Report to Development Services Committee Date of Meeting: November 6, 2007

SUBJECT: Proposed Work Program for the Directed Growth Strategy

Leading to a New Official Plan

PREPARED BY: T. J. Lambe, Manager, Policy and Research Division

RECOMMENDATION:

That the report entitled “Proposed Work Program for a Directed Growth Strategy Leading to a New Official Plan”, dated November 6, 2007, be received;

And That the Director of Planning and Urban Design be directed to proceed with the work program for a Directed Growth Strategy leading to a New Official Plan, as outlined in the report, including:

· the project phases outlined,

· arrangements for designing the consultation/communication program and completing the required studies,

· arrangements for staffing and consultants, and,

· analysis leading to recommendations for a preferred growth option,

subject to required budget approvals by Council;

And That Hemson Consulting Limited be retained as the preferred supplier to assist the Town in completing technical analyses for the growth forecasts, and for the development and evaluation of growth options, and related work, subject to required budget approvals by Council;

And That the 2008 Capital Budget requests to fund work relating to the preparation of a Directed Growth Strategy be approved through the ongoing budget process;

And That Council identify the preparation of a Directed Growth Strategy and New Official Plan amongst its near term strategic priorities;

And That Staff report further, as necessary, in regard to individual components of the work program;

And that Staff be authorized and directed to do all things necessary to give effect to this resolution.

EXECUTIVE SUMMARY:

The Town of Markham is presented with an unprecedented opportunity to plan for the long term future of the municipality. This circumstance stems from significant changes in Provincial legislation and Provincial and Regional growth and natural heritage protection policies, for which Council has expressed general support. The Town must now define a Markham strategy for directing growth and protecting the natural heritage system, conforming to Provincial and Regional policy. The work essential to preparing a Directed Growth Strategy, to address conformity with senior government policies, and to support Town responses to ongoing senior government policy development should now proceed with Council’s authorization.

It is understood that the program to develop the Directed Growth Strategy will involve extensive public consultation and coordination with various Town departments, other levels of government, public agencies, the Markham public and a range of stakeholders. It is also noted that the Town and the Region have gone on record with the Provincial and Federal governments to identify that direct senior government investment, new funding sources and financial tools will be required for municipalities to successfully implement growth plans including the delivery of residential intensification as directed through the Growth Plan for the Greater Golden Horseshoe.

This report outlines and recommends a work program to prepare a Directed Growth Strategy for the Town. Council’s approval of the work program is requested. As the work on the Directed Growth Strategy progresses, regular updates, and reports as needed, will be submitted to the Development Services Committee. At the request of the Committee, following a presentation regarding the proposed Directed Growth Strategy on January 23 2007, a companion report has been prepared by the Town Solicitor in regard to matters of conformity with senior government legislative.

FINANCIAL CONSIDERATIONS:

Funding for work required to complete the Directed Growth Strategy will be included in the Capital Budget on an annual basis. Some funding is already approved for studies in progress, or through the 2007 Capital Budget. Additional funding is requested in the 2008 Capital Budget; the work program outlined in this report will require approval of these budget requests. Future funding requirements will be included in subsequent budget submissions.

New Provincial legislation and new Regional planning policies, established in the period between 2004 and 2006, have significantly changed the policy framework for land use planning and environmental protection within which the Town operates.

1.0 Provincial Legislation

Between 2004 and 2006 the Province established, through new legislation, several requirements for municipal planning that affect the Town of Markham. These include:

· revisions to the Planning Act and new Planning Act Regulations;

· a new Provincial Policy Statement under the Planning Act;

· the Oak Ridges Moraine Act and Plan;

· the Greenbelt Act and Plan; and,

· the Places to Grow Act and the Growth Plan for the Greater Golden Horseshoe.

The Provincial Plans and planning reforms establish a provincial framework to guide municipalities in managing future growth. The Growth Plan for the Greater Golden Horseshoe (GGH) assigns population and employment growth in priority locations within the GGH Regions, in order to decrease pressures for growth on other significant natural heritage areas and agricultural lands within these Regions. Municipalities are required to establish policies to accommodate growth in the context of Provincial Plans and policies.

