (Los Angeles).

1947 Begins studies at Syracuse University.

1929 Herb Greene (Herbert Ronald Greenberg) is born in Oneonta, New York.

1948 Transfers to the University of Oklahoma to study architecture under Bruce Goff.

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1953 Graduates with a Bachelor of Architecture from the University of Oklahoma.

1953-1957 Works with Joseph Krakower (Houston). 1957 Joins OU architecture faculty, serving as Assistant Professor until 1963.

1963 Leaves OU to teach at the University of Kentucky (faculty through 1982). 1965 Designs notable works during his Kentucky period, including the Lexington Unitarian Church.

1968 Sells the Prairie House. Longtime owner Janie Wilson acquires the property.

1970s-1980s

2000s

1982 Retires from teaching; relocates to Berkeley, California. Expands focus on painting, writing, and interdisciplinary collaboration.

2020s 2021 The Prairie House Trust acquires the property, securing long-term preservation.

1976 Publishes Mind & Image: An Essay on Art and Architecture.

1981 Publishes Building to Last: Architecture as Ongoing Art.

2010s

2003 Publishes Painting the Mental Continuum: Perception and Meaning in the Making.

2016 Co-authors Generations: Six Decades of Collage Art and Architecture Generated with Perspectives from Science with Lila Cohen. Janie Wilson dies (January). Ownership of the Prairie House passes to her estate. 2016-2017 The house is sold to preservationists Brent Swift and partner. Restoration efforts begin. 2017 Herb Greene visits Norman to advise on preservation efforts at his former home. 2018 The house is sold to Austin Hacker who partners with Brian Bloom to further restoration efforts.

Filming begins for documentary Remembering the Future with Herb Greene. 2022 Prairie House Preservation Society (PHPS) is founded. 2023 PHPS completes 5 years strategic plan with funding support from the Oklahoma Historical Society. 2024 PHPS completes a Historic Structure Report in conjunction with a grant from the National Trust for Historic Preservation. Prairie House listed on the National Register of Historic Places. 2025 PHPS completes an Exterior Cladding Survey, and is awarded a grant to complete a Master Plan, both in conjunction with the Oklahoma Historical Society (OHS). Prairie House listed on Preservation Oklahoma’s Most Endangered Places.

1.7 A Place of Exchange From the beginning, the Prairie House was more than a private residence, it was a gathering place. During the years Herb and Mary Greene lived there (1961–63), the house drew students, colleagues, and visitors into its extraordinary spaces for conversations that crossed the boundaries of architecture, art, music, and philosophy. Greene, who had continued Bruce Goff’s teaching legacy at the University of Oklahoma, used the house itself as a kind of classroom, a living demonstration of the principles he and Goff championed. Students who helped build the house returned to it; architects and artists passing through Norman made pilgrimages to see it. Even after the Greenes left Oklahoma, the house continued to attract visitors, and in 1974 and 1975 Greene returned to give presentations at the site. The Prairie House was, from its earliest days, a place where ideas were exchanged and creative life was shared. That spirit of exchange is central to how PHPS envisions the house’s future. The Prairie House will initially operate as a house museum, offering visitors opportunities to engage with the site through salons, concerts, performances, and programs that connect art, architecture, and ecology, continuing, in a new form, the tradition of gathering that Greene and his circle established more than sixty years ago.

In future phases, a fully accessible Visitors Center will expand the site’s capacity and protect the house from overuse. Exhibitions, lectures, workshops, symposia, fellowships, and collaborations with the University of Oklahoma will broaden the audience and establish the Prairie House as a cultural hub. The Visitors Center will serve as the starting point for guided tours, its architecture and site design enhancing the sense of approach and anticipation upon arrival at the house. In this way, the restored Prairie House will not invent a new purpose but recover an original one: a place where architecture, landscape, and community come together in the spirit of creative inquiry.

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From its earliest days in the pages of LOOK magazine, to Herb Greene himself within its walls, to live music performances hosted on site, the Prairie House has remained a place where architecture, art, and community converge.

1.8 Future Use Imagine arriving at the Prairie House on a Saturday morning in autumn. The grasses are gold and bronze, moving gently in the wind. You park at the edge of the property and walk a path through the restored prairie toward a low, quiet building, the Visitors Center, where an exhibition on the American School of Architecture is on view. Inside, a docent greets you, orients you to the site, and invites you to watch a short film about Herb Greene and the house he built on this land more than sixty years ago. Then you step outside and begin the walk. The narrative trail leads you through shifting terrain and light, past interpretive markers that connect the architecture to the ecology and cultural history of the prairie. The house appears and disappears through stands of trees. Then the landscape opens, and there it is, the feathered cedar form rising from the grass, exactly as Greene intended it to be seen. You approach. You enter. You feel the warmth of the wood, the curve of the walls, the way the windows frame the horizon. You understand, in a way that photographs and publications never quite convey, why this building matters.

This is the Prairie House as a house museum, the foundation of everything PHPS envisions. Guided tours will offer visitors an intimate, carefully managed encounter with one of the most significant works of organic architecture in the United States. The house itself is the primary artifact, and the experience of being inside it is the core of the interpretive program. But the vision extends well beyond tours. The Prairie House site will become a place where creative life happens, not a relic sealed behind glass, but an active cultural landscape. Salons and conversations in the tradition of Greene and Goff will bring together architects, artists, musicians, and thinkers for evenings of exchange. Concerts and performances will use the house and the prairie as settings for intimate, site-specific work. Ecology workshops, rotating exhibitions, lectures, and symposia will draw diverse audiences to the site. Fellowships and residencies will invite artists and researchers to produce new work in dialogue with Greene’s. University students will use the site as a living laboratory. School groups will come to learn about architecture, ecology, and the power of imagination rooted in place. An annual celebration will bring Norman and the wider region together on the prairie to share in the house’s story. The Prairie House will not invent a new purpose. It will recover an original one, and carry it forward into a future that Herb Greene, standing on this same ground in 1961, could only have imagined.

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University of Oklahoma architecture students explore the Prairie House interior, continuing the building’s long connection to the school where both Goff and Greene taught and shaped generations of architects

1.9 A Place of Encounter

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The House in Sequence The Prairie House is not simply a building to be studied — it is a place to be felt. Its soaring, sculptural form seems to grow from the earth itself, and its greatest power has always been in the experience of encounter: the moment the house appears across the grass, the way light shifts against weathered cedar, the quiet recognition that something extraordinary was made here. The Serial Vision Tour traces that experience through a sequence of seven views, following the visitor’s path from the new visitor center into the restored prairie landscape and toward the house. Each perspective captures a different quality of the site — distance and intimacy, openness and enclosure, morning light and evening stillness — revealing how restoration will recover not just the structure but the dialogue between Greene’s architecture and the land that inspired it

350’-0”

FUTURE LAND ACQUISITION

PROPOSED SITE PLAN

Description

Original Entry, Gate

Prairie House

Future Visitors Center

Visitor Parking

New Site Entry

Narrative Trail

Propane Tank

Existing Tree Line (remains)

100’

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200’

450’-0” 8 48th STREET

350’-0”

29 2 7

450’-0”

FUTURE LAND ACQUISITION

1.9 A Place of Encounter 1 - Emergence Seen first through the glass of the new visitor center, the Prairie House rises from the surrounding grasses as if rediscovered by the land itself. The view is intentional, framing the house within a broad field that recalls the openness of the original prairie. The house continues to read as a form shaped by light and land. This first glimpse reintroduces the essential connection between architecture and landscape.

Rediscovered in quiet light.

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1.9 A Place of Encounter 2 - Passage Leaving the visitor center, visitors follow a path that bends east toward a stand of trees. Through shifting light, the house appears again in partial view, softened by the rhythm of trunks and movement of wind. The ground begins to rise and the prairie becomes more defined underfoot. This is a moment of transition, where enclosure gives way to openness and the landscape begins to speak again.

The land opens wide.

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1.9 A Place of Encounter 3 - Reveal Emerging from the tree line, the prairie opens wide and unbroken ahead. The visitor pauses at a point of decision, choosing either the narrative path that winds through the restored landscape or the direct route toward the house. The geometry of the site becomes clear in this open ground, and the house stands centered within it, visible yet still at a distance, grounded in its original horizon.

Glimpsed through trees and shadow.

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1.9 A Place of Encounter 4 - Threshold The original drive leads the visitor toward the granite ramp and carport that define the entrance to the house. The southern façade begins to reveal itself, layered in weathered wood, metal, and shadow. As the treeline gives way to open prairie, this approach regains its intended clarity and sense of release.

The house meets its ground.

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1.9 A Place of Encounter 5 - Dawn From the northern path, the house meets the first light of morning. Sun strikes the weathered siding, turning the muted grain to soft gold as the prairie begins to shimmer in movement. The house rests quietly within this light, its form and material renewed by the surrounding landscape. It is a scene of balance and restoration, where architecture once again belongs to the rhythm of the land.

Light warms the waking prairie.

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1.9 A Place of Encounter 6 - Memory Late in the day, the western field glows beneath a warm autumn sky. The house stands calmly within the fading light, its surfaces reflecting the color of the setting sun. A photographer pauses on the path, recording a moment that feels suspended between past and future. The house, the land, and the future visitor center all share this horizon, unified by the steady light of evening.

40 40

Time folds into light.

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1.9 A Place of Encounter 7 - Continuum In late fall, the prairie shifts to bronze and pale gold, and the grasses move gently in the cooling air. A couple walks the final stretch of the path, approaching the house as twilight deepens. Even in dormancy, the landscape remains vital and expressive, revealing beauty in its seasonal change. The house stands quietly within it, enduring and timeless, a reminder that the dialogue between place and design continues through every season.

The prairie endures still.

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All of the interiors 4, 5, 6, 7 are shingled except for some rough sawn cedar siding on closets. “The texture is soft, the scale human. the incandescent light at night reflects from the walls an almost Rembrandt-like glow” Progressive Architecture May 1962 M A STERP LAN | PR AIR IE H O USE | N O R MA N , O KL A H OM A

2. FRAMEWORK + APPROACH

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“The idea was to relate the house to the prairies itself.” - Herb Greene

he Prairie House has always been understood through its relationship to land, light, and horizon. Set within the rolling plains northeast of Norman, its form emerges from the rhythms of the prairie, shaped by wind, shaped by sun, shaped by time. Though the surrounding landscape has changed, the essential character that inspired Herb Greene’s design endures. This section acknowledges that shifting context and re-centers the house within its ecological, historical, and spatial setting. Here, we establish the framework for the work ahead: how existing conditions are evaluated, how preservation priorities are defined, and how the rehabilitation strategy takes shape. This chapter outlines the lenses—architectural, environmental, cultural, and practical, that guide decision-making throughout the masterplan. By grounding the project in a clear and disciplined approach, it sets the foundation for restoring the sense of emergence and integrity that makes the Prairie House inseparable from its place.

2.1 Conservation Objectives The rehabilitation of the Prairie House must balance the urgency of correcting deterioration with a commitment to preserving the structure’s extraordinary authenticity. Guided by the Historic Structure Report (2024), the conservation approach prioritizes retaining original material, honoring Greene’s built design, not hypothetical versions of it, and making all necessary interventions as minimal and self-evident as possible. These objectives form the basis for all treatment recommendations throughout the masterplan.

Objective 1: Retain the Maximum Amount of 1961 Fabric The primary goal is to preserve original materials, assemblies, details, and spatial relationships wherever they remain sound or repairable. Cedar shingles, siding, framing members, granite flooring, built-in elements, and original glazing will be conserved in place whenever possible. Replacement is a last resort and will only occur where deterioration prevents continued performance or threatens adjacent historic fabric. 48

Objective 2: Replicate Missing or Severely Deteriorated Elements When Adequate Documentation Exists Where original materials or features have been lost, but archival drawings, photographs, or physical evidence clearly establish their form and construction, they will be accurately replicated in kind. This applies to exterior cladding patterns, ventilation flaps, the entry door and hardware, aluminum glazing connectors, carport elements, and historic flashing details. Replication will restore functional and visual coherence without introducing conjecture.

Objective 3: Use Restrained, Non-Distracting StandIns When Documentation Is Incomplete In cases where original features are missing and historical evidence is insufficient to allow accurate replication, replacements must be intentionally austere. These stand-ins should meet functional needs while remaining visually quiet, neutral, and clearly secondary to original 1961 elements. Their role is to stabilize and protect, not to invent or embellish

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Objective 4: Integrate Systems and Modern Requirements Invisibly Upgrades to mechanical, electrical, plumbing, life-safety, and environmental controls are necessary for public use and long-term stewardship. These improvements should be integrated in ways that minimize disruptions to historic fabric and avoid altering the building’s appearance. Routing, equipment selection, and installation methods will prioritize concealment and reversibility whenever feasible.

Objective 5: Avoid Over-Restoration, Re-Design, or “What-Might-Have-Been” Additions The masterplan recognizes the historic significance of what Greene and his students actually built—not the unrealized ideas depicted in early drawings. Treatment decisions must resist the temptation to “correct,” idealize, or reinterpret the structure beyond its documented state during the 1961–1968 period of significance. No unbuilt features, such as the screened conical porch or speculative deck, will be added, and existing patina will be preserved where it does not compromise performance.

Objective 6: Ensure All New Interventions are Self-Describing Yet Non-Distracting When new materials, structural stabilization, or protective insertions are required, they should be legible as contemporary without competing for attention. Their detailing should be simple, honest, and subordinate, allowing visitors and scholars to distinguish historic fabric from later work. This reinforces the building’s documentary value and strengthens the integrity of the restored site.

norman

REGION

Central Oklahoma, southern Great Plains. Terrain of rolling prairie and post-oak cross timbers giving way to the Canadian River bottomlands; Norman, a university town of modest scale, serves as the nearest center of commerce and culture. Climate continental and volatile — blistering summers, ice storms in winter, tornado season threading between. The region carries the imprint of the Land Run, the oil boom, and the traditional home of the Potawatomi-Shawnee, Kiowa, and Kickapoo peoples.

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prairie house

ALAMEDA

48th

EXISTING SITE PLAN 52

Description

Entry, Gate, Mailbox

Prairie House

Pond

Container and Concrete Pad

Telephone Poles

Power Pole

Propane Tank

Four miles east of Norman, Oklahoma. Landscape of straw-colored prairie, scruboaks, ravines and gullies showing brightred clay, sky variable and spectacular; extreme exposure to wind and weather; surroundings combine harsh and gentle aspects.

