r^ J«^ LIBRARY ANNEX PI of El an in College of Architecture Library Cornell University fyxmll ^nxvmii^ Jibmg THE GIFT OF ^iBi^m.^.: , 30/^/'/'/... CORNELL UNIVERSITY LIBRARV 3 1924 070 505 635 Cornell University Library The original of this book is in the Cornell University Library. There are no known copyright restrictions in the United States on the use of the text. http://www.archive.org/details/cu31924070505635 Plan of Elgin Prepared for Elgin Commercial Glut ly E. 11. Bennett, Consulting Architect Elgin, Illinois, January, 1917 l\,3(a?(i2,H-^ Printed hy courtesy of David C. Cook Publishing Com^ani/ Charles H. Hulburd, who through the El^in Commercial Club, graciously provided the funds neceasary to make the Elgin City Plan a posBlbillty. To His Honor, the Mayor, To the City Commissioners, To the Citizens of Elgin: The Elgin Commercial Club, through the courtesy of Mr. Charles H. Hulburd, the D. C. Cook Publishing Company, the Lithotype Company, and other public-spirited institutions and individuals too numerous to mention, both local and foreign, is hereby enabled to present to you for your careful study, consideration and support, this Comprehensive City Plan for Elgin. The purpose of the Elgin City Plan is to provide a systematic method for Elgin's social, aesthetic and economic development, which, if carried out, wrill create for the community the maximum of health, happiness and efficiency; to crystallize public sentiment on the improvements suggested, and thereafter to bring about through education and cooperation the accomplishment of the recommendations. Respectfully submitted, B. S. Pearsall, President. I. Hatch, First Vice President. M. J. Kimball, Second Vice President George W. Glos, Treasurer. E. S. Eno, Wm. Grote. Edvirin Hall, H. D. Hemmens, Wm. Kerber, A. L. Paulson, Joseph Spiess, Board of Control, E. H. Krueger, Secretary, January, 1917. Elgin Commercial Club. g p a ■a Tke Plan of Elgin This report is general in scope. It outlines the direction and character of the city's growth, with the arteries and other factors essential to its proper expansion. The plans referred to in the report are a part of it, they are based on ex- isting conditions and an estimate of future necessities of a moderate nature. No attempt is made to paint a future of extraordinary development, but to present a picture of normal conditions of growth governed by considerations of fineness and real worth rather than mere size. The recommendations, however, are such that if carried out they will be of first importance in the development of a city of large size. The more im- portant problems of a city are herein treated briefly as is consistent with the limitations imposed : The street system and its extensions; control of building development; the parks and playgrounds and a center for public buildings. Also the treatment of the river banks and the reorganization and amplification of the railroad lines. These two last are the dominant features of the plan. Taken in conjunc- tion with one another they present the great opportunity of Elgin to set a standard of improvement and to remove from its future the menace of the intolerable conditions prevalent in cities of larger size. Especial attention is, therefore, invited to these features which constitute the backbone of the general plan. Improvements and reforms that are carried out will have important results, which will affect the welfare of the community. The problems are far- reaching. Account has been taken of the strong influence which the railroads have on factory locations and -on the character of housing; the influence of street plans and lot depths upon building heights and their effect upon light and air and privacy in the home. The aim of the plan is to create conditions of living such that the maximum of health, happiness and efliciency may be attained by the citizens; to create in the minds of the people that sense of the entity of a city, and of the inter- dependent relationship of its various elements as will promote a true spirit of cooperation. Growtli of Elgin Elgin is destined to grow as a center of a rich agricultural district, near a great market. The name of the city is a valuable asset. It is the trade-mark of products of international reputation and it should be an incentive to all persons interested financially and otherwise in Elgin, to put forth their greatest efforts to the end that the city will grow into a large, well-conducted and coordinated com- munity. Coordination of freight facilities — water, railroad, street car — must be realized so that industry may develop and that the great dairy product in- terests may become greater. An important factor in the growth of population in Elgin is its activity as a manufacturing community. If its public-spirited organizations encourage the building of new industrial establishments, population increase will be felt proportionately. Assuming a growth based on its past record, which is tabulated below, Elgin will have a population of about 65,000 in 1960. 