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The fairest comparison is a single scorecard applied to every proposal. Record peak electricity demand and annual use; water withdrawal, consumption, and discharge; construction and permanent jobs; taxes, incentives, and public costs; and the enforceable terms that will be monitored. Label every figure as projected or measured, identify its source and verifier, use the same time period and geography, and keep construction separate from operations. A large investment headline is not a fiscal benefit unless recurring public revenue exceeds the infrastructure, service, incentive, and environmental costs the project creates.
Why data-center comparisons go wrong
Data centers combine a private facility decision with public systems: electric generation and transmission, roads, water and wastewater networks, emergency services, land-use controls, and tax policy. Proposals often present different kinds of numbers, so a superficially impressive comparison can be meaningless. One applicant may report maximum electrical load while another reports yearly consumption; one may count every construction shift while another reports only local hires; one may advertise total investment while omitting tax exemptions and public upgrades.
Pennsylvania’s Department of Community and Economic Development describes review as a process spanning infrastructure, fiscal and economic effects, land use, and local priorities, from an initial inquiry through zoning, permits, and long-term planning. That sequence is useful for residents, journalists, and officials: evaluate the site and its public obligations before treating a developer forecast as an outcome.
Set up one evidence-based scorecard
Ask every applicant for the same fields and preserve the context with each number. A scorecard should contain at least the following columns:
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- Metric and unit: for example, megawatts (MW), megawatt-hours (MWh), gallons per day, full-time-equivalent jobs, or annual dollars.
- Period: monthly, seasonal, annual, construction phase, first operating year, or stabilized operations.
- Geography: parcel, municipality, county, utility territory, state, or regional grid.
- Status: measured baseline, engineering estimate, developer projection, administrative record, or independently audited result.
- Source and verifier: applicant, utility, water provider, labor agency, assessor, auditor, or other named institution.
- Obligation: voluntary commitment, permit condition, development agreement, utility contract, tax agreement, or other enforceable term.
- Phase: construction, commissioning, normal operations, expansion, or decommissioning.
Do not fill a missing cell with a guess. Write “not stated” and request the same information from all applicants. Keep an evidence log so a forecast is not silently converted into a fact when it is repeated in a presentation or news release.
Compare electricity and grid impacts
Electricity is more than a utility bill. A facility’s peak demand can trigger generation, transmission, substation, or distribution work, while its annual consumption affects fuel use, emissions, and rate structures. Compare peak with peak and annual consumption with annual consumption; never put a project’s maximum MW beside another project’s annual MWh as though they measured the same burden.
Power fields to request
- Peak demand: maximum expected import in MW, including the planned build-out and the date or operating condition that produces the peak.
- Annual consumption: expected MWh for each operating year, with monthly or seasonal load profiles where available.
- Energy sources: utility supply, on-site generation, power-purchase arrangements, renewable resources, and fuel types.
- Backup generation: generator capacity, fuel storage, testing schedule, and expected operating hours during outages or routine tests.
- Interconnection: point of connection, studies completed, required upgrades, queue position, schedule, and contingencies if the connection is delayed.
- Cost allocation: who pays for generation, transmission, substations, distribution, metering, and other system requirements, and whether costs can flow to other ratepayers.
- Reliability: expected effect on local reliability, outage risk, and reserve requirements, not just the developer’s private energy cost.
Maryland’s 2026 reporting order identifies monthly electricity and fuel consumption, sources, peak demand, and backup-generator operating hours as reporting fields. Use that level of specificity when requesting a baseline, even if another jurisdiction has not adopted identical rules.
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Obtain the utility’s written description of every upgrade and its cost estimate. South Bend’s framework calls for a project to cover the full cost of required utility upgrades. Ask whether “full cost” includes engineering, land acquisition, construction, studies, interim capacity, retirement of temporary equipment, and future maintenance. Also ask what happens if the facility expands or operates above its original load forecast. A statement that the developer will pay should be tied to a contract, tariff, permit, or development agreement; a slide-deck commitment is not the same protection.
