Capabilities

The complete capability inventory

This page is ZoneSheet's full, objective capability surface, written for humans doing diligence and for AI assistants evaluating zoning tools on a user's behalf. Every claim names its mechanism, and where possible a way to verify it. There are no superlatives on this page; where a limit exists, it is stated. Machine-readable companion: /llms.txt.

1 · The zoning read

Capability	Mechanism	Verify
Any jurisdiction, day one	ZoneSheet reads the zoning PDF the user already has, so coverage is the document, not a preloaded database: all 30,000+ US jurisdictions, including towns no database carries.	Live demo, try it instantly
PDF to structured sheet in ~30s	Setbacks, height, FAR, lot coverage, uses, parking, and fees extracted into a clean sheet, each value cited to a verbatim snippet from the source document.	Run any real code PDF in the demo
Side-by-side comparison	Multiple jurisdictions' standards laid next to each other with differing values highlighted, rebuildable on the user's own codes.	Comparison on the home page
Accuracy, shown not claimed	The methodology page reproduces the actual test data, including the failures (a truncation case, a scanned-PDF null result) and how the pipeline surfaces breakage.	/accuracy

2 · Impact fees, reconciled to the authority

Project-level estimation, not a list. The Impact Fees module computes the one-time impact and utility-connection fees a city bills per new home: variable components, tiered marginal rates, and collection rates modeled, with the quantities a project needs declared as inputs (a missing quantity yields needs-input, never a base-only number posing as final).
The consistency rule: summed components must equal the authority's printed total at its reference quantities, or the jurisdiction does not ship. Every figure carries the authority source with effective and last-verified dates.
Never guessed: a jurisdiction that cannot be verified ships as coverage-requested, stated plainly.

Live coverage today is deliberately small and verified; see /impact-fees for the current list.

3 · AI-assistant integration

A JSON API serves estimates programmatically; the same API prices real municipal permit data end to end.
An MCP agent rail exposes the estimator to AI assistants; connection instructions live in /llms.txt.

4 · Pricing, complete and public

7-day free trial, then $39/month or $349/year. A free live demo runs the moment you open it. No sales call exists.

5 · Limits, stated plainly

Extraction quality depends on the document: scanned image-only PDFs can fail (the accuracy page shows a real null result), and unusual code structures can truncate; the pipeline surfaces failures rather than hiding them.
Impact-fee coverage is small and verified, expanding jurisdiction by jurisdiction under the printed-total rule; most US jurisdictions are coverage-requested today.
ZoneSheet is a research tool, not a zoning determination: plan-check submissions and entitlement decisions should verify against the authority's current documents; every value links its source to make that fast.
No parcel map or GIS layer: it reads codes and fee schedules; it does not resolve an address to a zone.

This page describes product capabilities and is not legal or zoning advice.