Growth is primarily directed to locations where it has historically been greatest, where the infrastructure capacity to serve new development is already well developed, and can be most efficiently upgraded and where there is experience in managing significant growth over time. The Plan links infrastructure investment (eg transit systems) to growth policies emphasizing compact development form, mixed use and higher densities. The Plan emphasizes a balanced approach to managing growth across the GGH that seeks to accommodate new growth and maintain economic prosperity while protecting greenspace and maintaining a high quality of life for those living and working in the GGH.

The new Provincial legislation requires implementing actions from municipalities to ensure conformity of local planning policies and practices. The Town has already implemented the Oak Ridges Moraine Act and Plan. It is now necessary for the Town to implement other new Provincial legislation and Regional policies, including the new planning policies that the Region will also establish in response to the new legislation.

1.1 Greenbelt Act and Greenbelt Plan

The Greenbelt Act and the Greenbelt Plan were released in February 2005. The Plan relates to approximately 5200 ha of land in Markham, delineated by regulation, generally located in the eastern portion of the Town or associated with principal river valleys north of the current urban settlement area. The Town is required to ensure that its Official Plan conforms to the Greenbelt Plan within the maximum five year timeframe established in the Planning Act to determine the need to review a municipal Official Plan.

Council has formally expressed support for the Greenbelt Plan. In October 2005, the Town adopted OPA No.140 establishing policies for the Rouge North Management Area and incorporating references to ensure conformity with the policy direction identified in the Greenbelt Plan. However, these references do not achieve full conformity with the Greenbelt Plan. Further policies will be required to fully address the Plan as it applies to Greenbelt lands in Markham. The necessary work to develop new policies is being addressed as part of the Environmental Policy Review and Consolidation, now underway.

1.2 Places to Grow Act and the Growth Plan for the Greater Golden Horseshoe

The Places to Grow Act took effect in June 2005; the Growth Plan for the GGH came into effect on June 16 2006. The Town is required to ensure that its Official Plan conforms to the Growth Plan by June 16 2009, or within an alternate timeframe prescribed by the Minister. In this regard, the Town must also conform to the Regional Official Plan, pursuant to anticipated amendments to the ROP also conforming to the Growth Plan. A transitional regulation has been established to address requirements for applications for planning approval dealt with during the period in which conformity is being pursued. Under the provisions of the regulation, new applications for planning approval received after June 16 2006, are required to conform to the Growth Plan.

In January, 2006, Council commended the Province for providing a long term, comprehensive plan to guide Greater Golden Horseshoe municipalities in managing growth, but also expressed the view that the plan will only be viable with a significant and sustained Provincial commitment to infrastructure funding and financial policy reform. Council requested the Minister of Public Infrastructure Renewal to provide a long term, multi-year, sustainable provincial infrastructure investment strategy in support of implementation of the Growth Plan.

Additionally, among other comments, Council emphasized the need for municipal control regarding development phasing and determining locations for intensification. Through the Directed Growth Strategy and New Official Plan, Council has the opportunity to articulate control over these matters while addressing conformity with the Growth Plan.

1.3 Changes to the Planning Act and Regulations under the Planning Act

Between 2004 and 2006, the Planning Act was amended 5 times. Major changes to the Planning Act were made by Bill 26 – the Strong Communities Act and Bill 51 – Planning and Conservation Land Statute Law Amendment Act.

The changes to the Planning Act have established new municipal obligations and authority, modifications to the planning process, and new tools to address development issues. For example, the Act now requires municipalities, in carrying out their responsibilities under the Planning Act, to have regard to (among other things), “the promotion of development that is designed to be sustainable, to support public transit and to be oriented to pedestrians”. New tools have also been added to the Act such as conditional zoning, and new authority provided to allow site plan approval to address matters relating to sustainable exterior building design.

The Planning Act now requires Council decisions to be consistent with the Provincial Policy Statement and to conform to Provincial Plans that are in effect on the date of the Council decision. Council is also required to review the Official Plan at least every five years to ensure the Plan:

· conforms to provincial plans or does not conflict with them,

· has regard to matters of provincial interest,

· is consistent with the Provincial Policy Statement, and

· incorporates policies dealing with the protection of employment areas.

The development of the Directed Growth Strategy and New Official Plan will provide the Town with an opportunity to further address implementation of the new tools available to address growth issues in the Markham context.

