Document Yerington_doc_35cf26f748

City of Yerington MASTER PLAN Prepared for: City of Yerington 14 Joe Parr Way Yerington, NV 89447 Prepared by: 5510 Longley Lane Reno, NV 89511 October 2025 ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page i ACKNOWLEDGEMENTS Yerington City Council  John Garry, Mayor  Matthew Galvin, Councilman  Nick Beaton, Councilman  Shane Martin, Councilman  Omar Lopez, Councilman Yerington Planning Commission  Steve Douglas, President  Stacey Larsen, Planning Commission Secretary  Robert A. Arigoni, Commissioner  Eric Bodenstein, Commissioner  Elmer Bull, Commissioner  Travis Crowder, Commissioner  Lacey Parrott, Commissioner Office of the City Manager Jerry Bryant, City Manager (Interim)City Hall Administration  Paul Shapiro, Public Works Director  Stacey Larsen, Utility Clerk  Angela Moore, Interim City Clerk Consultant  DOWL (2025 update) 5510 Longley Lane Reno, NV 89511 (755) 851-4788 ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page ii [This page intentionally left blank.] ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page iii TABLE OF CONTENTS ACRONYMS AND ABBREVIATIONS VII PREFACE I 1.0 INTRODUCTION 1 1.1 About the Master Plan 1 1.1.1 Public Engagement 1 1.1.2 Vision Statement 3 1.1.3 Relationship to NRS 4 1.1.4 Implementation and Use 4 1.2 Profile 5 1.2.1 Geographic Location 5 1.2.2 Climate 6 1.2.3 Regional Setting 7 1.2.4 Population 7 1.2.5 Housing Summary 8 1.2.6 Municipal Government and Structure 8 1.2.7 Educational and Recreational Activities 9 1.3 History 9 2.0 CULTURAL AND HISTORICAL RESOURCES 11 2.1 Archaeological Resources 12 2.2 Historical Resources 12 2.2.1 National Register of Historic Places 12 2.2.2 State Historic Markers, Yerington 14 2.2.3 Specific Historic Sites, Yerington 14 2.3 Goals, Policies, and Actions 15 3.0 CONSERVATION 17 3.1 Introduction 17 3.2 Rainfall 18 3.3 Area Temperature 18 3.4 19 3.5 Population and Water Use Forecasts 20 3.6 General Residential Water Use Information 21 3.7 Drought 21 3.8 1987 - 1992 Drought Impact Summary 21 3.9 Water Contamination 22 3.9.1 Nitrates 22 3.9.2 Mining Pollutants 23 3.9.3 Underground Storage Tanks 23 3.10 Flooding 24 3.11 Summary 25 3.12 Goals, Policies, and Actions 26 4.0 SEISMIC SAFETY 29 4.1 Seismic Risk and Planning 29 4.2 Goals, Policies, and Actions 32 5.0 ECONOMIC DEVELOPMENT 33 ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page iv 5.1 Introduction 33 5.2 Summary of Current Conditions and Trends 35 5.2.1 Employment/Unemployment 35 5.2.2 Labor Force 36 5.2.3 Income 37 5.2.4 Industry Sectors and Employers 38 5.3 Economic Development Strategies 41 5.4 Goals and Action Strategies 43 6.0 HOUSING 47 6.1 Introduction 47 6.2 Current Conditions and Trends 47 6.2.1 Housing Stock Composition and Unit Types 47 6.2.2 Median Home Values 49 6.2.3 Housing Structure Age 51 6.2.4 Housing Occupancy Characteristics 52 6.2.5 Housing Tenure 53 6.3 Goals and Action Strategies 53 7.0 LAND USE 57 7.1 Introduction 57 7.1.1 Land Use and Zoning 57 7.2 Current Conditions 58 7.2.1 Existing Land Use Zones 58 7.2.2 Zoning Overlays 64 7.3 Annexation 64 7.4 Goals and Action Strategies 66 8.0 PUBLIC SERVICES AND FACILITIES 69 8.1 FIRE PROTECTION AND EMERGENCY SERVICES 69 8.1.1 Physical Facilities and Equipment 69 8.1.2 Insurance Rating and Fire 70 8.1.3 Training 70 8.1.4 Hazardous Materials Response 71 8.1.5 Personnel and Staffing 71 8.1.6 Municipal Water System 71 8.2 POLICE SERVICES 71 8.2.1 Personnel 72 8.2.2 Facilities 72 8.2.3 Equipment 72 8.2.4 Training 72 8.2.5 Community Relations 73 8.2.6 Fingerprint/Registrations 73 8.2.7 Police Summary 73 8.3 YERINGTON WATER 73 8.3.1 Water Resources 74 8.3.2 Water Supply and Demand 76 8.3.3 Clean Water Act 77 8.3.4 Water Summary 78 8.3.5 Near-Term Water Utility Capital Improvements 78 8.4 Yerington Sewer System 78 ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page v 8.4.1 Near-Term Sewer Utility Capital Improvements 79 8.5 Solid Waste 81 8.6 Parks and Recreation 81 8.7 Animal Shelter 82 8.8 Schools 83 8.9 Goals, Policies, and Actions 85 9.0 TRANSPORTATION 89 9.1 Introduction 89 9.2 Streets and Highways 89 9.3 Public Transit 92 9.4 Yerington Municipal Airport 93 9.4.1 Introduction 93 9.4.2 Aviation Facilities Inventory 93 9.4.3 Airport Land Use 93 9.4.4 Aircraft Noise 94 9.4.5 Forecast of Aviation Activity 94 9.4.6 Facility Requirements 94 9.4.7 Capital Improvement Program 96 9.4.8 Financial Plan 96 9.4.9 Airport Summary 97 9.4.10 Implementation Recommendations 97 9.5 Goals, Policies, and Actions 98 10.0 REFERENCES 101 FIGURES Figure 1: City of Yerington Map 2 Figure 2: Second open house conducted on October 2, 2024 for the Master Plan update 3 Figure 3: Elements of a Growth Management Plan 5 Figure 4: Lyon County Court House Building in Yerington 13 Figure 5: U. S. Post Office Building in Yerington 14 Figure 6: Earthquakes Near Yerington within 14-day period before August 20, 2025 30 Figure 7: Quaternary Faults Near Yerington 31 Figure 8: Downtown Yerington 34 Figure 9: Unemployment Rates in Yerington, Lyon County, and Nevada, 2012-2022 36 Figure 10: Median Household Income in Yerington, Lyon County, and Nevada, 2012- 2022 37 Figure 11: Employment by Industry Sector, 2012-2022 40 Figure 12: Median Home Values in Yerington, Lyon County, and Nevada, (2012 to 2022) 50 Figure 13: Housing Age Distribution, 2022 52 Figure 14: Master Plan Map 2025 59 Figure 15: City of Yerington Annexation Plan Boundary vs. 2024 City Boundary 65 Figure 16: Sewer Pipe Replacement in Yerington 80 Figure 17: Yerington Intermediate School 84 Figure 18: Average Daily Traffic Percent Change (2015-2024) 90 Figure 19: Traffic Reference Stations in Yerington 91 Figure 20: Yerington Municipal Airport 92 ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page vi TABLES Table 1: Average Rainfall by Year 6 Table 2: Age Distribution, 2012 to 2023 8 Table 3: National Register of Historic Places, Yerington 12 Table 4. Historic Sites in Yerington. 15 Table 5: Average Rainfall (2006-2020) by Month in Yerington 18 Table 6: Water Use Around the House 21 Table 7: Labor Force Participation Rates in Yerington, Lyon County, and Nevada, 2012- 2022 36 Table 8: Housing Structure Type, 2012-2022 48 Table 9: Median Home Value, 2012 to 2022 50 Table 10: Median Home Values, 2012 - 2022 51 Table 11: Housing Occupancy, 2012 to 2022 53 Table 12: Owner vs. Renter Occupied Housing Distribution, 2012-2022 53 Table 13: City of Yerington Population Growth, 2010-2040 57 Table 14: Summary of High Density Zones and Characteristics 60 Table 15: Summary of Medium Density Zones and 61 Table 16: Summary of Low Density Zones and Characteristics 61 Table 17: Summary of Transitional Zones and Characteristics 62 Table 18: Summary of Commercial Zones and Characteristics 62 Table 19: Summary of Industrial Zones and 63 Table 20: Summary of Agricultural Zones and Characteristics 64 Table 21: Summary of Yerington Water Rights 75 Table 22: Yerington Wastewater Capacity and Flows 79 ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page vii ACRONYMS AND ABBREVIATIONS AB Assembly Bill ACHP Advisory Council on Historic Preservation ADT Average Daily Traffic ADU Accessory Dwelling Unit AFA acre-feet annually ALP Airport Layout Plan App Application ARGONN Animal Rescue Group of Northern Nevada AWOS Automated Weather Observing System BLM U.S. Bureau of Land Management BSDW Bureau of Safe Drinking Water c. circa CFR Code of Federal Regulations cfs cubic feet per second CIPP cast-in-place concrete City City of Yerington CWA Clean Water Act DRRC Drought Review and Reporting Committee D&S Waste D&S Waste Removal, Inc. DUI Driving Under the Influence EMAS Emergency Materials Arresting Systems EMS emergency medical service EMT Emergency Medical Technician EPA U.S. Environmental Protection Agency FAA Federal Aviation Administration FCI Facility Conditions Index FEMA Federal Emergency Management Agency gpd gallons per day ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page viii HOA Homeowners Association Hwy Highway ISDS Individual Sewage Disposal Systems ISO Insurance Service Organization LCSD Lyon County School District MCL Maximum Contaminant Level MCLG Maximum Contaminant Level Goal mgd millions of gallons per day mg/l milligrams per liter Mason Valley Fire Protection District NDEP Nevada Division of Environmental Protection NDOT Nevada Department Transportation NOAA National Oceanic and Atmospheric Administration NRHP National Register of Historic Places NRS Nevada Revised Statute OHV Off-Highway Vehicle PAPI Precision Approach Path Indicator PC Planning Commission PCI Pavement Condition Index PFAS per- and polyfluoroalkyl substances PFOS perfluorooctain sulfonate P.L. Public Law POST Police Officer Standards Training ppm parts per million QR Quick Response REIL Runway End Identifier Lights RPZ Runway Protection Zone ROFA Runway Object Free Area RPZ Runway Protection Zone SB Senate Bill ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page ix TCD Total Combined Duty TRIC Tahoe-Reno Industrial Center UBC Uniform Building Code USCB U.S. Census Bureau U.S. United States UST underground storage tank WNC Western Nevada College WRID Walker River Irrigation District YAPS Yerington Animal Protection Society ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page x [This page is intentionally left blank.] ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page I PREFACE Yerington’s Master Plan is a comprehensive guide designed to envision our community's growth, development, and prosperity over the next 20 years. Our city, rich with history and nestled in the beautiful Mason Valley, stands at a crossroads of opportunity. The purpose of this Master Plan is to provide a visionary framework that balances preservation with progress, ensuring that Yerington remains a vibrant, sustainable, and thriving place for all its residents. Yerington, with its small-town charm and tight-knit community, offers a unique quality of life that we aim to enhance and protect. This plan reflects the collective aspirations, values, and priorities of our citizens, local businesses, and stakeholders. It is the culmination of extensive research, community engagement, and thoughtful analysis, aimed at addressing current challenges while anticipating future needs. At the heart of this Master Plan is a commitment to honor the visionaries who came before us and commit to creating a future that reflects our shared values and dreams. Together, we will continue to write the story of Yerington, building a community that is prosperous, inclusive, and resilient.1. 1 Copilot, 2025 ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page II [This page is intentionally left blank.] ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 1 1.0 INTRODUCTION 1.1 About the Master Plan The City of Yerington (City) Master Plan serves as an important tool for identifying and planning for growth relative to the core values of the community over the next 10 to 20 years. The Master Plan is required by Nevada Revised Statute (NRS) 278.150 through 170, which stipulates different plan requirements based on the size of the county that a city resides within. Given the city is within a county with a population less than 100,000, this Master Plan is updated voluntarily to account for changes since the prior 2005 Master Plan and set the community’s vision for the future (Figure 1.1.1 Public Engagement Public outreach included three stakeholder engagement meetings and one open house (Figure Additionally, community surveys, passed out at the open house and linked via QR code, solicited input on the master plan and its policies. The City posted notice of the events with local media outlets and social media, along with efforts by elected officials to inform their constituents. Those in attendance and responsive were passionate about their community. Key topics of discussion included:  Improving economic growth by supporting small businesses and encouraging agritourism events  Attracting and retaining residents  Revitalizing downtown  Providing a diversity of housing types  Encouraging job growth through vocational and trade programs  Strengthening regional partnerships including with the Tahoe-Reno Industrial Center and Western Nevada College ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 2 Source: DOWL, 2024 Figure 1: City of Yerington Map ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 3 Source: DOWL, 2024 Figure 2: Second open house conducted on October 2, 2024 for the Master Plan update The City distributed the Draft Master Plan for review on the project website and at the third stakeholder engagement meeting in September 2024. Input from stakeholders resulted in updates to the Master Plan. Public input at open houses provided valuable insight into the community’s core values and changing trends since the 2005 Master Plan. The City posted notice of the available draft for public review in partnership with local media outlets and social media, along with efforts by elected officials to inform their constituents. The City received feedback on the draft Master Plan which was considered, and an updated version of the Master Plan was distributed for public review and prior to adoption meetings with the City’s Planning Commission (PC) and City Council. 1.1.2 Vision Statement The City identified economic growth, resilience, and preparedness as fundamental principles throughout the master planning process due to the influence on population growth. Stakeholders and the public contributed input and created a vision statement to represent the community’s visions and values. As a City, we are committed to enhancing community vibrancy, resilience, and growth through strategic civic investments, community partnerships, education, and economic innovation. In 2045, Yerington will offer a safe and family-oriented community with a strong sense of local pride. The city will be a place where people want to live, work, and recreate. Tourists will visit Yerington for festivals throughout the year celebrating Yerington’s agricultural and mining heritage. Young people will stay in Yerington to raise a family or return after college to start businesses and careers. Yerington will offer a high-quality of life for retirees who will enjoy its recreational opportunities, community events, and low cost of living. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 4 The vision statement recognizes the significance of economic growth while emphasizing the interrelationships among all aspects of the Master Plan elements. 1.1.3 Relationship to NRS This Master Plan is prepared in compliance with NRS 278.150 through 278.170, which states that a Planning Commission and Board of Commissioners shall prepare and adopt a comprehensive, long-term general plan for the physical development of the city. The NRS also acknowledges that elements of a Master Plan are based on population size at a county level and distinguishes between those jurisdictions in counties less than 100,000, those jurisdictions within counties over 100,000, and those jurisdictions within counties over 700,000. The City is located within Lyon County, a county with a population of 65,116 as of 2024 according to the Nevada State Demographer. As such, NRS 278.160 recommends the Master Plan update all nine elements (conservation, historic preservation, housing, land use, public facilities and services, recreation and open space, safety, transportation, and urban agriculture) and requires an above ground utility plan be prepared consistent with the provisions of NRS 278.165. Any ordinance pertaining to urbanized growth, land use, and development of the city should conform to the goals, objectives, and strategies in this Master Plan. The previous plan for the City of Yerington was organized consistently with NRS 278.160. This plan updates existing elements to align with community values, modernizes the plan to meet current NRS requirements, and outlines direction and policies to accommodate urbanized and urbanizing growth through 2045. Content amended in 2024 and 2025 for this Master Plan includes expanding Chapter 1 to include an introductory section and relocating the Population Element to this chapter. In addition, the City updated the Economic Development, Housing, Land Use, Capital Facilities, and Transportation Elements within the Master Plan. All other Master Plan elements not listed above were reformatted but not amended. 1.1.4 Implementation and Use The Master Plan is considered a guidance document that describes current conditions, trends, and growth. In support of each element, a set of goals, objectives, and actions/strategies is recommended. These strategies, when metered out over the next 20 years, serve as a framework for regulations that are contained in the City’s Code of Ordinances. Both the Master Plan and the City’s Ordinances are tools to promote efficient, orderly, and sustainable growth. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 5 Source: DOWL, published February 2025. Figure 3: Elements of a Growth Management Plan 1.2 Profile 1.2.1 Geographic Location Yerington is located at the intersection of United States Highway (Hwy) 95A and Nevada State Route 208, 33 miles south of Silver Springs and 23 miles west of Schurz. The city has a total area of approximately 21,735 acres most of which is characterized as flat and arid topography in the Mason Valley, a north-south trending valley in western Nevada. The valley is bounded on the east by the Wassuk Range and on the west by the Singatse Range. The East and West Walker rivers enter the valley from the south and join to form the main stem of the Walker River, which flows north along the west side of Yerington. The city’s high altitude (4,577 feet above sea level), level terrain, and location adjacent the Walker River contribute to fertile lands that play an essential role in agricultural production. Copper ores are found throughout Nevada, with abundant deposits historically mined in the City. Copper was once mined by the now defunct Anaconda Copper Mine between 1952 and 1978. Evidence of prior mining operations are present throughout the area, with the most notable geographic feature being a large quarry pit west of the city that has gradually filled with groundwater since the mining operations abandonment. Growth Management Development Code Master Plan Capital Plans ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 6 1.2.2 Climate 1.2.2.1 Rainfall On a statewide basis, Nevada is the most arid state in the nation, with a mean annual precipitation of about six inches. Precipitation is strongly influenced by topography. Annual precipitation ranges from 3 inches in the more arid valleys to more than 40 inches in some of the higher mountains. The greater precipitation in the mountains results in excess localized moisture that provides most of the state's surface runoff and recharge. An average of about 54 million acre-feet of precipitation falls on Nevada each year in the form of rain or snow. The City is in the precipitation shadow (rain shadow) of the Sierra Mountain Range. The 10-year average annual precipitation for the area is 8.67 inches. Table 1 lists the average rainfall by year for the nearest major monitoring station (Reno NV) in 2023 according to the National Oceanic and Atmospheric Administration (NOAA) data. Rainfall has two peaks typically within any given year, with one in the summer (characterized by thundershowers) and one in the winter (caused by Pacific storm tracks). The mean annual precipitation for years 1938-2000 is 7.39 inches. Table 1 notes annual rainfall can vary greatly depending on the year, ranging from nearly double the annual average to less than three inches in 2022. Table 1: Average Rainfall by Year (2014-2024) Year Average Precipitation (inches) 2014 5.01 2015 8.54 2016 9.04 2017 13.76 2018 9.26 2019 11.15 2020 2.73 2021 8.41 2022 8.35 2023 10.48 2024 6.69 Source: NOAA National Centers for Environmental information, Climate at a Glance: City Time Series, published July 2024, retrieved on July 23, 2024 from series 1.2.2.2 Temperature Like much of Nevada, Yerington is characterized by a cool desert climate, averaging 250 sunny days per year. The city’s limited rainfall and snowfall is, in part, due to its location adjacent to the Wassuk and Singatse ranges. December has the coldest nighttime temperatures with an average of 17.5 degrees Fahrenheit. On average, there are 163 days annually when the nighttime low temperature falls below freezing. The average growing season is 180 to 190 days. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 7 1.2.3 Regional Setting Yerington is the sixth largest city in Lyon County, Nevada and is characterized by small-town charm with a walkable downtown district and scenic mountain views to the east and west. The city has undergone two annexations since 2005, resulting in large swaths of agricultural lands being brought into city limits. These annexations totaled 21,930.78 acres. As such, the city’s size is relatively large when compared to other neighboring cities, offering ample land for future development. 1.2.4 Population The closing of the Anaconda Copper Mine at Weed Heights in 1978 dramatically shrank the population. However, the population has trended upwards by approximately 1.59 percent annually over the last 10 years (2014-2024), from 3,095 to 3,586 residents according to the Nevada State Demographer. Yerington residents also tend to work in Yerington, or are employed nearby. The majority of the working population does not have a long commute like the residents of Stagecoach, Dayton and Silver Springs areas of Lyon County. As new industrial jobs emerge, the population will continue to grow. There is sufficient land to support a great deal of population growth in Yerington with a particular interest among developers to buy and develop residentially zoned lands. The City is also in discussions to provide water to the Libra/SB Energy Solar project. Additionally, Lyon County is actively engaged in discussion with Copia Power for a solar energy project located just north of Yerington, within Lyon County. Mining activities may also once again influence the population in and around the city. Population forecasts are generally used to assist public officials and others with data to make a variety of decisions concerning public works infrastructure, economic development, and planning for housing. These decisions are often dependent on projecting population changes over long periods of time. Supporting investment strategies for major capital improvement projects such as transportation networks, water delivery, wastewater treatment systems, and landfill operations for trash, require population forecasts. Other uses for population forecasts include determining long- term needs for expanding schools, medical facilities, and the need for housing that residents can afford and an adequate amount of land for commercial use. It is also important to consider characteristics of the population, such as age distribution. The U.S. Census Bureau population forecast, for the years 2012 and beyond, show an increasing median age in Yerington. The city’s median age is higher than Lyon County or the State of Nevada (Table Yerington's 65-years and older population makes up close to 40 percent of the community’s total population, a percentage that has more than doubled since 2012. Many in the 65+ age group are moving to Nevada from adjacent states such as California to take advantage of Yerington’s more affordable home values and lower cost of living. This trend is expected to continue unless a new employer, such as a new mining operation, locates in Yerington. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 8 Table 2: Age Distribution, 2012 to 2023 Year Under 19 20-44 Years 45-64 Years 65 and Older 2012 24.3% 35.1% 20.7% 19.8% 2014 20.7% 27.9% 27.5% 23.8% 2016 19.7% 25.8% 30.3% 24.3% 2018 27.7% 28.6% 22.6% 20.8% 2020 21.4% 24.4% 20.7% 33.3% 2022 19.5% 22.1% 19.1% 39.5% 2023 19.1% 18.5% 24.3% 38.1% Source: U.S. Census Bureau, American Community Survey. “S0101: Age and Sex” Multiple years: 2012-2022 The City recognizes the need to maintain sustainable growth for the benefit of its residents, employees, businesses, and the natural environment. Prior population forecasts relied heavily on employment data for population forecasting. However, employment-based forecast results are not reliable for counties and/or cities where at least one employment sector has low and erratic headcounts mining). Additionally, although the assumption of constant ratio of labor to population is logical, its reliability over the long run could diminish. The method also does not account for the migration of persons not in the workforce. Hence, the results will under estimate the population of counties with a substantial influx of retirees. It also does not account for large increases in a given county's group quarters population (prisons, convalescent centers, rest homes and, in some cases military bases). 1.2.5 Housing Summary The City identified having adequate land for housing as a key component to support economic growth. Without adequate housing inventory available for workers and temporary housing accommodation for tourists, community growth will be limited. As such, the City completed a socioeconomic study to review the current inventory, affordability, and other characteristics within the city relative to Lyon County and the State of Nevada. Results indicated that the majority of the City’s housing is composed of single-family and manufactured dwellings. Trends also indicate a sharp decline in the number of new multifamily residential units built per year over the study period along with a relatively low vacancy rate when compared to Lyon County and Nevada, both of which have vacancy rates above Given that the City has identified that housing is needed to support economic development and tourism, such as rentals to support special events, special attention was given to housing policies that promote a variety of housing including multifamily and accessory dwelling units. 1.2.6 Municipal Government and Structure The City of Yerington was founded on August 6, 1871, and was incorporated on March 17, 1907 as a Council-Mayor-City Manager form of local government. The first City election was held in November 1908. Staff reviews development plans, which are forwarded to the Planning Commission for their recommendation and acted upon by the City Council. City departments include Administration, Public Works, Municipal Court, and Public Safety. The Services within the Public Works Department include animal control, building, , parks, airport, streets, water, and wastewater. City services are primarily located within the City Hall Complex, adjacent to the Lyon County Library, Court House, and Sheriffs’ Department. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 9 1.2.7 Educational and Recreational Activities 1.2.7.1 Schools Current and future residents of Yerington desire a high-quality education that is both accessible, prepares young citizens for the job market and inspires younger citizens within the community. School services are provided by the Lyon County School District. The Lyon County School District (LCSD) Master Facilities Plan provides information and guidance for future planning of educational services within the city. The existing school system serving Yerington includes an elementary school serving (pre-kindergarten through grade an intermediate school (grades 5 through and high school (grades 9 through 12). Higher education near the city includes the Western Nevada Community College campus in Carson City and the Truckee Meadows Community College and University of Nevada in Reno. 1.2.7.2 Recreation Yerington’s close proximity to the Walker River State Recreational Area and the Mason Valley Wildlife Management Area offer residents access to scenic hiking, wildlife observation and exemplary fishing. Additionally, rural lands adjacent to the city draw sizeable crowds for off-road vehicle enthusiasts due to the land’s privacy, beauty, and community interest. There is an expansive network of off-road trails in mountainous terrain with scenic valley views near to Yerington. Tourism activities, such as Night in the Country and live shows at the Jeanne Dini Cultural Center attract musicians and bands from all over the U.S. The Valley Off Road Racing Association (VORRA) is developing an Off-Highway Vehicle (OHV) offroad park on 1,000 acres of unused land on Y-Hill under a non-profit known as “Farmy, Inc.” The OHV offroad park will further support the area's popularity among off-road vehicle enthusiasts. 1.3 History Yerington is in Lyon County, Nevada and has a rich and colorful history dating back to the late nineteenth century. The city’s origins are deeply intertwined with the development of the surrounding Mason Valley, an area known for its fertile lands and agricultural potential. In its early years, the town underwent several name changes, each reflecting a different aspect of its evolving identity. Initially known as "The Switch" due to its location at a crossroads, it later earned the colorful moniker "Pizen Switch" because of the poor quality of whiskey served at a local saloon. The name "Pizen Switch" became a byword for the entire valley, capturing the rough- and-tumble spirit of the early settlers. By the mid-1870s, the community sought a more dignified name and settled on "Greenfield." In 1894 the town was renamed Yerington in honor of Henry M. Yerington, a prominent figure in the Virginia and Truckee Railroad, and the town began to take on its modern identity. This renaming marked a significant turning point, aligning the town with the broader economic and infrastructure developments of the region. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 10 From its early days, Yerington developed as a strong agricultural center for cattle ranching. However, over the past 30 years, the focus has shifted toward produce farming. Reflecting this transition, the town motto changed from "The Cattle Kingdom of the Copper Hills" to "The Harvest Capital of the Copper Hills." Throughout its history, Yerington has faced challenges and opportunities that have shaped its development. The town's resilience and adaptability have been key to its enduring success. From its early days as a rough frontier settlement to its current status as a thriving agricultural community, Yerington has continually evolved while maintaining its unique character and heritage.2 2 Copilot, 2024 ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 11 2.0 CULTURAL AND HISTORICAL RESOURCES The 1997 Nevada State Legislature acted on numerous proposals borne of the interim study committee. Inclusion of a cultural resources section in this document is a mandate through the passage and enactment of SB 15. NRS 278.160, §1 was amended by adding a section pertaining to cultural resources, which reads as follows: Existing laws and regulations do not merely encourage, but clearly mandate the preservation of certain cultural resources and also contain provisions for the survey of cultural resources. Following is a list of federal laws and policy directives to be consulted relative to the surveying, management, and preservation of Nevada's cultural resources: 1. Antiquities Act of 1906 (Public Law 59-209): provides for the protection of cultural resources on federal lands through criminal sanctions against excavation, injury, or destruction of cultural resources without permission. 2. National Historic Preservation Act of 1966 (P.L. 89-665 as Amended by P.L. 94-422, P.L. 94-458, and P.L. 96-515): requires federal agencies to consider the effect of their actions on cultural resources and affords the Advisory Council on Historic Preservation an opportunity to comment on actions prior to them being authorized. 3. National Environmental Policy Act of 1969 (P.L. 91-190): directs federal agencies to consider cultural resources in fostering environmental quality and preservation. 4. Historic and Archaeological Data Preservation Act of 1974 (P.L. 94-291) directs federal agencies to undertake recovery, protection, and preservation measures to preserve data that would be lost as a result of authorizing an action. 5. Federal Land Policy and Management Act of 1976 (P.L. 94-579): directs the BLM to inventory cultural resources (among others) and to protect scientific, historic, and archaeological resource values within the framework of multiple use management. 6. American Indian Religious Freedom Act of 1978 (P.L. 95-341): requires federal agencies to consider the effect of their actions on Native American traditional belief prior to the actions being authorized. 7. Archaeological Resources Protection Act of 1979 (P.L. 96-96): requires a permit for any excavation or removal of cultural resources more than 100 years old on public lands and provides civil and criminal penalties for violation of permit requirements. 8. Executive Order 11593, May 31, 1971: directs federal agencies to locate and inventory all cultural resources under their jurisdiction and to ensure that actions do not inadvertently affect significant cultural resources. Also directs agencies to consider the effects of actions on non-federal lands. 9. U.S. Bureau of Land Management (BLM) Manuals: 8100 — Cultural Resources Management; 8111 — Cultural Resources Inventory and Evaluation (Upland); 8130 — Cultural Resources Planning; 8141 — Physical and Administrative Protection Measures; 8143 Procedures for the Avoidance and/or Mitigation of Effects on Cultural Resources; and 8151 — Cultural Resource Use Permits. 10. Regulations: 36 Code of Federal Regulations (CFR) 296, 800, 60, 63, 68; 43 CFR Part 7, 3809, 3902, 3150, 3160. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 12 11. Nevada BLM Manual Supplement 8143 — Avoidance and/or Mitigation of Effects on Cultural Resources. 12. Cultural Resources Memorandum of Understanding — Informal Consultation Guidelines for Routine NO EFFECT Actions. Signed by the BLM, Nevada, and the Nevada State Historic Preservation Officer in May 1985. 13. NRS Chapter 233A, 381, 383, and 384. In addition to the above delineated laws, regulations, and subsequent manuals, it is recommended that persons directly involved with the planning process and any development become thoroughly familiar with the information contained within said laws, regulations, and subsequent manuals. For assistance, those agencies directly involved in the protection, preservation, and recordation of Nevada's cultural resources should be contacted — the BLM; Division of Historic Preservation and Archeology; the Nevada State Museum, Department of Anthropology; and other federal agencies such as the U.S. Forest Service, the Bureau of Reclamation, and the Bureau of Indian Affairs. 2.1 Archaeological Resources Only one archaeological site is listed within Yerington, which is the East Walker River Site. The State of Nevada does not publicly disclose its location. The site was entered into the State’s historic database on July 24, 1980. In the future, to ensure knowledge of the existence or non-existence of recorded archaeological sites within Yerington, contact the Nevada State Museum, Department of Anthropology, Capitol Complex, Carson City, Nevada, 89701 at (775) 687-4810 or (775) 687-8393. 2.2 Historical Resources This section contains three subsections: National Register of Historic Places (NRHP) listed within Yerington (Table Nevada State Historic Marker Sites within Yerington, and Specific Sites within Yerington. 2.2.1 National Register of Historic Places Table 3: National Register of Historic Places, Yerington Historic Place Address Entered Lyon County Courthouse 31 S. Main Street 3/24/83 I.O.O.F. Building 1 S. Main Street 8/04/83 Jeanne Dini Cultural Center 112 N. California Street (Also known as Yerington Grammar School 8/16/84 U.S. Post Office 26 N. Main Street 2/28/90 ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 13 Source: DOWL, 2024 Figure 4: Lyon County Court House Building in Yerington ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 14 Source: DOWL, 2024 Figure 5: U. S. Post Office Building in Yerington Note: Because of future nominations, amendments to existing listings, and declarations of eligibility to the NRHP, to remain current with accurate information contact the Division of Historic Preservations and Archeology, 123 West Nye Lane, Capitol Complex, Carson City, Nevada 89710 at [PHONE REDACTED]. 2.2.2 State Historic Markers, Yerington Currently, there are no sites within Yerington designated as state historic sites. Because the State Historic Marker is an active program, to ensure knowledge of the existence or non-existence of state historic sites located within Yerington, contact the Division of Historic Preservation and Archeology, 123 West Nye Lane, Capitol Complex, Carson City, Nevada 89710 at [PHONE REDACTED]. 2.2.3 Specific Historic Sites, Yerington A study of downtown Yerington was undertaken in 1987 by the City of Yerington and Nevada State Division of Historic Preservation and Archaeology. The report, entitled "Yerington Project 1987, A Preservation Study of Downtown," addressed a six-block area. Table 4 lists significant properties from that study, which are not listed on the NRHP. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 15 Table 4. Historic Sites in Yerington. Building Name Address Date of Construction Crescent Garage 9 S. Main Street 1918 Kafoury 5 S. Main Street 1947 Casino West Convention Facility 31 N. Main Street 1915 Lil's Saloon (Bank Building) 37 N. Main Street 1917 Dini's Lucky Club (Office) 41 N. Main Street South Portion circa 1900 / North Portion c. 1895 I.O.O.F. 101 N. Main Street 1895 Pederson's Law Offices 107 N. Main Street 1895 Museum Thrift Store 119 N. Main Street 1895 Wendy's Beauty Shop 102 Main Street 1895 Leslie Fashion / Masonic Hall 42 N. Main Street 1907 Kersch's Donut Factory 36 N. Main Street 1915 Northern Nevada Title 32 N. Main Street 1907 O'Keefe Insurance 24 N. Main Street 1890 Super Mercado Chapala 30 N. Main Street 1911 Fabri Building 34 S. Main Street South Building c. 1890 / North Building c. 1920 Source: City of Yerington and Nevada State Division of Historic Preservation and Archaeology, 1987. 2.3 Goals, Policies, and Actions GOAL 1: Activities and development that may adversely affect significant archaeological sites should be subject to City review. 1a) Review by City staff of existence or non-existence of recorded archaeological sites within Yerington by contacting the Nevada State Museum, Department of Anthropology. GOAL 2: Adverse effects to significant archaeological resources should be avoided through project design. 2a) Planning for parks and green space to preserve archaeological sites. GOAL 3: To preserve and improve any outstanding natural, historic, or scenic features in the Yerington area. 3a) Private homes in the community be upgraded from the standpoint of weeds in yards, deteriorating housing conditions, etc. 3b) Roadside litter is abated. 3c) Appearance of business establishments in the community is upgraded. 3d) Billboards and outdoor advertising be controlled. 3e) Historic preservation is pursued, if practicable, in the Yerington area. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 16 3f) A public information center be supported to better inform tourists of the various attractions. GOAL 4: Preserve and protect the historic resources of Yerington. 4a) Develop and implement a city-wide historic preservation plan. To the maximum extent possible, the City will use historic structures for City facilities. All public improvements should be designed for compatibility with existing historic resources. GOAL 5: Prevent inadvertent destruction or degradation of historic resources. 5a) Identify and develop documentation on public and private buildings, sites, and structures that are of architectural and historical significance. 5b) Encourage nomination of buildings, sites and structures to the NRHP. 5c) Identify and develop documentation of funding sources and mechanisms, tax incentives, and related methods for preservation of buildings, sites and structures that are of archaeological, architectural and historical significance. GOAL 6: Preserve and protect the historical and prehistoric sites within the City of Yerington that are currently identified or may be identified in the future. 6a) Do not knowingly allow destruction or loss of an historic site through a discretionary action such as zoning, subdivision approval, or building permits. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 17 3.0 CONSERVATION 3.1 Introduction Conservation of natural resources is imperative for the future well-being of Yerington's citizens. Water is the most important natural resource used by the city. The development and use of water heavily dictate the standard of life for a community and water conservation is imperative. The rapidly growing population and economy of Nevada, and particularly Lyon County, will require ever-increasing amounts of water in the future; however, available sources for meeting these needs are limited. Part of the solution is the implementation of water conservation measures. The ability of conservation measures to extend supplies, and delay and/or reduce the need for future supply development has been documented. Water conservation will continue to be a critical component of overall water management. As William O. Maddaus ("Integrating Water Conservation into Total Water Management." American Water Works Association Journal, Vol. 82, No. 5, May 1990) notes: “The time is past when [water supply] needs can be met simply by building more water storage and delivery systems." He concludes that the challenge facing water suppliers in today's political, environmental, and economic climate "is to fully integrate our findings on demand management into long-range water supply planning." Recognizing the need for conservation, the 1991 State Legislature passed Assembly Bill (AB) 359 and Senate Bill (SB) 360. AB 359 requires each county and city to impose certain minimum standards for plumbing fixtures, by building codes or ordinance, for new residential, commercial, or industrial construction beginning on or after March 1, 1992. In accordance with SB 360, each supplier of water for municipal, industrial or domestic purposes is required to adopt a water conservation plan based on the climate and the living conditions of its service area. The plan is to include provisions to:  Increase public awareness of the state's limited water supply and the need to conserve  Identify and reduce leakage in water supplies, inaccuracies in water meters, and high- pressure situations  Explore and develop the reuse of wastewater treatment plant effluent;  Provide a contingency plan for drought conditions that ensures an adequate supply of potable water  Adopt a plan to provide incentives to encourage water conservation; to retrofit existing structures with reduced flow plumbing fixtures; and for installation of landscaping that uses a minimal amount of water. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 18 3.2 Rainfall Nevada has a mean annual precipitation of about 6.74 inches. Precipitation is strongly influenced by topography. Annual precipitation ranges from three inches in the more arid valleys to more than 40 inches in some of the higher mountains. The greater precipitation is the mountains results in localized excess moisture that provides most of the state's surface runoff and recharge. An average of about 54 million acre-feet of precipitation falls on Nevada each year in the form of rain or snow. The City of Yerington is in the Mason Valley, a north-south trending valley in western Nevada. The valley is bounded on the east by the Wassuk Range and on the west by the Singatse Range. The East and West Walker rivers enter the valley from the south and join to form the main stem of the Walker River, which flows north along the west side of Yerington. The city is in the precipitation shadow (rain shadow) of the Sierra Mountain Range. The 14-year average annual precipitation for the area is 6.74 inches. Table 5 lists the average rainfall in Yerington by month for the period 2006 to 2020. Typical rainfall has two peaks, one in the summer (characterized by thundershowers) and one in the winter (caused by Pacific storm tracks). Table 5: Average Rainfall (2006-2020) by Month in Yerington Month Average Rainfall (inches) January 0.91 February 0.58 March 0.48 April 0.42 May 0.87 June 0.41 July 0.54 August 0.30 September 0.28 October 0.69 November 0.85 December 0.41 Annual Total 6.74 Source: National Centers for Environmental Information (NCEI) 3.3 Area Temperature Temperatures in the area are characterized by large diurnal temperature variations that average 30 to 40 degrees Fahrenheit. The average annual temperature is 50 degrees Fahrenheit and the average growing season is 180 to 190 days. The closest weather station that measures evaporation is in Fallon, Nevada. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 19 3.4 Aquifer Principal aquifers in Nevada are unconsolidated basin-fill deposits and carbonate bedrock. In some areas, the basin-fill deposits include interbeds of volcanic rocks. Basin-fill groundwater reservoirs are the major aquifers in Nevada. These reservoirs are composed of alluvial, colluvial, and lacustrine deposits and some volcanic rocks that partly fill the intermontane basins. Basin-fill deposits generally are 2,000 to 5,000 feet thick but, in some basins exceed 10, 000 feet thick. In most areas, sand and gravel deposits within the basin-fill have the only supply of groundwater available for large-scale development. Generally, shallow deposits in the upper basin-fill are more permeable than deposits at depth. To date, virtually all major groundwater development has been in areas of permeable basin-fill. The dissolved solids content in ground-water in basin-fill reservoirs ranges from less than 1,000 milligram per liter (mg/l) to more than 35,000 mg/L. Throughout most of the state, groundwater in these reservoirs is suitable or marginally suited for most uses. Generally, in areas of natural recharge, such as mountainous watersheds and alluvial aprons at the margins of most valleys, groundwater is fresh. Saline water occurs locally near some thermal springs and in areas where the aquifer includes materials that contain large amounts of soluble salts. In sink areas, such as the Carson Sink, the dissolved solids concentration may exceed that of ocean water. There are limitations to the water supply for Yerington and the surrounding area. The Walker River relies on the Sierra Nevada snow pack as its primary source. The Walker River flow varies greatly because of drought years and the lack of reservoir capacity for those years. Only dams, underground aquifer storage of seasonal surface water, and dual utilization of the surface and underground supplies can provide a dependable perennial supply of water for the basin utilized by the City of Yerington. For generations, ranchers have recognized the value of dual water sources and have turned to their wells when stream flow failed to meet their needs. The increasing use of groundwater can cause the water table to subside. State law prohibits mining groundwater, which involves extracting more groundwater than is recharged each year. The State of Nevada Department of Conservation and Natural Resources Division of Water Resources periodically publishes reports on individual hydrographic basins. The City’s water system is in the Mason Valley Basin (basin number 108). The most recent report on this basin stated the following: “For calendar year 2021, the committed groundwater resource totaled 150,395 acre-feet, with estimated pumpage of approximately 109,407 acre-feet. This figure includes an estimated 803 acre-feet pumped from domestic wells. Irrigation was the largest manner of use within the basin. For calendar year 2021, pumpage for irrigation water use totaled 89,802 acre-feet, with appropriations totaling 112,843 acre-feet. The second largest manner of use was for industrial purposes, with a total pumpage of 10,480 acre-feet and appropriations totaling 15,389 acre-feet. Industrial pumpage and appropriation totals include geothermal sources. The report goes on to identify municipal use as only 2% of the total water use while irrigation and industrial uses make up 92% of the water use. Pumping groundwater is increasing with time and groundwater levels are trending down on average. This indicates that the available resource is being severely stressed by pumping. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 20 3.5 Population and Water Use Forecasts Because the Yerington water system spans not only the city limits but also portions of outlying census tracts, it is difficult to obtain a total population and growth forecast of the population within the service boundary of the system. The following list provides related population from various sources. 1. Yerington 2020 Census Block Population: 3,121 2. Nevada Demographer 2024 Yerington City Population: 3,586 with a five-year average population growth rate of 1.0% per year. 3. Number of City Water System Services/Customer Accounts: 3,770 a. Note that the City Water system serves several unincorporated communities outside of the City limits and that multiple persons can reside at each residence. 4. Total System Water Use. 1,550 Acre Feet Annually (AFA) Using an average of 2.0 persons per system service/customer account (using a low average multiplier because this includes commercial services), the population served would be 7,540. Assuming the 1% average growth rate provided by the State Demographer, the population served by the system in 20 years will be 9,200 and the total system water use will be 1,891 AFA. The City has existing bulk water right lease agreements with local mining interests and could potentially enter into additional bulk water agreements in the future. If these agreements are exercised, the result would be a major increase of water use not represented in the existing and future water use numbers presented here. Planning for this variable is key to a successful management strategy. This topic is addressed in additional detail in Section 8.3.2 of this Master Plan. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 21 3.6 General Residential Water Use Information Table 6: Water Use Around the House Activity Without Water-Saving Fixtures With Water-Saving Fixtures Toilet, per flush 3.5 – 7 gallons 1.6 gallons Showerhead, per 5 minutes 15 – 40 gallons 10 – 12.5 gallons Kitchen/lavatory faucet, 5 minutes 14 – 35 gallons Dishwasher, per load 14 gallons Washing machine, per full load 55 gallons Average annual residential use 200 gallons per capita per day Outdoor use 110 gallons per capita per day Indoor use 90 gallons per capita per day Dishwasher 3.5% Toilet 21.3% Faucets 22.1% Laundry 25.4% Showers/baths 27.7 3.7 Drought Drought periods are relatively common and expected in Nevada. Every 6 out of 10 years, the major rivers in the state experience below average flows. Nevada depends mostly on stream flow for water supply and a drought is considered to be a period of two or more consecutive years in which stream flow is much less than average. The most significant droughts were during 1928- 1937, 1953-1955, 1959-1962, 1976-1977, and 1987-1992. During droughts, with decreased steam flow, water quality of surface water and groundwater sources can be negatively affected. Droughts also can cause more reliance on groundwater sources, which may stress the resource beyond its long-term potential. In 1987, Governor Bryan formed the Drought Review and Reporting Committee (DRRC) to inform the citizens of Nevada about climatological conditions and the severity of an ongoing drought. As the drought continued, the DRRC helped produce a State Drought Plan that outlines the state and federal actions that can be taken during various stages of drought. Following is a summary of drought impacts during the period 1987-1992. 3.8 1987 - 1992 Drought Impact Summary Municipalities in Nevada coped well with the drought. Springs have dried up in two small towns (Midas and Tuscarora) resulting in temporary water-hauling operations to provide drinking water. Both of these towns are switching to more reliable groundwater supplies. Frugal water management and water conservation efforts allowed the citizens of Reno and Sparks to continue outdoor watering, even with their main source of water (Truckee River) greatly reduced. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 22 Agriculture was severely impacted by the drought. Crop and livestock losses for 1991 totaled more than $22 million. Emergency programs provided to farmers totaled $6 million. In 1992, Lovelock Irrigation District received only 5% of their required water, Truckee-Carson Irrigation District 30%, and the Walker River Irrigation District 40%. Fish and wildlife were significantly stressed due to the drought. Many of Nevada's wetland areas became dry or severely diminished. These wetlands are important resting stops for migratory birds. The limited availability of food and habitat stresses birds during migration and increases mortality rates. The drought resulted in minimum pools in most of Nevada's reservoirs. The fisheries in these pools became significantly stressed due to increases in temperature and oxygen depletion. Water-based recreation severely impacted at Lahontan, Rye Patch, and several other smaller Nevada reservoirs during these drought years. Walker River Irrigation District (WRID) became involved in an annual cloud seeding program to help with the lack of precipitation. 