Madison wins annexation battle with Gluckstadt

Madison Mayor Mary Hawkins-Butler is elated with a favorable Chancery Court ruling Tuesday in an annexation dispute with Gluckstadt. 

“We are so pleased with the decision handed down,” Hawkins-Butler said. “This is an opportunity to grow our city, and we will work with the residents to protect their home values. We will continue our focus on quality development and never forget this is the city that prayer is building.”

A Madison County Chancery Court judge ruled entirely in favor of the city of Madison in a contentious dispute with the new city of Gluckstadt, granting Madison control over approximately 4.64 square miles of unincorporated territory.

The ruling, issued by Chancellor James C. Walker following a 12-day trial earlier this year, approves Madison's petition to annex two areas, including a highly coveted commercial corridor along the future Reunion Parkway extension, and denies a competing petition from Gluckstadt for much of the same land.

The decision resolves a legal battle between one of Mississippi’s most established cities and its newest, pitting Madison's long-term planning and proven infrastructure against Gluckstadt's rapid growth and future ambitions.

At the heart of the dispute was a 4.39-square-mile parcel of land situated between the two cities, which includes the Belle Terre and Cherry Hill subdivisions and property poised for significant commercial development along Reunion Parkway.

In the 100-page opinion, Walker analyzed the reasonableness of both cities' claims under twelve legal criteria, ultimately finding that Madison's case was more compelling.

"Considering the above, under a totality of the circumstances, the Court finds that Madison's annexation is reasonable and appropriate and is, therefore, approved in full," Walker wrote.

The court heavily weighed the preferences of residents and major landowners in the proposed annexation area, the vast majority of whom supported being incorporated into Madison. Petitions and testimony from homeowners in the Belle Terre and Cherry Hill subdivisions showed overwhelming support for Madison, citing confidence in its established city services, comprehensive planning, and ability to protect property values.

Richard Skinner, representing the Bozeman Partnership, which owns 370 acres of prime development land in the disputed area, also testified in favor of Madison, citing its "long-standing development rules, regulations, and ordinances, which have proven to be effective over time."

The court also found that the disputed territory was in Madison’s “active path of growth,” noting that Madison had been studying the area for potential annexation since before its last expansion in 2002. In contrast, the opinion stated that the area was only in Gluckstadt's “potential path of growth” and that Gluckstadt's petition was a “defensive annexation” filed only after Madison initiated its own proceedings.

While acknowledging that both cities demonstrated a need to expand and the financial ability to provide services, the court found Madison’s long history and robust infrastructure, including its own water and sewer utility and a certified floodplain manager, gave it an advantage in servicing the developing area.

The court overruled objections from the South Madison County Fire Protection District, which opposed Madison’s annexation over concerns about a potential loss of tax revenue. The judge ruled that the fire district's purpose is to serve unincorporated areas and that state law provides a mechanism for its boundaries to be reduced after a municipal annexation.

In denying Gluckstadt’s petition, Walker noted the city’s impressive progress since its incorporation in 2021 but concluded its short history was not enough to satisfy the requirements for this specific annexation.

"Gluckstadt, while it can be commended for its efforts in formulating its new departments and services, is still very young,” Walker wrote.

The ruling allows Madison to expand its boundaries north, securing a critical area for future commercial and residential growth.

Gluckstadt Mayor Walter Morrison was unavailable for comment before press time. The city has 10 days to file an appeal.