PZC Packet 062226A
Avon
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AVON PLANNING & ZONING COMMISSION
Meeting Agenda
Monday, June 22, 2026
Public Meeting Begins at 5:30 PM
TEAMS LINK: Join the meeting
To join meeting via phone, dial (945) 468-5504 and enter conference ID: 369 579 803#
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 (continued from June 8 meeting) — Jena
Skinner, Planning Manager
6. Consent Agenda
6.1. June 8, 2026 Planning and Zoning Commission Meeting Minutes
7. Future Meetings
7.1. July 13, 2026
7.2. July 27, 2026
8. Recently Approved Applications
9. Staff Updates
10. Adjourn
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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: CONTINUED PUBLIC HEARING: Avon Community Housing Plan Avon
CPA26-001 Comprehensive Plan Amendment
DATE: June 18,2026 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. The PZC first heard this Plan at the June 8, 2026 meeting. That version of the Staff
Report and Draft Plan can be found HERE.
UPDATED DISCUSSION: As discussed at the June 8, 2026, PZC meeting, several significant changes
have occurred since the 2021 Plan, prompting discussion of items relevant to 2026 and possible Community
Housing regulation and/or program expansions.
Inclusionary Zoning Mitigation: 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. The Employee Mitigation should be clarified, and the calculation and/or mitigation
requirement can be updated to reflect the direction of development and the realities of our current job
market. The Plan introduces and identifies this strategy, and any code changes or further analysis would be
a next step after Plan adoption.
Suggested Recommendation: The language in the proposed plan states the following:
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.
The PZC could consider lowering this 50% or changing the language where there could be a range of
required units based on what type of deed restriction is applied. Illustrative example:
30% 50%
INCLUSIONARY MITIGATION
40%
PRICE MIX RESIDENT
CAPPED OCCUPIED
COMMUNITY HOUSING REQUIREMENT EXAMPLE
970-748-4023 jskinner@avon.org
Page 1 of 5
Consider an Inclusionary Zoning requirement for the Town Core and any future annexation properties,
which requires 30-50% of new residential units to be Community Housing. Employee Housing Mitigation
units that are required would be credited towards this Community Housing requirement with the remainder
of the Community Housing residential units subject to either the Price Capped or Resident Occupied deed
restriction.
Employee Mitigation: The current employee mitigation rate is 20% for this existing provision found HERE.
Somewhat hard to understand when calculating, this program is unclear for several reasons including:
Factor
Calculation
Commercial
Size of development
Leasable square feet
Workers Required
2.8 per 1,000 sq. ft.
Rate x sq. ft./1,000
Jobs per Employee
1.2
Workers Generated/1.2
Required mitigation
20% mitigation
Jobs generated x 20%
Lodging and Property Management
Size of development
# of rooms or # of units
Workers Required
Lodge/hotel -
# of rooms x 0.8
0.8/ room;
Prop. management -
# of units x 0.4
0.4/ unit
Jobs per employee
1.2 jobs per employee
Workers Generated/1.2
Required mitigation
20% mitigation
Workers generated x 20%
Residential
Size of development
# of Dwelling Units
Workers Required
.33 per Dwelling Unit
# of units x 0.33
Jobs Per Employee
1.2
Workers Generated/1.2
Required mitigation
20% mitigation
Workers Generated x 20%
• Not enough uses are identified. For instance, retail generates the need for less employees than a
restaurant but could be same leasable square footage This table only looks at leasable square
footage of commercial, and not the proposed use itself and its workforce impact.
• What process is implemented in capturing additional mitigation units when uses change?
• What if it is a mixed -use from the start? How do you calculate and not "over require" units?
• What about the project's location? Should that have an impact?
• What about employees that prefer to not live with roommates? Should there be a required mix of
units for mature/single employees or employees with disabilities?
