1. Introduction
Construction Leed 2017 Inc., a premier sustainable construction and project management firm specializing in LEED-certified and energy-efficient buildings across Quebec and Ontario, is seeking qualified general contractors for the design-build execution of Complex 3230 Saint-Michaels Phase II.
This landmark development represents the second phase of an ambitious urban revitalization initiative, creating a modern mixed-use complex that seamlessly integrates residential living, commercial retail, professional office space, and community amenities while achieving LEED GOLD certification standards and exceeding current energy efficiency requirements.
2. Project Overview
Complex 3230 Saint-Michaels Phase II will be a transformative 18-story mixed-use tower located at 3230 Saint-Michaels Boulevard, Montreal, QC H3S 1T5. The development will encompass approximately 385,000 sq ft (35,767 m²) of construction and will include:
- Residential Component: 215 luxury condominium units across floors 6-18 featuring studio (28 units), one-bedroom (82 units), two-bedroom (89 units), and three-bedroom (16 units) layouts with floor-to-ceiling windows, engineered hardwood flooring, European cabinetry, quartz countertops, stainless steel appliances, in-suite laundry, smart home integration, and private balconies with glass railings.
- Commercial Retail Podium: 42,000 sq ft ground-level retail space designed for 8-12 premium tenants including restaurants, cafés, boutique retail, professional services, and a flagship grocery store anchor tenant. Features include polished concrete floors, exposed ceiling infrastructure, flexible demising walls, individual HVAC zones, grease trap systems, and 18-foot clear heights.
- Professional Office Floors: 58,000 sq ft Class A office space on floors 2-5 with open-concept layouts, raised access flooring for IT infrastructure, LED ambient lighting with daylight sensors, operable windows, collaborative meeting zones, executive boardrooms, employee wellness rooms, and panoramic city views.
- Amenity Spaces & Community Hub: 12,500 sq ft resident amenities including rooftop terrace with urban gardens and BBQ stations, state-of-the-art fitness center with cardio and weight equipment, yoga studio, co-working lounge with high-speed internet, party room with catering kitchen, children's play area, pet washing station, and 24/7 concierge desk.
- Underground Parking Facility: 3-level subterranean parking structure providing 320 indoor parking spaces with electric vehicle charging infrastructure (80 Level 2 stations), bicycle storage rooms (180 bikes), visitor parking (45 spaces), loading dock access, automated payment system, LED lighting, and mechanical ventilation with CO monitoring.
- Green Building Systems: High-efficiency envelope with triple-glazed curtain wall system, rooftop solar photovoltaic array (150 kW capacity), rainwater harvesting system for landscape irrigation (25,000L storage), green roof sections with native vegetation, energy recovery ventilators (ERV), VRF HVAC systems, LED lighting throughout, low-flow plumbing fixtures, and real-time energy monitoring dashboard.
- Building Infrastructure: Two high-speed passenger elevators, one freight/service elevator, emergency backup generator (500 kW), fire suppression and detection systems, building automation system (BAS), fiber optic telecommunications backbone, security access control with cameras, and emergency communication systems.
- Site Development: Landscaped public plaza with seating areas and public art installation, pedestrian pathways with permeable paving, street-level bike-share station, tree planting program (45 mature trees), decorative street lighting, underground stormwater management system, and enhanced streetscaping along Saint-Michaels Boulevard.
Total Project Value: $124.5 Million CAD
Construction Duration: 28 months | Substantial Completion Target: February 2028
Sustainability Goals: LEED Gold Certification, ENERGY STAR Portfolio Manager, 40% reduction in energy consumption vs. baseline, 30% water use reduction, 75% construction waste diversion
Compliance Framework: National Building Code of Canada (NBC), Quebec Construction Code (CCQ), Montreal Building By-laws, LEED v4.1 BD+C, CSA Standards
3. Scope of Work - General Construction Services
Construction Leed 2017 Inc. invites qualified general contractors to submit comprehensive proposals covering:
- Site Preparation & Earthworks: Complete demolition of existing structures, environmental remediation if required, excavation for 3-level underground parking (35 feet depth), shoring and underpinning of adjacent structures, dewatering systems, temporary hoarding and safety fencing, and soil export/import management.