1.4 Revised Provincial Policy Statement

The PPS was revised in 2005, in part to ensure consistency with revisions to the Planning Act, and as a prelude to the more detailed policies anticipated in the Provincial plans to be released under the Greenbelt Act and the Places to Grow Act. The updated Policy Statement was intended to ensure recognition of the inter-relationships among economic, environmental and social factors in planning decisions and incorporates revised policies on matters such as the efficient use and management of land and infrastructure, the protection of the environment, the promotion of alternative or renewable energy systems, and ensuring appropriate opportunities for employment and residential development, including a mix of uses. It also established the requirement for planning approvals to be consistent with the Policy Statement.

2.0 Region of York Official Plan

The Region of York is responsible for establishing the overall scale and pattern of growth within the Region and allocating that growth to each local municipality. To accommodate growth, the Region also provides for large scale transportation and servicing infrastructure and a number of social services. Policies to guide the allocation of growth and the provision of services are established in the Regional Official Plan (ROP).

The Town is required to ensure that its Official Plan is consistent with the ROP. In doing this, the Town must determine how it will distribute new growth and the appropriate policies to direct and phase growth. As the ROP is revised to ensure conformity with Provincial legislation, the Town must in turn ensure that the policies of the Region are reflected in the Town’s Plan. The Region, as approval authority for the Town’s Plan, and Plan amendments, will ensure that the approvals it provides are consistent with the ROP.

Following adoption of a growth strategy and OPA No. 5 in 1993, the Town embarked on an active community planning program emphasizing intensification, mixed use and compact development, incorporating a high regard for environmental protection and community design. However, the Town has not completed a comprehensive review of its Official Plan, subsequent to the approval of the ROP in 1994. Consequently, there has not been a formal exercise to determine the degree of consistency between the Town Plan and the ROP. Additionally, the Town has not yet had the opportunity to directly incorporate provisions of the Region’s Centres and Corridors Strategy (ROPA 43) into the Town Plan. The completion of the Directed Growth Strategy and the adoption of a new Official Pan will provide the opportunity for both.

2.1 Region of York Growth Management Review

In response to the Places to Grow Act and the Growth Plan, the Region is currently engaged in a growth management review known as “Planning for Tomorrow”. Some components of the review include public consultation, preparation of population and employment growth forecasts and local municipal growth allocations to 2031 and preparation of water/wastewater and transportation master plans.

The Provincial Growth Plan has assigned additional growth to York Region in the period remaining to 2031. The Region, which has the authority to allocate the Growth Plan assignment, has completed preliminary population and employment forecasts for the Town (shown below); a presentation on these forecasts was provided to the Development Services Committee in May 2007.

Preliminary Regional Forecasts for the Town of Markham
	2006	2031	Increase 2006-2031
Population	273271	444058	170787
Households	78007	146579	68572
Employment	143600	255800	112200

The Region’s growth strategy and the revised ROP resulting from the growth management review will provide direction for the Town in regard to the development of the Town’s Directed Growth Strategy and New Official Plan. As the Town proceeds with its work, this can be used to monitor, assess and inform the Region’s activities, as well as to refine growth and related policies to also address Town interests.

3.0 Town of Markham Official Plan

Changes in provincial and regional policy relating to growth will have a significant effect on the relevance and adequacy of some of the current policies of the Town’s Official Plan. Policy revision and the introduction of new policies to ensure conformity with senior government policy is needed, and can be best accommodated through a comprehensive review. Notwithstanding significant policy updates by amendment, the Plan format and some of its policies reach back 30 years. A Plan review and update, in the form of a new Plan, is now appropriate.

The current timeframe of the Official Plan, as amended, extends only to 2011. A much longer timeframe to 2031 is established in the Provincial Growth Plan, requiring policies that offer sustained guidance in regard to future growth, the delivery of infrastructure and the environment. Given the age of some of the Plan’s policies and the potential for significant amendment to achieve conformity with the provincial and regional policy regimes, it would be prudent to proceed on the basis of preparing a New Official Plan.

The Town of Markham is currently presented with an unprecedented opportunity to plan for the long term future of the municipality. This circumstance stems from significant changes in Provincial legislation and Provincial and Regional growth and natural heritage protection policies, for which Council has expressed general support. The Town must now define a strategy for directing growth and protecting the natural heritage system that will conform to regional and provincial policy.