100’

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200’

48th STREET

53 3

1 7

2.2 Site + Context EXISTING CONDITIONS The Prairie House is situated on the south side of a roughly 3.7-acre parcel northeast of Norman, Oklahoma. Oriented along an east–west axis with an entry facing south, the house is positioned to engage the horizon and the changing light of the surrounding plains. This open grassland setting was an essential part of Greene’s original design, establishing the spatial and environmental context in which the house was intended to be experienced. Over time, the site has been altered by vegetation growth, drainage changes, and the addition of non-historic features. Cedar and deciduous trees now obscure portions of the original openness of the landscape, while the construction of a pond immediately west of the house and the erosion of the original gravel drive have changed how water moves across the site. These conditions have contributed to drainage-related impacts near the house, including water movement beneath the structure and granite entry ramp, sediment deposition, and instability at the entry approach.

The property includes the intact main house along with several ancillary and non-historic elements, including a propane tank, shipping container, concrete slab, perimeter fencing, gates, and constructed site features at the entry. Together, these additions affect the clarity of the historic setting and the legibility of the relationship between the house and the surrounding prairie. Despite these changes, the site retains important defining qualities, including its rural character, orientation, and broad relationship to the horizon. Understanding these conditions establishes a baseline for future planning and intervention. While the site remains capable of conveying the essential spatial character that informed the design of the Prairie House, accumulated changes to vegetation, drainage, and non-historic site features have diminished that clarity and introduced conditions that should be addressed through rehabilitation. Detailed condition assessments, structural and MEP engineering reports, and treatment recommendations are provided in the 2024 Historic Structure Report (HSR).

REHABILITATION NARRATIVE The rehabilitation of the site will focus on reestablishing the prairie character of the immediate setting while addressing altered conditions that currently affect the house and its relationship to the landscape. Nonhistoric vegetation and trees that obscure the openness of the site will be selectively removed, while perimeter screening may be retained where necessary to buffer surrounding development beyond PHPS control. Non-

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2.2 Site + Context native species will be replaced with native prairie grasses and associated plantings to restore the ecological framework of the site. Non-historic site features that disrupt drainage, access, or spatial clarity have been evaluated for removal or reduction. This work includes removal of the small pond adjacent to the house, which has contributed to unstable drainage conditions near the structure. The larger pond may be addressed in a future phase as funding allows. Site grading and groundplane adjustments will be used to direct water away from the house, reduce moisture-related impacts, and improve stability at the foundation and entry sequence. As part of the site rehabilitation, a new narrative trail will loop through the property, guiding visitors through the story of the Prairie House, its architect, and its place within the broader American School movement. The path will trace subtle shifts in terrain and light, framing key views of the house and prairie. Interpretive markers will connect architecture, ecology, and history, transforming the site itself into a living classroom where art, nature, and storytelling converge. Together, these interventions will restore a clearer relationship between the Prairie House and its landscape, allowing the house to be understood once again in the open prairie setting for which it was designed. 56

END GOAL The Prairie House site will function as a coherent and well-managed prairie landscape that reinforces the building’s original relationship to the horizon, climate, and ecology of central Oklahoma. The immediate grounds will read as open and continuous, with native grasses and vegetation reestablishing the visual and environmental conditions that support the architectural character of the house and the native environment it was designed to reflect. Openness + Prairie Character The site will convey the openness and visual continuity of the historic prairie setting, with vegetation managed to preserve long views, broad sky exposure, and the spatial conditions that originally informed Greene’s design. Native grasses and related plantings will define the immediate landscape and restore the ecological character of the site. Drainage + Ground Stability Site drainage will function in a controlled and coordinated manner that directs water away from the house and reduces the conditions that have contributed to washout, settlement, and moisture-related deterioration. The ground plane will provide a stable and durable setting for the structure and its primary entry sequence.

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2.2 Site + Context Site Clarity + Stewardship Non-historic features including vegetation, ponds, concrete pads, storage containers and miscellaneous items stored on site that interrupt the relationship between the house and its setting will be removed, reduced, or better integrated, allowing the site to read more clearly as a historic landscape. Necessary perimeter screening and limited visitor accommodations will be handled in a manner that supports long-term care while preserving the site’s rural character.

Landscape + Architectural Relationship The site and house will once again read as an integrated whole, with the surrounding landscape reinforcing the architectural intent of the Prairie House rather than competing with it. To ensure long-term protection of the site’s visual and ecological context, PHPS plans to acquire adjacent parcels of land in future phases. Expanding the property boundary will safeguard the horizon views and allow for compatible development of educational and program spaces, preserving the isolation, serenity, and sense of discovery that define the Prairie House experience. A modest new visitors center, designed with sensitivity to scale, material, and landscape, will serve as the welcome point for guests, researchers, and students — providing essential amenities, exhibition space, and educational resources while remaining secondary to the house itself. As a contemporary counterpoint, the visitors center will extend the spirit of Greene’s vision, supporting the Society’s mission to educate, engage, and inspire future generations. Recognition + Generosity As site improvements are designed and constructed across all phases, opportunities for integrated donor recognition will be identified. The goal is to memorialize the participation and generosity of major supporters in ways that are prominent and lasting while preserving visitors’ ability to fully appreciate the Prairie House and its setting. Potential locations and methods — including Oklahoma Red Granite landscape features along the driveway and ramp, site-integrated panels and markers along the narrative trail, and elements incorporated into the visitor center approach, are documented in the appendices. Final locations, materials, and design will be developed during the design phase for each stage of site work, ensuring that recognition elements are coordinated with the landscape architect, preservation architect, and the overall site design intent.

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2.3 Exterior EXISTING CONDITIONS The exterior of the Prairie House is defined by a distinct assembly of materials and elements that together establish its architectural identity and environmental response. The building is clad in a combination of cedar shingles and rough-sawn cedar siding applied over a layered wall system, where in some areas roofing felt remains intentionally exposed as part of the building’s expression. Openings consist of fixed and operable window assemblies, exterior doors, and integrated ventilation flaps— including corrugated aluminum panels that provide both environmental control and crawlspace access—playing a central role in regulating light, air, and view. The south facade is defined by the corrugated aluminum pyramid, which extends downward to form the carport structure. This element, along with the cedar cladding and glazing systems, contributes to the building’s overall composition and its relationship to light, weather, and the surrounding landscape. The granite entry ramp and approach establish the primary point of access and define the transition between the building and the ground plane, while the lower skirt and perimeter conditions articulate the interface between structure and site. Exterior deterioration represents the most urgent conservation challenge. The cedar shingles and siding exhibit severe weathering, detachment, and material loss across all elevations. At the base of the building, the lower skirt—including siding, sheathing, flashing, and framing—has experienced extensive deterioration due to prolonged moisture exposure, resulting in decay and instability that continue to affect the building’s long-term performance.

Previous Page: A colorful diagram of the Cladding Survey. Each section of the cladding on the house was segemented into intercardinal quadrants and assigned a color to indicate sequence of application.

Underlying these conditions, the building’s structural system consists of concrete piers supporting wood beams and cantilevered radial joists. The combined weight of the second floor and roof framing bearing on the cantilevered joists has caused measurable deflection, particularly where cantilevers are longer. Steel angle reinforcements were introduced at the joists as a historic fix, but have not been effective in resisting dead loads over time. The crawlspace beneath the house exhibits evidence of water movement from west to east, depositing sediment and contributing to the deterioration of the lower skirt framing, though primary structural supports remain generally sound. Roof, flashing, and drainage conditions have contributed significantly to exterior deterioration. Water is not consistently directed away from the building, and in some areas runoff has been allowed to drain directly onto wall surfaces, accelerating material degradation. Failures at flashing and sheet-metal transitions, including at creases in the cladding system, have further contributed to water infiltration and localized damage.

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2.3 Exterior The granite entry ramp shows significant subsurface washout, cracking, and settlement, particularly where conditions transition over the storm cellar below. These conditions have resulted in displacement and instability within the entry sequence, reflecting broader issues with site drainage and water movement. Openings—including windows, doors, and integrated ventilation assemblies—show signs of wear, reduced performance, and in some cases alteration or replacement, affecting both functionality and alignment with the original design intent. Previous repairs and interventions have introduced inconsistencies in materials, detailing, and performance across the exterior envelope. The corrugated aluminum pyramid and carport structure exhibit signs of aging, including coating loss, surface deterioration, and reduced performance at structural and connection points. Despite these conditions, the primary exterior form, material palette, and defining architectural elements—including the cladding system, pyramid, carport, and entry sequence—remain intact and legible, providing a strong foundation for rehabilitation.

Detailed condition assessments, structural and MEP engineering reports, and treatment recommendations are provided in the 2024 Historic Structure Report (HSR). pg. 30-68

REHABILITATION NARRATIVE The rehabilitation of the Prairie House exterior will focus on restoring continuity, durability, and long-term performance across the building envelope while preserving its defining material expression. The cedar cladding system, a central feature of the building’s character, will be fully replaced in kind based on a comprehensive cladding survey that documented existing conditions and mapped the size, pattern, thickness, orientation, and placement of the shingles and siding. This work is informed by archival photographs to align the reconstructed cladding with Greene’s original design intent. The existing cedar has reached a level of deterioration that precludes retention, and its replacement will allow for the accurate reestablishment of the building’s distinctive layered and feathered surface. The methodology, replacement philosophy, and replication decisions governing the cedar cladding rehabilitation are documented in the 2025 Cladding Survey The rehabilitation will address the underlying causes of deterioration at the building perimeter, particularly at the lower skirt and base conditions where prolonged moisture exposure has led to material failure. The exterior envelope will be reestablished as a coherent system that manages water effectively, reducing ongoing deterioration and stabilizing the interface

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2.3 Exterior between the structure and the ground plane. Structural irregularities within the building’s support system, including localized deflection in portions of the joist framing and the effects of prolonged moisture exposure at the base of the structure, will be addressed to restore stability and ensure the long-term performance of the exterior envelope. The roofing system will be reconstructed to restore the original detailing at the tops of walls and to resolve conditions in which runoff has been directed onto vertical surfaces. A revised drainage approach will direct water away from vulnerable areas while maintaining the sculptural quality of the roofline. Improvements to waterproofing and drainage performance will be incorporated in a manner that remains visually unobtrusive and consistent with the building’s material character.

Openings—including windows, doors, and integrated ventilation assemblies—will be carefully evaluated to retain as much original material as feasible. Existing units will be repaired and reused where possible, with replacement undertaken only where deterioration precludes continued use. New components will align with the material, profile, and character of the original design. Particular attention will be given to restoring the function and clarity of the ventilation flaps and associated assemblies, as well as reconstructing key elements such as the custom cedar entry and screen doors based on available documentation. Hardware and sheetmetal components will be retained and refurbished wherever feasible to maintain continuity across the exterior. The corrugated aluminum pyramid and carport structure will be preserved as integral elements of the exterior composition, with work focused on stabilizing their condition and addressing areas of surface deterioration and compromised connections. The granite entry sequence will be rehabilitated in coordination with site improvements to restore a stable, continuous, and legible transition between the building and the ground plane, resolving settlement and drainage-related impacts that have affected its performance. Overall, the rehabilitation will restore the exterior for long-term structural performance, weather resistance, and architectural integrity. Defining features will be repaired, recreated, or stabilized in kind based on documented existing conditions, the Historic Structure Report, and the 2025 Cladding Survey, ensuring that all work is grounded in a thorough understanding of the building’s original character and current condition.

END GOAL The exterior of the Prairie House will function as a durable and watertight building envelope with the sculptural quality that defines the Prairie House. Material, form, and performance will be fully aligned, with defining

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2.3 Exterior elements repaired, recreated, or stabilized in kind, and the building legible as a unified and complete work of architecture. Cladding + Material Expression The cedar cladding system will be reestablished through in-kind reconstruction, restoring the depth, pattern, and variation that define the building’s character. The shingles and siding will read as a continuous and coherent surface, with alignment, spacing, and transitions reinforcing the intended rhythm and layering of the building. Openings + Environmental Performance Openings — including windows, doors, and ventilation assemblies — will operate as an integrated environmental system, supporting light, air, and view in a manner consistent with the original design. The ventilation flaps and associated components will be clearly expressed and fully functional. Water Management + Envelope Performance Roof, flashing, and drainage conditions will function as a coordinated system that effectively manages water and protects the building envelope. Material transitions will be resolved to prevent moisture infiltration and direct runoff away from vulnerable surfaces.

Structural Stability + Support The building’s structural system will perform in a stable and consistent manner, supporting the exterior envelope and resolving areas of prior deflection and movement. Primary Elements + Site Relationship The corrugated aluminum pyramid and carport structure will be stabilized and legible as integral elements of the building’s composition, while the granite entry sequence will provide a clear and stable connection between the building and the ground plane. Material Continuity + Architectural Legibility Exterior materials will convey age and authenticity without active deterioration, and previous inconsistencies resulting from piecemeal repairs or alterations will be resolved into a unified architectural expression, allowing the Prairie House to endure as a complete and legible work of architecture and reducing exposure to moisture-related impacts.

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photo by Julius Shulman

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2.4 Interior EXISTING CONDITIONS The interior of the Prairie House is organized as a sequence of primary spaces that include an entry, an open kitchen and family area, a series of bedrooms divided by accordion partitions, a master bedroom, a bathroom, and a second-floor study and living area. Storage and utility closets are integrated between rooms on the first floor, reinforcing the compact and efficient organization of the plan. The interior is arranged within the prolate elliptical form of the house, with the primary entry at the south and major openings oriented to the east, west, and north. Interior spaces are defined by a continuous material language in which cedar shingles and siding extend across walls and ceilings, reinforcing the integration of structure, enclosure, and finish. Built-in elements, including cabinetry, closets, and partitions, are integral to the architecture and contribute to the clarity of the original design. Accordion doors subdivide sleeping areas, allowing flexibility within the plan while maintaining continuity of material and form.

