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>> Welcome to our session -- GSA's client enrichment series,
"Demystifying Design Intent Drawings."
My name is James Fotopoulos, and I will be your host today.
I am a regional account manager from PBS region six,
out of Kansas City, and it is my pleasure to participate
in today's presentation.
Our session will be presented by Jessica Sellers,
Steve Anderson, and Jennifer Hammell.
And just to give a little bio on each one of the presenters,
Jessica Sellers currently serves as a senior realty specialist
at the National Office of Leasing, providing program
and technical direction for the broker contracts.
She has been with GSA for over 11 years,
and served as a senior project manager, workplace specialist,
lease contracting specialist, among others,
working in region 7 and 10,
and now the National Office of Leasing.
Jessica is a graduate of the Excellence
in Government Senior Fellows Leadership Program.
Steve Anderson has been with GSA for the past nine years,
and is a FAC P/PM certified project manager
with level three COR credentials.
He is currently working in the northwest Arctic region 10
in the design construction division.
He served in the U.S. Navy from 1972 to 1976,
and has a 35-year career working in many facets
of the building environment, to include commercial, residential,
historic design, and construction projects,
also facilities management and construction management.
He is a certified construction contract administrator,
and a member of Construction Specification Institute.
Jennifer Hammell is an interior designer with over 18 years
in the design industry.
Prior to her role with the space planning group
of the customer workplace solutions branch
in the real estate division of region five,
she worked in the private industry providing design
services as a government contractor.
Before I turn the presentation over to our presenters,
I'd like to share a few housekeeping instructions.
We have automatically muted your audio
to help us control the sound quality of the presentation.
If you have a question during the presentation,
please use the chat pane located
on the right side of your screen.
Type your question or comment in the box where it can be viewed
by your fellow attendees and our team.
We hope to encourage an interactive dialogue using this
feature, and will try to address as many questions
as possible during the session today.
If you prefer to suppress the chat feature, you can click
on the four-headed arrow at the upper right-hand corner
of your presentation share screen
to maximize the slides on your screen.
Should you have a question or comment,
you can toggle right back to the chat pane by hovering
over the upper right-hand corner of your screen
and selecting the four-headed arrow again.
Then the chat pane will reappear.
We'll do our best to answer all the questions today,
but if we run out of time, all the questions will be captured,
and a formal Q&A document sent to all participants prior
to our next presentation.
In about three weeks after this session, the slide deck,
session recording, and Q&A documents will be posted
on our website at www.gsa.gov/ces.
With that, I will turn it over to our presenters.
>> Welcome all and certainly thank you James,
for the introductions.
As James mentioned, I'm Jessica Sellers,
currently with the Center for Brokerage Services
in the National Office of Leasing.
And I was also one of the project managers
of the DID review guide.
We have a lot to cover today, and we are very elated
to be sharing this information with you all.
Overall, in terms of our vision for this objective,
we're looking to address pain points
from our customers both internally and externally,
and really get to the notion of providing more world-class tools
to help you do what you do and do it well.
As far as the agenda is concerned, we will --
discussion with how to access the guide,
and some tips for following along.
Next, we'll move into the leasing alerts
that codify the DID review guide into the leasing policy.
Then we'll talk about the DID process overview,
kind of a refresher of sorts, and lastly,
we'll spend the majority of the time looking
at the guide itself, and talking about the elements,
along with some supplemental guidance.
With that, let's get started.
So throughout the presentation, there will be opportunities
to learn by following along and walking through the guide.
Now, you can do that by referencing a particular page
number, or just by following the presentation
that we have here for you today.
The choice is really yours,
in terms of which option you'd like to do.
If you want to follow along via the page numbers,
the respective page number will be notated
in the top right-hand corner of each slide in the header.
Also, many of you should've received a link
to the DID review guide during registration,
so you can access the DID review guide that way,
and you can download a copy of the guide.
In either case, if you do choose
to follow along using the actual guide, please do refer back
to the presentation here, as you don't want to miss some
of the guidance that we've included in the slides here.
Now that you have a couple of methods for accessing the guide,
for maximum use of the guide, please open
and access the guide using either Adobe
or a non-browser PDF reader
to ensure all the features are functional.
Now, I say this because there are a plethora of links
and documents embedded in the guide
that will not be accessible
if you just open the guide utilizing Google Chrome
or Internet Explorer.
In the Adobe or PDF reader, you'll be able
to enlarge various features that we have in the guide
by clicking the hyperlinks as shown on the slides.
Now, before we get into the DID review guide, we want to caveat
that the guide can be used
for both federal and lease activities.
For leasing activities, we want to introduce it
as it was codified by Leasing Alert LA-FY17-04, February 2nd,
2017 by former assistant commissioner Chris Wisner.
The goal of the leasing alert was
to address the more strategic concern
that perhaps we could look at training opportunities
that intersect with both CNC's design and construction roles
to partner and provide better tools.
At the end of the day, we want to be providing tools
that make your job as -- whether you're a leasing specialist,
a project manager, a lease contracting officer more
meaningful, so that we can all be on a level playing field.
Not so that you could be an expert in the field of design
and construction, but we want to give you some more pixie dust
to help you with your day-to-day activities.
So the Leasing Alert issued the enacted the DID review guide
that we're going to cover today.
And to be clear, the Leasing Alert also speaks to the notion
that the guide was developed by a diverse, cross-regional team
to assist both client agencies and GSA personnel who work
with design drawings by really providing a basic framework
of understanding when it comes to reviewing the DID.
I will also note that DIDs are an integral part
of the space delivery process, and leasing specialists
and LCOs need to be able to interpret design drawings
in order to be effective in performing job responsibilities,
such as contract interpretations,
space acceptance, and even the market survey process.
Now, while the guide is being formally introduced to you all
at the customer level here, this guide has already received a lot
of great feedback nationally.
For example, in early 2016,
the team who developed the guide was selected
for the 2016 Project Management Award by the GSA National Office
of Design and Construction.
And in October of 2016, the DID review guide was announced
as Honorable Mention for the GSA National Real Property
Innovation Award.
>> Hey, Jessica, I think a couple
of folks are having a little bit of a hard time hearing you.
I'm not sure you can get closer to your mic,that might help.
>> Absolutely.
Is this a little bit better?
>> I think it is.
We'll see if the folks in the chat pane say so.
>> Okay, wonderful.
I'll be mindful of that.
>> Thanks.
