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TYPES OF DEVELOPMENT
Residential: Single family, duplex, townhouse, apartments, and condominiums. Commercial: Professional office, stores, malls. Industrial: single developments and industrial parks. Recreational:
Amusement - land use, local impact, access, liability, population supply. 2. Recreation - private clubs and sporting
1.
3. 4.
manner. Most often must be able to create a profit. Must meet political; economic; and aesthetics, while maintaining solid engineering principles.
Land Use Controls: exist to protect public health, safety and welfare.
Enabling Acts: passed in 1920s federal laws permitting states to pass zoning and subdivision laws.
Zoning Regulations: use of land-use controls to protect the rights of the individual property owner and rights of others with in the community
3 Basic areas: residential, commercial, and industrial Changed through exceptions and variances can occur must shoe individual and public both benefit
State, county, municipal: Provides legal definition of a subdivision Who can prepare Monument requirements Procedures for approval; design standards; construction requirements Designed to protect individual to assure that access, utilities, drainage, open space, adequate building space, are all provided.
state some on design (Indiana) At minimum: boundary survey; create subdivision; topographic survey and construction stakeout. Can include: speaking for developer and limited design
State dependent: horizontal and vertical street alignment;
Est. at least 2nd order control traverse near boundary. Complete boundary survey Est. benchmark system Prepare topographic map Determine plan for streets, lots, utilities, etc. Develop preliminary drawing Obtain approval of preliminary design Compute direction and distance of lots and streets, also engineering design
Streets and access entrance permits Sewage facilities sanitary and storm Water system - EPA Others as needed
3.
Owner sill want municipality to take over maintenance of streets, sewer, water, etc.
Development must contribute to the value of adjacent tracts; comply to master plan and add to tax base.
All street and utility construction information provided.
2.
Boundary and Topographic Surveys Construction Surveys Design and Construction of:
a. b. c. d. e. f.
Access Flood Control and Drainage Facilities Potable Water Collection and Treatment of solid and waterborne waste Utilities Recreation facilities
4.
(planning commission) 2. Developer: Range from those who take pride in quality and a profit to those only interested in profit
Minimize delays and unneeded costs Dont let desire for profit overshadow duty
3. Contractor: Develop a plan that can be built 4. Home Buyer: create safe and pleasant area Account for special populations
7. Professionals: Engineers, Architects, etc. Work for interest of client and are controlled and limited by regulations, codes, ethics, and standards.
PLATTING PROCESS
1.
2. 3.
PRE APPLICATION
PRELIMINARY PLAT FINAL PLAT
Conventional lot and block Lots and streets with no open or recreation areas Most intense land use, small lots
Radial: resembles spokes of a wheel Useful if some central focus is needed or exists Can cause problems with triangular lots Linear: development along both sides of single road
COVING
Coving combines both the bending of streets and setbacks creating more open space; generally the ROW is reduced 35% The Basics:
Winding street pattern reduces or eliminates side streets and total number of individual streets 2. Lineal feet of streets typically reduced 20-40% while maintaining density and four way intersections minimized 3. Open space within entire community increased 4. Pedestrian walkways positioned to follow a curvilinear path separate from streets
1.
COVING
5. Road remains at widths recommended 6. Layout reduces views of home sides or rears and
homes rarely face another home front or rear which gives enhanced privacy 7. Streetscape consists of park like green space which meander from one side of the street to the other 8. Average lot size increases by 10-20% with extra typically in home fronts
BAYHOMING
Bayhoming uses the same concepts as coving but with more density
Requirements:
1. 2. 3. 4. 5.
Coving is based on single family ownership, while with bayhomes the land and all items outside the home are held in common ownership with a homeowners association Coving incorporates townhouses in a staggered format
Bayhomes have no individual lot, this allows for larger infrastructure reduction While coving provides smooth curves with no staggering, Bayhomes can be greatly staggered creating more panoramic views from within homes Parking is in rear with screened walls and landscaping hiding vehicles from public collector streets Bayhomes have large front porches Front of home is toward common areas
PRESERVING THE SENSE OF THE COMMUNITY PRIORITIZE VIEW REDUCE INFRASTRUCTURE AFFORDABILITY SAFER STREETS FEWER INTERSECTIONS OPEN SPACES MINIMIZE ERROSION AND SEDIMENT POLLUTION MORE TREE SPACE NO SQUARE LOTS
ADVANTAGES TO MUNICIPALITY
LESS INFRASTRUCTURE TO MAINTAIN 2. LESS LAW ENFORCEMENT DUE TO INCREASED SECURITY AND LACK OF INTERSECTIONS 3. DUE TO AVAILABLE SPACE, PEOPLE DO NOT FLEE URBAN SPRAWL
1.