Suggested Recommendation: The PZC could make a recommendation in the proposed Plan to
amend and update 7.20.100 - Employee Housing Mitigation including the mitigation requirement of
20%, the calculation itself, and the formula tables to be more informative and effective. This will require
CPA26-001— Avon Housing Plan
June 22, 2026
Page 2 of 5
an employee mitigation nexus study, which should be acknowledged in the recommendation. An
employee mitigation nexus study (or jobs -housing linkage analysis) is an economic and legal report
used to quantify the connection between new commercial or residential development and the demand it
creates for affordable housing. These studies justify impactor linkage fees understate laws.
Short Term Rentals (STR): Avon updated the Short Term Rental overlay zone/program in 2023. They
added license types and imposed license caps outside the commercial/lodging core. This has intentionally
steered STR license pressure away from restrictive, workforce -focused housing by capping or limiting
licenses to 15%. Avon has also gained new data by tracking various licenses. Based on the number of
inquiries regarding STRs may mean interest in acquiring STRs in these capped areas may be declining
possibly due to familiarity with these regulations- as was intended. Given that interest rates have not come
down in the current market, it may also be a contributing factor that older more affordable properties
(compared with units in luxury developments) gives pause to potential owners carrying significant
mortgages who may not be able to receive the desirable higher STR rental rates akin to more luxury
developments and purchase elsewhere. STRs often are sought to cover high mortgage payments and as
such, some properties are or remain for owners or are rentals for long term tenants.
In general, the number of available short-term rental licenses in the 15%-capped area (complexes where it
was believed STRs could reduce local housing inventory) remains steady since 2022. Most complexes with
an available license have had availability throughout the past 4 years, with the exception of a handful of
outliers. Liftview appears to be one of these outliers; many of the available licenses came from an audit ran
earlier this year of licenses that had not paid their renewal for over 12 months and were "released".
Complexes with zero available licenses (e.g. Sunridge) are at or above the 15% cap due to the
"grandfathering" of licenses under the STR regulations.
A summary of available licenses year over year can be found below:
Property Name Address
Available
Licenses -
10.13.22
Available
Licenses -
10.20.23
Available
Licenses
10.14.24
Available
Licenses -
10.27.25
Available
Licenses
5.5.26
Alpenflora
580 W. Beaver Creek Blvd
0
1
0
0
1
Alpenhaus
510 Nottingham Rd
0
0
0
0
0
Avon Villas Condos
350 W Beaver Creek Blvd
0
0
0
0
0
Balas Townhouse Condos
211 Nottingham Rd
1
2
2
2
2
Balas West Condos
231 Nottingham Rd
2
2
2
2
2
Beacon Hill /Bristol Pines
600 Nottingham Rd
3
3
3
3
4
Beaver Bench
414 W Beaver Creek Blvd
0
0
0
0
0
Beaver Creek Townhouses
330 W Beaver Creek Blvd
Unknown
0
0
1
1
Bel Lao
540 W Beaver Creek Blvd
0
0
0
0
0
BMBC Triplex
310 W Beaver Creek Blvd
Unknown
0
0
0
0
Bridgewater Terrace
971 W Beaver Creek Blvd
0
0
0
0
0
Buck Creek Condos
440 / 510 1520 W Beaver
Creek
0
0
0
0
0
Chambertin
420 / 438 1440
Nottingham
0
0
0
0
0
Greenbrier
211 / 215 / 217 W Beaver
Creek Blvd
0
0
0
0
0
CPA26-001— Avon Housing Plan
June 22, 2026
Page 3 of 5
The Kestrel*
Kestrel Dr / Goldfinch Ln -
Multiple Addresses
N/A
N/A
N/A
3
0
La Vie Bonne Townhomes
180 Nottingham Rd
1
1
1
0
0
Lakeview Condos
816 W Beaver Creek Blvd
0
0
0
0
0
Liftview
998 W Beaver Creek Blvd
8
5
0
0
5
Ni htstar
410 Nottingham Rd
1
1
1
1
1
Rushmer Townhomes
230 Nottingham Rd
0
0
0
0
0
Snowrun Townhomes
520 Nottingham
1
0
0
0
0
Sonnen Halde Condos
331 Nottingham Rd
3
3
3
3
3
Stone Creek
760 W Beaver Creek Blvd
0
0
0
0
0
Sunn side at Avon
220 Nottingham Rd
0
0
0
0
0
Sunrid e
1050/1061 W Beaver
Creek Blvd
0
0
0
0
0
Timber Loft
160 Nottingham Rd
1
0
1
1
1
Westlake Villages
811 / 831 / 851 / 871 W
Beaver Creek Blvd
3
8
6
5
6
Short Term Rentals (for a period fewer than 30 days) in Avon are subject to a 10% (plus State and Eagle
County Tax) total Accommodations Tax on the gross rental price. This comprises a 4% sales tax, 4%
accommodations tax, and a 2% STR Community Housing tax. Where Avon has had this tax for many
years, the Town's tax rate may be low in comparison to other jurisdictions and more recent ballot measures.
