HomeMy WebLinkAbout2015 05 06 Public Hearing 500 Winter Springs Retirement Residence - Special Exception PLANNING & ZONING BOARD
AGENDA
I T E M 5 0 0 Information
Public Hearin X
Re ular
Mav 6, 2015
Meeting
REQUEST: The Community Development Department — Planning Division requests that the
Planning&Zoning Board consider four Special Exception requests to the Town Center District Code
for Winter Springs Retirement Residence; a 4-story, 144 suite senior living facility totaling
approximately 130,564 square feet in area located on the south side of State Road 434, adj acent to the
Cross Seminole Trail bridge.
SYNOPSIS: The applicant is requesting approval of four Special Exception requests for a 4-story,
144 suite senior living facility that is approximately 130,564 square feet in area. The property is
approximately 4.57 acres in size and is located in the TS (Urban Center Zone)of the Town Center. If
the four Special Exception requests are approved, the applicant will submit Final Engineering Plans
and an Aesthetic Review for final approval. The Special Exception requests do not constitute a Final
Engineering Plan review and all aspects of the site are subj ect to staff review after the applicant
submits an application for Final Engineering Plan review if the Special Exception requests are
approved.
CONSIDERATIONS:
APPLICANT AND PROPERTY INFORMATION:
• Applicant name and address and authorized representative: Applicant-Mark D. Lowen,
3150 Kettle Court SE, Salem, OR 97301. Authorized Representative -Mark D. Lowen.
• Propertv owner's name(s): Schrimsher Land Fund 1986, Schrimsher Land Fund V, Ltd.,
Schrimsher Land Fund VI, Ltd.
• Propertv addresses: No address issued
• Propertv Parcel ID number: 26-20-30-SAR-OA00-008H
• Current FLUM Desi�nations: Town Center
May 6,2015
Plaiuung&Zoning Board Agenda,Item 500
Page 2 of 6
• Current Zonin�Desi�nations: Town Center TS (General Urban Zone)
• Previouslv A�proved Development permits such as conditional use, waiver, or variance (if
an : None
• Development A�reements (if any�: Development Agreement between Schrimsher Land
Fund 1986, Ltd., Schrimsher Land Fund v, Ltd., and Schrimsher Land Fund VI, Ltd., and
the City of Winter Springs - June 26, 2000.
• Pendin� Code Enforcement Actions (if any�: No known pending Code Enforcement actions
• Citv Liens (if any�: No known liens
APPLICABLE LAW, PUBLIC POLICY, AND EVENTS
City of Winter Springs Comprehensive Plan, Housing element
Objective 1.4:Special Needs Households. The City shall ensure that adequate sites are available for
special needs populations, such as the elderly and disabled.
Policy 1.4.3: Continue to support organizations that assist elderly and handicapped citizens in finding
decent, accessible, and affordable housing. Such support may include technical assistance and
alternative design standards and code requirements.
Policy 1.4.5: Address problems of housing for lower income elderly residents and other households
with special housing needs, by allowing placement of retirement communities and elderly care
facilities in areas of residential character as long as they are designed in a manner that is compatible
with the character of the neighborhood and are consistent with the zoning code standards for the area
as well as any applicable overlay districts.
Policy 1.4.8:Explore attracting additional assisted living facilities(ALF)including studying potential
locations, size requirements,market demand and timing as well as potential partnerships and funding
sources. Investigate the Elderly Housing Community Loan program, which provides loans of up to
$750,000 to developers making substantial improvements to elderly housing.
Winter Springs Town Center District Code
Winter Springs Town Center District Code, Section 20-321 (c) - Special Exceptions
Winter Springs Town Center District Code, Section 20-323 -Permitted Uses
Winter Springs Town Center District Code, Section 20-324 (9)Large footprint buildings
Winter Springs Town Center District Code Section 20-325 (b) - Transect Zone Design Standards,
Building height
Winter Springs Town Center District Code Section 20-325 (b) - Transect Zone Design Standards,
Principle building setbacks
DISCUS SION:
Winter Springs Retirement Residence is a proposed 4-story, 144-suite senior living facility located
on the south side of SR 434, adjacent to the Cross Seminole Trail Bridge in the TS (Urban Center
Zone)of the Town Center.Upon completion,the building will be approximately 130,564 square feet
in area. A conceptual plan prepared by the applicant for use as a reference point indicates the site will
be designed in accordance with the provisions of the Town Center District Code except for four
Special Exceptions that are being requested.
