TC Packet 03-25-2025AVON TOWN COUNCIL MEETING AGENDA
TUESDAY, March 25, 2025
MEETING BEGINS AT S: PM avon
Hybrid meeting;g; in -person at Avon Town Hall, 100 Mikaela Way or
virtually through Zoom, Zoom registration is on the header at Avon.org C 0 L 0 R A D 0
AVON TOWN COUNCIL PUBLIC MEETING BEGINS AT 5:00 PM
CALL TO ORDER AND ROLL CALL
2. APPROVAL OF AGENDA
3. DISCLOSURE OF ANY CONFLICTS OF INTEREST RELATED TO AGENDA ITEMS
4. PUBLIC COMMENT — COMMENTS ARE WELCOME ON ITEMS NOT LISTED ON THE
FOLLOWING AGENDA Public comments are limited to three (3) minutes. The speaker maybe given
one (1) additional minute subject to Council approval.
5. CONSENT AGENDA
5.1. Approval of March 11, 2025 Regular Council Meeting Minutes (Town Clerk Miguel Jauregui
Casanueva)
5.2. Action Item: Adoption of Intermountain Transportation Planning Region (IMTPR) Bylaws
(Engineering Director Eva Wilson)
6. BUSINESS ITEMS
6.1. Presentation: Regional Housing Needs Assessment (Housing Planner Patti Liermann)
6.2. Swearing In & Badge Pinning of Commander Ken Dammen, Sergeant Brad Stamp, Code
Enforcement Officer Malachi Braughler and Code Enforcement Officer Tyler Niesman
(Police Chief Greg Daly)
6.3. Avon Police Department Chiefs Community Partnership Awards for the 2024 Shop with a Cop
(Police Chief Greg Daly)
6.4. Work Session: Draft Res. 25-01 and Community Housing Policies (Housing Planner Patti Liermann)
6.5. Work Session: Main Street Mall Conceptual Design Guidance (Planner II Max Morgan)
7. WRITTEN REPORTS
7.1. March loth Planning & Zoning Commission Abstract (Development Coordinator Emily Block)
7.2. March 1 lth Health & Rec Minutes (General Government Fellow Arnell Wade)
7.3. Monthly Financials (Senior Accountant Dean Stockdale)
7.4. Internal Events Purchasing Policy (Sustainability Manager Charlotte Lin)
7.5. Recycling Center Re -opening (Sustainability Manager Charlotte Lin)
8. MAYOR AND COUNCIL COMMENTS & MEETING UPDATES
9. EXECUTIVE SESSION
9.1. For the purpose of purchase of real property pursuant to CRS Section 24-6-402(4)(a); and for the
purpose of determining positions relative to matters that may be subject to negotiation,
developing strategy for negotiations, and/or instructing negotiators under C.R.S. Section 24-6-
402(4)(e); concerning the following specific matters: State Land Board Property (Town Attorney
Nina Williams and Town Manager Eric Heil)
10. ADJOURN
MEETING AGENDAS AND PACKETS ARE FOUND AT: WWW.AVON.ORG
MEETING NOTICES ARE POSTED AT AVON TOWN HALL, AVON RECREATION CENTER, AVON ELEMENTARY AND AVON PUBLIC LIBRARY
INDIVIDUALS WITH DISABILITIES ARE ENCOURAGED TO PARTICIPATE IN ALL PUBLIC MEETINGS SPONSORED BY THE TOWN OF AVON. IF YOU REQUIRE A DISABILITY
ACCOMMODATION, PLEASE CONTACT THE TOWN CLERK, MIGUEL JAUREGUI CASANUEVA, AT 970-748-4001 OR MJAUREGUI( ,AVON.ORG WITH YOUR REQUEST.
REQUESTS SHOULD BE MADE AS SOON AS POSSIBLE BUT NO LATER THAN 72 HOURS BEFORE THE SCHEDULED PUBLIC EVENT.
Public Comments: Council agendas shall include a general item labeled "Public Comment" near the
beginning of all Council meetings. Members of the public who wish to provide comments to Council greater
than three minutes are encouraged to schedule time in advance on the agenda and to provide written
comments and other appropriate materials to the Council in advance of the Council meeting. The Mayor shall
permit public comments for any action item or work session item and may permit public comment for any
other agenda item, and may limit such public comment to three minutes per individual, which limitation may
be waived or increased by a majority of the quorum present. Article VI. Public Comments, Avon Town
Council Simplified Rules of Order, Adopted by Resolution No. 17-05.
MEETING AGENDAS AND PACKETS ARE FOUND AT: WWW.AVON.ORG
MEETING NOTICES ARE POSTED AT AVON TOWN HALL, AVON RECREATION CENTER, AVON ELEMENTARY AND AVON PUBLIC LIBRARY
INDIVIDUALS WITH DISABILITIES ARE ENCOURAGED TO PARTICIPATE IN ALL PUBLIC MEETINGS SPONSORED BY THE TOWN OF AVON. IF YOU REQUIRE A DISABILITY
ACCOMMODATION, PLEASE CONTACT THE TOWN CLERK, MIGUEL JAUREGUI CASANUEVA, AT 970-748-4001 OR MJAUREGUI(, ,AVON.ORG WITH YOUR REQUEST.
REQUESTS SHOULD BE MADE AS SOON AS POSSIBLE BUT NO LATER THAN 72 HOURS BEFORE THE SCHEDULED PUBLIC EVENT.
AVON REGULAR MEETING MINUTES A
TUESDAY MARCH 11, 2025 Avon
HYBRID MEETING; IN -PERSON AT AVON TOWN HALL AND VIRTUALLY THROUGH ZOOM COLORADO
1. CALL TO ORDER AND ROLL CALL
The meeting was hosted in a hybrid format, in -person at Avon Town Hall and virtually via
Zoom.us. Mayor Tamra N. Underwood called the March 11, 2025, Council Regular Meeting to
order at 5:00 p.m. A roll call was taken, and Councilors present in person were Chico Thuon,
Ruth Stanley, Lindsay Hardy, Kevin Hyatt, Mayor Pro Tern Richard Carroll, and Mayor Tamra N.
Underwood. Councilor Gary Brooks was present virtually. They were joined in person by Town
Manager Eric Heil, Deputy Town Manager Patty McKenny, Chief Administrative Officer Ineke
de Jong, Town Attorney Nina P. Williams, Town Clerk Miguel Jauregui Casanueva, Rec Director
Michael Labagh, Community Development Director Matt Pielsticker, Engineering Director Eva
Wilson, Chief Cultural Officer Danita Dempsey, Facilities Manager Luis Tapia, Sustainability
Manager Charlotte Lin, Sustainability Coordinator Sarah Smith Hymes, Planning Manager Jena
Skinner, Planner II Max Morgan, and Sergeant Tyler Churches.
2. APPROVAL OF AGENDA
Video Start Time: 00:00:47
Mayor Underwood initiated the meeting with the Agenda approval process. Mayor Pro Tern
Carroll motioned to approve the Agenda, as presented. Councilor Thuon seconded the motion.
The motion carried unanimously with a 7-0 vote.
3. DISCLOSURE OF ANY CONFLICTS OF INTEREST RELATED TO AGENDA ITEMS
Video Start Time: 00:01:35
Mayor Underwood asked if there were any conflicts of interest related to the Agenda, and no
conflicts of interest were disclosed.
4. PUBLIC COMMENT
Video Start Time: 00:01:55
Mayor Underwood explained that public comment can be made by participating in the meeting
in person, via zoom's video/audio, via telephone, or via email. She added that the public
comment section is intended for items not listed in the Agenda, and participation by members
of the public is limited to 3 minutes, with an additional minute that may be granted at Council's
discretion. She added that members of the public should address Council directly and should
not expect a response as it is only intended as an opportunity and space for the public to
provide input to Council. She asked if there was any public comment from those present in the
room or virtually and requested that they spell their name and mention the neighborhood they
reside in upon taking the podium. Nicholas Reese, resident of Avon at the Piedmont
Apartments, took the podium in person to speak of construction noise related to pile driving
by Shaw Construction at Traer Creek. He asked that Council direct staff to ensure that noise is
not violating any ordinance or construction rule.
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Tim McMahon, resident of Avon, took the podium in person to speak of the several concerns
he has with the new camping regulations that were approved at Avon, asking for additional
information related to what he considers to be a camping ban. He also spoke of an unhoused
person in Avon, who recently was fined, and the issues they are experiencing.
Calyn Rieger, resident of Avon at Lake Nottingham, spoke of the camping ordinance that he
disagrees with and does not support, and which he equated to criminalizing homelessness. He
suggested a dog has more resources and liberties than a homeless veteran and asked how that
makes sense. He asked Council to consider suspending what he called the camping ban in Avon.
He also took the opportunity to make an official announcement of his intention to run for Avon
Town Council for a third and final time in the 2026 election. No other public comment was
received in person nor virtually.
5. CONSENT AGENDA
Video Start Time: 00:18:00
Mayor Underwood introduced the approval of the Consent Agenda to include the following:
5.1 Approval of February 25, 2025 Regular Council Meeting Minutes (Town Clerk Miguel Jauregui
Casanueva)
Councilor Thuon motioned to approve the Consent Agenda. Councilor Hardy seconded the
motion. The motion carried unanimously with a 7-0 vote.
6. BUSINESS ITEMS
6.1.Resolution 25-08: Approving a Cultural, Arts and Special Events Committee (Town Manager Eric
Heil)
Video Start Time: 00:18:36
Town Manager Eric Heil delivered a presentation related to Resolution 25-08 and provided an
update related to the proposed composition of the Cultural, Arts and Special Events Committee
(CASE Committee). Mayor Underwood opened the floor to public hearing, and no public
comment was received in person nor virtually. Councilors Hardy, Stanley, Brooks, and Mayor
Pro Tern Carroll favored Resolution 25-08 as presented under Option 2 in the packet. Mayor
Underwood recapped the process of voting to appoint members during the February 251", 2025
Council meeting, highlighting that in the second vote, Amy Lewis and Charles 'Chuq' Yang had
the top 2 votes, in that order. CASE Nominee Amy Lewis took the podium virtually to express
her support for Resolution 25-08 as presented under Option 2, and her willingness to serve if
appointed. Mayor Pro Tern Carroll motioned to approve Resolution 25-08, as presented under
Option 2, and to appoint Amy Lewis to a 2-year term on the CASE Committee, and to appoint
Charles'Chuq" Yang to a 1-year term on the CASE Committee. Councilor Stanley seconded the
motion. The motion carried unanimously with a 7-0 vote.
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6.2.Work Session: Recreation Center Refurbishment Costs (Recreation Director Michael Labagh)
Video Start Time: 00:28:40
Recreation Director Michael Labagh delivered a presentation and led a work session related to
Recreation Center refurbishment costs. He was joined at the podium by Facilities Manager Luis
Tapia, who also spoke of the cost and challenges of maintenance of the Recreation Center. As
this was discussed as a work session, no public comment was received, no motion was
requested, and staff received feedback and direction to continue their work.
Councilor Thuon mentioned that he heard that a local spa company will bid to replace a hot -
tub at an approximate cost of $63,000 and found out that a company with offices in Florida and
in Denver was able to bid and replace that same hot -tub locally for $4,000. He encouraged staff
to look for bids from national spa companies in addition to local spa companies. Mayor Pro Tern
Carroll asked what will happen to Rec Staff during the refurbishment and was advised that
there is not yet a defined strategy for that staffing concern other than keeping full-time
employees on payroll and assigned to other functions while reducing part-time employees
during that time, and closing the wet side and dry side of the Rec Center for construction
refurbishment on different years to avoid a total closure.
Councilor Hyatt updated his fellow councilors on the discussions related to this refurbishment
project at the Health and Rec Committee meeting earlier this day, focusing on the fact that the
work is expensive but necessary and overdue and should not be piecemealed. Councilor Thuon
added that as the Country may be staggering into serious issues, it may be time to think of
pumping the breaks on this refurbishment project which is coming at a bad time. He suggested
the Town wait till June to decide, since a recession may hit by then. Mayor Underwood added
that if there is a recession, it may be the best time to move forward with such a project since
labor and other costs may be lowered, which Councilor Thuon also agreed with. Councilor
Hardy stated that this minimum refurbishment is overdue and necessary. She added she would
like to see lap lane gutters added to the pool.
Councilor Stanley also spoke in favor of the necessary repairs under the proposed
refurbishment, and asked questions about the repairs needed for the hot tubs, which she felt
were most urgent. Councilor Hardy also felt hot tub repairs were most urgent. Mayor Pro Tern
Carroll thanked staff for this work session and asked if there is a way to get more precise cost
estimates about this refurbishment. He added that loss of revenue is something that needs to
be accounted for, including maintaining staffing and exploring financing options with the
Finance Committee, so long as it does not get funded through a tax increase. Councilor Brooks
asked staff to analyze deferred maintenance more cautiously to avoid falling behind on
maintenance that could lead to avoidable refurbishments and wondered what creative
solutions the Finance Committee could come up with to fund this refurbishment. He also asked
for Council to fine tune what to prioritize so that more precise cost estimates can be gathered
for the project.
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Mayor Underwood recommended that staff explore the opportunity to poll the public on
whether a mill levy would be a desirable means to pay for this refurbishment and wondered if
the pedestrian mall redesign could influence the exterior refurbishment of the REC building,
including exterior hot tubs. Councilor Thuon asked that Staff invite Council to tour the facility
before the next meeting in which an update on the refurbishment gets presented before
Council.
6.3. Presentation: Net Zero Analysis (Sustainability Manager Charlotte Lin)
Video Start Time: 01:27:07
Sustainability Manager Charlotte Lin delivered a presentation related to her Net Zero Analysis.
As this was discussed as a presentation to Council, no public comment was received, no motion
was requested, and staff received feedback and direction to continue their work. Mayor Pro
Tern Carroll suggested that the source for economic growth be included in Sustainability
Manager Lin's future materials and asked how she estimated demographic growth. Councilor
Thuon asked Sustainability Manager Lin if achieving proposed Net Zero goals could cause
indirect greenhouse gas emissions elsewhere, and was advised it would not.
6.4.Work Session: Composting (Sustainability Manager Charlotte Lin)
Video Start Time: 01:46:10
Sustainability Manager Charlotte Lin delivered a presentation and led a work session related to
Composting. As this was discussed as a work session, no public comment was received, no
motion was requested, and staff received feedback and direction to continue their work.
Councilor Hyatt mentioned there is a lot of composting of products already occurring in catering
operations, and wondered how homeowners who choose to participate could benefit from a
compositing program. Councilor Thuon suggested the public might buy into composting if they
are made aware of how many greenhouse gas emissions are produced by those households.
Mayor Underwood added that understanding greenhouse gas emissions is key to the topic and
it is necessary to gather numbers to understand where a composting program could get more
bang for the buck. She added it seems composting for commercial businesses is a more
effective way to start. She suggested that if the Town will launch a composting pilot program,
Staff should go after low hanging fruit which likely starts with commercial composting.
Councilor Stanley suggested that the Town offer rebates to those who compost at home. Mayor
Pro Tern Carroll asked questions on the composting formula used and wondered if a pilot
program for local restaurants would be a better strategy to launch composting in Avon.
Councilor Hardy mentioned she is in favor of the residential composting program and is also in
favor of a turnkey offering for commercial composting which would have more impact on
reducing emissions. She suggested the Town also explore composting drop sites.
Mayor Underwood spoke of the challenges of drop sites for residential composting, which can
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have bad smells. She suggested staff shift focus and go all in on commercial composting which
has greater impact on lowering greenhouse gases, and a more limited residential composting
offering through the local residential trash haulers. She asked Sustainability Manager Lin for
more estimated numbers on this topic to determine the most impactful path forward. She also
asked if Staff could analyze and learn from City Market's current composting practices.
Council gave the following direction to key decisions of the Avon Composting Pilot Program:
1. Who is the focus - Commercial composting only received 5 thumbs up, and
Commercial/Residential composting received 2 thumbs up.
2. Program scope — a pilot program received 7 thumbs up, and full implementation received
no support.
3. Collection approach - curbside approach received 7 thumbs up, and drop sites or hybrid
received no support.
4. Costs and funding — free vs. subsidized or full cost will require further financial modeling
before deciding the best path forward.
5. Number/type of haulers - Multiple haulers received 7 thumbs up, and single hauler received
no support.
6. Mandatory or voluntary - Incentive based received 7 thumbs up, and mandatory received
no support.
6.5.Work Session: Tract S Arcadian (Community Development Director Matt Pielsticker)
Video Start Time: 02:31:55
Community Development Director Matt Pielsticker delivered a presentation and led a work
session related to the Tract S Arcadian parcel. As this was discussed as a work session, no public
comment was received, no motion was requested, and staff received feedback and direction
to continue their work.
Mayor Underwood asked staff to ensure the Town is given an access easement to Tract S.
Councilor Thuon asked why this parcel is being offered, and was advised that the developer has
identified it has limited development potential. He added that if the Town accepts the
dedication, it should do so with wildlife considerations in mind to preserve the elk herd that
migrates through there.
Additional questions included understanding the impact of hiking trails on Tract S. Councilor
Hardy wondered if hiker liability is increased in Town by incorporating this space and a trail on
it to Avon's open space portfolio, adding she hikes it yearly and it is very slippery. Councilor
Stanley wondered if this space could be accepted as a wildlife preserve. Councilor Brooks spoke
favorably about the acceptance of the dedication. Councilor Carroll also spoke favorably of the
acceptance and noted the advantages it offers the Town. After deliberations, Council directed
Staff to proceed to accept the dedication of Tract S and incorporate this parcel into the open
space portfolio as a benefit to Avon's community.
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6.6.Work Session: Vehicle Dwellers (Planner II Max Morgan)
Video Start Time: 02:45:45
Planner II Max Morgan delivered a presentation and led a work session related to Vehicle
Dwellers. As this was discussed as a work session, no motion was requested, and staff received
feedback and direction. Councilor Thuon noted that vehicle dwellers are transient in nature,
and rules and regulations should be mandatory to ensure that there are no registered sex
offenders or criminals camping near the homes of tax paying residents in Avon. Town Manager
Eric Heil indicated that Staff are not making a recommendation to allow vehicle dwellers to
park and sleep on Town streets, and staff is simply reporting back on what Summit County is
doing to regulate vehicle dwellers who park to sleep in their County, as directed by Council.
Councilor Hardy commented that after the lengthy conversation during the last Council
meeting, she believes the County should take lead in creating safe spaces for vehicle dwellers
and working homeless to park and sleep safely in the County, since Avon is not capable of
solving that issue on its own at a municipal level. She added that access to homeownership is
limited, and the conversation is important.
Mayor Pro Tern Carroll thanked the public for commenting on this issue. He highlighted that
Avon is not criminalizing the unhoused, that public engagement is critical, and he looks forward
to continuing this discussion for the public to really understand what Avon is doing to regulate
camping in Avon. Councilor Brooks recommended that Staff contact Homeless Services
Manager Monica Brutout with the Eagle County Housing and Development Authority's Bold
Housing Moves program, to better understand homelessness services available in Eagle
County.
Mayor Underwood opened the floor to public comment, and Mr. Tim McMahon, resident of
Avon, took the podium in person to acknowledge there are already vehicle dwellers living in
Avon, and he suggested that the Town of Avon should propose that Eagle County consider a
program for vehicle dwellers like the one launched in Summit County.
7. WRITTEN REPORTS
7.1.January 23rd Upper Eagle Regional Water Authority Meeting Summary (Mayor Underwood)
7.2.February 24th Planning & Zoning Commission Abstract (Development Coordinator Emily
Block)
7.3.February 20th CASE Committee Meeting Minutes (Special Events Coordinator Emily Dennis)
7.4.March 3rd Finance Committee Meeting Minutes (Chief Finance Officer Paul Redmond)
7.5.Ice Rink End of Season Recap (Recreation Director Michael Labagh)
* * Indicates topic will be discussed at future agenda's
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8. MAYOR AND COUNCIL COMMENTS & MEETING UPDATES
Video Start Time: 03:10:04
Councilor Thuon spoke of the possibility that the Federal government will dismantle the
Education Department, which facilitates a free lunch program at local schools. He invited the
community to look at this and added that hungry and vulnerable children in the local schools
will need protection, and this is a more pressing issue for the community than composting.
Councilor Stanley invited the public to attend classes and workshops offered at the Vail Valley
Art Guild at Avon, including one coming up on March 131h related to the 'Perspective in Artwork'
mini workshop, and also invited the public to visit www.vvagco.org for more information on
upcoming programing.
Councilor Brooks spoke of his membership to the board of the Eagle River Coalition and invited
the public to attend the 10th Annual Wild & Scenic Film Festival on April 3, 2025, at 5 p.m. in
Riverwalk Theater in Edwards. Councilor Hardy also recommended the public to attend the film
series.
Mayor Underwood spoke of her attendance last week to the Colorado Association of Ski Towns
legislative update meeting alongside Councilor Stanley and Town Manager Heil. She noted that
Governor Jared Polis, Senator Dylan Roberts, and Will Toor, Executive Director of the State's
Energy Office, were all present. She added that in relation to House Bill 25-1117 (Concerning
the Regulation of Vehicle Immobilization Companies), she spoke to the Colorado Municipal
League Legislative Specialist about the State's booting ban, and she asked that they advocate
for Town Manager Heil's suggestion that the Bill should include a home rule municipality opt -
out for those municipalities that have existing booting regulations in place such as in Avon.
9. ADJOURN
There being no further business before Council, Mayor Underwood moved to adjourn the
regular meeting. The time was 8:17 p.m.
These minutes are only a summary of the proceedings of the meeting. They are not intended
to be comprehensive or to include each statement, person speaking or to portray with
complete accuracy. The most accurate records of the meeting are the audio of the meeting,
which is housed in the Town Clerk's office, and the video of the meeting, which is available at
www.highfivemedic.org.
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Miguel Jauregui Casanueva, Town Clerk
APPROVED:
Mayor Underwood
Rich Carroll
Ruth Stanley
Lindsay Hardy
Chico Thuon
Kevin Hyatt
Gary Brooks
TO: Honorable Mayor Underwood and Council members A
FROM: Eva Wilson, Engineering Director Avon
RE: Adoption of IMTPR Bylaws
DATE: March 16, 2025 c o L O H A D o
SUMMARY: This Report provides background on the CDOT Planning process as related to the
Intermountain Planning Region (IMTPR) and requests the Council adopt the IMTPR Bylaws. The IMTPR
has an important role in the CDOT's planning and funding process and is a collaborative of local
jurisdictions from Summit, Eagle, Garfield, Lake, and Pitkin counties that work in conjunction with CDOT to
develop a regional transportation plan to be included as part of CDOT's state-wide transportation plan. As
a voting member, the Town of Avon advocates for the Town, Eagle Valley, and regional transportation
priorities.
BACKGROUND: The Intermountain Transportation Planning Region Commission (IMTPR) is a
collaborative of local jurisdictions from Summit, Eagle, Garfield, Lake, and Pitkin counties that work in
conjunction with CDOT to develop a regional transportation plan to be included as part of CDOT's state-
wide transportation plan. The IMTPR works to identify regional plan recommendations and priority projects
that include transportation services, facilities, multimodal alternatives, safety, and fiscal needs that best
align with available funds from CDOT.
The IMTPR Bylaws provides the framework for how decisions are made collaboratively.
• Responsible, in cooperation with the state and other governmental agencies, for carrying out
necessary continuing, cooperative, and comprehensive transportation planning for the
Intermountain Transportation Planning Region; for creating, amending, and updating Regional
Transportation Plans; for recommending the priority for any transportation improvements planned
for the region
Keep records of its resolutions, transactions, contractual undertakings, findings, and
determinations, which shall be public records.
Distribution of state or federal funds.
The IMTPR supported the US6 Safety and Mobility Project (Pedestrian Crossings) with $3M from the
Multimodal Transportation and Mitigation Options Fund (MMOF grant).
FINANCIAL CONSIDERATIONS: No financial impacts
RECOMMENDATION: I recommend Council approve the IMTPR Bylaws as presented.
PROPOSED MOTION: "1 move to adopt the Intermountain Transportation Planning Region's
Bylaws."
Thank you, Eva
ATTACHMENT A: Intergovernmental Agreement - IMTPR Bylaws
970-390-2014 ewilson@avon.org
Attachment A
INTERGOVERNMENTAL AGREEMENT FOR A
REGIONAL PLANNING COMMISSION FOR TRANSPORTATION PLANNING
Intermountain Regional Planning Commission (IMRPC), representing the Intermountain
Transportation Planning Region (IMTPR)
THIS AGREEMENT made this eighteenth day of April 2025 by and among the following local
governments in the Intermountain Transportation Planning Region:
Eagle County
Town of Avon
Town of Eagle
Town of Gypsum
Town of Minturn
Town of Red Cliff
Town of Vail
Garfield County
Town of Carbondale
City of Glenwood Springs
Town of New Castle
Town of Parachute
City of Rifle
Town of Silt
Lake County
City of Leadville
Pitkin County
City of Aspen
Town of Basalt
Town of Snowmass Village
Summit County
Town of Blue River
Town of Breckenridge
Town of Dillon
Town of Frisco
Town of Keystone
Town of Montezuma
Town of Silverthorne
CORE Transit
Roaring Fork Transportation Authority (RFTA)
Participation in this agreement by each aforementioned party is made only upon execution of a
Certificate of Participation.
This Agreement is thereby executed in multiple Certificates of Participation, each of which shall
constitute an original, but all of which, taken together, shall constitute the same document.
WHEREAS, the parties to this Agreement have the authority pursuant to Article XIV, Section 18 of
the Colorado Constitution and Section 29-1-201, et seq., Colorado Revised Statutes, to enter into
intergovernmental agreements for the purpose of providing any service or performing any function
which they can perform individually, and;
WHEREAS, Section 43-1-1101 C.R.S. recognizes Regional Planning Commissions as the proper
forum for transportation planning, and;
WHEREAS, Section 43-1-1102(5) C.R.S. requires that Regional Planning Commissions formed for
the purpose of transportation planning must be formed pursuant to Section 30-28-105 C.R.S., and;
WHEREAS, the parties to this Agreement desire to cooperate in developing and maintaining a long
range Regional Transportation Plan, the purpose of which is to identify the mobility needs of the
Intermountain Transportation Planning Region, and prepare a plan for addressing the needs, and;
WHEREAS, Section 43-1-1103 C.R.S. requires that any Regional Planning Commission formed for
the purpose of transportation planning is responsible for regional transportation planning for said
region, and;
WHEREAS, the Intermountain Transportation Planning Region, consisting of the areas within the
counties of Eagle, Garfield, Lake, Pitkin, and Summit was designated in the Rules Governing
Statewide Transportation Planning Process and Transportation Planning Regions (2 CCR 601-22)
as adopted by the Transportation Commission of Colorado and effective April 18, 2025, and;
WHEREAS, the parties to this Agreement are governing bodies or officials having charge of
public improvements within their jurisdictions in the Intermountain Transportation Planning
Region.
NOW, THEREFORE, the parties hereby mutually agree as follows:
1. Designation of Regional Planning Commission. The parties to this Agreement shall have one
representative each on the Regional Planning Commission for the Intermountain Transportation
Planning Region.
2. Responsibilities of Regional Planning Commission. The Regional Planning Commission shall be
responsible, in cooperation with the state and other governmental agencies, for carrying out
necessary continuing, cooperative, and comprehensive transportation planning for the
Intermountain Transportation Planning Region; for creating, amending, and updating Regional
Transportation Plans pursuant to all applicable federal and state laws and rules or regulations
including public participation provisions; for recommending the priority for any transportation
improvements planned for the region; for abiding by the Regional Planning Commission Bylaws
and for participating in the State Transportation Improvement Program development process. The
Regional Planning Commission shall keep records of its resolutions, transactions, contractual
undertakings, findings, and determinations, which shall be public records.
3. Chairperson and Officers. The Regional Planning Commission shall elect its Chairperson and Vice
Chairperson, whose terms shall be two years, with eligibility for reelection. The Chairperson, or the
Vice Chairperson, shall be the representative of the Intermountain Transportation Planning Region
on the State Transportation Advisory Committee (STAC).
4. Contracting. The Regional Planning Commission may, with the consent of the parties to this
Agreement, contract the services of other eligible individuals or entities to carry out all or any
portion of the responsibilities assumed by the Regional Planning Commission under this
Agreement.
5. Distribution of state or federal funds. The Regional Planning Commission may, through contracts
or Memoranda of Agreement, receive and expend state or federal funds designated for regional
transportation planning.
6. Meetings must be held at least quarterly and shall be open to the public. Notice of the meeting
shall be provided to its members and Contact List and posted on the TPR website no less than one
week prior to the meeting. If the meeting provides a virtual option, the meeting link will be included
in the public notice.
7. Quorum and Voting. Each member is entitled to one vote, either in person or via email. A quorum
is required and shall be as determined by the Bylaws of the Commission.
8. Meeting Minutes and Agendas. The Commission is responsible for recording minutes of its
meetings and posting them publicly on its website. The Commission's Administrator and
Chairperson are responsible for creating the meeting agenda. The meeting agenda shall be posted
on the Commission's website and distributed to members and interested parties on its TPR Contact
List.
9. Terms of this Agreement. This Agreement shall remain in full force and effect for so long as the
parties to this Agreement consider necessary to complete and maintain Regional Transportation
Plans for the Intermountain Transportation Planning Region and for periodic updates or
amendments as may be required. Any party to this Agreement may, however, terminate its
participation in this Agreement 60 days after providing written notice of such termination to the
other parties of this Agreement. This Agreement may be terminated at any time by agreement of all
parties to this Agreement unless a grant contract is in effect with the State. In this case, the State
must approve such termination and arrangements for completing the project.
10. Modification and Changes. The terms of this Agreement may be modified at any time by
agreement of all parties to this Agreement.
CERTIFICATE OF PARTICIPATION
IN THE INTERGOVERNMENTAL AGREEMENT FOR
A REGIONAL PLANNING COMMISSION FOR TRANSPORTATION PLANNING
Intermountain Transportation Planning Region (IMTPR)
THIS is to certify that the Town of Avon has agreed to participate in this Intergovernmental
Agreement for the Intermountain Regional Planning Commission.
IN WITNESS WHEREOF, the parties hereto have executed this Agreement on the day first written
above on page 1.
Tamra Nottingham Underwood, Mayor
Town of Avon
ATTEST:
Date:
Miguel Jauregui Casanueva, Town Clerk
Seal:
Date:
TO: Honorable Mayor Underwood and Council members
FROM: Patti Liermann, Housing Planner
RE: Housing Needs Assessment and Action Plan Update
DATE: March 12, 2025
A
Avon
C 0 L 0 R A D 0
SUMMARY: This report provides Avon Town Council ("Council") with the draft Eagle River Valley Housing
Needs Assessment Report and Regional Housing Action Plan. Council is welcome to provide comments
which will be forwarded to the consultants. Council is not required to adopt this report. The goal is to work
with the consultants to finalize the report by April.
BACKGROUND: The Town of Avon ("Avon") successfully obtained a grant through the Department of
Local Affairs ("DOLA") to conduct a Regional Housing Needs Assessment and Action Plan for the Eagle
River Valley portion of Eagle County. The Town of Basalt works with Pitkin County on workforce housing
matters.
Each jurisdiction in the Eagle River Valley appointed delegates ("Housing Partners") to participate in bi-
weekly meetings to discuss the Housing Needs Assessment and Regional Housing Action Plan. Avon is
serving as the project administer and coordinating with Economic Planning Systems ("EPS"), the lead
consultant.
Funding Breakdown and Housing Partner financial contributions
DOLA Grant
$200,000
Town of Avon
$
8,000
Eagle County Government
$
8,000
Town of Vail
$
8,000
Eagle Valley Transportation Authority
$
10,000
Project Details: The Housing Needs Assessment and Regional Housing Action Plan is broken down into
multiple subprojects that took place over the course of a year, commencing February 2024:
1. Outreach
Community and employer surveys, focus groups, individual interviews.
2. Housing Needs Assessment
Data from each jurisdiction, Eagle County, Multiple List Service, Census, American Community Survey, and
assessor records. Includes building permit data, future housing projects, home sales, rental data, current
jobs data, employment and wage data, and projections for jobs and population growth.
3. Action Plan & Final Report— March 2025:
a) Final Report. EPS has provided the draft report to the Housing Partners. This report includes an
executive summary highlighting key findings and recommendations and will be usable and
accessible to multiple audiences including staff, elected officials, and the general public. Key data
in the report will be used for future housing grant applications and to drive future housing policy.
The final report may have minor edits determined by the Housing Partners but the contents will
remain largely the same.
Housing Needs Assessment and Regional Housing Action Plan Update
March 25, 2025
Page 1 of 4
b) Housing Action Plan. Each Housing Partner will create their Local Housing Action Plan. Since no
jurisdiction is exactly alike and each has individual needs, nuances, and direction from elected
officials, these action plans will vary. Each Local Action Plan will feed up to the Regional Housing
Action Plan which contains more broad commitments to supporting housing, from a regional
approach. Both the Local and Regional Action Plans will be submitted to DOLA as part of the
requirements of SB24-174.
i) The guidance from DOLA for Action Plan content has not been published, Staff recommends
approving the Town's Action Plan and submitting the plan, along with the Regional Plan to
DOLA. In the event DOLA requires additional information within the Plans, Staff will return to
Council.
ii) The Housing Partners are individually presenting the Needs Assessment and Housing Action
Plans to their jurisdictions. Since all jurisdictions have not fully agreed to the Regional Housing
Action Plan yet, in the event the Housing Partners modify the Regional Housing Action Plan
substantially, Staff will return to Council.
SUMMARY OF HOUSING NEEDS: The following summary of housing needs includes both CURRENT
housing needs and PROJECTED additional housing needs over the next 10 years.
1) Regional: The Eagle River Valley will need around 6,400 total units over the next 10 years, comprised
of Existing Shortage and Projected Demand.
a) There is a slightly higher need for rental than ownership.
b) Components of Existing Shortage include overcrowding, temporary housing, in -commuting, and
unfilled jobs. Existing Shortage demand is needed at all income levels.
c) Components of Projected Demand include 10-year job growth, employees to households, and units
to accommodate retirees. Projected Demand is needed most at 50%-120% AMI.
■ RegianaE ExistingSFmrtage MR-egional Projected geed
rate whir,
1,40❑
1,20❑
1,000
800
600
400
200
" _
<2056 3095 5075 50V6,8OS5 9EN-1C 76 }200%
'ice: RaFmmic & "laiiniug SyAunu ALM1 Leyet
Housing Needs Assessment and Regional Housing Action Plan Update
March 25, 2025
Page 2 of 4
2) Town of Avon: SB24-174's housing by job's allocation shows Avon's net housing need is 1,594 units.
a) Existing Need = 660 units (most needed at 50%-80% AMI)
b) Projected Need = 934 units (most needed at 50%-120% AMI)
c) Higher need for rental units below 100% AMI, Ownership need above 100% AMI
Regional steed Allocatlon by Percent of Jobs
Vail
6W
971
1.656
26%
,ova n
6&G
934
1,594
25%
Eagle
413
585
999
16%
-Gypsum
212
390
512
S%
Minturn
39
5E
93
1%
Red Cliff
3
5
8
0%
other EagleCoun
EM
W&
1.512
Total
7,53$
3,736
6,375
t00%
Snurae: RRC AssodatEs. U.S. Census 9ureeu, CoioradG Dept d LE3bm & EnXkymerd,
QCEW , Jo-hs E^., Emnornic & F'lann irg -Systems
Tolal Units
400
350
300
250
200
150
100
50
i Avon Existing Shortage ■ Avon Protected Demand
0= MW ==WM
30% 304-50% 509G-80% 80%6 100% 100%.12Oryo 120r6-140% 140%6160rb 1T0%-180% 1s0%-200% >200%
+�our�rkrorxxnK d6 Plamm� Lrnis i Lgwell
B
Housing Needs Assessment and Regional Housing Action Plan Update
March 25, 2025
Page 3 of 4
Avon Qwnershlp Need ■ Avon Rerrrer Need
tout unNs
400 -
350
300
2S0
Zoo
150
100
50 = M
r�
K 3096 309E-509G 5U%-M% WY&-100% IDD%-I . — '-'%,140% W%-i6M IW%-200% r 2CK)%
AMI I rwvl
5wve {nnpmi�J6nldnnlryl5yslryns
Housing Action Plan: Avon's Local Action Plan addresses Planning, Regulation, Funding, Development,
and Programs for Community Housing. The goal is to deliver a total of 1,800 Community Housing units
over the next 10 years; comprised of 1,200 new construction and 600 conversion of existing free market
units. The Action Plan will be used in conjunction with the Avon Municipal Code, Avon's Comprehensive
Plan, and the Avon Community Housing Plan.
The Regional Housing Action Plan will identify areas for regional collaboration to meet regional housing
goals. Each jurisdiction has different demands, resources, opportunities and community preferences for
housing so each jurisdictions Housing Action Plan will be different.
MANAGER COMMENTS: This Regional Housing Needs Assessment portrays a significant need for
housing generated by the Town of Avon. That is not surprising with the expected development in the
Village (at Avon) and potential redevelopment in the Town Core area. The housing demands generated by
the Town of Avon are similar to Town of Vail and Unincorporated Eagle County, which collectively amount
to 75% of the total housing demand. Avon's housing demand can be broken down to approximately 1,000
rental units and 600 ownership units. Achieving this quantity of Community Housing over the next 10 years
will require significantly more financial resources than the current dedicated revenue streams for Avon's
Community Housing Fund.
Thank you, Patti
Attachment A — Eagle River Valley Housing Needs Assessment
Attachment B — Avon Housing Action Plans
Housing Needs Assessment and Regional Housing Action Plan Update
March 25, 2025
Page 4 of 4
ATTACHMENT A
Economic & Planning
(G%o Systems, Inc.
The Economics of Land Use
EAGLE COUNTY
REGIONAL HOUSING NEEDS
ANALYSIS
DRAFT REPORT
Prepared for:
Eagle County Housing Partners
Prepared by:
Economic & Planning Systems, Inc.
February 2025
EPS #233169
Table of Contents
1. Introduction and Summary of Findings
1
Summaryof Findings..................................................................................................................................................3
2. Demographic Trends 7
Population.....................................................................................................................................................................7
Households................................................................................................................................................................10
HouseholdIncome...................................................................................................................................................13
3. Economic Trends 15
Jobs..............................................................................................................................................................................15
Commuting................................................................................................................................................................18
4. Housing Inventory 21
HousingUnits............................................................................................................................................................ 21
HousingOccupancy................................................................................................................................................. 21
HousingTenure........................................................................................................................................................ 22
5. Housing Market Trends 25
HomeSales................................................................................................................................................................ 25
RentalHousing.......................................................................................................................................................... 33
Short -Term Rentals..................................................................................................................................................35
RecentDevelopment.............................................................................................................................................. 37
6. Housing Problems 39
Overcrowding........................................................................................................................................................... 39
TemporaryHousing................................................................................................................................................. 39
Homelessness........................................................................................................................................................... 40
AffordabilityAnalysis.............................................................................................................................................. 40
DisplacementRisk.................................................................................................................................................... 53
7. Housing Resources 57
ExistingHousing Programs.................................................................................................................................... 58
8. Outreach 63
StakeholderInterviews........................................................................................................................................... 63
FocusGroups............................................................................................................................................................ 64
Household and Employee Survey........................................................................................................................ 66
Methodology............................................................................................................................................................. 67
Analysis....................................................................................................................................................................... 68
Summary..................................................................................................................................................................... 82
Table of Contents (cont.)
9. Housing Development Challenges and Opportunities 83
DevelopmentChallenges....................................................................................................................................... 83
DevelopmentOpportunities................................................................................................................................. 83
10. Current and Projected Housing Needs 85
Summaryof Need.................................................................................................................................................... 85
Existing Housing Shortage (Catch Up)................................................................................................................87
Projected Housing Needs (Keep Up)................................................................................................................... 91
Needsby Jurisdiction.............................................................................................................................................. 96
Housing Continuum Framework........................................................................................................................101
11. Policy Programs and Recommendations 105
RegionalFramework..............................................................................................................................................105
LocalActions...........................................................................................................................................................105
List of Tables
Table 1.
Eagle County Population 2010-2022........................................................................................................7
Table2.
Median Age, 2010-2022...............................................................................................................................8
Table 3.
Hispanic/Latino Population, 2010-2022................................................................................................10
Table 4.
Eagle County Households, 2010-2022..................................................................................................10
Table 5.
Average Household Size, 2010-2022.....................................................................................................12
Table 6.
Median Household Income, 2010-2022................................................................................................13
Table 7.
Household Income by Source, 2010-2022............................................................................................14
Table 8.
Eagle County Employment, 2010-2022.................................................................................................15
Table 9.
Eagle County Top Employment Industries, 2010-2022.....................................................................16
Table 10.
Eagle County Largest Occupations, 2024..............................................................................................17
Table 11.
Eagle County Employees' Home Location, 2016.................................................................................18
Table 12.
Eagle County Employees' Commute Length, 2016.............................................................................19
Table 13.
Eagle County Housing Units, 2010-2022..............................................................................................21
Table 14.
Units Occupied Year -Round, 2010-2022..............................................................................................22
Table 15.
Households by Tenure, 2010-2022........................................................................................................23
Table 16.
Housing Tenure, 2010-2022.....................................................................................................................24
Table 17.
Sales by Type, 2015-2023.........................................................................................................................25
Table 18.
Sales by Location, 2015-2023..................................................................................................................26
Table 19.
Sales by Type, Non -Resort Areas, 2015-2023.....................................................................................26
Table 20.
Median Sale Price by Location, All Areas, 2015-2023........................................................................28
Table 21.
Median Sale Price by Location, Non -Resort Areas, 2015-2023.......................................................28
Table 22.
Median Sale Price Growth, Non -Resort Areas, 2015-2023..............................................................29
Table 23.
Median Price by Home Type, Non -Resort Areas, 2015-2023..........................................................30
Table 24.
Median Price per Square Foot by Type and Location, Non -Resort Areas, 2015-2023..............32
Table 25.
Median Rent by Location, 2010-2022....................................................................................................33
Table 26.
Online Rental Listing Summary, 2024.....................................................................................................34
Table27.
Per -Bedroom Rent, 2024...........................................................................................................................34
Table 28.
Eagle County Residential Building Permits, 2015-2023....................................................................37
Table 29.
Residential Units Permitted by Type, 2015-2023...............................................................................
38
Table 30.
New Apartment Development, 2010-2024..........................................................................................38
Table 31.
Eagle County Overcrowded Housing Units, 2022...............................................................................39
Table 32.
Temporary Housing Situations, 2022.....................................................................................................40
List of Tables (cont.)
Table 33.
Maximum Affordable Rent by Income and Household Size..............................................................42
Table 34.
Percent of Home Sales by Income Range, Non -Resort Areas, 2023..............................................45
Table35.
Income by Tenure, 2021............................................................................................................................
53
Table 36.
Cost Burden, 2015-2022...........................................................................................................................54
Table 37.
Population Aged 25 and Older without a High School Degree, 2022............................................
54
Table 38.
Households Speaking a Language other than English at Home, 2022...........................................
55
Table 39.
Single -Parent Households, 2022..............................................................................................................55
Table 40.
Housing Units Built Before 1970.............................................................................................................
56
Table41.
Current Housing Tools................................................................................................................................
57
Table42.
Summary of Housing Need........................................................................................................................86
Table43.
Housing Need by Source............................................................................................................................86
Table 44.
Overcrowded Housing Units, Eagle County, 2022..............................................................................87
Table 45.
Temporary Housing, Eagle County, 2024..............................................................................................88
Table 46.
Housing Need Generated by In-Commuters.........................................................................................88
Table 47.
Housing Need Generated by Unfilled Jobs...........................................................................................89
Table 48.
Existing Housing Shortage by Category.................................................................................................
90
Table 49.
Existing Housing Shortage by Income and Tenure..............................................................................
90
Table 50.
Current and Projected Jobs by Occupation..........................................................................................
91
Table 51.
Housing Demand from Employment Growth.......................................................................................
93
Table 52.
Housing Demand Generated by Retiring Workers..............................................................................94
Table 53.
Projected Housing Need Summary..........................................................................................................95
Table 54.
Gross Needs and Gaps Summary.............................................................................................................
96
Table 55.
Jobs Distribution by Location, 2023.......................................................................................................96
Table 56.
Gross Needs by Jurisdiction......................................................................................................................97
Table 57.
Affordable Housing Development Pipeline...........................................................................................98
Table 58.
Development Pipeline by Tenure.............................................................................................................
99
Table 59.
Net Needs and Gaps Summary.................................................................................................................99
Table 60.
Allocated Net Need by AMI....................................................................................................................100
Table 61.
Housing Needs and Preferences Continuum by Population Group..............................................101
Table 62.
Current Housing Continuum by Type...................................................................................................102
List of Figures
Figure 1.
Eagle River Valley Sub Regions....................................................................................................................3
Figure2.
Population by Age, 2022...............................................................................................................................8
Figure 3.
Population by Age, 2010-2022...................................................................................................................9
Figure 4.
Family/Non-Family Households, 2022...................................................................................................11
Figure 5.
Hispanic/Latino Households by Type, 2022.........................................................................................12
Figure 6.
Seasonal Employment by Industry, 2022...............................................................................................18
Figure 7.
Households by Tenure, 2022....................................................................................................................22
Figure 8.
Median Sale Price by Location, Non -Resort Areas, 2015-2023.......................................................29
Figure 9.
Median Price per Square Foot by Location, Non -Resort Areas, 2015-2023................................30
Figure 10.
Median Sale Price by Type, Non -Resort Areas, 2015-2023.............................................................31
Figure 11.
Eagle County STRs, 2017-2022...............................................................................................................
35
Figure 12.
Short-term Rentals by Location, 2022....................................................................................................36
Figure 13.
Residential Building Permits by Area, 2015-2023...............................................................................37
Figure 14.
Rental Affordability by Bedrooms for Median Income, 2022...........................................................43
Figure 15.
Rental Affordability by Bedrooms for Median Wage, 2022..............................................................44
Figure 16.
Affordable Home Prices by AM and Household Size, Non -Resort Areas, 2023.........................46
Figure 17.
Affordability Gap by Community, Non -Resort Areas, 2023..............................................................47
Figure 18.
Affordability Gap by AMI and Community, Non -Resort Areas, 2023............................................48
Figure 19.
Affordability by Home Type, Non -Resort Areas, 2023......................................................................49
Figure 20.
Homeownership Affordability by Median Wage, 2022.....................................................................
50
Figure 21.
Wage Earners Required to Afford Median Sale Price, Non -Resort Areas, 2023.........................
51
Figure 22.
Affordability Gap, Non -Resort Areas, 2015-2022...............................................................................
52
Figure 23.
Households by Tenure, 2022....................................................................................................................
53
Figure 24.
Deed Restricted Program Affordability by AMI, 2015-2023............................................................61
Figure 25.
Deed Restriction Affordability by Wages, 2015-2023.......................................................................62
1. Introduction and Summary of Findings
The Eagle County Housing Partners is a group of local governments in Eagle
County who are collaborating on solutions to affordable housing challenges in the
Eagle River Valley. The group is comprised of the Towns of Avon, Eagle, Gypsum,
Minturn, Red Cliff, Vail, and Eagle County.
This Housing Needs Assessment (HNA) was prepared to provide information and
analysis on the types of affordable housing needed in Eagle County and the
extent of housing needed to address economic, social, and environmental
challenges related to the high cost of housing in this region. The work was
comprised of five major tasks described below. This HNA document is intended
to meet the requirements of Senate Bill 174 that defines the requirements for
HNAs that local governments are required to prepare to be eligible for certain
state funding programs
• Household survey - A mail -out and online survey of 2,749 households in Eagle
County and surrounding commute areas in Lake and Summit Counties. The
survey covered topics including housing costs, housing challenges, housing
preferences, and demographic and labor force characteristics.
• Employer survey - An online survey of 183 businesses in Eagle County. The
survey covered business conditions, employee recruitment and retention
topics, and opinions on housing and housing solutions.
• Focus groups - EPS, in partnership with Habitat for Humanity Vail Valley,
conducted focus groups of residents representing key community sectors such
as residents living in deed -restricted housing, mobile home residents, and
people who commute long distances.
• Market and affordability analysis - A thorough analysis of demographics, the
economy, wages, the housing stock, and housing costs to identify gaps in the
housing market for the local workforce and full time residents.
• Housing needs projections - An estimate of the housing needed over the next
10 years to catch up with current housing gaps and keep up with the housing
needed due to economic growth.
Economic & Planning Systems, Inc. 1 Introduction and Summary of Findings
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Report Outline
This report is presented in 12 chapters following this introduction:
1. Introduction and Summary of Findings
2. Demographic Trends - Describes the population and other characteristics of
Eagle County.
3. Economic Trends - Covers the economic base, trends in jobs and industries,
and wages.
4. Housing Inventory - Describes the housing inventory in Eagle County by area.
5. Housing Market Trends - Presents and analyzes data on for -sale and rental
housing costs throughout the Eagle River Valley.
6. Housing Problems - Discusses issues such as cost and housing security
identified in the survey and outreach process. Also shows how housing costs
compare to household incomes and wages in key industries.
7. Housing Resources - Summarizes the major housing programs in each Partner
jurisdiction.
8. Outreach - Documents the key findings from the focus groups, stakeholder
interviews, and the household and employee surveys.
9. Housing Development Challenges and Opportunities - Identifies the barriers
to building affordable housing in the region, and opportunities from local
resources and programs.
10. Current and Projected Housing Needs - This chapter shows in detail the
components of housing need estimated for the next 10 years.
11. Policy Programs and Recommendations - (pending local action plans)
Study Area and Subareas
This study covers the Eagle River Valley area of Eagle County - Basalt and other
areas within the Roaring Fork Valley are not included. Data is analyzed at multiple
levels, including the overall valley/county (note that when "Eagle County" is used,
it is referring to the Eagle River Valley as outlined above), individual jurisdictions,
and sub -regions. Sub -regions are defined as:
• Upper Valley: Vail, Minturn, Red Cliff
• Mid -Valley: Avon, Edwards, Beaver Creek (when data is available)
• Down -Valley: Eagle, Gypsum, Dotsero (when data is available)
Economic & Planning Systems, Inc. 2 Introduction and Summary of Findings
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Figure 1. Eagle River Valley Sub Regions
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Miles
Summary of Findings
1. The upper valley, mid valley, and down valley communities have different
characteristics and roles in the regional housing landscape, and a diverse set of
strategies will be needed to best address regional housing needs.
Demographic and economic profiles vary widely throughout the county, with
jobs and tourism activity concentrated up -valley (east) closer to Vail, Avon,
and Beaver Creek. The population and workforce are increasingly moving
down -valley where housing costs are somewhat lower. As a result, home
prices and real estate markets differ dramatically between communities and a
wide range of strategies and policies are needed to be calibrated to each
community's unique context.
2. Resorts and tourism heavily influence the housing market in the county. About 40
percent of all housing units are vacant as second homes or vacation rentals.
Second home buyers from outside the county compete with Eagle County
residents for market -rate housing and often outbid locals. Second and
vacation home buyers effectively set the market price well above what the
local workforce and other full-time residents can afford. The influence of
external buyers means that most housing solutions must include deed
restriction programs to limit outside buyers' ability to purchase homes in the
county.
Economic & Planning Systems, Inc. 3 Introduction and Summary of Findings
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
3. The county's population is growing slowly, with growth concentrated in down -
valley communities.
Population growth is slow due in part to the difficulty of finding affordable
housing. Most population growth is occurring down -valley (west) in areas with
more accessible housing and a larger supply of developable land.
4. The population is aging, mirroring broader trends across the state and the country.
The median age has increased countywide in recent years and is as high as 49
years in Vail. Eagle County must consider the unique housing needs of an
aging population. In addition, the aging of the population is likely to contribute
to workforce and housing shortages.
5. Younger population and families and increasing in down -valley communities.
While the county population is aging overall, down -valley communities have
lower median age and higher youth populations than other Eagle County
communities. Down -valley communities also have more family households
that prefer larger housing units.
6. Workers commute long distances in Eagle County, and about 10 percent of Eagle
County employees are in -commuters.
One -quarter of people who work in Eagle County commute 30 minutes or
more to work. At highway speeds, these commutes can be distances of
roughly 30 to 50 miles each way. The roughly 10 percent of people who
commute from outside Eagle County, particularly from neighboring Summit
and Lake Counties face high mountain passes that are dangerous in winter
conditions (and sometimes year-round).
7. While Recreation, Retail, Construction, and Accommodation/Food remain the
largest employment industries, the biggest employment growth between 2010
and 2022 was in the Health Care and Social Assistance and Administrative and
Support sectors.
The tourism driven sectors of recreation, retail, construction, and
accommodations/food services have traditionally been the cornerstones of
Eagle County's resort economy. The recent growth of Health Care and Social
Assistance points to an aging population as well as the growth of Vail Health.
The Administrative and Support sector includes maintenance and property
management jobs that are key to keeping second homes and vacation rentals
in good condition.
Economic & Planning Systems, Inc. 4 Introduction and Summary of Findings
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
8. The median household income in Eagle County is around $100,000 per year.
However, 6 of the 10 largest occupations in the county have median wages below
$50,000/year.
Household income data in Eagle County is an overestimate of residents' true
earnings, particularly for residents in lower -wage jobs in Eagle County's
largest sectors. Food and beverage workers, retail sales workers, building
cleaning workers, and cooks and food preparation workers all have a median
wage of under $40,000 per year.
9. The median home sale price has increased dramatically in Eagle County,
especially since 2019.
In 2023, the median home price in Eagle County was over $1.3 million overall
and over $1 million in non -resort areas. Even when upscale resort areas are
excluded, median home prices grew by 15.2 percent annually between 2019
and 2023.
10. In some cases, homeownership is unaffordable for households earning over 300%
AMI.
The median non -resort home price in Eagle County of $1,055,000 is
unaffordable for households making below 230% AMI. In some communities,
the median non -resort home requires an income of 330% AMI to purchase.
11. When affordability is considered in terms of median wages, there is a need to
work between 3.7 and 7.5 jobs to afford to buy the median -priced non -resort
home in a community.
Affordability by wages reflects the number of jobs a household needs in order
to afford a home. In all Eagle County communities, a household must have
more than three full-time jobs at median wage to afford the median -priced
home.
12. Rent data is challenging to capture; while available data shows that rent growth
has not been as dramatic as growth in sale prices, interview and focus group
feedback indicate a tight and volatile rental market.
Focus group participants reported being unable to find affordable units
throughout the county, being forced to move unexpectedly due to personal or
economic circumstances and living in overcrowded rentals due to high prices.
