Guide to Commercial Building Types & Construction Approach
There are a wide range of buildings in commercial construction, and knowing the differences can help you make smarter building or investment decisions. In this guide, we break down the seven most common types of commercial buildings and the standard approaches to constructing them.
1. Office Buildings
Types: Low-rise, mid-rise, and high-rise buildings used for business operations.
Construction Approach:
Office buildings often prioritize flexibility, natural light, and energy efficiency. Steel or reinforced concrete is commonly used for the structural frame, while curtain walls or glass facades give these buildings their modern aesthetic. Interior build-outs vary depending on tenant needs and can include raised flooring, modular walls, or open-plan layouts.
Example: Summit Design + Build recently completed 1040 W Fulton, a new five-story, 42,000 square-foot office building with ground-floor retail, a green roof, and basement parking located in Chicago’s Fulton Market District. Floors four and five serve as Summit Design + Build’s new headquarters. This project is a showplace of modern wood construction, as it is the first multi-story mass timber building in Chicago in 50 years.
The building features a hybrid construction system that accommodates two floors of parking in the basement and first floor using Type I-A construction with fire separation, while the office floors utilize Type III-A heavy timber construction. The framing system includes glulam columns, girders, and beams, with steel columns and beams supporting the brick exterior walls. The floor assembly incorporates a two-inch topping slab, and the building is fully sprinklered.
Summit chose heavy timber construction to honor the neighborhood’s meatpacking district history, where many buildings were originally built with raw milled heavy timber. The design and framing plan aligned perfectly with the use of timber, blending historic materials with modern construction methods.
2. Retail Buildings
Types: Strip malls, shopping centers, big-box stores, and standalone storefronts.
Construction Approach:
Retail buildings are designed with visibility, foot traffic, and accessibility in mind. These structures are typically single-story and use steel or CMU (concrete masonry units) construction for cost efficiency. Large open floor plans, storefront glazing, and ample parking are key features.
Example: Summit Design + Build completed an adaptive reuse project on a prominent two-story building along Oak Street, transforming it into a high-end retail store. The project included a full interior renovation featuring a glass floor system and 10 to 12 distinct retail environments with unique finishes requiring precise coordination. The exterior façade was fully replaced with a modern mix of curtainwall, stone panels, and metal panels.
Despite an aggressive 6-7 month schedule, the team expertly managed long lead times for custom materials including the curtain wall, stone panels, and a two-story LED screen wall. Energy-efficient LED lighting was installed, and the design team preserved existing equipment where possible to reduce waste. This project exemplifies Summit’s ability to deliver sophisticated, quality retail spaces within tight timelines in some of Chicago’s busiest commercial corridors.
3. Industrial Buildings
Types: Warehouses, distribution centers, manufacturing facilities, and flex spaces.
Construction Approach:
Functionality is the top priority. These buildings often require high clear heights, wide column spacing, dock access, and heavy-duty flooring. Pre-engineered metal buildings (PEMB), tilt-up concrete panels, and steel framing are commonly used for speed, scale, and durability.
Example: Summit Design + Build delivered a 91,000 square-foot, $24 million foodservice distribution facility for Testa Produce in the Chicago area. This project is on track to become the nation’s first foodservice distribution center to achieve LEED Platinum certification, incorporating numerous sustainable features such as a 45,000-square-foot barreled vegetated roof, solar-heated hot water, 180 photovoltaic solar panels, and a 238 foot, 750 kW freestanding wind turbine, the first of its kind in Chicago.
The project revitalized a long-vacant brownfield site using innovative foundation solutions and overcame significant political and design challenges related to the wind turbine and rainwater harvesting systems. Safety was prioritized throughout, especially around a complex ammonia refrigeration system and contaminated soil. The facility reduces utility consumption by over 60 percent, uses energy-efficient LED lighting, and incorporates recycled materials throughout. Delivered on schedule despite union strikes and weather delays, this facility sets a new standard for environmentally sensitive industrial construction.
4. Hospitality Buildings
Types: Hotels, motels, and resorts.
