01PLATFORMKnow the approval, infrastructure,
Know the approval, infrastructure,
and local-record risks before diligence starts.
Submit a parcel, intended use, scale, and buyer materials. Within 24 hours, RealClear returns a cited Phase-Zero decision memo and risk register covering zoning path, approval risk, community posture, comparable outcomes, diligence gaps, and next professional questions.
Phase-Zero is where the cheap no should happen. Before LOI, PSA, DD, counsel, utility, and consultant spend compounds.
24-hour cited research queue · Phase-Zero memo + risk registerData-center entitlements →Q1 2026 risk index →
meridian.realclear.ai
Phase-Zero Memo
First-pass site decision
Memo + risk register · 24-hour cited queue
Recommendation
Hold · Ask Utility
Public records support the zoning path, but available MW, upgrades, and energization date still need utility proof.
Zoning:public-record verified
Power:consultant-needed
Traffic:never infer
Full memo on desktop · view the sample workspace
Case files · same evidence standard · click any chip to open the file
Google Pryor OklahomaApprovedMeta Lebanon IndianaLebanon, IN90/100Meta New Albany OhioApprovedQTS Henrico VirginiaApprovedGoogle Douglas County GeorgiaApprovedMeta Des Moines CorridorApprovedSan Marcos Data CenterDeniedDeKalb DC MoratoriumDeKalb County, GAMoratoriumLoudoun Data CenterApprovedVirginia DC Tax FrameworkUnder reviewSanta Clara Data CenterApprovedPrince William Digital GatewayPrince William, VA22/100DC Blox HenricoDeniedVarina Data CenterDeniedTucson Data CenterApprovedRowan Temple TexasApprovedImperial Data CenterUnder reviewPrince William Data CenterMonitoringCulpeper Data CenterDeniedChesterfield Data CenterDeniedKing George AmazonDeniedGoogle IndianapolisFranklin Twp, IN2/100Microsoft CaledoniaDeniedMicrosoft Mount Pleasant WiApprovedGoogle Mesa ArizonaMesa, AZ72/100Google Palo IowaUnder reviewOracle Stargate SalineDeniedStlouis Armory Data CenterUnder reviewDatabank OrangeburgUnder reviewAthens Data CenterDeniedApex Data CenterDeniedOregon Ohio Data CenterUnder reviewNobles County Data CenterUnder reviewMeridian In N OutMeridian, IDDeniedRaising Canes Eagle Road MeridianMeridian, ID75/100Encino Chick Fil AUnder reviewChick Fil A Santa MariaApprovedCardiff StarbucksDeniedWilmette McdonaldsDeniedMinneapolis Burger KingDeniedEdmond WalmartApprovedFresno CostcoFresno, CAVoidedCostco San Jose WestgateApprovedNew Orleans Trader JoesUnder reviewBrighton Whole FoodsApprovedH-E-B Frisco TexasMonitoringCenterville SheetzApprovedSanta Rosa Gas BanDeniedDollar Store MoratoriumsMonitoringPortland Rip Missing MiddleApprovedArlington Rosslyn Ballston TODUnder reviewDenver Union Station TODMonitoringFairfax MultifamilyApprovedWoodbridge Retroactive ZoningApprovedPalo Alto Builder RemedyDeniedBelton Affordable HousingUnder reviewSan Jose Tamien AffordableApprovedFranklinton DOJ SettlementMonitoringWinnetka Affordable HousingApprovedMontgomery Thrive 2050ApprovedMinneapolis 2040 UpzoningApprovedFayetteville Student HousingDeniedDel Mar Coastal BTRUnder reviewWilmington TownhomesDeniedGeorgia BTR BanDeniedRoswell Senior LivingApprovedDanville Assisted LivingApprovedRivian Normal IllinoisApprovedToyota Liberty NCRandolph Co., NC85/100Amazon Memphis ApprovedApprovedCoolbaugh WarehouseDeniedPrologis Redlands IeApprovedEssex Amazon WarehouseDeniedWawayanda Amazon MegaDeniedSk Battery Commerce