📄 FCC BUSINESS PLAN

Westwoods Farm & Wellness Retreat Corporation
Business Plan Prepared for Farm Credit Canada
2025

SECTION 1 — EXECUTIVE SUMMARY

1.1 Overview

Westwoods Farm & Wellness Retreat Corporation (“the Corporation”) is a newly formed Canadian corporation created to purchase, develop, and operate a 156.6-acre agricultural property in the Squamish Valley, British Columbia. The Corporation is applying to Farm Credit Canada (“FCC”) for financing to support the acquisition of the land, with agriculture as the foundational use and primary economic activity.

The project is structured as a vertically integrated farm + value-added production + agritourism model, with agricultural production driving both revenue and guest experience. The property will be developed in phases, beginning with essential agricultural infrastructure, followed by small-scale cultivation, value-added botanical production, and complementary agritourism accommodations.

1.2 Purpose of Loan

The Corporation seeks financing from FCC for the purchase of 156.6 acres of raw agricultural land in the Squamish Valley listed at $2,600,000. The borrower’s partner will contribute $200,000 as equity toward the acquisition.

FCC financing will secure the land and allow the Corporation to commence Phase One agricultural operations and infrastructure development.

1.3 Business Concept

The project is designed as a farm-first operation with integrated value-added production and limited agritourism accommodations. Its core pillars include:

Primary Agriculture (Phase One – Years 1–2)

The Corporation will cultivate up to 10 acres of agricultural land, with production focused on:

  • Lavender

  • Culinary and medicinal herbs

  • Edible flowers

  • Cut flowers

  • Vegetables (seasonal mixed produce)

  • Berries (strawberries, raspberries, blueberries)

  • Mushrooms (indoor controlled environment + small outdoor production)

  • Beekeeping and honey production

Value-Added Processing

The Corporation will establish small-scale onsite processing for:

  • Botanical oils & hydrosols

  • Herbal teas

  • Honey products

  • Bath salts & botanical blends

  • Infused syrups

  • Salves, balms, and natural wellness products

  • Dried flower bundles and wreaths

These products will be sold through:

  • A future onsite farmstand and café

  • Local markets

  • Online channels

  • Agritourism guests

Agritourism Accommodation

Agricultural operations will be complemented by 10 non-kitchenized, hotel-style prefab modular cabins, compliant with ALR rules for agritourism accommodation. These units will be offered for short-term stays beginning January 2027, primarily to:

  • Farm-to-table workshop participants

  • Wellness retreat guests

  • Visitors participating in agricultural programming

Outdoor Wellness Spa (Supporting but Secondary to Agriculture)

To support agritourism demand and diversify revenue, the Corporation will develop an outdoor wellness facility containing:

  • Cold plunge pools

  • Cedar saunas

  • Hot soaking tub

  • Outdoor showers

  • Fire pits

  • Lounge decks

The spa will open with limited capacity in September 2026.

1.4 Mission Statement

To cultivate high-quality agricultural products and deliver transformative nature-based experiences through a vertically integrated botanical farm, value-added production program, and small-scale agritourism retreat rooted in sustainability, education, and community wellness.

1.5 Vision

To establish one of British Columbia’s leading botanical farms and agritourism destinations, known for premium agricultural goods, environmental stewardship, and immersive rural experiences that connect visitors to land, food, and natural wellness.

1.6 Phase One Development Timeline

Component Target Opening Land Acquisition Q1–Q2 2026 (upon FCC approval)
Agricultural Site Prep Summer–Fall 2026
Spa (Outdoor Wellness Facility) September 2026
Prefab Cabin Installation Fall 2026
Agritourism Cabins Operational January 2027
10-acre Farm Production Begins Summer 2027
Value-Added Product Launch Fall 2027

1.7 Capital Requirements

Initial capital needs include:

  • Land acquisition

  • Well installation, pump, & filtration

  • Septic system installation

  • BC Hydro connection

  • Primary farm infrastructure (fencing, irrigation, greenhouse, storage)

  • Prefab modular cabins

  • Outdoor wellness spa infrastructure

  • Communal cooking barn (commercial kitchen)

  • Farmstand + café building

The FCC loan will be used strictly for land purchase.
Development costs will be covered through:

  • Equity from the Corporation

  • Revenue from existing businesses

  • Private partners/investors (if needed)

  • Phased operational revenue

1.8 Management

The Corporation will be led by:

  • Layne O’Donnell, Founder & Director

  • Aaron McWilliams, Equity Contributor & Strategic Support

Layne brings proven operational, marketing, and financial management experience as founder and operator of Plunge Wellness Studio in Squamish, BC. She will serve as the primary project manager for agricultural, construction, and operational phases.

