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(ii) A comparative analysis of estimated market values both <br />with and without establishment of TIF District No. 19 and <br />the use of tax increments has been performed as described <br />above. Such analysis is found in Exhibit V of the TIF Plan, <br />and indicates that the increase in estimated market value of <br />the proposed development (less the indicated subtractions) <br />exceeds the estimated market value of the site absent the <br />establishment of TIF District No. 19 and the use of tax <br />increments. <br />(c) In the opinion of the City Council, the increased market value of <br />the site that could reasonably be expected to occur without the use <br />of tax increment financing would be less than the increase in the <br />market value estimated to result from the proposed development <br />after subtracting the present value of the projected tax increments <br />for the maximum duration of TIF District No. 19 permitted by the <br />TIF Plan. The reasons supporting this finding are that: <br />(i) The estimated amount by which the market value of the site <br />will increase without the use of tax increment financing is <br />$0, except for a small amount attributable to appreciation in <br />land value; <br />(ii) The estimated increase in the market value that will result <br />from the development to be assisted with tax increment <br />financing is $31,354,414 (from $1,537,200 to <br />$32,891,614); and <br />(iii) The present value of the projected tax increments for the <br />maximum duration of the TIF District permitted by the TIF <br />Plan is $1,735,051. <br />(d) The TIF Plan for TIF District No. 19 conforms to the general plan <br />for development or redevelopment of the City of Roseville as a <br />whole. The reasons for supporting this finding are that: <br />(i) TIF District No. 19 is properly zoned; <br />(ii) The City has determined that the proposed TIF Plan <br />conforms to the general plan for the development or <br />redevelopment of the City as a whole; and <br />(iii) The TIF Plan will generally complement and serve to <br />implement policies adopted by the City. <br />(e) The TIF Plan will afford maximum opportunity, consistent with <br />the sound needs of the City of Roseville as a whole, for the <br />