PITTSBURGH | Development Rundown I

[Austinlee]

^I think you are really going overboard and/or catastrophising about Pittsburgh's downsides. In the last few years, the city has lured a bunch of new company R&D centers: Intel, Apple, Seagate, Google, etc... We built a great new convention center that gets a lot of use; Built riverfront parks on both sides of the Allegheny so far at least; The cultural district is single handedly bringing downtown alive one block at a time; The southside has been gentrified; The northshore parking lot is being developed...

There is a TON of progress. All out of town people I bring to the city have their jaws on the floor. Even my sisters Japanese friend from Tokyo thought Pgh was one of the most beautiful cities she had ever seen and had a blast going clubbing and touring the old historic buildings (Oakland).

I just feel there has been a ton of progress made in the last 10 yrs and while there still is plenty of room for improvement, this city is well on the right path.

[Johnland]

Originally Posted by xyagentguy

After reading the two good articles, Getting Around: Transportation wish list would cost billions and Can mere mortals fix Pittsburgh, it seems to me that at least the city is aware of the problems and even has ideas to fix them.

So why aren't wheels in motion to do just this?? I just don't understand, it's like Pittsburgh is now clearly aware of it's own doom (which is an EXCELLENT thing, after all, you can't fix something if you are in denial about it), but nothing seems to happen or is done about it!!

I'm so frustrated. It's been like this for decades. I just don't get it, it's like Pennsylvania WANTS to fail at progress.

I think it partly due to a negative mindset of some sort. Both on the third-rate government leaders who retard growth at seemingly every turn, and the citizens who don't demand more of thier 'leaders' or settle complacently for the lacklustre results of non-progress and regression.

Regarding rail, Pittsburgh has a the tiniest little system now for decades. And it only runs to a few select places. yet, Pittsburgh with its small, compact nature and rather high densities as pointed out above, even with massive population declines, make it a conducive environment for rail. Why Oakland, the powerhouse of job creation for the city, was constantly shunned is stupid. Getting people around more efficiently would improve the economics, the image, th equality of life, give people hope that the city can improve. These are valuable intrinsic assets that would accrue from the physical infrastructure improvements.

Here in Tampa, we have no rail. The metro layout is far-flung across two counties. We have really 4 distinct major urban cores, in order of size: Westshore District near Tampa Airport, Downtown Tampa, Downtown St Pete and Downtown Clearwater. The are separated by low density areas. It's very difficult to connect all of these areas logically and economically feasibly. We are just in the phase (again) of putting it to referendum for a vote if taxes should be increased to pay for an inital system. A system is years away if it happens. My point is that Pittsburgh has a system, the compact layout, and the need to reach more areas of the city. The fact that the little system has remained frozen in it's early 80's layout is shameful. Tampa would love to have what Pittsburgh has. But Pittsburgh doesn't seem to appreciate what it has, or the fact that it needs to keep moving on and up to survive.

[Evergrey]

You're right, PA Pride. The story of Pittsburgh is quite nuanced and complicated in the wake of the steel collapse. On one hand, we have had very weak rates of net job growth in the past 5 years... but the types of jobs we have been creating tend to be in high-wage professional sectors. The metro has experienced one of the greatest increases in per capita income in the country, increases in college-educated people... and the city itself has gained young adult population this decade... counter to the incessant whining about losing young people. But we need to do better. We need more balanced growth across all sectors... and the State government is not helping us any with the dysfunctional system of municipal governance, high corporate taxes, sprawl subsidies, weak urban agenda, inadequate mass transit funding, etc etc. It also doesn't help that city residents keep electing bozos to mayor and city council. The "cult of personality" and party allegiance always seems to trump sound policy, transparant government and fiscal recovery.

I'm really proud of what Pittsburgh has accomplished in recent years in spite of terrible leadership at state and local levels.

[Wheelingman04]

^ I agree. It is not all doom and gloom by any means.

[xyagentguy]

I'm really proud of what Pittsburgh has accomplished in recent years in spite of terrible leadership at state and local levels.

I am, too, believe me! I think Pittsburgh is almost the perfect city except for probably the most fundamental part of a city, job growth and economy and thus population decline (minus the death factor).

I just wish there was more encouragement in terms of job and economy growth. There is no reason Pittsburgh can't be a growing city. We have SO much going for us, especially in all the development and revitalization that was mentioned.

