Latest news with #RGB
Forbes
2 hours ago
- Business
- Forbes
Six Years After HSTPA, NYC Owners Face Escalating Costs, Falling Values
View of Upper Manhattan. Six years after New York State passed the Housing Stability and Tenant Protection Act (HSTPA), owners of rent stabilized buildings are struggling with rising expenses, declining income, falling values and increasing distress. HSTPA was designed to protect tenants, but its consequences have been severe for rent stabilized buildings resulting in: HSTPA blocked multiple avenues to increasing income, forcing owners to rely solely on the Rent Guidelines Board (RGB) for relief. The RGB sets rents annually for New York City's nearly 1 million rent stabilized units, which outside of core Manhattan had an average rent of $1,406 in 2023. The RGB will vote June 30 on raising rents by 1.75% to 4.75% for one-year leases and 3.75% to 7.75% for two-year leases. According to the RGB research, operating expenses for rent stabilized buildings rose 6.3% over the last year. An analysis by Ariel Property Advisors shows that since 2020, expenses have risen by about 28%, while rents approved by the RGB increased by only 10.5%, indicating a shortfall of about 17% between expenses and income. Rising operating expenses over the five-year period include taxes, up by 16%; labor costs, up by 19%; fuel costs, up by 42%; utilities, up by 29%; maintenance, up by 33%; administrative costs, up by 20%; and insurance costs, up by 115%. Additionally, rent arrears in some rent stabilized buildings are substantially higher than before Covid because of post-Covid collections issues and Housing Court delays. Since 2020, expenses for rent stabilized properties have risen by about 28%, while rents approved by ... More the RGB increased by only 10.5%. The cost of capital also has doubled since 2022. Interest rates have risen from 3% to 6%-7%, making it more challenging for owners to refinance buildings because in many cases the assets are worth less than their mortgages and the current loans can't be refinanced without an injection of equity. The misalignment between expenses, including interest payments, and rent growth is creating both operating and financial distress. Owners caught in a downward spiral don't have an incentive to pay bills and operate the building. Consequently, rent stabilized buildings are suffering from deferred maintenance such as leaky roofs, broken windows, non-functioning boilers, peeling paint or unsafe wiring, and neglected capital needs such as a new roof, elevator replacement, HVAC system upgrades and façade restoration. Borrowing for improvements in a building worth less than the mortgage also is out of reach, which leads to further distress, nonpayment of bills, increased violations and deteriorating conditions for tenants. The misalignment between expenses, including interest payments, and rent growth is creating both ... More operating and financial distress. In the two years preceding HSTPA (2017 and 2018), over 80% of lending activity for rent stabilized assets was concentrated in banks, with a notable amount in Signature Bank, New York Community Bank, and Chase Bank, according to research by Ariel Property Advisors. Regulators closed Signature Bank in 2023 and New York Community Bank, now Flagstar Financial, Inc., has pulled back on lending. Thus, bank lending has fallen to around 40%, with agencies, non profits and debt funds taking up a larger piece of a smaller pie. When a building isn't profitable, existing lenders prefer not to take it back. The most favorable situation for them is to sell the property via a deed in lieu arrangement. This allows a buyer to purchase the asset at a steep discount—50% or more—while also agreeing to handle any required improvements. However, L+M Development Partners sued Santander Bank for allegedly refusing to honor a loan agreement it had with its original lender, Signature Bank, which would have allowed a deed in lieu of foreclosure for a rent stabilized property at 320 St. Nicholas Ave, Bisnow reported. Santander, which bought a 20% stake in Signature's rent stabilized loan book after it closed, is seeking to seize L+M's other assets to recoup possible losses from the mortgage. In the lawsuit, L+M blamed HSTPA for the firm's failure to execute its business plan for the building. Additionally, Flagstar Bank filed four separate pre-foreclosure actions against more than half of Pinnacle Group's residential portfolio over a group of loans totaling about $600 million, the Commercial Observer reported. In response, Pinnacle recently placed roughly 5,000 residential units it owns in Manhattan, Brooklyn, Queens, and the Bronx into bankruptcy. The bankruptcy filings indicate that the