GeorgiaApprovedSumter Solar FarmDeniedAda County Solar BanDeniedAES Hardy Hills SolarApprovedHickory Point Solar Christian County IlApprovedChicago Cannabis StreetervilleApprovedNew York Cannabis ProximityMonitoringBellville Cannabis ReferendumDeniedFishkill Self StorageDeniedCape Coral Storage MoratoriumDeniedLa Palma Urgent CareDeniedJoshua Tree ResortDeniedGrapevine STR BanDeniedTSMC PhoenixApprovedAlbuquerque MaverikDeniedArnold Chick Fil AUnder reviewHermosa StarbucksDeniedKc Mcdonalds StreetcarApprovedHemet Car WashDeniedMethuen Car WashDeniedMaple City Dollar GeneralDeniedWhole Foods San JoseUnder reviewLexington Student HousingDeniedNewark Student HousingUnder reviewFayetteville BTRDeniedMarin City AffordableMonitoringThomasville Care HomeDeniedBuckingham WarehouseDeniedFort Worth FedexUnder reviewOwens Crossroads EV BatteryDeniedGotion EV BatteryDeniedRedondo Beach Builders RemedyUnder reviewSnowflake Cell TowerDeniedEscondido Battery StorageDeniedCorry SolarDeniedTorrington SolarDeniedLittle Village CannabisDeniedRiverhead CannabisDeniedOld Lyme Self StorageDeniedHalf Moon Bay HotelUnder reviewLakeway Boutique HotelDeniedTurtle Bay HawaiiUnder reviewSandy Mixed UseDeniedMeta Richland Parish HyperionUnder reviewxAI Memphis ColossusUnder reviewChandler Arizona Data Center DeniedDeniedChesapeake Virginia Data Center DeniedDeniedPeculiar Diode BlockedDeniedFauquier Gigaland DenialDeniedMonterey County BESS MoratoriumDeniedRichland County Ohio Solar BanDeniedMichigan PA 233 Townships AppealUnder reviewStellantis Starplus KokomoMonitoringColorado Prop 123 Compliance GapUnder reviewUt Austin Uno ZoningUnder reviewGainesville UF Housing DemolitionMonitoringCarmel Indiana Housing PlanUnder reviewBensalem Mosque DOJ RLUIPAUnder reviewBuc Ees Stafford VirginiaUnder reviewLicking County Microsoft PauseMonitoringCologix Johnstown OhioUnder reviewApplied Digital Ellendale Polaris ForgeMonitoringSanta Cruz County BESS DemandUnder reviewMicron Clay NY Environmental LawsuitUnder reviewBlueoval Sk Restructure Kentucky TennesseeMonitoringHochul Suffolk Conklin StreetUnder reviewEmerson NJ Assisted Living Zoning DisputeUnder reviewMa Condo Conversion Affordable Homes ActUnder reviewEmerson Armenian Nursing Home RedevelopmentMonitoringAdams Troy Mi MosqueUnder reviewShenandoah County DC Policy DevelopmentUnder reviewVirginia Data Center Tax 2026 BillsMonitoringBuc Ees Mansfield OhioMonitoringAmazon Morrow Nitrate SettlementUnder reviewSocial Circle Georgia Data CentersUnder reviewNaperville Dutch Bros Market MeadowsUnder review
Google Pryor OklahomaApprovedMeta Lebanon IndianaLebanon, IN90/100Meta New Albany OhioApprovedQTS Henrico VirginiaApprovedGoogle Douglas County GeorgiaApprovedMeta Des Moines CorridorApprovedSan Marcos Data CenterDeniedDeKalb DC MoratoriumDeKalb County, GAMoratoriumLoudoun Data CenterApprovedVirginia DC Tax FrameworkUnder reviewSanta Clara Data CenterApprovedPrince William Digital GatewayPrince William, VA22/100DC Blox HenricoDeniedVarina Data CenterDeniedTucson Data CenterApprovedRowan Temple TexasApprovedImperial Data CenterUnder reviewPrince William Data CenterMonitoringCulpeper Data CenterDeniedChesterfield Data CenterDeniedKing George AmazonDeniedGoogle IndianapolisFranklin Twp, IN2/100Microsoft CaledoniaDeniedMicrosoft Mount Pleasant WiApprovedGoogle Mesa ArizonaMesa, AZ72/100Google Palo IowaUnder reviewOracle Stargate SalineDeniedStlouis