For Virginia localities and applicants · Working name
Plan Intake reads a drawing package before a person does and reports what the sheets show, what they do not show, what is unclear, what only a named human can decide, and what could not be read.
Who it is for
All three surfaces read the same run record. Nothing is computed twice, and nothing reaches an applicant until a person releases it.
Each has its own surface in the demonstration, on fictitious packages.
The engineer of record, on a resubmittal
Between this package and the one it revises: the sheets, the revision block, the text on each sheet, the revision marks located, and the items by rule. Counted and quoted, never judged.
A demonstration resubmittalThe plan reviewer, writing comment letters
The letter is ingested and split into comments, and a person links each one to the report: flagged by an item, outside the report's scope, or not raised by it. Plain counts, with a CSV per jurisdiction.
A linked demonstration letterA reviewer in Bluebeam or any PDF tool
One box for each text box an item quotes, labeled with the item number and its bucket letter, written as standard PDF markups that stay editable. They say nothing the report does not say.
A demonstration markups file (PDF)The office adopting its own checklist
The pack builder reads the office's own checklist (PDF, XLSX, CSV, TXT or DOCX) into candidate lines. Staff adopt each line under a typed attestation, and every rule quotes its line from the stored file.
The pack builderWhoever holds a scanned or outlined set
Nothing on a sheet without characters becomes a finding. A person checks it by hand with OCR hints of where to look, and whoever plotted the drawing gets a one-page re-export sheet.
A check-by-hand pageA developer choosing consultants
One page per jurisdiction and project type, with the office's own list quoted and the offices to ask, readable before anyone is hired to draw the package. It reads no package and decides nothing.
A before-you-submit pageThe County Administrator, at renewal
Packages received, read and released, staff decisions, resubmittals, the time from received to released, and letters: plain counts and durations, never a score. It rates no plan, no package and no person.
The office's numbersAnyone, anywhere, for a fee
A universal layer reads every package against itself, a state layer carries Virginia first, and each jurisdiction's pack is built from its own documents, by us or by the locality through the pack builder. A jurisdiction with no pack runs in a stated universal-only mode. Accounts and billing are not built yet.
The jurisdiction directoryWhat a report says
A report is a list of items. Each item falls in one of five buckets and carries the same seven fields, and the report says plainly what it is not:
This report carries no score. A count of items is not a grade, and a measurement of a sheet is not a rating of the plan.
On every report
Demonstration · A fictitious sheet
Sheet C2.0 of a fictitious three-sheet package, read by the real engine under the Town of Christiansburg pack. The boxes and tags are the report's own, and the five buckets count what they mark. Scroll, and they draw onto the sheet in the report's order.
Skip past the sheet
Demonstration · Run d3a0c0de0001 · Sheet C2.0 · Fictitious package
The sheet is wider than this screen: scroll it sideways to see all of it.
Reading sheet C2.0
Counts of what is marked on this sheet. A count is not a grade.
Skip past the sheetAnd 28 ADDRESSED items on this sheet, each located with its page, its box and the words it quotes.
The whole report on this package lists 85 items across three sheets: 3 MISSING, 14 UNCLEAR, NEEDS VERIFICATION, 8 REQUIRES A HUMAN AUTHORITY, 0 NOT REVIEWABLE and 60 ADDRESSED. An item that quotes no text on this sheet sits on another sheet, or in the report alone.
The five buckets
The seven fields
Here is item 12 from the same fictitious package, exactly as the report prints it. The last two fields are the product.
From a demonstration package (fictitious) · Run d3a0c0de0001
sheet C2.0, page 2, box [1780.0, 501.9, 1868.8, 514.8], (group label)
sheet C2.0, page 2, box [1999.0, 512.9, 2022.9, 525.8], (REQUIRED column)
sheet C2.0, page 2, box [2080.0, 512.9, 2135.7, 525.8], (PROVIDED column)
rule SDT-ROW-PROVIDED-LT-REQUIRED v4
What it never does
No score, no percentage and no grade, anywhere. A count of items is never a rating of the plan.
A person releases every report and records every decision. The tool suggests none.
Every quote comes from a pinned source, the locality's own documents or the Commonwealth's own sources, such as the Code of Virginia, and is checked again every time the rules load. A quote that drifts quarantines its rule. No text is ever taken from a code-hosting site.
A scan, or a sheet whose text was plotted as outlines, stays NOT REVIEWABLE. OCR shows a person where to look, and nothing it reads becomes a finding.
Where it reads by OCR, the reading runs on the machine that holds the file, and nothing is sent anywhere to be read.
It computes no deadline and interprets no ordinance. Clocks and fees are quoted as their sources print them.
The registered design professional who sealed the drawings remains solely responsible for them, and only the office's staff say what a package needs.
424 automated tests on September 27, 2026, a gate that refuses the words a report must never use, and the disclaimer on every printed page.