portfolio's assets and liabilities are each estimated to be between $500 million and $1 billion. Pinnacle is one of New York City's largest multifamily owners, with approximately 136 properties totaling 7.5 million square feet and 8,700 residential units, according to PincusCo. A sample survey of properties initially sold between January 1, 2013 and June 14, 2019 before HSTPA, ... More and sold again after January 1, 2023 shows that values have dropped by as much as 80%. Over the past five years, New York City has seen a sharp pullback in institutional investment in rent stabilized buildings. These investors once brought billions into the sector, funding renovations, improving buildings and units through Major Capital Improvements (MCIs) and Individual Apartment Improvements (IAIs), and enhancing overall building and neighborhood quality—without displacing existing rent-stabilized tenants. Since HSTPA, that capital has largely disappeared, and with it, the ability to reinvest in this critical housing stock. Investors such as Ares, Apollo, Fairstead Capital, the Praedium Group, Sentinel Real Estate Corp. and Related are among those exiting the market. Related recently sold 2,000 rent stabilized units in five neighborhoods in the Bronx for $192.5 million, a 24% discount from the $253 million the firm paid in 2014. Related had also spent another $30 million on renovations to buildings in this portfolio, the Real Deal reported. The article cited a Crain's analysis finding that as of January, Related had sold around two dozen rent stabilized assets over the past few years. In April, the institutional investor sold five buildings for $18 million, or 45% of the purchase price in 2015. The buyers of rent stabilized assets today are private individuals and family offices attracted by the low basis and the belief that HSTPA will eventually be revised. While institutional investors hold the largest share of rent stabilized units, the vast majority of owners – nearly 80% or about 3,500 individuals or families – are small-scale landlords, owning 100 or fewer units. These smaller owners are facing significant challenges, including eroding net operating income and a tremendous loss of equity. For many, these properties have been in their families for decades, meaning the current financial strain will lead to a loss of generational wealth. In a previous Forbes article, I examined the financial strain many owners are experiencing. From the perspective of the owners our firm represents, income can only increase through rents set by the RGB. There are no other tools left. That puts the full weight of the system on the nine-member RGB board, which is unfair to landlords, tenants and to the board itself. Until broader changes are made to HSTPA at the legislative level, however, the board's decisions are critical in ensuring these owners don't lose their rent stabilized buildings to the banks, fall into the Alternative Enforcement Program (AEP) or rack up violations that ultimately diminish the quality of life for tenants. Rent increases are needed to ensure that owners don't lose their rent stabilized buildings to the ... More banks, fall into the Alternative Enforcement Program (AEP) or rack up violations that ultimately diminish the quality of life for tenants. Using internal data from our firm, I shared the following key points at a recent hearing before the RGB: Sam Campion, Director of Housing and Economic Development Studies at the Citizens Budget Commission (CBC), also sounded the alarm when he testified before the RGB, declaring that New York City must immediately address the physical and financial decline of its rent regulated housing. Otherwise, these buildings risk falling into a maintenance "death spiral' similar to what has occurred in New York City Housing Authority (NYCHA) buildings. This 'death spiral' happens when deferred maintenance leads to repair costs so high they nearly equal the cost of new construction. Ignoring the problem will only increase future repair burdens on the City and State and degrade the quality of life for New Yorkers living in rent stabilized housing. In other testimony before the RGB, Mark Willis, Senior Policy Fellow at the NYU Furman Center, was equally concerned about the future of rent stabilized housing. Willis highlighted that the financial gap in rent stabilized buildings, especially those that are 100% stabilized, is expected to continue growing, potentially at an accelerated rate. To prevent the deterioration of these vulnerable properties, solutions beyond the standard RGB process may be necessary, he said. Moving forward, tenants and landlords alike can benefit from more governmental accountability in the form of:
Android Authority
4 days ago
