As Project Manager, we completed all necessary Phase 1 Due Diligence work on this Project, to obtain financing. This included: putting together all proformas, both hard and soft costs, recommendations for construction delivery methods, working with DSA and H & SS to develop space standards and building systems, and designing and implementing an RFP/RFQ for environmental work. A sub-consultant, the John F. Otto Company, Inc., was utilized to develop hard construction costs using design standards agreed to by all the parties. Deliverables included: proformas, critical path schedule, assistance with land acquisition, recommendations for project delivery method, and assistance with environmental issues pertaining to this site. The Project was successfully financed in June, 1999 by Morgan Stanley Dean Witter, in a public tax exempt offering.