On September 9, 2025, the Denver Broncos, in collaboration with Denver Mayor Mike Johnston and Colorado Governor Jared Polis, announced Burnham Yard as the preferred site for a new, privately funded, retractable-roof stadium, targeted for completion by the 2031 NFL season. This 58-acre former railyard in Denver’s La Alma/Lincoln Park and Baker neighborhoods is poised to become a transformative mixed-use district, blending sports, entertainment, housing, and community spaces. The project, led by the Walton-Penner Family Ownership Group, emphasizes community engagement through a robust Community Benefits Agreement (CBA) process. This article serves as a comprehensive guide to the Burnham Yard project’s community planning efforts, detailing its history, vision, stakeholder involvement, challenges, and opportunities for residents to shape Denver’s future. For more on Denver’s urban transformation, visit likiy.net/denver-evolving-skyline.

Understanding Burnham Yard’s Historical Context

Burnham Yard, located just east of Interstate 25 and north of Sixth Avenue, has been a cornerstone of Denver’s industrial history since 1871. Established by the Denver & Rio Grande Railroad and named after George Burnham, CFO of Baldwin Locomotive Works, it served as a major economic hub for over 150 years, servicing trains like the California Zephyr and Winter Park Ski Train. At its peak, it employed hundreds, including women and Black workers in the 1940s and 1950s, a rarity at the time, as noted by Historic Denver’s John Deffenbaugh. The railyard ceased operations in 2016 and was sold to the Colorado Department of Transportation (CDOT) in 2021 for $50 million, originally for transit infrastructure but later deemed surplus.

The site’s crescent-shaped, 58-acre footprint, combined with an additional 25 acres from Denver Water and other acquired parcels, totals over 100 acres. Its proximity to downtown Denver and the 10th and Osage RTD light rail station makes it a prime candidate for redevelopment. However, the demolition of some historic buildings in 2025 sparked controversy, with community advocates like David Griggs of the La Alma/Lincoln Park Neighborhood Association calling for respect for the area’s cultural legacy. To learn more about Denver’s historical sites, check out likiy.net/denver-history or visit historicdenver.org.

The Vision: A Stadium-Anchored Community Hub

The Burnham Yard project envisions a world-class, retractable-roof stadium as the centerpiece of a vibrant, year-round mixed-use district. Privately funded by the Walton-Penner group, who purchased the Broncos in 2022 for $4.65 billion, the development aims to transform the blighted railyard into a dynamic destination. Key components include:

• Stadium: A state-of-the-art facility with a natural grass field and retractable roof, enabling NFL games, Super Bowls, NCAA Final Fours, and concerts year-round.
• Mixed-Use District: Over 4 million square feet of development, featuring restaurants, retail, hotels, affordable housing, offices, entertainment venues, and public spaces like parks.
• Transit Connectivity: Enhanced access via RTD light rail, pedestrian pathways, and potential ties to the Front Range Passenger Rail, connecting Fort Collins to Pueblo.
• Community Amenities: Grocery stores, childcare centers, and job opportunities to address local needs.

The project aims to triple the number of events hosted at Empower Field at Mile High, boosting Denver’s profile as a sports and entertainment hub. “One of our goals is to make sure we are engaging community members 365 days a year,” said Carrie Walton Penner, highlighting the vision for a lively, inclusive district. For insights on sustainable urban planning, see likiy.net/sustainable-city-planning.

Community Engagement: The Heart of the Planning Process

Central to the Burnham Yard project is a commitment to community-driven planning through a Community Benefits Agreement (CBA). The CBA process, starting immediately after the announcement, involves collaboration with the Denver City Council, local neighborhoods, and organizations like Denver Water. The goal is to ensure the development reflects the priorities of La Alma/Lincoln Park and Baker residents, who number around 13,000 and include a significant Latino population tied to Denver’s Chicano movement.

Key Community Priorities

A 2010 neighborhood plan by Denver’s Department of Community Planning and Development outlined desires for housing, retail, parks, and educational facilities at Burnham Yard. Current priorities, as voiced by residents and advocates, include:

• Affordable Housing: Mayor Johnston aims for housing “above and beyond” the city’s 10-12% affordability requirement, addressing gentrification concerns.
• Job Creation: Local hiring for construction and permanent roles in the district.
• Cultural Preservation: Integrating historic structures, like the diesel locomotive shop, to honor the site’s legacy.
• Infrastructure: Improved roads, bridges, and public transit to enhance accessibility.

