Nov 14, 2019

NYSDOT Proposes Band-Aid Fix for Kensington Expressway

Last night at the Buffalo Science Museum about 75-100 community members heard from the NYSDOT about their concepts to address a small portion of the Kensington Expressway to return some lost connectivity on either side of the concrete canyon. The area of focus runs south of East Ferry Street to Best Street, beyond the original termination point of Humboldt Parkway. While an increase in the original Humboldt Parkway length was appreciated, pretty much nothing else about the proposal was getting strong support by the community. 



The Restore Our Community Coalition (ROCC) has been the driving force behind finding a 
solution to the Kensington problem and have been meeting regularly for close to 20 years in some form or another. You can see most of the presentation and community reaction in this video from their facebook page by clicking here. I cannot stress enough that the people involved in ROCC and the involved elected officials have been patient and very active in dealing with this Sisyphean task. 

Below is my take, very much centered on Daniel Burnham's often used quote, "Make no little plans. They have no magic to stir men's blood and probably themselves will not be realized. Make big plans; aim high in hope and work, remembering that a noble, logical diagram once recorded will never die, but long after we are gone will be a living thing, asserting itself with ever-growing insistency. Remember that our sons and grandsons are going to do things that would stagger us. Let your watchword be order and your beacon beauty. Think big."

With Burnham's words in mind, let's dive into making some big plans with an outlook far beyond that discussed by the NYSDOT. Buffalonians, and Americans in general, do not tend look to beyond a few years into the future. We've stopped investing in legacy, longevity, and long term impact in favor of a culture centered on instant gratification. This project has been discussed for nearly two decades, if not longer. If it takes two more decades to get this right, then so be it.

I'm a full proponent of the "fill it in" option so you know where I'm coming from before we get too far along. Most in attendance felt the same way as confirmed by the roar of cheers and clapping when anyone mentioned filling it in. NYSDOT and other applicable agencies need to be looking at a larger approach for addressing regional transportation that centers on the full removal of the Kensington Expressway. 

I have further elaborations below, but my general take is that anything short of a true restoration of Humboldt Parkway is unacceptable. Commuters will find other routes and if we're not the "Get anywhere in 20 minutes" City that is not the end of the world. The added traffic on long neglected radial streets and commercial thoroughfares would likely seen new life breathed into struggling strips. 

How About a No Expressway Dry Run? - In either of the two concepts the DOT floated, the Kensington Expressway will have to be partially shut down during construction. At this time, there was no information for how long that would be or how it would be accomplished. Let's assume two years and that traffic would be diverted to grade and people would be encouraged to take alternate routes.

The no/low cost solution to figuring out where traffic would go and how people would commute is just to shut the Kensington down for a few weeks and see what happens. This should be in conjunction with a heavy media campaign alerting people well in advance and providing alternate routes along with estimated travel time increase times in advance of the dry run shut down.

Couple that with some heavy duty data collection about traffic flow on radials and other alternate routes before, during, and after the shutdown. From there, we would all have a pretty good idea of how people are getting downtown without the Expressway and confirmation that Carmaggedon is a myth.

NYSDOT Concept 4
NYSDOT Concept 4 & 5 - The two of the six concepts the DOT focused on involve a cap over the expressway from East Ferry to Best. In Concept 4, we get a "half cap" between those two streets with a few openings for air flow to avoid a ventilation building in the full cap version, which would ruin the terminating vista of the Science Museum. Concept 5 is a full cap between those two streets with the ventilation building plopped down. Neither concept had meaningful trees, just grassed areas and low shrubbery. When pressed on the issue, the DOT pointed to the trees they were adding back, which were only in front of homes in the traditional small spot between the street and sidewalk. Not much of a return to Olmsted's intent. These two concepts would cost $300 million and $580 million, respectively. 


NYSDOT Concept 5
NYSDOT Concept 6 - One of the concepts floated was a "Boulevard" option, which hopeful audience members assumed was a restoration option that had been taken off the table. Upon further inquiry, it turned out the boulevard option was filling in the expressway, but bringing the same traffic to grade without a Parkway. As it stands, the DOT does not have a Parkway restoration concept.

