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An architecture firm with deep roots in Denver is playing a key role as the Denver Broncos look to build a new stadium at Burnham Yard in the heart of the city.
Perkins&Will is leading small area planning efforts, which account for the infrastructure needed to turn Burnham Yard from an abandoned rail yard into a working neighborhood.
The company was hired to work on the area years ago, when the Colorado Department of Transportation bought the land. The city of Denver wanted to figure out what zoning would work in the area, what could be built there and how a transit-oriented development could spring from an entirely industrial area.
Things changed when the Denver Broncos stepped in several years ago. Instead of a general private development, the team at Perkins&Will found itself considering a stadium with an entertainment district.
“We were like, hey, this may actually turn into a very significant land owner of not only the old rail yard, but some of the properties around it,” said Stephen Coulston, principal with Perkins&Will. “We’ve been going through a really involved community engagement process.”
In a press conference on Jan. 28, Broncos owner Greg Penner said the team is listening closely to that process.
“We think that we will create something that is going to be special for the city of Denver and the state of Colorado,” Penner said. “We also understand that when you take on a project of this scale, there is going to be a lot of different opinions, and we have to take those in and then come up with the right solution.”
It’s far from the first time Perkins&Will has developed creative design processes and planning solutions for a project in Denver. Since its formation in 1962, the firm that would eventually bear the Perkins&Will name has helped make many significant structures in the area a reality.
Along the way, it’s become a national expert in sports, recreation and civic work — expertise it’s using on the Burnham Yard project and harnessing to grow its health care and urban design practices.
Originally called Charles S. Sink & Associates when it was founded 64 years ago, the firm was known as Sink Combs Dethlefs for most of its existence.
It worked on several structures important to sports and entertainment in the Denver area, such as the 115,000-square-foot Pat Bowlen Fieldhouse in Englewood, which opened in 2014, and the University of Colorado Boulder’s Folsom Field expansion. Sink Combs Dethlefs also designed Magness Arena at the University of Denver and built McNichols Arena, which was the home of the Denver Nuggets from 1975 through 1999 before being demolished.
A flagship project for Sink Combs Dethlefs was the Red Rocks Museum and Visitor Center, which added concessions, bathrooms and a welcome center to the iconic music venue built by the Civilian Conservation Corps in the 1930s and completed in 1941.
“Our design solution was to go underground so that we wouldn’t disturb the natural beauty of the place,” said Jennifer Stephens, a principal who has worked at the firm for 35 years. “It’s a very Denver solution, especially to such a beautiful, natural spot.”
Stephens said she went to the library to research old photographs when the Red Rocks project began. She still takes pride in the design, joking that her family gets annoyed at her discussing the history of the music venue every time they attend a concert.
Sink Combs Dethlefs merged with Chicago-based Perkins&Will in 2017. Perkins&Will is now celebrating 90 years as a company with the Denver branch contributing to more than 60 years of that history.
Perkins&Will honors history in many of its projects, including the firm’s work to restore the Sussex and Buerger Bros. buildings in downtown Denver’s Larimer Square. The firm’s own office, in the 1927 Rainbow Building, is an example of adaptive reuse. Stephens said her grandparents danced there when it was used as a music venue.
Ernest Joyner, principal and managing director of Perkins&Will’s Denver office, has been with the organization for several decades, including back when it was Sink Combs Dethlefs. Joyner said the merger in 2017 hasn’t impacted the dedication and character of the group’s practice.
“When we joined Perkins&Will, everything just became even more elevated in terms of expertise. It brought in lots more resources and practice areas,” Joyner said. “We like to call ourselves the smallest big firm, because it still feels like that.”
Since the acquisition, the firm has continued to shape big projects in Denver, such as the National Western Center Equestrian Arena. The firm is contributing to urban planning efforts for the future of Ball Arena as well, firm leaders say.
While remaining a global resource for sports design, Perkins&Will’s Denver office is expanding its urban design practice.
The Burnham Yard plan is one element of that practice. Perkins&Will is a subcontractor for HDR, which is overseeing the city’s planning efforts for the infrastructure around the stadium, according to previous Denver Business Journal reporting.
The small area plan attached to the Burnham Yard project covers 820 acres, according to Coulston, who is helping lead the firm’s planning work.
Coulston said the project is what brought him to Denver after years working for Perkins&Will in Austin.
“When we were talking about the small area plan for Burnham Yard, it had more to do with the fact that the state had acquired the railroad,” Coulston recalled, adding that only recently did his team learn about the Broncos’ plans.
Perkins&Will’s role is to help with community engagement and ensure the various planning efforts for the site are cohesive to create a transit-oriented development.