DENSITY
To many creates noise, lack of privacy, and increased conflicts To few can create lack of socialization, excess travel, and high cost of community services Most commonly expressed as Dwelling Units/Acre (DC/Ac)
Gross density units/acre of total land Residential density units/acres of land including streets, public facilities, etc. Net density units/acre of land devoted only to residence Can also be a variable using people/acre Typical residential density below 2 DU/Ac is low with common design value of 2 5 DU/Ac
EXAMPLE
3 DU/AC IS DESIRED 25% LAND AREA IS STREETS AND OPEN AREA THUS 75% OF 43560 OR 32670 ft GOES INTO 3 LOTS THUS 10890 ft/ LOT TYPICAL LOT SIZE COULD BY 90x120 x 43560 = 32670ft 32670/ 3 = 10890ft/lot
USGS topos provide a rough source for this Also check SCS and others for maps Site Suitability: depends on viewpoint of person
1.
2.
3.
Includes: use which provides most profit Use that provide maximum enjoyment and highest life quality Use that preserves or improves the balance of nature and is least disruptive to the environment
Gently rolling terrain best - 2-5% slopes 5-10% can also provide good sites with increased cost Slopes over 20% require special considerations Matching the topo is essential Depth of water table
How to use natural features as a benefit Sun angle, trees, noise, wildlife and aesthetic character of site
Streets, sidewalks, intersections, lots and easements all depend on geometric principles Following them simplifies design and layout and balance and symmetry prevail Follow terrain Front lot lines should be straight or arcs and side lines should be either perpendicular or radial to street ROW
Lots: must have satisfactory building site and be properly related to topography
Must have vehicle access to local street Standards can specify minimum width and depth
Min width 70 typical Depth normally approx. 3 times width 20 50 setback at front with 5 10 side and back
Large development 35% non-residential Small development 25% non-residential Collector 60 ROW 70 ROW
2.
Alignment
times the algebraic difference in grades (%) Max grade is normally 15% and minimum is 0.5% Minimum radius for circular curves range from -200 on local streets and 300 for collector streets Street alignment should minimize need for storm sewers
Follow ridges, parallel or perpendicular to contours, and along shallow
10 20
Naming
swales.
Street: North South streets Avenue: East West streets Drive or Boulevard: Meandering streets Road or Way: street that runs other than cardinal directions Lane or Place: North South Cul-de-sac streets Circle or Court: East West Cul-de-sac streets
150 min local and 300 collector Angles: centerline intersect should be close to 90 with 75 being minimum Streets should remain in tangent for 100 min prior to PC Grade should be relatively flat with max being 0.5% - 4% Minimum sight distance at intersections = 90 Minimum curb radius = 20 local; 30 collector Sidewalk and Bikeway: one or both sides if needed 4 width minimum, 6 better. Easements: 15 30 minimum
DESIGN
1.
Roadway
1. 2.
Locate Centerline
Direction and distance (PI-PI) Plot existing ground and special features
DESIGN
1.
Pavement: Thickness based on AASHTO and Soil design based upon the lowest soil support values.
DESIGN
1.
Roadway design:
Site study by traffic engineer to determine needs on site and effect of development on existing system
Take care using one way streets Streets often have other uses: bicycles; play and minimal on street parking Streets have slow design speeds: 20-35 mph Sight distance-critical Stopping distance: d= V2/30f d= braking distance in feet V=vehicle speed in MPH f=coefficient of friction
TABLE
SPEED
20MPH 25MPH 30MPH 35MPH
REACTION
TIME
2.5 2.5 2.5 2.5
BRAKE DISTANCE
FEET
33.3 54.8 85.7 120.1
STOP DISTANCE
COMP.
