Mountain Air Ranch Minutes of the Board of Directors for March 12, 2026 The meeting was held online and called to order at 5:33 pm. Carla Gurovich, Jack Williams, Ronnie Thomas, Jim Williams, Riah Onstott, Danny Babish and Christine Hansen were present. Chris M., MAR operations manager. Adam S., Membership Chair, and Kabir P., Treasurer, were also present. Guests included: Ellen R., Guest Comments :
Approval of January 8 regular Meeting Minutes Motion to approve: Riah; 2 nd : Danny; Approved.
Review Email motions passed since January 8 meeting –
on a review of the chart of accounts, as revised mid-year. Second by Jack. All in favor with last vote on 1/22 from Christine.
Membership Report Membership report was emailed on March 11, 2026.
The membership numbers as of March 7 are:
Male 362 64.18% Female 202 35.81% Total 564 Full 439 77.8% FOM 125 22.1% Total 564 New Members Brunch Sunday May 17 th 10a-12p Membership Mixers June 13 th , July 11 th , August 22 nd Manager’s Report The report was emailed on emailed on March 11, 2026, and is attached to the bottom of these minutes along with annotations made during the meeting.
Treasurer’s Report – Kabir P Kabir projected a Balance Sheet and some Activity Reports during the meeting, highlighting some specific areas:
• Motion to approve from Danny; 2 nd from Jack. Approved.
Traveler’s Insurance Claim – Jim
claim. I asked her for an update as to when the claim would be settled and why the delay.
He informed me our claim had been placed as inactive. He moved it back to active status and took notes that would be provided to Kim on her return in two weeks.
spreadsheet of our invoices with more questions attached.
to all of Ms. Pham's questions.
several attempts to satisfy their questions.
If once again we hit a wall, I think it's time to turn it over to Allen. But let's give it one more chance.
Another tactic would be to send the bill to Chuck W. and have Chuck put pressure on his agent to get the claim settled.
o Operating account to increase funds available for repair/improvements (since expenditures should have been allocated against repairs originally)?
Gate Repair/Replacement Proposal – Riah/Chris Riah provide pricing for four different options (see attached) Pool Shade Structure Options – Jack Jack did some research with both Planning and Building departments at JeffCo.
allowed accessory buildings (good news).
have to be a structure similar to the one over the hot tub or the massage pavilion. It cannot be fabric and it cannot be semi-permanent umbrellas unless that are 4ft apart.
Jack recommends that we look at the offerings of Cleary Buildings and ask them to provide a proposal (see document pasted to these minutes). The proposed structure would be 30’ x 40’ x 8’4” and would be $20,058 not including a survey, permit or the additional required pavers. If we wanted a concrete floor (rather than the pavers, Jack gave a rough estimate of $10,000.
One related bit of other information: On any future outdoor building permit a surveyor must get the exact location and distance from the property line. They keep finding it 2026 Project Prioritization and Approval (Items listed in potential priority order).
See attached worksheet. Need to:
for Repairs and/or Improvements
chair purchases)
o Current Shop Project underway o Roads o Beetle Kill and Fire mitigation o Lighting at Gatehouse, Clubhouse o Gate repairs/replacement o Increased shaded seating at pool o Improve the landscaping on the south side of the lodge and install 2 corn- hole courts o Build surrounds for the porta potties.
o Outdoor stage o Drop-down movie screen
Technology & Wi-Fi Update & Recommendations – Riah Upgrade office machines and gate system; internet good.
Sent phone system proposal to Chris with minimal cost to MAR.
Conservation Easement – Jim W (Review the documents sent by Jim W) Why a conservation easement? For Mountain Air Ranch, it would be a method to monetize an asset which we do not plan to develop. It provides funds from our land without having to sell parts or take a mortgage, which is against our by-laws.
Strickland with the Mountain Area Land Trust (MALT) – the latter is responsible for Trusts in our area
to $100,000 to obtain. Ms. Strickland stated that since we are zoned Planned Development, our evaluation could come in substantially higher than agricultural zoning.
voted on in May. The bill will extend the tax credit which is due to expire soon.
This has several Trusts in Colorado on hold until May. They are all waiting to see what impact this will have going forward. While this bill is pending, both Trusts advised me that it was not a good idea to start spending money on the various requirements to put forward an easement until the bill has passed. If this is something we think we will ultimately do, their suggestion is that we wait until May before we move forward. The legislature is currently hesitant to hand out tax credits.