“We’re trying to all synchronize all of these pieces together in terms of thinking about the bigger picture around mobility,” Coulston said.
Along with expanding the local urban design practice, Perkins&Will is growing its aviation, science and technology and health care practices. Mackenzie McHale, associate principal for health, is building out a team for health care work, having moved over from HKS Architects in the last year along with several of her team members.
McHale said Perkins&Will is currently focused on metro Denver and hopes to help expand rural Colorado health access in the future.
“Every time I’m in a new facility or treatment center, I really feel closer and closer to the tribulations that they have to deal with,” McHale said. “From a design perspective, I know how to show up better and better every time.”
The company is also focusing on health by leading the development of a “Red List” of materials that are toxic or otherwise harmful while encouraging builders and designers to use more sustainable alternatives, Joyner said. Additionally, the firm sets aside a certain number of hours per year to provide pro-bono planning and design work to local nonprofits.
Stephens said those practices are what make Perkins&Will stand out.
“It’s really our commitment to creating places that better their communities,” she said. “So much of architecture is about the communities that it serves. And if you get that wrong, then you’ve not served the community, you’ve not served the client, you haven’t done anything that a good architect should be doing.”
Correction/clarification: A story highlight was updated to clarify Perkins&Will’s role in the development around the future stadium at Burnham Yard.
There’s finally a little good news for anyone who’s been priced out or sitting on the sidelines.
Buying a home is getting more affordable.
Monthly payments have started to come down, and the squeeze buyers have been feeling for the past few years is slowly loosening. Now, that doesn’t mean everyone can suddenly afford a home, but with how tough the market’s been, the improvement we’re seeing matters.
One of the best ways to see this shift is by looking at how much of a household’s income it takes to buy a home.
According to Zillow, housing is typically considered affordable when it takes 30% or less of your monthly income to cover your expenses. That includes your mortgage payment, taxes, insurance, and basic maintenance.
For the past few years, the math was well above that threshold, and it made buying a home unachievable for many. But now, we’re slowly moving back toward a balance. Zillow research shows it’s taking less of a typical household’s income to buy a home than it did just a few years ago (see graph below):
Now, we’re not all the way back to Zillow’s threshold of 30% of your income or less, so affordability is still tight. But things are trending in the right direction.
So, what’s driving the change? A lot of the focus lately has been on mortgage rates and how much they’ve come down over the course of the past year. But that’s not the only factor working in favor of buyers right now. Here are three trends benefiting buyers today:
1. Mortgage rates have eased. Rates are near their lowest level in more than three years, which helps lower monthly payments (see graph below):
2. Home price growth has cooled. Prices aren’t falling nationally, but they’re growing much more slowly than they were a few years ago. That means buyers today aren’t facing the same sharp jumps in purchase prices, which helps keep monthly payments more manageable – and buying more predictable.
3. Wages are growing faster than home prices. This one matters a lot. As Mark Fleming, Chief Economist at First American, explains:
“When income growth exceeds house price growth, house-buying power improves—even if mortgage rates don’t decline meaningfully.”
None of this makes buying cheap, but it does explain why the math is starting to work a little better for buyers than it did even a just a year ago. Put simply, the forces that hurt affordability over the past few years are finally easing. Fleming again explains it well:
“Affordability remains challenging, but for the first time in several years, the underlying forces are finally aligned toward gradual improvement. Mortgage rates may drift down only slowly, but income growth exceeding house price appreciation will provide a boost to house-buying power — even in a higher-rate world. Affordability won’t snap back overnight, but like a ship finally catching a steady tailwind, it’s now sailing in the right direction.”
These three factors combined are why economists expect affordability to keep improving in 2026.
But how much is affordability really going to improve? In some places, noticeably. Zillow says some markets are expected to fall back under their affordability threshold (30% of your income or less) by the end of the year:
But that doesn’t mean you have to be in one of these markets or wait until year-end to buy. Other places are already seeing big improvements in affordability. So, talk to a local agent about what’s happening in your market. You may find you’re able to buy after all.
For the first time in quite a whole, affordability is easing. That’s a meaningful shift.
And because this improvement isn’t happening everywhere at the same speed, understanding what’s changing locally is what really makes a difference. If you want to see how these trends show up in your area, talk with a local real estate agent.
It doesn’t get more classic than dinner (well, maybe if you throw in a movie too, but that’s so played out by now). Whether you want a quiet, candlelit dinner, are looking to spice things up with some live jazz, or want to keep it super lowkey at a casual spot, there are plenty of options to choose from.
The Post Chicken & Beer – For a casual holiday, skip the fancy tasting menu and head to The Post Chicken & Beer, where you’ll find Valentine’s specials sure to please. What’s more romantic than a heart-shaped box of hand-breaded chicken tenders? Pair it with The Post’s black velvet cake for the ultimate feast.
