to let me have the land and also the
water," said Jack.

"We grow businesslike!" returned the Doge with a change of manner.

"Very!" declared Jack.

"The requirement is that you become a member of the water users'
association and pay your quota of taxes per acre foot; and the price you
pay for your land also goes to the association. But I decide on the
eligibility of the applicant."

They were in front of the house by this time, and again the Doge gave
Jack that sharp, quick, knowing glance of scrutiny through his heavy,
tufted eyebrows, before he proceeded:

"The concession for the use of the river for irrigation is mine,
administered by the water users' association as if it were theirs, under
the condition that no one who has not my approval can have membership.
That is, it is practically mine, owing to my arrangement with old Mr.
Lefferts, who lives upstream. He is an eccentric, a hermit. He came here
many years ago to get as far away from civilization as he could, I judge.
That gives him an underlying right. Originally he had two partners, squaw
men. Both are dead. He had made no improvements beyond drawing enough
water for a garden and for his horse and cow. When I came to make a
bargain with him he named an annual sum which should keep him for the
rest of his life; and thus he waived his rights. First, Jim Galway, then
other settlers drifted in. I formed the water users' association. All
taxes and sums for the sale of land go into keeping the dam and ditches
in condition."

"You take nothing for yourself!"

"A great deal. The working out of an idea--an idea in moulding a little
community in my old age in a fashion that pleases me; while my own
property, of course, increases in value. At my death the rights go to the
community. But no Utopia; Sir Chaps! Just hard-working, cheerful men and
women in a safe refuge!"

"And I am young!" exclaimed Jack, with a hopeful smile. "I have good
health. I mean to work. I try to be cheerful. Am I eligible?"

"Sir Chaps, you--you have done us a great favor. Everybody likes you. Sir
Chaps"--the Doge hesitated for an instant, with a baffling, unspoken
inquiry in his eyes--"Sir Chaps, I like your companionship and your
mastery of persiflage. Jim Galway, who is secretary of the association,
will look after details of the permit and Bob Worther will turn the water
on your land, and the whole town will assist you with advice! Luck, Sir
Chaps, in your new vocation!"

That ev