It just seems that no matter how beautiful, clean, safe, fun, inexpensive, and unique the city will be or will rank nationally, it doesn't matter if people can't come here and find good work.

I don't mean to sound doom and gloom, I have a fierce love of the city, I just want to see it succeed and get so frustrated.

[Evergrey]

You're right, xyagentman. We can create the most beautiful, exciting, livable city in America (and the media often makes note of this)... but people can't live here if they don't have a job. And we aren't creating jobs due to poor state economic policies (coupled with weak and hyper-fragmented local government). Look across the entire state... all across Pennsylvania, economic and population growth is either relatively stagnant or in decline. Even gigantic BosWash-corridor Philly has had very weak growth over the past few decades... most of its growth actually takes place in New Jersey and Delaware. The York/Lancaster area has the most robust growth due to its new-found status as long-distance exurbia for DC/Baltimore. That type of sprawl-economy is certainly nothing to be proud of.

Pittsburgh is really at a crossroads now. We're a couple decades removed from steel... we have great educational and research institutions in place to take advantage of the post-industrial high-tech economy. We have a relatively strong urban core that has been reviving itself. We have unique assets found nowhere else in the U.S. But we need a lot of help from the state government. The state stripped away the city's power to leverage "payments in lieu of taxes" from non-profits. The state keeps Pittsburgh at a puny under-bounded extent of 55 sq. miles while its peers expand into the hundreds of square miles to capture tax base and economic growth. The state puts the city at the mercy of arbitration process that has resulted in the ever-expanding wages of the 6-figure firefighter lords. The state engineered the municipal pension crisis... something that cities across the state are facing. This state is blind to its local government crisis... and I have little hope they will address this antiquated system. There are powerful people who profit from the status quo... to the detriment of the state.

[xyagentguy]

Pittsburgh is really at a crossroads now. We're a couple decades removed from steel... we have great educational and research institutions in place to take advantage of the post-industrial high-tech economy. We have a relatively strong urban core that has been reviving itself. We have unique assets found nowhere else in the U.S. But we need a lot of help from the state government. The state stripped away the city's power to leverage "payments in lieu of taxes" from non-profits. The state keeps Pittsburgh at a puny under-bounded extent of 55 sq. miles while its peers expand into the hundreds of square miles to capture tax base and economic growth. The state puts the city at the mercy of arbitration process that has resulted in the ever-expanding wages of the 6-figure firefighter lords. The state engineered the municipal pension crisis... something that cities across the state are facing. This state is blind to its local government crisis... and I have little hope they will address this antiquated system. There are powerful people who profit from the status quo... to the detriment of the state.

You seem to know to intimates of the situation far more than I do. However, even you say you don't think the antiquated system will be addressed. How does that bode for Pittsburgh? Will Pittsburgh EVER get out of this "good in every way except the most important: JOBS" situation??

It doesn't help that institutions that are non-profit and pay no taxes to the city are starting to make up a large bulk of our industry, LOL. I know it seems sort of cold to suggest taxing hospitals and universities, but can you imagine what extra revenue the city would acquire??? Point Park alone owns like almost 15% of downtown property, no??

[Austinlee]

Good post Evergrey. I do think the fragmented governement, high CNI tax coupled with other bad state economic policies and also the lack of unity among municipalities to attract growth since they are competing among themselves, are the bulk of whats killing us right now.

Hopefully these large issues will become more prominent and urgent in the minds of those who matter. I think it already is with Dan Onorato and former governer — Thornburg recently bringing the issue to light and getting good publicity on the subject.

[xyagentguy]

Hopefully these large issues will become more prominent and urgent in the minds of those who matter. I think it already is with Dan Onorato and former governer — Thornburg recently bringing the issue to light and getting good publicity on the subject.

Maybe Mark DeSantis also put the squeeze on in a good way a little bit??

[Austinlee]

^I'm really not sure the amount of influence he has, but he seems to be a pretty level headed guy.

In my personal opinion, Dan Onorato seems to always be on the up and up about what needs to be done. I think he could be a powerful force for change.

[Evergrey]

http://www.post-gazette.com/pg/07316/833115-52.stm

Tax break working well for new housing

Downtown, for which program was designed, stymied

Monday, November 12, 2007
By Rich Lord, Pittsburgh Post-Gazette
A city of Pittsburgh tax break for new housing approved in June is working where it seemed least likely, but not yet in the neighborhood for which it was really written: Downtown.

