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Legislative Campus Modernization (LCM)


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More Information

For more information, contact: DESLCM@des.wa.gov

If you need an accessible version of the Legislative Campus Modernization (LCM) Predesign Report, please contact Shari Bartell at (360) 407-9248.

Subproject Information

Irving R. Newhouse Building Replacement project

Joel M. Pritchard Library project

Special Announcements

DES is hosting a LCM Stakeholder Meeting: Newhouse Building Replacement public engagement event on Sept. 29. Learn more here.

DES hosted a LCM Stakeholder Meeting: Pritchard Building Rehabilitation/Expansion Validation Study public engagement event on Sept. 8. Learn more here.

Legislative Campus Modernization

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 projects 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. 

Latest updates

  • Pritchard Building Rehabilitation/Expansion Validation Study began Aug. 2021 with completion planned in March 2022. Learn more about this project here
  • Miller Hull Partnership of Seattle is under contract to lead the design of the Newhouse Building Replacement; Design begins Dec. 2021.
  • Selection process of General Contractor/Construction Manager for the Newhouse Building Replacement is underway and will conclude in Sept. 2021.
  • Tenant Improvement project to prepare office space for the Press Corps in Legislative Building is nearing completion.
  • DES did not receive any proposals from buyers to purchase and relocate the Press Houses (Carlyon House and Ayer House) from the Capitol Campus. The process is now closed and DES will move forward with preparing the site to accommodate Newhouse Building Replacement construction, which includes demolition of the structures, per legislative proviso Section 1111 of the 2021 Capital Budget, SHB 1080.S.

LCM project timeline graphic
Click to enlarge.


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 will the Pritchard Building preservation study examine?

As directed by Legislative proviso, the study will be done by a third-party historic preservation consultant and will ensure compliance with the Secretary of the Interior's standards for historic preservation. The study will also include an analysis of seismic and geotechnical factors, building codes, constructability, and costs associated with renovation and expansion of the Pritchard Building to accommodate tenant space needs.

What is happening with the press houses (Carlyon House and Ayer House)?

The Legislature authorized DES to sell the structures after members of the public expressed interest in preserving them. DES issued a Request for Proposals (RFP) on July 1. Despite the interest in the structures, the state did not receive any proposals during the submittal period, which originally closed Aug. 3. DES extended the submittal period to Aug. 19, but did not receive any proposals. The process is now closed. DES will move forward with preparing the site to accommodate Newhouse Building Replacement construction, which includes demolition of the Press Houses. 

Where is the press corps moving?
Members of the press currently occupying the houses will be relocated to offices within the Legislative Building. Work is underway to prepare the space for the press, with completion anticipated by the end of September 2021.   

What work is completed?

A Legislative Campus Modernization (LCM) Predesign, as directed by a 2020 Legislative budget proviso. The LCM predesign is available here.

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 is the purpose of a predesign?

A predesign is a planning tool that supports informed decision making during the capital budgeting process. Predesigns help inform a project's scope and budget. They analyze conceptual alternatives to meet program requirements and address a problem and/or opportunity, and identify a preferred alternative.

Predesigns are not final design concepts. Further analysis occurs during a project's design phase, including analysis of concepts and assumptions in a predesign. 

What does the LCM predesign analyze, and what does it 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 does the preferred option recommend?

The preferred option documented in the LCM Predesign study recommends a new four-story building on the Newhouse site and a new three-story building on the Pritchard site. The study also recommends remodeling the House offices, located on the O'Brien Building's third and fourth floors.

Why was this option recommended?

The preferred option recommended replacing the Newhouse and Pritchard Buildings to address critical life safety needs as well as issues with security and failing operational systems. It also recommends remodeling the House offices, located on the O'Brien Building's third and fourth floors, to alleviate crowding and address issues with access, safety and security.

Who was involved in the predesign effort?

The predesign team was comprised of staff members from Enterprise Services, the House Capital Budget and Senate Ways and Means staff and legislative committee members, Office of Financial Management, Senate and House administration, and consultant staff.

Were other stakeholders engaged during the LCM predesign?

During a predesign analysis, it is typical for some preliminary consultations to occur, in addition to working with organizations that would occupy new or renovated buildings. Such stakeholdering is preliminary and meant to identify issues that will need further outreach and engagement. This is part of the analysis that helps inform a project's design scope and budget.

Early stakeholder engagement and involvement included:

  • The Department of Archology and Historic Preservation regarding historic preservation impacts and possible mitigation requirements.
  • City of Olympia regarding traffic impacts. As a result the predesign has preliminary information regarding the need for a roundabout at the Capitol Way/14th Avenue intersection.
  • Capitol Press Corps regarding their tenant needs.
  • South Capitol Neighborhood Association regarding issues of concern, such as traffic, pedestrian access, landscape buffering and screening.
  • Initial public presentations about the predesign findings and considered alternatives were provided to the Capitol Campus Design Advisory Committee (CCDAC) and the State Capitol Committee (SCC). Meeting minutes including public comments are made available on the CCDAC and SCC web pages once accessibility requirements for posting have been met.

What are the issues with existing buildings?

Newhouse Building

  • 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.

Pritchard Building

  • 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.

O'Brien Building

  • 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.