106.6 146.5 195.7 248.4
DISTANCE
73.3 91.7 110 128.3
DESIGN
125 150 200 250
DESIGN
Local street design guidelines (local streets) Curb: Barrier; Mountable; V (depressed) Parking: off street parking
Space width 9-11 Space length 18-20 Recreational vehicles (boat/trailer) 10 x 40 Make parking areas aesthetically pleasing
DRAINAGE SYSTEMS
Retention No runoff Detention Controlled, limited runoff Development will always cause additional runoff
Runoff depends on: permeability of soil; slope; topography; climate; and amount of rainfall
Charts and info: West of 103W longitude NOAA Atlas 2; East of 103W longitude USWB TP-40 and/or NWS Hydro 35
DRAINAGE SYSTEMS
Group A: low runoff, high infiltration (sand/gravel) water transfer 0.3/hr Group B: moderate infiltration, deep well drained soil (fine-course texture) water transmission 0.15-0.3/hr Group C: low infiltration; layered soil (mod.fine fine texture) water transmission 0.05-0.15/hr Group D: high runoff, very low infiltration, clay soil in pan or layer near surface water transmission 0-0.05/hr Levels:
Smooth paved surfaces 0.011 Cultivated 0.05 0.17 Grassland: short 0.15; dense 0.24; Bermuda 0.41 Woods: light underbrush 0.40; heavy underbrush 0.80
Determine the watershed area from the topo map Establish the storm period and corresponding 24 hour rainfall
Storm period intensity 2yr, 5yr, 10yr, 20yr, 25yr, 50yr, and 100yr
10yr normally used, many use 25yr for safety
Calculate initial maximum retention after runoff begins 4. Calculate peak discharge for area Use Rational Method Q=CiA
3.
Q=quantity of runoff in cu.ft/sec C=coefficient of runoff (ratio of water runoff to water falling) i=intensity of rainfall (inches/hour) A=drainage area (acres)
V=flow velocity (ft/sec) R=hydraulic radius (cross sectional area of flowing water/length of wetted surface of pipe) in feet = D/4 (full pipe) S=expected slope (decimal) n=roughness factor (0.015 0.025) Slope: min 10 pipe = 0.28%; 12 = 0.22%
Best to use 0.4% Want to keep flow at 2-10 ft/sec Open channel compute same way Slope: 2% - 10%
SYSTEM DESIGN
Two conditions exist either alone or in combination: Site subject to sheet or overland flow Site subject to channelized flow Must realize that in residential development much
Expose smallest area for least amount of time Retain topsoil to recover graded areas and protect natural vegetation 3. Seclude plantings, seeding, mulching and stone surfacing as needed 4. Use sediment basins and silt traps 5. Install permanent vegetation and long term erosion protection If lake or pond is included a dead storage area for sedimentation should be included upstream of the lake.
SANITARY SEWER
See pages 498 554 in the text
Traditional collection systems (gravity flow)
normal U.S. EPA Program: Small Community Outreach and Education (SCORE) U.S. EPA Bulletin (1992)
SANITARY SEWER
Apartments:
Typical per capita flow is 60-120 gal/day (per person) Design should include max flows 6-10am and 6-10pm with low being 2am-6am Max Daily Flow = 2x Average Daily Flow Max Hourly Flow = 3x Average Daily Flow
Restaurant: 100 gal/day/seat Hotel: 100 gal/day/bedroom Service Station: 10 gal/day/car served
INDIVIDUAL SYSTEMS
3.
4. 5.
Contaminate drinking water supply Allow insects, rodents or other disease carriers to multiply Be accessible to children Pollute or contaminate surface waters Create foul odor and appearance
INDIVIDUAL SYSTEMS
Traditional: Septic & Absorption Field
Conventional Gravel Absorption Field: trench 12-36
wide with 14 course aggregate and perforated 4 pipe covered with geotextile
Percolation test: timing settlement of water over time
PUMP STATIONS
Used to transport material under pressure, can not be tapped Collection System:
Min pipe size = 8 Place sewer either along ROW or at back lines Separate from waterlines by 10 horiz. and vert. Manhole placed at all bends, intersections, changes in slope with no section longer than 400 Manhole: precast; drop Pump station with force main Lift station
Waterlines must maintain a min of 20 lb psi Water storage tank if large development may be beneficial
Fire storage reserve: 1000 gal/min x 2hr = 120,000 gal One day reserve: 150 gal/person/day x 1000 people = 150,000 gal These determine min tank size(23.5dia x24tall=75000 gal)
WATERLINE
2 types: Loop System and Branch System
Each has gate valves at each intersection of mains and between main and fire hydrants
4 way valves at all crosses Other valves usually placed between 500-1000 intervals
Depth: based on frost penetration. 3.5 in extreme Southern Illinois, 4 in Carbondale, 4.5-5 in Champaign, and 5.5-6 in Chicago Parts: piping (usually PVC) may require ductile iron
Thrust block: block forms placed to transfer angular force to soil and needed to keep joints together.