- Entertainment
- Android Authority
The Govee Gaming Pixel Light is a creative fix of 8-bit goodness for any RGB-heavy desktop
Govee Gaming Pixel Light The Govee Pixel Gaming Light is a quirky display piece that will add fun retro flair to any gamer's desktop. Having fully embraced that I'm in the middle of a mid-life crisis that manifests explicitly as a need to buy excessive amounts of glowy RGB products for my desktop gaming setup, I've been quite excited to try Govee's Gaming Pixel Light panels ever since they were revealed at CES 2025. I'm also a sucker for nostalgia, so the 8-bit-styled animations they can conjure up via an LED array also had an instant appeal. Having tested both the larger, rectangular version and the square model (each sent over by Govee for review), I can tell you that they're wildly impractical and could use some fine-tuning on the software side, but they are overall a pretty fun way to add some flair to your PC or console setup. Pixel-tastic desktop flair Oliver Cragg / Android Authority The Gaming Pixel Light comes in two distinct sizes with the same individual LED dimensions on each — a compact square 32 x 32 pixel model (1,024 LEDs) and a wider 52 x 32 pixel rectangular version (1,664 LEDs). I personally prefer the square one as it's easy to fit on my cramped desk, but the wider option does make it more compatible with landscape images/clips you want it to show (more on that later), and separates it from most of its competitors, which are predominantly square. Because the LEDs are the same size on each model, you're not losing out on image quality. Each one comes with a little plastic stand to hold the display in place, and you can also choose to wall mount it with an included attachment. It also comes with an AC/DC adaptor, which has a fixed barrel jack cable. I sorely wish this were USB-powered — power adaptor space around my desktop is already at a premium, so occupying another plug with the Gaming Pixel Light was a pain. Here's hoping future versions can be run through a PC port or a desktop charger. The Gaming Pixel Light is outfitted with the same gamer-tastic border frame no matter which size you opt for, and this is the most contentious part of the design for me. I quite like a minimalist aesthetic (outside of all the bright lights, obviously), and these borders look like they've been awkwardly grafted on from spare parts of a knock-off Evangelion mecha. The angular sections, matte gray with green accents, and a few words in white (like 'Loading' and 'Game') are all far from offensive, but the frame's overall aesthetic does detract slightly from the real attraction: that display. With animations at 30 frames per second and impressive color vibrancy, the Govee Gaming Pixel Light certainly stands out. It comes pre-loaded with a library of over 150 scenes, many of which evoke retro gaming classics or other nerdy references (such as an obvious Spider-Man template). My daughter is obsessed with the colorful fish scene, but if you want something more low-key, there are effects like dynamic color shifts and other screensaver-type animations that are a little less distracting and a lot more moody, in a good way. With a library of over 150 pre-loaded scenes, sketching tools, and community sharing, the Gaming Pixel Light will never become boring. It also has real-time displays, which update automatically when connected to Wi-Fi (2.4GHz only). This includes a clock, weather, NBA/NFL scores (soccer next, Govee!), and even stocks and Bitcoin price tracking. You can access these with a quick tap of a physical button. I found the clock and weather relatively useful, but you might get more mileage out of the rest than I did. These and other scenes can also be accompanied by audio clips via the built-in 3W speaker. It's clear enough for 8-bit beeps and boops, and timers, but not much more than that. You can also upload your own musical snippets in .wav, .mp3, and .ogg formats, which is a nice touch for customization. The display animations can also dynamically match the audio, which can make for some cool ambient effects. Get creative (or cheat with AI) Setting up the Pixel Gaming Light was fairly painless via the Govee Home app, though it did take a couple of tries for the device to register. After that, you're ready to dig into all of the many, many customization options on offer. Aside from the pre-loaded scenes, you can upload your own images and GIFs or sketch new pixel art creations using the in-app tools. There's also a Share Space where you can show off these DIY images and animations to other users and download other people's creations. Again, Govee's broader ecosystem is a boon here, as it's likely this will fill out pretty quickly