The Directed Growth Strategy will express the Town’s intentions regarding future population and employment growth over the planning period to 2031. It will identify Town goals, objectives, principles, expectations and requirements in regard to the amount, location and pace of growth within the Town, the infrastructure and financial requirements needed to support growth, and incorporate the recommendations from the Environmental Policy Review and Consolidation, ensuring a context for growth that is appropriate for Markham. It is proposed that the Directed Growth Strategy should reflect principles of “sustainable development”.

In defining Markham’s Directed Growth Strategy the Town should continue to work cooperatively with York Region to ensure consistency with Regional policy. The Town has the opportunity to be a strategic partner in implementing senior government policy in regard to growth, both as a key centre for growth within York Region, and as a recognized leader in comprehensive planning and community development, based on the principles of New Urbanism.

Arising from the Mayor’s inaugural speech in December 2006, Council and senior staff have held ongoing discussions during 2007, relating to the development of a framework for the Town corresponding to strategic areas of focus identified by the Mayor and Council. It is recommended that within the context of Council’s strategic priorities, most notably, those relating to growth management, transportation/transit and the environment, that Council confirm the preparation of a Directed Growth Strategy and New Official Plan as strategic priorities.

1.0 Directing Growth and Sustainable Development

Sustainability is an increasingly central theme in government decision-making.

“Planning for sustainability promotes responsible development – not anti-development. It requires a democratic process of planning to achieve the greatest common good for all segments of our population, protect the health of the environment, and assure future generations of the resources they will need to survive and progress.” (American Planning Association, 2000).

Markham’s “New Urbanist” community planning, particularly following approval of OPA No. 5, is recognized for pursuing key sustainable development principles, including:

· protection of natural features, green spaces and built heritage;

· a wide range of housing types to meet diverse lifestyle and life-stage needs;

· compact communities exhibiting high quality urban form and pedestrian orientation;

· a wide range of publicly accessible parks, recreational opportunities, community facilities and cultural venues;

· mixed land use and live-work opportunities;

· development at transit-supportive densities; and,

· strong emphasis on the public realm, urban design and sense of place.

Other Town initiatives, distinct from development, address sustainability through the provision of services. Some examples include waste diversion, district energy, transportation demand management and the promotion of ‘e-government’.

Council recently authorised the preparation of a Community Sustainability Plan (Green Print). Under the CAO’s office, this initiative provides the opportunity to direct how sustainability will be addressed in Markham, on a comprehensive basis, across all Departments. The preparation of the Markham Strategic Transportation Plan also addresses sustainability in several of its components. In addition, the 2008 Budget seeks funding to prepare Sustainable Development Guidelines and Standards. These initiatives will inform the Directed Growth Strategy.

2.0 Work Program for the Directed Growth Strategy Leading to a New Official Plan

The work program for the Directed Growth Strategy and New Official Plan is proposed to proceed in four phases (Figure 1). The immediate focus is on the completion of work to develop and approve the DGS by June 2009. Some of this work will also contribute to the preparation of a new Official Plan, which will be completed following the DGS.

There remains a relatively short period of 18 months to complete the necessary work leading to approval of a DGS by June 2009. A significant commitment by Council to expediting essential decisions must be made if this timeline is to be met.

A number of studies are required as part of the work program to complete the DGS and the new Official Plan; these are identified in the work program described below. A number of these studies involve analysis and confirmation of forecast growth and are proceeding. Direction to retain consultants in accordance with the Town’s Purchasing Bylaw as soon as possible is essential, to be able to incorporate their work into the refinement and analysis of growth options.

Phase 1 Growth Forecasts Analysis (underway, target completion Q1 2008)

Phase 1 of the work program is underway. Analysis will continue throughout the DGS project, but the bulk of the first phase should be completed by Q1 2008. Work includes

assembling the necessary data and information to evaluate the Region’s preliminary population, employment and housing stock growth forecasts, and addressing, as appropriate, any variation from these forecasts that Council should consider. It will also include the extensive work of preparing databases to support other studies related to growth. Some of the components of this work include:

· Housing Stock Analysis,

· Residential and Employment Intensification,

· Growth Forecasts Analysis and Options Development, and

· Land Requirements.