Flooring conditions reflect both original design intent and subsequent alteration. Granite flagstone flooring remains intact at the entry, extending inward in a radial pattern and showing wear consistent with age and use. Original cork flooring, installed throughout primary living and private spaces, has largely been removed, leaving exposed subflooring and localized repairs. Carpet that was present in select areas, including the stair and second-floor living spaces, has also been removed. Based on current conditions and available documentation, no thresholds between rooms are evident. Cedar interior surfaces are generally intact but exhibit localized staining and minor damage associated with past moisture infiltration. Ceiling surfaces reflect similar conditions, likely associated with water intrusion that predates roof repairs completed in 2018. Despite these areas of wear, there is no widespread loss of the defining cedar interior finish system. The entry retains its distinctive double-height, half-circle geometry, with granite flooring, cedar-clad surfaces, and the primary stair leading to the second floor. The original rebar handrail and baluster system remains in place, though carpet has been removed from the stair. A non-historic gas fireplace has been introduced within the entry and does not align with the original interior arrangement. The kitchen and adjacent family area retain their original spatial relationship and much of their built-in millwork, though modifications have occurred over time. Cabinetry has been altered to accommodate modern appliances, affecting some cabinet faces, proportions, and

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2.4 Interior detailing. Original countertop and backsplash materials have been replaced. In areas where flooring has been removed, subfloor repairs and localized deflection are visible. Some original lighting fixtures remain in place and operational. The bedrooms retain their original overall configuration, including accordion partitions and closet separations constructed of cedar siding with integrated finger-pull hardware. Wall and ceiling surfaces remain largely intact, with minor water-related staining. Original flooring has been removed, exposing subflooring. Some built-in elements indicated in the original drawings do not appear to have been constructed. The master bedroom maintains its original relationship to adjacent rooms and exterior orientation, with built-in cabinetry and closet systems integrated along the perimeter walls. These elements remain largely intact, though some features shown in early documentation were not realized. Wall surfaces are generally sound with minor water-related staining, and original flooring has been removed, exposing subflooring. Original lighting fixtures remain in place and operational.

The bathroom reflects a combination of retained original features and later modification. Primary plumbing fixtures remain largely in place, though some components, including the toilet and certain faucets, have been replaced. Material execution differs from original drawings in several respects. Limited documentation and the absence of archival interior imagery create some uncertainty regarding the exact extent of original finishes and detailing. The second-floor study and living area form a continuous upper-level space that functions as both work and gathering area. Built-in shelving serves as a guardrail overlooking the entry below, while cedar-clad volumes at either end conceal a storage closet and MEP access points. Cedar surfaces remain largely intact, with localized staining but no widespread material failure. A transition to corrugated aluminum occurs at the roof access stair, reflecting the material language of the exterior pyramid. Large fixed windows at each end frame views to the east and west, though some operable elements have been altered or replaced. Original carpeting has been removed, exposing subflooring, and built-in furnishings are no longer present. Despite these conditions, the overall spatial organization, material palette, and defining built-in elements remain largely intact. The interior continues to convey the original relationship between space, material, light, and use, providing a strong basis for rehabilitation. Detailed condition assessments, structural and MEP engineering reports, and treatment recommendations are provided in the 2024 Historic Structure Report (HSR). pg. 70-108

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2.4 Interior REHABILITATION NARRATIVE The rehabilitation of the Prairie House interior will focus on restoring material continuity and functional coherence while retaining the highest possible level of historic fabric. The work will prioritize stabilization and repair over replacement, with interventions limited to those necessary to support long-term preservation and legibility of the interior environment. Cedar finishes, including walls, ceilings, and interior shingled surfaces, will be carefully cleaned, documented, and conserved. Areas of deterioration or material loss will be evaluated to determine whether repair is feasible without causing further damage or producing visually disruptive mismatch. Replacement wood will be introduced only where necessary and will be integrated to align with surrounding material conditions through tone, finish, and texture. Water staining will be retained where it does not indicate active failure, allowing evidence of age and use to remain visible as part of the building’s material history.

Flooring systems will be restored based on documented historic conditions and available physical evidence. Cork flooring will be reintroduced throughout primary living and private spaces as closely as practical in thickness, color, and texture. Granite flagstone flooring at the entry will be cleaned and preserved. Carpet will be reintroduced in areas where textile flooring was historically present, including the stair and secondfloor living spaces, with archival documentation and surviving evidence used to guide color, texture, and configuration where possible. Built-in cabinetry, closets, doors, and partitions will be retained and adjusted for functional operation using preservation-sensitive methods. Altered millwork will be evaluated for selective correction where modifications compromise the clarity of the original design. Hardware, including hinges, pulls, and sliding components, will be repaired and reused wherever feasible, with replacement limited to cases where original material cannot be retained and matched as closely as practical to existing profiles and finishes. Ceiling assemblies and other interior surfaces will be monitored and repaired only where deterioration affects stability or long-term performance. Interior work will be coordinated with exterior and envelope improvements so that sources of moisture are addressed without requiring unnecessary removal of intact interior material. Non-historic additions that diminish the clarity of the interior will be evaluated for removal or modification. Where fixtures, appliances, or furnishings are no longer extant, compatible elements may be reintroduced selectively to support interpretation of the house. Any such additions will be based on available documentation and incorporated

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The original 1961 interior of the Prairie House reveals Herb Greene’s richly layered cedar surfaces, built-in cabinetry, and warm atmospheric lighting — the material continuity and functional coherence that the rehabilitation narrative aims to restore and preserve for continued use and longterm stewardship.

2.4 Interior with restraint so that they support, rather than compete with, the architecture. All interventions will be minimal and, where feasible, reversible. The rehabilitation will seek to preserve original fabric, reinforce the legibility of Greene’s material palette, and restore the continuity of the interior as a unified architectural environment.

END GOAL The rehabilitated interior of the Prairie House will present a clear and consistent expression of the building’s original spatial organization, material systems, and functional relationships, as supported by archival documentation and existing conditions. Spatial Organization + Legibility The primary sequence of spaces, including the entry, kitchen and family area, bedrooms, master bedroom, bathroom, and second-floor study and living area, will remain intact and clearly legible. Relationships between rooms, including accordion partitions, integrated storage, and built-in elements, will reflect the original organization and use of the house.

Material Continuity + Finish Integrity Interior materials will read as a continuous and cohesive system. Cedar walls and ceilings will present a stable and consistent surface condition, with evidence of age and water staining retained where appropriate as part of the building’s material history. Flooring systems will align with documented historic conditions, with continuity restored across rooms and material transitions. Built-Ins + Functional Cohesion Cabinetry, closets, partitions, and doors will operate as intended, with original hardware and components retained wherever feasible. Altered or non-historic elements that detract from the clarity of the interior will be removed, reduced, or corrected where appropriate. Interpretation + Restraint Furniture, fixtures, and equipment introduced as part of rehabilitation or interpretation will reflect the documented use and character of the house. Original or period-appropriate elements may be incorporated where supported by evidence, but they will be introduced in a limited and disciplined manner so that the architecture remains primary. Together, these conditions will allow the interior to read as a unified, durable, and well-maintained environment in which space, material, and use are clearly expressed, while evidence of age and occupation remains visible as part of the building’s ongoing history.

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2.5 Building Systems EXISITING CONDITIONS The mechanical, electrical, and plumbing systems at the Prairie House reflect a combination of original infrastructure, later modification, and incremental repair. While these systems have supported continued use of the house over time, they do not function as a fully coordinated or comprehensively upgraded building system. Existing conditions indicate a pattern typical of an aging structure in which serviceable components remain in place alongside newer replacements, localized interventions, and systems that no longer align fully with the performance needs of long-term preservation. Mechanical systems have been altered over time to accommodate changing needs, comfort expectations, and equipment availability. Ventilation was originally integral to the design of the house, with operable openings and ventilation assemblies contributing to environmental control through passive means. That original logic remains legible in the building, but the current mechanical condition reflects subsequent interventions rather than a fully intact historic system. Existing equipment, controls, distribution, and point-of-use conditioning measures should be understood as layered systems that require evaluation for age, capacity, condition, and compatibility with the architecture. 80

Electrical systems similarly reflect both original intent and later adaptation. Lighting was an important part of the architectural environment, and some original fixtures remain in place and operational within the interior. At the same time, portions of the electrical system have likely been updated, extended, or modified to serve modern appliances, equipment, and code expectations. The result is a system that remains functional in part but should be assessed comprehensively for service capacity, wiring condition, grounding, safety, fixture compatibility, and long-term reliability. Plumbing systems retain evidence of the original organization of the house, particularly within the bathroom and kitchen, where primary fixtures and service relationships remain largely legible despite replacement of some components over time. Existing piping, shutoffs, fixtures, drains, and service connections reflect a combination of retained fabric and later intervention. While portions of the plumbing system remain usable, the current condition should be understood in relation to age, material lifespan, maintenance history, water quality, and the potential need for selective replacement or system-wide improvement to support future occupancy and stewardship. Across all three disciplines, the most significant issue is not simply age, but coordination. Mechanical, electrical, and plumbing systems must be understood in direct relation to the building’s historic materials, limited cavities, custom built-ins, and integrated architectural character. Previous alterations appear to have been made pragmatically, but not always as

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2.5 Building Systems part of a unified preservation strategy. As a result, future work will require careful planning to improve performance and safety while minimizing disruption to historic fabric and preserving the clarity of Greene’s design. Detailed condition assessments, structural and MEP engineering reports, and treatment recommendations are provided in the 2024 Historic Structure Report (HSR). pg. 128-136

REHABILITATION NARRATIVE The rehabilitation of the Prairie House systems will focus on improving safety, reliability, serviceability, and long-term performance while minimizing disturbance to historic fabric and maintaining the architectural clarity of the house. Work will prioritize the retention and repair of serviceable components where feasible, with replacement or upgrading undertaken where age, code requirements, failure risk, or incompatibility with longterm stewardship make continued use impractical.

Mechanical work will be guided by the building’s original environmental logic, including its reliance on orientation, air movement, operable openings, and passive response to climate. Existing equipment and distribution systems will be evaluated to determine what may be retained, repaired, or replaced. Any new mechanical interventions will be selected and located to reduce visual impact, avoid unnecessary removal of historic material, and work in concert with the building envelope and ventilation strategy rather than overriding them. The goal will be to support occupant comfort and building preservation without compromising the spatial and material character of the house. Electrical rehabilitation will focus on creating a safe, stable, and discreetly integrated system capable of supporting the house’s ongoing use and interpretation. Service, panels, wiring, receptacles, switches, and lighting infrastructure will be evaluated comprehensively. Original lighting fixtures and historically significant visible components will be retained and restored where feasible, with new electrical work introduced in a manner that limits visual intrusion and avoids unnecessary disruption to cedar finishes, built-ins, and other character-defining features. Upgrades will be planned to support current safety expectations while preserving the legibility of the historic interior. Plumbing work will focus on restoring reliable service while preserving the spatial and material integrity of the kitchen, bathroom, and related utility areas. Existing fixtures and visible elements will be evaluated for retention, repair, or selective replacement based on condition, safety, functionality, and historic relevance. Where piping or service lines require replacement, interventions will be designed to minimize demolition and reduce impacts on intact finishes and assemblies. Plumbing improvements will also be coordinated with broader site and drainage work to ensure that water supply, wastewater removal, and moisture management are

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2.5 Building Systems approached as part of a coherent long-term preservation strategy. Across all systems, new work will be coordinated to avoid piecemeal intervention and to reduce repeated disturbance to the building. Access routes, equipment locations, and service upgrades will be planned holistically so that mechanical, electrical, and plumbing improvements support one another and remain compatible with the house’s historic fabric, scale, and architectural intent. Where feasible, interventions will be reversible, visually unobtrusive, and clearly subordinate to the original architecture. Overall, the rehabilitation will restore building systems as a coordinated framework for continued use, stewardship, and preservation—supporting the house’s long-term viability while respecting the material and spatial character that define the Prairie House.

END GOAL

The systems of the Prairie House will function as a coordinated, reliable, and preservation-sensitive framework that supports the continued use, care, and long-term stability of the building without compromising its architectural character.

Mechanical Performance + Environmental Logic Mechanical systems will support comfort, air movement, and seasonal use in a manner that remains compatible with the house’s original environmental strategies. Equipment and distribution will be efficient, stable, and visually unobtrusive, working in concert with the building’s orientation, openings, and passive ventilation logic rather than competing with them. Electrical Reliability + Architectural Restraint Electrical systems will provide safe and dependable service for lighting, equipment, and building use while remaining subordinate to the architecture. Original fixtures and historically significant visible elements will remain legible where feasible, and new electrical work will be integrated with restraint to preserve the clarity of interior spaces and finishes. Plumbing Service + Material Continuity Plumbing systems will operate reliably and efficiently, supporting the kitchen, bathroom, and related utility needs without unnecessary disruption to historic fabric. Fixtures, supply lines, drainage, and related components will be stable, maintainable, and compatible with the longterm care of the house.

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Herb and Mary Greene sit comfortably inside their Prairie House on a warm Norman, Oklahoma evening showcasing coordinated mechanical, electrical, and plumbing systems that make living among the open prairie comfortable.

2.5 Building Systems Coordination + Long-Term Stewardship Mechanical, electrical, and plumbing systems will function as an integrated whole rather than as a series of isolated interventions. Their placement, access, and service paths will reflect a disciplined preservation approach, reducing visual clutter, limiting repeated disturbance to historic materials, and supporting future maintenance with clarity and consistency. Together, these conditions will allow the Prairie House to remain functional, safe, and maintainable while preserving the legibility of its original architecture and supporting its long-term stewardship.

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The Prairie House glows against the dark Oklahoma sky — its raw, sculptural form of wood and shingle alive with electric light.

3. IMPLEMENTATION + PHASING

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“The truest restoration is not of walls, but of the dialogue between architecture and the land that shaped it.”

he renewal of the Prairie House depends not only on vision but on the careful choreography of work over time. Preserving a structure of this complexity requires a thoughtful sequence, one that stabilizes what is most fragile, restores what defines its character, and prepares the site for future programming and public engagement. This section shifts from aspiration to action, outlining how the project moves from concept to construction through a phased, strategic approach. Here, we define the practical roadmap that will guide the effort: the order of operations, the scope of each phase, the procurement paths, and the roles and responsibilities needed to manage the work effectively. By establishing clear priorities and a realistic schedule, this chapter ensures that every step, whether emergency stabilization, exterior rehabilitation, or landscape renewal, is coordinated, achievable, and aligned with the longrange goals of the Prairie House Preservation Society. It positions implementation as a deliberate, transparent process that sustains momentum and supports the house’s ongoing transformation.