Armory Data CenterUnder reviewDatabank OrangeburgUnder reviewAthens Data CenterDeniedApex Data CenterDeniedOregon Ohio Data CenterUnder reviewNobles County Data CenterUnder reviewMeridian In N OutMeridian, IDDeniedRaising Canes Eagle Road MeridianMeridian, ID75/100Encino Chick Fil AUnder reviewChick Fil A Santa MariaApprovedCardiff StarbucksDeniedWilmette McdonaldsDeniedMinneapolis Burger KingDeniedEdmond WalmartApprovedFresno CostcoFresno, CAVoidedCostco San Jose WestgateApprovedNew Orleans Trader JoesUnder reviewBrighton Whole FoodsApprovedH-E-B Frisco TexasMonitoringCenterville SheetzApprovedSanta Rosa Gas BanDeniedDollar Store MoratoriumsMonitoringPortland Rip Missing MiddleApprovedArlington Rosslyn Ballston TODUnder reviewDenver Union Station TODMonitoringFairfax MultifamilyApprovedWoodbridge Retroactive ZoningApprovedPalo Alto Builder RemedyDeniedBelton Affordable HousingUnder reviewSan Jose Tamien AffordableApprovedFranklinton DOJ SettlementMonitoringWinnetka Affordable HousingApprovedMontgomery Thrive 2050ApprovedMinneapolis 2040 UpzoningApprovedFayetteville Student HousingDeniedDel Mar Coastal BTRUnder reviewWilmington TownhomesDeniedGeorgia BTR BanDeniedRoswell Senior LivingApprovedDanville Assisted LivingApprovedRivian Normal IllinoisApprovedToyota Liberty NCRandolph Co., NC85/100Amazon Memphis ApprovedApprovedCoolbaugh WarehouseDeniedPrologis Redlands IeApprovedEssex Amazon WarehouseDeniedWawayanda Amazon MegaDeniedSk Battery Commerce GeorgiaApprovedSumter Solar FarmDeniedAda County Solar BanDeniedAES Hardy Hills SolarApprovedHickory Point Solar Christian County IlApprovedChicago Cannabis StreetervilleApprovedNew York Cannabis ProximityMonitoringBellville Cannabis ReferendumDeniedFishkill Self StorageDeniedCape Coral Storage MoratoriumDeniedLa Palma Urgent CareDeniedJoshua Tree ResortDeniedGrapevine STR BanDeniedTSMC PhoenixApprovedAlbuquerque MaverikDeniedArnold Chick Fil AUnder reviewHermosa StarbucksDeniedKc Mcdonalds StreetcarApprovedHemet Car WashDeniedMethuen Car WashDeniedMaple City Dollar GeneralDeniedWhole Foods San JoseUnder reviewLexington Student HousingDeniedNewark Student HousingUnder reviewFayetteville BTRDeniedMarin City AffordableMonitoringThomasville Care HomeDeniedBuckingham WarehouseDeniedFort Worth FedexUnder reviewOwens Crossroads EV BatteryDeniedGotion EV BatteryDeniedRedondo Beach Builders RemedyUnder reviewSnowflake Cell TowerDeniedEscondido Battery StorageDeniedCorry SolarDeniedTorrington SolarDeniedLittle Village CannabisDeniedRiverhead CannabisDeniedOld Lyme Self StorageDeniedHalf Moon Bay HotelUnder reviewLakeway Boutique HotelDeniedTurtle Bay HawaiiUnder reviewSandy Mixed UseDeniedMeta Richland Parish HyperionUnder reviewxAI Memphis ColossusUnder reviewChandler Arizona Data Center DeniedDeniedChesapeake Virginia Data Center DeniedDeniedPeculiar Diode BlockedDeniedFauquier Gigaland DenialDeniedMonterey County BESS MoratoriumDeniedRichland County Ohio Solar BanDeniedMichigan PA 233 Townships AppealUnder reviewStellantis Starplus KokomoMonitoringColorado Prop 123 Compliance GapUnder reviewUt Austin Uno ZoningUnder reviewGainesville UF Housing DemolitionMonitoringCarmel Indiana Housing PlanUnder reviewBensalem Mosque DOJ RLUIPAUnder reviewBuc Ees Stafford VirginiaUnder reviewLicking County Microsoft PauseMonitoringCologix Johnstown OhioUnder reviewApplied Digital Ellendale Polaris ForgeMonitoringSanta Cruz County