With the significant market increases in property values (upwards of 40% in some areas), the money
collected from this does not go as far as it once did. It may be appropriate to consider an increase of 2% for
this tax to assist in the gap of funding for Community Housing.
Suggested Recommendation: PZC could recommend that Council consider decreasing the existing
percentage for capped properties from 15% to 10%, in response to the market conditions. Additionally,
the PZC could recommend that Avon explore a future increase to the STIR tax (to 4%) to help bolster
funding the application of deed restrictions for Community Housing programs and projects as more
luxury developments come online.
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 as there is no development application accompanying this Comprehensive
Plan Amendment that results in a physical project that utilizes public services or infrastructure.
CPA26-001— Avon Housing Plan
June 22, 2026
Page 4 of 5
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.
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 July 13 for further deliberation of the updated Avon Community Housing Plan.
RECOMMENDED MOTION: `I move to continue the proposed Avon Community Housing Plan update to
July 13, 2026."
Or
RECOMMENDED MOTION: `9 recommend Council approve the proposed Avon Community Housing Plan
update based on the findings presented in Staffs report."
Thank you, Jena
ATTACHMENT A: Proposed Avon Housing Plan Update
LINKS: JUNE 8, 2026, REPORT
EXISTING AVON COMMUNITY HOUSING PLAN
AVON HOUSING WEBSITE
HOUSING NEEDS ASSESSMENT
AVON MUNICIPAL CODE TITLE 7
CPA26-001 — Avon Housing Plan
June 22, 2026
Page 5 of 5
ATTACHMENT A:
PROPOSED
AVON COMMUNITY HOUSING PLAN
THIS IS THE REDLINE COPY
TO VIEW THE LIVE/LINKED CLEAN VERSION CLICK
ON THIS LINK
Avon
Community
Housing Plan
Heart of the Ta-Hey
Table of Contents
Tableof Contents...........................................................................................................................................................2
Introduction....................................................................................................................................................................1
Goals..............................................................................................................................................................................
2
Objectives......................................................................................................................................................................2
Demand.........................................................................................................................................................................3
Housing Cost & Area Median Income (AM I) ..................................................................................................................5
Strengths& Assets.........................................................................................................................................................6
Strategies.......................................................................................................................................................................8
InvestmentGuidelines..................................................................................................................................................13
APPENDIXA: HOUSING PROJECTS.........................................................................................................................14
HousingProjects...................................................................................................................................................14
APPENDIX B: IMPLEMENTED COMMUNITY HOUSING STRATEGIES...................................................................26
Historyof Accomplishments..................................................................................................................................26
APPENDIXC: INCOMES.............................................................................................................................................28
Area Median Income for Eagle County in 2026....................................................................................................28
APPENDIXD...............................................................................................................................................................29
Definitions& Best Practices..................................................................................................................................29
APPENDIX E: HOUSING NEEDS ASSESSMENT......................................................................................................31
2025 Eagle County Regional Housing Needs Assessment..................................................................................31
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 housing opportunities are critical for Avon to maintain
its authentic town character and to support the current and 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. A variety of Community Housing types to meet residents at a variety of life stages
and income levels is necessary to retain a sense of community.