3.1 Project Phases The Prairie House Masterplan is organized into four sequential phases, each building on the work of the previous one. This section provides a brief description of the scope included in each phase so that the schedule and budget that follow can be read in context.

Phase 1 — Site Preparation + Temporary Protection

Phase 1 lays the groundwork for the project. It includes the launch of the capital campaign and the beginning of Historic Tax Credit documentation with NPS and SHPO. The site will be surveyed, a geotechnical investigation conducted, and the property prepared for construction with temporary parking, a storage building, and temporary facilities. Most critically, a temporary protective structure will be erected over the Prairie House to shield it from further deterioration during the rehabilitation work that follows.

Phase 2 — Prairie House Rehabilitation

Phase 2 is the core of the project: the comprehensive rehabilitation of the Prairie House itself. The scope is organized around four areas of work:

Site + Context - regrading to restore positive drainage away from the foundation. Selective clearing of invasive vegetation and replanting with native prairie species. Restoration of the original gravel driveway, stormwater management, utility upgrades, and termite protection. Exterior Shell - In-kind replacement of all exterior cedar cladding, guided by a comprehensive cladding survey and archival photographs, with concealed waterproofing and drainage plane technology installed behind the new siding. Replacement of the roofing system with a discreet drainage strategy that respects the sculptural roofline. Structural repairs to the carport, floor framing, lower skirt, and crawlspace walls. A new crawlspace perimeter curb. Repair or reconstruction of the granite entry ramp. Repair and reuse of original windows and doors wherever possible, with reconstruction of the custom cedar entry door and screen door, restoration of the “eye” window, and replacement of sealant at all glazing channels. New flashing, sheet metal, insulation, and membrane roofing throughout. Interior - Cleaning, documentation, and conservation of interior cedar surfaces, with replacement only where necessary and water stains retained as part of the building’s history. Replication of cork flooring in the kitchen, family room, bedrooms, and bathrooms. Reintroduction of rustcolored carpet in the study, living area, and stairs. Cleaning and sealing of granite flagstone floors. Tuning of cabinetry, built-ins, and interior doors. Replacement of kitchen cabinets, countertops, and backsplash as needed. Reinstallation of linoleum, mirrors, and tile. Stabilization of the carport’s patinaed steel surfaces.

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Building Systems - Modernization of plumbing with minimal visual impact, including new fixtures, a new water supply line, and removal of the propane line. New electrical service panel and concealed wiring throughout, with period-appropriate Bryant “Uniline” Bakelite switch plates and restored original light fixtures. Replacement of HVAC equipment (reusing existing ductwork), new thermostats, rebuilt exhaust fans, and resealed ductwork—designed for museum-appropriate temperature and humidity control. Interior and exterior lighting to support interpretive programming. Audiovisual and acoustic systems to support events and performances.

Phase 3 — Landscaping + Site Enhancement

Phase 3 extends the work into the broader 3.7-acre site. Non-historic elements; telephone poles, shipping containers, concrete pads, and interloping trees will be removed, and the site will be re-seeded with native prairie grasses and forbs including bluestem, switchgrass, Indian grass, black-eyed Susan, coneflower, and coreopsis. The narrative trail and interpretive path system will be constructed using ADA-accessible stabilized decomposed granite. Solar-powered pathway lighting will be installed along the trails and exterior lighting will illuminate the Prairie House. A fire suppression system will be added to protect the house and site. Interpretive signage, landscape identification plaques and larger informational signs will be placed along the trail, and benches and picnic tables will be positioned at gathering areas.

Phase 4 — Visitor Center Development

Phase 4 completes the project with the design and construction of a new Visitor Center, a fully accessible cultural hub for meetings, tours, exhibitions, presentations, and conferences. Its architecture will be compatible with the Prairie House and site but will not replicate or upstage the house. The Phase I program includes a gallery/exhibit space configurable for presentations, a vestibule with environmental controls, a video/VR space, a director’s office, a technology room, restrooms, combined storage, a utility room, larger gallery, a conference/classroom, a catering kitchen, a preparator shop, climate-controlled archives, a receiving area, and separated maintenance and gallery storage enabling the center to meet AAM standards and host traveling exhibitions. The Visitor Center design team will include an architect, structural and MEP engineers, civil engineer, landscape architect, A/V and acoustics consultant, and a preparator/collections consultant.

3.2 Project Delivery The delivery method determines how design and construction responsibilities are assigned, how risk is distributed, and how much control the owner retains over quality, cost, and schedule. Three common methods are considered below. Design-Bid-Build is the traditional method in which the owner contracts separately with a designer and a builder in sequence: design is completed, the project is competitively bid, and construction begins. While valued for competitive pricing and clear separation of responsibilities, this approach limits contractor input during design, often results in longer schedules, and awards work based on lowest price rather than qualifications. For a preservation project requiring specialized craft and the likelihood of unforeseen conditions, the absence of early contractor collaboration and the emphasis on low bid present significant risks. Not recommended for this project.

Design-Build combines design and construction under a single contract, promoting collaboration and shorter schedules. However, it requires the owner to relinquish significant control over design direction and reduces cost transparency, since subcontractor pricing is internal to the design-builder. For a project governed by the Secretary of the Interior’s Standards — where design intent, material authenticity, and independent architectural oversight are essential — the loss of design independence is a serious concern. Not recommended for this project. Construction Manager at Risk (CMaR) is the recommended delivery method. The owner holds separate contracts with the architect and a construction manager (CM), but the CM is brought on during the design phase to provide preconstruction services: cost estimating, constructability review, scheduling, and phasing advice. When design is sufficiently advanced, the CM provides a Guaranteed Maximum Price (GMP) and assumes the financial risk of delivering within it. Trade packages are competitively bid to subcontractors, giving the owner both cost transparency and budget certainty. CMaR is the right fit for the Prairie House for several reasons. It allows the owner to select the contractor based on qualifications and preservation experience rather than lowest price — critical for work involving complex cedar cladding geometry, structural interventions, and specialized envelope and materials consultants. Early contractor involvement helps the team anticipate unforeseen conditions before they become costly field surprises. The architect remains under a separate contract with the owner, preserving design independence and compliance with the Secretary of the Interior’s Standards and Historic Tax Credit requirements. The phased GMP structure aligns naturally with the project’s Phased delivery and capital campaign timeline, allowing construction to begin on early phases while design advances on later ones. And if the project comes in under the GMP, savings are typically shared between the owner and CM, creating a mutual incentive for efficient delivery.

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3.3 Scope of Work by Trade This section outlines the anticipated scopes of work for the various trades likely involved in the Prairie House rehabilitation. It is organized to align with the rehabilitation framework established in Chapter 2 and is intended to support the development of bid packages and contractor qualification. It is not a directive to contractors who may participate in the project; detailed specifications will be developed during the design phase. All work shall be documented per NPS standards through written summaries, location mapping, and photography. All trades shall coordinate with one another and with the structural, envelope, civil, and MEP consultants to avoid conflict with rehabilitation work.

Site + Context

Earthwork and Grading — Removal of the small non-historic pond adjacent to the house, which was dug after original construction and has fundamentally altered drainage across the site, directing water under the house and granite entry ramp and contributing to subsurface washout, sediment deposits, crawlspace deterioration, and settlement at the foundation perimeter. Regrading of the immediate site to restore positive drainage away from the foundation and correct water flow patterns that have contributed to ongoing deterioration of the lower skirt framing and granite ramp. Erosion control measures to be maintained throughout construction. The larger pond on the property may be addressed in a future phase as funding allows Landscape and Prairie Restoration — Selective removal of non-historic trees and invasive vegetation within the property lines, including eradication of non-native species, particularly Bermuda grass, that have altered the historic ecological character of the site. Re-seeding and replanting with native prairie grasses and forbs consistent with the original landscape intent and the building’s relationship to the surrounding prairie. Perimeter cedar screening to be retained where necessary to buffer adjacent development. All planting decisions to be informed by historic photographs and the documented landscape character of the site. Site Improvements — Restoration of the original gravel driveway and parking area. Construction of the narrative trail and interpretive path connecting key site features. Fencing as required for site security and visitor management. Irrigation system for established plantings within the property lines. Termite protection measures at the building perimeter. All site improvements to be consistent with the historic character of the property and informed by original construction documents and archival photographs. Civil and Utilities — Stormwater management design and installation to address site drainage conditions that have contributed to ongoing deterioration of the building and its immediate surroundings. Utility connections and upgrades as required for the rehabilitated house, including new water supply and removal of the existing propane line.

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Coordination with the landscape architect on drainage and earthwork. All civil and utility work to be designed and installed with minimal visual impact and in a manner consistent with the historic character of the property

Exterior Shell Cladding — Removal and in-kind replacement of all exterior cedar shingles and rough-sawn siding across all facades, guided by the Comprehensive Cladding Survey completed in 2025. The cedar cladding has reached a level of deterioration, including widespread detachment, material loss, and sixty years of weather exposure, that precludes retention; full replacement will allow for the accurate reestablishment of the building’s distinctive layered and feathered surface. The 2025 cladding survey serves as the primary reference document for this scope, establishing shingle and siding sizes, shapes, orientation, and placement across all elevations through written summaries, location mapping, and photography; archival photographs to be consulted where the survey requires supplementation. All new cedar elements to follow the geometry and placement recorded in the survey. Removal and in-kind replacement of deteriorated copper flashing at creases in the cladding. Repair or replacement of all lower skirt siding, shiplap sheathing, cover board trim, flashing, and 2x framing, which has experienced extensive rot and deterioration due to prolonged moisture exposure along the entirety of the base of the structure; all framing, sheathing, and trim to receive water repellant treatment upon reinstallation. Installation of concealed waterproofing and drainage plane technology behind the new cladding to improve envelope performance without altering the historic appearance, replacing the existing roll roofing waterproofing which has exceeded its service life. Roofing — Reconstruction of the roofing system to restore the original detailing at the tops of walls, reversing alterations introduced by previous re-roofing work that added height to the structure, altered the aesthetic of the roofline, and introduced a drip-edge flashing not original to the design. New roofing to be built per the original construction drawings. Resolution of the roof drainage deficiency, in which the current scupper configuration directs water onto the building’s facades rather than away from it, restoring effective water removal without disturbing the sculptural quality of the roofline. Removal and replacement of non-original flashing at the intersection of the roof and metal pyramid. Reinstallation of lightning rods in historically appropriate locations using archival photographs, ensuring the full system functions as intended. Relocation of the roof vent to its original position. Coordination with the envelope consultant on all flashing, waterproofing, and transitions between roof and wall assemblies. Replacement of the roof access door and hardware in kind; removal of the non-historic screen door at the roof.

3.3 Scope of Work by Trade Structural — Analysis and intervention for the building’s structural system, addressing deficiencies identified in the conditions assessment and any additional issues uncovered during construction. The cantilevered radial joist system, which supports the exterior walls and shows signs of deflection from the combined weight of the second floor and roof framing, to be addressed to restore long-term structural performance; historic steel angle supports added after original construction have not proven effective in resisting dead loads over time and will be evaluated as part of this work. Repair and reconstruction of the lower skirt framing along the entirety of the building perimeter, where prolonged moisture exposure has caused extensive deterioration of the 2x framing, shiplap sheathing, and associated trim. Crawlspace wall reconstruction and thorough cleaning of the crawlspace, including removal of loose insulation, building paper, and debris. Addressed water intrusion at the base of the structure to protect the skirt framing and perimeter conditions above. Inspection of the 2.5” diameter steel carport columns for settlement and deterioration, with repair or replacement in kind as necessary. Coordination with the civil consultant and landscape architect on drainage, grading, and foundation pier conditions.

Carport and Metals — Stabilization and conservation of the carport structure, which is original to the building and a defining element of the exterior composition. The existing steel tension cables that once anchored the carport to concrete deadmen are no longer properly connected, reducing lateral stability; rehabilitation work will include reinstating these cables to restore structural performance consistent with the original design intent. The carport framing and 2.5” diameter steel columns to be inspected and evaluated by the structural engineer, with repair or replacement in kind as necessary. Surface rust on all exposed steel components to be treated and stabilized. Restoration of the corrugated aluminum pyramid, which defines the south facade and extends downward to form the carport structure, retaining original aluminum panels, structural framing, and connection systems wherever feasible. Work will address corrosion, coating failure, water infiltration, and weakened attachment points, with replacement panels matched to the original profile, finish, and reflectivity where retention is not possible. Flashing, waterproofing, and structural connections to be repaired to ensure long-term durability without altering the clarity of the original design. Corrugated metal flaps at doors and windows to be removed, substrates repaired, and metal reinstalled. Ornamental metal elements throughout the exterior to be assessed, repaired, or replaced in kind as needed. Masonry and Concrete — Repair or reconstruction of the granite entry ramp, which has experienced significant subsurface washout, cracking, and settlement at the transition over the storm cellar below. Existing granite paving and edge conditions to be documented, retained, and reset wherever feasible, with replacement limited to stone that is missing, beyond repair, or structurally compromised. Subsurface washout,

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settlement, and instability to be corrected, protecting the carport structure above and restoring a continuous and legible approach to the building. Rehabilitation will preserve the original geometry, material character, color, and procession of the entry sequence while ensuring long-term performance. Installation of a new concrete perimeter curb at the crawlspace to block water intrusion at the base of the structure. Coordination with the structural engineer and civil consultant on drainage, grading, and any concrete work related to the foundation piers or deadmen anchor points. Openings — Repair and reuse of original windows and doors wherever possible, with replacement undertaken only where deterioration precludes continued use. All new components to align with the material, profile, and character of the original design, informed by the original construction drawings, archival photographs, and interview documentation. Reconstruction of the custom cedar entry door and screen door, which were removed and replaced with a non-historic paneled door. Removal of the non-original plexiglass transom pane above the entry door and repair or replacement in kind with tempered glass, including sourcing of the original 90-degree aluminum glass connectors. Repair or replacement in kind of the entry door sidelites and metal pyramid sidelites, which have shifted due to deteriorating wood stops and framing, leaving the building open to the elements. Repair or replacement in kind of original windows in the kitchen, bedrooms, master bedroom, study, and living area, preserving existing glass wherever possible and repairing or replacing damaged framing, trim, siding, and aluminum channels. Restoration of the ventilation flap assemblies beneath the windows, including repair or replacement in kind of the corrugated aluminum sheathed plywood flaps, adjacent framing, and hinges, and removal of non-historic horizontal sliding screen units introduced at these openings. Restoration of the west-facing operable window in the living area with orange pattern glass to match the original. Replacement of sealant at all glass and glazing channels. Hardware conservation or inkind replication as needed throughout.