>> Thank you.
Now onto purpose and applicability.
If you are a project manager, a leasing specialist,
an LCO or another individual
who might lack a technical background in architecture,
engineering, and/or interior design.
This guide can help you by providing graphic examples
and descriptive narratives to describe the key elements
of a DID set and the contents in a clear
and easy-to-follow document.
The DID review guide also seeks to really bridge the gap
in understanding between the DID descriptors
from the leasing desk guide, lease documents,
and the GSA pricing desk guide.
The use of the guide is optional
for all GSA real property leasing activities,
and for activities delegated by GSA to other agencies.
Here at GSA, we should also note that, you know,
the leasing specialist
or the LCO should always seek technical expertise
where necessary.
For example, you might need to utilize and work
with a project architect to review wall construction types,
or even a fire protection engineer to review fire
and life safety compliance,
to determine whether the DIDs meet the lease standards.
In other words, the use of this guide does not usurp any
regional processes that may be in place
which require GSA reviews by professional fire protection,
industrial hygienists,
and mechanical engineers, and so forth.
And lastly, just as a reminder, even with the use of this guide,
it will still be necessary to obtain written confirmation
from you all, the client agencies,
indicating that the DIDs meet your space requirement needs.
And now, we have a quick poll question.
James?
>> There we go.
What is your present comfort level in reviewing DIDs?
Very comfortable, I'm just here for the free food --
which I'm not sure -- I guess I missed out on the free food.
Comfortable, I can get by.
Slightly in over my head.
Help, PBS, I can't spell DID, which I just did.
>> Yes, but we spotted you the D and the I.
>> That's true.
You did help me out a little bit.
>> Yeah.
>> Okay, looks like close to 50% are comfortable.
They can get by.
Looks like comfortable, I can get by,
slightly in over my head are kind of the frontrunners.
So we'll go ahead and close that poll, and continue
with the presentation.
>> Very good.
And hopefully, as we go through the presentation,
you all will be experts, or have a higher comfort level
at the end of this presentation.
Next up, we have Steve to talk a little bit about background.
>> Thanks, Jessica.
Hello, everyone, and thank you for joining us today.
I want to begin by providing a little background
on the development for the DID review guide.
I'd also note that a couple of the prime movers
of the original DID review guide are on this presentation today,
Jen Trimble in Portland, and Val Hager in Seattle with DHS today.
So welcome to both of you.
In 2014, during a post-project lessons-learned meeting,
a discussion began about the ongoing difficulty
that project participants
and stakeholders encountered while performing
drawing reviews.
Their expertise was in the agency-specific work
that they are tasked with, and they had a little
or no experience with detailed information found in design
and construction documents,
for which they were given the responsibility
to review and approve.
So in 2015, we assembled a multi-regional team comprised
of an architect, construction manager, leasing specialists,
and project managers, two interior designers,
and a requirements development space planner
to create this DID review guide to assist our client teams
with their reviews and overall understanding of the planning.
In 2016, the DID review guide was officially rolled out,
and guidance is now available for less-experienced
or non-technical folks looking to review
and approve drawings with more confidence.
And for those who are more experienced with design
and construction, and the DID review process,
they can also benefit from this guide
as a coordinated communication tool.
So we hope you are able to take advantage of this.
I'll turn it back over to Jessica.
>> All right.
Thank you so much, Steve.
Now, moving ahead, we recognize that many
of you are probably well-versed in the review of DIDs,
but for some of you, it's probably been several years
since you completed your first DID training, whether that was
in LAT training or some other training.
So while we're gathered here today,
we thought it would be prudent to walk you
through the steps associated with the DID process overview
as per the leasing desk guide, lease acquisition training.
So the DID process takes a tenant's written requirements
and translates them into an articulated design plan
through a collaborative event with the customer,
GSA, and/or the lessor.
DIDs are the first full set of drawings produced prior
to developing a set of construction drawings, or CDs.
Using a floor plan, or sometimes a block plan,
a set of drawings is then developed
that contains sufficient detail
to communicate the design criteria
that will then be further developed
and engineered into the CD phase.
While DIDs contain a lot of information,
they are not an engineer's set of drawings,
so let's take a look at what should
and should not be expected on DIDs.
DIDs will include a layout of the space
with generic furniture indicated,
power/communication information, interior finish selections,
and security elements.
DIDs, however, do not contain sufficient information
to obtain construction permitting, calculations
for engineering or designing HVAC or MEP,
which is mechanical/electrical/plumbing
details, or work required for the site,
or any base building elements.
There are two processes that can be used for developing DIDs.
The two processes are the iterative process
and the design workshop process.
Projects in federal space typically utilize the iterative
process, while projects
in leased space more often utilize the design
workshop process.
Now, let's take a quick look at both of those next.
The more commonly-used iterative process assembles the project
team for a kickoff meeting to discuss roles
and responsibilities, the project's schedule,
the submittal timeframe, and to review the space requirements
with the customer agency.
Using a floor plan, or sometimes a block plan,
a set of drawings is then developed
for the agency's review and comment,
and subject to typically no more than two revisions.
With the additional iterations of designs available,
the iterative process can be lengthier
when compared to a design workshop.
The DID workshop can be more efficient, but it's important
that the client agency understand the limitations
of the process, and be able to come prepared to the session.
For example, in a DID workshop, the DIDs are produced, reviewed,
and approved in the course of one to five days.
All of the agency staff who have significant input
and approval authority must be able
to participate throughout the workshop,
as well as the GSA's project manager, LCO,
or leasing specialist should also be in attendance.
During the workshop, all design issues should be resolved,
and a final DID should be agreed upon,
including the fire protection/life safety code
review, systems furniture placement, and in some cases,
interior finish and hardware selection.
All approvals should be obtained by the end of the DID workshop.
And now, for the moment we've all been waiting for.
I'd like to pass it on to Steve to talk a little bit more
about the DID review guide.
>> Okay. Thanks, Jessica.
The GSA pricing policy defines the minimum level
of design information required for a DID set,
but as we developed the DID review guide,
we realized that some regions work with DIDs
that include additional information beyond the
minimum required.
We wanted the guide to be as useful for all regions
as possible, so for the purpose of using the guide,
we identified DID sets with the minimum level
of information required as a level one set,
and DIDs with additional information as a level two set.
It's good to know, however, that the additional information seen
in a level two set will be seen later
in the construction drawings, if not provided within the DIDs.