The workflow
One run record carries a package from the applicant's upload to the office's numbers. Here is where each surface comes in.
Before submitting · Applicant pre-check
The applicant can start from the jurisdiction's before-you-submit page, then uploads the PDF set with the intake facts. Until a person releases the report, its address says only that the set was read.
At the desk · Intake desk
The package lands in the queue with the same report. Staff read it, record their own decision and release it.
The letter · Intake desk
A deficiency letter draft, drawn only from the MISSING and UNCLEAR items.
DRAFT, NOT SENT. Staff edit a letter and send it; this tool does neither.
On the drawings · Markups
The report's items go onto the applicant's own drawings as editable PDF markups.
The resubmittal · What changed
The revised package opens on What changed: sheets, revision block, text on each sheet, revision marks located, and items by rule. It never says a change answers a comment; only a person links the two.
The office's letter · Letters
A person links each comment of the office's letter to the report. The page counts the links and rates nothing.
In the field · Field view
The released report and its marked sheets on a phone, readable offline at the counter or on the site.
At renewal · The office's numbers
For the County Administrator: what came in, what was released and how long it took. Never a score.
Sheets it cannot read
Some sheets carry no characters at all: a scan, or a drawing whose text a PDF printer driver turned into outlines. Nothing on such a sheet becomes a finding. It stays NOT REVIEWABLE, and three things happen instead.
Demonstration · fictitious sheet ES-1 · text drawn as outlines
Where to look, on this sheet
Project description, with the area to be disturbed in acres (County checklist, Narrative)
PROJECT DESCRIPTION: CONSTRUCTION OF A FICTITIOUS 6,000 SQ. FT. EQUIPMENT STORAGE BUILDING WITH A GRAVEL DRIVE AND PARKING.
The Commonwealth's minimum standards named on the sheets (County checklist)
MINIMUM STANDARDS: MS-1, MS-2, MS-4 AND MS-16 ARE SHOWN ON SHEET ES-2 (FICTITIOUS LIST FOR THIS DEMONSTRATION).
Commercial entrance: VDOT land use permit routing
3. PROPOSED COMMERCIAL ENTRANCE FROM DEMO ROAD (FICTITIOUS STATE ROUTE); VDOT LAND USE PERMIT BY OTHERS.
OCR reads a rendering of the sheet on the machine that holds the file, and nothing is sent anywhere to be read. Where it reads an item's own keywords, that item comes first on the sheet's check-by-hand page, with the words as read by OCR, how confidently they were read, and the place outlined.
A person looks at the sheet and records Seen, Not seen or Unsure under their initials. Those are observations by a person, never findings: they sit in no bucket and carry no count.
Whoever plotted the drawing gets a one-page sheet: export the PDF from inside the CAD application, keep text as text, and search the new file for a word in the title block before sending it.
Measured on the in-house machine · September 27, 2026
OCR read all 38 sheets as where to look. Every sheet stayed NOT REVIEWABLE, and nothing OCR read became a finding.
The packages, their projects and the people behind them are not named here.
Layers and packs
Every rule sits in a layer, and every item names the layer its rule comes from.
The package read against itself, wherever it comes from: the sheet index against the sheets, a tabulation against its own numbers, a quantity stated two ways, a plot date earlier than the latest revision.
Virginia first: rows quoted from the Commonwealth's own sources, such as the Code of Virginia, and the VDOT routing any Virginia pack can include.
Each locality's pack, built from its own documents, by us or by the office itself through the pack builder.
A locality with no pack yet still gets a report, and the report says so in these words:
No jurisdiction rule set exists for this locality yet. Only checks of the package against itself and against Commonwealth of Virginia sources were run.
Erosion and sediment control plans, built from the County's own six documents.
Site plan review. Until the Town's official copy of its ordinance is pinned, its rules are referrals to the Town's Zoning Administrator.
Commercial site plans, 73 rules.
A pack is built from documents the locality publishes. Building one is not an agreement with the locality.
Every pack, its documents and its contactsA county pilot
A pilot puts the intake desk in front of the County's own staff for a year, against measures named before it starts.
The pack
The County's pack is built from its own published documents, or its staff build it with the pack builder. Every rule quotes its line.
The desk
The County's staff get the intake desk: the queue, the report, the letter draft, their own decisions and release. Nothing reaches an applicant before staff release it.
The field
Released reports and marked sheets on staff phones, readable offline.
The measures
The pilot agreement names its success measures and its renewal price before it starts. The office's numbers give plain counts and durations to read them against.
The term
Twelve months, then renewal at the price the agreement states.
Proposed pricing
Every figure below is a proposal. A signed agreement states the terms.
County license
$3,000a month
Town license
$1,500a month
Developer plan
$300a month
Single report
$1,200a report
Firm plan
$750a month
Ask us how a Virginia county pilots this under its small purchase procedures.
Contact
The working app is not hosted yet. The demonstration is a static preview of every surface, on fictitious packages read by the real engine.