Interior Cedar Surfaces — Gentle cleaning, documentation, and repair of all interior cedar shingles and siding. Existing shingle and siding sizes, shapes, orientation, and placement to be documented prior to any intervention; archival photographs to be consulted where drawings are insufficient. Replacement in kind only where material loss or structural damage requires it, with replacement wood toned to blend with existing finishes. Water-stained areas to be preserved as evidence of the building’s history. Flooring — Assessment and conservation of all original flooring materials throughout the house, with repair undertaken wherever original fabric can be retained. Replacement in kind of missing cork flooring throughout the kitchen, family room, bedrooms, and bathroom, matched as closely as possible to the historic material in thickness, color, and texture, informed

3.3 Scope of Work by Trade by documentary photographic evidence. Reintroduction of carpet in the study, living area, and on the stair, with color, yarn gauge, and pattern informed by historic photographs and surviving traces. Cleaning and sealing of granite flagstone floors at the entry. Millwork and Cabinetry — Cleaning, assessment, and tuning of all cabinetry, built-ins, and original interior doors for smooth operation using preservation-sensitive methods, with hinges, pulls, and sliders repaired or replaced in kind only where repair is not possible. All original millwork, hardware, and fixtures to be retained and conserved wherever feasible; replacement undertaken only where deterioration or material failure precludes continued use, with all new material matched to historic materials and profiles informed by original construction drawings and archival photographs. Kitchen millwork, countertops, and backsplash to be assessed and repaired; replacement limited to elements that cannot be salvaged. Replacement in kind of missing or damaged linoleum at the kitchen backsplash and appliance surround, matched to historic materials. Pella wood accordion doors in the bedrooms and the kitchen door to be assessed and repaired in kind, with replacement only where original fabric cannot be retained.

Finishes and Furnishings — Assessment and conservation of all original fixtures and furnishings throughout the house, with repair and retention prioritized over replacement in all cases. Replacement in kind limited to elements that are non-extant or where deterioration precludes continued use, with all new material informed by original construction drawings and documentary photographic evidence. Research and sourcing of original or period-appropriate furnishings and appliances based on historic photographs and construction documents, with the goal of returning the house to its documented historic character.

Building Systems Plumbing — Assessment and upgrade of all plumbing supply and waste lines, fixtures, and connections throughout the house with minimal visual impact. Original specified fixtures to be retained, conserved, and reinstalled wherever possible, with replacement undertaken only where deterioration or code compliance precludes continued use. New water supply line to be installed. Electrical — Upgrade of electrical service, wiring, and outlets to meet current code requirements while maintaining the historic character of the building. Original fixtures and fittings to be retained and restored wherever possible, with replacement in kind of missing or incorrectly replaced Bryant “Uniline” brown bakelite plates for switches, outlets, and phone jacks. All new work to be fully concealed and consistent with the historic character of the interior

HVAC — Design and installation of a mechanical system for efficient, fully concealed operation without alteration to the historic fabric or material character of the building. Replacement of the current thermostat with the Honeywell “T86” design by Henry Dreyfuss as originally specified in the construction drawings. Rebuilt exhaust fans and resealed ductwork designed for museum-appropriate temperature and humidity control. Lighting — Restoration of original fixture locations and character as documented in archival photographs and construction drawings. Original fixtures to be retained, conserved, and reinstalled wherever possible, with any new fixtures selected for compatibility with the historic interior. Repair or replacement in kind of original lighting and electrical at the carport. Interior and exterior lighting to support interpretive programming. A/V and Acoustics — Integration of audio-visual and acoustic systems to support interpretive programming, events, and small performances in a manner that is fully concealed and does not compromise the architectural character or material integrity of the interior.

3.4 Phasing and Construction Timeline

01 OP

Lo Site Preparation + consec Protection sed diam nonum

Prairie House Rehabilitation

Design + Bidding 100

Construction/Rehabilitation

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YEAR 2

YEAR 1

Visitor Center Development

101

Design + Bidding Construction

YEAR 4

YEAR 3

Landscaping + Site Enhancements

3.5 Timeline Schedule Item

Duration (days)

CONCURRENT ACTIVITIES

460

Fundraising [begins before Phase 1 and is ongoing]

460

Documentation for Tax Credits [optional]

PHASE 1 - SITE PREPARATION & TEMPORARY PROTECTION

Prepare site for construction work and build temporary protection structure

PHASE 2 - PRAIRIE HOUSE REHABILITATION

609

Design + Bidding

185

Groundbreaking Ceremony

Construction/Rehabilitation

424

Ribbon Cutting Ceremony

PHASE 3 - LANDSCAPING & SITE ENHANCEMENTS

Prairie Reclamation, Trails and Parking

PHASE 4 - VISITOR CENTER DEVELOPMENT

442

Design and Bidding

200

102

Activity

10. Construction

220

11. Ribbon Cutting Ceremony

12. Install Inaugural Exhibition

13. Inaugural Opening

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3.6 Budget Summary Description

Construction

Design Services

Phase Totals

PHASE 1

Site Preparation + Temporary Protection

$130,677.59

N/A

$130,677.59

PHASE 2

Prairie House Rehabilitation

$1,735,230.50

$378,450.00

$2,113,680.50

Construction Contingency

$212,873.00

Design Contingency

$212,873.00

1-year Escalation Factor

$123,466.00

PHASE 3

Landscaping + Site Enhancement

$334,889.18

[included in Phase 2]

$334,889.18

PHASE 4

Visitor Center Development

$1,665,000.00

$273,500.00

$1,938,500.00

Phase

Grand Total

Land Acquisition

$308,000.00

Greene Family Car

$36,700.00

Ongoing Annual Maintenance

$166,734.20

Direct Owner Costs

$411,000.00 $4,415,009.27

$651,950.00

$5,989,393.47

*See the appendices for detailed budget by CSI division and by construction trade.

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3.7 Design + Engineering Services Phase 1 - Site Preparation + Temporary Protection

$130,677.59 budget

Phase 2 - Prairie House Rehabilitation

$1,735,230.50 budget

Phase 3 - Landscaping + Site Enhancement

$334,889.18 budget Estimated Fee (low)

Estimated Fee (high)

Architect (excl. scanning/BIM/cut files)

$133,000

$202,000

Scanning, BIM Updating and Cut File Generation (daily, 60 days)

$86,400

$108,000

Structural Engineer

$8,000

$16,000

MEP Engineer

$10,000

$15,000

Civil Engineer

$10,000

$12,500

Lighting

$3,000

$5,000

AV/Acoustics

$3,000

$5,000

Landscape Architect

$25,000

$35,000

Building Envelope and Waterproofing

$35,000

$45,000

Phase1,2,and 3 Total - Design Services

$313,400

$443,500

Discipline

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Additional Services

Phase1,2,and 3 Total - Design Services (median)

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$378,450

$1,665,000.00 budget

Phase 4 - Visitor Center Discipline

Estimated Fee (low)

Estimated Fee (high)

Architect

$145,000

$217,000

Structural Engineer

$10,000

$20,000

MEP Engineer

$15,000

$25,000

Civil Engineer

$10,000

$18,000

Landscape Architect

$10,000

$15,000

AV/Acoustics

$12,000

$15,000

Preparator / Collections Consultant

$10,000

$25,000

$212,000

$335,000

Additional Services

Phase 4 Total – Design Services

Phase 4 Total - Design Services (median)

$273,500

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3.7 Design + Engineering Services Combined Design Services Estimated Fee (low)

Estimated Fee (high)

Phase 1, 2 and 3

$313,400

$443,500

Phase 4

$212,000

$335,000

Combined Total

$525,400

$778,500

Combine Design Services (median)

$651,950

Design Contigency

$212,873

106 Direct Owner Costs Estimated Fee (low)

Estimated Fee (high)

Site Survey (3.6 acres, ALTA + topo)

$13,000

$19,000

Geotechnical Report & Testing

$10,000

$15,000

Specialized Lab/Materials Testing (as needed)

$5,000

$10,000

Capital Campaign Consultant

$90,000

$175,000

Combined Total

$118,000

$219,000

Direct Owner Costs (median)

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$168,500

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3.7 Design + Engineering Services Site investigation will be done by the owner, and an architect-led team of consultants will be chosen to prepare drawings and specifications for the project. This section identifies the parties, specialists, and services anticipated for the rehabilitation of the Prairie House and the future construction of the Visitors Center, along with their proposed responsibilities and qualifications.

Owner Responsibilities

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Project Management During any construction project, issues will arise that require timely decisions by an owner’s representative — questions of budget, schedule, unforeseen conditions, design changes, contractor coordination, and many other matters that demand clear direction. For a nonprofit organization like PHPS, this role is typically fulfilled by an ad hoc building committee rather than a single individual. The PHPS building committee should be composed of four to six members, including the executive director; at least two board members with direct experience in construction or capital projects; and additional members with financial, legal, or fundraising expertise. A chair or two co-chairs should be appointed and entrusted with day-to-day decision-making authority on behalf of the organization. The chair should be present at regular construction meetings, available to be on site at short notice, and serve as the primary point of contact between the design and construction team and the PHPS board. The building committee’s responsibilities will include reviewing and approving change orders, monitoring the project budget and schedule, authorizing payments, and ensuring that decisions remain aligned with the masterplan’s preservation goals and the Secretary of the Interior’s Standards. Direct Owner Costs In addition to the design and construction contracts, the owner is directly responsible for several preconstruction services and advisory engagements that must be initiated before or alongside the design team’s work. These are not included in the design services fees but are essential to the project’s foundation. Capital Campaign Consultant PHPS will engage a capital campaign consultant to lead fundraising strategy and donor engagement for the project. The campaign consultant should be introduced to the design and construction team early in the process so that both parties understand funding benchmarks, phasing triggers, and any conditions that may affect the project’s start date or sequence. Coordination between the campaign timeline and the construction schedule is critical: the design team needs to understand what level of funding must be secured before construction can begin, and the campaign team needs realistic cost and schedule information to present to donors.

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Survey An ALTA/NSPS Land Title Survey of the 3.6-acre property is required before design work begins. The survey should include topographic information, location of all existing structures and site features, utility locations, easements, and the location of the nearest fire hydrants. This survey will serve as the base map for all civil engineering, landscape architecture, and site planning work. Geotechnical Report and Testing A geotechnical investigation is required to inform structural and civil engineering decisions, particularly given the known drainage and settlement issues at the site. The owner should also establish a testing agreement with the geotechnical firm for services during the construction phase, including soil compaction testing, concrete testing, and any other field verification required by the project specifications. Specialized Lab and Materials Testing As needed during the course of design and construction, additional laboratory testing may be required for wood analysis, paint and finish identification, or other materials characterization to support preservation decisions.

Rehabilitation Design Team (Phases 1-3) The rehabilitation of the Prairie House requires an architect-led team of specialists with experience in historic preservation, building science, and the particular challenges of working with a structure of this complexity and significance. The design team will be responsible for comprehensive documentation of the existing conditions — including the layer-by-layer recording of exterior cladding as it is removed — materials analysis, and the preparation of construction drawings and specifications that comply with the Secretary of the Interior’s Standards for Rehabilitation. Preservation Architect Lead designer and project coordinator. Responsible for overall design direction, construction documentation, historic preservation compliance, coordination of all consultants, and construction administration. The architect’s scope includes the documentation and design of all exterior cladding replacement, interior rehabilitation, and site improvements. Includes scanning, BIM model development and updating, and generation of cut files for the complex cedar cladding geometry — an intensive, daily process estimated at approximately sixty working days. Structural Engineer Analysis and design of interventions for the carport, floor framing, skirting, and any other structural deficiencies identified during construction. The structural engineer should have experience with wood-frame structures and preservation projects.

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3.7 Design + Engineering Services MEP Engineer Design of upgrades to HVAC, plumbing, and electrical systems. The MEP engineer will need to balance code compliance and occupant comfort with the preservation of original infrastructure where feasible, and may participate in the design of a new roof drainage strategy that removes water without disturbing the sculptural roofline. Civil Engineer Site grading, stormwater management, drainage design, utility connections, and coordination with the landscape architect on earthwork. Envelope/Materials Consultant Specialist in building envelope performance, moisture management, and historic cladding systems. This consultant will advise on waterproofing, drainage plane technology, and material selection for the exterior wall and roof assemblies, ensuring that modern performance improvements are concealed within the historic envelope.

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Landscape Architect Design of water flow correction, native prairie restoration, driveway restoration, parking, ADA access, and the narrative trail. The landscape architect’s scope spans both the immediate site rehabilitation and the broader prairie reclamation effort. The following are additional specialty services that may be engaged as the project scope is refined: ADA Compliance Consultant If the final program direction requires full ADA compliance beyond the scope of the architect’s standard services. Lighting Designer Design of interior and exterior lighting systems that support both the museum/interpretive function and the preservation of the house’s atmospheric qualities. A/V and Acoustics Consultant Design of audiovisual and acoustic systems to support interpretive programming, events, and performances. FFE (Furniture, Fixtures, and Equipment) Specification and procurement of furnishings for the rehabilitated house, informed by archival research into the original Greene-era interior. Exhibits Design Design of interpretive and exhibition elements for the house interior and, eventually, the Visitors Center.

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Visitors Center Design Team (Phase 4) The design of the Visitors Center will require a separate but coordinated design effort. The core team — architect, structural engineer, MEP engineer, and civil engineer — will be supplemented by a landscape architect (for integration with the site and trail system), an A/V and acoustics consultant (for the gallery and presentation spaces), and a preparator or collections consultant (for exhibition design, storage, and environmental controls appropriate to hosting traveling or permanent exhibits). Fee estimates for all disciplines across all four Phases are presented in the tables that follow.

