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Palace of Fine Arts Concept Proposal

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Palace of Fine Arts Concept Proposal Palace of Fine Arts Concept Proposal Submitted by: TMG PARTNERS & FLYNN PROPERTIES Prepared for: San Francisco Recreation & Parks Department 501 Stanyan Street San Francisco, California 94117 May 22, 2015 TMG PARTNERS 100 Bush Street, 26th Floor San Francisco, California 94104 (415) 772-5900 FLYNN PROPERTIES 225 Bush Street, Suite 1800 San Francisco, California 94104 (415) 835-9700 COVER LETTER May 22, 2015 Cassandra Costello City of San Francisco Recreation and Parks Department 501 Stanyan St, San Francisco, California 94117 Dear Cassandra, TMG Partners and Flynn Properties are pleased to submit the enclosed response to the Palace of Fine Arts Request for Concept Proposals. TMG/Flynn will be honored to work on this iconic project in a beautiful city park with the San Francisco Department of Recreation and Parks. Our aim is to give people a myriad of opportunities to use this historic facility and cultural landscape in a magnificent way, that is worthy of Bernard Maybeck’s original vision. Our team is comprised of San Francisco-based companies with extensive direct local experience in executing complex historic rehabilitations. Our principals are excited by the incredible opportunity to participate in the revitalization of one of San Francisco’s most beloved and iconic places. We are confident that our collective expertise and resources can create a place of lasting historic beauty and significance for the City. TMG/Flynn proposes a mix of recreational uses, including new lodging, meeting/event facilities, restaurants, historic displays, Exploratorium exhibits, Panama Pacific International Exposition Exhibits and gathering areas, as well as maintaining and improving the existing theater. These recreational uses will invite the public to stay, dine, gather, learn, and relax— recreational purposes that bring people joy, create lasting memories, and will foster a deep connection to the Palace of Fine Arts’ magnificent building and grounds. Our working name for the lodging subject to receiving appropriate permission is “The Maybeck” to celebrate the Palace’s master architect, Bernard Maybeck and the history of the Palace of Fine Arts. Our team will rehabilitate the Palace of Fine Arts with a deep respect for the heritage of this landmark property. The scope of our rehabilitation includes: Rehabilitation of the Main Building’s key historic fabric, including its dramatic historic doors and fireplaces, and restoration and re-orientation of the existing theater. Seismic upgrade and correction of code and life safety deficiencies, while fully respecting the historic form, structure, and historic elements of significance of the Main Building. Newly glazed and sky-lit building entrances and event and dining court centered on the Rotunda. The restored Rotunda entrance will welcome visitors into a magnificent glass-enclosed central court that showcases the building’s historic truss ceiling and a restored historic fireplace, with views to the Rotunda. An interpretive gallery and interactive exhibits that celebrate the history of the site and natural setting including the 1915 Pan Pacific Exposition, Bernard Maybeck’s architectural achievements, and the uses of the building over time. We contacted the California Historical Society to confirm their interest in working with our team to create meaningful, educational exhibits including a permanent Pan Pacific Exposition exhibit, as well as lectures and educational programming. Please see attached Letter of Interest located in the Appendix I. We contacted the Exploratorium and confirmed their interest in collaborating with TMG and Flynn Properties to create new interactive exhibits telling the natural and built history of their first home at Palace of Fine Arts . TMG/Flynn have both worked with the Exploratorium in the past. The Exploratorium will develop site- SAN FRANCISCO RECREATION AND PARKS | CONCEPT PROPOSAL | PALACE OF FINE ARTS Page 1 COVER LETTER specific exhibits similar to those developed with TMG for the award-winning Emeryville Public Market Green Living Room project with content that explains the story of this unique place in the City’s history and that compliments the work of the Historical Society. We envision stimulating and fun educational exhibits in public areas. Please see attached Letter of Interest located in the Appendices. A full-service restaurant, bar and café offering organic picnic baskets will be included so guests can enjoy refreshments or a meal while viewing the magnificent grounds. Wellness and fitness facilities open to visitors and neighbors. Guest lodging in a world-class hotel that invites the public to enjoy the Palace of Fine Arts for an overnight visit and to more deeply