The graph shows the number of residential building permits that Carson City allows every year (black line) and the number of permits it actually issues (white line). The city has not reached its limit on residential permits for over three decades.
Carson City has seen over 200 new housing starts in 2022, only halfway into the year. Housing developments are well outpacing 2020 and 2021, which saw 176 and 204 starts respectively.
That growth is still well within the city’s 3 percent cap.
On Wednesday, the Growth Management Commission met to review the city’s growth cap and ensure that public facilities can support future growth.
The commissioners recommended that the city issue no more than 750 residential building permits for 2023. It held commercial and industrial water limits at 15,000 gallons per day, consistent with 2022.
Commission Chair Jay Wiggins asked at what point Growth Management should be concerned about drought and its impact on providing water to residents.
“Big picture-wise, groundwater basins are pretty resistant to drought,” said Eddy Quaglieri, water utility manager.
Carson City relies on three groundwater basins: Eagle Valley, Carson Valley and Dayton Valley. Quaglieri pointed out the system diversity strengthens Carson City’s supply of drinking water.
Hope Sullivan, community development director, added that’s why Growth Management sets water and growth thresholds annually, as opposed to every five or 10 years. It means the city is constantly analyzing its water supply.
Sullivan explained there’s no downside to setting growth thresholds. It’s a matter of being responsible with city resources, she said.
“We’re not even hitting our maximums. … More importantly, we have the capacity,” she said.
According to Sullivan, the state demographer projects growth of 0.5 to 0.6 percent every year through 2026, well within the 3 percent cap that the city sets annually.
A secondary concern that Commissioner Richard Perry raised: Carson City continues to operate road maintenance at a deficit.
“It is the one red flag that continues to come back in this that is unresolved,” he said.
He said while Growth Management primarily focuses on city water consumption, traffic is an equally pressing issue. He added residents continue to resist new developments over traffic and road maintenance concerns.
Sullivan agreed to bring back an agenda item to help the commission better understand roadway maintenance issues related to city growth.
Growth Management’s recommendation of 750 residential building permits for 2023 and a 15,000 gallons per day cap for industrial and commercial businesses will go before the Board of Supervisors for final approval at a future meeting.
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