So getting familiar with those details will be beneficial
for your eventual CD review,
even if not referencing them during the DID phase.
We should note here that these level one
and level two designations are not industry
or governmental-standard vernacular.
The two levels were simply established
to communicate objectives of this guide.
Also, strictly for the purpose of using the guide,
each type of drawing that's listed here is referred
to as a DID element.
You'll hear us using that term throughout our training today,
and you'll see it referenced throughout the guide.
You'll also notice throughout the elements section
of the guide there are links located just beneath the
drawing examples.
You can click on these to open in a large pop-up copy
of that sheet in a different window,
so you can review it in closer detail.
When you close out the pop-up window, you'll return right back
where you left off in the guide.
You'll also notice throughout the elements section
of the guide there are links loaded just below the
drawing examples.
You can click on those, and it'll turn you right back
to where you started from.
Oftentimes, you hear people talking
about reading a drawing set.
That's because, in many ways,
reading a drawing set is similar to reading a book.
You'll read through a drawing set to digest the information
that tells the story of how a space is
to be designed and built.
The reading process is a little different from a book, though.
Where a book has pages, a drawing set has sheets.
The information that you review or read
on the sheet will give you the overall big picture
of the project.
The drawing set will start with floor plans,
showing existing conditions and the designed layout,
and then the following sheets will progressively show a
greater amount of detail on specific design elements.
We should note here that the formal --
or, the format of the example set seen
in the DID review guide is based on drawing and CAD standards
for government-provided drawings.
There isn't really one right way to format a drawing set,
and you may receive drawings from a lessor
that may be formatted differently.
Or you may even see some designed element information
that will be seen here in the guide
on separate sheets being combined
into one sheet, and that's okay.
Our example is the way we format them here, in GSA,
and how we developed to --
the sets for a very user-friendly format
for training purposes.
And we hope to provide a nice, clear visual
for learning the different types of drawings,
and what information should be included on them.
You'll notice throughout the presentation --
you'll see a variety of drawing sheets
with different perspectives.
We want to make sure you're aware of the distinction
between the plan view and the elevation or section view,
and the important information each view provides you.
A plan view is the view of the floor as if you were
in a helicopter looking down into a building or space
with the roof or ceiling removed.
The view, however, is actually taken
from a height approximately 30 feet above the floor,
like in the second picture from the left.
Look at the elevation view drawing,
and note the shaded areas.
That is an approximate cut-through of the view
from the -- above the floor.
On floor plans, details that are located
above this cut line are either not shown,
or shown as a dotted line
to indicate they are above that cut line.
An elevation or section view is a perspective looking directly
at an object, or cutting through a building assembly or wall.
In the elevation and section examples shown here,
we see details that the plan view cannot communicate.
Another reminder --
as we proceed, the presentation will contain a lot
of information.
So if you're having trouble viewing the information
on the slides, feel free, as Jessica mentioned earlier,
to follow along via the actual DID review guide.
We will reference the page numbers
on each slide as we go forward.
And with that, I'm pleased to pass the presentation
on to Jennifer Hammell, who will do a deep dive
on the DID review guide elements.
>> Thank you, Steve, and welcome, everyone.
So a DID set should start with a cover sheet.
This would be indicated -- included on both a level one
and a level two DID set.
And the design of a cover sheet is relatively basic,
but it does contain some important information
to help you read the DID set.
On this sheet, you should see the project name,
which is usually the agency name and location, and an index
of the various drawing sheets
that are included within the DID set.
You may also see a list of general notes,
which will set the standard
for reference information that's applicable throughout the set.
This includes, but is not limited to, applicable codes
or standards that have jurisdiction
over the design of the project.
Along the right side of our cover sheet examples,
and on every sheet in the drawing set,
you'll see a title block.
Now, on differently-formatted drawing sets,
the title block may be smaller, or located along the bottom.
But the key information to be provided here are the dates
for the initial and any revision submittals, and the name
of any design contractor, GSA designer,
and/or any other consultants involved in designing the DIDs.
The total usable square footage,
or ANSI/ BOMA office area square footage that's identified
for the project may also be noted somewhere on this page.
But if it's not here, then it will be found
on the various types of floor plan drawings
within the DID set.
The demolition plan is a drawn-to-scale floor plan
that shows a horizontally-cut-through view
looking down into a space, as Steve described earlier.
Now, drawn-to-scale on a floor plan means that an item
that measures, say, one foot long in real life is drawn
so that, when printed, it measures as 1/8th of an inch.
That way, the measured item will fit on printed paper
and still be accurate in relation
to everything around it.
Floor plans typically use a scale
of 1/8th-inch equals one foot,
while the scaled measurement will get larger,
such as 1/4-inch equals a foot, or 1/2-inch equals a foot,
as different drawings need to zoom in to show greater detail.
We'll see this as we go through the drawing elements.
Now, not every project requires a demolition or demo plan,
but if your project is in an existing space where walls,
doors, or other design elements need to be changed
to accommodate new layout,
a demolition plan should be part of the DID set.
A general plan will show you all existing constructed elements,
and specifically highlight, usually using a dotted line,
any existing area or elements that needs to be demolished
or removed prior to beginning construction of the new layout
on the construction plan.
And since a demo plan is a type of floor plan drawing,
the total USF for the space should be included
on this drawing sheet.
There should also be a symbol legend
that identifies specific symbols
that are being used within this drawing.
On the demolition plan sheet, you will see another set
of general notes,
again providing overall reference information,
but this time, it will only be applicable to this sheet,
rather than the entire drawing set.
For example, here we show a general note stating
that old carpet is to be removed throughout the space.
Now, as a general note, this applies to the whole work area,
but we also have a set of numbered key notes.
Key notes provide information that is relevant
to specific details on a specific drawing,
and then that detail is tagged or labeled on the drawing
with a numbered key note symbol,
denoting the corresponding key note number.
An example here would be key note number four,
which states an existing door is to be removed
and reused in the new entryway.
The key note symbol with the number four is then located
on the demo plan at the door where that --
that is being removed and reused.
Note that along with symbol legends, general notes
and key notes that provide specific sheet --
I'm sorry, that provide sheet-specific information,
these are all things that we will see repeated throughout the
DID set.
The construction plan and the DID sheets that follow next are
where we start to see some differences in some
of the specific information that's found
in a level one DID set versus a level two DID set.
