PZC Packet 060826A
Avon
AVON PLANNING & ZONING COMMISSION
Meeting Agenda
Monday, June 8, 2026
Public Meeting Begins at 5:30 PM
TEAMS LINK: https://teams.microsoft.com/meet/254678162475363?p=WWgi5TWNlYgrtRPIuU
To join meeting via phone, dial (945) 468-5504 and enter conference ID: 135004412#
1. Call to Order and Roll Call (Chairperson) — 5:30 PM
2. Approval of Agenda
3. Disclosure of any Conflicts of Interest or Ex-Parte Communication 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 may be given one (1) additional minute
subject to Planning and Zoning Commission approval.
5. Public Hearing
5.1. CPA26-001 Community Housing Plan Updates (tabled from April 27 meeting) — Jena
Skinner, Planning Manager
6. Consent Agenda
6.1. May 11, 2026 Planning and Zoning Commission Meeting Minutes
6.2. Record of Decision: SRU26-001 Walkin the Dog
7. Future Meetings
7.1. June 22, 2026
7.2. July 13, 2026
8. Recently Approved Applications
Summit at Avon Development Agreement (approved by Town Council)
9. Staff Updates
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 COMMUNITY DEVELOPMENT DIRECTOR, MATT PIELSTICKER, AT (970) 748-4413 OR MATT@a AVON.ORG WITH
YOUR REQUEST. REQUESTS SHOULD BE MADE AS SOON AS POSSIBLE BUT NO LATER THAN 72 HOURS BEFORE THE SCHEDULED PUBLIC EVENT.
TO: Planning and Zoning Commission
FROM: Jena Skinner, AICP, Planning Manager
RE: PUBLIC HEARING: Avon Community Housing Plan Avon
CPA26-001 Comprehensive Plan Amendment
DATE: June 5,2026 C 0 L 0 H A D 0
SUMMARY: This report presents to the Planning and Zoning Commission ("PZC") a Comprehensive Plan
Amendment ("CPA") application to modify and or update certain provisions of the Avon Community Housing
Plan ("Plan"). The Plan ("Attachment A") is a supplemental document to the Town of Avon Comprehensive
Plan. Staff's goal is to replace the existing document in its entirety. As such, a redline of the changes is not
proposed as there is too much being affected. The PZC will make a recommendation to Council for the
proposed changes. At least two public hearings are anticipated for PZC review.
BACKGROUND: The Plan was first adopted by Avon Town Council ("Council") with the passage of
Ordinance 18-07 Adopting the Avon Community Housing Plan on August 28, 2018. Council later adopted
the 2021 Avon Community Housing Plan Amendments with Ordinance 21-13 adopting the current Plan.
Since the adoptions, multiple housing -related policies, programs, regulations, and finance tools have been
created by resolution, ordinance, or voter approval, and several of the goals and recommendations in the
existing plan have been achieved.
Housing Needs Assessment. The jurisdictions within Eagle County participate in periodic Housing Needs
Assessments ("HNA"); the most recent was completed in 2025. The HNA identifies the existing demand
and future need for housing stock in the Eagle River Valley at each Area Median Income ("AMI") level. The
HNA is a tool that guides policies, programs, partnerships, preservation, new development, and necessary
funding to achieve the housing stock goals identified. Future grant funding and discounted financing,
including Prop123 financing, are dependent upon the data and findings in the HNA. This Plan incorporates
essential data findings from the HNA to support the Town's Community Housing goals and strategies.
The Plan includes Goals & Objectives, Demand, Housing Costs & Area Median Income ("AM["), Strengths &
Assets, and Tools & Strategies, with appendices that include Definitions, AMI Tables, and Implemented
Housing Strategies. As periodic updates to the Plan are recommended, it is now time to make amendments
to the Plan based on Town accomplishments, new and anticipated efforts, and changes in policy direction.
AMENDMENTS: Initially intended to be a simplified update using the exact format for the existing Plan, it
became clear that over the past five years that housing has changed, much like the contributing factors that
affect housing in general. Although the framework of the plan is generally consistent, the Plan as proposed
shall replace the existing 2021 Avon Community Housing Plan in its entirety.
Several additions and changes to the framework of the Housing Plan include:
Goal 3 incorporates the Housing Needs Assessment data and unit allocation for the Town.
2. Elements of Colorado Department of Local Affair's ("DOLA") Housing Action Plan, the action
document that complements the Housing Needs Assessment, have been added.
3. Policies outlining Inclusionary Zoning and Employee Mitigation are for consideration.
4. Plan data to be updated by Community Development annually to ensure relevancy- much like is
permitted within the Avon Community Housing Policies.
970-748-4023 jskinner@avon.org
Page 1 of 6
Plan Framework:
EXISTING PLAN - 2021
Introduction
Goals & Objectives
Demand
Housing Costs & Area Median Income (AMI)
Strengths & Assets
Tools & Strategies
Appendix 1: Definitions & Best Practices
Appendix 2: Area Median Income for Eagle
County 2021
Appendix 3: Implemented Community
Housing Strategies
PROPOSED PLAN - 2026
Introduction
Goals
Objectives
Demand
Housing Cost & Area Median Income (AMI)
Strengths & Assets
Strategies
Investment Guidelines
Appendix A: Housing Projects
Appendix B: Implemented Community
Housing Strategies
Appendix C: Incomes
Appendix D: Definitions & Best Practices
Appendix E: Housing Needs Assessment
DISCUSSION: Since the 2021 Plan, several significant changes have occurred, including the introduction
of Short Term Rental licensing tiers and requirements, a nationally recognized housing crisis, and a shift
from a resort -based population to more permanent residents due to COVID. In 2026, with an updated
Housing Needs Assessment and the State advancing or mandating Prop 123 to fund new housing, the next
step is to review Avon's housing goals and programs. This review should assess their effectiveness and
determine whether additional solutions, such as Inclusionary Housing Mitigation regulations, are needed.
Inclusionary Mitigation requires developers to reserve a set percentage of new residential units for low- to
moderate -income households. This approach fosters mixed -income communities and addresses
exclusionary housing practices, such as building only luxury condos. Unlike Avon's current Employee
Mitigation program, which captures dedicated housing for new employees generated as an outcome of new
development, Inclusionary Mitigation would apply to residential, mixed -use, and solely residential projects.
Determining the appropriate percentage for these mitigation tools for Avon is challenging; a rate set too low
yields few units, while a rate set too high may discourage development. Staff currently feels that the
Employee Mitigation needs to be clarified and the calculation and or mitigation requirement to be updated to
reflect the direction of development and the realities of our current job market as it relates to housing.
The PZC should review the proposed plan, including its updated language, goals, and recommendations,
and identify which elements of the existing plan should be retained or expanded. The Commission should
also evaluate Avon's proposed housing projects and recommend any necessary direction to Council, as well
as note any areas they believe are missing from the revised Plan.
PROCESS: Public notification for adoption of a Comprehensive Plan Amendment is subject to the Avon
Development Code ("Code") requirements. The Housing Plan is considered an extension of the
"Comprehensive Plan" by definition, and subject to the notification and approval process per Code.
CPA26-001 — Avon Housing Plan
June 8, 2026
Page 2 of 6
\PUBLIC NOTICE \ PZC TOWN COUNCIL
ANALYSIS & PUBLIC HEARING PUBLIC HEARING
STAFF REPORT > RECOMMENDATION RESOLUTION
June 8, 2026 TBD
June 22, 2026
Published notification was provided in the Vail Daily on May 29, 2026. Prior to 1 st Reading of the
Ordinance by Council, additional public notification will take place in the Vail Daily.
PLANNING ANALYSIS: The following section includes the applicable commentary and analysis for
CPA26-001 (Comprehensive Plan Amendment).
REVIEW CRITERIA. Council shall use the following review criteria as found in AMC §7.16.030 as the basis
for recommendations and decisions on applications to amend the Avon Housing Plan, an extension of the
Avon Comprehensive Plan:
(1) The land use as proposed in the Plan amendment is compatible with the surrounding area;
Staff Response: This Plan (amendment) does not affect any specific property outside of what is slated
for Community Housing projects as identified in the Plan, or, if private entities are seeking guidance with
independent projects in Avon. Importantly, Avon has a clear and unwavering priority for Community
Housing, which is decidedly an essential public benefit throughout the Town boundary.