1830 1835 1854 1st U. S. Census 1860 2nd U. S. Census 1870 3rd U. S. Census 1880 4th U. S. Census 1890 5th U. S. Census 1900 6th U. S. Census 1910 First settlers, 73 voters. Incorporated 2797 5441 ave. 8787 ave. 17823 ave. 22433 ave. 25976 ave. annual incr 1.5% annual incr 7.0% annual incr. 5.0% annual incr 7.2% annual incr 2.5% U. S. Census Bureau Est 1914 27485 ave. annual incr 1.4? Future Estimate : 1920 1930 1940 1950 1960 ..2.0% ..2.0% 3 1 700 ave. annual incr 38700 ave. annual incr 44500 ave. annual incr 54400 ave. annual incr 2.0% ..2.0% 64400 ave. annual incr.. 2.0% If the output of manufactured products is increased, the population increase may be much greater than estimated. The growth of the Elgin National Watch Company had this effect thirty years ago. Between 1880 and 1890 the annual rate of increase exceeded 7%. Although there will be differences of opinion as to the rate of increase, Elgin will have twice its present population within a generation — a strong argument for preparation for the proper arrangement of its public utilities. If street and transportation changes are necessary they should be begun at once. If parks and playground lands are needed, steps should be taken now toward locating and acquiring them. If the control of building districts is necessary, it should be systematic and immediate. TOPOGRAPHICAL SURVEY: IT IS RECOMMENDED THAT THE CITY PROVIDE FUNDS FOR THE PREPARATION OF AN ACCURATE CONTOUR MAP OF THE CITY AND VICINITY WITHOUT DELAY AS A BASIS FOR MORE DETAILED STUDY OF SOME OF THE PROBLEMS. It should be not smaller than 400' to the inch. Roads should be accurately located and contour intervals of 5' should be shown. The limits of the map should extend well beyond the corporation lines so as to include a territory 10,000 acres in extent. 10 Benches should be established and grades fixed on all existing streets, as well as on those that are added from time to time. The system of outlying streets suggested on the plans must be revised on the basis of such a survey, and the drainage scheme cannot be even designed properly until the survey has been made. A.rea ana Densities. In laying dovv^n a system of main thoroughfares for vehicular traffic, and streets along w^hich car lines may be laid in the future, it is necessary to plan beyond the time w^hen the promoters of land subdivision would naturally desire to open new streets in the outlying districts. To the end that this may be done in the finest manner the city is urged to have the topographical survey made. The physical conditions within the limits of an area which may be required to house the people when the city has reached a population of 65,000 will in this way be recorded. To determine the 10,000 acre area it has been necessary to assume certain population densities. The average density includes tracts on the outskirts that are vacant but platted ; a condition which exists in all communities. Densities of population in several cities might be studied for comparison : Area. Population. Density. Danville 6000.0. 30847 5.1 people per acre Elgin 4331.1 27485 6.3 people per acre Evanston 3887.0 27724 7.1 people per acre Aurora 4245.0 33022 7.7 people per acre Peoria 6020.0 70006 11.6 people per acre Joliet 2430.0 36934 15.1 people per acre The areas within the corporate limits of Elgin given over to the various utilities are : Business 34.00 acres. (Streets Incl.) Industrial and railroad 120.00 acres. Housing (built up) 1484 A. Scattering & Vacant 1673.75 3157.75 acres. (Streets Incl.) Parks (Lord's 110, Wing 121.55, Central 3.7, Gifiord 1.5, 5 small spaces 1.7 238.25 Cemeteries 127.10 Elgin State Hospital 404.00 River and ground along banks 250.00 Gross area (within city limits) 4331.10 acres It is seen that the population densities are: Average of 6.3 people per acre — over the gross area — Average of 8.6 people per acre — over the housing area — Average of 15. people per acre — for that part of the housing area which is well built up ; this area probably housing 4-5 of the people. The area of Elgin when it will have reached a population of 65,000 will 11 -^% /aSO iO 70 do SO /SOO A'? £0 Ji9 '/O ^O tO —a Cur i>-e. ~'7?oti^/n0 ^o/i^ e^ Po. y u/of/on //7 'z/'ec.re. ^ %- iir^% ^a if^. rtcf \7 ^% it. ■fiJ^' itw fCSJ I rye ,4 ^ -^M> !8^o ^o /^ sf si^ /^o tl^ zi^ ^ r r-T^ Illustration of better class residence subdivision in which restrictions as to the frontage, character and cost of buildings and the location of garagee and boathouses are imposed for the general benefit of the subdivision. eventually be a direct line to serve the population on the west side of the river, for which a new bridge will be required. Land Subdivision Proper land subdivision is vital. It must relate to the arterial skeleton. A general indication of such planning is shown on the general plan No. 2. The sizes of lots that are being added to Elgin from time to time, in new subdivisions, vary as in other cities for no reason that is obvious. Restrictions 15 as to lot sizes are suggested for all future subdivisions. When the city is laid out into districts a desirable regulation is one which provides that one one- family house and one two-family house be permitted to be built on each 50' and 60' X 100' lot respectively, with no buildings nearer to the property line along the street than 15' and no building nearer to other property lines than 8'. A reasonable modification of the side property line restriction may be made in the case of semi-detached house planning. The erection of multiple family houses should be allowed in restricted areas, but with the number of families to the acre limited. The wasteful effect of too deep lots, when property values rise, is indicated by the system of building houses on alleys or two and three deep on interior lots — a vicious practice and one that should be prohibited. FOR GENERAL USE NO LOTS SHOULD BE DEEPER THAN 125' IN HOUSING AREA.