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<br />. <br /> <br />11. That industrial and commercial development in certain <br />areas within Development District No.1, in the opinion of the <br />City council, would not reasonably be expected to occur solely <br />through private investment within the reasonably foreseeable <br />future and therefore the use of tax increment financing is <br />necessary. <br /> <br />12. That creation of TIF District No.4 and capture of <br />the tax increment generated by development in the TIF District <br />is the only available means of financing sanitary sewer and <br />water system improvements and facilities and other public <br />improvements necessary to allow business and industrial <br />development to occur within certain areas of Development <br />District No.1. <br /> <br />13. That the TIF Plan for TIF District No.4 is <br />consistent with and conforms to the comprehensive plan for the <br />development of the City as a whole and to the City's adopted <br />land use plan. <br /> <br />14. That the Planning Commission for the City of Elk <br />River has been consulted with respect to the TIF Plan and that <br />the TIF Plan conforms to the City's comprehensive and land use <br />plans. That the TIF Pan does not conflict with any other known <br />private proposals or other public projects. <br /> <br />. <br /> <br />15. That the TIF Plan will afford maximum opportunity, <br />consistent with the sound needs of the City as a whole, for <br />development by private enterprise. <br /> <br />16. That the TIF plan adequately and accurately sets <br />forth the goals, objectives, and other details regarding TIF <br />District No.4. <br /> <br />17. That the TIF Plan has been transmitted by the City to <br />the Sherburne County Board of Commissioners and to the School <br />Board for Independent School District No. 728. <br /> <br />18. That the City has presented to the County Board and <br />the School Board the City's estimate of the fiscal and economic <br />implications of TIF District No. 4 and has offered to meet with <br />the Sherburne County Board of Commissioners and the School <br />Board. <br /> <br />19. That notice of a public hearing on the TIF Plan and <br />on establishment of TIF District No. 4 has been published ln <br />the official newspaper of the City, as required by the <br />Minnesota Tax Increment Financing Act. <br /> <br />. <br /> <br />20. That a public hearing on the TIF Plan and on <br />establishment of TIF District No. 4 was held before the City <br />Council on November 30, 1987, and that an opportunity to be <br />heard was granted at that time to all residents of the City and <br />all other interested persons. <br /> <br />3 . <br />