WATERLINE
Valves:
Shut off: gate or butterfly type placed in system for repair or emergency purposes Check valve: control direction of water flow Pressure Reducing Valve: reduce inlet pressure to a controlled outlet pressure Altitude Control Valve: control flow in and out of tank
Often direct linked to pump stations
Air Release Valve: used to release trapped air at high points in lines Back Flow Preventers: antisiphon valves used to protect safe water from contaminated systems
A subdivision is required whenever land owner divides land into 2 or more tracts with any of them being less than 5 acres or new rights of access EXCEPT: no subdivision required if:
The division into parcels 5 acres or more which does not involve any new streets or easements of access. 2. The division of lots or blocks of less than 1 acre in any recorded subdivision which does not involve any new streets or easements of access. 3. The sale or exchange of parcels of land between owners of adjoining and contiguous land.
1.
The developer must have the tract surveyed and a plat of subdivision prepared by a RLS
All public streets, alleys, easements All parcels, tracts, blocks, and lots
1. 2.
3. 4. 5.
All angular linear data along exterior boundary Names of all public streets, alleys, etc. Reference must be made to permanent monuments from which future surveys can be made.
Surveyor MUST establish, in such a way as not to be disturbed, good and sufficient monuments
Monuments must be set at all corners at each end of curves, and at all angle points 2. 2 monuments must be permanent (stone or reinforced concrete) and set at the extremities of the subdivision
1.
FILING OF PLATS
Plat of Subdivision and topo map must be filed at County Recorders Office prior to sale of any lots!!!
Plat must contain the following certifications:
1.
CERTIFICATE OF SURVEYOR
a. b.
Legal description with name of subdivision Certification as to location within or without corporate limits
FILING OF PLATS
2.
CERTIFICATE OF OWNER
Swear as to ownership b. FEMA c. Certify that construction will not change drainage of surface waters in such a way as to damage adjoining property and that surface water will be deposited into a water course which the owners have a right to use. d. Dedicate street right of way and easements to public use e. Waive and release all rights given by virtue of the Homestead Exemption Laws of the state. f. School district in which located
a.
FILING OF PLATS
3.
4. 5. 6.
Certifies that owners signed plat before notary and of their own free will.
Certifies that tax records have been checked and property is free of taxes
Certifies that subdivision has been approved May be more than one (county and city)
Certifies that drainage will not cause damage to adjoining properties b. Muse also certify Topo Map (drainage)
SUBDIVISION ORDINANCE
May be county or municipal
All make state law a part of ordinance Purpose is to regulate development and make sure
compliance with engineering design practices Definitions: all aspects and terms defined Exceptions: any that exist above state law
SUBDIVISION ORDINANCE
GENERAL PROCESS: 1. Tentative or Preliminary Plat
1.
2. 3.
Minimum Scale (1=100) & max sheet size given (24x36) Must include: (typical)
a.
b. c.
d. e.
Section lines, sec. lines, adjacent subdivision lines, adjacent streets and alleys, watercourses and other pertinent features Existing utilities, drainage systems on and adjacent Names of adjoining subdivisions and other areas must indicate present usage Proposed streets and roads with width, names, alleys, lots, easements, building setbacks Name of subdivision, subdivider, and surveyor
SUBDIVISION ORDINANCE
FINAL PLAT generally a time period exists between tentative approval and length final must be approved in. Requirements:
2.
a. b.
Material, size, lettering size Date of preparation, north sign, rectangular system, material and scale
Title Location, width, names of all roads, streets, alleys and other land dedicated to public Lines, dimensions, and names of adjoining or abutting roads streets or alleys
c.
SUBDIVISION ORDINANCE
d.
e.
Building lines and easements shown and dimensioned All lot corners, points of curvature, ROW intersections; changes in ROW and offset points must be monumented
f.