- Structural Construction: Cast-in-place reinforced concrete foundation and parkade structure, concrete core and floor slabs (floors 1-18), structural steel framing for retail podium, post-tensioned concrete slabs, elevator shafts and stairwells, transfer beams, and complete structural waterproofing systems.
- Building Envelope: High-performance curtain wall system with triple-glazed insulated glass units (IGU), thermally broken aluminum frames, aluminum composite metal panels (ACMP), precast concrete cladding accents, continuous air barrier and vapor barrier systems, rigid exterior insulation (R-40 walls, R-60 roof), and complete roofing membrane assembly.
- Mechanical Systems: Variable refrigerant flow (VRF) HVAC systems for residential and office zones, energy recovery ventilators, commercial kitchen exhaust and makeup air systems, domestic hot water with solar thermal preheat, hydronic heating distribution, plumbing rough-in and fixtures, grease interceptors, backflow preventers, and medical gas systems for office tenant.
- Electrical Systems: 2500A main electrical service with utility coordination, electrical distribution to all floors and tenant spaces, LED lighting packages with occupancy sensors, emergency lighting and exit signage, fire alarm system integration, electric vehicle charging infrastructure, rooftop solar PV installation and interconnection, lightning protection system, and complete panel schedules.
- Interior Finishes - Residential: Drywall installation and finishing, interior painting (low-VOC), engineered hardwood and luxury vinyl plank flooring, ceramic tile in bathrooms, kitchen cabinet installation, countertop fabrication and installation, interior doors and hardware, trim and millwork, and appliance coordination.
- Interior Finishes - Commercial/Office: Demising walls and rated assemblies, acoustic ceiling systems, polished concrete flooring in retail zones, carpet tile in office areas, washroom fit-out with commercial fixtures, base building mechanical/electrical rough-ins for tenants, and core restroom finishes.
- Life Safety Systems: Comprehensive fire suppression (wet sprinkler system), addressable fire alarm system with voice evacuation, emergency lighting with 90-minute battery backup, illuminated exit signage, fire-rated doors and assemblies, smoke control systems, fire department access panels, and standpipe systems.
- Vertical Transportation: Installation of two passenger elevators (capacity 2500 lbs, 500 fpm), one freight elevator (capacity 4000 lbs), elevator machine rooms, emergency power connections, elevator lobbies and finishes, and commissioning with regulatory authorities.
- Site Services & Utilities: Municipal water service connections, sanitary and storm sewer systems, hydro and gas service installations, fiber optic telecommunications duct banks, site electrical distribution, exterior lighting systems, and coordination with utility providers.
- Landscaping & Hardscaping: Topsoil placement and grading, sod and planting installation, ornamental tree planting, decorative paving and concrete sidewalks, site furnishings (benches, bike racks, waste receptacles), irrigation system installation, and public plaza construction.
- LEED Documentation & Commissioning: Complete materials tracking and documentation for LEED credits, indoor air quality management during construction, construction waste management reporting, fundamental and enhanced commissioning processes, occupant comfort surveys, and LEED certification submission support.