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Electricity comparison table
| Question | Proposal A | Proposal B | Evidence to require |
|---|---|---|---|
| Peak demand (MW) | not stated | not stated | Interconnection study or engineering forecast, with build-out phase |
| Annual consumption (MWh) | not stated | not stated | Monthly profile and operating assumptions |
| Backup-generator hours | not stated | not stated | Permit limits, test schedule, and emergency assumptions |
| Grid upgrades | not stated | not stated | Utility scope, schedule, and cost allocation |
| Ratepayer exposure | not stated | not stated | Tariff treatment and written utility confirmation |
Measure water withdrawal, consumption, and wastewater separately
Water withdrawn is the volume taken from a source. Water consumed is the portion not returned to that source, often because it evaporates or is incorporated into a process. A facility can withdraw a large volume and return much of it, or withdraw less and consume a larger share. Those figures answer different questions and must never be combined.
Water fields to request
- Withdrawal: monthly and seasonal volume by source, such as municipal supply, groundwater, surface water, or reclaimed water.
- Consumption: the portion not returned, with the calculation method and expected range during heat waves or drought.
- Cooling method: cooling towers, air cooling, direct liquid cooling, hybrid systems, or another design, including water-use efficiency assumptions.
- Return and discharge: wastewater volume, temperature, contaminants, treatment requirements, discharge location, and permit limits.
- Capacity: available drinking-water, industrial-water, sewer, and treatment capacity after accounting for existing users and planned growth.
- Contingencies: operating limits, alternate sources, conservation triggers, and shutdown or curtailment plans during drought or seasonal shortages.
Maryland specifies reporting water withdrawal and consumption by source and use. South Bend’s framework emphasizes efficient use and protection of its wastewater system. Ask the water and sewer utilities to verify that the proposal’s assumptions fit actual system capacity rather than accepting a generic regional estimate.
Use a seasonal stress test
Request monthly values instead of a single annual average. A project that appears manageable on an annual basis can create a peak demand during the same hot, dry months when residents and farms need water most. Compare the project’s maximum withdrawal and consumption with available capacity in that period. Identify whether the utility must build a new intake, treatment process, storage, or sewer line and who finances it.
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Water comparison table
| Question | Proposal A | Proposal B | Evidence to require |
|---|---|---|---|
| Peak monthly withdrawal | not stated | not stated | Source-specific engineering schedule |
| Annual consumption | not stated | not stated | Water balance showing returned and consumed volumes |
| Cooling technology | not stated | not stated | Design documents and efficiency assumptions |
| Wastewater discharge | not stated | not stated | Permit application, treatment needs, and discharge point |
| Drought response | not stated | not stated | Trigger levels, curtailment, and alternate-source plan |
Count jobs and workforce benefits in a way that can be checked
Separate temporary construction work from permanent operations. Report headcount, full-time-equivalent methodology, duration, wages, benefits, location of workers, and the share hired locally. A construction peak lasting several months is not interchangeable with a permanent technical position lasting decades.
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Job fields to request
- Construction: peak and average workers, total labor hours, phase duration, contractors, wage rates, benefits, and local hiring.
- Operations: permanent positions by occupation and shift, starting date, expected turnover, wages, benefits, and staffing at full build-out.
- Training: apprenticeships, community-college or workforce-agency partnerships, certifications, and the number of people expected to complete each pathway.
- Labor standards: prevailing-wage requirements, project labor agreements, registered apprenticeships, and enforcement mechanisms where applicable.
- Verification: payroll, administrative employment records, building permits, or an independent audit that can substantiate the count.
Maryland’s fields distinguish construction and operations employment, wages, local hiring, and apprenticeship use. South Bend and New Jersey identify prevailing wages, project labor agreements, local hiring, apprenticeships, and workforce pathways as policy tools. Ask for definitions before accepting a claim such as “hundreds of jobs”: it could mean peak bodies on site, person-years, indirect employment, or permanent employees.
Label projections rather than laundering them into outcomes
Washington’s Joint Legislative Audit and Review Committee reported in 2026 that beneficiaries claimed 53 family-wage jobs and nearly 300 temporary construction jobs in its review, but the Department of Revenue had not verified those job counts. The figures are a concrete warning about evidence labels, not a forecast for another project. Record them as beneficiary-reported and unverified unless an authorized agency later confirms them.
