2-RFI-PR-26-28 Request for Information Palm Harbor Golf Course.pdf

REQUEST FOR INFORMATION:

PALM HARBOR GOLF COURSE: OPERATIONAL MODELS,

CAPITAL INVESTMENT STRATEGIES, AND

PARTNERSHIP CONCEPTS

RFI #: RFI-PR-26-28

Executive Summary The City of Palm Coast is soliciting non-binding information from experienced golf course operators, hospitality providers, and public-private partnership entities regarding potential long-term operational, capital reinvestment, and revenue-enhancement concepts for Palm Harbor Golf Club. This Request for Information (RFI) is intended solely for market sounding and policy development purposes and does not constitute a solicitation for proposals.

Palm Harbor Golf Club is a City-owned, 18-hole municipal golf course that has benefited from significant public reinvestment and remains competitively positioned within the regional golf market. The City seeks to preserve resident affordability while exploring approaches that may reduce long-term subsidy exposure, improve operating performance, and extend the useful life of this public asset.

1. Purpose of the RFI The purpose of this RFI is to gather industry insight and conceptual approaches related to the operation, maintenance, capital improvement, and potential partnership structures for Palm Harbor Golf Club. Information received may be used to refine City policy, inform future capital planning, or determine whether a future Request for Proposals (RFP) is warranted.

2. Course Overview Palm Harbor Golf Club is an 18-hole, par-72 municipal golf course serving Palm Coast residents and regional players. The facility includes a clubhouse with food-and-beverage service, driving range, practice facilities, leagues, tournaments, and instructional programming.

3. Construction and Operational History The golf course was originally developed by ITT as part of the Palm Coast master-planned community. The first nine holes opened in September 1971, with the full 18-hole course completed by approximately 1973. The original course was designed by William W. “Bill” Amick.

After periods of private ownership and eventual closure, the City of Palm Coast acquired the property in 2007–2008 and undertook a comprehensive renovation of the golf course. The City retained Clifton, Ezell & Clifton Golf Design, led by golf architect George Clifton, to redesign and modernize the course.

Palm Harbor Golf Club reopened in 2009 following capital investment generally cited at approximately $4.5 million, with total golf-related capital investment estimated at approximately $5.5 million when including ancillary improvements and accounting write-downs.

4. Clubhouse Facilities The original ITT-era clubhouse was demolished in the mid-2000s during a stalled private redevelopment effort. A replacement clubhouse was constructed as part of the City’s municipal reinvestment program. The clubhouse construction cost was incorporated into the overall renovation program rather than tracked as a standalone capital project.

Subsequent facility improvements have been implemented through the City’s capital improvement program, including roofing and cart-barn upgrades totaling approximately $203,000, along with other minor enhancements.

5. Current Operational Structure The City of Palm Coast retains ownership and policy control of Palm Harbor Golf Club. Golf operations are City-directed with contracted maintenance services. The clubhouse food-and-beverage operation is managed through a concession lease.

In 2022, the City restructured the clubhouse concession arrangement through a competitive process, increasing base rent and shifting utility responsibilities to the operator. The current operator, Loopers Par & Grille, began operations in 2023 under a lease that converts the concession from a subsidized operation to a modest net-positive revenue source.

6. Market and Price Competitiveness Palm Harbor Golf Club is competitively priced within the Palm Coast and Flagler County golf market. Typical 18-hole rates, including cart, range from approximately $40 to $60, positioning the course within the mid-range of comparable public and semi-private facilities while remaining well below resort-level pricing.

7. City Objectives Key objectives include:

- Maintain affordability for Palm Coast residents.

- Protect public access and resident rate structures.

- Ensure high-quality course conditions, maintenance, and capital reinvestment.

- Explore revenue-sharing or lease models that reduce City operating costs.

- Evaluate operator-funded enhancements such as driving range modernization, implementation of new technology, hospitality and experiential enhancement, clubhouse improvements, and course upgrades.

- Retain full City ownership of land and major improvements while delegating operations.

8. Operating Models Considered The City seeks information on models such as:

A. Full-Service Management Agreement B. Long-Term Operating Lease C. Hybrid Management–Lease Agreement D. Public–Private Partnership with Defined Capital Commitments

9. Policy Priorities & Requirements Respondents should describe how their model will:

- Ensure resident rate protections (Category C).

- Maintain high maintenance standards (Category D).

- Provide capital investment strategies (Category E).

- Demonstrate proven qualifications and experience (Category A).

- Enhance community benefit and recreational value (Category G).

- Provide innovative improvements and technology upgrades (Category F).

10. Information that will be Requested under an RFP Respondents should provide:

- Company qualifications (A)

- Recommended operating model

- Resident pricing protection strategy (C)

- Maintenance and course quality plan (D)

- Capital investment framework (E)

- Financial structure including revenue share (E)

- Community benefit strategies (G)

- Innovation and modernization concepts (F)

- References and case studies

11. Future RFP Scoring Criteria (Draft Framework) If the City proceeds to an RFP, the scoring categories may include:

1. Maintenance Standards & Course Quality (Category D) – 25 points

2. Operator Qualifications & Municipal Experience (Category A) – 15 points

3. Financial Structure & Revenue Return to City (Category E) – 15 points

4. Resident Pricing Protection Strategy (Category C) – 15 points

5. Community Benefit & Public Purpose Enhancement (Category G) – 10 points

6. Innovation, Modernization & Facility Enhancements (Category F) – 20 points

Total Possible Points: 100

12. Next Steps The City may elect to issue an RFP or RFQ, conduct interviews, commission a feasibility study, or pursue alternative models based on responses received.

13. Information Requested from Respondents Company qualifications and experience Alternative operational and management models applicable to municipal golf courses Potential partnership or public-private structures, including management-only or hybrid arrangements Approaches to capital reinvestment, deferred maintenance, and lifecycle funding Revenue enhancement concepts beyond traditional golf play, including events and clubhouse utilization Rate-setting philosophies that preserve resident affordability Governance, reporting, and performance metrics used by comparable public golf facilities

14. Response Format and Submission Responses should be narrative in nature, conceptual, and concise. Respondents are not required to submit pricing, financial guarantees, or detailed staffing plans. Submission of information does not create any obligation on the part of the City or the respondent.

15. Disclaimer This Request for Information is issued solely for information-gathering purposes. The City of Palm Coast reserves the right, in its sole discretion, to modify its approach, issue a future solicitation, or take no action as a result of this RFI.

Submission Instructions

Please Note: No award will be made from the RFI. This information will assist the City in refining a procurement scope for a future solicitation.

All questions must be submitted through Bonfire by February 18th.

Interested organizations shall submit all required information electronically through the City's Bonfire Procurement Portal by February 27th at 2PM. The City reserves the right to request additional information or conduct follow-up discussions based on responses received.