Guy Rankin Creating Affordable Green Housing for Seniors

Cypresswood Estates is quickly attracting residents near retirement age, whose fixed budgets stand to stretch almost as far as the recycled concrete sidewalks encircling their Platinum LEED-certified apartments and villas. The ultimate in energy-efficient living, Cypresswood Estates offers active adults (55 and older) the opportunity to reduce their monthly utility bills by as much as 80 percent. They also get to enjoy the peace of mind that comes with quality homes built to minimize the impact to the environment.

A green approach is somewhat common among private builders who develop neighborhoods for upscale clients. But Cypresswood Estates is affordable housing, built for low- and middle-income populations by the Harris County Housing Authority, a public agency that often earns accolades for thinking outside the box.

"Lots of people hear that there's affordable housing going in and they immediately have a less-than-ideal picture of what that looks like," said Guy Rankin, the HCHA's executive director and CEO. "We work hard to change that image with every property we develop. At Cypresswood Estates, for example, we change the discussion to attractive, good-quality housing that's affordable, responsibly built and sustainable, and we start with something most of us can agree on: senior housing." As tens of millions of baby boomers approach retirement age in the next 5-10 years, Rankin explained, they need safe, decent, respectable housing - and many of them also need a break on their bills. "They're living on a fixed income," he noted.

The community's solar panels will generate power to meet up to 60 percent of the complex's projected energy needs. And several one- and two-bedroom units are designed for Net Zero energy usage, meaning they require no energy other than what the panels generate. Energy Star appliances in every unit include washers, dryers, dishwashers and refrigerators. Highly efficient HVAC systems, coupled with insulation materials such as Thermax and recycled cellulose, create the most energy-efficient units in Houston. Water usage is also greatly reduced: the 88 apartments and villas are equipped with low-flow plumbing fixtures, and a rainwater reclamation system channels rainfall from the roofs into storage tanks that supply drip irrigation for native, drought-tolerant landscaping.

Watermark Construction's Jim MacKinnon, who served as field supervisor on the project, had never before built a LEED-certified property in his 30 years in the industry. "It's relatively new, but it makes sense," he said. "And it really does benefit these residents who are a little older. %u2026 I mean, a fixed income is a fixed income! They don't need a $200- or $300-a-month energy bill. Some of these units are net zero - and there's no added charge for that," he noted.

The HCHA's approach to meeting the needs of a senior population seems to parallel its approach to anticipating standards for the homebuilding industry. "I know one of President Obama's goals is to encourage green building initiatives and sustainable communities," said Rankin, noting that green building is often talked about but rarely executed by public housing authorities.

Ahead of the curve, Cypresswood Estates stands out as the nation's first affordable housing for seniors that exceeds the criteria for Platinum LEED and Emerald Green certifications, the highest certifications available. "It's one thing to talk about building green and another to say, 'OK, here it is, built - construction closed out, seniors moving in,'" Rankin explained.

Largely due to Rankin's get-it-done attitude, Cypresswood Estates was recently named by the National Association of Home Builders as a finalist for the Multifamily Pillars of the Industry award, as an example of best green-building practices.

"From the reclamation of a foreclosed piece of real estate to redeveloping a fallen part of the city and putting back into that area for the benefit of the people who live here, to maintaining natural resources with water reclamation and indigenous drought-tolerant plants %u2026 Really, everything that people in our government like to see is incorporated here," MacKinnon said. Other environment-friendly, sustainable aspects of the site include walking trails and sidewalk surfaces made of recycled concrete. Green-certified kitchen cabinetry and wood products certified by the Forest Stewardship Council are used throughout. When possible, materials were purchased from within a 300-mile radius and construction waste was recycled. Several bicycle storage facilities and electric car charging stations promote a lifestyle that's healthier for residents and the environment. Each element adds points that help qualify the property for its green certifications.

