TC Ord. No. 26-07 Adopting the 2026 Avon Community Housing PlanAvon
ORDINANCE 26-07
ADOPTING THE 2026 AVON COMMUNITY HOUSING PLAN
WHEREAS, the Town of Avon ("Town') is a home rule municipal corporation and body politic
organized under the laws of the State of Colorado and possessing the maximum powers,
authority, and privileges to which it is entitled under Colorado law; and
WHEREAS, the Avon Town Council ("Council") has the authority to adopt planning
documents as described in Section 7.04.010 of the Avon Development Code; and
WHEREAS, updates, revisions and amendments to the 2021 Avon Community Housing Plan,
and extension of the Avon Comprehensive Plan, were presented to the Avon Planning and
Zoning Commission ("Avon PZC") in accordance with the procedures set forth in Section
7.16.030 — Comprehensive Plan Amendment; and
WHEREAS, Avon PZC held public hearings on June 8, 2026, June 22, 2026, July13, 2026, and
August 10, 2026 after publishing and posting notice as required by law, and considered all
comments, testimony, evidence, and Town Staff reports prior to formulating a recommendation
to Council and then took action to adopt Findings of Fact and made a recommendation to
Council to approve the Application; and
WHEREAS, Council held public hearings on August 25, 2026, and September 8, 2026, after
publishing and posting notice as required by law, and considered all comments, testimony,
evidence, and Town Staff reports prior to taking final action; and then took action by approving
this Ordinance 26-07 on September 8, 2026; and
WHEREAS, Council finds the adoption of this ordinance will promote the health, safety, and
welfare of the citizens of the Avon community; and
WHEREAS, Council adopted the Findings of Fact and Record of Decision which set forth the
basis for the adoption of the 2026 Avon Community Housing Plan; and
WHEREAS, approval of this Ordinance on First Reading is intended only to confirm the Town
Council desires to comply with the requirements of the Avon Home Rule Charter by setting a
Public Hearing to provide the public an opportunity to present testimony and evidence regarding
the Application, and, that approval of this Ordinance on First Reading does not constitute a
representation that the Town Council, or any member of the Town Council, supports, approves,
rejects, or denies this Ordinance prior to any final action prior to concluding the public hearing
on second reading.
Ord 26-07 Adopting 2026 Avon Community Housing Plan
Page 1 of 3
NOW THEREFORE, BE IT ORDAINED BY THE TOWN COUNCIL OF THE TOWN
OF AVON, COLORADO:
Section 1. Recitals Incorporated. The above and foregoing recitals are incorporated herein
by reference and adopted as findings and determinations of the Town Council.
Section 2. Comprehensive Plan Amendments. Council hereby adopts the Findings of Fact
and Record of Decision ("EXHIBIT A — FINDINGS OF FACT AND RECORD OF
DECISION") and Council hereby adopts the 2026 Avon Community Housing Plan as depicted
in "EXHIBIT B — 2026 AVON COMMUNITY HOUSING PLAN", which shall replace in its
entirety earlier versions of the Avon Community Housing Plan.
Section 3. Severability. If any provision of this Ordinance, or the application of such
provision to any person or circumstance, is for any reason held to be invalid, such invalidity shall
not affect other provisions or applications of this Ordinance which can be given effect without
the invalid provision or application, and to this end the provisions of this Ordinance are declared
to be severable. The Town Council hereby declares that it has passed this Ordinance and each
provision thereof, even though any one of the provisions might be declared unconstitutional or
invalid. As used in this Section, the term "provision' means and includes any part, division,
subdivision, section, subsection, sentence, clause or phrase; the term "application" means and
includes an application of an ordinance or any part thereof, whether considered or construed
alone or together with another ordinance or ordinances, or part thereof, of the Town.
Section 4. Effective Date. This Ordinance shall take effect thirty (30) days after final
adoption in accordance with Section 6.4 of the Avon Home Rule Charter.
Section 5. Safety Clause. The Town Council hereby finds, determines and declares this
Ordinance is promulgated under the general police power of the Town of Avon, that it is
promulgated for the health, safety and welfare of the public and this Ordinance is necessary for
the preservation of health and safety and for the protection of public convenience and welfare.
The Town Council further determines that the Ordinance bears a rational relation to the proper
legislative object sought to be obtained.
Section 6. No Existing Violation Affected. Nothing in this Ordinance shall be construed
to release, extinguish, alter, modify, or change in whole or in part any penalty, liability or right or
affect any audit, suit, or proceeding pending in any court, or any rights acquired, or liability- - -------- - -
incurred, or any cause or causes of action acquired or existing which may have been incurred or
obtained under any ordinance or provision hereby repealed or amended by this Ordinance. Any
such ordinance or provision thereof so amended, repealed, or superseded by this Ordinance shall
be treated and held as remaining in force for the purpose of sustaining any and all proper actions,
suits, proceedings and prosecutions, for the enforcement of such penalty, liability, or right, and
for the purpose of sustaining any judgment, decree or order which can or may be rendered,
entered, or made in such actions, suits or proceedings, or prosecutions imposing, inflicting, or
declaring such penalty or liability or enforcing such right, and shall be treated and held as
remaining in force for the purpose of sustaining any and all proceedings, actions, hearings, and
appeals pending before any court or administrative tribunal.
