REQUEST FOR EXPRESSION OF INTEREST (RFI) LAND DEVELOPMENT LARRIMAC GOLF AND TENNIS CLUB, CHELSEA QUEBEC Purpose The Larrimac Golf and Tennis Club (the Club ) seeks to attract commercially viable development ideas for 90 acres of undeveloped land owned by the Club and has issued this Request for Expression of Interest ( RFI ) to determine interest from consultants, individuals, organizations and companies in the accommodations, environmental ecodevelopment and recreo-touristic business communities with respect to potential projects. Background Founded in 1924, the Club is a not-for-profit community based member owned and managed incorporated organization. The 9 hole tree-lined golf course lies between the Gatineau River on the east side and the undeveloped residential lands on the west side. Informal access to Gatineau Park by a trail system leading under nearby Autoroute 5 exists that has no legal standing. Estate large lot residential development is on the north and south sides. The golf course is divided by Route 105 in Chelsea with the clubhouse, maintenance facilities and six (6) holes on the east side, with three (3) holes and 2 tennis courts on the west side. For the last 50 years, the club has owned an additional approximate 90 acres of undeveloped land abutting the 6 th fairway on the west side of Route 105. For 91 years now, members and non-members alike have used and enjoyed the facilities at the Club for a variety of activities including golf, tennis, tobogganing, skiing, snowshoeing, hiking, table tennis, meetings and special events. The Club lands and facilities are one of Chelsea s social and recreational jewels. The Club s 90 acres of land is zoned as recreo-touristique. This designation is considered commercial zoning oriented towards the recreational tourism industry and example uses could include inns, bed and breakfast accommodations, spas, golf courses, wedding and conference facilities ski hills, RV facilities, camping, water or amusement parks and related and ancillary retail and food and beverage operations. Over the past few years the Club (and the golf industry in general) have experienced a decrease in revenues. The Club has been struggling to break even and has deferred equipment replacement and infrastructure improvements as a cost cutting measure. The goal of the club is to increase annual revenues for the Club, building on its very loyal and committed core membership base. A previous plan for the development of the 90 acres for large lot estate residential development would have required a change in the zoning from recreo-touristique and 1 of 7
while the required zoning change at the time was supported by the local municipality, it was not approved by way of neighbourhood referendum. Each year the Club elects an all-volunteer Board to oversee the activities of the Club. Both the past and current Board have identified a number of capital improvements and equipment upgrade/replacement requirements needed to maintain and improve the facilities. In order to improve the Club s financial health with an eye to long-term sustainability, the Club is exploring ways to leverage and monetize some portion of the undeveloped 90 acres that will: Allow for development that is within the bounds of the existing recreotouristique zoning designation Be in accordance with Chelsea s Master Plan Respect sound environmental report practices Be compatible with the Club s current uses Be a long-term profitable commercial enterprise Provide the Club a source of ongoing revenue for use of the land Anticipated Schedule Date of Issue: Aug. 2, 2016 Questions Due By: August 19, 2016 (The answers to all material questions will be circulated to all parties who have registered for delivery of question responses.) Proposal Submission Date: September 6, 2016 Proposer Discussions/Oral Presentations (optional at the sole discretion of the Club and may be limited to only some of the parties who make submissions): week of September 19, 2016 Decision to Proceed or Issue an RFQ (optional at the sole discretion of the Club): October 7, 2016 or later Decision to Proceed or Issue one or more RFP s (optional at the sole discretion of the Club): October 7, 2016 or later Requested Information The Club would like to encourage the development of facilities within the 90 acres to help the Club achieve our goals of: Continuing to be an integral part of the community serving as one of the social and recreational hubs for Chelsea. Collaborating with our neighbours by listening to their ideas and incorporating them where possible into the future uses for the Land. 2 of 7
Maintaining the quality and value of services offered by the Club (at a rate that remains affordable for both residents and visitors.) Improving the financial health of the Club to ensure long-term sustainability for generations to come. The Club is seeking input and ideas from companies, consultants and persons with expertise in recreational tourism development for the purpose of creating a commercially viable enterprise under the current zoning. The 90 acres has the potential to be developed with a facility (or multiple facilities) ideally suited and representative of the community of Chelsea as a prime destination for outdoor enthusiasts who enjoy summer and winter sports activities hiking, biking, nature trail walks, skiing, snowshoeing, spas, overnight accommodations of varying types and other leisure activities. We envision a quality project (or grouping of projects) that retains the property s natural feel and charm and is in harmony with the adjacent neighbouring community/ Gatineau Park surroundings. Ancillary, but important community based objectives are job creation (particularly for youth and seniors), attraction of economic input from other regions, and increased property tax revenue for the municipality. In order to successfully achieve the goal of protecting and preserving Larrimac s history of continuous operations and to ensure long-term sustainability of the golf course, the Club must have the support and financial backing of any successful proponents to move forward with any development project. Ideally, the Club would like to retain ownership of the land and participate with the successful proponent or proponents in a mutually beneficial revenue-sharing model as compensation for use of the land. While long term land leases are a preferred model, a mix of land leases and sale of land may be possible solutions that the Club is willing to consider. The Club has also received suggestions that all 156 acres of Club lands (both developed and undeveloped) should be available to innovative leaseback or other type of transfer scenario. While not a preferred model, if the members golf, tennis and social benefits could be securely maintained on a long term basis, the Club will review and assess these types of models. The Club is prepared to assess a variety of project delivery and land tenure models. (Multiple partners/projects and/or a team based approach are possible outcomes.) As part of any overall project (or projects), any ideas are welcome that would enable the Club to have short-term access to capital prior to project completion for needed equipment and facilities repair/improvements. 3 of 7