May 6,2015
Plaiuung&Zoning Board Agenda,Item 500
Page 3 of 6
An extension of Michael Blake Boulevard south of SR 434 is proposed by the applicant in
conjunction with construction of the site. Extension of Michael Blake Boulevard south of SR 434
will create a new intersection at SR 434 and Michael Blake Boulevard that may warrant signalization
in the future. This new intersection could potentially lend itself to future commercial development in
the event the intersection is signalized in the future. The extension of Michael Blake Boulevard on
the south side of SR 434 is in compliance with the Town Center District Thoroughfare Plan.
The applicant is requesting four Special Exceptions from the Town Center District Code.In granting
a Special Exception, the City Commission must find substantial competent evidence that:
a. The proposed development contributes to, promotes and encourages the improvement of the
Winter Springs Town Center and catalyzes other development as envisioned in the Winter Springs
Town Center regulations.
b. The proposed development will not have an unfavorable effect on the economy of the Winter
Springs Town Center and complies with the economic fiscal impact requirements set forth in the
City's Comprehensive Plan and Code.
c. The proposed development abides by all rules in this code other than those specially excepted.
Special limitations apply to large footprint buildings(greater than twenty thousand(20,000)square
feet); see subsection 20-324(9)for these limitations.
d. The proposed development meets any reasonable additional conditions, restrictions or
limitations deemed necessary by the city commission in order to preserve and promote the intent of
the Winter Springs Town Center District Code.
e. With respect to each waiver requested, the specific waiver shall comply with all of the
following:
(i) Is a result of special conditions and circumstances which are peculiar to the land, site plan,
structure or building involved and which justify granting the waiver in the context of the
overall proposed development being successful within the Town Center.
(ii) Is the minimum waiver from the Town Center regulations necessary to make possible the
reasonable use of the land, building or structure.
(iii) Is in harmony with the general intent and purpose of the Town Center regulations.
(iv) Will not be injurious or incompatible to the Town Center and any surrounding
neighborhood or property.
(v) Will not create a public nuisance or be detrimental to the public health, safety, and welfare
relative to public services including water, sewer, surface water management,police,fire,parks
and recreation, streets and traffic patterns, public transportation, marina and water ways,
bicycle and pedestrian facilities.
1. Section 20-323—Permitted Uses.
The Town Center District Code permits Adult Congregate Living Facilities only by Special Exception
in the TS zone of the Town Center. Approval of this use classification via Special Exception allows the
City Commission an additional review of the proposed use and allows the imposition of any conditions
that the Commission feels are necessary to make the use compatible with permitted uses in the
surrounding area.
May 6,2015
Plaiuung&Zoning Board Agenda,Item 500
Page 4 of 6
According to the applicant, the initial reason for focusing on Winter Springs and the site itself was a
combination of strong demographics, including the fact that Winter Springs is an established
community where seniors are likely looking for options to downsize. Approval of this facility will
provide a living option that does not currently exist in the City. The proposed retirement residence
provides an additional lifestyle option in Winter Springs, allowing seniors who are looking for an all-
inclusive living situation to remain in the community. The applicant has indicated that some of the
elements that make this particular site attractive is the proximity to locations such as the Winter
Springs Town Center and the visibility the site offers. The location is easily accessible for family and
friends coming to visit residents.
Staff recommends support of this Special Exception request as there is a demonstrated need for a
facility in the community which permits housing for the elderly and allows aging in place for the
citizens of Winter Springs. There are currently no adult congregate care facilities in the City, thus
requiring elderly residents of the City to relocate outside the City in the event they need to live in a
facility of this type. Obj ective 1.4 of the Housing Element of the Comprehensive Plan requires the City
to ensure that adequate sites are available for elderly housing. Approval of this Special Exception
request is in compliance with this provision of the Comprehensive Plan and satisfies all applicable
criteria set forth in the Town Center regulations.
2. Section 20-324(9)—Large footprint buildings.Buildings with a footprint greater than 20,000
square feet may be built within the Town Center by Special Exception only. This section also
waives the maximum lot width that is applicable to the transect zone the project is located
within.