Additional roles (farm manager, horticultural consultant, kitchen lead, housekeeping staff) will be added as operations expand.

1.9 Financial Summary

  • Land Price: $2,600,000

  • Equity Contribution: $200,000

  • Financing Required (FCC): $2,400,000 (depending on lender assessment)

  • Projected Personal Income (2026): $120,000

  • Operational Revenue Streams:

    • Agricultural product sales

    • Value-added product sales

    • Cabin rentals

    • Workshop revenue

    • Outdoor spa access

    • Café and farmstand sales

Initial revenues begin in 2026 (spa), with full multi-stream revenues by 2027–2028.

1.10 Risk Management Summary

Key risks and mitigation strategies include:

  • Agricultural Risk: Diversified crop plan, controlled indoor mushroom production, drought-resistant lavender.

  • Market Risk: Multiple revenue streams including agritourism and products.

  • Construction Risk: Use of modular cabins to reduce scheduling risk.

  • Regulatory Risk: Full compliance with ALR agritourism restrictions and agricultural priority use.

  • Financial Risk: Conservative Phase One scale (10 farm acres) with staged capital investments.

SECTION 2 — BUSINESS OVERVIEW & OWNERSHIP STRUCTURE

2.1 Business Name

Westwoods Farm & Wellness Retreat Corporation
(“the Corporation”)

2.2 Legal Structure

The business will operate as a Canadian-controlled private corporation (CCPC) incorporated under the Business Corporations Act of British Columbia. The structure provides:

  • Limited liability protection

  • Separation of personal and business assets

  • Eligibility for farm-related tax programs

  • Flexibility for bringing in future investors or partners

  • Clear governance and reporting standards required by FCC

The Corporation will hold title to the land, all agricultural assets, agritourism infrastructure, and all intellectual property associated with operations.

2.3 Shareholders & Ownership

The Corporation will be majority-owned and managed by:

Primary Shareholder

Layne O’Donnell
Founder & Director
Majority Voting Shareholder

Layne will be responsible for strategic direction, agricultural planning oversight, operational development, marketing, financial management, and compliance.

Equity Contributor

Aaron McWilliams
Minority Equity Position
Capital Investor

The partner will contribute $200,000 in initial capital toward the land purchase, representing their equity stake. The exact percentage of ownership will be determined at incorporation and reflected in the shareholder agreement.

2.4 Management & Governance

Management Responsibilities

The Corporation will follow a clear management structure:

Director, Operations (Layne O’Donnell):

  • Oversees all agricultural development and implementation

  • Manages agritourism operations (cabins + spa)

  • Designs and oversees value-added product development

  • Responsible for regulatory compliance (ALR, SLRD zoning, food safety)

  • Manages financial reporting and lender relations

  • Oversees staff hiring, training, and organizational culture

Director of Strategy & Business Development (Aaron McWilliams):

  • Contributes capital and assists with strategic planning

  • Supports business development initiatives

  • Coordinates with external contractors, consultants, and suppliers

  • Provides oversight for construction phases and capital projects

Agricultural Consultants / Farm Manager (future role):
As agricultural acres expand beyond initial planting, the Corporation will engage or hire:

  • A farm manager

  • Soil and horticultural consultants

  • Seasonal farm workers

These roles will scale according to acreage and production volume.

2.5 Mission & Core Values

The Corporation’s mission is to create a farm-first, vertically integrated agricultural enterprise that cultivates high-quality botanical and agricultural products while offering limited, complementary agritourism experiences that educate and connect guests to regenerative farming, nature, and wellness.

Core values:

  • Agriculture First: All operations prioritize farm production and value-added processing.

  • Environmental Stewardship: Commitment to regenerative practices, water conservation, and soil health.