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3.8 Historic Tax Credits A non-profit organization such as the Prairie House Preservation Society can access Federal and Oklahoma State Historic Preservation Tax Credits and transfer these credits to generate funding for rehabilitation work. The process differs for Federal and State credits, and both require careful planning, legal guidance, and coordination with the State Historic Preservation Office (SHPO).

Federal Historic Preservation Tax Credits Federal credits provide a 20% credit against qualified rehabilitation expenditures but cannot be sold or transferred directly by a non-profit. To access them, PHPS must create a for-profit entity, typically a limited liability company (LLC), which holds ownership of the property for a minimum of five years. The non-profit then partners with an investor who has significant federal tax liability; the investor contributes cash to the LLC in exchange for receiving the credits. Credits are usually sold at a discount to attract investors, providing the non-profit with upfront funds for preservation work.

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Process The process requires forming the LLC and transferring property ownership, completing the three-part National Park Service (NPS) application with input from the Oklahoma SHPO, and obtaining certification of the completed rehabilitation. After certification, investors receive credits based on their role in the LLC. Federal credits require complex partnership structuring, and legal and tax advice is critical.

Oklahoma State Historic Preservation Tax Credits Oklahoma state credits provide a 20% credit and are transferable, they can be sold or assigned directly to a third party. After SHPO approval and project completion, the credits can be sold to businesses or individuals with an Oklahoma state income tax liability. Credits may be claimed over five years and can be advertised, sold, or assigned to a purchaser through a broker or direct arrangement. Process The process requires submitting the project application to SHPO for eligibility and oversight, filing with the Oklahoma Tax Commission after project completion with required documentation, and then working with a tax attorney or broker to structure and market the available credits. State credits offer more flexibility than Federal credits and can often be sold outright for cash.

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Accessing Both Programs When possible, the project should leverage both Federal and Oklahoma credits simultaneously — a combined 40% credit against qualified rehabilitation expenditures, offering significant funding through strategic sale or syndication of credits to interested investors. The non-profit receives funds, usually less than face value of the credits, from the investor or purchaser, who then applies the credits to their own tax liability. SHPO and NPS eligibility and scope approvals are required throughout the process and must be maintained to avoid disqualification. All documentation should be retained for at least five years after project completion.

Steps to Sell Credits The path from rehabilitation to credit sale follows a consistent sequence regardless of whether Federal or State credits are involved. It begins with developing the rehabilitation plan and securing SHPO approval before construction starts, this step is essential, as work undertaken without prior approval may be disqualified. Once the rehabilitation is complete and certified, PHPS should engage a tax attorney or broker experienced in historic tax credit transactions to structure and market the available credits to qualified investors or purchasers. The proceeds from the sale will typically be less than face value of the credits, reflecting the discount needed to attract buyers, but they represent real capital that can be applied directly to project costs. All project documentation, including SHPO correspondence, NPS applications, construction records, and credit sale agreements, should be retained for a minimum of five years after project completion to satisfy Federal and State audit requirements.

Key Considerations Federal and State credits present different levels of complexity. Federal credits require the formation of a partnership entity and careful legal structuring to ensure that the investor’s role, the timeline of ownership, and the allocation of credits all satisfy IRS requirements, PHPS should not attempt this without experienced legal and tax counsel. State credits are more straightforward to monetize and can often be sold outright, but the actual sale mechanism still requires attention to documentation, timing, and buyer qualification. In both cases, maintaining SHPO and NPS eligibility throughout the project is paramount: changes to the approved scope, unauthorized alterations, or lapses in documentation can result in partial or full disqualification of the credits.

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4. STEWARDSHIP + CARE

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“To conserve is to understand before acting; to restore is to reveal what time has hidden, not to erase what it has

estoring the Prairie House is only the beginning; its longevity depends on the care that follows. Once rehabilitation is complete, the house will require thoughtful maintenance, regular inspections, seasonal repairs, monitoring of materials, and a clear plan for managing wear in a building that invites public engagement. This section establishes the standards, routines, and responsibilities necessary to keep the structure stable, safe, and true to its character over time. It defines how PHPS will steward the physical fabric of the house so that its integrity endures well beyond the initial restoration effort. Stewardship also extends to how the house is used. As programming, tours, residencies, and events take root, the Prairie House becomes an active cultural space, welcoming visitors while maintaining the intimacy and fragility that make it extraordinary. This chapter outlines the policies, operational practices, and community partnerships that will support that balance. It provides guidance for sustaining the house not only as an architectural landmark, but as a living place of learning, creativity, and connection, ensuring that the care invested now continues to shape its future.

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4.1 Maintenance Plan Purpose and Principles The Maintenance Plan establishes the routines, responsibilities, and standards necessary to preserve the Prairie House following rehabilitation. Its goals are to protect original fabric, manage moisture, ultraviolet exposure, and pests, and ensure the safety of visitors and staff. All maintenance activities will follow the Secretary of the Interior’s Standards for Rehabilitation and NPS Cultural Landscape guidance, with an emphasis on preventive care and Integrated Pest Management (IPM)

. Roles, Records, and Tools Staffing and Responsibilities Although day-to-day duties will likely be shared among the Executive Director, trained volunteers, and contracted specialists, the following functional roles define the areas of responsibility that must be covered: Site Manager, Facilities Technician, Landscape Steward, Collections and Exhibit Lead, and a Licensed Pest and Wildlife Contractor. Clear assignment of these roles — even when held by the same person — ensures that no area of care falls through the gaps.

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Maintenance records are essential to long-term preservation and to demonstrating responsible stewardship to funders, regulators, and partners. PHPS will maintain daily logs of building conditions and any work performed, monthly moisture and IPM monitoring logs, and an annual condition survey with photo-point documentation. A maintenance log (paper and/or digital), a camera for photographic records, and labeled storage bins for supplies should be kept on site at all times.

Tools, Equipment, and Supplies The following tools and supplies should be maintained on site and replenished as needed. Interior maintenance: A six-foot step ladder dedicated to indoor use, a hand tool kit (hammer, screwdrivers, pliers, socket set), cordless drill, tape measure, extension cords, caulk gun, stainless fasteners, hardware cloth, and compatible sealants. Cleaning tools include a HEPA vacuum cleaner, neutral-pH wood soap for cedar, stainless and aluminum cleaner, soft bristle brushes, microfiber cloths, non-abrasive scrubbing pads and wipes, garbage bags , and glass cleaner. Note: the optimal cleaning routine for Western Red Cedar should be confirmed with the Western Red Cedar Lumber Association. Grounds and exterior: A 24-foot extension ladder with outriggers, garden tools (rake, shovel, pruners, loppers), lawnmower, weed eater, leaf blower, hose, and watering cans.

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Minor maintenance supplies: Painter’s tape, duct tape, electrical tape, teflon tape, and bailing wire. Insect and wildlife control: Termite bait stations, live traps for rodents if needed, caulk and sealant, copper mesh for sealing gaps (copper is more durable than steel wool, which may degrade or be chewed through by rodents), and replacement screening for ventilation flaps and doors. Safety and monitoring: Flashlights, fire extinguisher (ABC type), carbon monoxide detectors, smoke detectors, and batteries. Plumbing and HVAC: Replacement faucet washers, plumber’s tape, small pipe wrench, HVAC filters, leak detection, and condensate drain cleaner.

Building Envelope Western Red Cedar Cedar is the defining material of the Prairie House and requires attentive, consistent care. Monthly debris removal should be performed to prevent moisture retention against the wood surface. In spring and fall, a gentle wash with mildew treatment and spot sealant repairs should be carried out. Only stainless or double-galvanized fasteners should be used to avoid staining and corrosion. Refinishing frequency depends on the finish system selected after rehabilitation. Moisture content should be confirmed below 20% before any refinishing work. Transparent sealants require annual reapplication, though this approach is not recommended for the Prairie House as it sets unrealistic expectations and causes wood to age unevenly. Stained coatings typically require reapplication every three to five years. Factoryapplied finishes carry warranties of fifteen to twenty-five years. If the cedar is left unfinished, seasonal inspection is sufficient. Corrugated Aluminum The aluminum canopy, skirting, and ventilation flap components should be rinsed quarterly to remove dust and debris. In spring, a hand wash with mild detergent should be performed, with inspection of coatings, scratches, fasteners, and any evidence of galvanic contact between dissimilar metals. Coatings should be touched up as needed. The canopy, skirting, and ventilation flaps should be inspected annually for structural soundness and corrosion. Roofs, Drainage System, and Flashings Monthly debris removal from all roof surfaces is essential given the house’s complex roofline and the new drainage system that will be installed during rehabilitation. An annual inspection of flashings, penetrations, and sealant joints should be performed, with attention to the transitions between roof and wall assemblies where the detailing is most vulnerable.

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4.1 Maintenance Plan Doors, Windows, and Housekeeping Weatherstripping on all doors and windows should be checked monthly. Interior housekeeping should include weekly HEPA vacuuming and dry dusting. No aerosol products should be used near cedar surfaces.

Mechanical, Electrical, and Plumbing Systems Water Heater Inspect annually for corrosion, leaks, and sediment buildup; flush the tank if applicable. Check temperature settings to prevent scalding and conserve energy. Furnace and AC Compressor Replace filters quarterly or per manufacturer recommendations. Maintain an annual service contract for cleaning, lubrication, and safety checks. Check the condensate drain line regularly to prevent clogs. Note: the furnace and compressor are typically replaced together due to compatibility requirements. Exhaust and Ventilation Fans Clean grilles quarterly. Test the ventilation fan near the roof access door to ensure operability. 118

Plumbing Systems Inspect visible supply and waste piping annually for leaks or corrosion. Test all faucets and toilet flush mechanisms quarterly. Check drainage in the crawlspace and around the foundation to prevent backups or moisture intrusion. Electrical Arrange for a licensed electrician to inspect the panel and breakers annually. Test GFCI and AFCI outlets quarterly.

Appliances (Vintage and Operational) If vintage appliances are installed as part of the interpretive program, they will require specialized care. For a vintage stove (gas or electric), check burners, ignition, wiring, or gas connections as applicable, and clean surfaces with museum-safe cleaners that avoid scratching enamel. For a vintage refrigerator, inspect door seals for air leaks, clean condenser coils annually, and check refrigerant charge if cooling diminishes (specialist required).

Substructure, Crawlspace, and Moisture Control The crawlspace is among the most vulnerable areas of the Prairie House and requires vigilant monitoring. Monthly inspections should check for standing water, frass, and mud tubes that indicate termite activity. Ventilation openings should be maintained at approximately 1/150 of the crawlspace area to ensure adequate airflow. Vegetation should be

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kept cleared from ventilation openings to prevent blockage. A licensed termite inspection should be conducted annually.

Grounds and Cultural Landscape Positive drainage away from the house must be maintained at all times. Splash blocks and energy dissipators should be checked regularly for soil erosion. An 18- to 24-inch clear inspection band should be maintained around the full perimeter of the house to facilitate visual inspection and maintenance of the skirting, curb, and insect screening — and to allow early detection of drainage breaches or pest intrusion into the crawlspace. Native plantings should be used throughout the site, with irrigation and chemical use minimized. Annual tree pruning and arborist inspection should be conducted. Walking paths, hardscapes, and interpretive elements should be inspected and maintained regularly.

Integrated Pest Management (IPM) Program Approach The IPM program takes a preventive approach, with pesticides used only as a last resort. Sticky and blunder traps should be monitored monthly and replaced quarterly. No rodent baits should be used inside the house museum. Insects Termites are the primary concern. An annual licensed inspection should be maintained, and separation between wood and soil must be preserved at all times. All penetrations greater than one-eighth of an inch should be sealed. Door sweeps and screens should be maintained in good condition. Wildlife All holes one-quarter inch or larger should be sealed. Hardware cloth should be installed over crawlspace vents. Humane removal using one-way doors should be employed when needed; only Oklahomapermitted Nuisance Wildlife Control Operators (NWCOs) should handle wildlife. Interior snap traps in enclosed stations may be used; exterior bait stations should be deployed only if required. A monthly survey of the building exterior cladding should check for evidence of pest activity, with exclusion or elimination measures taken as needed. Safety, Access, and Visitor Readiness A daily open/close walk-through should be performed before and after each day. Quarterly safety inspections should cover fire extinguishers, exits, lighting, and handrails. Weekly touchpoint cleaning with museumsafe products should be maintained throughout all public areas.

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4.1 Maintenance Plan Schedules (At-a-Glance) Daily and weekly Walk-through, trash removal, HEPA cleaning, trap checks. Monthly Roof drainage system inspection, crawlspace inspection, vegetation trimming, IPM logging, irrigation system testing. Seasonal (spring and fall) Cedar and aluminum cleaning, finish touch-up, HVAC recalibration, landscape pruning. Annual Termite inspection, comprehensive condition survey (including exterior cladding for signs of decay, fastener failure, and sealant joint condition; door operation; signs of continued settling with key floor elevation monitoring; moisture content testing of crawlspace substructure and interior wood surfaces), arborist review, and work plan update. Every three to five years Cedar refinishing (if a stained coating system is selected), aluminum touch-ups, IPM program review. 120

Major Maintenance Milestones and End-of-Life Expectations Certain building components have finite lifespans and will require planned replacement. These include the water heater, furnace and AC compressor (typically replaced together due to compatibility), exterior wood cladding, and carpet. Specific replacement intervals should be established during the rehabilitation design phase based on the materials and systems selected.

Attic Stock — Major Repair Materials on Hand The following materials should be maintained on site for interim repairs between major maintenance cycles: pre-weathered cedar planks (100 board feet minimum, finished at the same time as the recladding and weathered on site until a silver-gray patina is achieved), one bundle of shingles for interior repairs and one bundle prefinished and weathered to match the planks, one box (100 pieces) of resilient floor tiles, and a minimum of ten yards (approximately 12-foot-wide roll by 8 feet) of carpet.

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Quick Checklists Opening (daily) Exterior walk, drainage check, HVAC set, check for leaks and odors, exhibits secured. Monthly IPM Inspect traps, door sweeps, crawlspace, vegetation clearance. Seasonal exterior care Clean cedar and aluminum, inspect fasteners, gutters, and splash zones.

