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 –

• 1/17/2026: Motion by Jim W to approve the 2026 budget as presented contingent

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.

OLD BUSINESS

Traveler’s Insurance Claim – Jim

• Several weeks ago, contacted Kim Pham, the adjuster handling our insurance

claim. I asked her for an update as to when the claim would be settled and why the delay.

• Kim was on vacation but a second adjuster was available to handle any questions.

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.

• On her return, Ms. Pham contacted me and requested photographs and provided a

spreadsheet of our invoices with more questions attached.

• Chris compiled more photographs (annotating each one) and provided the answers

to all of Ms. Pham's questions.

• I submitted all this new information early this week.
• I will contact Ms. Pham next week and see where we are. This is the latest of

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.

• Where do funds from claim payment go?

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.

• Planning and Zoning had no issue, and they said according to our ODP we are

allowed accessory buildings (good news).

• The building department said that because we are in a wildfire zone it would

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:

• Have estimates
• Designate which projects will be handled under the current 2026 budget items

for Repairs and/or Improvements

• Designate which could be funded by donations (e.g., shade structure, lounge

chair purchases)

• Determine if any should be addressed with capital improvement balance

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

• Also need to consider purchase of a new truck

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.

• Phone meetings with Tony Caligiuri of Colorado Open Lands and Christine

Strickland with the Mountain Area Land Trust (MALT) – the latter is responsible for Trusts in our area

• An easement could possibly mean 7 figure money for us on a cost of $70,000

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.

• The legislature is currently going over house bill 26-1230 which is going to be

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

• Pool Area Electrical Upgrades - Jack & Jim W
• Deck and Deck Coverings Guidelines for Approval – Riah & Chris – To be

addressed when a draft is ready

• Facilities Bylaws Approval – Carla may take a stab at drafting new

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

• Financial Status

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

• Meeting with Kabir P. (Treasurer) – March 7:

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.

• MAR Operations

2.1 Operations Key focus areas include:

• Property maintenance and springtime readiness
• Coordination with Trey and Ben on daily maintenance tasks

Special projects currently underway or in the planning process include:

• Screen repair and replacement in the Lodge, Kids Room, and Shower House
• Construction of outside showers at the Adam & Eve Bathhouse
• Replacing the ceiling in the Workshop and Pool Mechanical Room
• Scheduling the pool opening — weather permitting, with April 13th as the target date
• Scheduling the opening of trash service and porta-potties
• Organizing and executing a successful, drama-free site move and change month
• Managing the Annual Site Agreement process
• Planning and preparing for the Annual Clean-Up Weekend scheduled for May 2nd and 3rd

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

• Chris M. — Manager — 50–70 hours per week

Overall Ranch management, operations oversight, staff coordination, facilities supervision, financial administration, and event support.

• Ben G. — 40 hours per week

Grounds, pool, and building maintenance. Cleaning support when needed.

• Trey C. — 32 hours per week

Grounds, pool, and building maintenance. Cleaning support when needed.

Trey will also be working weekends in the Lost Bikini Grill .

• Indi J. — 40 hours per week

Responsible for keeping MAR’s buildings and grounds clean and tidy .

• Ellen R. — 24–30 hours per week

Office operations specializing in AA N R membership processing , along with general daily business operations.

• Janet SJ. — 24–32 hours per week

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:

• Annual Clean-Up Weekend
• Fire Mitigation Projects
• Weed Whacking and Trail Maintenance
• Highway Clean-Up

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:

• Chuck W. — Site #416
• Darren B. — Site #346

N ew siteholders include:

• Jim & Julie W. — Site #518
• Pacho & Camie — Site #408
• Devon & Rachel — Site # 102
• Mark & Dawn — Site #212

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 .

• Events

The staff is working closely with the Entertainment Committee to complete the calendar of events for the 2026 high season .

Additionally:

• Friday N ight Fun-Raisers will be moved to the Community Kitchen. (maybe every other Friday; sign up sheet in

newsletter; maybe adding something to make it more social)

• I suggest these funds be directed toward the purchase of a new or used plow truck to support Ranch operations and winter

property maintenance.