The applicant is proposing to construct a building with a 38,360 square foot footprint. The building is
proposed as a 4-story, 144 suite facility for seniors. The total square footage of the building will be
130,564 square feet. This Special Exception is being requested as the interior of the building will be
designed with common areas for a variety of uses including a dining room and kitchen for shared
meals. Additionally a multi-purpose room,beauty salon,crafts room,TV room,media/computer room,
movie theater lounges and an exercise room are proposed. Interior circulation of the building is
organized around a central atrium. The proposed exterior design of the building includes brick/stone,
stucco and horizontal siding,with a roof consisting of architectural composition shingle. Approval of
this Special Exception will automatically waive the maximum lot width of 180-feet that is required
within the TS (Urban Center Zone) of the Town Center. Approval of this Special Exception request
satisfies all applicable criteria set forth in the Town Center regulations.
3. Section 20-325(b) - Transect Zone Design Standards, T5(Urban Center Zone), building
height.
The TS zone of the Town Center requires a minimum height of two stories for all buildings
constructed within this transect. The applicant is requesting a Special Exception to permit portions of
the building that are adj acent to SR 434, and portions of the main entrance which is located in the
rear portion of the site to be constructed at one story in height. One story elements are located both at
the entrance internal to the site and the outdoor areas along the SR 434 frontage. If this Special
Exception request is granted, one story elements will be visible from SR 434 and in the rear of the
building which is where the main entrance is proposed to be located.
May 6,2015
Plaiuung&Zoning Board Agenda,Item 500
Page 5 of 6
The wing ends and building center step down in height from three,to two, and one story which will
give the appearance of a multi-story building in the areas where one story elements are located.
These higher building sections will be seen over and behind one story sections. According to the
applicant, these one story portions provide a transition from 4-story building elements to the
pedestrian areas adj acent to the common areas in the core building and the public right-of-way. This
creates a more human scale to these outdoor amenities as well as the main entrance that is located in
the rear portion of the site. The site is located in an undeveloped area on the eastern boundary of the
Town Center that is not adj acent to the core commercial area of the Town Center. The maj ority of
the portions of the building that are fronting SR 434 will be in excess of two stories in height, and
the building will have a multi-story appearance in the one story locations. Construction of this
building will help foster the transformation of this portion of State Road 434 into the urban
boulevard and constrained roadway section that was envisioned in the Town Center master plan.
This project will help to further create the urban sense of place that has materialized along State
Road 434 with previously approved proj ects such as the RiZe and Jesup's Reserve. Approval of this
Special Exception request satisfies all applicable criteria set forth in the Town Center regulations.
4. Section 20-325 (b)- Transect Zone Design Standards, Principle building setbacks.
The TS (Urban Center Zone)of the Town Center has a required front setback range of zero(0')to eight
(8')feet for all buildings constructed within this transect. The building will have two front setbacks:
one adj acent to SR 434 and one adj acent to the Michael Blake Boulevard extension. The applicant is
requesting a Special Exception to permit portions of the front setback adj acent to SR 434 to vary from
zero(0')to forty(40')feet and to permit the front setback along the Michael Blake Boulevard e�tension
to vary from twelve (12')to twenty-six (26')feet. The applicant is requesting this Special Exception
due to concerns about accessibility for residents from entering the building from the sidewalk and
adjacent public rights-of-way as required by fire and life safety codes. The increased setback allows
more space for ramping sidewalks into and out of the building, which helps with accessibility issues.
The increased front setback adjacent to SR 434 is requested where one story elements are proposed.
The maj ority of the portions of the building with frontage along SR 434 will be constructed within the
required zero to eight foot front setback The portions of the building that are proposed for construction
adjacent to the Michael Blake Boulevard extension will have a varied front setback between a
minimum of twelve (12') and a maximum of twenty-six (26')feet. The entire portion of the building
that is constructed along Michael Blake Boulevard will have a height between three and four stories.
This building height to setback ratio is indicative of walkable environments such as the Town Center
and distinguishes a traditional urban character along the Michael Blake Boulevard extension. Auto
centric developments without traditional urban character that have less priority for walking will have
buildings that are less related to a street and more oriented to a parking lot with very large setbacks far
in excess of those being requested. Approval of this Special Exception request satisfies all applicable
criteria set forth in the Town Center regulations.
In evaluation of the four Special Exception requests above,it appears each request satisfies the five
specific criteria required for Special Exceptions in the administration section of the Town Center
District Code.