Property managers described being inundated with requests whenever a unit
is listed and have been able to raise prices repeatedly in recent years.
Economic & Planning Systems, Inc. 5 Introduction and Summary of Findings
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
13. Affordability metrics indicate the challenges of living in a 1-person household in
the county.
1-person households struggle to find an affordable place to live in the rental
or ownership markets. A single earner at median wage cannot afford typical
Eagle County rent of $1,500/bedroom.
14. Eagle County residents are at risk of displacement due to housing age and type,
cost burden, and other factors.
A displacement risk assessment indicates that many Eagle County residents
may be at risk of displacement. Residents in older homes or mobile homes, as
well as those who speak Spanish, lack a high school degree, and have a single -
parent household are more likely to be displaced. 39 percent of Eagle County
residents are cost -burdened, meaning they pay more than 30 percent of their
income in housing costs.
15. There are many existing housing resources in Eagle County and the community
does not have to start from scratch when designing housing solutions.
Eagle County has many existing housing resources, including deed -restriction
programs, Habitat for Humanity Vail Valley, rental assistance programs, and
employee housing.
16. Eagle County has a gross housing need of 6,375 units, with about half of net need
located in Vail and Avon.
2,638 units are needed to address the existing housing shortage in the county
and 3,736 units are needed to address the project housing need over the next
10 years. Three-quarters of the total housing need is for rental units. Based on
jobs distribution, 26% of housing needs are in Vail and 25% are in Avon.
17. Upcoming affordable and community housing developments in Eagle County can
offset some of the housing need.
There are 703 units currently under construction in Eagle County that offset
some of existing housing need and an additional 632 entitled units that offset
projected housing need. Once the development pipeline has been netted out,
the total net housing need in Eagle County is 5,040 units.
18. Existing programs are not sufficient to address all needs on the housing continuum.
Housing needs differ by age, life stage, income, family status, and many other
factors. Current programs do not meet demonstrated needs throughout the
entire housing continuum.
Economic & Planning Systems, Inc. 6 Introduction and Summary of Findings
2. Demographic Trends
Population
Eagle County grew slowly between 2010 and 2022, with 0.5 percent average
annual growth. Most population growth occurred down -valley in Eagle and
Gypsum.
Eagle County had 55,300 residents in 2022, an increase of 3,200 since 2010. As
shown in Table 1, Eagle and Gypsum together accounted for 76 percent of net
population growth in the county over this time, as other communities lost
population. Outside of Eagle and Gypsum, the remainder of growth took place in
the unincorporated county.
Table 1. Eagle County Population 2010-2022
Vail
5,285
5,113
4,804
-481
-40
-0.8%
Minturn
1,027
1,007
1,025
-2
0
0.0%
Red Cliff
266
237
254
-12
-1
-0.4%
Avon
6,422
5,972
5,978
-444
-37
-0.6%
Eagle
6,483
6,847
7,488
1,005
84
1.2%
Gypsum
6,472
6,961
7,927
1,455
121
1.7%
Basalt (part)
2,917
2,674
2,909
-8
-1
0.0%
Unincorp. Area
23,185
23,970
24,906
1,721
143
0.6%
Eagle County Total
52,057
52,781
55,291
3,234
270
0.5%
Source: Colorado State Demographer's Office, Economic & Planning Systems
The median age across the county has increased since 2010. The population
down -valley is younger than the population up -valley.
The median age countywide was 38.3 years in 2022, approximately the same as
the statewide median of 37.7 years. The median age has increased since 2010,
with increases ranging from 1.3 years in Eagle to 14.1 years in Vail. As shown in
Table 2, the median age in down -valley communities is lower than in upper -valley
communities, with a 10.6 year difference in the median age between Vail (49.1
years) and Gypsum (38.5 years).
Economic & Planning Systems, Inc. 7
Demographic Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Table 2. Median Age, 2010-2022
Eagle County
34.0
35.6
38.3
1.6
2.70
Vail
35.0
40.2
49.1
5.2
8.90
Minturn
36.1
41.5
38.1
5.4
-3.40
Red Cliff
38.5
40.3
42.6
1.8
2.30
Avon
31.1
31.4
34.8
0.3
3.40
Edwards
34.9
34.2
37.5
-0.7
3.30
Eagle
33.8
36.0
35.1
2.2
-0.90
Gypsum
31.3
36.3
38.5
5.0
2.20
Source: U.S. Census Bureau, Economic & Planning Systems
Young people make up a greater share of the population in down -valley
communities, which aligns with broader trends of mountain "host towns"
becoming older and more affluent.
In Eagle and Gypsum the population under age 25 accounts for 39 percent and 34
percent of the population, respectively, while this group accounts for less than 20
percent of the population in Vail, as shown in Figure 2. This aligns with trends of
larger household sizes and more family households down -valley, as will be shown
below.
Figure 2. Population by Age, 2022
Percent of Population
0% 20% 40% 60% 80% 100%
Eagle County
Vail
Minturn
Red Cliff
Avon
Edwards
Eagle
Gypsum
Source: Economic & Planning Systems, US Census
■ Under 25
■25-44
r45-64
■ 65 and
over
Economic & Planning Systems, Inc. 8 Demographic Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
The population over age 65 in Eagle County has increased since 2010, both in
absolute numbers and as a share of the population.
Between 2010 and 2022 the share of the population age 65 and older increased
from 6 percent to 14 percent. As shown in Figure 3, at the same time the
population under age 45 decreased from 69 percent of the population to 59
percent.
Figure 3. Population by Age, 2010-2022
populaton 65 and older ■ Under 25 years 25 - 44 years 45 - 64 years ■ 65 years and over
20,000
18,000
16,000
14,000
12,000
10,000
8,000
6,000
4,000
2,000
0
2010
Source: US Census, Economic & Planning Systems
2015 2022
The share of population that identifies as Hispanic/Latino has remained at about
30 percent of the county population since 2010. While remaining a consistent
share of the population, this group has moved within the county over this time.
As shown in Table 3, between 2010 and 2022 the share of Hispanic/Latino
population increased down -valley in Gypsum and Eagle, increasing from 45
percent of the population in Gypsum to 59 percent and from 22 percent of the
population in Eagle to 27 percent. At the same time, the Hispanic/Latino share of
the population decreased in mid- and upper -valley communities.
Economic & Planning Systems, Inc. 9 Demographic Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Table 3. Hispanic/Latino Population, 2010-2022
Share Hispanic or Latino (any race)
Eagle County
30%
30%
Vail
7%
3%
Minturn
34%
28%
Red Cliff
38%
50%
Avon
49%
44%
Edwards
31 %
34%
Eagle
22%
18%
Gypsum
45%
46%
30%
30%
29%
0%
-1 %
6%
10%
3%
4%
0%
16%
22%
20%
-6%
-8%
43%
25%
26%
12%
-24%
40%
39%
33%
-5%
-11 %
39%
34%
31 %
3%
-3%
28%
19%
27%
-5%
10%
35%
49%
59%
1%
13%
Source: U.S. Census Bureau, Economic & Planning Systems
Households
Similar to population, year-round households in the county grew slowly from
2010 to 2022, with an annual growth rate of 0.4 percent.
Eagle County had just over 20,000 households in 2022, an increase of 848
households since 2010. As shown in Table 4, household growth was higher down -
valley than in other areas of the county. Eagle and Gypsum together accounted
for 62 percent of net household growth in the county over this time, while most
upper- and mid -valley communities lost year-round households.
Table 4. Eagle County Households, 2010-2022
Occupied Housing Units
Vail
2,604
2,380
2,370
-234
-20
-0.8%
Minturn
420
386
386
-34
-3
-0.7%
Red Cliff
117
91
121
4
0
0.3%
Avon
2,321
2,213
2,245
-76
-6
-0.3%
Edwards
3,642
3,227
3,824
182
15
0.4%
Eagle
2,183
2,089
2,370
187
16
0.7%
Gypsum
2,009
1,963
2,351
342
29
1.3%
Other
5,940
5,491
6,417
477
40
0.6%
Eagle County
19,236
17,840
20,084
848
71
0.4%
Source: U.S. Census Bureau, Economic & Planning Systems
Economic & Planning Systems, Inc. 10 Demographic Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
In Eagle County, approximately two-thirds of households are family households
but the split of family/non-family households varies across the county.
The Census Bureau classifies households as "family" (related household members)
and "non -family" (unrelated household members such as roommates). As shown in
Figure 4, down -valley communities have a higher share of family households than
mid- or upper -valley communities. Eagle and Gypsum have 74 percent and 78
percent family households, respectively, while fewer than half of households in
Vail are family households, which is typical of resort communities (in comparison,
Aspen has 42 percent family households and Telluride has 46 percent).
Figure 4. Family/Non-Family Households, 2022
Percent of Households
0% 20% 40% 60% so%
Eagle County
Vail
Minturn
Red Cliff
Avon
Edwards
Eagle
Gypsum
Source: Economic & Planning Systems, US Census ■ Family Non -Family
Households are generally larger down -valley, aligning with other housing and
population trends.
Household size is both an indicator of housing demand (size of unit) as well as
affordability (how many working people are needed in a household to afford
housing). As shown in Table 5, upper- and mid -valley communities saw an
increase in average household size from 2010-2015 and a decrease from 2015-
2022, while down -valley communities have seen a consistent increase in average
household sizes since 2010.
100%
Economic & Planning Systems, Inc. 11 Demographic Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Table 5. Average Household Size, 2010-2022
Eagle County
2.71
2.94
2.77
Vail
2.04
2.23
2.04
Minturn
2.45
2.72
2.53
Red Cliff
2.28
3.07
2.41
Avon
2.78
2.90
2.72
Edwards
2.82
3.03
2.80
Eagle
2.96
3.11
3.12
Gypsum
3.22
3.41
3.53
Source: U.S. Census Bureau, Economic & Planning Systems
The characteristics of Hispanic/Latino households in the valley vary compared to
the overall population.
As shown in Figure 5, among Hispanic/Latino households 75 percent are family
households, compared to 64 percent of households overall. These characteristics
also vary by location - for example, in Vail there is a smaller share of Hispanic
family households than family households overall (26 percent Hispanic/Latino
family households compared to 43 percent overall family households).
Figure 5. Hispanic/Latino Households by Type, 2022
Percent of Households
0% 20% 40% 60% 80% 100%
Eagle County
Vail
Minturn
Red Cliff
Avon
Edwards
Eagle
Gypsum
Source: Economic & Planning Systems, US Census
■ Family Household ■ Nonfamily household
Economic & Planning Systems, Inc. 12 Demographic Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Household Income
Median household income in Eagle County is approximately $100,000 and has
increased significantly since 2010.
Census data and survey data both show median household income between
approximately $100,000 and $110,000. As shown in Table 6, incomes are highest
in Minturn and Eagle, and lowest in Red Cliff. Census data indicates that
household income grew much faster from 2015 to 2022 (increasing at an average
of 4.6 percent per year) than from 2010 to 2015 (when it increased at an average
of 0.2 percent per year). This data accounts for total household income (all
earners, all income sources), and is not equivalent to salary or wages. This
increase may be reflective of higher -earning households moving into the county,
households having more wage earners (e.g., more roommates) or more jobs per
person, increased wages, and inflationary and cost of living factors.
Table 6. Median Household Income, 2010-2022
Description 2010
Eagle County $71,337 $72,214 $98,887 $877 $175 0.2% I $26,673 $3,810 4.6%
Vail
$64,859
$67,833
$96,667
$2,974
$595
0.9%
$28,834
$4,119
5.2%
Minturn
$74,891
$63,947
$103,333
-$10,944
-$2,189
-3.1%
$39,386
$5,627
7.1%
Red Cliff
$54,750
$68,125
$74,688
$13,375
$2,675
4.5%
$6,563
$938
1.3%
Avon
$51,781
$48,022
$85,817
-$3,759
-$752
-1.5%
$37,795
$5,399
8.6%
Edwards
$83,261
$74,347
$89,399
-$8,914
-$1,783
-2.2%
$15,052
$2,150
2.7%
Eagle
$72,138
$78,066
$101,373
$5,928
$1,186
1.6%
$23,307
$3,330
3.8%
Gypsum
$71,932
$88,698
$99,726
$16,766
$3,353
4.3%
$11,028
$1,575
1.7%
Source: U.S. Census Bureau, Economic & Planning Systems
Since 2010, wages have declined as a share of personal income in Eagle County,
while investment income has increased as a share of income.
The composition of household income indicates the nature of current conditions
and change in a community. Income typically comes from three sources - wage &
salary (i.e. a paycheck), investments (stocks, bonds, real estate, etc.), and transfer
receipts (government benefits, such as social security). As shown in Table 7, since
2010 wages have declined as a share of personal income, from 61 percent to 53
percent. At the same time, investment income has increased from 32 percent to
41 percent, while transfer receipts have remained stable.
Economic & Planning Systems, Inc. 13 Demographic Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
This trend indicates that new residents may not be working in the county, and/or
may not be relying on employment for their income. Additionally, an increase in
the share of income from transfer receipts is often seen in communities with an
aging population. The absence of this trend in Eagle County indicates that the
area's aging population is either still working, or relying on investment income and
not receiving significant government benefits.
Table 7. Household Income by Source, 2010-2022
Wage & Salary
61 %
57%
53%
Investment Income
32%
37%
41 %
Transfer Receipts
7%
6%
6%
Total
100%
100%
100%
Source: Bureau of Economic Analysis; Economic & Planning Systems
Economic & Planning Systems, Inc. 14 Demographic Trends
3. Economic Trends
Jobs
Eagle County has seen 24 percent job growth since 2010, with the biggest
growth in Administrative & Support Services and Health Care & Social
Assistance jobs.
Eagle County had 34,000 jobs in 2022, an increase of 6,500 jobs since 2010. As
shown in Table 8, nearly half that growth was in Administrative and Support and
Waste Management and Remediation Services (a sector comprised of businesses
performing routine support activities for the day-to-day operations of other
organizations, including office administration, maintenance, security and
surveillance services, cleaning, and waste disposal services), and Health Care and
Social Assistance.
Table 8. Eagle County Employment, 2010-2022
Industry
Accommodation and Food Services
6,676
7,272
596
0.7%
9.1%
Retail Trade
2,994
3,507
513
1.3%
7.8%
Construction
2,666
3,464
798
2.2%
12.2%
Arts, Entertainment, and Recreation
3,434
3,419
-15
0.0%
-0.2%
Health Care and Social Assistance
1,856
3,394
1,538
5.2%
23.4%
Administrative and Support Services
1,354
2,909
1,555
6.6%
23.7%
Real Estate and Rental and Leasing
1,360
1,674
314
1.7%
4.8%
Public Administration
1,413
1,585
172
1.0%
2.6%
Educational Services
1,279
1,522
243
1.5%
3.7%
Professional and Technical Services
1,032
1,462
430
2.9%
6.6%
Other
3,397
3,814
417
1.0%
6.4%
Eagle County Total
27,461
34,022
6,561
1.8%
100%
Source: Colorado Department of Labor and Employment, Economic & Planning Systems
Employment is comprised of 70 percent wage & salary jobs and 30 percent
proprietors. There are more jobs in the county than the working -age population,
indicating a need for multiple job -holding and in -commuting.
There are approximately 34,000 wage & salary jobs and 15,000 proprietors in the
county, and 32,400 working -age residents between 25 to 64 years old. The
resident survey indicates that within the county, residents have an average of 1.3
jobs per person, and there are 1.7 employees per household.
Economic & Planning Systems, Inc. 15
Economic Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
The 5 largest employment sectors in the county combine for 60% of all
employment and have remained the county's core employment industries since
2010.
As shown in Table 9, the top 5 employment sectors in the county are
accommodation and food services (21 percent of jobs), retail (10 percent),
construction (10 percent), arts, entertainment, & recreation (10 percent), and
health care (10 percent).
Table 9. Eagle County Top Employment Industries, 2010-2022
Description
11111
Accommodation and Food Services
24%
24%
21%
Retail Trade
11 %
11 %
10%
Construction
10%
10%
10%
Arts, Entertainment, and Recreation
13%
13%
10%
Health Care and Social Assistance
7%
7%
10%
Administrative and Support Services
5%
6%
9%
Real Estate and Rental and Leasing
5%
5%
5%
Public Administration
5%
5%
5%
Educational Services
5%
4%
4%
Professional and Technical Services
4%
4%
4%
Other
12%
12%
11 %
Eagle County Total
100%
100%
100%
Source: Colorado Department of Labor and Employment, Economic & Planning Systems
The county's largest employment sectors grew more slowly than overall
employment, but total jobs in those sectors remain stable.
As shown in Table 8 and Table 9, the county's top employment sectors have
remained stable since 2010, with Accommodation & Food Services, Retail Trade,
Construction, and Arts, Entertainment & Recreation providing approximately half
of all jobs. The share of jobs in these industries has remained relatively constant
since 2010, despite slower growth in Accommodation and Food Services, Retail
Trade, and Arts, Entertainment, and Recreation than overall employment.
The largest occupations in Eagle County are food and beverage service,
construction trades, and retail sales.
Occupation data is another way to analyze employment, focusing on the types of
jobs people hold rather than the industry. As shown in Table 9, the top 10
occupations account for half of jobs in the county. The median wages for these
occupations range from $37,000 for food and beverage serving (the top
occupation, with over 3,000 jobs) to $112,800 for healthcare diagnosing or
treating (the 81" largest occupation, with over 1,200 jobs). While the overall
median wage for all occupations in Eagle County is $52,900, six of the top 10
occupations have median wages of below $50,000 per year.
Economic & Planning Systems, Inc. 16 Economic Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Table 10. Eagle County Largest Occupations, 2024
Food and Beverage Serving Workers
3,010
$31,700
$37,000
$50,600
Construction Trades Workers
2,446
$42,500
$56,900
$68,400
Retail Sales Workers
2,265
$33,800
$40,700
$48,600
Building Cleaning and Pest Control Workers
1,655
$34,200
$41,000
$47,100
Cooks and Food Preparation Workers
1,584
$34,500
$40,500
$48,100
Business Operations Specialists
1,514
$48,400
$76,400
$101,400
Information and Record Clerks
1,456
$36,400
$44,200
$52,500
Healthcare Diagnosing or Treating Practitioners
1,211
$82,700
$112,800
$187,100
Other Management Occupations
1,167
$72,700
$112,500
$145,600
Grounds Maintenance Workers
1,104
$39,400
$49,300
$54,400
Top Ten Occupations (Average)
17,413
$37,357
$48,100
$59,529
Source: JobsEQ, Economic & Planning Systems
Eagle County has a seasonal economy. However, seasonal trends have become
less pronounced since 2010.
Employment in Eagle County is highest during the winter months (December to
April), with an additional smaller peak in the summer. Seasonal trends have
become less pronounced since 2010 - while there are still winter and summer
peaks in employment, the difference between "high" season and "low" season has
been decreasing.
Seasonal peaks and differences vary by industry, with those most tied to tourism
and recreation seeing the highest winter employment.
As shown in Figure 6, sectors tied to the ski industry, including accommodation &
food services and arts, entertainment & recreation see peak winter employment,
while sectors that rely on outdoor work, including construction and administrative
& support services (which includes jobs such as landscaping) see peak summer
employment.
Economic & Planning Systems, Inc. 17 Economic Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Figure 6. Seasonal Employment by Industry, 2022
# of employees
9,000
8,000
7,000
6,000
5,000
4,000
3,000
2,000
1,000
0
■ Winter Employment Summer Employment
Accommodation and Retail Trade Construction
Food Services
3,435 "0,03,239
Arts, Entertainment, and health Care and Social Administrative and
Recreation Assistance SupportServices
Source: Colorado Department of Labor and Employment, Economic & Planning Systems
Commuting
While up-to-date commuting data is limited, available data indicates that most
Eagle County employees live in Eagle County.
Multiple data sources were analyzed to understand commuting patterns in the
Valley. Based on the US Census Transportation Planning Package, which best
reflects likely conditions in the area, 88 percent of employees in Eagle County are
Eagle County residents. While the most recent data is from 2016, commuting
trends have remained relatively stable based on other data sources including
survey data.
Table 11. Eagle County Employees' Home Location, 2016
Total Eagle County Employees 30,582
Living and Working in Eagle County 26,925 88.0%
Commuting into Eagle County 3,657 12.0%
In -Commuter Source
Garfield County
1,380
4.5%
Lake County
490
1.6%
Summit County
260
0.9%
Other
1,527
5.0%
Source: CTPP, Economic & Planning Systems
Economic & Planning Systems, Inc. 18 Economic Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
About 12 percent of Eagle County jobs are filled by in -commuters.
The most common source of in -commuters were Garfield, Lake, and Summit
counties, making up 7 percent of Eagle County employees in 2016. The remaining
5 percent of employees includes some long-distance commuters who travel to
Eagle County from farther places in Colorado and remote workers living outside
Eagle County but employed by an Eagle County business.
As of 2016, three-quarters of Eagle County employees commuted 30 minutes or
less.
About 40 percent of Eagle County employees had commutes of 15 minutes or
less and another 35 percent traveled between 15 and 30 minutes. Only 5 percent
of employees had commutes of 1 hour or more, indicating that in -commuters
from other counties may not travel far within Eagle County (i.e., commuters from
Summit County may work in Vail and commuters from Garfield County may work
in Gypsum). Residents may also have long intra-county commutes travelling from
one side of Eagle County to another for work. It is important to note that these
figures are 2012-2016 averages and have likely changed with the rise of remote
work and the population shift down -valley since the COVID-19 pandemic.
Table 12. Eagle County Employees' Commute Length, 2016
Total Eagle County Employees 30,582
Working from home 2,592 8.5%
Commuting to work 27,990 91.5%
Commute length for workers commuting to work
Less than 15 minutes 11,010 39.3%
15 - 29 minutes 9,645 34.5%
30 - 59 minutes 5,725 20.5%
60 minutes or more 1,610 5.3%
Source: CTPP, Economic & Planning Systems
Economic & Planning Systems, Inc. 19 Economic Trends
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4. Housing Inventory
Housing Units
Eagle County saw housing growth in all communities from 2010 to 2022, despite
population losses up -valley.
Eagle County had 34,300 housing units in 2022, an increase of just over 3,500
since 2010. Avon, Eagle, and Gypsum accounted for 57 percent of that growth,
with those communities adding 2,000 units over that time. Housing growth in the
unincorporated county accounted for another 23 percent of overall growth. As
shown in Table 13, housing growth continued up -valley despite these
communities losing residents, an indication that these new units are likely second
homes and vacation rentals.
Table 13. Eagle County Housing Units, 2010-2022
Housing Units
Vail
6,974
7,138
7,331
357
30
0.4%
Minturn
523
532
566
43
4
0.7%
Red Cliff
118
126
139
21
2
1.4%
Avon
3,483
3,519
4,175
692
58
1.5%
Eagle
2,456
2,503
2,796
340
28
1.1%
Gypsum
2,207
2,322
3,177
970
81
3.1%
Basalt (part)
1,318
1,320
1,593
275
23
1.6%
Unincorp. Area
13,731
13,903
14,556
825
69
0.5%
Eagle County Total
30,810
31,363
34,333
3,523
294
0.9%
Source: Colorado State Demographer's Office, Economic & Planning Systems
Housing Occupancy
Housing occupancy rates vary throughout the valley, with higher occupancy in
down -valley communities, indicating that year-round residents are more
common down -valley.
An occupied housing unit is equivalent to a household. In a community like Eagle
County, the occupancy rate provides an indication of second homeownership (how
many units are not occupied year-round). In 2022, the county had an overall
occupancy rate of approximately 60 percent - about 20,000 households and
34,000 housing units. As shown in Table 14, occupancy patterns vary throughout
the valley. Nearly all housing units down -valley are occupied by year-round
households, with Eagle and Gypsum having occupancy rates of over 90 percent.
Economic & Planning Systems, Inc. 21 Housing Inventory
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
In Vail, only one-third of housing units are occupied by year-round households,
indicating a significant portion of second homes and/or vacation rentals. From
2010 to 2022, the percent of units occupied year-round decreased the most in
Minturn (from 80 percent to 69 percent) and Avon (from 64 percent to 56 percent).
Table 14. Units Occupied Year -Round, 2010-2022
Eagle County
61%
57%
61%
Vail
36%
33%
33%
Minturn
80%
73%
69%
Red Cliff
83%
75%
81%
Avon
64%
55%
56%
Edwards
69%
60%
71 %
Eagle
90%
85%
94%
Gypsum
91%
93%
93%
Source: U.S. Census Bureau, Economic & Planning Systems
Housing Tenure
Most communities in the valley have a similar split of owner and renter
households with 70 percent owners and 30 percent renters.
As shown in Figure 7, the share of owners and renters in occupied housing units
were relatively similar throughout the valley in 2022, with approximately one-
third renters and two-thirds owners. Avon is the only community with a different
pattern, where 56 percent of the population is renting, the highest percentage of
any community.
Figure 7. Households by Tenure, 2022
Percent of Households
0% 20% 40% 60% 80% 100%
Eagle County
Vail
Minturn r=
Red Cliff
Avon
Edwards
Eagle
Gypsum
seu¢e: Economic & Planning systems, US census ■Owners Renters
Economic & Planning Systems, Inc. 22 Housing Inventory
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Changes in tenure were markedly different between 2010-2015 and 2015-2022.
As shown in Table 15, most communities saw decreases in owner -occupied
households and increases in renters between 2010 and 2015. Since 2015,
however, there has been more growth in owner -occupied homes.
Table 15. Households by Tenure, 2010-2022
Owner -Occupied
Eagle County
12,343
11,974
13,774
Vail
1,264
1,465
1,634
Minturn
192
161
258
Red Cliff
90
63
89
Avon
1,092
891
993
Edwards
2,694
2,158
2,642
Eagle
1,477
1,678
1,605
Gypsum
1,508
1,495
1,753
Renter -Occupied
Eagle County
6,893
5,866
6,310
Vail
1,340
915
736
Minturn
228
225
128
Red Cliff
27
28
32
Avon
1,229
1,322
1,252
Edwards
948
1,069
1,182
Eagle
706
411
765
Gypsum
501
468
598
Total Occupied Units
19,236
17,840
20,084
Source: U.S. Census Bureau, Economic & Planning Systems
-369
-74
-0.6%
1,800
257
2.0%
201
40
3.0%
169
24
1.6%
-31
-6
-3.5%
97
14
7.0%
-27
-5
-6.9%
26
4
5.1 %
-201
-40
-4.0%
102
15
1.6%
-536
-107
-4.3%
484
69
2.9%
201
40
2.6%
-73
-10
-0.6%
-13
-3
-0.2%
258
37
2.3%
-1,027
-205
-3.2%
444
63
1.0%
-425
-85
-7.3%
-179
-26
-3.1 %
-3
-1
-0.3%
-97
-14
-7.7%
1
0
0.7%
4
1
1.9%
93
19
1.5%
-70
-10
-0.8%
121
24
2.4%
113
16
1.4%
-295
-59
-10.3%
354
51
9.3%
-33
-7
-1.4%
130
19
3.6%
-1,396
-279
-1.5%
2,244
321
1.7%
Economic & Planning Systems, Inc. 23 Housing Inventory
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Overall, there has been an increase in the share of owners and decrease in the
share of renters in the county since 2010, although the magnitude of change
varies by community.
In 2010, 64 percent of households countywide were homeowners and 36 percent
were renters. By 2022, this shifted to 69 percent owners and 31 percent renters.
As shown in Table 16, the largest change during this time was in Vail, which went
from 49 percent owners to 69 percent, and Minturn which went from 46 percent
homeowners to 67 percent. Other communities remained stable, or saw
decreases in homeownership rates between 2010 and 2015, with subsequent
increases from 2010 to 2022.
Table 16. Housing Tenure, 2010-2022
Owners
Eagle County 64% 67% 69% 1 3.0% 1.5%
Vail
49%
62%
69%
13.0%
7.4%
Minturn
46%
42%
67%
-4.0%
25.1 %
Red Cliff
77%
69%
74%
-7.7%
4.3%
Avon
47%
40%
44%
-6.8%
4.0%
Edwards
74%
67%
69%
-7.1 %
2 2%
Eagle
68%
80%
68%
12.7%
-12.6%
Gypsum
75%
76%
75%
1.1 %
-1.6%
Renters
Eagle County
36%
33%
31%
-3.0%
-1.5%
Vail
51 %
38%
31 %
-13.0%
-7.4%
Minturn
54%
58%
33%
4.0%
-25.1%
Red Cliff
23%
31 %
26%
7.7%
-4.3%
Avon
53%
60%
56%
6.8%
-4.0%
Edwards
26%
33%
31 %
7.1 %
-2.2%
Eagle
32%
20%
32%
-12.7%
12.6%
Gypsum
25%
24%
25%
-1.1 %
1.6%
Source: U.S. Census Bureau, Economic & Planning Systems
Economic & Planning Systems, Inc. 24 Housing Inventory
S. Housing Market Trends
Home Sales
Sales volume hit a high in 2020 during the COVID-19 pandemic and has been
decreasing since then.
There were 1,581 home sales in Eagle County in
2020, the most since 2015 and over 300 more
Home sale analysis excludes
than 2019. As shown in Table 17, in 2021 there
mobile homes, ranches, and
were just under 1,500 sales, and sales volume
highest and lowest 5% of
dramatically decreased in 2022 (1,048 sales) and
sales. Deed -restricted homes
2023 (716 sales). Condominiums and single
are included.
family homes have consistently been the most
frequently sold home types, with single family
homes hitting a high in 2020 (516 sales) and condos in 2021 (663 sales).
Table 17. Sales by Type, 2015-2023
Condominium
371
436
431
433
451
588
663
437
301
Duplex
152
154
172
162
168
227
167
129
97
Single Family Residence
350
372
408
425
412
516
413
327
215
Townhouse
151
190
167
167
234
248
248
155
101
Triplex
3
1
2
1
2
2
6
0
2
Total Sales
1,027
1,153
1,180
1,188
1,267
1,581
1,497
1,048
716
Source: MLS, Economic & Planning Systems
Sales volume increased down -valley between 2015 and 2021. The entire county
experienced a decrease in sales in 2023 compared to 2015-2022.
As shown in Table 18, with the exception of 2022 and 2023, when all
communities saw a decline in sales, down -valley communities have seen steadily
increasing sales volume since 2015. The decline in 2022 and 2023 may reflect the
slowing of sales from the surge of sales and migration to high amenity areas
during the pandemic, and increasing in -person work requirements. 2023 was the
only year since 2015 with fewer than 1,000 home sales.
Economic & Planning Systems, Inc. 25 Housing Market Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Table 18. Sales by Location, 2015-2023
Eagle County Total
1,027
1,153
1,180
1,188
1,268
1,584
1,497
1,048
716
Vail
252
267
237
253
287
350
353
203
153
Minturn
15
13
14
18
18
24
14
18
3
Red Cliff
3
4
3
3
5
13
11
9
4
Avon
192
269
227
225
241
305
264
186
115
Beaver Creek
75
86
89
111
111
117
138
74
49
Edwards
247
256
286
235
266
354
295
193
155
Eagle
140
150
145
167
156
179
178
160
102
Gypsum
97
99
168
164
177
197
164
138
97
Other
6
9
11
12
7
45
80
67
38
Source: MLS, Economic & Planning Systems
Excluding resort areas, trends have been similar with the highest sales volume in
2020 and 2021.
Removing resort areas with high
levels of second -home ownership
RESORT AREAS
and vacation rentals gives a more
accurate picture of the "locals"
Arrowhead
Cordillera The Summit
housing market for Eagle County
Bachelor Gulch
Frost Creek
residents. As shown in Table 19,
Beaver Creek
Lionshead
Cascade Village Glen
Mountain Star
the share of sales in non -resort
Cordillera Valley Club
Potato Patch
areas has been between 68 and 70
Cordillera The Divide
Vail Golf Course
percent of total sales, with the
Cordillera The Ranch
Vail Village
lowest share in 2021 and an
increasing share in 2022 and 2023.
Table 19. Sales by Type, Non -Resort Areas, 2015-2023
Condominium
183
258
260
257
257
347
354
278
191
Duplex
135
135
145
142
141
194
143
114
79
Single Family Residence
274
308
339
351
327
399
305
271
180
Townhouse
119
158
139
138
200
200
204
127
77
Triplex
3
1
2
1
2
2
6
0
2
Total Non -Resort Sales
714
860
885
889
927
1,142
15012
790
529
Percent of Total Sales
70%
75%
75%
75%
73%
72%
68%
75%
74%
Source: MLS, Economic & Planning Systems
Economic & Planning Systems, Inc. 26 Housing Market Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
The median sale price countywide has been over $1 million since 2021.
The largest price increases were in the mid -valley, where sales prices increased by
20 percent between 2019 and 2023. As shown in Table 20 on the next page, in
2023 only Red Cliff and Gypsum had median sale prices below $1 million, while
Edwards (including Arrowhead and Cordillera) and Beaver Creek had median
prices over $2 million.
In non -resort areas, the median home price surpassed $1 million in 2023.
As shown in Table 21 on the next page, the median sale price outside of resort
areas is substantially lower than the overall median price. However, prices still
rose significantly in non -resort areas between 2019 and 2023. The largest price
increases were in the mid -valley in Avon and Edwards, where prices increased in
non -resort areas rose between 18 percent and 20 percent from 2019 to 2023.
This indicates that the rising prices is a problem in "locals" areas of the county as
well as resort areas with high levels of second -home ownership and vacation
rentals.
Economic & Planning Systems, Inc. 27 Housing Market Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Table 20. Median Sale Price by Location, All Areas, 2015-2023
Eagle County
$659,000
$672,500
$651,000
$704,110
$740,000
$891,250
$1,000,000
$1,120,000
$1,325,033
$81,000
$20,250
3%
$585,033
$146,258
16%
Vail
955,000
887,500
1,025,000
1,024,500
1,155,000
1,170,000
1,600,000
1,600,000
1,450,400
200,000
50,000
5%
295,400
73,850
6%
Minturn
600,000
650,000
599,000
713,500
742,225
709,000
827,500
1,137,500
1,350,000
142,225
35,556
5%
607,775
151,944
16%
Red Cliff
337,800
411,000
535,000
479,000
450,000
515,000
430,000
715,000
730,000
112,200
28,050
7%
280,000
70,000
13%
Avon
583,750
590,000
595,000
610,000
673,000
850,000
794,000
889,500
1,400,000
89,250
22,313
4%
727,000
181,750
20%
Beaver Creek
1,200,000
1,287,500
1,470,000
1,330,000
1,237,500
1,300,000
1,499,500
2,125,000
2,350,000
37,500
9,375
1%
1,112,500
278,125
17%
Edwards
850,000
875,000
845,000
975,000
1,072,500
1,412,500
1,505,000
1,685,000
2,225,000
222,500
55,625
6%
1,152,500
288,125
20%
Eagle
485,650
519,000
525,000
580,000
562,500
659,000
836,185
1,074,500
1,049,000
76,850
19,213
4%
486,500
121,625
17%
Gypsum
397,000
402,000
399,750
456,250
444,000
499,000
520,000
675,000
720,000
47,000
11,750
3%
276,000
69,000
13%
Source: MLS, Economic & Planning Systems
Table 21. Median Sale Price by Location, Non -Resort Areas, 2015-2023
Eagle County
$515,750
$535,250
$525,000
$592,500
$600,000
$684,105
$748,500
$899,500
$1,055,000
$84,250
$21,063
4%
$455,000
$113,750
15%
Vail
657,000
720,000
668,000
769,000
767,500
850,000
850,000
1,100,000
1,150,000
110,500
27,625
4%
382,500
95,625
11%
Minturn
600,000
650,000
599,000
713,500
742,225
709,000
827,500
1,137,500
1,350,000
142,225
35,556
5%
607,775
151,944
16%
Red Cliff
337,800
411,000
535,000
479,000
450,000
515,000
430,000
715,000
730,000
112,200
28,050
7%
280,000
70,000
13%
Avon
535,000
512,500
575,750
599,500
625,000
750,000
715,000
802,000
1,302,500
90,000
22,500
4%
677,500
169,375
20%
Edwards
629,263
660,000
617,000
754,000
805,000
955,000
1,093,000
1,125,000
1,562,500
175,738
43,934
6%
757,500
189,375
18%
Eagle
485,650
519,000
525,000
580,000
562,500
659,000
793,750
965,000
995,000
76,850
19,213
4%
432,500
108,125
15%
Gypsum
397,000
402,000
399,750
456,250
444,000
499,000
520,000
675,000
720,000
47,000
11,750
3%
276,000
69,000
13%
Source: MLS, Economic & Planning Systems
Economic & Planning Systems, Inc. 28 Housing Market Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Most communities saw significant price increases between 2019 and 2023.
As shown in Figure 8, every community saw a significant price increase between
2019 and 2023, with median prices in non -resort areas in many communities
nearly doubling over that time.
Figure 8. Median Sale Price by Location, Non -Resort Areas, 2015-2023
Median Sale Price
$1,800,000
$1, 600,000
$1,400,000
$1, 200,000
$1,000,000
$800,000
$600,000
$400,000
$200,000
$0
Eagle County Vail Minturn Red Cliff
Source: MLS, Economic& Planning Systems
■ 2015 2019 ■ 2023
11
Avon Edwards
Eagle Gypsum
Housing prices in non -resort areas have increased significantly since 2015, but
this growth has not occurred evenly over time.
As shown above and in Table 22, prices in non -resort areas countywide grew
more quickly between 2019 and 2023 (an average of 15.2 percent per year) than
from 2015 to 2019 (3.9 percent per year). This was most significant in mid -valley
communities, where prices increased between 4 and 6 percent each year from
2015 to 2019, and then jumped to 18 to 20 percent annual increases from 2019
to 2023.
Table 22. Median Sale Price Growth, Non -Resort Areas, 2015-2023
Eagle County
9.4%
3.9%
15.2%
Vail
7.2%
4.0%
10.6%
Minturn
10.7%
5.5%
16.1 %
Red Cliff
10.1 %
7.4%
12.9%
Avon
11.8%
4.0%
20.2%
Edwards
12.0%
6.4%
18.0%
Eagle
9.4%
3.7%
15.3%
Gypsum
7.7%
2.8%
12.8%
Source: MLS, Economic & Planning Systems
Economic & Planning Systems, Inc. 29 Housing Market Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
The median price per square foot has more than doubled in the county since
2015, from $344 to $752.
Looking at home costs in terms of price per square foot normalizes costs across
home sizes and shows how far money can go towards purchasing a home. As
shown in Figure 9, in most communities the growth rate has been significantly
higher since 2019 than from 2015 through 2019, with average annual price
growth since 2019 ranging from 11 percent in Red Cliff to 23 percent in Avon.
Avon has seen some of the largest increases, with the median price per square
foot tripling from 2015 to 2023.
Figure 9. Median Price per Square Foot by Location, Non -Resort Areas, 2015-2023
-Vail ,Minturn -Red Cliff Avon
$1,200
$1,000
$800
$600
$400
$200
$0
Edwards -Eagle -Gypsum
Median Sale Price/SF
1,000 Vail
$922 Avon
_ $722 Minturn
$715 Edwards
$5oo Red Cliff
$442 Eagle
$384 Gypsum
2015 2016 2017 2018 2019 2020 2021 2022 2023
Source: MLS, Economic& Planning Systems
Housing costs vary by the type of home being sold. Condominiums are typically
the least costly homes, while duplexes are the most expensive.
In 2023, the median price for single-family homes, townhouses, and duplexes in
non -resort areas was over $1 million. As shown in Table 23, prices have grown
fastest for condominiums and townhouses since 2019, with prices for condos
increasing an average of 18 percent per year, and townhouses increasing 19
percent per year. Duplexes have been the most expensive home type since 2020;
although most duplexes sold have been in resort communities, duplexes in non -
resort neighborhoods remain expensive.
Table 23. Median Price by Home Type, Non -Resort Areas, 2015-2023
Condominium
$400,000 $405,000
$415,000
$450,000
$442,000
$505,000
$549,500
$705,000
$870,000
$42,000
$10,500
3%
$428,000
$107,000
18%
Duplex
$695,000 $794,500
$790,000
$809,500
$897,500
$1,020,313
$1,299,000
$1,497,500
$1,SOQ000
$202,500
$50,625
7 %
$602,500
$150,625
14%
Single Family Residence
$569,000 $700,000
$580,000
$650,000
$685,000
$825,000
$980,000
$1,100,000
$1,112,500
$116,000
$29,000
5%
$427,500
$106,875
13%
Townhouse
$445,000 $477,000
$499,000
$527,500
$573,121
$639,500
$700,000
$946,000
$1,150,000
$128, 121
$32,030
7%
$576,879
$144,220
19%
Source: MLS, Economic 8 Planning
Systems
Economic & Planning Systems, Inc. 30 Housing Market Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
All home types except single family homes have seen increased costs since 2019.
As shown in Figure 10, 2019/2020 was an inflection point in sales prices. Since
the onset of Covid-19, prices for all home types in non -resort areas except single
family homes have increased at much faster rates than 2015-2019.
Figure 10. Median Sale Price by Type, Non -Resort Areas, 2015-2023
—Duplex Single Family Residence —Townhouse —Condominium Median Sale Price
$2,000,000
$1,5oo,000 Duplex
$1,500,000
Townhouse
$1,1so,000
Single
$1,000,000 $1,112,500 Family
$s�o,000 Condo
$500,000
$0 —
2015 2016 2017 2018 2019 2020 2021 2022 2023
Source: MLS, Economic& Planning Systems
While condominiums are the least expensive housing type overall, since 2015
they have been the most expensive per square foot in non -resort areas.
As with overall sales prices, the price per square foot of condos and townhouses
has increased faster than duplexes and single family homes since 2019. As shown
in Table 24 the per -square -foot price of condos in non -resort areas increased by
an average of $108 per year between 2019 and 2023.
The largest increases in price per square foot in non -resort areas have been in
the mid- and upper -valley, particularly for condos and townhouses.
In down -valley communities, the price per square foot has increased at a similar
rate for all home types, with average annual increases of 12 to 14 percent per
year, as shown in Table 24. In mid- and upper -valley communities, there was a
wider range of increases, with upper valley townhouses and mid -valley condos
both increasing around 20 percent per year.
Economic & Planning Systems, Inc. 31 Housing Market Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Table 24. Median Price per Square Foot by Type and Location, Non -Resort Areas, 2015-2023
Up -Valley
Condominium
$446
$484
$524
$560
$582
$627
$692
$889
$1,061
$136
$34
7%
$479
$120
16%
Duplex
$419
$500
$540
$569
$596
$629
$805
$828
$987
$177
$44
9%
$391
$98
13%
Single Family Residence
$482
$459
$439
$508
$588
$590
$634
$787
$736
$106
$26
5%
$148
$37
6%
Townhouse
$427
$421
$461
$527
$477
$555
$618
$857
$943
$51
$13
3%
$465
$116
19%
Mid -Valley
Condominium
$335
$375
$402
$426
$433
$484
$595
$763
$910
$98
$24
7%
$477
$119
20%
Duplex
$285
$302
$327
$360
$363
$371
$485
$622
$674
$78
$20
6%
$311
$78
17%
Single Family Residence
$294
$319
$368
$332
$411
$410
$519
$678
$733
$117
$29
9%
$323
$81
16%
Townhouse
$263
$290
$311
$336
$349
$425
$439
$601
$606
$86
$22
7%
$257
$64
15%
Down -Valley
Condominium
$294
$296
$334
$348
$369
$404
$436
$483
$614
$75
$19
6%
$245
$61
14%
Duplex
$207
$218
$229
$261
$247
$254
$287
$405
$390
$40
$10
4%
$144
$36
12%
Single Family Residence
$185
$203
$213
$225
$233
$254
$314
$391
$382
$49
$12
6%
$149
$37
13%
Townhouse
$209
$227
$238
$243
$252
$267
$308
$343
$423
$42
$11
5%
$171
$43
14%
Eagle County Overall
Condominium
$377
$415
$428
$454
$462
$528
$608
$781
$895
$85
$21
5%
$433
$108
18%
Duplex
$289
$312
$320
$351
$371
$389
$492
$584
$635
$82
$20
6%
$264
$66
14%
Single Family Residence
$212
$236
$235
$245
$263
$289
$364
$412
$442
$51
$13
5%
$180
$45
14%
Townhouse
$263
$272
$289
$329
$327
$343
$404
$548
$594
$64
$16
6%
$267
$67
16%
Source: MLS, Economic & Planning Systems
Economic & Planning Systems, Inc. 32 Housing Market Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Rental Housing
There is not a centralized, consistent source of rental market data in Eagle
County. Interviews and focus group feedback note that per -bedroom rent is
between $1,500 and $2,000.
Rental data was gathered from multiple sources, utilizing American Community
Survey (Census), the community survey, online listings, and landlord/property
manager interviews. ACS and resident survey data report per unit median rents of
$1,800, while focus groups and interviews indicated per bedroom rents of
between $1,500 and $2,000, which is substantially higher. The ACS and resident
survey likely reflect many residents who are long-term tenants in rental units and
have been somewhat sheltered from the increasing costs. Interview feedback
supports this, with multiple local landlords indicating a high proportion of long-
term tenants. As shown in Table 25, while ACS-reported rents are likely low, they
nonetheless reflect large increases since 2015, particularly in mid -valley
communities. For example, the rent increase of 9.6 percent in Minturn between
2015 and 2022 reflects the desirability of its mid -valley location with easy access
to Vail.
Table 25. Median Rent by Location, 2010-2022
Eagle County
$1,225
$1,272
$1,868
$47
$9
0.8°%
596
85
5.6°%
Vail
1,266
1,249
1,625
-17
-3
-0.3%
376
54
3.8%
Minturn
1,259
1,148
2,181
-111
-22
-1.8%
1,033
148
9.6%
Red Cliff
1,297
1,550
1,800
253
51
3.6%
250
36
2.2°%
Avon
1,231
1,122
1,731
-109
-22
-1.8%
609
87
6.4%
Edwards
1,346
1,343
1,870
-3
-1
0.0%
527
75
4.8%
Eagle
1,058
1,478
1,612
420
84
6.9%
134
19
1.2°%
Gypsum
1,229
1,201
1,741
-28
-6
-0.5%
540
77
5.4%
Source: U.S. Census Bureau, Economic & Planning Systems
With no central rental listing source and few large apartment buildings, many
residents find rental properties online through Zillow and Facebook, or through
word-of-mouth.
Online, rental properties are primarily listed on Zillow and Facebook; some
property managers also send listings directly to email lists. As shown in Table 26
and noted in listings, target markets vary - rentals on Zillow primarily target non -
local renters looking for ski season properties, while Facebook Marketplace and
Eagle County Facebook groups are more geared to locals. It is important to note
that interview and focus group feedback indicated that some people have
stopped posting rental listings on Facebook because the magnitude of responses
is overwhelming, indicating both demand for rental housing and a decreasing
number of options to find it.
Economic & Planning Systems, Inc. 33 Housing Market Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Table 26. Online Rental Listing Summary, 2024
Eagle County
25
$1,600 $3.80
122
$4,500
$3.81
Vail
5
$1,500 -
42
$5,900
$4.52
Avon
10
$1,900 $4.40
33
$5,000
$3.94
Edwards
3
$1,500 --
11
$7,750
$3.29
Eagle
4
$2,275 $3.06
23
$3,275
$3.32
Gypsum
3
$1,350
13
$2,600
$3.19
Source: Economic & Planning Systems, Zillow, Facebook
Online listings are often for bedrooms in shared units, with prices over $1,000
per room.
As shown in Table 27, the average price per bedroom varies from $1,100 in Eagle
(from survey respondents) to $2,250 in Edwards (from Zillow listings). According
to local property managers, the typical rental price per bedroom across the county
in $1,000 to $1,500, while focus group respondents indicated costs can get up to
$2,000 for a bedroom. This equates to a typical monthly rent of $3,000 - $4,000
for a 2-bedroom unit, depending on location.
Table 27. Per -Bedroom Rent, 2024
Eagle County
25
$1,600 $3.80
178
$4,500
$3.76
Vail
5
$1,500 --
62
$6,000
$4.69
Avon
10
$1,900 $4.40
45
$5,000
$3.81
Edwards
3
$1,500 --
21
$7,200
$3.54
Eagle
4
$2,275 $3.06
31
$3,275
$3.33
Gypsum
3
$1,350 --
19
$2,600
$3.19
Source: Economic & Planning Systems, Zillow, Facebook
Economic & Planning Systems, Inc. 34 Housing Market Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Short -Term Rentals
Eagle County had approximately 5,000 short-term rentals (STRs) in 2022,
accounting for about one -seventh of all housing units.
As shown in Figure 11, STIRS as a share of total housing units has remained
relatively consistent since 2017 (when comprehensive data became available).
The number of active STRs is higher in winter months than in summer months and
recovered to pre -pandemic levels in late 2022.
Figure 11. Eagle County STRs, 2017-2022
Number of Active Eagle County STRs by Month
June 2017 -January 2023
6000
Eagle Co. Total
5000
4000 1. ...... ..... W... •�•�•........
3000
V
a
2000
1000
0
c-I c-I ci c-I c-I 1� .-I 1-I c-I H N N N N N4 N N N N r]
O O O O O O O O O O O O O O O O O O O O
N N N N N N N N N N N N N N N N N N N N N N N N N N
C Q V C Q V C Q V C Q V C Q V C Q V
Ln 0 vQ 0
Gridlines aligned with June and December
lorated Areas
incorporated
Areas
Economic & Planning Systems, Inc. 35 Housing Market Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Short-term rentals are concentrated in resort areas in the mid -valley and upper
valley.
As shown in Figure 12, the largest concentration of short-term rentals is in the
Beaver Creek and Edwards area, which in December 2022 had over 1,000 active
STIRS. There is also a significant concentration of STRs in Vail and the Vail area.
Figure 12. Short-term Rentals by Location, 2022
Economic & Planning Systems, Inc. 36 Housing Market Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Recent Development
Between 2015 and 2023, over 2,100 residential building permits were issued in
Eagle County.
As shown in Table 28, new construction peaked in 2017, when 365 building
permits were issued. Permit numbers have steadily decreased since then, with the
exception of an increase from 2020 to 2021, which may be due to delayed projects
from the onset of COVID-19. In 2023, only 148 residential permits were issued, the
lowest permit activity since 2015, suggesting construction may be slowing.
Table 28. Eagle County Residential Building Permits, 2015-2023
Vail
18
30
97
83
88
54
62
39
41
512
64
Minturn
6
3
1
1
4
2
6
2
3
28
4
Red Cliff
2
0
4
2
3
0
2
0
2
15
2
Avon
10
7
7
20
3
12
17
14
12
102
13
Eagle
15
29
41
48
21
12
16
20
20
222
28
Gypsum
37
41
72
61
69
65
63
42
29
479
60
Unincorporated Eagle COL
94
115
143
109
68
74
103
81
41
828
104
Total
182
225
365
324
256
219
269
198
148
2,186
273
Source: Local planning offices, Economic & Planning Systems
Since 2015, most residential building permits have been issued in down -valley
communities and the unincorporated county.
As shown in Figure 13, down -valley communities and the unincorporated county
accounted for 72 percent of all permit activity since 2015. Development activity
is influenced by a number of factors, particularly land and development site
availability, and these communities have the most developable land available.
Figure 13. Residential Building Permits by Area, 2015-2023
# Permits
100%
90%
80%
70%
60%
50%
40%
30%
20%
10%
0%
■ Up -Valley Mid -Valley ■ Down -Valley ■ Other - Unincorporated Eagle County
2015 2016 2017 2018 2019 2020
Source: Local Planning Offs—, Economic & Planning Systems
2021 2022 2023
Economic & Planning Systems, Inc. 37 Housing Market Trends
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Single family homes made up the largest share of permits issued.
Single family homes accounted for 45 percent of residential permits issued
between 2015 and 2023, and are consistently the largest share of permits each
year (note that home type information is not available for all permit data).
Multifamily building permits do not always reflect the number of units in a
development, but Costar data indicates that apartments were the second most
common unit type built between 2015 and 2023.
Table 29. Residential Units Permitted by Type, 2015-2023
Single Family
101
100
119
93
105
121
131
123
72
965
121
-49
-16
Duplex
39
31
61
85
64
45
61
37
32
455
57
-13
-4
Modular
17
45
63
52
46
25
24
14
8
294
37
-17
-6
Multifamily
11
25
60
50
33
13
10
8
18
Apartment Units
114
0
0
0
120
155
240
81
0
710
89
-155
-52
Mobile Home
10
21
48
8
3
5
2
1
0
98
12
-5
-2
Townhome/Condo
0
0
4
30
3
4
31
10
15
97
12
11
4
Other
4
2
9
3
2
2
6
3
2
33
4
0
0
Total
296
224
364
321
376
370
505
277
147
2,880
360
Note: Some perrrits lack type information.
Source: Local planning offices, CoStar, Economic & Planning Systems
Just over 1,000 purpose-built rental units were built in the county between 2010
and 2024.
As shown in Table 30, CoStar data (which captures purpose-built apartments, not
condominiums or other units that are rented) shows 1,045 rental units built
between 2010 and 2024. Only one of these developments - Spring Creek
Apartments in Gypsum, with 150 units - was rent restricted. These new
developments have an average vacancy rate of 2.0 percent (excluding The Pike,
which at time of data collection was in lease -up, leading to a higher vacancy rate).
This low vacancy rate indicates significant demand for rental housing.
Table 30. New Apartment Development, 2010-2024
The Pike
40 Mt. Eve Rd
Eagle
2024
216
30.4%
$2,485
$3,153
Fox Hollow
43Murray Rd
Edwards
2024
87
0.6%
Front Gate Avon
38460 Highway 6
Avon
2022
81
1.6%
The Piedmont
5471 E Beaver Creek Blvd
Avon
2021
240
7.1%
$2,862
$4,280
Spring Creek Apartments
750SunnyAve
Gypsum Rent Restricted
2020
150
0.4%
$1,185
$1,407
N/A
33975 US Hwy6
Edwards
2020
5
1.6%
6 West Apartments
32532 Highway
Edwards
2019
120
0.7%
$2,142
$2,855
Lion's Ridge
1265 N Frontage Rd W
Vail
2015
114
0.3%
$1,629
$2,448
First Chair
600 W Lionshead Cir
Vail
2010
32
4.9%
Total/Average
1,045
10.9%
$2,485
$3,153
Source: CoStar, Economic & Planning Systems
Economic & Planning Systems, Inc. 38 Housing Market Trends
6. Housing Problems
In addition to data on demographic, economic, and housing market trends,
analysis of specific housing problems helps identify additional factors leading to
housing challenges in the area.