Developers of housing in East Allegheny, Elliott and Hazelwood have applied for waivers of as much as $6,200 a year in city and school property taxes for 10 years. Downtown home builders, though, have been stymied by technicalities.

Mayor Luke Ravenstahl's administration has responded by introducing amendments to the ordinance passed in June. Council is set to debate and tentatively vote on the changes Wednesday.

"We knew there were some ambiguities and some issues that should be clarified," said city Finance Director Scott Kunka.

It's unclear, though, whether the proposed changes would help two key condo builders avail themselves of the tax break.

Mr. Ravenstahl's legislation, which won council approval over a competing plan by Councilman William Peduto, applies to Downtown and 28 neighborhoods that have seen little new construction or face socioeconomic problems.

So far, all eight of the applications the administration has received for the tax break are in the distressed neighborhoods.

One is the Deutschtown section of East Allegheny. October Development has applied for the break on an Avery Street property it is rehabilitating, and plans to seek the exemption for five more properties on James, Tripoli and Suismon streets.

The firm intends to sell the homes for $100,000 to $220,000, and since the tax break applies to the first $250,000 of a new home's value, they will be free of city and school property taxes for 10 years if his applications are granted.

"We decided that we're going to concentrate on Deutschtown because of the abatement" and the neighborhood's amenities, said Al DePasquale, owner of October Development. "This could become a very, very strong neighborhood."

A prime target of Mr. Ravenstahl's tax break, though, was Downtown, where multi-million-dollar condominium and apartment projects are under way and more are sought. A handful of provisions in the legislation seem to be blunting its impact.

The ordinance, for instance, bars any properties that are in tax-increment financing districts from getting the new tax break. In TIFs, the city borrows millions of dollars to help a development, then pays off the debt using most of the future tax dollars created by the new construction.

The former Lazarus department store was aided by a TIF. Developer Millcraft industries wants to build housing atop it, but would be barred from the new tax break because of the TIF district.

The amendments would change that, by allowing new properties built atop old ones to get the break, even if they're in a TIF district.

Another provision holds that a development must apply for the tax break "at the time" when they get their building permit. That means anyone who got their building permit before the passage of the legislation, including developers of new condos at the Carlyle and 151 First Side, Downtown, could not pass the tax break on to their buyers.

That threatens to "create islands Downtown of the haves and the have-nots," said David W. Bishoff, developer of the 60-condo Carlyle. Some will have the tax breaks, but many -- including his buyers -- will not.

"The goal in Pittsburgh is to bring in 2,000 new residents," he said. "The exact date of the permit should be the least of everybody's worries. ... You can't let every piece of housing ever built become part of it. But there is a fairly easily defined period when the housing boom began."

That date would probably be in late 2005, when developer Ralph Falbo began work on 151 First Side. He, too, has had talks with the administration about changing the legislation.

The proposed amendments would allow builders to apply for the tax break within 180 days of getting their initial building permit.

"I don't see any sense where that helps anybody," said Mr. Falbo, who believes he got his first building permit in 2005.

Mr. Kunka said the administration is reviewing whether the Carlyle or 151 First Side could be eligible. "Right now, their timing is not within the parameters," he said. "We are re-examining some of the paperwork that may be there" in the building inspection files.

Another amendment, requested by the Pittsburgh Public Schools board, would bar property owners who are delinquent on property taxes from getting the break. Yet another would allow properties where less than half the space is being converted from industrial to residential uses to get partial tax breaks.

"They're working hard with the legislation," said Mr. Bishoff, "and I believe they will succeed."

Rich Lord can be reached at [email protected] or 412-263-1542.

[BMikeSci]

Originally Posted by Johnland

Riiiiiight. They built the Civic Arena, a couple of stadiums, a light rail 'connector' to those stadiums and a now empty airport. They have somehow funded parking for three thousand eight hundred slot machine players.

I think the problem is that no one has figured out how to make a ton of pork money on the Oakland to Downtown Light rail line. Buying-up property in the hill is guaranteed to end up in protests, etc. Of course, the Oakland Downtown line is the logical thing to build. Find out who bought up most of the land on the North Shore and you'll probably find out who has pushed for that stupid North Shore connector.

The argument is that because it's federal funding, the money can't be moved to a rational project. This is true, but why was this project submitted over the Oakland Downtown project in the first place? Follow the money.

