Water has always been a foundational element of land development in the American West — but in 2025, it’s becoming the issue.
Whether you’re a developer, planner, city staffer, or landowner, water rights and availability are no longer just line items on a checklist. They’re deal-makers, deal-breakers, and often, the elephant in the room during entitlement.
We’re kicking off a new Water Talks series to break down the must-knows, common pitfalls, and evolving conversations around water in planning and development. First up: what you should absolutely know before your next project.
“Water Available” Doesn’t Always Mean It’s Usable
Just because a water district services an area doesn’t mean it has real, physical water available — especially in drought-sensitive zones. “Paper water” (contractual or theoretical supply) may differ dramatically from “wet water” (deliverable volume). We’ve seen more than one project stall due to last-minute surprises.
Tip: Ask the water provider for both a service commitment letter and a statement of actual capacity. They’re not always the same thing.
Source, Treatment, and Storage All Matter
Many professionals focus on supply, but overlook infrastructure. Is there a functioning treatment facility nearby? Is storage capacity sufficient? Will your project trigger offsite improvements — and who’s paying for them?
Tip: Early coordination with utility districts (not just municipalities) can uncover red flags while you’re still in conceptual planning.
Water Rights ≠ Water Access
Especially in Colorado, water rights are a separate legal construct — governed by a priority system and historical use. A parcel may have rights that are junior, fractional, or tied up in litigation. And some parcels have none at all.
Tip: Always verify title, use type, and transferability of water rights during due diligence. It’s a land use issue, not just a legal one.
Water Efficiency Is Becoming a Zoning Conversation
We’re seeing jurisdictions introduce policies around xeriscaping, turf reduction, and low-flow fixtures not just at the building level, but as conditions of approval. Some cities are using water efficiency scores or demand models during review.
Tip: Design teams should be ready to quantify usage reductions — especially in arid or fast-growing regions.
Developers Who Can Talk Water Are Ahead of the Curve
Being fluent in water constraints doesn’t just protect your timeline — it shows cities and review agencies that you’re a proactive, long-term partner. In a tightening regulatory climate, that’s becoming a competitive advantage.
Water isn’t just a utility. It’s a constraint, a value driver, and sometimes, the most important line on the spreadsheet.
Final Thought
At LAI Design Group], we’re helping clients see around corners when it comes to water planning — ensuring that entitlements, phasing, and utility strategy are aligned from day one.
Let’s talk water. Reach out to explore how we can support your next project.
