Park Projects are Go for Gallatin

Gallatin moves forward with park projects
The Tennessean, May 9, 2008

Three major Gallatin park projects in the works are expected to create walking trails, dedicated play spaces for pets and spruced-up fields for ball games.The city’s first dog park, between the football and softball fields at Triple Creek Park, is beginning to take shape, and the ball fields at Thompson Park are being renovated for the first time since the 1970s.A new city park in the Station Camp area is also on the drawing board.“It’s good to know that the council we have now and the general public is looking ahead,” Gallatin Leisures Services Director David Brown said. “Even though the economy is slow, we’re not just sitting on our thumbs -- we’re moving ahead.”
dog park
During a winter trip to Arizona, local resident Jeanette Parker took her dog, Zoie, a Boxer, to visit some dog parks she found there. What she saw convinced her that she would make similar use of such a facility here.“She loved it; she had so much fun,” Parker said, noting that about sixty dogs of various shapes, sizes and breeds socialized while the owners sat under three large pavilions and watched.“It had a huge lake, and the Labs could just dive off in it,” she said. “It was just a great experience for us as well as the dogs. I told my husband the first thing I was going to do when I got home was call David Brown. I think it’s a very positive thing for the city, and we really need it.”The dog park project is expected to cost about $6,000, and improvements will be ongoing until the tentative June 1 opening.

Thompson Park
A renovation at Thompson Park, a $40,000 project, primarily involves the two ball fields, which have been resodded and now have new backstops and dugouts. New lighting will also be installed at the park.The Gallatin Kiwanis Babe Ruth League and traveling teams use the two ball fields, but when they aren’t occupied, the public is free to play ball, Brown said.“The city has done an amazing job. You can tell the kids are excited about it. Even though it’s been there for years and years, it gives it a new look,” said Milan Kazar, president of the Babe Ruth League.
New park
Developer Dan Downs offered to donate to Gallatin 40 to 50 acres of land, backing up to Saint Blaise Court and Sugartree Lane, for a city park. The acreage donation has not yet been finalized.“It’s pretty land. Mostly what this park would be is a neighborhood park with trails, picnicking and practice fields,” Brown said. “We’re hoping that proposal will come through.”Downs proposes to donate the parkland and additional acreage for a city safety center with space for a police precinct, fire hall and a satellite city recorder’s office. They would be carved out of a tract he is developing for Hidden Creek, a commercial development with a shopping center and office buildings that planning commissioners will consider May 19.“I think the city is in need of a park in that area,” Downs said. “I’m also donating land for other purposes in that area to include a church, municipal buildings, and have plans to sell at a reduced price, land for a college.”Free Will Baptist Bible College announced Nov. 19 its plans to locate to a Gallatin site, fronting onto Bison Trail to the south and Station Camp Creek to the west. The college announced at that time that contract details could not be disclosed until the contract was finalized and city approvals had been obtained.

