The Temple Group, as the Prime Construction Manager for the design and construction phases of the New Internal Revenue Service Headquarters Office Building Consolidation Project in New Carrollton, Maryland, provided the full range of preconstruction and construction phase services to support the project requirements and the General Services Administration. The facility was built on a "fast track" design/build basis. Additionally, the Temple Group assisted in the procurement of an Art Consultant for the Art-in-Archituecture Program. The project is located on a 30-acre site adjacent to residential communities and Metro Rail. The project is a complex of three buildings of nine floors each, interconnected by pedestrian bridges, above a two-level base of services and special spaces and an additional pedestrian bridge connecting the main entrance to the Metro. Special spaces include training, health unit, child care, credit union, fitness center, television studios and an auditorium which is available for use by local community groups. The building is a steel structure with precast concrete and aluminum curtain wall containing 1.1 million gross square feet and 2,170 parking spaces, distributed into two levels below grade and into five levels above the precast parking garage. During the design phase, The Temple Group's responsibilities included convening design meetings to review programming requirements, adjacency requirements, interior planning, circulation and familiarization with the design team's approach to achieve project goals and objectives. Throughout the development of the design documents and consistent with the goals of the partnering sessions, The Temple Group provided on-board and formal design reviews of the progressing design documents including comparison of design development with Best and Final Offer documents. The Temple Group provided full time inspection and monitoring of activities for compliance with construction documents and application codes governing good construction practices. The Temple Group developed daily reports, participated in beneficial occupancy inspections, developed punch list items and implemented Q&A measures to ensure that the project objectives were not compromised. Support services included cost estimating, change order management, document control, maintenance of the project master schedule and schedule updates, change order negotiations, tracking cash flow and issuance of monthly progress reports.