Recap of Other Pending Items
addressed when a draft is ready
proposed bylaws; what happens with trash cans?
NEW BUSINESS Chris: Article for newsletter regarding alertness to trespassing – does not need BOD approval Next Meetings: Regular Meeting – in person on May 7, 2026, at 5:30 pm Business Plan Meeting – tbd Adjourn: Motion from Ronnie, 2 nd by Danny; unanimously approved. 7:21pm Mountain Air Ranch Manager’s Report Date: March 2026 Prepared by: Chris May, Manager
1.1 Account Balances Current account balances are as follows:
These balances represent the current available funds within their respective accounts and will continue to be monitored as operational expenses and seasonal preparations increase as we move into the spring and summer season.
1.2 Financial Administration
Jim B.’s access to QuickBooks has been removed and Kabir P. has been added. During this meeting, I submitted my proposed revisions to the Chart of Accounts to improve financial clarity, specifically separating capital improvements, maintenance, and operational supply expenses .
Additionally, a request was submitted to Pritesh Patel, Business Banker at JPMorgan Chase – Remington Branch (Littleton, CO) to remove Jim B. as a signer on the Ranch bank accounts and add Kabir P. as an authorized signer.
Kabir and I will continue working together to refine the Chart of Accounts, so it better serves the financial reporting needs of Mountain Air Ranch . These improvements will help ensure that budgeting and financial tracking are more accurate and easier to manage in the future.
2.1 Operations Key focus areas include:
Special projects currently underway or in the planning process include:
2.2 Proposed High Season Staffing Staffing:
Account Balance Distribution Account $109,514.6 7 Capital Improvement Account $55,996.40 Child Credit Account $38,584.60 Memorial Garden Account $27,288.14 Total Funds Across Accounts $231,383.8 1
Overall Ranch management, operations oversight, staff coordination, facilities supervision, financial administration, and event support.
Grounds, pool, and building maintenance. Cleaning support when needed.
Grounds, pool, and building maintenance. Cleaning support when needed.
Trey will also be working weekends in the Lost Bikini Grill .
Responsible for keeping MAR’s buildings and grounds clean and tidy .
Office operations specializing in AA N R membership processing , along with general daily business operations.
Office operations specializing in Accounts Receivable (AR) along with general daily business operations.
Developer and administrator of the Personal Payment Agreement (PPA) program .
Office Operations The MAR office will be open daily from 9:00 AM to 5:00 PM beginning April 1, 2026 , totaling 56 public-facing hours per week .
From April 1 through the first week of May , office operations will require approximately 72 staffing hours per week to support early season activity.
From mid-May through the end of September , peak season operations will require approximately 130 staffing hours per week to accommodate increased guest traffic, member services, reservations, and administrative workload.
From October 1 through October 31 , staffing needs will decrease to approximately 70 hours per week as seasonal activity begins to slow.
From N ovember 1 through March 31 , the office schedule transitions to winter hours of 5 hours per day, 7 days per week , requiring minimal staffing during the off-season.
Additional staffing will allow the office to effectively manage guest and member check-ins, phone calls, membership processing, accounts receivable, reservations, general daily administrative operations, and assist with house cleaning when needed .
Proposed Additional Staffing To meet the operational demands of the high season and current staff limitations , I believe we will require an additional 2 to 3 staff members to adequately support maintenance, cleaning, guest services, and event operations.
In addition, I will be looking for candidates with skills in social media, marketing, and merchandise sales , particularly to help promote Mountain Air Ranch online and support the development and sales of MAR swag and branded merchandise .
Deela C. and Charlie M. may be able to fill most of this staffing need depending on their availability and scheduling.
Volunteer Opportunities Mountain Air Ranch has always benefited from strong volunteer participation. As we move into the busy season, several opportunities exist for members to help support Ranch operations and property stewardship.
Current volunteer opportunities include:
These volunteer efforts help maintain the Ranch, improve safety, and strengthen the sense of community that makes Mountain Air Ranch unique.
2.3 Site Moves & Siteholder Coordination April and May are important transition months at Mountain Air Ranch as siteholders prepare for the upcoming season, site changes occur, and seasonal operations begin to ramp up.
A total of 7 sites became available this year .
2 existing siteholders decided to move:
N ew siteholders include:
The three remaining available sites are #122, #124, and #126 , with new siteholders TBA .
At the completion of the site assignment process, I will be sending an email to all affected parties outlining the move dates, times, and responsibilities of everyone involved to ensure the process runs smoothly and efficiently.
