Agenda Date: 10/27/2026
Subject:
Title
Geneva Village Redevelopment Advisory Team Recommendation
Body
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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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Jenn Todd-Goynes, Officer-in-Charge, 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 and a recommendation for the early-stage redevelopment effort of Geneva Village. Council discussion will center around redevelopment scenarios, peer community examples, the recommendation, and potential next steps.
LONG-TERM OUTCOME(S) SERVED:
Vibrant Community with a Rich Culture
DISCUSSION:
Matrix will recap key themes from the council discussion during the August 11 study session, review the typical disposition process, and roles for the city as well as potential partnership models. Matrix will review their assessment of the site to discuss with council the potential of reactivation versus moving forward with demolition.
Matrix is returning with four development scenarios that can meet the goal outlined in the city’s long-range plan, Envision 2040: S&D 1: A downtown that continues to serve the entire community as a civic, historic, cultural, and economic focal point.
The four scenarios include all residential, horizonal mixed-use, vertical mixed-use, and a hotel. Matrix will contrast financial feasibility with market feasibility and then use a series of peer community examples to further illustrate the public role, the deal structure, and other key insights such as community engagement lessons learned.
Policy guidance from Envision 2040 (S&D 1-4, 6) provides important parameters for the discussion and as council determines the path forward for next steps:
• Pursue new efforts only where there are committed funding and other resources
• Evaluate investment and revitalization opportunities always with an eye toward Littleton’s guiding principles
• Emphasize quality urban design and cultivation of Littleton’s image involving both the public and private realms
• Facilitate further dialogue when efforts reveal that community desires differ from market-driven considerations
• Seek opportunities to engage public, private and non-profit partners to leverage local funds with other resources through joint initiatives
Matrix has prepared a recommendation for council to pursue a phased approach to the larger 28-acre site to equip the city with greater leverage and redevelopment options. The larger site’s financially feasibility provides more control over the overall development program and can allow the city time to better align with other key initiatives underway such as the Facilities Master Plan.
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 has been assisting 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 presented during the 2027 budget workshop an additional project manager FTE and a budget for consulting, this process can accelerate in 2027 with project planning and community engagement leading to City Council decisions and commencement of visioning in 2028.
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:
• August 11, 2026, study session: Matrix Design Group was engaged to provide Council with advisory support for the early-stage redevelopment effort of Geneva Village. Four contrasting scenarios to frame the range of possible futures for the site were presented and Council discussed goals, approaches, uses, potential roles and partnership models.
• 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:
Council has identified $1.5M in the 2027 capital budget for potential next steps that could support project management and site preparation for next steps related to redevelopment.
STAFF RECOMMENDATION:
There is no staff recommendation associated with this update as this is an opportunity for Council to hear directly from the Matrix team about their analysis, findings, recommendation, and suggested next steps.
ALTERNATIVES:
Council discussion will explore and prioritize alternative strategies based on the Matrix team recommendation. Council may provide direction to return with a series of alternatives for either a future study session or discussion during Council’s annual retreat.