(2) Transportation services and infrastructure have adequate current capacity or planned
capacity, to serve potential traffic demands of the land use proposed in the plan amendment,
if applicable;
Staff Response: Not applicable. This Plan does not affect infrastructure; rather, it acknowledges the
goals, policies, and actions needed in creating and supporting Community Housing projects. Specific
details concerning development impacts will be subject to this analysis once a project has
determination. More specifically, land use applications for potential redevelopment opportunities or
expansion of Town boundaries would be reviewed on a case -by -case basis and only considered if
mutually agreed upon by an Applicant and the Avon Town Council. Water availability in particular is
reviewed in the greater context of the region by the Upper Eagle River Regional Water Authority. In
some cases, water may be allocated by the Town or other members of the Water Authority for
Community Housing efforts, should the Town be approached for inclusion by a property owner seeking
annexation for a residential project for workforce housing and/or other uses.
(3) Public services and facilities have adequate current capacity or planned capacity to serve
the land use proposed in the plan amendment;
Staff Response: The Housing Plan itself does not provide specific or general information regarding
public services, utilities, land use, or infrastructure capacity, and this amendment does not seek analysis
of a specific development application at this time. The Comprehensive Plan offers more detail to this
effect, and through active development plan applications, detailed development reviews will determine
any potential impacts and or mitigation.
CPA26-001 — Avon Housing Plan
June 8, 2026
Page 3 of 6
(4) The proposed land use in the plan amendment will result in a better location or form of
development for the Town, even if the current plan designation is still considered
appropriate;
Staff Response: This Housing Plan update does not propose any amendments pertaining to any
specific developments, outside of projects already slated for Community Housing. Many of these
project locations have already been assessed for the appropriateness of its location.
(5) Strict adherence to the current plan would result in a situation neither intended nor in
keeping with other key elements and policies of the plan and current planning and
community trends;
Staff Response: This update intends to increase its relevancy with current housing trends and the
Community Housing goals and policies evolving since the Plan's last update in 2021. It is appropriate to
update this plan in 2026, as Avon is focused on increasing Community Housing.
(6) The proposed plan amendment aligns or is in conformance with the applicable purposes
stated in this Development Code;
Staff Response: The Plan supports, compliments, and expands the Comprehensive Plan by focusing
specifically on housing, whereas the Comprehensive Plan is more generic and captures guidance for a
variety of goals and objectives for the larger Town. Updating the Comp Plan in this manner supports
and allows both documents to correspond with each other, strengthening the planning process and
review of pending development resulting in achieving assets that Avon desires.
(7) The proposed plan amendment will consistently promote the health, safety or welfare of the
Avon Community and the general goals and policies of the Avon Comprehensive Plan.
Staff Response: This amendment updates and clarifies the current goals and policies of the Town of
Avon, complete with Community Housing project opportunities identified. The Plan promotes the health,
safety, and welfare of the community by appropriately anticipating the potential impacts potentially
affecting Avon's future.
(8) The amendment proposes a land use that offers an essential or effective public benefit;
Staff Response: Not applicable. Although housing is a public benefit, this amendment is not affiliated
with a specific development project.
(9) The proposed land use is more suitable in the proposed location than elsewhere in Avon.
Staff Response: Not applicable. Community Housing is permitted in all areas of Avon; however, no
land use is affiliated with this amendment.
GENERAL REVIEW CRITERIA: Conformance with General Review Criteria in AMC §7.16.010(f)(1),
General Criteria, which provides criteria that are applicable to all development applications:
(1) Review Criteria. The reviewing authority shall be Director when the Director has the
authority to administratively approve a development application. The reviewing
authority shall be the PZC and/or Town Council for all development applications which
CPA26-001 — Avon Housing Plan
June 8, 2026
Page 4 of 6
are subject to public hearing. The reviewing authority shall review development
applications for compliance with all relevant standards and criteria as set forth in the
specific procedures for the particular application in this Development Code, as well as
the following general criteria which shall apply to all development applications:
(i) The development application is complete;
(ii) The development application provides sufficient information to allow the reviewing
authority to determine that the development application complies with the relevant
review criteria;
(iii) The development application complies with the goals and policies of the Avon
Comprehensive Plan; and
(iv) The demand for public services or infrastructure exceeding current capacity is
mitigated by the development application.
Staff Response: This Comp Plan Amendment is complete. Staff believes sufficient information
exists to allow the PZC to review this application with the applicable review criteria. This Comp Plan
Amendment application will not create impact demands for public services or infrastructure as a
recommending document, as it is not a development application. All impacts of redevelopment will
come forward as projects develop, seeking inclusion into Avon.
Specific to (iv), the General Review Criteria provisions are geared towards development applications,
to ensure that a new development plan will not injure or cause major disruptions for existing
development, or ensure that impacts will be mitigated appropriately.
RECOMMENDED FINDINGS:
GENERAL CRITERIA FINDINGS:
1. The development application is complete.
2. The development application provides sufficient information to allow the reviewing authority to
determine that the development applications comply with the relevant review criteria.
The development application complies with the goals and policies of the Avon Comprehensive Plan;
and
4. The demand for public services or infrastructure exceeding current capacity does not require
mitigation at this time and with the adoption of the Three -Mile Plan as there is no development
application accompanying this Comprehensive Plan Amendment that results in a physical project
that utilizes public services or infrastructure.
COMPREHENSIVE PLAN FINDINGS:
The proposed Plan amendment is compatible with the goals and policies of the entirety of the Avon
Comprehensive Plan while recognizing that Avon's unique housing goals, policies, and community
housing needs have evolved, requiring this update.
CPA26-001 — Avon Housing Plan
June 8, 2026
Page 5 of 6
2. This amendment complies with the Review Criteria outlined in Section §7.16.030(c) of the
Development Code, and offers increased support for Community Housing efforts and good planning
by the Town of Avon.
3. The proposed Plan provides guidance for planned and orderly use of land and in encouraging a
high quality of place for the community; and
4. The proposed amendment promotes the health, safety, and welfare of the Avon Community by
supporting coordinated development using a tool like the Housing Plan for its long term vision.
OPTIONS: The PZC has the following options with the Application:
• Recommend Approval of the Plan, as drafted
• Recommend Approval of the Plan, with changes
• Continue the Public Hearing to a specific date
STAFF RECOMMENDATION: I recommend the Planning and Zoning Commission provide feedback on the
proposed Plan's changed language including the goals, recommendations, programs, and housing projects,
and continue to June 22 for further deliberation of the updated Avon Community Housing Plan.
RECOMMENDED MOTION: `9 recommend Council approve the proposed Avon Community Housing Plan
update based on the findings presented in Staffs report."."
Or
RECOMMENDED MOTION: `7 move to continue the proposed Avon Community Housing Plan update to
June 22, 2026."
Thank you, Jena
ATTACHMENT A: Proposed Avon Housing Plan Update
LINKS: EXISTING AVON COMMUNITY HOUSING PLAN
AVON HOUSING WEBSITE
HOUSING NEEDS ASSESSMENT
AVON MUNICIPAL CODE TITLE 7
CPA26-001 — Avon Housing Plan
June 8, 2026
Page 6 of 6
Avon
Community
Housing Plan
2026
Heart of the Valley
Table of Contents
Tableof Contents...........................................................................................................................................................2
Introduction....................................................................................................................................................................1
Goals..............................................................................................................................................................................
2
Objectives......................................................................................................................................................................2
Demand.........................................................................................................................................................................3
Housing Cost & Area Median Income (AMI)..................................................................................................................5
Strengths& Assets.........................................................................................................................................................6
Strategies.......................................................................................................................................................................7
InvestmentGuidelines..................................................................................................................................................12
APPENDIXA: HOUSING PROJECTS.........................................................................................................................13
HousingProjects...................................................................................................................................................13
APPENDIX B: IMPLEMENTED COMMUNITY HOUSING STRATEGIES...................................................................25
Historyof Accomplishments..................................................................................................................................25
APPENDIXC: INCOMES.............................................................................................................................................27
Area Median Income for Eagle County in 2026....................................................................................................27
APPENDIXD...............................................................................................................................................................28
Definitions& Best Practices..................................................................................................................................28
APPENDIX E: HOUSING NEEDS ASSESSMENT......................................................................................................30
2025 Eagle County Regional Housing Needs Assessment..................................................................................30
Approved by Town Council Ordinance [INSERT NO]
ntroduction
The Avon Town Council recognizes the severe lack of affordable housing opportunities in the Eagle River
Valley. Reasonably attainable and available ownership opportunities are critical for Avon to maintain its
authentic town character and to support the next generation's participation in the Avon community. Workforce
housing is necessary to support the many businesses located in Avon that create Avon's vibrant character.