* Industry ana Housing Elgin is dependent chiefly upon industry for its support. It will advance or recede in accordance with the state of its manufacturing establishments. The city can materially help the advancement of industry by developing its industrial facilities, factory sites, transportation and living conditions. A purpose of the Elgin plan is to determine the industrial areas, to promote the improvement of transportation facilities, to suggest the betterment of living conditions for Elgin's industrial population, and to.recommend the preserva- tion of its natural advantages which so largely contribute to • the general amenities of living. Incidentally the city plan, sufficiently illustrated, serves as a means of advertising the industrial advantages of Elgin. • To-day the factories of Elgin are scattered throughout the city. Some of them are without railway connection. Fortunately most of those plgfits in residential localities are of such a nature as not-to be seriously objectionable to the people living near by. The extension or establishment of new factories within the present built-up housing areas should, however, be limited to such light manufacturing as is entirely unobjectionable ; otherwise depreciation of the land values is in- evitable. IT IS RECOMMENDED, THEREFORE, THAT A NEW IN- DUSTRIAL AREA BE ESTABLISHED WHERE THE LARGE TRACTS REQUIRED BY UP-TO-DATE FACTORIES ARE AVAIL- ABLE, AND WHERE THE PRESENT RESIDENTIAL DEVELOP- MENT OF THE CITY WILL BE IN NO WAY INJURED. THE AREA RECOMMENDED IS THE LAND LYING BETWEEN THE C. M. & ST. P. R. R. AND C. & N. W. R. R. SOUTH OF THE CITY. No attempt has been made to plan the industrial area in detail, but -when this is done, fundamental requirements should not be ignored. Separating the *Note. — Refer also to discussion of street system, pages 21 and 32. 16 PLAN OF HIGHWAYS AND ARTERIES SHOWING EXISTING AND PROPOSED INDUSTRIAL AREAS AND EJ.c» GENERAL-VIEW OF PROPOSED DEVELOPMENT OF THE RIVER BANKS BUSINESS SECTION AND CIVIC CENTIER E H.BENNETT CONSULTANT ON CITY PLAN W 29 The water power developed in Elgin is about while the value of production in water-power total for the city. Conclusions reached by the Rivers & Lakes That the Fox River is one of the best water capable of extensive development. That the safe limit for the natural dilution of and future sewer developments should provide sewage before it is discharged into this river. 14% of the total power used, establishments is 7% of the Commission are: -power sites in the State, and raw sewage has been reached, artificial purification of the That the Federal and State Views ol the Fox River in the vicinity of Elgin. These vievfs will serve to show that there is a grreat deal of natural beauty which should be preserved by the public authorities. 30 jurisdiction over navigable waters should be clearly defined by a ruling from the Supreme Court of the United States, so that more concerted action may be taken to prevent infringement of the public rights. That numerous obstructions and encroachments have occurred along the Fox River, and are a menace to public safety in periods of high water; that many private interests have occupied ground belonging to the public, ^nd that the efforts of the Rivers and Lakes Commission to remove the obstructions and secure the public title in these lands is an important work and deserving of public ^lelp and recognition. That the Fox River can be made navigable for small boats for the ma- jority of its length at a reasonable cost, and that such an improvement would be of great value to those residing permanently within the valley, and to the large population who use the district as a summer recreation ground. Note. — The estimated cost of dredging and locks for the river development north of South Elgin is: For dam at Dredging. Lock. Algonquin to Carpentersville $ 2,200 $ 5,000 Carpentersville to Elgin 4,400 5,000 Elgin to South Elgin 3,600 5^000 $10,200 $15,000 Total cost $25,200 Grenoble, France. View showinsr the general treatment of the river which is similar in its general scale and character to that of the Fox River at Elgin. It serves to illustrate the possibilities of the latter. 