May 6,2015
Plaiuung&Zoning Board Agenda,Item 500
Page 6 of 6
FISCAL IMPACT:
The construction of the Adult Congregate Care Facility will add commercial taxable value to the
City's tax rolls. A preliminary fiscal analysis report is attached.
COMMUNICATION EFFORTS: The Meeting Agenda and this Agenda Item have been forwarded
to the Planning and Zoning Board members and are available on the City's Website, LaserFiche, and
the City's Server. The Agenda has been forwarded to the Mayor and City Commission; City Manager;
and City Attorney/Staff. Additionally, the Meeting Agenda has been sent to media/press
representatives, all Homeowner's Associations on file with the City, all individuals who have
requested Agenda information,Department Directors; and also posted outside City Hall;posted inside
City Hall with additional copies available for the general public.
The applicant held a public information meeting on January 22, 2015 in the City Commission
chambers. The sign in sheet is attached to the agenda item.
STAFF RECOMMENDATION:
Staff recommends the Planning & Zoning Board recommend approval of four Special Exception
requests to the Town Center District Code for the Winter Springs Retirement Residence,a 4-story, 144
suite senior living facility totaling approximately 130,564 square feet in area located on the south side
of State Road 434, adjacent to the Cross Seminole Trail bridge.
ATTACHMENTS:
A. Winter Springs Retirement Residence concept letter
B. Site Plan
C. Noted site elevations
D. Building elevations
E. Parking analysis
F. Preliminary signage renderings
G. Attendance sign in sheet-Winter Springs Retirement Residence public meeting,January 22, 2015
H. Preliminary Fiscal Impact Analysis
� Attachment " A "
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WINTER SPRINGS RETIREMENT RESiDENCE
WIN7ER SPRINGS, FLORIDA
CONCE�T
The Winter 5prings Retirement Residenc� is a 144--suite facilil'y for seniors. Our senior housing concept is
designed for those who are sti11 ambuEatory, but in need oF some support. Pri�ate rooms afford the ad�antages
of iRdependent living while the services incluc[ed pro�ide support, security, and friendship. The private suites
include studio, one, and two b�droom�ersions. Each is simiEar ta a conventiona� dwelling unit except a kitchen
is not included. The square footage of suites varies from a mir�imum of 35fl 5F for smaller studios to o�er 1000
SF for larger two hedrooms.
Services ir�clude three prepared meals daily, housekeeping, laundering, pri�ate bus transportatian, and various
acti�ities. 5taff is "in house" 24 hours a day. The monthly rent payment covers t�e pri�ate roorn, all services
and utilities. This will be month-to-month tenancy, not a"buy in".
Typically, our resident will be a single person in their late 7'0's or SO's. We estimate �.a% of the raoms will be
rented by coup[es which would resu[t in a total building population of roughly 160. Fewer than 25% of the
residents will be dri�ing their own cars.
TRAFFIC
The Retirement Residence will generate approximately Z5Q trips per day with less than 30 peak ho�r trips.
T'hese numbers are based upon the "Congregate Care Facility (253)" classification from tE�e Institute of
Transportation Engineers "1'rip Generation" report, which states a 2A2 average Trip Generatian per suite per
day. This report concludES that the Retirement Residence would generate o�ly 7 weekday morning and 20
weekday afternoon peak hour trips. This is significant[y lower than a con�entianal residentia[ or commercial
de�elopment.
�o help you understand the traffic loadings,we ha�e pravided examples af the types of traffic existing facilities
generate:
Service trips 5 deliveries per day
Van trips 3 arQ�excursions with around 20 resider�ts each time
Resident trips under 25%of residents may have cars
Resident visitors approximately 20% ha�e visitars per day
Staff trips 18 staff inembers to and from work
PARKING
B�caus� most ofi our residents do not dri�e, we pro�ide pri�ate �an transportation for their use. The van is
auailabie to take the residents to places they need to�isit,such as banks, medical offices,shopping areas, etc.
iVorma�ly we request a parking ratio of .6�, parking spaces per suite. The principafs of Hawthorn De�elopment
LLC ha�e de�elop�d o�er 350 retirement residences. Experience from this extensi�e portfofio has shown that
.60 par[cing space per suite is adequate for our residents,staff and visitors.
T�e �aarking ratio allows us to increase landscaping and open space to create a better residential en�ironm�nt
for our residents and adjacent property owner5.
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BI�ILDING DESIGN
Tf�e exterior siding rnaterials will include brick/stone, stucco and horizontal sicEin�. The roof will be architectural
composition shingle.