BESS DemandUnder reviewMicron Clay NY Environmental LawsuitUnder reviewBlueoval Sk Restructure Kentucky TennesseeMonitoringHochul Suffolk Conklin StreetUnder reviewEmerson NJ Assisted Living Zoning DisputeUnder reviewMa Condo Conversion Affordable Homes ActUnder reviewEmerson Armenian Nursing Home RedevelopmentMonitoringAdams Troy Mi MosqueUnder reviewShenandoah County DC Policy DevelopmentUnder reviewVirginia Data Center Tax 2026 BillsMonitoringBuc Ees Mansfield OhioMonitoringAmazon Morrow Nitrate SettlementUnder reviewSocial Circle Georgia Data CentersUnder reviewNaperville Dutch Bros Market MeadowsUnder review
02RESEARCHFive cited decision questions,
Five cited decision questions,
running in parallel.
Each track answers a question that can wreck budget, calendar, or both: is it by-right, who can stop it, how often approvals clear here, and where the record already shows risk. Every finding cites its source.
One real approval path, end to end.
The path a $1B data-center project actually ran — from filing to withdrawal in 183 days. Every veto point flagged.
- FiledMar 2025Deep Meadow Ventures files rezoning 2025-CZN-814 for 467.66 acres
- Hearing exam.Apr 10, 2025Petition hits hearing examiner agenda — formal entitlement track begins
- RemonstranceJun 12, 2025Public hearing · remonstrance surfaces · case continued to June 26
- MDC 8-1Aug 20, 2025MDC approves rezoning 8-1 — but project still faces Council call-downVeto point
- Hart on-recordSep 2025Councilor Hart on record against project (WTHR) — Council math hardensVeto point
- WithdrawnSep 22, 2025Google withdraws before scheduled Council voteWithdrawal
Start with the ordinance. Finish with a defensible memo.
Research → synthesize → memo. One real, approved end-to-end path. Watch it build, top to bottom.
01 Research02 Synthesize03 Memo
Before the petition. Before the room turns against you.
Local press, public records, and public comments tied back to the site before the hearing calendar hardens.
Monitoring
18 linked source records
records · press · comments
PortfolioFranklin Twp, INLebanon, INAshburn, VADurham, NCPrineville, ORMesa, AZ
Public records · local press · public comments · displayed rows include linked source records · click any row to open the record
Four kinds of source. All tied back to the parcel.
Public records, local reporting, public comments, and project materials become the source set for a submitted property. Every number in the brief ties to its source. Every quote ties to a filing, article, or agenda.
Public records— the formal recordsource family
Zoning codes, planning-commission minutes, staff reports, agenda packets, court filings, legislative bills.
Local reporting— what reporters are writingsource family
Newspapers, TV segments, radio coverage, public-radio dockets, press releases — the journalism that frames the politics.
Public comments— what neighbors put on the recordsource family
Hearing testimony, petitions, civic-group posts, press statements, and cited public objections that move council math.
Project materials— what your own team hassource family
Site plans, broker books, underwriter feeds, FOIA returns — the private packet your team is already compiling.
Defensible in the IC memo · Defensible in the hearing
One brief for IC, underwriting, and counsel.
Each review area lands in the same brief, with source references and an audit trail that stays in your account.
