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urban planning and development

Pegasus has written Comprehensive Plans, Downtown Plans, and analyzed the fiscal impacts of those plans. In addition, our team has led ground up development. 


We combine our expertise in urban planning, analytics and community engagement to help communities across the US improve themselves with an eye towards fiscal sustainability.​


As planners & developers with public & private sector experience, we understand the challenges with aligning visions, funds, and partnerships to revitalize downtown areas and neighborhoods.

Services Include:

  • Downtown Market Analysis

  • Urban Planning

  • Financing and Funding Strategy

  • Stakeholder Assessment and Partnership Strategy

Past Projects

The chicon

Located in East Austin, the Chicon is a 3-building mixed-use and affordable housing community. Pegasus President, Sean Garretson, serves as Board President and developer representative for the east Austin non-profit housing developer, Chestnut Neighborhood Revitalization Corporation (CNRC). The CNRC is one of the oldest CHDOs (Community Housing Development Organizations) in Austin.


The Chicon was created to help revitalize an important area of East Austin and provide affordable home and commercial ownership. The development encourages alternative modes of transportation and a decreased dependency on automobiles, as it is a carless development. Residents can rent a communal car to use. The project will consist of 90 residential units and 10 commercial units (all locally-owned).

This project won the National ULI Jack Kemp Excellence in Affordable and Workforce Housing Chairman's Award in 2019 for the most impactful project of the year.

meridian multi-use center

We worked with Meridian to develop implementation plans for some of the catalyst projects recommended in our earlier study. We evaluated the developed of multiuse centers focused on anchor amenities for the Downtown, including conference center, performing arts, and hotel uses. We developed a plan that incorporates adaptive reuse of existing Downtown buildings and maximizes flexibility for the City. 

waterfront pavillion redevelopment

After completing demand analysis for a new waterfront hotel for the City of Palacios, we have returned to the city to assist in defining a strategy for a new catalyst project to jumpstart tourism and economic development. The city's historic Pavilion is soon to be rebuilt and returned to its rightful place between a public beach and the city's major port. We are excited to advise the Palacios Beautification Committee on how to leverage this investment to complete the recently completed Waterfront Master Plan.

downtown meridian multifamily and condominium feasibility study

We returned to Meridian to evaluate potential for their multifamily and condominium development. We examined the existing housing stock and growth rates for the city, and compared them to the Downtown area specifically. We interviewed officials and apartment developers in the region, and used this information to make conservative projections on Downtown housing demand. We also compared these projections to the existing zoning allowance in the study area.


Desoto is uniquely situated in the Dallas-Fort Worth-Arlington metroplex, the fastest growing metro region in the United States. At a time of tremendous growth for the region, Pegasus was brought in to guide Desoto’s Hampton Road Redevelopment Project. The plan encompasses a three-part vision for the area, including the development of a mixed-use town center, a medical district with workforce housing, and a mixed-use Signature Destination. ​

In conjunction with an in-depth market analysis looking at elements such as existing conditions, the housing landscape, and the office and retail environment, Pegasus has provided a highest and best use analysis of all the city-owned properties along Hampton Road.  Pegasus is working with the City and EDC to implement Pegasus’ recommendations to guide the Hampton Road Redevelopment Project.

market feasibility study

The Circle C Outpost is a unique eco-tourist resort concept within the Circle C Ranch Preserve, located just 15 minutes from downtown Austin. Instead of a traditional hotel, guests can stay in one of 25 Airstream trailers on five acres of land, surrounded by nature. Pegasus was brought in to conduct a full market feasibility study and forecasted revenues of over $1 million by the end of the fiscal year one. As a part of the study, Pegasus analyzed 11 similar projects and local tourism trends. Finding the project feasible, Pegasus also provided recommendations for diversifying revenue sources with additional amenities and services.




Sean Garretson worked with Southern Bancorp to identify projects and revitalization opportunities for an 8-county region across the southeastern Arkansas Delta. Downtown Helena was a major part of this study because of its rich cultural and historical assets. Recently the same client reconnected with our team after hearing of our increasing interest in serving as a developer in revitalizing communities.


We worked to form & strengthen partnerships with a broad range of stakeholders to broaden the impact and reach of a multi-building rehabilitation effort for a number of unique, historic buildings in downtown Helena. We worked closely with the wonderful people of Helena and across the state to form a strategy built around opportunities in education, tourism, the music & entertainment industry, and small business/entrepreneurship to form the economic infrastructure to make these revitalized spaces successful. 

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The City of Stillwater hired Pegasus to continue building on recent successful implementation of downtown public improvements & infill programs spurring densification between Oklahoma State University and Main Street. Pegasus worked in partnership with architects at ADG and landscape architects of PDG to identify market opportunities and formulate a redevelopment revitalization strategy for two full city-owned blocks in the heart of downtown Stillwater.


Through extensive public outreach and stakeholder input our team facilitated the creation of a community-defined vision for improvements, new developments, and recommended programming for these important lots which included: a revamping of the existing Stillwater Community Center into a modern indoor-outdoor performing arts hub; boutique hotel & with events/meeting facilities; urban lofts; and small-scale retail and office space.



For the past several decades, Cleburne was a sleepy town of 25,000 people located on the periphery of the Dallas-Fort Worth metroplex. With the coming development of a new toll-road network, Cleburne’s population is expected to double in the next ten to fifteen years. The City hoped to capture this area growth to strengthen and revitalize their downtown into a vibrant, commercial and cultural hub connected to area road and transit networks.


We were hired along-side Halff Associates to analyze the existing market conditions and economic drivers to determine how much projected growth and market potential could be captured downtown.  Based on our economic and market analysis, and by making recommendations related to urban design and priority reinvestment zones, Cleburne’s downtown will remain the heart of the community.


In the News: Cleburne Plan Awarded by American Planning Association-Midwest Section



With the completion of several major planning initiatives including a new Comprehensive Plan, Parks and Trails Plan, and our own Economic Development Strategic Plan, the City of Buda is taking poised to ignite their historic downtown and main street corridors with entertainment and commercial activity. Pegasus is providing additional guidance on economic development strategies and land development alternatives the city can take to catalyze investment and draw more Central Texans into Downtown Buda. 

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