Legislative Campus Modernization (LCM)
The Legislature directed DES to oversee work for Legislative Campus Modernization (LCM) to address space needs of legislative agencies and critical issues with the Irving R. Newhouse, Joel M. Pritchard and John L. O'Brien buildings. The project will take place over the next six to seven years. View the proviso language found in Section 1111 of the 2021 Capital Budget, SHB 1080.SL here.
The scope of LCM is comprised of a series of subprojects located on different sites on the West Capitol Campus. In general, the first major step for each project is site analysis and design work. These steps include stakeholder engagement as well as technical studies.
- We are now publishing the LCM weekly update to keep campus tenants, visitors and local residents up to date on planned LCM construction work and how it impacts the campus.
- Crews will begin the process of deconstructing the Carolyn House during the week of March 13.
- Demo of the existing Newhouse building, and Press House structures is expected to begin in spring 2023.
- Abatement work continues on the interior of the Newhouse building.
- The LCM weekly update details campus impacts resulting from work on the Newhouse building site.
- Occupants in the existing Newhouse building moved into the Legislative Modular Building in Dec. 2022.
- The Construction Document phase of the Newhouse Replacement Project is expected to wrap up by late March/early April 2023.
- Final Newhouse State Environmental Policy Act (SEPA) environmental review documents have been released.
- Design work continues on the Pritchard Rehabilitation Project.
- Program validation for Pritchard is complete.
- BNBuilders has been selected as the General Contractor/Construction Manager (GC/CM) for the Pritchard and O'Brien Project.
- DLR Group of Seattle was selected as AE for the Pritchard and O'Brien Project.
- Pritchard Building Rehabilitation/Expansion Validation Study was completed in March 2022. View the study here.
John L O'Brien
- Design work continues on the O’Brien remodel project.
- Program validation for O’Brien is complete.
The Legislative Modular Building was placed on the southeast corner of the existing Executive Residence parking lot. The temporary building provides phased occupancy as staff are relocated from Newhouse, Pritchard, and O’Brien as LCM moves forward. The building will be removed and parking lot restored once the LCM project is complete.
Press House structures
- Press house structures will be deconstructed in the spring of 2023.
- Frequently Asked Questions
Why is DES using the General Contractor/Construction Manager (GC/CM) procedure for the Newhouse replacement project?
The project meets the criteria established in RCW 39.10.340 for use of the GC/CM procedure. The GC/CM procedure accelerates project delivery by hiring a contractor before the start of construction so they can provide feedback during the design phase, including advising on best practices and ways to reduce costs and schedule risks.
What is happening with the press houses (Carlyon House and Ayer House)?
DES will move forward with preparing the site to accommodate Newhouse Building Replacement construction, which includes either the removal or demolition of the Press Houses.
Why was the LCM predesign done, and how were its goals determined?
DES was directed to conduct the Legislative Campus Modernization predesign by the Legislature (ESSB 6248, Section 1027, Chapter 356, Laws of 2020 and ESSB 6095, Section 1035, Chapter 298, Laws of 2018). These legislative provisos identify the goals for the predesign, and appropriate funding for the predesign.
What does the LCM predesign identify for further study?
The Legislative Campus Modernization predesign examines options to replace the Irving R. Newhouse Building, replace or renovate the Joel M. Pritchard Building, and to renovate the third and fourth floors of the John L. O'Brien Building. It examines options to address life-safety concerns as well as issues with safety and security and failing operational systems. The analysis also includes options to maintain or increase the parking capacity of the Capitol Campus, meet net zero energy ready standards and an energy use intensity (EUI) of less than 35, and provide temporary office space during construction.
In addition to providing an alternatives analysis, the LCM predesign identifies design considerations that will require further investigation and analysis. In general, these include:
- Traffic, including a City of Olympia proposal to install a roundabout at the intersection of Capitol Way South, 14th Avenue Southeast and Sid Snyder Avenue Southwest as well as possible vacation of Columbia Street Southwest
- Development of a Department of Archeology and Historic Preservation (DAHP) mitigation plan regarding historic structures and items
- Parking needs
- Onsite solar options
- Further geotechnical analysis
- Significant trees
- Site survey information regarding the visitor center
- Needs and timing regarding temporary facilities
The LCM predesign builds on a number of planning resources, like the 2017 State Capitol Development Study, which supplement the 2006 Master Plan. Learn more about the State Capitol Master Plan and supplemental planning resources here.
What are the issues with existing buildings?
- The Newhouse Building was built as a temporary structure in 1934, and needs to be replaced. Maintaining the building and troubleshooting problems with water leaks, a failing foundation, and a troublesome heat system has become increasingly expensive and challenging over the past two decades.
- Structural systems do not meet current code. Inadequate masonry anchorage creates a safety hazard from falling brick at building exits.
- The building envelope (exterior) does not meet current energy codes. It allows rainwater to leak into the building. Water infiltrating exterior walls creates a life safety issue for electrical wiring and devices.
- Mechanical, electrical and plumbing systems do not meet current code. The domestic water piping is corroded, leaks and provides poor water quality. The fire alarm system is inadequate and constitutes a life safety hazard.
- The Pritchard Building was completed in 1958. The 2017 State Capitol Development Study indicated that the facility has significant functional, health and life safety hazards that must be addressed. More than 60 percent of the building was constructed for book storage and cannot be used for office space. This portion of the building is vacant.
- Proximity to a steep and unstable slope, challenging soil properties, and an inadequate lateral resistance system, which increases the risk of failure during a seismic event resulting in a public safety concern.
- The O'Brien Building was constructed in 1940, and comprehensively renovated in 2014.
- The interior design and locations of legislative assistant workstations leads to overcrowding when constituents visit their representatives during session, which compromises access, security and privacy.
- There is demand for additional hearing space, caucus rooms, space for interns and additional session staff, and storage space to support legislative functions of state government.
For more information, contact: DESLCM@des.wa.gov
If you need an accessible version of the Legislative Campus Modernization (LCM) Predesign Report, please contact firstname.lastname@example.org at (360) 407-8200.
Irving R. Newhouse Building Replacement project
Joel M. Pritchard Library project
Find LCM public meeting information here