[BMikeSci]

Originally Posted by PA Pride

^I think you are really going overboard and/or catastrophising about Pittsburgh's downsides. In the last few years, the city has lured a bunch of new company R&D centers: Intel, Apple, Seagate, Google, etc... We built a great new convention center that gets a lot of use; Built riverfront parks on both sides of the Allegheny so far at least; The cultural district is single handedly bringing downtown alive one block at a time; The southside has been gentrified; The northshore parking lot is being developed...

There is a TON of progress. All out of town people I bring to the city have their jaws on the floor. Even my sisters Japanese friend from Tokyo thought Pgh was one of the most beautiful cities she had ever seen and had a blast going clubbing and touring the old historic buildings (Oakland).

I just feel there has been a ton of progress made in the last 10 yrs and while there still is plenty of room for improvement, this city is well on the right path.

Yes, of course you are right about this, but there are some underlying problems too. If you want them fixed, maybe we need to discuss them and help each other understand them a little. PGH has done some really smart things and some things that look strange - like the North Shore Connector. Lately the tone of this board has gotten a bit negative. I think that US Air puts everyone in a funk. Anyway, PGH is still a great city with a lot of exciting things going on now.

[xyagentguy]

Lately the tone of this board has gotten a bit negative. I think that US Air puts everyone in a funk. Anyway, PGH is still a great city with a lot of exciting things going on now.

For sure!! It just still gets so discouraging when now all you hear about is "Pittsburgh has the second highest population decline after New Orleans" or from the past years job and economy growth.

That should undoubtedly be a top priority for the mayor and council. I imagine all these condo's and apartments opening up downtown could really spur some good growth. If we get enough affluent people living downtown I imagine good retail will follow, office space will continue to get used up, and jobs will be created in a round-about-way. I am really excited about all these openings!!

[Black-n-Gold]

Update on the development at Craig and Centre:

http://pittsburgh.bizjournals.com/pittsburgh/stories/2007/11/12/story1.html

Summary if you can't read the article:

17 Stories of apartment / retail / office
Parking to replace existing lot and serve new uses
Architect to be MacLachlan, Cornelius & Filoni (oldest firm in Pittsburgh) - replacing previous architect from Indianapolis.
Currently in schematic design, preliminary approvals

[Austinlee]

Black & Gold: that'll be interesting to see what the rendering looks like...

[Johnland]

Originally Posted by Evergrey

Pittsburgh is really at a crossroads now. We're a couple decades removed from steel... we have great educational and research institutions in place to take advantage of the post-industrial high-tech economy. We have a relatively strong urban core that has been reviving itself. We have unique assets found nowhere else in the U.S. But we need a lot of help from the state government. The state stripped away the city's power to leverage "payments in lieu of taxes" from non-profits. The state keeps Pittsburgh at a puny under-bounded extent of 55 sq. miles while its peers expand into the hundreds of square miles to capture tax base and economic growth. The state puts the city at the mercy of arbitration process that has resulted in the ever-expanding wages of the 6-figure firefighter lords. The state engineered the municipal pension crisis... something that cities across the state are facing. This state is blind to its local government crisis... and I have little hope they will address this antiquated system. There are powerful people who profit from the status quo... to the detriment of the state.

It's becoming more clear that the State is among Pittsburgh's largest problems. Why in hell would it strip the city's ability to leverage payments in lieu of taxes? It just defies logic beyond words. Pittsburgh is in the freaking state!! Do they not understand that? Put Pittsburgh on a tough financial road, and the state feels the pain as well. My God. What is so pathetic, is that Pittsburgh, the city, has endured floods, epic air pollution, deadly labor strikes, fires, financial panics, cholera, urban 'renewal', you name it. But it will finally be done in by morons and idiots in the state capital. To me, that is the most reprehensible aspect. The city will be literally legislated into ruin.

[Evergrey]

Oakland Skyscraper!!!!!!!!!!!!!!!!!!!!

http://www.pittsburghlive.com/x/pittsburghtrib/business/s_537650.html

Mixed space planned for Oakland

By Sam Spatter
TRIBUNE-REVIEW
Tuesday, November 13, 2007


Ex-Pittsburgh developer Guy Tutino of Cleveland-based Polaris Real Estate Equities, has acquired a site in Oakland to build a 17-story residential/commercial building.
Tutino, a former resident of Brookline, said once he closes on a 26-space surface parking lot at the corner of Centre Avenue and North Craig Street, he plans to seek Pittsburgh Planning Commission approval for the project.

