Allegheny County deserves our attention
When I moved to Washington from Allegheny County over 20 years ago, I would often comment on how things were done differently by our northern big brother. I quickly learned that such advice was unwanted. The local political and legal communities were opposed to an implant from Allegheny County making suggestions. Washington County has always valued its independence.
The discourse on how the two counties differ continues full throttle today. The Washington County Republican Party often uses the progressive political and social programs in Allegheny County to provide a contrast with the conservative political climate in Washington. By local Republican reckoning, a short drive on Interstate 79 permits a family to escape the out-of-control taxes, crime, and “socialist” governments of Pittsburgh and Allegheny County.
In reality, the importance of Allegheny County to the surrounding communities cannot be overstated. It is the second-most populated county in Pennsylvania. Pittsburgh International Airport connects the region to the world. Allegheny County is home to three major universities. It is a major media market and the economic engine for all of Western Pennsylvania. Pittsburgh is the home of major sports franchises and year-round cultural events.
Local Allegheny County detractors want to share in these benefits while complaining about the issues faced by a more populated urban area. I do not know of many Washington residents moving to communities that are more rural to escape the opportunities made possible by Allegheny County.
Allegheny County is now undergoing major transformations, and Washington County should pay attention. If Allegheny County catches an economic cold, the surrounding counties will be sneezing in no time.
Missing office workers. The pandemic had a profound effect on office space in major urban areas, and Allegheny County was no exception. Thousands of employees discovered the benefits of working from home. They convinced their employers to adopt hybrid work models that require less office space.
Major corporations and other users of downtown Pittsburgh’s offices have not renewed leases, and there is a glut of unused space. According to the Pittsburgh Post-Gazette, “As of April 3, 2024, 17 tenants have moved out of downtown Pittsburgh since 2020, while only eight have moved in.” Pittsburgh is considering tax abatement plans to encourage conversion of downtown office buildings.
Ironically, Pittsburgh is not becoming a ghost town. Everywhere you look, new residential buildings are springing up. The area surrounding downtown is transitioning from its traditional role as a business and office center into a residential and entertainment district. According to TribLIVE, “National retailers such as Target have moved into downtown and are exceeding sales predictions, and a slew of development projects are in the pipeline.” The final enticement is the vibrant restaurant scene, where every type of cuisine is represented.
In Washington County, Southpointe has also suffered from having fewer office workers. Range Resources, the anchor of this office park in Cecil Township, recently announced it is seeking a new campus with less office space. Previously, Crown Castle, which has one of the largest workforces in Washington County, announced a plan to leave Southpointe, though the company later backed away from it. As of March 13, there were 75 listings for lease in the 15317 zip code. Unfortunately, Southpointe cannot as easily reinvent itself as sections of Pittsburgh have done.
A crumbling tax base. A major issue facing Allegheny County is its disappearing tax base as the empty downtown office buildings are reassessed at lower values. The Post-Gazette recently reported that overall reductions “will reach a half-billion dollars before all is said and done…. School district officials have estimated that they could lose $6.7 million in tax revenue and potentially pay out $13.4 million in tax refunds for 2022 and 2023.”
Pittsburgh Public Schools cannot afford refunds and lost revenue. The district has sued to force a countywide reassessment of all real estate. While no public official wants the expense and voter pushback of a major property reassessment, the lawsuit will be successful because the existing system from 2012 is plagued with inequities. In addition, the Pittsburgh mayor’s office is considering plans to tax nonprofits to raise revenue.
Washington County is not yet in a crisis, but its last assessment was completed in 2015. To avoid violation of the uniformity clause of the Pennsylvania Constitution, there should be a new assessment completed every three-to-four years.
Now is the time to reform the reassessment process. Washington County should work with Allegheny County and other counties to push for a state-mandated, regularly occurring reassessment process that avoids a major tax dilemma every few years.
A tale of two cities. The cities of Washington and Pittsburgh have elected Black mayors for the first time in their histories. Both cities account for a large share of the minority population within their respective counties. Both cities struggle with inadequate tax bases compared to the much wealthier surrounding communities. Both cities provide a number of countywide services that are taken for granted by those living outside the city. Both cities will soon require financial assistance from their county at large, or the state, to remain viable.
It is true that the new progressive leadership in Allegheny County and Pittsburgh have placed a premium on programs to improve citizen equality over economic growth that only favors the wealthy. Washington’s conservative Republican commissioners have adopted the opposite priorities.
However, the two counties remain economically connected. We need to put politics aside and collaborate to improve the region.
Gary Stout is a Washington attorney.