REQUEST FOR EXPRESSION OF INTEREST

RESIDENTIAL LAND DEVELOPMENT OPPORTUNITY

TUSKET, NOVA SCOTIA

Closing: Friday February 12th, 2021 @ 3:30pm local time

Argyle, a place we are proud to call home!

January 7, 2021

Image by Kelly Crowell

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TABLE OF CONTENTS

1.0 Introduction 2.0 Welcome to Tusket 2.1 Services and Attraction 2.2 Business Environment and Municipal Services 2.3 Primary Development Objectives 2.4 Secondary Objectives 2.5 Planning and Development Considerations 2.6 Land Services and Acquisition 3.0 Submission Process 3.1 Pre-Submittal Meeting & Site Tour 3.2 Deadline for Formal Submission 3.3 Inquiries 3.4 General Information 3.5 Ownership of Information APPENDICES Appendix A Site Plans Appendix B Application Form Appendix C Addendum Verification Form

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1.0 Introduction (RFEOI)

The Municipality of the District of Argyle is soliciting Expressions of Interest (EOI) from developers outlining their interest in the development of affordable/alternative housing on a vacant, prime parcel of land located along Rue JE Hatfield Court, coming of Highway 308 in Tusket. With the development of the new Municipal Administration Building on the former property of 4092 Highway 308 in Tusket and the addition of a new public road (Rue JE Hatfield Court), the Municipality seeks to facilitate growth primarily in the residential housing sector. The Municipality of Argyle desires alternative and affordable housing developments that are complimentary for the area. We are looking for a developer who is seeking an investment in affordable/alternative housing, as specified in Section 2.3 below. With these housing developments we hope to improve the quality of life within the community and create the opportunity for affordable, low maintenance housing developments, which are in high demand and not fully available within the community. The Municipality shall accept Expressions of Interest from both private interest and non-profit organizations. The location shall offer opportunities for a broad variety of housing types and be attractive to multiple social demographics by focusing on affordable senior housing, single family housing and multi-unit dwellings. The development shall aim to be economically viable. The following information is intended to establish key points and terms to be addressed within the EOI. 2.0 Welcome to Tusket!

The property is in the heat of Tusket, with many amenities surrounding the location. Tusket is well known as a central location to the rest of the neighboring communities in the Municipality of the District of Argyle. The specific site will be near the new municipal administration building, which shall be a net-zero energy facility: the first municipal administration building with net-zero energy in Canada. The lot, prior to subdivision, was approximately 14 acres large. The lots available for sale shall be located to the East of the future site of the administration building. Approximately 9 acres are mostly wooded with medium to large shrubs and medium size trees, which are all local species and a mix of deciduous and coniferous types. So far, no invasive species, such as Japanese Knotweed, were detected. The property was surveyed, with all boundaries confirmed, and the topographic features picked up. The property gently rolls to the south west corner and south east corner. The topographic features are very even and gently changing without many spots for water pooling or wetlands, which makes this property easier to develop and does not need further environmental assessments. While there are lots pre-established, the developer may suggest an alternative arrangement (i.e.: lot consolidation) as part of this process. See Appendix A – Site Plans The Municipality of Argyle has completed the construction of phase one of the public road to access the developmental area. A completed road extension would be about 630m from the Hwy 308 and would create room for 19-20 new vacant lots, some of which have already been surveyed and subdivided. The lot sizes were designed in accordance with our Land-Use-By-Law considering that each lot is serviced by a central sewer collection system. The road alignment was chosen for the middle of the property to fully maximize both sides of the road right of way due to the fact that each lot needs a minimum public road frontage as described in the Land-Use-By-Law for the applicable Mixed-Use (MU) zone.

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The width of the Road Right-of-Way is in alignment with provincial and federal regulations and set at 66ft (20.11 m). The direction of the road is also following the natural topography of the property and offers simple and cost-effective storm water management options to avoid local flooding or other environmental impacts.

