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Beaver City staff outline water-rights requirements for 12-acre parcel on 600 North
Summary
Property owners and city staff discussed water rights, subdivision rules and sale communications after potential buyers were told the parcel had no water; council did not take formal action.
Property owners and city staff discussed whether culinary water or transferable irrigation shares would allow development of a 12-acre parcel on 600 North during Beaver City Council’s June 10 meeting.
The owners said they have lost several prospective sales after people were told “we don't have any water” for the property, and asked the city to stop telling callers that. City staff explained the parcel has surface irrigation water tied to irrigation companies and one existing culinary meter but that any subdivision would require additional water rights or payment of fees under city policy.
City staff said the property can connect to city culinary water if a subdivision is designed to extend infrastructure, and noted one existing meter already serves the 12 acres: “You could have 1 culinary water connection. You would pay the fees and have a water meter on the 12 acre,” the staff member said. Staff also described the city’s 2019 water-rights policy, adopted alongside a multi‑decade water-rights plan, which requires additional lots to bring required water rights (or pay an in-lieu fee) based on state-mandated indoor-use calculations. The staff member explained the per-lot right “changes every year” because the state now requires a five-year adjusted average tied to unit type.
Owners asked whether shares in nearby irrigation companies — including Harris Willis Irrigation Co. and Kent Lake holdings mentioned in the meeting — could be converted to culinary water. Staff said conversion is possible but requires a review by the state water engineer in Cedar and a formal council decision to accept surface-water shares in lieu of underground rights. Staff cautioned that converting surface water typically reduces the effective acreage after a conversion “haircut.”
City staff recommended the owners clarify and document their current water shares and bring that information to the council so staff and the state engineer can evaluate conversions. The owners requested the city stop telling callers the property has no water; staff said city office staff aim to distinguish between surface (irrigation) water and underground culinary rights but agreed to provide clearer information to potential buyers and to give the owners a copy of the subdivision and water-requirements materials.
No motion or vote was taken on the parcel during the meeting. Council and staff instead discussed next steps: owners will gather documentation of any irrigation shares and the city will provide the subdivision requirements and, if requested, pursue review with the state water engineer. The council may consider accepting converted shares later, which would require a formal council action.
The discussion included technical details about water-right classes (A versus B priority), the role of the 2019 policy and state engineer reviews, fees associated with meter installation and impacts, and the difference between surface/irrigation water and converted municipal culinary water.
City staff provided several clarifications during the meeting about what is and is not required now for development of the parcel, and indicated staff will supply a photocopy of the subdivision/water documentation the owners requested.