A consultant should be retained now to advise staff and Council regarding analysis of the Region’s preliminary growth forecasts, determining potential variations in the forecasts, to further define and develop the base growth options, and to advise on and support options evaluation, all leading to the identification of a preferred growth option by Council, targeted for Q4, 2008. The appointment of Hemson Consulting Limited as the preferred supplier to support this technical analysis, is recommended. Hemson is currently engaged in the Housing Stock Analysis and Development Charges Review and has extensive experience with growth forecasting in Markham, through previous work for the Town relating to employment land strategies and policies and development charges. Funding is included in the 2008 budget submission.

Phase 2 Growth Evaluation/Policy Studies and Communications Program (partially underway, target completion 2008 +)

Phase 2 of the work program will include the completion of studies to address the potential characteristics and requirements of planning for forecast growth and to begin to identify possible policies that will guide growth and be incorporated into aq new Official Plan. Phase 2 will also involve designing an extensive communications and consultation program with stakeholders and the public to provide and solicit information relating to planning for growth. Some of the components contributing to this phase include:

· Environmental Policy Review and Consolidation (underway),

· Highway 7 Corridor Strategy (underway),

· Economic Competitiveness Strategy (underway),

· Markham Transportation Strategic Plan (underway),

· Agricultural Analysis (funding approved),

· Consultation/Communication Program (2008 funding request),

· Built Form for Intensification Guidelines(2008 funding request),

· Sustainable Development Guidelines and Standards(2008 funding request),

· Employment Lands Strategy Review (2008 funding request),

· Servicing Strategy (2008 funding request),

· Stormwater Management Strategy (2008 funding request),

· Commercial Lands and Policy Review (future funding request), and,

· Airport Land Use Constraints Study (future funding request).

Subject to the 2008 budget submissions being approved, consultants will be retained to undertake the studies identified above. Studies not yet funded will be included in future budget requests. The studies will be phased to contribute first to development of the DGS and later to the new Official Plan.

Phase 3 Growth Options Evaluation (Q1 - Q3 2008)

Concurrent with the growth evaluation studies, Phase 3 will refine and evaluate options for growth, based on the 2031 population and employment allocations developed by the Region. The options will address the provisions of the Growth Plan, including minimum density requirements and the percentage assignment of residential growth within the built boundary. The options can be used to define and assess different approaches to directing growth and the requirements that these approaches will dictate. The options evaluation is targeted for completion by Q3 2008. Based on the evaluation of the options, preferences for directing growth can be confirmed, leading to the identification of a preferred option to be incorporated into the Directed Growth Strategy.

Based on requirements of the Provincial Growth Plan and the preliminary Regional forecasts for the Town Of Markham, it is recommended that two basic growth options be developed and evaluated:

Base Option 1: 40% residential intensification

This is the Region’s proposed 40% residential intensification option providing for a minimum of 40% of new housing to be located within the built boundary between 2015 and 2031 (in addition to intensification before 2015).

Base Option 2: 60% residential intensification

This option would increase the residential intensification within the built boundary to 60% between 2015 and 2031, (in addition to intensification before 2015); this variation should be sufficient to evaluate differences from the 40% option.

If analysis of the Town’s residential capacity, and the base options, suggests additional intensification potential, this can be evaluated against housing demand forecasts and appropriate adjustments made, and reported. These base options will also be set to assess other variables, such as density of development, employment mix and land requirements.

At this time, Staff is not proposing to develop an intensification option providing for more than 60% of new housing to be located within the built boundary between 2015 and 2031 (in addition to intensification occurring before 2015). Such an option could be considered if it is demonstrated that a proportion of high density units, significantly greater than 60%, can be accommodated within the built boundary, and that a housing mix incorporating a very high proportion of high density housing types represents good planning and will be viable in the Town’s housing market. These circumstances will be explored through the proposed analyses.

Phase 4 Prepare and Approve Directed Growth Strategy (Q3 2008-Q2 2009)

Phase 4 will involve describing the preferred strategy for directing growth in a document that will also begin to articulate the policy, infrastructure and financial requirements to implement the strategy. It is intended that this document will be submitted to Council for approval before June 2009, to serve as a response to the Region and Province on the Growth Plan, and as the basis for policies to be incorporated into the New Official Plan. Through the various studies focused on infrastructure, and the fiscal impact or other financial studies, infrastructure and financial strategies will need to be identified to support the preferred growth strategy.