The Inner Loop in Rochester - As a point of reference, portions of the Inner Loop in Rochester have been filled in to reconnect downtown to bordering neighborhoods that were cut off for decades. The project has been so successful that new buildings starting springing up in place of the highway shortly after the filling. As a cost comparison, filling this two-thirds of a mile stretch only cost $22 million and was funded largely by Federal money.  More on that project here. 

NYSDOT did not provide or likely have the costs associated with filling in the Kensington, but it would  almost certainly be much cheaper than the $300 million Concept 4. The combined cost of filling in the Kensington with overhauling other long neglected streets for getting into the City is a solution that has not been considered here. 


NYSDOT Concept 4 - Half Cap
Traffic Doesn't Have to be Bad - The primary function of the DOT is to move cars, that much is indisputable. The cap options means business as usual, but what if we did fill it in, where would the traffic go? This exact topic has been discussed in a variety of places over the years, which you can read about here. Short answer, a lot of it just disappears and the rest is dispersed to other streets that are largely underused and can handle the additional cars.

Positive Impact on Commercial Streets - In the scenario where commuters find other means of getting in and out of the city, commercial streets like Fillmore, Genesee, Broadway, etc. could all see new signs of life and investment. Putting traffic back on these streets, specifically the radials, is not going to create Carmaggedon, but likely could have meaningful economic impact that the NYSDOT is not presently considering for a fill in option.

Relevant from a 2010 Artvoice article is the following: "Sixty-two years ago, William Gallancy, an associate engineer with New York State’s Department of Public Works, told a standing-room-only crowd at St. James Evangelical and Reformed Church on High Street that the Kensington Expressway was the best solution to East Buffalo’s problems. Traffic congestion on the neighborhood’s thoroughfares was bad and getting worse, he explained. “Gallancy said 70,000 vehicles a day cram that section’s main arteries—Main, Kensington, Genesee, Bailey and Walden,” according to a Buffalo News account of the meeting. “And, he added, the growth of suburbs and congestion of traffic continues to increase at a tremendous rate."

Ironically, the DOT mentioned the Kensington on average carries 70,000 vehicles daily. Now imagine people using the gift that Joseph Ellicott gave us with the radial streets and other routes. Traffic on these streets doesn't have to be bad, in fact it can be a huge boon. More traffic in commercial corridors increases the convenience of people stopping for things they need in their daily course of living. The cap option just allows the same cars to bypass the commercial districts the Kensington helped to ruin.

NYSDOT Concept 5 - Full Cap
Commuters Must Pay the True Cost - Assuming the majority of users are commuters coming into the City for work in the morning and leaving for their suburban homes in the evening, they are not paying the true cost of the expressway and everything that goes along with it. People have been and continue to die from upper respiratory illness along Humboldt Parkway and within the communities straddling either side of the expressway. 

Addressing the expressway goes beyond just the aesthetics. This expressway a poster child of injustice and systematic racism that has never ceased to impact a minority community to the benefit of more affluent commuters.

My good friend Chrissy Lincoln had a great idea about literally paying the true cost in a way. If users of the Kensington Expressway were charged $5.00 per trip in a similar fashion to the Grand Island bridge toll, suddenly I think we would all see how quickly commuters could find alternative routes. 


All credit to Chrissy for this one!
Meaningful Support from Local Leaders - Credit where credit is due, Crystal Peoples-Stokes has been on this since day one and I have the utmost respect for her continued involvement. Senator Tim Kennedy has been on board and well and is pushing for solutions as well. However, at events and meetings I have attended, leaders at the City level have been largely absent. The removal and infill of the Inner Loop in Rochester and the removal of I-81 in Syracuse had state level support, but local leaders stepped up to the plate in those other cities in ways that our people in City Hall have not.

Genesee Street vs Kensington - Have you ever taken the Kensington from the core of downtown to the Airport? Better yet, have you done the same thing on Genesee Street, which follows pretty much the exact same trajectory? If you did, you would know that on a good day the Genesee Street option is an extra five minutes. On a bad day it is an extra 10 to 15 minutes. That is just one several radial streets that could be used to distribute Kensington traffic as they did before. 

Impact on Downtown - Those who have decried the fill it in option almost always cite keeping downtown alive. Downtown has been hallowed out for parking in large part because of the easy commute that the Kensington Expressway provides. As many great strides as there have been in Downtown revitalization, it still has a long way to go. If anything, there could be an uptick in development projects at surface parking lots to cater to people who cannot stand the extra time on their commute and could be the tipping point for some who have long thought about making the move downtown. 