Residents can participate in public meetings and forums, with updates available at denvergov.org/burnhamyard. “The Broncos are fully committed to a strong and inclusive CBA process,” the team stated, emphasizing transparency and collaboration.

Stakeholder Involvement

Key stakeholders include:

• La Alma/Lincoln Park and Baker Neighborhood Associations: Advocating for community needs and historical respect.
• Denver City Council: Led by Councilwoman Jamie Torres, overseeing zoning, a new small-area plan, and a metropolitan district agreement.
• Denver Water: Relocating facilities impacted by the project, with costs covered by the Broncos.
• Historic Denver: Pushing for preservation of remaining structures.
• CDOT: Selling the 58-acre site to the Broncos at cost, ensuring no state financial loss.

The CBA process will address concerns like the 2025 demolition of historic buildings, which sparked backlash from residents who felt it showed “enormous disrespect” to the neighborhood’s history, per Griggs. The Broncos aim to rebuild trust through active engagement.

Infrastructure and Environmental Considerations

The Burnham Yard project aligns with Denver’s broader infrastructure goals, particularly through the Vibrant Denver bond package, set for a November 2025 vote. This includes:

• $90 million to replace the 8th Avenue viaduct with a surface street.
• $50 million for repairs to the 6th Avenue bridge, both critical for site access.

These improvements, while necessary regardless of the stadium, will enhance connectivity to the new district. The Broncos may also seek tax-increment financing (TIF) to fund public infrastructure, redirecting new tax revenue from the development. For more on Denver’s infrastructure plans, visit likiy.net/denver-infrastructure.

Environmental Cleanup

Burnham Yard’s 150 years as a railyard left environmental challenges, with potential contamination from industrial activities. The state conducted a deep environmental analysis, giving the site a green light for development, but cleanup is required to ensure safety. This process, funded by the Broncos, will make the area livable and sustainable, aligning with Denver’s environmental goals.

Economic and Social Impacts

The Burnham Yard project promises significant economic benefits, including:

• Job Creation: Construction and permanent roles in retail, hospitality, and entertainment.
• Tourism Boost: A retractable-roof stadium will attract major events, drawing visitors and revenue.
• Local Business Growth: Restaurants, shops, and hotels will stimulate the economy.

Socially, the project aims to reconnect historic neighborhoods, fostering inclusivity. However, concerns about gentrification and rising housing costs persist, as noted by urban planner Don Cohen. The CBA will prioritize affordable housing and community-serving amenities to mitigate these risks. The Denver Housing Authority’s sale of a nearby lot stipulates 150 new housing units, reinforcing this commitment.

Redeveloping Empower Field at Mile High

Once the Broncos move to Burnham Yard in 2031, the 80-acre Empower Field site will revert to city ownership. Mayor Johnston envisions a thriving West Denver neighborhood with housing, parks, and community spaces. Planning begins in 2026, guided by community feedback, and could include expanded RTD light rail or Front Range Passenger Rail connections. This dual redevelopment—Burnham Yard and Empower Field—positions Denver for transformative growth. For more on West Denver’s future, see likiy.net/west-denver-redevelopment.

Challenges and Controversies

Despite its promise, the Burnham Yard project faces challenges:

• Historic Preservation: The 2025 demolition of buildings used by marginalized workers drew criticism from Historic Denver and residents.
• Community Trust: Past lack of transparency, like unannounced demolitions, has strained relations.
• Scale and Complexity: A multi-billion-dollar project across 100 acres requires meticulous planning to avoid delays or cost overruns.
• Gentrification: Clustering stadium districts near downtown, alongside Ball Arena and a proposed NWSL stadium, could inflate housing costs, per economic development expert Brad Segal.

The Broncos and city aim to address these through transparent engagement and the CBA process, ensuring the project benefits all Denverites.

How Residents Can Shape the Future

Community involvement is critical to Burnham Yard’s success. Residents can:

• Attend Public Meetings: Sign up for updates at denvergov.org/burnhamyard.
• Join the CBA Process: Voice priorities like housing, jobs, and transit.
• Engage with Neighborhood Associations: Connect with groups like the La Alma/Lincoln Park Neighborhood Association to advocate for local needs.
• Monitor Progress: Follow updates on likiy.net for news on Burnham Yard and related projects.

The city will develop a new small-area plan for Burnham Yard, replacing the 2010 La Alma/Lincoln Park plan, to reflect current community goals. Councilwoman Torres emphasized, “These neighborhoods are home to 13,000 residents and an incredible cultural history. The Broncos see the opportunity to integrate into these communities.”