3.9 Water Contamination 3.9.1 Nitrates In 1974, Congress passed the Safe Drinking Water Act which requires the U.S. Environmental Protection Agency (EPA) to determine safe levels of chemicals in drinking water, which do or may cause health problems. These non-enforceable levels, based solely on possible health risks and exposure, are called Maximum Contaminant Level Goals (MCLG). The MCLG for nitrates has been set at 10 parts per million (ppm), and for nitrites at 1 ppm, because EPA determined this level of protection would not cause the potential health problems described below. Based on the MCLG, the EPA set an enforceable standard called a Maximum Contaminant Level (MCL). MCLs are set as close to the as possible, considering the ability of public water systems to detect and remove contaminants using suitable treatment technologies. The MCL for nitrates is 10 ppm, and for 1 ppm for nitrites, because EPA believes, given present technology and resources, this is the lowest level to which water systems can reasonably be required to remove this contaminant should it occur in drinking water. These drinking water standards and the regulations for ensuring these standards are met are called National Primary Drinking Water Regulations. All public water supplies must comply with these regulations. What are the health effects of nitrates and nitrites? Short-Term: Excessive levels of nitrate in drinking water have caused serious illness and sometimes death. The serious illness in infants is due to the conversion by the body of nitrate to nitrite, which can interfere with the oxygen-carrying capacity of a child's blood. This can be an acute condition in which health deteriorates rapidly over a period of days. include shortness of breath and blueness of the skin. Long-Term: Nitrates and nitrites have the potential to cause the following effects from a lifetime exposure at levels above the MCL: diuresis, increased starchy deposits and hemorrhaging of the spleen. Individual Sewage Disposal Systems (ISDS) (septic tanks) can add to the level of nitrates in drinking water. The City needs to be sensitive to this fact as it pertains to future growth and the effect that growth may have on drinking water. While not totally disallowed, future growth such as ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 23 subdivisions and housing areas should be encouraged and given incentives to connect to the City's wastewater treatment facility. City groundwater well locations should also be selected with nearby ISDS in mind to help protect Yerington's drinking water quality. 3.9.2 Mining Pollutants Mining in Nevada was a historical source of water pollution contributor for decades. Pollution from mining operations occurred because of several factors. The hydrology of surface water and subsurface water is often disturbed during mining. Water quality can be affected when soluble products are present in the ore, mine tailings, or overburden material. The magnitude and extent of potential pollution from abandoned or inactive mine sites depends on the hydrology, geology, geochemistry, topography, and climatology of the mine site; extent and method of mining and milling; and availability of air and water for chemical reaction. Generally, metal mines have similar types of mine drainage discharges. Common characteristics include high concentrations of metallic ions and low pH (acidic conditions). Traces of boron and barium are also occasionally found in the discharge of historical mine operations in Nevada. 3.9.3 Underground Storage Tanks As defined in the law, an "underground storage tank" (UST) includes any one or combination of tanks that: 1. Is used to contain and accumulate regulated substances 2. Whose volume, including connected piping, is ten percent or more beneath the ground. Certain facilities are exempt, including farm and residential tanks of less than 1,100 gallons storing motor fuel for non-commercial purposes; on-site heating oil storage tanks; septic tanks; pipelines regulated under other authorities; surface impoundments or pits; stormwater or wastewater collection systems; flow-through process tanks; liquid traps or associated gathering operations; and storage tanks in an underground area (such as a basement or vault) but above the surface of the floor. In the initial phase of the program, Congress required that owners of such tanks must notify a designated state agency (Nevada Division of Environment Protection) (NDEP) of the tank location and other basic information such as size, type, use, and age. This notification process generates large quantities of information, which must be evaluated by the State prior to designing a regulatory program. Under the law, EPA must develop and promulgate performance standards for new tanks, including but not limited to design, construction, installation, release detection, and compatibility. The law also specifies that leak detection/prevention and corrective action regulations must require owners/operators of underground storage tanks to: 1. Have methods for detecting releases 2. Keep records of the methods 3. Take corrective action in response to releases 4. Report releases and corrective action taken 5. Provide for taking tanks out of service ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 24 6. Provide evidence, as EPA deems necessary or desirable, of financial responsibility for taking corrective action and compensating third parties for injury or damages from sudden or non-sudden releases. States may finance corrective action and compensation programs by fee on tank owners and operators. EPA has developed UST regulations to make sure the following goals are reached 1. Prevent leaks and spills 2. Find leaks and spills 3. Correct the problems created by leaks and spills 4. Make sure that owners and operators of USTs can pay 5. Make sure each state has a regulatory program for USTs How do the UST regulations affect us? The regulations describe the steps that the tank owner or operator needs to take to help protect the local health and environment. Major points of the UST regulations are: 1. If a UST is installed after December 1988, it must meet the requirements for new USTs concerning correct installation, spill and overfill prevention, corrosion protection, leak detection. If you have a UST that was installed before December 1988, it must meet two major requirements: a. Requirements for corrosion protection and spill and overfill b. Leak detection requirements 2. You must take corrective action in response to leaks. 3. You must follow closure requirements for tanks you temporarily or permanently close. 4. You are financially responsible for the cost of cleaning up. a. Leak and compensating other people for bodily injury and property damage caused by the leaking UST. b. What is the financial responsibility for petroleum leaks? In general, owners or operators of petroleum USTs must be able to demonstrate their ability to pay for damage that could be caused if their tanks leaked. These payments would need to cover the costs of cleaning up a site and compensating other people for bodily injury and property damage. Who is the UST regulatory authority in Nevada? It is the NDEP in the Department of Conservation and Natural Resources. 3.10 Flooding Flooding is often influenced by human manipulation of land areas. Proper use and management of land is an important flood deterrent. Historical flooding on the Walker River in the Yerington area indicates that flood flows generally occur during winter or late spring and early summer. Flooding during the winter is generally ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 25 associated with rainfall on snow or frozen ground; flooding during the summer is associated with snowmelt runoff. One of the worst recorded floods within the Yerington corporate limits occurred in June 1938. However, the discharge on the Walker River during the 1938 flood was not gaged, and an associated return period cannot be determined. Another extreme flood event was January 1997, at which time it was determined that in excess of 5,000 cubic feet per second (cfs) in the Walker River caused inundation of at least one quarter of the city. The three largest gaged discharges on the Walker River near Wabuska, Nevada, U.S. Geological Survey (USGS) No. 3015 were 3,280 cfs in 1906; 2,810 cfs in 1907; 2,680 cfs in 1969; and 5,000 cfs in 1997. The estimated 100-year peak discharge on the Walker River at Wabuska is 7,610 cfs. Reservoirs are located on both branches of the Walker River above Yerington. These reservoirs afford only minimal flood protection because they are designed and operated primarily for irrigation water storage. The existing reservoirs include Topaz Lake (off-channel storage) with approximately 59,000 acre-feet of storage on the West Fork of the Walker River and Bridgeport Reservoir with 42,000 acre-feet of storage on the East Fork of the Walker River. Although several other reservoirs have been proposed for the Walker River basin, none are under construction, nor are any being seriously considered. The existing earthen levee along the eastern bank of the Walker River between Snyder Bridge and Goldfield Avenue is not adequate to contain the estimated 100-year frequency discharge. During a high-water period in 1995, a cooperative effort including local farmers, cooperative extension service, Mason Valley Soil Conservation District, Walker River Irrigation District and the City of Yerington, cleaned out the river channel and fortified the eastern river bank. In 1997, the levee was again rebuilt through a cooperative effort of the same entities, including the Lyon County road department. A diversion dam on the Walker River below Yerington at the limit of the flood prone area has been improved to allow for the opening of the gates during flood flows. In both 2017 and 2023, threats of flooding prompted additional levee improvements along the eastern banks. In 2017 these improvements were constructed from the Mason Bridge to Bridge Street portion of the levee and in 2023 improvements were made from Bridge Street beyond Goldfield Avenue and north to the weir. Each of these improvements were a combined effort of City of Yerington, Lyon County and local farmers, with Peri & Sons Farms providing significant amounts of the equipment and labor to the project. 3.11 Summary The conservation component of the City of Yerington Master Plan outlines and describes a number of conservation realities for the Yerington area. There is great focus on water and those forces that impact the status of water now and in the future. Consideration must be given to the following to attain conservation integrity: 1. When land development is undertaken, the following requirements must be attained: a. Preservation of topsoil b. Protection of surface and subsurface water c. Control or erosion d. Control of drainage and sedimentation e. Provision of visual and noise buffering ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 26 f. Preservation or improvement of the air quality, character of the area, and other conditions, as necessary. g. Provision for adequate and appropriate fencing and landscaping for development sites. 2. Protect groundwater from contamination as a result of mineral extraction wherever it is determined that there may be significant, unavoidable, adverse effects on groundwater quality. 3. Review building codes and, if necessary, modify these codes to include the provisions of the Uniform Building Code that deal with seismic safety. 4. Prior to the approval of a development site proposal, studies must clearly demonstrate that the proposed development will not result in avoidable public costs and will not pose significant risk of earthquake, landslide, erosion, sedimentation, and/or drainage problems. 5. Periodic reviews should be made to identify existing and potential methods for protecting and maintaining lands designated for agricultural use. These methods may include zoning, density, transfers, tax relief, and land banking. Also, there should be a periodic review of the zoning ordinance provisions governing the creation of residential building sites in agricultural areas. If necessary, the ordinances should be amended to assure that only residential development with a long-term benefit to agricultural area be permitted. Zone changes that lead to the creation of uneconomical agricultural areas should be discouraged. Agricultural areas should be protected from infringement by activities or land uses, which would impair their physical and/or economic visibility for continued agricultural use. 6. Support federal, state and local agencies such as WRID in their conservation efforts to design and implement a water conservation plan in the City of Yerington. 3.12 Goals, Policies, and Actions GOAL 1: Protect and enhance water quality throughout the City 1a) In areas where this condition is a possibility, consideration must be given to such things as retention ponds and properly engineered drainage courses in accordance with good engineering practices. 1b) Restrict development in areas where flood plain conditions exist and require design of proposed developments at elevations above established flood plain. 1c) While not totally disallowed, future growth such as subdivisions and housing areas should be encouraged to connect to the city's wastewater treatment facility. Additional ISDS locations should be discouraged when possible. Water well locations should also be selected with nearby ISDS in mind to help protect Yerington's drinking water. 1d) Continue to work with other entities and agencies toward a long-term flood control program. 1e) Enhance and protect the natural integrity of the Walker River, river sides (riparian zones), and wetlands. Regulate development of riparian zones. Monitor water ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 27 quality. Provide and improve public access. Develop interagency drainage management agreements. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 28 GOAL 2: Regulate/control surface drainage in the City of Yerington 2a) Continue to implement present City surface drainage plan. GOAL 3: To foster growth of the community in line with recognized physical constraints of the land, air and water of the area. 3a) Annually review population impact on land and water. 3b) Encourage business/industry that does not require extensive land and water usage. 3c) Encourage residential zero-scape, or other low water usage landscape. GOAL 4: Retain existing water resources for the benefit of City's use: agriculture, residential, and industrial. 4a) Request Nevada State Engineer to continue hydrologic study of water basins in the area to determine quantity and quality of aquifers to assure aquifers are not being depleted beyond their recharging capabilities. GOAL 5: The City protect its environment 5a) That pollution of the air and water of the City be minimized. 5b) That potential problems of air and water pollution are examined and proper controls are established. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 29 4.0 SEISMIC SAFETY 4.1 Seismic Risk and Planning The City of Yerington is within Earthquake Zone 4, indicating a high potential for seismic activity and the possibility of major structural damage during an earthquake. All new construction within the city must adhere to Zone 4’s requirements as outlined in the Uniform Building Code (UBC). However, many older buildings in the downtown area, particularly those made of unreinforced masonry and concrete, are likely to fail in the event of a major earthquake. Residential, commercial, and industrial facilities are often situated in areas with limited geologic and engineering data. These zones have historically experienced geologic hazards such as earthquakes and floods. Western Nevada, including Yerington, has a well-documented history of seismic activity. The presence of known fault lines within city limits underscores the need for careful site selection and structural design. While the city enforces UBC compliance for new and remodeled buildings, it lacks a proactive policy for retrofitting or closing structures deemed “non-earthquake secure.” In the event of a catastrophic earthquake, local resources would be insufficient to mount an effective response. The UBC provides construction standards tailored to each seismic zone. Although compliance with the UBC does not guarantee optimal seismic performance, it establishes reasonable safety benchmarks. Earthquake damage can often be mitigated through thoughtful design. Current seismic design principles aim to ensure that buildings remain intact long enough for occupants to evacuate safely. Critical infrastructure—such as hospitals, schools, fire stations, and power plants—must be built to higher stability standards. Rigorous design reviews, plan checks, and inspections during construction are essential. Many existing facilities were built before the current UBC standards were established. When renovating older buildings, it is crucial to assess their seismic resilience and strive to meet modern code requirements. Proactive planning for seismic events in Yerington involves implementing sound construction practices guided by realistic building codes. Seismic impacts on land surfaces, structures, and subsurface water supplies must be considered. Building codes regulate structural height, materials, and spacing to enhance safety. The Yerington City Council is responsible for ensuring that water systems, gas lines, storage tanks, and other critical infrastructure are engineered to withstand seismic events. Public buildings—especially schools and hospitals—require thorough planning to safeguard lives and community investments. The planning process must include identifying fault lines and restricting construction in high-risk areas. The first step in Yerington’s seismic preparedness should be to inventory all public buildings and assess their vulnerability to earthquake damage. This evaluation should inform a practical action plan to reduce seismic risks, aligned with available financial resources. Figure 6 and Figure 7 depict earthquake activity near Yerington over the 14-day period before August 20, 2025, as well as the location of nearby Quaternary age faults. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 30 Source: University of Nevada, Reno, Nevada Seismological Lab Figure 6: Earthquakes Near Yerington within 14-day period before August 20, 2025 ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 31 Source: University of Nevada, Reno, Quaternary Faults in Nevada Figure 7: Quaternary Faults Near Yerington ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 32 4.2 Goals, Policies, and Actions GOAL1: Reduce earthquake risk in Yerington 1a) Implement the 2023 Lyon County Regional Hazard Mitigation Plan 1b) Inventory all public buildings in Yerington and assess their vulnerability to earthquake damage in order to develop a practical action plan to reduce seismic risks aligned with available financial resources. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 33 5.0 ECONOMIC DEVELOPMENT 5.1 Introduction The economic landscape of Yerington has experienced significant shifts over the past few decades. Historically known for its mining industry, as well as agriculture and ranching, Yerington’s economy has undergone a transition to a more diversified economic base including manufacturing, retail services, and recreation/entertainment. Agriculture remains a cornerstone of the local economy, with ranching and farming providing livelihoods and contributing to the area's economic stability. Small businesses in Yerington contribute to the local economy by providing essential services and goods and fostering a close-knit community atmosphere. However, the city faces challenges typical of rural areas, such as limited economic diversification and relatively lower levels of investment compared to urbanized areas of Nevada such as Carson City and Reno. To build on Yerington’s economic foundation and encourage economic growth, the Economic Development Element offers a multifaceted strategy to diversify the economic base by helping grow small businesses, addressing shortcomings in existing infrastructure, investing in the human capital component of the community, and capitalizing on existing industries. A recent development that could drastically impact the economic landscape of Yerington is the Tahoe-Reno Industrial Center (TRIC), which continues to expand. Located just a short drive north from Yerington in Storey County, the TRIC holds significant potential for advancing the City’s economic development goals. By leveraging its strategic location and existing infrastructure, Yerington’s proximity to the TRIC could help attract new businesses and industries. As companies seek to expand their operations, Yerington could serve as a location for housing for employees who travel to/from the TRIC, as well as an area for potential expansion of services. Economic spillover from the TRIC’s growth could lead to increased investments in infrastructure, housing, and education within Yerington. High on the priority list of economic development planning for rural communities should be the support, retention, and expansion of locally owned and operated business/industrial enterprises. According to a study conducted by the Chamber of Commerce of the United States, approximately 82 percent of the economic growth of an average American community results from the creation and expansion of locally owned and operated businesses. In Nevada, approximately 90 percent of new firms employ 20 or fewer employees. That size firm could easily fit into and grow with the Yerington community. Small businesses play a crucial role in the local economy and community fabric. As a city with a tight-knit population, these businesses not only provide essential goods and services but also serve as the backbone of the local economy. They offer unique products and personalized services that large chains often cannot match, fostering a sense of local pride and character. By supporting small businesses, residents contribute to a vibrant community atmosphere that enhances the overall quality of life in Yerington. Moreover, small businesses in Yerington are instrumental in job creation and economic stability. They often hire local residents, contributing to lower unemployment rates and helping to retain the area's talent. These businesses also frequently engage in community initiatives and support local events, strengthening social bonds and encouraging a spirit of collaboration. As a result, small businesses are not just economic entities but are integral to the social and cultural vitality of Yerington, making them indispensable to the city’s growth and sustainability. Supporting and retaining existing businesses should be at the forefront of Yerington’s economic development. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 34 Source: DOWL, 2024 Figure 8: Downtown Yerington Economic development efforts in Yerington should be tailored to the City’s capacity to influence the local economy. The City has a vital role in providing a business-friendly atmosphere. Specific actions the City can take include:  Tailor its zoning regulations to reduce barriers for business development  Provide streamlined development review  Identify infrastructure needs and investing in infrastructure and utilities to reduce development costs for businesses  Support development of a range of housing types, strong schools  Promote the city’s historic and cultural resources  Revitalize downtown and supporting redevelopment efforts ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 35  Support the development of occupational training programs and workforce development initiatives. Yerington’s economy is characterized by its historical ties to mining, a strong agricultural sector, and a growing focus on tourism and local business development. The City’s efforts to diversify its economic base, improve infrastructure, and enhance workforce skills are pivotal for driving sustainable growth. While there are challenges to address, including the need for population growth and economic diversification, Yerington is making strides towards building a resilient and prosperous economic future. 5.2 Summary of Current Conditions and Trends In support of the 2024 update to the Master Plan, the City completed a socioeconomic economic baseline indicator study (Appendix The following discussion highlights key trends from the socioeconomic report that inform the economic development strategies in Section 4.3 and the goals and action strategies in Section 4.4. These employment trends underscore the dynamic nature of Yerington's economy and the evolving demands within different sectors. As Yerington continues to evolve, understanding these trends will be crucial for shaping strategies that support sustainable economic growth and address the community's needs. 5.2.1 Employment/Unemployment Employment as measured by full-time employed individuals rose gradually in Yerington between 2012 and 2022, increasing by 10.8%. Total employed individuals, however, including both full- time and part-time decreased by 4.5%. Following trends in Lyon County and Nevada (see Figure the unemployment rate decreased significantly from 16.4% in 2012 coming out of the 2009-2011 recession to 5.1% in 2022. The notable increase in full-time employment combined with the steady decline of the unemployment rate suggests a positive shift in job stability within the town. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 36 Figure 9: Unemployment Rates in Yerington, Lyon County, and Nevada, 2012-2022 5.2.2 Labor Force Yerington experienced a significant decrease in the labor force participation rate from approximately 54 percent to 42 percent, from 2012 to 2022 (Table whereas Lyon County experienced a slight increase and Nevada as a whole experienced a small decrease during this period. Yerington’s decreasing labor force participation rate began in 2020 with the COVID-19 pandemic. This decline in labor rate could be explained by a multitude of factors. The aging population of Yerington signals that a larger proportion of residents may be retiring, reducing the overall labor force participation rate. Table 7: Labor Force Participation Rates in Yerington, Lyon County, and Nevada, 2012-2022 Labor Force 2012 2014 2016 2018 2020 2022 Yerington Labor Force Participation Rate 53.6% 55.1% 46.8% 53.3% 40.1% 41.9% Lyon County Labor Force Participation Rate 57.1% 57.5% 55.2% 56.2% 56.2% 58.9% Nevada Labor Force Participation Rate 65.1% 63.7% 63.3% 63.6% 63.4% 63.3% ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 37 5.2.3 Income Income levels in Yerington for households (both family and non-family households), is significantly less than those of the county and state, with incomes between $10,000 and $30,000 less (Figure 10). Overall, incomes in Yerington lag behind those of Lyon County and Nevada and have grown more slowly indicating a lack of resilience to economic shocks and economic concentration across a few main sectors. Trends in median incomes could indicate fewer high-paying job opportunities and a less diverse job market when compared to Lyon County and Nevada – limited job prospects or lower demand for skilled labor can contribute to a slower growth in income for families, particularly when the community experiences a stagnation in population growth. Two bright spots are non-family household incomes which grew as quickly as Lyon County and Nevada from 2012- 2022, possibly reflecting the in-migration of retirees into the community and increases in per capita income, which grew by 40 percent, equaling Nevada, but less than the 73 percent increase for Lyon County. These trends highlight significant disparities in income growth compared to Lyon County and the state of Nevada. The overall slower growth in median income, particularly for family households, raises concerns about the availability of high-paying jobs and economic opportunities in the City. These trends underscore the need for targeted economic development strategies to boost job diversity and income growth in Yerington. Source: U.S. Census Bureau, American Community Survey Figure 10: Median Household Income in Yerington, Lyon County, and Nevada, 2012-2022 ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 38 5.2.4 Industry Sectors and Employers Retail, agriculture, mining, finance and insurance, and health and education are the largest sectors in Yerington’s economy. The health care, education, arts, and transportation sectors all lost employment from 2012-2022. Retail, finance/insurance and real estate, agriculture and mining all saw increases over the same time period. Significant changes across industry sectors reflect broader economic and consumer trends, with retail and finance/insurance sectors expanding markedly, whereas the arts, entertainment, and transportation sectors have declined. These shifts highlight the town's adaptation to changing economic conditions and consumer preferences, underscoring a transition towards industries with more robust growth potential, suggesting areas for future development and investment. Figure 11 depicts more detailed breakdown of employment by industry sector. 5.2.4.1 Natural Resources and Mining Agriculture and mining jobs experienced an upward trend during the past two decades, with approximately 127 employees that worked in the agriculture, forestry, fishing, hunting, and mining industry in 2022. The top agriculture, forestry, fishing, hunting, and mining employers in the City include Peri and Sons, Nevada Copper Inc., Snyder Family Farms, and Nevada Fresh Pak. Two annexations to include large swaths of vacant land, currently considered for agricultural and mining uses, occurred since the 2005 master plan. This vacant agricultural and industrial land presents an opportunity to develop in the future to urbanized uses. 5.2.4.2 Retail Private wage and salaried workers make up approximately 74.4% of the total employed population in Yerington. Among that population, retail employees comprised approximately 35.5% of the private wage and salary workforce. Retail has experienced a substantial increase in the composition of the total workforce population, jumping from 5.7% in 2012, to 26.4% in 2022. The top retail employers in Yerington are Raley’s and True Value Hardware, with a variety of other national, regional, and local companies making up the remainder of retail employers. 5.2.4.3 Government Services Some of the top employers in the city are the various government entities including the City of Yerington, Lyon County, and the Lyon County Sheriff’s Department. As of 2022, approximately 23.3% of the employed population are classified as government workers. This figure experienced a sharp decline from 32.5% of the employed population in 2020, perhaps as a result of the COVID- 19 pandemic impacting the availability of government jobs during a period of economic downturn. Government services can be expected to remain a top employer for Yerington and will fluctuate with the growth of the surrounding community. As the city grows or shrinks, so too will the amount of government employees. 5.2.4.4 Health Care and Social Assistance Support Occupations Approximately 10.57% of employment in Yerington is within the Health Care and Social Assistance industry. This is higher than the County’s (9.31%) and the State’s (9.43%) percentage of employment within this sector. It should be noted that this data was retrieved from the United States Census Bureau (USCB) ACS 5-year Estimates. Because these are estimates, a margin of error is included with the provided data (USCB 2022). ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 39 The top health care and social assistance service employer in 2021 in the City was the South Lyon Medical Center, which employs between 100 and 249 employees (Nevadaworkforce.com). Other smaller health care and social assistance employers in the City include Smith Valley Physician’s Office, Home Health Services of Nevada Inc., Lincare Inc., and Just Like Home retirement home. 5.2.4.5 Recreation/Tourism/Hospitality Business and jobs related to the tourism industry forecast a downward trend for Yerington. The city’s most significant assets for drawing visitors in include its’ recreation, culture, and history. Recreationalists use Yerington as a base while visiting the Walker River State Recreation Area and enjoy the Yerington Trails for off-roading. The city’s small-town roots draw historians and culturalists to its’ historic downtown for the Lyon County museum and Yerington Theater for the Arts & Jeanne Dini Cultural Center (Travel Nevada 2024). The top visitor industry and tourism services locations in Yerington include Pioneer Crossing Casino, Dini’s Lucky Club, Dotty’s, Lyon County Museum, and Jeanne Dini Cultural Center. Tourism has been identified by stakeholders throughout the region as an industry with growth potential. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 40 Source: U.S. Census Bureau, American Community Survey Figure 11: Employment by Industry Sector, 2012-2022 ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 41 5.3 Economic Development Strategies The City of Yerington has collaborated with regional and local stakeholders to identify various economic development goals, and the strategies to achieve those goals. In an effort to get feedback from the community, local residents have been queried to voice their opinions on the current conditions of the local economy, and brainstorm ways to foster sustainable economic growth. Active public and private engagement were a major component in developing strategies and goals and serves as the backbone of this master plan. Based on the feedback received, multiple opportunity areas were identified as noted below:  Agriculture/food processing and producing – With a strong agricultural presence already established, efforts should be made to attract new food processing and producing businesses to the city. Furthermore, as one of the largest producers of white onions in the country, there are potential agri-tourism events such as an onion festival that could be held to attract both locals and tourists.  Fernley, NV inland port – As the inland port in Fernley, Nevada, continues to be developed, the whole region may benefit from expanded distribution and manufacturing opportunities. Due to its close proximity to Fernley, Yerington is strategically positioned to capitalize on this potential growth, and effectively and efficiently ship goods produced in the City elsewhere.  Railways – existing rail infrastructure could help attract developers who would benefit from being strategically positioned along rail transportation routes. The City should take inventory of sites adjacent to existing rail lines to identify rail-dependent economic development opportunities and support marketing efforts to promote the development of rail-dependent development opportunities.  The Fort Churchill NV energy corridor currently has available capacity for users requiring less than 15 megawatts of power in the region. The City should identify areas from which power can be reasonably provided and promote available electrical power capacity to users seeking to locate in the region.  As the TRIC continues to grow, there may be opportunities to attract satellite offices and/or supportive uses to help serve the established businesses. Due to its close proximity to the TRIC, Yerington is strategically positioned to capitalize on an influx of both people and business.  The existing Yerington Airport has the potential to expand and attract aviation training/classes to the region.  Downtown expansion/revitalization – build up the downtown area to be an attractive place to live, work, and play. Invest in open space and beautification efforts to create an enticing environment in which people want to spend time.  Redevelop golf course – either renovate and reopen the golf course, or redevelop the land to a needed use (housing, manufacturing, agriculture, etc.)  Proximity to public lands and regional attractions – the Walker River State Recreation Area falls within the City and provides a wide range of outdoor activities including hiking, fishing, and kayaking. There is also a wide range of off-roading areas found within and surrounding Yerington. To capitalize on these incredible natural resources, tourism related development such as motels/hotels, restaurants, and equipment rentals should be further explored. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 42 Coinciding with those opportunities are the constraints found within Yerington. Those constraints were identified as follows:  Housing – there is a lack of available housing in the City. In order to attract employers, the City needs to have a variety of housing types available for potential workers.  Power – currently, demand exceeds the current supply of power. Increased investment in energy infrastructure will be needed to support new businesses and developments.  Workforce – in order to attract new employers, the available workforce must have the necessary skills to fill those job opportunities. Increased investment in workforce development will be instrumental in attracting employers, as well as helping to retain working age individuals. Furthermore, an increase in the number of working age individuals will be necessary to meet the future demand of potential new businesses. Yerington will need to be an attractive place to both live and work for new residents. Capitalizing on these opportunities while finding solutions and workarounds for the identified constraints are crucial to the economic success of Yerington. Identifying and planning for future growth requires effective collaboration between the community, government, and developers. Guiding principles for Yerington’s economic development will focus on:  Diversifying the economy;  Leveraging natural resources and agriculture;  Enhancing local infrastructure;  Promoting the City’s historic and cultural resources to increase tourism;  Encouraging the development of open space, parks, and other recreational amenities;  Revitalizing the downtown area;  Promoting a collaborative approach to economic development;  Supporting redevelopment efforts;  Utilizing existing technology to identify growth areas and infrastructure needs;  Promoting environmental stewardship;  Investment in “human capital” workforce development programs, education, recreation opportunities, local arts)  Incentivize and encourage a range of housing opportunities – affordable housing, multifamily housing, single family dwellings, single-occupancy rooms, etc. One strategy that was consistently mentioned throughout all stakeholder engagements, is the need for investment in the “human capital” component of the City. Human capital reflects the economic value of a worker’s experience and skills, encompassing the education, training, health, and abilities that individuals bring to the workforce. Investment in human capital plays a crucial role in the productivity and performance of the local economy. This investment should be at the forefront of all future development and growth within Yerington and should focus on increased access to education and training opportunities, health care (both physical and mental), and recreational activities. A healthy community is a prosperous community, and Yerington’s success depends on the success of its residents. The City should focus on fostering connections with local colleges and employers to encourage the investment and development of workforce development programs. Furthermore, continued investment in public spaces and beautification of the ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 43 community will help to create a welcoming environment that is attractive and creates a sense of place in which local residents want to live, work, and play. 5.4 Goals and Action Strategies As a smaller, rural community, the City of Yerington has a unique economic profile which provides a range of economic development and employment opportunities. Historically, Yerington has derived its economic success from its ability to provide resource jobs in agriculture and mining, and recreation for both local residents and tourists based on rich natural resources. To maintain and bolster the economic vitality of Yerington, the City recognizes the importance of revitalizing and developing the downtown area, attracting new keystone employers, enhancing existing infrastructure, and expanding available housing for both residents and tourists. The low cost of living in Yerington and its proximity to employment hubs such as the TRIC can be an attractive feature for both businesses looking to reduce overhead costs and individuals seeking affordable living. Yerington faces challenges in attracting large-scale businesses and developing the needed infrastructure to accommodate the influx of resident’s keystone employers bring. The city’s growth potential hinges on its ability to provide infrastructure to create attractive development opportunities for both businesses and housing. It is essential to establish community economic development objectives and then implement action strategies to attain its goals. Goal 1: Maintain and Enhance Established Employers and Local Businesses 1a) Provide resources and incentives for small businesses to thrive grants, tax incentives, etc.). 1b) Support and promote agribusiness development by identifying land and infrastructure needed to serve these uses and planning events to celebrate the areas agriculture. 1c) Collaborate with local businesses and organizations to co-develop and fund community projects such as improved local infrastructure, festivals and events, and beautification efforts to create a more attractive environment. Goal 2: Attract a Keystone Employer 2a) Identify businesses that complement existing economic engines and resources in the region food manufacturing, data centers, etc.) and identify and promote their location in the community. 2b) Engage local stakeholders to identify the employment needs of the community. 2c) Update zoning and development standards that remove barriers for development of large-scale businesses. Goal 3: Identify Priority Buildable Lands and Promote Real Estate Development 3a) Survey existing properties and create an inventory of available lands, including vacant lots, underutilized properties, and parcels with redevelopment potential. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 44 3b) Conduct a development feasibility study for identified employment sites to assess permitted uses and development standards that should be changed. 3c) Use Geographic Information System (GIS) services to map and analyze existing land conditions, infrastructure availability, and proximity to key services. 3d) Incentivize mixed-use development, particularly in the downtown area. 3e) Evaluate land that has been annexed that is undevelopable or that has insufficient public infrastructure and consider alternative uses for these sites such as recreation and open space uses that may be supportive of other city economic development objectives. 3f) Consider and facilitate zone changes that support employment expansion within the city. 3g) Offer incentives for developers to build high-quality, energy-efficient housing. Goal 4: Expand and Promote Tourism Opportunities 4a) Market attractions related to the city’s environment, history, and recreational opportunities. 4b) Enhance and develop local parks, open spaces, trails, etc. to draw more tourism and provide amenities to local residents. 4c) Promote events and festivals related to the history and agricultural heritage of Yerington. 4d) Collaborate with the State of Nevada, the federal government, and local developers to develop campgrounds or outdoor recreation areas around existing off-roading destinations within the City limits. 4e) Encourage the expansion of temporary overnight accommodations such as park camping sites and RV ready spaces. 4f) Collaborate with the Walker River State Park to promote recreational and cultural activities in Yerington. 4g) Work with Yerington’s Main Street committee to promote local artists, art organizations, and related cultural institutions. Goal 5: Evaluate and Update City Zoning Standards 5a) Review existing zoning standards and identify criteria that limit or discourage development in priority economic development areas. 5b) Ensure that lands are appropriately zoned for the intended type of development. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 45 Goal 6: Promote Downtown Revitalization 6a) Establish incentives such as density bonuses, expanded range of permitted uses, reduced parking requirements, etc. 6b) Encourage the development of housing in and around downtown by identifying opportunity sites, ensuring infrastructure exists to serve them, and removing regulatory barriers to their development. 6c) Invest in beautification projects to develop open spaces or parks which attract local residents to spend more time in the downtown area. 6d) Continue partnership with “Downtown America/Main Street” to assist in the core development of the downtown area. 6e) Work with NDOT to pursue downtown streetscape and road cross-section improvements that encourage pedestrian activity and enhance the aesthetics of the downtown environment. Goal 7: Promote Redevelopment 7a) Explore loan and grant opportunities to assist with the cost of redevelopment (EPA, Department of Education, etc.) 7b) Explore the redevelopment of closed golf courses into subdivisions or other uses to support the community’s housing and business needs. Goal 8: Expand and Enhance Local Infrastructure 8a) Identify and prioritize key road improvements to attract employers to priority employment sites. 8b) Coordinate with local power companies to help facilitate power access to future businesses. 8c) Review existing water and sewer infrastructure improvement needs to serve priority employment areas and identify critical infrastructure improvements. 8d) Update Public Facilities Master Plan to identify key corridors and areas of utility expansion in coordination with Nevada energy. 8e) Identify and promote buildable lands along existing rail corridors. Goal 9: Develop Workforce Skills 9a) Partner with educational institutions like community colleges and training programs to ensure residents have the skills necessary for future job opportunities. 9b) Collaborate with local secondary and higher education programs for aviation training at the airport. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 46 Goal 10: Strengthen Regional Partnerships 10a) Collaborate with local economic development groups to promote and develop the economic assets of the community. 10b) Explore opportunities for expansion to provide housing for TRIC commuter employees. Goal 11: Develop Overnight Lodging and Permanent Housing to Accommodate New Employers and Tourism Activity 11a) Encourage the development and expansion of lodging to accommodate visitors. 11b) Encourage the development of new housing to attract potential employees. 11c) Examine short-term rental regulations and allowances for additional overnight lodging in the community. 11d) Encourage the development of Accessory Dwelling Units (ADUs). 11e) Work with the Nevada Housing Association for affordable housing investment opportunities. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 47 6.0 HOUSING 6.1 Introduction The Master Plan’s Housing Element is intended to provide Yerington with goals and action strategies that can assist the City in providing housing options that are attainable for all sectors of its population for a variety of income levels. The housing goals and strategies are also intended to provide and maintain a safe and sanitary housing supply served by sufficient community facilities. Understanding Yerington’s current housing conditions and housing stock, as well as anticipating its future needs based on demographic changes highlighted in Yerington’s community profile (Section 1.2.4) is important in planning for its future housing and in helping identify infrastructure needs, such as schools, fire and police stations, parks, roads, and other critical infrastructure. Sufficient housing supply can also help Yerington meet economic development goals, like assisting in attracting and retaining key employers within Yerington and allowing Yerington’s residents to live near their places of work, which can have a positive effect on the community’s overall quality of life. As detailed in the subsequent sections of the Housing Element, Yerington’s future housing needs are likely to differ as compared to its current housing stock in order to be reflective of demographic changes in the community that will require a more diverse housing inventory. There is expected to be greater demand for non-single-family housing types, such as attached townhomes, duplexes, triplexes, fourplexes, and apartments; these housing types ultimately offer greater affordability that is desired by younger and elderly populations and smaller families. There will also be a continued focus on the preservation and new construction of mobile homes/manufactured homes and similar, more affordable housing types that are attainable for first-time home buyers. As Yerington continues to grow and diversify, it is important that the city’s housing stock is reflective of its population and allows residents to meet their housing needs. 6.2 Current Conditions and Trends 6.2.1 Housing Stock Composition and Unit Types Yerington’s current housing stock is reflective of its rural character and demographics, with the vast majority of housing being provided through single-family detached units. Table 8 lists Yerington’s housing makeup based on structure type during period 2012 to 2022. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 48 Table 8: Housing Structure Type, 2012-2022 Year Housing Units (Total) Single Unit 2 to 4 Units 5 to 19 Units 20+ Units Mobile Homes, RVs, etc. 2012 1,632 66.7% 13.5% 5.6% 0.9% 13.4% 2014 1,628 69.6% 12.3% 5.7% 2.4% 10.1% 2016 1,753 66.1% 10.2% 7.6% 4.6% 11.6% 2018 1,582 73.6% 6.4% 8.0% 5.5% 6.4% 2020 1,586 70.5% 7.2% 8.6% 1.1% 12.7% 2022 1,507 77.8% 6.1% 5.8% 0.0% 10.3% Source: U.S. Census Bureau, American Community Survey. “B25025 Units in Structure” Multiple years: 2012-2022 As of 2022, Yerington had an estimated 1,507 housing units, and approximately 78 percent of those units were single-unit structures. Mobile homes and RV-type structures make up approximately 10 percent of Yerington’s housing, underscoring the importance of this often affordable and accessible housing type to the community. Two- to four-unit structures, commonly referred to as duplexes, triplexes and fourplexes, comprise approximately six percent of Yerington’s housing, with the remainder of Yerington’s housing consisting of more traditional multi-family housing structures with five or more units, more commonly referred to as apartments. In Yerington, multi-family housing structures are commonly designed in the courtyard apartment style, consisting of single-story structures containing multiple units separated by shared open spaces. The following sections provide a brief description of the housing types most commonly found in Yerington. 6.2.1.1 Single-Family Detached (single unit) Single-family detached homes are defined as a free-standing housing unit on its own parcel of land where title to the structure and land is held by an individual or other entity. Single-family detached homes differ from single-family attached homes in that they do not share any common structural elements, such as walls or ceilings. Single-family detached homes are the most common type of housing unit in Yerington, and represent the most traditional form of home ownership for families residing in a single housing unit. Single-family detached housing is typically the least dense form of housing. 6.2.1.2 Single-Family Attached (single unit) Single-family attached homes are defined as a housing unit on its own parcel of land that is physically attached to an adjacent housing unit that it shares structural elements with, such as walls or ceilings. Single-family attached homes are more traditionally referred to as “townhomes” or “townhouses,” and are often clustered together in rows of two or more attached housing units. Single-family attached homes are less common in smaller communities such as Yerington but represent a more affordable housing type that is appealing to first-time home buyers. Single-family attached homes are often rented out as well and offer renters an alternative housing option to apartments. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 49 6.2.1.3 Mobile Homes (single unit) Mobile homes are often prefabricated structures that are typically placed on a plot of land within a mobile-home park. Mobile-home owners may or may not own the land underlying the mobile- home unit. Mobile homes often provide robust affordability and a pathway to home ownership for first-time home buyers or households with lower incomes. Mobile homes are a common form of housing in Yerington and Lyon County, representing approximately 10 percent of the city’s housing stock. 6.2.1.4 Duplex, Triplex and Fourplexes (two, three and four units) Duplexes, triplexes, and fourplexes are forms of housing where a single structure contains two, three, or four separate living units. These housing types typically offer similar amenities as a single-family home, such as private outdoor space and off-street parking and are often created by converting large, existing single-family detached homes into two or more units. They have become an increasingly common form of new housing built around the country. Similar to single- family attached housing, these housing units are often rented out and offer renters an alternative housing option to apartments. 6.2.1.5 Multi-family Apartments and Condominiums (five or more units) Multi-family dwellings, or apartments, typically contain five or more dwelling units in a single structure, or group of structures, on a single parcel. Apartment units are typically offered for rent only. While apartments are often the most common form of for-rent housing nationwide, they are less common in Yerington. Similar to multi-family apartments, condominiums often contain multiple housing units in a single structure, but the units are individually owned, with the underlying land which usually includes landscaping, parking, and clubhouses, being shared common elements owned and maintained jointly through a condominium association or homeowners association (HOA). Condominiums are a more affordable form of home ownership that is generally popular with first-time home buyers. While common in Nevada, condominiums are yet to be developed in Yerington. 6.2.2 Median Home Values Median home values are often an important measure of a community’s economic prosperity as well as a general measure of how affordable a community is. Median home values are an important input for policymakers and elected officials to set priorities. In the 2012 to 2022 period, Yerington saw median home values increase substantially, from approximately $129,000 to approximately $226,000 as shown in Table 9. This trend is generally consistent with Lyon County and statewide data, which reflects significant increases in median home values in this 10-year period. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 50 Table 9: Median Home Value, 2012 to 2022 Year Yerington Median Lyon County Median Nevada Median 2012 $129,600 $144,000 $150,700 2014 $107,500 $129,300 $192,100 2016 $102,000 $143,200 $239,500 2018 $98,400 $183,900 $292,200 2020 $144,700 $238,600 $290,200 2022 $226,400 $314,200 $434,700 Increase 74.7% 118.2% 188.5% Source: U.S. Census Bureau, American Community Survey. “B25077 Median Value (Dollars)” Multiple years: 2012- 2022. Yerington and Lyon County saw fluctuations in median home value over the same period, though both experienced an ultimate increase in median home value over the period. Conversely, at the statewide level, Nevada experienced gradual and consistent increases in median home values year-over-year during the study period. While Yerington, Lyon County, and Nevada as a whole all experienced significant increases in median home value in the ten-year period, with Lyon County and the State both registering increases of over 100 percent, Yerington’s increase was significantly lower at approximately 74 percent. This could indicate Yerington’s general affordability relative to the County and State-wide level, which could be attractive for younger families and first-time home buyers. Source: U.S. Census Bureau, American Community Survey Figure 12: Median Home Values in Yerington, Lyon County, and Nevada, (2012 to 2022) ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 51 Yerington’s median home values are reflected in its home value distribution. From 2012 until 2022, the overall change in the distribution of home values switched from the majority of homes being valued from $200,000 or less to $200,000 or more, showing the general increase in housing values over the 10-year period. Table 10: Median Home Values, 2012 - 2022 Year Owner- Occupied Units Less than $50k $50k to $99k $100k to $149k $150k to $199k $200k to $299k $300k to $499k $500k to $999k $1MM or More 2012 696 12.8% 20.3% 30.5% 14.4% 19.8% 2.3% 0.0% 0.0% 2014 809 15.3% 28.6% 30.8% 9.0% 15.1% 1.2% 0.0% 0.0% 2016 856 18.3% 30.3% 29.1% 9.5% 11.4% 1.4% 0.0% 0.0% 2018 789 19.5% 32.7% 26.0% 6.5% 13.2% 2.2% 0.0% 0.0% 2020 1,026 25.2% 10.2% 16.3% 7.8% 36.4% 4.1% 0.0% 0.0% 2022 1,063 11.9% 8.7% 16.2% 7.9% 37.4% 13.0% 5.0% 0.0% Source: U.S. Census Bureau, American Community Survey. “DP04: Selected Housing Characteristics” years: 2012- 2022. 6.2.3 Housing Structure Age Housing age provides insight into the quality and permanence of a community’s housing stock and also provides a snapshot of a community’s development, with a strong presence of new homes indicating recent expansion and growth. As of 2022 in Yerington, the bulk of the housing stock was constructed before 1999, with approximately 14.8% of housing units bult in the 2000 to 2009 period, and only 3.5% of housing units built after 2010. As shown in Figure 13, housing units built between 1960 and 1979 represent the largest percentage of Yerington’s total housing stock as of 2022. The limited number of housing units built since 2010 reflects that growth and expansion has been relatively stagnant over this period. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 52 Source: U.S. Census Bureau, American Community Survey Figure 13: Housing Age Distribution, 2022 6.2.4 Housing Occupancy Characteristics Housing occupancy rates can be reflective of whether a community is maintaining an adequate supply of housing and whether new housing units are being produced to meet demand. Communities with very low housing vacancy rates might see increased housing costs because there is increased competition for available units, indicating a need for more housing units to meet the community’s needs. “Healthy” vacancy rates between 5 and 8 percent promote an affordable housing supply given there is less competition for each available unit. Yerington’s vacancy rate has steadily decreased between 2012 and 2022 period, from approximately 19 percent during this time to only 1 percent (Table 11). Yerington’s 2022 vacancy rate is well beneath that of both Lyon County and Nevada as a whole, both of which have vacancy rates above 5 percent. Encouraging and promoting the development of new housing of all types including multi-family housing projects can help Yerington achieve a better supply and demand equilibrium. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 53 Table 11: Housing Occupancy, 2012 to 2022 Year Yerington Vacant Lyon County Vacant Nevada Vacant 2012 19.3% 16.8% 14.9% 2014 10.3% 12.1% 14.8% 2016 15.9% 12.7% 13.6% 2018 12.0% 11.4% 10.9% 2020 4.4% 8.3% 10.9% 2022 1.3% 5.3% 9.8% Source: U.S. Census Bureau, American Community Survey. “DP04: Selected Housing Characteristics” Multiple years: 2012-2022. 6.2.5 Housing Tenure Tenure refers to whether a house is owned or rented. Statistics on owner-occupied versus renter- occupied housing units provide details on the types of individuals that make up a community. A larger percentage of homeowners in a community may suggest a desire to reside in the community long-term, or the community’s overall prosperity and quality of life. A lower percentage of ownership may suggest affordability issues, or a more transient population of residents. Table 12 summarizes Yerington’s distribution of owner-occupied and renter-occupied housing units. In 2012, Yerington had a higher percentage of renter-occupied units than owner-occupied units, which reversed considerably by 2022, with approximately 71.5 percent of housing units being owner occupied by 2022. An increase in the overall percentage of homes being owner occupied suggests that many of Yerington’s residents intend to reside in the community long- term, which is beneficial to Yerington’s sense of community and overall quality of life. An increase in the overall percentage of owner-occupied housing units is also reflective of the community’s change in housing type composition over the same period, which saw an increase in single-family home types, which are typically owner-occupied. Table 12: Owner vs. Renter Occupied Housing Distribution, 2012-2022 Year Occupied Housing Units Owner Occupied Renter Occupied 2012 1,317 47.2% 52.8% 2014 1,461 55.4% 44.6% 2016 1,474 58.1% 41.9% 2018 1,392 56.7% 43.3% 2020 1,516 67.7% 32.3% 2022 1,487 71.5% 28.5% Source: U.S. Census Bureau, American Community Survey. “DP04: Selected Housing Characteristics” Multiple years: 2012-2022. 6.3 Goals and Action Strategies Yerington’s current housing composition is reflective of traditional family-oriented rural towns, being dominated by single-family detached housing units with a high-rate of homeownership. Traditionally, Yerington has also encouraged and supported mobile-home housing types, which ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 54 continue to comprise a substantial portion of Yerington’s housing stock. The creation of non- single-unit housing types and multi-family apartments has not kept up with the growth seen for detached single-family homes, and today these housing types constitute a small portion of Yerington’s available housing. As of 2022, vacancy rates in Yerington remain low, and there is increased competition for the town’s available rental units, which can drive up costs for renters and homebuyers alike. Yerington’s recent demographic shifts, including an aging population, have also created need for increased housing variety that can offer homebuyers and renters more housing options at a variety of price points. Increased housing type variety also offers homebuyers and renters alike alternatives to single-family homes and can create opportunities for residents to best meet their personal needs and the needs of their families in Yerington, while remaining in close proximity to their places of employment and key services. A variety of housing types also promotes residency and spending at local businesses rather than living elsewhere and commuting to Yerington for work. As discussed in the Economic Development Element, Yerington will continue to seek new employment opportunities and large-scale businesses that will provide employment for its residents and promote growth and development of the community. Ensuring that Yerington has an adequate supply of new housing units, including rentals, will be crucial in the City meeting its economic development goals and attracting an employer that values nearby housing for their workers. The following goals and underlying action strategies can help Yerington ensure that its current housing stock is maintained, and that new housing can be readily developed and supported by key facilities and services. These goals and action strategies also aim to support housing types for targeted populations, such as Yerington’s senior population and low-income residents; as identified in the Yerington’s Socioeconomic Baseline Indicator Study (Appendix both of these population groups have increased in size in the period from 2012 to 20223. Finally, these goals and strategies also seek to utilize and take advantage of Yerington’s vacant land and unbuilt platted subdivision lots through promotion of infill development and the removal of housing production barriers that can delay new housing construction. Goal 1: Expand housing variety and the construction of non-single-family housing types including duplexes, triplexes, fourplexes, townhouses, ADUs, tiny homes, and apartments. 1a) Explore developing regulations and incentives that promote the construction of duplex, triplex, and fourplex housing types both within new platted subdivisions and on vacant land within Yerington’s existing neighborhoods. 1b) Provide incentives for the conversion of underutilized and existing single-family homes to duplex, triplex, or fourplex types. 1c) Explore opportunities for mixed-use residential and commercial development in and around downtown. 1d) Encourage the construction of new multi-family housing projects that contain five or more units and ensure that multi-family housing types are allowable in a variety of zoning designations. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 55 1e) Review the City’s zoning code to ensure that a variety of housing types are permissible throughout the City including accessory dwelling units. 1f) Explore policy that encourages the development of short-term rental housing options that support Yerington’s economic growth goals related to tourism. 1g) Consider opportunities for density bonuses through the zoning code. Goal 2: Encourage the preservation of existing mobile home communities and development of new mobile home communities so that they remain a viable form of housing for the city. 2a) Review the City’s current regulations regarding mobile homes in order to remove barriers to their continued operation and use. 2b) Continue to allow mobile-home communities throughout Yerington’s residential zoning designations to encourage affordability. 2c) Encourage the creation of new mobile-home communities as an affordable, home ownership opportunity. 2d) Promote rehabilitation and maintenance of existing mobile homes to ensure safe and sanitary housing conditions. Goal 3: Identify housing opportunities for Yerington’s growing senior population that will allow this sector of the population to remain within Yerington and connected to the community as they age. 3a) Ensure that senior-living housing types are supported and allowed through Yerington’s zoning code. 3b) Identify and collaborate with senior-living housing developers that can assist Yerington in bringing new senior-oriented housing options to market. Goal 4: Support infill development and utilization of Yerington’s vacant land and undeveloped platted lots. 4a) Inventory Yerington’s vacant and buildable lands, including in vacant and platted subdivisions, in order to identify land suitable for new housing units and that available land is adequate for projected population growth. 4b) Review the City’s zoning maps to ensure that vacant and buildable land is appropriately zoned for residential uses. 4c) Review floodplain mapping with the Federal Emergency Management Agency (FEMA) and re-evaluate and re-designate the extent of flood hazards and assess its impact on Yerington’s buildable residential lands. Goal 5: Ensure public utilities and other key infrastructure are available to support new housing development and general growth. 5a) Encourage new development to connect to the City’s sanitary sewer system. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 56 5b) Collaborate with NV Energy to identify solutions and needed projects necessary to meet new housing development demands. 5c) Encourage innovative and sustainable methods of stormwater management within new residential development projects. 5d) Review the City’s road standards and explore opportunities to allow narrow, less expensive roads and encourage efficient use of available land. 5e) Update the City’s capital improvement program at least every two years to ensure that capital facilities are available to serve growth. 5f) Collaborate with Lyon County Schools to evaluate the school district’s capital facilities plans and their ability to serve future growth and support residential development. Goal 6: Review Yerington’s zoning and building codes and evaluate changes that remove housing development barriers. 6a) Identify opportunities to streamline the review and permitting process for new housing units. 6b) Review the City’s zoning maps to ensure that vacant and buildable land can support new housing development. 6c) Promote housing variety and diversity through generous housing type allowances within Yerington’s residential zones. 6d) Review permit and utility connection fees and seek opportunities to reduce fees where feasible. Goal 7: Identify opportunities for affordable housing development within Yerington. 7a) Evaluate buildable and available land for opportunity sites that can readily support an affordable housing project. 7b) Determine suitable public and private affordable housing development partners that can assist Yerington in creating affordable housing options. 7c) Incentivize the provision of affordable housing units in new, predominantly market- rate housing development projects. Consider reduced permit and review fees for affordable housing projects and predominantly market-rate projects that provide affordable units. Goal 8: Promote quality housing design and construction. 8a) Implement minimum residential design standards that address quality and variety in housing types throughout the community, while maintaining flexibility for developers to provide a range of designs. 8b) Offer incentives to developers for high-quality and energy-efficient designs, such as density bonuses or flexibility from development standards. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 57 7.0 LAND USE 7.1 Introduction The Land Use element is a component of great importance as it directs how future growth and development should occur efficiently and for the benefit of the community. Once a land use plan is adopted, other plans for water, sewer, roads, schools, public facilities, and capital improvements are developed to be consistent with the land use element, ensuring adequate public infrastructure is available, cost effective, all while promoting quality infill development and directing new growth. A land use plan is based upon the economy, population trends, environmental factors, and draws heavily upon community goals and objectives. It sketches a picture of the future based on carefully reasoned understanding of the past and present. Table 13: City of Yerington Population Growth, 2010-2040 2000 2010 2015 2020 2022 2040* 2,883 3,209 3,021 3,190 3,108 3,424+ Source: U.S. Census Bureau, American Community Survey. “B01003: Total Population” Multiple Years: 2012-2022. *2000-2020 annual growth per decennial census data was approximately 0.54%; 2022-2040 assumes a similar annual growth rate. Land use plans are developed to accommodate future growth by identifying a diverse range of development opportunities balanced with the appropriate and complementary city infrastructure, services, and amenities. Utilities must be supplied in sufficient quantity to support each type of land use with separate areas of the city. Sanitation plans are provided to ensure that development does not pollute the environment or jeopardize public health. Schools, medical facilities, parks, and public safety facilities are provided where they will efficiently serve the residents of the city. To bring an effective plan of action to fruition requires not only carefully developed goals and action strategies, but the commitment by the City and its partners to implement them. Over- development, or unplanned rapid development, can overload the City services and infrastructure, thus defeating the purpose of the plan to promote coordinated growth. The Land Use Chapter identifies projected growth and lists goals and action strategies to ensure the quality of life is maintained for residents through the 20-year planning horizon. 7.1.1 Land Use and Zoning The master plan contains a Land Use Map (Figure 14) that designates the general category of desired land use for each parcel and area of the city. The City of Yerington contains seven land uses on its map: Low-Density Residential, Medium-Density Residential, High-Density Residential, Transitional, Commercial, Industrial, and Agriculture. Zoning is a more specific regulatory control that is the most important way that the master plan’s desired land use is carried out over years and decades. The City’s zoning controls consist of a zoning ordinance and a zoning map that designates the areas of use across the city. The zoning code provides detailed regulations regarding specific uses allowed in each zone and the development standards, such as setbacks, density, and lot sizes for each parcel of land. All rezoning of land must conform to the land use map. For instance, a change from residential to commercial zoning in a residential land use category would be inconsistent with the land use map. A public hearing is required to approve a zone change. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 58 The Land Use Map differs from the Zoning Map in that the Land Use Map is more general and identifies the appropriate location for each generalized land use type. The Zoning Map is more specific, differentiating between types of commercial, residential, open space, and employment land. Yerington’s zoning map contains 16 zones that implement the seven land use categories. As such, the Land Use Chapter in the Master Plan indirectly affects development by guiding changes in zoning but does not directly regulate development. 7.2 Current Conditions 7.2.1 Existing Land Use Zones The Land Use Plan Map includes seven land use categories: High, Medium, and Low Residential; Transitional; Commercial, Industrial, and Agricultural. Table 16 through Table 20 define the 16 zoning designations within each land use category and establish development guidelines for each category identified on the Land Use Map. The tables summarize the primary uses and other uses, residential density. Permitted uses are defined as the principal type of activity allowed within a zoning designation. Special uses are defined as a secondary type of activity allowed within the category and may be considered an ancillary use and/or have additional standards imposed by the Zoning Regulations. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 59 Figure 14: Master Plan Map 2025 ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 60 Table 14: Summary of High Density Zones and Characteristics High Density Residential Zones Uses and Density Description/Characteristics Single- family residence (R-1) Permitted Uses: Detached single-family dwellings, accessory uses customary and incidental to the dwelling. Special Uses: Assisted living facility, family daycare, golf courses, residential industry Seven single-family dwelling units per acre. Typically located in urbanized areas served by municipal utilities and infrastructure. Project designs should consider compatibility with residential development and adjacent uses. Limited multiple- residence (R-2) Permitted Uses: Detached single-family dwellings, duplex, accessory structures customary and incidental to the dwelling, home occupations, playgrounds, public parks. Special Uses: Assisted living facility, bed and breakfast, boarding house, churches, family daycare, museums and libraries, private clubs, residential industry. Seven single-family dwelling units per acre. Provides a mix of housing options including single-family and duplexes. Encourages integration of housing and commercial uses. Typically located in areas within walking distance to services and amenities. Multiple- residence (R-3) Permitted Uses: Detached single-family dwellings, multiple-family dwellings, accessory uses customary and incidental to the dwelling, home occupations, playgrounds, public parks. Special Uses: Assisted living facility, bed and breakfast, boarding house, business colleges, childcare centers, churches, family daycare, educational and philanthropic institutions, fraternity and sorority houses, galleries, group home, hotels and motels, lodges, mobile home parks, museums and libraries, private clubs, rest homes, schools. Seven single-family dwelling units per acre. Intended to provide high- density/multiple-family residential uses adjacent commercial uses. Typically located in areas within walking distance to services and amenities. Encourages integration of housing, commercial, and institutional uses in pedestrian accessible areas. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 61 Table 15: Summary of Medium Density Zones and Characteristics Medium Density Residential Zones Uses and Density Description/Characteristics Single- family residence (R-4) Permitted Uses: Detached single-family dwellings, accessory uses customary and incidental to the dwelling, home occupations, playgrounds, public parks. Special Uses: Assisted living facility, bed and breakfast, boarding house, business colleges, childcare centers, churches, family daycare, educational and philanthropic institutions, fraternity and sorority houses, galleries, group home, hotels and motels, lodges, mobile home parks, museums and libraries, private clubs, residential industry, rest homes, schools. Five single-family dwelling units per acre. Primarily single-family homes with 10,000 square feet (sf) lot size. Residences should be buffered to provide privacy to the occupants adjacent commercial or other uses. Single- family residence (R-5) Same permitted and special uses as listed in the R-4 zone. Four single-family dwelling units per acre. Primarily single-family homes with 12,000 square feet lot size. Single- family residence (R-6) Same permitted and special uses as listed in the R-4 zone. Four single-family dwelling units per acre. Primarily single-family homes with 14,000 square feet lot size. Table 16: Summary of Low Density Zones and Characteristics Low Density Residential Zone Uses and Density Description/Characteristics Single- family residence (R-7) Same permitted and special uses as listed in the R-4 zone. Three single-family dwelling units per acre. Primarily single-family homes with 16,000 square feet lot size. Single- family residence (R-8) Same permitted and special uses as listed in the R-4 zone. Two single-family dwelling units per acre. Primarily single-family homes with a half-acre (21,780 square feet) lot size. Single- family residence (R-9) Same permitted and special uses as listed in the R-4 zone. One single-family dwelling unit per acre. Rural residential single-family homes with a one-acre (43,560 square feet) lot size. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 62 Table 17: Summary of Transitional Zones and Characteristics Transitional Zone Uses and Density Description/Characteristics Transitional Use Residence (R-C) Permitted Uses: All uses permitted in the R-1, R-2, and R-3 districts, home occupations, offices and office buildings, parking lots. Special Uses: Assisted living facility, bed and breakfast, boarding house, business colleges, childcare centers, churches, family daycare, educational and philanthropic institutions, fraternity and sorority houses, galleries, group home, hotels and motels, lodges, mobile home parks, museums and libraries, private clubs, rest homes, schools. Typically located between high- density residential and commercial uses. Provides a mix of housing options and densities. Encourages integration of housing and commercial product types into a project. Table 18: Summary of Commercial Zones and Characteristics Commercial Zones Uses and Density Description/Characteristics Limited Commercial (C-1) Permitted Uses: Uses in residential districts, subject to R-C district provisions. See Yerington Development Ordinance for full list. Special Uses: Amusement arcade, childcare facility, funeral home, hospital, mini-storage units, mobile home parks, recreation vehicle parks, Rest home, veterinarian, warehousing. Allows limited commercial uses such as offices, services, restaurants, and retail sales. Typically located between general commercial and transitional residential zones. Typically located along major transportation corridors. General Commercial (C-2) Permitted Uses: Uses in residential districts, subject to R-C district provisions. Any permitted use in the C-1 district. All C-2 permitted uses (refer to Yerington Development Ordinance for full list). Special Uses: Amusement arcade, auction house/yard, auto body shop, automobile washing establishment, billboards, cabinet or woodworking shop, childcare facility, flea market, light manufacturing, mini storage units, mobile home parks, outdoor theater, recreation vehicle parks. Allows a greater variety of commercial uses. Typically located along major transportation corridors and downtown main street. Special Hospital District (H-Z) Permitted Uses: Uses in residential districts, subject to R-C district provisions. General acute care hospital facility, nursing facility, uses associated with acute care hospital (refer to Yerington Development Ordinance for full list). Special Uses: None anticipated within this zoning. Intended to accommodate the unique nature and requirements of large scale and significant medical facilities associated with the full- service hospital in a manner compatible with the surrounding land uses. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 63 Table 19: Summary of Industrial Zones and Characteristics Industrial Zones Uses and Density Description/Characteristics Industrial District (M-1) Permitted Uses: Any uses permitted in the C-2 district, assembly, auto body repair, distributing, dry cleaning, fabrication, manufacturing, processing, rebuilding, repairing, shipping, storage warehousing, trade schools, truck depot. Special Uses: Refer to Yerington Development Ordinance for full list. Uses are typically light manufacturing and general commercial. Typically located on larger parcels of land near major transportation corridors. Not appropriate adjacent to residential development. Special Industrial District (M-2) Permitted Uses: Any use permitted in the M-1 district, aggregate excavation, commercial solar energy conversion systems, energy storage systems, metal ore processing, mine tailings, mine waste rock removal and storage, mired ore and processed ore storage piles, mining, mixing, use and storage of explosives, topsoil salvage and storage, water storage and treatment. Special Uses: Commercial geothermal conversion systems, commercial wind conversion systems, creosote manufacturing, disinfectant manufacturing, explosive, ammunition manufacturing and storage, incineration or animals, garbage, and/or tires for fuel, leather tanning, pesticide manufacturing, quarry, racetrack, rifle range, other uses that may produce excessive noise, gaseous biproducts, etc. Allows for varied industrial uses, including heavy industrial. Typically located on larger parcels of land near major transportation corridors. Not appropriate adjacent to residential development. Environmentally sensitive areas (steep slopes, floodplains, wetlands) should generally be avoided. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 64 Table 20: Summary of Agricultural Zones and Characteristics Agriculture Zones Uses and Density Description/Characteristics Interim Agriculture Permitted Uses: Domestic livestock farming, one single-family dwelling, growing and harvesting of shrubs, plants, flowers, trees, fruits, etc. Special Uses: Assisted living facility, churches, farm labor housing, home occupations, parking lots private recreational facilities, public buildings, public/private schools, sale of agricultural products, packing, polishing and the like of unprocessed agricultural yield grown on the premises, nurseries and aviaries, commercial riding academy. Encourages preservation of agricultural lands on the outskirts of town and protects against premature urban development. Typically does not have access to municipal services but may develop within 20 years. 7.2.2 Zoning Overlays Zoning overlays are development standards in addition to those required by the base zoning designation and are implemented through the City’s development ordinance. The outcome of zoning overlays can be to protect life, health and safety in the case of the flood hazard, wildfire hazard, or geologic (steep slope) overlays, protect environmentally sensitive lands, or encourage aesthetic beautification, employment density, mixed use verticality, etc. of an area. The only overlay the City regulates is Federal Emergency Management Agency (FEMA) flood hazard area overlay, as described in Article 12 of the City’s development ordinance. Flood-prone areas present a higher risk to life, health, safety and ensuring new development is constructed in a manner that minimizes its exposure to flooding is essential. As the city continues to grow, additional overlay designations, particularly those that encourage beautification of Main Street and employment density, could be added in the future. 7.3 Annexation Since the 2005 master plan, Yerington has annexed 16,728 acres into the City, expanding the City of Yerington's land area from 5,202 acres in 2005 to 21,930 acres in 2024. The Annexation Map below in Figure 15 indicates land annexation up to present day. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 65 Source: DOWL, 2024 Figure 15: City of Yerington Annexation Plan Boundary vs. 2024 City Boundary ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 66 Prior annexation activities considered available land within city limits relative to capacity and growth. Annexation and the extension of services require analysis of population growth. relative to the type and quality of public services and infrastructure available to annexed land. Public services and infrastructure would include education, police and fire protection, and facilities such as solid waste, water, and sewer systems. 7.4 Goals and Action Strategies Goal 1: Promote renovation and reuse of existing buildings on main street 1a) Inventory vacant buildings downtown identified as prime for renovation and reuse. 1b) Create building and streetscape design guidelines for the Main Street corridor. 1c) Work with the Main Street Committee to support the development of a downtown revitalization plan. 1d) Identify public infrastructure improvements in the downtown corridor and prioritize improvements that advance revitalization goals. 1e) Collaborate with the Main Street Committee and downtown businesses to facilitate public events and gatherings downtown. 1f) Coordinate with the Nevada Department of Transportation (NDOT) to identify a range of acceptable street and streetscape design strategies for Main Street that promote greater compatibility with pedestrian and non-vehicular access. Goal 2: Promote infill and redevelopment within existing vacant subdivisions 2a) Collaborate with owner(s) of vacant sites within the Arrowleaf Subdivision to identify community events and other promotional activities to encourage new residential development and/or adaptive reuse of the open space area within the subdivision. 2b) Create and apply minimum residential design standards to promote stick-built home builds on vacant single-family residential lots in the city. Goal 3: Ensure future land uses are compatible with existing infrastructure 3a) Encourage and support master land use plan amendments and zone changes that promote local employment opportunities and/or housing development where existing or planned infrastructure is available. 3b) Inventory rural lands within city limits that are served by adequate public infrastructure that could benefit the community through a change to residential, commercial, or industrial zoning. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 67 Goal 4: Promote development of public and civic spaces to revitalize targeted areas Goal 5: Regulate development in environmentally sensitive areas in order to mitigate drainage, erosion, and siltation problems 5a) Require new developments to adhere to state stormwater pollution prevention regulations. Goal 6: Regulate development in order to protect the vegetation associated with the Walker River State Recreation Area 6a) When necessary to protect vegetation along the river, require the following during development review: 6a.1) Adoption of setbacks from the top of the riverbank. 6a.2) Regulation of the removal of trees and other vegetation. 6b) When roads must be constructed parallel to the river, they should be built with a wide separation of the road from the river and no home sites placed between the road and the river. The land between the road and the river should remain open space and could include planned trails, and/or bicycle paths. 6c) Free movement and access to the river and to vegetation areas should be permitted. Goal 7: Require that extraction of earth products be performed in a way that is compatible with surrounding land use and minimizes adverse effects on the environment 7a) Develop guidelines to provide adequate fencing and landscaping for extraction sites that are visible from non-compatible land use areas. 7b) Prohibit or regulate extraction wherever it is determined that there may be significant, unavoidable adverse effects on groundwater quality. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 68 [This page intentionally left blank.] ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 69 8.0 PUBLIC SERVICES AND FACILITIES Public services for the City of Yerington heavily affect the daily activity of those who live within the city. These activities include public safety, in terms of fire and police, water distribution, wastewater treatment, , parks and recreation, schools, and airports. 8.1 FIRE PROTECTION AND EMERGENCY SERVICES Fire protection for the City of Yerington continues to be provided by contract with the Mason Valley Fire Protection District While the original contract formula was based on the City’s assessed valuation multiplied by the Fire District tax rate, the current arrangement results in a discrepancy: The City tax rate is 0.270%, while the District rate is 0.388%, resulting in a 0.118% funding gap borne by the District. As of 2024, the City of Yerington accounted for 26% of total fire call volume and 50% of emergency medical service (EMS) calls. EMS services are provided through a franchise agreement jointly approved by the City and Lyon County, rather than through a direct contract with the County. EMS is coordinated through Lyon County when incidents exceed local capacity, and the is currently developing an Emergency Management Plan for the City. 8.1.1 Physical Facilities and Equipment The Fire District owns all fire department facilities and equipment, including:  Fire Station #1 – 118 South Main Street  Fire Station #2 – 11 Pacific Street  Fire Station #3 – 215 South Main Street  Station 2 Annex – 23 Pacific Street  Station 2 Annex: Training Tower – 23 Pacific Street The City no longer retains ownership or leases any apparatuses to the District as it once did. The fleet of fire and EMS vehicles includes: Heavy Duty Fire Apparatus  2023 Freightliner Engine/Pumper  2016 HME Ferrara Type I Engine  2013 Ford F-550 Super Duty  2012 International 7900  2007 Chevy 5500 Rescue  2006 International Tender  2003 LMTV Heavy Brush  2002 International Engine 4 Guys Pumper  1999 International 4800 Brush Engine  1994 American LaFrance Ladder Truck ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 70 Light Duty Fire Apparatus  2024 Chevrolet Silverado 2500HD  2023 Chevrolet Suburban  2019 Chevrolet Tahoe  2018 Chevrolet Tahoe  2012 Ford F-550 Super Duty  2010 Polaris Ranger Off Road Utility Trailers Supporting Fire Operations  2010 Box Trailer - Hazmat  2010 Box Trailer - Rescue  2009 Iovative Off Road Vehicle Trailer  1998 Parker Trailer - Goose Neck Emergency Service Vehicles  2024 Mercedes Sprinter Ambulance  2017 Ford F-550 Ambulance  2016 Mercedes Sprinter Ambulance  2014 Mercedes Sprinter  2010 Dodge Sprinter Ambulance Parade/Legacy Vehicle  1926 Federal – Parade Use Fire apparatuses are adequate to serve the city into the future. 8.1.2 Insurance Rating and Fire Inspection The District currently maintains an Insurance Service Organization (ISO) Fire Protection Rating of 48 B on a 100-point scale. Fire inspections and plan reviews are still conducted under contract, with an average of two to three pre-suppression plans completed These inspections are limited to risks assessment and pre-fire attack. Official fire inspections and plan reviews are conducted for the city by the fire district staff and a contract plans examiner. The District enforces Nevada State Fire Marshal Regulations under its jurisdictional authority through the NRS. 8.1.3 Training Firefighter training is administered and arranged by the district and volunteer department. Training remains a priority, with three sessions per month and annual certifications in HazMat, Firefighter I and II, Emergency Medical Technician (EMT) Basic and Advanced, CPR, AED, and equipment familiarization. The District is trained to the Operations level for hazardous materials ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 71 response and participates in the Quad County Response Group, which includes agencies from Lyon, Carson City, Douglas, and Storey counties. 8.1.4 Hazardous Materials Response The City of Yerington receives HazMat response through the service contract. Full service, Level A response is provided through the fire district's participation in the Quad County Hazardous Materials Response team. The Quad County Team is composed of fire and rescue agencies within the four county areas, of Lyon, Carson City, Douglas, and Storey counties. The majority of funding for hazardous materials response is provided through state grants. 8.1.5 Personnel and Staffing The district employs the following personnel: one District Chief; one Assistant Chief; two Administrative Clerks; five Firefighter/EMTs Additionally, approximately 35 volunteers ranging from Firefighter I to Advanced EMT/Firefighter II. Staffing is provided daily from 8:00 AM to 6:00 PM, with on-call coverage from 6:00 PM to 8:00 AM. Volunteer personnel are the most important resources available. volunteers are listed on the official roster of the department. There is no doubt that in the years to come, additional career personnel will be necessary. Despite a very aggressive volunteer recruitment program, the increase in call volume and a change in community demographics will warrant the additional personnel. 8.1.6 Municipal Water System The municipal water system is in good condition, is generally in good repair and meets fire storage and flow requirements. The system has sufficient production capacity to recover after fire events in the required time frames. Furthermore, the system has redundancy, emergency generators, and a control system with alarms and other automatic features to aid in operation. Several extensive expansion, rehabilitation, and looping projects have been completed over the past several years which have included fire hydrant replacement and further improved fire flow and storage in the core city center area as well as in satellite areas around town. There are additional areas of the central city system that are older and are still awaiting rehabilitation. These sections of the city should be pursued as funds allow. Continual updating of existing fire hydrants is crucial due to continued wear and tear experienced in the area. The fire district has been able to replace or refurbish much of its older equipment through community development block grant funding, and contract fees from the City, and through its acquisition fund, all to the financial benefit of the customer. 8.2 POLICE SERVICES Law enforcement for the City of Yerington is provided by the Yerington Police Department, which is responsible for police services within the city limits. In past years, the City’s police officers were deputized by Yerington to serve in unincorporated areas near the City. Officers are no longer cross-deputized by the Lyon County Sheriff’s Office. However, a mutual aid agreement is currently being developed to allow for cooperative service between jurisdictions. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 72 8.2.1 Personnel As of July 2025, the Yerington Police Department has the following personnel: one Chief of Police; one Police Sergeant; one K-9 officer and one K-9; one Deputy Clerk/National Crime Information Center (NCIC) staff; and seven patrol officers. 8.2.2 Facilities The Yerington Police Department currently operates out of a City-owned facility at 227 South Main Street, adjacent to the Lyon County Museum. This building houses the Department’s core operational functions, including:  A public-facing front desk  Offices for the Chief of Police and Sergeant  A secure evidence room and separate evidence staging area  A multi-purpose conference room that serves as a shared workspace for officers, including computer stations for report writing  An interrogation room  A records room  A shared restroom facility Recognizing the need for expanded and modern facilities, the City is actively pursuing funding to construct a new police headquarters. One potential site under consideration is the city campus at 14 East Goldfield Avenue, where the existing gymnasium may be repurposed for this use. At present, no engineering plans have been developed, and the project is in its initial planning phase. If realized, the new Yerington Police Department headquarters would anchor one end of Nevin Way, with county services positioned at the opposite end, offering more services at this public safety complex. 8.2.3 Equipment The Police Department is a well-equipped agency that has received numerous state and federal grants to replace older equipment with state-of-the-art gear. Grants need to be continuously pursued for equipment replacement. The department’s vehicles include: nine Chevrolet Tahoe Patrol Vehicles; one Chevrolet Silverado Patrol Vehicle; one OHV; one radar trailer; one Humvee; and two enclosed trailers. 8.2.4 Training The Yerington Police Department maintains an extensive and ongoing training program for its personnel. In addition to the State of Nevada's minimum Police Officer Standards Training (POST) requirements for all officers, the department provides for additional training as it becomes available from either outside agencies or internal services. Firearms Training — 12 hours per officer per year ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 73 Range Masters — The police department maintains two Range Masters who provide a variety of combat and situational firearms training sessions for the department and outside agencies. Approximately 150 labor-hours are spent per year in preparation, maintenance, and training with firearms. In-Service Training/Instructors — The police department has four instructors who provide training to members of its department, as well as to outside municipal, county and state agencies that provide 24 hours of scheduled training annually 8.2.5 Community Relations The Chief of Police handles public communications. The department continues to offer public service programs to schools and community organizations, including seat belt safety, driving under the influence (DUI) awareness; bicycle safety; narcotics education; career fairs; and toy drives. Approximately 40 hours per year are dedicated to these outreach efforts 8.2.6 Fingerprint/Registrations The police department holds the responsibility for the issuance of work card registrations to casino/gaming employees; ex-felon and sex offender registrations for those residents living in the City of Yerington; bicycle registrations; solicitor's licenses for door-to-door salespersons; and fingerprinting for the employees of bank workers, day care workers, the school district, casinos, and the general public for employment-related background checks submitted to the Federal Bureau of Investigation. 8.2.7 Police Summary As the City of Yerington continues to grow in population and business activity, the Police Department remains committed to adapting its services and resources to meet increasing demands and maintain high standards of public safety. 8.3 YERINGTON WATER SYSTEM The Yerington Municipal Water System has grown over the years to include the Mason Water System, the Willow Creek System, the Clear System and the Sunset Hills community which have all been annexed into the central city system over the years from 1998 to 2020. The system now covers a service area of approximately 34,600 acres, with approximately 1,800 connections. The City has four active municipal wells, which can produce up to 4,700 gallons per minute. These wells are the, Broadway, California, Mountain View, and Mason Wells. The Rio Vista and Willow Creek wells are not active due to arsenic levels. Mason does not need treatment for arsenic, but the three other active wells are pumped through the City’s Arsenic Treatment Plant prior to distribution. The City has one, two-million gallon and one, one-million-gallon water storage tank serving the central area of the system and the Willowcreek area; one, 280,000-gallon tank serving the Clear area; one, 280,000-gallon tank serving the Sunset Hills area; and one, one-million-gallon tank serving the Mason area. All of the storage tanks are located on property leased from the Bureau of Land Management. The system also has three primary pump stations: Mason, Clear, and Sunset Hills. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 74 The system is 100% metered, primarily with touch read devices. Due to technological improvements, the new meter standard for all future developments will be radio-read meters. This will greatly reduce the amount of time needed to read water meters. 8.3.1 Water Resources Based on a recent water rights inventory, the City of Yerington holds 23 active water rights permits. These permits are granted by the State of Nevada and represent the right to use waters of the state with several limitations and restrictions. One of these restrictions is called a “total combined duty” (TCD). The City has two primary groups of water rights, each with a TCD that limits the maximum water usage under those permits. While the sum of the individual permit duties can exceed the TCD for each group, the TCD is the governing limit. Table 21 summarizes each permit application and their limitations. Permit 54230 is a storage permit for effluent from the wastewater facility and is not included in the TCD allowed for the City. With all combined water rights, the City is allowed to pump 5,773.81 acre-feet annually (AFA). The City of Yerington has carefully planned for water utilization and there should be sufficient water in the years ahead to accommodate projected growth. It is important to note that these calculations are based solely on flow volume and do not account for the strength or chemical characteristics of the wastewater. Should the City approve discharges with higher strength or chemical demand, the effective remaining capacity may be reduced accordingly. Current water pumpage records show that the entire system is using approximately 1,550 AFA or approximately 26% of the total certificated water permitted to the city and the rights transferred to the City from Willowcreek and other annexed areas, leaving 4,223.81 AFA available. Table 21 includes many acronyms used by the State to classify and describe each water right permit. The status shows whether the permit is certificated (proven to be fully utilized) or only permitted (which means it has yet to be fully utilized). The type refers to allowable use (STO means storage only, QM means Quazi Municipal, or it can be used for municipally related purposes, and MUN means for municipal use). The source description is the facility (usually a well) the water comes from, the flow rate expressed in cfs, and the duty is the total amount allowed to be pumped in a year expressed in AFA. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 75 Table 21: Summary of Yerington Water Rights App number App Status Type of Use Owner of Record Source Description Flow Rate (cfs) Duty (AFA) Total Combined Duty (AFA) 52430 PER STO Yerington-City City Wastewater Facility 0.63 0 78035 PER QM Yerington-City Broadway Well 0.40 20.26 147.95 78036 PER QM Yerington-City Broadway Well 1.00 18.29 78037 PER QM Yerington-City Broadway Well 0.25 2.24 78038 PER QM Yerington-City Mt. View Well 1.00 145.71 78039 PER QM Yerington-City Mt. View Well 0.25 2.24 65296 PER MUN Yerington-City Mt. View Well 1.17 849.52 5,625.86 65297 PER MUN Yerington-City California Well 0.83 598.43 65298 PER MUN Yerington-City Broadway Well 3.42 537.01 65299 PER MUN Yerington-City Mason Well 3.00 723.97 65302 PER MUN Yerington-City Broadway Well 1.00 112.01 65303 PER MUN Yerington-City Mt. View Well 1.00 112.01 65358 PER MUN Yerington-City Broadway Well 0.50 361.98 69120 PER MUN Yerington-City Broadway Well 0.50 361.98 69121 PER MUN Yerington-City Broadway Well 1.00 723.97 69122 PER MUN Yerington-City Mt. View Well 1.50 1085.96 81039 PER MUN Yerington-City California Well 0.33 236.44 81041 PER MUN Yerington-City California Well 0.50 361.99 85138 PER MUN Yerington-City California Well 3.00 723.97 88287 PER MUN Willow Creek General Broadway Well 0.50 19.10 88288 PER MUN Willow Creek General Broadway Well 1.50 377.47 88289 PER MUN Willow Creek General Mt. View Well 0.36 19.10 88290 PER MUN Willow Creek General Mt. View Well 1.50 377.47 Total Combined Duty Allowed 5,773.81 Yerington is fortunate to have the Walker River in the area that serves as the primary source of aquifer recharge. Most surface and groundwater in the Yerington area is being heavily utilized by agriculture and is not for urban uses, such as residences or industry. There are limitations on the availability of quality water. Agricultural runoff reduces the quality of water available from the Walker River. Groundwater around Yerington often contains arsenic, uranium, or other contaminants. Water treatment is necessary now for most of the wells and it is expected more treatment will be required in the future before either ground or surface water can be used for potable purposes. The Mason Valley Basin where the City of Yerington is situated can support the projected population growth. Protection of resources by the State Division of Water Resources is critical. The City should monitor the groundwater levels for overuse and coordinate with regulators as needed. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 76 The Mason Valley Basin is fully allocated, which means all of the water available through recharge is permitted for use and no new permits will be granted by the state. There is a possibility that the Basin will be subject to curtailment or other restrictive measures imposed by the legal system after disputes or drought, by the State of Nevada to protect the resources. The City is prepared for this as their water right portfolio is made of senior water rights with a significant buffer of held water rights above their use. The City can further prepare for the future by ensuring that future development continues to set aside adequate drought reserves. The City should prepare a comprehensive and documented water rights strategy and begin the process of assigning and certificating water to uses with drought reserve in coordination with the State of Nevada. As annexation is implemented to grow the system, it is conceivable that planning and capital expenditure might be required to utilize seasonal agricultural water for year-round domestic purposes. The technology to store surface water in underground aquifers is now economically feasible. Underground storage may increase operational costs for domestic water, but it requires much less capital expenditure than dams or other storage facilities. 8.3.2 Water Supply and Demand Average per person water demand is used to project future needs and necessary supply. While the amount of water needed per person can vary by location, one planning standard for water per capita for those who live in the western part of the U.S. is a factor of 0.23 AFA per capita, a figure which generally applies to municipalities. However, in rural areas with larger lots and individual septic systems, water use can be greater. In 2020, the amount of water being used per year in the City was 0.97 acre-feet per household based on the information provided in Table 8 (Housing Structure Type) and an annual demand of 1,550 AFA, as mentioned in Section 8.3.1(Water Resources). The Nevada State Department of Conservation and Natural Resources, Water Planning Division currently requires the City to dedicate 1.12 AFA of water rights per new household to provide for drought reserve, leakage, and municipal needs. An indication of the amount of water rights the City has remaining for use would be as follows:  5,773 acre-feet (Total Combined Duty) — 1,550 acre-feet used/year = 4,223 acre-feet remaining rights  4,223 acre-feet (remaining rights) / 1.12 required/household = 3,770 additional households  3,770 households X 2.29 people/household = 8,634 additional population served The preceding illustration assumes that all remaining water rights are applied to single-family homes. This, of course, is unlikely with probable future employment uses. The City has agreements in place for leased allocation of water rights to mining interests and a pending agreement with a solar interest. The City agreed to reserve 3,500 acre-feet of water for mining interests annually in three blocks: Block A for 2,000 acre-feet, Block B for 1,000 acre-feet, and Block C for 500 acre-feet. The City Council established Block A in 2009 and Blocks B and C were agreed to by an amendment in 2011. With this agreement in place, the City only has approximately 700 acre-feet of remaining water rights (4,223 acre-feet – 3,500 acre-feet). Of the remaining 700-acre feet, there is also a solar farm located miles south of Yerington that is seeking 500 acre-feet plus other potential uses including a T-Line project, residential development, a data center, and an additional solar project. If all of these projects were to happen, the City would not have any remaining water rights to accommodate future growth. Having a well-informed water ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 77 management strategy is key for the City to be able to balance the needs of potential water users and accommodate its growth goals. Water Export Nevada statutes and case law describe water rights as private property: the owner may sell it to whomever he/she chooses making export of water from one basin to another difficult to stop. Such transfers must be approved by the State Engineer, but his/her grounds are limited: “Where there is no un-appropriated water in the proposed source of supply, or where its proposed use or change conflicts with existing rights, or threatens to prove detrimental to public interest, the State Engineer shall reject the application and refuse to issue the permit asked for.” (NRS 533.370) In cases where the proposed transfer is from one county to another, the law provides for notification to the County Commission of the county in which the water is currently used. The county may recommend a course of action to the State Engineer, but it is not binding on him. (NRS 533.363). There are no known plans to export water from the Mason Valley Basin at this time, and all water in the basin is currently appropriated. 8.3.3 Clean Water Act Water service by the City is governed heavily by the federal Clean Water Act (CWA). Close attention must be given to the regulation's requirements, and a plan of action must be developed that allows the City to meet the clean water standards in a reasonable time frame. On June 19, 1986, the President of the United States signed the 1986 Amendments to the Safe Drinking Water Act. The following briefly describes those amendments and outlines the role the EPA, the State of Nevada, and the local authorities will play in their implementation. The NDEP) Bureau of Safe Drinking Water (BSDW) implements CWA requirements, as well as additional state requirements. 8.3.3.1 Drinking Water Regulations Every public water supply in the U.S. must meet the Primary Drinking Water Regulations. Responsibility for enforcing these regulations is delegated to the states if they adopt regulations at least as stringent as the federal regulations. The Primary Regulations consisted of 25 contaminant levels. However, the new 1986 amendments require the regulation of many more contaminants. The Construction of the City’s Arsenic Treatment Plant was in direct response to these requirements. The City and its certified operators have a history of successful compliance with these regulations. The federal government occasionally introduces and adopts new regulations. The recent requirements the City must be prepared to meet over the next several years are the Lead and Copper Rule, and a category called emerging contaminates. These are pollutants that are only recently being discovered and found to be a detriment to public health. Emerging contaminants include disinfection by-products, pharmaceuticals, and “forever” chemicals. Per-and polyfluoroalkyl substances (PFAS) and perfluorooctane sulfonate (PFOS) are “forever” chemicals the EPA recently established and adopted maximum contamination levels for public water systems. The Yerington Water system will have to perform testing, reporting, and make plans to become compliant with these requirements. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 78 8.3.3.2 Groundwater The increased reliance on groundwater has coincided with the discovery of just how fragile a resource it is. Many groundwater supplies are subject to competing and sometimes contradictory uses. For example, the same general area may be tapped simultaneously for irrigation, drinking water, and industrial use. Some of these uses threaten the quality of groundwater and may lead to long-term contamination. Causes of contamination may include agricultural practices, leaking USTs, faulty septic systems, underground pipelines, hazardous and non-hazardous landfills, underground injection wells, road deicing, oil and gas exploration, salt-water intrusion, and feedlot waste disposal. Under the Safe Drinking Water Act, as enacted in 1974, EPA implemented programs for protecting groundwater. The City has completed a detailed water master plan, a well head protection plan, a capital improvement plan, and a rate study to ensure adequate system management and protection of groundwater. Copies of these documents are on file at City Hall. 8.3.4 Water Summary The City of Yerington carefully plans the water use for residential, commercial, and industrial activities. A sufficient water supply exists to meet all current needs and future needs based on population growth. However, depending on non-residential uses that may locate within the city in the future, the City will need to carefully monitor its water supply. Water storage and the delivery network must be given priority attention to continue to provide an efficient water system operation. When annexation activities are undertaken, the City should monitor water use requirements, along with a financial statement to support water development. The passage of the Safe Drinking Water Act amendments indicates that Congress is serious about the water concerns of the public, EPA, state, and local governments, and those in the water supply business. The passage of these amendments has a great impact upon the present and future public works infrastructure projects in the City of Yerington. 8.3.5 Near-Term Water Utility Capital Improvements As of 2025, the following Capital Improvements have been noted by the City as near-term priorities and as time passes other components of the overall utility system will require investment to maintain functionality and compliance. 1. Repair/replace Chlorine injection system at the Clear water system. 2. Execute a water tank renovation project. 8.4 Yerington Sewer System The City of Yerington sewage treatment facility consists of a lagoon system with four ponds including two lift stations that pump about 250,000 gallons of effluent per day, which is piped over five miles north to the Mason Valley Wildlife Management area. The effluent enters the wildlife management area at Cinnamon Pond and is the primary source of water for this part of the management area. Table 22 lists the key capacity values of the existing wastewater treatment facilities. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 79 Table 22: Yerington Wastewater Capacity and Flows mgd = millions of gallons per day gpd = gallons per day The City of Yerington currently has sufficient remaining wastewater treatment capacity to support future growth. Additionally, regional trends indicate a decline in average flow per connection. If this trend continues, it could further increase the available capacity over time. The sewage treatment facility needs upgrades to the aeration system. There is a history of high strength waste entering the system which overwhelms the biology and aeration equipment and causes permit violations and odors. There is also a history of chemical contamination entering the system, which has similar negative effects on the plant. This needs to be resolved through aeration improvements and other code compliance efforts. In the past five years, a significant portion of the collection system has been replaced, which has reduced infiltration and maintenance needs. The remaining portions of the system need regular video inspections, cleaning, maintenance and repair or replacement. Cast-in-place pipe (CIPP) is an option for some areas where the existing pipe structure is sized correctly and in sufficient condition. The implementation of a capital improvement plan will ensure further reductions in infiltration and exfiltration. Future long-term plans should include moving the sewer plant away from the town and airport and converting the operation from the current lagoon system to a mechanical package plant or a hybrid lagoon system. Moving the facility reduces odor complaints, provides opportunities for facility modernization and improvement. Moving the plant will also help bring the municipal airport into compliance with Federal Aviation Administration (FAA) regulations and help prevent bird- strikes at the airport. 8.4.1 Near-Term Sewer Utility Capital Improvements As of 2025 the following capital improvements have been noted by the City as near-term priorities and as time passes, other components of the overall utility system will require investment to maintain functionality and compliance. 1. Replace headworks screen at WWTP 2. Address odor control at the WWTP 3. Replace the California Street Sewer main. Metric Value Current Daily Flow 0.286 mgd Permitted Capacity 0.710 mgd 85% of Permitted Capacity 0.604 mgd Connections 1,298 Flow per Connection 207 gpd Remaining Capacity 0.336 mgd Remaining Connections 1,623 ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 80 Source: DOWL Figure 16: Sewer Pipe Replacement in Yerington ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 81 8.5 Solid Waste Solid waste in Yerington, Nevada is managed through a franchise agreement between the City of Yerington and D&S Waste Removal, Inc. (D&S Waste), a locally owned company that has served the region since 1981. Under this agreement, D&S Waste provides weekly curbside collection services for residential customers, offering various service levels including standard and senior rates. Customers may use company-provided carts or their own containers and are allowed to place additional waste alongside their bins. The company also operates the Yerington Transfer Station, where residents can dispose of larger loads of waste, including construction debris, appliances, tires, and household hazardous materials. The transfer station plays a key role in regional waste handling, as Lyon County does not operate a landfill; all collected waste is transferred out of the county for final disposal. The franchise agreement between the City of Yerington and D&S Waste formalized in the Lyon County Solid Waste Management Plan, which outlines interlocal and franchise arrangements across the county. While Lyon County itself contracts with Waste Management of Nevada for areas outside city limits, Yerington maintains its own exclusive contract with D&S Waste. This arrangement ensures tailored services for city residents and includes provisions such as an annual free dump voucher and a 3% franchise fee built into customer rates. The NDEP oversees regulatory compliance, permitting, and broader planning efforts, including the implementation of sustainable materials management practices statewide.3 8.6 Parks and Recreation Recreational opportunities are essential to the well-being of every community. In Yerington, these opportunities continue to expand, offering residents and visitors a diverse range of activities that support physical health, social connection, and quality of life. The City remains committed to maintaining and improving its recreational assets, with recent enhancements and new projects reflecting this dedication. At present, the major recreational facilities in Yerington include. City Parks – The City has three parks: 1. Mountain View Park is on the west side of town and has a fishing pond, dog park, play structure, picnic shelter, restroom, and open lawn areas. 2. Veterans Park is at Oregon Street and Nevin Way and contains a play area, basketball, one tennis court three pickle ball courts, and picnic areas with gazebos and barbecue facilities. 3. Joe Parr Sports Complex – This sports complex is home to the Booth-Parr Baseball Field, Pat Peeples Softball Field, Buck Aiazzi Little League Field, Reviglio Little League Field, Bill McDonald Tee Ball Field, Neil Herrin Field, one lighted tennis court, three lighted pickleball courts, and a skate park. All of these facilities, with the exclusion of the Booth-Parr Baseball Field that is owned and operated by Lyon County, are owned and operated by the City of Yerington. 4. Soroptimist Park – This park is the corner of Highway 95A and Nevin Way and has two covered picnic areas, walking paths, and open grassy areas. 3 Copilot, 2025 ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 82 In addition to city parks, there are multiple other recreational activities and facilities in the community that are not operated by the City including: 1. Camping and RV Facilities – Overnight camping is available at a rest stop immediately outside Yerington on Highway 95A and overnight RV spaces are available at the Whispering River Ranch RV Park and at Greenfield Mobile Home Park. 2. Archery and trap shooting at the Walker River Bowmen Archery Club and the Mason Valley Gun Club. 3. Half of the existing tennis courts are proposed to be renovated into three new pickle ball courts. 4. The Lyon County Museum offers a diverse and historic look at Yerington's past. A blacksmith shop, a general store, and two school facilities from the past have been moved to the Museum site to provide authentic views of the years before. A new addition to the facility is the restored switch engine that used to run on the Nevada Copper Belt Railroad from Ludwig mine to Wabuska, Nevada. 5. A 12-lane bowling alley, called Rattlesnake Lanes, is part of Pioneer Crossing Casino and Restaurant and is in central Yerington. 6. Yerington Theater for the Arts at the historic Jeanne Dini Center includes live music, craft fair, and plays. Yerington also has many seasonal and cultural events such as the Lyon County Fair and Rodeo, the annual demolition derby, farmers markets, the annual Father’s Day Car Show on Main Street, and community celebrations at local parks. Night in the Country is an annual, three-day event that includes camping and country music. The City is supporting a revitalization of the Sate Crest Drive-in Theater approximately ½-mile north of Yerington. Hunting, fishing, and camping facilities are within a 15- to 45-minute drive from Yerington. Hunting includes deer, duck, goose, chukar, dove, quail, and pheasant. Lake, river and reservoir fishing are available. Types of fish to be caught include perch, bass, catfish, rainbow, cutthroat and German brown trout. These activities are available in many locations around Yerington including Wilson Canyon, Mason Valley Wildlife Management Area, and Walker River State Recreation Area. Yerington is favored with a quality recreation area within and without the confines of the city. As the city population grows, additional parks and recreational areas will be planned for and implemented. 8.7 Animal Shelter Yerington’s Police Department staff is responsible for handling animal control violations, and its Public Works staff are responsible for operating the City’s animal shelter, as well as help from volunteers. The Public Works staff intake, care, and release animals delivered to the shelter Through an agreement between the City and Lyon County, the County provides all dog food for the shelter and euthanizes all city animals requiring euthanasia in return for limited use of the facility. The public and Lyon County Animal Control donate food to the shelter. While the shelter is not a designated no-kill facility, it has achieved a 90% save rate in 2024 and is on pace to match or exceed that in 2025. This achievement reflects the dedication of City staff and volunteers who work tirelessly to care for and rehome animals. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 83 Since the City of Yerington changed the City/County agreement in 2001 and took the shelter responsibilities back, the Yerington Animal Protection Society (YAPS) has volunteered their time in support of the shelter. The shelter also collaborates with external organizations like the Animal Rescue Group of Northern Nevada (ARGONN) to address feral cat populations through humane spay/neuter initiatives. These partnerships have helped improve the shelter’s efficiency and community impact, all while operating within a cost-effective and humane framework. 8.8 Schools The city is served by the LCSD, which includes Yerington Elementary, Intermediate, and High School. LCSD continues to invest in campus improvements and student support services, with recent upgrades enhancing learning environments across the district. LCSD is actively updating their 10-year Master Facilities Plan to evaluate their existing facilities and identify areas for improvement using the Facility Conditions Index (FCI). Throughout this process, LCSD has identified a significant backlog of maintenance needs throughout the County, with a projected liability of $38 million district-wide if left unaddressed. The school board committed to revisiting enrollment projections every three years to ensure facilities planning remains responsive to changing demographics. Schools in Yerington include Yerington Elementary School, Yerington Intermediate School, and Yerington High School. Yerington Elementary School is at 112 North California Street and serves students in pre-kindergarten through grade 4. Yerington Middle School is at 215 Pearl Street and provides education for grades 5 through 8. Yerington High School serves grades 9 through 12 and is at 114 Pearl Street. The facilities update for Yerington schools concludes that no new buildings are recommended at this time. Instead, only minor upgrades are proposed, including Heating, Ventilation, and Air Conditioning and electrical improvements at Yerington Elementary and safety/security enhancements at Yerington High School. While all three Yerington campuses are projected to be under functional capacity by 2027/2028, they remain below maximum capacity, and no immediate action is required. The district will continue monitoring enrollment and facility conditions, with a full reassessment planned for the 2027/2028 academic year. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 84 Source: DOWL, 2024 Figure 17: Yerington Intermediate School The district has launched SchooLinks, a career and college readiness platform that helps students explore pathways and prepare for life after graduation. This initiative complements the LCSD Portrait of a Learner framework, which emphasizes student ownership, connected learning, and real-world application of academic skills. It is essential that a close relationship be established between academic training and vocational training. Occupations with the greatest growth potential require a solid base in academic skills for learning vocational skills. Many rural adults lack access to work force training and employment services. There is a need to determine how these services can be more effectively integrated and combined at a community level. As Yerington grows, continued investment in education from early childhood through adult workforce training will be essential to support economic development and community resilience. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 85 8.9 Goals, Policies, and Actions GOAL 1: Maintain and enhance high-quality fire protection and emergency response services throughout the City of Yerington. 1A) Continue replacement and maintenance of aging fire hydrants, prioritizing older neighborhoods. 1B) Require emergency response impact assessments for all major development proposals. 1C) Ensure reasonable response times for fire, law enforcement, ambulance, and other emergency services across all areas of the city. 1D) Support the expansion of career staff and volunteer recruitment to meet increasing call volumes and changing demographics. 1E) Evaluate the need for aerial apparatus and other specialized equipment as part of long-term capital planning. GOAL 2: Support the Mason Valley Fire Protection District’s volunteer-based model while ensuring sustainable funding and operational efficiency. 2A) Annually review and adjust financial contributions to the fire protection district to reflect service demands and equipment needs GOAL 3: Ensure adequate police protection and foster strong community relationships to enhance public safety and trust and reduce illegal drug and alcohol use. 3A) Improve investigative capacity and expand narcotics enforcement efforts. 3B) Maintain and support the K-9 unit for drug detection and community engagement. 3C) Increase citizen interaction through crime prevention programs, including neighborhood watch, business safety, and school outreach. 3D) Strengthen collaboration between police and schools through safety education and career programs. 3E) Expand training programs for officers and instructors, including firearms, in-service, and interagency training GOAL 4: To sustain the South Lyon Medical Center as an integral part of the community. 4A) To work with the County Commission and Medical Center Board to determine ways to support Medical Center services in the years ahead. GOAL 5: Promote coordinated planning between the City and educational institutions to support lifelong learning and workforce development. 5A) Support Lyon County School District facility upgrades and strategic planning efforts. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 86 5B) Encourage expansion of dual enrollment and career readiness programs through Western Nevada College. 5C) Advocate for equitable state funding for rural education and training programs. 5D) Promote integration of workforce services and adult education at school facilities to improve accessibility. 5E) Align vocational and technical training with realistic local job prospects to maximize community benefit GOAL 6: Provide adequate, high-quality water for all users of Yerington’s water system including residents, employers, and public facilities. 