This 2026 Avon Community Housing Plan updates the prior 2021 Plan by recognizing the successes and
accomplishments over the last five years while acknowledging the ongoing challenge of meeting the housing
needs of the Avon Community. This 2026 Plan defines the Community Housing goals, objections, plans, and
strategies for the Town of Avon over the next several years.
"Avon's vision is to provide a high quality of life, today and in the future, for a diverse
population; and to promote their ability to live, work, visit, and recreate in the
community."
-TOWN OF AVON COMPREHENSIVE PLAN
The potential community benefits of increasing Community Housing efforts include:
• More housing choices;
• Increased economic stability and a more active year-round economy for local residents and
businesses;
• Greater ability to retain individuals and families throughout life and career phases, strengthening the
sense of community, opportunity, and quality of life;
• Increase Community Housing supply for job recruitment and retention purposes;
• Create Community Housing in closer proximity to job centers with pedestrian connections and
availability of transit, in alignment with the Climate Action Plan goals; and
• More full-time residents to sustain arts and culture activities.
Page 1 of 30
Goals
Avon has identified the following goals:
Goal 1: Achieve a diverse range of housing densities, styles, and types, including rental and for sale, to
serve all segments of the population.
Goal 2: Coordinate with neighboring communities to provide an attainable housing program that
incorporates both rental and ownership opportunities, affordable for local working families.
Goal 3: Provide and support Avon's share of Community Housing units as identified in the 2025 Eagle
County Regional Housing Needs Analysis by 2036.
Objectives
Avon has identified the following objectives:
1. Maintain or increase the percentage of owner -occupied year-round residents; currently 56% of all
dwelling units in Avon are owner -occupied by year-round residents.
2. Prioritize available Community Housing funds annually based on funding and partnership
opportunities, cost of projects and programs, assessment of specific unmet housing needs,
consideration of other residential projects in the Eagle River Valley, and assessment of Avon's
staff capacity to efficiently manage projects and programs.
3. Explore opportunities for additional dedicated funding sources to sustain the Community Housing
Fund, particularly through regional partnerships and the formation of a regional housing authority.
4. Increase deed restricted homeownership opportunities with a priority for households making
equivalent of 140% or less of the Area Median Income ("AMI") through the Mi Casa Avon, Good
Deeds Avon, and other housing programs and regulations. For example, a two -income household
earning 140% AMI ($155,000) may be able to afford a home price of $620,000 in 2026.
5. Grow the inventory of homeownership and "missing middle" inventory, in place of additional rental
housing stock, to create a more balanced portfolio with a long-term goal of more home ownership
opportunities.
6. Prioritize price point, focusing on the 80-140% AMI level, as well as finish quality and amenities
that are attractive to right -sizing households, when considering new rental development. This
includes growing households upsizing their housing and seniors downsizing their housing.
7. Maintain or increase the percentage of Qualified Employees residing in Avon.
8. Partner with other communities, non-profit entities (i.e. Habitat for Humanity, Town of Vail, Eagle
County), and Private employers to financially support new Community Housing projects and
Page 2 of 30
programs.
Aggressively pursue available grant funding to support Community Housing projects and
programs, including public infrastructure improvements that benefit or support Community Housing
projects.
Demand
Free market real estate values and rents have escalated faster than wage growth over
the last 15 years, especially during the COVID-19 pandemic, resulting in a severe
shortage of reasonably attainable and available housing.
As of 2025-2026, a significant shortage of affordable housing persists as housing costs have
substantially outpaced local wages. Renters and low- to median -income families are frequently cost -
burdened or severely cost -burdened, with many spending more than 50% of their income on housing.
Across numerous regions, median rents and home prices have increased at a rate surpassing that of
average incomes. In Colorado, minimum -wage workers must work between 72 and 116 hours per week to
afford a one- or two -bedroom rental- and that may be more for those renting in Eagle County where costs
typically are higher than in Denver and on the front range.
Wages: Eagle County's Area Median Income is $111,000, while the per capita income is just over
$62,000.
• Surging Home Prices: The median home sales price in Eagle County (excluding resort areas) was
$1,060,863 by YE 2025. Avon alone experienced a median sales price of $1,110,000 during that
same time period. Extreme Affordability Gap: The Affordability gap compares the mortgage an
average household can afford with the median home price. As of 2026, the average 2-income
household can afford approximately a $444,000 home, compared with the YE 2025 median -priced
home in Eagle County at $1,060,863. This leaves an Affordability Gap of $616,863.
High Costs vs. Low Wages: In this resort community, the majority of the county's largest
professions (including retail and food service) offer salaries below $40,000 per year.
Rental Market Distress: Rental rates increased by 48% between 2007 and 2023, with studios (700-
900 sq ft) costing up to $2,500 by YE 2025.
Supply Shortage: The 2025 Eagle County Regional Housing Needs Analysis identified a need for
6,375 affordable housing units within 10 years to meet the current demand.
Page 3 of 30
Factors Driving the Crisis:
Second Home Market: Over 44% of housing units in the county are used by part-time residents or
are vacant.
Desirability: - The high quality of life attracts remote workers and relocating retirees who can afford
prices higher than what local service -based workers can afford, increasing the competition and
demand for the limited housing stock available.
Geography & Land Limits: Limited buildable land restricts the supply, further driving up costs.
Couple that with a lack of Town -owned properties and topographically challenging properties, the
results for new construction rely on market price land costs with extremely expensive construction
costs, adding to the gap between creating units and their affordability without extreme subsidy.
The lack of Community Housing is creating the following challenges:
♦ Employers struggle with unfilled positions, increased turnover, higher training costs, and lost productivity,
especially with long-term management positions;
♦ Continued increase in home prices that are well beyond the financial means of most local residents;
♦ Loss of historically affordable purchase options or long term rental availability due to short term rental
(STR) use, second home use, and retirees relocating to Eagle County;
♦ Extremely low vacancy rates in rental markets, resulting in limited choices and rising costs for renters;
♦ Negative socio-economic impacts on individuals and families, who are spending a disproportionate
amount of their income on housing, commuting long distances, and living in locations or situations that
are not sustainable for the long term;
♦ Lack of opportunities for returning local family offspring who grew up in Eagle County to secure housing
in the place they consider home.
♦ Lack of Lack of opportunities are forcing many renters wishing to buy a home or persons with expanding
families to move away from the area to find more affordable options.
Page 4 of 30
Housing Cost &
Area Median Income (AMI)
2025 Average Wage: $52,900 12025 Median Home Price: $1,110,000
FY 20261ncome Limits Summary - Eagle County (HUD
It is important to review the availability of properties that are attainable through the Vail MLS for local
residents and evaluate the percentage of homes purchased for primary residency in these neighborhoods.
There were 91 sales in 2025, the median price for all dwelling units sold in the Town of Avon (excluding
Mountain Star) was $1,110,000. Of those 91 sales, 48% were purchased with cash, an indicator that those
homes were purchased as second homes, investment properties, relocating retirees, or for use as short term
rentals.
Condominiums accounted for 78% of these sales, with a median price of $864,000. The median price for
single family dwellings, duplexes, and townhomes was $2,150,000. A household earning 2 average weekly
wages makes approximately $105,800 per year. This income cannot support mortgage payments for any
median priced dwelling units in Avon.
The rental market is similarly challenging for local residents. Between 2007 and 2021, the average rental
rates rose 48% across the Eagle River Valley. Vacancy rates have approached zero, and recent rental
projects have experienced an accelerated cost as compared to increases in the consumer price index. Market
rate rental projects in Avon have advertised rental rates up to $2,509 for a studio, $3,992 for a 2-bedroom
unit, and over $5,397 per month for a 3-bedroom unit, by year-end 2025. With a per bedroom median price
of around $1,900, overcrowding and in -commuting are increasingly common.