Overcrowding
About 3 percent of Eagle County units are overcrowded.
Overcrowding is defined as a living arrangement with more than one person per
room (total rooms, not just bedrooms). According to Census data, about 3 percent
of Eagle County units were overcrowded as of 2022. This includes units with
several roommates, multiple couples sharing one unit, or entire families living in a
single bedroom. As with homelessness and temporary housing, data on
overcrowding can be difficult to obtain and is likely an undercount.
Table 31. Eagle County Overcrowded Housing Units, 2022
1.01 to 1.50 occupants per room 452
1.51 or more occupants per room 234
Total Overcrowded Units 686
Source: U.S. Census Bureau, Economic & Planning Systems
Temporary Housing
At least 2 percent of Eagle County residents live in temporary housing.
Other housing issues in Eagle County include temporary housing living with
friends or family, living in a camper or RV, staying in a private vehicle not suited
for habitation, or living in a hotel/motel. Two percent of survey respondents
reported living in these situations. However, this is likely an undercount due to
the nature of survey distribution and respondents' fear about possible legal
consequences for their living arrangements.
Economic & Planning Systems, Inc. 39 Housing Problems
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Table 32. Temporary Housing Situations, 2022
Staying with friends orfamily/couch surfing 114
Camper/ RV/van with kitchen and sleeping space 60
Vehicle without kitchen and sleeping space 0
Room in a motel / hotel 21
Tent / outdoors 0
Total Temporary Units 1 195
Source: RRC Associates, U.S. Census Bureau, Economic & Planning Systems
Homelessness
Data gaps in Eagle County make it difficult to accurately measure the extent of
homelessness.
Eagle County Homeless Services was formalized as a program in June 2022, so
homelessness data is not available prior to that date. Between May 2023 and
December 2024, Eagle County Homeless Services program had 198 referrals for
services, of which 30 percent were considered ineligible for service due to being
"at risk" of losing housing. Of the remaining referrals, 90 adults were enrolled and
provided services, eight youth under 25 were enrolled and provided services, and
53 were housed either temporarily or permanently. This data only includes
individuals who were referred for services, so there are very likely other
unhoused individuals in Eagle County who are not represented in this data.
Improved data collection would improve Eagle County's ability to serve unhoused
individuals.
Affordability Analysis
"Affordable" housing is typically defined as housing that costs no more than 30%
of a household's gross monthly income. For ownership housing, this includes
mortgage principal, interest, property taxes, and insurance. For rental housing,
this includes monthly rent payments (not utilities, internet, or other additional
costs). Households paying more than 30 percent of their income towards housing
are considered "cost burdened" - those paying over 50 percent are considered
"severely cost burdened." Ideally, in a balanced housing market, housing is
affordable in the free market without government subsidies or income
restrictions.
Economic & Planning Systems, Inc. 40 Housing Problems
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
How much a household can afford to spend
on housing will vary based on the size of
the household (number of wage earners)
and the income earned by all household
members. In many high -cost communities,
residents will work multiple jobs to increase
their income, and/or live with multiple
roommates (or families) to spread housing
costs over multiple earners. In data, this
may present as housing appearing more
affordable, while not reflecting desired
community conditions. Area Median
Income (AMI) metrics reflect household
income (all wage earners, all jobs), and not
wages or salaries on their own.
Rental Affordability
OWNERSHIP AFFORDABILITY
The ownership affordability
analyses assumes a 6.0%
interest rate (the 30-year
average), 5% down payment,
30-year loan term, $300/month
HOA fees (based on survey
data), $3,000/year home
insurance (based on interviews
with a local insurance broker),
and average 2023 property tax
rates by community (from Eagle
County assessor).
The rent a household can afford will vary based on household size and income. As
shown in Table 33, affordable rents range from $324 per month for a single -
person household at 30% AMI to $3,889 per month for a 3-person household at
120% AMI, using ACS data.
Economic & Planning Systems, Inc. 41 Housing Problems
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Table 33. Maximum Affordable Rent by Income and Household Size
1-person Household
Household Income 1 $12,9501 $17,2671 $21,5841 $25,9001 $30,2171 $34,5341 $38,8501 $43,1671 $47,484 $51,800
Maximum Supportable Rent $324 $432 $540 $648 $755 $863 $971 $1,079 $1,187 $1,295
2-person Household
Household Income $35,7321 $47,6421 $59,5531 $71,4631 $83,3741 $95,2841 $107,1951 $119,1051 $131,016 $142,926
Maximum Supportable Rent $893 $1,191 $1,489 $1,787 $2,084 $2,382 $2,680 $2,978 $3,275 $3,573
3-person Household
Household Income $38,8941 $51,8581 $64,8231 $77,7881 $90,7521 $103,7171 $116,6811 $129,6461 $142,611 $155,575
Maximum Supportable Rent $972 $1,296 $1,621 $1,945 $2,269 $2,593 $2,917 $3,241 $3,565 $3,889
Source: Economic & Planning Systems, Eagle County, MLS, U.S. Census Bureau
Economic & Planning Systems, Inc. 42 Housing Problems
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Households need at least 2 people to afford the typical rent.
As shown in Figure 14, the typical rate of $1,500 per bedroom creates
affordability challenges for many local residents. A 1-person household cannot
afford an apartment of any size, while 2-person and 3-person households can
only afford units that may be too small for their needs.
Prices in recent developments such as the Piedmont in Avon are even higher, with
some units over $3,000 per bedroom. At this current rental rate, median -income
and median -wage earners are unable to afford units that meet their needs.
Figure 14. Rental Affordability by Bedrooms for Median Income, 2022
Affordable Rent Affordable Rent Affordable Rent Typical Rent
fort -person HH for2-personHH for3-personHH
$5,000
$4,500
$4,000
$3,500
$3,000
$2,500
$2,000
$1, 500
$1,000
$500
$0
1 bedroom 2 bedrooms 3 bedrooms
Source=LLS.Census Bureau, Economic& Planning Systems
Economic & Planning Systems, Inc. 43 Housing Problems
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
A resident working one job earning the median wage can generally only afford a
bedroom in a shared unit.
Another way of looking at rental affordability in terms of wages. As shown in
Figure 15, the rent for a one -bedroom apartment ($1,500 per month) is just above
what a one -person household earning the median wage can afford using the
affordability standard of 30 percent of income towards rent. A household needs a
more than two wage-earners (one person working two jobs, or two people
working one job each) to afford the typical rent for a 2-bedroom unit ($3,000).
This means many workers may need to double up with a roommate or work
multiple jobs in order to afford housing.
Figure 15. Rental Affordability by Bedrooms for Median Wage, 2022
$0
Affordable Rent for Affordable Rent fort Affordable Rent for ■Typical Rent
Median -Wage Job Median -Wage Jobs Median -Wage Jobs
1 bedroom 2 bedrooms 3 bedrooms
Source: U.S.Census Bureau, JobsEQ, Economic& Planning Systems
Economic & Planning Systems, Inc. 44 Housing Problems
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Ownership Affordability
The affordability gap for homeowners expanded
dramatically starting in 2020, even when
excluding sales in resort areas.
Although prices in Edwards, Avon, and Vail are
more affordable once high -value areas are
excluded, required incomes are still 2-3 times
higher than area median income for a 2-person
household. This indicates that unaffordability in
these areas is not driven solely by vacation homes
and tourism but also by tight supply and location
amenities.
Homeownership challenges are prevalent
throughout the community, but most significant
for single -person households.
As shown in Table 34, only 4 homes in non -resort
areas were sold in 2023 that were affordable for a
2-person household earning the median income,
and no homes sold were affordable for a single -
person household earning the median income.
Table 34. Percent of Home Sales by Income Range, Non -Resort
Areas, 2023
1-person household
2-person household
3-person household
0% 0% 0% 0% 0%
0% 0°% 0% 0°% 0%
0% 0°% 0% 0°% 0%
Source: MLS, Eagle County Assessor, U.S. Census Bureau, Eagle County Economic & Planning Systems
RESORT AREAS
Arrowhead
Bachelor Gulch
Beaver Creek
Cascade Village Glen
Cordillera Valley Club
Cordillera The Divide
Cordillera The Ranch
Cordillera The Summit
Frost Creek
Lionshead
Mountain Star
Potato Patch
Vail Golf Course
Vail Village
0% 0% 0% 0% 0%
0°% 0% 1% 2% 3%
0% 1% 1% 3% 5%
Economic & Planning Systems, Inc. 45 Housing Problems
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
To afford the median -priced home in the county (non -resort areas), a 2-person
household needs to make almost 250% AMI.
As shown in Figure 16, a 2-person household needs to earn nearly 250% AMI to
afford the median -priced non -resort home of $1.1 million. The purchase price gap
for a household earning 100% AMI (which can afford a $403,000 home) is
$650,000. At this price, a 2-person household could afford about three-quarters
of condos in non -resort areas in Eagle County, which tend to be 1-2 bedrooms, or
about half of single-family homes and townhouses. Single-family homes and
townhouses below the median prices of $1.1 million tend to be available down -
valley around Eagle or Gypsum.
Figure 16. Affordable Home Prices by AMI and Household Size, Non -Resort Areas, 2023
■ Affordable Purchase Price ■ Gap to Median Home Price Median Eagle County Home
Price (resorts removed)
1400000
1200000
1000000
800000
600000
400000
200000
0
Source: MLS, U.S. Census Bureau, Economic& Planning Systems
Economic & Planning Systems, Inc. 46 Housing Problems
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Affordability varies by community, but a 2-person household earning the Eagle
County median income cannot afford the median -priced home in any
community, even excluding homes in resort areas.
As shown in Figure 17, a 2-person household earning the median income of
$119,000 earns about 45% of the required income for the median -priced non -
resort homes in Vail, Avon, and the county overall. In Gypsum, the lowest -priced
community, there is still a $75,000 gap between what that household earns and
the income needed to afford the median -priced home.
Figure 17. Affordability Gap by Community, Non -Resort Areas, 2023
Median Income for 1- Median Income for 2- Median Income for 3-
0 Required Annual Income person household person household person household
5400.000
$300,000
$200,000
$100,000
$0
Eagle County Vail Avon Edwards Eagle Gypsum
Source: MLS, U.S. Census Bureau, Economic & Planning Systems
Economic & Planning Systems, Inc. 47 Housing Problems
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
In every community except Gypsum, a household needs to earn over 200% AMI
to afford the median non -resort home price.
While a 2-person household earning 160% AMI can afford the median priced
home in Gypsum, in all other communities a household needs to earn over 200%
AMI to afford market -rate "locals" housing. In Edwards this grows to over 300%,
despite the exclusion of homes in resort areas.
While the homeownership affordability gap varies by community, Figure 18
shows the magnitude of gap throughout the valley. Even for a household earning
200% AMI, there is a $60,000 gap between the median non -resort purchase price
countywide and the affordable home price. In Avon, a 2-person household needs
to earn 280% AMI to afford the median -priced non -resort home, while in
Edwards even 300% AM I is not enough.
Figure 18. Affordability Gap by AMI and Community, Non -Resort Areas, 2023
......• Median Sale Price ■Affordable Home Price (2-Income HH)
$1,600,000
..................................................................
Edwards - $1,562,500
$1,400,000
Avon - $1,302,500
..................................................................
$1,200,000 a, _
All Eagle County - $1,055,000
...................................................................
$1, 000, 000..................................................................
Eagle - $995,000
$800,000
Gypsum - $720,000
..................................................................
$600,000
$400,000
$200,000
$0
Source: MLS, U.S. Census Bureau, Economic & Planning Systems
80% AMI 100% AMI 150% AMI 200% AMI 250% AMI 300% AMI
Economic & Planning Systems, Inc. 48 Housing Problems
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
While condos in non -resort areas are the most affordable housing type in Eagle
County, they are still out of reach for households making less than 190% AMI.
As shown in Figure 19, it takes 190% AMI to afford the median priced non -resort
condo in the county. Non -resort single family homes require about 240% AMI and
non -resort townhouses require about 250% AMI. The income needed to afford a
duplex is much higher, at 320% AMI, even when resort areas are excluded.
Figure 19. Affordability by Home Type, Non -Resort Areas, 2023
$1,600,000
Median Eagle County Duplex Price - $1,500,000
$1,400,000
$1,200,000 1
$1,000,000
$800,000
$600,000
$400,000
$200,000
$0
80% AM I 100%AMI 150% AMI
Source: MES, U.S. Census Bureau, Economic& Planning Systems
■ Affordable Home Price (2-Person HH)
200% AMI 250% AMI 300% AMI
Economic & Planning Systems, Inc. 49 Housing Problems
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Homeownership is an even larger challenge compared to the median wage.
As noted previously, household income does not always relate well to local
salaries/wages. As shown in Figure 20, the 2022 median annual wage in Eagle
County was $52,900, which is approximately $220,000 less than the wage
needed to purchase a median -priced non -resort home in the county.
Figure 20. Homeownership Affordability by Median Wage, 2022
$400,000
$200,000
$0
Eagle County ■ Required Annual Income
Median Wage
Eagle County Vail Avon Edwards Eagle Gypsum
Source: MLS, JobsEQ, Economic & Planning Systems
Economic & Planning Systems, Inc. 50 Housing Problems
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
To afford the median priced non -resort home in Eagle County, a household
needs an income equivalent to 5.2 full-time jobs paying median wage of
$52,900/year.
As shown in Figure 21, even in Gypsum, the most affordable community in Eagle
County, a household would need 3.7 full-time workers earning median annual
wage of $52,900 to afford a median -priced home. In Edwards, even with resort
areas excluded, a household would need 7.5 full-time workers. As a result,
homeowners may take on roommates or work extra jobs to afford a home.
Figure 21. Wage Earners Required to Afford Median Sale Price, Non -Resort Areas, 2023
Median Sale Price ■Affordable Home Price
$1,600,000 E
$1,400,000
Avon - $1,302,500
..................................................................................................................................................................................
$1,200,000 Vail-1lsoaoo
w AIIEagle County =$1,055,000
............ ...............................................................
$1,000,000.................................................................................................................. ......'
a.. ......
w Eagle-$995,000
m
L
V [p
2 $900,000
.2 Gypsum - $720,000 :,,
....................................................................................... ........ .......
m
a
$600,000
$400,000
$ 200, 000
$0
1 2 3 4 5 6
Number of Median Wage Jobs Required to Afford Median Home
Source: MLS, JobsEQ Economic & Planning Systems
7
Economic & Planning Systems, Inc. 51 Housing Problems
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
The magnitude of affordability challenges increased significantly beginning in
2019/2020.
Homeownership has long been a challenge for Eagle County communities, but the
challenge has become significantly worse. As shown in Figure 22, in 2015, the gap
between what a 2-person household earning 100% AMI could afford and the
median non -resort purchase price was approximately $250,000. In 2020 that gap
was about $330,000, and by 2022 had grown to about $500,000.
Figure 22. Affordability Gap, Non -Resort Areas, 2015-2022
$1,000,000
$900,000
$800,000
$700,000
$600,000
� Maximum Affordable Purchase Price for a 2-person HH
—Eagle County Median Non -Resort Home Sale Price
$535,250 $59z,500 $600,000
$500,000 Ssts,so $5,25,,000
$400,000
$300,000 ;
$200,000
$100,000
$0
2015 2016 2017 2018
Source: MLS, U.S. Census Bureau, Economic& Planning Systems
2019 2020 2021 2022
Economic & Planning Systems, Inc. 52 Housing Problems
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Displacement Risk
Displacement risk is the likelihood that residents or businesses may be forced to
relocate involuntarily due to economic pressures or physical conditions. Many
factors influence displacement risk in Eagle County, including economic
circumstances, demographics, and housing age and condition.
Renters and people with low income are at higher risk of displacement.
As discussed above and shown in Figure 23 below, about 40 percent of Eagle
County residents are renters. In Avon, 55 percent of residents are renters.
Figure 23. Households by Tenure, 2022
Percent of Households
0% 20% 40% 60% 80% 100%
Eagle County
Vail
Minturn
Red Cliff
Avon
Edwards
Eagle
Gypsum
Source: Economic & Planning Systems, US Census
■ Owners ■ Renters
As shown in Table 35 below, in 202164 percent of renters had incomes below
80% AMI, including 21 percent with incomes below 30% AMI. In contrast, only 31
percent of owners were below 80% AMI and 10 percent were below 30%.
Table 35. Income by Tenure, 2021
Extremely Low Income (< 30% AMI)
10%
21 %
13%
Very Low Income (30% AMI - 50% AMI)
8%
17%
11 %
Low Income (50% AMI - 80% AMI)
13%
26%
17%
Total
31 %
64%
41 %
Source: U.S. Department of Housing and Urban Development, Economic & Planning Systems
Economic & Planning Systems, Inc. 53 Housing Problems
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
39 percent of all Eagle County households are cost -burdened by housing,
meaning they spend more than 30 percent of their income on rent or mortgage
payments. In some communities, nearly half of households are cost -burdened.
Table 36. Cost Burden, 2015-2022
Eagle County
39% 39% 39%
Vail
42%
33%
38%
Minturn
38%
31 %
35%
Red Cliff
42%
45%
49%
Avon
40%
46%
35%
Edwards
39%
39%
48%
Eagle
46%
32%
35%
Gypsum
37%
50%
32%
Source: U.S. Census Bureau, Economic & Planning Systems
People with low educational attainment, non-English speakers, and single parent
households are at risk of displacement.
As of 2022, only eight percent of Eagle County residents aged 25 and older did
not have a high school degree. This share is lowest up -valley in Vail and Minturn
and increases to 16 percent in Gypsum.
Table 37. Population Aged 25 and Older without a High School Degree, 2022
Eagle County
11% 12% 8%
Vail
1 %
0%
1 %
Minturn
16%
3%
1 %
Red Cliff
8%
8%
5%
Avon
9%
6%
6%
Edwards
13%
22%
8%
Eagle
7%
12%
10%
Gypsum
21%
21%
16%
Source: U.S. Census Bureau, Economic & Planning Systems
Economic & Planning Systems, Inc. 54 Housing Problems
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
One -quarter of Eagle County households speak a language other than English at
home, primarily Spanish. Nearly half of households in Gypsum speak a language
other than English.
Table 38. Households Speaking a Language other than English at Home, 2022
Eagle County
26%
26%
24%
Vail
16%
13%
10%
Minturn
20%
11 %
20%
Red Cliff
33%
29%
9%
Avon
39%
36%
31 %
Edwards
27%
31 %
27%
Eagle
13%
25%
22%
Gypsum
38%
33%
44%
Source: U.S. Census Bureau, Economic & Planning Systems
There are approximately 1,100 single -parent households in Eagle County,
accounting for about 6 percent of all households.
Table 39. Single -Parent Households, 2022
Eagle County
1,184
944
1,145
Vail
90
29
19
Mi ntu rn
33
13
14
Red Cliff
0
10
14
Avon
189
195
103
Edwards
297
217
265
Eagle
155
157
303
Gypsum
69
49
97
Source: U.S. Census Bureau, Economic & Planning Systems
Economic & Planning Systems, Inc. 55 Housing Problems
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Older housing can be a displacement risk factor.
Housing units in Eagle County are fairly new, with only 7 percent of the county's
housing stock built prior to 1970. However, this varies greatly between
communities - around half of the housing stock in Minturn and Red Cliff was built
before 1970, compared to less than 5 percent of the housing stock in Edwards
and Avon. Older homes are often less energy efficient and can be more costly to
live in, particularly for people aging in place on fixed incomes. When older homes
have lower values, they can be attractive to purchase as second homes which
would displace long-time residents.
Table 40. Housing Units Built Before 1970
Eagle County 7%
Vail
8%
Mi n to rn
49 %
Red Cliff
45%
Avon
2%
Edwards
4%
Eagle
10%
Gypsum
8%
Source: U.S. Census Bureau, Economic & Planning Systems
Mobile homes are an indicator of displacement risk.
There are 14 mobile home parks in the Eagle River Valley, with 804 total lots. 755
of the 804 lots (94 percent) are rented to a tenant that owns their mobile home
and rents the lot only. Most parks are down -valley in Eagle and Gypsum, but the
largest parks are in the mid -valley in Avon and Edwards. Eagle River Village in
Edwards is the largest park, with 381 lots. Mobile home tenants can be subject to
high increases in lot rents which make their homes unaffordable. Unless mobile
home parks are protected by zoning and other land use regulations, they can be
acquired for redevelopment which displaces residents.
Based on this analysis, communities throughout Eagle County are facing
displacement risks. The outcomes of these risks are already being seen, with
residents moving out of the community due to housing challenges.
Economic & Planning Systems, Inc. 56 Housing Problems
7. Housing Resources
Eagle County is not starting from scratch with housing tools and resources - there
are already a variety of housing affordability programs throughout the county, as
shown in Table 41. In addition to programs and resources, there are multiple
developments such as Eagle Ranch and Miler Ranch that have location -specific
deed restrictions. Housing tools and resources are summarized below, along with
an analysis of the affordability impacts of deed restriction programs.
Table 41. Current Housing Tools
Eagle County Good Deeds
Eagle County
Deed Restriction
Program
Eagle County Loan Fund
Eagle County
Loan Assistance
Additional Eagle County Down Payment
Eagle County
Down Payment
Assistance Programs
Assistance
Aid for ADUs
Eagle County
ADU incentive
Rental Funds
Eagle County
Rental Assistance
Mi Casa Avon
Town of Avon
Deed Restriction
Program
Avon Community Housing
Town of Avon
Deed Restriction
Program
Vail InDEED
Town of Vail
Deed Restriction
Program
Town of Vail Buy -Down
Town of Vail
Deed Restriction
Program
Town of Vail Employee Housing Units
Town of Vail
Community Housing
(EHU)
Town of Vail Employee Housing
Town of Vail
Down Payment
Program
Assistance
Town of Eagle Local Employee
Town of Eagle
Deed Restriction
Residency Program (LERP)
Program
Eagle Ranch Locals Housing Program
Town of Eagle
Deed Restriction
Program
Town of Eagle Employee Home
Town of Eagle
Down Payment
Ownership Program (EHOP)
Assistance
Source: Valley Home Store, Economic & Planning Systems.
Buyers receive payment at the time of sale in exchange for placing a deed restriction on their
property. The deed restriction either limits ownership to Eagle Countyemployees or imposes an
appreciation cap.
Fund that contributes up to 5% of loan value for homebuyers using conventional, RD, VA, or FHA
mortgages.
Buyers who are Eagle County residents or employees can borrow funds for down payments,
closing costs, and prepaid expenses related to home purchases.
Homeowners may receive up to $150,000 to build an ADU. In exchange, the owner must lease the
ADU to an Eligible Household at a monthly rental rate that does not exceed 100% ofAMI.
Provides up to two months worth of rental payments to locally employed, full-time, year-round
renters starting a new 12-month lease within Eagle County.
Buyers receive payment in exchange for placing a deed restriction on their property. The deed
restriction limits ownership to Eagle County employees. There is no price appreciation cap.
The Town of Avon offers more than 60 workforce deed -restricted housing units foreligible buyers,
each subjectto differentdeed restrictions.
Buyers or existing owners receive payment in exchange for placing a deed restriction on their
property. The deed restriction limits ownership to Eagle County employees. There is no price
appreciation cap.
Town of Vail purchases a unit and places a deed restriction on it before reselling at a subsidized
price. The deed restriction limits ownership to Eagle County employees.
The Town of Vail has five com m unity developments that are available for Eagle Countyemployees
to purchase via community housing lotteries.
Eligible employees ofthe Town of Vail can receive down payment assistance to purchase a
primary residence.
LERP requires that residential development with 10+ units set aside 15% as affordable (up to
140 % for -sale; up to 80 % AMI on rentals) and 35 % as resident occupied.
The Eagle Ranch Housing Corporation offers resources with deed restricted housing, down
payment assistance, and a buydown program.
Eligible employees ofthe Town of Eagle can receive down payment assistance to purchase a
primary residence - up to $40,000 within Eagle town limits and up to $20,000 outside Eagle town
limits but within Eagle County.
Economic & Planning Systems, Inc. 57 Housing Resources
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Existing Housing Programs
Eagle County Good Deeds
Eagle County Good Deeds is a county -wide deed restriction program run by the
Eagle County Housing and Development Authority (ECHDA) that places resident -
occupied or price -capped deed restrictions on subject properties at the time of
purchase. In exchange for the deed restriction, ECHDA contributes either 5
percent of purchase price in the case of a resident -occupied restriction or 15
percent of purchase price for a price -capped deed restriction. To qualify for a
resident -occupied unit, buyers must work in Eagle County, live in the home as
their primary residence, and cannot own other real estate. The price -capped deed
restriction limits the resale price of the property to the lower of either 3%
annually or the average wage growth rate for Eagle County. ECHDA placed 51
price -capped deed restrictions and 19 resident -occupied deed restrictions on
properties throughout Eagle County between January 2022 and June 2024 as
part of the Good Deeds program.
Vail InDEED
Vail InDEED is a resident -occupied deed restriction program administered by the
Town of Vail and Vail Local Housing Authority for properties within Vail's town
boundary. The program either contributes funds at the time of purchase or pays
existing owners in exchange for a resident -occupied deed restriction. Eligible
owners or buyers must work in Eagle County for an average of 30 hours/week
and can lease the property to a similarly qualified tenant. The property must be
resold to an employee working in Eagle County, but there is no price appreciation
cap on units and no income limit for buyers. Vail InDEED placed restrictions on
175 units between 2017 and 2023.
Vail Community Housing Units / Employee Housing Units
The Town of Vail has five community housing developments with price -capped
and resident -occupied deed restricted units available for purchase from the Town
of Vail via a lottery system. Lottery tickets are available to buyers working in
Eagle County who will use the unit as a primary residence, with additional tickets
available for those who do not currently own free market real estate in Vail and
those who have lost a Vail housing lottery in the past 24 months. Lottery winners
purchase the subject unit directly from the Town of Vail, with prices ranging from
$175,000 to $800,000. The community housing units have a price appreciation
cap between 1.5 percent and 3 percent per year and must be resold through the
Town. Currently, the Town of Vail has 141 community housing units in five
developments.
Economic & Planning Systems, Inc. 58 Housing Resources
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Mi Casa Avon
Mi Casa Avon is a resident -occupied deed restriction program administered by
the Town of Avon for properties with Avon's town boundary. The Town
contributes between 8 percent and 12 percent of purchase price up to $100,000
to place a resident -occupied deed restriction on an eligible property. The property
must be the primary residence of an Eagle County employee, defined as someone
who works at least 32 hours/week in the county or earns 75 percent of their
income from work in the county, for at least three years following the purchase. If
after three years the owner decides to rent the property, the tenant must be an
Eagle County employee. There is no price appreciation cap at resale and the
property must be resold to an Eagle County employee. Avon placed deed
restrictions on 44 units through the Mi Casa Avon program between July 2020
and June 2024.
Town of Eagle Local Employee Residency Program
The Local Employee Residency Program (LERP) requires all developments in Eagle
with 10 or more rental or for -sale units to set aside 10 percent of units as
affordable housing for households at 80% AMI for rentals and 140% AM[ for
owners. The LERP has no income cap for buyers or renters and residents are not
required to work in the Town of Eagle, although employees in the town get
preference for units. There is a 3 percent annual price appreciation cap for resold
units.
Eagle Ranch Housing Corporation
The Eagle Ranch Housing Corporation (ERHC) within the Eagle Ranch
development in Eagle offers down payment assistance and deed restriction
programs. The ERHC Deferred Payment program provides maximum assistance of
$10,000 for buyers within the Eagle Ranch development. There is no income limit
for the assistance, but borrowers must be Eagle County employees using the
property as a primary residence. ERHC will also contribute 10 percent to the
purchase price of a property in Eagle Ranch in exchange for a deed restriction on
the subject property. Participants in the deed restriction program must also be
Eagle County employees using the property as their primary residence.
Eagle County Down Payment Assistance Programs
Eagle County offers several other down payment assistance programs, including
the Eagle County Loan Fund (ECLF) Shared Equity Loan, the ECLF Amortized
Loan for FHA mortgages, and the Eagle County Division of Housing (ECDOH)
Down Payment Assistance Program. Borrowers for all programs must be Eagle
County employees using the home as their primary residence.
Economic & Planning Systems, Inc. 59 Housing Resources
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Differences between the down payment assistance programs include maximum
loan amount, income limit, loan term, and interest rate. The ECLF programs
provide down payment assistance for 5 percent of purchase price up to $42,500
with buyer contribution of at least $3,000. The Shared Equity Loan program has
an income limit of 160% AMI for a family of four unless the unit is deed -
restricted, in which case there is no limit, while the ECLF Amortized Loan program
has an income limit of 140% AMI. The ECDOH Down Payment Assistance
Program provides up to $40,000 in down payment assistance for borrowers
making between 50 percent to 80% AMI, with a minimum $1,000 buyer
contribution.
Eagle County Rental Assistance Funds
Eagle County offers funding to Eagle County renters starting a new 12-month
lease to cover the costs of first and last month's rent. Renters must be year-
round, full-time Eagle County employees and are required to pay the security
deposit themselves. Renters earning 120% AMI or more must repay both first and
last month's rent, while renters earning less than 120% AMI must repay only the
last month's rent.
Eagle County Aid for ADUs
ECHDA offers Eagle County homeowners low-cost loans up to $150,000 to
construct an accessory dwelling unit (ADU) on their property to lease to eligible
Eagle County households. Eligible households must be Eagle County employees
using the unit as a primary residence and earning no more than 100% AMI. Short-
term rentals are prohibited.
Deed Restricted Affordability
Deed restriction programs, such as Eagle County Good Deeds, Vail InDEED, or Mi
Casa Avon are an important tool to make homeownership affordable for local
households. These programs currently work to provide homeownership
opportunities for households earning 120% AMI or more. The home types
included in deed restriction programs are diverse and range from one -bedroom
condominiums to four -bedroom single family homes. As shown in Figure 24, the
median price for a deed restricted home in the county between 2015 and 2023
was $522,500, just above the $504,400 that a household at 120% AMI can
afford.
Economic & Planning Systems, Inc. 60 Housing Resources
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Figure 24. Deed Restricted Program Affordability by AMI, 2015-2023
Median Eagle County Median Eagle County
■ Maximum Affordable Purchase Price fora 2-person HH Deed Restricted Deed Restricted Home
Home Price Price after Contribution
$700,000
$600,000
$500,000
$400,000
$300,000
$200,000
$100,000
$0
Median Price of Home in Eagle County Deed Restriction Programs - $600,000
Median Price in Eagle County Deed Restriction Programs after Program Contribution - $522,500
60% AM 80%AMI 100%AMI 120% AM
Source: MLS, U.S. Census Bureau, Economic& Planning Systems
Economic & Planning Systems, Inc. 61 Housing Resources
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Affordability by wages is shown in Figure 25. While a household would still need
2.8 workers earning the median wage to afford the median deed -restricted home,
this is far less than the 5.2 wage earners needed to afford the overall median
priced non -resort home in the county.
Figure 25. Deed Restriction Affordability by Wages, 2015-2023
■Affordable Home Price
$1,400, 000
$1, 200, 000
Median Eagle County Home Price - $1,055,000
$1,000, 000
$800,000
$600,000
$400,000
$ 200, 000
$0
Source: M LS, lobsEQ, Economic & Planning Systems
Median Eagle County Non- Median Eagle County
Resort Home Price Deed Restricted Home
Price after Contribution
1 2 3 4 5
Earners per Household
6
Economic & Planning Systems, Inc. 62 Housing Resources
8. Outreach
Community and stakeholder outreach was a key part of this effort. There were
four main components to this outreach:
• Stakeholder interviews: EPS interviewed a number of property managers and
realtors to get a deeper understanding of market trends and current conditions
• Focus groups: EPS, in partnership with Habitat for Humanity Vail Valley,
conducted focus groups of residents representing key community sectors (e.g.,
residents in deed restricted housing, mobile home residents)
• Community survey: RRC Associates conducted a survey of local residents and
employees to better understand current housing needs and future housing
preferences
• Employer survey: RRC Associates conducted a survey of local employers to
understand the housing needs and challenges they are facing, both with
current employees and recruitment, as well as housing assistance they are
already providing and what they would like to provide in the future
Stakeholder Interviews
EPS conducted seven interviews with local stakeholders in the real estate, rental
and insurance markets as well as representatives from large local employers.
Several key themes emerged from the interviews:
• The housing market in the Eagle Valley grew dramatically during the COVID-19
pandemic.
• Construction costs are very high, so builders prioritize higher -margin luxury
homes.
When local homeowners sell, they tend to either move down -valley or leave
Eagle County altogether to find housing that is more affordable.
• In the rental market, landlords prefer long-term local tenants. They keep rent
below market rate to keep a good local tenant, then bring rent back to market
rate when a unit turns over.
• Landlords are curious about partnering with employers to provide employee
housing.
• Although some real estate and rental professionals are familiar with current
deed restriction and down payment assistance programs, there is confusion
about how they work and who can apply.
Economic & Planning Systems, Inc. 63 Outreach
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Focus Groups
EPS, in partnership with Habitat for Humanity Vail Valley, conducted five focus
groups with key community stakeholders and those significantly impacted by
housing issues, as well as a series of phone interviews with in -commuters to the
county. Focus groups included:
• Residents in deed restricted housing
• Residents in subsidized rental housing
• Mobile home residents
These conversations highlighted some of the key challenges that residents are
facing, as well as opportunities they see to better assist current and future
residents with housing needs.
Across all groups, participants highlighted the changes that have been felt since
2020 - while housing was a significant challenge prior to that, many people noted
that challenges have become even worse, and in some cases insurmountable,
leading residents to move out of the area. Other consistent feedback across focus
groups includes:
Overcrowding: The prevalence of overcrowding was noted in almost every group,
including new residents, young residents, single parents, and families. All
segments of the community are feeling the price and availability pressure and
often sharing units or living in units too small for their needs. Subleasing is
common, with people renting out rooms to multiple people or renting out couches
within units. Often, the person subletting the unit does not live there. Multiple
stories were relayed of severe overcrowding situations, including multiple families
living in small apartments (e.g.,16 people in a 2-bedroom unit), bunk beds set up in
living rooms, shared bathroom schedules, and one story of over 10 people living
in a single mobile home, each paying $450 per month in rent.
Scarcity of available housing: The lack of available housing was brought up
consistently. Residents in deed restricted housing noted that without that housing
they likely would have had to move out of the county. Others noted that
affordable housing has long wait lists that can be multiple years long (those who
got in feel very lucky), and to find any housing - affordable or not - you need
personal connections. Relying on public listings generally will not be successful
since there is an overwhelming amount of interest, and many property owners
and landlords have stopped posting listings and only rely on personal networks.
Rising costs: Rent and home prices have increased significantly over time.
Participants noted that rents can often increase by 10 to 15 percent per year,
making affordability a persistent challenge. Rent increases often force people to
Economic & Planning Systems, Inc. 64 Outreach
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
relocate or downsize. Others noted that renting a couch is currently between
$800 and $1,000 per month. Seasonal rent fluctuations (with higher rents during
ski season) create additional challenges, particularly for seasonal employees such
as J1 Visa holders. In addition to rent costs, security deposits and upfront costs
are a major barrier to securing housing, and other costs such as utilities and
heating put increased burdens on residents. Some residents noted they have
forgone health insurance because they cannot afford it on top of the other costs
of living in the community.
Frequent moves: Many residents had to move multiple times due to housing
scarcity and rising costs. Life changes are also a significant factor impacting
multiple moves, particularly breakups/divorces. Many residents face overcrowded
or substandard living conditions while looking for stable housing. Some residents
have had to stay in hotels, which are very costly, due to a lack of available rental
options.
Challenges for families: Families, particularly those with young children, face
additional challenges. Finding affordable housing large enough for a family can be
difficult, often leading to overcrowding (e.g., an entire family living in a 1-bedroom
unit, or in one bedroom of a shared unit). Childcare availability and costs also
create significant challenges - affordable childcare options are scarce and have
long waitlists, leading many to rely on relatives or informal childcare
arrangements, or making it difficult to work before children are in school.
Transportation challenges: Public transportation is not always a viable option due
to limited schedules, leading to reliance on personal vehicles despite long or
hazardous commutes. For those who need to use their personal vehicles to
commute, the high cost of gas adds to financial strain.
Mobile Home Challenges
In addition to general housing challenges heard across all groups, which were
echoed by mobile home residents, specific issues related to mobile homes also
came up. These include housing insecurity (as a result of owning their home but
not the land beneath it), rising lot rents, high utility bills (particularly heating), and
lack of access to programs and resources available to other homeowners (e.g.,
financial aid for home repairs). Participants noted that language barriers can
create additional challenges to accessing resources, and some residents are
hesitant to report issues because they fear police involvement. Information about
available resources is often spread through word of mouth and informal channels
(e.g., Facebook groups) rather than official channels.
Economic & Planning Systems, Inc. 65 Outreach
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Commuter Considerations
Outreach to employees who currently work in Eagle County but live elsewhere
focused on the reasons for leaving (if they previously lived in the county) and for
continuing to commute. Common themes included:
Availability and type of housing: interviewees notes that the type of home they
live in either is not available or affordable in Eagle County (size, storage, home
type, etc.) or if it available, it is in a down -valley location that would be as long or
a longer commute. Some interviewees also noted a preference for
homeownership in a more affordable area over renting in Eagle County.
Cost of housing: cost was the most commonly noted factor. Many workers cannot
afford to buy or rent in the county, even with stable jobs. Some interviewees left
the county after significant rent increases or trying unsuccessfully to purchase
homes (e.g., being outbid or priced out of available inventory).
Community: many interviewees noted that even if they could afford Eagle
County, they prefer their home community. They have spent time and invested in
these places, and particularly when they have children who are attending school,
do not want to break those ties.
Stable jobs: interviewees noted that the benefits of their jobs outweigh the
downside of the commutes. Many work hybrid schedules, which reduces
commute time. Often the pay in Eagle County is higher than a similar job in their
home community (if a job were available - for example, healthcare jobs are
concentrated in Eagle County) which also keeps people in these positions.
Employer perspective: interviewees who are also involved in hiring noted that
they see the impacts of housing needs in the recruitment process as well. Their
employers are struggling to recruit and retain workers because of the high cost of
housing. Positions that require in -person work are particularly hard to fill, and
applicants often turn down job offers once they realize they cannot afford to live
in the area. Some employers will not extend an offer unless a candidate already
has secure housing.
Household and Employee Survey
This section provides a summary of the results of the 2024 Eagle River Valley
Household and Employee Survey that was conducted during winter and spring
2024. The survey was intended to provide insights regarding the housing
conditions and needs of residents of the Eagle River Valley and in -commuters to
the valley, and allow for more in-depth and nuanced understanding of several
resident housing issues than is possible from other published data sources.
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Methodology
Mail Survey Distribution. Surveys were mailed to a random sample of 8,000
households living in the Eagle River valley, using a list purchased from a
commercial vendor. The survey was accompanied by a bilingual cover letter which
explained options to complete the survey either via paper in English or online in
English or Spanish. Respondents were also invited to participate in a random
drawing for one of five $100 Visa gift cards and other prizes from local
businesses.
Open Link Survey Distribution. Shortly after the mail survey was distributed, the
survey was opened up to the entire Eagle River Valley community to participate.
This 'open link' survey was promoted by partner governments via press releases
and in-house communication channels. Additionally, the survey was publicized via
Facebook ads, in English and Spanish; distributed by some employers to their
employees; and promoted via bilingual in -person contacts by Habitat for
Humanity Vail Valley.
Survey Responses. A total of 2,749 usable survey responses were received (2,343
survey completes and 396 partial completes; with 399 responses in Spanish and
2,350 in English). This includes 1,121 responses to the mailed invite (a response
rate of 15.8%, after factoring out 915 surveys that were returned as
undeliverable); 353 responses to the Facebook ads; and 1,275 responses to the
other outreach methods. While responses were tracked separately by
methodology, they are demographically complementary of one another, and have
been combined for purposes of analysis and reporting. The 95 percent confidence
interval for a sample of 2,749 is +/-1.9 percentage points.
Data Weighting. For respondents living within the Eagle River Valley, the survey
results were weighted within each major zip code' by housing tenure (own/rent),
householder age, householder Hispanic origin, and household size. Additionally,
the results were weighted by zip to match the geographic distribution of
households. Benchmarking data on householder age, Hispanic origin, household
size, and the distribution of households by zip were obtained from US Census
American Community Survey (ACS) 2018-22 five-year data. Housing tenure by
zip was based on the 2020 Decennial Census. As a result of the weighting, the
survey's demographic representativeness was enhanced both within each zip in
the study area, and across zips in the area.
i Demographic weighting was applied within the following zips: 81620-Avon, 81631-Eagle, 81632-Edwards,
81637-Gypsum, 81645-Minturn, and 81657 & 81658-Vail. Weighting was not applied within the zips
corresponding to Red Cliff, Wolcott, Bond, Burns and McCoy due to small sample sizes. Weighting was not
applied to in -commuters from other counties due to the small number of responses received.
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Analysis
The survey results provide a large data set that can be analyzed as a whole and
segmented in a variety of ways, such as by place of residence and housing tenure
(own/rent). In this chapter, selected housing characteristics are first summarized
by place of residence. The remaining discussion focuses on the "overall" results
and compares the responses of owners and renters, particularly regarding housing
challenges and needs, and preferences and opinions regarding housing.
Housing Tenure by Place of Residence
Figure 26 provides an overview of housing tenure across different geographic
regions. Overall, 63% of respondents own their homes, while 27% rent with a
lease agreement and 7% rent without one. Additionally, 2% were staying with
friends or family without renting or owning, 1% classify their housing situation as
"Other," and another 1% report not having housing.
By region, homeownership is highest in the Lower Valley (71%), followed by the
Upper Valley (65%) and Mid Valley (58%). Conversely, renting is most prevalent in
the Mid Valley (39%), followed by the Upper Valley (33%) and Lower Valley (25%).
Figure 26: Do you own or rent your residence?
Overall
Where do you live now?
Upper
Valley'
Mid Valley2
Lower
Valley'
Other4
Own
63%
65%
58%
71%
54%
Rent with a lease agreement
27%
26%
31 %
20%
31 %
Rent without a lease agreement
7%
7%
8%
6%
9%
1 don't rent or own; I am staying with friends or famil
2%
1 %
2%
2%
3%
Current) don't have housing
1 %
1 %
1 %
0%
0%
Other:
Sample size (n
1%
"Fr
0%
367
1 %
0•
1 %
3%
Definitions: 1 Upper Valley (Vail, Minturn, Red Cliff, Hwy 24); 2 Mid Valley (Eagle -Vail, Awn, Beaver Creek, Edwards, Wolcott);
3 Lower Valley (Eagle, Gypsum, Dotsero); 4 Other (Bond, Burns, McCoy, Garfield / Lake / Summit Counties, other).
Housing Market Type by Place of Residence
Figure 27 provides insights into the housing market types in which respondents
live across the different geographic areas. Overall, 70% of respondents reside in
free market housing, while 13% live in restricted housing (such as deed -restricted
ownership or rentals with income, employment, or disability limits). Additionally,
5% have employer -provided housing, and 13% are unsure of their housing
classification.
By region free market housing is most prevalent in the Lower Valley (79%)
followed by the Upper Valley (69%) and Mid Valley (65%). Restricted housing is
most common in the Upper Valley (18%), decreasing to 13% in the Mid Valley
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REGIONAL HOUSING NEEDS ANALYSIS
and 9% in the Lower Valley. Similarly, employer -provided housing is also most
common in the Upper Valley (8%), decreasing to 5% in the Mid Valley and 2% in
the Lower Valley.
Figure 27: Do you live in:
OVERALL
Where do you live now?
Upper
Valley
Mid Valley'
Lower
Valley'
Other4
Free market housing
70%
69%
657/o
79%
62%
Restricted housing (such as deed -restricted
ownership; rentals with income, employment or
13%
18%
13%
9%
7%
Housing provided by my employer
5%
8%
5%
2%
12%
Don't know / unsure
13%
5%1
16%
10%
19%
Definitions: 1 Upper Valley (Vail, Minturn, Red Cliff, Hwy 24); 2 Mid Valley (Eagle -Vail, Awn, Beaver Creek, Edwards, Wolcott); 3
Lower Valley (Eagle, Gypsum, Dotsero); 4 Other (Bond, Burns, McCoy, Garfield / Lake / Summit Counties, other).
Expected Future Duration of Residence in the Area and
Reasons for Leaving
Figure 28 provides insights into how long respondents plan to continue living in
the area, broken down by whether they own or rent their residence. Overall, the
results show that renters anticipate remaining in the region for a shorter duration
than homeowners. In particular, renters are less likely to anticipate staying 10+
years (51%) than are owners (74%), and are more likely to anticipate staying five
years or less (40%) than owners (18%).
Figure 28: How much longer do you plan on living in the area?
Overall
Housing
Tenure
Own
Rent
Under 6 months
2%
1 %
4%
6 —12 months
3%
1 %
5%
1 — 2 years
8%
6%
13%
3 — 5 years
14%
11 %
18%
6 — 9 years
9%
8%
9%
10 —19 years
16%
L— 18%
13%
20 or more years
49%
C 56%
38%
Figure 29 explores the primary reasons respondents are considering leaving the
Eagle Valley area within the next five years. The most common reason cited was
the pursuit of better or more affordable housing opportunities (56%), followed
distantly by desire to buy a home (30%), better quality of life (26%),
better/different job opportunities (18%), and retirement (18%) - indicating that
housing issues are the leading reason for anticipating a move out of the region.
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Renters were much more likely to than homeowners to cite better/more
affordable housing (73% and 42% respectively) and to be able to buy a home
(54% and 8%), highlighting the importance of housing affordability and
homeownership in driving anticipated moves out of the region, especially for
renters but also some owners. Conversely, owners were more likely than renters
to cite retirement (30% vs. 4%) and "other" reasons (26% vs. 7%).
Figure 29: If planning on leaving the area in five years or less, why are you likely to leave the area?
Overall
Housing
Tenure
Own
Rent
Better / more affordable housing opportunities
56%
42%
73%
To be able to buy a home
30%
8%
54%
Better quality of life
26%
29%
22%
Better or different job opportunities
19%
14%
22%
Retirement
18%
30%
4%
Change in household / family status
11 %
14%
9%
Go back to school
3%
1 %
4%
Other:
17%
..
26%
366
7%
386
Satisfaction with Community and Current Residence
Most respondents expressed high levels of satisfaction with their community
(Figure 30), with 63% reporting they are either "satisfied" (33%) or "very satisfied"
(30%). Homeowners were generally more satisfied than renters, with 38% of
homeowners being "Very Satisfied" compared to only 18% of renters. Conversely,
dissatisfaction was more pronounced among renters, as 25% indicated they were
"somewhat dissatisfied" or "very dissatisfied," compared to 13% of homeowners.
These disparities suggest that resident housing status and housing conditions
likely significantly influences community satisfaction.
Figure 30: Which best describes your satisfaction with the community where you live?
Overall
Housing Tenure
Own Rent
1 - Very dissatisfied
7%
4%
10%
2 - Somewhat dissatisfied
11 %
8%
15%
3 - Somewhat satisfied
19%
16%
25%
4 - Satisfied
33%
34%
33%
5 - Very satisfied
30` .
38%
1,004
18%
A majority (63% very satisfied or satisfied) expressed satisfaction with their
current residence (Figure 31), with homeowners showing higher satisfaction
levels (74% very satisfied or satisfied) than renters (43%). Renters were more
likely to be "somewhat dissatisfied" (18%) or "very dissatisfied" (10%) compared
to homeowners (7% and 4% respectively).
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Figure 31: Which best describes your satisfaction with your current residence?
Overall
Housing
Own
Tenure
Rent
1 - Very dissatisfied
7%
4%
10%
2 - Somewhat dissatisfied
11 %
7%
18%
3 - Somewhat satisfied
20%
15%
29%
4 - Satisfied
30%
30%
30%
5 - Very satisfied
Average
33% 1 44%
3.7 4.01��.
13%
Figure 32 identifies the main issues causing dissatisfaction with current
residence. "Too expensive" emerged as the top concern overall (48%), followed
by small size or overcrowding (33%), the desire for homeownership (29%), and the
need for repairs (28%).
Overall, renters cited a greater number of reasons for dissatisfaction (2.86
reasons on average) than homeowners (1.87 reasons). Renters were much more
likely than homeowners to cite too expensive (60% vs. 36%), currently
rent/prefer to buy (55% vs. 3%), unstable housing (30% vs. 4%), need to have
roommates (20% vs. 10%), feel unsafe (10% vs. 5%), and pets not allowed (10%
vs. 1%).
Homeowners were more likely than renters to cite disturbance from nearby STRs
(21% vs. 10%), poor access to transit (9% vs. 5%), and `other" reasons (29% vs. 9%),
Figure 32: If dissatisfied or somewhat satisfied with your current residence, why are you not fully satisfied?
Overall
Housing
Tenure
Own
Rent
Too expensive
48%
36%
60%
Too small / overcrowded
33%
31 %
35%
Currently rent, prefer to buy
29%
3%
55%
Needs repairs / poor condition
28%
27%
30%
Unstable housing (afraid I'll have to move when I do not want to)
18%
4%
30%
1 need to have roommates and would prefer not to
16%
10%
20%
Disturbance from nearby short-term rentals
15%
21%
10%
Too far from work
8%
9%
8%
Location or living situation does not feel safe
8%
5%
10%
Poor access to transit
7%
9%
5%
Pets not allowed
5%
1 %
10%
Forced to live with my ex b/c cannot find/afford separate places to live
3%
2%
4%
Other:
18%
1 29%
LJ 9%
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REGIONAL HOUSING NEEDS ANALYSIS
Housing Search
Figure 33 illustrates the level of difficulty respondents face in finding suitable
housing in the Eagle Valley area. Overall, 41% of respondents reported that it was
"very difficult" to find suitable housing when they last moved, including 59% of
renters and a lower 31% of owners. While this may in part reflect differences
with the rental and for -sale markets, it also reflects differences in timing, as
renters are much more likely to have moved recently than owners (e.g., 53% of
renters moved in the past two years, vs. 11% of owners).
Figure 33: When you last moved within the Eagle River Valley or surrounding region, how hard was it to find
housing that met your needs and that you could afford?
Overall
Housing
Tenure
Own
Rent
Not difficult
22%
30%
8%
Moderately difficult
31%
37%
23%
Very difficult
41%
31%
59%
1 have yet to find such housing
5%
2%
9%
In another measure of housing search challenges, fully 81% of renters said they
felt pressured to take the first housing they could find when they last moved, as
compared to a lower but still sizeable 40% of owners (Figure 34). In contrast,
homeowners had more flexibility, with 48% stating they could shop for housing
that met their preferences well (vs. 10% of renters). Again, the results likely in
part reflect timing differences when owners and renters last moved.
Figure 34: When you last moved within the Eagle River Valley or the surrounding region, did you:
Overall
Housing
Tenure
Own
Rent
Feel pressured to take the first housing you could find regardless of your
preferences because options were limited, OR
55%
40%
81 %
Feel you could shop for and find housing that met your preferences well
34%
48%
10%
Other:
11 %J
12%
80/10
Housing Security and Unwanted Moves
This section addresses how secure respondents feel in their current housing
situation. Homeowners largely feel "very secure" (67%), while only 17% of
renters feel the same (Figure 35). Insecurity is a major concern among renters,
with 20% feeling "Somewhat insecure" and 16% "Very insecure." This disparity
highlights the difference in stability between renting and owning a home.
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Figure 35: How secure do you feel in your current housing situation, in terms of your ability to stay in your home
(and not be forced to move)?
Overall
Housing
Tenure
Own
Rent
Very secure
49%
67%
17%
Somewhat secure
30%
23%
41%
Somewhat insecure
10%
4%
20%
Very insecure
9%
4%
16%
Don't know / not sure
3%
1 %
5%
Other:
1 %
1 %
1 %
Figure 36 reports on the prevalence of involuntary moves, with 19% of
respondents indicating they had to move from a residence when they did not
want to in the past five years. This issue was particularly acute among renters,
40% of whom reported having to move against their wishes, compared to just 6%
of homeowners. The results point to the instability and vulnerability experienced
by many renters.
Figure 36: In the past 5 years, have you had to move out of a home in the Eagle River Valley or the surrounding
area when you didn't want to move?
Overall
Housing
Tenure
Own
Rent
Yes
19%
6%
40%
No
81%
94%
60%
Figure 37 provides insights into why respondents had to leave their residences
unwillingly. The leading reasons were significant rent increases (35%) and
landlords selling their properties (28%), followed by personal reasons (21%) and
owner turning the unit into a vacation rental (18%). Renters were particularly
affected by these issues, reflecting the precarious nature of some rental housing
in the region.
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REGIONAL HOUSING NEEDS ANALYSIS
Figure 37: (If had to move) What were the reason(s) you had to move?
Overall
Housing
Tenure
Own
Rent
Big rent increase (How much did the monthly rent go up?)
35%
38%
33%
Owner sold my rental unit
28%
33%
27%
Personal reasons (e.g. divorce, breakup, unsafe living situation, etc.)
21%
20%
22%
Owner turned the unit into a vacation rental
18%
21%
18%
Could not afford to pay rent / mortgage due to a job or income loss
11%
8%
9%
Owner wouldn't commit to a long lease (six months or more)
11%
9%
11%
Big increase in other housing costs (e.g. utilities, HOA fees, etc.)
10%
7%
10%
Change in household size (e.g. had children, lost a roommate, etc.)
10%
11%
10%
Owner moved in
9%
9%
10%
Changed jobs and could no longer live in employer -provided housing
=1
8%
6%
9%
Evicted from home / apartment
6%
5%
6%
Pets not allowed
5%
6%
5%
Other:
13%
16%
12%
ON�.
Figure 38 addresses whether respondents can meet their essential expenses
without incurring additional debt. Homeowners generally have more financial
resources, with 85% able to cover their expenses compared to only 63% of
renters, pointing to the financial vulnerabilities correlated with housing tenure.
Figure 38: Are you able to pay for all your essential expenses each month (e.g., housing, utilities, food, childcare,
insurance, loan payments, etc.) without accumulating additional debt?
Overall
Housing Tenure
Own Rent
Yes
77%
85% 63%
No
13%
9% 21%
Uncertain
I 10%
6% 17%
i
Assessment of Housing as a Community Problem and
Priority
Figure 39 explores respondents' views on the degree to which housing is a
community problem. A large majority (84%) consider housing availability to be a
serious or critical problem, with renters (60%) more likely to identify it as the
region's "most critical problem" than owners (41%). These findings underscore the
need for addressing housing supply and affordability and its perceived importance
relative to other issues.