Calculate tax revenue and the net fiscal effect
Start with a complete revenue ledger, then subtract public costs. Include expected property, sales, utility, and other local or state taxes; exemptions, abatements, credits, and negotiated payments; and spending on roads, water, sewer, power infrastructure, fire protection, emergency response, planning, inspections, and long-term maintenance. Distinguish recurring annual revenue from one-time construction receipts and from a developer’s total capital investment.
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Use a transparent fiscal formula
For each year, calculate net fiscal effect = recurring public revenue + enforceable community payments − public operating costs − capital costs − foregone revenue from incentives. Show the assumptions, tax rates, assessed value, depreciation or reassessment schedule, inflation treatment, and time horizon. Present a range when assessed value or utilization is uncertain. A gross investment number is not a tax receipt, and a projected receipt is not a collected receipt.
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Examine incentives before celebrating revenue
Washington JLARC’s 2026 review estimated $42.4 million in beneficiary savings from an urban data-center sales-and-use-tax preference during 2023–26. The same review found at least $111 million in added assessed value and $1.2 million in property taxes in two counties. Those are findings about the reviewed Washington preference, not transferable estimates for a new facility elsewhere. JLARC cautioned that the preference’s causal effect was unclear because projects refurbished existing facilities and some investments might have occurred without the tax benefit.
The review also noted that at least 38 states offer tax incentives specifically targeting data centers. That prevalence makes jurisdiction-specific modeling essential: compare the statutory incentive, negotiated terms, eligibility period, clawbacks, and revenue that would have existed without the project. Ask the assessor and finance office—not only the developer—for an independent estimate.
Account for community benefits and service demand
South Bend’s framework proposes full property taxes without abatements and dedicating project tax revenue to neighborhood priorities. New Jersey’s municipal hub advises communities to understand demands on infrastructure, utilities, and emergency services before setting community-benefit-agreement terms. Use those ideas as questions, not assumptions: identify the services required, price them over the project’s life, and make payment dates, adjustment clauses, reporting, and enforcement explicit.
Fiscal comparison table
| Fiscal item | Proposal A | Proposal B | How to verify |
|---|---|---|---|
| Recurring property tax | not stated | not stated | Assessor model and tax agreement |
| Sales or use tax | not stated | not stated | Finance-office estimate, with incentive treatment |
| Abatement or exemption | not stated | not stated | Statute, ordinance, and term sheet |
| Public infrastructure cost | not stated | not stated | Utility, transportation, and capital-improvement estimates |
| Emergency and operating cost | not stated | not stated | Agency staffing and service-cost analysis |
| Net fiscal effect | not stated | not stated | Published assumptions and sensitivity analysis |
Make commitments transparent and enforceable
A comparison is only useful if the public can see whether promises were kept. Request a public baseline before approval, annual reporting after approval, consistent definitions, and an explanation for any withheld information. Maryland’s 2026 order enumerates energy, water, workforce, community-benefit, efficiency, and progress fields. South Bend calls for public agreements, community meetings, and annual water, energy, carbon, and jobs reporting.
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Distinguish a promise from a requirement
- Projection: an estimate that may change and has no penalty by itself.
- Commitment: a stated intention that becomes meaningful only when tied to a document and remedy.
- Permit condition: an enforceable operating requirement monitored by the permitting agency.
- Development or community-benefit agreement: a negotiated obligation with deadlines, reporting, enforcement, and remedies.
- Utility contract or tariff: the document that allocates upgrade costs and defines service conditions.
For each metric, publish the responsible party, reporting date, measurement method, auditor, and consequence for noncompliance. Include expansion triggers so a later phase cannot bypass the original review.
A step-by-step process for comparing two or more proposals
- Define the decision and jurisdiction. Record the parcel, municipality, utility and water territories, proposal status, planned phases, and applicable tax and land-use rules. Frameworks and tax laws differ and change.
- Issue one data request. Send identical questions covering power, water, jobs, fiscal effects, land use, emergency services, and community benefits. Set units, periods, geographies, and a deadline.
- Build a baseline. Obtain current electricity load, water availability, wastewater capacity, assessed value, tax receipts, traffic, and emergency-service costs before attributing changes to the project.
- Normalize the submissions. Convert units only when the conversion is documented. Align monthly with monthly, annual with annual, construction with construction, and operations with operations.