The building interior design has common areas for a �ariety of uses. There will be a common di�ing room and
Ecitchen for shared meals. There wi[l be a multi-purpose room, beauty shop, crafts room, T1/ room,
media/computer raam, ma�ie theater lounges, and an exercise room. The interior circulation is orgar�ized
araund a central atrium.
Residents will be able to contact the manager with both emerger�cy pull cords and �oice communications in
each room. The building will be fully fire spriniclered.
SITE DESIGN
Neighborhood compatibility is achie�ed in the site planning and building design. The wing ends and building
center step down from three to two and one story. This arrangement pro�ides for privacy and a gentle change
of sca�e. Care is taken to minimize the impact to the existing community.
The site is to be extensi�ely landscaped. Usable outdoor spaces include exfensi�e lawn and a partially co�ered
patia off the craft/exercise room. There wilf be pat�ts, w�ich connect aEl exits from the building to pra�ide
walking areas for t�e residents.
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WINTER SPRINGS RETIREMENT RESIDENCE
W[NTER SPRINGS, FLORIDA
CONCEPT
The Winter Springs Retirement Residence is a 4 story, 144-suite faciEity for seniors. Our senior housing concept
is designed for those who are still ambulatory, but in need of some <support. Private rooms afFord the
ad�antages of independent li�ing while the services included provide suppor�, security, and friendship. The
pri�ate suites include studio, one, and two bedroom �ersions. Each i5 similar to a conventional dwelling unit
except a kitchen is not included.
Ser�ices include three pre�ared meals daily, housekeeping, laundering, private bus transportation, and �arious
activities. 5tafF is "in house" 24 hours a day. The monthly rent payment covers the pri�ate roam, a[I services
and utilities. This will be manth-to-month tenancy, nat a "buy in°.
Typically, our resident will be a single person in their late 70's or SO's. We estimate 10% of the rooms will be
rented by couples which would result in a total building population of raughly 158. Fevuer than 25% of the
residents will be dri�ing their own cars.
TRA�FlC
The Winter Springs Retirerrtent ftesidence will generate approximately Z tri�as for each suite per day with less
than 30 peak haur trips. Comparati�ely an average single family dwelling unit will produce approximately �.0
trips per day with substantially more peak hour trips due the demands of an active household.
These numbers are based u�on the "Congregate Care Facility (253)" classification from the Institute of
Transportation Engineers"7rip Generati�n" report.
TRANSRORT�4TION AND PARKING
Because rr�ost o€ our residents do nat dri�e, we pro�ide private van transportation for their use. The �an is
a�ailable to take the residents to places they need to�isit,such as banks, medical affices, shapping areas,etc.
IVormally we req�est a parking ratio of.60, parking spaces per suite.
The parking ratio allows us to increase Ianclscaping and open space to create a better resiciential en�iranment
for our res�dents and adjacent property owners.
BUILDIIVG DESIGIV
The exterior siding materials will include brick/stone, stucco and horizonta[ siding. The roaf will be architectural
composition shingle.
The building ir�terior design has common areas for a variety of uses. There will be a comrnon dining room and
Ecitchen for shared meals. There will be a multi-pur�ose raom, beauty shop, crafts room, N room,
media/corr�puter room, mo�ie theater lounges, and an exercise roorr�. The interior circufation is organized
around a centraE atrium.
seTE�FSr�ru
Neighborhoad compatibility is achieved in the site p[anning and building design. The wing ends and builcfing
center step down from three to two and ane s�ory. This arra�gement pro�ides for pri�acy and a gentfe change
of scale. Care is taken ta minimize�he irnpact to the existing community.
The site is to be extensively landscaped. Usable outdoor spaces include extensi�e lawn and a partially co�ered
patio aff the craft/exercise room. There will E�e paths, which cannect all exi�s from the building to provide
walking areas far the residents.
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Attachment " E "
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architecture
1
Tuesday, March 10, 2015
Bobby Howell
City Planner
City of Winter Springs
1126 East State Road 434,
Winter Springs, FL 32708
Re: Winter Springs Retirement Residence — Parking Analysis
Dear Bobby,
Because most of our residents do not drive, we provide private van transportation for their
use. The van is available to take the residents to places they need to visit, such as banks,
medical offices, shopping areas, etc. This greatly decreased the demand for resident parking
for our faculties. On average we find that about 20% of our residents move to our facilities
with a car and most choose to not keep the car after about a year at the facility.