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REGIONAL HOUSING NEEDS ANALYSIS
Figure 39: Do you feel the availability of housing for residents and workers in the region is:
Overall
Housing
Tenure
Own
Rent
Not a problem
2%
2%
2%
One of the region's lesser problems
j 3%
u 3%
3%
A moderate problem
11 %
0 13%
_ 7%
One of the more serious problems
6%
040%
29%
The most critical problem in the region
48%111
141%
60%
•:
Housing Preferences
Figure 40 through Figure 42 examine the leading factors influencing respondents'
housing choices. "Cost of housing" consistently ranks as the most important
factor, particularly among renters. Proximity to work, type of residence, and
community character are also significant considerations.
Differences between renters and homeowners suggest varying priorities based on
financial constraints, housing amenities and limitations commonly associated with
owned and rented units, and lifestyle preferences. Homeowners sometimes have
the luxury of prioritizing a broader array of factors than renters, who are more
likely to need to prioritize key basics and to navigate constraints which are more
common with rental housing than for -sale housing.
Figure 40: Which factor is most important to you when looking for a place to live?
Overall
Housing
Tenure
Own
Rent
Cost of housing to buy / rent
36%
27%
50%
Proximity to my job
18%
17%
21 %
Type of residence (single-family, condo, etc.)
8%
11%
2%
Community character ('look and feel,' family orientation, etc.)
7%
11%
1%
Pets allowed
5%
3%
9%
Proximity to alpine skiing
5%
7%
1 %
Community amenities (parks, libraries, etc.)
4%
5%
2%
Proximity to daycare or schools
4%
3%
5%
Washer/dryer in unit
4%
3%
4%
Proximity to commercial services (shopping, dining, etc.)
3%
5%
1%
Proximity to job(s) of other members of my household
3%
3%
2%
Garage
2%
3%
1 %
Proximity to ECO Transit bus service
1 %
1 %
1 %
Extra storage/locker (if don't have garage)
0%
0%
0%
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REGIONAL HOUSING NEEDS ANALYSIS
Figure 41: Two most important factors when looking for a place to live
Overall
Housing
Tenure
Own
Rent
Cost of housing to buy / rent
48%
39%
63%
Proximity to my job
29%
26%
35%
Type of residence (single-family, condo, etc.)
18%
23%
9%
Community character ('look and feel,' family orientation, etc.)
14%
20%
4%
Pets allowed
V
13%
9%
20%
Community amenities (parks, libraries, etc.)
11%
14%
6%
Washer/dryer in unit
10%
8%
15%
Proximity to commercial services (shopping, dining, etc.)
9%
12%
5%
Proximity to daycare or schools
19%
9%
10%
Garage
9%
11%
5%
Proximity to alpine skiing
9%
12%
4%
Proximity to job(s) of other members of my household
8%
8%
8%
Proximity to ECO Transit bus service
2%
2%
2%
Extra storage/locker (if don't have garage)
1 %
1 %
2%
Figure 42: Three most important factors when looking for a place to live
Overall
Housing
Tenure
Own
Rent
Cost of housing to buy / rent
54%
45%
70%
Proximity to my job
36%
31 %
45%
Type of residence (single-family, condo, etc.)
26%
31%
15%
Community character ('look and feel,' family orientation, etc.)
22%
29%
8%
Washer/dryer in unit
22%
16%
32%
Pets allowed
20%
16%
26%
Garage
19%
23%
11%
Community amenities (parks, libraries, etc.)
18%
22%
11%
Proximity to commercial services (shopping, dining, etc.)
1 17%
20%
11%
Proximity to alpine skiing
14%
18%
7%
Proximity to daycare or schools
=1
13%
12%
13%
Proximity to job(s) of other members of my household
12%
11%
12%
Proximity to ECO Transit bus service
4%
3%
5%
Extra storage/locker (if don't have garage)
3%
2%
6%
.,
Desired Housing Improvements
Figure 43 identifies key improvements respondents believe would enhance their
housing situations. Most homeowners are content, with 58% saying they are
happy with their housing situation.
By contrast, fully 91% of renters identified one or more factors that would
improve their housing situation, led by factors that would help them move into
homeownership - including finding a home they can afford to buy (64%), help
with down payment and closing costs to buy a home (41%), and help getting a
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REGIONAL HOUSING NEEDS ANALYSIS
loan to buy a home (37%). Additionally, many renters identified factors that would
ameliorate their rental housing situation, including assurance of being able to stay
in their unit for awhile (34%), assistance to help pay rent (30%), and help finding
rental housing (27%).
Figure 43: What do you feel you need to improve your housing situation?
Overall
Housing
Tenure
Own
Rent
N/A; I am happy with my housing situation
41 %
58%
9%
Finding a home I can afford to buy
32%
15%
64%
Help with a down payment and closing costs to buy a home
17%
4%
41%
Help getting a loan to buy a home
14%
3%
37%
Help with repairs to my home
14%
18%
6%
Money to help me get through emergencies when they arise
13%
11 %
19%
Assistance to help me pay rent or other housing costs each month
13%
5%
30%
Assurance I can stay in my rental unit for a while (e.g. longer lease term)
12%
1 %
34%
Help finding rental housing
10%
0%
27%
Help with security deposit / first & last months' rent
7%
1 %
19%
Money or technical assistance to build an ADU on my lot
6%
7%
3%
Better access to transit
5%
5%
5%
Assistance to make my home more accessible & safe to live in
4%
4%
6%
Finding a compatible housemate to share my/a home
4%
3%
6%
Where to find landlords that accept people w/o a Soc Sec #
2%
0%
5%
Other:
7%
4/
❑ 9%
4%
Aw
Interest in Moving if Housing That Is Affordable Was
Available
Figure 44, Figure 45, and Figure 46 explore respondents' potential future interest
in moving. A majority of respondents would consider moving if affordable
housing were available (74%), particularly to buy a home. Renters are particularly
inclined to consider moving because they want to buy or to find a less expensive
home. Homeowners are most likely to consider moving to find a larger home
(38%) or a less expensive home (26%), among other reasons.
Figure 44: If housing were available that you could afford, would you consider moving within or to the Eagle
River Valley in the next 5 years (e.g., for reasons of convenience, economics, or quality of life)?
Overall
Housing
Tenure
Own
Rent
Yes, if I could BUY a home
60%
56%
677/o
Yes, if I could RENT a home
4%
0%
9%
Yes, if I could BUY OR RENT a home
11%
4%
20%
No
26%
40%
3%
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REGIONAL HOUSING NEEDS ANALYSIS
Figure 45: (If you would not consider moving) Why not?
Overall
Housing
Tenure
Own
Rent
I prefer to live in my present community / residence
80%
82%
56%
1 expect to move outside the region
14%
13%
33%
Other reason:
6%
5%
11 %
Figure 46: (If you would consider moving) Why would you consider moving to a different home?
Overall
Housing
Tenure
Own
Rent
To find a less expensive home
38%
26%
54%
To find a larger home
37%
38%
37%
Currently rent, want to buy
27%
2%
61 %
To be closer to work
17%
13%
22%
To live in a different community
15%
19%
11%
To live in a more rural setting
14%
20%
8%
To live in or closer to a town
9%
9%
9%
To find a smaller home
7%
11 %
0%
To live in senior housing
6%
9%
2%
To have better access to transit
5%
4%
6%
Prefer to rent
2%
0%
4%
Other:
10%
WE
15%
. ,
4%
22111
Renter Attitudes Toward Deed -Restricted Homeownership
This section covers interest in deed -restricted housing as a potential solution for
affordable homeownership. These figures represent questions that were only
asked to renters.
Renters exhibit significant interest in deed -restricted homeownership if it were
the only affordable purchase option available, with 49% saying they'd be very
interested and 31% saying they'd be somewhat interested (Figure 47).
Consistent with that interest, 41% of renters have considered buying a deed -
restricted home in the region but didn't buy one (Figure 48). The leading reasons
for not purchasing were because they were not chosen in the lottery (43%) or
long waitlists (38%), and inability to afford payments (29%) (Figure 49).
Economic & Planning Systems, Inc. 78 Outreach
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Figure 47: (If currently rent) How interested would you be in buying a home if the only affordable option was a
deed -restricted home with resale restrictions?
Do you own or rent your residence?
Rent
Very interested
49%
F 31%
0 9%
1 11 %
:.I
Somewhat interested
Not at all interested
Don't know / not sure
Figure 48: (if currently rent) Have you ever considered buying a deed -restricted home in the region and didn't
buy one?
Do you own or rent your residence?
Rent
Yes
41%
59%
No
Figure 49: (If have considered buying a deed -restricted home and did not) What were the reasons you did not
buy a deed -restricted home?
Do you own or rent your residence?
Rent
Wasn't chosen in the lottery
0
Q
0
0
0
�-
43%
38%
29%
21%
16%
16%
13%
13%
8%
7%
6%
9%
Waitlist is too long
Couldn't afford monthly payments
Resale restrictions / not a good investment
Not desired housing type
Didn't meet income limits
Not enough credit / no credit
Couldn't get a mortgage
Not desired location
Employment rules for owning
Can't buy without a Social Security Number (SSN)
Other:
Economic & Planning Systems, Inc. 79 Outreach
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Retirement Housing Plans
Figure 50 and Figure 51 examine how respondents' housing plans may change
upon retirement. Among respondents aged 50 or older, a considerable portion of
homeowners (44%) are "extremely likely" to stay in the region upon retirement,
while renters show more uncertainty. Downsizing to a smaller home is of interest
to some, with 15% saying they are extremely likely to downsize.
Figure 50: (If age 50 or older) When you retire, how likely are you to stay in the region?
Overall
Housing
Tenure
Own
Rent
1 - Not at all likely
12%
9%
19%
2
8%
8%
9%
3
13%
13%
15%
4
16%
17%
11%
5 - Extremely likely
41 %
44%
27%
Don't know / not applicable
11%
9%
19%
Figure 51: (If age 50 or older) When you retire, how likely are you to rent or purchase a smaller home?
Overall
Housing Tenure
Own Rent
1 - Not at all likely
0%
34% 16%
2
10%
11% 7%
3
13%
13% 14%
4
12%
11% 13%
5 - Extremely likely
15%
12% 24%
Don't know / not applicable
20%
18% 26%
Senior Housing
Figure 52 highlights seniors' future interest in various housing services. Renters
show a higher interest in affordable rental housing and assistance services than
owners, suggesting a need for supportive housing policies that cater to renters.
Services related to physical assistance, accessibility and safety are of great
interest to many renters as well.
Homeowners tend to express less interest in the various types of services than
renters, although many owners do express interest in help maintaining their
home/yard and making their home more safe and accessible to live in.
Economic & Planning Systems, Inc. 80 Outreach
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Figure 52: If at least one person is age 65 or older in your household, please indicate how interested you
would be in using the following services in the future.
Affordable rental housing
Overall
Housing
Tenure
Own
Rent
1 - Not Interested
52%
56%
28%
2
1 5%
] 5%
1%
3
6%
] 6%
4%
4
4%
3%
7%
5 - Very Interested
14%
9%
50%
Don't know / not applicable
20%
] 22%
10%
Rental housing that includes services
(meals, transportation, activities)
Overall
Housing Tenure
Own Rent
1 - Not Interested
48%
52% 18%
2
8%
6% 21%
3
12%
11% 15%
4
7%
6% 10%
5 - Very Interested
9%
7%1 24%
Don't know / not applicable
Assistance to maintain your home or yard
17%
Overall
18% 12%
Housing Tenure
Own
Rent
1 - Not Interested
25%
27%
11%
2
5%
] 4%
15%
3
17%
C 16%
23%
4
14%
] 14%
18%
5 - Very Interested
27%
E-- 27%
23%
Don't know / not applicable
12%
] 12%
10%
t
Assistance to make your home more
accessible & safe to live in
Overall
Housing
Tenure
Own
Rent
1 - Not Interested
31 %
33%
15 0
2
7%
7%
3%
3
14%
14%
] 13%
4
11%
11%
�_ 16%
5 - Very Interested
23%
20%
41 %
Don't know / not applicable
14%
14%
12%
Ei
Economic & Planning Systems, Inc. 81 Outreach
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Summary
The survey results provide valuable insights into the housing challenges faced by
residents in the Eagle Valley region, as well as some of the opportunities available
to address those needs. The results also highlight important differences and
disparities in the housing needs facing renters and homeowners. Key findings
include:
1. Housing Affordability and Availability: A predominant concern, especially
among renters, is the lack of affordable housing, both to rent and to buy.
Many renters are considering leaving the region in search of more affordable
options or to buy a home, emphasizing the critical need for increased
affordable housing offerings.
2. Satisfaction and Security: Homeowners generally report higher satisfaction
with their communities and residences, along with a greater sense of housing
security. Renters, in contrast, are more likely to experience dissatisfaction,
housing instability, financial constraints, and limited housing choices.
3. Housing Preferences and Needs: The cost of housing is the primary factor
influencing housing choices for both homeowners and renters. The data also
highlights a significant interest in homeownership among renters, and
openness to deed -restricted homeownership as a solution.
Overall, the findings underscore the need for targeted efforts to increase
affordable housing options, enhance housing stability, and address the diverse
needs of both homeowners and renters in the Eagle Valley region. There is also
broad consensus that housing is a serious or critical problem and an important
policy priority. Future policy initiatives should focus on alleviating the pressure on
the rental market, providing pathways to homeownership, and ensuring that
housing developments are aligned with the economic realities and preferences of
residents.
Economic & Planning Systems, Inc. 82 Outreach
9. Housing Development Challenges and
Opportunities
Housing needs in Eagle County are exacerbated by development challenges.
Building new units will help address housing needs, however there are limited
development opportunities and the magnitude of development costs means that
it is impossible to build new development that is affordable to local residents
without financial assistance.
Development Challenges
Key development challenges include:
Land Scarcity: A 2022 analysis of vacant and developable land in the county
indicated a total of 1,316 acres of vacant land that is potentially suitable for
community housing development. Although more vacant land exists in the county,
natural and geological factors significantly impact where development can take
place.
Development Costs: The cost of new housing development has been increasing
across the state, but this increase has been felt acutely in mountain communities.
The increased costs of both materials and labor in these communities exacerbate
this issue, making development of housing affordable to local residents
prohibitively expensive without financial assistance.
Non -Local Demand for New Product: As a resort and destination community,
there is significant demand for new housing product from non-residents of the
county. This creates additional competition for new housing, and also puts price
pressure on new units, as external buyers or renters can often pay more than local
residents. While this pressure is currently felt most acutely in the upper- and mid -
valley, as development opportunities get built out in those areas and development
is concentrated in the lower valley, these pressures may migrate down -valley
alongside development.
Development Opportunities
Many jurisdictions in Eagle County have created land use policies, regulations, and
funding sources to address housing. Chapter 7, Housing Resources, lists and
describes the numerous programs in place that can create housing opportunities.
Economic & Planning Systems, Inc. 83 Housing Development Challenges and Opportunities
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10. Current and Projected Housing Needs
This chapter outlines the current and projected housing needs in Eagle County
over the next 10 years, considering where current needs are unmet and where
future needs are expected. These numbers represent the total need for the
county - communities often do not (and cannot) address 100 percent of identified
needs. But by understanding the different components of need, each jurisdiction
can set informed goals and priorities and better target their available resources.
The amount of housing need that is addressed within the region ultimately
depends on regional and local capacity, resources, partnerships, and policy. This
need also does not necessarily represent new development that is needed, but
rather the number of units needed for local occupancy - this can be achieved
through a combination of new development and acquisition of existing units not
currently occupied year-round.
ANALYSIS FRAMEWORK
Housing needs that are translated from jobs to housing through the following factors:
• 1.3 jobs per person (to move from cobs to employees)
• 1.7 employees per housing (to move from employees to housing)
• 5% vacancy rate (to take housing needs to total housing units)
Housing needs are allocated by tenure and income based on the following assumptions:
• Households are distributed by income and AMI based on the 2024 County
AMI distribution (based on the resident survey)
o Needs that are directly based on job growth are distributed based on
wages and household formation
• All households below 100% AMI ($98,887) are assumed to be renters
• Households between 100% and 140% AMI ($98,887 to $138,442) are
distributed 50% owners and 50% renters
• Households above 140% AMI ($138,442) are distributed 70% owners and 30%
renters
Summary of Need
Overall, Eagle County needs 6,400 housing units over the next 10 years.
As shown in Table 42, this includes 2,600 units to address existing housing
shortages, and 3,700 units to address projected housing needs. There is more
need for rental housing than ownership, with 72 percent of total housing need for
rental housing.
Economic & Planning Systems, Inc. 85 Current and Projected Housing Needs
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REGIONAL HOUSING NEEDS ANALYSIS
Table 42. Summary of Housing Need
Extremely Low Income (<30% AMI)
157
0
157
0
0
0
157
0
157
Very Low Income (31-50%AMI)
216
0
216
0
0
0
216
0
216
Low Income (51% - 80% AMI)
496
0
496
1,069
0
1,069
1,565
0
1,565
Moderate Income
81 % - 100%
256
0
256
1,279
0
1,279
1,536
0
1,536
100% -120%
229
114
114
658
329
329
887
444
444
Middle Income
120% to140%
227
114
114
209
104
104
436
218
218
140% to160%
197
138
59
62
43
18
258
181
78
160% to180%
154
108
46
166
116
50
320
224
96
180% to 200%
154
108
46
56
39
17
209
147
63
Greater than 200%
553
387
166
553
387
166
200% to 220%
221
155
66
221
155
66
220% to 240%
16
11
5
16
11
5
Total
2,638
968
1,671
3,736
798
2,938
6,375
1,766
4,608
Source: RRC Associates, U.S. Census Bureau, Colorado Dept. of Labor & Employment, QCEW, JobsEQ, Economic & Planning Systems
The largest factors impacting housing need are in -commuters, retirees, and
employment growth.
As shown in Table 43, in -commuters generate 44 percent of the existing housing
shortage and 18 percent of total housing need, while filling jobs vacated by
retirees accounts for 26 percent of total housing need, and employment growth
accounts for 33 percent of total housing need.
Table 43. Housing Need by Source
Existing Housing Shortage
Overcrowding
686
10.8%
Temporary Housing
195
3.1%
Commuting
1,160
18.2%
Unfilled Jobs
598
9.4%
Total Existing Housing Shortage
2,638
41.4%
Projected Housing Need
Employment Growth 2025-2030
1,002
15.7%
Employment Growth 2030-2035
1,088
17.1 %
Retirees 2025-2030
855
13.4%
Retirees 2030-2035
791
12.4%
Total Projected Housing Need
3,736
58.6%
Total Units Needed through 2035
6,375
100.0%
Source: RRC Associates, U.S. Census Bureau, Colorado Dept. of Labor & Employment,
JobsEQ, Economic & Planning Systems
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REGIONAL HOUSING NEEDS ANALYSIS
Existing Housing Shortage (Catch Up)
Existing housing shortage is estimated using 4 factors:
• Reducing/eliminating overcrowding
• Reducing/eliminating residents living in temporary housing conditions
• Reducing in -commuting
• Addressing housing needs associated with unfilled jobs
Overcrowding
Overcrowded housing units are defined as those with more than 1.0 occupants
per room (all rooms). The goal of including overcrowded housing units in the
existing housing shortage is to eliminate overcrowding in the county - provide 1
new housing unit for every 1 overcrowded unit.
As shown in Table 44, there are an estimated 686 overcrowded housing units in
Eagle County, resulting in a need for 686 additional housing units.
Table 44. Overcrowded Housing Units, Eagle County, 2022
1.01 to 1.50 occupants per room 452
1.51 or more occupants per room 234
Total Overcrowded Units 686
Source: U.S. Census Bureau, Economic & Planning Systems
Temporary Housing
Temporary housing includes a variety of housing situations including staying in a
hotel or motel, staying with family or friends, and sleeping in a vehicle. The goal of
including temporary housing in the existing housing shortage is to eliminate
temporary housing in the county - provide 1 new housing unit for every
household living in temporary housing conditions.
As shown in Table 45, there are an estimated 195 households living in temporary
housing conditions, resulting in a need for 195 additional housing units.
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REGIONAL HOUSING NEEDS ANALYSIS
Table 45. Temporary Housing, Eagle County, 2024
Staying with friends orfamily/couch surfing
Camper/ RV/van with kitchen and sleeping space
Vehicle without kitchen and sleeping space
Room in a motel / hotel
Tent / outdoors
Total Temporary Units
114
60
0
21
195
Source: RRC Associates, U.S. Census Bureau, Economic & Planning Systems
Commuting
As noted previously, an estimated 11 percent of employees in Eagle County
commute into the area for work. Many of these commuters would prefer to live
locally if adequate, affordable housing was available. The goal of including in -
commuters in the existing housing shortage is to create housing opportunities for
in -commuters who would prefer to live locally.
As shown in Table 46, applying the in -commuting estimate of 11 percent to the
county workforce (accounting for 1.3 jobs per employee) results in approximately
2,900 in -commuters. While 84 percent of survey respondents who work in Eagle
County but live elsewhere indicated they would prefer to live locally if they could
afford to rent or own, this analysis sets an initial policy goal of housing 65 percent
of in -commuters. As shown below, accounting for household formation and a
housing vacancy factor, this results in a need for 1,160 new housing units.
Table 46. Housing Need Generated by In -Commuters
Eagle countyjobs
34,022
Jobs per employee
1_3
Eagle Countyemployees
26,171
% in -commuters
11 %
Eagle county in -commuters
2,888
Desired % moving to Eagle County
65%
Possible new in -commuter residents
1,877
Employees per household
1_7
Estimated additional households
1,104
Vacancy adjustment
5%
Estimated additional housing units
1,160
Source: U.S. Census Bureau, Colorado Dept. of Labor and Employment, RRC
Associates, Economic & Planning Systems
Economic & Planning Systems, Inc. 88 Current and Projected Housing Needs
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REGIONAL HOUSING NEEDS ANALYSIS
Unfilled Jobs
The employer survey, along with data from the Colorado Department of Labor
and Employment, indicated approximately 3.7 percent of jobs in the county are
unfilled. The goal of including unfilled jobs in the existing housing shortage is to
ensure available housing for new workers needed to fill these jobs.
As shown in Table 47, there are approximately 1,260 unfilled jobs in the county.
Applying jobs per employee and employee per household factors, along with a
housing vacancy adjustment, this results in a need for 598 new housing units.
Table 47. Housing Need Generated by Unfilled Jobs
Eagle Countyjobs 34,022
Unfilled jobs as % of total jobs 3.7%
Unfilled Jobs 1,259
Jobs per Employee 1_3
Employees needed 968
Employees per household 17
Estimated additional households 570
Vacancy adjustment 5%
Estimated additional housing units 598
Source: RRC Associates, Colorado Dept. of Labor and
Employment, Economic & Planning Systems
Existing Housing Shortage
2,638 total units are needed to accommodate current housing need in the
county.
As shown in Table 48, the largest share of need (43.9 percent) is generated by in -
commuters, followed by overcrowded households (26.0 percent). Housing to
accommodate workers filling unfilled jobs (22.7 percent) and households in
temporary housing conditions (7.4 percent) account for the remaining portion of
existing housing need.
Economic & Planning Systems, Inc. 89 Current and Projected Housing Needs
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REGIONAL HOUSING NEEDS ANALYSIS
Table 48. Existing Housing Shortage by Category
Overcrowding
Number of overcrowded units
686
Adjustment Factor
100%
Units needed
686
26.0%
Temporary Housing
HH in temporary housing
195
Units needed
195
7.4%
Commuting
Number of in -commuters
2,888
Target relocation %
65%
Units needed
1,160
43.9%
Unfilled Jobs
Employees needed
968
Units needed
598
22.7%
Total Units Needed 2,638 100.0%
Source: U.S. Census Bureau, Colorado Dept. of Labor and Employment, RRC
Associates, Economic & Planning Systems
Most of the existing need is for rental units.
As shown in Table 49, 63 percent of needed units are rental housing. Within
rental housing, the greatest need is for units affordable at 50 to 80% AMI (a
household income of $50,432 to $79,110). Within ownership housing, the
greatest need is for households earning over 200% AMI (household income of
$197,774 or more).
Table 49. Existing Housing Shortage by Income and Tenure
Extremely Low Income (<30%AMI)
157
0
157
Very Low Income (31 -50%AMI)
216
0
216
Low Income (51 % - 80% AMI)
496
0
496
Moderate Income
81% -100%
256
0
256
100% -120%
229
114
114
Middle Income
120% to 140%
227
114
114
140% to 160%
197
138
59
160% to 180%
154
108
46
180% to 200%
154
108
46
Greater than 200%
553
387
166
Total
2,638
968
1,671
Source: U.S. Census Bureau, Colorado Dept. of Labor and Employment, RRC Associates,
Economic & Planning Systems
Economic & Planning Systems, Inc. 90 Current and Projected Housing Needs
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REGIONAL HOUSING NEEDS ANALYSIS
Projected Housing Needs (Keep Up)
Projected housing shortage is estimated using 2 factors:
• 10-year job growth
• Units needed to accommodate employees filling jobs vacated by retirees
through 2035
Employment Growth Projections
Employment growth is based on the State Demography Office 10-year job
projections for Eagle County and the current distribution of occupations in the
county.
As shown in Table 50, SDO projects an additional 4,400 jobs in the county by
2035 - 2,109 between 2025 and 2030, and 2,291 between 2030 and 2035. SDO
only projects total jobs; these are assumed to have the same occupation mix as
current employment in the county, with jobs primarily in food preparation &
serving, sales, and office & administrative support.
Table 50. Current and Projected Jobs by Occupation
Food Preparation and Serving Related Occupations
15.9%
$38,900
335
364
699
Sales and Related Occupations
10.4%
$47,400
220
239
459
Office and Administrative Support Occupations
10.4%
$50,300
219
238
458
Building and Grounds Cleaning and Maintenance Occupations
8.1 %
$44,800
170
185
354
Construction and Extraction Occupations
7.9%
$59,400
168
182
350
Management Occupations
5.9%
$120,200
125
136
260
Business and Financial Operations Occupations
5.6%
$78,500
118
128
246
Transportation and Material Moving Occupations
5.5%
$47,700
116
126
241
Healthcare Practitioners and Technical Occupations
4.5%
$101,400
94
102
196
Personal Care and Service Occupations
4.4%
$41,200
94
102
195
Installation, Maintenance, and Repair Occupations
4.0%
$60,000
85
92
178
Educational Instruction and Library Occupations
3.6%
$57,900
75
82
157
Production Occupations
2.3%
$49,700
49
53
103
Protective Service Occupations
2.2%
$58,700
45
49
95
Arts, Design, Entertainment, Sports, and Media Occupations
2.1%
$60,100
45
48
93
Healthcare Support Occupations
2.0%
$49,800
42
46
88
Computer and Mathematical Occupations
1.5%
$106,600
31
34
66
Community and Social Service Occupations
1.4%
$64,800
29
31
60
Architecture and Engineering Occupations
1.1 %
$85,200
24
26
49
Life, Physical, and Social Science Occupations
0.5%
$84,800
11
12
23
Legal Occupations
0.4%
$129,900
9
10
19
Farming, Fishing, and Forestry Occupations
0.2%
$44,000
5
5
9
Total
100.0%
$52,900
2,109
2,291
4,400
Source: JobsEQ, Colorado State Demographer's Office, Economic & Planning Systems
Economic & Planning Systems, Inc. 91 Current and Projected Housing Needs
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REGIONAL HOUSING NEEDS ANALYSIS
These new jobs are translated to housing demand using the median wage for each
occupation. As shown in Table 51, assuming 1.3 jobs per employee and 1.7
employees per household and applying a 5 percent vacancy factor, there is a need
for 2,090 new housing units through 2035.
The greatest need for rental units is for new households earning 80-100% AMI
($79,110-$98,887); this includes those working in sales, office/administrative
support, transportation, education, production, and healthcare support
occupations. The greatest need for ownership units is for new households earning
100-120% AMI ($98,887-$118,664); this includes those working in construction,
installation, maintenance & repair, protective service, arts & entertainment, and
community & social service occupations.
Economic & Planning Systems, Inc. 92 Current and Projected Housing Needs
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REGIONAL HOUSING NEEDS ANALYSIS
Table 51. Housing Demand from Employment Growth
Food Preparation and Serving Related Occupations
$38,900
$66,130 66.9%
335
258
152
159
364
280
165
173
Sales and Related Occupations
$47,400
$80,580 81.5%
220
169
100
105
239
184
108
114
Office and Administrative Support Occupations
$50,300
$85,510 86.5%
219
169
99
104
238
183
108
113
Building and Grounds Cleaning and Maintenance Occupations
$44,800
$76,160 77.0%
170
131
77
81
185
142
84
88
Construction and Extraction Occupations
$59,400
$100,980 102.1%
168
129
76
80
182
140
82
87
Management Occupations
$120,200
$204,340 0
125
96
56
59
136
104
61
64
Business and Financial Operations Occupations
$78,500
$133,450 135.0 %
118
91
53
56
128
99
58
61
Transportation and Material Moving Occupations
$47,700
$81,090 82.0 %
116
89
52
55
126
97
57
60
Healthcare Practitioners and Technical Occupations
$101,400
$172,380-174.3%
94
72
43
45
102
78
46
48
Personal Care and Service Occupations
$41,200
$70,040 70.8 %
94
72
42
44
102
78
46
48
Installation,Maintenance, and Repair Occupations
$60,000
$102,000 103.1%
85
65
39
40
92
71
42
44
Educational Instruction and Library Occupations
$57,900
$98,430 99.5%
75
58
34
36
82
63
37
39
Production Occupations
$49,700
$84,490 85.4%
49
38
22
23
53
41
24
25
Protective Service Occupations
$58,700
$99,790 100.9%
45
35
21
22
49
38
22
23
Arts, Design, Entertainment, Sports, and Media Occupations
$60,100
$102,170 103.3%
45
34
20
21
48
37
22
23
Healthcare Support Occupations
$49,800
$84,660 85.6 %
42
32
19
20
46
35
21
22
Computer and Mathematical Occupations
$106,600
$181,220jr- 183.3%
31
24
14
15
34
26
15
16
Communityand Social Service Occupations
$64,800
$110,160 111.4 %
29
22
13
14
31
24
14
15
Architecture and Engineering Occupations
$85,200
$144,840 146.5 %
24
18
11
11
26
20
12
12
Life, Physical, and Social Science Occupations
$84,800
$144,160 145.8%
11
9
5
5
12
9
6
6
Legal Occupations
$129,900
$220,830
9
7
4
4
10
8
5
5
Farming, Fishing, and Forestry Occupations
$44,000
$74,800 75.6%
5
3
2
2
5
4
2
2
All Occupations
$52,900
$89,930 90.9%
2,109
1,622
954
1,002
2,291
1,762
1,037
1,088
[1] Assurring one earner makes median wage of occupation and remaining earners make median wage of that same occupation
Source: JobsEQ, Colorado State Demographer's Office, RRC Associates, Economic & Planning Systems
Economic & Planning Systems, Inc. 93 Current and Projected Housing Needs
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Retirees
In addition to new jobs, housing will be needed for employees filling the jobs of
retiring workers. For those retirees who continue to live in the county, a job is
created by their retirement but a housing unit is not. Therefore, additional
housing units will be needed to accommodate new employees filling those open
positions.
U.S. Census data indicates that 9,000 workers in Eagle County are aged 50+.
Based on survey and U.S. Census data, we estimate that 20 percent of these
workers will retire in the next 5 years and an additional 20 percent will retire in
the next 6-10 years. Respondents to the community survey indicated that 76
percent of those planning to retire in the next 5 years and 70 percent of those
planning to retire in the next 6-10 years are likely to stay in Eagle County. As
shown in Table 52, applying these factors to current 50+ employment and
utilizing a vacancy factor of 5 percent results in a net need of 1,646 new housing
units.
Table 52. Housing Demand Generated by Retiring Workers
Eagle County Labor Force age 50+
% of 50+ employees planning to retire
Retiring employees
Employees per household
Estimated retiring households
% of retirees likely to stay in Eagle County
Additional households needing units
Vacancy adjustment
Estimated additional housing units
--
--
9,115
20%
20%
40%
1,823
1,823
3,646
1_7
1_7
1_7
1,072
1,072
2,145
76%
70%
73%
814
753
1,567
5% 5% 5%
855 791 1,646
Source: U.S. Census Bureau, RRC Associates, Economic & Planning Systems
Economic & Planning Systems, Inc. 94 Current and Projected Housing Needs
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Total projected housing needs
Employment growth and retiring employees combine to generate a total need for
3,736 housing units through 2035, as shown in Table 53. As with current housing
need, needs by tenure are distributed by:
• All households below 100% AMI ($98,887) are renters
• Households between 100-140% AMI ($98,887-$138,442) are half renters and
half owners
• Households above 140% AMI ($138,442) are 70 percent owners and 30
percent renters
The greatest need for rental units is for new households earning between 80-
100% AMI, while the greatest need for ownership units is for new households
earning 100-120 percent.
Table 53. Projected Housing Need Summary
Extremely Low Income (<30%AMI)
Very Low Income (31 - 50% AMI)
Low Income (51 % - 80% AMI)
Moderate Income
81% -100%
100% -120%
Middle Income
120% to 140%
140% to 160%
160% to 180%
180% to 200%
200% to 220%
220% to 240%
Total
0
0
0
0
0
0
1,069
0
1,069
1,279
0
1,279
658
329
329
209
104
104
62
43
18
166
116
50
56
39
17
221
155
66
16
11
5
3,736 798 2,938
Source: JobsEQ, RRC Associates, U.S. Census Bureau, Economic & Planning System
Economic & Planning Systems, Inc. 95 Current and Projected Housing Needs
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Needs by Jurisdiction
Based on this analysis, there is an overall need for 6,375 housing units over the
next 10 years. As shown in Table 54, this is split approximately 40/60 between
current and future need, with 2,638 units to address existing housing shortages,
and 3,736 units to address projected housing needs.
Table 54. Gross Needs and Gaps Summary
Extremely Low Income (<30% AMI)
157
0
157
0
0
0
157
0
157
Very Low Income (31-50%AMI)
216
0
216
0
0
0
216
0
216
Low Income (51% - 80% AMI)
496
0
496
1,069
0
1,069
1,565
0
1,565
Moderate Income
81%-100%
256
0
256
1,279
0
1,279
1,536
0
1,536
100% -120%
229
114
114
658
329
329
887
444
444
Middle Income
120% to140%
227
114
114
209
104
104
436
218
218
140% to160%
197
138
59
62
43
18
258
181
78
160% to180%
154
108
46
166
116
50
320
224
96
180% to 200%
154
108
46
56
39
17
209
147
63
Greater than 200%
553
387
166
553
387
166
200% to 220%
221
155
66
221
155
66
220% to 240%
16
11
5
16
11
5
Total
2,638
968
1,671
3,736
798
2,938
6,375
1,766
4,608
Source: RRC Associates, U.S. Census Bureau, Colorado Dept. of Labor & Employment, QCEW, JobsEQ, Economic & Planning Systems
Housing needs are allocated within the county across jurisdictions and the
unincorporated areas according to the distribution of jobs. As shown in Table 55,
jobs are concentrated in Vail, Avon, and the unincorporated county, with these
three areas accounting for 75 percent of total employment.
Table 55. Jobs Distribution by Location, 2023
Vail
8,081
26%
Minturn
456
1 %
Red Cliff
41
0%
Avon
7,775
25%
Eagle
4,873
16%
Gypsum
2,497
8%
Unincorporated Areas
7,379
24%
Total Jobs
31,101
100%
Note: Excludes Basalt Area.
Source: QCEW, Economic & Planning Systems
Economic & Planning Systems, Inc. 96 Current and Projected Housing Needs
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Based on this allocation, gross housing need is distributed as shown in Table 56
below. The largest housing needs are in Vail (1,656 total units) and Avon (1,594
total units).
Table 56. Gross Needs by Jurisdiction
Vail
686
251
434
971
207
763
1,656
459
1,197
26%
Avon
660
242
418
934
200
734
1,594
442
1,152
25%
Eagle
413
152
262
585
125
460
999
277
722
16%
Gypsum
212
78
134
300
64
236
512
142
370
8%
Minturn
39
14
24
55
12
43
93
26
67
1%
Red Cliff
3
1
2
5
1
4
8
2
6
0%
Other Eagle County
626
230
396
886
189
697
1,512
419
1,093
24%
Total
2,638
968
1,671
3,736
798
2,938
6,375
19766
4,608
100%
Source: RRC Associates, U.S. Census Bureau, Colorado Dept. of Labor & Employment, QCEW, JobsEQ, Economic & Planning Systems
Development Pipeline
Developments in Eagle County that are under construction or entitled will
address some of the 6,375 units needed. Table 57 summarizes current
developments by location.
Economic & Planning Systems, Inc. 97 Current and Projected Housing Needs
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Table 57. Affordable Housing Development Pipeline
Under Construction
Vail
Timber Ridge Village
206
Condo
Own
Resident Occupied
-
Public -Private Partnership
Red Cliff
Eagle Stree, Bickley
1
Multifamily
Own
Resident Occupied
-
Private
Avon
McCrady Acres
1
Townhome
Own
Resident Occupied
-
Private
Avon
Tract Y - Hidden Valley Estates
53
Townhome
Own/Rent
Resident Occupied
-
Private
Eagle
Haymeadow - Phase 1(LERP)
18
Condo
Own
3% cap
100% AMI
Private
Eagle
Haymeadow - Phase 1 (LERP)
14
Condo
Own
Resident Occupied
-
Eagle
Haymeadow- Phase 1 (ECHDA)
43
Condo
Own
0-3% cap
120% AMI
Public/Private
Eagle
Reserve at Hockett Gulch
225
Apartment
Rent
Resident Occupied
-
Private
Eagle
435 Eby Creek Apartments
6
--
Rent
Resident Occupied
-
Private
Eagle
HFH/3rd Street Housing
16
Duplex
Own
Resident Occupied/Price capped
80-100% AMI
Public
Gypsum
Stratton Flats - Habitat for Humanity
14
Multifamily
Own
Agreement
35-80% AMI
Public
Gypsum
Eagle County School District
24
Apartment/Townhome
Own/Rent
Restricted to school district employees
--
Public
Gypsum
Eagle County School District
16
Apartment/Townhome
Own/Rent
Restricted to school district employees
-
Public
Gypsum
Eagle County School District
10
Apartment/Townhome
Own/Rent
Restricted to school district employees
-
Public
Other Eagle County
Fox Hollow (BGV/Vail Health), price capped
4
Condo
Own
Resident Occupied
100-140% AMI
Private
Other Eagle County
Fox Hollow (BGVNail Health), RO
32
Condo
Own
Resident Occupied
None
Private
Other Eagle County
Freedom Park
20
Condo/Townhome
Rent
Resident Occupied
80% AMI
Public
Total Under Construction 703
Entitled
Vail
West Middle Creek
268
Apartment
Rent
Resident Occupied
-
Public -Private Partnership
Minturn
Minturn North
6
Single Family
Own/Rent
Resident Occupied
200% AMI
Public
Red Cliff
Center, Bickley
2
Duplex
Own/Rent
Resident Occupied
-
Private
Avon
Slopeside
82
Apartment
Rent
Price Capped
80%-120% AMI
--
Gypsum
Stratton Flats - Habitat for Humanity
4
Multifamily
Own
Agreement
35-80%
Public
Other Eagle County
Edwards River Park
270
Mix
Own/Rent
Mix
Mix
PRI
Total Entitled 632
Source: January 2025 Eagle County Community Housing Inventory, Economic & Planning Systems
Economic & Planning Systems, Inc. 98 Current and Projected Housing Needs
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
As shown in Table 58 below, there are 703 units currently under construction,
comprised of 412 owner units and 291 rental units, and 632 units currently
entitled, comprised of 192 ownership units and 440 rental units. Units under
construction are netted out of existing need and entitled units are netted out of
projected housing demand for each community.
Table 58. Development Pipeline by Tenure
Vail
206
206
0
268
0
268
474
206
268
Avon
54
54
0
82
0
82
136
54
82
Eagle
322
91
231
0
0
0
322
91
231
Gypsum
64
24
40
4
4
0
68
28
40
Minturn
0
0
0
6
6
0
6
6
0
Red Cliff
1
1
0
2
2
0
3
3
0
Other Eagle County
56
36
20
270
180
90
326
216
110
Eagle County Total Pipeline
703
412
291
632
192
440
1,335
604
731
Source: January 2025 Eagle County Community Housing Inventory, Economic & Planning Systems
Once pipeline units have been netted out, the total housing need in Eagle County
is 5,040 units, shown in Table 59. This includes 1,935 units to address the existing
shortage and 3,105 to address projected need. About three-quarters of overall
need, and 80 percent of projected need, is for rental housing. The communities
with the largest total need are Vail and Avon, together making up just over half of
total need.
Table 59. Net Needs and Gaps Summary
Vail
480
45
434
703
207
495
1,182
253
929
Avon
606
188
418
852
200
652
1,458
388
1,070
Eagle
91
61
31
585
125
460
677
186
491
Gypsum
148
54
94
296
60
236
444
114
330
Minturn
39
14
24
49
6
43
87
20
67
Red Cliff
2
0
2
4
-
4
6
0
6
Unincorporated Eagle County
570
194
376
616
9
607
1,186
203
983
Eagle County Total
1,935
556
1,380
3,105
607
2,498
5,040
1,163
3,877
Source: January 2025 Eagle County Community Housing Inventory, Economic & Planning Systems
Economic & Planning Systems, Inc. 99 Current and Projected Housing Needs
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Table 60 below summarizes net need by AMI for all of Eagle County. The greatest
need for the existing shortage is between 50-80% AMI for renters and above
200% AMI for owners. The greatest projected need is between 80 - 100% AMI
for renters and 100-120 percent for owners.
Table 60. Allocated Net Need by AMI
Extremely Low Income (<30% AMI)
130
0
130
0
0
0
130
0
130
Very Low Income (31 - 50% AMI)
178
0
178
0
0
0
178
0
178
Low Income (51 % - 80% AMI)
410
0
410
909
0
909
1,318
0
1,318
Moderate Income
81%-100%
212
0
212
1,087
0
1,087
1,299
0
1,299
100% -120%
160
66
95
530
250
280
691
316
374
Middle Income
120% to 140%
159
65
94
168
79
89
327
145
183
140% to160%
128
79
49
49
33
16
176
112
64
160% to 180%
100
62
38
131
89
42
231
150
81
180% to 200%
100
62
38
44
30
14
144
91
52
Greater than 200%
359
222
137
359
222
137
200% to 220%
174
118
56
174
118
56
220% to 240%
13
9
4
13
9
4
Total
1,935
556
1,380
3,105
607
2,498
5,040
1,163
3,877
Source: RRC Associates, U.S. Census Bureau, Colorado Dept. of Labor & Employment, QCEW, JobsEQ, Economic & Planning Systems
Additional Housing Needs Factors
The housing needs numbers outlined above are based on readily quantifiable
factors that generate a net new need for housing. In addition to these factors,
there are additional generators of need for housing in the county that are more
related to housing assistance programs (rather than units). These include needs
for accessible and supportive housing (which is a subset of overall needs outlined
above), and needs generated by cost burdened households.
Needs for accessible and supportive housing are estimated using data on
prevalence of disability in the county. As of 2022, 6 percent of the population in
Eagle County was disabled. Local social service organizations are important
partners in understanding the accessible and supportive housing needs of this
population.
As noted previously 39 percent of households in the county are cost burdened.
This indicates a significant need for additional housing assistance and/or better
awareness of and utilization of existing programs, as well as a general need for
more housing affordable to households so that they are not forced to overpay for
housing because of limited inventory.
Economic & Planning Systems, Inc. 100 Current and Projected Housing Needs
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Housing Continuum Framework
Housing needs differ based on age, life stage, income, ability, preferences, and
many other factors. When considering addressing Eagle County's housing needs,
it is important to provide housing solutions across the continuum for different
needs. Table 61 shows different population groups and their possible housing
needs. In a functional housing market, each group would be able to find and
afford the housing that best meets their specific needs.
Table 61. Housing Needs and Preferences Continuum by Population Group
Solo young adult
Solo middle-aged adult
Adultwith roommates
Young couple with no children
Middle-aged couple with no children
Couple with 1 child
Couple with multiple children
Single parentwith children
Older empty -nest couple
Solo older adult
Source: Economic & Planning Systems
Studio or 1-bedroom apartment
1-2 bedroom apartment or condo
Apartment, condo, TH, or SFR with 2+ bedrooms
Studio or 1-2 bedroom apartment or condo
1-2 bedroom apartment or condo
Apartment, condo, TH, or SFR with 2+ bedrooms
TH. or SFR with 3+ bedrooms
Apartment, condo, TH, or SFR with 2+ bedrooms
1-2 bedroom apartment or condo, senior living development
Studio or 1-bedroom apartment or condo, senior living development
This analysis has shown that the full continuum of housing is not available to and
affordable for Eagle County residents. Residents cannot access affordable housing
types that fit their needs and instead settle for housing that is either inadequate
or too expensive. This distorts the housing continuum by removing units that
would have served other groups. For example, if a family of four can only afford
to rent a one -bedroom apartment, that apartment is not available for a young
couple that could have been its intended residents. Table 62 below illustrates this,
showing each type of housing in Eagle County, the population groups each type
was intended to serve, and the population groups that currently utilize them.
Oftentimes, households with fewer employees, more dependents, and lower
incomes are excluded from the housing types that would best serve their needs.
Economic & Planning Systems, Inc. 101 Current and Projected Housing Needs
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Table 62. Current Housing Continuum by Type
Market Rate - Rent
Studio apartment
1-bed apartment
2-bed apartment
3-bed apartment
Market Rate - Own [1 ]
Studio condo
1-bed condo
2-bed condo
3-bed condo
3-bed TH
2-bed SFR
3-bed SFR
4-bed SFR
Price Capped
Deed Restriction - Own
$1,500 60%AMI
$1,500 60%AMI
$3,000 120% AMI
$4,500 170% AMI
$600,000 140 % AMI
$669,500 150 % AMI
$770,000 170 % AMI
$1,298,000 280%AMI
$1,090,650 240 % AMI
$660,000 150 % AMI
$782,000 180 % AMI
$1,350,000 290%AMI
0.6
1.1
Solo; couple
0.6
1.1
Solo; couple
1.2
2.3
Couple; roommates
1.7
3.4
Couple with multiple jobs; roommates; familywith
parents with multiple jobs
1.4
3.1
Couple with multiple jobs; roommates
1.5
3.4
Couple with multiple jobs; roommates
1.7
3.9
Couple with multiple jobs; roommates
2.8
6.3
Roommates with multiple jobs; familywith parents
with multiplejobs
24
54
Roommates with multiplejobs; familywith parents
with multiple jobs
1.5
3.4
Couple with multiplejobs; roommates; familywith
parents with multiple jobs
1.8
4.0
Familywith parents with multiple jobs, roommates
2.9
6.5
Roommates with multiplejobs; familywith parents
with multiplejobs
Solo
Solo; couple
Solo; couple; roommates
Couple; roommates; familywith children
Solo; couple
Solo; couple
Solo; couple; roommates
Couple; roommates; familywith children
Couple, familywith children; roommates
Solo; couple; roommates; familywith 1 child
Familywith children; roommates
Familywith children; roommates
2-bed condo
$441,150
110%AMI
1.1
2.4
Solo, couple, roommates
Solo, couple, roommates
3-bed TH
$484,500
120%AMI
1.2
2.6
Couple, familywith children; roommates
Couple, familywith children; roommates
2-bed Duplex
$548,250
130%AMI
1.3
2.9
Couple; roommates; familywith 1 child
Solo; couple; roommates; familywith 1 child
3-bed Duplex
$539,250
130%AMI
1.3
2.9
Couple, familywith children; roommates
Couple, familywith children; roommates
3-bed SFR
$589,044
140%AMI
1.4
3.1
Familywith parents with multiple jobs; roommates
Familywith children; roommates
4-bed SFR
$650,250
150%AMI
1.5
3.4
Familywith parents with multiple jobs; roommates
Familywith children; roommates
Resident Occupied
Deed Restriction - Own
1-bed condo
$307,100
80% AMI
0.8
1.8
Solo; couple
Solo; couple
2-bed condo
$474,050
110%AMI
1.1
2.6
Couple; roommates
Solo; couple; roommates
3-bed TH
$605,800
140%AMI
1.4
3.2
Familywith parents with multiple jobs, roommates
Couple, familywith children; roommates
3-bed SFR
$646,000
150%AMI
1.5
3.3
Familywith parents with multiple jobs; roommates
Familywith children; roommates
4-bed SFR
$783,750
180%AMI
1.8
4.0
Familywith parents with multiple jobs, roommates
Familywith children; roommates
[1] Resort areas removed.
Source: MLS, U.S. Census Bureau, Zillow, Economic & Planning Systems
Solo
Couples and families with onlyonejob each
Solo; couples with onlyone job each
Solo; couples with onlyone job each
Couples with onlyone job each
Couples, roommates, and families with onlyonejob
each
Couples, roommates, and families with onlyonejob
each
Solo, couples, roommates, and families with only
one job each
Families with onlyone job each
Families and roommate with onlyone job each
Families with only one job each
Families with onlyone job each
Solo
Couples, families with onlyone job each
Families with onlyonejob each
Families with onlyonejob each
Economic & Planning Systems, Inc. 102 Current and Projected Housing Needs
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
While existing programs address some of the issues in the housing continuum, not
all needs are currently well served. Figure 53 below shows the coverage of
existing housing programs by AM as well as the gaps where existing programs do
not meet housing need. By understanding where the gaps are in existing housing
programs, Eagle County governments can better tailor new programs to fit
residents' needs.
Economic & Planning Systems, Inc. 103 Current and Projected Housing Needs
EAGLE COUNTY
REGIONAL HOUSING NEEDS ANALYSIS
Figure 53. Existing Housing Program Coverage
AMI Category
Tenure <30% 30%-50% 50%-80% 80%-100% 100%-120% 120%-140% 140%-160% 160%-180% 180%-200% 200%-220% 220%-240% 240%-260% 260%-280% >280%
Rental
Condo
Market Rate
Own Townhome
SFR
Deed Restriction (Price Capped) Owner
Deed Restriction (Price Capped Owner
and Income Restricted)
Deed Restriction Rental
(Resident -Occupied) Owner
Habitatfor Humanity Owner
Public Housing Rental
(ECHDA, CHFA, local)
Suppportive Services N/A
(homelessness, etc.)
Source: MI-S, U.S. Census Bureau, Valley Home Store, January 2025 Community Housing Inventory, Econorric & Planning Systems
Economic & Planning Systems, Inc. 104 Current and Projected Housing Needs
11. Policy Programs and Recommendations
Based on the housing needs and goals outlined previously, the following policy
programs and recommendations have been developed. This includes both regional
and local actions, with the intent of local jurisdictions taking actions that meet
their individualized needs, while collectively working address the regional
challenges. Areas for collaboration and consistency across the region have been
identified, while maintaining the autonomy of local jurisdictions to take actions
that best align with their needs, resources, existing planning policies and practices,
and community interests.
[NOTE: this chapter will be updated once the action plans have been completed]
Regional Framework
Local Actions
Economic & Planning Systems, Inc. 105 Policy Programs and Recommendations
ATTACHMENT 6
A
,ova n
TOWN OF AVON COMMUNITY HOUSING ACTION PLAN c 0 L 0 R A o 0
Avon's Community Housing Action Plan ("Action Plan") is to deliver a total of 1,800 Community Housing
units over the next 10 years; comprised of 1,200 new construction and 600 conversion of existing free
market units to Community Housing units. This Action Plan will be used in conjunction with the Avon
Municipal Code, Avon's Comprehensive Plan, and the Avon Community Housing Plan.
PLANNING
On -going planning activities related to Community Housing include planning grant applications,
redevelopment areas, and comprehensive plans.
Effort
Summary
Regional Housing Needs
$224,000 budget. $200,000 DOLA Grant with Avon, Vail, Eagle County,
Assessment
and Eagle Valley Transportation Authority partnering and contributing
$8,000-$10,000 each. Avon serves as lead entity. Estimated completion:
2025
Avon Community Housing
Updated every 3 years, conducted in-house and includes identifying
Plan
target goal AMI levels, rental, and ownership units for the community.
The Regional Housing Needs Assessment will be referenced and
incorporated into the Avon Community Housing Plan.
Multi -Jurisdictional Housing
$200,000 budget. $160,000 DOLA Grant. Avon and Eagle County
Authority
partnering and contributing $20,000 each. Avon serves as lead entity.
Estimated completion: 2026
Sun Road Redevelopment
This Redevelopment Plan will include goals for 150-250 new Community
Plan
Housing units. Avon submitted Planning Grant for conceptual design.
Funding TBD.
East Avon Redevelopment
Avon is preparing the East Avon Redevelopment Plan. This
Plan
Redevelopment Plan will include goals for 250-400 new Community
Housing units. Estimated completion: 2025
IL
Regulations include amendments to the Avon Municipal Code and rezoning actions to authorize
Community Housing on property located in the Town of Avon. Avon has previously adopted tax and fee
waiver financial incentives, added Community Housing as a permitted use in our Industrial -Commercial
zone district, adopted employee mitigation requirements, and adopted priority expedited review.
Effort
Summary
Inclusionary Zoning
Consider amending the current inclusionary zoning policy to create a
minimum Community Housing ratio in Town Core (initially considering
50%).
East Avon Preserve
Rezone to Community Housing. Estimated completion: 2025
Rezoning
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Avon has adopted four separate revenue sources which are dedicated to Community Housing. Avon
does not anticipate pursuing any additional Community Housing funding sources in 2025 but does
anticipate supporting the establishment of Multi -Jurisdictional Housing Authority which includes new
dedicated funding sources.
Funding Sources
Total Dedicated Revenues for Community Housing: $2.2MM
Real Estate Transfer Tax 2%
2025 Budget: $ 500,000
Short Term Rental Tax 2%
2025 Budget: $1,000,000
Use Tax 4%
2025 Budget: $ 500,000
Downtown Development
Authority
2025 Budget: $ 200,000
Town Reserves
2025 Budget: $ 826,000 (Avon Employee Housing Purchase)
Town Reserves
2025 Budget: $6, 000, 000 40 unit Avondale Apartment
New Community Housing Projects are in various stages of entitlement, design, and financing. The
projects noted in the table have a high potential to begin construction within the next three years.
