hings don’t always go as planned in self-storage development. But sometimes, that’s by design. Woodbridge Self Storage, MSM’s 2025 International Facility of the Year, was originally conceived as a simple single-story facility, a straightforward build in a busy corridor of Vaughan, Ont. Through bold reimagining and meticulous design, it became something extraordinary: a two-story, modern, Class-A facility that’s as functional as it is visually striking.

Located just North of Toronto, the city of Vaughan is one of Canada’s fastest growing areas. This vibrant and prosperous community is home to more than 340,000 people, and its globally competitive economy includes more than 19,500 businesses, employing approximately 227,000 people. The site for Woodbridge Self Storage was placed strategically along a main corridor of Weston Road and backing onto Jevlan Drive in the Weston and Highway 7 corridor, where major nearby city-building projects like Vaughan’s emerging downtown, Canada’s first smart hospital, and the 900-acre North Maple Regional Park continue to generate momentum and excitement. All this development, happening adjacent to subway stations and Go Transit, is leading to increasing access and better infrastructure, which will be driving more traffic past the facility very soon. The area’s evolution, from light industrial into a mixed-use urban hub, means facilities like Woodbridge Self Storage are positioned not just for today’s needs but for the city Vaughan is becoming.

Like any ambitious build, the first battles were bureaucratic. Numerous hurdles had to be cleared before shovels hit the ground, including securing site plan approval, obtaining the building permit, and attending various public hearings. Because two-story storage developments can exceed height limits in low-rise zones, variances were required. Traffic impact, noise, and lighting assessments were also mandated due to the proximity of residential neighborhoods. “Early coordination with local planning authorities and consultants proved essential to streamlining the approvals process,” says Matthew Conti with Kintel General Contractors.

Design challenges were just as complex. Customer access, truck maneuverability, and loading zones demanded wide drive aisles, generous turning radii, and both external and internal loading areas. “We wanted the location to meet the needs of individuals and tap into area transport and logistics flows by offering drive-up units and a truck-friendly design,” says Onorio Moscone of XTX Engineering, “so we installed a 26-foot-wide drive aisle and designed an extra-large 50-by-40 loading area with two oversized loading doors to accommodate any size moving truck.”

The internal layout was also configured to prioritize pedestrian safety while accommodating the large vehicles. “It had to function like a well-planned logistics hub,” adds Moscone. “Every turning radius, drive aisle, and doorway was mapped to reflect the real-world activity of people and vehicles.”

Construction began in October 2023 following the initial plans. So how did the facility go from one to two stories? Midway through construction, owners Mario and Angelo DeCicco made a decision that would have sunk lesser projects: complete a redesign to add another upper level within the original exterior design. With decades of construction development and design experience, adaptability and vision become paramount. Market conditions quickly change in today’s environment. Understanding trends and having intimate knowledge of the location, its dynamics, and city planning forecasts provides the necessary analytics and confidence based on experience to make immediate decisions and follow through.

This change required a structural overhaul. New columns, footings, and reinforcements had to be integrated into a framework already in progress. Owners’ oversight during the construction phase directed all team participants. The engineering team quickly got to work, revising structural plans and construction sequencing with surgical precision to accommodate the new load, maintain safety, install an elevator, and keep the schedule alive.

What could have been a disaster turned into a defining moment. Flexibility, meticulous documentation, and strong trade coordination carried the project through without compromising the vision. It became proof that adaptive engineering can save even the boldest midstream gamble and that detailed documentation of subcontractor work and active planning for potential changes can allow for pivots while keeping projects on time, on budget, and to the highest standard of excellence.

When it came to the exterior of the facility, the municipality imposed additional design stipulations to improve street presence. To balance budget constraints with code requirements, the team opted for a cost-effective structural solution using steel framing and precast panels to deliver a clean, minimalist aesthetic and high-quality finishes. Commercial glazing, aluminum composite panels, and precast elements in timeless shades of black alongside white and grey were then combined with programmable LED lighting to create a distinctive architectural statement. It was topped off with two approved, double-sided pylon signs for high-visibility branding.

For safety, the facility employed non-combustible construction with a one-hour fire-resistance rating and installed a full sprinkler system, standpipe, and fire alarm designed to meet OBC (Ontario Building Code) Group F2 low-hazard industrial standards while maintaining one-hour fire separations across floors and strategic rated partitions for compartmentalization.

Sustainability was another priority for the facility and the municipality. The LED lighting reduces energy draw, while the rooftop HVAC systems are zoned to avoid wasted conditioning and overloading localized roof framing; this also helps ensure stable temperature and humidity control for sensitive storage without excessive HVAC loads. Additionally, multiple roof drains and scuppers have been positioned to handle heavy rainfall, complying with municipal stormwater retention/detention requirements. Site-complementing landscaping completes this scope of the “green scene.”

Both levels of the facility’s interior are as thoughtfully designed as the exterior, though there were challenges here too. “We needed to determine how to maximize rentable units while meeting building codes, service requirements, and municipal design expectations,” says Giancarlo Garofalo of Architect Inc. “Striking a balance between larger unit sizes and total unit count required careful planning to achieve efficiency, compliance, and market appeal for Woodbridge Self Storage.”

The first-floor layout was purpose-built with contractor storage in mind, offering a total of 170 units, many of which were built at sizes greater than 10-by-10 (the largest bays are 15-by-30). This design provides small business owners in the area with convenient, affordable storage, fostering long-term tenancy, stability, and sustained growth. This main, at-grade level also allows large trucks and vehicles to drive directly inside and right up to their units, enabling tenants to unload tools or belongings with maximum convenience.