2.1 Services and Attractions

Tusket is located along the coastal area of Yarmouth County - approximately 10 km east of the Town of Yarmouth along the Highway 103. Tusket has become the cultural, recreational, and social hub of the Municipality, and it is anchored by the proximity to key businesses, services, and amenities such as:

Tusket Business park, showcasing Federal Fisheries government services, a local brewery, a nutraceutical production facility, and construction and warehousing offices. Two lots remain vacant for potential future growth.

École secondaire de Par-en-Bas – High School Université Sainte-Anne Campus Grocery/Hardware Store and NSLC outlet Coastal Financial Credit Union branch Easy access to Highways 103, 3 and 308 that allows access to adjacent communities within the

Municipality as well as the Town of Yarmouth; home to our Regional Health Center and other amenities

Gas station and coffee shops Local Restaurant and an Ice Cream Shop Used clothing store (Frenchy’s) Motorized/Walking trails – rail to trail accessing multiple locations and venues in the County

and beyond. Post office Seasonal Farmers market – May to October Argyle Employment Services – bilingual access to career assistance and transition Salle Père Maurice Arts Center – hosting up to 300 persons. Ford car dealership, auto servicing, rust check and collision repair, forklift sales & repair center Oldest Courthouse and Gaol – National Heritage Site. Municipal and public archives for genealogy and other research

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2.2 Business Environment and Municipal Services

The Municipality of Argyle, our residents and business community have a history of welcoming ideas, innovative technologies and new investment. Our zoning requirements are very supportive of many housing options in the area. Tusket is a rural community and offers wastewater services to the site in question. Water access is limited to drilled/dug wells and is not provided by the Municipality. Other service provisions would include road maintenance including but not limited to plowing and grading. The Public road is a municipally owned road. The Municipality is in the process of extending power poles from Highway 308 to the new public road The Municipality of Argyle offers many competitive advantages for new housing developments, as highlighted:

Strategically located minutes from regional health services and other town amenities; Access to many conveniences, many within walking distance; An authentic and beautiful river front, with immense potential for recreational use and water

transportation; Competitive rural municipal tax rate; Stable economy supported by a strong lobster, scallop and other fishing industry; Support from our municipal Community Development Officer, and Regional Economic

Development Agencies at your request; Long history of entrepreneurial and community spirit; Supportive business environment, combined with “Small Town” community values and rural

quality of life/joie de vivre; Dependable utilities and communication network;

2.3 Primary Development Objectives:

The Municipality of Argyle is aware that the housing needs are changing. Residents want and need alternative/affordable housing in the community. In surveying our residents, seniors are looking for alternative and affordable independent living in a central location. Shifting demographics and older housing stocks add to the demand for new housing. Our vision is to provide alternate housing options for both existing and new residents to Argyle in a central location with pre-existing services. We would provide preferential consideration to the following:

The creation of “pocket” or “mini” communities, allowing (primarily) seniors to live in a smaller dwelling, with low maintenance needs/cost. These communities would allow for independent living in a semi-clustered environment encouraging socialization and neighborly support. (50 points), or

The creation of a multi-unit development that would create rental options, with affordable options, for a range of demographics. (50 points)

Either development option would be considered by the Municipality. As noted, each proposal shall be awarded up to 50 points for the quality of the proposal. The submission shall be strengthened by the following:

1. Timing of the investment – the sooner the investment, the more attractive, within reasonable timeframes.

2. Ability to secure financing / already secured financing / low requirement for financing are all positive indicators.

3. Scalability of the investment – higher scores would go towards growth potential, whether its immediate or in phases.

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4. Number of potential tenants – the Municipality would be interested in a minimum investment of 10 separate living quarters and would score a larger investment positively.

5. The developer has considered and built-in central services for the residents, including maintenance, snow removal, garbage removal etc. on site.