Why Burnham Yard Matters

Burnham Yard is more than a stadium project—it’s a chance to revitalize a historic site, reconnect neighborhoods, and elevate Denver’s global profile. By staying in Denver, the Broncos reinforce their 66-year legacy while addressing modern fan expectations. The retractable-roof stadium and mixed-use district will create a year-round destination, blending sports, culture, and community.

“This is a once-in-a-century day for Denver,” said Mayor Johnston. The project’s success hinges on balancing innovation with respect for the past, ensuring Burnham Yard becomes a community asset. For fans, it promises an enhanced game-day experience; for residents, it offers jobs, housing, and connectivity; and for Denver, it cements its status as a top-tier city.

For ongoing coverage of the Burnham Yard project and Denver’s urban evolution, visit likiy.net and explore official updates at denverbroncos.com or denvergov.org.

FAQs about the Burnham Yard Project: Community Planning Guide for Denver’s Future

The Burnham Yard Project involves redeveloping a historic 58-acre former railyard site in southwest Denver (between 6th and 13th Avenues, bounded by Seminole Road and Osage Street) into a mixed-use district anchored by a new Denver Broncos stadium with a retractable roof. The project emphasizes community-driven planning to integrate it with surrounding neighborhoods like La Alma-Lincoln Park and Barnum, focusing on housing, parks, infrastructure, and economic benefits. The City and County of Denver is leading a Small Area Plan process starting in 2026 to guide this vision, ensuring input from residents on affordable housing, public spaces, transit, and preserving historic elements. Below are some common FAQs based on official announcements and planning details as of September 2025.

1. What is the Burnham Yard Project?
The project aims to transform the long-vacant Burnham Yard—a site that operated as a major railyard from 1871 until 2016—into a vibrant, year-round community hub. It includes a privately funded, retractable-roof NFL stadium for the Denver Broncos (opening targeted for 2031), an entertainment district, housing (including affordable options), parks, open spaces, childcare, grocery stores, and other amenities. The goal is to reconnect divided neighborhoods, boost economic activity, and host events like Super Bowls or concerts without new taxes. The state owns the site (purchased for $50 million in 2021), and the Broncos have conceptual agreements to acquire it plus adjacent land.

2. What is the Community Planning Guide or Small Area Plan for Burnham Yard?
The Small Area Plan is a city-led process to create a long-term vision for how Burnham Yard integrates with West Denver communities. It will address zoning, land use, transportation (including rail and light rail enhancements), environmental impacts, and community benefits like affordable housing and public infrastructure. Public engagement will begin in 2026 through meetings, workshops, and notifications, ensuring resident input shapes the development. This plan works alongside technical studies (e.g., CDOT’s rail alignment) and NEPA environmental reviews. The city anticipates it will guide rezoning, a development agreement, and a metropolitan district for funding public improvements.

3. How will the community be involved in the planning?
Community engagement is central: Residents can sign up for the city’s notification list for updates on meetings and studies. The Small Area Plan will include outreach to neighborhood associations (e.g., La Alma-Lincoln Park), historic preservation groups, and stakeholders in housing, mobility, and culture. The Broncos commit to partnering with locals to preserve historic buildings (like the 1901 coach shop) and develop a community benefits agreement. Early steps include civic discussions on site design, with the city emphasizing “built by Denverites for Denverites.” Recent investments, like $1.3 million in La Alma-Lincoln Park upgrades, show ongoing community focus.

4. What about the stadium and its impact on the area?
The stadium will be privately funded by the Walton-Penner Broncos ownership (no public tax dollars for construction), with a retractable roof for weather flexibility and natural turf. It’s the preferred site over alternatives like Lone Tree or staying at Empower Field (lease ends 2030). The project spans over 100 acres (including adjacent Denver Water land), but about 17 acres may remain for rail/transit. Benefits include economic growth, job creation, and neighborhood reconnection, but concerns like traffic and historic preservation (e.g., recent demolitions criticized by Historic Denver) will be addressed in planning. The old Empower Field site will revert to the city for further redevelopment.

5. What is the timeline for the project?

• 2025-2026: Site acquisition finalization, initial community engagement, and Small Area Plan kickoff.
• 2026-2028: Detailed planning, environmental reviews (NEPA), zoning approvals, and City Council votes on the plan, rezoning, and agreements.
• 2028-2030: Construction begins; Broncos play at Empower Field until lease end.
• 2031: Stadium opens.
  The full process could take 5-7 years, with public input ongoing. Ballot measures like the “Vibrant Denver” bond (November 2025) may fund related infrastructure without new taxes.

