Breckenridge Council Candidates

Questions Breckenridge Town Council, mayor candidates answered:

1. What are your thoughts about the Town’s partnership with the ski resort? Is the Town headed in the right direction working with the resort and a consultant to come up with a plan for the gondola lot and surrounding property?

2. Recently, discussions resurfaced about the potential to limit ground floor office space in order to maintain pedestrian vitality on Main Street. What are your thoughts about the issue?

3. Throughout the past year, affordable housing and childcare have been top priorities for the Town. How do you feel about the Town’s initiatives, the money being spent and where they are headed?

4. What is your vision for Breckenridge? What initiatives do you feel are important for the Town’s future?

For Breckenridge Town Council...

Jeffrey Bergeron

• Hometown: Brockton, Mass.
• Occupation: RSN TV, freelance writer, radio host
• Community Service (last three years): Town Council, Planning Commission, Breckenridge Open Space (current commissioner and co-founder), Breckenridge Liquor Licensing Authority, Backcountry Snow Sports Alliance (one of the Summit County chapter’s founding members)
• Length of Time in Summit County: More than 30 years
• Family: Wife, Ellen, and a Dog named Bob.

1. The ski resort is both an important partner and a competitor. Its contributions to our community’s nonprofit organizations are substantial. As a town, we must weigh the impacts both good and bad. In my first term, we’ve had some successful partnerships such as the Gondola and transit. On the downside, there was the displacement of Kinderhut child care center as well several local businesses due to VRI’s taking over many long-term leases at Beaver Run. I’ve no doubt as to the commitment the management at the ski resort has to our community, but we must remember as a publicly-held company, their ultimate allegiance is with their shareholders. Ours is with our residents, merchants and guests.

The gondola lot is an example of where both parties work well together, as we both have a stake in the success. The early planning of this area is being done as a partnership, and our goal is to make sure it adds to Breck’s character naturally without hurting what’s working in our downtown core today.

2. I have little doubt that Breckenridge Main Street needs a mix of restaurants, retail and some offices — real estate and otherwise. If we could maintain the current balance, particularly as we develop Main Street to the north, that would be desirable. It is in the Town’s best interest to promote that balance. I would like to keep legislation as an option but first look at incentives, free market influence and enticing a more retail-motivated, high-end visitor.

3. My first concern is to accommodate the locals who are currently living and working in our Town. Unless we foster an environment where families can be raised and locals feel vested, our Town we will change from a community into a resort. Childcare is a key element, as is jobs, arts, recreation and parking. Subsidizing childcare is money well spent. I feel the same way about attainable housing as long as we use existing density. Much of what separates Breckenridge from other mountain towns is our commitment to the needs of our long-time locals with housing and childcare.

4. My vision for Breckenridge is to keep the town a place where locals can work, play, walk and bicycle safely. A good place raise kids, enjoy unspoiled open space and maintain the aspects of our community that caused us to move here.

I think we can do this by being selective of how we grow and how fast we grow while remembering what we value.

Michael J. Bertaux

• Age: 59
• Hometown: Oak Park, Ill.
• Occupation: During the winter season, I work as a lift operator for Breckenridge Ski Resort. During the summer, I work for Stan Miller Inc. as a caretaker for the four Highlands at Breckenridge Home Owners Associations
• Community Service (last three years): I am currently serving a term on the Breckenridge Planning Commission
• Length of Time in Summit: Moved to Breckenridge on Memorial Day of 1972
• Family: Single

1. The Town's use of a consultant to plan the development of the Watson and Sawmill (aka Miners and Tailings lots) is appropriate in order to ensure that these properties contain the amenities that serve the community first and that the correct amount of density is used as per the Town's Development Code. It is of primary importance to preserve, as well as to increase the parking reservoir that already exists on these lots. As an employee of the ski area, I would not participate in any decisions involving the resort.

2. I am personally opposed to this proposal because I believe that the market is doing a good enough job controlling the amount of office space on Main Street. The Town planning office has estimated that the square foot frontage along Main Street is only 13 percent. To my way of thinking, this is not of the proportion that I find to be a problem. We cannot outlaw office commercial any more than we could outlaw T-shirt shops or some other type of commercial use.

3. I support daycare and employee housing initiatives within the Town. When the Town creates, or causes the creation of more employee housing units, it should also be looking at additional daycare services. I support the current scholarship program, as well as the employee supplements that the current council has begun, and I support the continuance of these programs. I believe that an additional daycare facility will be needed in the near term. The Town is looking into the development of Block 11 for additional employee units. These units will be crucial in attracting the employees that will be needed to support our tourism economy.