Possible Tax Considerations A local land trust, has expressed interest in participating in the RFI and subsequent development process. Other land trust opportunities may be available. Proponents may wish to consider the tax advantages associated with protection of a portion of the forested lands including capital gains tax reduction, split-receipting, and other incentives available under the federal Ecological Gifts Program and other possible municipal and provincial programmes. After all submissions are reviewed the Club will assess opportunities for partnerships with land trust organizations and establish protocols for any subsequent procurement processes or negotiations. Community Participation The Club has started a community input process and held a community comment public meeting in June 2016. Subsequent engagement with neighbours and the community will be defined at a later date and in collaboration with any successful proponents(s). Some inputs and themes from the community meeting are listed at Schedule A. Evaluation Criteria As the RFI and subsequent phases of evaluation and proponent engagement proceed, the Club will be considering the following criteria in determining the appropriate partner for this effort. If in the course of the RFI response, a compelling proposal is submitted, the Club reserves the right to pursue an agreement with any proponent. If necessary and deemed to be in the Club s best interests, the Club deciding in its sole discretion, the Club may subsequently issue a request for qualifications (RFQ) and/or request for proposal (RFP). The RFI responses will be reviewed with consideration for the following criteria: 1. Experience of interested parties (and prospective proponents if subsequent stages occur) in development projects on recreo-touristique, or similarly, zoned properties. 2. Experience in, and understanding of, the development of long term, profitable recreational and tourism projects. 3. Experience in conducting appropriate market analyses, working with communities to assist the Club with determining the breadth and direction of the development project. 4. The proposal displays a vision for the potential of the proposed project that is consistent with the aims of this RFI. 5. Experience in previous dealings with the Municipality of Chelsea would be considered an asset. Experience in previous dealings with approvals at municipal and provincial levels in Quebec is required. 4 of 7
6. The ability of interested parties (and prospective proponents if subsequent stages occur) to provide short term access to funding for equipment and facilities repair/improvements as part of the overall project. 7. The nature of interested parties vision for the lands in question (including the size and scale of the proposed use). Defined in square meters of land. 8. Demonstrated awareness of, and sensitivity to, community and environmental concerns and issues. Submissions The Club requests that interested companies, consultants and persons with expertise in the areas outlined in this RFI submit information regarding creative ideas, recommended approaches, strategies, advice, financing structures, ownership and leasing approaches and the like. The Club seeks input in any form deemed appropriate by the respondent, including but not limited to reference projects, testimonials, maps, lessons learned, financial strength information, etc.. Questions For any questions regarding this RFI please contact Geoffrey O Brian at: larrimac90@gmail.com All responses to any material questions (as determined by the club in its sole discretion) that the Club determines it will answer will be circulated to all parties who have registered for delivery of question responses. Please register at the same e-mail address. RFI Timeline Responses to this RFI are due by 4:00 p.m. on Monday, August 29 th, 2016. Responses and all communications regarding this RFI should be submitted in electronic form to: Geoffrey O Brian President, Larrimac Golf Club 1148 Route 105 Chelsea, QC J9B 1P4 e-mail address: larrimac90@gmail.com The Club reserves the right to request hard copies of submissions previously submitted electronically. 5 of 7
Disclaimer Please be advised that this is a request for information only. This RFI is issued solely for information and planning purposes it does not constitute a request for proposals (RFP) or a promise to issue an RFQ or RFP in the future. This RFI does not commit the Club to contract for any supply or service whatsoever. Parties responding are advised that the Club will not pay for any information or administrative costs incurred in response to this RFI; all costs associated with responding to this RFI will be solely at the interested party s expense. Not responding to this RFI does not preclude participation in any future RFQ or RFP, if any is issued. Any materials submitted in response to this RFI shall be the sole property of the Club, but will be treated confidentially by the Club. 6 of 7
Schedule A Community Input from Community Public Meeting Sentier Chelsea Trails, a local not-for-profit trails advocacy group wishes to continue cooperative work with the Club to maintain or relocate existing informal trails; The potential to revisit the zoning to go beyond recreo-touristique uses was not ruled out by some attendees; A lack of seniors friendly housing and uses was identified as a problem in Chelsea; A recent tourism study in Chelsea and Wakefield identified a lack of tourism accommodations as an economic issue in the area; Sports, public access, recreation and mixed conservation opportunities were broad themes. 7 of 7