Opinion ID: 1564070
Heading Depth: 1
Heading Rank: 29

Heading: Factor 1: Jackson's need for expansion.

Text: ¶ 77. This Court has enumerated the following factors the trial court may or may not consider in determining whether a municipality has a need for expansion: (1) spillover development into the proposed annexation area; (2) the City's internal growth; (3) the City's population growth; (4) the City's need for development land; (5) the need for planning in the annexation area; (6) increased traffic counts; (7) the need to maintain and expand the City's tax base; (8) limitations due to geography and surrounding cities; (9) remaining vacant land within the municipality; (10) environmental influences; (11) the city's need to exercise control over the proposed annexation area; and (12) increased new building permit activity. Id. at 974 (citing In re Enlargement & Extension of the Boundaries of Macon; Gousset v. City of Macon, 854 So.2d 1029, 1034 (Miss.2003)). ¶ 78. Jackson argues the residential and commercial activity in the PAA is spillover development. Jackson also argues it has experienced internal growth, as evidenced by the number of permits issued for residential development, commercial buildings, and commercial renovations from 1993 through 2004. While Jackson admits that its population is declining, it asserts that it has a high population density (1,724.27 residents per square mile in 2002) in relation to comparable southern cities. Jackson also asserts that it has only fifteen-to-twenty percent vacant, developable land within its city limits. Jackson further asserts the PAA has a need for additional planning as evidenced by its unpaved roads, erosion, dead end streets with no turnaround, and non-curbed and guttered streets. Jackson asserts traffic counts have increased in the PAA since 1985, and Jackson points to expert testimony that the City of Jackson needs to expand its tax base in order to increase revenues. Last, Jackson reiterates that its future expansion is limited by surrounding municipalities and flood-prone areas. ¶ 79. BI counters that Jackson is a city in decline because Jackson's population has decreased over the past twenty years. BI asserts that Jackson's residential development has declined and housing vacancies have risen. BI further asserts the amount of land in industrial and residential use declined between 1990 and 2000. ¶ 80. The Objectors contend Jackson's population will continue to decrease in the forseeable future. They argue that the development in the PAA is leap-frog rather than spillover. Furthermore, the Objectors assert Jackson can expand to the northwest and southwest instead of expanding into the Byram area. ¶ 81. The chancellor relied on expert testimony that Jackson has a need to expand based on the city's building-permit activity. The chancellor also cited testimony that Jackson has limited areas in which to expand, since it is blocked by the Pearl River and surrounding municipalities. The chancellor further found that Jackson's population is projected to start increasing in 2010; Jackson has a high population density compared to other southern cities; traffic counts have increased in the PAA; and the PAA has experienced spillover growth. The chancellor also noted Jackson has approximately thirty percent vacant land, but vacant includes land in use for agricultural and forestry purposes and land that is located in flood-prone areas. The chancellor concluded that Jackson, in actuality, has fifteen percent vacant, developable land. ¶ 82. This Court refuses to set a limit on the vacant land available and has approved annexations when there has been as much as 59% usable vacant land available to an area. In re Enlargement & Extension of the Mun. Boundaries of Clinton; Hale v. City of Clinton, 955 So.2d 307, 315 (Miss.2007). Regardless of whether Jackson has thirty percent or fifteen percent vacant land, substantial evidence supports the chancellor's finding that Jackson has a limited need to expand. Even with its population in decline, Jackson still maintains a high population density of 1,724.27 residents per square mile that could be alleviated with annexation. E.g., id. (finding 1,000 persons per square mile in the City of Clinton was very dense, which supported the city's need to expand). The record also shows that Jackson has experienced steady commercial activity and increased traffic counts in the I-55 corridor. Furthermore, Jackson presented evidence that it has a need for increased revenue, and it is undisputed that much of the PAA is in need of planning. After reviewing the record, this Court finds the chancellor appropriately reduced the PAA to four square miles, which is in direct proportion to Jackson's need to expand.