Planning a remodel or new build in Snowmass but not sure where approvals begin and end? You are not alone. Between your neighborhood HOA, the Town of Snowmass Village, and utility and fire reviews, the process can feel layered and slow. This guide shows you the sequence that works, the documents you will likely need, and the design issues that tend to drive decisions on the mountain. Let’s dive in.
Why approvals matter in Snowmass
Snowmass sits in a high-alpine environment with steep slopes, heavy snow, and sensitive view corridors. That means more attention on materials, massing, drainage, and wildfire resilience. Your project often needs both HOA/Design Committee review and Town approvals. When you plan the sequence well and submit a complete package, you keep reviews moving and avoid costly redesigns.
Always confirm the Town of Snowmass Village Building & Planning permit checklist and your HOA’s Design Committee requirements for your specific lot before you finalize submittals.
Who reviews your plans
- Town of Snowmass Village Building & Planning: code compliance, permit issuance, site work, drainage and grading, energy code, wildfire mitigation, and any encroachments.
- Town design review board or committee: architectural and site design for consistency with Town standards and mountain character when required.
- HOA or neighborhood Design Committee: CC&Rs and design guidelines covering materials, colors, roof forms, buildable envelopes, landscape, and site improvements.
- Local utilities and fire district: service approvals and wildfire/defensible space input. Pitkin County agencies may weigh in for certain easements or environmental items.
- Your team: owner, architect, civil and geotechnical engineers, landscape architect, and general contractor prepare the package.
Sequence that saves time
- Review your HOA CC&Rs and the Town’s permit submittal guidance together to spot overlaps or conflicts.
- Hold pre-application meetings with Town staff and the HOA/Design Committee to surface issues early.
- Prepare schematic design and submit to the HOA/Design Committee if the HOA requires review first.
- Secure an HOA decision or conditional approval letter or documented committee minutes.
- Complete technical documents for the Town: stamped plans, structural, civil, geotech, drainage, energy, and wildfire mitigation.
- Submit the Town building permit application with proof of HOA sign-off if required.
- Work through Town review comments and resubmit; coordinate any HOA re-reviews if the Town requests design changes.
- After permit issuance, satisfy conditions and complete pre-construction inspections, including erosion control and any public right-of-way approvals.
Key point: sequencing matters. Many Town reviewers expect an HOA approval letter or proof that HOA review is underway. Plan HOA coordination early.
What to include in submittals
A complete package reduces review cycles. Confirm the exact lists with both the Town and your HOA.
- Architectural and site plans stamped by Colorado-licensed professionals
- Site plan with lot lines, setbacks, footprints, topography, driveway, utilities, snow storage, retaining walls, grading, and erosion control.
- Floor plans, elevations, roof plan, sections.
- Exterior materials and a color board or schedule with samples or high-quality photos.
- Structural drawings and calculations, including snow load design.
- Grading and drainage plan with calculations and stormwater conveyance.
- Geotechnical report, especially for steep lots, retaining walls, or engineered foundations.
- Civil/site engineering for driveway, access, retaining structures, and any right-of-way impacts.
- Landscape plan with native or approved species, irrigation, and tree protection or removal and mitigation.
- Tree inventory and arborist report if significant trees or protection codes apply.
- Wildfire mitigation and defensible space plan with ignition-resistant details.
- Energy compliance documentation for the thermal envelope and mechanical systems.
- Erosion and sediment control plan with winter phasing.
- Wastewater or sewer documentation, as applicable.
- Utility service applications and approval letters for water, sewer, gas, and electric.
- Proof of insurance, contractor registration, and license numbers as the Town requires.
- HOA or Design Committee approval letter or minutes.
- Owner authorization and project contact information.
Snowmass design realities to plan for
Height and scale controls
Many mountain neighborhoods limit height, lot coverage, and floor area to protect sightlines and neighborhood scale. Height can be measured by average grade, ridge height, or finished floors. HOA rules and Town code may use different methods. Confirm the measurement standard early so your massing studies match the rules.
Roofs and snow management
Design for heavy snow is a must. Roof pitch, snow guards, articulated eaves, and engineered snow retention systems are common. Show safe snow shedding away from walkways, driveways, and adjacent properties. Site plans should clearly locate on-site snow storage areas and address overflow impacts to drainage and planting.
Access and driveway logistics
Steep driveways, turnarounds, and garage placement affect winter access and fire department requirements. Expect comments on slope, width, and emergency vehicle access. Plan for realistic snow removal routes.
Drainage, erosion, and slope stability
Mountain storms and spring melt create concentrated runoff. Town reviewers expect detailed drainage calculations and erosion control. Retaining walls and cut and fill should include structural and geotechnical justification.
Trees, protection, and replanting
Tree removal limits and replacement requirements are common to preserve the forest character. An arborist report and mitigation plan are often requested. Protect trees you plan to keep during construction.
Wildfire resilience and defensible space
Include ember-resistant details at decks and vents, non-combustible siding at foundations, and vegetation management zones around structures. Fire officials often review these components. Show defensible space on plans.
Utilities and service lines
Undergrounding and the placement of transformers and meters may be specified by Town or HOA standards. Coordinate trenching and any encroachment permits with the utility providers.