The lot is owned by the Pittsburgh Parking Authority. Officials could not be reached from comment.

His plan is to go before the commission in December -- tentatively scheduled for the 11th -- and if the commission and city council approve the project, begin construction in June 2008.

He gave no estimate on the development cost for The Chelsea, the name of the project.
"We believe we will be filling a need for housing that will support the development activities already under way or to start soon by the universities and the medical center," he said.

His plan is to provide about 300 rental units, atop first floor retail and four levels of indoor parking starting on the second floor, and containing about 400 to 450 spaces.

The site has a 20-foot drop from Centre to the Craig boundary. Most of the retail will be on the Centre side although additional sites may be located along Craig, he said.

Tutino said there is a river that runs beneath Oakland, which creates a water problem for developers who want to build below surface parking.

"It has taken us three years to put together this site," Tutino said.

Two weeks ago he spoke at a meeting of the Bellefield Area Citizens Association, which represents that section of Oakland and announced he had obtained an agreement on the lot.

Tutino said his partner in the development is Longboat Capital, a Pittsburgh-based investment group. He declined to identify the principals.



Sam Spatter can be reached at [email protected] or 412-320-7843.

[Evergrey]

http://www.post-gazette.com/pg/07317/833343-53.stm

Bicycle-pedestrian bridge over Mon to open Nov. 28

Tuesday, November 13, 2007
By Joe Grata, Pittsburgh Post-Gazette

The invitations have been sent: The Hot Metal Bridge for bikers and pedestrians will officially be opened following a Nov. 28 noon ribbon-cutting ceremony.

Mayor Luke Ravenstahl will lead participants in the first trip across the Monongahela River on the $10 million, rehabilitated steel bridge that parallels its old industrial twin that was converted in 2000 into a two-lane bridge for cars and trucks.

The symbolic short journey will begin on the Second Avenue side, near the Pittsburgh Technology Center, and end up at the SouthSide Works, where participants will be treated to hot chocolate, coffee and cookies in the lobby of the REI outdoors gear and recreation outlet.

The bridge links up on one side with the Three Rivers Heritage Trail and on the other with the Eliza Furnace Trail, also called the "Jail Trail," to Downtown and Oakland.

The Urban Redevelopment Authority has been working on the project since 2003 with project advocates, including the Allegheny Trail Alliance, state Department of Conservation and Natural Resources, Pennsylvania Department of Transportation and Friends of the Riverfront.

The Hot Metal Bridge that was built for the exclusive use of bikers, runners and walkers is regarded as a key link in the Great Allegheny Passage, a 150-mile trail which, when the last short pieces are finished, will connect Pittsburgh to Cumberland, Md. From there, people can take the C&O Canal Towpath to Washington, D.C.

Scott Bricker, executive director of Bike Pittsburgh, characterized the opening of the Hot Metal Bridge as "momentous."

"We're trying to get as many people out as possible to ride and walk it and all kinds of stuff," he said. "It'll be a great day for the city."

The event also is significant because the city that Bicycling Magazine ranked as one of the worst places to ride a bicycle in 1991 has evolved into one of the nation's best. Next June, Tour Pennsylvania, a USA Cycling-sanctioned event, will begin in Philadelphia and finish in Pittsburgh to help the city celebrate its 250th anniversary.

Both Hot Metal bridges were used to shuttle molten iron and materials between former Jones & Laughlin Steel Co. plants on both sides of the rivers. All but a few buildings near Hazelwood have been demolished and the huge sites have become "brownfield sites" being aggressively redeveloped.

Converting the second bridge for biking and hiking was in question for a while when bids came in about $3 million over budget. But the URA secured an extra $2.2 million in federal funding and about $500,000 from the state.

Joe Grata can be reached at [email protected] or 412-263-1985.


from a couple months ago

[UrbaniDesDev]

Originally Posted by PA Pride

^I think you are really going overboard and/or catastrophising about Pittsburgh's downsides. In the last few years, the city has lured a bunch of new company R&D centers: Intel, Apple, Seagate, Google, etc... We built a great new convention center that gets a lot of use; Built riverfront parks on both sides of the Allegheny so far at least; The cultural district is single handedly bringing downtown alive one block at a time; The southside has been gentrified; The northshore parking lot is being developed...