Franklin is looking for a few new leaders

Franklin runs despite string of open jobs
The Tennessean • May 7, 2008

FRANKLIN — For months, the buzzword at Franklin City Hall was "turnover," as a succession of long-term staffers resigned and left. Now the word might be "vacancy."
Key positions in Franklin are open and will remain unfilled until a new city administrator can be chosen. Meanwhile, top jobs such as deputy assistant administrator will likely be cut altogether to save money and reduce Franklin's bureaucracy.
Top Franklin leaders say the public won't be able to tell a difference in how the city's run. But they caution they don't want to see the arrangement go on indefinitely, though a new city administrator won't likely be named for months.
"Is this the pace we all want to maintain for ourselves for the next four years? I would say no," Mayor John Schroer said.
Schroer's election in October coincided with numerous resignations and vacancies throughout the city. The latest resignation comes from Planning Director Jaime Groce, who announced recently he would be leaving the city when his family relocates to Memphis this summer.
The losses are being covered by city staffers such as Russ Truell, who was promoted from assistant city administrator to interim city administrator after longtime City Administrator Jay Johnson resigned earlier this year.
"As with any team, when a key player is injured, the remaining players step up and take up the slack," Truell said. "However, too many vacancies will eventually wear down the staff if left unfilled on a sustained basis."
The vacancies may mean more work for city staffers now, but Schroer sees the openings as a lure for candidates interested in being hired as the next city administrator.
"They will be able to build his or her own team," Schroer said. "I think that will be a carrot to somebody who wants to come in and help this city move on to its future."
Search firm hired firstThe selection of a city administrator won't come until much later this year. The first step will be hiring an executive recruiting firm to sort through potential candidates for the job.
Schroer said aldermen will likely vote on a firm during their regular May meeting. The apparent favorite among aldermen is Norcross, Ga.-based Slavin Management Consultants, which Schroer said would be paid about $20,000 for a search that includes background checks, among other things.
Whether a new city administrator has the same framework of managers and directors in place remains another matter.
Truell said he likely will recommend eliminating the deputy assistant city administrator position, which was filled by Randy Wetmore.
Wetmore, who left along with Johnson earlier this year, drew a $126,523 annual salary.
"We always look for areas to eliminate top staff positions, wherever possible," Truell said. "I suspect that I will recommend that position for elimination."
Other potential cuts include the elimination of the assistant city engineer position. Truell said his full list of recommendations will be delivered to aldermen for a vote with the city's 2008-09 budget in a few weeks' time.
If there's been a drop-off in service, architect Matt Taylor says he hasn't seen it. Taylor, who helped design the city's new police headquarters being built on Columbia Avenue, has seen continuity despite the changes.
"They've done a really good job of moving things forward as smoothly as possible," Taylor said. "Somebody's been there to step up and assume the responsibility that makes the city business keep moving."

Suburban living to accomodate person wanting to live close to work and entertainment

More condos are ready and waiting
Two have residents, others pre-selling
Williamson A.M. • May 2, 2008