The second upper floor has just been completed due to a materials delay. It was strategically designed to maximize floor space and rental yield. By focusing on units smaller than 10-by-10, even including small 5-by-3 lockers, Woodbridge Self Storage can optimize both tenant demand and price per square foot, ensuring strong operational efficiency and revenue growth.

Both inside and out, the facility has been built to meet barrier-free design standards to ensure accessibility for all users in compliance with OBC (Ontario Building Code) and AODA (Accessibility for Ontarians with Disabilities Act) requirements. This means everyone, including people with mobility challenges, can use the facility safely and independently via level or ramped entrances, automatic door openers, accessible elevators and parking spaces, and so on.

“Every technical choice was made with long-term durability, efficiency, and cost-effectiveness in mind,” says Garofalo.

Security at Woodbridge Self Storage is woven into the building’s DNA. The facility is powered by the OpenTech Alliance smart entry system, giving every tenant a unique access code and the option to enter through a mobile app. It’s a sleek, frictionless way to move in and out while also giving the management team full visibility over who’s on site at any given moment.

Above each unit, the usual wire mesh has been replaced with solid burglar bars—an upgrade that adds superior strength to the facility’s security strategy. More than 90 cameras cover both the interior and exterior, leaving no blind spots. Every corner is monitored, every movement recorded.

Access runs from 6 a.m. to 11 p.m., with the alarm system automatically arming after hours. Any off-hours activity triggers an immediate response from the monitoring station. “It offers a secure environment where tenants feel confident their belongings are protected around the clock,” adds security provider Alessandro Marchetti.

The experience at Woodbridge Self Storage is designed to feel a step above the ordinary. Music plays softly throughout the building, Wi-Fi is complimentary, and the atmosphere is warm and modern rather than sterile. Staff are on site during most access hours and remain available after hours when needed—a level of service that gives the place a human touch that some self-storage operators have abandoned. Tenants can have packages delivered directly to their units, and weekly professional cleaning keeps the facility spotless. It’s practical, welcoming, polished, and thoughtfully run.

But the real difference is the sense of community. Complimentary water, coffee, espresso, and candy bars greet tenants at the door, turning routine visits into something a little more personal. “Our entire management team is made up of locals who understand the rhythms of the neighborhood, which means service isn’t just efficient—it’s familiar,” says Mario DeCicco of Woodbridge Self Storage, who knows that having that connection builds trust, encourages word-of-mouth growth, and makes Woodbridge Self Storage feel less like a storage facility and more like a place people actually want to visit.

Woodbridge Self Storage opened in a competitive market, making it a David among Goliaths like SmartStop, Public Storage, and Access Storage. Competing on price as a single-site operator could have cratered the business before it even opened its doors. The team says the greatest challenge was conceiving a way to stand out without the bottomless budgets of large REITs. That’s when they decided to compete with brains, not brawn.

Understanding that online marketing tactics such as using broad high-cost keywords weren’t sustainable, they partnered with The Storage Group, which built a focused digital strategy that blended SEO with precision PPC campaigns. By tightening local listings and fine-tuning on-site content, they boosted search visibility and drove qualified traffic without spending unnecessary dollars. Paid search targeted cost-effective, high-intent keywords, bringing in tenants who were ready to rent—not just browse. The result was a lean, efficient marketing engine that put Woodbridge Self Storage in direct competition with national brands and held its own.

Woodbridge Self Storage opened on May 12, 2025, comprising 10,820.36 square meters and 683 units across both stories. The facility immediately began to outperform projections. Occupancy continued to grow, from 15.7 percent in May to 35.8 percent in August. Including reservations, that number gets a boost to 44.7 percent.

Plus, with a tenant mix of 45 percent residential and 55 percent commercial, the leasing model is stable and resilient. “Unlike nearby competitors—major national chains, some offering deep discounts—we have been filling units without promotions, relying on Woodbridge’s thoughtful design, convenience, and service,” says Mario.

Angelo adds, “Our lease-up performance over the initial opening months has been remarkable, providing clear evidence that our facility is not only unique in concept but also outstanding in execution. Few facilities can point to such rapid momentum so soon after opening, and we see this as a direct reflection of the innovation and strength of our vision, the design, our team, and our strategy.”

From an initial single-story warehouse plan to a two-story architectural landmark, Woodbridge Self Storage embodies foresight, agility, and excellence. The project team overcame bureaucratic hurdles, midstream redesigns, and a hyper-competitive market to deliver something genuinely distinctive.

But what makes Woodbridge Self Storage remarkable, and MSM’s International Facility of the Year, isn’t just its sleek architecture or impressive leasing stats. It’s the way every part of the project, from zoning battles to marketing strategy, was built on deliberate, forward-thinking choices. The owner’s had a unique vision. Engineering solved problems most developers run from. Operations delivered real value to tenants without gimmicks. And the community responded favorably.

In just a few short months, Woodbridge Self Storage became more than a storage facility. It became a benchmark for modern storage development—proof that innovation, adaptability, and customer focus can outshine brawn and budget. It’s truly a case study in how thoughtful design and operational discipline can turn a basic concept into something extraordinary.

“From the very beginning, this project was shaped by extraordinary vision, meticulous planning, and the ability to adapt to significant challenges in both design and construction,” says Angelo. “What started as a conventional development quickly evolved into something entirely new for the self-storage industry—a bold, innovative design that sets our facility apart and redefines the customer experience. The architectural layout, engineering solutions, and unique features incorporated into this project are unlike anything else in the marketplace, ensuring that our facility is not just functional but truly iconic.”

Congratulations to Woodbridge Self Storage and all involved in the project. As MSM’s International Facility of the Year, it’s truly a standout on the global stage.