All photos of the NYSDOT display boards courtesy of Chrissy Lincoln

Mar 20, 2015

Wordism Returns to the E.M. Tea Coffee Cup Cafe in Hamlin Park Tomorrow Night

Don't miss out on this month's spoken word event at the em tea coffee cup café in Hamlin Park taking place this Saturday, March 21st from 7pm to 10pm. 


The last one drew nearly 70 people to the cafe at Hughes and Oakgrove Avenues. Food and drinks will be available before and during the show. The event is a noncompetitive forum that allows all levels of poetic finesse to share. The entire event is an open mic, but there will be one artists spotlighting for this month, Team Finks.

Jan 7, 2015

The EM Tea Cafe Celebrates 15 Years In Hamlin Park with Upcoming Spoken Word Night

On my usual stop into the em tea coffee cup café I was greeted by the always friendly Sterling who informed me the café is celebrating 15 years of operation in Hamlin Park. It’s not hard to see why the café has been dedicated to the neighborhood for so long with the warm atmosphere and great offerings, it’s not secret I adore this place.

Sterling was also quick to remind me of the upcoming spoken word night the café will be hosting as part of their ongoing live entertainment/music series. Don’t miss out on this event, which is always a good time! The event is entitled “Wordism” and takes place January 17th beginning at 8pm. Food and drinks will be available before and during the show. A few featured artists will be performing, but there will be an open mic portion if you want to show off your skills. The cafe is located at the corner of Oakgrove and Hughes Avenues.
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Dec 30, 2014

Neighborhood Activists Believe Demolition Work Imminent at Thornton Hall

I was just tipped off by Kathy Mecca of the Columbus Parkway Association regarding what appears to be staging for an imminent demolition beginning at Thonrton Hall in the shadow of the Peace Bridge. The Episcopal Church Home property is threatened with wholesale demolition for the expansion of the plaza and a larger Duty Free Store to benefit private interests at the costs of the health and viability of the adjacent neighborhood. Plans for the Hutchinson Chapel previously called for its relocation, but ESDC has been silent on the issue as of late and has not produced any plans for its fate. Here's what Kathy had to say, spread the word.

Image courtesy of Kathy Mecca, taken this afternoon
Construction trailers are parked outside of Thornton Hall at the Episcopal Church Home. ESDC announced in November that Total Wrecking Company would begin asbestos removal. It figures they would start with the most historic building first which may jeopardize the stability of the adjacent historic Chapel.

As you know, Thornton Hall is a land marked icon inside of historic Prospect Hill-Columbus Park.  I am appealing to Preservation groups not to miss the opportunity to lodge a formal complaint against state and city officials who have decided to operate above the laws protecting historic buildings. It's a disgrace that government officials can blatantly dismiss the significance of land marking status and violate the City's Preservation Board's decision to deny a demolition permit for Thornton Hall.

Despite intervention from the National Trust, Preservation League of NYS, Preservation Buffalo Niagara, Campaign for Greater Buffalo and the City's Preservation Board, demolition of historic properties inside of Prospect Hill-Columbus Park has continued at an alarming rate - greater than any other district in the city.  We are the only major historic district in the City of Buffalo whose historic legacy is destroyed to appease the self-perpetuation of a public corporation (Public Bridge Authority) and the skewed political will of elected officials.

The Columbus Park neighborhood has done everything in its power including funding several lawsuits to stop the further destruction of our historic community.

Most recently in October we filed suit against ESDC and the City of Buffalo to prevent the demolition of ECH and to stop the Gateway Ramp project from moving forward. NYS State Supreme Court Justice O'Donnell rescinded the TRO allowing ESDC to move forward on demolition, but has not made a decision on the environmental impact portion of the lawsuit which if favorable, would halt both projects.

However, the court's ruling may come too late to save historic Thornton Hall. ESDC has the authority to start asbestos removal of the remaining campus of non-historic buildings first and leave Thornton Hall alone until Justice O'Donnell issues his ruling.

Your collective voices could convince ESDC officials to leave Thornton Hall intact until at least the court issues a decision.  The state has no plans to build on the sight so why should they rush to compromise the structural integrity of an iconic structure first? 

I truly hope you will give serious consideration to my appeal. Thank you so much for your time and consideration.

