Sleeping Lady
Sleeping Lady, set among lodgepole pines on 67 acres of valley woodlands beside Icicle Creek near Leavenworth, Washington, opened its doors in September 1995 after three and a half years of planning and construction. The innovative conference center and retreat is the brainchild of the irrepressible Harriet Bullitt. For the media heiress and former publisher, the Sleeping Lady project represents her first venture as a developer. As an activist who has been quite critical of the wasteful and damaging practices of the construction industry, she faced some daunting challenges.An Unlikely Project
Sleeping Lady's construction and design illustrate dedication and respect for the natural environment. According to Harriet Bullitt, "The mission of Sleeping Lady is to provide a conference retreat where nature, arts, music, outdoor recreation, and healthful dining inspire imagination of all guests while encouraging responsibility toward preserving the environment."The genesis behind Sleeping Lady can be traced to a unique opportunity to acquire the land adjoining her family's vacation chalet. Bullitt recalls riding her pony as a child across the meadows of what was then a Civilian Conservation Corps camp. When offered the chance to purchase the property from the Catholic Diocese of Yakima, she grabbed it before knowing quite what to do with it. Initially, her goal was to save the land from development. But the Sleeping Lady project evolved into much more.
The Diocese ran the camp as an adult retreat and conference center. However, over time it became dilapidated and unprofitable. Bullitt believed it could not only be run profitably, but also become a model for a new approach to development and conservation. She spent between $6-7 million to renovate the facility, while conserving its history and natural amenities.
A Great Experiment
As the project unfolded, it became a sort of laboratory for testing environmentally friendly building techniques aimed towards resource, energy and habitat conservation. Tough, self-imposed mandates added to the challenge. The goal was to accomplish 100 percent recycling during the construction. Whenever possible, the project would retain existing buildings, preserve natural features like trees and boulders, stay within energy budgets for each stage of construction, and send nothing to landfills.Sleeping Lady teamed up with Seattle architects and landscape architects Jones & Jones. Says Bullitt, "They were the perfect partner for the project. They have a relentless commitment to saving the environment and to designing buildings that fit into the natural landscape." The project was one of four earning a Merit Award as part of the Architecture + Energy Building Excellence in the Northwest, a program that recognizes first-rate architecture and energy-efficient design.
Save the Trees
However, Sleeping Lady faced tremendous challenges. All trees on the site were surveyed, and Jones & Jones designed the building to save most of them. The design was so careful it included considering the root systems when digging trenches for utilities. Dead trees and trees that could not be saved were milled and used in the construction. Also, to the greatest extent possible, they tried to minimize the effect of subsurface structures on the soil, roots and drainage patterns. This proved extremely difficult, especially when trying to adhere to stringent building code requirements.All 18 existing buildings, most of them originally built by the Civilian Conservation Corps, were saved and rebuilt. Most of them were relocated - gathered into clusters to create intimacy.
Green Construction
Finding recycled, salvaged, or otherwise environmentally safe construction materials proved more daunting than anticipated. Sleeping Lady encountered a lack of materials available locally or in sufficient quantities for their needs. Some, such as salvaged lumber, proved costly to re-mill or took too long to deliver. And many of the materials were not well tested or demonstrated as reliable, while others were not yet approved for use on commercial projects.Environmentally friendly materials were used whenever possible. Building insulation is made of recycled computer paper and cardboard boxes with a non-toxic fire retardant material. It is more energy efficient to make and seals better than fiberglass. Floors are mostly made of wood, either maple or the old fir recycled from the original building, and have a water-based finish. And outside, the decks built around the trees are constructed from 28,000 linear feet of a new product invented by Mobil Chemical Company made from plastic grocery bags and hardwood scraps bonded with heat and pressure. This new product requires no protective treatment and minimal maintenance. With the scrap left over from the decks, the carpenters were able to fashion park benches and picnic tables. They were so successful that additional material was ordered from Mobil to make more picnic tables for the outdoor eating area by the creek.
Most of the demolition debris was pulverized and turned to compost and fill material in a tub grinder purchased for the project. Almost all of the wastes, including wood, glass, and sheet rock, went into the grinder. Only asbestos, fiberglass, carpet and fabric were sent to a landfill.
Energy
In building Sleeping Lady, Harriet Bullitt had to contend with the constraints of the resources available. Less than favorable conditions to support the wind and solar power led to the choice of electricity. However, architects Jones & Jones conducted extensive research on energy, and every effort was made to find innovative ways to maximize energy efficiency.Sleeping Lady's design incorporates many energy-saving features. An air-to-air heat exchanger in the sleeping cabins and large public spaces allows for the circulation of fresh air while retaining more of the warmth through a complex series of baffles. The front office operates a computer-controlled energy system so that, for example, only occupied rooms receive heat. A heat recovery system in the kitchen and laundry room extracts "waste" heat and transfers it to the wash water for the facility. Energy-saving compact fluorescent lights are used in all buildings.
Local Artisans
Another important goal in the construction of Sleeping Lady was the reliance on local labor. All of the contractors were from the local community, employed on distinct projects under the direction of the construction manager. The construction team was very lucky to have been able to draw upon a very talented and dedicated local labor force. "They are tremendous craftsmen," credits Harriet Bullitt. "Many of them once worked in the logging industry and are now carpenters, cabinet makers, and even artists. Many incorporated their own ideas into their specific projects, adding beauty, utility, and incredible detail."Environmental Design Means Good Business
The project has been very challenging but very rewarding. As with any construction project, there have been difficulties and complications. It has taken concerted effort to adhere to the vision of the project while overcoming obstacles and averting crises. Sleeping Lady enjoyed a very busy autumn season, even as they were just beginning to deal with staffing and operational issues. Much of the construction, including a rock pool and "grotto bar", have just recently been completed.Last June was profitable, and the management is looking forward to many more profitable months ahead. Normally, tourism in Leavenworth declines markedly following the summer months. But Sleeping Lady is looking forward to a busy and active winter season. They boast direct access to some fine cross-country skiing trails.
Thus far, Sleeping Lady has focused its marketing efforts through direct mail, word of mouth, and media publicity. Says Harriet Bullitt, "We have received some wonderful publicity from magazines and journals." More importantly, in just over a year of operation, Sleeping Lady has enjoyed a robust return business. The marketing and sales staff enthusiastically welcomes site visitors and media tours. It is difficult to describe the Sleeping Lady experience, but those who have had the opportunity to visit usually make plans to return.