6. The developer has included an indoor or outdoor common space for socialization.

2.4 Secondary Objectives

The Expression of interest shall be further strengthened if the developer includes the following considerations:

The developer has incorporated energy efficient, renewable energy options or independent technologies to reduce the carbon footprint of the development and/or the operation of the unit(s). (15 points)

The developer considers local or native plant material for beautification or buffering. Using existing vegetation to its advantage and avoid “clear cutting” the area would be considered a bonus. (10 points)

The developer expresses the willingness and ability to further invest in our community, either in Tusket or other communities in Argyle. (5 points)

The developer showcases innovative technologies or craftmanship shall be encouraged to create sustainable living conditions. (5 points)

The developer chooses materials or construction techniques that are more environmentally friendly and seeks to minimize material that would eventually end up as landfill material. (5 points)

The developer has plans for low-income housing options, as defined, and endorsed by the Province of Nova Scotia. (5 points)

The development is such that it is flexible to demographic, technological and other changes that shall occur in the future. (5 Points)

2.5 Planning and Development Considerations

Most housing development in Tusket is allowable as of right, pending conformity with separation distance and other regulations identified in our Land Use Bylaw (mobile homes are specifically excluded). Each proposal shall be assessed for conformity with our bylaw. The area is zoned Mixed Use (MU), which allows for certain business institutions blended with residential homes. For more specific information on the Land Use, please refer to our Land Use Bylaw at https://www.munargyle.com/en/bylaws.html. The following information shall be useful in assessing the appropriateness of the development plan.

A conceptual site plan outlining the approximate size and layout of the structure(s), including a brief description of the specified use for each structure;

the approximate land area requirement for construction, parking, open spaces and other land improvements or services on site;

Distances of the structures and development to the property boundaries; the external appearance of the lot, including rendering or photography accurately depicting

your plan for development; access to public road and parking; Plans to use local or native plant material as beautification or buffering, and now some of the

existing vegetation, trees etc. shall be preserved; the landscaping or buffering of development which may include fencing, trees, shrubs,

walkways, and outdoor lighting that preserves our dark sky certification (see Land use bylaw)

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As this is a Request for expression of interest, the details shared above may be altered by the applicant if your proposal merits further consideration from Council. 2.6 Land Services and Acquisition

As previously mentioned, the lots shall have municipal wastewater (sewer) services, access to power and internet and receive maintenance of the public road. Water (drilled/dug well) services shall be the responsibility of the developer unless otherwise determined by the Municipality at a future date. The Developer shall indicate the ideal location for their development, including the number of acres they require along with the specific ‘lot’ requested. The Municipality desires to sell the land for the proposed development. Argyle intentionally has not subdivided the entire desired location for development, to allow for the uncertainty of proposed developers’ needs. As this is an expression of interest, we seek only to understand the approximate land use at this time. If the submission meets the satisfaction of the Municipality, it is at that point that the Municipality would negotiate a price with the developer(s). The Municipality, by law, must sell land at market value, unless it is to a non-profit organization, where, in certain instances, a price below market may be accepted by Council. 3.0 Submission Process

It is our intent to use the following process in the evaluation and prioritization of submitted entries. 1. Interested developers shall use the form as a guide to their submission (see appendix B), along

with additional information requested in the form provided. Any additional information not specifically listed that the developer feels is relevant shall be acceptable.

2. The submission format and content will first be evaluated by selected municipal staff. The objectives in sections 2.3 and 2.4 are weighted based on their importance to the Municipality.

3. Each developer shall be interviewed by the staff group to provide an additional opportunity to explain the concept.

4. The top three proposals shall be invited to make a formal presentation to Council and applicable staff at a mutually agreeable place and time. Staff and Council will collectively agree on which developers shall be included in step 4. (approximately end of February 2021)

5. The final step shall be to invite the top proponents (up to three) to submit a more detailed proposal outlining their intentions and final development plan. As there are multiple sites available for development, the Municipality may accept multiple opportunities. The contents of the detailed proposal shall be disclosed at that time and would not be dissimilar to information financial institutions may ask of investors during their planning. (approximately mid-April 2021).