So first, we're going to focus our discussion
on what elements you should expect to see
on both a level one and level two, and then, we'll circle back
around and go over the additional information
that you would only see on a level two DID set.
A construction plan is another drawn-to-scale floor plan
that is also sometimes referred to as a partition plan.
It provides a two-dimensional, graphic representation
of the various elements to be constructed within the space,
such as partitions and doors.
Construction plans do not include furniture,
although a separate furniture plan should be provided
elsewhere in the DID set.
We'll look at one of those shortly.
On the construction plan, numbers are assigned
to identify each room or open work area that's in the space
to aid with consistent coordination
of any design discussions that are needed
between the tenant agency, GSA, and any contractor
or consultant working on the project --
on the design project.
Assigning these numbers helps
to assure everyone's referencing the same thing.
The numbering convention will typically be identified
by the floor where the suite is located, starting at the entry
to the tenant agency's suite, and continuing clockwise.
So on our example, the suite is on floor 11, and as you walk
through the front door, reception is numbered 1101.
Now, note that this number system does not necessarily
correlate to the building-assigned suite number,
nor does it necessarily correlate
to any room numbering system an agency might use internally.
Also on the construction plan, you're going to see locations
of columns, base building door and window locations,
critical dimensions, partition thicknesses,
and floor common areas, such as elevators,
stairs, and restrooms.
Included on the construction plan is information
about the type of construction required for all new partitions.
On a level one construction plan,
new partitions are typically either tagged with a key note
where the description describes how
that partition should be constructed.
Or the partitions themselves may actually be drawn using
different fill-in patterns or line types
that are then referenced on the drawing legend,
where you'll find the construction description.
Now, sometimes, however, only partitions
that need special construction, such as a layer of security mesh
or ballistic material, are identified
on a level one construction plan.
And then, for the build-out requirements
of the regular partitions, a general note is included
that gives instruction
to reference the tenant agency's specific --
I'm sorry, agency's special requirements, an ASR,
or their program of requirements, a POR.
In a similar fashion, a key note that gives instruction
to reference the agency's ASR or POR,
or construction requirements, is often included
on a level one construction plan
where there are built-in elements or no work drawn.
Detailed information about how built-ins or no work are
to be constructed is not typically seen
on level one design intent drawings.
The power/communications plan is another drawn-to-scale floor
plan that is going to show all of the basic power
and communications information required for the project.
Now, note since DIDs are not an engineered set of drawings,
things like wiring and cabling information will not be seen
here, but the types of outlets or receptacles,
as well as where they're located
within the space, will be identified.
And the symbol legend here includes the various types
of receptacles being used.
This will include standard outlets,
such as electrical duplexes, IT data, and telephone connections.
Specialty requirements, such as TV connections, ISDN lines,
or outlets mounted in work stations, and junction boxes
for those work station feeds, are also identified.
Now, note that the symbols
on the power/communications plan are purposely drawn larger,
rather than at a true-to-scale ratio,
in order for them to be easier to read.
Note the side note.
Located further back in the guide, we have a section
with supplemental examples and schedules.
In that section, we've included a page of examples
for common electrical symbols that are used in design
and construction drawings.
Now, these are by no means all-inclusive,
and some agencies even have their own symbol conventions
that they like to use for their drawings.
But this is a reference of industry-standard symbols
that will provide a baseline of understanding for those symbols
that you will most likely see on drawings.
Locations for security equipment
that requires electrical connections,
such as security cabinets, doorbells,
or an intercom system, may also be shown on this plan.
And, although not required,
an equipment schedule may also be included here as well
if that information is provided from the agency.
This usually only comes into play
if the agency's requirements include very extensive
or uniquely-specialized equipment needs.
Now, furniture is not typically seen
on a power/communications plan,
unless that furniture requires electrical and data connections,
whereby then it is included for reference purposes only.
And it is usually drawn as a [inaudible]
so the symbols remain easy to read.
Work stations are the most common example of this.
Receptacles located
within furniture are then included here only
to provide information about the quantities
and the types of outlets needed.
The furniture vendor will be responsible
for providing the final locations for furniture outlets,
and a disclaimer to this effect should be noted somewhere
on this plan.
The furniture plan is a drawn-to-scale floor plan
that shows the layouts and locations of all the furnishings
and equipment within the space.
These are indicated using generic forms
and configurations, but will show the different types
and sizes of furniture, and how many of each type is needed.
This may include systems furniture work stations,
any freestanding furniture,
and will show the basic footprint locations
for any equipment, such as copiers and faxes.
For interior architectural finishes, the lessor
or GSA will provide finish selections
to the agency for their review.
Specific finishes may vary per project, but at a minimum,
these should include flooring materials, wall finishes
and wall base, and finishes for any built-in
or millwork cabinets and countertops.
Once a final scheme is agreed upon,
the finish specification information is included
in the DID set on what's called a finish plan.
For this plan, marker indicators showing
where each finish selection is to be applied are added
to the layout that we took from the construction plan.
Included on this plan will be a legend or a schedule
of the selected finishes.
The finish schedule identifies the material, the manufacturer,
catalog or color number of each finish selection,
and any other specific information pertaining
to installation, such as
if a carpet tile installation is to be quarter turned.
As we look a little closer at the materials schedule,
we'll see an alphanumeric designation assigned
to each selected finish.
On our example here, the first carpet tile selection that's
listed under finish schedule is designed as CT-1.
CT-1 is then noted within a finish marker symbol,
and that marker is placed on the plan in office number 1117,
where that finish is to be applied.
Now, the format of the finish marker symbols can vary,
but their function is the same.
On our example here, the finish marker symbol is a circle
with a triangle-shaped arrow placed
on each of its four sides.
The designation inside the circle indicates the floor
finish and the wall base selection, and the designation
within each arrow notes the wall finish that is to be applied
to the wall to which it is pointing.
Again, because these symbols can vary, be sure to refer
to the finish legend for the definition
of how the marker symbol that's being used is formatted.
Finish markers for cabinetry and millwork are placed
on the plans wherever these items are located.
Again, the format for the markers may vary,
but in our example, we shown a box format divided
into three box sections.
Within each box, a finish selection is noted.
One is for the base cabinet finish,
one for the countertop finish,
and one for the upper cabinet finish.
Now, sometimes, instead of a finish plan,
a finish specification schedule might be included instead.
This is a type of tabular spreadsheet,
and we've included an example of one within the guide.