6A) The City should prepare a comprehensive and documented water rights strategy and begin the process of assigning and certificating water to uses with drought reserve in coordination with the State of Nevada. 6B) The City should develop a water management strategy that takes into account future growth and any existing or anticipated water use agreements to ensure there is sufficient supply. GOAL 7: Maintain and expand wastewater facilities to assure service to new residential, commercial, and industrial construction to facilitate build out projections of this Master Plan. 7A) Purchase land to expand or relocate sewer treatment facilities away from the town and airport. 7B) Explore alternative uses of sewer effluent water for irrigation and alternative reuses 7C) Design systems to accommodate future City service expansion. 7D) Consider changing from a lagoon system to a package plant or a hybrid lagoon system. 7E) Maintain state compliance standards for collection and treatment of city wastewater. 7F) Ensure connection fees are adequate to ensure that growth of the wastewater system will pay for future expansions. 7G) Require developers of subdivisions with 20 or greater living units to connect to the wastewater system or build an engineered package plant that will provide adequate treatment of the wastewater including any future needs of the city. GOAL 8: To maintain integrity and security of Mason Valley (Yerington) solid waste transfer program. 8A) Ensure that cost and benefit is comparable with similar communities by evaluating financial affairs of franchise holder annually. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 87 8B) Create a plan for alternative solid waste disposal should costs exceed benefits or a less expensive means can be developed. GOAL 9: Maintain Yerington's hazardous waste ordinance and incorporate, by amendment, changes necessary to conform to state and federal EPA rules. GOAL 10: Plan and promote the development and use of Yerington’s diverse recreational resources to serve residents and visitors of all ages. 10A) Expand Mountain View Park amenities, including walking paths, irrigation systems, and play areas. 10B) Develop and adopt a comprehensive Parks and Recreation Master Plan to guide future investments. 10C) Identify and acquire land for new parks as the city grows, especially in underserved neighborhoods. 10D) Encourage volunteer participation in park improvements, including Desert Park and other community spaces. 10E) Provide safe and inclusive facilities for skateboarding, roller skating, and biking near the ball field or adjacent areas. GOAL 11: Preserve and enhance access to natural waterways for recreation, connectivity, and environmental stewardship. 11A) Encourage developers to incorporate open space, trails, and river access into projects near waterways. 11B) Continue expanding the City’s trail and walkway system, especially around recreational facilities in the northern part of town. GOAL 12: Foster city-wide participation in recreational activities that reflect community and regional interests. 12A) Promote recreational programs and events through advisory boards, local organizations, and public outreach to ensure broad representation and engagement. GOAL 13: Develop and maintain community and neighborhood recreational facilities that meet current and future needs. 13A) Finalize and implement a Parks and Recreation Master Plan. 13B) Coordinate all recreation site planning and development with the Planning Commission. 13C) Maximize use of federal and state land programs to support local recreation needs. 13D) Provide diverse facilities for residents and tourists, including multi-generational and culturally relevant amenities. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 88 13E) Explore specialized programs for interest groups such as artists, collectors, swimmers, and outdoor enthusiasts. 13F) Ensure access to both indoor and outdoor recreational spaces that are safe, inclusive, and well-maintained. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 89 9.0 TRANSPORTATION 9.1 Introduction Transportation in Yerington plays a vital role in shaping the community’s connectivity, economic vitality, and overall quality of life. As a rural city with deep agricultural and mining roots, Yerington’s transportation network must balance the needs of local residents, businesses, and visitors while helping to facilitate investment in strategic locations in town. This chapter outlines Yerington’s existing transportation infrastructure, identifies key challenges and opportunities, and sets forth strategies to enhance mobility, safety, and accessibility across all modes—roadways, pedestrian paths, bicycle routes, and transit services. Through thoughtful planning and investment, Yerington aims to create a resilient and efficient transportation system that supports sustainable growth and fosters a more connected future. The following discussion describes Yerington’s transportation system including its road network and traffic counts, public transportation, and the city airport as a foundation for the goals, policies, and actions at the end of the chapter. The federal government provides matching grants for 80% of capital acquisitions, primarily for vans to provide local transportation for elderly and handicapped residents. Most of the transportation is used to transport people for meals, shopping, medical, and related needs. The Senior Citizen's Center now uses three vehicles for these purposes. Lyon County administers the local program. 9.2 Streets and Highways Streets, roadways, and highways in and around Yerington are owned and maintained on a shared basis among the City of Yerington, Lyon County, NDOT, and the BLM. Based on a review of historic traffic counts prepared by NDOT, Recent/Upcoming projects include:  Resurfacing State Route 339, with lane closures and delays expected during weekday construction hours.  Final paving on U.S. 95A, improving traffic flow and safety between U.S. 95 and Yerington. Using traffic counts received from NDOT focusing on the 10-year period between 2015 and 2024, traffic volumes are shown on the bar chart in Figure 18 corresponding with locations shown on the map on Figure 19. The traffic is calculated as Average Daily Traffic (ADT). The graph shows increasing traffic over the 10-year period in outer lying areas of Yerington such as on U.S. 95A north of town, and along Burch Drive going to the mine and Weed Heights, as well as in central Yerington along West Bridge Street near North Main Street. The graph also shows decreasing traffic at select locations with no apparent discernible trend including along North Whitacre Street, along Pearl Street at the High School, and along South Street. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 90 7 Source: NDOT, 2025 Figure 18: Average Daily Traffic Percent Change (2015-2024) ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 91 Source: DOWL, NDOT 2025 Figure 19: Traffic Reference Stations in Yerington ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 92 9.3 Public Transit Lyon County offers limited public transportation from Yerington to Reno and Carson City by appointment only between 11:00 AM and 1:00 PM. Trips must be scheduled at least five days prior to the appointment date. The service travels to Reno on Mondays and Wednesdays and to Carson City on Wednesdays and Thursdays.4 Lyon County Human Services continues to administer local transportation services for elderly and disabled residents within Yerington. The program offers free rides (with a suggested $5 donation) to and from senior centers for meals, shopping, medical appointments, and personal errands. The Yerington Senior Center operates three vehicles for these purposes, with services available Monday through Friday. Medical appointments must be scheduled between 11:00 AM and 1:00 PM, and all transportation must be booked in advance Source: DOWL Figure 20: Yerington Municipal Airport 4 Lyon County. “Lyon County Transportation, revised May, 2024. Accessed on August 19, 2025. Available at: ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 93 9.4 Yerington Municipal Airport 9.4.1 Introduction Yerington completed an airport master plan in 2020, which was updated in 2023. The Yerington Municipal Airport Master Plan serves as a comprehensive guide for the airport’s development over the next 20 years. It evaluates current conditions, forecasts future aviation activity, identifies facility requirements, and proposes development alternatives. The plan is informed by site visits, stakeholder interviews, and input from agencies such as the FAA, NDOT, and the City of Yerington. It also includes an Airport Layout Plan (ALP) to support funding and planning decisions. The Master Plan aims to ensure the airport remains a safe, efficient, and valuable asset to the community. It addresses both airside and landside infrastructure, environmental considerations, and financial planning. The document is structured to support phased implementation of improvements based on priority and funding availability. 9.4.2 Aviation Facilities Inventory The airport is 219.2 acres and is at the northern end of Yerington. It serves general aviation needs for the city and surrounding Lyon County, with approximately 18,000 annual operations. The airport is managed by a City-appointed committee and received consistent FAA funding for improvements, including a major runway and taxiway reconstruction in 2018. The airfield includes a single 5,815-foot paved runway with a full-length parallel taxiway and two aprons. The runway at Yerington Municipal Airport is oriented as follows: Runway 02/20 N29°3 1EE (True). Runway 02/20 is aligned to provide over 95% wind coverage, meeting FAA standards. Local pilots report favorable wind conditions, with minimal crosswind issues. The airport is pursuing installation of a certified weather station to improve data accuracy and support future planning. The airport is classified as Airport Reference Code B-II (ARC B-II), suitable for most general aviation aircraft under 12,500 pounds. Facilities include visual navigational aids, a non-certified Automated Weather Observing System (AWOS), and a helipad. However, some infrastructure does not meet FAA design standards, such as taxiway width and separation. Landside facilities include 41 lease lots, utilities, a non-operational fixed-base operator, and limited fencing. The airport also hosts non-aviation facilities like a wastewater treatment plant and animal shelter, which are planned for relocation to support future aviation development. 9.4.3 Airport Land Use Land surrounding the airport is primarily agricultural to the north and west, with rural residential areas to the east and a mix of uses to the south. The City owns land on the west side of the runway, currently used for non-aviation facilities including the wastewater treatment plant, animal shelter, and public works yard. These facilities are slated for relocation to support aviation expansion and reduce wildlife hazards. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 94 9.4.4 Aircraft Noise The most effective means of reducing noise is through the proper planning of land use for areas affected by airport noise. Assurance that aircraft noise will be contained within designated noise impact areas is a necessary, yet difficult, aspect of achieving airport compatibility. Without the assurance of noise containment, compatible land use planning is seriously jeopardized. The restriction of noise impacts to known areas is largely influenced by airport development actions, aircraft operations, and air traffic control procedures. Coupled with consideration of noise confinement are safety of operations, economics of development, and aircraft operational efficiency. Development at any airport will significantly affect the location of its future noise impacts. The alignment and location of runways, terminal buildings, access roads, and navigational facilities are prime examples of development actions, which influence where noise impacts will occur. Development decisions made in master planning must consider the impacts on the land use planning process. A number of different land use and facility development controls can also be used to flag noise problems. The controls, which are generally most useful for achieving airport compatibility are building codes, including noise insulation requirements, health and housing codes and careful planning and programming of public capital improvements. 9.4.5 Forecast of Aviation Activity Population growth in Yerington has been modest, with a projected annual growth rate of 0.34%, while Lyon County is expected to grow at 1.2% annually through 2040. Key factors influencing future activity include the development of the Pumpkin Hollow Mine, which could bring up to 1,200 new jobs, and the potential for new aviation businesses in a proposed airport business park. The airport is also attractive due to low fuel prices and minimal fees. The Master Plan forecasts a 1.5% annual growth in operations and based aircraft, with a projected increase from 27 to 55 based aircraft by 2040. 9.4.6 Facility Requirements This section outlines the infrastructure improvements needed to meet FAA standards and accommodate projected growth through 2040. Airfield  Runway Alignment: Current alignment provides >95% wind coverage; no changes needed.  Runway Length: Existing 5,814 feet is adequate for most aircraft, but high-performance jets require ~6,500 feet in summer. A 1,000-foot extension is proposed.  Runway Geometry: Meets most FAA standards, but the Runway Object Free Area (ROFA) and Runway Protection Zone (RPZ) are encroached by fencing, public works yard, and a shopping center. These conflicts need resolution. See Figure 21 from the Airport Master Plan which shows the runway conflicts.  Taxiways: Current width (30 feet) and separation (200 feet) do not meet B-II standards (35 feet width, 240 feet separation). Future relocation and widening are recommended. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 95  Aprons: Existing aprons are congested. Additional 13,000 square yards of apron space is needed by 2040, including space for business jets.  Pavement: Overall Pavement Condition Index (PCI) rating is 96 (excellent), but the west apron and some taxiways need resurfacing.  Navaids and Lighting: Precision Approach Path Indicator (PAPIs) and Runway End Identifier Lights (REIL) are outdated or non-functional; replacements are underway. AWOS is non-certified and should be upgraded; the City received $336,000 from FAA in 2025 to upgrade this system.  Markings and Signage: Adequate but should be upgraded to support future instrument approaches.  Drainage: Adequate, but some irrigation channels may need rerouting for development.  Helicopters: Existing helipad is sufficient short-term; future relocation is recommended. Airspace and Air Traffic Control  No instrument approach currently exists. A GPS approach is in development.  Several obstructions identified in Part 77 survey need removal or lighting. Landside Facilities  Lease Lots: 41 existing; 61 needed by 2040. Expansion and varied lot sizes recommended.  Utilities: Adequate but must be extended to new lease lots.  Fuel Services: Sufficient for now; future development may require additional fueling stations.  Fencing and Security: Incomplete fencing; upgrades and access control systems recommended.  Access and Parking: East side access is good; west side needs a paved road.  Non-Aviation Facilities: Wastewater treatment plant and animal shelter should be relocated due to safety and development constraints. Maintenance and Operations  Fire protection and maintenance equipment are adequate.  Wildlife concerns are minimal but could increase due to the wastewater plant. Surrounding Land Use  Mostly agricultural and residential. No zoning protections currently exist; zoning updates are recommended to prevent future conflicts ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 96 9.4.7 Capital Improvement Program The Capital Improvement Program (CIP) is structured into three phases:  Short-Term (1–5 Years) Focus: FAA compliance and critical capacity improvements. Project Estimated Cost Obstruction Removal/Lighting $500,000 New Weather Station (AWOS) $335,000 Instrument Approach (GPS) $10,000 Communication System Upgrade $50,000 Taxiway Widening (30' to 35') $350,000 Total $1,245,000  Medium-Term (6–10 Years) Focus: Compliance, safety, and foundational expansion. Project Estimated Cost Paving and Maintenance $250,000 Jet Fuel Station $150,000 Runway Offset $365,000 Security Fencing $73,000 North Runway Extension (1,000 feet) $1,190,000 Hangar Relocation $300,000 Taxiway Relocation (to 240-foot separation) $2,190,000 Relocate WWTP & Animal Shelter $10,000,000 Total $14,518,000  Long-Term (11–20 Years) Focus: Expansion and economic development. Project Estimated Cost Small Lease Lot Improvements (East Side) $1,679,000 Commercial Apron (West Side) $2,774,000 Industrial Park & Parallel Taxiway (West Side) $6,935,000 West Side Helipad $255,000 Total $11,893,000 9.4.8 Financial Plan  Funding Sources Source Amount FAA AIP Grants (Entitlement + Discretionary) $13,653,440 Net Airport Operating Revenues $7,413,120 Non-FAA Grants Industrial Park) $6,589,440 Total $27,456,000  FAA covers 93.75% of eligible project costs.  The City of Yerington must provide at least $962,622 in matching funds.  State of Nevada Aviation Trust Fund may assist with FAA match.  Airport revenues are primarily from fuel sales and lease payments. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 97 9.4.9 Airport Summary Planning for the Yerington Municipal Airport must remain a dynamic and ongoing process, as the airport continues to evolve as a critical infrastructure asset for the community. The airport and the City of Yerington share a deeply interdependent relationship, each influencing the other’s growth, development, and economic vitality. Although an airport's economic role in the community varies with size, it can be a significant employment center and often has adjacent commercial or industrial development, which amplifies this role. This, in turn, affects housing location, streets, and utilities. The airport serves as a gateway for tourism, business travel, emergency services, and agricultural operations. It supports approximately 18,000 annual operations and is home to 30 based aircraft, with projections indicating growth to 55 aircraft by 2040. The airport’s strategic location, low fuel prices, and recent infrastructure upgrades position it as a regional hub for general aviation. The airport’s role as an employment center is expected to expand with the development of a west- side industrial park and commercial apron, which will attract aviation-related businesses and generate new revenue streams. These developments will also influence land use, housing, utilities, and transportation planning in Yerington. Conversely, the airport’s success is tied to the economic health of Yerington. Public investment in the airport through FAA grants, local matching funds, and operational revenues reflects the community’s commitment to maintaining and enhancing this vital facility. The relocation of non- aviation facilities such as the wastewater treatment plant and animal shelter will further enable aviation expansion and reduce environmental conflicts. Socially, the airport shapes the spatial structure of the community. Its presence affects the desirability of adjacent residential and commercial areas, and its operations influence noise, traffic, and land use patterns. As such, the City must continue to integrate airport planning with broader community development goals, ensuring that zoning regulations, infrastructure investments, and environmental safeguards support both aviation growth and community well- being. 9.4.10 Implementation Recommendations The master plan outlines strategies to mitigate noise impacts, including: 1. Relocating the runway threshold to reduce overflight of populated areas 2. Planning for displaced thresholds and Engineered Materials Arresting Systems (EMAS) 3. Implementing land use controls to prevent incompatible development near the airport 4. Relocating the wastewater treatment plant to reduce wildlife attractants and associated noise risks Further implementation strategies are detailed as follows:  Acquisition of land and easements to resolve Runway Protection Zone (RPZ) conflicts  Development of lease lots and a business park on the west side ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 98  Implementation of zoning and land use controls to protect airport operations, including height restrictions and noise mitigation Noise impacts are expected to remain minimal, but future environmental assessments will address potential changes due to increased operations and larger aircraft. 9.5 Goals, Policies, and Actions GOAL 1: Provide an efficient, safe, and sustainable transportation system that supports community mobility, economic development, and public safety. 1A) Continue to assess and improve transportation services for senior citizens, including coordination with Lyon County Human Services. 1B) Evaluate the impact of truck traffic through downtown Yerington and explore options for rerouting or mitigation. 1C) Promote transportation planning for pedestrians, bicycles, and transit modes to provide children safe routes to school and access for mobility-limited residents and visitors, such as seniors and those with disabilities. GOAL 2: Implement a comprehensive "Street Plan" to guide maintenance and investment. 2A) Complete inventory of all streets and traffic data to prioritize street fund allocations and capital improvements. GOAL 3: Improve residential road surfaces and drainage systems. Complete road surveys to determine extent of road improvements and prioritize for completion. 3A) Those road systems connecting adjacent jurisdictions continue to be planned for and recognized. 3B) That consideration is given to separation of pedestrian ways and vehicle traffic ways to ensure maximum protection and convenience. 3C) That adequate air space for future airport needs be ensured. 3D) That the City provides the highest level of public safety possible to prevent traffic GOAL 4: Implement the updated Airport Master Plan to guide long-term growth and compliance. 4A) Enhance aviation infrastructure to support economic development, including business jet operations, lease lot expansion, and industrial park development. 4B) Acquire land and easements to support a 1,000-foot runway extension and resolve RPZ conflicts. GOAL 5: Integrate airport planning into the City’s overall transportation strategy. 5A) Preserve adequate airspace and land use compatibility for future airport needs. ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 99 5B) Develop and implement a noise abatement strategy in coordination with FAA guidance and community input. 5C) Relocate non-aviation facilities wastewater treatment plant, animal shelter) to support aviation expansion and reduce wildlife hazards. 5D) Pursue FAA funding for critical improvements including obstruction removal, AWOS installation, and taxiway upgrades ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 100 [This page intentionally left blank.] ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 101 10.0 REFERENCES California Department of Water Resources, "Water Plan: Benefit/Cost Analysis Software for Water Management Planning - Water Conservation Assumptions", Oct. 1989. Gupta, V.L. and D.E. Carlson, "Residential Water Consumption in Reno-Sparks, Nevada", Desert Research Institute Publication No. 41059, University of Nevada System, 1978. Vickers, "Water-Use Efficiency Standards for Plumbing Fixtures: Benefits of National Legislation," American Water Works Association Journal, Vol. 82, No. 5, May 1990. West Pac Utilities, "Water Conservation Plan for Reno/Sparks Metropolitan Area - Draft Report", Reno, Nevada, March 1992. City of Yerington and Nevada State Division of Historic Preservation and Archaeology. "Yerington Project 1987, A Preservation Study of Downtown", T. Allan Comp, Project Director and Historian, City of Yerington and Nevada State Division of Historic Preservation and Archeology, 1987. Farr West Engineering, City of Yerington Water Utility Preliminary Engineering Report and Capital Improvement Plan, 2004. Legislative Counsel Bureau, Research Division. "Comprehensive Proposal for Preservation and Promotion of Nevada's Cultural Resources, State of Nevada, Carson City, Nevada, 1988". Nevada State Demographer; Nevada Department of Employment, Training and Rehabilitation (DETR); U.S. Geological Survey (USGS); and Nevada Division of Water Planning (NDWP); Irrigated acreage and 1995 irrigation water withdrawals based on USGS estimates modified by NDWP; Forecasts through 2020 based on 1995 water usage rates and NDWP forecasts of population, employment, general business conditions and estimated irrigated acreage. Nevada State Demographer; Nevada Department of Employment, Training and Rehabilitation (DETR); U.S. Geological Survey (USGS); and Nevada Division of Water Planning (NDWP); Irrigated acreage and 1995 irrigation water withdrawals based on USGS estimates modified by NDWP; Forecasts through 2020 based on 1995 water usage rates and NDWP forecasts of population, employment, general business conditions and estimated irrigated acreage. Nevada State Demographer; Nevada Department of Employment, Training and Rehabilitation (DETR); U.S. Geological Survey (USGS); and Nevada Division of Water Planning (NDWP); Irrigated acreage and 1995 irrigation water withdrawals based on USGS estimates modified by NDWP; Forecasts through 2020 based on 1995 water usage rates and NDWP forecasts of population, employment, general business conditions and estimated irrigated acreage. Nevada State Division of Historic Preservation and Archeology. "Nevada Entries in the National Register of Historic Places." Nevada State Division of Historic Preservation and Archeology "Nevada State Historic Markers." Nevada State Department of Museums and History, Department of Anthropology "Site Files." ---PAGE BREAK--- City of Yerington MASTER PLAN I October 2025 Page 102 United States Environmental Protection Agency, Office of Underground Storage Tanks, September 1988, titled Musts for UST's. City of Yerington & DOWL, LLC. (2023). Yerington Municipal Airport Master Plan. Prepared for the City of Yerington, Nevada.