Sincerely,
Kathy Mecca, President
Columbus Parkway Association

Heavy Winds Do Damage at Duffy Silk in Midst of Developer Discussions for Possible Rehabilitation

The heavy winds on Christmas Eve claimed their victim at the Duffy Silk Mill building at 1270 Broadway. As the storm picked up a heavy gust battered the interior wall on the east wing launching bricks into the adjacent alleyway and collapsing a significant portion of the wall. Demolition crews were on site Christmas Day to claim their reward and got to work tearing down much of the eastern portion.

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This collapse could not have come at a worst time for the building as the owner was in talks with various developers who had expressed significant interest in the sprawling 100,000 square foot factory. Adjacent to the Belt Line, which has been a hot topic for redevelopment, the building had endless potential to be converted to apartments in similar fashion to so many other buildings like it.


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How the building appeared prior to demolition began
It was built primarily in two periods between 1905 and 1912 with the demolished eastern wing built in 1905 followed by the western portion in 1912. The building was expanded multiple times towards the rear of the site from 1913 to 1950. It was designed by prominent architects Esenwein & Johnson and was potentially eligible for historic tax credits to help offset heavy rehab costs. 

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Duffy Silk built a total of three factories in Buffalo, one of which was also designed by Esenwein & Johnson and still extant at 207 Guildford Street. The company produced a variety of silk goods and later moved into producing nylon products as silk became difficult and costly to acquire.


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The owner inherited the building from her father upon his passing, who operated a variety of endeavors for decades. The owner explained, “Among other things, he ran a sewing shop for making the canvas and coat pads for M. Wile and other men's clothing manufacturing. This was a business started by his father years before and I believe he bought the building partly to have a place for that business venture. But the building was so big that he had to fill it up with other things. He also manufactured corduroy jackets and I think for a while, women's low cost dresses." 

Historic Interior (1905-26)
The same view as above, nearly 100 years apart
"One brave venture was to start one of the first discount stores selling a variety of goods, especially pharmaceuticals, which he got into trouble for discounting prices. Another was selling groceries, clothing, fabrics, and other items that he bought at auctions from insurance companies that were selling off distressed merchandise after fires or other acts of nature. He bought and sold all kinds of things in that way, including a stock of records that I believe was the way Record Theater got started. The same was true of FWS furniture.  What he bought at auction dictated the beginning of various business, he was a successful entrepreneur who wasn't afraid to take chances.”

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According to the owner, the city did not notify her of the demolition and just began tearing it down likely because it was classified as an emergency demolition. Her attorney is handling all communications and attempting to sort everything out. In the mean time, the owner believes the city only plans to demolish the affected portion of the complex. It’s unclear if that includes the remaining other half of the east wing, which in total compromises much of the square footage. The remaining west wing and central connector are in relatively good shape and still could be reused should the entire complex not be demolished. The building has been available for several years with an asking price of only $57,000, which had dropped to $32,000.


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This still could be the view from a rooftop patio
For additional photos of the interior and the building before and after demolition, check out my Ipernity album here.
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Dec 5, 2014

E.M. Tea Coffee Cup Cafe - The Neighborhood Spot of Hamlin Park

If you’ve been following my posts lately, you know that Hamlin Park is the neighborhood I’m making my home and staying active in. Every good neighborhood has at least one place that’s “the spot” where a variety of folks in the community gather to relax, grab some coffee/food, socialize, and have a good time. That spot in Hamlin Park is unquestionably the E.M. Tea Coffee Cup in Hamlin Park on the corner of Oakgrove and Hughes Avenue.


The family owned and operated business has been serving up great coffee and delicious food in Hamlin Park for nearly 15 years and provides a welcoming, relaxed atmosphere. It’s the kind of place where if you go enough, the regulars and the employees know you by name.


Proprietors, Wil and Kat Tyler along with Kat’s son Sterling, run the day-to-day operations and have recently remodeled for an even cozier venue. In addition to their fantastic offerings, the café hosts live music as often as possible. The next event is a poetry slam, taking place on January 3rd, starting at 8:30pm.


All the food is made fresh to order and the café offers great baked goods made in house daily. The breakfast sandwiches are a great start to the day and served on flaky croissants. Lunch offerings are expansive and I’ve been making my way through the menu from the fish fry to the hoagies and everything in between. If you’re thinking about a special occasion you may also want to consider their homemade chocolate covered strawberries, which you have to order at least a day in advance. I’ve yet to have them, but I hear great things.


