citizenM

DTLA's First Modular High Rise

ROLE

Project Architect / DD-CA

OFFICE

Gensler Seattle

DURATION

2018-2021

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scope

11 story, 315 room hotel

Architect of Record for Architecture + Interiors

Design Architect - Concrete

overview

CitizenM is disrupting the hotel industry by altering the paradigm of the guest experience. These hotels rethink traditional hospitality, introducing affordable luxury to their tech-savvy “mobile citizens.”

CitizenM knows travelers want to spend time out in the city or public areas animated by locals, so the guest experience is prioritized over size. Yet even with smaller-than-average hotel rooms, all guestroom features are designed to be the very best: wall-to-wall windows, XL king-size beds, relaxing rain showers, and ambiance that be fully controlled by an iPad.

In an effort to continue to build on the brand’s ambitious rollout the company set its sights on Downtown Los Angeles to set a new precedent for what’s possible with innovative construction technologies in a complex urban infill site.

A vibrant hotel with a red sign, featuring ground-level amenities and artwork displayed in each window.

A colorful collage showcasing a variety of free-spirited individuals, reflecting the adventurous lifestyle of citizenM's clientele.

modular

The client's vision led us to adopt an modular approach. Modular construction refers to the design and construction of a building or portion of a building off-site in order to bring greater value to the project. In our case that meant fabricating fully fitted guestroom modules in China and shipping them to the site for assembly on a site-built podium.

repeat

The process is ideal for rollouts where large portions of each building are consistent from project to project and there is a high degree of repeatability. In the case of citizenM, it results in a design composed of roughly 80% repetitive elements (guestrooms) in conjunction with 20% of custom design (enclosure + lower level guest amenities). The process demands an exceedingly high level of coordination and decisiveness.

A vibrant array of Lego bricks symbolizing standardized elements, set above a highly custom, stylized lounge space.

Two corrugated metal hotel guestroom modules shown amongst a yard of typical shipping containers.

value

This incredibly innovative process had the potential to both increase speed to market and raise the quality of construction.

Increased Quality

Off-site construction takes advantage of a controlled shop environment to mitigate site impacts and allow for increased quality.

Speed to Market

Modular projects can be delivered 15-25% faster than conventional construction depending upon their size and complexity.

Reduced Waste

Off-site construction generates up to 25% less waste than traditional on-site building methods.

project stats

11

floors in the building: 2 conventional and 9 modular

27

modules on a typical guest room floor

7,500

miles traveled by sea to ship the modules from China to LA

Exploded axon of the three key building zones: the site built base, a typical modular guestroom floor and roof area.

Exploded Axo_ Site built Podium / Modular Guestrooms /

Site Built Roof

Two axonometric views of the front and back of the building featuring a square podium and an L-shaped tower.

Revit Model Views

schedule

Conventional construction follows a completely linear schedule sequence: permits are acquired, the site and foundations are developed, and then the building is constructed.

In modular construction these hard lines between phases are blurred as the modules are built in a factory concurrently with permit acquisition and site development.

Project schedule diagram showing a linear sequence of phases for traditional design and construction projects.

Diagram of a typical modular project schedule highlighting overlapping phases of modular construction, permit acquisition and site development.

design process

a module is part of a whole…

11 stories:

2 site built levels
315 keys in 9 modular levels

Three diagrams illustrating the building: the site-built portion highlighted in red, the modular section in blue, and the complete structure shown in full.

only so many can fit on site…

315 guestrooms:

3 guestroom room types
10 different guestroom structural cages

Typical modular guestroom floor plan with color-coding identifying like modules.

Typical Modular Level

The structural cages of six distinct guestroom modules showcasing a diverse range of lengths and widths.

Modular Structural Cages

so we'll design from the inside out and optimize how everything fits together…

Each modular system has its own tolerance built into it. This impacts the design of the room to room joints and their construction on site.

Guestroom hallway under construction with exposed wires and visible room-to room joints, highlighting modular system tolerances.

A crane lowers a guestroom module onto a concrete podium during construction.

we'll make sure to test our assemblies

Each fabricator's demising wall and floor to ceiling assemblies are unique systems that do not equate to a UL-listed assembly. They therefore must undergo testing to demonstrate their fire resistance. Conditions that fall outside of these tested assemblies will require engineering judgments to prove compliance. DTLA required 2 assembly tests and 13 engineering judgments.

A comprehensive grid displaying plans, axonometric views, and detailed drawings illustrates the extensive testing and documentation required to validate fire resistance of the unconventional assemblies.

...and remember material standards!

Foreign modular fabricators' procurement groups will not be well-versed in US shop and submittal processes and standards. Partnering throughout design and construction is required to ensure a compliant product

Logos representing the LA Department of Building and Safety, CAL Green, and the California Department of Public Health, each governing distinct aspects of building compliance requirements.

…but it still has to make it here by land AND by sea

Each module is built to be stiff for transport and install and built to be flexible once on site to accommodate seismic forces.

Diagram depicting a cargo ship transporting hotel modules, with its journey from China to Los Angeles traced by a red line on a map.

Side view of a cargo ship docked at port, loaded with hotel modules ready for transport.

Photo of a guestroom module on a flatbed truck, with a crane positioning it for attachment and lifting into place.

…then it's time for rigging & setting

As multiple modules are set at each level to they need to be surveyed to verify corridors are straight and level and exterior walls are true.

Aerial view of the construction process, highlighting the rigging and setting of modules onto a concrete podium, ensuring corridors and exterior walls are straight and level.

…and finally don't forget about the gaps in between

The firestopping and waterproofing were contained in the site-built scope. Both occur level-by level with mod setting. 22 fire joint engineering judgments were needed for the project!

Front view of a 3x3 grid of modules, accompanied by a close-up detail of a joint, showcasing the firestopping and waterproofing elements constructed on-site and installed level by level.

permitting +
approvals

Perhaps the most critical action item was to ensure that all parties (state and local reviewers and inspectors) understood state law (where defined) and were at the table for the modular scope split and documentation negotiations. This translated to numerous meetings and extensive scoping documents to guarantee everyone was on the same page.

A detailed matrix displayed alongside a wall of Post-it notes, outlining the documentation required to secure approval from authorities having jurisdiction on the modular scope division.

results

CitizenM DTLA speaks to the innovation possible with new design methodologies. The team successfully took a module that wanted to be one size fits all proved it could address the complexities of the urban environment.