81 Salzburg-, Austria. View of fhe river Salzach showing: its -(vell-deyeloped embank men te. Reproduced by Courtesy of Underwood & Underwood. Florence, Italy. Showing the river Arno and its embankments. The distant tower serves to illustrate how the proposed civic center tower in Elg-in would be the dominating- architectural feature of the city. 32 33 Parks and Playgrounds. Such areas as Wing Park and Lord's Park represent one type of park only. To-day there are many types of recreational facilities, each serving a definite purpose. These are school yards, playgrounds for small children, playfields for organized sports, neighborhood parks, large parks, and reservations. Park- wrays wrhere they are developed of ample w^idth and where only a small space is actually paved as a roadway are another type. Where there is no intense housing congestion, the proper relation of area of playfields to the population which each serves is not a difficult problem to solve, but in all cases distance apart of playgrounds and athletic fields is a factor that does not vary materially. SCHOOL PLAYGROUNDS serve as outdoor gymnasiums for organized work under school supervision. When schools are not in session and during recesses they may serve the general purpose of playgrounds for adolescent children. A sdhool ground should be located at every school, except in the case of a large playfield located quite near the school. In this case the play- field would serve all purposes. PLAYGROUNDS for small children present the most serious problem of all recreational facilities. An ideal condition is one wherein a playground as small as 50' square with a lawn and small amount of apparatus exists in every block, or almost within sight of the home, for the use of children under 12 years of age. These need have little relation to school buildings, and super- vision should consist of frequent visits by District Supervisors. Probably in laying out new subdivisions a small square in the middle of each large block or in a small corner not available for building would be practical, and each could either be deeded to the city or become owned jointly by the block property holders. Its maintenance and supervision would in either case be the duty of the community. PLAYFIELDS for baseball, football, tennis, squash, etc., should be located so that the walk to the playfield most distant would be about J^ mile. The minimum area is 6}^ acres. Where school grounds are large and located reasonably close together it is obviously unnecessary to have all these facilities in a playfield, but a com- munity of an established size should have in the combined area of the various school grounds and playfields facilities sufficient for its needs. Probably the combined sizes of these school playgrounds within the radius of J4 mile would be slightly larger than the area required if they were combined into one playground serving the same area. IN ELGIN THERE IS NO PUBLIC SCHOOL GROUND LARGE ENOUGH TO SERVE THE PURPOSE OF A PLAYFIELD. ONE OF THESE HAS BEEN RECOMMENDED FOR EACH COM- MUNITY IN A LOCALITY WHERE LAND VALUES ARE PROB- ABLY LOWEST AND WHERE IT WILL BEST SERVE THE IN- TERESTS OF THE NEIGHBORHOOD. THE STREET PLAN, DRAWING NO. 2, SHOWS THE LOCATION OF PLAYFIELDS. Neighborhood parks are most valuable in densely built-up areas. They may be placed on lands that are not valuable for any other purpose — small 35 J rrvrs^x^T^Tr^ <> -STia.E>En? SKETCH FOR^FFIBLD PARK W I A »lk\i A playground plan introduced to show one of tbe many combinationB of facilities that , are possible on an eight-acre tract. triangles — plazas at intersecting streets, very hilly areas, low tracts, etc. A few such areas are tentatively suggested particularly in outlying areas. With the proper development of Crystal Street there are many opportunities for interesting neighborhood parks. Large parks such as Wing Park and Lord's Park are institutions that need 36 no supporting arguments in a brief report. Their worth is known. Areas of this kind should be added to so as to keep pace with population increase. Elgin has 238 acres of park or one acre to each 115 people. The city should maintain for each 100 people one acre of parks and playflelds. A NEW PARK IS RECOMMENDED AND SHOWN ON THE PLAN, TO BE LOCATED IN THE SOUTHWESTERN PART OF THE CITY. It can be located here in the unbuilt section without disturbing houses that are already built. Its exact boundary should be the subject of future study. The park may extend across McLean Avenue to provide a golf course. IMMEDIATE STEPS SHOULD BE TAKEN TO ACQUIRE THE ELGIN CEMETERY. The difficulties to be overcome are not great as compared with clearing built-up lands of similar area for recreation purposes. There is an opportunity for developing all or a part of the Elgin State Hospital Grounds lying east of the Aurora road as a park, even though title to the property remains with the State. It is strongly urged that immediate mvestigation be made. The cost to the city would undoubtedly be low. The proper development of recreational facilities in the large parks is of prime importance. The parks must be made to attract the people. A wise step in this direction would be the construction of swimming pools with con- crete bottoms and curbs. At Wing Park particularly is offered an opportunity to build a modern pool. The parked areas along the river are discussed under " The River and River- front Improvements." It is important that the problems be studied at once in detail with a view to recovering for public use river front where encroach- ments are found. At other points proceedings should be begun to acquire title to water-front property. The island just north of Chicago Street might be