SUBDIVISION ORDINANCE
Design Requirements: 1. Layout shall preserve natural features of site. 2. Provide proper traffic circulation prefer long blocks
Streets intersect at 90 preferred not less than 65 2. Dead end streets no longer than 1320 and have cul-desac with min radius
1.
Layout to fit contours 4. Streets nor on boundary and no spite strips 5. Streets along State or County Highways shall provide access at intervals not less that mile
3.
SUBDIVISION ORDIANCE
6.
7. 8.
13.
Private roads discouraged Minimum 50 ROW and road way widths (20-24) Street material and thickness - 8 stone + 3 bit. conc. - specs must conform to IDOT and max. grades (8%) Easements: min. width and location Building setbacks: width and location Drainage requirements (storm, open, or mix) Signage requirements Water and sanitary sewer facilities described and req
SUBDIVISION ORDINANCE
1. 2. 3. 4. 5. 6.
Engineering Requirements: Profile of streets (existing and proposed) Typical cross section of roadway with surfacing Drainage structures (surface and underground): location, size, type, and grade Locate water courses and bodies of water (high and low elev.) Sanitary sewer: plan and profile and location or source of treatment Water system location
SPECIAL CONSIDERATIONS
1.
Based on Section 404 of Clean Water Act and Section of Rivers and Harbors Act of 1899
Jurisdiction of Corps of Engineers and EPA Defined: area containing hydric soil, periodic flood water, or hydrophile plants (hydrophytic plants are plant life growing in water, soil, or on substrate which is periodically deficient in oxygen as a result of excessive water content.)
Areas where wetlands occur must have on-site inventory of dominant plant genus and species.
SPECIAL CONSIDERATIONS
Hydraulic soil soil that is saturated, flooded, or ponded long enough during growing season to develop anaerobic conditions (lack of oxygen) in the upper parts.
SPECIAL CONSIDERATIONS
2.
Locate development on USGS 7.5min and relate to wetland features that denote possible wetlands Study National Wetlands Inventory map to determine potential wetland areas on site. Study soil survey map (SCS) to determine if hydric soil exist. Study aerial photos potential wetlands Review any available wetland studies in area Make determination based on 1-5 conduct on site inspections to make final decision
WETLANDS
Often surveyors are 1st to visit property and potential wetland info. Should be included in topo. No uniform definition
Differ between regulatory bodies 1987 Corp of Engineers Wetlands Delineation Manual 1989 Federal Interagency Manual for Identifying and Delineating Wetlands
WETLANDS
Formal delineation takes extensive training, but wetlands are generally defined by:
Hydraulic soils Hydrophytic vegetation Wetland hydrology Soils saturated at or near surface or inundated for sufficient length of time to allow microorganisms to deplete available oxygen in the soils Water does not have to be on surface
WETLANDS
Indicators:
1. 2. 3. 4.
Evidence of flooding Water marks or stains on trees Obvious standing water or soil saturation Blackened or discolored fallen leaves
Plants that have adapted to growing in wet conditions Field guides to wetland plants Indicators:
Shallow root systems Wind thrown and fallen leaves Buttressed tree trunks Inflated or floating stems or leaves Trees with multiple trunks from same base
1. 2. 3. 4. 5.
WETLANDS
Biological and chemical process occurs that alters color of soil Normally wet soils are grey or black with prominent orange or red iron stains
Soil colors Munsell Soil Color Charts Grey or black colors Sulfidic odors Peat or muck accumulations
Field indicators:
1. 2. 3.
SPECIAL CONSIDERATIONS
3.
ENVIRONMENTAL ASSESSMENT
Based on Comprehensive Environmental Response, Compensation and Liability Act of 1980 makes property owners liable for cleanup 2. Superfund Amendment and Reauthorization Act of 1986 limits liability if proper investigations were performed as to existence of substances prior to purchase 3. Any indication of potential hazards means owner is liable
1.
4.
NECESSARY TO:
Predict any change in each environmental constituent 2. Identify the scope of any change on each environmental descriptor 3. Determine the implications or significance of the anticipated change on each element
1.
To provide a data base, documentation, and forecasts from which future decisions could be made.
2.