as more people get their hands on the Gaming Light and start creating. The only downside right now is the lack of useful filters; there's a search feature, but no way to rate submissions or view by popularity. The whole artistic process is aided by the feature Govee really wants you to use: the AI Lighting Bot. This lets you enter prompts, and Govee's chatbot will create something that tries to match your description (and with very little care for IP infringement in my experience — check out the Chelsea Football 'Clug' logo). I personally found this to be quite hit and miss, and I couldn't get it to create animated images, only static ones. I'd stick to your own sketches, or the image/animation uploads. The latter can also occasionally translate poorly, but that's only when you try to feed it complex images — it's an 8-bit-style LED array after all, so if you pick simple pictures and GIFs with bold colors and lines with good spacing, you'll get great results. Just be aware that I had to reload the app a few times when the device idled for the AI creations, sketching, and DIY modes. Hopefully those bugs get squashed soon. Oliver Cragg / Android Authority One thing I didn't get to test is the connection to Govee's HDMI 2.1 Sync Box, as I don't have one. If you are in the Govee ecosystem, that'll let you create real-time DreamView experiences and pair the effects with other Govee lights. Smart home users without the Sync Box can still connect the device(s) to Amazon Alexa and Google Assistant for voice commands/automations. It also supports IFTTT and Matter. Govee Gaming Pixel Light review: The verdict Oliver Cragg / Android Authority At $99.99 for the square model or $129 for the rectangular version (or $79.99/$103.99, respectively, for a limited time launch sale), the Govee Pixel Gaming Light is a quirky display piece that can give any gamer's desktop some funky retro flair. Is it a novelty? Absolutely, but sometimes you don't need a reason to get something beyond pure aesthetics. If there's ever a second-gen model, I'd love to see the gamer-fied border eliminated (or at least made optional) for something a little more unassuming, and I'd really want to see a USB power and/or charging option to save my desk management headaches. Before then, I hope Govee can iron out some of the software quirks on the first-gen models. The Govee Pixel Gaming Light is a quirky display piece that can give any gamer's desktop some fun retro flair. The most popular competitors to the Pixel Gaming Light come from Divoom, such as the Pixoo-Max and the Pixoo64. The former is another 32 x 32 LED panel, while the latter cranks the number of LEDs up to a whopping 4096 total for even more impressive designs. The Pixoo64 also costs almost double, while the Pixoo-Max is $30 more expensive than the square Pixel Gaming Light. Govee has an ecosystem advantage in this emerging category, and considering the reasonable pricing, it is definitely worth a look if you want to pixel-up your gaming space. Govee Gaming Pixel Light Bright and rich LED display • Pre-loaded with 150+ scenes and animations • Versatile customization tools MSRP: $99.99 LED display for creative gamers. The Govee Gaming Pixel Light lets users easily create and display their favorite pixel art and GIFs. With over 150 preset scene modes, a diverse range of DIY tools, and an AI Lighting Bot, this LED display (available in 32 x 32 or 52 x 32 pixel models) is a perfect desktop addition for 8-bit obsessives. See price at Amazon Positives Bright and rich LED display Bright and rich LED display Pre-loaded with 150+ scenes and animations Pre-loaded with 150+ scenes and animations Versatile customization tools Versatile customization tools Easy-to-use Govee app Easy-to-use Govee app Reasonable price Cons AI creations are hit and miss AI creations are hit and miss Share Space needs filters Share Space needs filters Not USB powered Not USB powered Divisive frame design Divisive frame design Some connection bugs
Globe and Mail
28-05-2025
- Business
- Globe and Mail
Esgaming by Coolzer Unveils the N100: A Stylish Micro ATX Case for High-Performance Compact Builds