Ord 26-07 Adopting 2026 Avon Community Housing Plan
Page 2 of 3
Section 7. Correction of Errors. Town Staff is authorized to insert proper dates, references
to recording information and make similar changes, and to correct any typographical,
grammatical, cross-reference, or other errors which may be discovered in any documents
associated with this Ordinance and documents approved by this Ordinance provided that such
corrections do not change the substantive terms and provisions of such documents.
Section 8. Publication. The Town Clerk is ordered to publish this Ordinance in accordance with
Chapter 1.16 of the Avon Municipal Code.
INTRODUCED AND ADOPTED ON FIRST READING AND REFERRED TO PUBLIC
HEARING by the Avon Town Council on August 25, 2026, and setting such public hearing for
5:00 pm, or as soon thereafter as possible, at the Council Chambers of the Avon Municipal
Building, located at One Hundred Mikaela Way, Avon, Colorado.
BY• ATTEST:
:S EA Li
mra N. Underwood, Mayor Miguel Jauregui Ca�76
a, Town C k'••. .•'
��CORA�
ADOPTED ON SECOND AND FINAL READING by the Avon Town Council on
September 8, 2026.
BY:
�N4VW�
ra N. Underwood, Mayor
APPROVED AS TO FORM:
Nina P. Williams, Town Attorney
Miguel Jauregui C
Ord 26-07 Adopting 2026 Avon Community Housing Plan
Page 3 of 3
Avon
C O L O R A D O
TOWN COUNCIL
FINDINGS OF FACT AND RECORD OF DECISION
2026 AVON COMMUNITY HOUSING PLAN
DATE OF DECISION: September 8, 2026
APPLICATIONS: Comprehensive Plan Amendment I File CPA26-001
APPLICANT: Town of Avon
The Avon Town Council ("Council') conducted public hearings and reviewed the application
for replacement of the Avon Community Housing Plan on August 25, 2026, and September 8,
2026, and considered all public comments and information provided at such public hearings.
Based on consideration of public comments, information provided and the applicable review
criteria Council hereby APPROVES the 2026 Avon Community Housing Plan in accordance
with the Avon Municipal Code ("AMC") §7.16.020(f) based on the Findings of Fact stated
herein and hereby ADOPTS THIS RECORD OFDECISION.
All Avon Staff reports and materials concerning the Application, any third party materials
received concerning the Application, all public comments, all statements made at the Public
Hearings, and all Avon Development Code and other regulations applicable to review of the
Application are collectively adopted as part of the official Record of Decision.
COMPREHENSIVE PLAN AMENDMENT FINDINGS: Pursuant to §7.16.030,
Comprehensive Plan The following criteria shall be considered as the basis for recommendations
and decisions on applications to amend the Avon Community Housing Plan, an extension of the
Avon Comprehensive Plan:
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.
3. 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.
2026 Avon Community Housing Plan
Findings of Fact and Record of Decision: CPA26-001
Page 1 of 2
COMPREHENSIVE PLAN FINDINGS:
1. 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.
APPROVED BY MOTION on September 8, 2026
AVON TOWN COUNCIL
BY: WA
mra N. Underwood, Kfayor
2026 Avon Community Housing Plan
Findings of Fact and Record of Decision: CPA26-001
Page 2 of 2
ATTEST:
Miguel Jauregui Vs/nueva, Town Clerk
Avon
Community
Housing Plan
2026
. =PMENMOOft"M I- - -
Heart of the Tadley
Table of Contents
Tableof Contents...........................................................................................................................................................2
Introduction....................................................................................................................................................................1
Goals..............................................................................................................................................................................
2
Objectives......................................................................................................................................................................2
Demand.........................................................................................................................................................................4
HousingCost &..............................................................................................................................................................6
AreaMedian Income (AMI)............................................................................................................................................6
Strengths& Assets.........................................................................................................................................................
8
Strategies.......................................................................................................................................................................
9
Projects.................................................................................................................................................................10
AvonHousing Programs.......................................................................................................................................10
Policies.................................................................................................................................................................11
Ten Year Community Housing Goal.....................................................................................................................13
Future Community Housing Projection.................................................................................................................13
InvestmentGuidelines..................................................................................................................................................14
THE ASPENS: COMMUNITY PRESERVATION.........................................................................................................15
APPENDIX A: HOUSING PROJECTS.........................................................................................................................17
APPENDIX B: IMPLEMENTED COMMUNITY HOUSING STRATEGIES...................................................................29
APPENDIX C: INCOMES.............................................................................................................................................31
APPENDIX D: Definitions & Best Practices................................................................................................................32
APPENDIX E: HOUSING NEEDS ANALYSIS.............................................................................................................34
Approved by Town Council Ordinance 26-07 September 8, 2026
Introduction
The Avon Town Council recognizes the severe lack of affordable housing opportunities in the Eagle River
Valley. Reasonably attainable and available 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.