The spreadsheet is set up by listing each room or area
by name or room number in the column on the left, and then,
across the top, the columns are labeled from left to right
as floor finish, wall base, and then is a direction for each
of the four wall surfaces within a given room.
The respective alphanumeric finish designation is then
placed in the corresponding spreadsheet box
where the finish is to be applied.
And with that, I'm going to turn things back
to Steve for a few moments.
>> Great. Thanks, Jennifer.
So we've given you a lot of information here,
but what we want you to do is to take a look
at the check boxes there.
The six elements we reviewed so far are the minimum requirements
for a DID, as you see by the graphic with the check marks --
and what you'll see included in both level one,
and as we progress, in level two DID sets.
Level one, again, is the basic information that all DIDs need.
Level two includes level one, plus the additional information
that may be desired on a regional basis.
We'll next take a look at those additional elements, but --
on the level two drawings, but first,
let's see if we have some questions right now.
James?
>> Yes, we've got some questions that have come in.
Let's see.
This one says, "Where can I find updates if I need --
if any, to be made to the DID review guide?"
>> I've got that one.
If any changes are warranted to the DID review guide,
we'll make the update, and the guide will be updated
and posted onto gsa.gov link.
So you can always look back to that and see
if anything's changed.
>> Thanks, Steve.
Here's another one.
Can I use the DID review guide
for reviewing federally-owned space DIDs?
>> That might be a Julie question.
>> Julie?
>> I'll take that question.
I'll just answer for Julie.
But yes, the guide should cover the majority of needs
for either -- whether it's a federal project
or a lease project.
>> All right, thanks.
Here's another one.
Can I provide the DID review guide outside of GSA or outside
of the government to a lessor?
>> Hey there, this is Julie.
I'll answer -- sorry, I was on mute before.
Yeah, the guide's posted on gsa.gov.
If you Google it, you'll be able to find it.
Just remember that, even though we have that DID review guide
that talks about level one and level two,
the DIDs that get enforced are those that are in the contract.
So always follow the lease contract
in determining what's enforced.
>> Thanks, Julie.
I think that's all the questions we have so far.
I think our team of SMEs are answering questions as well
in chat, so I think we're good to go.
>> Okay, so as we mentioned before, let's take a look
at those additional elements that are found
in DID level two documents, and see how they differ.
Jennifer, go ahead.
>> Thanks, Steve.
So moving on to additional elements found
in the level two DID set --
the first is a reflected ceiling plan, or RCP.
The RCP is a drawn-to-scale plan of the ceiling, showing the view
that is not a reverse image of the floor plan,
but it is what you would see if you were looking
down at a mirrored floor that reflected all
of the ceiling details above,
such as light fixtures and faucets.
Full-height walls are shown as cut-through a few inches
from the ceiling, as are any wall headers located
above doors and windows.
Anything that's actually
at the floor level is not shown on this plan.
The reflected ceiling plan will show a ceiling grid
for a suspended ceiling, if there is one,
or it will otherwise note if another material is being used
for the ceiling, such as jet board or plaster.
Now, note that there is often a building standard
for ceiling grids and for light fixtures, and any deviations,
if they're allowed, would be at the expense of the tenant.
The locations and types of light fixtures will be drawn
on the plans, along with any changes in ceiling height,
locations of faucets, and any decorative or structural element
that touches the ceiling.
And while we will typically see light switch locations
identified on this plan, any relocation or additions
to the HVAC elements, sprinkler heads,
or emergency egress lighting will not be provided here.
But it will be part of the engineering development
on the construction drawings.
Level two drawing sets will also include interior elevations,
which provide a pictorial view of all built-in millwork
or architectural elements,
such as cabinetry or interior windows.
Elevations are drawn at a larger scale than floor plans in order
to better see their details, and the view of an elevation is
as if the viewer is standing directly facing one
of the vertical surfaces of a built-in.
Now, back on the level two construction plan,
an elevation target marker is placed wherever there is a
built-in element that has a corresponding elevation drawing
included elsewhere within the DID set.
The format of an elevation marker may vary,
but it should always have an arrow pointing
to the built-in object,
and include an elevation drawing number, and the sheet number
where that drawing can be found within the stack.
For our example here, the elevation
for the break room cabinetry is elevation drawing number two,
and that can be found on sheet number 201.
The elevation shows the basic structure of a built-in
or millwork piece in relation to the finished floor below
and the ceiling above.
Notes calling out the construction details will be
included, and face moldings and door
or window casings will be shown where applicable,
along with the vertical dimensions
that could not be expressed on the construction plan.
Any element that may be important but hidden
from this view will be indicated with dotted lines.
On our example here, the upper cabinet above the sink that's
in the middle of the drawing has a horizontal double-dotted line
in the middle, and that indicates there's a shelf
located behind those doors.
And the dotted lines located on those doors
that look a little bit like arrows --
well, those actually are arrows, and they point
to where the hinges are located on those doors.
This tells you which way the doors open up.
And while it's not always the case, cover plate locations
for outlets and light switches are also sometimes seen
on elevators -- on elevations,
as is finish specification information
if it has not already been provided on a finish plan.
Most elevations will also include vertical target markers
that indicate where a cut-through view has also been
taken on the built-in item.
A cut-through view produces another drawing called a section
that will further illustrate the function relationship
between various components of the built-in.
The format of this marker is typically a circle divided
in half, with one half identifying the drawing number
assigned to the section drawing,
and the other half indicating the sheet number
where that drawing can be located elsewhere
within the set.
It's important to note that there is also a small flag
at the bottom of that elevation target marker.
This flag will point either left or right, and it indicates
which direction you will be looking
when viewing the section drawing.
Now, like elevation drawings, section drawings are drawn
at a larger scale so we can better see the details
that are being expressed.
Sections illustrate a cut-through view
that shows the basic details of how the item is
to be constructed, and will have notes describing each detail,
along with any appropriate vertical or depth dimensions
that assist construction.
The other type of section drawing that you will see
in a level two DID set is a partition section,
which is sometimes referred to as a wall assembly.
Again, drawn at even a larger scale, partition sections are --
show a cut-through view for each type of wall construction
that is needed for a project.
Now, back on the level two construction plan,
instead of key notes, or the fill-in patterns that we talked
about seeing in a level one plan,
partitions on a level two plan are labeled with a partition
or wall tag symbol, as we see here.