Normally we request a parking ratio of 0.60 — 0.70, parking spaces per suite. The principals
of Hawthorn Development LLC have developed over 350 retirement residences. Experience
from this extensive portfolio (see the attached parking data chart) has shown that 0.60 — 0.70
parking spaces per suite is adequate for our residents, staff and visitors.
The typical daily parking space demand, based on 139 suites, consists of:
Residents (20% have cars) 28 spaces
Staff (16 at the largest shift) 16 spaces
Visitors �approx 20% have visitors each daY) 28 spaces
Total Demand 72 spaces
Number of spaces proposed for this site 100 spaces
Proposed Parking Ratio for the Davidson Retirement Residence
Number of Suites 139
Proposed Parking 100
Ratio suites to parking spaces = 0.72
3150 Kettle Court SE Salem, OR 97301 503 399 1090 `03 399 0565 ler,�tyarchitecture.com
..............................
A benefit of a parking ratio of approximately 0.70 spaces per suite allows us to increase
landscaping and open space on the site to create a better residential environment for our
residents and adjacent property owners.
A parking space data chart is attached that further supports the 0.60 - 0.70 space ratio by
showing over 250 similar retirement facilities and the parking space ratios for each facility. All
of these facilities were developed and/or operated by the principals of Hawthorn Development
LLC.
Cordially,
Mark D. Lowen
Land Use Manger
���1���
archltecture
..............................
3150 Kettle Court SE Salem, OR 97301 503 399 1090 `03 399 0565 ler,�tyarchitecture.com ARCHITECTURE&PLANNING
...............................
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� Attachment " G "
Winter Sp�ings FL Retirer�ent Residence
Neighbo�hood Meeting
January 22, 2015
Attendance - Sign in Sheet
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Attachment " H "
ECONOMIC& FISCAL IMPACT SUMMARY:WINTER SPRINGS RETIREMENT RESIDENCE
Apri130, 2015
. . .. • - - • - . - . - .
Indirect&
Direct Induced Total
Total number of permanent direct and indirect jobs to be created 20 1 21
Salaries to be paid to direct and indirect workers $11,651,517 $489,364 $12,140,881
Number of direct and indirect workers who will move to the City 2 0 2
Number of new residents in the City 6 0 6
Number of new residential properties to be built in the City 0 0 0
The value of new residential property to be built for direct and indirect workers
who move to the City by Year 10 $0 $0 $0
The market value the firm's property on local tax rolls in Year 1 $6,600,000 $0 $6,600,000
- .. • - - • - . . . • �
Present
Additional Additional Net Value of
Benefits Costs Benefits Net Benefits
City of Winter Springs $2,215,867 ($713,966) $1,501,901 $1,286,791
Seminole County $984,914 ($104,341) $880,573 $674,336
Seminole County Public Schools $1,281,643 ($76,582) $1,205,061 $912,184
St.John's River WMD $48,411 $0 $48,411 $36,646
Fire District $356,487 $0 $356,487 $269,852
Total $4,887,323 ($894,889) $3,992,434 $3,179,810
- .. . - . - . - . -
Cumulative Cumulative
Additional Additional Net Net Present Value Present Value
Benefits Costs Benefits Benefits of Net Benefits of Net Benefits
Year 1 $584,929 ($65,204) $519,725 $519,725 $494,976 $494,976
Year 2 $490,867 ($66,508) $424,359 $944,084 $384,906 $879,882
Year 3 $133,321 ($67,838) $65,483 $1,009,567 $56,567 $936,449
Year 4 $135,838 ($69,195) $66,643 $1,076,210 $54,827 $991,276
Year 5 $138,407 ($70,579) $67,829 $1,144,038 $53,145 $1,044,422
Year 6 $141,031 ($71,991) $69,040 $1,213,079 $51,519 $1,095,941
Year 7 $143,709 ($73,430) $70,279 $1,283,357 $49,946 $1,145,886
Year 8 $146,444 ($74,899) $71,545 $1,354,902 $48,424 $1,194,311
Year 9 $149,235 ($76,397) $72,838 $1,427,741 $46,952 $1,241,263
Year 10 $152,086 ($77,925) $74,161 $1,501,901 $45,528 $1,286,791
Total $2,215,867 ($713,966) $1,501,901 $1,286,791
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