Fig 1- Comprehensive Plan and General Plan Framework
i
The Town of Avon Comprehensive Plan provides A •
overarching guidance for the entire town
Extensions of the
Comprehensive Plan Avon•
Community
Housing
Plan Sun Road East Town Plan
Redevelopment Center
Sub -Area Plan Plan
Plans
Authority Urban
�Vest Town
Plans (Renewal..Center
Plan ( URA)
Investment
Associative Town Owned Properties Harry il
A. Nottingham Park Plan
Plans Sustainability Plan Walkability Plan
Multimodel Transportation Plan Climate Action Plan
EV Readiness Plan EC Community Wildfire Protection Plan
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
Page 1 of 34
The potential community benefits of increasing Community Housing efforts include:
♦ 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;
♦ More housing choices;
♦ Increase the supply of Community Housing for job recruitment and retention purposes;
♦ Create Community Housing in closer proximity to job centers with pedestrian connections and transit, in
alignment with the Climate Action Plan goals; and
♦ More full-time residents to sustain arts, culture, social, and recreational activities.
♦ Community retention with the alleviation of housing insecurity, housing cost burden, and displacement.
Goals
Avon has identified the following goals:
Goal 1: Achieve a diverse range of Community 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 2035.
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. Provide affordable housing for the lower income household tiers (up to 80% AMI) in proportion to
the housing needs for various income levels identified in the Housing Needs Analysis.
3. 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
capacity to efficiently manage projects and programs.
4. 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.
Page 2 of 34
Very Low
Income
Low
Income
0"
GoF Go\c���fie`teed
Moderate
Income
Middle
Income
��StNEED' MOSTg
PCy,�`�?9' r•,
FVge�F`v'�i
1458 HOMES NEEDED BY 2035`
025 Housing Needs Assessment
TOWN OF AVON
RUM OF HOUSING NEEDS (2026)
�O
9
0
High
Income
Fig. 2 Avon Spectrum of Housing Needs 2026
5. 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.
6. 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.
7. 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.
8. Maintain or increase the percentage of Qualified Employees residing in Avon.
9. 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.
10. Aggressively pursue available grant funding to support Community Housing projects and programs,
including public infrastructure improvements that benefit or support Community Housing projects.
11. Consider social, environmental, and climate equity in the development of Community Housing
projects, programs and policies that recognize that lower income and often marginalized sections of
communities often suffer disproportionately with existing housing conditions, cost burdens, and other
impacts.
12. Ensure Avon participates and supports with the updating of the Housing Needs Analysis every 6
years.
Page 3 of 34
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
$1,50042,000 per bedroom. That translates over 3 median wages needed to rent a 3 bedroom unit priced at
$4,500 or more.
♦ Wages: Eagle County's 2026 Area Median
(Household) Income is $111,000, while the per capita
income is just over $62,0001.
♦ Surging Home Prices: The median home sales rice COLORADO Free Market
g g p HOUSING Real Estate Values
in Eagle County (excluding resort areas) was MARKET vs.
$1,060,863 by YE 2025. Avon alone experienced a WAGE GROWTH
median sales price of $1,110,000 during that same (Last 15 Years)
time period.
♦ Extreme Affordability Gap: The Affordability gap Median
compares the mortgage an average household can Rents
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 THE
$1,060,863. This leaves an Affordability Gap of AFFORDABILITY
$616,863. �� GAP
x_t
♦ High Costs vs. Low Wages: In this resort _tea
community, the majority of the county's largest volume Median Wage
Growth
of professions (including hospitality, retail and food
service) offer salaries below $40,000 per year. Fig. 3 Illustration of The Affordability Gap
♦ 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.
♦ Displacement Risk: The 2025 Housing Needs Analysis identifies displacement risk factor and its prevalence
among Avon's residents
♦ 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 shortage is 1,458 units. The Housing Needs Analysis includes a breakdown of the shortage by AMI level.
AMI is the accepted metric and does not always accurately reflect true wages of local workers. There is no alternative metric that
removes part-time resident income from AMI.
Page 4 of 34
Emergency Shelter Transitional Housing Supportive Housing
Ownership -
Rent - Income Ltd. Restricted Rental Income Ltd. Restricted Ownership Market Rental
A&
Prevention, Rapid Housing Supportive/ Community Housing CornmunoHousing Community Housing
Diversion Shelter Scattered Capital, Grants / Capital, Grants /
Loans, Subsidies Loans, Subsidies
0-30'1 AMI L 30-60%AMI 60-12F 0%AMI 160-�% MI 80-14f 0%AMII
Partner Organizations: Federal Programs: Goverrim
olvement:
Eagle County Homeless Services I Catholic Charities I LIHTC I HUD I Public / Private Pa tships I Habitat for H
Salvation Army I Bright Future Foundation USDA Avon Community Housing Projects
Factors Driving the Housing Crisis:
Market
Ownership
Fig. 4 "Housing Continuum" Illustration for Eagle County (Generally)
♦ Desirability: The high quality of life in the mountains attracts remote workers, second homeowners 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 land and topographically challenging sites, the results for new construction rely on
market price land costs with extremely expensive construction costs, adding to the cost gap between building
new units and their affordability to locals, without extreme subsidy.
Key Challenges Created by the Lack of Community Housing:
♦ 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, multi -homeowner use, and relocating
retirees;
♦ Low vacancies in rental markets result 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.
♦ A workforce -priced housing shortage is pushing many renters who want to own
homes, along with individuals with growing families, to leave the area for more
affordable housing options.
♦ Increased risk of high energy costs and vulnerability to climate change for
residents living in homes that may be older, inefficient, poorly insulated, and/or
less resilient to extreme weather.
♦ Absence of efficient, resilient, transit -oriented, and net -zero Community Housing
will undermine the achievement of local and regional climate goals.
