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Statutory Findings to Approve TIF District <br /> • That the proposed development, in the opinion <br /> of the City, would not reasonably be expected <br /> to occur solely through private investment <br /> within the reasonably foreseeable future <br /> — The but/for test: <br /> • The proposed development would not occur but/for the <br /> use of tax increment financing <br /> Public Sector advisors Springsted <br />