Next time you’re in the neighborhood or if you already live here, be sure to give it a try and support this great, local, east side business.


Hours of Operation:

Monday to Wednesday, Saturday: 7am to 4pm

Thursday & Friday: 7am to 7pm

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Aug 19, 2014

Buffalo's Homestead Dollar House Program Gets National Attention

The dollar house program (original post here) in Buffalo is getting some national attention this week as the LA Times launched a piece over the weekend, which you can read here. Additionally, National Public Radio interviewed me this morning and you can listen to the recording by following this link.
This would have been a great save and a cheaper rehab, but the wrecking ball got to it first

This is great news all around since there are still many good rehab candidates out there in need of loving and capable new owners. Every house that’s taken off the homestead list is also taken off the demolition list and put back on the tax rolls. While bringing back neighborhoods in the city isn’t just about getting vacant properties functioning again, it’s a step in the right direction.
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This beauty has been officially saved and is undergoing rehab
Stay tuned for a post later this week that outlines how the acquisition process works once you’ve decided to buy a dollar house and some helpful tips. A new Dollar House of the Day post will be forthcoming as well. Finally, don’t forget about this handy map that shows the remaining dollar homes. I’ll continue to update it as properties are sold or demolished.
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Jul 21, 2014

Two More Homesteaders Begin Rehabbing Their House in Hamlin Park

There’s more good news from the east side, specifically my Hamlin Park neighborhood. Another vacant, city-owned home has been successfully purchased through the Homestead program also known as the dollar house program.

My new neighbors and fellow homesteaders, Tom and Zoe agreed to let me interview them both about their purchase and their future plans for the little cottage they will soon call home. The pair is in their mid-twenties and will be a fine addition to the street. Check out what they have to say below.


Mike: What was the deciding factor to buy this house, in this neighborhood?

Tom: I first read about the homestead program sitting at my café of employment out west. I was pretty sick of work and ready to move so home we went.  After reading about the homestead program, I scoured the City’s properties for months.  We were just looking for a good middle ground between the neighborhood quality and the home’s structural quality.  I was interested in Hamlin Park because it was the nicest neighborhood I looked in.  The tax credits were a bonus.  We also wanted something small so we jumped all over our little cottage.  We kind of dove into it pretty quickly and totally lucked out.  We moved back to Buffalo in October and closed on a house in June. Oh, also the train is nearby.  That was a big factor since I hate driving.

Zoe: When we first heard of the homestead program, we actually left it as only a joke for the longest time. In times of frustration, we would often refrain: "Let's just quit our jobs and buy a house for a dollar back home." But the more we learned of this bizarre system of financing your life away with homes, cars, school, etc., it really began to change my perspective of what a modern day miracle of a program homesteading is. As intimidating as the great amount of work there is to be done on the house is, this was a much more realistic option and fate I was interested in. We went through a lot of heartbreak learning of other houses we were interested were actually already taken, but in the end it was a true blessing because we were considering some ginormous houses that would have been way too much too chew for two folks on our salary. When we found Florida Street I couldn't believe our luck in finding the only cottage size home among full two story homes.

Check out the newly planted hostas, courtesy of the great guys next door
Mike: What are your immediate plans for the house?

Tom: Gut it! Then run electric and plumbing.  I think we’re going to set up a bedroom, a bathroom and a kitchen area so we can move in and finish the rest.  It really changes the picture of how the house was built, which has led to little being decided.

Zoe: Definitely gutting it and figuring out how to work with the old bones of the structure. I'd also love to get a nice coat of fresh paint on the outside for cosmetics and liven up our parcel. Replace the front porch roof so we know our friends and family will enter safely.

Mike: How many surprises have you found so far and what were they?

Tom: Oooooh a number of them. And they just keep coming!  I was surprised whoever stole my tub got it out of there.  The amount of motivation the break-in and scrap guys have is just amazing. I still don’t know if our water line is severed or just shut off at the main. It’s like gambling with money you don’t have. There’s been a bunch of stuff we’ve found during demolition that I won’t mention here, but you can hear about it on my upcoming album, “Dead Things I’ve Found”.