In Colorado, official data shows
over 35% of households are
housing cost -burdened by spending
over 30 % of their gross income on
housing.
Because families pay bills using net
take-home pay, the actual financial
reality is far worse: a 30 % gross
burden easily consumes 40% to
50% of net income.
Net
P
Deductions
Page 5 of 34
Housing Cost &
Area Median Income (AMI)
2025 Median Wage: $52,900 12025 Median Home Price: $1,110,000
Source: FY 2026 Income Limits Summary — Eagle County (Housing and Urban Development or HUD
It is important to review the availability of properties that are attainable
through the Vail Multiple Listing Service ("MLS") for local residents and
evaluate the percentage of homes purchased for primary residency in these
neighborhoods. There were 91 sales in 2025, with the median price for all
dwelling units sold in the Town of Avon (excluding Mountain Star) $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.
AMI is used by other local entities
as well. For instance. Avon
partners and contributes to the
Walking Mountains Science
Center, and through supporting
this non -profit's energy
programming, they have "income
and community priority
qualifications" for certain rebates
and incentives for households up
to 150% AMI!
,�
Learn More at
Walking •i`�i
Mountains
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 1,458 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.
Page 6 of 34
Fig. 5 Job Centers Map — Housing Needs Analysis
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 place to live.
The concentration of employment and job centers in the upper -valley and mid -valley areas of the county
poses specific challenges. The narrow valley floor surrounded by federally protected lands has been developed
for the most part. The remaining parcels identified for new development have challenging terrain (sloped,
narrow, asymmetric), Avon is also identifying areas for redevelopment and strategizing which of its parcels to
reclassify for housing redevelopment. Both options add considerable cost to construction and are factors in
the higher AMI limits suggested for Eagle County, especially for Avon without significant partnerships and
funding from the State.
About 12 Percent of Eagle County Jobs Are Filled by In -Commuters.
The most common locations of in -commuters were Garfield, Lake, and Summit counties, making up eight
(8) percent of Eagle County employees in 2021. Other in -commuters include long-distance commuters who
travel to Eagle County from farther places in Colorado and remote workers living outside Eagle County but
employed by an Eagle County business.
Page 7 of 34
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.
,,Avon
For Immediate Release I April 17, 2025
Town of Avon and Eagle County
Housing and Development Authority
Partnerto 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 significant expansion of the
Good Deeds program, which was launched in 2021 to address ihte 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
milion, providing greater access to homeownership while preserving long-term
housing affordability for local residents.
In addition to increasing the maxdmum 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, ECHDA will
partner with communities and organizations to provide additional resources for
^rdable housing.
Community Partner Program
Through the Community Partner Program, ECHDA will 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 cambined 30% investment, capped at $375,000,
makes homeownership more attainable for local residents and the workforce while
ensuring accessible homeownership opportunities forgeneratims to come. This
program is exclusively available for open market properties in Eagle County and
utilizes Price Capped Deed Restrictions to ensure long-ttemn affordability, for locals.
The Town of Avon (TOA) played a key role in waking 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 wildest
imaginations. We are so happy to be working closely with the Town of Avon on this
next phase of the program to make the pot even sweeter for he nebuyers. Locals,
start shopping todayl' said Kim fief Williams, Executive Director for the Eagle County
Housing and Development Authority
Good Deeds Avon
n collaboration with ECHDA, the Town of Avon launched Good Deeds Avon to provide
ti residents within Avon a jurisdictional boundaries an additional 15% toward the
,chase price of eligible properties, matching ECHDA's payment- This partnership,
-�.ch minors the structure of the newly created Community Partner Program.
:�kias Avon residents w[h a nmcirci t::y .:o .
--king homeownership more attainable arc accsssl6'6
_A's cannot have a stable and heathy community, without community housing" said
nvon Mayor Tamra Nottingham Underwood "We cannot build ourway out of this
iiuusing crisis. An effective housing program will require both new construction and
—Wailion ofdaPd nestin:ns on exi5'irr, `rasing stock.'
Page 8 of 34
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+ 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.
This Community Housing strategy is heavily weighted towards increasing ownership opportunities. 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 an appreciation cap on resale.
Housing Needs by Household Incomes
The overall mix of Community Housing projects, programs, and policies should provide housing across the
household income spectrum in proportion to the housing needs identified in the HNA. Particular attention must
be given to the housing needs of lower -income households, who are more vulnerable and are often
underrepresented. Evaluation and reporting on the different household income levels served by new
Community Housing, compared with the needs stated in the HNA, should occur annually. Consideration should
be given to other affordable housing projects in the Eagle River Valley that may serve households at a variety
of income levels.
Environmental and Climate Equity
When developing Community Housing projects, programs, and
policies, Avon should evaluate and seek address the potential for or
existing disproportionate environmental burdens and impacts on low-
income households and marginalized areas or developments that may
result from or be exacerbated by a lack of affordable housing.
Evaluation should include energy and water efficiency, access to
weatherization programs and clean energy; indoor environmental
quality; resilience to extreme weather; proximity to grocery stores and
neighborhood commercial; inclusion in and integration with existing and
adjacent neighborhoods; and the incorporation of inclusive processes
designed to increase participation by underrepresented communities.