6. Timeframe is approximate and dependent on the quantity and quality of applications. The Municipality of Argyle reserves the right to request clarification of information submitted in the EOI, to request additional information and to seek consulting services to assist in evaluating the EOIs and negotiating an agreement. The Municipality reserves the right to reject any or all EOI’s, not necessarily accept the greatest perceived financial value, or to accept any proposal which it may consider to be in its best interest. The Municipality also reserves the right to waive formality, informality, or technicality in any submission.

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3.1 Pre-Submittal Meeting and Site Tour

The Municipality is encouraging interested developers or parties to participate in a pre-submittal meeting and guided site visit to familiarize themselves with the property conditions and to have questions about the site or EOI answered. A pre-submittal meeting is not an evaluative criterion, however strongly encouraged. A tour may be organized with the office of the CAO at lmurphy@munargyle.com 3.2 Deadline for Proposal Submission

Developers interested in this opportunity shall submit one (1) hard copy or one (1) electronic copy of their Expression of Interest prior to February 12, 2021 at 3:30 pm local time to the attention of: Alain D. Muise, CPA, CA Chief Administrative Officer P.O. Box 10 Tusket, NS B0W 3M0 T (902) 648-3293 admuise@munargyle.com Late Submissions will only be considered after those who have submitted prior to the deadline. 3.3 Inquiries

All questions or correspondence concerning this RFEOI shall be directed by email to Alain Muise, CAO and received no later than 3 days prior closing date. Any information given concerning this RFEOI will be provided to all known interested parties as an amendment to this RFEOI and posted to the Provincial Procurement Website at https://novascotia.ca/tenders/tenders/ns-tenders.aspx. Oral instructions, statements or interpretations are not binding. Inquiries should only be directed to the Municipality of Argyle via email to: admuise@munargyle.com. If the Municipality determines that an amendment is required to this RFEOI, The Municipality will post a written addendum on the previously noted website. Upon posting the addendum, it will be deemed to form part of this RFEOI. See Appendix C – Addendum Verification Form. 3.4 General Information

Proponents are solely responsible for their own expenses in preparing and submitting responses, and for any meetings, negotiations or discussions with the Municipality or its representatives and consultants, relating to or arising from the RFEOI. The Municipality of Argyle also reserves the following rights: 1) Cancel or withdraw the RFEOI prior to or after the submission deadline; 2) Modify or issue clarifications to the RFEOI prior to the submission deadline; 3) Reject any submission it deems incomplete or unresponsive to the submission requirements 4) Reject all submissions that are submitted under the RFEOI; 5) Modify the deadline for submissions or other actions; 6) Enter into negotiations or discussions with one or more proponents; 7) Re-issue the RFEOI or another form of tender, whether or not any submissions have been received in response to the initial RFEOI;

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This RFEOI does not commit the Municipality of Argyle in any way to select a proponent, or to proceed to negotiations for a contract of purchase and sale, or to enter into any contract, and the Municipality reserves the complete right at any time to reject all responses and terminate this RFEOI process. This RFEOI does not constitute a call for Tenders and will not give rise to any Contract A based tendering law duties or legal obligations. 3.5 Ownership of Information

All responses to this RFEOI become the property of The Municipality of Argyle and will not be returned to the proponent. Any information deemed to be confidential by the proponent should be clearly noted on the pages where confidential information is contained. All responses will be held in confidence by the Municipality of Argyle unless otherwise required by law.

END OF RFEOI

Appendix A

SITE PLANS

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LOT 9

LOT 10

LOT 11

LOT 12

LOT 13

LOT 14

LOT 15

LOT 16

LOT 17

LOT 18LOT 19

200mm TYPE 2 GRAVEL

150mm TYPE 1 GRAVEL

COMPACT SUBGRADE

TYPICAL STREET X-SECTION

RESIDENTIAL STREET

50mm TYPE B ASPHALT

40mm TYPE C ASPHALT

SCALE: 1:100

90mm TYPE

1S GRAVEL

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MAY 6, 2019

1 of 1

Y2019-035-01

MUNICIPALITY OF THE DISTRICT

OF ARGYLE

NEW RESIDENTIAL DEVELOPMENT

HIGHWAY 308

TUSKET, NOVA SCOTIA

AWDDAB

BY

ENGINEER'S STAMP

REVISION OR ISSUE

DESCRIPTIONNo. DATE

DWG NO

REF NO

CHK

DATE

PROJECT:

DRAWN BY

SHEETSCALE

DABAPPROVALS1 05/06/2019

1:1000

100mm DR35

GRAVITY

COLLECTION LINE

(STEG)

50mm PVC

PRESSURE

COLLECTION LINE

(STEP)

PROPOSED END

OF ASPHALT

HAMMERHEAD

TURN-

AROUND

(CONSTRUCTED

IN PHASE 1)

MH1

(1050mm)

PROPOSED POCKET

COMMUNITY LOT

(~9300m² / 100,000ft²)

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PH

AS

E 2

PH

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PROPOSED PARK /

STORM WATER

MANAGEMENT AREA

PROPOSED ASPHALT

SIDE WALK

FUTURE

RIGHT OF WAY

EXTENSION

TEMPORARY

CUL-DE-SAC

PROPOSED SINGLE

FAMILY HOME LOT

(~1000m² / 11,000ft²)

40mm STEP

LATERAL WITH

CURB STOP

100mm STEG

LATERAL

MH2

(1050mm)

AutoCAD SHX TextNEW STORAGE BUILDING FFE: 22.50

AutoCAD SHX TextPROPOSED NEW MODA BUILDING FFE 21.0

AutoCAD SHX TextS.M.(fd.)

AutoCAD SHX Text#394

AutoCAD SHX TextS.M.(fd.)

AutoCAD SHX TextDNR

AutoCAD SHX TextS.M.(fd.)

AutoCAD SHX Text#317

AutoCAD SHX TextDETENTION POND

AutoCAD SHX TextGRID 1979

Appendix B

Application Form – RFEOI – Tusket Residential

REQUEST FOR EXPRESSIONS OF INTEREST – AFFORDABLE AND ALTERNATIVE HOUSING (Please complete in full, please use additional paper if necessary)

Company Name :

Business Number :

Corporation status (ie : incorporated, sole proprietor, non-profit org):

Contact Information:

First Name: Last Name:

Mailing Address: City/Town:

Province: Postal Code:

Business Phone: Email:

Summary of your experience as a developer/contractor (include a portfolio as an attachment)

Brief description of your proposal (please attach a detailed concept separately)

How does your project meet our primary and secondary objectives in our RFEOI

Attach schematic or conceptual rendering, illustrating the proposed development (please attach plans separately)

Proposed Timeline for development

References: Please provide the names and telephone numbers of two references that we can contact to discuss prior or current projects

Name Contact Information

Office use only - Checklist

Developer experience

Proposal for alternative/affordable housing

Supporting documentation showing how Argyles objectives are met

References (see above)

Schematic design/conceptual rendering illustrating development

Proposed timeline included I certify that I am an authorized representative of this organization, and that the information submitted is done so accurately to the best of my knowledge. I understand that the information requested does not give rise to any Contract-A based tendering law duties or legal obligations. I also agree that the submission does, in no way, commit the Municipality of Argyle in any way to select a proponent, or to proceed to negotiations for a contract of purchase and sale, and that the Municipality reserves the complete right at any time to reject all responses and terminate the RFEOI process. I have read and understood the RFEOI document in its complete form and agree to the requirements included thereto. Signature: __________________________________ Date: ___________________________

Please submit a separate form for each proposal intended.

Appendix C

Addendum Verification Form

I hereby acknowledge to have received and read the following addendum that has been issued by the Municipality of Argyle.

Addendum # Title Issued date Signature 1

2

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Title-page-land-opsRFEOI-part1Appendix A190328 MDA Road ExtensionSheets and ViewsOVERALL

017AD2020 - FinalCST002AD2019Appendix BAppendix C