Planning a deck, dock, ADU, or driveway in East Shore or Hamilton Branch? Permits can feel confusing when lake, fire, and county rules all overlap. You want a clear path that protects your timeline, budget, and the lake you love. In this guide, you’ll learn who to call, which permits you may need, how the process works in Plumas County, and the local “gotchas” to plan for. Let’s dive in.
Start here: who to call
- Plumas County Building Department for building, electrical, plumbing, and mechanical permits, plus plan checks and inspections. Visit the Building Department for contact info and forms: Plumas County Building Department.
- Environmental Health for septic systems (OWTS), percolation testing, and related water quality review: Liquid Waste and OWTS.
- Planning Department for zoning, setbacks, ADU guidance, and discretionary permits: Planning Department.
- Public Works for driveway cuts, work in the right of way, and encroachment permits: Encroachment and Transportation Permits.
- CAL FIRE for defensible space requirements and local inspections under PRC 4291: Defensible Space Guidance.
- PG&E Land Management for Lake Almanor shoreline uses like docks, buoys, and riprap: PG&E Land Use and Sales.
Permits you may need
Building and trades permits
New homes, structural remodels, additions, and most mechanical, plumbing, or electrical work require County permits and inspections. Expect plan review and field inspections through the Building Department.
Septic system permits
If you are adding a bedroom, replacing a system, or building on a lot without sewer, you will work with Environmental Health. Percolation testing, design review, and a permit are standard, with timing tied to installation windows.
Well work
New wells, modifications, or decommissioning must meet state and local standards and be done by licensed contractors. Setbacks from septic systems are a key design factor in this area.
Encroachment and driveway work
Any work within the county right of way, including driveway cuts, culverts, and utility crossings, requires an encroachment permit. Public Works will inspect this work.
Grading and erosion control
Significant grading or cut and fill typically needs engineering review to protect drainage and slope stability. Plan for erosion control measures.
Zoning and ADUs
Zoning determines setbacks, height, and coverage. Plumas County supports ADUs and offers a preapproved ADU program that can reduce plan check time, subject to your lot’s site and utility limits.
Lake and shoreline projects
Docks, buoys, riprap, boathouses, and any work near the waterline often require PG&E agreements. Some projects may also need state or federal water quality approvals. Early coordination is essential.
Wildfire and fire protection
Hamilton Branch and East Shore are fire prone. Expect defensible space compliance, possible driveway width and turnout conditions, and fire access review during permitting.
How the Plumas County process works
Step-by-step
- Pre-check: Confirm zoning, setbacks, and permit type with Planning and Building. You can preview parcel details with the County’s GIS mapping.
- Apply: Submit forms, site plans, construction drawings, septic data if needed, and fees. Some departments accept online payments.
- Plan check: Building, Planning, Public Works, and Environmental Health review plans. Preapproved ADU plans can shorten this step.
- Inspections: Schedule inspections as milestones are completed. Septic and right-of-way work receive separate inspections.
Timelines and validity
Turnaround depends on workload and project complexity. Preapproved ADUs are designed to move faster. Septic permits typically allow one year to complete installation, with a one-time extension possible through Environmental Health.
Fees and budgeting
Plumas County updated its Master Fee Schedule in 2023 and 2024. For current amounts, check the County’s Permits and Fees page. Expect plan check, permit, inspection, and sometimes discretionary review deposits.
If work was done without permits
County staff can require retroactive permits or corrective work. Be prepared for inspections and possible upgrades to meet current code. Recent state efforts have created ADU compliance pathways, but expect County review.
East Shore & Hamilton Branch “gotchas” to plan for
Septic capacity and groundwater protection
Many parcels are small and rely on septic. Environmental Health will evaluate soils and percolation closely to protect Lake Almanor and groundwater. Septic capacity and leach-field space can limit additions or ADUs.
Private wells and setbacks
Private wells are common. Plan well locations and any expansions with septic setbacks in mind. Early coordination with Environmental Health and your contractor helps avoid redesigns.
Shoreline projects and PG&E
Lake Almanor’s shore is managed by PG&E. Docks, buoys, and riprap typically need PG&E agreements and may trigger extra water-quality reviews. Start conversations with PG&E before you design.
Flood risk near the lake
Some parcels sit in mapped flood zones. Check the FEMA Flood Map Service Center to see if floodplain conditions or insurance may affect your project and budget.
Wildfire rules and access
Plan for PRC 4291 defensible space, possible driveway width and turnout needs, and fire access considerations. These factors can affect site plans and final inspections.
Access, logistics, and seasonal limits
Steep driveways, narrow roads, and seasonal restrictions can impact schedules. Encroachment permits are common. Work affecting state highways may involve Caltrans approvals, which can extend timelines.
HOAs, easements, and private access
Some neighborhoods have recorded lake-access easements or HOA rules for docks, parking, and setbacks. Confirm private rules early. They are separate from County permits.
Quick prep checklist
- APN, legal description, and a current parcel map from County GIS.
- Septic records, pumping history, and any prior permits or as-builts.
- Well logs and recent water quality tests, if on private well.
- Copies of past building permits and inspection cards.
- HOA rules, recorded easements, and any PG&E shoreline agreements.
- A FEMA FIRM map printout to confirm floodplain status.
Pro tips to avoid delays
- Start with a zoning and septic reality check before you design.
- If your project touches the road, assume you need encroachment review.
- For docks or riprap, contact PG&E before hiring a designer.
- Use preapproved ADU plans when possible to shorten plan check.
- Build in time for seasonal access and contractor availability.
Ready to talk through your specific property, timeline, and next steps? Reach out to the local team at Berkshire Hathaway HomeServices Lake Almanor Real Estate for neighborhood-savvy guidance and connections to the right resources.
FAQs
Do small decks in Hamilton Branch need a permit?
- Often yes. If a deck changes structure or affects egress, the Building Department typically requires a permit and inspections.
Can I add an ADU on an East Shore lot?
- Possibly. Plumas County supports ADUs and offers preapproved plans, but parcel-specific zoning, setbacks, and septic capacity must allow it.
Who handles driveway cuts or trenching across the road?
- Plumas County Public Works. Encroachment permits are required for work in the county right of way.
What if my property is in a FEMA flood zone near the lake?
- Expect floodplain conditions to apply and plan for potential insurance implications. Check maps early and confirm requirements with the County.
When should I call PG&E about a dock or riprap?
- Early. PG&E shoreline agreements are commonly required, and some projects may also need separate water-quality approvals.
How long is a septic permit valid?
- Typically one year from permit issuance, with a one-time extension available through Environmental Health.