Page 9 of 34
Projects
Constructing affordable housing for households at or below 80% Area Median Income (AMI) is an
exceptionally steep mountain to climb for a small Colorado municipality like Avon. While the State of Colorado
has introduced legislative tools like Proposition 123 to fast -track approvals, localized economic, geographic,
and construction barriers create a structural mismatch between the cost to build and the revenue these units
can generate. Avon has made extensive strides to bring flexibility to the development process through
Community Housing incentives and waivers. However, much like the free market understands in our resort
community, flat land is at a premium and materials and labor in the mountains, an affordable deficit.
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 stated AMI for projects
below is only intended to indicate which projects may be more appropriate for price -capped development and
is not intended to be a limit on providing new housing that may serve lower AMI households. 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. Appendix A may be updated when appropriate.
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
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 Avon Housing Programs
Click on link above for Program Definitions
Page 10 of 34
Programs
Deed Restriction purchase programs have significant advantages because they do not require new land
and construction, which can be polarizing. They also do not require the cost, complexity and timeframe of
new construction projects. They 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 an appreciation cap on the resale price.
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 the price appreciation 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 the price appreciation 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
Policies
■ Mi Casa Avon
■ Good Deeds
MEHOP
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.
Existing Development Policies:
The following Development Policies address planning, land use and development and are currently adopted
and in effect:
Page 11 of 34
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* 50
TOTAL 5 50
'Average
Existin_a 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.'
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.1
1 Meets DOLA's Housing Action Plan Standard Affordability Strategies, Long Term Affordability Strategies, and/or Displacement
Mitigation Strategies
Page 11 of 34
New Development Code and Plannina Policies to Promote Community Housing:
New policies described below are not formally adopted by this Avon Community Housing Plan; rather, these
policies are identified as appropriate for research and analysis by Council, appropriate citizen committees, the
development community, and the general public through work sessions and public hearings. These policies for
new residential development seek to maximize the percentage of Community Housing in new residential
development to the extent economically and legally feasible. The Village (at Avon) Planned Unit Development has
vested property rights which limit the applicability of new development policies that require increased Community
Housing.
1. Employee Housing Mitigation: Consider increasing the required mitigation from 20% to 30% and reduce
the maximum rent or sales price from 120% to 100% AMI. The purpose of this policy is to increase the
number of Employee Housing Mitigation Units required by new development and to require such units to be
more affordable. Clarify the Employee Housing Mitigation regulations to state that Community Housing units
are not included in the Employee Housing Mitigation calculation.
2. Inclusionary Zoning: Consider adopting an Inclusionary Zoning requirement for the Town Core which
requires up to 50% of new residential units to be Community Housing. Employee Housing Mitigation units
that are required would be credited towards the required Community Housing allotment. The purpose of this
policy is to increase Community Housing units in the mixed -use center of Avon where water rights exist to
support increased density that can be most efficiently served with existing public infrastructure.
3. 3-Mile Plan Annexations: Consider revisions to the 3-Mile Plan to include language to identify the desired
and appropriate percentage of Community Housing units for new annexations that include residential
development. The purpose of this policy is to maximize the percentage of new residential units associated
with annexations in the 3-Mile Plan to the extent economically feasible.
4. Accessory Dwelling Units: Consider proposing legislation to revise Colorado Revised Statute § 38-
33.3-106.5, and other statutes as appropriate, to allow local authorization of accessory dwelling units for
duplexes and townhomes in addition to single-family detached dwellings. If such legislation is adopted,
then consider potential amendments to the Avon Development Code and potential amendment to
Wildridge Planned Unit Development Plan and other areas in Avon as may be appropriate, to support
and promote accessory dwelling units.
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
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.2
4. Explore options to allow voter approval of new taxes dedicated to Community Housing through the state
legislative process.2
5. Strive to increase the portfolio of affordable rental properties that generate positive cash flow which can then
financially support each other and provide financial leverage to support future development of additional
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.
2Meets DOLA's Housing Action Plan Standard Affordability Strategies, Long Term Affordability Strategies, and/or Displacement
Mitigation Strategies.
Page 12 of 34
6. Discontinue the annual transfer of 10% of Avon's 2% Real Estate Transfer Tax (RETT) revenues when new
dedicated revenues for Community Housing are established. Avon's anticipated capital improvements needs
to maintain and construct public infrastructure for the next decade and beyond exceeds available RETT
revenue.
Ten Year Community Housing Goal
The total Community Housing goal for the next ten years is summarized below. Fully implementing the
projects and programs identified in this Plan will require additional financial resources.
SUMMARY next 10 years
Projects
750
Programs
265
Policies
50
TOTAL
1065
Future Community Housing Projection
■ Projects
■ Programs
. Policies
■ TOTAL
r
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
Proiect Name Units Tvpe AMI Developer
East Town Center Redevelopment
240
O-RO
N/A
TBD
North River Parcel
200
O-RO
N/A
TBD
State Land Board Parcels
396
TBD
TBD
TBD
Forest Service (adjacent to North River)
100
O-RO
NA
TBD
TOTAL 936
A', �
Page 13 of 34
Investment Guidelines
Avon 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.
11
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.
Partnerships, Programs, and Strategies
According to the 2025 Eagle County Regional Housing Needs Analysis, Eagle County's existing Community
Housing programs are not sufficient to address all the needs on the housing continuum (illustration, page 5).