The HCHA's achievement at Cypresswood Estates offers proof to the president, to HUD Secretary Sean Donovan, and to housing authorities across the country that building to Platinum LEED standards is feasible without overburdening the budget. All these features came at a cost that was only marginally higher (about 8 to 10 percent more per square foot) than a 90-unit community the HCHA built just months earlier. Rankin believes that the slightly higher cost is worth the long-term benefits that can be achieved if more housing authorities embrace green practices and materials in their multifamily and mixed-use communities.

"What we've learned on this build breaks new ground on issues important to America's future," said Rankin. "Cypresswood Estates could serve as a road map for President Obama as he begins to put more emphasis on environmental stewardship, new energy alternatives and the development of green industries."

Achieving firsts, influencing policy and possibly winning awards all come secondary to Rankin's main focus of serving populations in greatest need of housing in his Houston domain. "We weren't trying to be the highest-rated LEED property," said Rankin, "but building an environmentally sustainable property makes sense because LEED contributes to the quality, affordability and peace of mind we offer our seniors."

Cypresswood Estates is at 15331 Kuykendahl, Houston, TX 77090. To learn more about the community, call 281-580-LEED (5333) or visit www.cypresswoodestates.com.

By Jennifer Bell
As officials with the Harris County Housing Authority cut the ribbon on Cypresswood Estates, the nation's first "green" senior housing development, HCHA Vice Chair Walter Jones said he hoped the complex would lead the way for Houston and the rest of the country.

"If you didn't notice the solar panels, the low-flow commodes, or the drought-resistant grass you're walking on, take a look," Jones said. "This is a centerpiece of what this nation will have to do."

Cypresswood Estates is an 88-unit "affordable, sustainable" housing project for adults, 55 years of age or older, HCHA Executive Director Guy Rankin said. The complex has received a "Platinum" rating from the U.S. Green Building Council for its energy-saving features, Rankin said, which also save residents dollars.

There's no one more thankful for this than Shirley Dow, who was homeless before moving into Cypresswood Estates.

"This place was a blessing in disguise," Dow said. "I'm just so thankful, and I want everyone to come see my apartment...my light bill was only $38."

Passing along savings
In addition to saving energy, the complex was built with sustainable or recyclable materials, Rankin said. The trails and sidewalk surfaces are made of recycled concrete, cabinets in each unit are made from sustainable wood products certified by the Forest Stewardship Council, and a rainwater reclamation system channels rainfall from roofs into storage tanks, supplying irrigation for the landscaping.

U.S. Congresswoman Sheila Jackson Lee spoke to a crowd of building officials and residents Tuesday morning, and said that the building was "a dream come true."
"This place is so unique, I may be looking for spot...you recapture rainwater here. Isn't that amazing?" Lee said. "Some of the dollars here came from federal government, and I would love for President Obama to come and see what his resources have done."

The complex remains affordable for seniors on a fixed income due to the mix of public and private dollars that went into building, Rankin said. The initial cost of building Cypresswood Estates was around $14.7 million, he said.

"There are some units at thirty percent of the median price, at $380 a month, and you can go all the way up to $1275 a month," Rankin said.
Casey Wallace, chair of the HCHA board, said that no Harris County tax dollars went into building the complex, and the rent from residents will pay for the project.

"Green's expensive, right? That's what you keep reading," Wallace said to the crowd. "That's simply not true...we will recoup every penny we spent on this."

A stepping stone
Saul Ramirez, CEO of the National Association of Housing and Redevelopment Officials, said that the complex was a step in the right direction of providing "safe and affordable housing for all Americans, no matter where they are in life."

Ramirez emphasized that while Cypresswood Estates may just be one complex, it serves as a stepping stone for the nation.
"This is not just any old ribbon cutting, this is a launching point, a model for the rest of the nation to follow," Ramirez said. "Yes, we may have a divided government and we may be struggling to get of debt...but when I go back to Washington this afternoon, I can return with another example of how housing and development industries are leading the way for this nation's recovery."

Cypresswood Estates residents said while they enjoy saving energy and money, it's the community that sold them on the complex.
"I love it, and I wouldn't want to be anywhere else," said Doris Josey, 61. "I walked in and it felt like home."