Fire Preparedness Structural Fire The Prairie House is an all-wood structure clad entirely in cedar, placing it among the highest-risk building types for fire. A monitored fire alarm system with smoke and heat detectors should be installed as part of the rehabilitation, connected to a central monitoring service capable of dispatching emergency responders. Detector placement should be coordinated with the preservation architect to minimize visual intrusion on historic surfaces. The feasibility of a fire suppression system should be evaluated during the design phase. A dry-pipe, pre-action, or mist system may be more appropriate than a conventional wet-pipe sprinkler given the sensitivity of the all-wood interior to moisture. The design team should weigh the relative risks of fire damage against water damage and develop a strategy suited to the building’s materials and use. If a suppression system is determined to be infeasible, portable fire extinguishers (ABC type) should be placed at multiple locations and inspected quarterly. No open flames, candles, or pyrotechnic effects should be permitted inside the house under any programming scenario. If vintage gas appliances are installed, gas lines should be fitted with automatic shutoff valves and inspected annually. The annual electrical inspection should include thermal imaging of the panel and any accessible concealed wiring runs. PHPS should establish a relationship with the Norman Fire Department early in the project, provide them with a building plan showing access points and construction type, and request a pre-incident plan be placed on file. An evacuation plan identifying primary and secondary exit routes, an exterior assembly point, and maximum tour occupancy should be developed and posted before the house opens to the public. Staff and docents should be trained in evacuation procedures and fire extinguisher use annually.

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4.1 Maintenance Plan Prairie Fire and Wildfire The restoration of native prairie grasses introduces a distinct wildfire risk. Tallgrass prairie is a fire-adapted ecosystem, and dry-season grass fires can move rapidly across open ground. However, the relationship between the prairie and the house is fundamental to the site’s significance — the grasses should grow right up to the structure as they did originally. The fire preparedness strategy must therefore protect the house without compromising the restored landscape. Rather than establishing a cleared buffer zone, PHPS should focus on fuel condition management in the immediate surroundings. Grasses within the area closest to the house should be kept shorter and green through targeted seasonal mowing and, where appropriate, limited irrigation during peak fire season (typically late summer through early spring). Accumulated thatch and dead material should be removed seasonally from the area surrounding the structure to reduce combustible fuel loads. The goal is to maintain a living, green prairie setting — not bare ground — while reducing the intensity of any fire that reaches the house.

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The exterior rehabilitation itself offers an opportunity to improve the house’s passive fire resistance. The design team should evaluate fireretardant treatments for the replacement cedar cladding that do not alter the wood’s appearance, texture, or weathering characteristics. Ember-resistant detailing at ventilation flaps, soffits, and other openings can reduce the risk of ignition from wind-driven embers, which are the primary mechanism by which wildfire damages structures. PHPS should consult with the Norman Fire Department and Oklahoma Forestry Services on whether prescribed burns can serve as a controlled tool for fuel reduction and ecological health across the broader site. If prescribed burns are used, they should be conducted only by certified burn managers, with the house protected by pre-wetting or temporary fire-resistant wrapping and fire apparatus on standby. Emergency water access for wildfire response should be evaluated. If the nearest fire hydrant is not within effective reach of the site, PHPS should consider maintaining a portable water supply during peak fire season, particularly during the interim period before the visitors center and its associated utility connections are constructed. During Red Flag Warning days, PHPS should suspend mechanical equipment use on the prairie, confirm that fuel loads near the house are managed, and evaluate outdoor programming for cancellation.

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4.2 Public Programming The Prairie House will come alive through its programming — the tours, exhibitions, performances, lectures, workshops, and community events that give people reasons to visit, return, and support the site over time. Programming is what transforms a preserved building into a living cultural institution. The PHPS Strategic Plan (2023) provides the comprehensive framework for public programming under Phase 3, Goal 5 (Public and Education Programs), which envisions the Prairie House as a cultural and artistic lab for diverse audiences with interests in regional and organic design, and calls for interdisciplinary educational programs that explore Greene’s legacy as an educator, architect, design theorist, and artist. In its initial phase, programming will be shaped by the constraints of the house itself, limited capacity, no public restroom facilities, and the need to protect fragile historic fabric from overuse. Guided tours for small groups, salon-style conversations, and occasional outdoor events on the prairie will form the core of early offerings. Programming during this period should be treated as experimental, allowing PHPS to test formats, gauge audience interest, and build operational experience before the site is fully developed. The Strategic Plan’s call for a needs assessment to learn about local and national interests should inform these early experiments.

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As the site matures through Phases 2 and 3, with the house rehabilitated, the narrative trail in place, and the prairie landscape restored, the range of programming expands significantly. The house can support regular tours, rotating exhibitions of modest scale, intimate concerts and performances, and educational workshops that use the site itself as a teaching tool. Outdoor programming on the restored prairie and along the narrative trail opens additional possibilities that do not put wear on the historic structure. A speakers bureau, as envisioned in the Strategic Plan, and targeted programming for specific audiences, elementary students, high school and university students, adult learners, architecture historians, and organic design scholars, become feasible at this stage. The construction of the Visitors Center in Phase 4 marks the full realization of the Prairie House as a cultural hub. With gallery space, presentation facilities, restrooms, storage, and a preparator shop, the Visitors Center removes the operational limitations that constrain earlier phases and allows PHPS to host exhibitions, lectures, symposia, classes, private events, and residency programs at a scale appropriate to a regional cultural institution. A Program Evaluation Matrix is included in the appendices (section 5.9) as a planning tool for the PHPS board to assess current and future programming against mission impact, target audience, financial performance, and strategic action. The matrix is provided as a blank framework to be populated and revisited annually, not as a fixed plan, but as a living worksheet that supports informed decision-making about where to invest resources.

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4.3 Involvement Opportunities The long-term vitality of the Prairie House depends not only on the care of its physical fabric but on the breadth and depth of the community that surrounds it. From its earliest days, the house drew students, colleagues, and visitors into its spaces for exchange across architecture, art, and ideas. PHPS intends to continue that tradition through a network of partnerships, educational collaborations, volunteer programs, and public engagement strategies that serve the preservation mission while generating sustainable support for operations. The PHPS Strategic Plan (2023) provides the comprehensive framework for these efforts, with detailed objectives, strategies, timelines, and evaluation criteria organized under two primary goals: Partnerships and Collaborations (Goal 3) and Community Outreach (Goal 4). Rather than duplicate that work here, this section summarizes the key areas of involvement and identifies where each connects to the rehabilitation and site development phases outlined in this masterplan. Readers should refer to the Strategic Plan for the full scope of strategies and implementation details.

University of Oklahoma

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As Herb Greene was a OU student who studied and worked with Bruce Goff before joining the faculty, the university is a natural anchor for PHPS’s involvement strategy. Several departments within the College of Architecture and its collateral colleges can contribute directly to the rehabilitation effort while providing students with exceptional applied learning experiences. Opportunities span architecture (cladding ocumentation, VR/AR lab methodology, Revit modeling), landscape architecture (professor-led prairie restoration planning in conjunction with CREW), construction science (cladding replacement methodology seminars), the design-build program (temporary protection structure design), interior design (FFE plans based on archival research), and historic preservation coursework (using the Prairie House as a live case study). Joint grant applications with IQC faculty through the National Trust, Oklahoma Humanities, and NEH can fund community engagement and elevate the project’s scholarly visibility. The American School project and Faust endowment offer additional avenues for cross-disciplinary collaboration.

K–12 Education and Community Learning The Prairie House offers distinctive educational opportunities at every level, its story of unconventional design thinking, regional identity, and creative courage translates naturally into curriculum-aligned programming for middle and high school students, homeschool learners, and community audiences. The Strategic Plan outlines strategies for building relationships with local school systems, exploring internship and academic credit opportunities, and developing educational programming that complements existing curriculum requirements. These efforts should be coordinated with the site’s interpretive program as it develops through Phases 2 and 3.

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Partnerships and Collaborations PHPS’s partnership strategy, detailed in the Strategic Plan under Goal 3, encompasses local businesses and civic organizations, peer historic sites and house museums (including Manitoga, Alden B. Dow Home and Studio, Taliesin West, and Arcosanti), and sustained engagement with Native American communities whose ancestral lands the Prairie House occupies. The Strategic Plan also outlines the development of a crossdisciplinary pilot residency program and a framework for incorporating diverse voices and perspectives into all programming.

Volunteer Program Volunteers are essential to PHPS’s operational capacity and to the Prairie House’s connection with its community. The Strategic Plan provides detailed strategies for volunteer recruitment, placement based on skills and interests, retention through recognition programs, and ongoing evaluation. As the site moves from rehabilitation into public operation, the volunteer program should be scaled to support guided tours, docent services, site maintenance workdays, event staffing, and educational programming.

Community Outreach and Revenue Opportunities The Strategic Plan addresses community outreach under Goal 4, including visitor experience design, awareness-building strategies, and data collection to inform programming decisions. Beyond outreach, PHPS should develop and maintain a working inventory of revenuegenerating activities that can support ongoing operations. An initial list of opportunities to explore includes guided tours with tiered pricing, salonstyle events and intimate performances, exhibition collaborations, lecture series and symposia, Visitors Center rental for private events (post-Phase 4), merchandise and gift sales, annual fundraising events, workshop and class fees, and fellowship or residency sponsorships. Each opportunity should be evaluated for mission alignment, operational feasibility, and revenue potential, and prioritized based on the current phase of site development. The Programming Matrix in section 5.9 provides an initial framework for this assessment.

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4.4 Publicity Opportunities The Strategic Plan established the foundation for community outreach, awareness-building, and visitor engagement under its Goal 4 framework. The recommendations below build on that work and are oriented specifically toward generating public attention for the rehabilitation project and capital campaign. Getting the word out as soon as possible gives potential donors the chance to hear about the project before they are contacted and helps establish the impression that the project is serious and responsible. Political + Institutional Outreach Invite elected officials to visit the Prairie House site to raise local political support. Partner with local schools and the University of Oklahoma architecture program to create educational opportunities and expand awareness among younger audiences — building on the academic partnerships outlined in the Strategic Plan.

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Media + Press Issue a press release about the masterplan and the upcoming capital campaign to generate media interest. Pursue coverage in every possible magazine and journal that covers architecture or preservation, from Dwell to Architectural Record to the Society of Architectural Historians journal. Seek a feature in LIFE magazine as a bookend to the article that launched the house’s national notoriety. Secure a feature story in Norman publications with an open call for interviews and historic photos to engage the community. Pitch an episode idea to OETA’s Gallery America. Events + Launch Host a campaign launch event or “Restoration Kickoff” — onsite or virtually — to announce goals and build early momentum. Organize a community “Impact Showcase” event highlighting restoration progress, artifacts, and volunteer contributions. Digital + Ongoing Create and sustain a social media presence with dedicated hashtags, updates, videos, and community-shared memories or photos. Develop a virtual or interactive tour showcasing restoration phases and impact to broaden outreach. Publish a story series or preservation blog covering project milestones, discoveries, and personal connections to the Prairie House. Distribute a quarterly “Behind the Scenes” newsletter with photos, donor spotlights, and campaign progress updates. Partnerships + Amplification Engage local influencers, civic groups, and businesses to amplify campaign publicity through partnerships. Promote any matching gift or challenge grant announcements to encourage timely donations and participation.

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5. APPENDICES + REFERENCES

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“The appendices compile all technical studies, documentation, and research that support the plan’s implementation and provide a lasting record of the project’s evolution.”

he appendices provide supporting documentation, research, and technical data that inform the Prairie House Masterplan. Included are detailed condition assessments, archival drawings, and photographic records, along with environmental studies and cost analyses used to guide decision-making. Supplementary materials such as survey data, consultant reports, and interpretive concept drafts offer transparency into the planning process and ensure continuity between phases of implementation. These appendices serve as a living record of both the site’s history and its ongoing preservation, supporting future work through clarity, accuracy, and accountability.

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5.1 Historical Drawings + Photos The plethora of media attention to the Prairie House demonstrates its significance locally, nationally and globally. Fascination with the building and its story spans across communities and areas of interest.

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5.2 Media The plethora of media attention to the Prairie House demonstrates its significance locally, nationally and globally. Fascination with the building and its story spans across communities and areas of interest.

Books, Chapters, and Exhibition Catalogues

2023

2020

American Hutness

Renegades: Bruce Goff and the American School of Architecture

Dan Handel, “American Framing: The Same Something for Everyone”

2020

1979

The Prairie House: Disrupting Divisions Between Space and Time

Museum of Modern Art

Herb Greene, “The Philosophy of Dumbness” ed. Joseph Choam

University of Oklahoma Press Luca Guido, Stephanie Pilat, and Angela Person

Arthur Drexler, “Transformations in Modern Architecture”

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1961

Magazine and Journal Features

“New Homes Wacky and Staid”

Life Magazine

Sooner Magazine

1963

1964

1966

Aujourd’hui

House Beautiful

1966

1985

Architectural Review

Architecture d’aujourd’hui

Friends of Kebyar Journal

“Habitation a Snyder, Oklahoma”

“World Houses [Herb Greene]”

“Habitation à Norman, Oklahoma”

“Habitation a Oklahoma City”

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Connie Ruggles, “Life in a Greene House”

James De Long, “The Renaissance of the Wood Shingle”

Jack Golden, “Herb Greene”

2011

2013

2017

ArchDaily

Financial Times

Sooner Magazine

2018

2020

2021

Designboom

The Guardian

Stir World

2021

2023

ArtDesk

World of Interiors

Architectural Record

Greg LeMaire, “AD Classics: Prairie Chicken House / Herb Greene”

Jamie Cupp, “Step Inside the 1960s Prairie House in Oklahoma Collaged in Swirling Shingles”

Susan Atkinson, “A Student of Bruce Goff, Architect Herb Greene Triumphs in a Return to Oklahoma”

Edwin Heathcote, “How Two Unusual Prairie Homes Put Oklahoma on Architecture Map”

Rowan Moore, “Interview Herb Greene: ‘I Wanted It to Look Like It Really Came from Oklahoma’

Edwin Heathcote, “How Two Unusual Prairie Homes Put Oklahoma on Architecture Map”

Andy Rieger, “The Modernist House on the Prairie”

Vladimir Belogolovsky, “American Architect Herb Greene on His Prairie House,

“Currents: Herb Greene’s Prairie House (1961) in Norman, Oklahoma”

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2018

News Articles

The Oklahoman

Metropolis Magazine

2021

2022

The Oklahoman

The Journal Record

Archinect News

John Brandenburg, “History Collides with Art in Herb Greene Show in Norman”

2022

FOX25

KOKH Staff, “’Worth Saving’: Norman Group Dedicated to Preserving Oklahoma’s Most Unique Buildings”

Dyrinda Tyson, “Renowned Architect Herb Greene Returns to Home He Designed in Oklahoma City in 1962”

Lillie-Beth Brinkman, “Prairie House Poised to Be Tourism Destination”

Lila Allen, “The Eclectic Legacy of Bruce Goff Lives on in Exhibition at University of Oklahoma”

Josh Niland, “Herb Greene’s Prairie House Seeks Landmark Status”

5.2 Media

2023

2020

Historic Newspaper Articles

Norman Transcript

Sunday Telegraph

Dave Dale, “Greenes Put Finishing Touches on Unique Home”

Peter Blake, “Pragmatism in Wide Open Spaces”

2020

1979

The Courier-Journal

Manhattan Mercury

“Greene in Louisville”

“Presents Lecture”

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Videos and Web

1961

Ongoing

LoyalTV

Iconic Houses

Banc First, “The Prairie House — Norman, OK — LoyalTV E56”

2025

‘Poem to the prairie’: How Norman nonprofit is fighting to save Herb Greene’s Oklahoma home OU Daily, Kaylee Hopkins

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International registry listing

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5.3 Architectural Program Phase I: Home Rehab PRAIRIE HOUSE Description

Adjacencies

Area (sf)

IBC Load Factor

Occ.