To meet the needs of local employees in the Eagle River Valley, the 2025 Eagle County Regional
Housing Needs Analysis estimates that 6,375 additional dwelling units will be required by 2035. In the "mid -
valley", which includes EagleVail, Avon, and Edwards, 2,586 dwelling units will be needed to accommodate
the net loss of affordable housing units and projected population and job growth. In Avon alone, that need is
1,594 units, or about 25% of the regional need. It is anticipated that subsidies or public/Private partnerships
will be required to make it financially feasible to construct or preserve a majority of these dwelling units.
Avon and the rest of the "mid -valley" are highly desired locations for local residents. The community
survey of Eagle River Valley households, conducted along with the Eagle County Regional Housing Needs
Analysis, found that 53% of renters and 42% of owners selected "mid -valley" as their first choice for where
they want to live.
Page 5 of 30
Strengths &Assets
Avon can build upon existing assets and previous housing initiatives, including:
♦ Implementation of the Mi Casa Avon Resident Occupied deed restriction purchase program,
with 56 units added between 2020 and 2025.
♦ Partnership with Eagle County for Good Deeds Avon Price Capped deed restriction purchase
program, with 10 units added since its inception in 2025.
♦ Updates to the Avon Community Housing Policies to stay current with industry best practices
and changing market conditions.
♦ Several large-scale Town -sponsored rental projects in the 1990s and 2000s, resulting in an
inventory of 544 income restricted or price capped units,
♦ 63 deed restricted for sale units that were a result of successful PUD negotiations;
♦ Establishment of a Community Housing Fund with dedicated revenue sources;
♦ Employee housing mitigation requirements for new development;
♦ Continued planning, zoning and land acquisition efforts to create more opportunities for new
Community Housing development;
♦ History of regional collaboration with public sector, non-profit and Private sector on housing
issues;
♦ Adopted Community Housing tax and fee waiver incentives;
♦ Adopted a restricted Short Term Rental Overlay District;
♦ Amended the Commercial -Industrial Zone District to allow deed restricted Community
Housing; and
♦ Adopted Comprehensive Plan, which sets housing as a top policy priority.
Page 6 of 30
Strategies
Avon seeks to provide over 1,000 new Community Housing units by 2036 through a combination of
construction of new Community Housing projects, continuation of successful Community Housing programs
and implementation of targeted Community Housing policies. The summary of opportunities indicates the
potential to provide 1,000+ plus new Community Housing units if new revenue sources and financial
partnerships can support and accelerate construction projects and support and expand deed
restriction purchase programs. Avon's Community Housing strategies are intended to constitute and
implement a "Housing Action Plan" as required by the Department of Local Affairs. Projects, Policies and
Programs are each discussed separately below.
Overall, the identified Community Housing need is heavily weighted towards ownership, with an
anticipated range new Community Housing comprised of 65-75% ownership opportunities and 25-35%
rental opportunities. The preference is to provide the maximum amount of 80-100% AMI rental
opportunities and 100-140% AMI ownership opportunities; however, the actual Community Housing AMIs
will depend upon available financial resources and the economics of each project. New Community
Housing rental projects are expected to be at or below 110% AMI while new Community Housing
ownership projects may have a greater mix of Resident Occupied units without a price -cap on resale.
Projects
The following table lists Community Housing projects over the next ten years. Projects which are
shown as "RO" or "Resident Occupied" may include some mix of price -capped units offered for sale at a
lower price point meeting the 100-140% AMI demand depending upon the availability of funds. The details
of each project may evolve based on available financial resources and Community Housing demands.
Each project is discussed in more detail in Appendix A.
Pending/New Construction Community Housing Projects
R = Rental, 0 = Ownership, PC = Price Capped, RO = Resident Occupied (no price cap)
Project Name
Units
Type
AMI
Developer
Land Ownership
Hidden Valley Estates
54
0-RO
Nla
Private
Private
CH2: Avondale Apartments
40
R-PC
110%
Public
TOA
CH1: Lot 8-PA-E
24
0-PC
120%
Public
TOA
State Land Board: Parcel 1
104
R-PC
100%
Public/Private
Public
91 Beaver Creek Place
20
0-RO
Nla
TBD
TOA
Slopeside
106
R-PC
100%
Public
TOA
Wildwood Annex
12
0-PC
120%
Public
TOA
Sun Road Redevelopment
100
0-RO
Nla
Public/Private
Public/Private
East Avon Preserve
100
0-TBD
Nla
TBD
TOA
Page 7 of 30
Village Community Housing
80
0-RO
N/a
Private
Private
Village Community Housing
110
TBD
120-140%
TBD
Private
TOTAL
750
Total New Rental
250
Total New Ownership
500
GO TO APPENDIX A: HOUSING PROJECTS
Programs
Click on link above for Program Definition
Deed Restriction purchase programs have significant advantages because they do not require
development entitlements, which are sometimes political and contentious, and they do not require the cost,
complexity and timeframe of new construction projects. They also provide significant flexibility in allowing a
home buyer to shop and choose the home that best meets their needs and preferences. Deed Restriction
purchase programs provide a significant financial contribution to assist a home buyer with the purchase of
an existing home and requires the execution of a Deed Restriction which permanently restricts the use of
the resident to full-time residents working in Eagle County. Avon currently supports three deed restriction
purchase programs to assist new home buyers, including:
iMi Casa Avon! providing a 12% match up to a maximum of $150,000 for a Resident Occupied Deed
Restriction which does not have a price cap on resale.
Goods Deeds Avon providing a 30% match in partnership with Eagle County up to a maximum of
$375,000 for a Price Capped Deed Restriction which limits appreciation of the price of the residence on
resale. This is contingent upon annual appropriations from Eagle County.
MEHOP or Municipal Employee Housing Ownership Program which provides a 30% match to Town
of Avon employees up to $375,000 for a Price Capped Deed Restriction which limits appreciation of the price
of the residence on resale and which requires the resale to be to a Town of Avon employee or to the Town
of Avon.
Programs (Deed Restriction Purchases) Annual 10 Years
Mi Casa Avon
8
80
Good Deeds
16
160
MEHOP
2.5
25
TOTAL
27 265
Page 8 of 30
Policies
Policies include regulations in the Avon Municipal Code that establish requirements to provide
Community Housing, such as employee housing mitigation and inclusionary zoning, and incentives to provide
Community Housing, such as Development Bonuses and tax and fee waivers. Policies also include existing
and new dedicated revenue sources to support Community Housing.
Existinq Development Policies:
The following Development Policies address planning, land use and development and are currently adopted
and in effect:
1. Allowing Community Housing in all zone districts.
2. Expediting and prioritizing review of Community Housing development applications.
3. Employee Housing Mitigation to mitigate 20% of the employee housing demand created by a new
development.
4. Tax and Fee waivers for Community Housing projects.
5. Short Term Rental regulations which limit or prohibit short term rental licenses in designated areas of
Avon. Short Term Rental use is monitored throughout Avon and is periodically assessed.
6. Development Bonus process to allow greater building height, greater site coverage, reduced parking
and reduced setbacks for Community Housing.
7. 3-Mile plan that identifies the State Land Board property as eligible for annexation and planned for
100% of residential units to be zoned and developed for Community Housing.
8. Seek collaboration and partnership with Eagle County, Town of Vail and other local government, non-
profit and Private sector regional partners.
Based on existing Development Policies the following projection is provided for new Community Housing
units that would result from new development:
Policies Annual 10 Years
Employee Mitigation/Dev Bonus/Inclusionary 5* 60
TOTAL 5 60
*Average
Existing Revenue and Fundinq Policies:
The following revenue and funding policies are currently adopted in and effect.
1. 2% Short Term Rental Excise Tax is dedicated to the Community Housing Fund.
2. 10% of Avon's 2% Real Estate Transfer Tax is dedicated to the Community Housing Fund.
3. 4% Use Tax on Construction Materials is dedicated to the Community Housing Fund, subject to the
prior agreements in the Village (at Avon) to remit the Use Tax revenue to Traer Creek Metropolitan
District until such time as the Town of Avon has satisfied its tax credit obligations.