There is a TON of progress. All out of town people I bring to the city have their jaws on the floor. Even my sisters Japanese friend from Tokyo thought Pgh was one of the most beautiful cities she had ever seen and had a blast going clubbing and touring the old historic buildings (Oakland).

I just feel there has been a ton of progress made in the last 10 yrs and while there still is plenty of room for improvement, this city is well on the right path.

Good points Pa Pride. I think there is a bit of perspective thats missing. Most of these comparisons are relative. Pittsburgh is not in the same boat as Atlanta, Miami, Phoenix or Seattle. We are in the same boat as Detroit, St. Louis, Buffalo and Cleveland. Having recently been to these cities, Pittsburgh is, by far, ahead of the game. All of these cities are suffering from a loss of population and jobs. Pittsburgh has held together quite well, from what Ive seen. I truly believe that a foundation has been set and the rest will follow. It is already begun.

One of the most important of the changes that has taken place here, and the importance often overlooked, is the conversion of the riverfronts to parks. This has laid a good foundation for a future of inner city neighborhoods. The South Side Works, The North Shore, Downtown residential towers would not be happening if it werent for the beautification of the rivers, tho not finished, it is the commitment that is evident and developers see this commitment. Transportation, jobs and sluggish politicians are a common problem in most cities, even booming ones. They are not unique to Pittsburgh.

The problem with the job market is a circular argument. Yes there might be more job opportunities in Phoenix, but the population there is swelling, creating more jobs and attracting more employers. It is far more than just having better tax climate and more to the sun. The communities there are battling each other as far as tax incentives, like everywhere else. Mesa, Scottsdale, Glendale and Tempe are all pulling jobs from Phoenix, same battle, different players. From what Ive seen, Phoenix is struggling to keep it's more affluent population from leaving to it's neighbors. Even the boom cities have their battles. Pittsburgh's battle with the loss of industry has been far more critical, which makes me so impressed on how it has stood it's ground.

Las Vegas, the fastest growing city, has no city amenities. There were billions being spent on the strip. Huge decadent hotels going up, likely with huge subsidies, while the rest of the city off the strip it is a dismal spread of cheap strip malls melting into an endless sea of generic neighborhoods, rich and poor.

It is going to be hard to stay afloat in the job market, especially the climate that I believe is coming nationally. It will not be unique to Pittsburgh. We may not have the transportation system that we want, or maybe need. Most cities don't. We do have a stong infrastructure for good urban neighborhoods and most cities don't have that. The sprawling boom towns are going to be hit hard with gasoline crunch that is coming. I believe the future will hold alot more federal funds available for mass transit as the country will finally come to grips with it's love affair with the automoble, highways, traffic and oil. Pittsburgh is uniquely positioned to accomodate a region better served by mass transit than overcrowded freeways.

With all the complaints of transportation here, Pittsburgh has one of the shortest commute times and still has one of the strongest Downtowns in the country.

All the complaints of the current condition of downtown Pittsburgh. You'd be hard pressed to find a downtown Phoenix, or shops in downtown St Louis, LA, Atlanta or Miami...

This doomsday scenerio that plagues Pittsburgh is one of the unique problems to Pittsburgh. It's always the end of the world here. This is like a virus that infects people here.

This may be a morbid thought, but the changing climate will prove to be beneficial to this area. There will be a great battle for water in the future. My theory is, the same way people have fled to the sun in the 80s and the 90s, they will begin a search of water and a more sustainable lifestyle in the future. Atlanta is dying of thirst. These "Sun Belt" cities will soon be clammering for the waters of the Great Lakes. The talks of pipelines have already begun. Im hoping we have the proper politicians to protect them. Miami has a jungle of empty condo towers, built on speculation. Atlanta has a great subway system that no one uses, (atleast thats how it appears sitting in traffic), traffic that will choke this city. This system of moving farther and farther from city centers is becoming unmanageable

The migration has already begun in my eyes, as so many friends and family, long lost to the "affluent" sunny spots are planning to return here. Not because of taxes, jobs or water, but quite simply it is so affordable and sustainable here. Pittsburgh has largely been spared the great mortgage collapse that has happened out west or down south. This won't show as a great population swell here, as most are singles or empty nesters, but they are affluent, and they are coming. 50% of my clients have moved here from out of state, 60% of them are returning with spouse in tow.