July 4 th big weekend

• Project Proposal

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

• Electrical Improvements
• Replace or convert all wire covers and outlets to waterproof rated fixtures
• Remove all ceiling electrical boxes and relocate them to the walls
• Hard-wire all ceiling lights
• Repair or replace the electrical box
• Replace all extension cords with permanent wiring
• Plumbing
• Adjust pitch on drain from sauna overflow
• Modify floor to allow proper drainage
• Create drainage for filter tanks
• Add a floor drain in the wet room
• Install plumbing hangers where needed
• Hangers and Mounts
• Remount flue spout
• Replace gas lines and install additional hangers
• Remove unused or outdated materials from ceiling
• Replace cloth hangers with code-compliant hangers
• Install heater protector for heating system
• Repair air vents (top and bottom)

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.

• Project Proposal

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:

• Event information displays
• Staff training screens
• Common area media displays
• Maintenance or workshop use

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

New Front Gate Options Pricing

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.

2026 Project Prioritization & Approval

*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

Previously

Proposed Project

Estimato

r Estimate

Cover in

2026

Repairs

Budget

Cover in

2026

Improve

ments

Budget

Board

Priority

(3 High,

2

Medium,

1 Low, 0

None)

Board

Approval

as of

3/10

Solicit

Donation

s

Shop Area

(already in

progress?)

Chris/

Jack

$1200 for

ceiling

replacement

only

Yes

Buildings Yes

2026 Road

Resurfacing Chris $8,000

Budget -

$23,300

land/repairs

Beetle Kill & Fire

Mitigation Chris $

Volunteer

labor/staff

labor

Gate Repairs/

Replacement

Riah/

Chris

$14,609 (b4

labor)

Increased Shading

& Seating at Pool

Jack/

Carla $20-35,000 Yes

Improve

landscaping on S

side of lodge and

install 2 corn-hole

courts Chris

$1,500 labor

$1,500

materials

Build Surrounds

for Porta Potties Chris $700

Outdoor Stage Chris

Not needed if

we do shade

structure

New Ranch Truck Chris

$8-12,000

used w/plow

attached

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

Conservation Easement

I had a phone meeting with Tony Caligiuri of Colorado Open Lands in early February. Mr. Caligiuri is

the President of the Trust and does intake for the organization. He updated me on what is currently

going on with Conservation Easements in the legislature and introduced me to Christine Strickland

of the Mountain Area Land Trust (MALT). MALT is a sub chapter of Colorado Open Lands and

handles property along the mountain areas in Jefferson County and the other counties closer to the

front range (where we are located).

After being introduced by email to Christine Strickland with MALT, we then had a phone meeting to

go over Mountain Air Ranch as a potential candidate for a conservation easement. Ms. Strickland

stated it is of interest to the trust when an organization such as ours is willing to nominate acreage

that lies closer to ongoing development - as we currently do.

Acreage in Jefferson County is going for $20,000 to $40,000 per acre depending on access,

topography, etc. When determining whether this is something of interest to Mountain Air Ranch,

there is a sample of what it means for a $1,000,000-evaluation contained in the primer provided by

Colorado Open Lands (attached). It could possibly mean 7 figure money for us on a cost of $70,000

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.

On the political front, the legislature is currently going over house bill 26-1230 which is going to be

voted on in May. The bill will extend the tax credit which is due to expire soon. This has several

Trusts in Colorado somewhat 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. So, we will have to wait

and see.

I have again attached the primer provided by Colorado Open Lands along with an introduction to the

Mountain Area Land Trust. After reading through this, feel free to send me questions which I will

compile & answer for our next board meeting.

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-law

Minutes of the Board of Directors for January 2026

The meeting was held online and called to order at 5:32 pm. Carla Gurovich, Jack Williams, Ronnie Thomas, Jim Williams, Riah Onstott, Danny Babish and Christine Hansen were present. Chris M - MAR operations manager, Ellen R - Membership Chair, and Devon W - Facilities Chair were also present. Guests included: Kara L. Jim B., Kabir P.

Guest Comments: Ellen – minutes bylaws were revised in September and wants to know what changes were made – primary change was to eliminate privacy officer and rely on office procedures for identifying no personal member info is revealed.

Board Voted Director Election

• Jim Williams – approved
• No additional nominees

Jack moves to close nominations, Riah seconds.