New Official Plan

The development and approval by Council of the Directed Growth Strategy will contribute to the preparation of a new Official Plan. The new Plan will incorporate policies required to ensure conformity with provincial legislation and plans and facilitate updating or replacing planning policies that may no longer be current. This will be a significant multi-year project on its own, requiring distinct work and consultation programs, and future budget approval.

The work program outlined above does not address the need to revise Secondary Plans and Zoning Bylaws to ensure consistency with the New Official Plan. The requirement to update zoning is now established in the Planning Act through Bill 51. This necessary work will need to be planned for and completed once the New Official Plan is adopted.

Corporate Initiatives Linked to Development of the Directed Growth Strategy

Other initiatives within the corporation intersect with the phased program for the Directed Growth Strategy and need to be coordinated to contribute to, or implement, the Strategy. The content and timing of these initiatives will continue to emerge as part of ongoing consultation with Town Departments. Some of these initiatives, presently underway, confirmed or contemplated, include:

· Corporate Strategic Plan update (underway),

· Community Sustainability Plan (Green Print) (underway),

· Parks, Recreation, Library Master Plan Update (2008 funding request), and,

· Fiscal Impact Analysis.

Relative to infrastructure requirements and opportunities, it will be important to also coordinate with Powerstream, the Markham District Energy Corporation and the Markham Energy Conservation Office in regard to planning energy services for future growth, and to monitor studies to determine servicing system capacities, such as those reviewing the areas of South Don Mills and Thornhill.

3.0 Staffing and Consultants

Work on the Directed Growth Strategy and a New Official Plan will proceed under the direction of the Director of Planning and Urban Design. The preparation of the Directed Growth Strategy requires a significant and specifically dedicated staff complement within the Planning and Urban Design and Engineering Departments of the Development Services Commission. It is proposed that this be achieved through staff reassignments and the establishment of four, three-year contract positions in the Planning and Urban Design Department.

Consultants will be retained as needed, subject to budget approvals and in accordance with the Purchasing By-law. Arrangements for required funding have been included in the 2007 and 2008 capital budget submissions. Additional work requiring funding will be identified in future budgets. Direction to proceed with implementing arrangements, subject to necessary budget approvals, is included in the recommendations of this report.

It is anticipated that there will be a significant commitment required from a number of Town Departments to supporting the development of the Directed Growth Strategy through their own initiatives within the target timeframe. As the work toward the Directed Growth Strategy proceeds, it is possible that other Commissions may identify work required. This can be reflected in revisions to the overall work program, and future Business Unit Profiles and budget submissions.

4.0 Ongoing Communication and Direction

It is appropriate that the Development Services Committee should provide approvals and direction as the work on the Directed Growth Strategy progresses. Regular updates, and reports as needed, will be submitted to the Committee. The project will also rely upon coordination with related work of other staff in the Development Services Commission and several Departments of other Commissions. It is proposed that the Department Heads Forum should be used to coordinate interdepartmental consultation relating to the development of the Directed Growth Strategy.

Figure 1 Directed Growth Strategy - Phased Work Program

Appendix A: Directed Growth Strategy - Component Studies/Initiatives

Appendix A: Directed Growth Strategy – Component Studies/Initiatives

· Housing Stock Analysis (underway)

· Residential and Employment Intensification (underway)

· Environmental Policy Review and Consolidation (underway)

· Highway 7 Corridor Strategy (underway)

· Economic Competitiveness Strategy (underway)

· Markham Transportation Strategic Plan (underway)

· Agricultural Analysis (funded)

· Design for Communication/Consultation Program and 2008 implementation

(2008 funding request)

· Growth Forecasts Analysis and Options Development (2008 funding request)

· Employment Lands Strategy Review (2008 funding request)

· Built Form for Intensification Guidelines (2008 funding request)

· Sustainable Development Guidelines and Standards (2008 funding request)

· Servicing Strategy (2008 funding request)

· Stormwater Management Strategy (2008 funding request)

· Commercial Lands and Policy Review (future funding request)

· Airport Land Use Constraints Study (future funding request)

*****

Related Planning Studies

· Langstaff Master Plan (underway)

· Yonge Street Corridor Study (underway)

*****

Other Corporate Initiatives Linked to Development of the Directed Growth Strategy

· Corporate Strategic Plan update (underway)

· Community Sustainability Plan (Green Print) (underway)

· Parks, Recreation, Library Master Plan Update (2008 funding request)

· Fiscal Impact Analysis

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