Pay Invoice
Pay Invoice
Client Name
Edge at Gray's Landing, LLC
Client Type
Project Type
Services Provided
  • Acquisition Plats & Easements
  • ALTA ACSM Land Surveys
  • Boundary & Retracement Surveys
  • Construction Administration
  • Construction Staking
  • Gravity Sewer Design & Operation
  • Hydrologic Modeling
  • Rural & Urban Stormwater Management Planning
  • Streetscape Design
  • Topographic Survey & Subsurface Utility Engineering
  • Urban Design

Find a Local Contact Near You

Featured Insights

Multi-phase Development Along the Raccoon River

Located south of downtown Des Moines along the Raccoon River, Gray’s Landing is a multi-phase redevelopment project by Sherman Associates which includes:

  • The Edge, a $16 million, 90 unit, four-story workforce housing development with enclosed parking on the first floor. The project was awarded $3 million in community development block grants, requiring at least half of the units be reserved for tenants who make less than 80 percent the area median income, which is approximately $40,000 for a one-person household. Construction on The Edge began in spring 2016 and expected to be complete in June 2017.
  • The Nexus, a $27 million, four-story apartment building featuring 3,324 square feet of retail space and 142 residential units. Construction began in Fall 2016 on The Nexus and is slated for completion near the end of 2017.
  • A Holiday Inn Express, Des Moines newest hotel featuring 102 rooms blending traditional Holiday Inn Express standards with the savvy new Formula Blue look and feel. Centrally located just south of Martin Luther King Highway and only 4.2-miles from Des Moines International Airport. Construction began in Fall 2014 and was completed in Spring 2016.

Both the Edge and Nexus feature green infrastructure improvements to manage stormwater on-site and treat it before it reaches municipal systems. Management of stormwater can help alleviate flooding and provides a chance for it to be cleaned and cooled before entering streams and lakes. Noteworthy green infrastructure aspects of the projects include a LiveWall planter wall system, significant use of permeable pavements, and rainwater harvesting tanks to repurpose rainwater for irrigation of community gardens.

Snyder & Associates led development and design for the projects which included utility planning with access and street improvements to rehabilitate the brownfield site. Before being redeveloped, an old steel plant was located on the site. While the entire area is below the Raccoon River floodplain, it is protected by a levee system. In the past, the area was regarded as an industrial area and had been slow to develop. However, as the downtown area continues to grow and expand, the property has become more valued from a development perspective. Important challenges faced on the project include significant infrastructure upgrades to support the addition of housing and retail space.

We also provided the planning and design to qualify The Edge project for a $750,000 IEDA Stormwater Grant to help offset construction costs associated with the enhanced stormwater management practices.