Canopy/ Carport

Display space for Studebaker Champion

Foyer

Exhibit space – historic photos on easels – or – furniture setting to support small gathering

197 sf

Kitchen

Display of vintage appliances

76 sf

53 sf

Family Area

Exhibit space for narrative about how Greene’s design supported his concept of the family.

139 sf

Utility Closet

Consider electronic switching of circuits that can be turned off when house is not in use

42 sf

Child’s Bedroom 1

100 sf

Child’s Bedroom 2

100 sf

Parent’s Bedroom

Display space for Studebaker Champion

171 sf

Bathroom

Exhibit space – historic photos on easels – or – furniture setting to support small gathering

44 sf

25 sf

Space

Dining

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Hall

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Description

Adjacencies

Area (sf)

IBC Load Factor

Occ.

Stair 1

100 sf

Living Room

500 sf

Study & Guest

138 sf

Closet

14 sf

Space

139

Stair 2

Roof

Totals

1,699 sf

5.4 Architectural Program Phase 4 - Option 1: Visitor Center The Visitor’s Center is intended to be a fully accessible cultural space that supports meetings, tours, discussions, continuing education, salons, symposia, exhibitions, presentations, and conferences connected to the Prairie House. Its architecture should fit with the Prairie House and the site, but should not copy the house or compete with it. The design should do as little as possible to disrupt the feeling of being on the prairie as it existed in 1961.

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Adjacencies

Area

IBC Load

Occ.

Vestibule (air lock)

Air lock and walk-off mat to help maintain interior Enters directly environment temp/ into Gallery humidity/dust

120

N/A

—

Gallery (exhibit)

Wall space for exhibits; space for gift kiosk and reception; temp and humidity compliance with AAM standards, monitoring/reporting equipment. Configurable for presentation to 60, seated.

800

30 net

26.67

Video / VR space

Space for five people to be seated and watch video or use AR

120

15 net

8.00

150 gross

0.60

300 gross

0.15

Space

Description

Centrally located

Director’s Office

Technology Room

Houses communications, computer and wifi to drive exhibits

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Toilet 1

Excluded

—

Toilet 2

Excluded

—

Janitor Closet

Mop sink, cleaning supplies/equipment storage; storage for toilet supplies [soap, TP, etc.]

Toilets

Excluded

—

Combined Storage

Storage for exhibits, furniture, tables and chairs for indoor events, gift area stock.

Gallery

260

300 gross

0.87

Utility Room (rooftop HVAC assumed)

300 gross

0.25

Circulation (corridors, transitions)

175

Excluded

—

Totals

1,854 sf

36.24 (fractional)

5.5 Architectural Program Phase 4 - Option 2: Visitor’s Center ALL-IN VISITOR’S CENTER Description

Adjacencies

Area (sf)

IBC Load Factor

Occ.

Vestibule (air lock)

Air lock and walk-off mat to help maintain interior environment temp/ humidity/dust.

Enters directly into Gallery

120

N/A

—

Gallery (exhibit)

Wall space for exhibits; space for gift kiosk and reception; temp and humidity compliance with AAM standards, monitoring/reporting equipment. Configurable for presentation to 60, seated.

Centrally located

1,050

30 (net, exhibit/ museum)

35.00

Video / VR space

Space for five people to be seated and watch video or use AR.

120

15 (assembly — tables/ chairs

8.00

Conference / Classroom

Enough room for a 12 person conference table or presentation to 30 with chairs only. Millwork for refreshment service/ supplies and housing.

300

15 (assembly — tables/ chairs

20.00

100

150 (business gross)

1.00

Near other plumbing areas

125

150 (business / small service)

0.83

Gallery and Site Maint. storage

200

150 (business gross)

1.33

150

150 (business gross)

1.00

260

300 (storage gross)

0.87

Space

142

Director’s Office Long counter for serving; Catering Kitchen sink, refrigerator, dish washer, microwave.

Preparator Shop

Room for 48”x96” work table.

Archives (controlled)

Dust-free, humidity and temperature controlled environment per AAM standards.

Combined Storage (all storage)

Storage for exhibits, furniture, tables and chairs for indoor events, gift area stock. Room for site care equipment, larger maintenance equipment for house, e.g. extension ladder; attic stock materials.

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Gallery

Area (sf)

IBC Load Factor

Occ.

300

0.17

Toilet 1 (single-user)

Excluded from netarea calcs

—

Toilet 2 (single-user)

Excluded from netarea calcs

—

Space

Description

Technology Room

Houses communications, computer and wifi to drive exhibits.

Adjacencies

Janitor Closet

Mop sink, cleaning supplies/ equipment storage; storage for toilet supplies [soap, TP, etc.]

Toilets

Excluded from netarea calcs

—

General Storage

Storage for exhibits furniture, tables and chairs for indoor events, gift area stock.

Gallery

160

300 (storage gross)

0.53

Utility Room

Give consideration to energy efficiency and renewable energy.

100

300

0.33

200

300 (storage gross)

0.67

375

N/A (counted in

—

Preparator Shop and Site Maintenance Storage

200

300 (storage/ gross)

0.67

Adjacencies

Area (sf)

IBC Load Factor

Occ.

Room for site care equipment, larger Site Maintenance maintenance equipment for house, e.g. extension Storage ladder; attic stock materials and archive of original

Preparator Shop and Receiving

Circulation

Receiving (covered)

Covered area opening directly into preparator shop and Site maintenance storage for pickup and delivery of exhibition materials and Site maint/ storage access.

General

Interior window coverings; provide weather protection at exterior doors.

ALL-IN VISITOR’S CENTER Space

Description

Site Development

Parking as required [consider feasibility of valet service to reduce site impact]; Locate new construction such that it is convenient for use,

Totals

3,700sf

36.24

143

5.6 Budget by CSI Division Phase 2 Estimated Construction Cost CSI Division

Cost

Division 1 – General Requirements Covers administrative, safety, and temporary project needs. For this project, Division 1 includes insurance, bonding, project management, documentation, safety supervision, mockups, permits, and temporary facilities (offices, storage, toilets, fencing, signage, security). It also covers cleanup, final cleaning, and ceremonial events. These costs ensure efficient management, risk control, and safe site operations.

$ 380,307.73

Division 2 – Existing Conditions Covers demolition and site preparation before new work begins. Scope includes selective demolition of siding, sheathing, rebar gates, fireplaces, and crawlspace cleaning. These removals prepare the Prairie House for rehabilitation while safeguarding the structure for new construction phases.

$ 14,978.00

Division 3 – Concrete Provides foundations and structural flatwork. 144

For this project, Division 3 involves new crawlspace perimeter curb, blocking water intrusion and keeping water away from immediate perimeter of the house.

$ 24,534.40

Division 5 – Metals Addresses structural and ornamental steel. Scope includes structural repairs to the carport, protection of corrugated pyramid panels, and ornamental metals, and provision of replacement ornamental metal as needed. Work stabilizes key structural features while preserving distinctive historic detailing

$ 19,379.00

Division 6 – Wood, Plastics, and Composites Encompasses framing, siding, millwork, and cabinetry. Work includes shoring up deflected joists and reconstructing crawlspace walls, replacing roof and exterior wall sheathing, installing cedar cladding, repairing cabinetry, and tuning up operation of interior millwork. This division represents much of the project’s craftsmanship

$ 460,570.60

*Divisions 4,11-22, 24-25, 27-30 and 33-50 are not used

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CSI Division

Cost

Division 7 – Thermal and Moisture Protection Protects the building envelope against weather and moisture. Protects the building envelope. Scope includes waterproofing, drainage boards, insulation, vapor barriers, roofing, flashing, caulking, and lightning protection. These upgrades ensure durability, energy performance, and weather resistance while respecting the original design intent.

$ 176,918.12

Division 8 – Openings Provides doors, windows, and glazing systems. Work includes repair and reuse of original windows and doors wherever possible, replacement of sealant at glazing channels, restoration of the “eye” window, and reconstruction of missing elements such as the entry door and screen door only where original fabric is non-extant.

$ 62,799.02

Division 9 – Finishes Covers interior finish materials and surfaces. Scope includes conservation of original finish materials wherever possible, with replacement in kind of missing cork flooring, carpet, bathroom wall finishes, tiling, and painting undertaken only where original fabric is nonextant or beyond repair. The granite floor to be cleaned and sealed. Division 10 – Specialties Covers specialty items and accessories. For this project, Division 10 is limited to new toilet accessories, improving usability while remaining unobtrusive to the historic interiors.

$ 61,321.60

$ 500.00

Division 12 – FF&E Covers furniture, fixtures, and equipment. For this project, Division 12 supports the purchase of period-appropriate furnishings and appliances, selected to return the house to its documented Greene-era interior character.

$ 103,204.00

*Divisions 4,11-22, 24-25, 27-30 and 33-50 are not used

145

5.6 Budget by CSI Division Phase 2 Estimated Construction Cost CSI Division

Cost

Division 22 – Plumbing Covers plumbing fixtures, piping, and water systems. Work includes assessment and conservation of all original plumbing fixtures wherever possible, with replacement undertaken only where deterioration or code compliance precludes continued use. Scope includes capping lines, relocating roof vents, testing and upgrading piping, installing a new water supply line, and inspecting septic systems.

$ 22,640.00

Division 23 – HVAC Delivers heating, ventilation, and cooling. Scope includes assessment and upgrade of HVAC equipment, refurbishment of existing ductwork, installation of thermostats, rebuilding of exhaust fans, and inspection of all systems. Improvements are designed for museum-appropriate temperature and humidity control while preserving the historic character of the building.

$ 49,420.00

Division 26 – Electrical Provides power, lighting, and distribution systems. 146

Work includes new service panel, concealed wiring runs, disconnects, and period-appropriate fixtures, switches, outlets and other historic electrical accessories exposed to view. Electrical upgrades improve safety and return the house to historic appearance.

$ 91,485.00

Division 31 – Earthwork Involves grading and site stabilization. Scope includes pond infill, regrading around the house, erosion control, and termite protection. These measures restore proper drainage and safeguard the foundation.

$ 12,100.00

Division 32 – Exterior Improvements Enhances site appearance and accessibility. Work includes granite ramp repair and reset, gravel drive and parking area restoration, fencing, irrigation, and native prairie landscaping. The historic setting will be reclaimed and reinforced through removal of nonhistoric elements and replanting with native prairie grasses and forbs consistent with the original landscape character of the site.

$ 42,200.00

Overhead and Profit [GC]

$ 212,873.03

Total Budget

$ 1,735,230.50

*Divisions 4,11-22, 24-25, 27-30 and 33-50 are not used M A STERP LAN | PR AIR IE H O USE | N O R MA N , O KL A H OM A

147

5.7 Detailed Timeline

148

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149

5.8 Programming Matrix This matrix is a planning and evaluation tool for the PHPS board to assess current and future programming at the Prairie House. It is provided as a blank framework, not a fixed plan, and should be populated and revisited annually as programming develops across each phase of site operations. For each program or activity, the board should assess four dimensions: Target Audience Who is this program designed to reach? Identifying the primary audience (schools, architecture enthusiasts, families, the general public, donors, researchers) helps ensure that PHPS’s overall program mix serves a broad and diverse constituency without overinvesting in any single group. Mission Impact How strongly does this program advance the core mission of PHPS? Programs with high mission impact — those that deepen public understanding of the Prairie House, extend Greene’s legacy, or strengthen the site’s role as a place of creative inquiry — should be prioritized even when their financial return is modest.

150

Financial Performance Does this program generate revenue, break even, or require subsidy? Not every program needs to be profitable, but the board should understand the financial profile of each offering so that revenue-generating activities can support mission-critical programs that operate at a loss. Action What is the next step? For each program, the board should identify a concrete action: maintain, expand, redesign, seek grant funding, develop partnerships, pilot on a trial basis, or discontinue. This column turns the matrix from a snapshot into a decision-making tool. The matrix shown on the following page is an example to illustrate how the tool works. An editable digital version will be provided to PHPS separately for ongoing use. The board should add, remove, and refine program entries as the Prairie House’s offerings develop over time

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Programming Matrix Program

Salon

Learning Center

Target Audience Various communities, focus on the arts and architecture Students, researchers

Mission Impact Medium

High

Financial Performance

Action

$1,000

Artists in any media or performance type, architects, researchers and educators

$1,000

Artists in any media or performance type, architects, researchers and educators

151

5.9 SITE ANALYSIS

152

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5.10 LAND USE IMPACT

153

5.11 LAND OWNERSHIP

154

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155

510 48TH AVE NE NORMAN, OK. 73026 PRAIRIEHOUSEOK.ORG