After speaking with the irrigation district managers, we are proceeding with the purchase.
If the pipeline is located as depicted on the GIS map, it fits with our plans for a subdivision.
If it is not where it shows on the map, I can move it, provided it enters and leaves the property at the same places. I don't know what you did at megacorp, but in construction I do things like moving a pipeline and it qualifies as a nothingburger.
I am operating on the assumption that the property to the east will be developed sooner than later, and it will block the ground level views to the water to the northeast.
DW wants a single level home. We both want an Accessory Dwelling Unit (ADU).
I want a classic gothic arch barn for a shop.
https://youtu.be/4P4BHlbeD6Y
I will propose an ADU in the loft of that building, looking over any development. The house would then be located where it would get the best sun, and views of the Olympic mountains to the west.