4. Every election is an opportunity to evaluate where the Town is, and where it is going in the future. We will be looking at how the national economy, credit crisis and gas prices affects the tourism industry, and we should be prepared to respond. Our Town is being inundated by the pine beetle epidemic and we must take action to protect our scenic vistas and property values.

John E. Ebright

• Age: 64
• Hometown: Los Angeles, Chicago
• Occupation: Retired, former VP controller for public utility companies
• Community Service (last three years): Two years volunteer with BOEC, volunteer Ski Spectacular, Highlands Park HOA — treasurer/pine beetle committee
• Length time in Summit: Property owner since 1991, permanent resident 2006
• Family: Married 38 years, 3 children, 3 grandchildren

1. It is mandatory that the Town and the ski resort have a good working relationship. The Town and the ski resort are very much dependent on each other, and in order to maintain a healthy and vigorous community, we must work together. The gondola area and adjacent parking lots are the largest undeveloped piece of property in the Town. This area, I believe, if developed correctly, will be a major enhancement to the Town. Hiring a qualified consultant that is independent from the ski resort to make recommendations for the gondola area is a wise decision.

2. Encouraging retail businesses on the ground floor of Main Street in order to influence more pedestrian traffic makes sense. However, I am opposed to passing some type of regulation prohibiting offices. My strong preference would be to provide incentives to retail businesses. Incentives could include tax holiday for some period, relaxation of some building code requirements and creating more short-term free parking.

3. With regard to childcare, the new childcare facility in Town that is nearing completion should provide a substantial amount of these services to the community. On the other hand, there seems to be a lot of discussion about affordable housing, but I have not seen much actual construction that has been completed in the past year and I do not know how much will be completed in 2008. I am aware of a new affordable housing project that has just been completed on Tiger Road. I would like to see a much more aggressive plan to begin construction of these buildings. It appears to me that the Town and developers have spent a substantial amount of time fighting about housing. I believe we need to look at different options for building that can be done in a very quick time frame.

4. My vision for Breckenridge is to continue its growth as a world class ski resort, yet make sure it maintains the historic and cultural charm of its mining town origins.
Key initiatives facing the Town are as follows: Carefully monitor the Peak 7 and 8 developments to ensure that impacts on the community are minimal such as traffic flow, make sure water requirements are not exceeded and environmental requirements are maintained. Also, monitor development plans for the gondola area and adjacent parking lots which could include additional parking for Main Street customers and ensure completion of affordable housing units in a fast time frame.

Geoffrey J. Gempeler

• Age: 60
• Hometown: Madison, Wis.
• Occupation: 35 years as a trial lawyer and businessman/banker
• Community Service (last three years): In the last 3 years I have not been as active in community service as earlier in life. Now that I have time again, I am offering my years of business and management experience to our community.
• Length of Time in Summit: I have lived in Summit County since July 2001, but have had a home here since 1999.
• Family: Wife of 36 years, Madalyn, son Chris, and daughter Michelle

1. I think Breckenridge is fortunate to have Vail as a “partner” in our community, but it is a relationship that takes negotiating skill and business experience. Vail brings tremendous assets to Breckenridge, but Vail also creates problems and costs for the community, and they need to participate in these costs. While I believe in having consultants as part of the decision process, I have found that management (the Town Council) cannot defer the tough work to consultants. Development of the Gondola area is a highly charged issue that can have a significant effect, good or bad, on our businesses, as well as the viability of our community. It is critical that this issue be resolved right.

2. My experience tells me that as long as there is empty space and empty lots on Main Street, there doesn’t appear to be a problem at this time. I urge the Town Council to focus on the issues that are ripe for decision and let Main Street evolve naturally until a problem appears on the horizon. Certainly a problem could develop, but remedial efforts at this time appear premature.

3. Affordable housing and childcare is a critical issue in our community. From what I have learned, it appears to me that the Town has taken some positive steps toward solution. The new daycare is a terrific enhancement. I applaud the Town for taking this bold step. New affordable housing units are in progress. But, there are several tiers to the problem, and I would like to investigate whether a longer term vision might lead to more cost effective solutions for transitory employees and others.

4. My vision for our community is that it retains its small town charm, in conjunction with an international destination resort. With the growth of Vail properties, the Town needs to prepare itself for increased traffic, business, shopping and an international clientele. Properly managed and with the help of local talent, Breckenridge has a wonderful future and can maintain its local charm. I look forward to being a part of fulfilling the Town’s dreams for the future.

Peter Joyce

• Age: 50
• Hometown: Breckenridge
• Occupation: Home Builder
• Community Service (last 3 years): Planning Commission, Historic Preservation Committee
• Length of time living in Summit: 12 years
• Family: Wife Stacy, children, Krysten, Brian, Kelly

1. Maintaining an open and healthy partnership with the ski resort is vital to our mutual success. A great partnership example is the joint approach to master planning the gondola base area. The effect of looking at both the Town’s property and the resort’s property as one parcel essentially allows for one blank canvas which should lead to fostering more creativity and flexibility during the design process. Exhibiting a proper sense of scale, enhancing the river corridor and drawing people into the core area of Town will be critical elements for both groups. The importance of this project is obvious.