Effort
10 yeargoal: 1,200 new units or 120 new units per year
Hidden Valley Estates
53 For -Sale units private development, some RO
Avondale Apartments
40 For -Rent units (public development, all RC)
PA-E West Side
30 For -Sale units public development, all PC
Slopeside
80 For Rent units (public -private development, all RC)
State Land Board Ph 1
100 For Rent units public -private development, all PC
Wildwood Annex
8 For Rent (public development, all PC)
Nottin ham Rd
40 For Rent public -private development, all PC/RO
.I .,
Avon has a substantial stock of existing multi -family residential units. Acquiring permanent deed
restrictions on that existing housing stock is an essential component of Avon's Community Housing
Action Plan. Avon desires to continue and expand its Deed Restriction Purchase Program.
Effort
10 yeargoal- 600 new units or 60 units per year
Mi Casa Avon
Buy -down program (12% contribution, RO)
Good Deeds in Avon
Buy -down program 30% contribution, PC, 50/50 funding with ECG
EHOP
Buy -down program (30%, PC, Town employees only)
Public EHOP
Buy -down partnership with public employers
Private EHOP
Buy -down partnership with private employers
Direct Purchase
Purchase at market rate and resell at 30% or more discount with RC/PC
deed restriction
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,AVO n
�o.oa.o L 1 C E
TO: Honorable Mayor Underwood and Avon Town Council members
FROM: Chief Greg Daly
RE: Swearing in and Badge Pinning Ceremony for Commander Dammen, Sergeant
Stamp, Code Enforcement Officers Braughler and Niesman
DATE: March 25, 2025
Swearing In and Badge Pinning Ceremony
This evening, we will honor Commander Ken Dammen, Sergeant Brad Stamp, and Code Enforcement
Officers Malachi Braughler and Tyler Niesman as they take their oaths of office and receive their badges,
formally joining or advancing within the Avon Police Department. We are pleased to share this special
moment with them, their families, and the community.
Commander Ken Dammen
Commander Dammen has dedicated 33 years to law enforcement, serving both at the Mesa Police
Department in Arizona and the Avon Police Department for the past 15 years. His distinguished career
includes roles as a bicycle patrol officer, logging over 11,000 miles in three years, and a part-time and full-
time SWAT operator/sniper for 12 years. He has served as a sergeant, detective sergeant, and master
sergeant for a combined 13 years. Currently, Commander Dammen serves as a tactical advisor and trainer
for the Eagle County Special Operations Unit and was recently promoted to Commander, overseeing patrol
operations. A United States Marine Corps veteran, Commander Dammen served as a military police
corporal and worked as a financial fraud investigator for the Arizona Corporation Commission.
Sergeant Brad Stamp
Sergeant Stamp has served with the Avon Police Department for nine years. He has been a Field Training
Officer and operator/ sniper with the Eagle County Special Operations Unit. Sergeant Stamp is the
coordinator of the Cops, Kids, and Hoops program at Avon Elementary School, a role he has held for seven
years. Prior to joining law enforcement, he worked for 15 years in construction management and served as
a transportation security officer with the Transportation Security Administration. He is a former combat
engineer officer in the United States Army and a graduate of Army Ranger School.
Code Enforcement Officer Malachi Braughler
Officer Braughler moved to Colorado from Southern Wisconsin six years ago. His professional experience
includes environmental drilling, retail, security, and working at Costco. With a long-standing interest in law
enforcement, Officer Braughler embraced the opportunity to join the Avon Police Department.
Code Enforcement Officer Tyler Niesman
Officer Niesman arrived in Colorado nine years ago from Northern Illinois to explore the state's
opportunities and lifestyle. He has worked in various customer service and retail roles in mountain towns
and more recently spent four years at Costco. Like Officer Braughler, Officer Niesman has always been
interested in law enforcement and is excited to begin this new chapter with the Avon Police Department.
(970) 748-4040 gdaly@avon.org
Badge Pinning Tradition
The Badge Pinning Ceremony is a cherished tradition in law enforcement, symbolizing the officer's role,
authority, responsibility, and the trust placed in them by the community. This ceremony is held upon
graduation from the Police Academy and for subsequent promotions within the department.
Mayor Underwood will preside over the swearing -in, and Deputy Town Clerk Brenda Torres will administer
the Oath of Office.
• Commander Dammen's badge will be pinned by his wife, Karen.
• Sergeant Stamp's badge will be pinned by his wife, Kerry.
• Code Enforcement Officer Braughler will have his badge pinned by his friend David.
• Code Enforcement Officer Niesman will have his badge pinned by his wife, Justine.
We are proud to recognize these officers and thank them for their dedication and service to the Town of
Avon. Please join us in celebrating their achievements and welcoming them into their new roles.
Thank you, Chief Greg Daly
Page 2 of 2
,AVO n
�o.oa.o L 1 C E
TO: Honorable Mayor Underwood and Avon Town Council members
FROM: Greg Daly, Chief of Police
RE: Avon Police Department Chiefs Community Partnership Awards for the 2024 Shop
with a Cop
DATE: March 25, 2025
SUMMARY
Honorable Mayor and Council, it is with great pleasure that we present the Chiefs Community Partnership
Awards to community members, organizations, and businesses in recognition of their outstanding support
of our annual "Shop with a Cop" event, held on December 10, 2024.
BACKGROUND
The Avon Police Department has a longstanding tradition of participating in the "Shop with a Cop" program
alongside partner law enforcement agencies. In 2020, due to the COVID-19 pandemic, and subsequently in
2021, we adjusted our approach to focus exclusively on children from the Avon community. These children
are thoughtfully selected by Principal Dana Harrison and her dedicated staff at Avon Elementary School.
Meanwhile, our partner agencies, including Vail Police Department, Eagle Police Department, Eagle
County Sheriffs Office, and the Colorado State Patrol, have continued their own separate events within
their respective jurisdictions. Concentrating our efforts locally has allowed us to provide a more personal
and meaningful experience for our Avon children.
"Shop with a Cop" is a remarkable community initiative that not only brings joy to twenty-five children and
their families but also serves as a platform for building trust and strengthening relationships between our
community and the dedicated officers committed to serving and protecting it.
Organizing this event requires collaboration from numerous partners, led this year by School Resource
Officer ("SRO") Rio Burgess. SRO Burgess and his team successfully raised over $10,500 in donations and
in -kind services from community members. Additionally, he coordinated transportation with Avon
Transit/Mobility and collaborated closely with Principal Dana Harrison and her staff at Avon Elementary
School. The Avon Town Council generously contributed an additional $5,000 to support the event.
On the day of the event, twenty-five children from Avon Elementary School were transported by Avon
Transit, accompanied by members of the Avon Police Department, PD Staff, volunteers, Eagle County
Paramedics, Eagle County School District employees, and firefighters from Eagle River Fire's Avon Engine
7. Each child was given $150 to spend on gifts for their families —and a gentle reminder to choose a special
gift for themselves. Following their shopping experience, everyone gathered at the Westin Riverfront Resort
to wrap gifts, enjoy a delicious meal, and share in the joy of a surprise visit from Santa Claus. The meal
was generously provided by the Westin Riverfront Resort, with desserts once again donated by Foods of
Vail.
As an additional gesture of support, each family received a card containing a $150 gift card to City Market
to assist with their holiday meal.
(970) 748-4040 gdaly@avon.org
The success of our "Shop with a Cop" event is a testament to the generous spirit of our local businesses,
organizations, and community members. This evening, Chief Daly, SRO Burgess, and the Avon Police
Department are proud to recognize the following individuals and organizations for their continued support
and significant contributions:
• Brian Mingham and Family
• Town of Avon Transit
• Town of Avon Recreation Department
• Town of Avon Finance Department
• Juan Tapia
• Patty Peterson and her dedicated volunteer gift wrappers
• Vail Valley Cares
• Holy Cross Energy
• P Furniture
• Village Warehouse Wine and Spirits
• Avon Liquors
• Cris and Paul Wade, Margaret Martinez, Helen and David Burton, Joseph Efinton, and Carole
Schragen
• Ein Prosit's Brian Nolan and Jake Frissel
We also extend a special acknowledgment to the following organizations for their donations, time, and
support:
• Eagle River Fire Engine 7 Company
• Vail Valley Salvation Army
• Foods of Vail
• Starbucks
• Avon Elementary School
• Eagle County School District
• Vail Honey Wagon
To those unable to attend this evening, we will ensure that their well -deserved Chief's Partnership Award is
delivered on behalf of the Town of Avon.
Thank you for your continued dedication to fostering a strong and compassionate community.
Thank you, Chief Greg Daly
Page 2 of 2
TO: Honorable Mayor Tamra N. Underwood and Council members A
FROM: Patti Liermann, Housing Planner ��
RE: Work Session: Draft Res. 25-01 and Community Housing Policies
on
DATE: February 12, 2025 c o L O R A D o
SUMMARY: This report provides the annual update to the Avon Community Housing Policies ("ACHP"),
established in 2023. This was first presented to Town Council ("Council") on November 19, 2024. This
update reflects direction and revisions received from Council during that meeting.
BACKGROUND: Council has identified Community Housing as a high priority. In reviewing existing
programs, Staff determined the previous Town of Avon Housing Guidelines were severely outdated and
recommended their replacement. Staff worked with Council and presented proposed new policies at 3
separate hearings in 2023. The policies were approved at the fourth reading.
The 2023 ACHP was approved in September 2023 replacing the 1990-1991 Town of Avon Housing
Guidelines ("Guidelines") in their entirety. The previous Guidelines were outdated and no longer aligned
with standard industry practices. The purpose of the ACHP is to provide administration and technical
details for current and future deed restrictions on Avon Community Housing Units ("ACHU") within the
Town of Avon ("Town"). Annual updates are expected to keep the document relevant and up to date with
changing practices.
Attached to this report is a summary table of proposed revisions, the proposed 2025 ACHP, and the
revised deed restriction templates. These templates will be used for the creation of new units and new
developments. The replacement of existing deed restrictions will be reviewed separately. Many of the
Town's deed restrictions were well intended however, have not kept up with a changing industry.
INTENTION OF THE ACHP
• The ACHP serves as a policy document detailing the administration of the deed restrictions. For
example, a deed restriction may state that a selection process will determine the buyer or that an
owner may add permitted capital improvements to their unit's maximum sales price.
o The ACHP provides the "who", "what", and "when" to administer the deed restriction. For
example, what the buyer selection process is or, what items are recognized as capital
improvements and what the depreciation schedule is for those items.
• The ACHP is a generalized policy document that is subordinate to the recorded deed restriction in
the hierarchy of documents. The ACHP is more detailed but not less restrictive. This relationship
is much like zoning and covenants. Covenants can be more restrictive than zoning. There should
not be conflict between the two but in the event there is, the higher of the two documents will rule.
The ACHP does not identify overarching Housing Goals or priorities. Those are set in the 2021
Avon Housing Plan adopted by Council, which is approaching an update.
• The ACHP is primarily used and read by Staff as a technical document. It is made available to
developers, buyers, owners, sellers, and renters of deed restricted units. Frequently, owners or
buyers contact Staff or the Program Administrator for guidance and are walked through the
document for any clarification. For example:
Avon Community Housing Policies pliermann@avon.org
February 11, 2025
Page 1 of 3
o A developer interested in building in Avon will be provided with the ACHP. Chapter 3
provides information regarding the minimum required elements of a deed restriction, based
on the type of project they are contemplating.
o A buyer interested in purchasing a price capped deed restricted unit will read Chapters 4,
5, 6, and 8. Staff or the Program Administrator reviews the deed restriction and ACHP
with buyers during the purchase period and explains which chapters are applicable and
why.
o An owner who is remodeling their kitchen will read Chapter 6 to learn what capital
improvements are allowed, what the depreciation categories are for those improvements,
and what is needed to submit to the Program Administrator for inclusion in their Maximum
Sales Price.
• As a policy document, the best practice is to review and make necessary periodic modifications.
Staff's intention is to review the ACHP annually and when necessary, make recommendations to
Council for re -adoption. There could come a time when an older recorded deed restriction conflicts
with changes made to the ACHP. In that case, the provision of the deed restriction will prevail, until
an older deed restriction is replaced, and points to the ACHP.
The benefit of a two -document system is the adaptability to changing times and practices. As our
world changes, we can change too. With binding concepts in the recorded deed restriction that
point to administrative policies in the ACHP, an owner is less likely to be locked into outdated
provisions and references.
o The two -document system has become standard practice within Towns and Housing
Authorities throughout Colorado.
PROPOSED CHANGES TO ACHP: Much of the proposed ACHP has been reformatted. A complete
summary table is attached as Exhibit A. Below are a few highlights:
• Reformatted Chapters for better flow by readers.
• Removed common definitions and focused on housing specific terms.
• Added minimum required elements for Developers and categorized by housing type.
• Addressed that remote work must benefit Eagle County.
• Expanded and clarified buyer selection process/lottery.
• Added updates to HOA related capital reserve expenses.
CHANGES TO FORMS OF DEED RESTRICTIONS: Staff has worked with the Town Attorney to update
both the Price Capped and Resident Occupied deed restrictions. They reflect the most up to date
practices, integrate seamlessly with the ACHP, and align terminology with partner jurisdictions.
Price Capped Deed Restriction
Resident Occupied Deed Restriction
Mi Casa Avon — no changes
Avon Community Housing Policies pliermann@avon.org
February 11, 2025
Page 2 of 3
RECOMMENDATION: Staff recommends that the Town Council approve Resolution 25-01 adopting the
2025 Avon Community Housing Policies as presented. In approving this Resolution, the Avon
Community Housing Policies document ("ACHP') will replace the 2023 Avon Community Housing
Policies.
Thank you, Patti
ATTACHMENTS:
A. Summary Table of ACHP Revisions
B. Proposed Resolution
EX A. 2025 Avon Community Housing Policies
EX B. Price Capped Deed Restriction Template
EXC. Resident Occupied Deed Restriction Template
Avon Community Housing Policies pliermann@avon.org
February 11, 2025
Page 3 of 3
AVON HOUSING POLICIES:
ATTACHMENT A
ACHP SUMMARY TABLE
ATTACHMENT A
SUMMARY TABLE: Avon Community Housing Policies Revisions
Staff recommends multiple revisions and formatting changes to the Avon Community Housing Policies
("ACHP"). The following is a summary table of the proposed revisions and the chapters this application
affects. Where only minor changes are proposed, these changes are shown using a simple redline.
EXECUTIVE SUMMARY
Removed. The ACHP is a technical document, rather than a report. The
Purpose and Intention on the next page is more descriptive. Removing Exec
Summary removes redundancy and confusion over the document's purpose
as a technical document.
CHAPTER 1
INTRODUCTION
Chapter 1 Definitions
Moved. All definitions now appear in Chapter 2. .
Chapter 1.0 Types of
Moved. Types are now in Chapter 2 Definitions,
Community Housing
Chapter 1.0 Interpretation
Modified. Added "interpretation will favor the intention of preserving
community housing and deed restrictions".
Chaper 1.G Income Limits
Modified. Previously, the 2 person category left some buyers out.
The 4 Person category will be used regardless of the household size
and is more inclusive of all buyers, regardless of household size.
This clears up confusion for categorizing when consideration for
roommates or non -income earning household members is taken into
account.
Chapter 1.1 Council to Establish
Modified. The Town Attorney will approve deed restriction forms and
Community Housing Programs
Town Council will "establish community housing programs".
Chapter 1.J and 1.K
Moved. These items have been moved to Chapter 3.E General
Provisions I Development of All Community Housing Units
CHAPTER 2
DEFINITIONS
Chapter 2 Price Capped
Moved. These items now appear in Chapter 3.
Community Housing
Chapter 2 Definitions
Added. Acknowledgment of Deed Restriction, Annual Compliance
Recertification, Base Price, Employee Home Ownership Program
Guidelines, For Rent Community Housing, Permitted Capital
Improvements, Qualified Employer, Resident Occupied Community
Housing, Town, Town of Avon Employee Household — to coincide
with updated deed restrictions.
Modified. Eligible Household, Owner, Primary Residence — to
coincide with updated deed restrictions
Removed. Joint Tenancy, Tenancy in Common, Rent Capped
Community Housing, other general terms related to finance or real
estate not deemed necessary terminology for policy document
CHAPTER 3
DEVELOPERS I INFORMATION FOR DEVELOPERS
Chapter 3.A-E
Modified and Added. This Chapter now exclusively addresses
Developers of Community Housing. The Chapter is separated into
Price Capped and Resident Occupied deed restrictions with
subcategories of For Sale and For Rent housing types. It addresses
ATTACHMENT A
Initial Pricing and contents of Deed Restrictions. The General
Provisions address the requirements of any Community Housing
units. Resident Occupied and Price Capped are the preferred
industry terms. Previously referenced terms have been removed.
CHAPTER 4
BUYERS I ELIGIBILITY AND SELECTION OF FOR SALE UNITS
Chapter 4 Requirements of
Modified. All contents related to eligibility, application, and selection
Buyers, Owners, or Renters
process remains. Contents related to maintaining ownership and
resale has moved to Chapters 5 and 6.
Chapter 4.13 Restrictions on
Modified. This provision was separated into subsections to more
owning other real estate
clearly address exceptions.
Chapter 4.C.1(a-g) Application
Added and Modified. Added language for verification of Qualified
Process
Employers. Modified `If market conditions indicate high demand for
price capped Community Housing" has been added to the
requirements for prompting the buyer application and selection
process.
Chapter 4.C.2
Moved and Added. Moved Application Process for Resident
Occupied Units under Application Process for Price Capped Units,
following new flow of the document. Added language for verification
of Qualified Employers.
Chapter 4.D Application
Modified. Application Criterion was moved up in the document,
Criterion
before Selection Process (this can drop below Selection as well, it fits
in either location). A summary of the purpose has been added. A few
items have been separated and/or expanded for clarification. Added
provision that Remote Work must benefit Eagle County to be
considered we can also remove this altogether).
Chapter 4.E Selection Process
Added. Added more clarifying information to the selection process
and images showing AMI categories and the selection funnel
process.
Cha ter 4.F
Added. Selection Process for Resident Occupied Units.
Chapter 4.E-I
Moved. These sections address maintaining ownership and have
been moved to Chapter 5.
Chapter 5
OCCUPANTS I REQUIREMENTS OF OWNERS AND RENTERS OF FOR
SALE UNITS
Chapter 5.A-B Information for
Moved. This information is now in Chapter 7.
Property Managers of Rental
Units
Chapter 5 Requirements of
Added. Information originally in Chapter 6 and items from Chapter
Buyers, Owners, and Renters of
4.E-1 have been moved to Chapter 5. This includes topics relevant to
For Sale Units
Resident Occupied and Price Capped deed restricted For Sale units
related to: occupancy, compliance, leave of absence, approved
rental, short term rentals, foreclosure, trust ownership, and other title
transfers.
Removed. Tax Sale has been moved to deed restriction documents.
Chapter 6
SELLERS I SALE & RESALE OF FOR SALE UNITS
Chapter 6 All Community
Moved. Contents moved to Chapter 5 Requirements of Buyers,
Housing Units
Owners, or Renters of For Sale Units
ATTACHMENT A
Chapter 6 Sale & Resale of
Moved. Previously was in Chapter 7.
Community Housing Units
Chapter 6.0
Modified. Clarified 3 categories of improvements and how it affects
Maximum Sales Price; added formula.
Chapter 6.C.3 Increases to
Added. "Capital Improvements to the Homeowners Association
Base Price and Permitted
Common Elements may be approved with the Town's prior written
Capital Improvements
approval and documentation demonstrating cost and individual unit
owner's proportionate share, subject to depreciation."
Moved. Permitted Capital Improvements and Depreciation tables to
Appendix 8
Chapter 6.D
Added. Resales of Resident Occupied Housing Units
Chapter 7
PROPERTY MANAGERS I INFORMATION ON FOR RENT UNITS
Chapter 7 Sale of Community
Moved. Contents of this Chapter are now in Chapter 6 Sale & Resale
Housing Units
of Community Housing Units.
Chapter 7 Information for
Moved. Contents of Chapter 5 have been moved to Chapter 7.
Renters and Property Managers
of Rental Units
Chapter 8
ENFORCEMENT
Chapter 8 Compliance and
No changes other than the Chapter heading. Compliance moved to
Enforcement
Chapter 5.
Chapter 9
APPEAL PROCEDURES
Chapter 9 Appeal Procedures
No changes
Appendix
8RRgndix
Appendix B
Moved. Moved Appendix B to C, added Permitted Capital Improvements to
Appendix B
ATTACHMENT B
DRAFT
RESOLUTION
ATTACHMENT B
Avon
C 0 1 O R A D O
RESOLUTION 25-01
APPROVING THE 2025 UPDATE TO THE
AVON COMMUNITY HOUSING POLICIES DOCUMENT
WHEREAS, the Avon Community Housing Policies were adopted in September of 2023; and
WHEREAS, community housing practices and efforts have changed requiring this document to
be updated to reflect contemporary management of existing and ongoing housing programs, and
WHEREAS, the goal of Staff and Town Council is to allow this document to be updatable and to
be maintained as a living document; and
WHEREAS, the Avon Community Housing Policies document supports and conforms to Avon
Municipal Code, Town of Avon Comprehensive Plan, the Avon Community Housing Plan, and
other Community Housing programs and policies set forth by the Town of Avon.
NOW THEREFORE, BE IT RESOLVED, BY THE TOWN COUNCIL OF THE
TOWN OF AVON, COLORADO that the Town Council hereby adopts the 2025 Town of Avon
Avon Community Housing Policies document that supports Community Housing programs and
projects in the Town of Avon.
ADOPTED this day of 2025.
AVON TOWN COUNCIL
By: Attest:
Tamra N. Underwood, Mayor
Miguel Jauregui Casanueva, Town Clerk
Res 25-01 ACHP Page 1 of 1
EXHIBIT A
ACHP DRAFT
EXHIBIT A
Avon Community Housing Policies
September 2 February 25, 20235
Page 1
Avon Community Housing Policies
20235
Avon Community Housing Policies
September 2 February 25, 20235
Page 2
Avon Community Housing Policies
Septemberr2 February 25, 2023 i
Page 3
PURPOSE: The purpose of the Avon Community Housing Policies is to establish policies and technical procedures
for acquiring, developing, buying, owning, selling, renting, and managing affordable housing that meets the needs of
the Avon community. "Community Housing" is contemplates providing
housing for all segments of the Avon community which cannot otherwise afford market rate rental and/or ownership
prices. Community Housing includes housing for the workforce, seniors, retirees, aging in place, and disabled
members of the community who may not be able to work.
These Avon Community Housing Policies (also referred to as "ACHP" or "Policies" in this document) are intended to
promote predictability in the process of executing and enforcing Community Housing Deed Restrictions and
uniformity in the establishment and administration of various Community Housing Deed Restrictions. They describe
the authorization to perform certain tasks and transactions administratively. These Policies are adopted by
Resolution and intended to be updated regularly through approval by Town Council. This method of revision and
adoption allows the Town to make regular updates as market conditions, industry changes, and usefulness of
particular policies warrant. may be updated from tome to tome as determined appropriate by the Avon Town
GGUnGiI.
INTRODUCTION INTENTION: These Policies address housing that is sponsored, operated, managed or partnered
with the Town of Avon. Community Housing commitments include but are not limited to: Community Housing Deed
Restrictions; project agreements with terms and conditions by state, federal and third party housing partners; and,
housing obligations in various development agreements and Planned Unit Development approvals.
Thorn Dnlinioc FePlaGed the 1990/1091 Avon H0 ioiRg Dnlinioc in their eRti;e . The current version of these Policies
shall be used as the official policy document for administration and enforcement of all Community Housing Deed
Restrictions held by the Town of Avon. This includes those deed restrictions created through the development
entitlement process or created independent of a development process, like the iMi Casa Avon! or other programs.
These provisions apply to both Price Capped and Resident Occupied deed restrictions and apply to both for sale and
for rent units.
These Policies are separated into chapters which set forth the requirements for developers, buyers, owners, managers,
and sellers of affordable housing units and projects.
The Policies reference the Eagle County Affordable Housing Guidelines Administrative Procedures ("Guidelines").
These Guidelines are updated by Eagle County Government and the Eagle County Housing & Development Authority.
The Guidelines include data tables for Area Median Income, Maximum Rental Rates and Maximum Initial Sales Prices
based on current economic data published by various State and Federal Agencies.
Avon Community Housing Policies
September 2 February 25, 20235
Page 4
TABLE OF CONTENTS
CHAPTER1...............................................................................................................................................................31
INTRODUCTION
A.
INTRODUCTION: .................................................................................................................................................
7
B.
ADOPTION AND AMENDMENTS: .......................................................................................................................
7
G-.
TYPES OF COMMUNITY HOUSING DEED RESTRICTION
7
C.
INTERPRETATION..............................................................................................................................................7
D.
ADMINISTRATION...............................................................................................................................................7
E.
AUTHORIZATION: ...............................................................................................................................................
7
F.
AREA MEDIAN INCOME: .....................................................................................................................................
8
G.
INCOME LIMITS...................................................................................................................................................8
H.
PREVIOUS POLICIES..........................................................................................................................................8
I.
COUNCIL TO APPROVE FORM OF DEED RESTRICTIONS ESTABLISH COMMUNITY HOUSING
PROGRAMS: ........................................................................................................................................................
8
CONVERSION OF RENTAL TO FOR SALE RESTRICTED:
K-.
OWNERS ASSOCIATIONS:.................................................................................................................................
8
J.
ACRONYMS: ........................................................................................................................................................
8
CHAPTER2.................................................................................................................................................................9
DEFINITIONS
CHAPTER3...............................................................................................................................................................15
INFORMATION FOR DEVELOPERS OF COMMUNITY HOUSING
A. FOR SALE PRICE CAPPED COMMUNITY HOUSING....................................................................................15
B. FOR SALE RESIDENT OCCUPIED COMMUNITY HOUSING........................................................................15
C. FOR RENT PRICE CAPPED COMMUNITY HOUSING: .................................................................................. 16
D. FOR RENT RESIDENT OCCUPIED COMMUNITY HOUSING........................................................................16
E. GENERAL PROVISIONS I DEVELOPMENT OF ALL COMMUNITY HOUSING UNITS...................................17
CHAPTER4...............................................................................................................................................................17
ELIGIBILITY AND SELECTION OF FOR SALE COMMUNITY HOUSING
A. ELIGIBILITY REQUIREMENTS FOR HOUSEHOLD MEMBERS: ...................................................................... 17
B. RESTRICTION ON OWNING OTHER REAL ESTATE: ..................................................................................... 18
C. APPLICATION PROCESS FOR COMMUNITY HOUSING UNITS: .................................................................... 18
D. APPLICATION CRITERION FOR ALL COMMUNITY HOUSING UNITS: .......................................................... 20
E. SELECTION PROCESS PRICE -CAPPED COMMUNITY HOUSING UNITS: .................................................. 21
F. SELECTION PROCESS RESIDENT OCCUPIED COMMUNITY HOUSING UNITS: ................................. 21
CHAPTER5...............................................................................................................................................................23
REQUIREMENTS OF BUYERS, OWNERS, AND RENTERS
A. RENTAL OF A COMMUNITY HOUSING UNIT BY QUALIFIED EMPLOYERS FOR EMPLOYEES..................23
B. MAINTAINING OCCUPANCY............................................................................................................................23
C. COMPLIANCE....................................................................................................................................................23
D. LEAVE OF ABSENCE —ALL COMMUNITY HOUSING UNITS: ........................................................................ 23
Avon Community Housing Policies
Septemberr2 February 25, 2023
Page 5
E.
SHORT TERM RENTALS: ..................................................................................................................................
24
F.
FORECLOSURES: .............................................................................................................................................
24
G.
TRUST OWNERSHIP: ........................................................................................................................................
24
H.
OTHER TITLE TRANSFERS.............................................................................................................................24
I.
TAX SALE..........................................................................................................................................................25
CHAPTER6...............................................................................................................................................................25
SALE & RESALE OF COMMUNITY HOUSING UNITS
A. SALES OF PRICE CAPPED HOUSING UNITS: ................................................................................................ 25
B. MAXIMUM RESALE PRICE FOR PRICE CAPPED HOUSING UNITS: ............................................................. 26
C. INCREASES TO BASE PRICE AND PERMITTED CAPITAL IMPROVEMENTS FOR PRICE CAPPED
HOUSINGUNITS: .............................................................................................................................................. 26
D. SALES OF RESIDENT OCCUPIED HOUSING UNITS: ........................................................................ 26
CHAPTER7...............................................................................................................................................................28
INFORMATION FOR RENTERS AND PROPERTY MANAGERS
A. APPLICATION PROCESS..................................................................................................................................28
B. ANNUAL VERIFICATION...................................................................................................................................28
CHAPTER8...............................................................................................................................................................29
ENFORCEMENT
A. REQUIRED DOCUMENTS.................................................................................................................................29
B. NON -ELIGIBLE TRANSFEREE: .........................................................................................................................
29
C. FAILURE TO COMPLY.......................................................................................................................................29
D. UNCURED VIOLATION......................................................................................................................................29
E. REQUIRED RENTAL..........................................................................................................................................30
F. PRESERVATION OF DEED RESTRICTED UNIT................................................................................29
CHAPTER9...............................................................................................................................................................30
APPEAL PROCEDURES
F. PRESERVATION OF DEED RESTRICTED UNIT..............................................................................................30
APPENDIX A — DEED RESTRICTION TEMPLATES .................................................. Error! Bookmark not defined.
Price Capped Community Housing Deed Restriction .................................................. Error! Bookmark not defined.
Resident Occupied Community Housing Unit...........................................................................................32
Rent Capped Gemmi inity He sing Deed Restriction ...... Error! Bookmark not defined.
.................................................................. Error! Bookmark not defined.
APPENDIX B — RECOMMENDED LANGUAGE FOR USE IN LEGAL DOCUMENTS..............................................33
Avon Community Housing Policies
Septemberr2 February 25, 2023.i
Page 6
AVON COMMUNITY HOUSING POLICIES
A. INTRODUCTION: The Avon Community Housing Policies ("Policies" or "ACHF) establish minimum
requirements and technical procedures for developing, purchasing, owning, selling, and renting Community
Housing and are to be read and applied in conjunction with the Avon Municipal Code and the various,
established Deed Restrictions. These Policies are updated periodically based on current real estate market,
area median income, and the most recent affordable housing data, affecting the Avon community.
The ACHP is separated into chapters, which set for the requirements for developers of Residential Development,
requirements for buyers, owners, and sellers of Community Housing units, and requirements for owners, renters,
or managers of Community Housing rental units.
B. ADOPTION AND AMENDMENTS: These Policies shall be adopted by the Avon Town Council by Resolution,
after first conducting a public hearing, and may be amended by adoption of a Resolution after first conducting a
public hearing.
C. INTERPRETATION: These Policies shall be liberally interpreted to achieve the purpose stated in this Policy.
The Community Development Director has the authority to interpret these Policies. Interpretation will favor the
intention of preserving Community Housing and deed restrictions.
D. ADMINISTRATION: These Policies shall be administered by the Avon Community Development Department,
or such other Department or personnel as the Town Manager may delegate and assign.
E. AUTHORIZATION: The Town Manager, Town Clerk and Town Attorney, and respective designees, shall have
the authority to execute all documents related to transactions contemplated in these Policies, including but not
limited to Community Housing Deed Restrictions, documents related to closing on real estate (e.g., settlement
statements, disclosure statements, etc.), and purchase and sales agreements. New Community Housing
projects approved by the Avon Town Council should include an approval of the terms, conditions and any forms
of Community Housing Deed Restrictions or other documents if they differ substantially from the standard forms
in these Policies, which may then be used and executed administratively.
Avon Community Housing Policies
September 2 February 25, 20235
Page 7
F. AREA MEDIAN INCOME: There are many references to Area Median Income ("AMI") throughout these Policies.
The Town of Avon shall use county -wide AMI data as provided by the State of Colorado or federal government
or may use an AMI based on Avon's Zip Code or AMI based on another more localized geographic area in the
discretion of the Town of Avon.
G. INCOME LIMITS: When maximum household income Area Median Income limits are used, the A °, �"
lornot shall be used f0F one person and the 'A Person" limit shall be used ^ +"^"^ ^F^ WIG tG fGUf O"^Tr�cAme
^a��s regardless of the household size. On . Households that are initially eligible for Price
Capped Community Housing units based on Maximum Income Limits shall not become in -eligible, disqualified
or non -compliant if the household income exceeds the Maximum Income Limit during occupancy of that specific
Price Capped Community Housing unit.
H. PREVIOUS POLICIES. Within the 1990-1991 Avon Housing Policies, income limitations were classified as a
"Category". Under these Policies, income limitations shall utilize AMI rates and levels, or whatever
methodology in establishing income is employed by the Program Administrator.
COUNCIL TO APPROVE CORM OF DEED RESTRICTIONS ESTABLISH COMMUNITY HOUSING
PROGRAMS: All formsf Community Housing Programs Deed R8GtFi,.+; must be approved by the Avon
Town Council prior to use implementation. ^" f^rcrrforrmrrs9 Within these programs, all Community Housing Deed
Restrictions must include these minimum terms and conditions:
1. Community Housing Deed Restrictions #runs with the land and burdens future Buyers/Owners;
Expressly names the Town of Avon as a beneficiary of the Deed Restriction;
Any eligibility and primary residence requirements are verified annually by the Town of Avon;
4. Short Term Rental use shall be prohibited;
5. Town must receive a minimum 60 days formal written notice of foreclosure prior to foreclosure; Town has
the right to cure the foreclosure; Town has option to purchase prior to foreclosure and Town has a first
right of refusal post foreclosure;
6. Restriction on owning other improved residential property, which includes a procedure and timeframe for
sale of existing residential property.
IN IN W
ACRONYMS:
ACHP - Avon Community Housing Policies
AMC — Avon Municipal Code
Avon Community Housing Policies
e^^w r22 February 25, 20235
Page 8
AMI — Area Median Income
CHU - Community Housing Unit
EC— Eagle County
ECAHGAP — Eagle County Affordable Housing Guidelines Administrative Procedures
FHA — Federal Housing Administration
RO — Resident Occupied
TOA — Town of Avon
Adiusted Gross Income — The total income derived from a business, employment, and from income producing
property, less deductions for depreciation, taxes, and similar allowances related to the business or income producing
property.
Acknowledgement of Deed Restriction — A document accepting a purchaser's agreement to be bound bV both the
recorded deed restriction and ACHP covering the Community Housing Unit.
Affordability Gap — The difference between the median home price in each Eagle County community (as defined by
zip code) and the average buying power of a typical household in that community, as provided for in the
Administrative Procedures.
Annual Compliance Recertification - An annual recertification under oath bV the Owner to the Town stating the
PropertV has maintained occupancV bV an Eligible Household in accordance with the Deed Restriction and the
ACHP, and subiect to verification documents.
Applicant— A prospective renter, prospective buyer, an owner of Real Property, the owner's representative, owner
of an option to acquire the property or portion thereof, who is authorized to represent and/or act upon any application
or submittal.
Area Median Income ("AMI") — The estimates of median household income compiled and released annually by the
United States Department of Housing and Urban Development, which may be modified on a Zip Code basis or other
geographic basis as determined by the Town of Avon.
Attainable Housing — All Deed Restricted Housing Units regardless of price. Units include Price Capped For Sale
Housing, Price Capped Rental Housing, Resident Occupied For Sale Housing, and Resident Occupied Rental
Housing.
Assets —Anything owned by an individual, which has commercial or exchange value. Assets consist of specific
property or claims against others, in contrast to obligations due others. See also definition for Gross Assets and Net
Assets.
Avon — The Town of Avon, a home rule municipality located in Colorado.
Avon Resident— Person living and/or working within the Town of Avon, or persons having a job commitment with a
Town of Avon employer.
Base Price — The price of a Price Capped For Sale unit, before appreciation and capital improvements are added.
Avon Community Housing Policies
September 2 February 25, 20235
Page 9
Bedroom — That portion of a dwelling Unit intended to be used for sleeping purposes, which may contain closets,
may have access to a bathroom and which meets Building Code requirements for egress, light, and ventilation.
Capital Improvements — Any fixture erected as a permanent improvement to Real Property or that which adds to the
value of the Real Property.
Co -Signer— A joint signer of a promissory note who may not be listed on the deed of ownership on the housing unit
unless required by the Program Administrator.
Commercial Development — Any development that is not a Residential Development for which a Development
Permit is required. Institutional uses such as government buildings, schools, hospitals, churches and other religious
institutions, and facilities operated by non-profit service agencies are considered Commercial Development for
purposes of these Policies.
Commercial Mitigation — See AMC Section 7.20.100 Employee Housing Mitigation
Community Housing — Residential housing which is subject to a deed restriction that limits use to long-term
residential use as a primary residence by an Eligible Household and which deed restriction may impose other
restrictions and limitations and may include terms deemed appropriate in the Council's sole discretion, including but
not limited to controls on the resale price of such residential property, and which deed restriction is enforceable by
the Town. See AMC Section 3.14.20 - Definitions
Comprehensive Plan — As defined in Avon Municipal Code Chapter 7 Development Code, as may be amended
from time to time.
Consumer Price Index (C.P.0 — The Consumer Price Index (C.P.I.) as published by the Bureau of Labor statistics
in the U.S. Department of Labor, for All Urban Wage Earners and Clerical workers (CPI.W) U.S. average all items.
Cost Burdened Household — A Household that is paying more than 30% of its income for housing costs.
County Resident — Person living and or working within Eagle County.
DebNnGeme RaUe The ratme of the monthly debt serviceable as a percentage of Gross Incomew
Develeigmen! 22 f! Any pFeliminaFy or final approval of an appliGation for rezening, Planned Unit
Development, amendment of an existing Planned Unit Development, speGial use permit, subdivision, or
approval required housing mitigation.
Disability— A physical or mental impairment that substantially limits one or more of the major life activities of such
for an individual.
Displaced Tenants — Any person who is removed from his/her residence due to conversion or reconstruction of a
project.
Eagle County Administrative Procedures — The Eagle County Affordable Housing Guidelines Administrative
Procedures.
Eagle County Employee —Eagle County Employee as defined in Section 3.12.020 Definitions. This section States:
Eagle County employee means an employee working in Eagle County who works an average of at least thirty (30)
Avon Community Housing Policies
September 2 February 25, 20235
Page 10
hours per week on an annual basis or earns seventy-five percent (75%) of his or her income and earnings by working
in Eagle County; or a retired individual, sixty (60) years or older, who has worked a minimum of five (5) years in
Eagle County for an average of at least thirty (30) hours per week on an annual basis; or a person who derives
income from self-employment whose business is situated in Eagle County; or a person who works for an employer
outside Eagle County if that person can demonstrate that the residence for which such person seeks an exemption
under this Chapter is the primary residence for that person.
Eligible Household — Households that will use the property as their Primary Residence, meet the employment
qualification criteria, and comply with the restrictions on use, occupancy, and owning other real estate. The definition
may include an Eagle County Employee, Employer, Qualified Buyer, or Qualified Person. and meets qualifying
nriteria used in establishing OGGUpanGyI
Ememeng-v Worker- An empleyee or yelunteeF Of a GOMmunity based organization that provides immediate
Fespen6e health and 6afety 68FV*GeS, iRGluding, but not I'mited to the following: Fire Department Werke%; MountaiR
ReSGUe,.
, SheFiffS , POliGe , Hospital EMeFgeRGY ROOM ,
SOG'al SeFviGe workers (mental
health and ahi,se oase workers); ambulanoe dFiyers andEIVIT's
Employee — Employee means a person employed in a building or on a property during normal periods of use.
Employee Home Ownership Program Guidelines or "EHOP Guidelines" - the Town of Avon Employee Home
Ownership Program Guidelines as adopted by Avon and as may be amended from time to time.
Employer— A business whose business address is located within Eagle County whose business employs
employees (as defined herein) within Eagle County, and whose business taxes are paid in the Town of Avon and/or
Eagle County.
Employee Housing — Housing used exclusively for persons employed by an Employer in Eagle County.
ggygy That or value remaining On property after payment of all liens OF Gharges on the propeFty eF
the monetary the owner has over and above the mortgage indebtedness.
Essential Worker— An employee who performs front-line work with public infrastructure or services, including but
not limited to street maintenance, water, waste water, schools, day care, and Emergency Workers.
Financial Statement— A statement detailing all personal assets, liabilities, and net worth (the difference between
assets and liabilities) as of a specific date.
For Rent Community Housing — Rental housing subject to a Resident Occupied or Price Capped Deed Restriction
requiring that the Housing meets Rental Rate or Occupancy Restrictions, quality, annual compliance, and other
criteria set forth in this document.
Gmss Asse!§ Anything whiGh has tangible or intangible value. PrepeFty ef all kinds, real and PeFsenal, tangible
estate that is applicable or si,hieot to the payment of their to its debts
Gross Household Income —The total combined amount of income a Household earns in one calendar year from all
sources before taxes any applicable deductions.
Avon Community Housing Policies
Senor z February 25, 20235
Page 11
Gross Income — The total income derived from a business, employment and from income producing property, before
deductions for expenses, depreciation, taxes and similar allowances.
Household — All individual(s) who will occupy the Property regardless of legal status or relation to the owner or
lessee.
Household Income Combined — Adjusted Gross Income of all individuals who will be occupying the Unit regardless
of legal status.
Housing Plan — A written plan submitted to the Town of Avon describing how an Applicant will satisfy the minimum
recommendations of the Avon Municipal Code or as required through a Development Agreement as approved by
Town Council.
Inclusionary Housing —The provision of Affordable Housing in Residential Developments to ensure adequate
housing stock for local residents and to maintain or increase the current ratio of primary to secondary home
ownership.
Initial Sales Price —The maximum price for which Price Capped For Sale Housing Unit may be initially sold by as
develoaer. the Drice of a unit after a buv down Davment is aaDlied. or the initial Drice of a unit in a subseauent resale.
e
vests to the remaining joint tenant(s).
Drawing — A drawing of Eligible Households needed to select a winner from equal Applicants, who are tied for
highest priority.
Maxi -Bid Price — Calculation of purchase price multiplied by the appreciation (as identified in the Resale Agreement)
plus capital improvement costs including labor, if professionally provided, and for which verification of the expenditure
is provided.
Maximum Rental Rate — The maximum monthly rent payment for a Community Housing Unit, as provided for in the
deed restriction, ACHP, or Administrative Procedures. All ongoing fees required to be paid by the resident (including
but not limited to utilities and mandatory parking fees) must be included within the Maximum Rental Rate.
Maximum Resale Price — The maximum amount an owner can sell the Community Housing Unit for per the deed
restriction requirements.
Mi Casa Avon — iMi Casa Avon! is a Deed Restriction program that assists Avon's workforce in purchasing homes
within the Town of Avon with the intention of preserving the Unit for full-time residents in perpetuity.
Minimum Occupancy— One person (with a leasehold/ownership interest) per bedroom. A minor child or dependent
shall be granted equal status.
NetAssets Assets GrosAssets minus I iabiIRWs
Non--E,aligible Household— A Household that does not qualify as an Eligible Household.
Occupancy and Resale Deed Restriction and Covenant — A contract entered into between Town and the
purchaser at the time of closing identifying conditions of occupancy resale.
Avon Community Housing Policies
September s February 25, 20235
Page 12
Owner The Owner of reGord of the CHU aGGording to the Clerk and ReGorder of Eagle County during their
-
The owner, as well as its agents, successors and assigns, buyers, heirs, devisees,
transferees, grantees, owners or holder of title of the Property of Record of the Community Housing Unit, according
to the Clerk and Recorder of Eagle County, during the period of ownership interest.
Owner Occupied Community Housin Housing subjeGt to a Deed RestriGtion requiring that the Housing be
owned and oGGupied by an Eligible Household as its Primary ResidenGe as set forth On this doGurnent.
Payment in Lieu — A payment made to the Town of Avon to satisfy a Project's recommended Housing mitigation.
Permitted Capital Improvements — Certain improvements made to a Community Housing Unit that may be included
in the seller's Maximum Resale Price.
Price Capped Community Housinq — Collectively refers to For Sale or For Rent Community Housing. Is subject to
a deed restriction recorded against it requiring that it be owned and occupied by an Eligible Household as its Primary
Residence and sold subject to the Maximum Resale Price, as those terms are defined in the deed restriction and
ACHP.
Primary Residence — The onnnna+inn and use of a residenne as the primary residenne whinh shall he
Avon, Colorado (or signing an affidavit stating that the AppliGant is not registered to vote on any other determined by the Town Manager by taking Onto aGGount the following GirGumstanGes: voter registration
stated address on Colorado driver's "Gense or Colorado 'dentiftation card; stated address on motor vehide
registration; ownership or use of other residenGes not situated On Avon, Colorado; stated residenGe for
ncome and tax purposes; and suGh other GirGurnstances as well as suGh proGesses for verification and
nvestigation deemed appropriate by the Town Manager to determine that the buyer 06 Gontinuously
- - - - . I . - and using the residenne as a Primary Residenne A Property is the Primary Residence of an Eligible
Household as long as one or more members of the Eligible Household lives on the Property for at least 9 months in a
calendar year. Determination of Eagle County primary residency status shall be based on criteria the Town deems
reasonablv necessary to make a determination, includina but not limited to. voter reaistration. Dlace of vehicle
registration, and/or state issued identification.
Program Administrator— The Administrator of the Avon Community Housing Policies. The Program Administrator
shall be the Community Development Director, or designee, or such person appointed by the Town Manager.
ualified Emalover- means an individual or entitv that reaularlv conducts business in Eaale Countv. is based in
Eagle County, and is registered in Eagle County, if applicable. Qualified Employers may hold title to the Property and
lease to their employees who are also members of Eligible Households. Qualified Employers may not impose or
reduce restrictions upon the Property in addition to the terms of this Deed Restriction without prior written consent of
the Town
Qualified Person — a person who has provided sufficient information for review and verification that such person
meets the minimum requirements for a qualified buyer or qualified resident by the Program Administrator.
Real Property— Property other than personal property as defined by the statutes of the State and does not include
trailers or mobile homes, except trailers or mobile homes, which, by way of a foundation, have become attached as
fixtures to the land on which they are located.
Avon Community Housing Policies
September p , 2023
Page 13
Rental Rate Restrictions — The maximum Rental Rate for which a Community Housing unit may be leased, as
provided for in this document or deed restriction.
Retired Person or Older Person — a person at least 60 years of age or more at the time of initial occupancy.
Resale Agreement— A contract entered into between the Town and the purchaser at the time of closing identifying
the conditions of occupancy and resale.
Resident Occupied Community Housing — Housing subject to a Deed Restriction requiring that the Housing be
owned and/or occupied by an Eligible Household as its Primary Residence as set forth in this document.
Short Term Rentals — Any room or rooms, apartment, condominium, boardinghouse, hotel room, guesthouse, lodge,
campground site, recreational vehicle space, bed and breakfast, residence or similar accommodation generally used
for sleeping and made available for a fee or other consideration to guests on an overnight basis for a period fewer
than thirty (30) days, excluding any Unit classified as commercial property by the Eagle County Assessor.
Town - Shall include employees of the Town of Avon, program administrators, or subcontractors retained by the
Town who are tasked with enforcina Deed Restriction aareements.
Town of Avon Employee Household - An employee working for the Town of Avon who meets the Initial Purchase
Qualification, may meet the Continuing Employment Qualification, will use the Property as their Primary Residence,
and comply with the restriction on owning other real estate ownership, as outlined in the deed restriction and EHOP
Guidelines. Notwithstanding the foregoing, the Town of Avon is also a Town of Avon Employee Household.
Transfer— Any grant, conveyance or alienation of Real Property, as evidenced by deed, instrument of conveyance
or exchange, or any other writing wherein or whereby title to Real Property is granted, conveyed or alienated, or the
conveyance of a possessory interest including any other indicia of ownership without the passing of legal title.
Note: Some terms within this Section may be considered retired (outdated) and not used within these Policies but
may be found within existing deed restriction language. Certain relevant definitions have also been updated within
these Policies. The Town of Avon may replace certain terms using other modernized definitions within this Section
when replacing or updating older documents.
Avon Community Housing Policies
September 2 February 25, 20235
Page 14
These PGIiGie6 aF8 feF PFiGed Capped Gemmunity Heusing. The PUFPeSe ef PFIG8 Capped Gemmunity Housing Is tG
provide housing that is affordable for lower AM! households and to presep�e the affordability E)f GuGh housiRg W
providing apprepFiate FeimbuFsement ef Gapital investments en Fesale. Thi6 GhapteF Will Geyer the FequiFements 6peG*f*G
tO PFIGe Capped WRits fop Develepe%, Property Managers, and Buyers, Seller, and . This chapter details the
requirements for Developers of Community Housing and includes For Sale and For Rent housing types.
A. FOR SALE I PRICE CAPPED COMMUNITY HOUSING
Initial Pricing: The Initial Sales Price of Price Capped For Sale Community Housing units shall be set
no higher than at a price affordable to Households earning 100%-140% of AMI. based on two persons
per bedroom (e.g. pricing for a three bedroom unit shall be based on the income limits for sox
persons). The units should be priced in a spectrum of prices consistent with unit size, location, and
market demand. The Town will determine the initial sales process and/or lottery. Chapter 8 of the Eagle
County Affordable Housing Guidelines Administrative Procedures shows the current year maximum Initial
Sales Prir.Ps
Deed Restrictions: All deed restrictions burdening Price Capped For Sale CommunitV Housing units
must include resale restrictions binding future buyers and sellers to the applicable conditions set forth in
these Policies and shall be in a form approved bV Town Staff and Town Attorney. All purchasers shall
execute the deed restriction as well as an Acknowledgement of Deed Restriction.
Terms for Price Capped For Sale deed restrictions will include the following:
a. Eligible Households only
b. Primary Residence use only with annual recertification
C. May not own other real property, subject to exceptions
d. Limitations on rentals
e. Prohibition on Short Term Rentals
f. Initial Sales Price restrictions
g. Maximum Resale Price restriction
h. Ownership interest conveyed to Town of Avon
i. AbilitV to force sale if Owner is not complying with the deed restriction
j. Option to buy post foreclosure
k. Resale by Town or Town's Program Administrator
I. Annual comDliance verification by Owner to Town of Avon
B. FOR SALE I RESIDENT OCCUPIED COMMUNITY HOUSING
Initial Pricing of Resident Occupied Community Housing: The initial sale price for Resident Occupied
Community Housing is not restricted or limited and shall be determined by the Owner or Seller. Resident
Occupied units should be built, come to market, and be sold proportionately with free market units. The
Town will determine the initial sales process and/or lotterV.
Deed Restrictions: All deed restrictions burdening Resident Occupied For Sale Community Housing
units must include resale restrictions binding future buyers and sellers to the applicable conditions set
Avon Community Housing Policies
September 2 February 25, 20235
Page 15
forth in these Policies and shall be in a form approved by Town Staff and Town Attorney. All purchasers
shall execute the deed restriction as well as an Acknowledgement of Deed Restriction.
Terms for Resident Occupied For Sale deed restrictions will include the following:
a. Eligible Households only
b. Primary Residence use only with annual compliance verification by Owner to Town of Avon
C. May not own other Real Property, subject to exceptions
d. Prohibition on Short Term Rentals
e. Annual compliance verification by Owner to Town of Avon
f. Rental of the unit allowed under certain deed restrictions may reauire the rental rate be set no
higher than 100% AMI
g. Ability to force sale if Owner is not complying with the deed restriction
h. Option to buy post foreclosure
i. Resale monitoring and buyer approval by Town or Town's Program Administrator
C. FOR RENT I PRICE CAPPED COMMUNITY HOUSING:
Maximum Rental Rates for Price Capped Rental Housing: Maximum Rental Rates for Deed
Restricted Rental Housing must be set at rates that are affordable to Households with incomes no
greater than 80%-100% AMI, based on unit type. The Eagle County Affordable Housing Guidelines
Administrative Procedures shows the current vear maximum rental rates.
2. Deed Restrictions: All deed restrictions burdening Price Capped For Rent Community Housing units
must include the following:
Terms for Price Capped For Rent deed restrictions will include the following:
a. Eligible Households only, unless otherwise permitted
b. Maximum rents
C. Prohibition on Short Term Rentals
d. Annual Verification by Owner to Town of Avon
e. The term of the deed restriction will be perpetual. and the restriction aareement must be between
the Owner and the rental property and either the Town of Avon or other acceptable entity, such
as the Colorado Housing and Finance Authority or the United States Department of Housing and
Urban Development
D. FOR RENT I RESIDENT OCCUPIED COMMUNITY HOUSING
Rental Rates for Resident Occupied Rental Housing: The rental rates are not restricted in Resident
Occupied Community Housing.
Deed Restrictions: All deed restrictions burdening Resident Occupied Rental Community Housing
units must include the following:
a. Eligible Households only
b. Prohibition on Short Term Rentals
C. Annual Verification by Owner to Town of Avon
d. The term of deed restriction should be perpetual, and the restriction agreement must be between
the Owner of the rental property and the Town of Avon or other acceptable entity, such as the
Colorado Housing and Finance Authority or the United States Department of Housing and Urban
Development.
Avon Community Housing Policies
September 2 February 25, 20235
Page 16
E. GENERAL PROVISIONS I DEVELOPMENT OF ALL COMMUNITY HOUSING UNITS
Homeowners Associations: Any documents creating a homeowners association should require that
the Community Housing units will be assessed regular and other shared assessments based upon a
reasonable formula. For inclusionary projects (community housing units mixed with predominantly free
market units in the same project), those unit's assessments will be prorated to a maximum of 75% of
the association assessments levied against the free market units. E.g. Projects with similar nature to
Frontgate, Kestrel, One Riverfront, or Riverfront Lodge.
Divided Ownership of Affordable Rental Housing: No Price Capped or Resident Occupied Rental
Community Housing Unit(s) shall be converted in the future to For Sale housing through subdivision,
the cooperative form of ownership, condo conversion, or some similar form of ownership inconsistent
with its rental purpose, unless the Owner of such unit(s) proposes providing substantially similar
substitute Deed Restricted Housing Unit(s) and such proposal is approved in advance by the Town of
Avon.
3. Form of Deed Restrictions: All Deed Restrictions for F0F Sale PFice Capped Community Housing Units
will use the forms attached, as amended from time to time in EXHIBIT AA — PRIG CAPPED
COMMUNITY HOUSING DEED RESTRICTION All Deed RestrVtions for Dental Drine Capped
Community Housing units must use the form attached as EXHIBIT A.2 RENTAL CAPPED
COMMUNITY HOUSING DEED RESTRICTPAI
4. Employee Housing Mitigation: New development is required to provide Employee Housing Mitigation
AMC Section 7.20.100.
This section discusses the requirements for eligibility and selection of For Sale Deed Restricted Community Housing
units. It is the Town's goal to provide a fair, non-discriminatory, and clear process for Buyer Selection. Out of respect
for privacy, the Town does not publish the names of applicants for housing units.
