Magnolia Gardens History
 The 195-unit Magnolia Gardens project is located in the heart of the North End neighborhood of Beaumont,
Texas, a community that has seen steady deterioration for years with a slow loss of its population and economic base.
Initially occupied in 1953, Magnolia Gardens is itself deteriorating, and its dilapidated condition has led to further
disinvestment and increasing crime in the surrounding community.
In 2004, spurred by increasing complaints from Magnolia Gardens residents about the poor conditions, the Housing
Authority of the City of Beaumont (HACB) hired an engineering firm, whose final recommendation was to demolish Magnolia
Gardens and redevelop the site. In May 2005, HACB and the residents agreed, and in September, they began working with
the Texas A&M School of Architecture on redevelopment plans.
But on September 24, 2005, Hurricane Rita struck, the fourth most intense Atlantic hurricane ever recorded, and the
lives of Beaumont residents dramatically changed. The city was evacuated, and Rita tore through, damaging or destroying
thousands of homes, businesses and lives. Magnolia Gardens suffered substantial additional physical damage, roofs and
siding blew away, trees fell through units, and mold began to proliferate throughout the units—making total demolition
of the development the only option. Only 53 households remain at the site.
The redevelopment of Magnolia Gardensis a critical piece of the City's rebuilding effort. While many Beaumont
residents have been discouraged by the slow response to Rita from government and insurance agencies, and by the
resulting shortage of decent housing, HACB's HOPE VI planning process has restored enthusiasm. City leaders strongly
support HACB's efforts in the North End, which will help curb suburban sprawl by providing high-quality affordable
housing choices close to the City's Downtown Master Plan. That Plan includes retail, commercial and retail investment as
well as plans for a new town lake, City Hall, hotels and entertainment along the existing riverfront.
Located just 90
miles from Houston and 25 miles from the Texas/Louisiana border along the Gulf Coast, Beaumont has strong plans to
emphasize tourism and military ties dispatching equipment from its deep port. HACB has coordinated an extensive
community planning process to create the plan for Magnolia Gardens, and as a result, enjoys unprecedented support from
residents, business owners, the City and other stakeholders.
Redevelopment will occur on two sites: the existing Magnolia site and the 28-acre Fairgrounds site, a vacant
parcel less than a mile from Magnolia that is ready to build on. The City owns the Fairgrounds site, and has
formally agreed to sell it to HACB. The first two development phases will take place on the Fairgrounds site, with 222
new units: 139 rental (70 public housing and 69 market-rate) and 83 for-sale (46 affordable and 37 market-rate). A third
phase will take place at the Pointe North site, after existing residents have been relocated into new units and
buildings have been demolished.
This third and final phase will include 158 new units, all rental (79 public housing and 79 market-rate). Both sites
will result in new, mixed-income communities, with a mixture of one- and two-story townhouse, garden and walk-up homes.
New public streets and thoughtful home design will help knit both sites into their surroundings. In total, 380 new units
will be built, of which 195 will be public housing replacement units (149 ACC and 46 affordable for-sale).
Termite Infestation |
Sewer Connection |
Roof Problems |
Ceiling Condition |
Floor Condition |
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To complement the physical plan, HACB is proposing a results-oriented Community and Supportive Services (CSS)
program. With local service provider partners including the South East Texas Regional Planning Commission (SEPTRPC is
the local Council of Governments), City of Beaumont Workforce Development Board, and the YMCA, HACB's CSS program will
offer a comprehensive array of services and programs to help residents achieve self-sufficiency.
The CSS program will
include intensive case management, homeownership counseling, childcare, employment training, computer training, economic
and small business development, youth programs, health and wellness services, clinical counseling, art and cultural
programs, and elderly and young disabled support services. The CSS program will be integrated into HACB's existing
Family Self-Sufficiency program, allowing for seamless service delivery, capitalizing on existing service agreements
between HACB and local organizations.
HACB is requesting $1 million in HOPE VI funds for its CSS program, leveraging
over $2.6 million in contributions from CSS partners, who have made a strong commitment to the Magnolia long
term redevelopment effort despite their own continuing struggle to address needs in the aftermath of Hurricane Rita.
HACB will monitor, control, and build upon the success of the CSS program, by partnering with Texas A&M University to
evaluate the overall HOPE VI efforts.
Motivated by the incredibly high demand for quality affordable housing and the shortage of available units that meet
HQS after Hurricane Rita, HACB has assembled an extremely strong, experienced team and significant resources to allow
redevelopment to begin immediately upon grant award. HACB has procured JV Developers as developer and Abt Associates as
program manager, and has negotiated critical business terms with both.
In total, HACB has secured commitments worth over $24 million for
physical development leverage, $13.87 million in anticipatory resources leverage, and $28.2 million in collateral
investment leverage. HACB has planned well and is exceptionally prepared to implement its plans quickly upon grant
award.
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Beaumont Housing Authority
1890 Laurel
Beaumont, TX 77701
phone: 409.951.7200
fax: 409.951.7276
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