2. One interesting discovery of this study is that the percentage of offices currently existing is lower than most people believed it to be. A certain mix of office space will add to the vitality of the pedestrian experience. The amount of separation between office spaces is important to maintain in order to keep the visitors’ interest from building to building, hopefully drawing them from one end of Town to the other. If a policy were to be adopted, one option to allow for increased office density might be to allow the applicant to create the interest. Some examples to effectively keep interest and entice visitors along the street include public art, creative store front, etc.

3. Studies show a definite need for affordable housing that we unfortunately will not be able to attain due to space limitations. However, the Town is fortunate to have land available to alleviate a significant portion of this need. I certainly believe creating and maintaining affordable housing helps to stimulate diversity among the population which is not only vital, but healthy for the community. The availability of affordable housing will hopefully continue to attract young families, which of course will lead to the need for appropriate levels of childcare. Both topics should always be top priorities for Town Council to be reviewing.

4. During the Town’s Vision Statement process, one of the consultants helping with the study noted we currently enjoy a healthy and vibrant environment with a strong sense of community. I agree. My goal would be to embrace that position and move forward, addressing issues in a proactive manner. We have many important issues facing the Town. Several of the most important topics currently on the agenda include the McCain parcel with its potential for open space and water storage, how to best manage capacity as the Town’s popularity continues to grow, the continued development of Block 11 and effectively handling the Highway 9 expansion.

Eric Mamula

• Age: 43
• Hometown: Breckenridge
• Occupation: Restaurateur
• Community Service (last 3 years): Breckenridge Town Council
• Length of time living in Summit: 22 years
• Family: Wife Sara, and 2-year-old son Quinn

1. The gondola lots are the last major development parcels in Town. It is vital to the community that the Town plays a key role in the planning of these parcels. I am currently the council liaison on this project, and it is encouraging that the ski area is interested in the Town’s input prior to its Master Plan submittal. Usually we have no say until a project is well underway, and then the process limits our involvement.

2. I disagree with the Town’s desire to regulate properties in the core. I believe that the market has and will take care of the Main Street mix.

3. As a current councilmember, I am thrilled that the Town has taken such a progressive stance. Our local community is the soul of this Town and these programs are directly aimed at retaining the locals. Without the ability to house the people who make this community run and provide daycare for their children, we would become a very sterile resort rather than the vibrant Town that we all came here for.

4. My vision is a community where locals, second homeowners and visitors can enjoy all of the wonderful benefits of the mountains. The Town’s push for daycare and affordable housing are big steps in the right direction. One of my personal initiatives is the building of a reservoir for water storage. Water will continue to be a major issue in the west, and Breckenridge needs to be prepared for times of low flow.

For Breckenridge Mayor...

John G. Warner

• Age: 57
• Hometown: Denver
• Occupation: Dentist
• Community Service (last 3 years): Summit Community Care Clinic — volunteer Dentist, Summit Huts Association — President, Breckenridge Town Council, Breckenridge Planning Commission, Open Space Advisory Commission
• Length of time living in Summit: 27 years
• Family: Wife Carre, daughters, Brittany and Katey

1. I believe that the Town is being wise in its partnership with the ski resort. These affected parcels of land need to be developed in keeping with the character of the Town, maintaining at least 1,500 parking spaces and helping create an interest for our visitors to move to the core of the Town. The consultant (DTJ Design) has an understanding of these goals and will facilitate the process.

2. I feel that Main Street and the overlay district is the “golden goose” for much of the Town’s economic viability and sustainability. This concept represents a “shared wealth” for many people in Breckenridge. That said, I believe a discussion concerning limiting ground floor office space is vital to this shared value. Therefore, we as a community, should be considering any number of initiatives to manage the pedestrian vitality of the overlay district/Main Street. This could include limiting ground floor office space with incentives, separation of office space, etc.

3. I’ve been fortunate to serve on the Town Council affordable housing/childcare subcommittee for the past year. The initiatives that staff, council and our committee have put forth are now and will in the future serve the Upper Blue River Basin. With the caveat of periodic monitoring of the administrative aspect of these initiatives, I believe the Town is headed in a very positive direction.

4. My vision for Breckenridge includes a diverse population of health-centered and fun loving individuals who embrace environmental sustainability. Because of adequate housing and childcare for our own residents, we will maintain a vested community which pursues the establishment of a comfortable capacity which maintains the small “real town” feeling of Breckenridge.