A. ELIGIBILITY REQUIREMENTS FOR HOUSEHOLD MEMBERS:
1. Employment Qualification: At least one primary member of a Household must meet one or more of the
following criteria:
a. A Household earning a living primarily in Eagle County by having worked an average of at least
thirty (30) hours per week on an annual basis at a business with an office or job site physically
located in Eagle County. Multiple jobs in Eagle County may be combined to reach 30 hours per
week; or
b. A Retired Person or Older Person over the age of sixty (60) who earned a living in the Town of
Avon or within Eagle County, for no less than five (5) years prior to the date of their retirement; or
C. A Person with a Disability who had been a full-time employee in the Town of Avon or within Eagle
County immediately prior to their Disability or has been granted an exception to the minimum of
30 hours per week to continue with a federal or state Disability benefit program, or as qualifying
programs allow; or
Avon Community Housing Policies
September 2 February 25, 20235
Page 17
d. Owners and Members of Households that reside in the Town of Avon or within Eagle County but
work for employers that are located outside of Eagle County (e.g., remote workers). These
employees may be considered eligible if all other eligibility requirements are met and the Owner
and or Member of the Household can prove Town of Avon or Eagle County residency for no less
than one year before application submission, subject to the Program Administrator's sole
discretion or as otherwise stated in the applicable deed restriction; or
e. Members of the Household cumulatively earning at least 75% of the Household's Gross Household
Income in the Town of Avon or within Eagle County or Members of the Household that are
considered eligible renters by the Town of Avon or assigns.
f. At initial qualification of a purchase of a price capped unit, assets of the buyer cannot exceed 50%
of the list price for the unit.
B. RESTRICTION ON OWNING OTHER REAL ESTATE:
No member of an Eligible Household, including, but not limited to, spouses, domestic partners
and children under 18 years of age, may own other improved residential real estate anywhere
as of the date of purchase or occupancy of the Community Housing Unit, subject to the
following exceptions:
a. If the Owner is currently an owner of real estate and are under contract to sell their existing real
estate and purchase a Community Housing Unit contemporaneously. A hardship exemption from
this reauirement may be aranted at the sole discretion of the Town or Proaram Administrator: or
b. Members of an Eligible Household who own commercial property for business use or vacant land
may be exempted from this requirement at the sole discretion of the Town or Program
Administrator
C. During ownership of a Community Housing Unit, no member of the household shall own or acquire
any interest, alone or in conjunction with others, in any other improved residential real estate,
including ownership via a corporation, limited liability company, trust, or other legal entity. Some
exceptions apply to Resident Occupied deed restrictions. See individual deed restrictions.
C. APPLICATION PROCESS:
PRICE CAPPED COMMUNITY HOUSING APPLICATIONS. Households and/or Qualified Employers
interested in purchasing a Community Housing unit must apply to the Program Administrator to certify
eligibility prior to or at the time of submitting an offer to purchase a unit. The application and supporting
documentation will become the property of the Program Administrator and will not be returned to the
Applicant.
The Applicant must provide all of the following information and documentation:
a. Obtain and complete an application from the Program Administrator;
b. Provide evidence of employment by a Qualified Employer;
2 most recent paystubs, W2, and most recent tax return
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ii. An employment contract, or other document deemed necessary by the Program
Administrator
iii. Affidavit from employer verifying employment plus any other document necessary by the
Program Administrator
iv. Qualified Employers must provide proof of active business ownership in Eagle County
including verification of business license, Secretary of State registration, all registered
agents, operating agreements, current tax returns, current income/expense statements or
P&L statements, and any other document(s) deemed necessary by the Program
Administrator. Entities established solely for the purposes of owning a deed restricted
residence are prohibited.
C. Provide evidence of residency in Eagle County, if applicable;
d. Affirmation on the application that your Household intends to live in the unit as your Primary
Residence and that no member(s) of your Household own other improved residential real estate;
e. Provide a prequalification letter from a mortgage lender for a mortgage with a fixed interest rate of
at least 5 years duration or a statement of proof of funds and submit a copy to the Program
Administrator. Reverse amortization mortgages are prohibited;
f. Provide proof of funds for a down payment equal to at least 3% of the purchase price or as
otherwise stated in the applicable Deed Restriction.
g. Provide a copy of a home buyer education class certification.
Once basic eligibility has been met, the Applicant submitting the highest offer (not to exceed the Maximum
Resale Price) will have the first right to negotiate for the purchase of the unit. If market conditions indicate
high demand for price capped Community Housing, or there are two or more equal offers are received
by a Seller, offers will be prioritized for selection based on the Selection Process listed below. The
Program Administrator will notify the Applicant if additional proof of any of the following items is
necessary.
2. RESIDENT OCCUPIED COMMUNITY HOUSING APPLICATIONS: Eligible Households and/or
Qualified Employers interested in purchasing an existing Non -Price Capped Community Housing units
must submit an application to the Program Administrator to certify eligibility prior to or at the time of
submitting an offer to purchase a unit, unless otherwise outlined in the recorded deed restriction. The
application and any accompanying documentation will become the property of the Town of Avon and/or
the Program Administrator and will not be returned to the Applicant.
The application steps are as follows:
a. Obtain an application from the Program Administrator.
b. Provide evidence of employment by a Qualified Employer;
L 2 most recent paystubs, W2, and most recent tax return;
ii. An employment contract, or other document deemed necessary by the Program
Administrator;
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iii. Affidavit from employer verifying employment plus any other document necessary by the
Program Administrator;
iv. Qualified Employers must provide proof of active business ownership in Eagle County
including verification of business license, Secretary of State registration, all registered
agents, operating agreements, current tax returns, current income/expense statements or
P&L statements, and any other document(s) deemed necessary by the Program
Administrator. Entities established solely for the purposes of owning a deed restricted
residence are prohibited.
c. Provide evidence of residency in Eagle County, if applicable;
d. Copy of the sales contract and title commitment;
e. Affirm on the application that your Household intends to live in the unit as your Primary Residence
and that, unless otherwise stated in the deed restriction, no members of your Household own other
real estate in Eagle County.
D. APPLICATION CRITERION: Applications for Community Housing units require supporting documentation to
verify income, employment, and residency. A list of required documents is provided with an application.
Supporting documents vary greatly depending on source therefore, the following considerations will be made to
the actual document.
The physical location of residency and prior residency is relevant. The Applicant's mailing address is not.
The physical location of local employment and/or employer is relevant. The Applicant's company
headquarters may not be. For example, company or organization headquarters are located in "Town A",
but the Eligible Household member reports to work in "Town B" (e.g., the school district). In this example,
the physical location where the Eligible Household member reports to daily, in "Town B", would be
considered the physical place of employment. Alternatively, the company or organization headquarters
are located in "Town A" but work is completed at changing locations throughout the county (e.g.,
construction/landscaping). In this example, the location of the headquarters in "Town A" would be used.
3. Residency and Employment documents consider physical location, the applicant's name, and length of
time.
4. Full time employment is defined in Eligible Household and Eagle County Employee in Section 3.12.020
of the Avon Municipal Code.
5. Joint Applicants must meet the criteria for an Eligible Household. Combined income will be considered in
determining a maximum AMI%, with a combined income not to exceed the equivalent of a 4-person
AMI%.
6. Employment and/or Income may be determined using the Applicant's most recent federal income tax
return or if unavailable or if income has changed, by Applicant's current paystubs, or other reasonable
means as determined by the Program Administrator. E.G. — an employer applying to purchase a unit for
the purposes of employee housing will provide tax returns and income and expense statements along
with a business license and a registered agent, etc.
All documents shall be verified by the Program Administrator. Residency, employment, or income that
cannot be verified will not be considered.
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Eligible Household occupancy may not exceed the maximum limits set in local Building Code. 6 mahave no more than two oGGupants peF Bedroom at any tome. For example, a household of five
people does not qualify for a two (2) Bedroom unit.
Any consideration for home effiGe or remote work will be required to provide an acknowledgment of
remote work status from their employer. Remote work must substantially benefit Eagle County to be
considered for eligibility. Final determination or acceptance will be by the Town or Program Administrator.
10. Eligible Households in existing Community Housing Units located in the Town of Avon or Eagle County
may receive higher priority by the Town of Avon when being considered for a different Community
Housing Unit elsewhere within the Town of Avon, if applicable.
E. BUYER SELECTION PROCESS I PRICE CAPPED UNITS: The following selection criteria applies to all resales
of Price -Capped Community Housing Units:
Upon owner notification to the Program Administrator/Town of the owner's intention to sell, the resale
timeline and process for advertising will be determined by the Program Administrator.
All resales of Price Capped units will assume more than one applicant will apply for the unit and the
unit will be advertised on a publicly accessible platform. In the event one (1) applicant applies for a
Price Capped Unit, no lottery is required. In the event there is more than one applicant, an the sarme
a selection process and (potentially), a lottery shall be held. The priority process
is as follows:
Priority. Applicants will be categorized in the following order:
a. Household Income - Priority order will align with income. First priority is for incomes that
fall below 100% AMI, Second priority to those whose income falls below 120% AMI, Third
priority to those who fall below 140% AMI and so on. Preference will be for Applicant(s) who
meet the lowest of the available income categories but will not be selected solely based on
lowest income alone.
If one applicant meets the lowest category, they will have the first opportunity to
purchase the unit.
ii. If there are no applicants in the lowest or first category, then the next income
category will be considered, and so on.
iii. If more than one applicant meets the lowest category, then priority of Work History
will apply, before the lottery is held.
Area Median Income Category
Priority Grouping
80%-100%
1
101 %-120%
2
121 %-140%
3
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b. Work History. Priority will be given to those who have worked full time within Eagle County
Longer for at least 5 years considered on a cumulative, calendar year basis. See Chapter
4.0 and 4.D for details. Additional entries into a random lottery will be given as follows:
Lottery Entries
Years Working Lottery Entries
<1-5 1
6-10 2
11-15 3 maximum
C. Other.
L There will be no consideration for those who do not meet the definition of Eligible
Household.
ii. The ability to purchase the unit with cash has no relevance to the selection process.
2. Lottery Process.
The Program Administrator shall hold a lottery drawing comprised of the final applicants, using
the number of entries they accrued. who have equal quarfiGations, to determine the
winning Annlinanf
a. The drawing will be held by the Program Administrator within five (5) to ten (10) business
days from determining the final entries. Drawing entries shall be randomized, and the lottery
will occur during regular business hours.
b. All entries will be drawn and a draw order will be published.
C. The first applicant drawn will have the first opportunity to purchase the unit. If the first
applicant declines or is otherwise unable to purchase the unit, the next applicant in the draw
order will have an opportunity, and so on.
EXAMPLE OF LOTTERY INTENTION
TIER 1 - 40 APPLICANTS
Persons interested in applying for Price
Capped Deed Restricted Unit
TIER 2 - NARROWED BY INCOME
15 Entrants below 100%AMI
TIER 3 -NARROWED BY WORKFORCE LONGEVITY
7 Entrants with 5 years or more in EC Workforce
2-Entrants have 70 years = Additional Entries
TIER 4 - RANDOM LOTTERY
7 Entrants - 11 Entries
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D. SELECTION PROCESS I RESIDENT OCCUPIED COMMUNITY HOUSING UNITS: There is no selection
criteria for resales of Resident Occupied For Sale Housing units. Units will be advertised for sale on a publicly
accessible platform like the Vail MLS.
This section provides the requirements of Buyers, Owners, and Renters of For Sale Community Housing units.
A. RENTAL OF A COMMUNITY HOUSING UNIT BY QUALIFIED EMPLOYERS FOR EMPLOYEES: Qualified
Employers may purchase a Community Housing Unit and lease to their employees who are members of
Eligible Households. Qualified Employers may not impose additional Deed Restrictions or reduce eligibility
requirements to renters within these Units without the written consent of the Program Administrator.
B. MAINTAINING OCCUPANCY: The Owner of a Community Housing Unit shall continue to use the unit as its
primary place of residence. The Owner of a Community Housing Unit will be deemed to have ceased to use
the unit as its Primary Residence by accepting permanent employment outside of Eagle County, by residing in
the unit for fewer than 9 months out of any 12 months, or by registering to vote outside of Eagle County.
C. COMPLIANCE: Once a Community Housing Unit has been purchased, it must continue to be owned and
occupied only by an Eligible Household. On an annual date set by the Program Administrator, the Owner of
the Unit, shall submit the following information to the Program Administrator:
A completely filled out compliance verification form stating that the Owner continues to meet
employment and residency requirements, as applicable; and
A statement that the Owner owns no other Real Property with the exceptions provided for herein.
The ProgFam AdministFateF will provide either a papeF or elleGtroniG form to Community Housing
owners. Failure to provide information as required by the Program Administrator and any applicable deed
restriction may result in forfeiture of appreciation, a sale mandated by the Program Administrator, or any other
available remedy at law or equity.
D. LEAVE OF ABSENCE — ALL COMMUNITY HOUSING UNITS: A leave of absence for the occupant of a
Community Housing Unit may be granted at the sole discretion of the Program Administrator, subject to clear
and convincing evidence that shows the reason for leaving and a commitment to return. Said evidence shall be
in written form and presented to the Program Administrator for review and decision prior to the Owner leaving.
The leave of absence shall be in accordance with the limitations as established in the subject Deed Restriction.
In the case of an approved leave of absence, the Owner shall only rent to an Eligible Household.
Unless otherwise stated in the applicable deed restriction, any and all charges to rent a Deed Restricted
Housing Unit during a leave of absence may not exceed the lesser of 1) Maximum Rental Rates for Rental
Housing at 100% AMI* or 2) the Owner's monthly housing expenses.
*See the ECAHGAP for current Maximum Rental Rates.
2. Tenant(s) must submit a complete application and receive approval from the Program Administrator prior
to occupancy. The Owner shall provide a copy of the executed lease agreement between the Owner and
tenant to the Program Administrator.
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If a Community Housing Unit is listed for sale and the Owner has relocated outside of Eagle County, the
unit may, upon approval of the Program Administrator, be rented to an Eligible Household prior to
completion of the sale.
E. SHORT TERM RENTALS: Short Term Rentals are not permitted in any Community Housing Unit regardless
of type. A Short Term Rental is defined in AMC Section 3.29.020 - Definitions.
F. FORECLOSURES: In the event of a foreclosure or of acceptance of a deed in lieu of foreclosure by the
holder of a promissory note secured by a first deed of trust on a Community Housing Unit, Avon shall have the
option to purchase the unit prior to public sale, which option shall be exercised as set forth in the deed
restriction. The Owner has an obligation to notify the Program Administrator in writing once the Owner
perceives a foreclosure difficulty.
G. TRUST OWNERSHIP: An Eligible Household may seek a variance to allow the title of a Community Housing
Unit to be held in trust for the benefit of a natural person who also meets the definition of an Eligible
Household member. Such ownership in trust may only occur in the circumstances provided herein, at the sole
discretion of the Program Administrator, on a case -by -case basis.
In order to request a variance from the strict application of these Policies, the Applicant shall submit a letter
requesting a special review to the Program Administrator as follows:
Community Housing Units may be held in trust only for the benefit of a natural person who due to a
physical or mental impairment lacks the capacity to contract or is prevented by such impairment from
acquiring title to a unit in their own name. The letter shall include documentation of such impairment
and the basis for ownership in trust. It should be noted that the Applicant should submit any additional
information reasonably requested by the Program Administrator to allow the Program Administrator to
process this special request.
The beneficiary of the trust may not own other residential Real Property.
The beneficiary of the trust must be of the age of majority to qualify under this section.
4. The criteria set forth in these Policies may be met so long as the trust pre -qualifies for a loan. Further
the trust must prove an adequate means of ensuring that expenses associated with ownership,
including, but not limited to association dues and expenses are met.
5. Upon receipt of a request for a special review and any requested information and documentation, the
Program Administrator may grant the request with or without conditions, in a timely manner.
H. OTHER TITLE TRANSFERS: In the event that title to a Community Housing Unit transfers to a person or
entity that is not an Eligible Household, including upon death or through probate, the Non -Eligible Household
must notify the Program Administrator of its intent as outlined below within 90 days of taking title to the unit.
The Non -Eligible Household may list the unit for sale, following the procedures outlined herein.
2. The Non -Eligible Household shall have one year to become an Eligible Household. In the event the
Non -Eligible Household is unable to become an Eligible Household in one year then the unit shall be
listed For Sale as provided herein.
3. Non -Eligible Households shall not:
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Occupy the Community Housing Unit;
b. Rent all or any part of the Community Housing Unit, except in strict compliance with these Policies;
C. Engage in any other business activity on or in the Community Housing Unit;
d. Sell or otherwise transfer the Community Housing Unit except in accordance with these Policies or
applicable Deed Restriction.
The Program Administrator may require the Non -Eligible Household to rent or sell the Community
Housing Unit in accordance with the provisions of these Administrative Procedures.
This section discusses the sale and resale process for For Sale Community Housing Units.
A. SALES OF PRICE CAPPED HOUSING UNITS:
Listing Units. All Price Capped Community Housing Units must be listed for sale with the Program
Administrator, its designee, or as specified by the applicable deed restriction.
An Owner who wishes to sell the Price Capped Community Housing Unit must follow these steps:
Notify the Town or Program Administrator of Intent to Sell.
b. Execute a standard Listing Contract on forms approved by the Program Administrator.
C. Consult with the Program Administrator to review the Deed Restrictions recorded against the unit
to determine the Maximum Resale Price and other applicable provisions concerning a sale.
d. The Town or its Program Administrator will provide the Deed Restriction, ACHP, application, and
any other relevant documents necessary to advertise the unit for sale as deed restricted.
The Program Administrator shall administer the sale in accordance with the requirements in effect
at the time of listing.
f. The Owner may consult legal counsel regarding examination of title and all contracts, agreements
and title documents. The retention of such counsel, licensed real estate brokers, or such related
services (excluding all sales fees), will be at the Owner's own expense and shall not be included in
the calculation of the Maximum Resale Price.
Inspection Prior to Sale. The Owner shall undertake a listing inspection by the Program
Administrator or assigns before executing a listing contract to determine the condition of the unit.
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The Owner shall pay for the cost of the inspection at the time of inspection.
b. The inspector shall furnish a written report to the Owner and the Program Administrator.
C. This information shall be furnished to the purchaser as a part of the seller's property disclosure
once a purchase contract has been executed.
d. The inspection will be valid for no more than 60 days.
The Owner shall replace or repair any items that are identified as unsatisfactory in the report at market
value or reduce the listing price accordingly.
3. Sales Fees. Unless otherwise set forth in the applicable Deed Restriction, at the closing of the sale,
the Owner shall pay the Program Administrator or its designee a minimum sales fee of 2% (two
percent) of the sale price. This fee offsets the administration and associated fees of selling a unit and
does not act as a direct commission for a Town of Avon employee or third -party handling the
transaction.
a. The Owner must deposit 0.5% (one half percent) of the list price with the Program Administrator upon
listing the unit for sale, known as the listing deposit.
b. If the Owner fails to perform under the listing contract, rejects all offers, or withdraws the listing after
advertising has commenced, the Owner shall not be refunded the listing deposit.
c. The listing deposit shall be considered a budgeted amount for advertising and administrative costs that
will be incurred by the Program Administrator. If the Program Administrator incurs any additional costs,
the Owner will be notified in advance by the Program Administrator and shall be responsible for those
additional costs.
d. Closing Costs. Sellers of Community Housing Units shall not permit any prospective buyer to assume
any of the seller's customary closing costs, including the fees set forth herein, nor accept any other
consideration that would increase the purchase price above a Maximum Resale Price to induce the
seller to sell to such prospective buyer.
B. MAXIMUM RESALE PRICE FOR PRICE CAPPED HOUSING UNITS: No Owner of Price Capped
Community Housing shall sell the unit for an amount greater than the Maximum Resale Price for the unit.
Maximum Resale Price will be calculated as follows: Base Price + Appreciation of Base Price + Permitted
Capital Improvements — Depreciation of Capital Improvements + Sales Fee = Maximum Resale Price.
There are no resale price limitations on Resident Occupied For Sale Housing, unless such a provision is
included within the pertinent deed restriction for that Unit.
C. INCREASES TO BASE PRICE AND PERMITTED CAPITAL IMPROVEMENTS FOR PRICE CAPPED
HOUSING UNITS: All units will have maintenance and upkeep. Maintenance and upkeep is the owner's
responsibility, regardless of the deed restriction. Certain eapiW improvements to a unit may be included in a
Community Housing's Maximum Resale Price. Improvements may fall under 3 categories: Maintenance, Base
Price Improvements, and Permitted Capital Improvements ("PCI"). Maintenance items are not allowed to be
added to the owner's Maximum Sale Price ("MSP"). Base Price and Permitted Capital Improvements may
increase the owner's Maximum Sales Price. The following inst outlines the GGStS that may be inGlude
an OwneF'S Base P me. as " „
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Maximum Sales Price Formula:
Initial Purchase Price = Base Price + Appreciation + PCI = MSP
Base Price, also sometimes called Initial Purchase Price, is the owner's initial purchase price including garage,
lot premium, or other developer inclusions, which resets upon each resale. The following improvements may
be included in the Base Price with the written approval of the Program Administrator prior to the
commencement of work:
Structural addition or addition of livable space including bathrooms, Bedrooms, exterior door, interior
doors, baseboard, window casing, insulation, and plumbing (excluding fixtures)
Modifications or improvements to accommodate a person with a Disability as defined in the Americans
with Disabilities Act of 1990.
3. Capital Improvements to the Homeowners Association Common Elements may be approved with the
Town's prior written approval and documentation demonstrating cost and individual unit owner's
proportionate share of the project, and subject to depreciation.
Permitted Capital Improvements are replacement items an owner completes that may increase the Maximum
Sales Price and are subject to depreciation (e.g., kitchen remodel, window replacement, flooring).
See Appendix A for a complete table of Permitted Capital Improvements and Depreciation schedules
Unless otherwise identified in the recorded deed restriction, the actual costs of Permitted Capital
Improvements made to a unit shall not exceed 10% of the Initial Sales Price for a five-year term, regardless of
changes in ownership. For every subsequent five-year period, an additional 10% of the value of the unit at the
beginning of that five-year period may be added into the value as Permitted Capital Improvements. The five-
year period for Permitted Capital Improvements shall not reset merely upon resale. No costs incurred in one
five-year term may be rolled into a different five-year term.
For an Owner to request Base Price Improvements and/or Permitted Capital Improvements be added to the
Maximum Resale Price, Owners must retain original receipts and invoices. Additionally:
Upon completion of the work the following must be submitted to the Program Administrator:
a. Legible copies of receipts for materials and or invoices for purchases.
b. Proof of payment by a third party and itemized invoice receipt for work performed.
2. In calculating the costs allowed as Permitted Capital Improvements, only the Owner's actual out of
pocket costs and expenses shall be eligible for inclusion. Such an amount shall not include an amount
attributable to the Owner's labor, or that of their employees or business, or to any appreciation in the
value of these improvements.
If an Owner pays cash for improvements, the Owner must provide third party documentation of
payment. An Owner must have an invoice for improvements, but if no such documentation of proof of
cash payment can be produced, the Program Administrator can inspect the improvement completed in
the unit. Up to 75% of documented invoice value may be included after an inspection, subject to
depreciation, at the Program Administrator's sole discretion.
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Page 27
4. Work that requires and is performed without the issuance of all required building permits or property
owners' association approval will not be included as a Base Price or Permitted Capital Improvement.
5. The value of the Permitted Capital Improvements will be added to the appreciated value of the unit at
the time of sale. No appreciation is allowed on Permitted Capital Improvements.
6. Other improvements to the Affordable Housing unit are allowed, but adjustments to the Maximum
Resale Price will only be given for Base Price and Permitted Capital Improvements.
If a Base Price Improvement and/or Permitted Capital Improvements or an improvement included in the Base
Price of the unit is removed or is no longer operational, the actual cost of the improvement shall be deducted
from the Base Price or Permitted Capital Improvement schedule. No other categories or types of expenditures
may qualify as Permitted Capital Improvements unless pre -approved in writing by the Program Administrator.
D. RESALES OF RESIDENT OCCUPIED HOUSING UNITS
Listing Units. Resident Occupied Community Housing Units may be listed for sale using a licensed real
estate agent, or as specified by the applicable deed restriction. An Owner who wishes to sell their
Resident Occupied Community Housing Unit must follow these steps:
Notifv the Town. in writina of their intent to sell.
b. The Town or its Program Administrator will provide the Deed Restriction, ACHP, application, and
anv other relevant documents necessary to advertise the unit for sale as deed restricted.
C. Consult with the Program Administrator to review the Deed Restriction recorded against the unit
and ACHP to determine the resale process and any other applicable provisions concerning a sale.
The Town or Program Administrator shall administer the application review and buyer approval in
accordance with the requirements in effect at the time of listing.
The Owner may consult legal counsel regarding examination of title and all contracts, agreements
and title documents. The retention of such counsel, licensed real estate brokers, or such related
services (excluding all sales fees), will be at the Owner's own expense.
This section discusses the requirements for Property Managers and Renters of For Rent Community Housing units
and projects.
A. APPLICATION PROCESS: Only Eligible Households may rent Price Capped and Resident Occupied
Community Housing Rental Units, unless prohibited by other funding sources. Households must meet all other
requirements of the Deed Restriction. The Property Manager must document how eligibility and income was
confirmed and must keep a record of any documents supporting the eligibility determination.
B. ANNUAL VERIFICATION: The Property Manager of For Rent Capped Community Units must verify annually
that the Owners and tenants follow the applicable Community Housing requirements. The Property Manager
shall submit a written statement to the Town of Avon including the following information and certifying that
Avon Community Housing Policies
September 2 February 25, 20235
Page 28
such information is true and correct to the best of the Property Manager's knowledge and belief.
1. A list of Owners or tenants who occupy the Community Housing Units in the prior calendar year and the
evidence, to include income and employment documentation, submitted by such tenants to establish
that their Households were Eligible Households;
2. A copy of the lease form currently used for tenants of the Community Housing Units;
3. Copies (which may be electronic) of all application information submitted by the Eligible Households
occupying the Community Housing Units including but not limited to a copy of a driver's license, voter
registration, or vehicle registration information;
Manager shall maintain Owner's records with respect to the use and occupancy of the Community Housing
Units available to Avon or its authorized agent for inspection upon request for audit to confirm compliance with
the recorded deed restriction.
A. REQUIRED DOCUMENTS: The Program Administrator may request any and all documents and information
necessary to establish continued compliance with any deed restriction and with the ACHP as amended from
time to time. The Owner of a Deed Restriction will provide documents that may include but are not limited to:
Federal and State Income Tax Returns, W2's, 1099's, bank statements, vehicle and license information, pay
stubs and invoices for utility payments. All information will maintain the confidentiality of financial information
as provided by law.
B. NON -ELIGIBLE TRANSFEREE: In the event that title to a Community Housing Unit vests in any individual or
entity that is not an Eligible Household by descent, by foreclosure and/or redemption by any lien or mortgage
holder (except any holder of a HUD -insured First Mortgage), or by operation of law or any other event, the
Town may elect to notify the Non- Eligible individual or entity that it must sell the Community Housing Unit in
accordance with these Policies. A Non -Eligible individual or entity shall not: (i) occupy a Community Housing
Unit; (ii) rent all or any part of a Unit, except in strict compliance with the corresponding deed restriction and as
approved in writing by the Avon; (iii) engage in any business activity on or in a Community Housing Unit; (iv)
sell or otherwise transfer a Unit except in accordance with the applicable procedures; or (v) sell or otherwise
transfer a Community Housing Unit for use in trade or business.
C. FAILURE TO COMPLY: In the event an Owner fails to comply with any of the restrictions, the Town may, but
is not required to, provide notice to the owner of the Community Housing unit in violation and provide an
opportunity for the owner to cease and desist or cure. In the event a Community Housing Unit is occupied,
transferred or leased in violation of a deed restriction, the Town may, at its sole discretion, notify an Owner that
it must immediately list the Community Housing Unit for sale.
D. UNCURED VIOLATION: In the case of such an uncured violation, if required by the Town, the Owner shall:
(i) consent to any sale, conveyance or transfer of such Unit to an Eligible Household; (ii) execute any and all
documents necessary to do so; and (iii) otherwise reasonably cooperate with Avon to take actions needed to
accomplish such sale, conveyance or transfer of such Community Housing Unit. For this purpose, Owner
constitutes and appoints Avon or the Program Administer as the Owner's true and lawful attorney -in -fact with
full power of substitution to complete or undertake any and all actions required or as set forth elsewhere in the
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corresponding deed restriction. It is further understood and agreed that this power of attorney, which shall be
deemed to be a power coupled with an interest, cannot be revoked. Owner specifically agrees that all power
granted to the Town under this Covenant may be assigned by it to its successors or assigns.
E. REQUIRED RENTAL: In all situations where the provisions of this section apply, the Town may alternatively
require the Owner to promptly rent their Unit to a lessee that is deemed an Eligible Household in accordance
with the requirements of this Covenant and subject to the one (1) year limit while the Unit is listed for sale.
F. PRESERVATION OF DEED RESTRICTED UNIT: In order to preserve the value of community housing,
specifically, for persons of low to moderate income, and or to ensure the physical condition of the Community
Housing Unit, the Town shall also have and is hereby granted the right and option to purchase a Community
Housing Unit, exercisable within a period of fifteen (15) calendar days after notice is sent by the Town to the
Owner that requires the Owner to sell the Unit due to a violation pursuant to this Section. The Town shall
complete the purchase of such Unit within thirty (30) calendar days after exercising its option hereunder for a
price equal to the lesser of the appraised market value of the Unit, as determined by the Program Administer
in its reasonable, good faith judgment, or the Maximum Sale Price as may be limited by the underlying deed
restriction.
An appeal is a request by a Community Housing Unit Owner or potential purchaser (collectively referred to as
"Owner") to reconsider an interpretation, action or failure to act in accordance with the rights, duties, welfare, or
status of these persons or entities under these Policies. Procedures for filing an appeal are as follows:
The Owner must submit a written appeal to the Program Administrator. It shall specify:
a. The decision for which the Owner requests reconsideration;
b. The grounds for the reconsideration of the decision;
C. The specific decision that the Owner requests; and
d. The name, address, telephone number, email address of the Owner filing the grievance and
similar information about his/her representative, if any.
2. Within thirty (30) days of receipt of a written appeal the Program Administrator may issue a written
decision or may request addition information. The Program Administrator may request a meeting with
the Owner at the discretion of the Program Administrator. If the Program Administrator requests
additional information, then the timeframe to provide a written decision shall be extended by thirty (30)
days for the purpose of receiving or collecting additional information. The Program Administrator shall
provide a written decision on the appeal within ten (10) business days of meeting with the Owner.
3. If Owner's appeal is not approved by the Program Administrator, the Owner may request a hearing
before the Town Manager, in accordance with the following procedures:
a. A written request for a hearing shall be submitted to the Program Administrator.
b. The Town Manager shall schedule a hearing date within forty-five (45) days of receipt of the
Avon Community Housing Policies
September 2 February 25, 20235
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hearing request.
C. The Owner requesting the Hearing and the Program Administrator may provide information to
the Town Manager, including the decision which is the subject of the appeal, the initial appeal
request and the appeal decision of the Program Administrator. All information received by the
Town Manager shall be shared with both the Owner and the Program Administrator prior to the
appeals hearing.
d. The Town Manager may request additional information.
e. Written notice of the date, time and place of the appeal hearing shall be provided to the Owner at
least four (4) days in advance of the hearing, which timeframe may be waived by the Owner.
f. The Owner and the Program Administrator may be present at the appeal hearing.
g. The Town Manager shall consider all information provided prior to or during the appeal hearing,
including testimony of the Owner, Program Administrator or other persons. The Town Manager
shall provide a written decision within ten (10) business days of the appeals hearing.
APPENDIX A — DEED RESTRICTION TEMPLATES
Price Capped Community Housing Deed Restriction
Resident Occupied Community Housing Deed Restriction
Rent Capped Community Housing hear! Re tFktion
Owner Occupied Community Housing Unit
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APPENDIX 8 — PERMITTED CAPITAL IMPROVEMENTS
Permitted Capital Improvements depreciated on a 5-year schedule
Replaced appliances
Door locks (including smart)
Gutters and downspouts
Washer/Dryer
Ceiling fans
Heat Tape
Water heaters
Thermostats (including smart)
Exterior paint
Carpet/pad replacement
Permanent fitted window blinds
Storm doors
Laminate flooring
Health and safety protection
Building permit fees
New garage door openers
Permitted Capital Improvements depreciated on a 20-year schedule
Hardwood or tile flooring
Permanent landscaping
Solar panels
Solid stone countertops
Trees
Roof replacement (not reserved)
Light fixtures
Permanent irrigation systems
Furnace replacement
Plumbing fixtures
Outdoor decks
A/C, swamp cooler, split units
Cabinets and vanities
New fencing
Closet organization systems
Windows
Improvements that are NOT Permitted Capital Improvements
Jacuzzi, saunas, hot tubs, steam showers, etc.
Work done without issuance of a building permit
Maintenance, cleaning, painting, or improvements to
existing mechanical systems, fixtures, appliances
Decorative items including window coverings,
lamps and lighting not affixed to walls or ceilings,
bathroom towels bars, hooks, etc.
Gas or electric fireplaces
Cost of tools
Removable items not attached to the unit
Equipment rental
Security and smart home systems
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APPENDIX C — RECOMMENDED LANGUAGE FOR USE IN LEGAL DOCUMENTS
E.g., Declarations and Covenants, Plat Notes, etc.
COVENANTS
The Town of Avon hereby reserves the right to participate as a voting member of the "(Home)Owner(s) Association"
as an equity partner to the Owner listed on Title for any properties restricted as a Town of Avon Deed Restricted
Housing Unit.
The Town of Avon reserves the right to review any financial documents as approved by the "(Home)Owner(s)
Association".
PLAT NOTES
Using "Community Housing" as a Use:
All properties within / Lots / Parcel Nos. are
hereby restricted as Community Housing Units, subject to the requirements of the Avon Municipal Code Titles 3 and
7.
Using Inclusionary Housing Requirements:
Unit Nos. are hereby restricted as Community Housing Units ("CHU"),
subject to the requirements of the Avon Municipal Code and Avon Community Housing Policies ("ACHP"), until or
unless said restriction is released by the Town of Avon.
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EXHIBIT B
PRICE CAPPED DEED
RESTRICTION TEMPLATE
AEXHIBIT B
TOWN OF AVON
AV n n CO MUNI Y HOUSING
PRICE CAPPED DEED RESTRICTION
PRICE CAPPED DEED RESTRICTION
THIS TOWN OF AVON COMMUNITY HOUSING PRICE CAPPED DEED
RESTRICTION ("Deed Restriction") is entered into on 20 (the
"Effective Date") by and between the Town of Avon, Colorado, a Colorado home rule
municipality, with an address of 100 Mikaela Way, P.O. Box 975, Avon, Colorado 81620
("Town"), and [hereinafter known as "Owner"], (each
individually a "Party" and collectively the "Parties").
WHEREAS, Owner is purchasing the real property and the improvements situated
thereon, located at , Avon, Colorado 81620, and more particularly
described in Exhibit A hereto ("Property"); and
WHEREAS, the Town intends to place certain restrictions on the ownership and resale
of the Property for the benefit of the Town by requiring ownership and resale of the Property as
set forth in this Deed Restriction and the Avon Community Housing Policies ("ACHP"), and as
they may be amended from time to time; and
WHEREAS, the Town declares that the restrictive covenants set forth in this Deed
Restriction are covenants running with the land and are binding upon all owners of the Property;
and
WHEREAS, the Town has authority as a home rule municipality to enter into this Deed
Restriction and to exercise all rights, remedies and administrative oversight in this Deed
Restriction.
NOW, THEREFORE, for and in consideration of the mutual promises and covenants
contained herein, the sufficiency of which is mutually acknowledged, the Parties agree as
follows:
COVENANTS
1. Property Subject to Deed Restriction. The Property, as more particularly described in
Exhibit A hereto, is hereby burdened with the covenants and restrictions specified in this Deed
Restriction. The ownership, use and sale of the Property shall be restricted as specified in this
Deed Restriction.
2. Definitions. The following definitions shall apply to terms used in the Deed Restriction:
A. "Annual Compliance Recertification" means an annual recertification under oath by
the Owner to the Town stating the Property has maintained occupancy by an Eligible
Household in accordance with this Deed Restriction and the ACHP, and any other deed
restriction monitoring or certifications required by the Town from time to time.
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B. "Avon Community Housing Policies" means the Avon Community Housing Policies,
as may be amended from time to time. which may include similar housing policies of
another local or regional government housing authority serving the Avon community in
the event that this Deed Restriction is assigned by Avon to such housing authority, and
as they may be amended from time to time.
C. "Eligible Household" means Households that (i) will use the Property as their
Primary Residence, (ii) meet the employment qualification criteria below, and (iii)
comply with the restriction on owning other real estate ownership below. Each of the
criteria are further defined below:
i. Employment Qualification: At least one primary member of the Household must
meet one or more of the following criteria:
(1) an employee working a total average of at least thirty (30) hours per week on an
annual basis for a business(es) or employer(s) located within Eagle County; or
(2) earns seventy-five percent (75%) or more of his or her income and earnings at a
business(es) or employer(s) located within Eagle County, as documented with the
United States Internal Revenue Service; or
(3) has a qualified employment contract, that has been accepted by the Town, with
an employer(s) within Eagle County on a permanent basis to work at least an
average of thirty (30) hours per week on an annual basis, or
(4) Employment qualifications may include classifications of workers (i.e. retirees,
disabled, remote workers) in accordance with the Avon Community Housing
Policies, as may be amended from time to time, and as approved by the Town.
ii. Restriction on Owning Other Real Estate:
(1) As of the date of purchase of the Property, during ownership of the Property and
during any period of time the Property is occupied by an Eligible Household, no
member of such Eligible Household, including, but not limited to, spouses and
children under 18 years of age, may own any interest, alone or in conjunction with
others, anywhere in any improved residential real property(ies).
(2) A member of an Eligible Household that owns commercial property for business
use or vacant land may request an exemption from this requirement, which may
be granted at the sole written discretion of the Town or its assign.
(3) Real estate that is owned by a prospective or current Eligible Household shall not
be deeded to a corporation or other person or entity except for a fair market value,
nor shall real estate be deeded to a corporation or other legal entity in which any
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Household member has any financial interest in order to meet the requirements in
this subsection.
iii. Title of the Property shall be held in the name of the natural person(s) who are
members of the Eligible Household and who qualifies under criteria above. For
example, title may be held jointly in the name of spouses who are members of an
Eligible Household.
(1) Notwithstanding the foregoing, an Eligible Household may seek a variance to
allow title of the Property to be held in trust for the benefit of a natural person
who also meets the definition and qualifications of an Eligible Household, as
stated herein in Section 2.13. Such ownership in trust may only occur in the
circumstances provided herein and at the sole written discretion of the Town, or
its assign. To request a variance, the applicant shall submit a letter to the Town, or
its assign, requesting a special review and a determination that title of the
Property may be held in trust as set forth herein.
(2) To be eligible for a variance, the following conditions must be met: (i) The
beneficiary of the trust may not own other real property; and (ii) The beneficiary
of the trust must be of the age of majority to qualify for this variance.
(3) Upon receipt of a request for a special review for a variance and any requested
information and documentation, the Town, or its assign, may grant the request, in
writing, with or without conditions.
D. "Household" means all individual(s) who will occupy the Property regardless of
legal status or relation to the owner or lessee.
E. "Initial Sales Price" means the maximum price for which a Price Capped For -
Sale Housing unit may be initially sold. It also refers to the amount paid by an
Owner in a subsequent sale.
F. "Maximum Sales Price" means the maximum amount an owner can sell the
Community Housing Unit.
G. "Owner" means the owner, as well as its agents, successors and assigns, buyers,
heirs, devisees, transferees, grantees, owners or holder of title to the Property of
record of the Community Housing Unit, according to the Clerk and Recorder of
Eagle County, during their period of ownership interest.
H. "Price Capped Community Housing" is subject to a deed restriction recorded
against it requiring that it be owned and occupied by an Eligible Household as its
Primary Residence and sold subject to the Maximum Resale Price, as those terms
are defined herein.
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I. "Primary Residence" A Property is the Primary Residence of an Eligible
Household as long as one or more members of the Eligible Household lives on
the Property for at least 9 months in a calendar year. Determination of Eagle
County primary residency status shall be based on criteria the Town deems
reasonably necessary to make a determination, including but not limited to, voter
registration, place of vehicle registration, and/or state issued identification.
J. "Qualified Employer" means an individual or entity that regularly conducts
business in Eagle County, is based in Eagle County, and is registered in Eagle
County, if applicable. Qualified Employers may hold title to the Property and
lease to their employees who are also members of Eligible Households. Qualified
Employers may not impose restrictions upon the Property in addition to the terms
of this Deed Restriction without prior written consent of the Town.
K. "Short Term Rental" An Owner or non -Owner providing compensation to
lodge in the Property for periods of less than thirty (30) days. Owner shall not
advertise any part of the Property for short term lease on an open, public forum
such as Airbnb, VRBO, Homeaway or equivalent.
L. "Town" shall include employees of the Town of Avon, program administrators,
or subcontractors retained by the Town who are tasked with enforcing Deed
Restriction agreements.
3. Ownership, Occupancy and Use Restrictions:
A. The ownership, use and occupancy of the Property is restricted as follows: (i) the
Property shall be owned and occupied by an Owner who either qualifies as an
Eligible Household or is a Qualified Employer who leases the Property to their
employee(s), who is/are Eligible Household(s), as defined within Section 2 of this
Deed Restriction; (ii) the Qualified Employer lessee own no other real property,
subject to the exceptions set forth in the definition of Eligible Household, in
Section 2 above, and (iii) the Owner or Qualified Employer lessee uses the
Property as its Primary Residence, as defined within Section 2 of this Deed
Restriction.
B. The Property may not be sold or otherwise transferred to any person other than an
Eligible Household in accordance with the procedures for prior verification
contained in Section 4 below and pursuant to all provisions within this Deed
Restriction. It is understood and agreed by the parties that notwithstanding the
foregoing, title to the Property may be held from time to time by the Town in the
event of a foreclosure or as permitted by this Agreement or the ACHP. Further, it
is understood and agreed to by the parties that notwithstanding the foregoing, the
Property may be held from time to time by certain employers, districts or
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governmental entities which qualify as a Qualified Employer, as that term is
defined in Section 2.G above.
C. Owner is subject to Annual Compliance Recertification confirming and verifying
the Owner's continued eligibility as an Eligible Household and its compliance
with this Agreement. To confirm such eligibility, the Owner of the Property shall
submit the following information to the Town: (i) a verification that the Owner
continues to meet the requirements of an Eligible Household who uses the
Property as its Primary Residence; and (ii) a statement that the Owner owns no
other real property, subject to the exceptions set forth in the definition of Eligible
Household, in Section 2 above, and other documentation that be required by the
Town and the ACHP, as may be amended from time to time.
D. An Owner must not engage in any business activity on or in such Property, other
than as permitted within the zone district applicable to the Property.
E. The Short Term Rental, or the advertising of a short term rental, of all or any
portion of the Property is prohibited.
F. An Owner of the Property may not permit any use or occupancy of the Property
except in compliance with this Agreement.
G. Owner, other than a Qualified Employer, may not, except with prior written
approval of the Town and subject to the most current ACHP and the provisions of
this Deed Restriction, rent the Property for any period of time. Owner covenants
that any lease of the Property shall include a reference that such lease is subject to
the terms and conditions of this Deed Restriction and ACHP, including but not
limited to restrictions on the use and occupancy of the Property and cooperation
on providing required documentation for verification of Eligible Household and
Primary Residence status, as defined in Section 2.
H. Any subsequent Owner of the Property must execute an Acknowledgement of
Deed Restriction Agreement for Price Capped For Sale Housing, in the form, or
similar form provided by the Town, set forth in Exhibit C , and attached hereto
and incorporated herein by this reference. The failure to execute such document
shall not extinguish the legal force and effect of this Deed Restriciton on all
current and subsequent Owners.
L All sales of the Property shall be subject to the Maximum Sales Price as
calculated in Section 5 below.
4. Resale Restrictions: The Property may not be sold or otherwise transferred to any person
other than an Eligible Household and subject to the calculation of the Maximum Sales Price in
accordance with Section 5 and the provisions of this Deed Restriction.
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A. In the event that an Owner desires to sell the Property, the sale or transfer of the
Property shall be administered by the Town or its assigns in accordance with the
most current ACHP procedures.
B. Upon sale and conveyance of the Property by Owner to a buyer, the buyer shall
be subject to the same occupancy and use requirements set forth in this Deed
Restriction and the most recent version of the ACHP.
5. Maximum Sale Price: In no event shall the Property be sold for an amount in excess of
the Initial Sales Price plus the applicable percentage of appreciation per year, and as provided
below.
A. Appreciation shall be three percent (3%), simple annually.
i. In the event an Owner owns a Subject Property for only a portion of any
year, the percentage increase shall be prorated monthly, from purchase
date, and the Owner shall be given credit through the month in which the
property is listed for sale.
B. Permitted Capital Improvements shall not increase the Owner's Initial Sales
Price. For the purpose of determining the Maximum Sales Price, the Owner may
add the following amounts:
i. The cost of permitted capital improvements as set forth in the most current
ACHP.
ii. The cost of any permanent improvements constructed or installed as a
result of any requirement imposed by any government agency or special
assessment by a homeowner's association for such permanent
improvements, provided that written certification is provided to the Town.
C. Real estate sales fees as identified in the most current ACHP.
Owner shall not permit any prospective buyer to assume any or all of the Owner's customary
closing costs nor accept any other consideration which would cause an increase in the purchase
price above the bid price so as to induce the Owner to sell to such prospective buyer.
NOTHING HEREIN SHALL BE CONSTRUED TO CONSTITUTE A
REPRESENTATION OR GUARANTEE BY THE TOWN THAT ON RESALE THE
OWNER SHALL OBTAIN A PARTICULAR PRICE INCLUDING BUT NOT LIMITED
TO THE MAXIMUM SALES PRICE.
6. Default by Owner. Owner shall be responsible for compliance with all terms of this Deed
Restriction, including occupancy and use of the Subject Property and limitations on owning other
real estate. Any non-compliance with the terms of this Deed Restriction or breach of any
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covenant(s) set forth in this Deed Restriction, including non-compliance of use and occupancy of
the Subject Property and limitations on owning other real estate, shall be deemed to be a Default
by Owner, whether such non-compliance is a result of direct actions of the Owner of such non-
compliance occurs during ownership.
7. Inspection. If the Town has reasonable cause to believe that the occupancy or use of the
Property does not comply with any provision(s) of this Deed Restriction, the Town may inspect
the Property between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday, after providing
the Owner and occupants a Notice to Inspect with at least twenty four (24) hours written notice.
Notice of Inspection may be given by posting notice on the door to the residence on the Property.
The Notice of Inspection shall generally describe the suspected non-compliance with this Deed
Restriction and shall reference the Town's right to inspect set forth in this Deed Restriction. The
Town shall have permission to enter the Property during such times upon providing a Notice of
Inspection without further consent.
8. Notice and Cure. In the event of a Default by Owner of this Deed Restriction, the
following procedures shall apply.
A. Notice of Default. The Town shall send a written Notice of Default to the Owner
detailing the nature of the default. Notice may be mailed, posted on the front door of
the Property, or sent electronically. The Notice of Default shall (i) state the terms of
this Deed Restriction, EHOP Guidelines or ACHP for which the Owner has
defaulted; (ii) state the period for the Cure; (iii) references the potential remedies in
this Deed Restriction; and (iv) state the procedures for administrative appeal of the
Notice of Default.
B. Period for Cure. The Period for Cure shall generally be thirty (30) days, provided
that a default by Owner for lease or use of the Property as a Short Term Rental, non -
primary residence or Second Home shall be cured by the Owner immediately. The
Town may provide a longer period for Cure upon written agreement with the Owner,
when the nature of the default will take longer than thirty (30) days to cure and the
Owner is actively cooperating with the Town and making all reasonable efforts to
effect the cure.
C. Administrative Appeal. Owner has the right to request an administrative appeal of
a Notice of Default. A request for an administrative appeal must be filed within ten
(10) days of receiving a written Notice of Default. The Town shall conduct an
administrative appeal hearing in accordance with procedures and requirements set
forth in the ACHP.
D. Default. If an administrative appeal request is not tiemly and properly submitted in
writing and the default is not cured withing the stated Period for Cure in the Notice
of Default, the Owner shall be deemed to be in Default of this Deed Restriction.
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E. Court Review. An administrative appeal decision shall be the final decision for the
purpose of determining if a default has occurred. The date of the final decision shall
be the date that a written decision of the administrative appeal is executed and
provided to the Owner (as appellant). A final decision from an administrative appeal
hearing may be judicially appealed, in the District Court of Eagle county pursuant to
C.R.C.P. 106.
9. Remedies. The Town has the right to the following remedies.
A. Law and Equity. This Deed Restriction is enforceable by the Town, and their
respective successors and assigns, as applicable, or as their designee, by any
appropriate legal action including but not limited to specific performance, injunction,
reversion, or eviction. The remedies provided herein are cumulative and not exclusive
of all other remedies provided by law and/or equity. In the event of violation, non-
performance, default or breach of any term of this Deed Restriction by the Owner,
the Town shall have the right to enforce Owner's obligations herein by an action for
any equitable remedy, including injunction or specific performance, as well as pursue
an action to recover damages.
B. Interest on Amounts Due. Any amount due and owing to the Town shall bear
interest at the rate of one and one half percent (1.5%) per month (eighteen percent
[18%] per annum, compounded annually) until paid in full.
C. Recovery of Costs to Enforce. The Town shall be entitled to recover any costs
related to enforcement of this Deed Restriction, including but not limited to attorney's
fees, court filing costs and county recording costs.
D. Lien. The Town may attach a lien for any amount due to the Town upon the Property
and enforce the lien in the manner and according to the procedures set forth in
Colorado Revised Statutes, §31-20-105, as amended from time to time, and the
Owner expressly waives any objection to the attachment of a lien for amounts due to
the Town.
E. Joint and Several Liability. In the event of a transfer or conveyance of the Property
that violates the terms of this Deed Restrictions and constitutes a violation of this
Deed Restriction, both the grantor and grantee shall be jointly and severally liable for
any damages and costs due under this Deed Restriction.
F. Recovery of Wrongful Gains. In the event of any lease of the Property to a person
who is not an Eligible Househould/Eagle County Employee, as defined in the ACHP,
or use of the Property as a Short Term Rental, non -primary residence or Second
Home, any amounts collected or receipt of other things of value by the Owner or
assigns under such leases shall be paid to the Town as a material requirement of
curing the notice of default.
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10. Liquidated Damages. The Parties acknowledge and agree that in the event of a violation
of this Deed Restriction by the Owner, the determination of actual monetary damages would be
difficult to ascertain. Therefore, the Town and Owner hereby agree that liquidated damages shall
be calculated and applied in the amount of Three Hundred Dollars ($300.00) per day for each
day that the Owner is in violation of this Deed Restriction after having failed to timely cure the
violation of this Deed Restriction. Liquidated damages shall be in addition to the Town's ability
to recover costs as stated in Section 8 above. Liquidated damages shall be in addition to the
Town's right to seek equitable remedies of injunction and/or specific performance. In the event
of any lease or use of the Property as a Second Home, non -primary -residence or Short Term
Rental, any amounts collected or receipt of other things of value by the Owner or assigns under
such leases shall be paid to the Town as liquated damages as demanded by the Town (in lieu of
the $300 daily liquidated damages), including such amounts collected or received by Owner
prior to receipt of a Notice of Default and prior expiration of a thirty (30) day period to cure, and
such amounts shall be in addition to the right of the Town to recover costs and seek equitable
remedies.
11. Foreclosure.
A. In the event of a foreclosure or acceptance of a deed in lieu of foreclosure by the
holder (including assigns of the holder) of the promissory note secured by a first deed
of trust on the Property, and subject to the issuance of a public trustee's deed to the
holder following expiration of all statutory redemption rights, or issuance of a deed
in lieu of foreclosure to the older, the Town or its assigns shall have the option to
purchase the Property as provided in the Option to Purchase, in a form similar to
EXHIBIT B: Option to Purchase, attached hereto and incorporated herein.
B. Notwithstanding any provision herein to the contrary, except for persons or entities
having a valid lien on the Property, only an Eligible Household may acquire an
interest in the Property at a foreclosure sale or in lieu of foreclosure.
C. Notwithstanding the foregoing, in the event of foreclosure or acceptance of a deed in
lieu of foreclosure by the holder (including assigns of the holder) of the promissory
note secured by a first deed of trust on the Property, if the holder of such deed of trust
is the grantee under the public trustee's deed or deed in lieu of foreclosure and the
Town does not exercise its Option to Purchase as provided in Section I LA, then the
Town agrees to release the Property from the requirements of this Deed Restriction.
D. It is specifically agreed that nothing contained herein shall require the Town to
release and waive its ability to enforce this Deed Restriction in the event of a
foreclosure of a lien secured in second or subsequent position.
E. If the Town or its assigns exercises the Option to Purchase described in this Section
11, and acquires title to the Property, the Town or its assigns may sell the Property to
an Eligible Household or rent the Property to qualified tenants who meet the income,
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occupancy, and all other qualifications, established by the ACHP, until such time that
the Property can be sold to an Eligible Household, or may elect to release and
terminate this Deed Restriction, at Town's sole discretion.
F. All obligations recorded of record against the Property and subsequent to this
Agreement shall be subordinate to terms hereof.
12. Agreement Runs with the Land. This Deed Restriction and the terms, covenants,
conditions and other provisions hereof shall constitute covenants running with title to the Property
for the benefit of, and enforceable by the Town and its successors and assigns and this Deed
Restriction shall bind the Property, the Owner and all subsequent owners, occupants, successors
and assigns. Each and every lease and each and every contract, deed or other instrument hereafter
executed conveying the Property or any portion thereof shall expressly provide that such lease or
conveyance is subject to this Deed Restriction; provided, however, that the covenants, conditions
and restrictions contained herein shall survive and be effective as to lessees and successors and/or
assigns of all or any portion of the Property, regardless of whether such lease, contract, deed or
other instrument hereafter executed leasing or conveying the Property or any portion thereof
provides that such lease or conveyance is subject to this Deed Restriction. Each subsequent
owner(s), occupant(s) and Eligible Household(s), upon acceptance of a deed or lease to a Unit or
of the Property, shall be personally obligated hereunder for the full and complete performance and
observance of all covenants, conditions, and restrictions contained herein during an owner's period
of ownership or Eligible Household's occupancy.