Esgaming, the gaming hardware brand powered by Coolzer's 30 years of industry leadership, proudly unveils the N100—a Micro ATX gaming case that redefines compact performance with superior airflow, hardware compatibility, and a modern tempered glass design. Engineered for gamers, DIY builders, and style-conscious users, the N100 combines Coolzer's manufacturing expertise with Esgaming's focus on cutting-edge aesthetics and functionality. With over three decades of experience designing cases, power supplies, cooling systems, and gaming tables, Coolzer's newest release is a culmination of its commitment to cutting-edge design, industry-leading materials, and global manufacturing standards. A Compact Case Built for High-End Hardware As the latest addition to Esgaming's compact case lineup, the N100 blends minimalist design with robust functionality. Its full-size tempered glass side panel highlights RGB-lit builds, while the 436.9 × 225 × 434.5mm chassis supports MicroATX/ITX motherboards, 425mm GPUs, and 162mm CPU coolers—proving that small size doesn't mean limited performance. Dimensions: 436.9 × 225 × 434.5mm Motherboard Support: MicroATX / ITX GPU Compatibility: Up to 425mm in length CPU Cooler Support: Up to 162mm in height Power Supply Length: Up to 200mm Unlike many compact cases, the N100 doesn't sacrifice expandability for size. It easily accommodates high-performance builds with full-size graphics cards, advanced cooling setups, and versatile drive bay options, 2×HDD or 1×HDD + 3×SSD configurations, making it ideal for both gaming and professional workloads. Designed for Serious Cooling and Clean Builds Esgaming designed the N100 to excel in thermal management, offering support for up to 7 case fans (3×top, 3×bottom, 1×rear) and multiple liquid cooling configurations (360mm top radiator, 240mm front optional). The 40mm cable management space ensures clean builds and unobstructed airflow, while front I/O ports (USB 3.0, HD audio) cater to modern gaming peripherals.: Liquid Cooling Support: Rear: 120mm Top: 360mm Front: 240mm (optional) This range of support makes the case a compelling choice for users planning advanced thermal solutions, especially those using high-performance CPUs and GPUs that demand efficient heat dissipation under load. In addition, the 40mm of cable management space allows builders to route power and data lines cleanly behind the motherboard tray, contributing to a tidy appearance and improved airflow. The inclusion of a USB 3.0 port, HD audio jack, and additional front I/O ensures modern connectivity for gaming peripherals and accessories. Modern Aesthetics with Practical Enhancements Visually, the N100 blends functionality with flair. Its full-size tempered glass side panel gives users a perfect stage to display RGB-lit builds, liquid cooling loops, or minimalist cable management. The optional vertical GPU mount further elevates the aesthetics, allowing graphics cards to stand out as centerpiece hardware. Tailored for Gen Z gamers and creative builders, the N100's tempered glass panel and optional vertical GPU mount transform hardware into a visual centerpiece. Early users praise its 'flexible layout' and 'premium look at an accessible price,' making it a top choice for those who demand both style and substance in compact builds. 'For users who want compact dimensions without compromising on elite performance or style, the N100 is the perfect foundation,' said a Coolzer spokesperson. 'We designed this case to meet the growing demand for micro-ATX systems that are as functional as they are visually striking.' Manufacturing Excellence and Rigorous Quality Control Crafted with Coolzer's precision manufacturing and Esgaming's design philosophy, the N100 features 0.5mm SPCC steel and scratch-resistant tempered glass, ensuring durability for heavy-duty use. Every unit undergoes 12 quality checks, including airflow simulation and GPU compatibility tests, reflecting Esgaming's ISO9001-certified standards. Each unit is manufactured through a process that includes: Precision material cutting and automated stamping Durable powder coating Hand-assembled detailing and hardware alignment All products undergo extensive testing, including compatibility verification, airflow optimization checks, and structural integrity assessments, to ensure they meet Coolzer's high-quality standards. As with all Esgaming products, the N100 is certified by ISO9001, SGS, CE, UL, and RoHS, ensuring compliance with global safety, environmental, and performance benchmarks. Explore Esgaming's full range of gaming cases and build your dream PC with the N100: Website: Whatsapp: +86 13690469645 Email: sales05@ About Coolzer and Esgaming Founded in Shenzhen, China, Coolzer has spent nearly 30 years at the forefront of the global gaming accessories market. The company's own brand, Esgaming, is known for its gamer-first philosophy and world-class quality in PC components, including power supplies, cooling fans, and gaming furniture. With a global distribution network and a strong commitment to innovation, energy efficiency, and environmental sustainability, Coolzer continues to set the benchmark for PC building excellence. Every product under the Esgaming brand reflects the company's dedication to professional-grade reliability and esports-level performance.
