The meeting was held online and called to order at 5:30 pm. Carla Gurovich, Jack Williams, Ronnie Thomas, Jim Williams, Riah Onstott, Danny Babish and Jim Buck were present. Chris M - MAR operations manager, Ellen R - Membership Chair, and Devon W - Facilities Chair were also present. Guests included: Kabir P, Christine Hansen
Guest Comments:
Approval of October 2 regular Meeting Minutes
Review Email motions passed since October 2 meeting – None
Motion Jim B; Jim W 2nd - Approved
Membership Report
Membership report was emailed on November 18, 2025.
The committee had its normal meeting on September 20, 2025. On a report run on November 17th, the membership numbers are:
Male 380 64.8%
Female 206 35.2%
Total 586
Full 451 77%
FOM 135 23%
Total 586
Manager’s Report
The report was emailed on November 19, 2025, and is attached to the bottom of these minutes along with annotations made during the meeting.
Note: September Treasurer reports were provided today and will be discussed via email.
Treasurer’s Report for October 2025 as of November 13
Account Balances
Capital Improvement $ 55,996
Memorial Garden 27,288
Operating 129,614
Child Credit 38,582
Waitlist deposits included in Operating Account $16,265
Balance Sheet
Assets $1,092,182
Liabilities 251,093
Equity 841,090
Profit & Loss Oct 25 Oct 24
Income $13,777 $37,673
Expense $67,990 $93,299
Net Income ($54,213) ($55,566)
Profit & Loss YTD Oct 25 YTD Oct 24
Income $783,903 $645,007
Expense $697,913 $686,495
Net Income $ 85,987 ($ 41,488)
Accounts Receivable
Current $57,768
1 to 30 $ 3,717
31 to 60 $ 7,833
61-90 $ 5,271
91+ $ 1,070
Total $ 75,659
Comparing this October to last October, Revenue is down, Expenses are down and the monthly loss is somewhat less.
Comparing this October YTD to last October YTD, Revenue, Expenses and Net Income are all up.
Account balances and Receivables are all appropriate for this time of the year.
My suggestion would be to continue to watch expenses and minimize new projects, especially over our low income off-season months.
Motion to approve from Jack; 2nd from Riah. Approved.
OLD BUSINESS
Technology & Wi-Fi Update & Recommendations – Riah
Network has been okay; PCs in office are older and no longer accepting updates and will be replaced within next week. Estimate of replacements $1800.
Ellen says someone has complained about lack of Wi-Fi and another member’s booster has been unplugged. Riah – that booster needs to be replaced and will take care of it. Office has been taking other complaints about service; upstairs Gatehouse is not getting service. Riah will work on fixing; no AP upstairs and will add one and will check into other issues.
Background Check Policy Approval (re-sent with agenda)
Annual Campsite Agreement – Jim B motion; 2nd by Danny. Approved.
Recap of Pending Items
NEW BUSINESS
2026 Rates (see Rate Considerations document)
2026 Projects – Next Steps
Next Meetings: Regular Meeting – via Online on January 8, 2026 at 5:30 pm
Business Plan Meeting – tbd
Budgets and Rates
Adjourn: Motion from Danny, 2nd by Riah — unanimously approved. 7:04 pm
Mountain Air Ranch – Manager’s Report
Prepared by Chris May, Property & Operations Manager
Date: November 20th, 2025
1. Finance & Administration
1.1 Financial Snapshot
All accounts have been reconciled through September 30th, 2025.
Monthly payments have been entered in QB as of 11/18/2025.
1.2 Accounts Receivable Aging
Thank the good Lord Janet S-J is back and working AR.
2. Operations & Property Management
2.1 Facilities Status
2.2 Grounds & Infrastructure
Local Outreach
Note: Any work we do must be coordinated with our neighbors; otherwise, efforts will be in vain.
5. Risk, Compliance & Safety
6. Siteholders
6.1 Current Topics
4. Events & Activities
Recent Events
Upcoming Events
7. Manager’s Notes
As we move into winter, thank you all for your continued cooperation and commitment. With facilities and infrastructure secured, equipment ready, and holiday events planned, Mountain Air Ranch is positioned for a safe and successful season.
I will be on vacation from Friday, November 28th through December 5th.
Attachments: Maintenance Staff Proposal, Research/Position on Service Animal (legal)
In order to protect the safety, integrity and values of the Mountain Air Ranch community, the Corporation reserves the right to investigate, flag and review the background or behavior of any visitor, applicant or member and will follow a set of rules related to the results of Background Checks.
To maintain a safe and respectful environment for all members and guests, the following policies apply:
Visitors denied admission based on this policy may be reevaluated upon request for in-person visits or may submit a written appeal to maroperations@gmail.com within 15 days of notification. Appeals will be considered on a case-by-case basis.
Motion to approve by Jim B, Danny second; Approved.
Annual Site Agreement for 2026/2027 Summary of Suggested Changes
Comments Received via Email
MAR 2026 Rates Considerations & Questions
The following addresses each of the rate categories we should review in preparation for determining 2026 rates.