13. General Provisions.
A. Disputes. If any action is brought by a court of law by either party to this Deed
Restriction concerning the enforcement, interpretation or construction of this Restrictive
Deed Restriction, the prevailing party, either at trial or upon appeal, shall be entitled to
reasonable attorney's fees as well as costs, including expert witness's fees, incurred in
the prosecution or defense of such action. The exclusive forum for any dispute arising
from or relating to the Deed Restriction shall be the Eagle County District Court.
B. Venue. The exclusive venue for dispute arising from or relating to the Deed Restriction
shall be the Eagle County District Court.
C. Severability. If any term, provision, covenant or condition of this Deed Restriction is
held by a court of competent jurisdiction to be invalid, void or unenforceable, the
remaining provisions of this Deed Restriction shall continue and remain in full force
and effect.
D. Counting Days. If the final day of any notice, default or other event falls on a
Saturday, Sunday, legal holiday recognized by the State of Colorado or day upon which
the Avon Town Hall is closed for any reason, then the final day shall be deemed to be
the next day which is not a Saturday, Sunday, legal holiday or day that the Avon Town
Hall is closed.
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E. Modifications: The Owner and Town of Avon agree that any modifications of this
Deed Restriction shall be effective only when made by writings signed by the Owner
and the Town of Avon and recorded with the Clerk and Recorder of Eagle County,
Colorado.
F. Waiver. No waiver of one or more of the terms or provisions of this Deed Restriction
shall be effective unless provided in writing. No waiver of any term or provision of this
Deed Restriction in any instance shall constitute a waiver of such provision in any other
instance.
G. Amendment. This Deed Restriction may only be amended in writing by the mutual
agreement of the Owner and the Town and recorded with the Clerk and Recorder's Office
of Eagle County, Colorado.
H. Assignment. The Town may in its sole discretion assign the benefits and delegate the
responsibilities of this Deed Restriction to any other public entity, non-profit
corporation or other entity which is organized and exists for the purpose to provide and
promote affordable housing for full time residents.
I. No Third -Party Beneficiaries. Nothing contained in this Deed Restriction is intended
to or shall create a contractual relationship with, cause of action in favor of, or claim for
relief for, any third party.
J. No Joint Venture. Notwithstanding any provision hereof, the Town shall never be in a
joint venture with Owner, and the Town shall never be liable or responsible for any
debt or obligation of Owner.
K. Governmental Immunity. The town and its officers, attorneys, and employees, are
relying on, and do not waive or intend to waive any provision of this Deed Restriction,
the monetary limitations or any rights, immunities, and protections provided by the
Colorado Governmental Immunity Act, C.R.S. SS 24-10-101, et seq., as amended, or
otherwise available to the Town or its officers, attorneys, or employees.
L. Choice of Law. This Deed Restriction shall be governed and construed in accordance
with the laws of the State of Colorado. Venue for any legal action arising from this Deed
Restriction shall be in Eagle County, Colorado.
M. Successors. Except as otherwise provided herein, the provisions and covenants
contained herein shall inure to and be binding upon the heirs, successors and assigns of
the parties. The Deed Restriction shall be a burden upon and run with the Property for
the benefit of the Town or the Town's assigns, who may enforce the Deed Restriction s
and compel compliance therewith through the initiation of judicial proceedings for, but
not limited to, specific performance, injunctive relief, reversion, eviction and damages.
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N. Recording. The Town shall record this Deed Restriction in the real property records of
Eagle County, Colorado at the Owner's expense.
O. Personal Liability. By taking title to the Property, the Owner agrees that he or she
shall be personally liable for compliance with the applicable terms and conditions of
this Deed Restriction.
P. Further Actions. Any Owner of the Property and the Town agree to execute such
further documents and take such further actions as may be reasonably required to carry
out the provisions and intent of this Deed Restriction or any agreement or document
relating hereto or entered into in connection herewith.
Q. Tax Sale. In the event of a tax sale, the deed restriction shall remain in full force and
effect, shall run with and burden the land, and shall constitute a condition of the
subdivision and land use approval which shall survive the sale of the Community
Housing Unit through a tax lien sale process.
R. Section Headings. Paragraph or section headings within this Deed Restriction are
inserted solely for convenience of reference and are not intended to and shall not
govern, limit or aid in the construction of any terms or provisions contained herein.
S. Gender and Number. Whenever the context so requires in this Deed Restriction, the
neuter gender shall include any or all genders and vice versa and the use of the singular
shall include the plural and vice versa.
T. Notice. Any notice, consent or approval, which is required to be given hereunder, shall
be given by either depositing in the U.S. Mail with first class postage pre -paid; mailing
by certified mail with return receipt requested; sending by overnight delivery with a
nationally recognized courier service that delivers to the physical address of the
Property; or, by hand- delivering to the intended recipient. Said notices, consents and
approvals shall be sent to the following address unless otherwise notified in writing:
To Town of Avon:
P.O. Box 975
100 Mikaela Way
Avon, CO 81620
To Owner:
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With a copy to:
the address provided by the Eagle County Assessor's office
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IN WITNESS WHEREOF, the Owner and Town have executed this instrument on the day and
the year first written above.
OWNER:
By:
Name:
Its:
STATE OF COLORADO )
ss.
COUNTY OF EAGLE )
The foregoing instrument was subscribed, sworn to and acknowledged before me this
day of , 20 , by , as the owner of the real
property described above.
Witness my hand and official seal.
Notary Public
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TOWN OF AVON, COLORADO:
By: Attest:
Eric Heil, Town Manager Ineke de Jong, Chief Administrative Officer
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EXIIMIT A
[Insert Property Legal Description]
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EXHIBIT R
OPTION TO PURCHASE
In the event of a foreclosure or acceptance of a deed in lieu of foreclosure by the holder
(including assigns of the holder) of the promissory note secured by a first deed of trust
("Holder") on the on the real property known as [Legal Description]
, (the "Property"), and subject to the issuance of a public
trustee's deed to the Holder following expiration of all statutory redemption rights, or issuance of
a deed in lieu of foreclosure to the Holder, the Town or its assigns shall have the option to
purchase the Property, which shall be exercised in the following manner:
Notice of Foreclosure Proceedings: The Holder shall give such notice to the Town of
intent to foreclose at least sixty days prior to commencing foreclosure proceeding.
Said notice shall be sent by certified mail, return receipt requested, and addressed as
follows:
Town of Avon
Town of Avon
C/O Town Manager
C/O Town Attorney
PO Box 975
PO Box 975
Avon, CO 81620
Avon, CO 81620
2. Option to Purchase: The Town or its assigns shall have sixty (60) days after issuance
of the public trustee's deed or deed in lieu of foreclosure in which to exercise this Option
to Purchase. In the event of a deed in lieu of foreclosure, the Town may exercise the
Option to Purchase by tendering to the Holder or its assigns, in cash or certified funds,
an amount equal to the amount due on the note and any additional reasonable costs
incurred by the Holder during the option period. In the event of foreclosure and issuance
of a public trustee's deed, the Town may exercise the Option to Purchase by tendering to
the Holder or its assigns, in cash or certified funds, the redemption price which would
have been required of the borrower or any person who might be liable upon a deficiency
on the last day of the statutory redemption period(s) and any additional reasonable costs
incurred by the Holder during the option period which are directly related to the
foreclosure.
3. Title: Upon receipt of the option price, the Holder shall deliver to the Town or its
assignee a special warranty deed, conveying the Property to the Town or its assignee.
The Holder shall convey only such title as it received through the public trustee's deed
or deed in lieu of foreclosure and shall not create or participate in the creation of any
additional liens or encumbrances against the Property following issuance of the public
trustees' deed to the Holder. The Holder shall not be liable for any of the costs of
conveyance to the Town or its assignee.
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4. Release: Upon issuance of a public trustee's deed or deed in lieu of foreclosure to the
Holder; the Town or its assigns shall have sixty (60) days in which to exercise the Option
to Purchase as set forth herein by notifying the Holder in writing of its intent to exercise
the option.
In the event that the Town or its assigns does not notify the Holder in writing of its intent
to exercise the Option to Purchase as set forth herein, the Town's Option to Purchase and
the Town of Avon's Community Housing Price Capped Deed Restriction recorded at
Reception Number in the records of the Clerk and Recorder of
Eagle County, Colorado shall be automatically released only with respect to the Property
which is the subject of foreclosure as of the thirty-first day after the issuance of such
public trustee's deed or deed in lieu of foreclosure. The Holder shall not be required to
take any affirmative action to obtain such release.
It is the intent of the Town that the Option to Purchase and the referenced Deed
Restriction Agreement be terminated automatically upon the failure of the Town or its
assigns to provide written notice of its intent to exercise its Option to Purchase to the
Holder, whether such failure is intentional or unintentional, and that such termination will
be effected without the necessity of any affirmative action on the part of the Holder and
without the necessity of filing a release of such Deed Restriction Agreement or option of
public record.
It is agreed that this Section 4 shall not result in a release of the Deed Restriction
Agreement from any other property which is not the subject of foreclosure, and nothing
contained herein shall require the Town to release and waive its ability to enforce the
Deed Restriction Agreement in the event of foreclosure of a lien secured in second or
subsequent position.
5. Successors and Assigns: The provisions and covenants contained herein shall inure to
and be binding upon the heirs, successors and assigns of any Owner of the Property, and the
Town
6. Modification: The parties hereto agree that any modifications to this Option to Purchase
shall be effective only when made by writings signed by all parties and recorded with the
Clerk and Recorder's Office of Eagle County, Colorado.
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IN WITNESS WHEREOF, the parties hereto have executed this Option to Purchase on the
day of , 20_.
OWNER:
By:
Name:
Its:
STATE OF COLORADO)
) ss.
COUNTY OF EAGLE )
The foregoing instrument was subscribed, sworn to and acknowledged before me this
day of , 20 , by , as the owner of the real
property described above.
Witness my hand and official seal.
Notary Public
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TOWN OF AVON, COLORADO:
I:
Attest:
Eric Heil, Town Manager Ineke de Jong, Chief Administrative Officer
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EXHIBIT C
ACKNOWLEDGEMENT OF THE TOWN OF AVON COMMUNITY HOUSING
PRICE CAPPED DEED RESTRICTION
WHEREAS, [Buyer Name] (the "Buyer") is purchasing
from [Seller Name] (the "Seller") at a price of $[purchase price
amount] , the real property and improvements located in [Address &
Neighborhood] more particularly described as:
[Legal Description] , according to the plat
recorded under Reception No. , in the real property records
of Eagle County of Eagle, Colorado (the "Subject Property"); and
WHEREAS, the Seller of the Subject Property is requiring, as a prerequisite to the sales
transaction, that the Buyer acknowledge and agree to the terms, conditions and restrictions found
in that certain instrument entitled "TOWN OF AVON COMMUNITY HOUSING PRICE
CAPPED DEED RESTRICTION", recorded on , 20, under Reception
No. , in the real property records of Eagle County, Colorado (the "Deed
Restriction"). A copy of the Deed Restriction is attached to this Acknowledgement as Exhibit A.
NOW, THEREFORE, as an inducement to the Seller to sell the Property, the Buyer:
1. Acknowledges that Buyer has carefully read the entire Deed Restriction, has had the
opportunity to consult with legal and financial counsel concerning the Deed Restriction
and fully understands the terms, conditions, provisions, and restrictions contained in the
Deed Restriction, and agrees to abide by the Deed Restriction.
2. Buyer acknowledges that the Deed Restriction imposes a future sale to an Eligible
Household at no greater than the Maximum Sales Price exclusively on the sale or
conveyance of the Subject Property.
3. I/we acknowledge that no sales/purchases are exempt from the requirement that the
Property be occupied by an Eligible Household in accordance with the Deed Restriction.
All future buyers shall complete an application for approval of Eligible Household status
with the Town of Avon or its designee. Current and future buyers agree that (i) the Owner
or lessee qualifies as an Eligible Household; (ii) the Owner uses the Property as its Primary
Residence; and (iii) the Owner is in compliance with the terms and conditions of this Deed
Restriction.
4. Notice to Buyer, pursuant to Section 12 of the Deed Restriction, should be sent to:
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5. I/we direct that this acknowledgement be placed of record in the real estate records of Eagle
County of Eagle, Colorado and a copy provided to Town of Avon.
IN WITNESS WHEREOF, the parties hereto have executed this instrument on the
day of , 20_.
BUYER(S):
Printed Name
Printed Name
STATE OF )
) ss.
COUNTY OF )
The foregoing instrument was acknowledged before me this
, by
Witness my hand and official seal.
Notary Public
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EXHIBIT A
DEED RESTRICTION
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EXHIBIT C RESIDENT
OCCUPIED DEED
RESTRICTION TEMPLATE
AEXHIBIT C
TOWN OF
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• RESIDENT OCCUPIED DEED RESTRICTION
THIS COMMUNITY HOUSING RESIDENT OCCUPIED DEED RESTRICTION
("Deed Restriction") is made and entered into on 20 (the "Effective
Date") by and between the Town of Avon, Colorado, a Colorado home rule municipality, with
an address of 100 Mikaela Way, P.O. Box 975, Avon, Colorado 81620 ("Town"), and
, with an address of , [hereinafter
known as "Owner"], (each individually a "Party" and collectively the "Parties").
WHEREAS, Owner and Town desire to enter into this Deed Restriction; and,
WHEREAS, the Town places certain restrictions on the ownership and resale of the
Property for the benefit of the Town by requiring ownership and resale of the Property as set
forth in this Deed Restriction and Avon Community Housing Policies ("ACHP"), and as they
may be amended from time to time; and
WHEREAS, the Town declares that the restrictive covenants set forth in this Deed
Restriction are covenants running with the land and are binding upon all Owners of the Property;
and
WHEREAS, the Town has authority as a home rule municipality to enter into the Deed
Restriction and to exercise all rights, remedies and administrative oversight in this Deed
Restriction.
NOW, THEREFORE, for and in consideration of the mutual promises and covenants
contained herein, the sufficiency of which is mutually acknowledged, the Parties agree as
follows:
COVENANTS
1. Property Subject to Deed Restriction. The Property, as more particularly described in
Exhibit A hereto, is hereby burdened with the covenants and restrictions specified in this
Deed Restriction. The ownership, use and sale of the Property shall be restricted as
specified in this Deed Restriction.
2. Definitions. The following definitions shall apply to terms used in the Deed Restriction:
A. "Annual Compliance Recertification" means an annual certification under oath
by the Owner to the Town stating the Property has maintained occupancy by an
Eligible Household in accordance with this Deed Restriction and the ACHP.
B. "Property Subject to Deed Restriction" The Property, as more particularly
described in Exhibit A hereto, is hereby burdened with the covenants and
restrictions specified in this Deed Restriction. The ownership, use and sale of the
Property shall be restricted as specified in this Deed Restriction.
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C. "Eligible Household" means Households that (i) will use that Unit as their
Primary Residence, (ii) are qualified employees, and (iii) own no other real
estate. Each of the criteria are further defined below:
i. Employment Qualification: At least one primary member of a Household
must meet one or more of the following criteria:
(1) an employee working in Eagle County who works an average of at
least thirty (30) hours per week on an annual basis; or
(2) earns seventy-five percent (75%) of his or her income and earnings
by working in Eagle County; or
(3) has been hired for a job in Eagle County on a permanent basis to
work at least thirty (30) hours per work, or
(4) Employment qualifications may include classifications of workers
(i.e. retirees, disabled, remote workers) in accordance with the
Avon Community Housing Policies, as may be amended from time
to time.
ii. Primary Residence. The Property will be used as the sole and exclusive
place of residence as defined herein.
iii. Restriction on Owning Other Real Estate:
(1) As of the date of purchase of the Property, during ownership of the
Property and during any period of time the Property is occupied by
an Eligible Household, no member of such Eligible Household,
including, but not limited to, spouses and children under 18 years
of age, may own any interest, alone or in conjunction with others,
anywhere in any improved residential real property(ies).
(2) A member of an Eligible Household that owns commercial
property for business use or vacant land may request an exemption
from this requirement, which may be granted at the sole written
discretion of the Town or its assign.
(3) Real estate that is owned by a prospective or current Eligible
Household shall not be deeded to a corporation or other person or
entity except for a fair market value, nor shall real estate be deeded
to a corporation or other legal entity in which any Household
member has any financial interest in order to meet the requirements
in this subsection.
iv. Title of the Property shall be held in the name of the natural person(s)
who are members of the Household which qualifies under criteria above.
For example, title may be held jointly in the name of spouses who are
members of an Eligible Household.
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(1) Notwithstanding the foregoing, an Eligible Household may seek a
variance to allow title of the Property to be held in trust for the
benefit of a natural person who also meets the definition and
qualifications of an Eligible Household, as stated herein in Section
2.B. Such ownership in trust may only occur in the circumstances
provided herein and at the sole written discretion of the Town, or
its assign. To request a variance, the applicant shall submit a letter
to the Town, or its assign, requesting a special review and a
determination that title of the Property may be held in trust as set
forth herein.
(2) To be eligible for a variance, the following conditions must be met:
(i) The beneficiary of the trust may not own other real property;
and (ii) The beneficiary of the trust must be of the age of majority
to qualify for this variance.
(3) Upon receipt of a request for a special review for a variance and
any requested information and documentation, the Town, or its
assign, may grant the request, in writing, with or without
conditions.
D. "Household" means all individual(s) who will occupy the Property regardless of
legal status or relation to the owner or lessee.
E. "Initial Sale" means the price the Resident Occupied For -Sale Housing unit may
be initially sold for, the process for which that unit will be offered for sale, and the
buyer selection process.
F. "Owner" means the owner of a fee simple title to the Property, as well as its
owner's agents, successors and assigns, buyers, heirs, devisees, transferees,
grantees, owners or holder of title to the Property of record of the Housing Unit,
according to the Clerk and Recorder of Eagle County, during their period of
ownership interest.
G. "Primary Residence" A Property is the Primary Residence of an Eligible
Household as long as one or more members of the Eligible Household lives on the
Property for at least 9 months in a calendar year. Determination of Eagle County
primary residency status shall be based on criteria the Town deems reasonably
necessary to make a determination, including but not limited to, voter registration,
place of vehicle registration, and/or state issued identification.
H. "Qualified Employer" means an individual or entity that regularly conducts
business in Eagle County, is based in Eagle County, and is registered in Eagle
County, if applicable. Qualified Employers may hold title to the Property and lease
to their employees who are also members of Eligible Households. Qualified
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Employers may not impose restrictions upon the Property in addition to the terms
of this Deed Restriction without prior written consent of the Town.
I. "Resident Occupied Community Housing" is subject to a deed restriction
recorded against it requiring that it be owned and occupied by an Eligible
Household as its Primary Residence.
J. "Short Term Rental" An Owner or non -Owner providing compensation to lodge
in the Property for periods of less than thirty (30) days. Owner shall not advertise
any part of the Property for short term lease on an open, public forum such as
Airbnb, VRBO, Homeaway or equivalent.
K. "Town" shall include employees of the Town of Avon or subcontractors retained
by the Town who are tasked with enforcing Deed Restriction agreements.
3. Ownership and Use Restrictions:
A. The ownership, use and occupancy of the Property is restricted as follows: (i) the
Property shall be owned and occupied by an Owner who either qualifies as an
Eligible Household or is a Qualified Employer who leases the Property to their
employee(s), who is/are Eligible Household(s), as defined within Section 2 of this
Deed Restriction; (ii) the Qualified Employer lessee own no other real property,
subject to the exceptions set forth in the definition of Eligible Household, in
Section 2 above, and (iii) the Owner or Qualified Employer lessee uses the
Property as its Primary Residence, as defined within Section 2 of this Deed
Restriction.
B. The Property may not be sold or otherwise transferred to any person other than an
Eligible Household in accordance with the procedures for prior verification
contained in Section 4 below and pursuant to all provisions within this Deed
Restriction. It is understood and agreed by the parties that notwithstanding the
foregoing, title to the Property may be held from time to time by the Town in the
event of a foreclosure or as permitted by this Agreement or the ACHP. Further, it
is understood and agreed to by the parties that notwithstanding the foregoing, the
Property may be held from time to time by certain employers, districts or
governmental entities which qualify as a Qualified Employer, as that term is
defined in Section 2.G above.
C. Owner is subject to Annual Compliance Recertification confirming and verifying
the Owner's continued eligibility as an Eligible Household and its compliance
with this Agreement. To confirm such eligibility, the Owner of the Property shall
submit the following information to the Town: (i) a verification that the Owner
continues to meet the requirements of an Eligible Household who uses the
Property as its Primary Residence; and (ii) a statement that the Owner owns no
other real property, subject to the exceptions set forth in the definition of Eligible
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Household, in Section 2 above, and other documentation that be required by the
Town and the ACHP, as may be amended from time to time.
D. An Owner must not engage in any business activity on or in such Property, other
than as permitted within the zone district applicable to the Property.
E. The Short Term Rental, or the advertising of a short term rental, of all or any
portion of the Property is prohibited.
F. An Owner of the Property may not permit any use or occupancy of the Property
except in compliance with this Agreement.
G. Owner, other than a Qualified Employer, may not, except with prior written
approval of the Town and subject to the most current ACHP and the provisions of
this Deed Restriction, rent the Property for any period of time. Owner covenants
that any lease of the Property shall include a reference that such lease is subject to
the terms and conditions of this Deed Restriction and ACHP, including but not
limited to restrictions on the use and occupancy of the Property and cooperation
on providing required documentation for verification of Eligible Household and
Primary Residence status, as defined in Section 2.
H. Any subsequent Owner of the Property must execute an Acknowledgement of
Deed Restriction Agreement for Resident Occupied For Sale Housing, in the
form, or similar form provided by the Town, set forth in Exhibit C , and attached
hereto and incorporated herein by this reference. The failure to execute such
document shall not extinguish the legal force and effect of this Deed Restriction
on all current and subsequent Owners.
I. All sales of the Property shall be subject to the Maximum Sales Price as
calculated in Section 5 below.
4. Sale Restrictions: The Property may not be sold otherwise transferred to any person
other than an Eligible Household and in accordance with the procedures set for verification
contained in this Section 4.
A. Initial Sale by Owner. Unless otherwise governed by the ACHP, the process for
Initial Sale by the developer and buyer selection shall be determined by the Town.
B. Resale.
i. Owner shall deliver to the Town, or its assigns, a written notice of intent to
sell the Subject Property which notice shall include the name(s) of the
buyer(s) and all information required to determine whether the buyer(s)
meets the definition of an Eligible Household.
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ii. Buyer(s) shall submit an administrative fee in the amount of TWO
HUNDRED AND FIFTY DOLLARS ($250.00) to the Town to pay for the
cost of reviewing and rendering a determination as to whether a prospective
buyer(s) meets the definition of an Eligible Household. The administrative
fee may be increase by the Town over time by an amount equal to the annual
increases in the Consumer Price Index for All Urban Consumers for the
Denver -Aurora -Lakewood, Colorado metropolitan area as defined by the
United States Bureau of Labor Statistics (or such other Consumer Price
Index as may be adopted by the United States Bureau of Labor Statistics for
Colorado) to cover the Town's costs associated with processing the
application.
iii. Once the Town has received complete information concerning the
prospective buyer(s) and has received the administrative fee, the Town shall
review the information and make a written determination as to whether the
buyer(s) meet the definition of an Eligible Household within thirty (30) days
of receipt of such information.
iv. The Town may require the buyer to reimburse the Town of any additional
costs that are incurred in the review and determination of whether a buyer(s)
meets the definition of an Eligible Household, including but not limited to
legal costs, title review costs, and investigation costs if reasonably required
by the Town to complete its investigation.
V. The Owner may sell and convey the Subject Property to the buyer(s) that is
determined in writing by the Town to be an Eligible Household.
A. Upson sale and conveyance of the Subject Property by Owner to a buyer(s),
the buyer(s) shall be subject to the same occupancy and use requirements
set forth in this Agreement.
5. Default by Owner. Owner shall be responsible for compliance with all terms of this Deed
Restriction, including occupancy and use of the Subject Property and limitations on owning other
real estate. Any non-compliance with the terms of this Deed Restriction or breach of any
covenant(s) set forth in this Deed Restriction, including non-compliance of use and occupancy of
the Subject Property and limitations on owning other real estate, shall be deemed to be a Default
by Owner, whether such non-compliance is a result of direct actions of the Owner of such non-
compliance occurs during ownership.
6. Inspection. If the Town has reasonable cause to believe that the occupancy or use of the
Property does not comply with any provision(s) of this Deed Restriction, the Town may inspect
the Property between the hours of 8:00 a.m. and 5:00 p.m., Monday through Friday, after providing
the Owner and occupants a Notice to Inspect with at least twenty four (24) hours written notice.
Notice of Inspection may be given by posting notice on the door to the residence on the Property.
The Notice of Inspection shall generally describe the suspected non-compliance with this Deed
Restriction and shall reference the Town's right to inspect set forth in this Deed Restriction. The
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Town shall have permission to enter the Property during such times upon providing a Notice of
Inspection without further consent.
7. Notice and Cure. In the event of a Default by Owner of this Deed Restriction, the
following procedures shall apply.
A. Notice of Default. The Town shall send a written Notice of Default to the Owner
detailing the nature of the default. Notice may be mailed, posted on the front door
of the Property, or sent electronically. The Notice of Default shall (i) state the terms
of this Deed Restriction, EHOP Guidelines or ACHP for which the Owner has
defaulted; (ii) state the period for the Cure; (iii) references the potential remedies
in this Deed Restriction; and (iv) state the procedures for administrative appeal of
the Notice of Default.
B. Period for Cure. The Period for Cure shall generally be thirty (30) days, provided
that a default by Owner for lease or use of the Property as a Short Term Rental,
non -primary residence or Second Home shall be cured by the Owner immediately.
The Town may provide a longer period for Cure upon written agreement with the
Owner, when the nature of the default will take longer than thirty (30) days to cure
and the Owner is actively cooperating with the Town and making all reasonable
efforts to effect the cure.
C. Administrative Appeal. Owner has the right to request an administrative appeal
of a Notice of Default. A request for an administrative appeal must be filed within
ten (10) days of receiving a written Notice of Default. The Town shall conduct an
administrative appeal hearing in accordance with procedures and requirements set
forth in the ACHP.
D. Default. If an administrative appeal request is not tiemly and properly submitted in
writing and the default is not cured withing the stated Period for Cure in the Notice
of Default, the Owner shall be deemed to be in Default of this Deed Restriction.
E. Court Review. An administrative appeal decision shall be the final decision for the
purpose of determining if a default has occurred. The date of the final decision shall
be the date that a written decision of the administrative appeal is executed and
provided to the Owner (as appellant). A final decision from an administrative
appeal hearing may be judicially appealed, in the District Court of Eagle county
pursuant to C.R.C.P. 106.
8. The Town has the right to the following remedies.
A. Law and Equity. This Deed Restriction is enforceable by the Town, and their
respective successors and assigns, as applicable, or as their designee, by any
appropriate legal action including but not limited to specific performance,
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injunction, reversion, or eviction. The remedies provided herein are cumulative and
not exclusive of all other remedies provided by law and/or equity. In the event of
violation, non-performance, default or breach of any term of this Deed Restriction
by the Owner, the Town shall have the right to enforce Owner's obligations herein
by an action for any equitable remedy, including injunction or specific
performance, as well as pursue an action to recover damages.
B. Interest on Amounts Due. Any amount due and owing to the Town shall bear
interest at the rate of one and one half percent (1.5%) per month (eighteen percent
[18%] per annum, compounded annually) until paid in full.
C. Recovery of Costs to Enforce. The Town shall be entitled to recover any costs
related to enforcement of this Deed Restriction, including but not limited to
attorney's fees, court filing costs and county recording costs.
D. Lien. The Town may attach a lien for any amount due to the Town upon the
Property and enforce the lien in the manner and according to the procedures set
forth in Colorado Revised Statutes, §31-20-105, as amended from time to time, and
the Owner expressly waives any objection to the attachment of a lien for amounts
due to the Town.
E. Joint and Several Liability. In the event of a transfer or conveyance of the
Property that violates the terms of this Deed Restrictions and constitutes a violation
of this Deed Restriction, both the grantor and grantee shall be jointly and severally
liable for any damages and costs due under this Deed Restriction.
F. Recovery of Wrongful Gains. In the event of any lease of the Property to a person
who is not an Eligible Household, as defined in the ACHP, or use of the Property
as a Short Term Rental, non -primary residence or Second Home, any amounts
collected or receipt of other things of value by the Owner or assigns under such
leases shall be paid to the Town as a material requirement of curing the notice of
default.
9. Liquidated Damages. The Parties acknowledge and agree that in the event of a violation
of this Deed Restriction by the Owner, the determination of actual monetary damages would be
difficult to ascertain. Therefore, the Town and Owner hereby agree that liquidated damages shall
be calculated and applied in the amount of Three Hundred Dollars ($300.00) per day for each
day that the Owner is in violation of this Deed Restriction after having failed to timely cure the
violation of this Deed Restriction. Liquidated damages shall be in addition to the Town's ability
to recover costs as stated in Section 8 above. Liquidated damages shall be in addition to the
Town's right to seek equitable remedies of injunction and/or specific performance. In the event
of any lease or use of the Property as a Second Home, non -primary -residence or Short Term
Rental, any amounts collected or receipt of other things of value by the Owner or assigns under
such leases shall be paid to the Town as liquated damages as demanded by the Town (in lieu of
the $300 daily liquidated damages), including such amounts collected or received by Owner
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prior to receipt of a Notice of Default and prior expiration of a thirty (30) day period to cure, and
such amounts shall be in addition to the right of the Town to recover costs and seek equitable
remedies.
10. Foreclosure.
A. In the event of a foreclosure or acceptance of a deed in lieu of foreclosure by the
holder (including assigns of the holder) of the promissory note secured by a first deed
of trust on the Property, and subject to the issuance of a public trustee's deed to the
holder following expiration of all statutory redemption rights, or issuance of a deed
in lieu of foreclosure to the older, the Town or its assigns shall have the option to
purchase the Property as provided in the Option to Purchase, in a form similar to
EXHIBIT B: Option to Purchase, attached hereto and incorporated herein.
B. Notwithstanding any provision herein to the contrary, except for persons or entities
having a valid lien on the Property, only a Town of Avon Employee Household may
acquire an interest in the Property at a foreclosure sale or in lieu of foreclosure.
C. Notwithstanding the foregoing, in the event of foreclosure or acceptance of a deed in
lieu of foreclosure by the holder (including assigns of the holder) of the promissory
note secured by a first deed of trust on the Property, if the holder of such deed of trust
is the grantee under the public trustee's deed or deed in lieu of foreclosure and the
Town does not exercise its Option to Purchase as provided in Section 11.A, then the
Town agrees to release the Property from the requirements of this Deed Restriction.
D. It is specifically agreed that nothing contained herein shall require the Town to
release and waive its ability to enforce this Deed Restriction in the event of a
foreclosure of a lien secured in second or subsequent position.
E. If the Town or its assigns exercises the Option to Purchase described in this Section
11, and acquires title to the Property, the Town or its assigns may sell the Property to
a Town of Avon Employee Household or an Eligible Household or rent the Property
to qualified tenants who meet the income, occupancy, and all other qualifications,
established by the EHOP Guidelines and/or the ACHP, until such time that the
Property can be sold to a Town of Avon Employee Household or an Eligible
Household, or may elect to release and terminate this Deed Restriction, at Town's
sole discretion.
F. All obligations recorded of record against the Property and subsequent to this
Agreement shall be subordinate to terms hereof.
11. Deed Restriction Runs with the Land. This Deed Restriction and the terms, covenants,
conditions and other provisions hereof shall constitute covenants running with title to the Property
for the benefit of, and enforceable by the Town and its successors and assigns and this Deed
Restriction shall bind the Property, the Owner and all subsequent owners, occupants, successors
and assigns. Each and every lease and each and every contract, deed or other instrument hereafter
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executed conveying the Property or any portion thereof shall expressly provide that such lease or
conveyance is subject to this Deed Restriction; provided, however, that the covenants, conditions
and restrictions contained herein shall survive and be effective as to lessees and successors and/or
assigns of all or any portion of the Property, regardless of whether such lease, contract, deed or
other instrument hereafter executed leasing or conveying the Property or any portion thereof
provides that such lease or conveyance is subject to this Deed Restriction. Each subsequent
owner(s), occupant(s) and Eligible Household(s), upon acceptance of a deed or lease of the
Property, shall be personally obligated hereunder for the full and complete performance and
observance of all covenants, conditions, and restrictions contained herein during an owner's period
of ownership or Eligible Household's occupancy.
12. General Provisions.
A. Disputes. The exclusive forum for any dispute arising from or relating to the Deed
Restriction shall be the Eagle County District Court.
B. Venue. The exclusive venue for any dispute arising from or relating to the Deed
Restriction shall be the Eagle County District Court.
C. Severability. If any term, provision, covenant or condition of this Deed Restriction is
held by a court of competent jurisdiction to be invalid, void or unenforceable, the
remaining provisions of this Deed Restriction shall continue and remain in full force
and effect.
D. Counting Days. If the final day of any notice, default or other event falls on a
Saturday, Sunday, legal holiday recognized by the State of Colorado or day upon which
the Avon Town Hall is closed for any reason, then the final day shall be deemed to be
the next day which is not a Saturday, Sunday, legal holiday or day that the Avon Town
Hall is closed.
E. Modifications: The Owner and Town of Avon agree that any modifications of this
Deed Restriction shall be effective only when made by writings signed by the Owner
and the Town of Avon and recorded with the Clerk and Recorder of Eagle County,
Colorado.
F. Waiver. No waiver of one or more of the terms or provisions of this Deed Restriction
shall be effective unless provided in writing. No waiver of any term or provision of this
Deed Restriction in any instance shall constitute a waiver of such provision in any other
instance.
G. Assignment. The Town may in its sole discretion assign the benefits and delegate the
responsibilities of this Deed Restriction to any other public entity, non-profit
corporation or other entity which is organized and exists for the purpose to provide and
promote affordable housing for full time residents.
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H. No Third -Party Beneficiaries. Nothing contained in this Deed Restriction is intended
to or shall create a contractual relationship with, cause of action in favor of, or claim for
relief for, any third party.
I. No Joint Venture. Notwithstanding any provision hereof, the Town shall never be in a
joint venture with Owner, and the Town shall never be liable or responsible for any
debt or obligation of Owner.
J. Governmental Immunity. The town and its officers, attorneys, and employees, are
relying on, and do not waive or intend to waive any provision of this Deed Restriction,
the monetary limitations or any rights, immunities, and protections provided by the
Colorado Governmental Immunity Act, C.R.S. SS 24-10-101, et seq., as amended, or
otherwise available to the Town or its officers, attorneys, or employees.
K. Choice of Law. This Deed Restriction shall be governed and construed in accordance
with the laws of the State of Colorado. Venue for any legal action arising from this Deed
Restriction shall be in Eagle County, Colorado.
L. Successors. Except as otherwise provided herein, the provisions and covenants contained
herein shall inure to and be binding upon the heirs, successors and assigns of the parties.
The Deed Restriction shall be a burden upon and run with the Property for the benefit of
the Town or the Town's assigns, who may enforce the Deed Restriction s and compel
compliance therewith through the initiation of judicial proceedings for, but not limited
to, specific performance, injunctive relief, reversion, eviction and damages.
M. Recording. The Town shall record this Deed Restriction in the real property records of
Eagle County, Colorado at the Owner's expense.
N. Personal Liability. By taking title to the Property, the Owner agrees that he or she
shall be personally liable for compliance with the applicable terms and conditions of
this Deed Restriction.
O. Further Actions. Any Owner of the Property and the Town agree to execute such
further documents and take such further actions as may be reasonably required to carry
out the provisions and intent of this Deed Restriction or any agreement or document
relating hereto or entered into in connection herewith.
P. Section Headings. Paragraph or section headings within this Deed Restriction are
inserted solely for convenience of reference and are not intended to and shall not
govern, limit or aid in the construction of any terms or provisions contained herein.
Q. Tax Sale. In the event of a tax sale, the deed restriction shall remain in full force and
effect, shall run with and burden the land, and shall constitute a condition of the
subdivision and land use approval which shall survive the sale of the Community
Housing Unit through a tax lien sale process.
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R. Gender and Number. Whenever the context so requires in this Deed Restriction, the
neuter gender shall include any or all genders and vice versa and the use of the singular
shall include the plural and vice versa.
S. Notice. Any notice, consent or approval, which is required to be given hereunder, shall
be given by either depositing in the U.S. Mail with first class postage pre -paid; mailing
by certified mail with return receipt requested; sending by overnight delivery with a
nationally recognized courier service that delivers to the physical address of the
Property; or, by hand- delivering to the intended recipient. Said notices, consents and
approvals shall be sent to the following address unless otherwise notified in writing:
To Town of Avon:
P.O. Box 975
100 Mikaela Way
Avon, CO 81620.
To Town of Owner:
With a copy to:
the address provided by the Eagle County Assessor's office.
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IN WITNESS WHEREOF, the Owner and Town have executed this instrument on the day and
the year first written above.
OWNER:
By:
Name:
Its:
STATE OF COLORADO )
) ss.
COUNTY OF EAGLE )
The foregoing instrument was subscribed, sworn to and acknowledged before me this _
day of , 20 , by , as the owner of the real
property described above.
Witness my hand and official seal.
My commission expires:
TOWN OF AVON, COLORADO:
Notary Public
Attest:
Eric Heil, Town Manager Ineke de Jong, Chief Administrative Officer
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EXMIT A
[Insert Property Legal Description]
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EXHIBIT B
OPTION TO PURCHASE
In the event of a foreclosure or acceptance of a deed in lieu of foreclosure by the holder
(including assigns of the holder) of the promissory note secured by a first deed of trust
("Holder") on the on the real property known as [Legal Description]
, (the "Property"), and subject to the issuance of a public
trustee's deed to the Holder following expiration of all statutory redemption rights, or issuance of
a deed in lieu of foreclosure to the Holder, the Town or its assigns shall have the option to
purchase the Property, which shall be exercised in the following manner:
1. Notice of Foreclosure Proceedings: The Holder shall give such notice to the Town of
intent to foreclose at least sixty days prior to commencing foreclosure proceeding.
Said notice shall be sent by certified mail, return receipt requested, and addressed as
follows:
Town of Avon
Town of Avon
C/O Town Manager
C/O Town Attorney
PO Box 975
PO Box 975
Avon, CO 81620
Avon, CO 81620
2. Option to Purchase: The Town or its assigns shall have sixty (60) days after issuance
of the public trustee's deed or deed in lieu of foreclosure in which to exercise this Option
to Purchase. In the event of a deed in lieu of foreclosure, the Town may exercise the
Option to Purchase by tendering to the Holder or its assigns, in cash or certified funds,
an amount equal to the amount due on the note and any additional reasonable costs
incurred by the Holder during the option period. In the event of foreclosure and issuance
of a public trustee's deed, the Town may exercise the Option to Purchase by tendering to
the Holder or its assigns, in cash or certified funds, the redemption price which would
have been required of the borrower or any person who might be liable upon a deficiency
on the last day of the statutory redemption period(s) and any additional reasonable costs
incurred by the Holder during the option period which are directly related to the
foreclosure.
3. Title: Upon receipt of the option price, the Holder shall deliver to the Town or its
assignee a special warranty deed, conveying the Property to the Town or its assignee.
The Holder shall convey only such title as it received through the public trustee's deed
or deed in lieu of foreclosure and shall not create or participate in the creation of any
additional liens or encumbrances against the Property following issuance of the public
trustees' deed to the Holder. The Holder shall not be liable for any of the costs of
conveyance to the Town or its assignee.
4. Release: Upon issuance of a public trustee's deed or deed in lieu of foreclosure to the
Holder; the Town or its assigns shall have sixty (60) days in which to exercise the Option
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to Purchase as set forth herein by notifying the Holder in writing of its intent to exercise
the option.
In the event that the Town or its assigns does not notify the Holder in writing of its intent
to exercise the Option to Purchase as set forth herein, the Town's Option to Purchase and
the Town of Avon's Community Housing Resident Occupied Deed Restriction recorded
at Reception Number in the records of the Clerk and Recorder of
Eagle County, Colorado shall be automatically released only with respect to the Property
which is the subject of foreclosure as of the thirty-first day after the issuance of such
public trustee's deed or deed in lieu of foreclosure. The Holder shall not be required to
take any affirmative action to obtain such release.
It is the intent of the Town that the Option to Purchase and the referenced Deed
Restriction Agreement be terminated automatically upon the failure of the Town or its
assigns to provide written notice of its intent to exercise its Option to Purchase to the
Holder, whether such failure is intentional or unintentional, and that such termination will
be effected without the necessity of any affirmative action on the part of the Holder and
without the necessity of filing a release of such Deed Restriction Agreement or option of
public record.
It is agreed that this Section 4 shall not result in a release of the Deed Restriction
Agreement from any other property which is not the subject of foreclosure, and nothing
contained herein shall require the Town to release and waive its ability to enforce the
Deed Restriction Agreement in the event of foreclosure of a lien secured in second or
subsequent position.
5. Successors and Assigns: The provisions and covenants contained herein shall inure to
and be binding upon the heirs, successors and assigns of any Owner of the Property, and the
Town.
6. Modification: The parties hereto agree that any modifications to this Option to Purchase
shall be effective only when made by writings signed by all parties and recorded with the
Clerk and Recorder's Office of Eagle County, Colorado.
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IN WITNESS WHEREOF, the parties hereto have executed this Option to Purchase on the
day of , 2024.
OWNER:
By:_
Name:
Its:
STATE OF COLORADO)
) ss.
COUNTY OF EAGLE )
The foregoing instrument was subscribed, sworn to and acknowledged before me this
day of , 20 , by , as the owner of the real
property described above.
Witness my hand and official seal.
Notary Public
TOWN OF AVON, COLORADO:
U51a
Attest:
Eric Heil, Town Manager Ineke de Jong, Chief Administrative Officer
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EXHIBIT C
ACKNOWLEDGEMENT OF THE TOWN OF AVON COMMUNITY HOUSING
RESIDENT OCCUPIED DEED RESTRICTION
WHEREAS, [Buyer Name] (the "Buyer") is purchasing
from [Seller Name] (the "Seller") at a price of $[purchase price
amount] , the real property and improvements located in [Address &
Neighborhood] more particularly described as:
[Legal Description] , according to the plat
recorded under Reception No. , in the real property records
of Eagle County of Eagle, Colorado (the "Subject Property"); and
WHEREAS, the Seller of the Subject Property is requiring, as a prerequisite to the sales
transaction, that the Buyer acknowledge and agree to the terms, conditions and restrictions found
in that certain instrument entitled "TOWN OF AVON COMMUNITY HOUSING RESIDENT
OCCUPIED DEED RESTRICTION", recorded on , 20_, under Reception
No. , in the real property records of Eagle County, Colorado (the "Deed
Restriction"). A copy of the Deed Restriction is attached to this Acknowledgement as Exhibit A.
NOW, THEREFORE, as an inducement to the Seller to sell the Property, the Buyer:
1. Acknowledges that Buyer has carefully read the entire Deed Restriction, has had the
opportunity to consult with legal and financial counsel concerning the Deed Restriction
and fully understands the terms, conditions, provisions, and restrictions contained in the
Deed Restriction, and agrees to abide by the Deed Restriction.
2. Buyer acknowledges that the Deed Restriction imposes a future sale to an Eligible
Household exclusively on the sale or conveyance of the Subject Property.
3. I/we acknowledge that no sales/purchases are exempt from the requirement that the
Property be occupied by an Eligible Household in accordance with the Deed Restriction.
All future buyers shall complete an application for approval of Eligible Household status
with the Town of Avon or its designee. Current and future buyers agree that (i) the Owner
or lessee qualifies as an Eligible Household; (ii) the Owner uses the Property as its Primary
Residence; and (iii) the Owner is in compliance with the terms and conditions of this Deed
Restriction.
4. Notice to Buyer, pursuant to Section 12 of the Deed Restriction, should be sent to:
5. I/we direct that this acknowledgement be placed of record in the real estate records of Eagle
County of Eagle, Colorado and a copy provided to Town of Avon.
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IN WITNESS WHEREOF, the parties hereto have executed this instrument on the
day of , 20_.
BUYER(S):
Printed Name
Printed Name
STATE OF )
ss.
COUNTY OF )
The foregoing instrument was acknowledged before me this
, by
Witness my hand and official seal.
Notary Public
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day of
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EXHIBIT A
DEED RESTRICTION
Resident Occupied Community Housing Deed Restriction
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TO: Honorable Mayor Tamra N. Underwood and Avon Town Council
FROM: Max Morgan, AICP, Planner II A
RE: Work Session -Main Street Pedestrian Mall Avon
Concept Design
DATE: March 13, 2025 C O L O R A D O
SUMMARY: This report presents three conceptual designs options to Avon Town Council ("Council") for
extension and enhancements to the Main Street Pedestrian Mall ("Mall"). Council directed Staff to proceed
with design and construction of the Pedestrian Mall extension from Lettuce Shed Lane to Harry A.
Nottingham Park ("Park") after completing the La Zona planning effort in 2023. Design of the Mall
extension is an adopted 2025 Community Development Department Goal with the anticipation that
construction may occur as early as spring of 2026.
The proposed conceptual designs depict layouts that would enhance and the extend the Mall from Lettuce
Shed Lane Plaza to Lake Street. All conceptual design options include extension of the established design
from Possibility Plaza to Lettuce Shed Plaza, expansion and enhancement of a civic plaza at the Town Hall
Skier Building, and improved crossed walks at Mikaela Way and Lake Street. Designs for altered or
replacement parking are also presented in response to Council's stated goal to not reduce existing parking
space.
Council is requested to provide direction on the preferred Conceptual Design option.
CONCEPTUAL DESIGN PROCESS: Staff proposed an initial conceptual layout design process to
determine the general layout and desired elements of Mall improvements before incurring more substantial
costs associated with full design of Mall improvements. This approach is intended to avoid duplicating
design costs if initial designs are (literally) not on the right path. Staff retained Stolfus Engineering and
DHM Design to prepare Conceptual Designs and assist with this initial Conceptual Design process.
The Conceptual Design process began with a joint work session that included Council, the Avon Planning
and Zoning Commission ("PZC"), the Avon Downtown Development Authority ("DDA"), Health & Rec
Committee, and Cultural Arts and Special Events Committee ("CASE") on January 27, 2025. After the initial
work session each of these citizen committees held one or more meetings individually to review, ask
questions and provide comments on the proposed Conceptual Design ideas.
The Conceptual Design options provide efficient direction to our consultants for the next phase of design
but are not complete in details and do not include programming and activation. Those details will be
addressed in the next phase of full design. The Conceptual Designs seek to incorporate "flexible
opportunities" for future events and activations with the understanding that we do not have any established
programs or commitments for use the Mall at this time and that any successful future use of the Mall area
for events, activations or gatherings is expected to evolve over time.
PLANNING AND ZONING COMMENTS: At the most recent work session with the Planning and Zoning
Commission on March 10, 2025, the PZC recommended Town Council consider Option 2 for this project.
Option 2 balances the need for path improvements with the need to ensure that the path does not interfere
with future development of the surrounding area (E.g., Rec Center Expansion, Old Firehouse
redevelopment). Several individuals and committees preferred Option 3 in the initial concept review
meetings because it seemingly achieved this same goal. However, as the consultants refined each
concept to include ideas for future development, the perceived assurance that the existing path layout that
970.748.4014 mmorgan@avon.org
Option 3 enlists was the least likely to impact future development came into question.
The PZC also sought the incorporation of existing "edges" or boundaries within the project area, that would
likely remain unaffected by development plans in the next 5-20 years. The Avon Public Library does not
have reported plans for exterior updates or modifications to the building footprint, and the La Zona Plan
similarly does not include recommendations for site improvements. Seemingly, the building footprint of the
Library is an "edge" that will remain unchanged in the next decade or so, and already includes a sidewalk
where the path layout is proposed. Option 2 shows this sidewalk would be widened as part of the path
update.
The PZC provided additional recommendations for:
• Enhancements along the westside of the Rec Center to define the existing, northerly connection
to the Park
• A Food Truck Court considered in the south section of the Rec Center west parking area or north
of the Mikaela Way Enhance Crossing.
• No user -policy in the immediacy (e.g., Dismount Zone) but consideration for user -policies in the
event that the Mall cannot accommodate a variety of uses like dog -walking, biking, and skating
The DDA, CASE, and Health and Rec Committees did not review Option 2 in its current form, but provided
meaningful contributions with direction to avoid costly development that would need to be changed in the
near future, activate the Mall and surrounding sites, consider shade and sunlight when designing nodes
and spaces, consider connections to north -south transit opportunities,
Vluana Draftea Concept
The purpose of the work session is to:
• Review the new Mall Concept layout options and choose a preferred option (ATT A - Concepts for
Review)
Provide feedback to Staff and Consultants in anticipation of the Design Phase
d,g
Image 1-1 of 3 Pedestrian Mall Concepts from DHM Design / Stolfus Engineering
BACKGROUND: Pedestrian malls serve to help people get outside and move around safely in an
interesting, safe, and inviting space. Pedestrian malls are notable for their ability to:
Page 2 of 14
• Support transit networks that prioritize non -motorized transportation.
• Connect areas of town and related assets, create gateways, and invite exploration of space.
• Provide opportunities for place -making and event space, activating areas with pop-up markets
and fairs, art and compelling architecture.
Town of Avon's Main Street Pedestrian Mall stretches nearly'/4 of a mile east to west, from the northeast
corner of the Wyndham Property ("Possibilities Plaza") to Lake Street, near the east entrance to Harry A.
Nottingham Park. The Mall serves as the primary pedestrian pathway through the west portion of Town
Center, connecting the Park with other civic assets including the Avon Rec Center, Avon Public Library,
Town Hall, and the Transit Center. This area, known as the "Civic Campus", is part of Tract G on the
Benchmark Subdivision Official Plat.
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Image 2 - Annotated Plat (1978) Highlighting Tract G with Existing Path in Orange
Page 3 of 14
Pedestrian
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Lettuce Shed
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Image 3 - Map of Tract G Area with Mall Path
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Image 4 — Existing Mall Layout
The Main Street Pedestrian Mall is the primary pedestrian route that connects accommodations and
businesses with civic and recreational uses in the core of Avon. Given its importance to the community,
previous Town planning documents included a variety of concepts and suggestions for the Mall:
Page 4 of 14
Original Plat: The existing Pedestrian Mall predates the Town of Avon. Eagle County approved the
original Benchmark at Beaver Creek Subdivision Plat in 1974, which included a portion of Tract G
dedicated to "Park and Municipal" use bisecting several lots platted for mixed -use (commercial +
residential) properties. The Town of Avon maintained this physical framework when it incorporated in 1978,
and the original Town plat from the same year shows a pathway between future, mixed -use sites where the
east portion of the Mall currently lies (See Image 2).
Avon Town Center Development Plan (2000): The early 2000s saw the Town consider a significant,
conceptual overhaul of the Mall. The Avon Town Center Development Plan (2000) expresses that the
Town's then -Existing Pedestrian Circulation was a problem -area, highlighting that the Mall was the only
"formal provision for pedestrians" aside from sidewalks along streets. The document references "unclear
way -finding", and "awkward parcel shapes" as general problems with the Town's layout.
Interestingly, the Avon Town Center Development Plan (2000) recommends the redevelopment of the Mall
as a vehicular thoroughfare that would serve public and private vehicles in addition to pedestrians, and for
more pedestrian pathways to develop elsewhere in the Town Center, including two pedestrian sky -bridges.
No sky -bridges or alternative pedestrian network developed, and the challenges related to way -finding and
parcel shapes are still considered relevant to the Town.
West Town Center Investment Plan (2007): The Town's West Town Center Investment Plan (2007)
was designed to "encourage and facilitate revitalization" in the area between Nottingham Park and East
Town Center. Drafted and adopted in collaboration with Design Workshop in 2007, the West Town Center
Investment Plan sought to provide benefits for the area including:
• Functionally and aesthetically complementary development, and enhanced, visual character for the
Town Center
• More predictability, direction, and ease for developers and the Town in the design review process
for redevelopment projects
• Increased confidence in investors
• More predictability for the Town's budgeting and financing mechanisms
Page 5 of 14
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Image 5 - Map from WTC Investment Plan (2007)
While development went largely unrealized given constraints during the Great Recession in 2008, planning
concepts from the West Town Center Investment Plan are worth consideration in 2025:
• Street realignment to improve circulation and enhance development feasibility of vacant parcels
• Linkage for pedestrian, bike, and auto circulation throughout the Town
• A parking structure
• Public plazas and gathering spaces
• Entertainment opportunities and extended retail hours
• Enhanced signage, streetscapes, landscaping and wayfinding
• Ground -level architectural detailing to enhance the pedestrian experience
Page 6 of 14
Master Plan for Harry A. Nottingham Park (2008): Harry A. Nottingham Park has served the community
as the Town's largest park and central outdoor meeting area for residents and guests since 1978, and has
been the subject of several planning documents sponsored by the Town. The most recent Master Plan for
Harry A. Nottingham Park (2008) inventories then -existing conditions and gives recommendations and
strategies to guide improvements for the Park over time including:
• Create more prominent gateways to the park
• Treat the park as a focal point for community activity and congregation
The plan states that "a majority of park users who are local residents or visitors staying in nearby lodging
typically walk to the park' but that "points of entry are barely visible. They need to be accentuated with
monuments, directional signage, and lighting to highlight them as gateways into the park. A major
recommendation and priority of the master plan is to make the entry points into the park more prominent
and distinctive."
The Park continues to see improvements and increased use, as demonstrated with special events and the
successful beach enhancements enjoyed during summer months. At the southeast corner of the Park, the
previous Town Hall building was demolished in 2021. Park improvements for the southeast corner of Harry
A. Nottingham Park are soon be underway and include public restrooms, concession space, outdoor
gathering and landscaping improvements.
Wyndham Property: The development of the Wyndham Timeshare property in 2012 included
improvements to the portion of the Mall adjacent to the building, including Lettuce Shed Lane and
Possibilities Plaza. Originally platted as "Benchmark Court", the Town entered an agreement with
Wyndham Properties for both parties to install landscaping, hardscape, lighting and other compatible
improvements to what is now Lettuce Shed Lane and Possibilities Plaza. The project used funding from
the Avon Urban Renewal Authority ("URA") to create a distinct node and pathway to the Avon Station
transit center in the Mall's layout, which marks the east boundary of the proposed improvements. The
agreement authorizes additional pedestrian amenities and seating, including a snowmelt system
underneath the Mall, and overall re -confirms that the site should be developed to prioritize pedestrians over
vehicles.
