The City of Beaumont's Consolidated Plan presents a strategic vision for housing and community development. It includes a one-year action plan for spending approximately $3.4 million of HUD grant funds in 1995. These funds will primarily be spent on housing and neighborhood livability activities.
The development of the Consolidated Plan involved mutual cooperation between
city staff, the Beaumont Housing Authority, and local agencies concerned with
housing needs. The City of Beaumont and the Beaumont Housing Authority are the
primary agencies administering HUD funds received by the jurisdiction. The
city was designated as the lead agency in this process. Two public hearings
were conducted after being publicized in the local newspaper. Also copies of
the draft Consolidated Plan were available for public review and comment 30 days
before the hearings.
Beaumont, Texas is located on Interstate 10, 85 miles east of Houston and 280 miles west of New Orleans, Louisiana. It is located approximately 35 miles north of the Gulf of Mexico. Historically, the city's primary economic base has been the petrochemical industry. This remains true today. Beaumont also ranks as one of the largest Texas ports in total ship tonnage handled. Other industries include lumber, pulp and paper mills, rice mills, and most recently, correctional services. Beaumont's population has remained relatively stable since 1960. This is evidenced by the following information from the U.S. census from 1960 through 1990:
Year Population
1960 119,175
1970 117,548
1980 118,102
1990 114,323
Following a national trend, Beaumont's population has steadily aged. In 1960 the median age was 29.0. Today the median age is 32.8 years.
The city's ethnic composition is as follows:
White 55.0%
Black 41.2%
Hispanic 1.9%
American Indian 0.2%
Asian/Pacific Islander .0%
Median family income in 1990 was $31,147. By 1993 it had risen to $35,600. In 1994 it was $36,000. Median family income in Beaumont is presently $37,300.
There continues to be a need for affordable replacement housing in Beaumont. Replacement housing is needed to compensate for the continuing loss of housing units due to demolition, destruction by fire, abandonment, and conversion to non-residential uses. Beaumont's total supply of housing increased from 47,065 units in 1980 to an estimated 49,021 units in 1990; an increase of 4 percent. Conversely, approximately 2,500 residential units have lost during this time.
Also, one of the city's largest public housing complexes was recently sold to the Port of Beaumont. This complex, which abuts the port will be demolished and the property will be used for the expansion of the port's facilities. This situation further identifies the need for affordable replacement housing in the city.
The housing needs for the growing elderly population include small, affordable cottage type homes or rental units. Frail elderly persons and their families need hospice type housing and extensive supportive services. These supportive services include persons to cook, clean, and provide in home health care, etc. Group homes would not only provide shelter, but would also provide counseling and supportive services to these persons.
The greatest number of very low-income households with housing problems are renters in the "large related" category, (households made up of five or more related individuals). The majority of other low-income households with any housing problems also fall in the category of renters in the "large related category."
Among low- and moderate-income households, cost burden occurs chiefly among small related households with very low-incomes. These tend to be renter households. Severe cost burden occurs mostly among large related households with very low incomes. These households also tend to be renter households.
While 44 percent of all renter households have housing problems, 57 percent of Black renter households have problems and 44 percent of Hispanic renter households have housing problems. Black households in the very low-income category have a significantly disproportionate need for housing assistance than other groups in the city. Overcrowding and substandard housing conditions occur mostly among the very low-, and low-income groups.
The jurisdiction had 49,021 total housing units in 1990, 88 percent of which were occupied. Owner occupied units comprised 60 percent of the total occupied units, while renter occupied units made up 40 percent of the total.
Although many homes have been rehabilitated through the years, generally, Beaumont's housing stock is relatively old. The new home construction has not kept pace with the need. This is especially true concerning multi-family housing.
It is estimated that approximately 5 percent of both rental units and owner occupied units are in substandard condition. It is also estimated that approximately 20 percent of both rental units and owner-occupied units are substandard but suitable for rehabilitation.
According to the 1994 community profile, compiled by the Beaumont Chamber of Commerce, the average purchase price of a 1,500 square foot home in a middle class section of Beaumont is $84,500. The average rental cost for a two-bedroom apartment in a middle class section of Beaumont is $500 per month. The 1990 census reports that the mean value of homes in Beaumont is $57,000, while the mean contract rent is $283.
Cost burden occurs chiefly among small related households with very low-incomes. These tend to be renter households. Severe cost burden occurs mostly among large related households with very low-incomes. These households also tend to be renter households.
At any given time, 1230 individuals are homeless in Beaumont. Based on a count taken in 1992, approximately half of these individuals are unsheltered. Eighty-one percent of unsheltered persons are members of homeless families. The vast majority of homeless single adults are male. The ethnic breakdown of homeless persons follows:
Sheltered Unsheltered
White 46% White 20%
Black 42% Black 74%
Hispanic 11% Hispanic 6%
The City of Beaumont has approximately 150 emergency shelter beds, of which 52 are devoted to women and children. Some transitional programs are geared specifically toward special needs populations such as veterans, persons with mental illness, or individuals with substance abuse problems. A critical need exists for permanent supportive housing environments for homeless and non-homeless with special needs, such as the frail elderly, persons with disabilities, and persons with HIV/AIDS.