FRANKLIN — People looking for condos or town houses in locations that are closer to work and entertainment will find increasing options in Franklin later this year and in 2009.
There are six developments in different stages of completion in and around downtown Franklin and in Cool Springs that offer a complete alternative to suburban subdivisions of large single-family homes and yards — and the maintenance obligations that go with them.
The possibility of "lock and go" living that is within walking or biking distance of shops and restaurants appeals to a broad spectrum of homebuyers and the appeal may be growing as the price of gas continues to climb, some builders say.
"I think it's going to become more important to live near where you work and where you play. It's a way of living more sensibly and living greener, but you don't have to give up your luxuries," said developer Khris Pascarella, who is creating The Residences of Grant Park at Cool Springs.
Construction was scheduled to commence this week on Grant Park, which will be off McEwen Drive. The development is already 20 percent pre-sold, Pascarella said.
The first phase of Grant Park is expected to be finished in the fall. This condominium community will be gated and the 51 homes will be contained in seven buildings of French, Federal and Classical architectural design.
Pascarella is loading the community with amenities, including a pool, clubhouse, fitness center, 950-square-foot garages and generous green space that will create a parklike setting.
He says all of these extras, including high-end interior finishes, are based on careful market research.
"I'm all about reducing risk and the more research you do, the less risk you take," he said.
"When you read the research, especially for empty nesters, it's 'storage, storage, storage'," he said. "They need a place to store family heirlooms or photo albums or the kids' mementos from school."
"So our garages are bigger and half of your garage is going to be for storage or hobby space if you want it, " he said.
Prices at Grant Park are from $236,000 to $444,000 for units that will range from 1,010 to 1,634 square feet.
Low-maintenance retreat
Grant Park is not the only town house/condo option around town.
Located off Columbia Avenue near the heart of downtown Franklin, General's Retreat already has residents.
This community of traditional town houses and one-bedroom studio condos has 15 active for-sale listings. They are all town houses; the studios in phase one are sold out.
The two-story town houses have two or three bedrooms and range from 1,861 to 2,027 square feet. Prices are from $356,900 for a two-bedroom, 21/2 bath unit to $376,900 for a three-bedroom, 31/2 bath home.
After the first phase of 51 homes is finished and sold, a second phase of 24 more homes is planned, with construction to begin late this year or early in 2009, sales agent Kimberly Jones said.
As is the case with all of these developments, interior finishes are high-end. General's Retreat homes have mahogany front doors, all-brick and Hardie siding exteriors, granite countertops and maple cabinets in the kitchens, hardwoods in living areas and large master bathrooms with separate tubs and showers.
There is also a fiber-optic service package for residents and each unit has its own security system.
The neighborhood is attracting a mixture of residents, from young singles and couples to retirees, said agent Lisa Rybak. "It's the fantastic location being just a few minutes from downtown Franklin," she added.
Jones said the increasing interest in developments such as General's Retreat is a reflection of some people's exhaustion with the work that is involved in the upkeep of big yards and houses. "That whole trend of high maintenance and upkeep — people are getting tired of it," she said.
Eleventh Off Main
Not far from General's Retreat is Eleventh Off Main, whose name gives its location near the heart of historic Franklin.
This all-brick town house development is built in the Federal style and will have just 15 homes when it is completed. Five of them are already sold.
Eleventh Off Main has an enviable location and interior upgrades such as stainless steel appliances, double ovens, five-burner stoves and granite countertops in the kitchens, and solid-oak, sand-and-finish hardwood floors.
The units will also feature gas fireplaces, all-tile bathrooms, bricked-in patios and 10-foot ceilings. A master bedroom suite on the first floor is an option in two of the three floor plans here and prices range from $450,000 to $550,000.
The Villages at Royal Oaks
Planned for just off Royal Oaks Boulevard, construction of this development has not begun. One reason for the delay is that the developer has just finished revamping the floor plans.
The Villages at Royal Oaks opened a full-size model at 1945 Mallory Lane next to Sprintz last year and the changes are a reflection of what consumers who have visited have said they wanted.
According to sales agent Jessi Sgarlata, master suites have been added to the main floors on all of the town houses. Previously, only one floor plan featured the master suite down.
Studies have also been added to all of the town house floor plans, she said, and the architecture at the front door of each home has been adapted to create individuality and privacy.
Recently The Villages has been offering $50,000 pre-construction discounts to buyers, but those discounts may expire this week, she said.
When The Villages at Royal Oaks is complete, it will offer one-bedroom flats from $269,900 to $314,900; town homes of two or three bedrooms from $489,900 to $629,900; and penthouses from $399,900 to $724,900.
Buyers here have several interior finish packages to choose from. Standard features include white-oak floors, 10-foot ceilings, granite in all kitchens and bathrooms, 5-inch baseboards, Kohler plumbing fixtures, a stainless steel, six-burner DCS gas stove in the kitchen, Bosch dishwasher and Whirlpool Duet front-loading washer and dryer in the laundry room.
Every unit will have a furnished private courtyard or terrace, many of them with an outdoor gas fireplace. There will also be controlled access garages, underground storage space and call boxes for visitors.
Jamison Station
Just across Liberty Pike from The Factory at Franklin, Jamison Station offers hip loft-style condos and town houses in a mixed-used neighborhood. The design elements evoke the vintage industrial/manufacturing/warehouse architecture that exists across the street.
The construction that is under way here is all a part of phase one, which is sold out. The second phase of construction will begin later this year and units are already being sold.
It will contain 85 condos with prices ranging from $267,900 to $620,900.
Amenities will include a sun deck with pool and spa, onsite concierge, private indoor parking and access to pedestrian-friendly onsite retail.
Interiors will feature hardwood floors in living areas, large balconies or terraces, KitchenAid gourmet kitchens with contemporary cabinets and Kohler fixtures in the bathrooms.
McEwen Town Center
This Southern Land Co. mixed-use development is just getting under way and will be on McEwen Drive near Cool Springs. The developer plans to have 258 loft-style apartments ready at the end of the year, and a set of 37 town houses by spring 2009.
An additional set of 59 town houses is scheduled for completion in the fall of 2009and 240 condos are slated for completion in December 2009.
This will be a mixed-use neighborhood that will eventually feature 1,000 residential units and a Whole Foods store with additional retail as well as office spaces.
Prices for the town houses and condos are not yet available; construction on this project is scheduled to continue into 2014.

Waterford Place approved for Brentwood

Brentwood clears way to extend rock wall
Three-story mixed-used development on Franklin Road gets approval
The Tennessean May 8, 2008

BRENTWOOD — Another 40-foot-tall rock wall is to be carved out of the sloped hillside along Franklin Road and Lynnwood Way, even though Brentwood officials are still unhappy with the 2-year-old wall looming over Walgreens next door.

The new rock wall, which will range in height from 16 to 40 feet, will be cut out of the hillside behind a proposed three-story, 42,700-foot mixed-use development called Waterford Place, which will be on Franklin Road, north of Walgreens.