4. Avon Downtown Development Authority is required to spend at least 50% of tax increment revenue on
Community Housing.
Page 9 of 30
5. Council may consider and approve expenditures from the unrestricted General Fund reserve balance
to support land acquisition and construction of Community Housing projects.
6. Avon has "Opted -In" to Colorado's Proposition 123 program which makes Avon potentially eligible for
state grants. Avon has applied for a waiver to allow Proposition 123 funding to be applied toward
projects which serve up to 110% AMI.
New Development Policies for Consideration:
New policies described below are not formally adopted by this Avon Community Housing Plan; rather,
they are identified as appropriate for further consideration by Council, appropriate citizen committees, and
the general public through work sessions and consideration of implementing ordinances. Specific new
policies for consideration are described below.
1. Employee Housing Mitigation: Increase the required mitigation from 20% to 30% and reduce the
maximum rent or sales price from 120% to 100% AMI. This change will increase the number of
Employee Housing Mitigation Units required by new development and will require such units to be
more affordable. Projects which are zoned Community Housing or which are 100% Community
Housing would not be required to provide Employee Housing Mitigation.
2. Inclusionary Zoning': Consider an Inclusionary Zoning requirement for the Town Core and any future
annexation properties, which requires 50% of new residential units to be Community Housing.
Employee Housing Mitigation units that are required would be credited towards the 50% Community
Housing requirement and the remainder of the 50% of Community Housing residential units would be
subject to the Resident Occupied deed restriction. This Inclusionary Zoning requirement would not
supersede or replace the 3-Mile Plan for properties that are planned for a higher percentage of
Community Housing development.
New Revenue Policies for Consideration:
1. Seek potential new funding sources through the adoption of a Regional Housing Authority. Such
revenues sources may include a Sales Tax, Use Tax, Property Tax and/or other revenue sources.
2. Explore an increase to the Short Term Rental Tax based on review of peer communities.
3. Support uniformity of dedicated taxes for Community Housing across different local government
jurisdictions in Eagle County.
4. Explore new tax authorization through the state legislative process.
5. Strive to increase the portfolio of affordable rental properties that generate positive cash flow that can
financially support each other and serve as a potential source of revenues to support future affordable
rental properties.
6. Consider discontinuing the 10% annual transfer of Avon's 2% Real Estate Transfer Tax revenues when
new dedicated revenues for Community Housing are established in order to support funding for Avon's
capital improvements and maintenance of public infrastructure.
Inclusionary zoning is a municipal or county regulatory policy that requires or encourages real estate developers to set aside
a specific percentage of newly constructed residential units for low- to moderate -income households. It is designed to create
mixed -income communities and counteract exclusionary housing practices.
Page 10 of 30
Ten Year Community Housing Projection
The total Community Housing projection for the next ten years is summarized as follows:
SUMMARY next 10 years
Projects
750
Programs
265
Policies
60
TOTAL
Future Community Housing Projection
1075
Future Community Housing beyond ten years is more speculative for planning purposes. The following
potential opportunities are identified below. Additional Community Housing opportunities may arise through
land acquisitions and public -Private partnerships.
FUTURE - Long Range 10-20 years
Project Name Units Type AMI Developer
East Town Center Redevelopment
240
0-RO
NA
TBD
North River Parcel
200
0-RO
NA
TBD
State Land Board Parcels
396
TBD
TBD
TBD
Forest Service (adjacent to North River)
100
0-RO
NA
TBD
TOTAL
936
Page 11 of 30
nvestment Guidelines
The Town must invest limited financial resources wisely to meet the goals of this Community Housing
Plan. The Town recognizes that Community Housing development opportunities are often specific and unique
to an available property, potential partnerships, and financial parameters set by state and federal agencies;
therefore, differences are expected between creating ideal projects that clearly meet all frameworks with the
construction cost realities surrounding possible projects. This reality results in Community Housing programs
and projects not able to meet all the goals (next page). Rather, the following is intended to assist with the
evaluation of proposed programs and projects. This list is not intended to be exhaustive, and additional
considerations may be relevant.
♦ Ensure that all Community Housing programs, policies, or projects align with the goals and objectives
of the Comprehensive Plan and the Community Housing Plan.
♦ Use Town of Avon investment into projects to bridge the financial gap between free market conditions
and Community Housing economics, enabling programs or projects to move forward.
♦ Encourage or incorporate resource conservation, energy efficiency, sustainable development, and
climate action goals in programs or projects, as financially feasible.
♦ Select locations for programs or projects that offer reasonable access to public services and
amenities supporting full-time residential use, such as schools, parks, trails, transit, multi -modal
transportation, job centers, neighborhood businesses, and other public services.
♦ Attract and utilize financial participation from partners, including local governments, state and federal
sources, non -profits, and Private investors, for each program or project.
♦ Ensure that each program or project positively leverages the Town of Avon's financial investment.
Page 12 of 30
APPENDIX A: HOUSING PROJECTS
Housing Projects
Avon, CO actively pursues community and affordable housing projects to support the local workforce and
offset high living costs in Eagle County. Key initiatives range from major apartment developments and land
annexations to direct buy -down assistance programs for residents.
The following is a list of pending or potential projects within Avon being discussed or being developed.
Page 13 of 30
Avon North
WILDWOOD ANNEX
Legal Description:
WILDRIDGE SUBDIVISION Tract: N
Wildwood Road
Area in yellow is the developable portion of the overall property
Zoning Wildridge PUD; Public Facility allocation
Property Size 10.770 acres or 469,141.2 sq. ft
Project Goals 12 townhomes.....
Entitlement Needs Change to the zoning via Ordinance from Public Facilities to Community Housing, pending
an electoral vote of the citizens of Avon to recognize the change to permit sale of potential
housing units to qualifying public. Potential partnership with Habitat for Humanity
contemplated
Narrative [TBD]
Page 14 of 30
HIDDEN VALLEY ESTATES
Legal Description:
HIDDEN VALLEY ESTATES SUBDIVISION
Metcalf Road
Zoning Industrial, with permitted use of Community Housing
Property Size Overall, 7.232 acres or 315,025.9 sq. ft
Project Goals While all units will be Deed Restricted using the Resident Occupied restrictions, nine (9) units
are requesting money from the Town of Avon and or Eagle County through the application of
MiCasa or Good Deeds Avon to lower purchase price.
VW
M
Photo: 2026
Narrative [TBD] Note: The developers of this project will be requesting the possibility of support from Avon in
assisting with a reduction in purchase price in July/August 2026. They were initially granted an earmark of $600,000
in Community Housing funding for the first six (6) units; however, this earmark expired in 2025.
Page 15 of 30
Avon Town Center Area
AVON TOWN CENTER AREA
Legal Description:
1. SUN ROAD REDEVELOPMENT AREA
Sun Road/West Beaver Creek Blvd.
2. 91 BEAVER CREEK PLACE — BENCHMARK AT BEAVER
CREEK LOT
Beaver Creek Plaza
3. SLOPESIDE COMMUNITY HOUSING SITE— BENCHMARK
AT BEAVER CREEK TRACT Y & SWIFT GULCH ADDITION
LOT2
Swift Gulch Road
Zoning 1. SUN RD AREA: TOWN CENTER (TC)
2. 91 BEAVER CREEK PL: SHOPPING CENTER (RETIRED) (SC)
3. SLOPESIDE: COMMUNITY HOUSING HIGH DENSITY (CHHD-1)
Property Size 1. SUN RD AREA: 8.14 acres or 354,491.3 sq. ft
2. 91 BEAVER CREEK PL: 0.57 acres or 24,829.2 sq. ft
3. SLOPESIDE: 4.9 acres or 213,444 sq. ft
Project Goals 1. A mixed -use, transit -oriented redevelopment project with 70,000+ sq.ft. of ground floor
commercial space and 150-300 deed restricted Community Housing units.