The wall tag symbol has a designated letter or number
that corresponds to a wall construction drawing
that will be found on that partition section sheet.
On our construction plan example,
here we see that the type of construction designated
for the reception partitions is wall type C. Returning
to the partition section sheet,
each partition section will have notes calling out --
that are called out, describing the construction materials
needed, and how the partition relates
to the existing structure above.
Dimensions from the finished floor to ceiling are referenced,
and any wall assemblies
that have specialty construction needs,
such as sound attenuation minimums, security
or ballistic separations, or fire rated requirements --
the additional materials needed for those types
of construction are also called out.
And the last sheet we'll see
in a level two DID set is the door hardware schedule.
The door hardware schedule provides a detailed list
of the hardware needed for each door in the space,
and how it needs to function
for the tenant agency's requirements.
Now, back on the level two construction plan,
each door is assigned a number that corresponds
to the assigned room number into which it opens.
On our plan example, the door
into room number 1118 will be door number 1118.
And if a room has more than one door,
an alpha designation is added, as in the example here
where we see file room 1127 has a door number 1127A
and an 1127B.
Returning to the door hardware schedule,
there is an ordered listing in a tabular format
of all the door numbers taken from the construction plan.
As you read the columns from left to right,
after the door number, there is a denoted door type,
the wall opening size needed for each door,
construction materials and finishes for each door
and frame, and the type of hardware set assigned
to each door to meet its functional needs.
An area for remarks is also included,
so any specialty instructions
or requirements can be noted as well.
Examples of these might be a door that needs a fire rating,
or an added kick plate, or even an existing door that is
to remain or is being reused.
The door hardware sheet will also include elevations
of each type of door being used,
with each door being assigned an alphanumeric designation that's
been referenced over in that schedule.
So let's take a look at the door hardware sets
under the hardware descriptions.
There is a lot of information here that you are not expected
to memorize, but it is good to be familiar with it.
There are endless variable combinations
for door hardware sets, but there are some things
that you will most often see.
One is the number of hinges needed per door, which is based
on the door height, and note
that door hinges are usually sold in pairs.
So a door where, visually, you will see having three hinges
on it, would be listed here as having one
and a half pair of hinges.
And often, a door closer will be included,
which can affect how much floor clearance required
for the door swing.
It's also good to know if an electric strike is needed,
because this will indicate that the door has some sort
of automated function, whether it's related
to how the door actually opens
or to its locking release functions.
You can also see specialty requirements here,
such as a magnetic alarm switch, or a security exit device.
And the most important detail to note
about the hardware descriptions is how the lock set
of each hardware set needs to function.
For example, does it need
to always be locked from the outside?
Or maybe it needs to be lockable by key only,
but there are a number of variables here, too.
But there are some common lock functions
that you will repeatedly see most of the time.
One of the references we've provided
in the guide are examples of more common lock functions
that you will most often see.
So to clarify, the lock function is simply how the heart
of door lock set itself needs to function.
Once that's identified for a given hardware type set,
the so-called accessories, such as door closers
or electric strike, are then added to that hardware type set
in order to fully articulate what needs to be purchased
and then installed to meet the functional security requirement
for a given door.
Now, door hardware information and hardware types
in particular can seem like a daunting task
to fully understand, and to be perfectly frank, it is.
So to further assist with all the details that you're likely
to come across, we've also included
in the guide a door hardware glossary of common terms,
which can be found on page 30.
While this is not all-inclusive,
if you keep this glossary nearby while you're reviewing a door
hardware schedule,
and cross-referencing the agency's requirements documents,
what's provided here will shed some light on most
of the technical questions that you --
may come up as you review.
And at the end of the elements section of the guide,
we've included examples of full DID sets
for both level one and level two.
So this is just an easy tool to go to if you want to look at
or print out an example of a full set for reference
without shuffling back and forth through the guide.
Clicking on either of these links will pop up a PDF version
that can be downloaded or printed,
and the red line notations of all the details
that we've talked about here today are on --
are included on each --
I'm sorry, are included in those sets as well.
And once again, I'll turn it back to Steve.
>> Great. Thank you, Jennifer.
Well, we've had a number
of questions regarding the level one/level two, and so,
what we want to remind you of is that the total 11
that we've reviewed are what you'll see included
in a level two DID set.
But remember, the first six that we talked
about are the basic requirements that all DIDs need,
what we have identified as that level one.
Some people have noted in the chat
that the level two elements may or may not be included
in level two at DID, but they certainly will be included
in your construction documents.
So next, we'll take a look
at the different additional materials and the resources,
information found in the DID review guide.
We think you'll find these very useful for reviewing DIDs,
regardless of your experience.
But first, let's take a look, see if we have some questions.
James?
>> Thanks, Steve, and I think you've probably already
answered this.
But who determines when a level two is required?
Been seeing that question a lot.
>> Yeah, let's -- Julie, you want to catch that one?
>> Well, the level two is determined, I think,
a conversation between, GSA, the project manager, the LCO,
and the client agency.
It really depends on the complexity, and whether
or not the agency really needs to have the level two work --
that information that's in a level two at the DID stage.
Recognizing that level one DIDs,
which is what you typically get -- your partitions,
your outlets, that -- you know, your finishes,
that sort of thing --
that's something that's provided as part of shell.
Level two DIDs, which gets into more of your --
things like your cross-sectionals and things
like that, that's something that's typically found in CDs.
But if a client says, "No, before I go on to CDs,
I really want to see these at the DID stage, and review
and approve them," then we work out mutually and say, "Okay,
we'll have that required as part of the initial sets of DIDs."
But the client has to agree to fund
that upfront as part of our --
>> All right, thanks, Julie.
Next question, if something gets missed on the DIDs,
who has to pay for it?
>> I got that one.
You know, if an item is stated
in the agency's specific requirements or the program
of requirements, and it was not picked
up during the DID reviews, it's possible sometimes
that these items get added back into the CDs
after an additional review of the requirements.
But if an item was not included in the lease, the ASRs
or the DIDs, this would more than likely be treated
as a change order, and we really are trying to get past the idea
that we have change orders at this point.
Hence why we have checklists and the guide itself,
so we can help you guys get to the point
where we don't have those changes.
>> Thanks, Steve.
Another question, how long should the development
of DIDs take?
And in gathering requirements, I see this very often,
so it's a good question.
Julie, you want to take that one?
>> I think she might have lost connectivity, but I can try
to answer that question.
So really, it depends.