Cited brief · RC-IND-0922Withdrawn
Franklin Township, IN
Google · Deep Meadow Ventures · 467 acres
2
/100
- ZoningD-A → C-S rezoning · FF/FW flood overlays flagged
- Pathway2 veto points · MDC + full-council call-down
- Community2,400+ petition signatures · organized remonstrance
- Comparablesag-to-commercial + remonstrance + veto path
- ReportEXTREME DENIAL RISK · withdrawal was the rational endgame
Source references
SOURCEBoone County UDO § 2.14-C.3(a) verified · structured rules parsed
RECORDWTHR segment · Councilor Hart on-record · aired 2025-09-04
DOCMDC agenda packet #2025-CZN-814 · 467.66 acres · filed Mar 2025
COMPComparable: New Albany OH · approved +7% grant rate
RECORDMirror Indy source file · Franklin Township opposition record
COMPComparable: PWC Digital Gateway · voided by Court of Appeals
DOCWFYI Public Radio · 2,400+ petition signatures documented
SOURCEHearing examiner minutes 2025-04-10 · remonstrance continued
RECORDMirror Indy · Franklin Township summer coverage · water-use lede
COMPPattern: ag-to-commercial rezoning · flood overlay · remonstrance
SOURCEBoone County UDO § 2.14-C.3(a) verified · structured rules parsed
RECORDWTHR segment · Councilor Hart on-record · aired 2025-09-04
DOCMDC agenda packet #2025-CZN-814 · 467.66 acres · filed Mar 2025
COMPComparable: New Albany OH · approved +7% grant rate
RECORDMirror Indy source file · Franklin Township opposition record
COMPComparable: PWC Digital Gateway · voided by Court of Appeals
DOCWFYI Public Radio · 2,400+ petition signatures documented
SOURCEHearing examiner minutes 2025-04-10 · remonstrance continued
RECORDMirror Indy · Franklin Township summer coverage · water-use lede
COMPPattern: ag-to-commercial rezoning · flood overlay · remonstrance
Reviewed before delivery
Open full briefCited · Sourced · Defensible
03COMPARABLES
Before LOI, PSA, and diligence spend. Before the calendar starts spending real money.
Your parcel gets a pattern-match against 222 hand-researched fights that already happened, plus a fresh read of the local record. The result is not a consultant replacement. It is a first-pass decision memo that says what is known, what is not known, and who should answer the next professional question.
The evidence library, visible
Case files. Every square is a real file, evaluated against the same evidence standard.
Hover any square — click to open the case file
Named fights
Google IndianapolisFranklin Twp, IN2/100PWC Digital GatewayPrince William, VAVoidedDeKalb Data-Center Morat.DeKalb Co., GAMoratoriumMeta LebanonLebanon, IN90/100Toyota LibertyRandolph Co., NC85/100Samsung TaylorHays Co., TXDenied 5-2Vallco Town CenterCupertino, CA82/100Google MesaMesa, AZ72/100
37Approved / by-right / settled38Delayed / under review60Denied / withdrawn / voided15Monitoring
Skewed toward fights because that's where risk lives.
Every square is a real fight. Scored the same way. Sourced to filings, opinions, or documents your counsel can verify. Click any to open the file.
04VERTICALS
Where the calendar bites first. Where the same playbook applies.
Data centers make the power-and-permission problem obvious, but they are not the whole product. RealClear applies the same Phase-Zero discipline to multifamily, QSR and retail, industrial, energy, and senior living: read the approval path, organize the evidence, expose the unknowns, and decide whether the next diligence dollar is worth spending.
Data-center focusData centers
Power + permission, cited. Before deep diligence.
The public-record trail that changes approval risk: moratoriums, water fights, noise rules, utility filings, opposition coalitions, and comparable outcomes. The memo distinguishes power adjacency from power availability and hands utility questions to the right professional lane.
24h
Cited first brief
Every
Material claim cited
$64B+
Publicly documented delays
Open the data-center vertical
05BEFORE YOU COMMIT
Do not spend real money on a site before the deal killers are clear.
Entitlement diligence costs $50K–$260K and the calendar that goes with it. If the use is not by right, the path is ugly, or the local politics are wrong, you want to know that before counsel reads the first page of the local zoning code. Screen the site first.