experience the park and environs. A fleet of iconic bicycles available to hotel guests to access and enjoy San Francisco’s waterfront in a fun, healthy, and environmentally-responsible way. On site car share programs for visitors to use to explore the surrounding areas. Gathering and celebration venues including a ballroom, wedding and special event chapel, numerous light courts, and a fireside lounge centered on one of the building’s historic fireplaces. Our vision for The Palace of Fine Arts is to create a vibrant mix of public recreational uses to complement and connect to existing amenities in the neighborhood, enhance visitors’ experience, and provide significant public engagement with the Palace Main Building and grounds over the duration of the lease, all while providing meaningful economic benefit to the City. Park visitors and neighbors will be able to find places of entertainment, education, leisure, renewal, and enjoyment at our renovated Palace of Fine Arts. Our development team is the ideal candidate to rehabilitate, lease and operate the Palace of Fine Arts due to its unique combination of skills and wide Bay Area experience: Unparalleled Experience, Vision, and Execution Skills: TMG Partners is among the largest and most successful mixed-use developers in the Bay Area. We have substantial experience in re-purposing existing and historic structures, as well as the resources and relationships needed to successfully finance, lease, and operate a Palace of Fine Arts recreational facility in cooperation with San Francisco Recreation and Parks Department. Flynn Properties has deep experience creating successful and unique guest facilities and hotels, as well as other highly successful historic real estate projects and substantial national restaurant business. Both TMG Partners and Flynn Properties have collaborated with local museums and non-profits that contribute to the cultural fabric of the City. Our consultant and contracting team (Hornberger + Worstell, Plant Construction, Page and Turnbull, and RHAA) also bring deep and relevant expertise including experience in the designing, rehabilitation and development of national landmark buildings as well as hotel and recreational facilities. Unique and Extensive Track Record of Rehabilitating Historic Structures: Our team principals all have experience with the design, construction, and finance of historic restorations and adaptive reuse of Bay Area properties that respect history and bring forth new elements in a design that is appropriate to the setting and architectural history of the buildings. TMG Partners has extensive experience in historic tax credit projects, including working with the State Office of Historic Preservation and Department of the Interior. TMG has direct experience in meeting the Secretary of the Interiors Standards for Rehabilitation of Historic Structures. TMG maintains relationships with more than a dozen leading banks, pension funds and other sources of real estate debt and equity. TMG has raised more than SAN FRANCISCO RECREATION AND PARKS | CONCEPT PROPOSAL | PALACE OF FINE ARTS Page 2 COVER LETTER $4 billion in real estate funding in the last 29 years. Flynn Properties has been involved in more than $2 Billion of real estate transactions with various institutional equity partners and lenders, and its affiliate, Flynn Restaurant Group, is one of the largest restaurant operators in the US, with $1.5 Billion in annual revenues and 36,000 employees in 28 states. Together, all principals involved will use their experience and network to finance and successfully complete the project. Team Track Record of Joint Developments: TMG Partners and Flynn Properties have successfully joint ventured projects for many years. TMG Partners has an almost 20 year track record executing complex rehabilitation projects with Plant Construction and Tipping Engineers, including numerous similarly extensive upgrading of historic structures. The team has extensive experience and understanding of the State Historic Building Code and local building and planning code requirements and land use approvals. Our team includes the following firms highlighted in the cover letter and supplemental materials Co-Developers: TMG Partners and Flynn Properties Project Architect: Hornberger +Worstell General Contractor: Plant Construction In addition, we are also planning to work with the following firms with whom we have worked in the past. These qualifications are briefly discussed in this proposal and further detailed in the appendices: Tipping Structural Engineers, Page and Turnbull (historic preservation architect), RHAA (landscape architect), and Reuben and Junius (land use attorney). We will also bring both the California Historical Society and the Exploratorium to the site to design and install custom interactive exhibits
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