Yahoo
27-05-2025
- Business
- Yahoo
RGB holds rare revote, cuts two-year lower limit
The Rent Guidelines Board, in a rare departure from its regularly scheduled programming, held a revote on preliminary ranges for rent-stabilized leases — a crucial gauge for the final adjustments. The board reaffirmed the range for one-year leases it greenlit last month but voted to cut the lower range for two-year leases by one percentage point to 3.75 percent from 4.75 percent. The preliminary ranges are now 1.75 percent to 4.75 percent for one-year leases and 3.75 to 7.75 percent for two-year leases. The vote passed 5-3. One member of the nine-person board was absent, NY1 reported. The change was rooted in a clerical error, sources told The Real Deal and RGB Chair Doug Apple confirmed. Apple misstated the proposed range published to the RGB's website when he spoke at last month's meeting. He was competing against tenant chants for a 'rent freeze.' 'When Doug said the range out loud, it was incorrect,' a source who requested anonymity said. 'Everyone on the board and in and around the board knew this.' The members decided a do-over would be best from a legal standpoint. 'What we did in April is what we did in April, and what we did today was the right thing to give us more flexibility in the range,' Apple said. The switch-up comes as the RGB vote has become a political flashpoint in the mayoral election. Mayor Eric Adams, fighting to keep his seat after a protracted legal scandal, is a small landlord who has historically advised the board to strike a balance between landlord and tenant interests. After a swatch of his Democratic challengers called for a rent freeze, he tweaked his tune. On the heels of the preliminary vote, he called the 7.75 percent upper range for two-year leases 'far too high of a burden for tenants.' After the Tuesday revote, sources pointed to an emerging 'narrative' that the number had been adjusted down to align with the mayor's stance. It should be noted, however, that the board tweaked the lower number, not the upper that Adams flagged. A spokesperson for the mayor's office said, 'if [Adams] had instructed the board to hold a vote, please note that the Rent Guidelines Board is an independent body.' At a press conference Tuesday, Adams said something to that effect while noting that the ranges weren't quite where they should be. 'The ranges that we put out, this independent board put out, was outside of the scope that we believe [in] — New Yorkers are hurting,' Adams said. He went on to advocate for a balanced approach and noted he'd be holding a town hall for small landlords who were struggling. The hiccup at last month's RGB hearing illustrates the increasingly disruptive tenant protests during these proceedings. Though no one stormed the stage, as a renter-aligned group did during the 2023 preliminary vote, Apple did struggle to be heard over a chorus of tenant chants. At some points, he and other board members seemed distracted by the din. When asked, however, Apple did not say the noise was a problem. 'It's a democracy, right?' Apple said. 'People can come and they can protest.' 'It was chaotic and loud, as usual,' Ann Korchak, who heads the Small Property Owners of New York, said of this year's preliminary vote. 'The board, with such an important job, should be able to conduct its business.' The minor adjustment did nothing to quell the tensions of landlords or tenants, both of whom claim a final vote within the proposed ranges will be nothing short of disastrous. Tenant advocates say New Yorkers burdened by the soaring cost of living and economic uncertainty can't afford higher rents. The Legal Aid Society, said the board in its Tuesday vote had 'miss[ed] yet another opportunity to adopt a full rent freeze.' Landlords, many of whom cannot maintain buildings with inflation-lagging rent increases, decried the cut to the lower range. SPONY, individually, called on the city to freeze property taxes, water and sewer rates and 'other government-driven costs' to help owners stay afloat. Rent board eyes up to 4.75% hike as landlords, tenants despair 'They're pushing the eject button': Related unloads monster rent-stabilized portfolio for $192M — another loss RGB calls for 6.3% hike on rent-regulated leases. Landlords: Please! This article originally appeared on The Real Deal. Click here to read the full story.