4. Proposal Submission Requirements
5. Evaluation Criteria
Proposals will be evaluated according to the following weighted criteria:
| Criteria |
Weight |
| Mixed-Use Development Experience – Proven track record in complex mixed-use projects combining residential, commercial, and office components with minimum $50M project values |
25% |
| LEED & Sustainable Construction Expertise – Demonstrated capability in delivering LEED Gold/Platinum projects, green building systems integration, energy modeling, and sustainability documentation |
20% |
| Project Team Qualifications – Experience and credentials of proposed team members, organizational depth, professional certifications (LEED AP, PMP, Gold Seal), and staff continuity commitment |
15% |
| Price Competitiveness & Value – Overall project cost, value engineering proposals, cost certainty, transparent pricing breakdown, and favorable payment terms |
15% |
| Schedule Performance & Methodology – Realistic construction schedule, critical path analysis, historical on-time delivery record, trade coordination approach, and fast-track capabilities |
10% |
| Safety Performance & Culture – CNESST safety record, Total Recordable Incident Rate (TRIR), comprehensive safety programs, site-specific safety planning, and worker training protocols |
10% |
| Quality Management Systems – QA/QC program robustness, inspection procedures, deficiency management, warranty programs, and commitment to quality excellence |
5% |
6. Project Timeline
- RFP Issue Date: October 16, 2025
- Pre-Bid Meeting & Site Tour: October 28, 2025 at 10:00 AM (on-site attendance mandatory)
- Written Questions Submission Deadline: November 8, 2025 by 4:00 PM EST
- Addendum Responses Published: November 15, 2025
- Proposal Submission Deadline: December 5, 2025 by 4:00 PM EST
- Proposal Evaluation Period: December 6-20, 2025
- Shortlist Notification: December 23, 2025
- Finalist Presentations & Interviews: January 7-10, 2026
- Contract Award & Announcement: January 17, 2026
- Contract Execution & Bond Posting: January 20-31, 2026
- Notice to Proceed Issued: February 3, 2026
- Mobilization & Site Setup: February 2026
- Excavation & Shoring Commencement: March 2026
- Structural Construction Completion: September 2027
- Building Envelope & Interior Finishes: October 2027 - January 2028
- Substantial Completion: February 15, 2028
- LEED Certification Submission: March 2028
- Final Occupancy & Turnover: May 2028
7. Regulatory Compliance & Technical Standards
The successful contractor must demonstrate comprehensive knowledge and strict adherence to:
- Building Codes: National Building Code of Canada (NBC 2020), Quebec Construction Code (CCQ), Montreal Building By-law, Quebec Plumbing Code, Quebec Electrical Code
- LEED Certification: LEED v4.1 Building Design + Construction requirements, credit documentation protocols, commissioning processes, Materials & Resources tracking, Indoor Environmental Quality standards
- Professional Standards: CSA Standards (structural steel, concrete, wood construction), ASTM material specifications, ACI concrete standards, AISC steel construction manual
- Occupational Health & Safety: Quebec Occupational Health and Safety Act, CNESST regulations, Construction Site Safety Manual, Confined Space Entry procedures, Fall Protection standards, Hazardous Materials handling
- Environmental Compliance: Ministry of Environment guidelines, erosion and sediment control plans, noise and vibration by-laws, air quality management during construction, waste disposal regulations
- Licensing & Permits: Valid RBQ general contractor license (appropriate classification), municipal building permits, utility permits, street occupancy permits, crane permits, professional engineer stamps on structural/mechanical/electrical drawings
- Energy Standards: ASHRAE 90.1 (energy efficiency), ASHRAE 62.1 (ventilation), National Energy Code for Buildings, Hydro-Quebec electricity connection standards
- Accessibility: Barrier-free design standards, accessible dwelling units (10% of residential), universal washrooms, accessible parking spaces, tactile warning surfaces
- Fire & Life Safety: NFPA standards integration, fire-resistance ratings, means of egress requirements, Montreal Fire Department approval, emergency response plan coordination
8. Key Contacts
President & Chief Executive Officer:
Alexandre Dubois, P.Eng., LEED AP BD+C – a.dubois@constructionleed2017.com | (514) 287-4500
Vice President of Operations:
Catherine Bergeron, MBA, PMP – c.bergeron@constructionleed2017.com | (514) 287-4502
Director of Sustainable Development:
Dr. James Chen, Ph.D., LEED Fellow – j.chen@constructionleed2017.com | (514) 287-4505
Senior Project Manager - Complex 3230:
Sophie Tremblay, P.Eng., Gold Seal CM – s.tremblay@constructionleed2017.com | (514) 287-4510
Procurement & Contracts Manager:
Robert Fournier, B.Comm – r.fournier@constructionleed2017.com | (514) 287-4515
Issued and Authorized by:
Alexandre Dubois, P.Eng., LEED AP BD+C
President & Chief Executive Officer
Construction Leed 2017 Inc.
Catherine Bergeron, MBA, PMP
Vice President of Operations
Construction Leed 2017 Inc.
Construction Leed 2017 Inc. | Building Tomorrow's Sustainable Communities Today
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