I mean, if you're using a DID workshop to develop the DIDs,
you know, it's possible that it could take several days.
If we're using the iterative process --
you know, if all the decision makers are included
in the DID workshop, then it can be, you know, pretty quick.
So it really depends on whether you're using the DID workshop
or the iterative process.
So the DID workshop being the most expedient manner
to complete the DID process --
>> And I've seen agencies actually list
in their program requirements how long it takes them
to develop DIDs, or even review them.
Thanks. Another question,
what does a triangle mean on a drawing?
>> I've got that one, guys.
Well, there's several triangles typically shown on a drawing,
but the most common are the wall-mounted data outlets,
which usually are triangles filled in in bold,
or wall-mounted telephone outlets shown
in a triangle but not filled in.
I'll also add that a triangle enclosed
by a square is actually an outlet type
that is floor-mounted, not wall-mounted.
But for any symbol where you're not sure what it is,
it's good to check the symbol legend on the drawing
to see if it's identified.
That's what we've been trying to share with you, that if you look
at your legends and your key notes,
that'll help you understand all those funny little pieces
on a page or a sheet.
>> All right.
Thanks, Steve.
I think that's all the questions we have.
Like I said, a lot of our SMEs are going through the chat pane
and answering these -- answering questions as we go.
So I think we're good to go
for the next part of the presentation.
>> All right.
Well, thanks, everyone.
Those are good questions, and we still want to continue
to field your questions.
And as we've mentioned earlier, that we will take the time
in the following days to provide written responses
to any of your questions.
So next, let's take a look
at the additional materials in the guide.
You'll find resources and information,
and as mentioned earlier,
we think you'll find these very useful
for reviewing DIDs regardless of your experience.
So let's turn it back over to Jennifer.
Thanks.
>> Thank you Steve.
So next, in order to provide some supplemental support
for your newfound DID knowledge,
we have also included some materials --
some additional materials and information in the guide.
So first, starting on page 22 of the guide,
we have the supplemental examples and schedules section.
All right, just scroll through there.
You'll find the examples that we referenced back
in the level one review for common electrical symbols
and the finish specifications schedule.
We've also included an example of common furniture symbols
and an example of a DID project schedule
that includes a full round of block sign development.
And there's also an overview
of a typical space alteration process,
and that includes the five standard phases of initiation,
definition, planning, execution, and close-out.
And then, next up, starting on page 27 of the guide,
we have the reference guides and standards section.
Here, you'll find the example for common lock functions,
and the door hardware glossary of terms that we referenced back
in the level two review.
But also included is a list of applicable codes, standards
and guidelines with which design intent drawings need to comply,
and lastly, a list of common abbreviations used in DIDs.
Now, one of the last items
in the DID review guide are the DID checklists,
which take everything we reviewed today and translates it
into a downloadable, user-friendly list
that can be used while reviewing a set of drawings.
A checklist for level one and level two are provided,
so just choose whichever one is appropriate.
And note, when you click on the pop-up link for one
of the checklists in the guide, you can either print it
out in a PDF form that opens up and fill it out by hand,
or you can complete the form directly
on your computer, whichever you prefer.
And the way the checklists are formatted,
each DID element has a section with an itemized list below
of what to look for on that corresponding drawing sheet.
So, for example, if you're reviewing the cover sheet
of a DID set, you would verify the project name
and address are correct,
and then go to the cover sheet section
on the checklist and check that off.
There is also a line at the bottom of each section
for miscellaneous comments, so you have the ability
to add any ancillary comments that need
to be communicated back to the designer, the architect,
or even to the local tenant agency if you are reviewing
in an oversight capacity.
Now, the items listed
on the checklist reference information that's provided
within the guide.
So we really do recommend spending a little time going
through the guide, and getting familiar
with the various details and graphics provided there prior
to using one of the checklists.
It's also really important to stress that the checklists
and the guide are simply tools intended to help you work
through the review process and organize your comments that need
to be further communicated.
Both of these items are intentionally left
not project-specific.
And it cannot be stressed enough how important it is to always --
just always, always review a drawing set while having a copy
of the agency's ASR or POR document at hand
that was the source for the specific design
and construction requirements
that were developed into those DIDs.
And finally, we understand all too well how overwhelming the
amount of information on DID sets can be,
so we've also included a DID glossary of terms
at the very back of the DID review guide.
This contains a helpful collection of definitions
for commonly-used terms directly related
to the DID development and review process.
It also includes some select terms
that you may hear being used during some of the project steps
that occur directly before
or after the DID portion of the project.
And this section alone is a wonderful tool
for both general reference during your project
and for getting more familiar with the wonderful
and somewhat intricate world of DIDs.
And now, I'll turn it back to Jessica to wrap
up things a little bit.
Jessica?
>> Okay, so as some recap at this point, you know,
we've covered a lot, including introducing the Leasing Alert,
reiterating the leasing desk guide requirements
for the DID review process.
Then we provided the initial framework for the guide,
and lastly, a deep dive into the DID review guide,
including the supplemental materials found
at the back of the guide.
You might still be wondering, though,
how can I effectively apply this to my job?
So let's take a look at a real-life example.
So you're working on a project for DHS ICE
for 24,000 square feet, with the DIDs prepared
by the lessor as per the lease.
The DIDs have been prepared following lease award,
and you recall there were some specialty items that needed
to be included on the DID.
Using the DID review guide,
you can now review the DHS ICE room typicals provided
within the agency's requirements to document --
to verify that the layout specifications are captured
on the DIDs.
You also now have a good understand
on the typical symbology used for outlet types,
and you can do a spot check on the wall types
to verify whether the appropriate security mesh
or ballistic material has been notated on the DID.
Lastly, for the security element, now you know how
to review the DID set to ensure any cameras, doorbells,
IDS system items required were appropriately notated
on the drawing set.
And I think that answers one of the chat questions, too.
But really, you know, getting to the goal
of the DID review guide, is really to provide the user
with an improved way of looking at DIDs.
Again, not becoming the design and construction expert
for the design drawings, but really moving the needle
and having a little bit more knowledge to be able to speak to
and interpret the elements commonly shown in a DID.
With end result -- hopefully resulting in fewer change orders
and more clarity on the government's requirements.
I do want to underscore again that the use
of the DID review guide is optional,
but hopefully you'll see the benefits of the tool come
to fruition on your projects,
and you'll be encouraged to use it.