This is, in part, because the provision of extremely low-income, very low-income, low-income, and supportive
housing is not typically supported by the private sector and requires a unique, often regional approach that
includes leveraging partnerships, federal programs and funding, and regional strategies. As such, Avon
participates in and/or supports partnerships, programs, and strategies aiming to provide housing for the
lowest income brackets.
Page 14 of 34
THE ASPENS:
COMMUNITY
PRESERVATION
Avon recognizes the importance of manufactured home
communities, which offer a rare combination of density and
affordability essential to Avon. Manufactured home communities (MHCs) provide residents with relatively
affordable housing in the valley, and Avon is committed to preserving this option and supporting its residents.
However, this is challenging because the land is privately owned and lacks protective covenants to ensure
long-term preservation.
Manufactured homes typically last 30 to 50 years. Without regular maintenance and energy efficiency
upgrades, these homes are less resilient to extreme weather and consume more energy. According to the
2025 Eagle County Regional Housing Needs Analysis, manufactured home residents in Eagle County
reported experiencing housing insecurity as a result of not owning the land beneath their homes, rising lot
rents, high utility bills (particularly heating), and lack of access to programs and resources available to other
homeowners (e.g., financial aid for home repairs). Replacing older units is costly and technically challenging.
Avon needs programs to preserve this vital affordable housing, starting by acknowledging the significance of
the Aspens community, and the need for its preservation.
Preserving manufactured home parks in Colorado usually involves a combination of legislative
protections and local government action to address rising land values and private equity redevelopment.
Since mobile homes are often permanent structures on rented land, these communities are vulnerable to
displacement and predatory rent increases. As land becomes scarcer, affordable sites risk being converted
into luxury developments.
Page 15 of 34
POSSIBLE PROTECTIVE PATHWAYS
The Town of Avon is committed to exploring caring, forward -thinking partnerships with landowners who are
considering the redevelopment of valued community assets such as The Aspens. We believe in innovative
solutions to preserve our most treasured and unique areas, ensuring these spaces are available for future
generations. With empathy and collaboration values at the forefront, we can work together to protect what
makes our community special. Additionally, the following outlines further protective pathways to explore or
implement:
1. Encourage The Aspens to Form a Resident -Owned Cooperative
Avon should encourage the Aspens to consider becoming a Resident -Owned Cooperative (ROC)
which transitions a park into a Resident -Owned Community — a priority standard for long-term
preservation. Colorado law grants residents the "right of first refusal," requiring park owners to give
homeowners notice of a pending sale and an opportunity to match third -party corporate offers. Non-
profits like Thistle Communities and ROC USA step in to help communities organize, navigate multi-
million dollar real estate transactions, and secure low -interest financing. Avon could require by code
that park owners must provide ample public notice (e.g., 90 to 180 days) to residents and local
municipalities before putting the park on the market.
2. Public Purchase
Under Colorado state law, park residents can assign their statutory right of first refusal to a local
housing authority, non-profit housing provider, or land trust. Avon has a Housing Authority that could
be used for this purpose. Avon could also codify the right for local housing authorities, municipalities,
or resident -owned cooperatives to match offers to purchase the land, preventing sudden sell -offs to
corporate developers. Local housing authorities occasionally purchase parks outright to assume
immediate management, stabilize rents, and absorb the initial infrastructure risks before eventually
transitioning control back to the residents.
3. Regulatory Protections — Avon Municipal Code
With State mandates requiring landlords who plan to close or rezone a park for redevelopment to
financially compensate displaced tenants for their relocation costs, Avon could also require the loss of
actual units by having density levels and affordability be a condition of rezoning of any zone district with
existing "naturally occurring affordable units" or "NOAHs". This can be done by either creating a zoning
overlay that restricts the land from redeveloping into luxury or traditional apartment complexes without
displacement mitigation, or, a new anti -displacement of Community Housing provision where any loss
of deed restricted or perceived Community Housing units will require replacement of these units lost,
while maintaining the same AMI levels as was in place prior to redevelopment,
Outside of the Avon Community Housing Plan, the foundational Comprehensive Plan can be updated
to create a specific district for the Aspens that goes beyond its affordable housing values to recognize
and memorialize it as a distinct planning area. This new district may include design aspirations and
future planning goals as they relate to maintenance, preservation and general land use.
Page 16 of 34
APPENDIX A: HOUSING PROJECTS
Community Housing Projects
Appendix A — This appendix describes specific, new construction opportunities slated for Avon Community
Housing projects. These projects have been contemplated and evaluated by Avon over several years and
are the most likely to come to fruition once potential funding and investment opportunities become tangible.
Each potential project is described on its own page which includes a basic description of the property,
project goals, infrastructure and entitlements.
Page 17 of 34
AVON NORTH
Wildwood Annex
Legal Description:
WILDRIDGE SUBDIVISION Tract: N
Wildwood Road
Area in yellow is the developable portion of Tract N
Property Size 1.0 Acre
Zoning Wildridge PUD — Public Facility Designation
Ownership Town of Avon
Project Goals
Infrastructure
Entitlement
12thvee-bedroom condominiums, Ownership
Extension of water and sewer to serve this property is required for development.
Development approval requires an amendment to the Wildridge Planned Unit
Development to change the PUD Public Facility designation to an appropriate
Community Housing zone district designation, subdivision to create the specific
development parcel, and Avon voter approval to authorize the sale of the
Community Housing units.