Zoe: It's going to be a really good album. My imagination could run wild wondering what has taken place in this home and it certainly did on our first tour of the grounds. I found it fun to piece together oddities of the home like a window within the house and the narrow, winding stairs within a closet that we couldn't find for quite some time and mail with Eisenhower stamps. Walking through a home built in 1890 can fuel your curiosity on all the changes that have taken place with the past owners.


Mike: How have you felt in your short time during Hamlin Park?

Tom: I dig it.  It’s a nice little community we’ve all seemed to stumble upon here.  There are lots of families and homesteaders on the block. Sometimes I feel I do more beer drinking than housework, but that’s important too. There’s even a little seriousness to that statement.  It’s great we have a network of people just to keep an eye out on our places, and it’s proved to make the whole project more fun.  Last night it took me four hours to mow the lawn because I was just hanging out with the neighbors.  Mike, you were there.

Zoe: Is this a trap, Mike? Just another area that we completely lucked out on. I hope the homesteading program continues to draw in buyers and they are all fortunate enough to create these beautiful, collaborative relationships with their neighbors.

Here's a shot before any work has begun for comparison with everything is done
Mike: What do you envision for improvements on the street?

Tom: More trees would always be nice. Just fixing the sidewalk where it’s busted and picking up the trash. It’s the little things that make a difference, like broken windows theory. A lot of the places on our block look great. There’s a few not so great, but I think the neighborhood will fill in…Maybe someone will even start a garden on those lots next to my house… As for right now, I’m happy to have a home, a nearby the subway, and some eateries/stores nearby. I do envision some investment on Jefferson and Delavan. I think we all agree it’d be awesome to have some restaurants and shops nearby, so here’s hoping.

Zoe: It is just the little stuff. I find myself wanting to work on my house and everyone else's all at the same time. I grew up in a neighborhood where there was a collection of helpful neighbors all assisting with each other, so I would like to continue that and I am very excited to be connected with a neighborhood and tax-payer association that is so involved in caring for this area. I think trees and gardens make a huge difference in environment and of course a variety of healthy and positive restaurants and shops would be a tremendous perk.

Mike: Are we ditching the siding for that wonderful clapboard below? What about that porch too?

Tom: Ha, ha, ha.  Actually Mike, I will give you some credit.  It’s gone from a hell no to a maybe. I’m not a huge fan of the siding, but it will have to do for now. It is a good insulator after all.  As for the porch, well, it obviously needs a lot of work.  We’re probably going to just start over. Zoe just suggested we do a wraparound country porch all the way around the side. That would be awesome, but far into the future.

Zoe: I'd love to see an old photo! I'm a little afraid to see what is under that siding and also afraid to remove it, but I'm open to ideas and am excited to play around with the porch and railings. I love a good porch.

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Jul 18, 2014

Building with Endless Possibilities Hits the Market in Hamlin Park

Here's an exciting opportunity in Hamlin Park. A former factory building at 170 Florida Street (google map) is on the market and its location within the historic district entitles the rehabilitation of the building to be eligible for historic tax credits. It’s centrally located within the city and the proximity to Main Street, Canisius College, Metro Rail, and the Expressway are huge selling points.
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The listing says the building clocks in over 46,000 square feet and with its open floor plans it could be converted for a variety of different uses including residential mixed use like many others have been converted in recent years.
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The sale includes the various out buildings and the frontage extends all the way to Jefferson Avenue providing ample parking and opportunity for creative infill development. A linear park owned by the City of Buffalo behind the building could be a great amenity as well with some work. The owner is asking $750,000, but it seems like there is room for negotiation. Here’s a link to the listing.
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The former George A. Otis Bed Manufacturing building was built in several phases, the oldest being the two and a half story concrete portion dating to c.1911. The two-story brick and tile buildings were built between 1923 and 1925. There were several other additions and outbuildings created over the following decades.
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Originally the company was incorporated as the N.P. Chaney Company founded in the 1880s. As a Buffalo Courier article of 1912 explains the company, “has now been incorporated for the purpose of handling the constantly increasing business, growing from a small mattress factory to one of the largest plants in New York State.”
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The factory was later used to produce plastic products during WWII by Bernard Oshei, the brother of John Oshei, the founder of Trico. It was used by several different manufacturers after Bernard’s death in 1948 including DuBois Plastics and Fibron Products before the last company went bankrupt and the building was sold.
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