Christine wants to accomplish learning about the inner workings of MAR and have the opportunity to bring ideas from other members

Officers Election

• President – Jack nominates Carla – no additional nominations; Christine moves to close; Jim W second. Approved
• Vice President – Jack nominates Jim W; Riah nominates himself; Ronnie moves to close nominations; Christine second. Vote by email is out by email – Votes 4-3 for Jim W.
• Secretary – Jack nominates Ronnie; Riah moves to close nominations; Danny seconds. Approved.
• Treasurer – Ronnie nominates Kabir; Jack moves to close nominations, Chrstine second. Approved.
• Assistant Secretary (Chris for banking purposes) – Riah nominates Chris; Danny moves to close nominations, Christine second. Approved

Review Email motions passed since November 20 meeting

Motion to approve November 20 meeting minutes by Jack; second by Riah. Approved.

• Motion to approve September Treasurer’s Report from Jack W, 2^nd from Ronnie T. All approved.
• Motion to approve 2026 Rate Sheet from Danny B, 2^nd from Jim B. All approved.

Ronnie to add email dates of approvals

Membership Report

Membership report was emailed on January 6, 2026.

The committee attempted to have a meeting on December 20^th. The meeting was cancelled due to a power outage and lack of internet service. As of December 19, 2026, the membership numbers were:

Male 375 64.7%

Female 205 35.3%

Total 580

Full 450 77.6%

FOM 130 22.4%

Total 580

Next meeting January 17 for new committee.

Manager’s Report

The report was emailed on December 7, 2026, and is attached to the bottom of these minutes along with annotations made during the meeting.

• Status of Traveler’s Claim

Treasurer’s Report November 2025 - Jim B

• 2026 Proposed Budget Review and Approval
• 2026 Project Prioritization and Approval – Waiting on Estimates and Feasibility from Chris/Devon Meeting (postponed through holidays). Items listed in potential priority order
  • • Roads
    • Beetle Kill and Fire mitigation
    • Lighting at Gatehouse, Clubhouse
    • Increased shaded seating at pool
    • Outdoor stage
    • Improve the landscaping on the south side of the lodge and install 2 corn-hole courts
    • Build surrounds for the porta potties.
    • Drop-down movie screen
    • Gate System aesthetics should have priority

Jim will rework budget before we can approve

Some of these items may already be in budget; some items need more research. We can’t move forward on these items until we have more info.

Jim W, Chris and Facilities Committee to meet to have better expectations for priorities.

Treasurer’s Report for November 2025

Treasurer's Report

November 2025 as of December 26, 2025

Capital Improvement Account

$55,996.40

Memorial Garden Account

$27,288.14

Operating Account

$105,001.71

Child Credit Account

$38,582.70

Wait List deposit shown in Operating Account

15,920

Balance Sheet

Accounts Recievable

Assets

1,228,535

Current

74,015.19

Liabilities

245,598

1 to 30

-2,601.89

Equity

982,937

31-60

105.61

61-90

5,103.48

Profit & Loss

91+

-5,103.27

Nov-25

Nov-24

YTD 2025

YTD 2024

Total

71,519.12

Income

17,377

20,913

786,818

652,035

Expense

29,436

40,151

559,066

726,653

Net Income

-12,059

-19,238

227,832

-74,618

This year's Net Loss for November was only 12K vs 19K a year ago.

Year to Date P&L shows a profit of 228K for 2025 vs a 75K loss in 2024.

Motion to approve from Jack; 2nd from Danny. Approved.

Technology Update - Riah

Some devices have been damaged by weather-related issues and will need replacement; MAR office computers may need replacements (approx. $1,100); gate system - $75 is not enough for replacement of mechanics when someone damages it; we need more space and motorcycles are driving around it. We are looking at something more substantial—metal. Snow has a big effect on product. Talking to Nathan ? on enhancing the beauty of the system. Timing for estimate—Nathan is waiting for us to give a timeline—looking at end of January for proposal.\

Domain Emails for committees to be worked out – Chris – exceptionally important for maintenance of website to be directed go to proper committee for timely responses rather than everything going to MAR Manager or MAR Operations

OLD BUSINESS

Recap of Other Pending Items

• Pool Area Electrical Upgrades - Jack & Jim W
• Deck and Deck Coverings Guidelines for Approval – Riah & Chris – To be addressed when a draft is ready
• Facilities Bylaws Approval—after Jim W and Chris meet with committee
• Conservation Easement Research – Jim W (see document sent by Jim W prior to Oct 2 meeting- may have more info at next meeting.