Above: Basic Concept Evaluation
Existing Site and Conditions
Page 18 of 34
AVON NORTH
Hidden Valley Estates
HIDDEN VALLEY ESTATES
Legal Description:
HIDDEN VALLEY ESTATES SUBDIVISION
Metcalf Road
Property Size
7.2 Acres Industrial, with permitted use of Community Housing
Zoning
Light Industrial & Commercial
Ownership
Private
Project Goals
Development of a mix of 54 deed restricted townhomes/duplexes
Infrastructure
Infrastructure to support development has been installed
Entitlements
Avon approved a Development Agreement for the site
Above Photo: 2026
Page 19 of 34
AVON TOWN CENTER
Cy'
The Sun Road Redevelopment Area
The Sun Road Redevelopment Plan l
("Sun Road Plan") is a sub -area plan`"
that establishes planning goals and
investment strategies to promote
redevelopment of an approximate 8-
°' ' A
acre area centrally located in the Town4 AVOfI
�y i>
Core on the southwest corner of the I-
70/Avon Road Interchange. 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 I-
70 interchange present a unique opportunity for a high -quality redevelopment project that incorporates
residential density into the Town Core.
91 Beaver Creek Place is located in the East Town Center subarea. This plan is currently being updated,
This East Town Center Plan establishes a community based plan and vision for the redevelopment of
the Plan area which best supports Avon's Comprehensive Plan goals, the Avon Community Housing
Plan, the West Town Center Investment Plan, the Sun Road Redevelopment Plan, and the Avon
Downtown Authority Development Plan. Existing development in the Plan area is substantially
underutilized compared to development allowed under the Town Center zoning, and redevelopment of
this area presents a unique opportunity to guide and support high density development to achieve many
community goals.
Slopeside, is not within either plan, However, its juxtaposition in the area of these two subareas is
complimentary in that Slopeside will be a walkable neighborhood, slated as workforce housing.
Page 20 of 34
1. Sun Road Redevelopment Area
Property Size
Zoning
Ownership
Project Goals
Infrastructure
Entitlements
Sun Road Redevelopment Area
Legal Description:
SUN ROAD REDEVELOPMENT AREA
Sun RoadMest Beaver Creek Blvd
5.4 Acres
Town Center
Mixed Private and Town of Avon
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
Infrastructure to support development is available
Development will require review of a Development
Plan and a potential Density Bonus application.
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 21 of 34
2. 91 Beaver Creek Place (North Court)
Legal Description:
91 BEAVER CREEK PLACE - BENCHMARK AT BEAVER CREEK LOT
Beaver Creek Plaza
Property Size
0.57 acres or 24,829.2 sq. ft Acres
Zoning
91 Beaver Creek Point: Shopping Center (Retired) (Sc)
Ownership
Town of Avon
Project Goals
A mixed -use, 3-4 story building with ground level commercial and -20-30 deed restricted
housing units above
Infrastructure
Infrastructure to support development is available
Entitlements
Development will require a zone change to Community Housing, Mixed -use
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 22 of 34
3. Slopeside Community Housing
Legal Description:
SLOPESIDE COMMUNITY HOUSING SITE— BENCHMARK AT BEAVER CREEK
TRACT Y & SWIFT GULCH ADDITION LOT 2
Swift Gulch Road
Property Size
3.41 ac and 1.43 ac. Totals: 4.8 ac or 210,830.4 sq. ft
Zoning
Community Housing High Density (CHHD-1) and allocated Public Facilities (East parcel)
Ownership
Town of Avon
Project Goals
Residential rental project of 106 units targeted at 80-100% AMI
Infrastructure
Infrastructure to support development is available
Entitlements
Development will require a zone change on the east parcel from to CHHD-1 (same as the
west parcel); consolidation of the two parcels into one parcel through a Subdivision
Amendment
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 23 of 34
Village (At Avon) PUD
Proposed Community Housing Sites 2026
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 proximity. With zoning
secured for these sites via a PUD amendment in 2026, 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, which triggers the implementation of a new water tank, making the
timeframe much longer than CH1 and CH2. However, this site may open up the availability for the
construction of a housing type no slated for any other Avon project. That being, possible duplex and or
single family units (or a mix thereof).
Page 24 of 34
1. Village (at Avon) - CH Community Housing Site
Legal Description:
CHI — Lot 8, VILLAGE (AT AVON) PUD
East Beaver Creek Blvd.
Property Size Approximately 1 acre * See Entitlement Needs below
Zoning CHI — Community Housing Per PUD
Ownership Town of Avon
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
Infrastructure Infrastructure to support development is available
Entitlements This development will need an amended plat to define this property and separate it from the
neighboring Childcare Center property. Design Review approval by Village (at Avon) DRB
Village (at Avon) 2026 — CM/Lot 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).
Avon 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'xl80' 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 25 of 34
3. Village (at Avon) - CH2 Community Housing Site: "Avondale"
Af
ilk
-4.