  • Education & Community Impact: Hosting workshops, classes, and youth nature programs that reinforce agriculture.

  • Sustainability: Use of renewable energy where feasible, including planned solar integrations.

  • Transparency: Clear communication with FCC, ALC, SLRD, and community partners.

  • Quality: High standards for agricultural output, guest experience, and value-added products.

2.6 Long-Term Objectives

The Corporation has developed three main long-term goals:

1. Agricultural Excellence

Establish 10+ acres of productive agricultural land within the first 18–24 months, expanding sustainably over time based on soil performance, yields, and market demand.

2. Value-Added Production Expansion

Develop a scalable line of botanical and agricultural goods produced onsite, including hydrosols, honey, teas, salts, and botanical oils, distributed through:

  • The onsite farmstand and café

  • Local markets

  • E-commerce retail

3. Sustainable Agritourism Integration

Offer compliant agritourism accommodations and educational workshops that reinforce agricultural understanding and provide long-term revenue stability without compromising agricultural integrity.

2.7 Reason for Borrowing

The Corporation requires FCC financing primarily for land acquisition. As a young, first-time farming operation led by a new entrant to the industry, access to land financing through a traditional lending institution poses significant barriers.

FCC is uniquely positioned to support this project due to:

  • Its mandate supporting new farmers

  • Its ability to finance agricultural land

  • Its experience with farm + value-added + agritourism models

  • Its programs designed for young and emerging producers

The loan will enable the Corporation to purchase the 156.6-acre ALR property and begin developing agricultural operations that will create long-term economic value and local community benefit.

2.8 Competitive Advantages

The Corporation’s strengths include:

Diversified Revenue Model

Agriculture, value-added products, cabin rentals, workshops, and spa services create multiple complementary income channels, reducing risk.

Location Advantage

The Squamish Valley combines:

  • High tourism demand

  • Proximity to Vancouver

  • Rural agricultural zoning

  • Strong market for local, artisanal, and wellness-based products

Operational Experience

Although new to farming, the lead shareholder (Layne) brings:

  • Proven business operations experience

  • Financial management capability

  • Marketing expertise

  • Strong regional reputation from operating Plunge Wellness Studio

Modular, Phased Build Approach

Using prefab modular cabins and phased construction minimizes:

  • Delays

  • Cost overruns

  • Operational downtime

  • Development risk

2.9 Exit Strategy / Loan Repayment Assurance

The Corporation anticipates strong land-value appreciation due to:

  • Location within high-demand Squamish region

  • Large acreage

  • Future infrastructure improvements

  • Agricultural production enhancements

Primary loan repayment will be supported through:

  • Agricultural revenue

  • Spa + cabin revenue

  • Value-added product sales

Should market conditions require, the Corporation may divest or restructure non-core assets while maintaining the agricultural operation.

SECTION 3 — LAND & PROPERTY OVERVIEW

3.1 Property Description

The subject property consists of 156.6 acres of raw agricultural land located in the Squamish Valley, British Columbia. The land is situated within the Agricultural Land Reserve (ALR) and is under the jurisdiction of the Squamish-Lillooet Regional District (SLRD).

The parcel is currently undeveloped, contains no buildings or permanent structures, and is characterized by natural topography, mixed forest, open clearings, and areas suitable for agricultural development. Access to the property is available via local road networks, and the site benefits from proximity to both rural amenities and the broader Squamish tourism market.

The landscape offers favourable conditions for mixed agriculture, with adequate sunlight, varied microclimates, and large contiguous areas that can be selectively cleared and cultivated.

3.2 Zoning & Regulatory Classification

  • Zoning: Agricultural Land Reserve (ALR)

  • Governing Authority: Agricultural Land Commission (ALC), SLRD

  • Permitted Uses:

    • Primary agriculture

    • Value-added processing of farm products

    • Agritourism activities (including accommodation) tied to active farming

    • Educational workshops and farm tours

    • On-farm food and beverage services associated with agricultural production

    • Outdoor recreation uses compatible with farming

All intended uses described in this business plan—including crop cultivation, honey production, botanical processing, agritourism accommodation, workshops, and a farmstand café—are generally consistent with permitted ALR uses, subject to appropriate permitting and compliance with ALC and SLRD regulations.

