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AUG 0 9 1990 7 covenants in regard to use, but staff still tends to go with the highest use. Traffic Engineer Dudeck explaiped that one of the reasons we have to do that, is, for example, in a.%situation such as we have on Old Dixie where you are getting increased traffic on a daily basis and you have the need for left turns. If you allow the applicant to come in with only the lowest trip generation uses, it will not require a left turn although in reality, it will. He felt the best way and the fairest is to do what we are, but after the development is built and operational, you then can get an actual count and possibly take that back off the network, and there may be some mechanism to come back to the impact fees and give them a refund. Director Keating stressed that we have to deal with concur- rency at every step of the project, and we must project that something is going to develop at the highest use and intensity for which it is zoned. When you get to the site plan, we then just look at what the developer says is going to be in that building; that is the use we are assessing it for; and the applicant doesn't have to pay the impact fee until after that. Mr. Smith noted that what he is talking about is not impact fees, but the construction fees for turn lanes, etc., which are all out of pocket expenses. Discussion continued, and Commissioner Wheeler pointed out that when you put in a strip plaza, the uses change quite frequently, and you have to plan for the highest use. Chairman Eggert agreed that with the concurrency require- ment, it is hard to allow for the lowest levels all the time. She asked if every strip plaza will be treated as if it had a convenience store in it, and Director Keating advised that if they tell us at site plan time that it will be all retail, that is what they will be charged for. We are not going to make them plan for a convenience store, but we try to tell them that 10