M
Legal Description:
CH2 —Lot 5, VILLAGE (AT AVON) PUD
Yoder Avenue
Property Size Approximately 3 acres * See Entitlement Needs below
Zoning CHI — Community Housing Per PUD
Ownership Town of Avon
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
Infrastructure Infrastructure to support development is available
Entitlements This development will need an amended plat to define this property and separate it from the
neighboring Childcare Center property. Design Review approval by Village (at Avon) DRB
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 Avon. 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, Avon 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 26 of 34
2. East Avon Preserve
EAST AVON PRESERVE - Unplatted
Wagon Trail Road
Property Size
37.357 acres with 7-15 Acres (of potential development area)
Zoning
Public Facilities
Ownership
Town of Avon
Project Goals
Development of 100+ Community Housing units
Infrastructure
Construction of new water storage tank is required
Entitlements
Rezoning appropriate portions of the property to Community Housing, subdivision/platting
The East Avon Preserve Parcel ("EAP") totals 85.99 acres and consists of two parcels. Avon acquired
the EAP in 2013 from the United States Government through a Multi -Party Land Exchange agreement.
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 the road and trail alignments are determined, Avon will
grant a conservation easement to a mutually acceptable land trust on the remaining acreage. The
area was zoned Public Facilities ("PF") when it was acquired, Avon's plans identified the upper
northeast corner as an area for potential housing. A slope analysis was conducted in 2022 slope
analysis and a more refined potential development areas were identified (shown in the image above).
Additional planning analysis is required to determine if additional area may be potentially developed for
Community Housing and if wastewater infrastructure can serve additional density.
Page 27 of 34
State Land Board
Legal Description:
UNPLATTED; DOWD JUNCTION
Highway 6, Eagle -Vail
Property Size 71 Acres
Zoning General Commercial and Resource per Eagle County land use code
Ownership State Land Board
Project Goals 300 Community Housing units, developed in phases with an early phase of 100 units
between LIS6 and the Eagle River and future phase of 200 units on the north side of the
Eagle River
Infrastructure Infrastructure exists on the south side of Eagle River for first phase. Significant
infrastructure is required to extend utilities and vehicle access to the north side of the Eagle
River.
Entitlement Needs Annexation into the Town of Avon, zoning, and subdivision
Page 28 of 34
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 29 of 34
• 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 30 of 34
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.
MEDIAN HOME PRICE
$1,060,863
Page 31 of 34
AFFORDABILITY GAP
$616,863
0
AVERAGE HOUSEHOLD
BUYING POWER
$444, 000
APPENDIX D: Definitions &
Best Practices
Topic
Process, Method, or
Definition
Jurisdiction
Frequency
Carbondale,
Inclusionary
Either Recommended
(e.g., Eagle County) or
A percentage of residential units in new subdivisions/ PUDs
Eagle, Eagle
County, San
Housing
Required (e.g., Eagle)
are restricted for workforce housing.
Miguel County,
Eagle, Crested
Butte
New residential and/or commercial development to contribute
to workforce housing relative to demand generated by the
Avon,
Employee
Typically Required in
new construction. For residential, mitigation rate often
Telluride,
Linkage/
Codes
Increases based on square footage, and deed restricted units
Aspen, Mt.
Mitigation
are typically exempt Fees in lieu provide revenue stream
Crested Butte,
that fluctuates with building activity. Documented relationship
Vail
between fee and impact required.
Wafer/sewer tap fees, building permit or other fees waived in
Avon,
Breckenridge,
Fee Waivers
Available —
part or whole to reduce cost to build affordable housing.
Crested Butte,
Development Specific
General funds or other source need to cover cost of fees
Eagle County,
waived.
Vail
Funding is a core component of building housing and running
successful housing programs. Few programs begin with
Avon, Summit
funding; rather, finding funding is an incremental process that
County,
Dedicated
goes hand in hand with creating goals and objectives,
Steamboat
Funding Source
Varies
developing policies, securing appropriate land for housing,
Springs,
and moving forward with public/Private partnerships.
Crested Butte,
Dedicated funding sources take many forms including grants,
Aspen,
fee in lieu payments, taxes, voluntary assessments, proceeds
Telluride
from rents or sales.
Partnering with developers to build attainable units, typically
Avon, Eagle
Public/Private
on publicly owned sites, or using other public resources such
County, Vail,
Partnerships
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
who works an average of at least thirty (30) hours per week
Qualified
on an annual basis or earns seventy-five percent (75%) of his
Avon, Vail,
Employee /
Typically Required and
or her income and earnings by working in Eagle County; or a
Eagle, Eagle
Eligible
Vetted by Jurisdiction
retired individual, sixty (60) years or older, who has worked a
County
Household
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
Page 32 of 34
Topic
Process, Method, or
Definition
Jurisdiction
Frequency
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
County, Eagle,
Buy Down of
Usually involves buying down units with public funds through
Vail,
Market Homes
deed restrictions imposed for permanent affordability.
Breckenridge,
Whitefish MT,
Telluride
Requiring replacement of housing occupied by the workforce
No Net Loss
Typically Required in
when redevelopment occurs. Similarly priced units should be
Boulder, Basalt
Policy
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.
Click on LINKED IMAGES right for documents
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
capon 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 33 of 34
APPENDIX E: HOUSING NEEDS
ANALYSIS
2025 Eagle County Regional Housinq Needs Analysis6
/� Economic 6 Glonnbg
t sys�ems, inc.
Ua -
Eagk County H—inL Put—
pr c er
Economic& Naming Symem9. Inc.
RRC
t.c,a c��«
hF xaWtal laa Numaniry'
N-1— 2. 2025
M.2=69
6 Pathwayhttps://www.avon.org/DocumentCenter&iew/25670/2025-EC-Regional-Housing-Needs-Assessment---Final?bidld=
Page 34 of 34