Construction Approach:
Hospitality projects combine aesthetics with performance. The structure might be steel or concrete, especially in high-rise hotels, while wood framing may be used in smaller or suburban locations. Interiors often require high levels of finish, coordinated MEP systems, and amenities such as pools, kitchens, and conference rooms.
Example: Summit Design + Build served as Construction Manager Agent for the Springhill Suites by Marriott at 2353 S Wentworth in Chicago’s Chinatown. This 146-room, six-story hotel features a four-story steel structure built atop an existing two-story concrete parking garage.
The project overcame significant site logistics challenges due to limited access and crane placement restrictions. A 500-ton crane with a luffing jib extension was deployed to reach the full 400-foot building length, requiring steel erection to be sequenced in two phases. The building was engineered to support the crane when laid down overnight. Crane erection and dismantling involved closing portions of 24th Street and coordinating with city officials and neighbors.
The project successfully topped out the steel structure and completed façade and interior work on schedule. The Springhill Suites opened as planned in early 2021, delivering a high-quality hospitality space in a dense urban environment.
View SpringHill Suites Project
5. Healthcare Facilities
Types: Medical office buildings, urgent care centers, clinics, and surgical centers.
Construction Approach:
These spaces must meet strict building codes and regulatory standards. Construction involves complex MEP coordination, infection control planning, and specialized build-outs for medical equipment. Speed to market and patient comfort are often top priorities.
Example: Summit Design + Build completed the build-out for Prenuvo, a cutting-edge medical imaging clinic in Chicago. The project required precise coordination of advanced medical equipment installation, strict adherence to healthcare regulations, and meticulous MEP integration to ensure a clean, patient-friendly environment. The design emphasized patient comfort and operational efficiency, delivering a high-tech facility on an accelerated timeline. Summit’s expertise in healthcare construction ensured that Prenuvo’s specialized needs were met, creating a space that supports advanced diagnostics in a welcoming atmosphere.
6. Multifamily Residential Buildings
Types: Apartment complexes, condominiums, and mixed-use buildings.
Construction Approach:
Multifamily construction varies by scale. Low- to mid-rise projects often use wood-frame construction over a concrete podium. High-rises require reinforced concrete or steel framing. Soundproofing, fire ratings, and egress paths are major considerations.
Example: Located in Chicago’s West Loop, 1400 Monroe offers 42 luxury new-construction residences featuring two- and three-bedroom units with designer finishes. The building’s gray brick cladding and matte metal accents reflect the neighborhood’s industrial character. Interiors include nine-foot ceilings, oversized loft-style windows, bathrooms with high-end fixtures, custom kitchens equipped with Thermador, Bosch, and Franke appliances, and smart home technology.
The project team overcame design and construction challenges through strong collaboration, ensuring high-quality finishes while integrating modern conveniences such as elevator access, garage parking, storage lockers, a bike room, and dog-washing services. Private balconies and terraces enhance urban living. The project was completed efficiently, meeting owner expectations for budget and schedule while delivering a distinctive residential community that blends thoughtfully with its vibrant surroundings.
7. Mixed-Use Developments
Types: Buildings that combine retail, office, and residential uses.
Construction Approach:
These projects require careful zoning coordination and structural planning to support different uses on different levels. Podium-style construction is common, with commercial on the ground floor and residential or office space above. Shared utilities, parking, and amenities introduce added complexity.
Example: Summit Design + Build completed a mixed-use project featuring a 120-unit apartment building in Evanston. The building includes a variety of unit types — studios, one and two bedroom apartments — with amenities such as a fitness room, co-working spaces, and a roof deck equipped with grills, a dog run, pergola, and seating areas. Ground floor retail space opens onto an exterior patio, enhancing street level engagement.
Built on a tight site occupying the entire lot, the project required precise crane maneuvering to erect the full 22,000 square foot floor plates. Sustainability was prioritized through multiple green roofs and on site rainwater detention and infiltration tanks, aiming for Green Globes certification with two globes. Located along Main Street and adjacent to a Metra line, this development provides much needed housing with excellent transit access, positively impacting the community.
