Agenda Date: 08/11/2026
Subject:
Title
Geneva Village Site Redevelopment Process Options Discussion
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From: |
James L. Becklenberg, City Manager |
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Prepared by: |
Kathleen Osher, Deputy City Manager |
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Presentations: |
Kathleen Osher, Deputy City Manager |
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Eric Hiraga, Project Advisor, Matrix |
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Jenn Todd-Goynes, AICP, CNU-A, Officer-in-Charge, Matrix |
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Tom Berger, Construction & Demolition, Matrix |
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Karlen Beitman, Broker-Developer, JLL |
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Lizzie Lee, Finance & P3, Elee Advisory |
PURPOSE:
Matrix Design Group has been engaged to provide Council with advisory support for the early-stage redevelopment effort of Geneva Village. Council discussion will center around decision pathways and frameworks.
LONG-TERM OUTCOME(S) SERVED:
Vibrant Community with a Rich Culture
DISCUSSION:
Matrix will share the potential market reception for Geneva Village including a high-level assessment of how the real estate market is likely to respond to redevelopment of a property with Geneva Village’s characteristics. The advisory group will use four contrasting scenarios to frame the range of possible futures for the site and explore with council the value of criteria for evaluating the City's role and how the partnership model could be structured.
Council will have the opportunity to prioritize evaluation strategies for taking the property to market that maximize flexibility, creativity, and redevelopment potential. The strategies of greatest shared interest will return for more discussion on October 27, 2026.
Matrix team member Elee Advisory will provide an overview of the range of city involvement options (developer, co-developer, land seller, etc.) and effective public-private partnership structures. Illustrative examples of applicable redevelopment efforts in other communities will help council discuss and prioritize pathways and frameworks to further explore during the October study session.
The council will revisit the principles and land uses recommended by the 2025 TAP findings and recommendations to evaluate which align with City Council’s preferences and achieve shared outcomes.
Lastly, Matrix will discuss the potential timing, costs, benefits, and implications of accelerating demolition of structures not anticipated for reuse to get beyond the preliminary estimate and determine the series of potential options.
BACKGROUND:
The city has not determined a desired disposition strategy, redevelopment program, governance model, or procurement approach. During the April 28, 2026, study session, City Council choose to accelerate discussions about next steps for Geneva Village and directed staff to engage a qualified advisor. Through the city’s informal solicitation process for advisory services, staff received three responses to the advertised request for qualifications. Matrix Design Group was selected with a committee review.
Matrix will assist the city in evaluating redevelopment opportunities, market considerations, implementation pathways, public-private partnership structures, and strategic next steps necessary to position the Geneva Village property for future redevelopment planning and potential market engagement.
Matrix brings a combination of capabilities, including planning, civil engineering, land redevelopment, economic analysis, environmental services, demolition, construction management, partnership facilitation, and public engagement. Matrix is supplemented by four partners: JLL, a global leader in real estate services providing broker-dealer expertise; Public Alignment Communications, specializing in communications and facilitation; and Elee Advisory, a firm with deep experience in public-private partnership structuring and the specific tools most relevant to this project.
As discussed during the council retreat follow-up on April 28, 2026, redevelopment projects like this usually take 5-10 years to complete. Since the City’s decision in September 2023 to move forward with relocation of former residents and redevelopment of the site, this project has been managed by the City Manager’s Office without dedicated staff capacity. There is no budget established for consulting and/or community engagement work. Without additional project manager and consulting capacity, staff would not be able to begin project planning, in earnest, until 2028, following the completion of the Main Street Improvement project, the Belleview Service Center replacement project, and the Blueprint Boulevard projects. With an additional project manager FTE and a budget for consulting, the process could accelerate in 2027 with project planning and community engagement leading to City Council decisions and commencement of design in 2028. These considerations will be presented as part of the Council’s 2027 budget process.
Prior Actions or Discussions
The City of Littleton bought the property and surrounding acreage in 1975 and built the current city hall at the east end of the site. The Geneva Village site was managed by South Metro Housing Options until they determined the management arrangement was not consistent with their organizational mission and they opted out of the management agreement in 2019. The city then engaged a new property manager and actively began a discussion with council about alternatives for the property.
Council has prioritized next steps for Geneva Village since 2019 and supported next steps that included:
• April 26, 2022, study session: Starboard Realty Group was engaged by the City of Littleton to provide potential options and next step recommendations for the Geneva Village property located at 5444 South Prince Street, and the broader approximately 28.3-acre City owned property that includes Geneva Village, Geneva Lodge, Geneva Park, and the Littleton Center.
• February 14, 2023, study session: Council reviewed the rehabilitation estimate prepared by Reconstruction Experts (RE). Estimated at over $5M in 2021, staff also explored with Council financing mechanisms, impacts to rent, and alternatives for redevelopment. Council emphasized best practices for supporting existing residents as discussions continue about the long-term plan for the site and requested an in-depth survey of Geneva Village residents as a first step. Council also requested a discussion with the Historical Preservation Board (now Commission) about the historic merits of Geneva Village and future considerations as Council considers rehabilitation or redevelopment. Staff was tasked with hosting an update meeting with residents of Geneva Village in March 2023 and engaging B-Konnected to conduct one-on-one interviews with residents.
• April 17, 2023: HPB members engaged in a discussion about the historic attributes and the unique elements of the Geneva Village site.
• July 2023: Council identified $200,000 in ARPA funds to support ongoing housing navigation, day-to-day support, and future relocation planning for the then current residents of Geneva Village through BKonnected.
• August 22, 2023: Council reviewed the results of the Geneva Village resident survey conducted by BKonnected and the letter provided by the Historical Preservation Board outlining considerations for Geneva Village’s historic significance.
• September 19, 2023, regular meeting: City Council directed staff to chart a course to redevelop Geneva Village, provide ongoing support for current residents.
• January 2024, Council provided an additional $25,000 in ARPA funds to support additional support services for Geneva Village residents. BKonnected continues to support and work on the relocation of one remaining resident.
• February 13, 2024: Staff provided an update on Geneva Village and recommended potential next steps including an application for the ULI TAP and DRCOG grant.
• November 1, 2024: Staff applied for Downtown Littleton’s Northern Gateway including Geneva Village to ULI-Colorado for a for a Technical Advisory Panel and a matching grant from DRCOG.
• January 6, 2025: ULI CO and DRCOG accepted Littleton’s TAP application. The city was successful in winning the matching grant.
• March 25, 2025, study session: ULI staff presented an introduction and overview of ULI and the Technical Advisory Panel process.
• May 21-22, 2025: The ULI panel toured the site, held working sessions, and held a public presentation of the ULI technical advisory panel’s findings on May 22.
• April 28, 2026, study session: During the council retreat follow-up, City Council choose to accelerate discussions about next steps for Geneva Village and engage an advisor and schedule a foundational study session for August 11, 2026, that would educate the Council and foster discussion on a series of topics including market reception, city development roles, peer community examples, ULI TAP consensus, and demolition pros/cons.
FISCAL IMPACTS:
There are no fiscal impacts associated with this council discussion. Funding for any additional steps including demolition have not been identified in the current 2026 budget, but could be appropriated from General Fund fund balance, with commensurate addition to the City’s operating gap, should Council wish to proceed directly to property demolition.
STAFF RECOMMENDATION:
There is no staff recommendation associated with this council discussion and introduction of the advisory team.
ALTERNATIVES:
Council discussion will explore and prioritize alternative strategies to further explore as part of the next discussion and advisory session with the Matrix team scheduled for October 27, 2026.