The Brentwood Planning Commission approved the wall on Monday, despite concerns that it will be as unsightly as the tall, sheer-cut wall behind Walgreens.

"I voted against the Walgreens, and I think this is no different," said Jack Fletcher, a planning commissioner. "I think they're going to plant a few trees and it's going to take about 20 years to mature and be any value there."

Ragan Smith Associates' Alan Ramsey, the engineer on the project, said the firm intends to use the natural rock inside the hill for the structure and will screen the rock wall with evergreen vegetation.

Ramsey said the Waterford Place building is proposed to be about 42 feet tall, which would create another shield to camouflage the wall.

The area around Franklin Road and Moores Lane is quickly developing within the Brentwood and Franklin city limits. That's what had Fletcher concerned.

"The property next to it is going to develop, and it's got to tie into this property," he said.

But planning commissioner Everett Cowan said they've learned from the mistakes they made with the Walgreen's site.

"We're talking about setting back 10 to 15 feet from the curb line before this wall starts. At Walgreens, you're doing good if you got two feet. It's maybe a foot and a half," he said.

He also said the Waterford Place site has better soil than the Walgreens site to support vegetation growing up the hill.

After discussing the wall for about 30 minutes, the commission approved its inclusion on the Waterford Place site plan with a 4-3 vote.

Waterford Place approved for Brentwood

Brentwood clears way to extend rock wall
Three-story mixed-used development on Franklin Road gets approval
The Tennessean May 8, 2008

The new rock wall, which will range in height from 16 to 40 feet, will be cut out of the hillside behind a proposed three-story, 42,700-foot mixed-use development called Waterford Place, which will be on Franklin Road, north of Walgreens.

The Brentwood Planning Commission approved the wall on Monday, despite concerns that it will be as unsightly as the tall, sheer-cut wall behind Walgreens.

"I voted against the Walgreens, and I think this is no different," said Jack Fletcher, a planning commissioner. "I think they're going to plant a few trees and it's going to take about 20 years to mature and be any value there."

Ragan Smith Associates' Alan Ramsey, the engineer on the project, said the firm intends to use the natural rock inside the hill for the structure and will screen the rock wall with evergreen vegetation.

Ramsey said the Waterford Place building is proposed to be about 42 feet tall, which would create another shield to camouflage the wall.

The area around Franklin Road and Moores Lane is quickly developing within the Brentwood and Franklin city limits. That's what had Fletcher concerned.

"The property next to it is going to develop, and it's got to tie into this property," he said.

But planning commissioner Everett Cowan said they've learned from the mistakes they made with the Walgreen's site.

"We're talking about setting back 10 to 15 feet from the curb line before this wall starts. At Walgreens, you're doing good if you got two feet. It's maybe a foot and a half," he said.

He also said the Waterford Place site has better soil than the Walgreens site to support vegetation growing up the hill.

After discussing the wall for about 30 minutes, the commission approved its inclusion on the Waterford Place site plan with a 4-3 vote.

Home sales are forecasted to improve

Realtor study predicts sales growth
Nashville Business Journal May 7, 2008
National Association of Realtors expects home sales improvement soon Study: Expect home sales improvement soon
A National Association of Realtors study shows house sales remained soft in March, but the organization is forecasting sales will begin to improve over the summer.

The NAR's Pending Home Sales Index dropped 1 percent to 83 in March and was 20.1 percent lower than the March 2007 index of 103.9.

NAR Chief Economist Lawrence Yun says the extent of an expected recovery depends on better access to affordable loans.

"Things are beginning to improve, but the availability of affordable mortgages is uneven around the country and sometimes within metropolitan areas," Yun says. "As anticipated, we continue to look for a soft first half of the year, for both housing and the economy, before notable improvements in the second half. Some time is needed for FHA and new conforming jumbo loans to become widely available."

Existing-home sales are projected to rise from an annual pace of 4.95 million in the first quarter to 5.82 million in the fourth quarter, NAR said. Existing-home sales are likely to total 5.39 million, and then rise 6.1 percent to 5.72 million next year.

"Although more than half of local markets are expected to see price growth this year, the aggregate existing-home price will decline 2.4 percent in 2008, driven by a relatively few markets that are very oversupplied," Yun says.

NAR projects a median sales price of $213,700 and a 4.1 percent jump to $222,600 in 2009.