2. A mixed -use, 3-4 story building with ground level commercial and —20-30 deed restricted
housing units above
3. Residential rental project of 106 units targeted at 80-100% AMI
Entitlement 1. RFP anticipated in 2027 for developer(s) to finesse and establish a high-level concept
Needs design plan for the Sun Road Redevelopment Area. Anticipated: Amended Subdivision plat;
partner agreements
2. Change to the zoning of 91 Beaver Creek Place to Community Housing, Mixed -use
3. Change to the zoning allocation on the east parcel from PUD to CHHD-1 (same as west
parcel); consolidate the two parcels into one parcel through a Subdivision Amendment
O D
General Narrative for this Area [TBD]
`a
r .
A
Avon
Page 16 of 30
Sun Road Redevelopment Area
1. Sun Road Redevelopment Area
The Sun Road Plan area is substantially underdeveloped under the Town Center zoning, which allows
high -density mixed -use development. The central location, proximity to Harry A. Nottingham Park, and
convenient access to Avon Road and the 1-70 interchange present a unique opportunity for a high -
quality redevelopment project that incorporates residential density into the Town Core.
READ THE FULL PLAN - LINK
Page 17 of 30
91 Beaver Creek Place (North Court)
2. 91 Beaver Creek Place
The 0.57-acre property is located in the East Town Center area. The property currently has a small
commercial building, with opportunities for local businesses to lease until redevelopment occurs.
Acquisition of this property presents a significant opportunity for future Community Housing units. The
East Town Center District Plan anticipates redevelopment efforts that would increase residential
density within the area. The Town of Avon possesses adequate water rights to support higher -density
development in the Town Core and currently provides this property with access to Avon's
complimentary transit services. The building itself is not in adequate condition for reuse, offering future
owners the opportunity for newly constructed deed -restricted residences.
Page 18 of 30
Slopeside Community Housing
y ^ 00 4;� •�;.
Situs Address: TBD SWIFT GULCH RD
Parcel Number: 2105-121-06-003
s Legal Summary Subdivision.
i^ BENCHMARK AT BEAVER CREEK TRACT Y
,1► a Acreage:
3.41 ac or 148,539.60 sq. ft
raL Zoning:
Y✓'.' COMMUNITY HOUSING HIGH DENSITY-1 (CHHD-1 ) '
M
X
i
3. Slopeside
Sltus Address: TBD SWIFT GULCH RD
Parcel Number 2105-121-14-002
Legal Summary Subdivision:
SWIFT GULCH ADDITION Lot:2
Acreage:
1.43 ac or 62,203.68 sq. ft
Zoning:
�•► PUBLIC FACILITIES (PF)
� s
I&
N
The Future Land Use Map in the Avon Comprehensive Plan highlights these properties as both a
gateway into Avon and a cornerstone property for Community Housing. Once envisioned for 105
homes, the site was later transformed —its west parcel preserved for open space, landscaping, and
drainage ("OLD"), while the east parcel was set aside for public use (Civic/Public Facility within the
Swift Gulch Addition PUD). Today, these parcels offer more than just land: they feature a key stretch of
the pedestrian and bike trail connecting Avon Road to Post Blvd, alongside the historic Nottingham
Puder Ditch. Now, Slopeside is poised to shape the community's future with a bold proposal for a 106-
unit Community Housing development that will reinvigorate this walkable area and address critical
housing needs.
Page 19 of 30
Village (At Avon) Area
VILLAGE (AT AVON) AREA
Legal Description:
1. CHI — Lot 8, VILLAGE (AT AVON) PUD
East Beaver Creek Blvd.
2. CH2 — Lot 5, VILLAGE (AT AVON) PUD
Yoder Avenue
3. EAST AVON PRESERVE - Unplatted
Wagon Trail Road
Zoning
1.
CH1 — COMMUNITY HOUSING per PUD
2.
CH2 — COMMUNITY HOUSING per PUD
3.
EAR PUBLIC FACILITIES (PF)* See Entitlement Needs below
Property Size
1.
Xx acres or... Do we have a size? * See Entitlement Needs below
2.
4.03 acres* - Some of the site is being used for recycling center*
See Entitlement Needs below
3.
37.357 acres with 6.5 acres approved for Community Housing*
See Entitlement Needs below
Project Goals
Within the Village (at Avon) and adjacent within the East Avon
Preserve, create a variety of dedicated Community Housing Units
Entitlement Needs
1.
Subdivision Amendment necessary to define lot to be conveyed
2.
Lot to be defined with housing site and public facility area
3.
Eagle County to approved change in zoning of PF to Community
Housing (CHHD-1) as shown in image below
General Narrative for the Village Area
• Mention of water tank evolution?
• Road Construction?
Page 20 of 30
Village (at Avon) - CH Community Housing Site
Al
1. Village (at Avon) 2026 — CH11Lot 8, Future Community Housing
Formally Lot 8, Planning Area F, this property was intended to be conveyed to the Town of Avon by the
Village (at Avon) prior to the 2026 PUD amendment that changed the allocation of Lot 8 from PA-F (the
same uses as permitted on the Piedmont parcel) to CH1 (Community Housing).
The Town anticipates approximately 24 townhome units are possible for this property (see very basic
analysis above), although an in depth site analysis has not been explored for development on this
property. Staff performed a `fit' exercise to show a 80'x180' footprint (14,400 sq.ft.) condominium
building that could serve units on two sides of a central corridor or drive path as part of the joint PUD
amendment that approved the reallocation of the planning area and the use thereof approved in May of
2026.
Page 21 of 30
Village (at Avon) - CH2 Community Housing Site
Avondale
t
2. Village (at Avon) 2026 — CH2/Lot 5, Avondale Apartments Community Housing
Council provided direction in early 2023 to proceed with due diligence for a Community Housing project
on property owned by the Town. This resulted in the creation of the "Avondale Apartments" community
housing project, on Lot 5, a Town -owned property previously designated for Public Facilities within the
Village (at Avon) PUD. Adjacent to Home Depot at the end of Yoder Ave., the allocation was originally
interpreted to allow Avon employee housing as a Town use under this allocation. Much like the
amendment for Lot 8 to CH1, the Village (at Avon) proposed updating Lot 5's designation to reflect its
intended primary use as Community Housing, replacing the Public Facilities language. Lot 5 is
designated as Community Housing (CH2) within the PUD, providing clear guidance for this use.
Previous action by the Council included support for a 56-unit project spanning 3 buildings, with a mix of
1-bedroom and 2-bedroom units. As a result of the PUD amendment process, the project is now more
defined and contemplates 40 units...
Page 22 of 30
East Avon Preserve
3. East Avon Preserve
The East Avon Preserve Parcel ("EAP") totals 85.99 acres and consists of two parcels, each over 35
acres. The Town acquired the EAP in 2013 from the United States Government through a Multi -Party
Land Exchange agreement. Up to 6.5 acres may be designated for what was then termed "affordable"
housing. The remaining 79.49 acres are reserved for vehicular and trail access to private development
to the east and for public trail development.
In 2013, the Town of Avon and Eagle County entered into an Intergovernmental Agreement, referring
to the East Avon Preserve Parcel as the "Village Parcel." The agreement states that, once the
boundaries for "affordable housing" and community facilities are set and road and trail alignments are
determined, the Town will grant a conservation easement to a mutually acceptable land trust on the
remaining acreage. Due to uncertainty about future development, the area was zoned Public Facilities
("PF") when it was acquired, with the initial housing target in the upper northeast corner. Following a
2022 slope analysis, staff identified a more suitable development area (shown in the image above) with
improved access to Wagon Trail Road on slopes ranging from 0 to 30 percent; the existing area slated
for housing is extremely steep and largely undevelopable.
The Town anticipates upwards of 100 Community Housing units for this property, with the opportunity
to construct a mix of single-family, duplex, and multi -family units given the parcel's size. A more specific
analysis has not yet been implemented.
Page 23 of 30
State Land Board Property
STATE LAND BOARD PROPERTY
Legal Description:
UNPLATTED; DOWD JUNCTION
Highway 6, EagleVail
Zoning Mix of Resource and Commercial General per Eagle County
Property Size Overall, just over 35 acres
Project Goals Anticipated are 100 Community Housing units, developed in phases
Entitlement Needs Annexation into the Town of Avon with a subdivision plat to follow
y
.S
1. Apartment Site
..
w -4.60 acres
f 2. River Corridor
Y - 20.54 acres
3. River North Parcel
-53.14 acres
PIMN q�, a
Narrative [TBD] Note: Finalization for the acquisition of this property is still pending; however, it is anticipated this is
resolved in late summer or fall of 2026.
