Living. Learning. Building What Comes Next.

The Site

Three Parcels on Sands Drive, 18.96 Acres

The broker-selected assemblage runs along Sands Drive adjacent to Albany State University in Albany, Georgia (Dougherty County). It is not a single tract: three parcels, three separate owners, combining to 18.96 acres.

All three parcels read excessively drained, non-hydric, zone X (minimal flood risk), 0% floodway on each. The map below shows the assemblage as it appears in the iVerify Broker Site Tool - the three parcels' real recorded boundaries, on a street basemap with the Albany State campus, Sands Drive, and the surrounding context.

The same three parcels on current aerial imagery, boundaries color-coded by owner:

Site Control

Three Owners, Three Conversations

The assemblage's defining fact is ownership, not acreage. Each of the three parcels sits with a different public or institutional owner:

No agreement, letter of intent, or acquisition is in place with any of the three owners as of this screen. Assembling the site for a single development program means three separate conversations - one with a university-affiliated foundation, one with a municipal government, and one with a county government - each with its own approval process and timeline. That is the work this package precedes, not a step this package completes.

Program

Dormitory and Technical / Robotics Center

The proposed program on the Sands Drive assemblage has two components:

• Student housing (dormitory). Serving Albany State University's adjacent campus.
• A technical / robotics center. An educational and lab facility oriented toward technical training.

Unit or bed count, building square footage, the robotics center's program area, and site layout are not yet defined. This section does not carry a site plan or capacity table until those numbers exist.

Site Conditions

Soils and Flood

Flood

The three selected parcels each read FEMA zone X (minimal flood risk), no special flood hazard area, 0% floodway. The wider AOI carries some flood exposure - of 200 samples across the study area, 93% fall in zone X, with the remainder in zones A and AE. That exposure is not on the three parcels themselves; the distinction matters and is stated precisely here rather than blurred.

Soils

The AOI's soils layer covers 12 mapped units across 34 polygons. Buildable series identified: Flint, Local alluvial land, Lucy, Orangeburg, and Wagram. The three site parcels themselves are excessively drained and non-hydric - consistent with the buildable soil profile, not a wetland or poorly-drained condition.

This is an AOI-level soils read, not a parcel-specific geotechnical report. A site-specific geotech investigation is a validation item.

Access & Context

Traffic Counts on the Adjacent Arterials

Five count stations sit within the AOI, all last measured in 2016 - the year is stated on every figure here since it is not current-year data.

No interstate or interchange access - this is an urban arterial-and-local access pattern, not an exit-ramp site. No highway ramp data is available for this AOI.

Zoning

56 Districts in the AOI

The study area carries 56 zoning districts. The largest counts:

This is the AOI's existing zoning mix, not a determination of what the three site parcels themselves are zoned or what the dormitory/robotics program would need. Confirming the three parcels' individual zoning and any rezone or conditional-use path needed for institutional/educational use is a validation item.

Powered by iVerify Patent Pending

The Source Data

The screen behind this page is the live iVerify report for this site (report 70, version v1 - the frozen broker-selected parcel set). iVerify pulls the public data and the table shows what each layer becomes in it.

The page shows the outputs, report, parcel facts, method. The raw tables, extraction logic, and scoring weights stay inside the engine.

Open Items

What This Package Does Not Yet Answer

This is a pre-validation screen, not a completed feasibility study. Genuinely open items:

• Site control. No agreement is in place with any of the three owners.
• Program definition. Dormitory bed count, robotics-center program area, and site layout are not yet set.
• Topography. Not available in this iVerify report (topo_elev layer returned empty). Needs a separate source before a grading or relief assessment can be made.
• Demographics. Not carried in this report. Needs a named Census / American Community Survey (ACS) source with vintage stated before any demand narrative is built on it.
• Boundary survey. The site figure now uses real Dougherty County assessor GIS parcel geometry (not a centroid approximation) - a meaningful upgrade, but assessor GIS lines are drawn for tax administration, not a licensed metes-and-bounds survey. A survey is still a validation item before any site plan is finalized.
• Parcel-specific zoning and entitlement path. The AOI's zoning mix is known; what the three parcels are individually zoned, and what an institutional/educational use would need, is not yet confirmed.
• Geotechnical investigation. Soils data here is an AOI-level NRCS read, not a parcel-specific geotech report.
• Traffic currency. The only AADT data available is dated 2016.