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CONCLUSION Any economic development financial incentive will cost the County money. Whether that cost is associated with revenue not received such as in tax abatement or associated with, direct payment of funds, financial incentives have a cost. TIF financing could be a low cost financial incentive. Under the best set of circumstances, the only cost could be added administrative expenses. With financing, however, there is risk, and added risk can result in higher cost. Even more important is the fact that the TIF revenue at risk is economic development related. Because TIF revenue is used to build roads and enhance transportation infrastructure, the funds allow growth and economic development to continue. Losing TIF revenue and delaying roadway construction projects, then, could adversely affect economic development. As with most issues, TIF financing involves tradeoffs. To establish a broad based TIF financing program increases risks: and costs. By limiting the scope of a TIF financing program, risk can be reduced and potential costs lessened. With the parameters identified, the TIF financing program identified above reduces risk and provides a limited economic development incentive. RECOMMENDATION: Staff and the Economic Development Council recommend that the Board of County Commissioners approve a traffic impact fee financing program with the characteristics as identified above. Staff also recommends that the Board of County Commissioners grant TIF financing agreement approval authority to the county administrator or his designee. Commissioner Bird identified three possible scenarios which would exist when trying to entice a new business to come in: lease space already available (no TIF would apply); buy and build (TIF would be a direct benefit to them); and lease/build-to-suit (TIF would benefit the builder) . Only one scenario would surely benefit the targeted industry. He felt it was important that the County protect itself with proper liens. Commissioner Eggert thought there were very few good leasable buildings now for industry. She advised this technique has been requested by a number of different fronts and is one of the main reasons it was brought forward from the Economic Development Council's workshop. It is part of the package and something that will add to the incentive. She thought Brevard County had waived some of its fees for incoming industry. Commissioner Bird indicated that was his point in mentioning the three scenarios. In the build -to -suit scenario, there is a 43 April 23, 1996 nof( 97, PnF 897* .