The Avon Community Housing Plan is an
extension of the Avon Comprehensive Plan. It
provides a high level overview of the housing
supply and demand conditions in Avon, at a point
in time, and defines goals and strategies to address
the needs and demands contained within. The
Eagle River Valley Housing Needs Analysis
("HNA"), a comprehensive report also conducted
periodically, provides in-depth, detailed information
on the economic and social factors comprising
those housing conditions in Eagle County. The
Avon Community Housing Plan uses information
from the HNA to form its goals and strategies; and
is periodically revised.
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, objectives, 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;
Page 1 of 30
• 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, aPA-culture, social, and recreational activities.
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 and financially support an attainable
housing program that incorporates both rental and ownership opportunities, affordable for local
households.
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 year-round residents; currently 56% of all
dwelling units in Avon are 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
Page 2 of 30
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), Private Affordable Housing Developers, and Private employers to financially support new
Community Housing projects and programs.
9. 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 households,- 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 Eagle County, survey and focus group participants reported that rents were
consistently between $1,500-$2,000 per bedroom. That translates over 3 median wages needed to rent a
3 bedroom unit priced at $4,500 or more. In Gelerade minima im_, age workers must work between 77 and
116 hours per week to afferd a one er twe bedreem rental and that may be more for these renting
Eagle County where GOStS typiGally are higher than in Denver and on the front raRga.
Wages: Eagle County's 2026 Area Median Household 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.
1 AMI is the accepted metric and does not always accurately reflect true wages of local workers. There is no alternative metric
that removes Dart -time resident income from AMI.
Page 3 of 30
High Costs vs. Low Wages: In this resort community, the majority of the county's largest volume of
professions (including hospitality, 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 across Eagle County, within 10 years to meet the current demand._
Avon's share of that shortaae is 1.458 units.
Factors Driving the Housing Crisis:
Second Home Market: Over 31 % of housing units in the county are used by part-time residents or
are vacant. In Avon, 44% of housing units are vacant or used by part-time residents.
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 LaEk 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.
To ensure housing availability for
our workforce, Avon relies on the
rent and income limits
established annually by HUD
when considering developments
taking part in Avon's Community
Housing programs.
Looking for more information?
Visit the CHFA Website
chfa,
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 458
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;
♦ The commitment to building Community Housing that
meets Climate Action initiatives;
♦ Amended the Commercial -Industrial Zone District to
allow deed restricted Community Housing; and
♦ Adopted Comprehensive Plan, which sets housing as a
top policy priority.
A
Avon
For Immediate Release I April 17, 2025
Town of Avon and Eagle County
Housing and Development Authority
Partner to Expand Good Deeds
Program
Avon, CO —The Eagle County Housing and Development Authority (ECHDA) is
excited to announce the rollout of Good Deeds Phase II, a signficant expansion of the
Good Deeds program, which was launched in 2021 to address the rising cost of
housing in Eagle County. With median home sales prices now hovering at $1.6 million,
Phase II increases the program's Maximum Purchase Price from $850,000 to $1.25
million, providing greater access to homeownership while preserving long-term
housing affordability for local residents.
In addition to increasing the maximum purchase price, Phase II introduces the
Community Partner Program, a collaborative initiative aimed at increasing funding and
support for homeownership in Eagle County. Through this program. ECHDAwill
partner with communities and organizations to provide additional resources for
affordable housing.
Community Partner Program
Through the Community Partner Program, ECHDAwill make a payment equal to 15%
of the purchase price of an eligible property, with an additional 15% payment provided
by the partnering organization. This combined 30% investment, rapped at $375,000,
makes homeownership more attainable for local residents and the workforce while
ensuring accessible homeownership opportunities for generations to come. This
program is exclusively available for open market properties in Eagle County and
utilizes Prim Capped Deed Restrictions to ensure longterm affordability for locals.
