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Haas Zoning Amendment Page 2 by requiring the City Assessor to base any assessment on the land’s agricultural value, protecting the property from substantial tax levy increases, and protecting the land from special assessments. In order to offer the benefits of agricultural preserves to property owners, a county must have an approved agricultural land preservation plan. An agricultural land preservation plan is a part of a comprehensive land use plan that designates land for long-term agricultural use, while providing for expected growth around urbanized areas. Hugo has zoning and subdivision provisions outlined in the City Code that restricts properties zoned Long Term Agricultural to agricultural use and require low residential densities at one dwelling unit per 40 acres. In 2004, the applicant was approved for a zoning amendment from the Agricultural Zoning District to the Long Term Agricultural Zoning District in order to enter into the Minnesota Agricultural Land Preservation Program. In order to be removed from the Agricultural Land Preservation Program, the local zoning authority, which is the City of Hugo in this case, needs to approve the zoning amendment from the Long Term Agricultural Zoning District to the Agricultural Zoning District and sign off on the request submitted by the landowner for termination of the current agricultural preserve program. Charles and Marykay Haas would like to rezone their property from the Long Term Agricultural Zoning District to the Agricultural Zoning District. 4. LEVEL OF DISCRETION IN DECISION MAKING: The City has discretion in approving or denying rezoning applications, based on whether or not the proposal meets the standards outlined in the Comprehensive Plan and Zoning Ordinance requirements. If the City finds that all the applicable standards are met, the rezoning application must be approved. However, if the City finds that any of the applicable standards are not met, the application may be denied. 5. CONTEXT: A. Surrounding Land Use and Zoning The subject property is zoned Long Term Agriculture (LA) and the land use is identified as Agricultural. The properties to the north, west, and east are zoned Agricultural (AG). All surrounding properties are identified as Agricultural in the 2040 Land Use Plan. B.Natural Characteristics of Site The 79.41 acre site has a single family home and one accessory structure located on it. The rest of the property is a mix of wetland and natural vegetation. 6. ANALYSIS: Staff has analyzed this rezoning based on the four criteria in the City ordinance under Section 90- 40, Zoning Amendments: