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Tartan Downs Development

2020 A substantial mixed development in the central urban district of Cape Breton Regional Municipality designed to create a new, modern neighborhood with affordable housing, student housing, community inclusion characteristics and commercial features.

Request For Proposal #20201

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Request For Proposal 20201

Tartan Downs Development – Phase One & Two

Architectural Design and Master Plan

A Residential, Commercial and Community Development

Proposals will be received on or before 2:00pm local time on June 15th, 2020

Obtaining RFP Documents Request for Proposal Documents are available by contacting kent_macintyre@cbu.ca ., Cape Breton University. Printing of RFP documents is the sole responsibility of the Proponents.

RFP Proposals The Urban Neighborhood Development Association (UNDA), in partnership with Cape Breton University (CBU), is pleased to be the lead organization for this important urban development. The UNDA reserves the right to accept or reject any or all RFP Proposals or accept a Proposal deemed to be in the best interest of the organization. UNDA will not be responsible for any costs incurred by Proponents in preparing a Proposal.

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CONTENTS

1. REQUEST FOR PROPOSAL - Phase 1 5

1.11. Project Overview 5

1.12. The Master Plan 7

1.13. Architectural Projection 8

1.14. Feasibility Analysis/Report 8

1.15. Project Reporting 9

1.16. Public Consultation – Formal Announcement 9

1.17. Project Schedule 10

1.18. Proponent Deliverables - Summary 10

1.19. Assignment 10

1.20. Executive Summary (High level) 10

1.21. References 10

2. REQUEST FOR PROPOSAL – Phase 2 11

2.11 Construction Drawings – Project Readiness 11

2.12 Clarity of RFP Pricing 11

3. INSTRUCTIONS TO PROPONENTS 12

3.11. Closing Date and Time 12

3.12. Instructions for Submission 12

3.13. Irrevocable Offer 12

3.14. Proposal Costs 12

3.15. Withdraw of Request for Proposal 13

3.16. Schedule of Events 13

3.17. Inquiries 13

3.18. Addenda 13

3.19. Selection Process 13

3.20. Confidentiality 14

3.21. Pre-RFP Information Meeting 14

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3.22. Acceptance and/or Rejection of RFPs and Reservation of Rights 15

3.23. Governing Law and Jurisdiction 15

3.24. Cancellation 16

3.25. No Claim 16

3.26. Conflict of Interest 16

3.27 Tartan Downs Development "RFP Phases" 16

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1. REQUEST FOR PROPOSAL - Phase 1 1.11. Project Overview The proposed Tartan Downs Mixed-Development is located on Cape Breton Island, in the Province of Nova Scotia, in the centre of the Cape Breton Regional Municipality.

Cape Breton Island, with a population of 132,700 (2016 census) has five municipalities. The Cape Breton Regional Municipality (CBRM) is the largest municipal unit on Cape Breton Island and is the second largest municipality in Nova Scotia. It is the economic hub and urban centre of the island with a population of 96,423 residents (July 1, 2019 – Stats Can). The Urban Neighborhood Development Association in partnership with Cape Breton University is pleased to be the lead organization for this important urban development. The proposed development will be located on lands owned by Cape Breton University. This 24 acre site, formerly known as the Tartan Downs Raceway, in the centre of Sydney, will be the location for this new, modern mixed residential, commercial and community development. This phased development will focus primarily on upwards of 400 residential units with approximately 35,000 ft2 to be utilized for commercial space, tenant social inclusion and professional and community services. The proposed development will contribute to resolving the broader community demand for housing. The community needs affordable and accessible housing for seniors, students, families and graduate students. Tartan Downs development will create a complete neighborhood that will enhance social interaction, improve the overall well-being of tenants and provide opportunities for diverse cultural exchanges. Equally important, the central location of this development enables tenants to better participate and navigate the central job market opportunities while living in close proximity to lifestyle amenities, and near many retail and commercial services.

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The ever-increasing international student enrolment at CBU is one of the key indicators in the overall demand for affordable housing in urban CBRM. In addition, this development will enable CBU to make substantive progress on one of the key strategic initiatives identified in the university’s new five-year strategic plan which pertains to playing a significant role in the economic prosperity of the local Cape Breton economy. Injecting 400+ residential units into the CBRM market through this multi-million dollar development will be a much needed housing and economic boost for CBRM. It will greatly assist in addressing market demands for affordable/student housing, create much needed construction sector employment, make a substantial contribution to the municipality’s tax base and essentially meet CBRM demands for jobs, housing and tax base revenue. Because CBU will maintain land ownership and essentially is a beneficiary (student housing) of this development, it is pleased to offer the university’s strength in energy efficiency research, facilities management, “residence” housing experience, project management and overall project development leadership for this important economic initiative. The UNDA and CBU are seeking the services of a qualified architectural consultant or architectural consultant team (proponent) to design a phased conceptual master plan which includes a new, modern urban neighborhood on the former Tartan Downs lands. The proponents will submit a detailed and comprehensive proposal regarding a price quotation and other criteria (see section Selection Process) for the development of the former Tartan Downs Raceway lands (24 acres). This is the proponent’s opportunity to impress UNDA/CBU and demonstrate expertise and insight into the development of Tartan Downs. In addition, a requirement for the proponents will be in their ability to partner with or demonstrate their own ability to fully execute the project as proposed. In general, the scope of the assignment is to create a detailed conceptual master plan for the 24 acre site which includes building types, capacity layout plan, neighborhood attributes, green space, future development opportunities, determine entrances/exits (vehicular/pedestrian), develop preliminary build-out budget equivalent to a Class C cost estimate and assist the UNDA with finalizing a comprehensive feasibility report.

For this project, a Class C cost estimated is understood to provide a preliminary design for the Tartan Downs lands which includes the preparation of detailed cost estimates for the project in all disciplines (architectural, landscape, green space attributes, mechanical and electrical requirements, urban planning components and structural aspects).

NOTE: This is a Request for Proposal regarding price quotations for two phases. To assist in determining accurate pricing, the following details are provided to give the proponent an overview of the expectations and intentions of UNDA/CBU and the Tartan Downs development.

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1.12. The Master Plan Developing a master plan for this 24 acre site is critical to ensuring the maximization of the land mass while creating a signature urban neighborhood in central Sydney which promotes an ecological positive development and includes diverse cultural backgrounds and needs. The successful proponent will be expected to offer an assortment of creative and innovative approaches to modern neighborhood living (indoor/outdoor) which will clearly identify this development as a bold and resilient urban neighborhood that can be presented as a model for other visionary land use and mixed-developments in CBRM. The successful proponent will be responsible to provide the following;

Design a site master plan to accommodate 400 residential units, 35,000 sq. ft. of commercial and community space, and appropriate walkways, parking and green spaces (the proposed 400 units will have a mix of affordable units (155) and student/public housing units (245)).

Determine the appropriate site layout, number of buildings and building configurations, building designs, unit sizes, walkability of the site (trails/promenade/lighting), access to surrounding neighborhoods and connectivity to nearby shopping and lifestyle services;

Provide cost estimates for the master plan concept equivalent to or better than a Class “C” cost estimate.

Submit ‘Site Layout Drawings’ and ‘Massing diagrams’ (color) showing clearly all buildings, infrastructure, roadway entrances, walkways, neighborhood/retail/commercial connectivity aspects, public access attributes and related dimensions.

Submit an aerial photo indicating Tartan Downs Development and surrounding neighborhoods and commercial entities.

In addition, submit Three Dimensional Perspective Drawings (3D)(color) for the overall site and future expansion.

Provide a level of detail regarding night-time safety of tenants;

Determine the viability and cost effectiveness of utilizing a “district/central” operational facility (HVAC) or combination of cost effective methods of reducing carbon emissions;

Incorporate a strategically located transportation hub to accommodate tenants, particularly students;

Determine the appropriate positioning of buildings within the 24 acre site, including potential future development, to minimize the wind-shear and wind tunnel affects.

Assess and identify the potential for future development and expansion complete with estimated costs;

Identify and offer the best alternatives, approaches and practices to meet the needs, requirements and expectations of the affordable housing and student housing sectors;

Embed cultural and social considerations in the development as well as future expansion possibilities.

Identify best practices of other innovation neighborhood developments and community hubs that focus on community engagement, tenant socialization, tenant/public programming and day/night safety;

Design and include in concept, outdoor locations and examples of interpretative signage depicting the former property’s historical background and interesting factoids of surrounding area or any other relevant information.

Introduce unique and very creative ways to tactfully incorporate a CBU component into the development.

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Include detailed solutions to “wayfinding signage” which can provide efficient and effective directional information to and from the site and nearby amenities as well as navigate the 24 acre complex (vehicular/pedestrian).

Design and create multi-purpose building and community space to encourage social inclusion for all cultural backgrounds, physical abilities, age groups and genders.

Determine appropriate parking areas and tenant safe passage to and from parking areas.

Provide office space for property manager, administration and maintenance staff.

Provide allowances in overall design for water/sewer management.

Provide, where necessary, strategic buffer zone(s) to minimize impacts on immediate neighborhoods and/or considerations to uniquely integrate surrounding neighborhoods through passive green spaces.

1.13. Architectural Projection Facilitating architectural projection: in this case it means providing the necessary infrastructure and optimum positioning of projection/audio outdoor equipment in order to effectively maximize the presentation of visual/audio spectacles to the largest on-site audience. To design a next generation public space where a natural setting is enhanced and allows for extensive utilization of seating (natural & structured) to enjoy dynamic visuals (complete with sound) projected on buildings and facades. Essentially, a green space by day and a world of wonder at night. This new twist to a public space (new to Cape Breton) using innovative technologies to create themed, immersive wonderlands with lots of patterns, colors, lights and sounds will wow the senses. This inclusion will create a distinct sense of place, bring a new modern neighborhood more to life with dynamic night-time content, engaging people through unique interactivity and building an innovative urban identity. It is a great opportunity to bring people together, create connections, explore unique storytelling and experience compelling moments. Planning for the infrastructure and equipment positioning will include possible consultation with scenographers, lighting designers, storytellers, projection equipment suppliers, sound engineers and/or multimedia experts. 1.14. Feasibility Analysis/Report Once the Master Plan has been completed and costs associated with the overall development have been addressed, the feasibility of the project will be determined. Some of the key factors in the “go; no-go” decision making will be based on the total cost of the project and potential to phase the project over multiple years. The total cost will also determine the number of units and specific attributes which can be included. For instance, the borrowing capacity may limit the number of units to 350 rather than 400; or the commercial space may be reduced or become part of a second phase.

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The feasibility report will be the key document in the future funding of the project. This document will be prepared by the UNDA with assistance from the proponent. This assistance will include;

Detailed cost estimate

Potential development phases and timelines

Report format and graphic design

General information related to the Master Plan (layout/drawings) The main objectives of the feasibility analysis are to:

Determine detailed estimates for the construction costs and building operational cost estimates, to allow for informed decisions in planning and financing;

Conduct a Cost-Benefit-Analysis (CBA) to determine profitability of the development.

Identify a roadmap for potential future expansion based on the master plan site layout.

Identify any opportunities, issues and challenges related to the master plan, operational and/or financial.

1.15. Project Reporting The successful proponent will normally report to the UNDA President, however, periodically, an update meeting with relevant stakeholders will be required. This may include UNDA Board members, a committee of the Board and/or CBU representatives. The proponent will provide regular reports on the progress of the master plan as well as meet with the UNDA President (and/or his designate) at the following project milestones:

Project Start-up

Mid-project update

Public consultation/announcement

Presentation of draft plan

Presentation of final plan The consultant shall provide the UNDA President with an electronic copy of the Draft Final Plan prior to the presentation. 1.16. Public Consultation – Formal Announcement Public consultation may form part of the introduction of the development to the overall community - TBD. The formal announcement and subsequent information updates regarding the project will be conducted by the UNDA and CBU with the assistance of the successful proponent. Proponents are asked to include unique alternatives to introduce the project should the COVID-19 situation and restricted public gatherings are still part of community limitations. A Community “open house” and/or information session may be held at a designated time before commencement of construction. The proponent will provide detailed graphic story-boards depicting the overall conceptual development, conceptual “walk-through” video, power point presentation and any related aerial photos and project promotional materials which may be required to adequately inform the appropriate audience and media.

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The UNDA will arrange and the successful proponent will attend, an in-depth housing industry information session to provide the proponent and proponent’s team with current affordable housing needs in CBRM as well as student housing requirements.

1.17. Project Schedule The proponent shall complete a Draft Master Plan due 8 weeks from the award/signing of a professional service contract. The Final Master Plan will be due 1 week following approval of the Draft Master Plan. The proponent will be available for presentation of the Final Master Plan to the UNDA Board of Directors. 1.18. Proponent Deliverables - Summary The Tartan Downs Development, RFP 20201 is comprised of two phases. Phase One is the detailed price quotation of a phased master plan. Phase Two is the price quotation related to details included for construction drawings, building designs, and related construction functions associated with the actual site development. 1.19. Assignment The successful Proponent will agree to assign and to allow all submitted documents, including final master plan and construction drawings (drawings, renderings, display or other materials) that collectively constitute the Tartan Downs Development Master Plan and Construction Details, to become the exclusive property of the UNDA and CBU. 1.20. Executive Summary (High level)

Brief overview of your company, expertise and why your firm and team are best suited to create a signature development on this 24 acre site.

Highlight the key features of your proposal – experience, uniqueness and innovation. It should allow an overall perspective of your conceptual methodology and ability to meet deadlines.

Provide an overview of the company past projects and their relevancy to the Tartan Downs Development project.

Identify the technical details that make the proponent uniquely qualified for this work.

Demonstrate experience designing and developing master plans and projecting reasonable cost estimates versus actual results.

1.21. References Proponents should list three professional references of clients they have worked with in the last three years similar to this RFP.

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2. REQUEST FOR PROPOSAL – Phase 2

2.11 Construction Drawings – Project Readiness The successful proponent may be retained for the Phase Two portion of the project, depending upon Phase One performance and/or at the sole discretion of UNDA/CBU. Phase 2 of this RFP will include a price quotation regarding the development of construction ready drawings for all buildings (structural, mechanical, electrical, etc.), walkways, parking, recreation areas, landscaping, as well as all construction specifications/drawings regarding green space attributes, signage, and all related construction readiness design aspects. Future expansion attributes are excluded from this price quotation. Essentially, Phase Two will be the final design readiness for project construction and all drawings and related details which will be utilized in the actual construction “Tender” - currently scheduled to be released later in 2020. 2.12 Clarity of RFP Pricing Phase Two will be priced separate from Phase One. All proponents must ensure their proposal pricing is concise for each Phase. It will not be the responsibility of UNDA/CBU to break down, investigate, research and ultimately determine the actual proposed price of any of the RFP phases. It must be clearly stated in the proposal.

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3. INSTRUCTIONS TO PROPONENTS 3.11. Closing Date and Time Proposal Submissions will be received on or before 2:00 pm local time on June 15th, 2020. 3.12. Instructions for Submission The Request for Proposal is to be submitted in a sealed envelope, clearly marked with “Tartan Downs Development” and RFP document number, to Kent MacIntyre, Project Manager, only at; Cape Breton University Campus Centre Building 1250 Grand Lake Road Sydney, Nova Scotia B1M 1A2 ATTENTION: Kent MacIntyre Tartan Downs Development – RFP 20201 Proponents must submit FIVE (5) physical color hardcopies and one (1) USB copy. Should the physical copy of the RFP contain erasure, overwriting or strike-outs they must be initialed by the person signing on behalf of the proponent. The proponent’s name and return address should appear on the face of the envelope. There will not be a public opening for this RFP. As this is a document for which a number of criteria will be evaluated, the proposals will not be opened in a public session and only the names of the proponents who have submitted a proposal and their total price will be identified after the opening, upon written request. 3.13. Irrevocable Offer The proponent hereby acknowledges that offers contained within the response to this RFP shall remain open for acceptance by the UNDA for a period of not less than sixty (60) days from the closing date of this RFP. 3.14. Proposal Costs The proponent shall be solely and fully responsible for all costs associated with the development, preparation, transmittal, and submission of any proposal or material in response to this RFP, including without limitation the costs of any in-person presentation of proposals, regardless of the locations which the UNDA may require, and all costs incurred by a proponent during the selection process and any negotiations. If a proponent discovers any inconsistency, discrepancy, ambiguity, error, or omission in this RFP, they must notify the Project Manager immediately in writing via email (kent_macintyre@cbu.ca). Any revision to this RFP will be issued as an addendum to all known potential proponents.

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3.15. Withdraw of Request for Proposal Proposals may be withdrawn upon request by an authorized representative of the Proponent sent to email: kent_macintyre@cbu.ca, prior to time set as closing time for receiving Proposals. 3.16. Schedule of Events The following schedule is provided for planning purposes only. The UNDA may alter this schedule at any time and accepts no responsibility for adherence to this schedule:

May 12th, 2020 – Issue of RFP

May 20th, 2020 – Pre-RFP Information Meeting (Conference Call – Section 3.21.)

June 8th, 2020 – Inquiries (Question deadline – 4:00 p.m. local time)

June 15th, 2020 – Submission of RFP, Closing Time – 2:00 p.m. local time

June 15-18th, 2020 – Evaluation of Proposals/Proponent Presentations 3.17. Inquiries All inquiries regarding this RFP should be submitted in writing on or before 5 business days (June 8th) prior to the closing date and sent to email: kent_macintyre@cbu.ca . UNDA shall determine, at its sole discretion, whether the query requires response, and such responses will be made available to all recognized proponents. No oral conversation will affect or modify the terms of this RFP or may be relied upon by the Proponent. 3.18. Addenda If the UNDA determines that an amendment is required to this RFP, the UNDA will issue a written addendum that will be incorporated into and become part of the RFP. Proponents should acknowledge receipt of addenda in their final RFP submission. 3.19. Selection Process Selection – This is a Request for Proposal and not a bid process. Therefore, the UNDA has the discretion to evaluate the qualitative as well as financial aspects of each proposal and make its selection based on what it considers to be in the best interest of the UNDA, CBU and Tartan Downs site. Final ranking of Proponents will commence immediately following the closing of the RFP deadline. Upon the closing, Proponents should be prepared to present their proposals, if requested, to UNDA/CBU. UNDA reserves the right to reject all proposals or to accept a proposal subject to modifications to be negotiated with the Proponent. Once the proponents have been ranked, UNDA will negotiate exclusively with the first ranked proponent. If during the negotiation, UNDA concludes that it is unlikely an agreement will be finalized with the first ranked proponent, UNDA will be at liberty to enter into negotiations with the second ranked proponent and so forth until it enters into an acceptable agreement to develop Tartan Downs lands.

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The UNDA will not necessarily accept the lowest price or any RFP. Any implication that the lowest price or any proposal will be accepted is hereby expressly negated. The successful proponent will be selected based upon evaluation criteria developed by the UNDA which in its sole discretion will determine the manner in which each response to this RFP meets the evaluation criteria. The proposal will be awarded to one proponent or a partnership of qualified proponents. Evaluation Criteria – Each response to this RFP will be evaluated by the UNDA to determine the degree to which it responds to the requirements as set out. Other factors in addition to price will be considered when submissions are evaluated. Please indicate any requirements not met in your proposal with a brief description and reasons therefor. It will be the responsibility of UNDA, in conjunction with CBU, to initially read, review and evaluate each proposal. For the purpose of evaluation, the following criteria will be utilized to score each proponent’s proposal;

Category Description Points

Master Planning Experience planning a major mixed development (examples) and estimated timeline for completion of Master Plan

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Design Concepts Demonstrated – uniqueness and inventiveness, yet practical and cost effective (examples)

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Tender price Base pricing 20

Expertise/capability Company history, qualifications/experience of staff 10

References List of 3 previous clients with relevant/similar projects 10

Upon completion of the UNDA/CBU RFP review and evaluation a short-list of proponents may be selected for interview and/or presentation. Proponents selected for an interview and/or presentation will be notified via email and/or telephone. 3.20. Confidentiality The UNDA, CBU and the proponent agree that the content of each response to this RFP will be held in the strictest confidence, and details of any response will not be discussed with any other party. By submitting a response to this RFP, each proponent agrees not to disclose the proposal at any time. Only information subject to the Freedom of Information and Privacy Act may be disclosed. The UNDA agrees to notify the proponent should a request for information be received. 3.21. Pre-RFP Information Meeting The UNDA will schedule a pre-RFP meeting (conference call) to provide potential respondents the opportunity to receive clarification and full understanding of all sections of RFP 20201. UNDA will address any questions from potential respondents at this meeting.

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3.22. Acceptance and/or Rejection of RFPs and Reservation of Rights The UNDA is not under any obligation to award a contract, and reserves the right to terminate this RFP at any time for any reason, and to withdraw from discussions with all or any of the proponents who have responded. The receipt and opening of a proposal does not constitute acceptance of any proposal. The evaluation criteria included within this RFP document is to be used only as a guideline for proponents. The UNDA reserves the right to deviate from the evaluation criteria where it is in the best interests of the UNDA and/or CBU in their sole and absolute discretion. The UNDA reserves the right to reject all or any proposals, and to not necessarily accept the lowest proposal. The UNDA may accept any proposal that may be considered in the best interests of the UNDA in its sole and absolute discretion. The UNDA also reserves the right in its sole and absolute discretion to waive any formality, informality, or technicality in any proposal. This includes the right to accept a proposal that is not strictly compliant with the instructions in the RFP document. The UNDA reserves the right to negotiate, after the RFP Closing Date, with any proponent to finalize service arrangements in the best interests of the UNDA. The UNDA reserves the right to interpret any and all aspects of this RFP as may be most favorable to the UNDA and/or CBU. Proponents will be deemed to have familiarized themselves with existing conditions and any other conditions which may affect performance of the contract. No plea of ignorance of such conditions as a result of failure to make all necessary examinations will be accepted as a basis for any claims for extra compensation. Without limiting the generality of this section and for certainty, by submission of a proposal in response to this RFP, each proponent represents and shall be deemed to accept and agree to the following condition:

Each Proponent waives any claim against the UNDA for any compensation of any kind whatsoever as a result of its participation in or providing a response to this RFP process, including without limitation any claim for costs of proposal preparation or participation in negotiations, or for loss of anticipated profits, whether based in contract including fundamental breach, tort, equity, breach of any duty, including, but not limited to breach of the duty of fairness, breach of any obligation not to accept non-compliant proposals or any other cause of action whatsoever.

In submitting a proposal, the proponent has accepted the reservation of rights as set out herein and agrees to be bound by same. Acceptance of any proposal is subject to the approval of the UNDA Board of Directors and CBU. 3.23. Governing Law and Jurisdiction Any contract resulting from this RFP shall be governed by and interpreted in accordance with the laws of the Province of Nova Scotia. Any disputes shall be determined in the courts of Nova Scotia.

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3.24. Cancellation Any contract that may result from this RFP will include a thirty (30) day written notice of cancellation by the proponent, unless otherwise noted and agreed to by the UNDA. 3.25. No Claim The UNDA and its representatives, agents, consultants and advisors will not be liable to any Proponent for any claims, whether for costs, expenses, losses or damages, or loss of anticipated profits, or for any other matter whatsoever, incurred by the Proponent as a result of or related to the RFP, the preparation of a Proposal, the evaluation of Proposals, the acceptance or rejection of any compliant or non-compliant Proposal, breach of any obligations arising under the RFP, negotiations for a Contract or the cancellation, suspension or termination of the RFP, and by submitting a response to this RFP, each Proponent will be conclusively deemed to waive and release the UNDA and its employees, directors and agents, from and against any and all such claims. By submitting a proposal, each Proponent shall be deemed to have agreed that it has no claim. 3.26. Conflict of Interest Proponents shall disclose in their Proposal any actual or potential conflicts of interest and existing business relationships it may have with the UNDA, its appointed officials or employees and/or Cape Breton University. 3.27. Tartan Downs Development “RFP Phases” There are two RFP phases involved in this project.

1. Phase One – submission of price quotation regarding conceptual, phased master plan, design methodology, efficient timeline, company history, etc.

2. Phase Two – submission of price quotation for actual construction designs, construction readiness and construction tenders.

In Phase One, proponents are asked to visualize the overall development and provide a price quotation which directly relates to the Sections 1.11 to 1.21 inclusive. In Phase Two, proponents will provide a price quotation for the creation of all the necessary construction detailed drawings and construction related documentation which will be used as “tender documents” for the actual construction of the Tartan Downs lands master plan.