Examples of Type 3 Construction in Construction in USA

Introduction to Type 3 Construction in the United States

Type 3 construction, also known as ordinary construction, is widely recognized in the United States as a practical, code-compliant building method that merges non-combustible exterior walls with combustible interior components. It is subdivided into two classifications: Type IIIA and Type IIIB, each defined by specific fire-resistance ratings as per the International Building Code (IBC). Type IIIA includes protected combustible construction with a higher level of fire-resistance, while Type IIIB includes unprotected combustible elements with reduced fire requirements.

Across the country, this construction type supports a broad range of building applications, particularly in urban infill developments, mixed-use projects, and low- to mid-rise residential buildings. Below, we explore real-world examples of Type 3 construction in construction in the USA, highlighting how this classification is implemented in various sectors.

Multifamily Residential Developments Using Type 3 Construction

Example 1: 5-Over-1 Apartment Buildings

One of the most prevalent examples of Type 3A construction is the “5-over-1” multifamily configuration, commonly seen in major cities such as Los Angeles, Denver, Chicago, and Seattle. These structures consist of five stories of wood-frame construction (Type IIIA) over a Type I or Type II concrete podium that houses parking, retail, or lobby areas.

• Exterior Walls: Non-combustible materials like CMU (concrete masonry units) or brick veneer
• Interior Framing: Fire-retardant-treated wood (FRTW)
• Fire-Resistance: 1-hour rated floor and roof assemblies
• Fire Protection: Full NFPA 13 sprinkler systems integrated

This model is especially favored for its affordability, speed of construction, and zoning flexibility in high-density urban areas.

Example 2: Student Housing Complexes

University campuses throughout the U.S. are embracing Type 3 construction to meet the increasing demand for student housing. Institutions like Arizona State University, University of Florida, and Oregon State University have constructed multi-story dormitories utilizing Type IIIA construction, combining durability, cost-efficiency, and fire safety.

Key features include:

• Non-combustible corridors and stair enclosures
• Fire-rated wood-framed demising walls between units
• Enhanced life-safety systems with smoke alarms and sprinkler coverage

Mixed-Use Buildings Incorporating Type 3A Construction

Example 3: Urban Infill Mixed-Use Projects

In cities like San Francisco, Washington, D.C., and Austin, developers frequently rely on Type IIIA construction to deliver three- to five-story buildings that integrate ground-floor commercial spaces with residential apartments above.

• Exterior cladding consists of non-combustible options such as fiber cement panels, brick, or EIFS over metal studs
• Interior units constructed with wood-framed walls and floors, protected with Type X gypsum board
• Building Height: Up to 75 feet when sprinklers are present and allowed by zoning
• Code Allowances: Area and story increases through IBC Section 506.2 and 504.2

This approach allows developers to maximize building footprints on limited urban parcels without incurring the cost of steel or concrete construction.

Educational and Institutional Buildings Built with Type 3 Construction

Example 4: Charter and Private Schools

Many charter and private schools in regions such as Florida, Texas, and California utilize Type 3A construction for their facilities. These structures often range from one to three stories and are built quickly using fire-rated wood-frame systems.

• Fire separation walls between classrooms and corridors
• Exterior CMU or concrete panel walls
• Sloped wood-framed roof structures
• Mechanical rooms encased in 2-hour fire-resistive enclosures

Type IIIA offers an effective solution for institutions requiring rapid occupancy, especially when public bond funding or charter contracts place restrictions on cost and timelines.

Retail and Light Commercial Structures Using Type 3B Construction

Example 5: Strip Malls and Small Retail Centers

In suburban areas like Phoenix, Atlanta, and Columbus, many retail strip centers fall under Type IIIB construction. These buildings generally feature:

• Single-story or two-story layout
• Masonry exterior walls
• Open-web wood trusses for roof structures
• Minimal interior fire-resistance requirements

Though Type IIIB allows combustible materials in floors and roofs without mandatory hourly fire ratings, developers often install sprinkler systems to offset code limitations and meet insurance requirements.

Government and Community Structures in Type 3

Example 6: Fire Stations and Libraries

Many municipal fire stations, libraries, and community centers—particularly in smaller towns and cities—are built using Type IIIA construction. These facilities are often designed for civic identity, yet constructed cost-effectively.

• Load-bearing CMU walls
• Wood roof trusses with fire-retardant treatment
• Reinforced concrete floors
• Heavy timber accents or exposed framing (if permitted and protected)

Because they serve the public, such buildings incorporate advanced fire suppression systems, two-hour stairwells, and emergency communication infrastructure to align with life safety mandates.

Affordable Housing Initiatives Featuring Type 3 Construction

Example 7: HUD and LIHTC-Funded Developments

Affordable housing financed by programs like HUD Section 8 or Low-Income Housing Tax Credit (LIHTC) commonly use Type 3A construction for multi-family apartment buildings ranging from three to five stories.

• Pre-manufactured wall panels using FRT wood
• Site-built or modular units with fire-rated floor-ceiling assemblies
• Open balconies and breezeways with rated protection
• Compliance with accessibility codes (ADA) and energy standards (IECC)

This construction type helps non-profit housing authorities and community developers to deliver safe, code-compliant, and affordable units under tight budgets.

Hotels and Hospitality Projects Constructed Under Type 3

Example 8: Mid-Scale Hotels (Limited Service)

Many 3- to 5-story hotels, such as those branded by Hilton Garden Inn, Holiday Inn Express, or Marriott’s TownePlace Suites, are designed using Type IIIA construction. These hotels are typically found near airports, along highways, and in business districts.

• Exterior walls: Brick veneer over wood or steel studs
• Interior: Fire-rated wood trusses, gypsum-protected framing
• Amenities: Fire-rated shafts for elevators and HVAC, sprinklered corridors
• Guestroom separation: 1-hour demising walls with acoustic and fire insulation

Type 3A construction allows hoteliers to maintain branding standards while optimizing build-out speed and budget constraints.

Design Strategies That Enable Successful Type 3 Construction

Across all the examples listed, successful implementation of Type 3 construction depends on:

• Code compliance with IBC Chapters 5–7
• Integration of NFPA 13 sprinkler systems
• Use of UL-listed fire-resistive assemblies
• Coordination of fire-stopping at penetrations
• Detailing of parapets, eaves, and floor separations

Design professionals must ensure careful coordination between architectural, structural, and MEP disciplines to avoid field conflicts that can undermine the building’s fire performance.

Conclusion

Examples of Type 3 construction in the USA are visible across a wide array of building types—from urban apartments and student housing to schools, retail centers, and hospitality developments. This construction classification balances cost, speed, and code compliance in a way that supports the diverse needs of developers, public institutions, and communities. Whether implementing Type IIIA for increased fire protection or Type IIIB for reduced cost and complexity, this construction method remains a cornerstone of the American built environment.

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