Dark-sky lighting
Use shielded, downcast fixtures and respect lumen limits to protect night skies and reduce glare into neighboring properties. Include cut sheets and a lighting plan when required.
Views and privacy
Many HOAs regulate window placement and building siting to respect neighbor views and privacy. The Town may also consider view corridors in some zones. Address these early in your massing diagrams.
Material sample requirements
Expect to provide physical material samples or high-quality photos for HOA review. Plan lead time for sourcing stone, timber, and roofing that meet local standards.
Smart logistics for out-of-town owners
Start early and map approvals
Gather your HOA CC&Rs and submission guidelines, then obtain the Town’s permit checklist. Confirm whether your HOA requires approval before Town submittal or allows conditional or parallel reviews. HOA calendars can drive timelines.
Pre-application meetings
Schedule a Town planning or design staff pre-application and ask your HOA for a pre-submission review if offered. Early conversations help you avoid redesigns.
Appoint a local point person
Designate a local owner’s rep or architect to coordinate site visits, signatures, and inspections. Local professionals understand seasonal constraints, winter access, and common Town expectations.
Build a complete package
Incomplete or inconsistent submittals stall reviews. Cross-check the Town checklist and HOA requirements and create one master checklist for your team. Keep your drawings, reports, and material boards consistent across both reviews.
Plan for cycles and seasons
Expect at least one resubmittal with both the HOA and the Town. Construction windows can be short. Know the erosion control and winter stabilization standards so the site stays compliant if work pauses for snow season.
Stage construction the right way
Some HOAs require a construction staging plan covering materials, waste, and worker parking. Secure HOA sign-off on staging and truck access before mobilization.
Budget for deposits and bonds
Many HOAs require construction deposits, performance bonds, or escrow for site restoration and snow management. Clarify amounts and release conditions before you start.
Avoid these common delays
- Missing or incomplete documents. Use both the Town and HOA checklists.
- Conflicting standards. Where Town code and HOA rules differ, confirm which standard controls, and discuss variance or conditional approval paths early.
- Design changes after HOA approval. Material changes often trigger re-approval and can send you back to the Town as well.
- Late geotechnical or drainage findings. Commission geotech early for steep or complex sites.
- Mismatched calendars. HOA monthly meetings and Town review cycles do not always sync. Map dates to avoid idle weeks.
- Limited contractor and inspector availability. Book early, especially for specialty trades like stone masonry and roofing.
Practical checklist
- Before design: collect HOA CC&Rs and Design Committee guidelines; download Town permit guidance and checklist.
- Early steps: schedule Town pre-application; request HOA pre-submission review.
- Schematic design: prepare massing diagrams, site concept, and materials board for HOA review.
- After schematic approval: secure written HOA approval or conditions; finalize geotech, drainage, and structural documents.
- Permit package: submit stamped plans, technical reports, energy and wildfire documentation, utility approvals, contractor information, HOA approval proof, and owner authorization per the Town checklist.
- Mobilization: obtain HOA staging approval, confirm erosion control and winter stabilization, and schedule required inspections.
Sample timeline snapshot
- Weeks 0–2: Gather HOA and Town requirements; schedule pre-application meetings.
- Weeks 3–6: Schematic design and HOA submission; incorporate initial feedback.
- Weeks 7–12: Finalize technical reports and stamped drawings; obtain HOA approval or conditional approval.
- Weeks 13–18: Town permit submittal and first review cycle; address comments and resubmit as needed.
- Weeks 19–24: Permit issuance, conditions, and pre-construction inspections. Complex sites or major redesigns can extend timelines. Always confirm actual HOA meeting dates and Town cycles.
Final thoughts and next steps
Success in Snowmass comes from early coordination, complete submittals, and realistic winter planning. Confirm the Town of Snowmass Village permit checklist and your HOA’s Design Committee rules at the start, hold pre-application meetings, and assign a local point person to keep communication tight. With the right sequence, you can protect views and neighborhood character while moving your project forward with less friction.
If you would like introductions to local architects, builders, and engineers or help mapping your approval path, request a private consultation with The Bass Wogan Team.
FAQs
Do I need HOA approval before a Town permit?
- It depends on your neighborhood and project. Many Town reviewers expect proof that HOA review is complete or underway, and some HOAs require approval before permit issuance. Confirm both the Town checklist and your HOA rules.
What happens if Town code and HOA rules conflict?
- Private covenants can be stricter than Town code. If there is a conflict you cannot reconcile, discuss a variance or conditional approval with the HOA and ask Town staff which provisions they enforce. The Town does not waive private covenants.
How long does Snowmass approval usually take?
- Timelines vary. For a remodel or new build with HOA and Town review, plan for several months from schematic to permit, often 3 to 6 months, plus time for technical reports and resubmittals. Check HOA meeting calendars and Town review cycles for your actual schedule.
Are there seasonal limits on construction?
- Winter weather and erosion control rules affect scheduling. Permits may be issued year-round, but mobilization and site work are more practical outside deep winter. Confirm local requirements for winter stabilization.
Who handles snow removal during construction?
- The contractor or owner typically handles snow removal as outlined in the construction staging plan and HOA rules. Some HOAs require a bond or deposit for site restoration and snow management impacts.