Yahoo
23-05-2025
- Entertainment
- Yahoo
Museum renovations coming along
May 23—The Ellen Noël Art Museum recently received some big items for its renovation such as a revolving door and an elevator, a screen wall, 37-foot columns, horizontal support pieces and vertical slats. The renovation is 68 percent complete, Project Manager Steve Patton said. Construction crews were also pouring concrete for the museum's decorative front drive. Additional landscaping will be added. If there is no bad weather and no back orders on materials, construction could be complete at the end of August. Any delays will push it back to September, Patton said. Groundbreaking on the renovations was in September 2023 and more than 8,000 square feet will be added and a second floor for administrative offices. Board member Nancy Boles said the re-opening gala will be Dec. 4. The galleries will be 68 degrees, 43% humidity, 24 hours a day, 365 days out of the year, Patton said. "That way, we maintain the utmost perfect conditions environmentally for the art that's going to be displayed. To be certified for the Smithsonian and several of our big lenders, renters, where we do get art, they require that type of a climate condition for their art so that it will be preserved," Patton said. The galleries will have RGB (red, green and blue) LED lighting so the colors can change based on the exhibit, or it can just be white. The lights can also be dimmed or brightened. If it contrasts with the art, the lights can be turned off or have a little bit of color. "There are a lot of options that we'll be able to do with that particular lighting mechanism and I think that's so cool," Patton said. He added that he has never seen anything similar at another museum. "There will also be a media gallery where they can display electronic, digital, anything ... that is computer generated. We have data and electricity lines in the floor. The floor conduit goes to a room that's right behind that wall," Patton said. Any type of control center or any electronic art can be in that area. One of the most important factors for an art museum is wall space, he said. "The space that you have on the floor, square-footage wise, is good. But most importantly, you want wall space for your displays. As you can see, all the electrical plugs are on your baseboards, so we can free up the wall space for more displays and flexibility. Also, we can bring in temporary walls" that can add to the space, Patton said. The renovation is adding more than 8,000 square feet to the building, plus a second floor that will have administrative offices. There is one wall that will have The Stampede mural on it, the one that used to be in the Post Office in downtown Odessa by artist Tom Lea. There will also be an events area/community room for special events, weddings, banquets and classes, Patton said. There will also be space to allow for two classrooms or one large open space. "We've done quite a bit of improvements to the garden area. Those retaining walls or seat walls, the holes that you see are going to be lighting. This will be an upper deck, and you'll step down onto a lower deck to have bistro tables out there in this area for people" who want to look at the art, Patton said. "We've got a really cool mural that's going to be placed on that west wall over here, and that little door right there, it's a coat closet. That's pretty cool," he added. The mural will be 12 feet by 3 feet. Created by San Antonio artist Diana Kersey, it will be donated to the museum. There will be a warming kitchen specifically for catering and large events and a monitor to display upcoming events and advertisements among other items. There will be space for food trucks to pull in. When previous museum director Shelia Perry asked him to help with the project management, Patton said he saw the plans and he was in. He added that he thought "that's going to be a landmark like none other in this area. "They chose the architectural features from several museums from around the world. You might see a little bit of the Guggenheim, a little bit of the European style of architecture with the big curved wall in front." Phase I is fully funded and there will be a Phase II that includes a second-story covered entrance and a deck over the drive through. Patton said they are under budget by about $600,000 as of May 12.