Page 24 of 30
APPENDIX B: IMPLEMENTED
COMMUNITY HOUSING STRATEGIES
History of Accomplishments
• Ordinance 2019-01, Community Housing Incentives for Sales Tax and Fee Waivers
Ordinance 2019-03, Inclusionary Housing regulations to include mitigation for new multi -family and
commercial developments.
• Ordinance 2019-06, Industrial Commercial Zone District Amendments to permit Community Housing as
a Use by Right.
• 2 Deed Restricted for sale units constructed at One Waterfront Way.
• Council Resolution 2020-25, Approving Fee Waivers and Deed Restrictions for 9 Rental Units at 77
Metcalf.
• 1 Resident Occupied Deed Restricted for sale unit at Riverfront Lodge.
• Resolution 20-15, implementing the Mi Casa Avon Deed Restriction program. There have been 1957 Mi
Casa Avon deed restrictions recorded on free market units.
• 2 Resident Occupied Deed Restricted Units at Frontgate.
• Council Resolution 2021-08, Approving Fee Waivers for Capital Improvement Project at 1011 West
Wildwood Road.
• Ordinance 21-13 Amending the Avon Community Housing Plan.
• Council Resolution 2021-20, Approving Short -Term Rental Tax Ballot Question for Community Housing
funding.
• Purchase of Metcalf Lofts G20 for use as Employee Housing.
• 2023, created a full-time Housing Planner position.
• Ordinance 23-18, adopting All Electric, Net Zero Energy Use Policy for Community Housing Projects.
Ordinance 23-30, The Avon Community Housing Policies (circa 1990/1991) were replaced in their
entirety in 2023.
• 4% Use Tax on construction and building materials passed by voters in November 2024, funding
Community Housing.
• Ordinance 24-01, creating Community Housing Zone District.
• Ordinance 24-04, Rezoned Tract Y from OLD to Community Housing High Density-1.
• Resolution 24-10, Employee Housing Plan implemented.
• Downtown Development Authority formed with a portion of funds allocated to Community Housing.
• 2024, Recipient of DOLA's Local Capacity Planning Grant in the amount of $160,000 to investigate the
feasibility of a Multijurisdictional Housing Authority.
Page 25 of 30
• One (1) Resident Occupied Deed Restricted Unit constructed at Kestrel.
• Ordinance 25-01, The Avon Community Housing Policies updated.
• Purchase of 3008 Wildridge Rd 1A for use as Employee Housing.
• Resolution 25-13, approving the purchase of 15 Sun Rd for eventual redevelopment, inclusive of
Community Housing.
Replacement Price Capped Deed Restriction is available for units with an outdated deed restriction 2025.
The new version offers updated Permitted Capital Improvements for owners.
• Eagle County Regional Housing Needs Analysis was completed in 2025.
• Partnership with Eagle County for Good Deeds Avon, offering buyers a 30% cash payment in exchange
for recording a Price Capped Deed Restriction on a free market home at closing.
• 10 Good Deeds Avon Price Capped Deed Restricted Units in Avon in 2025.
• Resolution 26-01, approving the purchase of 91 Beaver Creek Place for eventual redevelopment,
inclusive of Community Housing
Page 26 of 30
APPENDIX C: INCOMES
Area Median Income for Eagle County in 2026
Household Size
1
2
3
4
5
6
AMI Classifications
30% AMI (Extremely Low)
$
29,130
$ 33,300
$
37,470
$
41,610
$
44,940
$ 48,270
50% AMI (Very Low)
$
48,550
$ 55,500
$
62,450
$
69,350
$
74,900
$ 80,450
60%AMI (LIHTC Maximum)
$
58,260
$ 66,600
$
74,940
$
83,220
$
89,880
$ 96,540
80%AMI (Low)
$
77,680
$ 88,800
$
99,920
$
110,960
$
119,840
$ 128,720
100%AMI (Median)
$
97,100
$ 111,000
$
124,900
$
138,700
$
149,800
$ 160,900
120%AMI
$
116,520
$ 133,200
$
149,880
$
166,440
$
179,760
$ 193,080
140%AMI (Moderate)
$
135,940
$ 155,400
$
174,860
$
194,180
$
209,720
$ 225,260
Affordable Home Calculation by AMI, 2026
AMI%
30%
60%
80%
100%
120%
140%
Household Income -2persons
$ 33,300
$ 66,600
$ 88,800
$ 111,000
$ 143,880
$ 155,400
Affordable Monthly Payment (30%)
$ 833
$ 1,665
$ 2,220
$ 2,775
$ 3,597
$ 3,885
HOA, taxes, insurance (20% of pmt)
$ 167
$ 333
$ 444
$ 555
$ 719
$ 777
Maximum Mortgage Payment
$ 666
$ 1,332
$ 1,776
$ 2,220
$ 2,878
$ 3,108
Maximum Mortgage Amount
$ 122,765
$ 245,530
$ 327,373
$ 409,217
$ 530,433
$ 572,903
Less: Closing Costs 1.5%
$ (1,841)
$ (3,683)
$ (4,911)
$ (6,138)
$ (7,956)
$ (8,594)
Plus: Down Payment 10%
$ 12,276
$ 24,553
$ 32,737
$ 40,922
$ 53,043
$ 57,290
Maximum Purchase Price
$ 133,200
$ 266,400
$ 355,200
$ 444,000
$ 575,520
$ 621,600
Freddie Mac 30 year historical average 6.51%
6.51%
interest rate 5/21/2026
Affordable Rent
$ 833
$ 1,665
$ 2,220
$ 2,775
$ 3,597
$ 3,885
Affordable purchase prices were calculated assuming that a household would have 10% for a down
payment and would qualify for a loan at 30% of their monthly income. HOA, property taxes and insurance of
20% were included in Mortgage Amount. The Maximum Mortgage assumes an interest rate of 6.51%, which
is Freddie Mac's historical average over the past 30 years for a 30-year fixed rate mortgage. Interest rates
have risen since 2023, adversely impacting affordability.
Page 27 of 30
APPENDIX D
Definitions & Best Practices
Topic
Definition
Best Practices
Inclusionary
A percentage of residential units in new subdivisions/PUDs are restricted
Carbondale, Eagle,
Housing
for workforce housing. Market homes support workforce units. Only
Eagle County, San
effective if new subdivisions/PUDs are developed/ redeveloped.
Miguel County,
Eagle, Crested
Butte
Linkage/
Requiring new residential and/or commercial development to contribute to
Mitigation
workforce housing relative to demand generated by the new construction.
Telluride, Aspen,
For residential, mitigation rate often increases with house size, and deed
Mt. Crested Butte,
restricted units are typically exempt. Fees in lieu provide revenue stream
Vail
that fluctuates with building activity. Documented relationship between fee
and impact required.
Fee Waivers
Water/sewer tap fees, building permit or other fees waived in part or whole
Breckenridge,
to reduce cost to build affordable housing. General funds or other source
Crested Butte,
need to cover cost of fees waived.
Eagle County, Vail
Dedicated
Funding is a core component of building housing and running successful
Funding
housing programs. Few programs begin with funding; rather finding
Summit County,
Source
funding is an incremental process that goes hand in hand with creating
Steamboat Springs,
goals and objectives, developing policies, securing appropriate land for
Crested Butte,
housing, and moving forward with public/Private partnerships. Dedicated
Aspen, Telluride
funding sources take many forms including grants, fee in lieu payments,
taxes, voluntary assessments, proceeds from rents or sales.
Public/Private
Partnering with developers to build attainable units, typically on publicly
Eagle County, Vail,
Partnerships
owned sites, or using other public resources such as property tax
Breckenridge,
exemption. RFQ/RFP process effective for selecting development
Boulder
partners. Ownership of land can be retained with long-term land leases.