New-home sales are expected to fall 30.9 percent to 536,000 in 2008 before rising 10.1 percent to 590,000 in 2009. Housing starts, including multifamily units, will probably drop 29.5 percent to 955,000 in 2008, and then rise 1.3 percent to 967,000 next year, NAR predicted.

The median new-home price is estimated to fall 3.7 percent to $238,000 in 2008, then rise 5.4 percent in 2009 to $250,900.

NAR said the 30-year fixed-rate mortgage is likely to increase gradually to 6.2 percent by the end of the year, and then average 6.3 percent in 2009.

Olive Garden planned to come to Spring Hill community

The Tennessean-May 6, 2008
SPRING HILL — It's been rumored for months, and now it appears that two new restaurants are coming to The Crossings.
The city Planning Commission will consider the sketch plan Monday for an Olive Garden proposed on the left side of the entrance of Spring Hill's new 63-acre shopping center near the corner of Main Street and Saturn Parkway. It will also vote on a sketch plan for an O'Charley's, which wants to locate on the entrance's other side.
City residents have speculated for so long about the two that the hearsay almost reached folklore status.
"I'd hear it come up, but nobody had any hard facts," three-year resident Julie Whittier said. "It just seemed like a rumor, like something talked about because they wished it would come here."
Whittier said it would be nice to have more sit-down restaurants closer to home.
"I know it will be packed," she said of Olive Garden. "I am 100 percent Italian, so I am pretty picky about Italian food, but this is a decent, affordable place. It's great news for families."
Another Olive Garden fan is Marceline Miller, who moved to Spring Hill about a year ago from Clarksville. She likes it so much she held her daughter's baby shower there.
"I'm just so excited that more things are coming to Spring Hill. We really like it here a lot," she said.
Miller likes having more local choices rather than having to think about the gas she'd burn driving to Cool Springs and said she hopes the city's momentum will continue. A Super Target, Kohl's, Cracker Barrel and Logan's Roadhouse have already opened at The Crossings. Construction continues on other stores, which include Books-A-Million, Circuit City, PetSmart and Ross Dress for Less.
A second phase of The Crossings, expected to include more shops, hotels and a
12-screen movie theater, will start in the fall on the adjacent 50 acres. The development is anticipated to eventually generate around $4 million in sales tax revenues for the city.
Mayor Danny Leverette said people have been asking him about these restaurants for months.
"We have developers who continue to step up to the plate because they listen to what people in Spring Hill want," he said. "We have a lot of things that are being worked on right now."
Leverette also confirmed that Wal-Mart has expressed interest in Spring Hill. The corporation planned to build in Thompson's Station but abandoned those plans last year.
Whittier said it all makes for good chatter among friends while they wait and see what pans out.
"Things are coming in droves," she said. "If there's even an inkling that something is coming, it gives people a lot to talk about."
The commission meets at 5:30 p.m. at City Hall, 199 Town Center Parkway.
Contact Jill Cecil Wiersma at 790-7207 or jwiersma@tennessean.com.

Two new restauraunts coming Spring Hill's way

Two chains on way to Spring Hill
Commission to consider plans for Olive Garden, O'Charley's
The Tennessean • May 6, 2008

SPRING HILL — It's been rumored for months, and now it appears that two new restaurants are coming to The Crossings.
The city Planning Commission will consider the sketch plan Monday for an Olive Garden proposed on the left side of the entrance of Spring Hill's new 63-acre shopping center near the corner of Main Street and Saturn Parkway. It will also vote on a sketch plan for an O'Charley's, which wants to locate on the entrance's other side.
City residents have speculated for so long about the two that the hearsay almost reached folklore status.
"I'd hear it come up, but nobody had any hard facts," three-year resident Julie Whittier said. "It just seemed like a rumor, like something talked about because they wished it would come here."

Whittier said it would be nice to have more sit-down restaurants closer to home.

"I know it will be packed," she said of Olive Garden. "I am 100 percent Italian, so I am pretty picky about Italian food, but this is a decent, affordable place. It's great news for families."

Another Olive Garden fan is Marceline Miller, who moved to Spring Hill about a year ago from Clarksville. She likes it so much she held her daughter's baby shower there.

"I'm just so excited that more things are coming to Spring Hill. We really like it here a lot," she said.

