Maintaining the Services We Rely On- A Closer Look for Voters

Smart development isn’t just a slogan — it’s a strategy to unlock the resources Clawson must have to keep our police and fire departments strong, pave our streets, maintain parks, fund recreation programs, and more. 

It needs to be done thoughtfully, so growth pays its own way. Let me walk you through how that works — and how future development under the new Clawson’s Master Plan is central to making it real.

How New Development Adds Real Revenue

When smart growth happens, it creates new taxable value. That value — applied against the city’s millage rates — is how new revenue flows. Here are the levers that will create additional revenue for all of us:

• Multifamily and condo development

  These projects add units per acre, expanding the tax base (i.e. more property taxed) without requiring the city to annex or extend major new infrastructure far outside existing service areas. More residents mean more property taxes, more utility fees, and more economic activity close to the city’s central downtown areas and main corridors.

• Mixed-use & downtown revitalization

  Projects that combine residential and retail/office raise property values not just on the development site, but often in adjacent parcels. Increased downtown activity boosts foot traffic, sales, and nearby property values that further enhance tax revenue.

• Tax Increment Financing (TIF) / captured increment

  In the downtown DDA district, Clawson already uses TIF. As property values rise above a baseline, the incremental increase (the “extra” value) is captured to fund public improvements in that area. According to the Clawson Downtown Development Authority’s plan, over the life of the TIF (through 2040), the captured revenue is projected to total $4,833,597 across all taxing jurisdictions. Downtown Clawson

  That means part of the increase in tax base is recycled back into downtown infrastructure, streetscape, parking, lighting, etc., making the area more attractive for further investment.

• Grants and external funding matched to new development

  Many state and federal grants favor “shovel-ready” projects or places with growth momentum. If the city shows investment in infrastructure, walkability, or mixed-use zoning, we improve our chances of securing:

  • Infrastructure grants (roads, water/sewer, stormwater)

  • Parks & recreation grants (playgrounds, trails, green infrastructure)

  • Housing & community development grants (affordable housing, facade programs, eviction prevention, etc.)

Using those grants to pay for infrastructure or parks means that tax revenue currently spent on those upgrades can instead be preserved or used elsewhere (e.g. public safety, maintenance, programming).

• Private sponsors / nonprofit partnerships

  Corporations or foundations can sponsor or co-invest in parks, public art, recreation facilities, or events. That offsets city costs or even provides new amenities the city might not otherwise be able to afford. In some cases, long-term maintenance agreements or endowments can ensure those amenities last without burdening the general fund.

• Operational efficiencies & economies of scale

  When growth is concentrated, not sprawling, the city saves money in the long run. For example:

  • Less road per resident to maintain (denser downtown or main corridor neighborhoods reduce per-capita infrastructure burden)

  • Lower incremental costs for utilities, snow plowing, streetlights

  • Better coordination of public services (fire, police, public works) across contiguous areas.

In short, growth pays for itself with more revenue and lower marginal cost per service.

Projected Revenue from Future Development (Per the new Master Plan)

The Master Plan is our roadmap for where and how Clawson should grow. It highlights corridors, downtown, and mixed-use districts as priority zones. engage.giffelswebster.com+2cityofclawson.com+2

While the Master Plan doesn’t publish a hard dollar projection of how much new property tax revenue each district will yield (because that depends on private investment decisions, market forces, etc.), we do have useful benchmarks and tools to make realistic projections:

1. DDA TIF projections

   The downtown TIF estimate gives a concrete, modest benchmark: over the years through 2040, the DDA expects to capture almost $4.83 million in incremental tax revenue across all jurisdictions. Downtown Clawson

   That capture is a floor — it reflects conservative growth projections in downtown alone, not every new development in Clawson.

2. Current property tax revenue growth trends

   Clawson’s “Annual Data” shows Property Taxes: $10,251,255 in the most recent year. secure.munetrix.com

   If we can grow our taxable valuation by, say, 1–3% annually via new development and value appreciation, that yields tens to hundreds of thousands in new revenue each year for the city (before capture by TIF or other districts).

3. Phased development and implementation

   The Master Plan update emphasizes incremental, prioritized growth along infrastructure corridors, especially around 14 Mile, Main Street, and mixed-use zones. Oakland County 115+3engage.giffelswebster.com+3cityofclawson.com+3

   As those zones densify, you can think of a multi-year revenue ramp-up: first projects generate modest incremental revenue; later phases — once infrastructure is in place and confidence is stronger — draw larger investment and bigger tax gains.

4. Leverage the effect of infrastructure upfront

   In many communities, city investments in roads, utilities, sidewalks, and landscaping reduce risk for private developers. That means the first few developments can serve as proof points: once a few multifamily or mixed-use projects go well, market momentum builds, and later phases come in faster and with lower risk, magnifying revenue gains.

   
   

So, while I can’t today put a single “Clawson will gain $X in new tax dollars by 2030” number (without parcel-level modeling), the key is: the Master Plan directs growth to the places that yield the highest return on investment. And every project that respects the Plan, meets design standards, and adds value will inch the city closer to sustainable service funding.

What Voters Should Focus On — How to Judge Proposals

When a developer or council proposes a new project, here’s how to tell if it truly is “smart development” that supports services:

• Does it add taxable value without imposing heavy new costs (roads, sewers, extended utilities) far from core areas?

• Is it in a priority zone per the Master Plan (downtown, mixed-use corridor, nodes) rather than random parcels?

• Does it include public amenities or offsets (e.g. green space, streetscape, sidewalks) so the city doesn’t bear all the improvement burden?

• Can the project leverage grants or outside funding, so the city invests less up front?

• Is there phasing so the city doesn’t overcommit before market demand is proven?

• Does it include durable design and maintenance agreements, so the city doesn’t get stuck with unsustainable upkeep?

  
  

How I would Explain Smart Growth to my neighbors:

“Every new condo, apartment, or mixed-use building in the right spot is a new engine for city services. The tax it pays helps fund police, fire, roads, parks — but only if we guide it carefully.

The Master Plan doesn’t just let developers build — it channels investment where Clawson gets the biggest bang for the buck.

And when we pair development with grants and partnerships, we reduce the burden on your tax dollars. The future properties shouldn’t just pay for themselves — they should subsidize better quality of life for all of us.” 

Voters need details, not promises.

I think it's my job as a City Council candidate to be open and honest as we get closer to November 4th. We need to put “CLAWSON FIRST”.

Voters need clear, factual information about how smart growth could help our city's finances and services. Because the numbers and plan are public, everyone in Clawson can pick the best leaders to help our city get through this important time.