Industrial space types & features, explained

Clear height

Clear height is the usable vertical space from floor to the lowest overhead obstruction, joists, sprinkler heads, lighting or ductwork. It is not the same as the building's overall height.

Higher clear height allows more racking levels and more cubic storage per square foot. Newer distribution buildings are generally built taller than older industrial stock, which is why older buildings may suit manufacturing or local service users better than high-cube storage.

Fire code and sprinkler design interact with storage height: storing higher may require a different sprinkler system. Confirm with a fire protection professional before planning racking.

Dock-level vs. grade-level loading

Dock-level (truck-level) doors sit at trailer bed height so forklifts can drive directly into a transport trailer. They are typically fitted with dock levellers, seals or shelters, and bumpers.

Grade-level (drive-in) doors are at floor/ground level, allowing vans, trucks, forklifts or equipment to drive into the building. They suit couriers, contractors and equipment users.

Many operations need both. Ask about door dimensions, whether levellers are mechanical or hydraulic, and their condition.

Dock door ratios

The dock door ratio expresses how many loading doors a building has relative to its floor area. High-throughput operations (cross-dock, parcel, e-commerce fulfilment) need more doors per square foot than long-term storage.

There is no universal "right" ratio, the requirement comes from your daily inbound and outbound trailer counts and how long each trailer is at the door.

Truck court depth

The truck court is the paved area in front of the loading doors where trucks manoeuvre and back into position. Its depth determines whether 53-foot trailers can turn and dock efficiently.

Shallow courts can force difficult manoeuvres, limit trailer parking, and create safety issues. Shared courts in multi-tenant buildings may also involve scheduling with neighbours.

Power capacity (amperage)

Industrial electrical service is usually described by amperage (amps), voltage (such as 600 volts) and phase (three-phase is standard for industrial machinery).

Manufacturers, cold storage and operations with forklift or EV charging may need substantial power. Upgrading service can involve the utility, long lead times and significant cost, so confirm early who pays and how long it takes.

Always have an electrician verify the actual panel and transformer capacity; marketing materials are not a substitute.

Column spacing

Column spacing (bay size) is the distance between structural columns. Wider spacing gives more flexibility for racking layouts, aisle widths and equipment.

The "speed bay" in front of the loading doors is often wider to allow staging and forklift movement.

Office-to-warehouse ratio

Expressed as the percentage of total area finished as office. Most warehouse and distribution users prefer a modest office component; flex users often want more.

Excess office can increase rent and may not be usable for industrial purposes; too little may require build-out during the fixturing period.

Outside storage & yard space

Outside storage covers trailers, containers, equipment, materials or fleet parked outdoors. Many GTA municipalities limit or prohibit it, or permit it only in certain zones and with screening.

Never assume outside storage is permitted because a neighbour is doing it. Confirm the zoning by-law and any site-specific approvals for the property.

Industrial & employment zoning in the GTA

GTA municipalities each have their own zoning by-laws. Industrial land is commonly zoned under employment or industrial categories, for example light, general/prestige and heavy industrial classifications, with names and permitted uses that differ from city to city.

Provincial and regional planning policy designates "employment areas" intended to protect land for industrial and employment uses, which can limit conversions to other uses.

Zoning determines what you can do in a building: warehousing, manufacturing, outside storage, truck terminals, retail sales or office uses may each be permitted, restricted, or prohibited. Tenants should confirm through a municipal zoning review or a qualified planner before committing.

Rail access

Some GTA industrial properties have rail spurs connecting to main lines. Rail service suits bulk commodities, heavy materials and some manufacturers.

Rail access depends on the spur's condition, the rail carrier's willingness to serve it, and operating agreements, an existing track does not guarantee service.

Other features worth checking

Sprinkler system type (including ESFR systems for high-piled storage), floor slab thickness and flatness, lighting levels, heating, ventilation, drainage, roof condition, security, parking ratios and access to transit for staff.