Additionally, the Doug Triggs Trailer has been leased for the 2026 season for $1,000 per month . I will be preparing the lease agreement shortly, with occupancy beginning May 1st .
The goal is to facilitate a smooth site move and change period that is organized, respectful, and drama-free for all involved .
The staff is working closely with the Entertainment Committee to complete the calendar of events for the 2026 high season .
Additionally:
newsletter; maybe adding something to make it more social)
property maintenance.
July 4 th big weekend
Completion of Ceiling Replacement in the Workshop The ceiling in the Mountain Air Ranch workshop is currently in need of replacement. The goal of this project is to complete the removal and replacement of the existing ceiling while improving electrical, plumbing, and mechanical safety systems.
Project Scope
N ote: Approximately 95% of the above work must be completed before the new ceiling can be installed.
Ceiling Replacement Materials & Cost - Ben Item Co st Waterproof Wire $13 8 Ceiling Material Options Estimated Total Cost Drywall Option: $1,012 Steel Option: $1,196 Labor will be performed primarily by Ranch staff , minimizing project costs.
Replace Existing Televisions with Roku Smart TVs & Discontinue DirecTV Service Mountain Air Ranch currently maintains a DirecTV subscription costing $308 per month ($3,696 annually).
Replacing existing televisions with Roku Smart TVs would allow access to streaming services directly through the Ranch’s internet connection while eliminating the satellite service.
Repurposing Existing Equipment Existing televisions may be repurposed throughout the Ranch for:
Financial Impact Eliminating DirecTV would remove the $3,696 annual operating expense .
Full Proposal Full proposal and cost analysis — TBA Outlet Boxes $10 0 Ceiling Lights $16 0 Hangers $60 Heater Protector $65 Drain Adapter $5 1" Drain Insert $20 Screws $45 Ten (10) 2x4s $39 Mud / Foam $50 Tape $10 Rubber Coat $12 0 Item Co st Option Co st Fire-Coded Moisture Resistant Drywall $20 0 Galvanized Steel Panels $38 4 Chris May Manager Mountain Air Ranch
Gate Hardware Lazy Gate Option 1 Tilt-A- Way Option 2 Gate Opener & Exit Sensor $ 16,390.00 Gate & Opener - Assembled $ 24,511.79 Gate $ 7,500.00 LED Status $ 928.93 Shipping Not Quoted Shipping $ 1,650.00 Total $ 23,890.00 Total $ 27,090.72 Lift Master Swing - HD Option 3 Lift Master Double Swing Option 4 Opener $ 3,677.00 Opener $ 5,264.00 Gate $ 7,500.00 Gate $ 7,500.00 Shipping $ 359.00 Shipping $ 359.00 Tax $ 161.06 Tax $ 229.46 Total $ 11,697.06 Total $ 13,352.46 Access Control Unifi Access Main Hub Kit $ 799.00 LPR $ 398.00 Cards x200 $ 60.00 $ 1,257.00 Option 1 - Lazy Gate $ 25,147.00 Lift Gate - 16 Ft Option 2 - Tilt-A- Way $ 28,347.72 Lift Gate - 16 Ft Option 3 - Lift Master Swing $ 12,954.06 Single Swing - 16 Ft Option 4 - Lift Master Double $ 14,609.46 Double Swing - 8x8 - 16 Ft Riah recommends this option for the grand entry and motor burnout; have backup systems in case of power outage.
Kabir: What is cost of labor if we do this installation in- house?
Chris: we do have an anonymous donation of at $2700; our gate is not a security gate.
*Chris and Carla to discuss options for budgeting; Riah has extra $ in IT budget for access system for gate + donations brings costs down to $10k for gate system — will discuss further by email
2026 MAR Projects & Allocation Total Budget 2026 Repairs Improvement s Total 6700 Repairs & Maintenance 4220 4220 6705 Land (Should include roads and Beetle Kill Projects) 13300 10000 23300 6710 Buildings 1230 1200 2430 6711 Clubhouse 4800 4800 6712 Lodge 450 450 6713 Sauna Building 200 2600 2800 6720 Vehicles 2800 2800 6725 Equipment, Machinery 700 700 6730 Equipment, Recreation 250 250 6740 Furniture & Fixtures 1250 1250 6745 Office Equipment (New Computers?) 2400 2400 0001 POOL AREA 4650 4650 0008 ELECTRICAL UPGRADES (Could include shop electrical?) 2100 2100 TOTALS 31600 20550 52150
