Type 3 Building Construction Examples in Construction in USA

Overview of Type 3 Building Construction in the USA

Type 3 construction, also referred to as ordinary construction, is one of the five construction types outlined in the International Building Code (IBC). It is commonly used across the United States for low- to mid-rise buildings that require non-combustible exterior walls but allow interior elements such as floors, roofs, and partitions to be made from combustible materials like wood. This classification is divided into two subtypes: Type IIIA, which includes protected combustible components, and Type IIIB, which allows unprotected structural elements.

The widespread application of Type 3 construction in the U.S. has led to a diverse range of buildings in both urban and suburban environments. Below, we examine real-life examples of Type 3 building construction in the United States, including their structural characteristics, code compliance features, and common use cases.

Multifamily Residential: Five-Over-One Apartment Buildings

Urban Infill Projects in Major Cities

One of the most recognizable examples of Type 3 building construction is the “five-over-one” configuration, which consists of five stories of wood-framed construction (Type IIIA) built above a concrete podium (Type I). This setup is popular in cities such as Los Angeles, Portland, Seattle, and Chicago due to its code flexibility, cost-efficiency, and high-density capacity.

• Exterior Walls: Constructed using CMU blocks or metal studs with fire-rated sheathing
• Interior Structure: Uses fire-retardant-treated wood (FRTW) to achieve 1-hour fire resistance
• Common Occupancies: Apartments, condominiums, senior housing
• Amenities: Ground-floor retail, lobbies, gyms, leasing offices

Sprinkler systems (NFPA 13) and fire-rated stairwells and corridors ensure that these buildings meet all local fire safety standards.

Student Housing and University Dormitories

Campus Living with Type IIIA Construction

Many universities across the U.S. have adopted Type IIIA construction for student housing projects due to its speed of construction and adaptability. Locations such as the University of Oregon, Arizona State University, and the University of Florida feature multi-story student housing built under this classification.

• Layout: Typically three to five stories of FRTW-framed living units
• Fire-Resistant Partitions: Used to separate each dormitory unit
• Exterior Cladding: Brick veneer or fiber cement panels to maintain aesthetic and fire code compliance
• Interior Safety: Integrated fire alarms, smoke detection, and sprinklers in all common areas and units

These buildings support dense student populations while maintaining high levels of life safety and structural integrity.

Affordable Housing Projects

Tax Credit and HUD-Funded Developments

Affordable housing developments, funded through programs like the Low-Income Housing Tax Credit (LIHTC) or HUD, frequently use Type 3 construction to balance code compliance with tight budget constraints.

• Examples: Projects in Minneapolis, Denver, Charlotte, and Detroit
• Building Heights: Typically 3–4 stories
• Construction Material: Engineered lumber with fire-resistive gypsum protection
• Code Features: Two-hour fire-rated demising walls between units, 1-hour corridor walls, and protected roof assemblies

Type IIIA is often favored because it enables affordable developers to maximize unit count while ensuring fire-resistance and egress compliance.

Charter Schools and Educational Facilities

Rapid-Delivery Schools in Expanding Communities

In fast-growing suburban regions, charter schools and private educational facilities are often constructed using Type 3 methods. These buildings provide safe and affordable learning environments with quick turnaround from design to occupancy.

• Examples: School campuses in Austin, Texas, Sacramento, California, and Atlanta, Georgia
• Fire-Rated Assemblies: Classroom-to-corridor walls, fire-rated mechanical shafts
• Height: One to three stories depending on jurisdiction and lot size
• Construction Systems: Panelized or modular FRTW components for classrooms and administration areas

This construction type supports flexibility for future expansion while meeting strict life safety requirements for children and staff.

Mixed-Use Developments

Combining Retail and Residential in One Building

Many downtown cores and revitalized neighborhoods feature Type 3 mixed-use buildings, which pair street-level commercial tenants with residential or office units on upper floors.

• Cities: Brooklyn, Washington, D.C., Salt Lake City, and San Antonio
• Structure: Type IIIA wood construction above a Type I or Type II concrete base
• Retail Features: Steel storefront systems and fire-rated demising walls between tenant spaces
• Residential Portion: Units separated by fire-rated wood-framed assemblies

These projects promote walkability, urban density, and economical use of space, with careful attention to fire-resistive design standards.

Light Commercial and Retail Centers

Suburban Strip Malls and Office Spaces

In suburban developments, strip malls, small office buildings, and standalone retail stores often fall under Type IIIB construction, where exterior walls are non-combustible, but interior elements may be unprotected.

• Material Use: Masonry exterior walls with wood truss roofs
• Fire Separation: Retail bays separated by 1-hour fire partitions
• Common Uses: Banks, clinics, restaurants, and grocery stores
• Code Considerations: May not require full sprinkler coverage if below square footage thresholds

This model offers developers and landlords a low-cost, code-compliant solution for multi-tenant commercial space.

Hospitality Sector: Mid-Rise Hotels

Branded Hotels in Urban and Suburban Areas

Three- to five-story hotels, including brands like Hampton Inn, Holiday Inn Express, and Hilton Garden Inn, are often constructed using Type IIIA systems.

• Layout: Hotel guest rooms on upper floors, lobby and service areas on ground floor
• Materials: FRTW with Type X gypsum fire-protective finishes
• System Integration: NFPA 13 sprinkler systems, smoke control zones, rated exit stairs
• Locations: Found near airports, highways, and in revitalized downtowns

This construction method ensures speed of delivery, cost control, and adherence to franchise requirements for safety and design.

Fire Stations and Public Works Buildings

Essential Government Services

Municipalities across the U.S. often use Type 3 construction for fire stations, public safety buildings, and maintenance depots.

• Structure: Masonry or concrete exterior walls, wood-framed roofs
• Functional Requirements: Durable apparatus bays, bunk rooms, and communication centers
• Locations: Common in rural towns and small urban districts
• Fire Safety: Fire-resistant walls between garage and living quarters, dedicated egress paths

These buildings serve critical roles in public safety while remaining economical and scalable.

Design Considerations for Type 3 Construction Projects

To ensure code compliance and successful implementation, designers must address the following:

• Parapet Fire-Rating Requirements: As per IBC Section 705, where roof and wall interfaces must resist vertical flame spread
• Opening Limitations on Property Lines: Restricting unprotected openings based on distance to adjacent buildings
• Combustible Concealed Spaces: Treated using firestopping, draftstopping, and cavity barriers
• Shaft and Stair Enclosure Ratings: Two-hour protection for vertical access elements

Coordinating with engineers, code consultants, and local officials is essential to navigating complex fire and structural requirements.

Conclusion

Type 3 building construction examples in construction in USA span a broad spectrum of real-world applications, from urban multifamily housing and student dormitories to affordable housing, mixed-use buildings, and commercial developments. This construction type continues to evolve with innovations in fire protection, engineered wood products, and modular building technologies, making it an ideal choice for code-compliant, cost-effective, and rapidly constructed structures throughout the country.

Always consult with a licensed architect, structural engineer, or local code official for project-specific requirements.