The Town of Avon (TOA) played a key role in working with ECHDA to develop the
framework for the Community Partner Program. This collaboration served as the
catalyst for creating the new program within Good Deeds Phase II, demonstrating the
power of regional partnerships and setting a strong precedent for other municipalities
in Eagle County to address housing challenges.
'The success of the Eagle County Good Deeds program has been beyond our wikicet
imaginations. We are so happy to be working closely with the Town of Awn on this
next phase of the program to make the pot even sweeter for homebuyere. locals,
start shopping todayl' said Kim Bell William, Executive Director for the Eagle County
Housing and Development Authority.
Good Deeds Avon
In collaboration with ECHDA, the Town of Avon launched Good Deeds Avon to provide
Its residents within Avon's jurisdictional boundaries an additional 15% toward the
purchase price of eligible properties, matching ECHDA's payment. This partnership,
which mirrors the structure of the newly created Community Partner Program,
provides Avon residents with a combined 30% buy down on eligible popemt
maidng homeownership more attainable and accessible.
We cannot have a stable and healthy community without community housingasio
Avon Mayor Tomm Nottingham Underwood. "We cannot build our way out of this
housing crisis. An effective housing program will require both new construction and
acquisition of deed restrictions on existing housing stock."
ood Deeds Phase II Highlights
Open to Eligible Households throughout Eagie County
n, .. -;. n,:.,. - ;: , residence
Page 6 of 30
Page 7 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 desire is for home ownership. Avon has an anticipated
target to attain a range of 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 that 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
N/a
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
N/a
TBD
TOA
Slopeside
106
R-PC
100%
Public
TOA
Wildwood Annex
12
0-PC
120%
Public
TOA
Sun Road Redevelopment
100
0-RO
N/a
Public/Private
Public/Private
East Avon Preserve
100
0-TBD
N/a
TBD
TOA
Page 8 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
Avon Housing Programs
Click on link above for Program Definitions
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! provides 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 provides 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 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 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 9 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 that 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, Habitat for Humanity 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* 560
TOTAL 5 560
*Average
Existinq Revenue and Funding Policies:
The following revenue and funding policies are currently adopted and in 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 10 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 that 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. These policies
would not be applicable to the Village (at Avon) Planned Unit Development (PUD), as this approval includes
Community Housing requirements. The Village (at Avon) PUD includes the requirement to provide 500 (of
2,400) Dwelling Units as Community Housing. 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. (SEE REPORT)
2. Inclusionary Zoning2: 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. (SEE REPORT)
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.
2 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 11 of 30
6. Consider discontinuing the 10% annual transfer of Avon's 2% Real Estate Transfer Tax (RETT)
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. RETT is
predominantly used for Capital Improvements projects but 10% has been funding Community Housing
programs. New funding sources would directly focus on Community Housing with the RETT indirectly
assisting Community Housing by focusing on Avon's capital infrastructure.
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
50
TOTAL
Future Community Housing Projection
1065
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
N/A
TBD
North River Parcel
200
0-RO
N/A
TBD
State Land Board Parcels
396
TBD
TBD
TBD
Forest Service (adjacent to North River)
100
0-RO
NA
TBD
TOTAL
936
Page 12 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 that
may not be 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 in 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 13 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 14 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 15 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.
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 16 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% AM
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
General Narrative for this Area [TBD]
Page 17 of 30
Sun Road Redevelopment Area
N
x.
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 18 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 19 of 30
Slopeside Community Housing
n
Situs Address: TBD SWIFT GULCH RD
Parcel Number: 2105-121-06 003 C '
` Legal Summary Subdivision:
BENCHMARK AT BEAVER CREEK TRACT Y
Acreage:
,�1 3.41 ac or 148,539.60 sq. ft 7.
Zoning;
\ f• . ":OMMUNffY HOUSING HIGH DENSITY-1 (CHHD-1)
lus 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
Coning:
FACILITIES (PF)
rTy',
3. Slopeside
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 20 of 30
Village (At Avon) Area
VILLAGE (AT AVON) AREA
Legal Description:
1. CH1— 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. Approximately 1 acre * See Entitlement Needs below
2. Approximately 3.5 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 with
ownership and rental opportunities.