STK Steakhouse – Spice things up this Valentine’s Day at STK Steakhouse with special menu features. STK will offer 6 oz. wagyu filet, Wagyu fried rice with egg on top, Imperia Kaluga caviar, and more. Reservations can be made here.
Kona Grill – Make this Valentine’s Day extra sweet at Kona Grill with specials like The Perfect Pair surf & turf with a 6 oz. filet and lobster tail, Molten lava cake, Passion-rita, and more! Make reservations here.
Ultreia – This year, indulge in Valentine’s Day the week before, the weekend after, or on February 14th. Choose your favorites from the regular menus, or enjoy Valentine’s dishes specially crafted by the culinary teams for the occasion to create lasting memories with your loved one. Place your reservation here.
Frasca Food & Wine – Celebrate San Valentino with an unforgettable dining experience at Michelin-starred Frasca Food and Wine. Choose from three nights – Friday 2/14, Saturday 2/15 and Sunday 2/16 – to indulge in a romantic tasting menu. Place your reservation here.
Sunday Vinyl – Let Sunday Vinyl set the stage for an unforgettable Valentine’s experience on Friday 2/14 and Saturday 2/15. Indulge in a swoon-worthy tasting menu from chef Cody Cheetham paired with the warm, sultry tones of all-vinyl playlists. Make your reservation here.
Thirsty Lion – Choose from two prix fixe meals at Thirsty Lion (priced at $49 and $60 PP). Items include Black Cherry BBQ Pork Tenderloin, Parmesan Panko Crusted Halibut, Chocolate Porter Brownie, and more. Place your reservations here.
Saverina – Chef Christian Graves and his team have created a mouthwatering Italian-inspired menu for $95/person that includes Roasted Beet Salad, Hearty Vegetable Lasagna, Grilled Prime Filet, Red Velvet Cheesecake, and more. Reservations can be made here.
Ajax Downtown – This Valentine’s Day, the newly opened Ajax Downtown in Denver’s Union Station neighborhood is serving a special 3-course prix fixe menu ($95/person) that ignites all the senses. Sparks are sure to fly as nearly every item on Ajax’s menu incorporates open flame from the Josper grill. Make your reservation here.
The Kitchen – The Kitchen will be offering a prix fixe menu at only $99.50/pp with an optional $39.50/pp wine pairing. Enjoy grilled lobster tail, scallops, venison medallions, black forest gateau, and more! Make your reservations here.
Mizuna – This Valentine’s Day, let Mizuna sweep you off your feet with an unforgettable evening of culinary romance. For $215 per person, indulge in a multi-course meal designed to delight and surprise you and your special someone. Place your reservations here.
Luca – Luca opened 22 years ago on Valentine’s Day, and maybe that’s why you can taste so much love in every bite! Celebrate with Crab Agnolotti, Lobster-Tomato Sugo, 10 oz Ribeye, and more for only $95pp. Make reservations here.
Halcyon/Local Jones – Successful dates start with an engaging atmosphere, and when you spend your Valentine’s Day at Local Jones, you’re one step closer. So, Grab someone you love and get ready for a Valentine’s Day Dinner you won’t forget. Reservations can be made here.
Que Bueno Suerte – Que Bueno Suerte is celebrating Valentine’s Day with a deal you can’t pass up. For $80 you’ll get an appetizer, two entrees, dessert, and champagne. That’s pretty awesome.
Sometimes, you want to keep it extra simple: just you and your partner, sitting across from one another, sharing a few drinks. Or maybe you want to cheers one or two before heading to dinner. Whatever your plans, these places should be part of them. Make sure to check out our Best Speakeasies Guide for even more ideas.
Cooper Lounge – Celebrate your besties with specialty cocktails, gorgeous views, and giveaways at Cooper Lounge. Customize your evening with optional flower add-ons from Beet & Yarrow and desserts from Baumé. Make your reservation here.
Wynkoop Brewing Co. – Celebrate Valentine’s Day with a charming evening at Wynkoop Brewing Co., Denver’s first brewpub. Located in the heart of the LoDo neighborhood, Wynkoop offers the perfect blend of history, charm, and delicious craft beer.
There’s more to Valentine’s Day than just dinner – or at least there can be if you want to make it an extra memorable time. You’ll find many things to do around the city from small craft nights to whole markets to get you feeling the love.
Snarf’s & Snarfburger BOGO Valentine’s Day – Buy a sandwich or burger and get a second of equal or lesser value for free if you show you follow Snarf’s or Snarfburger on Instagram!