PART 2: HMX-1 – A Blueprint for Affordable Housing Collaboration Then and Now
In my previous post, I discussed the need for all of us – community leaders, developers, building designers, urban planners, builders, subcontractors, and other industry professionals – to come together and think creatively about ways to solve the current affordable housing crisis that plagues many communities. Today, I’d like to expand on that a bit further.
Last year, my company celebrated our 40th year in business here in Colorado Springs, but something that has stuck with me for all these decades was a home model I saw near the very beginning of my career. It feels just as relevant today as an example of professionals who came together then to come up with a creative solution to the very same problem we face now.
That model was the HMX-1 prototype that was on display at the National Association of Home Builders (NAHB) convention in Las Vegas in 1982. I remember the model being the most popular exhibit at the event, with a newspaper clipping even stating that it drew a massive crowd every day of the convention, with a forty-minute wait to tour it even on Super Bowl Sunday.
The Origins of HMX-1:
The HMX-1 model was an experimental housing idea commissioned by Housing magazine that sought to provide smaller homes at higher densities, and catered to singles, child-free couples, small families, and empty nesters. They brought together a team of experts – from renowned architect Barry Berkus, to builder Roger Holloway, to top professionals in interior design, landscaping, and marketing – all to figure out a way to plan, site, and market smaller homes at higher densities.
HMX-1, Housing, February 1982. The HMX-1 home model was a testament to the collaborative efforts of the team. These homes were carefully designed to be under 1200 square feet, allowing for higher densities, even up to 20 homes per acre when appropriately sited. The compact yet functional design aimed to create comfortable living spaces that appealed to the target demographic. By using innovative architectural and interior design strategies, HMX-1 demonstrated that smaller, more affordable homes could still provide a high quality of life.
The HMX-1 housing model that debuted at the NAHB was a breakthrough in the 1980s – also a time of sky-high interest rates – and it can serve as an inspiration for architects and builders looking to provide affordable housing today. The homes were designed to be 969 square feet, with the option of including a detached office/bedroom of 213 square feet and a 154 square foot loft. The floor plan of the display model included two bedrooms, three baths, a living room, kitchen, a greenhouse, and a carport, and was meant to be accessible for low and moderate-income families. A variety of creative siting options were illustrated, allowing the homes to work at densities as high as 20 homes per acre. This strategy helped to increase affordability while preserving the surrounding natural environment.
One of the most significant challenges in building affordable housing is finding the right balance between cost and quality. With the HMX-1 model, the team sought to keep costs low while maintaining high-quality standards. They achieved this by creating a standardized floor plan that could be easily customized, reducing construction costs and increasing efficiency. The use of prefabricated materials also helped to reduce waste and decrease construction time, further lowering the cost of the homes.
Barry Berkus has been a major influence on me as a building designer, so I especially enjoyed understanding the way he took on this project. The models could easily be adapted to a variety of architectural styles and climates by changing out the window sizes and shapes, the building materials, the rooflines, and the chimney locations. By using precut and prefabricated materials, Barry Berkus estimated that the homes would cost around $35 per square foot to build back in 1982, even in the pricier Southern California market where he worked.
Another challenge to building affordable housing in any decade is financing. In many cases, developers struggle to secure funding for their projects, which can lead to delays and increased costs. However, the HMX-1 model was designed to address this challenge by incorporating market research into the planning process. The team conducted extensive market research to understand the needs and desires of potential buyers and created a marketing strategy that focused on the unique features of the homes. This helped to create demand for the homes, making financing more accessible.
Lessons for Today's Affordable Housing Challenges:
Although HMX-1 was introduced decades ago, its principles of collaboration and innovation still hold relevance today. As architects and building designers, we can learn valuable lessons from this blueprint for affordable housing:
Embracing Interdisciplinary Collaboration: HMX-1's success stemmed from the diverse expertise of its team members. By fostering collaboration between architects, builders, interior designers, landscapers, and marketers, we can develop holistic and comprehensive solutions to address the complex challenges of affordable housing.
Designing Efficient and Functional Spaces: HMX-1 demonstrated the importance of maximizing space utilization in smaller homes. By employing thoughtful design strategies, such as open floor plans, smart storage solutions, and multipurpose areas, we can create homes that are both affordable and highly functional.
Considering Site Planning and Density: Careful site planning was a crucial aspect of HMX-1's success. By optimizing land use and density, we can create more affordable housing options without compromising on quality. This involves exploring innovative housing configurations, mixed-use developments, and utilizing available land resources effectively.
Prioritizing Affordability without Sacrificing Quality: HMX-1 proved that affordable housing can still be aesthetically pleasing and offer a high standard of living. By incorporating cost-effective materials, sustainable design practices, and energy-efficient features, we can ensure that affordable homes are comfortable, environmentally friendly, and durable.
When I found my original copy of Housing magazine to remember what it was about HMX-1 that made such an impact on me and the many conference attendees that year, I was inspired anew by the innovative solutions that were used to address the challenges of building affordable housing. By creating smaller homes at higher densities, utilizing prefabricated materials, and conducting extensive market research, the team was able to create a successful and sustainable model for affordable housing.
Today, we face a new set of challenges in providing affordable housing, but the lessons learned from the HMX-1 model can still be applied. As architects, designers, and builders, we must continue to innovate and find new ways to make housing more affordable and accessible to everyone. By working together and learning from past successes, we can create a brighter future for communities in need of affordable housing.
As with the HMX-1 model, I believe that the best way to achieve an end result of affordability is to get everyone from the team on board so the overall goal is baked-in from the beginning to the end. For a good, all-inclusive resource on affordability tips from design to construction, I recommend Building an Affordable House: Trade Secrets to High-Value, Low-Cost Construction, by Fernando Pagés Ruiz.