To identify the extent of both recognized and potential losses, the implications of the losses, and prepare information in such a way so it can e understood by government and public Many times developers would prepare their EIS into volumes with as much technical data as possible to try to get approval Often is used as a reason to justify decisions by governmental bodies
overhead plane 2. UNDERSTORY combination of small trees, large shrubs, and climbing vines under canopy trees 3. GROUND COVER grasses, ground vines, and wildflowers
best to conserve in clumps 2. Many mature trees will not survive a violent change of habitat. 3. Changes in ground water (amounts and quality) can cause problems 4. Area around trees should not be filled (disturbs access of air, water, and minerals)
2. 3. 4.
5.
architectural lines or as a screen to enhance architecture As skyline To define sheltered areas or act as buffer between activity areas Enhance, blocks, frames, a view for building site As educational source
2.
3.
4.
5.
Plan should reflect a predominance of one type of plant or a similar texture, color, or form within a grouping Exercise restraint relative to the number of different plants used in plan Select plants with common soil, climate, and water requirements Maintenance of hedges is time consuming, consider growth habit and mature size Develop plants so they do not rely on the quality of any particular tree or plant
specific environment 2. Knowledge as to existing trees on site and their healthy growth on adjacent sites 3. Plants that require low maintenance and/or low water amounts 4. Plants for a specific purpose (shade, contrast, color, and size)
only minimum changes can be caused provide shade that does not limit air movement Humidity can be increased by including water in areas
Vegetation: when used to protect from cold winter winds it is a windbreak Airflow is affected by shape and density of windbreak Airflow is affected 5-10 times windbreak height on windward and up to 30 times height on leeward side
1. Nationally $108 billion spent on wildlife related activities 2. Illinois $1.35 billion spent
Recreation is often a delivery of opportunities for individuals and society most often provided by government Benefits include:
1. 2. 3. 4.
Economic development Protection or preservation of the resource Education and learning Maintenance or improvement of physical health
FOLLOW UP ACTIVITIES
1. Monitoring the actions taken to determine if
appropriate benefits are being developed 2. Monitor societies demands to see if original demands still exist
Wildlife recreation planning manuals and handbooks are being developed by Bureau of Land Management and Forest Service
other resource uses 6. Develop alternative use plans 7. Choose plan that reflects the most desirable use of resources 8. Develop activity and project plans consistent with resource use chosen.
Developed camping Primitive camping Backpacking Hunting Picnicking Nature walks Off road vehicle use Sightseeing Fishing
5. Semi-urban
6. urban
CAPABILITY ANALYSIS
Permits identification of inherent Recreational Opportunity potential of the resources and of inherent attractiveness of resource for recreation
man and access by road 2. Size of area 3. Amount of irreversible evidence of man 4. Amount of apparent renewable resource modification
1. 2. 3. 4.
5.
LOOK FOR: Evidence of use Frequency of encounters of uses User density per acre Facility and site management User regulation
Low capabilities where landscape is open (little vegetative cover and flat topography) 2. High capabilities are selected where there are more potential
1.
RECREATION ATTRACTORS:
1. 2. 3. 4. 5. 6. 7. 8. 9.
Power boating and waterskiing Sailing Ocean/lake/river swimming Surfboarding or scuba diving Fishing Tent camping R.V. camping Golfing Horseback riding
Required that everybody of water 10 acres or more be kept open to public for fishing and hunting
Central Park in New York established in 1850s Late 1800s saw creation of: Yosemite Valley, Yellowstone, Mackinac Island, Niagara Falls Much of this through efforts of Teddy Roosevelt Recreational planning still deals with 2 basic elements: man and land
no longer ignored
2. Adequate legislation
1. Appropriateness to site
2. Current demand
recreational activity and facilities 5. Select site assessment indicators (unique natural characteristics of site) 6. Related site assessment indicators to Recreational Appropriateness Index
and fragile 2. Passive Recreation (moderate use) areas more numerous and capable of withstanding more human intervention 3. Active Recreation (intensive use) areas resilient to intensive use by large groups for short periods/generally quite accessible
3. NON-WATER RELATED
inventory 2. Determine suitability of 3 management objectives 3. Identify conflicts where overlapping occurs 4. Develop balanced management program
ECONOMICS OF RECREATION
1. Those activates which cost neither
participant or others anything other than energy and imagination 2. Those conceived and undertaken for the purpose of making money 3. Public recreation which costs money generally seen as responsibility of the government