razed and reduced in size, in connection with the dredging required to make the water course navigable. A study has been prepared showing the scheme suggested for this development. Park and playground statistics are given with the supplementary data paragraph. Boulevardis and Parkways. A complete system of boulevards and parkways is shown on the street plan. The streets within the built-up area which form links of the system have been discussed under their present names, and in connection with " The River and River Front Improvements." That part of the system farming the east side of a wide circuit would extend north from Bluff City Boulevard through Lord's Park along the county line to an east and west connection with the proposed river drive northeast of the present city limits. The street north from the park is logically fixed along the county line. The extension south from the park might be made to follow either Sadkr Avenue (not improved) or Willard Avenue already open. The link between Villa Street and Bluff City Boulevard admits of several solutions. One which could be easily realized is an extension along the creek (Willard Avenue). Another scheme having the advantage of lying more nearly in the direction of the movement south and west is also shown. If Willard Avenue is used, the triangular plot between Oakwood Boulevard and Villa Street A playground derelopment in CUeago. should be acquired in order that a fitting connection could be made with the park. The connection through Sadler Avenue would require extensive re- grading where the new connection is shown between Chicago Street and Park Avenue. Municipal Center. Municipal buildings are built mainly for the purpose of transaction of public business, for the safe keeping of public records and for public assemblies. IT IS DESIRABLE, THEREFORE, THAT THEY BE LOCATED CONVENIENTLY FOR THE MAJORITY OF CITIZENS ; ALONG THE MAIN THOROUGHFARES, BUT NOT NECESSARILY WITHIN THE BUSINESS SECTION. PREFERABLY THEY SHOULD BE ON OR NEAR THE FRINGE OF THE BUSINESS SECTION, SOMEWHAT RETIRED FROM ITS NOISE Ajfe CON- FUSION. The time is at hand when a larger and a fireproof City Hall and other facilities will be required. Instead of rebuilding on the present site, this should be converted into business property at a profit to the city, allowing the unimpeded expansion of retail business along Chicago Street. A larger space, out of the direct line of business, but at the same time centrally located, can be purchased at perhaps less cost. The site should be large enough for future needs, including besides the municipal building, a public assembly and other requirements. There are several such sites for a municipal center. THE PROPERTIES BETWEEN CHICAGO AND DIVISION STREETS, ALONG GENEVA STREET, AS INDICATED IN THE PLAN, IS THE LOGICAL SITE FOR THE MUNICIPAL CENTER SINCE IT IS CONVENIENTLY LOCATED NEAR THE RADIAL THOR- OUGHFARES. It ofEers rare architectural advantages, standing at the end of Milwaukee Street, the vista being closed with a tower of sufficient height and mass to dominate the city. It is a unique condition that a tower erected at this point would lie in the direct line of vision of most of the principal highways entering the city, so as to be visible from the surrounding country. It will be seen from the Dundee Road at its turn near the city limits; for a 38 long stretch of Villa Street, the main highway from Chicago; from South Street and from points in many other roads within and without the city. The properties included in the Municipal Center are at the present time much depressed in value and can be purchased at reasonable cost or exchanged to good advantage. The plan affords a flexible arrangement of buildings; it allows for their construction in sections as needs develop and as funds are available. In general it is proposed that the group include a city hall with a jail and fire station, a library and an auditorium. The two latter should be preferably on the east side of Geneva Street, opposite the city hall proper. In some cities the armory and drill-hall has been combined with the auditorium, an arrange- ment which would be suitable in Elgin. Geneva Street should be widened so as to form a plaza on which the public buildings will face. This site is on the high ground forming the brow of the hill. It offers an unusual opportunity for the development of a group of public buildings which shall form the orderly expression of the highest civic ideals. i IH if .,M I [lit ■■ I - - ij^- ^pm^^ •^^ Brussels, Belgium.. View ol La Grand Place. This view Illustrates the sug-gestlon made for the Elgin Civic Center in a broad g-eneral way, although the plaza here shown in larger than that proposed lor Elgin. 