Entitlement Needs 1. Design Review approval by Village (at Avon) DRB.
2. Lot to be defined with housing site and public facility area
3. Eagle County and Avon Town Council to approve change in zoning
of PF to Community Housing (CHHD-1) as shown in image below
The Village (at Avon) area presents valuable housing opportunities for both rental and ownership projects. CH1 and
CH2 are both flat properties that contain all necessary unitalities in close proximity. With zoning secured for these
sites, the design of projects can commence. Development of the East Avon Preserve is dependent on significant
coordination for access and water service by future water tank(s) above the property. The timeframe for developing
the East Avon Preserve is dependent on adjacent development and the timeframe is longer than CH1 and CH2.
Page 21 of 30
Village (at Avon) - CH 1 Community Housing Site
1. Village (at Avon) 2026 — CH11Lot 8, Future Community Housing
Formally Lot 8, Planning Area F, this property has been conveyed to the Town of Avon by the Village
(at Avon) as a condition of a joint PUD amendment application. The amendment 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 condominium 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.
Further design work and conceptual designs are required to confirm general layout and programming.
The design plans will ultimately be reviewed by the Village (at Avon) Design Review Board.
Page 22 of 30
Village (at Avon) - CH2 Community Housing Site
Avondale
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 this 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. Much like the
amendment for Lot 8 to CH1, the Town proposed updating Lot 5's designation to reflect its intended
primary use as Community Housing, replacing the Public Facilities language but still permitting other
public uses. Lot 5 is designated as Community Housing (CH2) within the PUD, providing clear guidance
for this use. The zoning for CH2 now permits up to 40 units and up to a 60' building height. Design
plans will be developed for this rental project, and presented to the Village (at Avon) Design Review
Board for approval.
Page 23 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 24 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
M1 4-
�! L 'FF�Fj^
1. Apartment Site
-r4.60 acres
2. River Corridor
20.54 acres
3. River North Parcel
-53.14 acres
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 25 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 57 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 26 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.
2025: Replacement Price Capped Deed Restriction is available for units with old deed restrictions that
do not reflect current practices, policies, and provisions. The new version offers updated Permitted
Capital Improvements for owners as a predominant upgrade.
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
Ordinance 26-02, approving Village (at Avon) PUD Amendment, permitting Community Housing on CH1 and CH2
including the conveyance of CH1 to the Town of Avon.
Page 27 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 28 of 30
APPENDIX D
Definitions & Best Practices
Topic
Process, Method, or
Definition
Jurisdiction
Frequency
Carbondale, Eagle,
Inclusionary
Either Recommended
A percentage of residential units in new subdivisions/PUDs
Eagle County, San
Housing
(e.g., Eagle County) or
are restricted for workforce housing.
Miguel County,
Required ( e.g., Eagle)
Eagle, Crested
Butte
New residential and/or commercial development to contribute
to workforce housing relative to demand generated by the
Employee Linkage/
Typically Required in
new construction. For residential, mitigation rate often
Avon, Telluride,
Mitigation
Codes
increases based on square footage, and deed restricted units
Aspen, Mt. Crested
are typically exempt. Fees in lieu provide revenue stream
Butte, Vail
that fluctuates with building activity. Documented relationship
between fee and impact required.
Water/sewer tap fees, building permit or other fees waived in
Avon,
Fee Waivers
Available —
part or whole to reduce cost to build affordable housing.
Breckenridge,
Development Specific
General funds or other source need to cover cost of fees
Crested Butte,
waived.
Eagle County, Vail
Funding is a core component of building housing and running
successful housing programs. Few programs begin with
funding; rather, finding funding is an incremental process that
Avon, Summit
Dedicated Funding
goes hand in hand with creating goals and objectives,
County, Steamboat
Source
Varies
developing policies, securing appropriate land for housing,
Springs, Crested
and moving forward with public/Private partnerships.
