TABLE OF CONTENTS & Table of Exhibits Acknowledgements	i ii
Executive Summary	1
CHAPTER 1          INTRODUCTION Exhibit 1.1    Supporting Plans and Documents     9	7
CHAPTER 2          COMMUNITY PROFILE Exhibit 2.1     Comprehensive Study Area and Key Features     15 Exhibit 2.2     City of Elgin Historical Population Growth    18 Exhibit 2.3     2008 Population Estimates - City Limits, ETJ, and Study Area    19 Exhibit 2.4     Elgin Planning Area 20-Year Population Forecast    20 Exhibit 2.5     City of Elgin Building Permits (1969 to 2008)      21 Exhibit 2.6     Recent and Proposed Residential Subdivisions     22 Exhibit 2.7     Conceptual and Platted Development Projects     23 Exhibit 2.8     Elgin Age and Gender Distribution 2000     25 Exhibit 2.9     Elgin Housing Characteristics 2000     26 Exhibit 2.10   Year Housing Units Built     27 Exhibit 2.11   Value of Owner Occupied Housing Units 2000     27 Exhibit 2.12   Employment by Industry 2000     28 Exhibit 2.13   Major Area Employers     28 Exhibit 2.14   Vehicles Available per Household 2000     29	13
CHAPTER 3          GUIDING PRINCIPLES Development and Use of the Guiding Principles	31
CHAPTER 4          LAND USE & DEVELOPMENT Exhibit 4.1     Existing Land Uses     39 Exhibit 4.2     Existing Land Use Inventory 2008     39 Exhibit 4.3     Baseline Growth Scenario for Developed Land Uses     42 Exhibit 4.4     Future Land Use and Development Plan     45 Exhibit 4.5     Future Land Use and Development Plan Categories, General Land Use Mix   60	33
CHAPTER 5          TRANSPORTATION Exhibit 5.1     City of Elgin in its Regional Context     67 Exhibit 5.2     Historic Traffic Growth, 1996 - 2006 Average Annual Growth Rate     68 Exhibit 5.3     Year 2006 Daily Traffic Volumes     68 Exhibit 5.4     Year 2020 Forecast Daily Traffic Volumes     69 Exhibit 5.5     Standard Typical Section for Regional/Rural Minor Arterial     71 Exhibit 5.6     Standard Typical Section for Local Arterial    71 Exhibit 5.7     Regional/Rural Roadways Functional Classification System     75 Exhibit 5.8     Regional Roadway Network     76 Exhibit 5.9     Typical Cross-Section for Multi-way Boulevard (US 290)     77 Exhibit 5.10   Local Functional Classification System    81 Exhibit 5.11   Local Roadway Network    83 Exhibit 5.12   Trails Network    87 Exhibit 5.13   Proposed Passenger Rail Network    92 Exhibit 5.14   Thoroughfare Plan    95	65
CHAPTER 6          WATER RESOURCES Exhibit 6.1     Water Service Area    103	101
CHAPTER 7         DRAINAGE	109
CHAPTER 8          PARKS, RECREATION, AND PUBLIC FACILITIES Exhibit 8.1     Existing Parks and Recreation Facilities   117 Exhibit 8.2     Park and Recreation Classification System   125 Exhibit 8.3     Recommended Park Acreage per NRPA Guidelines   127 Exhibit 8.4     Future Parks and Recreation Facilities   131 Exhibit 8.5     Public Facilities   117	115
CHAPTER 9         ECONOMIC DEVELOPMENT                                 Economic Characteristics, Key Issues, Opportunities and Initiatives	141
CHAPTER 10       IMPLEMENTATION Exhibit 10.1   Immediate Implementation Plan   153 Exhibit 10.2   Short Term Implementation Plan   154 Exhibit 10.3   Mid-Term Implementation Plan   156 Exhibit 10.4   Long-Term Implementation Plan   158 TECHNICAL ADDENDA	149 iii