Miller likes having more local choices rather than having to think about the gas she'd burn driving to Cool Springs and said she hopes the city's momentum will continue. A Super Target, Kohl's, Cracker Barrel and Logan's Roadhouse have already opened at The Crossings. Construction continues on other stores, which include Books-A-Million, Circuit City, PetSmart and Ross Dress for Less.

A second phase of The Crossings, expected to include more shops, hotels and a
12-screen movie theater, will start in the fall on the adjacent 50 acres. The development is anticipated to eventually generate around $4 million in sales tax revenues for the city.

Mayor Danny Leverette said people have been asking him about these restaurants for months.

"We have developers who continue to step up to the plate because they listen to what people in Spring Hill want," he said. "We have a lot of things that are being worked on right now."

Leverette also confirmed that Wal-Mart has expressed interest in Spring Hill. The corporation planned to build in Thompson's Station but abandoned those plans last year.

Whittier said it all makes for good chatter among friends while they wait and see what pans out.

"Things are coming in droves," she said. "If there's even an inkling that something is coming, it gives people a lot to talk about."

The commission meets at 5:30 p.m. at City Hall, 199 Town Center Parkway

Lending rates contiue to drop

Major banks lower lending rates
May 1, 2008 - Nashville Business Journal
The Federal Reserve cut the federal funds rate 25 basis points to 2 percent due to further weakening of economic activity.
The Federal Reserve's Open Market Committee voted 8-2 to cut the rate as recent information indicates slowing growth in consumer spending as well as some softening in labor markets.
"The substantial easing of monetary policy to date, combined with ongoing measures to foster market liquidity, should help to promote moderate growth over time and to mitigate risks to economic activity," the Federal Open Market Committee says in a written statement. "The committee will continue to monitor economic and financial developments and will act as needed to promote sustainable economic growth and price stability."
Loans to business borrowers are tied to the prime rate, which is 3 percent above the federal funds rate. Thus, with yesterday's decrease, the business borrower, if paying prime, is now paying 5.25 percent.

Tollgate in Williamson County is becoming a reality

Amenities, commercial development take shape at Tollgate
Medical facility will break ground in May
The Tennessean, April 23, 2008

THOMPSON'S STATION — The "live, work, play" concept behind Tollgate Village is morphing from drawing board to reality.
Billed as a neighborhood with all the trappings of a community, Tollgate Village's inventory of services and facilities will eventually extend beyond the typical pool and clubhouse.
But the outdoor recreation crowd should be happy come Memorial Day weekend, when Tollgate Village unveils its amenity center, which will encompass a fitness and aerobics center, tennis courts, beach-entry swimming pool and basketball courts.
Also in the pipeline for Tollgate is the 45,000-square-foot Tollgate Village Medical Pavilion, a facility anchored by an office occupied by a joint venture between Williamson Medical Center and St. Thomas Hospital. The facility will house a women's health services center, a sleep lab, primary care physicians and physical therapy and imaging. Construction on the project, which is in development through First Colony Healthcare, is expected to begin by late May, said Dennis Norvet, First Colony president and principal of the company's Franklin operation.
Norvet said the notion of putting a medical facility inside a neighborhood represents the philosophy of planned communities in which everything is within easy reach for its residents.
"Instead of patients going to the doctor, the doctors are coming to them," Norvet said. "It's an arrangement that's attractive to health-care providers because of the convenience to the Williamson County public."
First Colony recently completed a similar development project in Charlotte, N.C.
The 4-acre health-care campus is also expected to include dental and orthodontic practices, and possibly family counseling.
CVS is first tenantTollgate Village's first confirmed retail tenant, CVS pharmacy, is expected to open later this year.
Pegan Sherick, sales manager for Tollgate Village's residential dealing, said the quick pace of Tollgate's development should make it attractive to potential homebuyers, even in tough economic times.
"We're doing the things now that a lot of communities don't see until years down the road," Sherick said. "When people start to see these amenities taking shape so quickly, you see the springboard effect."
Forty-five homes in the development are occupied. Once complete, the final total of 750 dwellings is planned to include 400 houses, 170 townhomes, 180 apartments or condos and as many as 200 live/work multipurpose units.
More than 70 acres of retail property is planned within the development and is expected to include small eateries and retail options. A series of parks and walking trails is also planned.