James, I think we have a poll question.
>> We do. We'll go ahead and get that queued up for everyone.
All right, here we go.
After taking this session,
what is your new comfort level in reviewing DIDs?
Very comfortable, expert.
B, average comfort.
C, no prior knowledge.
D, ready and excited to have the guide for the future reference.
If we make that box a little bit bigger, so we can see
if everybody picked the same answer as me --
I was going to say excited.
Well, not D. Not that one.
>> I appreciated that someone liked our odd sense of humor
in our first poll, and so we're bringing it back now.
So --
>> Okay. So it looks like people are feeling more confident.
That's good to hear.
>> Wonderful.
>> And we do have some questions --
we do have one question we were going to interject.
Are the level one DID/level two DID on page 63 --
is that something that GSA has created,
or is that an industry standard?
>> Can you repeat that again, James?
>> When we say level one or level two DIDs,
is that something that GSA has created,
or is that an industry standard?
>> Well, yeah, we did talk about that
in the beginning of the presentation.
When we started the guide, again, as I mentioned earlier
about our background, we had very different people
from all over the nation.
Jennifer is from Chicago,
and I'm from the Portland, Oregon area.
So as we started along,
we realized that the basic DIDs needed certain elements,
the first six on that checkmark on page -- on slide 63.
We also realized, though, that different agencies
and regions wanted to add the -- more specificity, more detail,
the security elements, and maybe some more cross-sections,
and the cabinetry, et cetera -- finishes.
So we included all of those things
like the reflected ceiling plan, and the door hardware,
and that sort of a thing.
But level one/level two is not an industry vernacular.
It is something we created just
to communicate those different elements of the DIDs.
But again, it is not included.
Julie, I believe that the pricing desk guide,
the fifth edition coming out,
will start to talk about level two.
Please correct me if I'm wrong,
and I know that hasn't come out yet.
But I believe the team worked
on a little bit of language for that.
So can you respond to that?
>> I think Julie was having some audio issues earlier in the --
during the presentation.
>> I'm sorry, was that for me?
I'm having trouble hear -- you're so soft-spoken.
What was that again?
What was that question?
>> Well, that was regarding --
>> Another question?
>> -- the level two language
in the pricing desk guide, the fifth edition.
Is level two language included?
>> I'm not sure whether that's going to be
in the pricing desk guide.
I do know that, in the pricing desk guide, we definitely wanted
to get the DID definitions changed to conform
with what we have in the DID guide.
And my understanding is that is what they're going to go with,
so they'll probably talk about level -- at the very least,
level one, if not level two.
And that's why we adopted that for our lease contracts,
so that we would have a consistent definition of DIDs
in our review guide, in our lease,
and in the pricing desk guide as well.
>> So --
>> But again, level two DIDs are considered RWA,
though, and not shell cost.
>> -- okay.
So that was a long answer to say
that it's not necessarily industry standard,
but it is looking like it's going to be incorporated
into the GSA pricing desk guide, for level twos.
>> Thanks, Steve, and --
>> And this is Jennifer.
This is --
>> -- oh, go ahead.
>> -- I was just going to clarify on that one.
The current pricing desk guide does have levels --
what you see in level one identified
as what should be included in a DID set currently.
So that's what's currently in the desk guide, and of course,
updates as they occur with the new pricing desk guide.
>> This is Julie.
Just to clarify that, the current pricing desk guide --
it's equivalent, but they don't use the same terminology
as we do, in terms of how we -- how our DID review guide refers
to the types of drawings.
We refer to the desk guide --
>> Exactly.
>> -- in a different way than --
in the review guide than how the pricing policy -- but the --
they by -- in essence, are the same thing, in terms of meaning.
>> Correct.
>> All right.
We got some more questions rolling in here.
Does GSA require the business partner to sign the DID prior
to preparation of construction drawings?
And I actually had this conversation
with a lease contracting officer
over lunch before this presentation,
so funny that came up.
>> Anyone want to --
>> Julie --
>> Think I can answer that.
>> You want to go ahead, go ahead.
Answer it.
>> I know when we do DIDs here in region five,
we do require an approval.
It can be on a drawing set, or it can be via e-mail.
That simply approves everything that you see in the DIDs.
Certainly, there are changes, small changes that can be made
as you're developing the CDs, if doors need
to be changed, things like that.
But we do require some sort of sign-off.
>> All right.
Thanks for answering that one.
Another question, where might someone who is not familiar
with GSA lease or federally-owned design
and construction projects go for more understanding --
scroll down for the rest of the question --
of process, protocol, and direction?
I think our answer to that one might be attend more client
enrichment series sessions, but...
I don't know if you guys hold webinars or anything
like that outside of this series.
>> Yeah, another reference might be the GSA PBS P100,
and you can find that --
I believe on the gsa.gov public site.
But there may be some references there,
and then you can also take a look
at the GSA leasing desk guide as well.
>> All right.
I think that's all the questions that we have, and it looks
like we're answering those questions as we go in the chat.
I don't know if there's any more slides in the presentation.
I think I cut somebody off
as I was asking these questions, so -- there we go.
So there's a slide with all
of our upcoming client enrichment series presentations.
We have eRETA that's coming up.
We're calling it "Summer Camp," on July 19th.
We also have our customer forum --
PBS customer forum on June 25th, so there's some links out there
to register for those events.
And you can also go
to our client enrichment series website, www.gsa.gov/ces.
If the team -- do you guys have anything else you'd
like to share with the group before I close this out?
>> Nope. Thank you all.
>> All right.
I'll go ahead and close us out.
>> Thank you.
>> Well, first of all I'd like to thank Jessica, Steve,
and Jennifer, and our SMEs
that have been answering these questions.
Appreciate your help.
Presentation, I think, was awesome.
Like Andrea had said at the beginning of the hour,
this is probably one of our most highly-attended presentations
that we've had.
I think we had over 500 people signed up for this presentation.
So I think it was a good success.
I'd also like to thank all of our clients today
who were able to join us.
We'll post today's presentation,
a YouTube closed captioned video,
as well as a formal Q&A document
for future reference, on our website.
Like I said, www.gsa.gov/ces.
We will also send you this information
in a follow-up e-mail message before our next presentation
in this series.
As we all know, the goal of the client enrichment series is
to engage our audience in workplace topics
that can contribute to mission success and effective management
of your real estate and workplace programs.
Thank you, and have a wonderful rest of your day.