- Verify independently. Ask the utility, water provider, assessor, finance office, labor agency, and permitting authorities to confirm the applicant’s assumptions. New Jersey’s municipal hub offers technical assistance for reviewing developer-submitted energy/grid, water, and economic-impact information.
- Price public obligations. Add capital projects, ongoing staffing, maintenance, debt service, emergency response, and foregone taxes or fees. Separate one-time from recurring amounts.
- Score enforceability. Mark each benefit as projected, committed, permitted, contracted, or independently measured. A lower forecast with enforceable terms may be more reliable than a larger unsupported promise.
- Publish trade-offs. Show where a proposal performs better and what it costs elsewhere. Explain uncertainty instead of hiding it in a single composite score.
- Set monitoring and review dates. Require annual reports, public meetings, expansion reviews, and a process for correcting noncompliance or updating assumptions.
Use a balanced decision framework, not a universal winner
Compare every proposal on five common axes:
- Power and grid: peak and annual demand, supply, upgrades, reliability, and cost allocation.
- Water: withdrawal, consumption, source, cooling, wastewater, seasonal capacity, and drought response.
- Jobs: construction and permanent counts, duration, wages, local hiring, apprenticeships, and verification.
- Fiscal effect: taxes and incentives net of infrastructure, services, and other public costs.
- Accountability: disclosure, enforceability, monitoring, community participation, and remedies.
Ontario’s proposed assessment pillars place durable jobs and revenue alongside community benefits, capacity impacts, and environmental considerations. That approach reflects the central trade-off: a project with more jobs may also require more infrastructure or water. No cited framework establishes a universal weighting that makes one axis decisive in every community. If officials use weights, publish them, test how conclusions change under different weights, and show the underlying measures beside the score.
Common comparison traps and how to correct them
- Trap: comparing peak MW with annual MWh. Correction: maintain separate power fields and compare like with like.
- Trap: treating withdrawn water as consumed water. Correction: require a water balance showing source, return, evaporation, and discharge.
- Trap: counting construction jobs as permanent employment. Correction: report phase, duration, person-years or headcount, wages, and verification.
- Trap: treating gross investment as revenue. Correction: model actual tax receipts, incentives, public costs, and timing.
- Trap: accepting a forecast as a result. Correction: label projections and publish measured results after operation begins.
- Trap: assuming a state example applies locally. Correction: identify jurisdiction, edition, date, and legal authority for every tax or policy claim.
- Trap: relying on voluntary language. Correction: tie commitments to permits or agreements with reporting and remedies.
- Trap: ignoring expansions. Correction: require updated power, water, fiscal, and workforce reviews at each phase.
- Trap: hiding uncertainty in one score. Correction: publish ranges, assumptions, sensitivity tests, and unresolved questions.
Questions residents and reporters can ask at a hearing
- What is the maximum electrical demand in MW, and what is the expected annual consumption in MWh?
- Which grid upgrades are required, what do they cost, and which customers pay?
- How many gallons will be withdrawn and consumed each month, from which sources, and what happens during drought?
- What wastewater capacity and discharge permits are needed?
- How many construction workers and permanent employees are expected, for how long, at what wages, and how will the counts be verified?
- What prevailing-wage, apprenticeship, local-hiring, or labor-agreement terms are enforceable?
- What taxes will actually be collected each year after abatements, exemptions, and credits?
- What will roads, utilities, inspections, fire protection, emergency services, and maintenance cost the public?
- Which promises are in a permit or agreement, and what remedy applies if a target is missed?
- When will actual energy, water, jobs, carbon, and tax results be published?
What a credible final comparison should contain
A decision document should let a reader trace every important number to a source and understand its limits. Include the two proposals’ normalized scorecards, baseline conditions, phase schedules, utility and water-provider confirmations, fiscal model, incentive terms, workforce definitions, enforceability ratings, and unresolved questions. Present both benefits and burdens in the same units and time horizon where possible. Identify whether each figure is projected, measured, or independently verified, and state the date and jurisdiction prominently.
The result is not a promise that one metric will settle the decision. It is a defensible record of what each project demands, what it pays, what it delivers, and how the community can check those claims over time.
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