Remodeling in Red Ledges: ARC Approval, Heber City Permits and Site Rules

Red Ledges publishes more of its rules than almost any community near Park City: the design guidelines, the CC&Rs, the association rules and the fine schedule are all posted. That makes it easier to plan a remodel, and harder to plead ignorance.

This guide is for owners who already have a home in Red Ledges and want to remodel or add on. It covers who approves what, what review costs, the Heber City permit, and the rules your crew follows on the site.

Who reviews your remodel

The ARC applies and interprets the Red Ledges Design Guidelines. The committee has at least three members appointed by the association board, and during the developer's rights period the Declarant keeps approval and veto rights.

The guidelines cover all exterior alterations and additions, and the definition of an improvement includes repainting and refinishing. Interior-only work is not a design matter, but the rules add a list of smaller items that still need written approval: awnings and shades you can see from outside, exterior wiring, AC units, anything protruding through a wall, window or roof, any new exterior light, cameras and signs.

Heber City reviews the work separately for code. Red Ledges is inside the city, so the county is not involved in the permit.

The steps, in order

1. 1.
   Pre-design meeting

   The ARC checklist starts here. Bring the lot's features map, which shows the building envelope every improvement has to stay inside.

2. 2.
   Sketch plan review

   Application and fee, a stamped topographic survey, a site plan with disturbance and coverage figures, schematic floor, roof and elevation drawings, height calculations, a schematic landscape plan, actual roof samples and a 3D model.

3. 3.
   Final plan review

   Plans wet-stamped by an approved architect, sections showing heights to existing and finished grade, a material and color board with samples, a landscape and irrigation plan, lighting cut sheets, and a construction management plan showing fencing, silt fence, mud control, parking, snow storage, dumpster, toilet and concrete washout.

4. 4.
   Deposit, then the approval letter

   The $15,000 compliance deposit is due before the ARC issues its approval letter and before any construction activity.

5. 5.
   Heber City permit

   Submit online as PDFs. A room remodel needs before and after dimensioned floor plans. Any bearing wall replaced by a beam needs sealed engineering. Additions use the full residential submittal with structural calculations and a lateral analysis.

6. 6.
   Gate access and work

   Contractors are vendors for gate purposes. The owner pre-authorizes them, and crews may only travel directly to and from the house.

Rules that shape an addition

• Height: 33 feet from original grade to every roofline high point, with a minimum structure height of 25 feet. Heber City's limits also apply, and a stepping section showing how the house follows the grade is required.
• Setbacks: on a traditional lot, 30 feet front, 20 feet rear and 20 feet total on the sides with 10 feet minimum on one side. Estate lots use 30 front, 30 rear and 24 total on the sides. Over 0.75 acre, the home stays 20 feet off the side and rear lines.
• Building envelope: all improvements, utilities included, stay inside the envelope on the lot features map, and site coverage is capped at 10,000 square feet on lots from 0.75 to 1.5 acres and 13,000 square feet above that.
• Home size is capped by lot size, from 4,000 square feet under half an acre to 10,000 square feet at 0.75 acre and up, with a garage credit. All home sizes must be approved by the ARC.
• Roofs slope, gables are encouraged and hips are restricted, ridgelines change height or direction at least every 40 feet, and physical roof samples go in with the plans.
• Materials are stained wood, natural stone and glass in dark, muted earth tones from the approved list. Exposed concrete foundations get stone veneer. Metal siding needs specific approval.
• Lighting: lamps are limited to 1,100 lumens unless approved, fixtures are shielded, and nothing is lit in the natural area.
• Every building requires interior fire sprinklers, inspected by Wasatch County Fire District, and a 30-foot safety zone is strongly encouraged.
• Driveways are capped at 15 feet wide, one entrance per homesite, no plain smooth concrete, and snow storage has to be shown on the site plan.
• Retaining walls top out at 6 feet, need a stamped detail over 4 feet, and are natural stone or full stone veneer.

Construction rules on the site

• Work and material storage stay inside the building envelope and out of the natural areas. Disturbed ground is revegetated at the owner's cost, plus fines.
• Commercial vehicles may park up to ten hours and never overnight; no street parking from midnight to 5 a.m.
• The fine schedule: construction without approval $1,000 a month for two months, then $2,000 a month; starting before approval $1,000; unapproved plan revisions $1,000; damage to streets, curbs or common areas $275 plus repair; parking, trash, fencing, mud and missed appointments $250 a week; after-hours work $550 a week; unauthorized tree removal up to $10,000 per tree.
• Heber City's sound ordinance allows contractor work 7 a.m. to 10 p.m. Red Ledges' own hours are in its contractor guidelines.

How we handle it

We read the lot features map before anyone draws, because the envelope and the height section decide what an addition can be. We build the ARC package and the Heber City permit set together so the drawings agree, and we write the construction management plan the checklist asks for, down to where the dumpster and the washout sit.

We have not yet built inside Red Ledges. We build to the same kind of rules in Tuhaye today and in Hideout before that, and we would rather say that plainly than imply otherwise.

Common questions

Where these rules come from

We checked these sources in October 2026. The figures come from the 2020 edition of the design guidelines and the 2020 association rules. Red Ledges posts a Tenth Edition dated March 2023 that we could not open, so confirm the current fee, deposit and dimensions with the management office before you plan.

• Red Ledges: community guidelines page
• Red Ledges Design Guidelines for Single-Family Homes, 2020
• Red Ledges ARC Checklist
• Red Ledges Community Association Rules and Regulations, 2020
• Red Ledges Declaration of Covenants, Conditions and Restrictions
• Heber City Building Safety Division
• Heber City: residential basement finish, remodels and decks
• Heber City: residential building submittal