TABLE OF CONTENTS & Table of Exhibits
Acknowledgements

Exectutive Summary

CHAPTER 1          INTRODUCTION
Exhibit 1.1    Supporting Plans and Documents     9

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, & 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

CHAPTER 3          GUIDING PRINCIPLES
Development and Use of the Guiding Principles

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 Scenerio 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
                     and Use Mix   60

CHAPTER 5          TRANSPORTATION
Exhibit 5.1     City of Elgin in its Regional Context     67
Exhibit 5.2     Historic Traffic Growth, 1996-2006 Avg Annl Growth Rate   68    
Exhibit 5.3     Year 2006 Daily Traffic Volumes     68
Exhibit 5.4     Year 2020 Forcast 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 Class.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

CHAPTER 6          WATER RESOUCES
Exhibit 6.1     Water Service Area    103

CHAPTER 7         DRAINAGE

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

CHAPTER 9         ECONOMIC DEVELOPMENT
Economic Characteristics, Key Issues, Opportunites and Initiatives

CHAPTER 10       IMPLEMENTATON
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