The Beaumont Housing Authority operates the following housing programs:
Program No. of Units
Low Rent Housing 808
Section 8 Existing and Vouchers 1,153
Section 8 Moderate Rehabilitation 138
Section 8 New Construction 300
Section 202 150
One hundred fifty units of previously abandoned public housing is scheduled for demolition in the coming year. It is anticipated that these units will be replaced newly constructed ones. Sixteen percent of public housing units were reported as vacant in early 1994. The Section 8 program currently has a waiting list of 1,200 persons. The distribution of bedroom sizes in the BHA's low-rent program are as follows:
Service providers for special needs populations indicated the following needs, in addition to affordable housing:
The jurisdiction does not believe that there are any public policies that affect the cost of housing. Neither does any city policy negatively impacts incentives to develop, maintain, nor improve affordable housing, nor the return on residential investment.
In accordance with the Fair Housing Act, the City of Beaumont adopted a Fair Housing Ordinance in 1987. The city has an in-house Fair Housing Officer. The City of Beaumont reviews the complaints received annually and ascertains the nature of the complaints to see if staff can resolve the problems. This acts to reduce the number of complaints that have to be forwarded to the State Fair Housing Officer. The City of Beaumont will make every effort to affirmatively further fair housing.
Lead-based paint hazards are most prevalent in homes built before 1980. There are many such homes in Beaumont. Inhabitants of these older homes are usually low-income persons who cannot afford newer housing. Since there has been very little multi-family new construction here, moderate- and low-income renters also usually inhabit the older multi- family complexes. It is estimated that 85 percent of moderate- and low-income families here live in homes that have some level of lead based paint present.
Community development needs with a high or medium priority include the need
for youth/neighborhood centers, youth services, and business and expansion.
Specific housing and community development objectives in Beaumont include the following:
Priority efforts will be given to projects that act to rehabilitate areas outlined in the Community Development Strategy Area. Further, the greatest priority will be given to projects that facilitate an increase in homeownership opportunities for low- and moderate- income citizens. Next in priority are projects that will aid in the expansion of public facilities located in the strategy area. Third is the provision of services to the homeless, those threatened with homelessness, and those in need of special and supportive housing and services. Lastly, attention will be focused to promote economic development and other actions that act to eliminate slum and blight in neighborhoods.
Specific housing priorities include the rehabilitating existing homes of low- and moderate- income owners, increasing the supply of affordable housing and reducing cost burdens for low-income households, helping public housing residents to become more self-sufficient, increasing housing choice for low-income and minority residents, and addressing the unique needs of large families, the elderly, and persons with disabilities.
Priorities for homelessness alleviation include providing an adequate emergency shelter, and providing temporary shelter and services to homeless persons.
The priority for non-homeless persons with special needs is supportive housing or housing linked to supportive services for the frail elderly, persons with HIV/AIDS, and other persons with special needs.
Priorities for economic development activities include offering loans to businesses that meet need or job creation requirements.
Priorities for other community development activities include public facilities improvements, infrastructure improvements, and public services provision.
The City of Beaumont recognizes the need to prioritize anti-poverty programs and intends to continue supporting existing programs. A number of social service organizations administer programs such as Head Start, assistance for families in crisis, subsidized child care, Job Training Partnership Act activities, job training and self-sufficiency programs for public housing residents, and housing and mortgage counseling.
Primary housing and community development resources include CDBG, HOME, Section 8, public housing, and Emergency Shelter Grants. Currently, no significant resources are received from the state. Private programs include local lending institutions' affordable housing programs and a wide range of nonprofit initiatives.
The City of Beaumont is responsible for the Consolidated Plan activities, but a variety of public and private organizations are involved in administering plan components. For example, several nonprofit organizations provide services for the homeless and private lenders operate affordable housing loan programs. The Consolidated Plan acknowledges that there is some overlap in service provision. However, the city does take the necessary actions to coordinate its activities with those of other agencies wherever feasible.
Although the city believes that it has a well developed network of
government agencies, nonprofits, and private organizations to carry out its
Consolidated Plan, it also noted some gaps in the delivery of services. For
example, coordination of services for the homeless special needs population
needs strengthening.
The City of Beaumont's one-year action plan outlines the proposed use of approximately $3.4 million in CDBG, HOME, and Emergency Shelter Grant funds, in addition to program income. These funds will be spent mainly on an array of housing activities including:
Approximately 80 percent of the projects in the one-year plan are dedicated to targeted residential areas, known as Neighborhood Strategy Areas. Funds allocated to these areas are primarily spent on public improvements as suggested by the City Council-appointed Community Development Advisory Committee (CDAC). In addition, significant HOME funds are allocated to nonprofit Community Housing Development Corporations (CHDOs).
Highlights of Beaumont's housing goals for the first year include rehabilitating 23 owner occupied single-family homes inhabited by low- and moderate-income homeowners; constructing 28 single-family homes for purchase or lease by low- and moderate-income families; rehabilitation of four rental units for low-income families; providing 20 eligible first-time homebuyers with closing costs, mortgage principal buydowns, or down payments, and preventing homelessness among 750 at-risk households.
MAP 2 shows points of interest in the City of Beaumont with low- and moderate- income areas shaded.
MAP 3 shows areas of minority concentration with low- and moderate-income areas outlined.
MAP 4 shows unemployment data (1990) by block group, with low- and moderate- income areas outlined.
MAP 5 and MAP 6 show selected CDBG projects to be funded by the City of Beaumont during its 1995 program year, with unemployment data shaded by block group and low- and moderate-income areas outlined.
