Here’s why the Broncos’ plan to redevelop Burnham Yard is far more than just another new stadium district popping up in America (Editorial)

The Broncos are poised to stay in the heart of Denver and that is an announcement that all of Colorado can celebrate even if they ve never cheered for the orange and blue Greg Penner CEO of the Broncos communicated Tuesday morning that the football unit s ownership group plans to spend billions of dollars transforming an abandoned railyard just southeast of downtown into a new stadium and entertainment district In an unique interview with The Denver Post Gov Jared Polis Mayor Mike Johnston and Greg Penner shared a vision for Burnham Yard that is far more than just another billion-dollar stadium project in a country that financially and often emotionally supports teams in the National Football League Sometimes you need constraints Penner reported explaining that his gang was drawn to Burnham Yard by the possibility of using selected of the existing buildings rusted equipment and even the old switchyard Those constraints include contaminated land historic buildings a working rail line and acquiring splotches of land one at a time to reach about acres that Penner and his group have quietly spent the last year acquiring in a city where less than a quarter acre of land sells for about a half-million dollars We can see how the constraints on the site will lend themselves to an authentic project that feels less like a privately owned utopia and more like a natural extension of the city s core If everything comes together the Broncos stadium at Burnham Yard will give Denver a state-of-the-art venue that can compete for tourism-generating events year-round a transit-oriented progress that offers visitors alternative means of fast easy transportation and a revitalized part of the city that is now a blighted brownfield Our biggest concern with this location was the need for Denver Water to move a few of its operations including brand new buildings and sell the land to the Broncos as part of their -acre footprint The CEO of Denver Water Alan Salazar assured us early on that he would not let the project increase water rates Fortunately Penner and Johnston reported the final agreement will make Denver Water whole The new Denver Water headquarters building will remain where it is but the Broncos will acquire new land for Denver Water s operations equipment and repair facilities and pay for the new buildings on the site Demolition work is underway on a building at Burnham Yard in Denver on Friday July Photo by Hyoung Chang The Denver Post This was a good outcome Penner revealed But also Alan Salazar and his association were very tough so it was not an easy one to get to resolution We appreciate everyone s diligence in getting to this point where Burnham Yard despite and because of all the complications and constraints is the preferred location for the new Broncos stadium Penner s vision is that the new stadium and entertainment district will embrace the history of Burnham Yard maintaining particular of the existing buildings and even various of the historic equipment to make this project so much more than another mixed-use advancement Too often developments of this size that pop up on virgin ground get lost to boring cookie-cutter street scaping and architecture But the Broncos owners aren t building a Disneyland an hour south of Denver where the Mainstreet will look just like the one outside Orlando Polis and Johnston deserve credit for bringing acres of state-owned land to the table The project supports urban infill and it will capitalize on the existing light-rail station at the location and future plans for a Front Range Commuter Train that drops off commuters from north and south of the Denver Metro Area This is a chance to showcase transit-oriented evolution in a very special place noted Polis who has used his influence during his two terms in office to champion our fledgling rail system and residents transportation Denver Mayor Mike Johnston emphasized the win for Colorado that not only will the acres of Burnham Yard be reborn after having sat vacant for years but also the acres under the existing Empower Field and Mile High Stadium will revert to city ownership creating a once-in-a-lifetime opportunity for the city to direct its own advance including providing affordable housing in a city where all but the majority affluent buyers have been priced out All three men cautioned that there was a peril the project could not move forward as envisioned Various parcels of land still must be acquired and obviously the Broncos s owners need to finalize their design and architectural plans But we would rather celebrate too early than let the moment slip by The preferred alternative should this plan be stymied by environmental remediation costs neighborhood opposition or bungled land sales is in Lone Tree That is about an hour south of the city center but Lone Tree is a small town that will continue to thrive even without a multi-billion-dollar assets from the Broncos Decisively we would like to celebrate that the Broncos plans expose the residents to much less threat than other projects For example Las Vegas financed almost half of the Raiders billion stadium with a hotel room tax Both Polis and Johnston emphasized that the Broncos owners did not want a taxpayer-funded stadium and that the redevelopment project would not require a tax increase of any sort Related Articles Keeler Broncos won t just be playing in Super Bowls Thanks to Burnham Yard we ll be hosting them Burnham Yard Broncos stadium reaction Elected officers applaud largely private funding plan Everything you need to know about the new Broncos stadium planned at Burnham Yard Broncos name Burnham Yard preferred site for new stadium progress Denver Water approves million purchase of property near Burnham Yard amid stadium talks But we do urge selected caution and restraint as this project rolls forward with an aggressive timeline that could have the Broncos playing their first encounter in the new stadium in Denver Police officers patrol outside the stadium with horses at Empower Field at Mile High in Denver on Sunday Sept Photo by Hyoung Chang The Denver Post Polis and Johnston can be extremely transparent about the subsidies for this project Are the Broncos going to pay fair realm value for the state-owned land and the nearby parcel owned by Denver Water Will the Broncos owners be granted taxing authority to levy higher property taxes and sales taxes on future homeowners and businesses in Burnham Yard How multiple tax subsidies will the Broncos receive from the city and state Penner Polis and Johnston reported it is far too early to answer those questions as there isn t even a site plan for the maturation yet Long before a special district or metropolitan district gets approved the Broncos owners must begin the planning process for zoning approvals Tax increment financing won t be an option until the Department of Urban Renewal completes its assessment of the land It has become a given however that every developer on the Front Range be given taxing authority by the city or county and it is likely that this project will also qualify for tax breaks due to the nature of the remediation needed on the land Those concessions to the Walton-Penner Ownership Group could transform Burnham Yard into a vibrant district that fits seamlessly with the existing neighborhood while freeing up acres at the old Mile High site for a housing project directed by the City of Denver The benefit will far outweigh the costs and the Broncos will remain right where they belong only a limited miles from the historic Mile High location and close to the beating heart of the city Sign up for Sound Off to get a weekly roundup of our columns editorials and more To send a letter to the editor about this article submit online or check out our guidelines for how to submit by email or mail