Qualified
An individual who is an employee working in Eagle County who works an
Employee
average of at least thirty (30) hours per week on an annual basis or earns
Eligible
seventy-five percent (75%) of his or her income and earnings by working in
Household
Eagle County; or a retired individual, sixty (60) years or older, who has
Vail, Eagle County
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
Page 28 of 30
Topic
Definition
Best Practices
County; or a person who works for an employer outside Eagle County if
that person can demonstrate that the residence subject to this deed
restriction is the primary residence for that person
Buy Down of
Usually involves buying down units with public funds. Deed restrictions
Eagle County, Vail,
Market
imposed for permanent affordability. IN/ability to obtain condo mortgages
Breckenridge,
Homes
can result in units being rented. Public sector purchases can drive up
Telluride, Whitefish
prices for low -end market units.
MT
No Net Loss
Requiring replacement of housing occupied by the workforce when
Policy
redevelopment occurs. Similarly priced units should be replaced on site, or
Boulder, Basalt
another site, or a fee -in -lieu of replacement could be allowed.
Community Housing Programs:
Xi Casa Avon! is a program to incentivize prospective homebuyers to place a deed restriction on their property to
ensure more permanent residents have an opportunity to purchase homes within Avon. There is no price appreciation
cap on a iMi Casa Avon! Deed Restriction. This deed restriction is an agreement between you, the new homebuyer,
and the Town of Avon that limits the use of your property. In this case, the deed restriction limits Eagle County
employees' ownership and use of the property. In exchange for the deed restriction, the Town of Avon pays you a lump
sum through the iMi Casa Avon! Program to help offset the purchase price.
Good Deeds Avon is the first partnership launched under Housing Eagle County's Community Partner Program, co -
designed with the Town of Avon to set a new standard for regional collaboration. Avon's investment is matched one-
to-one by the Eagle County Housing and Development Authority (ECHDA), providing up to a 30% buy -down of the
purchase price on eligible open -market homes within Avon's jurisdictional boundary.
Municipal Employee Home Ownership Program ("MEHOP") is a payment assistance program for Avon Employees
to support home ownership whereby the Town will provide up to 30% of the purchase price of a home in exchange for
recording a price capped deed restriction on an open market property. Avon Council adopted the Town of Avon
Municipal Employee Housing Plan in 2024 setting goals to provide more housing and approved a deed restriction
purchase program to help Town of Avon Employees purchase an affordable home.
Page 29 of 30
APPENDIX E: HOUSING NEEDS
ASSESSMENT
2025 Eagle County Regional Housing Needs Assessment2
2 Pathway https://www.avon.org/DocumentCenter/Viewl25670/2025-EC-Regional-Housing-Needs-Assessment---Final?bidld=
Page 30 of 30
A
Avon
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AVON PLANNING & ZONING COMMISSION
Meeting Minutes (DRAFT)
Monday, May 11, 2026
Public Meeting Begins at 5:30 PM
TEAMS LINK: https://teams.microsoft.com/meet/276069688836660?p=pMDbY3igOGw7OSipyl
To join meeting via phone, dial (945) 468-5504 and enter conference ID: 580484318#
1. Call to Order and Roll Call (Chairperson) — 5:30 PM
Meeting commenced at 5:30 PM. A rollcall was taken, and Planning Commissioners Carly Hansen,
Brad Christianson, Brian Sipes, Rick Sudekum, Nancy Tashman, and Nicole Murad were present.
Commissioner Elizabeth Waters was present remotely. Also present were Planning Manager Jena
Skinner, Planner II Claire Perez, and Development Coordinator Emily Block.
2. Swearing in of New Commission Members and Assignment of Chair and Co -Chair
ACTION: Commissioners Nancy Tashman, Nicole Murad, Brian Sipes, and Carly Hansen were sworn
in by Deputy Town Clerk Brenda Torres. Commissioner Brian Sipes was re -appointed as chair, and
Commissioner Rick Sudekum was appointed as co-chair.
3. Approval of Agenda
ACTION: Commissioner Sipes approved the agenda.
4. Disclosure of any Conflicts of Interest or Ex-Parte Communication Related to Agenda Items
5. 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.
6. Public Hearing
6.1. SRU26-001 Walkin the Dog — Claire Perez, Planner II
ACTION: Commissioner Sudekum made a motion to approve the application with conditions as
presented in the staff report. Commissioner Murad seconded the motion, and the motion passed
unanimously 7-0.
7. Consent Agenda
7.1. April 13, 2026 Planning and Zoning Commission Meeting Minutes
7.2. Record of Decision: MJR26-002 Comfort Inn Remodel
7.3. Record of Decision: SGNP26-001 Christie Lodge Sign Program
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 COMMUNITY DEVELOPMENT DIRECTOR, MATT PIELSTICKER, AT (970) 748-4413 OR MATT@a AVON.ORG WITH
YOUR REQUEST. REQUESTS SHOULD BE MADE AS SOON AS POSSIBLE BUT NO LATER THAN 72 HOURS BEFORE THE SCHEDULED PUBLIC EVENT.
A
Avon
C O L 0 R A D O
ACTION: Commissioner Christianson abstained since he was not present for the April 13th meeting.
Commissioner Hansen made a motion to approve the consent agenda. Commissioner Tashman
seconded the motion, and the motion passed unanimously 6-0.
8. Future Meetings
8.1. June 8, 2026
8.2. June 22, 2026
9. Administratively Approved Applications
10. Staff Updates
11. Adjourn
The meeting was adjourned at 5:54 PM.
APPROVED:
x
CHAIRPERSON
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 COMMUNITY DEVELOPMENT DIRECTOR, MATT PIELSTICKER, AT (970) 748-4413 OR MATT@a AVON.ORG WITH
YOUR REQUEST. REQUESTS SHOULD BE MADE AS SOON AS POSSIBLE BUT NO LATER THAN 72 HOURS BEFORE THE SCHEDULED PUBLIC EVENT.
PLANNING AND ZONING COMMISSION FINDINGS OF FACT Avon
AND RECORD OF DECISION C O L O fl A 0 0
DATE OF PUBLIC HEARING: May 11, 2026
TYPE OF APPLICATIONS: Special Use Review
PROPERTY LOCATION: Benchmark at Beaver Creek, Lots 18/19, 20/21 Block 1
FILE NUMBER: SRU26-001
APPLICANT: Marissa Lahman, Walkin the Dog
This Record of Decision is made in accordance with the Avon Development Code §7.16.010(F)(1)
PZC DECISION ON #SRU26-001:
Approved with Conditions
SRU26-001, §7.16.100(e) — Special Review Use Criteria
1. The application for an animal -service related business, including kennel and boarding qualifies as a
viable use to be reviewed per §7.16.100 Special Review Use of the Avon Development Code.
2. The proposed business complies with the provisions of (AMC §7.24.060€ - Special Review Uses —
Commercial — Animal Sales and Service) with the exception of the proposed hours and proximity to
the Hidden Valley residential project.
3. The proposed use is consistent with the Comprehensive Plan.
4. The proposed use is compatible with adjacent uses in terms of scale, site design and operating
characteristics.
5. There are no significant impacts to adjacent or on -site uses.
6. Facilities and services (including sewage and waste disposal, water, gas, electricity, police and fire
protection and roads and transportation as applicable) are available to serve the subject property
and will not necessitate upgrades or cause additional demand beyond existing levels of service for
development; and
7. Adequate assurances of continuing maintenance are satisfactory.
GENERAL CRITERIA FINDINGS §7.16.020(f)(1) — General Criteria
1. The development applications are complete;
2. The development applications provide sufficient information to allow PZC to determine if it complies
with the relevant review criteria;
The development applications comply with the goals and policies of the Avon Comprehensive Plan;
and
4. The demand for public services or infrastructure exceeding current capacity (e.g., water, sewer,
and storm drainage) does not require mitigation at this time and will be coordinating prior and
during the next phase for the building permit.
PZC Record of Decision: SRU26-001
Proposed Conditions:
1. The permit is valid until a change in use is proposed and approved.
2. Hours for outside operations and access are limited to 8 am- 5pm, seven (7) days per week
3. Dog waste is cleaned up and removed from the site within twenty-four (24) hours of its
appearance;
4. The business adheres to a seventy (70) dog limit per day; and
5. No more than twenty (20) dogs are permitted per night for overnight or evening hours boarding
services.
THESE FINDINGS OF FACT AND RECORD OF DECISION ARE HEREBY APPROVED:
BY: DATE:
PZC Chairperson
PZC Record of Decision: SRU26-001