6. How does this project address historic and environmental concerns?
Burnham Yard’s history as a key industrial site (employing up to 1,000 workers) will be honored by preserving or redeveloping structures like the 1924 steel car shop. The planning process will evaluate demolition vs. reuse based on community needs and rail alignments. Environmentally, CDOT’s study optimizes tracks to minimize impacts, and NEPA will assess effects on resources. The project avoids I-25 expansion but supports light rail and Front Range Passenger Rail. Recent controversies over unannounced demolitions highlight the need for better transparency, which future engagement aims to improve.

7. What are the expected benefits and potential challenges?
Benefits: Economic boost (jobs, events, tourism), affordable housing, parks, and transit improvements; keeps the Broncos in Denver; redevelops vacant land into a connected neighborhood. Challenges: Traffic during events, relocation of Denver Water facilities (funded by Broncos), historic preservation, and ensuring equitable development. The city and team stress no new taxes, with public improvements via bonds or districts. Neighborhood leaders seek strong community benefits agreements to address concerns.

For more details or to get involved, visit denvergov.org for the Small Area Plan or sign up at codot.gov for CDOT updates. The project is still evolving, with deeper engagement ahead.

Additional FAQs about the Burnham Yard Project: Community Planning Guide for Denver’s Future

Below are additional frequently asked questions about the Burnham Yard Project, building on the previous response. These address related topics such as transportation, economic impacts, community benefits, and specific concerns based on available information as of September 2025. The project involves redeveloping the 58-acre former railyard in southwest Denver into a mixed-use district with a new Denver Broncos stadium, housing, parks, and amenities, guided by a city-led Small Area Plan starting in 2026.

1. How will transportation and traffic be managed for the Burnham Yard Project?
The project prioritizes transit-oriented development. The City and County of Denver, alongside CDOT, is studying enhancements to light rail (RTD’s W Line nearby) and potential Front Range Passenger Rail connections. The Small Area Plan will address parking, bike/pedestrian access, and traffic mitigation for game days and events. Unlike Empower Field’s current setup, the new site aims to integrate with existing transit to reduce car dependency. Challenges include managing event-day congestion and ensuring rail realignments (e.g., consolidating tracks) don’t disrupt neighborhoods. Community input will shape solutions, with CDOT’s ongoing study informing infrastructure needs.

2. What economic benefits will the project bring to Denver?
The Burnham Yard development is expected to create thousands of jobs (construction, stadium operations, and retail/hospitality), boost tourism through major events (e.g., Super Bowls, concerts), and increase local business revenue in nearby neighborhoods like La Alma-Lincoln Park and Barnum. The Broncos’ private funding for the stadium avoids public tax burdens, while a metropolitan district may fund public improvements like parks or streets without new taxes. The “Vibrant Denver” bond (on the November 2025 ballot) could further support infrastructure. Long-term, the project aims to revitalize a vacant site, increasing property values and tax revenue for community reinvestment.

3. How will affordable housing be incorporated into the project?
The Small Area Plan emphasizes affordable housing to address Denver’s housing crisis. The mixed-use development will include residential units, with a portion designated as affordable (exact percentages TBD during planning). The city is exploring incentives for developers and leveraging the Broncos’ community benefits agreement to ensure housing accessibility for low- and moderate-income residents. Community feedback will help define “affordable” and prioritize local needs, especially for historically underserved areas like La Alma-Lincoln Park, which has a strong Latino and Native American heritage.

4. What measures are in place to ensure equitable development and avoid gentrification?
Concerns about gentrification in neighborhoods like La Alma-Lincoln Park and Barnum are being addressed through the Small Area Plan’s community-driven approach. The city is committed to equitable development by prioritizing local input, preserving cultural heritage (e.g., supporting the Chicano/a/x arts community), and ensuring benefits like jobs and housing serve existing residents. The Broncos’ community benefits agreement will likely include commitments to local hiring, small business support, and anti-displacement measures. Recent city investments, like $1.3 million in park upgrades, signal a focus on neighborhood equity.

5. How will the project impact nearby neighborhoods culturally and socially?
The project aims to reconnect divided neighborhoods (e.g., La Alma-Lincoln Park, Sun Valley, Barnum) by creating public spaces, cultural amenities, and pedestrian-friendly links. Plans include parks, childcare facilities, and potentially a grocery store to address food access gaps. The Broncos and city are engaging with cultural groups to preserve the area’s Chicano/a/x and Native American heritage, possibly through public art or repurposed historic buildings. Socially, the goal is to foster a year-round community hub, not just a stadium, but residents worry about event-day disruptions and rising costs, which the planning process will address.