88 Street Fixtures. IT IS RECOMMENDED THAT UNIFORM SYSTEMS OF STREET LIGHTING BE PROVIDED. This would include simple cast- iron or concrete lamp standards placed about 120' apart on minor streets and larger standards of higher candle-power set closer together on arteries. In business streets the standards should be about 12 feet 6 inches to the source of light and in residence sections and parks 10 feet 6 inches, to avoid interference with the lower branches of trees. Street lighting should generally be combined with street name signs at intersecting streets. A good solution for the lighting problem is an electrolier to illuminate a sign on which is indicated the block number as well as the street name ; a standard with a single opalescent globe having the metal sign through which the light shines. The standard may be iron or concrete. If concrete is used for the post the metal in connection with the lamp must be bronze and the street sign either bronze or enameled. Street names in curbs cannot properly be used to take the place of other street signs; they may, however, be used to supplement them. Trolley poles may serve also as light standards. POLES AND OVERHEAD SERVICE WIRES are generally unsightly. As soon as possible they ought to be removed. It is recommended that steps be taken to provide for the ultimate removal of all service poles and overhead service and telephone wires ; these should be installed in underground conduit, or cable system ; the first step being made in the business section. SHADE TREES should be planted along all streets that are not used strictly for business purposes. It is essential to the finer development of the city that existing shade trees be properly cared for and replaced where neces- sary. Where new trees are set a definite program, taking into account road- way widths, possible future widening of roadways or reducing certain existing roadways on minor streets, must be followed. THIS WORK SHOULD BE DONE UNDER THE DIRECTION OF A PARK BOARD, WITH EXPERT SUPERVISION. BILLBOARD advertising is most unsightly and throws an unnecessary burden upon the community. Especially is this true of billboards which often interfere with the well-being of the neighborhood in which they are located. There are many precedents for regulating them. Billboards can be entirely excluded, or permitted only in certain places under strict regulation. Street Cars. The problems are: locating routes for extensions and scheming a re- routing plan which might be accomplished by adopting through or overlapping service. Good and cheap street car transportation, or its equivalent from the point of view of service, is one of the agents for combating the low-class multi- ple-family house. Well-operated street car service will tempt the people to seek homes at a considerable distance from work. Frequent 5c service, good loadbeds, well-cared-for equipment, lines so located that no areas will be further from the nearest line than >4 mile, universal transfers and routing so arranged as to serve the majority effectively and comfortably are controlling factors in good street-car transportation. 40 GENERAL PLAN j-ii-L.__/b^'.| iL_- OF IMPROVEMENTS STREET5 WIDENED iTRtETi E"TEtllTiNG BajlwayS PROPO'jED ' " f^oft Tmrguch traffic PTOPOSfD Railway COririECTlOrii tWHjVari RETAintD r0H UJCAL fftCiGH v^ (. EjriiTlMCi iTRCET ftAILWfli^ ,, •••-.'! —— fPOPOitO JTREEI RAIL' NOre - The general plan, organization of streets, railroads, playgrounds, parks and parkways within the rity limits. EXTENSIONS: It is recommended that continuations of existing radial lines be carried as indicated on the street plan drawing No. 2. Generally these extensions are shown to lie in streets that are paralleled by thoroughfares which are to be used strictly for vehicular traffic. In addition to the radial extensions it will be necessary in the near future to extend the South State Street line to the river along the north line of the Hospital grounds, crossing at a point nearly opposite Bluff City Boulevard extension. This connection should be borne in mind as one that will be required if the industrial area shown on drawing No. 2 is developed. A north and south line in Liberty Street (not shown on the drawings) will be required to serve the same purpose on the east side. This line may connect with the St. Charles Street line at or near May Street, or be continued south in Liberty Street, single tracked, and operated as one-way service in conjunction with the St. Charles Street line south from May Street. Closer investigation may show that this north and south line should be located in Channing Street, but this is not probable. ROUTING: This subject is one of Elgin's most difficult transit problems. For the present the grade crossings must be taken into account where re-routing is contemplated. In all proba- bility a system of routing, an improvement over the present terminal scheme at the square, can be found. Particularly is this true of the north and south line on the east side. In favor of through routing may be considered : (a) reducing the number of transfers issued. Fraud is encouraged by the use of transfers at a central point where a dozen lines converge. (b) Probable relief to street congestion at the Square. The extent of the relief depends upon the plan adopted. If the lines coming into Foun- tain Square are double-tracked congestion will only be relieved by widening the roadways. (c) Greater comfort and better service for through passengers and no sacrifice of service and comfort for passengers to and from the Square. Through routing has been given a trial. How- ever, the turnouts probably are not located so as to facilitate through routing. For the present, if it is shown that grade crossing blockades dis- turb the schedules, north and south, through Typical lamp standard sujr- gested for the streets of Elgin. 