Butte, Aspen,
Dedicated funding sources take many forms including grants,
Telluride
fee in lieu payments, taxes, voluntary assessments,
proceeds from rents or sales.
Partnering with developers to build attainable units, typically
Avon, Eagle
Partners
on publicly owned sites, or using other public resources such
County, Vail,
Partnerships
ips
Common
as property tax exemption. RFQ/RFP process effective for
Breckenridge,
selecting development partners. Ownership of land can be
Boulder
retained with long-term land leases to operators.
An individual who is an employee working in Eagle County
Qualified Employee
Typically Required and
who works an average of at least thirty (30) hours per week
Avon, Vail, Eagle,
/ Eligible
Vetted by Jurisdiction
on an annual basis or earns seventy-five percent (75%) of his
Eagle County
Household
or her income and earnings by working in Eagle County; or a
retired individual, sixty (60) years or older, who has worked a
Page 29 of 30
Topic
Process, Method, or
Definition
Jurisdiction
Frequency
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 subject to this deed
restriction is the primary residence for that person
Avon, Eagle
Buy Down of
Usually involves buying down units with public funds through
County, Eagle, Vail,
Breckenridge,
Market Homes
deed restrictions imposed for permanent affordability.
Whitefish MT,
Telluride
Requiring replacement of housing occupied by the workforce
No Net Loss Policy
Typically Required in
when redevelopment occurs. Similarly priced units should be
Boulder, Basalt
Code
replaced on site, or another site, or a fee -in -lieu of
replacement could be allowed.
Additional Terms and Definitions can be found in the Avon
Comprehensive Plan and Avon Community Housing Policies.
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
TOWN OF AVON
ComPre�armhre Plan
FEBRUARY202<
AVON COMMUNITY
HOUSING POLICIES
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 30 of 30
APPENDIX E: HOUSING NEEDS
ANALYSIS
2025 Eagle County Regional Housing Needs Analysis3
/� Economic 8 Manning
I\ Systems, Inc.
3 Pathway httpsJ/www.aeon.org/DocumentCenterNiew/25670/2025-EC-Regional-Housing-Needs-Assessment---Final?bidld=
Page 31 of 30
A
Avon
AVON PLANNING & ZONING COMMISSION
Meeting Minutes (DRAFT)
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
Meeting commenced at 5:30 PM. A rollcall was taken, and Planning Commissioners Carly Hansen,
Rick Sudekum, Elizabeth Waters, and Nancy Tashman were present. Commissioner Nicole Murad was
present remotely. Commissioners Brad Christianson and Brian Sipes were absent. Also present were
Planning Manager Jena Skinner, Planner II Claire Perez, Community Development Director Matt
Pielsticker, Town Attorney Nina Williams, Town Manager Eric Heil, and Development Coordinator
Emily Block.
2. Approval of Agenda
ACTION: Commissioner Tashman made a motion to approve the agenda. Commissioner Hansen
seconded the motion, and the motion passed unanimously 5-0.
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
ACTION: Commissioner Hansen made a motion to continue the item to the June 22nd, 2026
meeting. Commissioner Tashman seconded the motion, and the motion passed unanimously 5-0.
6. Consent Agenda
6.1. May 11, 2026 Planning and Zoning Commission Meeting Minutes
ACTION: Commissioner Tashman made a motion to approve the meeting minutes. Commissioner
Waters seconded the motion, and the motion passed unanimously 5-0.
6.2. Record of Decision: SRU26-001 Walkin the Dog
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 Tashman made a motion to approve the record of decision. Commissioner
Hansen seconded the motion, and the motion passed unanimously 5-0.
7. Future Meetings
7.1. June 22, 2026
7.2. July 13, 2026 — Commissioner Sudekum will be absent
8. Recently Approved Applications
Summit at Avon Development Agreement (approved by Town Council)
9. Staff Updates
10. Adjourn
The meeting was adjourned at 7:46 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.