3.3 Land Condition (Current State)

The land is raw and unserviced. Its current state includes:

  • No existing structures

  • No well or water infrastructure

  • No septic systems

  • No electrical service installed

  • Undeveloped access points in some areas

  • Natural vegetation (forest, understory plants) across portions of the property

  • Potential cleared areas suitable for initial agricultural development

The absence of prior improvements provides flexibility in designing efficient and sustainable farm infrastructure.

3.4 Soil & Agricultural Suitability

Preliminary assessment (based on regional conditions) suggests the property is suitable for:

  • Lavender (thrives in rocky, well-drained soils)

  • Herbs and edible flowers (wide tolerance for mixed soils)

  • Berries (blueberries, raspberries, strawberries) depending on water management

  • Vegetable crops with appropriate soil amendment

  • Bees and honey production (natural forage areas and wildflower presence)

  • Mushroom cultivation (forest edges for outdoor logs; indoor controlled environment)

  • Cut flower production (variety of cultivars suitable for the region)

A full soil analysis will be conducted after acquisition to confirm specific areas for crop suitability.

The Corporation’s Phase One agriculture plan (10 acres) allows for manageable testing of soil performance before expanding acreage.

3.5 Environmental Considerations

Environmental stewardship is central to the Corporation’s operations. Key environmental elements include:

  • Preservation of significant forested portions

  • Protection of riparian zones, if present (to be confirmed via site survey)

  • Use of regenerative agriculture practices

  • Limited clearing to essential agricultural zones

  • Soil health management through composting, mulching, and cover cropping

  • Water conservation strategies

  • Integration of solar power in future stages

  • Avoidance of unnecessary impervious surfaces

The development approach emphasizes ecological balance and long-term sustainability.

3.6 Utility & Service Requirements

As raw land, the property requires installation of all essential services:

Water Supply

  • Drilled well

  • Pump system

  • Filtration and treatment as needed

  • Irrigation system (drip or micro-spray) for crop areas

Wastewater

  • Septic tanks and leach fields sized appropriately for:

    • Communal cooking barn

    • Workshop facilities

    • Agritourism cabins

    • Outdoor spa change rooms and lobby

Electricity

  • BC Hydro connection planned

  • Future integration of solar panels to offset energy use

Access & Roads

  • Grading and construction of internal farm roads and pathways

  • Fire-access compliance for cabins

Communications

  • Satellite or rural internet service initially

  • Potential upgrade to fiber if area expands infrastructure

3.7 Land Development Plan (High-Level)

Development will occur in structured phases, prioritizing farming:

Phase One (Year 1–2):

  • Drill well + install pump

  • Install septic fields

  • Connect BC Hydro

  • Clear and prepare 10 acres for crops

  • Construct greenhouse and farm shed

  • Install fencing

  • Install mushroom grow room

  • Build communal cooking barn

  • Install modular cabins

  • Construct outdoor wellness spa infrastructure

  • Build farmstand + café

  • Create internal road and trail systems

Phase Two (Year 3–5):

  • Expand crop acreage

  • Increase value-added product capacity

  • Add additional farm infrastructure (drying barn, storage, additional greenhouses)

  • Potential expansion of agritourism programming

  • Solar implementation

3.8 Surrounding Area & Market Influence

The property is located in the Squamish Valley—one of the fastest-growing regions in British Columbia, with strong tourism demand and a rapidly expanding wellness and farm-to-table market.

Key regional advantages:

  • Proximity to Vancouver (1 hour)

  • Strong demand for nature-based accommodations

  • Existing regional agritourism ecosystem

  • High consumer interest in botanical, artisanal, and wellness-focused products

  • Significant local foot traffic from hikers, trail users, and visitors

These conditions create a strong foundation for both agricultural sales and complementary agritourism revenue.

3.9 Summary of Property Strengths

  • Large acreage suitable for meaningful agricultural development

  • ALR designation supports long-term farming objective

  • Raw land allows efficient, purpose-built infrastructure

  • Strong regional market with year-round tourism

  • Compatible with diversified agricultural and agritourism model

  • Located near major population centers while offering rural seclusion

  • Multiple natural microclimates offer crop diversity