41 routing on the east side only may be feasible. The through service now offered in the evening for factory employes could be tried in a modified way during the day. With lines into Fountain Square double-tracked as recommended, makeshift routing schemes will not have to be resorted to. It is a question only of time until volume of car traffic will demand such de- velopment, even though routing problems are not considered. EITHER THROUGH ROUTING OR AN OVERLAPPING SERV- ICE PLAN IS RECOMMENDED. IN ORDER THAT ONE OF THESE SCHEMES OF OPERATION MAY BE CARRIED OUT WITH SCHEDULES TIMED SO THAT THERE WILL BE NO WAITING TIME AT THE SQUARE IT IS RECOMMENDED THAT DOUBLE TRACKS BE LAID ON : GROVE AVENUE BETWEEN FOUNTAIN SQUARE AND NA- TIONAL STREET. CHICAGO STREET BETWEEN STATE STREET AND CENTER STREET. DOUGLAS AVENUE BE- TWEEN FOUNTAIN SQUARE AND LOVELL STREET. NORTH STATE STREET BETWEEN CHICAGO STREET AND LAW- RENCE AVENUE, and probably on . South State Street and Highland Avenue for a short distance. The Chicago Street bridge must be strengthened to cany the increased load. Maintenance, Equipment, Etc. The question of double tracking for the purpose of proper routing is dis- cussed above. Single tracks where cars are operated in both directions cause delays at turnouts. This is particularly true where a grade crossing exists at some point on the line. It is thought that several of the Btgin lines should be double tracked for at least a part of their length, well beyond the business district. When the work of extending Riverside Avenue south to the city limits is begun, unprotected third rail operation of the A. E. & C. interurban line must be abandoned and the tracks should be relocated as far south as the city limits. In fact the whole problem south of Chicago Street on the east river bank is linked with encroachment, terminal facilities, proper suburban car operation, and vehicular traffic possibilities on the proposed street along the river bank south of Prairie Street. Steel trolley poles set in concrete should be considered by the company, particularly in the down-town district, and the possibility of combining street lighting standards with trolley poles should be carefully studied. Faults in construction, maintenance and service should be corrected. Some of the track particularly where streets are unpaved, is in a poor state of repair. All should be laid on 8" of stone with the ties in concrete. All crossings should be of the flange-bearing type. Poorly ventilated cars have been ob- served; coal gases being particularly bad in the St. Charles Street line. IT IS RECOMMENDED THAT AN ORDINANCE BE PASSED PRO- HIBITING THE LAYING OF " T " RAILS ON PUBLIC THOR- OUGHFARES. 42 Trolley Freight Business. Applied to Elgin the problem of freight service is an important one. The outlying factories mal^e the local problem worth careful consideration. Pack- age express business should be encouraged by the city on all lines. A regula- tion in Elgin prohibiting the loading of express cars in the city streets works a peculiar hardship to the business interests. The down-town streets are too congested, however, to allow such handling, but a solution that would be an improvement over teaming in the outlying districts lies in developing proper facilities on private property centrally located. Mr. John P. Fox in " a study of the Reading (Pa.) street-car service," lecommends that the handling of freight be tried and adds, " The present management has appeared favorably inclined from the beginning towards starting a trolley freight business, and it is hoped that the opportunity will not be long postponed to assist Reading men in their business and to serve the suburban communities which are without proper facilities." Survey ana Report. It is not possible to offer definite recommendations for increasing capacities without data pertaining to the value of holdings, cost of operation, number of cars operated, and the fares collected, and such recommendations should be based on a special report on Traction. The companies operating cars in Elgin submit financial reports to the State Utilities Commission. These financial reports should be studied in connection with a report on Traction. The public has a right to expect the company to make expenditures where necessary in rehabilitating the system and further to demand a close scrutiny of the company's accounts by the city officials to whom the railroad company is responsible. The percentage of the total operating revenue used for main- tenance of way and structures should be studied by the city. Mr. Fox in his reading report says in this connection : " Publicity in financial matters is the rule to-day from public service corporations and it is better in the end to have all the facts known, especially . . where conditions may be better than rumor has made them out and where the truth is likely to win public support for the company instead of loss." Supplementary Data Land SuDaivision. If restrictions as to lot sizes and building regulations are applied, it