CONCEPT REVIEW: The La Zona planning process recognized the community priority to extend and
complete the Mall from Lettuce Shed Lane to Lake Street. The La Zona planning process also recognized
the importance of connecting to adjacent areas, including Harry A. Nottingham Park, Town Hall, the
Recreation Center, Avon Public Library, mixed -use and commercial developments, adjacent parking areas,
connection to the river trail, and general connection to surrounding blocks. The importance of improved
wayfinding was also recognized during the La Zona process.
Page 7 of 14
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Image 6 - Map of La Zona from the La Zona Plan Document
The La Zona proposed concept plan segments the Mall plan area into three subareas or "rooms." The
rooms are labeled in the plan based on their "design identity" and intended use: Play, Civic, and Move.
The Mall runs through all three subareas, suggesting that the Mall could represent different identities at
different locations.
Page 8 of 14
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PLAY: The westernmost section is anchored by Harry A. Nottingham Park, the Town's
Recreation Center, and the Public Library. Three major destinations for children
and families, and for residents and visitors to recreate and enjoy. As such, the
design of the Main Street Mall should emphasize play and leisure activities, and
provide features that encourage people of all ages to stay and enjoy.
CIVIC: The central section is anchored by Avon's Town Hall, with underutilized plaza
spaces abutting the Main Street Mall both at Town Hall and the Seasons complex.
The goal for this section is to emphasize public and civic meeting space, with
flexible design elements that encourage gathering and municipal programming.
MOVE: finally, the easternmost section of the Main Street Mall emphasizes
mobility and connectivity to other anchor destinations in Avon. This segment is
the connective tissue to the Beaver Creek Gondola to the south, to local and
regional transit services at Avon Station, and to thoroughfares on Avon Road and
West Beaver Creek Boulevard. Design elements may include placemaking and
programming features, but should also emphasize mobility and decision points to
reach connected destinations.
Image 7 - "Rooms" Excerpt from La Zona Concept Plan
Additionally, the La Zona proposed concept plan focuses on four sites for redevelopment:
1. Avon Recreation Center Expansion Analysis
2. 351 Benchmark Road aka "Old Firehouse" Use Study
3. Main Street Pedestrian Mall Improvements
4. Improved Multi -modal Connections (Through Existing Assets)
Page 9 of 14
The La Zona proposed concept plans were never formally adopted by Council. There were, and still are,
many variables to be determined with use or re -use of 351 Benchmark Old Fire Station Site and the Avon
Recreation Center. Council did prioritize extension and enhancement of the Mall.
THREE CONCEPTUAL DESIGN OPTIONS: All three Conceptual Design options show existing and
proposed elements along the Mall. All three Conceptual Design options propose a larger and enhanced
Civic Plaza at Town Hall, an enhanced crossing at Mikaela Way including the closure of Mikaela Way, a
mini -plaza between the Avon Recreation Center and Avon Library, and enhanced pedestrian crossing of
Lake Street. Several future developments are "shaded in" to reflect potential changes in and around the
space, including the opportunity for future expansion of the Avon Recreation Center into the west side
parking lot (except Option 3) and East Park restrooms. All designs show replacement parking on Lake
Street and all designs present a net increase in parking spaces (see ATT B: Parking Calculations).
OPTION 1
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Image 8 - Option 1
Option 1 represents the straightest path and includes a crossing at Lake Street into the park just south of
the large spruce tree near the existing crossing. The Recreation Center west parking area is reconfigured
to expand parking in the north section but eliminated in the south section.
Option 1 has the advantage of clear wayfinding (hard to get lost on a straight path) and leaving the most
room on the south side of the Mall for future development of 351 Benchmark and potential Avon Library
expansion and has the disadvantage of presenting the most expensive parking reconfiguration and a
potentially awkward entry into the Park at the west recreation tree/big spruce tree.
The image includes an alternative
drawing for the proposed Civic Plaza
at Town Hall but this concept is not
tied to Option 1, and could be applied
to any option.
Image 9 - Angular Civic Plaza
Page 10 of 14
OPTION 2
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Option 2 shows a straight path over Mikaela Way, and the same mini -plaza also shown in Option 1. The
path for Option 2 uses the existing "edge" of the Library and then crosses Lake Street to enter the Park at
the juncture of the southeast corner of the main field, the south recreation trail, and the planned corner
entrance to a skate plaza.
The Planning and Zoning Commission recommends Option 2, with additional recommendations for:
Enhancements along the westside of the Rec Center to define the existing, northerly connection to
the Park
A Food Truck Court considered in the south section of the Rec Center west parking area or north
of the Mikaela Way Enhance Crossing
No user -policy in the immediacy (e.g., Dismount Zone) but consideration for user -policies in the
event that the Mall cannot accommodate a variety of uses like dog -walking, biking, and skating.
Option 2 uses the existing edge of the Library to provide a border to the Mall and to move the Lake Street
crossing and connection into the Park to the juncture of the south recreation trail, skate park/restrooms
and main field. Representatives of the Eagle Valley Library District indicated that they are considering
potential expansion of the Avon Library but do not have any specific plans at this time, other than they
indicated that they would not consider major reconfiguration of the internal layout of the Library to move
the entrance to the north side.
Option 2 has the advantage of entering the Park at a more function location at the south recreation trail.
Entry in the main field at the south east corner is easier with much less grade than entering by the big
spruce tree. At this junction location it is also easy to proceed on the south recreation trail, go south to the
river corridor trail connection, go north on the west recreation trail, enter the skate plaza (if and when
constructed in the future). This location for crossing Lake Street and entering the Park would be easier
and more intuitive for a strong gateway entry element. Parking reconfiguration for this option is more
modest. Option 2 also proposes additional pedestrian enhancements (and expense) to improve the
connection from the Mall along the west side of the Recreation Center to the crossing by the Avon
Playground/north recreation path.
Page 11 of 14
OPTION 3
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Option 3 includes the same enhancements from Lettuce Shed Lane, across Mikaela Way to the mini -plaza
between the Avon Recreation Center, but then uses a "least investment, temporary path" design to follow
the existing sidewalk path through the parking area and across Lake Street. "Lease investment, temporary
path" means installing pavers for consistency of the Mall path (i.e. improved wayfinding) but not installing
any other enhancements with the expectation that when future redevelopment of 351 Benchmark is
determined then this segment of the Mall would be reconstructed.
The advantage of Option 3 is that is the least cost of the three options and allows the most flexibility for
future redevelopment of 351 Benchmark. The disadvantage of Option 3 is that it will require this process to
be repeated in the future for the west segment and will require a future construction project to finally
complete the Mall.
ADDITIONAL CONCEPT COMPONENTS:
Lake Street Crossing: The Lake Street crossing serves as an essential "gateway" into the Park, and
should continue to support park -goers seeking access to the Park from nearby parking areas and the Town
Center. The concept proposes a raised -element to update to the existing crosswalk from the Rec Center
area to Park (same as the raised crossing at Lettuce Shed Lane to the Westin), and additional on -street
parking (eleven new spaces shown). The concept includes proposed locations for wayfinding, and an entry
plaza.
Mikaela Way Enhanced Crossing: The proposed Mikaela Way Enhanced Crossing provides a
substantially improved pedestrian crossing by closing Mikaela Way. This subarea is essential in order for
Mall -users to make visual connections with Park, and for day-care attendees (kids!), library -users and Rec
Center patrons to access parking and other areas safely on foot.
The Enhanced Crossing allows for a greater footprint for a parking garage to develop on the east side of
the Rec Center, and could be an ideal location for additional food trucks. Mikaela Way is not a main
thoroughfare for vehicular traffic and is essentially a drive path between parking lots. The closure would be
accomplished with removal bollards that can easily be opened to use Mikaela Way when we close Lake
Street for special events.
Page 12 of 14
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Image 12 - Parking Garage Concept Comparison Showing Expanded Footprint with Mikaelo Enhanced Crossing
The concept resolves several traffic calming challenges and questions that otherwise remain unaddressed
if left open to private vehicle traffic:
• A raised crossing element does not function effectively if it is not perpendicular to the road.
• What speed limit reduction, if any, is appropriate in an area with challenging sight lines for drivers
and pedestrians?
• Can sight lines be improved?
• What accommodations are appropriate for individuals with alternative abilities and mobilities to help
safely cross vehicular traffic?
Civic Plaza at Town Hall: The concept proposes an update to the space immediately south of Avon Town
Hall where the Skier Statue sits currently. All committees previously confirmed that the Skier Statue should
remain in the space, but should be moved to not impede the use of the south entry doors to the Council
chambers. An expanded plaza adjacent to Council Chambers and provide a very functional space for
gatherings and will provide a more usable day to day space for casual outdoor seating. The Committees
identified this area as appropriate for "light" entertainment and outdoor gathering space. A circular plaza is
shown for design consistency and alternative angular design is presented as an option.
NEXT STEPS: Council is requested to provide direction on the preferred Conceptual Design option. Stolfus
will proceed to order a survey based on the scope and location of contemplated improvements associated
with the selected Option and then proceed to prepare full designs. Full designs would be presented to all the
Committees again for review and comment, likely by late summer. Designs must be finalized, approved and
ready for bid by October to stay on schedule for spring 2026 construction start.
Page 13 of 14
TOWN MANAGER COMMENTS AND RECOMMENDATION: First, I think this has been a good process
and I thank Max for his expertise and enthusiasm in leading this process. There were a lot of ideas, which
were somewhat chaotic at first, but then settled into a true community based consensus. One aspect I better
appreciated early in the process is that there was some perception that the "Mall" would be a heavily
activated and programmed destination like 16th Street Mall or Pearl Street Mall. I regard that as an
"unrealistic over -expectation". Rather, I view the Mall as the "spine" in our pedestrian friendly Town Core
area, and as the spine should be the most heavily used, should be attractive, and should be well connected
to other parts of the Town Core, Civic Center and the Park. All three options achieve the core purpose of
pedestrian enhancement. The proposed Mall enhancements with the Civic Plaza at Town Hall will provide
flexible opportunities for events and gatherings, but there is not a need to determine that programming
today.
I believe all three Conceptual Design options are viable and present quality design implementation. My
recommendation would be for Option 2 based on the Avon PZC consensus that entering the Park near the
south recreation trail juncture with the restrooms/future skate plaza and main field is the best location.
Option 2 allows the Town to proceed with the Mall extension and enhancement as one project and allows
existing parking on the west side of the Recreation Center to remain similar to its current configuration. I
also recommend NOT constructing new parking on the west side of Lake Street to keep the landscape buffer
between the main field and Lake Street.
Option 2 does have the consequence of shrinking the area for potential redevelopment of 351 Benchmark,
but future redevelopment of this area is so undefined, speculative and unfunded that I think the best
pedestrian design and layout for the Mall should not be held back by something we don't know that won't
happen for decades.
Once Council selects an Option we will pursue a Main Street Revitalization Grant with CDOT. These grants
are available for pedestrian enhancements. I suspect this project would be competitive and, thus far, CDOT
funding for this program has not been impacted by Federal and State budget cuts.
Thank you, Max
ATTACHMENTS:
A. Stolfus Engineering / DHM Designs Concepts for Review
B. Parking Calculations
C. Ped Mall Photos
D. Food Truck Court Photos
Page 14 of 14
ATT A - UPDATED CONCEPTS FOR REVIEW
TOWN OF AVON - 2025 PED MALL CONCEPTS
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PATH OPTION 1
*Straightest Path
•Miniplaza between Rec Center / Library
•Gateway across from Lake Street Spruce Tree
ATT A - UPDATED CONCEPTS FOR REVIEW
TOWN OF AVON - 2025 PED MALL CONCEPTS
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PATH OPTION 2 (UPDATED)
• Straight Path Over Mikaela Way
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ATT A - UPDATED CONCEPTS FOR REVIEW
TOWN OF AVON - 2025 PED MALL CONCEPTS
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• No Miniplaza / No Gateway
Attachment B - Parking Calculations
AVON PEDESTRIAN MALL
PARKING CALCULATIONS
Parking Lots Count Summary -Based upon Conceptual Plans ( final count may vary
(includes EV charging and accessible spaces)
Library Parking on Mikaela Way Existing
Proposed
NET
Lake Street Angle Parking Existing
Proposed
NET
Rec Center Northwest Parking Existing
Proposed
NET
Rec Center Southwest Parking Existing
Proposed
NET
TOTAL NET CHANGE
Angle Parking West Side Lake St.
TOTAL w/o West Side Lake St.
Option 1 Option 2 Option 3
26
26
26
37
37
37
11
11
11
24
24
24
31
27
32
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17
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20
20
20
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ATTACHMENT C - 2024 MALL IMAGES
Image 1 - View of Possibility Plaza Looking East with East Town Center and Mountains in Background
Image 2 - Aerial View of Ped Mall Looking West
ATTACHMENT C — 2024 MALL IMAGES
Image 3 - Aerial View of Ped Mall Looking West with Park and Stage in Background
Image 4 - Lettuce Shed Lane Looking South
ATTACHMENT C - 2024 MALL IMAGES
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Image 5 - View from Mall Looking West towards the Park
Image 6 - Aerial View of Mikaela Way Crossing and Rec Center with Park and Stage in Background
ATTACHMENT C — 2024 MALL IMAGES
Image 7 - Aerial View of Rec Center Parking Area and Mall Path Looking West
Image 8 - Aerial View of Lake Street Crossing with Park and Stage in Background
ATTACHMENT C — 2024 MALL IMAGES
Image 9 - Lake Street On -street Parking with Site for Future Park Improvements in Background
Image 10 - Aerial View of Entire Mall Looking East
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AVON PLANNING & ZONING COMMISSION
MEETING ABSTRACT
MONDAY, MARCH 10, 2025
PUBLIC MEETING BEGINS AT 5:30 PM 6N/0 El
C 0 L 0 R A D O
PLANNING AND ZONING COMMISSION TRAINING: 5:00 PM
1. PLANNING COMMISSION TRAINING WITH THE TOWN ATTORNEY, NINA P. WILLIAMS
PUBLIC MEETING: 5:30 PM
1. CALL TO ORDER AND ROLL CALL (CHAIRPERSON)
MEETING COMMENCED AT 5:35PM. A ROLLCALL WAS TAKEN, AND PLANNING COMMISSIONERS CARLY HANSEN,
BRAD CHRISTIANSON, ANTHONY SEKINGER, OLIVIA COOK, NICOLE MURAD, NANCY TASHMAN AND BRIAN SIPES
WERE PRESENT. ALSO PRESENT WERE TOWN ATTORNEY NINA WILLIAMS, TOWN MANAGER, ERIC HEIL, COMMUNITY
DEVELOPMENT DIRECTOR MATT PIELSTICKER, AICP, PLANNING MANAGER JENA SKINNER, AICP, PLANNER II MAX
MORGAN, AICP, AND DEVELOPMENT COORDINATOR, EMILY BLOCK.
2. APPROVAL OF AGENDA
ACTION: COMMISSIONER CHRISTIANSON MADE A MOTION TO APPROVE THE AGENDA WITH THE MODIFICATION TO
ACKNOWLEDGE THAT COMMISSIONER REVIEW OF CPA25001 IS PART OF A PUBLIC HEARING RATHER THAN A WORK
SESSION. COMMISSIONER SIPES SECONDED THE MOTION, AND THE MOTION PASSED UNANIMOUSLY, 7-0.
3. DISCLOSURE OF ANY CONFLICTS OF INTEREST OR EX PARTE COMMUNICATION RELATED TO AGENDA ITEMS
THERE WERE NO CONFLICTS OF INTEREST OR EX PARTE COMMUNICATION. COMMISSIONER HANSEN INFORMED THE
REST OF THE COMMISSION THAT HER COLLEAGUE AT ZEHREN AND ASSOCIATES IS WORKING ON THE 3-MILE PLAN
PROJECT, BUT SHE HAS HAD NO DIRECT INVOLVEMENT. COMMISSIONER SIPES ASKED IF COMMISSIONER HANSEN
CAN AND WOULD REMAIN IMPARTIAL WHEN REVIEWING THE APPLICATION, AND COMMISSIONER HANSEN CONFIRMED
THAT SHE WOULD REVIEW THE APPLICATION WITHOUT PREJUDICE.
4. PUBLIC COMMENT -COMMENTS ARE WELCOME ON ITEMS NOT LISTED ON THE FOLLOWING AGENDA PUBLIC COMMENTS
ARE LIMITED TO THREE (3) MINUTES. THE SPEAKER MAY BE GIVEN ONE (1) ADDITIONAL MINUTE SUBJECT TO PLANNING AND ZONING
COMMISSION APPROVAL.
THERE WERE NO PUBLIC COMMENTS.
5. WORK SESSION
5.1. MAIN STREET MALL CONCEPT PLAN REVIEW- PLANNER 11, MAX MORGAN, AICP
COMMISSIONER SIPES MADE A MOTION THAT THE PLANNING AND ZONING COMMISSION RECOMMENDS TO COUNCIL
TO MOVE FORWARD WITH OPTION 2 WITH THE INCLUSION OF THE MIKAELA WAY ENHANCED CROSSING, AND THE
POSSIBLE INCLUSION OF FOOD TRUCKS IN A LOCATION THAT THE PLANNER SEES FIT. A DISMOUNT ZONE IS NOT
RECOMMENDED AT THIS TIME, BUT IT IS RECOMMENDED THAT ADDITIONAL PLANNING EFFORTS ARE UNDERTAKEN ON
THE WEST SIDE OF AVON TO STUDY MULTIMODAL TRANSIT. COMMISSIONER TASHMAN SECONDED THE MOTION, AND
THE MOTION PASSED UNANIMOUSLY, 7-0. AFTER THE MOTION PASSED, COMMISSIONER SIPES MADE A MOTION TO
AMEND HIS MOTION TO SUGGEST THAT THE PATH ALONG THE FRONT SIDE OF THE RECREATION CENTER GOING
MEETING AGENDAS AND PACKETS ARE FOUND AT: WWW.AVON.ORG
AGENDAS ARE POSTED AT AVON TOWN HALL, AVON RECREATION CENTER, ONLINE AND AVON PUBLIC LIBRARY
IF YOU HAVE ANY SPECIAL ACCOMMODATION NEEDS, PLEASE, IN ADVANCE OF THE MEETING,
CALL MATT PIELSTICKER AT 970-748-4413 OR EMAIL MATT@AVON.ORG WITH ANY SPECIAL REQUESTS.
NORTHBOUND BE INCLUDED IN THE PLAN OF OPTION 2. COMMISSIONERS RE -PASSED THE MOTION UNANIMOUSLY.
5.2. CPA25001 THREE-MILE PLAN -PLANNING MANAGER, JENA SKINNER. AICP
COMMISSIONER SIPES MADE A MOTION TO APPROVE THE ADOPTION OF THE TOWN OF AVON 3-MILE PLAN AS AN
EXTENSION OF THE COMPREHENSIVE PLAN, WITH THE ADDITION OF CDOT AS A RECOGNIZED ENTITY.
COMMISSIONER MURAD SECONDED THE MOTION, AND THE MOTION PASSED UNANIMOUSLY, 7-0
6. CONSENT AGENDA
6.1. FEBRUARY 24, 2025 PLANNING AND ZONING COMMISSION MEETING MINUTES
ACTION: COMMISSIONER SEKINGER MADE A MOTION TO APPROVE THE CONSENT AGENDA. COMMISSIONER SIPES
SECONDED THE MOTION, AND THE MOTION PASSED UNANIMOUSLY, 7-0.
7. FUTURE MEETINGS
7.1. MARCH 24, 2025 - NM MAY HAVE CONFLICT
7.2. APRIL 7, 2025
8. STAFF UPDATES
9. ADJOURN
THE MEETING WAS ADJOURNED AT 6:53 PM
THESE MEETING MINUTES ARE ONLY A SUMMARY OF THE PROCEEDINGS OF THE MEETING. THEY
ARE NOT INTENDED TO BE COMPREHENSIVE OR TO INCLUDE EACH STATEMENT, PERSON
SPEAKING OR TO PORTRAY WITH COMPLETE ACCURACY. THE MOST ACCURATE RECORDS OF THE
MEETING ARE THE AUDIO RECORDING OF THE MEETING, WHICH CAN BE OBTAINED FROM THE TOWN
CLERK'S OFFICE BY SUBMITTING A PUBLIC INFORMATION REQUEST.
RESPECTFULLY,
EMILY BLOCK
MEETING AGENDAS AND PACKETS ARE FOUND AT: WWW.AVON.ORG
AGENDAS ARE POSTED AT AVON TOWN HALL, AVON RECREATION CENTER, ONLINE AND AVON PUBLIC LIBRARY
IF YOU HAVE ANY SPECIAL ACCOMMODATION NEEDS, PLEASE, IN ADVANCE OF THE MEETING,
CALL MATT PIELSTICKER AT 970-748-4413 OR EMAIL MATT@AVON.ORG WITH ANY SPECIAL REQUESTS.
HEALTH AND RECREATION COMMITTEE MEETING MINUTES
TUESDAY, MARCH 11, 2025 Avon
RID FORMAT IN PERSON AT AVON TOWN HALL AND VIA ZOOM C O L O R A D O
1. ROLL CALL
Present -
Committee Members: Committee Chair Nancy Tashman and Committee Vice Chair Lisa Post, Amy Phillips, Derek
George, Pat Nolan, Courtnery Walters Rawson
Staff: Recreation Director Michael Labagh, Aquatics Superintendent Kacy Carmichael, Recreation Services
Superintendent Jerrica Miller, General Government Fellow Arnell Wade, Aquatics Supervisor Zak Kornhauser,
Facilities Manager Luis Tapia, Recreation Supervisor of Recreation Services Mike Atencio
Town Council: Councilor Kevin Hyatt
Absent -
Committee Members: Sonia Martinez, Kathy Ryan
Town Council: Ruth Stanley
Committee Chair Nancy Tashman opened the meeting at 12:00 p.m.
2. APPROVAL OF THE AGENDA Committee chair Nancy Tashman made a request for a motion to approve the
agenda, Amy Phillips moved to approved agenda. Lisa Post second the motion to approve the agenda. Committee
Chair Nancy Tashman declared the agenda approved.
3. APPROVAL OF THE JANUARY 21ST MEETING MINUTES
Committee Chair Nancy Tashman made a request for a motion to approve the minutes of the January 21 st, 2025,
meeting. Amy Phillips moved to approve the meeting minutes, Lisa Post seconded the motion and Committee
Chair Nancy Tashman declared the minutes approved.
4. PUBLIC COMMENTS No public comments were made in person or online via (zoom)
5. BUSINESS ITEMS
5.1 Recreation Department Update
Recreation Director Michael Labagh provided an update on the ongoing operations at the recreation center. He
highlighted the strong participation in the adult sports league, noting the elevated level of competitiveness among
players. The InBody Scale Fitness Challenge continues to progress successfully, while group swim lessons remain
fully booked and active. Daily visits to the center have increased, and revenue levels remain steady.
The department welcomed Kami Viken as the new Programs Coordinator. She is undergoing comprehensive
onboarding to ensure a smooth transition and preparation for the busy summer season. Summer programs are
nearly ready for launch, including an exciting new "Kids Nerf Night Out" activity.
An upcoming babysitter certification class is expected to draw significant participation with effective marketing
efforts. Additionally, the spring all -staff training is scheduled for early May, coinciding with some facility closures
during that time.
Page 1 of 4
HEALTH AND RECREATION COMMITTEE MEETING MINUTES
TUESDAY, MARCH 11, 2025 Avon
RID FORMAT IN PERSON AT AVON TOWN HALL AND VIA ZOOM C O L O R A D O
During the meeting, Pat Nolan inquired about the possibility of removing the hump in the lazy river. Michael
explained that this is a potential future project to be explored further.
Michael also discussed the recreation center survey, reminding the committee that it remains open until April 20,
2025. He encouraged members to spread the word and complete the survey if they had not already done so.
In response to committee inquiries, Derek George proposed the idea of a "Kids vs. Parents Nerf Gun Battle."
Michael agreed to consult Avon's Recreation Program Supervisor, Luke Herron, to explore the feasibility of adding
this program to the spring or summer schedule.
5.2 Work Session: Recreation Center Refurbishment & Expansion
Recreation Director Michael Labagh delivered a PowerPoint presentation outlining the vision for the refurbishment
and expansion of the recreation center.
General Background:
The presentation highlighted key points, including the center's inaugural construction, financial history, facility usage
statistics, levy ballot initiatives, completed and ongoing capital improvement projects, daily visits since 2019, and
the development of a comprehensive maximum plan.
Council member Amy Phillips inquired about operational closures for hot tub repairs. Michael clarified that the
focus should be on reconstructing the pool deck rather than fixing the hot tub alone. Vice Chair Lisa Post asked
whether the HVAC systems would be affected by the pool deck construction, to which Michael introduced Facilities
Manager Luis Tapia to answer that question and then provide a detailed facility condition assessment.
Facility Condition Assessment:
Facilities Manager Luis Tapia presented an overview of the assessment, which covered:
• Building Inventory and Condition: A summary of the facility's assets, immediate work items, and a financial
planning outline.
• Facility Condition Index (FCI): This metric evaluates the current state of all buildings, considering capital
renewal, deferred maintenance, and replacement values. The recreation center scored poorly, with an FCI
of approximately 0.15.
• Inventory Assessment: Details of trades components, asset specifics, service life, and replacement costs.
• Financial Planning: A 10-year plan with $2 million allocated for replacements and maintenance in years 1-5.
Key takeaways included priority repairs, budget planning, risk management, staff training, and department
procedures, with the goal of achieving an FCI score below 5%.
Committee Chair Nancy Tashman asked whether the $9 million cost of full demolition included real estate. Luis
clarified that it covered only building assets components. Amy Phillips inquired about the presentation of the full
report to the council, which Luis confirmed would occur later in 2025.
Minimum Refurbishments:
Recreation Director Michael Labagh outlined essential refurbishment needs, including:
- Roof repair
Page 2 of 4
HEALTH AND RECREATION COMMITTEE MEETING MINUTES
TUESDAY, MARCH 11, 2025 Avon
RID FORMAT IN PERSON AT AVON TOWN HALL AND VIA ZOOM C O L O R A D O
- Water slide improvements
- Hot tub repair
- Pool deck concrete and drainage
- Pool HVAC, plumbing, mechanical, and electrical systems
- Pool pumps and filtration systems
Amy Phillips questioned the accuracy of cost estimations, which Michael affirmed with confidence that these
estimates are accurate, while Luis noted a range of repair estimates rather than receiving certified figures. Vice
Chair Lisa Post asked about part sourcing from Mexico and Canada, to which Recreation Director Michael Labagh
gave a tentative "maybe."
Aquatics Upgrades Options:
Recreation Director Michael Labagh also proposed optional aquatics upgrades, with an estimated cost of $2.5-$3
million, which include:
- Pool retrofits
- Adding a sixth lap lane with gutters
- Leisure pool additions
- Redesigning the waterslide path
- Hot tub reconstruction
Aquatics Superintendent Kacy Carmichael emphasized the benefits of adding gutters to the pools while reviewing
the proposed aquatic upgrades.
Recreation Center Expansion - Aquatics:
- Enclosing the existing patio ($500k)
- Creating a new patio area with garage doors ($260k)
- New hot tub ($2.3 million)
- Eight -lane multi -use competition pool ($20 million)
Amy Phillips asked about exploring private funding for these projects. Councilor Kevin Hyatt expressed concerns
about losing square footage in the recreation room, a popular space.
Fitness Area Expansion:
- Expanding the weight room, cardio, and functional areas
- Repurposing multi -use spaces
- No impact on parking
- Estimated cost: $7.7 million
Parking Structure:
-170 above -ground parking spots
- Multi -level structure across Mikaela Way
- Estimated cost: $15-$20 million
Page 3 of 4
HEALTH AND RECREATION COMMITTEE MEETING MINUTES
TUESDAY, MARCH 11, 2025 Avon
RID FORMAT IN PERSON AT AVON TOWN HALL AND VIA ZOOI1" C O L O R A D O
Committee Chair Nancy Tashman supported the parking expansion, while Amy Phillips asked about the current
parking capacity, which Recreation Director Michael Labagh estimated as having over two hundred spots in the
area.
Financial Considerations:
Slides addressed operational impacts, phased approaches, financing options, and potential grant opportunities.
Next Steps:
Recreation Director Michael Labagh outlined the project timeline:
- Avon Town Council Work Session: March 11, 2025
- Health and Rec Committee Work Sessions: March 11, 2025 and May 20, 2025
- Finance Committee Work Session: May 5, 2025
- Avon Town Council Work Session: June 10, 2025
- Proposed Budget and CIP Plan: Fall 2025
Recreation Director Michael Labagh envisioned this as a 3-to-5-year plan, prioritizing one development area per
year. Committee Chair Nancy Tashman asked about future maximum capacity levels and finances. Recreation
Director Michael Labagh explained potential adjustments, including expanded operational hours, limited population
acceptance, and updated admission policies by fall 2025 will be needed to combat these inevitable issues during
construction. Amy Phillips suggested an off-peak pass for flexible schedules. Derek George asked about budgeted
mandatory upgrades, Recreation Director Michael Labagh noted that those items will need to be added back to the
5-year CIP plan due to a withdrawal from the 2025 CIP Budget.
Final Remarks:
The committee unanimously agreed on the urgency of mandatory updates and refurbishments. Amy Phillips
emphasized leveraging financial tools such as RETTs, levies, bonds, cash reserves, and other mechanisms for
funding, with decisions left to the Council. Michael requested additional feedback and support, which the committee
enthusiastically provided.
6. Other Business and Committee Member Comments
N/A
7. ADJOURNMENT
Committee Chair Nancy Tashman asked if there was a motion to adjourn the meeting. Vice Committee Chair Lisa
Post moved to adjourn the meeting. Committee member Pat Nolan second the motion. The meeting adjourned at
33pm on March 11, 2025
Respectfully submitted by,
Arnell Wade
General Government Fellow
Page 4 of 4
TO: Honorable Mayor Tamra N. Underwood and Council Members Avon
FROM: Dean Stockdale, Senior Accountant
RE: Financial Report — January 2025 & February 2025 data C 0 L 0 R A o 0
DATE: March 14th, 2025
SUMMARY: This report presents the revenues for sales, accommodations, tobacco and cigarette, and
short-term rental tax for January 2025 and the recreation fees, real estate transfer tax, and use tax
revenues for February 2025.
BACKGROUND: The percentage variance, or comparative change is reflected in the analysis portion of
this report in respect to each individual section for January revenues in 2025 and February 2025. Tax
revenues are not budgeted on a monthly basis; however, for purposes of analysis, monthly budget
variances are based on a 3-year average of actual revenues.
REVENUE ANALYSIS:
Sales Tax: Revenues — January 2025: January sales tax revenues totaled $1,221,134. This is a
decrease of $56,537 or4.43% compared to January 2024 sales tax revenue of $1,277,672.
JANUARY 2024 v JANUARYCOMPARISON
January 2024
January 2025
Increase/Decrease
Home/Garden
$67,420.99
$81,612.87
$14,191.88
Grocery/Specialty/Health
$278,123.96
$222,543.70
($55,580.26)
Sporting Goods Retail/Rental
$164,508.71
$168,549.29
$4,040.58
Miscellaneous Retail
$29,846.36
$25,656.32
($4,190.04)
Accommodations
$292,306.49
$317,825.88
$25,519.39
Restaurants/Bars
$246,569.43
$207,673.21
($38,896.22)
Other
$9,760.85
$11,069.14
$1,308.29
Service Related
$26,008.01
$21,542.67
($4,465.34)
Liquor Stores
$29,532.69
$33,390.02
$3,857.33
E-Commerce Retail
$78,335.87
$82,781.39
$4,445.52
Manufacturing/Wholesale
$12,437.07
$10,771.66
($1,665.41)
Construction Related Services
$34,521.62
$30,137.38
($4,384.24)
Digital Media Suppliers/Sellers
$7,291.77
$6,699.65
($592.12)
Commercial/Industrial Equipment
$1,008.22
$881.20
($127.02)
Special Events
$0.00
$0.00
$0.00
TOTAL
$1,277,672.04
$1,221,134.38
($56,537.66)
970-748-4044 dstockdale@avon.org
Sales Tax: January 2025 Budget v Actual Collections: January 2025 sales tax revenues totaled
$1,221,134. This is a decrease of$26,743 over the January 2025 estimate of $1,247,877. This is 2.14%
below the adopted 2025 budget (based on a 3-year average).
MMVJANUARY 2025 BUDGET v ACTUAL COLLECTIONS - SALES TAX
2025 Budget 2025 Actual Dollar Variance Percentage Variance
January $1,247,877.81 $1,221,134.38 ($26,743.43) (2.14%)
841,459.85 920,624.77
1,1
-4.43%
Page 2 of 11
Accommodation Tax: Revenues — January 2025: Accommodation tax revenues totaled $331,808 for the
month of January. This is an increase of $48,549 or 17.14% compared to January 2024 accommodation
tax revenues, which totaled $283,259. Accommodation tax collections by industry type for January 2025
compared to January 2024 reported an increase for Timeshares, Hotels and Vacation Rentals.
tJANUARY 2024 v JANUARY 2025 ACCOMMODATION TAX COMPARISON BY INDUSTRY
January 2024 January ncrease ecrease)
Timeshares $45,811.48
$45,851.72
$40.24
Hotels $101,297.98
$127,693.32
$26,395.34
Vacation Rentals $136,150.28
$158,263.89
$22,113.61
TOTAL $283,259.74
I $331,808.93
I $48,549.19
January 2025 Budqet v Actual Collections: January 2025 accommodation tax revenues totaled
$331,808. This is a decrease of $2,403 over the January 2024 estimates of $334,212. This is 0.72%
below the adopted 2025 budget (based on a 3-year average).
-12.11 %
1-24.09%
188,669 J14321 2227 28326
Page 3 of 11
Short Term Rental Tax for CH: Revenues — January 2025: STIR Tax for Community Housing totaled
$154,357 for the month of January. This is an increase of $15,993 or 11.56% compared to January 2024.
The Westin Hotel is classified as a hotel in our MuniRevs system, although they are zoned as residential.
rJANUARY 2024 v JANUARY 2025 STR
January 2024
TAX FOR CH COMPARISON
January 2025
BY INDUSTRY
Increase (Decrease)
Timeshares
$22,905.74
7 $22,925.86
$20.12
Hotels
$50,648.99
$54,496.42
$3,847.43
Vacation Rentals
$64,808.67
$76,935.06
$12,126.39
TOTAL
$138,363.40
$154,357.34
$15,993.94
Tobacco & Cigarette Tax: Revenues — January 2025: Tobacco tax revenues totaled $29,026 and
cigarette tax revenues totaled $17,430 for January 2025. Compared to January 2024 revenues, this is a
decrease of $6,436 for tobacco tax revenues, which totaled $35,463 and a decrease of $2,757 for
cigarette tax revenues, which totaled $20,187.
-18.15%
1292 31 28 3109 3546 2902
Page 4 of 11
-12.88%
U1725 2070 [18,031
January 2025 Adopted Budget v Actual Collections: January 2025 tobacco and cigarette tax revenues
totaled $29,026 and $17,430, respectively. This is a decrease of $5,580 over the January 2025 budget for
tobacco tax, which is $34,606 and a decrease of $1,845 over the January 2025 budget for cigarette tax
estimates, which is $19,275 which is based on a 3-year average.
Use Tax: Revenues — February 2025: February 2025 use tax totaled $23,500. Compared to February
2025 estimates, which totaled $41,666, this is a decrease of $18,166.
RW
2025 Budget 2025 Actual Dollar Varianc Percentage
Variance
Use Tax 1 $41,666.67 $23,500.00 ($18,166.67) (43.60%)
Page 5 of 11
Real Estate Transfer Tax: Revenues — February 2025: February 2025 real estate transfer tax totaled
$265,308. Compared to February 2024, which totaled $1,245,668, this is a decrease of $980,360. This is
a decrease of $409,379 over the February 2025 budget which was based on a 3-year average.
L61 i I.Iff-AIMMY140 M
lip
2025 Budget 2025 Actual Dollar Variance Percentage
Variance
Real Estate Transfer Tax $674,687.66 $265,308.00 ($409,379.66) (60.68%)
L362J42
138
44.01%
J$49687
-78.70%
265 30
Page 6 of 11
Recreation Center Fees: Revenues — February 2025 Admissions & Program Fees: Recreation
admission revenues for February 2025 totaled $13,865 is an increase of $2,484 compared to February
2024 which totaled $111,380. This is $21,969 above the adopted 2025 budget estimates of $91,895.
Recreation program fee revenues for February 2025 totaled $28,826. This is a decrease of $156
compared to 2024, which totaled $28,983. This is $3,473 above the adopted 2025 budget estimates of
$25,353, which is calculated based on a 3-year average.
1
2J929 U75174
-11.35%
$18 77 16 643
96 975
I
-0.54%
28 983 28 827
Page 7 of 11
Tax Revenue Comparison — 2024 v 2025: Sales tax and Tobacco/Cigarette tax are down for 2025
compared to 2024. Accommodations, STR tax for CH and Rec Center revenue is favorable compared to
the prior year. Below is a table which reflects the dollar change and percentage variance. Total revenue for
2025 is reflecting a favorable variance to 2024.
t"X2024 v 2025 YTD Revenue Comparison
2024 2025 Dollar Variance Percentage
Variance
Sales Tax
$1,277,672.04
$1,221,134.38
($56,537.66)
(4.43%)
Acc. Tax
$283,259.74
$331,808.93
$48,549.19
17.14%
STR Tax for CH
$138,363.40
$154,357.34
$15,993.94
11.56%
Tobacco Tax
$35,463.06
$29,026.34
($6,436.72)
(18.15%)
Cigarette Tax
$20,187.00
$17,430.00
($2,757.00)
(13.66%)
Use Tax
$0.00
$23,500.00
$23,500.00
N/A
Rec Admissions
$232,148.90
$234,022.25
$1,873.35
0.81%
Rec Program Fees
$54,831.04
$63,628.50
$8,797.46
16.04%
TOTAL
$2,041,925.18
$2,074,907.74
$32,982.56
1.62%
Adopted Budget 2025 v Actual 2025: All taxes except STR Tax for CH reflect an unfavorable variance
over the 2025 budget. Rec Center revenue is favorable compared to the 2025 budget. Total revenue for
2025 is reflecting a favorable variance to the 2025 budget. Below is a table which reflects the dollar change
and percentage variance.
Comparison2025 Revenue
Budget L
BudgetActua
Dollar Variance Percentage
Variance
Sales Tax
$1,247,877.81
$1,221,134.38
($26,743.43)
(2.14%)
Acc. Tax
$334,212.39
$331,808.93
($2,403.46)
(0.72%)
STR Tax for CH
$141,378.45
$154,357.34
$12,978.89
9.18%
Tobacco Tax
$34,606.91
$29,026.34
($5,580.57)
(16.13%)
Cigarette Tax
$19,275.41
$17,430.00
($1,845.41)
(9.57%)
Use Tax
$41,666.67
$23,500.00
($18,166.67)
(43.60%)
Rec Admissions
$189,355.64
$234,022.25
$44,666.61
23.59%
Rec Program Fees
$55,067.30
$63,628.50
$8,561.20
15.55%
TOTAL
$2,021,73.91
$2,051,407.74
$11,467.16
0.56%
Page 8 of 11
Real Estate Transfer Tax: Revenues 2025
New and Renewed Business and STR Licenses — 2024 v 2025: The total number of 2025 business
licenses issued through February was 171. This was down 13 licenses or 7.1 % for the year to date. The
total number of STR licenses issued through February was 63. Compared to 2024 the STR licenses were
up 14 licenses or 28.6% for the year to date.
2025 v 2024 — Business
and STR Licenses
2025
— Year to
.&
2024
Date
icense
Variance
Percentage
Variance
Business License - Vendor
130
136
(6)
(4.4%)
Business License — Fixed Location
32
36
(4)
(11.1%)
Business License — Home Occupation
9
12
(3)
(25.0%)
Business License — Special Event
0
0
0
0.0%
TOTAL BUSINESS LICENSES
171
184
(13)
(7.1%)
STR License
63
49
14
28.6%
Page 9 of 11
Emu MM6.0
Page 10 of 11
EXPENDITURES: FEBRUARY 2025
General Fund YTD Actuals v 2025 Budget: General Fund expenditures through February 2025 total
$4,522,981 which is 17.20% of the total adopted budget. These expenditures include all wages, health
benefits, events, computer services, operating cost, legal services, and utilities.
Mobility Fund YTD Actuals v 2025 Budget: Mobility Fund expenditures through February 2025 total
$418,481 which is 14.98% of the total adopted budget. These expenditures include the cost for wages,
health benefits, consulting services, and utilities.
Fleet Maintenance YTD Actuals v 2025 Budget: Fleet Maintenance expenditures through February 2025
total $299,874 which is 13.30% of the total adopted budget. These expenditures include wages, health
benefits, fuel, vehicle maintenance, utilities, equipment, and operating supplies.
Thank you,
Dean
Page 11 of 11
TO: Honorable Mayor Underwood and Council members
FROM: Charlotte Lin, Sustainability Manager ��
RE: Internal Events Purchasing Policy
DATE: March 17, 2025 c 0 L 0 H A [J 0
SUMMARY: The Town of Avon has released the 2025 TOA Internal Events Purchasing Policy in February
2025. This document is designed based on the Zero Waste Vendor policy from the Town's Special Events
and aims to align internal zero waste practices with the remarkable success achieved at external events.
This "housekeeping" measure ensures that Avon continues to lead in sustainability. No Council direction is
needed.
BACKGROUND & ANALYSIS: The Town of Avon is committed to a culture of environmentalism by
prioritizing waste reduction. Goals, in partnership with Eagle County, include diverting 30% of waste and
80% of organics from the landfill by 2030. The Town's Recycling Ordinance, effective November 1, 2023,
makes recycling mandatory for residents, businesses, and visitors. All vendors at Town events are required
to support these goals by following the Town's Sustainability Vendor Requirements & Guidelines. Based on
the vendor requirements, the Town has determined Staff responsibilities including the following:
• Eliminate single -use plastics by using reusable items or compostable alternatives.
• Plan waste disposal effectively by providing distinct waste bins for compost, recycle,
and trash, and ensuring proper disposal of food and compostable items.
• Purchase items made of paper, bamboo, or sugarcane that are labeled BPI Certified
Compostable.
• Single -use plastic products, StyrofoamTM products, non-compostable plastic utensils,
plastic straws, plastic -coated paper products, and other non -compliant items are
prohibited. The policy provides a detailed list of prohibited items to ensure compliance.
• Acceptable items include un-coated paper containers, BPI Certified compostable
products, paper napkins, aluminum cans, and corrugated cardboard.
• Discouraged items include single -use condiment pouches and plastic clamshells.
• Inform donors about Avon's commitment to zero -waste and request that donations
align with these policies. The main item to avoid is single -use plastic bottles.
The Avon Internal Events Purchasing Policy is a crucial step in ensuring that internal zero waste practices
are on par with external event successes. By aligning policies with the Zero Waste Vendor policy, Avon
reinforces our commitment and leadership in sustainability.
Thank you, Charlotte
ATTACHMENT A: Avon Internal Events Purchasing Policy
970-748-4083 clin@avon.org
ATTACHMENT
Avon values sustainability and is committed to leading by example. As role models for our community, we are implementing an internal
zero -waste policy to guide planning celebrations and events. These guidelines help reduce waste, conserve resources, and support
Avon's Recycling Ordinance and community waste diversion goal of 30% waste diversion by 2030.
Please contact Sustainability Manager Charlotte Lin at clin(oavon.org with any questions.
STAFF RESPONSIBILITIES
Please review the following expectations of staff for all internal events, including both staff -only and community -facing events.
1. Eliminate Single -Use Plastics
• Refrain from using single -use plastic products, including bottles, utensils, and straws.
• Use reusable items (real plates, utensils and cups) wherever possible. If not feasible, CO MPOSTABLE
choose compostable alternatives. IN INDUSTRIAL FACILITIES
• Use items with a BPI Certified Compostable label. This certification indicates that the Check locally, as these do not exist in many
product has been independently tested and has been verified to break down BPI a �omPoS . suitable RT # SAV PEE
completely in a commercial compost facility after use.
• The Compostables Labeling Act prohibits greenwashing terms such as: natural, biodegradable, degradable,
decomposable, oxo-degradable, bioassimilable, ominidegrable. Products using these terms should not be purchased.
2. Plan Waste Disposal Effectively
• Provide three distinct waste bins at your event with clear labels: compost, recycle & trash.
• Ensure food & compostable items end up in compost bins to maximize waste diversion.
• Print signs, labels and other collateral on the Town's 30% recycled paper; avoid lamination
unless it's intended for multiple outdoor usage.
3. Sustainable Purchasing & Donations
• Look for items that are made of paper, bamboo or sugarcane and are labeled BPI Certified Compowaulc.
• Acceptable items include aluminum cans, paper napkins, and uncoated cardboard.
• Refrain from buying non-compostable plastics, Styrofoam, and coated paper products.
• Avoid items like balloons or ribbons as they are not recyclable. Opt for reusable alternatives if available.
• Inform donors about Avon's commitment to zero -waste and request that any donations align with these policies to avoid
single -use plastics or non -compliant items.
Please reach out to Sustainability if you would like
help planning your events!
If you need additional zero -waste assistance from Walking Mountains, please contact Quinn Brewer, Zero Waste Lead,
at quinnbRwalking mountains.org to set up a zero -waste event plan.
If you are working with outside vendors or donors, please share the Avon Sustainability Vendor Guidelines with them so they can
prepare accordingly.
2025 Town of Avon Page 1
Internal Events Requirements & Guidelines
PRODUCT GUIDELINE
It is required that serviceware be compostable (or recyclable if necessary) to decrease the amount of waste entering our local landfill. If
you are in doubt about your product or would like purchasing recommendations please contact Charlotte Lin at clin .avon.orq.
Acceptable Items
All un-coated paper containers
including plates, bowls, cups
BPI Certified compostable products
Paper napkins and paper towels
Wax paper or parchment paper
Aluminum cans/cups/trays
Aluminum foil (must be clean, dry,
free of food residue, and balled up)
Corrugated cardboard/boxes
Glass
NMI
Discouraged Items
Single -use condiment pouches
Single -use plastic bottles
Plastic clamshells or food
containers
Snack -size chips or similar
products
COMPOSTRBLE BIODEGRADABLE
min�susTainLvnciLrties PRODUCTS
�. INSTITUTE
Prohibited Items
Plastic cups (#1 to #6)
StyrofoamTM products
Non-compostable plastic utensils (including
products made from recycled content)
Plastic straws
Plastic -coated paper products and to -go
containers
Plastic wrap/wrappers
Plastic lids
Plastic bags and/or plastic film
Aseptic cartons
Non-compostable hot -drink cups
Plastic condiment containers (even if they
say recyclable, they are not!)
Always look for these BPI labels to make sure your compostable products are BPI Certified Compostable.
Food Containers such as plates, bowls, trays, & clamshells must be made of paper, bamboo, or sugarcane and must be BPI Certified Compostable
to ensure they break down at our local facility. Note that non-compostable versions are often plastic -lined and are NOT recyclable or compostable.
11�
Utensils MUST be labeled BPI Certified Compostable or made from wooden or other natural material. Our local recycling and compost facilities
cannot accept utensils made from recycled material/content or simply labeled "biodegradable."
Beverage Containers such as aluminum cans are accepted for recycling. BPI Certified Compostable "plastic" and coffee cups are accepted in the
compost and preferred.
The Town of Avon thanks you for your help!
You play a key role in fostering a culture of environmentalism in our community.
2025 Town of Avon Page 2
Internal Events Requirements & Guidelines
TO: Honorable Mayor Underwood and Council members
FROM: Charlotte Lin, Sustainability Manager ��
RE: Recycling Center Re -Opening
DATE: March 17, 2025 c 0 L 0 H A D 0
SUMMARY: This report offers the final status of the Avon Recycling Center following its renovation that
started in October 2024. No directions are needed by Council.
BACKGROUND & OUTCOME:
Recycling Center Upgrades
The Avon Recycling Center at 375 Yoder Avenue has re -opened on Friday, March 14 following extensive
improvements that began in October 2024. These upgrades, in partnership with Eagle County, include:
• Installation of a new cardboard compactor
• Larger recycling containers
• Catwalks for improved access
• New signage with clear directions for recycling (ATTACHMENT A) *Note: the signs shown in the
attachment do not include standardized signs from the County. The first round of the sign
installation includes the absolutely necessary recycling signs based on County's standards, and
Avon's own signs on plastic bag contamination and anti -idling. Additionally, staff is continuing to
work on larger signs that can enhance education and waste diversion habits.
• Construction of reinforced concrete pads and electrical power for the polystyrene densifier and
cardboard compactor
• Replacement of the existing asphalt pavement
These enhancements will transform the Avon Recycling Center into a clean, easy -to -use, and fully
modernized facility that strengthens our commitment to Avon's Recycling Ordinance. We remind users to
review the signage in place to ensure proper recycling protocols are followed.
Polystyrene Recycling Program
Avon's new polystyrene recycling program also launched on Friday, March 14, along with the Recycling
Center, making Avon the first municipality in Colorado to offer this service. This initiative is made possible
by a polystyrene densifier funded through a Colorado Recycling Resources Economic Opportunity grant
from the Colorado Department of Public Health and Environment. The program is expected to significantly
divert the volume of hard -to -recycle polystyrene waste from the Eagle County Landfill.
The program accepts clean packaging foam from:
• Televisions
• Appliances
• Computers (electronics)
• Furniture
• Foam coolers
• Only clean and dry foam is accepted —no dirt, labels, or tape.
Items not accepted include:
• Packing peanuts
• Egg cartons
970-748-4083 clin@avon.org
• Foam food trays and other containers (already banned in Colorado)
• Colored foam (important —white only!)
• Insulation foam panels
• Flexible or film foam
Staff have developed education materials (ATTACHMENT B) around the Styrofoam program and will
deploy that via the Town's communication channels. The Spanish version is being prepared. This is the first
municipal polystyrene recycling program in Colorado, not only benefiting the mountain communities but
also distinguishing it from existing private, non -free programs in the front range. In addition, recycling foam
is an excellent example of a circular economy, with the recycled foam being turned into picture frames and
building insulation materials.
Finally, a formal ribbon -cutting ceremony is planned for May 21, ahead of the Town Clean Up and
Sustainability Fair. An invitation will be sent out soon to Avon Council members as well as County
Commissioners.
Thank you, Charlotte
ATTACHMENT A: New Avon Recycling Center Signs
ATTACHMENT B: Styrofoam Recycling Education Materials
Page 2 of 2
ATTACHMENT A
Glass bottles & jars
Aluminum cans
Steel cans
Tin cans
Plastics (number 1-7)
Remove lids
rinse & empty
Plastic bags
Styrofoam
Packaging material
Ceramics
Light bulbs
Plate glass
Window glass
Mirrors
Cast'iron
ABS & PVC pipe
A*!I=w
Avon
SUSTAINABLE TOGETHER
Botes de vidrio
Botes de aluminio
Botes de Piero
Latas
Plastico (numeros 1-7)
ReArnueva las tapadera
enjuage y vacielo
Bolsas de pla'stico
U ni c e I
Materiales de empaque
Ceramica
Focos
Platos de v*ldr'i*o
V*Idr*lo de ventanas
Espej'oos
Fierro vaciado
Tuber'ia ABS y PVC
EAGLE COUNTY
(i
0
Newspaper
ncluding inserts
Office paper
Magazines
Junk mail
Envelopes
Cereal boxes
Paperboard
oft cover book!
Plastic bags
Fluorescent paper
Tyvek envelopes
Spiral bindings
Hardcover books
Paper towels
Paper clips
ovo n
SUSTAINABLE TOGETHER
0
Periodico
ncluyeno inserciones
Papel de oficina
Revistas
Correo'inservible
Sobres
Caj*as de cereal
Medera comprimida
Libros de cubierta suave
Bolsas de pla"stico
Papel brillante
Sobres tyvek
Capretas con resorte
Lobros de cubierta Jura
Toallas de Pape,
Presillas de Pape,
EAGLE COUNTY
A46=w
AV 0 n
"MISUSTAINABLE TOGETHER■
AM 0
No Bags �
ar
o E'mb°�S s
NRe��c�ab\e `
Loose!
7
•
Don't bag your recycling. Discard plastic bags in
the trash can at the end of the catwalk.
No usar bolsas de plast*ico en los contenedores
de reciclaje. Deseche las bolsas de plasti
en el bote de basura al final de la pasarela.
co vacias
A46=w
J&,Vk 0 n
SUSTAINABLE TOGETHER■
nes Off Please
e Recyc
ing
for keeping c or skies blue
d our air c11ean
Cz
Por Favor Apaguen los
Motores Mientras Reciclan
Gr ci s or m ntener nuestros cielos
0 1
zuIes y nuestro afire lim io.
RECYCLING CENTER
WELCOME
Thank you for recycling
Only recyclable
materials accepted
Please recycle
with care and respect
Leaving trash, furniture
and other items is prohibited
k vblll�
Al I:::) rm
�SUSTAINABLE TOGETHERW EAGLE COUNTY
ATTACHMENT B
F ZI Ad"
OAMCYCLE Avon
'WRECYCLE TOGETHERI
AVO N POLYSTYRENE
RECYCLING PROGRAM
(*AKA STYROFOAM)
ov
0*/
CLEAN PACKAGING FOAM FROM:
• TELEVISIONS
• APPLIANCES
• COMPUTERS
• ELECTRONICS
• FURNITURE
• CAR PARTS
• FOAM COOLERS
v�
PS
C
ONLY clean and dry foam - no
dirt, labels, tape or stickers!
-w'11WHEN IN DOUBT, THROW IT OUTH
AVON.ORG/RECYCLING
RML n�.
,ovo n
CLE TOGETHERI
AVON POLYSTYRENE
RECYCLING PROGRAM
(*AKA STYROFOAM)
IVY ►1 ' :: No
PACKING PEANUTS
EGG CARTONS
FOAM MEAT TRAYS
1187_1_1_I_M818140I81 ki k fill I ki 121
COLOR FOAM
INSULATION FOAM
CONSTRUCTION FOAM
FLEXIBLE FOAM
FILM FOAM
NO food service foam, peanuts,
meat trays, or egg cartons.
!!WHEN IN DOUBT, THROW IT OUTH
AVOMORG/RECYCLING