Overall Considerations
Rate Table
Rate Category
2025 Rate
Considerations
2026 Rate
Membership Fees
Full Membership 31+
$550
$15 increase to $565 = 2.7%
YES
Full 18-30
$345
$10 increase to $355 = 2.9%
YES
Full 70+
$470
$15 increase to $485 = 3.2%
YES
Full 18-30 Member Relative
$170
$10 increase to $180 = 5.9%
YES
Friends Membership
$130
$15 increase to $145 = 11.5%
YES
Grounds Fees (weekly rates are 6x daily rates)
Grounds Fees 31-69
$35/day
Grounds fees are up $4,761 (7.4%) for Jan-Oct 2025 vs. Jan-Oct 2024
Leave as is
Grounds 18-30
$25/day
Leave as is
Grounds 70+
$30/day
Leave as is
Grounds AANR
$30/day
Leave as is
Camping (weekly rates are 6x daily rates) and there is a 30% discount for Full and 15% for Friends
Note: The discounts were not tracked separately for tents, RVs and lodging. But a very conservative estimate is that $16K has been applied. Numbers below show a discount allocation of 10% to tenting, 30% to RV fees and 60% to Lodging.
Tent
$35
Tenting income up $3,452 (33%) for Jan-Oct 2025. Discounted at 10%, the total increase is $3,106 or 29%.
Leave as is
Overnight Fee
$35
Some concerns about whether Van Campers are paying overnight fee (especially those that park in clubhouse lot). Do we want to allow overnight camping in clubhouse lot? “Camping” line on P&L shows $1,380 for Jan-Oct 2025.
Push for tent-meadow and sticker showing paid in vehicle. Pre-approved and paid only overnight stays with a 20% penalty if not arranged in advance. All overnight fees must be paid either way.
RV <= 34 ft
$65
Despite observations from board members that the RV meadow does not seem as full as prior years, RV Meadow income (before discounts) was up $5,939 (45%) for Jan-Oct 2025 over Jan-Oct 2024. However, after discounts (30% of total) the income 2024-2025 is about even. Note that 30% is overly conservative since most RV users are visitors.
Leave as is
RV >34 ft
$85
Leave as is
Lodging (weekly rates are 6x daily rates) and there is a 30% discount for Full and 15% for Friends
Lodge Room 1 (upstairs)
$200
Total Lodging (before discounts) is up Jan-Oct 2025 over Jan-Oct 2024 by $19,832 (34%). Discounts (at 60%) reduce the increase to $11,900 (20%)
Leave as is
Lodge Rooms 2 & 3
$185
Leave as is
Lodge Room 4
$175
Leave as is
Lodge Apartment
$250
Leave as is
Ponderosa Cabin
$275
Leave as is
Gatehouse Room 8
$185
Has this room ever been rented? Should it stay on the rate sheet?
Remove from rate sheet
Seasonal Campsite Fees
High Season Only
$2,000
Increased 7% or $130 in 2025
Leave as is
High Season Pay Plan
$2,100
Leave as is
Full Year
$4,500
Increased 3% or $130 in 2025
Leave as is
Full Year Pay Plan
$4,700
Leave as is
Family visitors – Chris will take a look and make recommendations. Ellen – confusing verbiage in rate sheet needs to be resolved.
MAR 2026 Project Prioritization
Below are the 2026 projects proposed and/or suggested so far. The Board needs to determine next steps. An important first step is determining what budget, if any, can be allocated to any of these projects.
Priorities Suggested by Facilities
Note that comments in yellow are from the October 2 board meeting.
Priority 1 – Road Drainage & Maintenance
Note: $13,307 spent ytd 2025 (if it’s correct that road maintenance is under “Land” on the P&L)
General Consensus on Board Priority:
Next Steps: MGMT - budget yearly – Chris – recommendation for maintenance budget
Priority 2 – Massage Pavilion Revival (Phases 4–6)
Chris: pavilion has been there for many years with no safety issues. What is potential for MAR for that building or structure? It is not a building/not on our plat of insured pieces, if we put effort into fixing, what is the payback to MAR? Maybe discontinue use if it’s a huge safety issue.
Geral Consensus on Board Priority: Jack – Priority – low; Jim B – low; Jim W. – low; Danny – low; Riah – low; Ronnie – low
Next Steps: Project on hold
Priority 3 – Wildfire Mitigation
Carla – Regarding getting a Wildfire Mitigation Plan completed at a reasonable: Jim B did research on this previously and got a quote of $25K – have to use approved companies through JeffCo; most aren’t even in business anymore; those that are still in business did not respond to our inquiries.
General Consensus on Board Priority: Ronnie – no goats, Jim B – too expensive for goats – no; Jack – thought it was already decided on no; Jim W – too expensive and needs additional equipment, etc.; Danny – cost prohibitive; Riah – no goats – not worth budget after just leafage is gone.
Next Steps: Chris, Facilities, Danny C. to provide suggestions on budget for wildfire mitigation for 2026 and potentially for future
Priority 4 – Bear-Proof Trash/Recycle Enclosures
Chris – recreational areas should look at cosmetic options around poolside/clubhouse areas; Carla – space may be a problem, and we need to balance that issue
General Consensus on Board Priority:
Next Steps: Chris needs to get paperwork to Devon for grant; Chris to decide on color for units.
Priority 5 – Poolside Shade Structure
Carla – we need to look at semi-permanent options;
General Consensus on Board Priority: High priority
Next Steps: Explore additional options
Facilities-Oriented Project Suggestions from Board
General Consensus on Board Priorities: Possibly a 5-year project?
Next Steps: Research to be done; courts. To be discussed further for prioritization. Items to be discussed between Manager and Facilities Committee.