would lead to densities as shown below. The figures include streets. Single houses on the basis of 50 x 125' lots. Streets averaging 70'. Houses per acre 5.2 People per acre 20 Two family houses with lots 60x125' and streets averaging 70'. People per acre 33 43 Apartments and Tenements in 100' x 125' units, 3 stories high the capacity of such units being 18-4 room apartments — average 2j4 people per apartment. Buildings per acre 2.6 People per acre 120 If the strictly housing areas are occupied to an average density of 10 people to the acre, built up and scattering areas included, and other occupancies in- crease correspondingly, land development with a population of 65,000 will compare with existing conditions as follows: Future Existing Housing 6500 acres 3158 acres Business 75 acres 34 acres Industry & R. R 400 acres 120 acres Parks 650 acres 238 acres Cemeteries 127 acres 127 acres State Hospital 350 acres 404 acres River Banks 250 acres 250 acres 8352 acres There are in Elgin: 27,400 people. 6,024 families. 5,383 dwellings. 4331 Playgrouncls. A playground in its broadest sense should provide facilities for Kirifiergarten, sand gardens, gymnasium or physical training, athletics and athletic games, dancing, industrial work, aquatic activities, public gatherings. Playgrounds depending upon uses and location might be classified as follows : Outdoor playgrounds. Roof playgrounds. Evening recreation centers. Swimming places. One acre of school playground can accommodate 1,400 children with super- vised play and proper equipment. Area of school playgrounds should be fixed by the school census. The area of athletic fields serving zones of y^ mile radius should be de- termined by the ultimate population of the area. Area of district y^ mile radius 500 acres Population at 30 per acre 15000 This being a population as great as any area of this size will be called upoii to house in Elgin, the minimum field that will provide room for all the facilities required by a playfieid should be taken. Six and one-half acres will provide room for baseball field, children's playground, women's and men's open air 44 gymnasium, gymnasium building, swimming pool, wading pool and field house. Where densities are higher, as is the case in large cities, playfields serving areas of the same size as above must be much larger than 6J^ acres in order to provide room for duplication of some of its facilities, particularly ball fields and other outdoor areas. A recent Chicago report stated that delinquency decreased 28j4% within a radius of J4 mile of the field after an athletic field had been provided, con- ditions remaining stable beyond that zone. Population. The plate on page 12 shows a curve of population increase and a curve of rate of population increase. As cities increase in population the average yearly rate of increase invariably decreases. The rate curve B is based on the tendency of average cities of the size and character of Elgin. The curve of population increase is laid out on the basis of the annual rate of increase ( % ) as plotted in curve B. Conclusion. In the preparation of the report the aim has been to prepare a comprehensive plan looking to the future and providing for the growth and development of the city. It is not the intention that work outlined should be undertaken at the present or even in the immediate future. The work must be progressive and accomplished according as occasion and the finances of the city will permit. The findings of the plan and report cannot be taken as final in detail; the plan, however, is one in which the relative values of its elements have been weighed and after careful consideration have been recorded. It is hoped that it will serve to promote a consistent and fine development of the city. Acknowledgment is made of the kind assistance given during the develop- ment of the plan by the following gentlemen: Mr. Morgan H. Brightman, City Engineer; Mr. W. F. Hunter, Commissioner of Accounts and Finances; Mr. Leroy K. Sherman, Commissioner, State of Illinois Rivers and Lakes Commission. Also of the services of the following members of Mr. Bennett's office: Mr. Wm. E. Parsons, who has been in general charge of the work; Mr. H. T. Frost for the study of the economic problems of the general plan; Mr. F. C. Walker for its pictorial presentation. E. H. BENNETT. January, 1917. 45 Tke Elgin City Plan Commission Since the material in this report was prepared and placed in type, the Elgin Commercial Club has turned over the Elgin City Plan to a more repre- sentative body, The Elgin City Plan Commission, whose organization is as follows : Executive Committee. Frank W. Shepherd, President. Israel Hatch, First Vice President. Arthur Leath, Second Vice President. E. H. Krueger, Secretary. Mrs. S. C. Eppenstein. George W. Glos. William Grote. Mrs. R. D. Hollembeak. B. S. Pearsall. Arthur Rovelstad. Committee on Parks and Playgrounds . Civic Center . Street Car Transportation Railroad Elevation River Front Improvement Streets . Street Fixtures Paving . Publicity Law Zoning . Chairman Frank McCarthy Wilson H. Doe H. D. Hemmens E. J. O'Beirne C. F. O'Hara John Schramm A. L. Metzel A. E. Price Fred Quinn Chas. H. Fisher Dr. J. H. Dalbey iO