NEW BUSINESS

No Items Currently

Next Meetings: Regular Meeting – via Online on March 12, 2026 at 5:30 pm

Business Plan Meeting – tbd

More discussion on gate system approval

Adjourn: Motion from Riah, 2^nd by Danny and unanimously approved. 6:47 pm

Proposed 2026 Budget:

Statement of Activity

Proposed Budget

Totals for various categories

MOUNTAIN AIR RANCH

November, 2024-November, 2025

Distribution account

DONATIONS

1000

1000

4010 Membership Dues

4011 A.A.N.R. PROCESSING

-1300

-1300

4012 Full

200100

4014 Initiation Fees

10000

4015 Senior Membership

41200

4018 Friends of MAR Membership

30700

4075 Grounds Fee Credits

-8200

Total for 4010 Membership Dues

273800

273800

4020 Grounds Fees

72500

72500

4030 Camping

1500

4031 TENT MEADOW

14200

4032 SEASONAL CAMP SITE FEE

171300

4034 RV MEADOW

21800

Total for 4030 Camping

208800

208800

4040 RENTAL

4142 GATEHOUSE APT RENTAL

Total for 4040 RENTAL

10800

10800

4045 Lodging Income

89700

89700

4050 Entertainment

-1277

4051 Events

10800

Total for 4050 Entertainment

9523

9523

4060 Store Sales

611

611

4061 Vending- Pop & Candy

1000

1000

4062 WASHER & DRYER COIN OP

1400

1400

4069 MASSAGE

250

250

4080 PUBLICITY INCOME

Discounts given

-10600

-10600

Sales of Product Income

3600

3600

Sales of Product Revenue

5800

5800

Services

48775

48775

Total for Income

715659

715659

Cost of Sales

5060 Cost of Store Sales

Cost of Goods Sold

Total for Cost of Sales

7840

Gross Profit

707819

707819

Expenses

6010 Advertising/Promotions

6013 ENTERTAINERS

6015 EVENT FOOD

23100

23100

6030 Bad Debts

200

200

6050 Bank Charges

6031 NSF

1600

Total for 6050 Bank Charges

1600

1600

6180 Contributions

1500

1500

6220 Dues and Subscriptions

6500

Alarmlink

135

Total for 6220 Dues and Subscriptions

6635

6635

6380 Insurance

4400

6410 Liability Insurance

43100

6420 Work Comp

11850

Total for 6380 Insurance

59350

59350

6440 Interest Expense

450

6462 Capital Improvements

6800

Total for 6440 Interest Expense

7250

7250

6510 M.A.R. Appreciation

2800

2800

6520 Printing & Copying

1560

1560

6530 Miscellaneous

6535 Board

3200

3200

6536 Family Program

1000

1000

6537 Massage EXPENSE

200

200

6538 Membership Committee

2000

2000

6540 Postage

280

6544 OFFICE

50

Total for 6540 Postage

330

330

6550 Supplies

6551 Office

970

6552 Cleaning & Laundry

13100

6553 Pool & Hot Tob

11000

6554 Kitchen Supplies

6556 Shop

300

Total for 6550 Supplies

25370

25370

6560 Payroll Expenses

Taxes

24100

Wages

300000

Total for 6560 Payroll Expenses

324100

324100

6590 REFUNDS

6640 Professional Fees

650

650

6700 Repairs & Maintenance

4220

6705 Land

13300

6710 Buildings

1230

6711 Clubhouse

4800

6712 Lodge

450

6713 Sauna Building

200

Total for 6710 Buildings

6680

6720 Vehicles

2800

6725 Equipment, Machinery

700

6730 Equipment, Recreation

250

6740 Furniture & Fixtures

1250

6745 Office Equipment

2400

Total for 6700 Repairs & Maintenance

31600

31600

6770 IMPROVEMENTS

6771 BUILDINGS

0001 POOL AREA

1003 IRON FENCING

1011 REFURBISHING

1012 DECK & RAIL

Total for 0001 POOL AREA

0005 COMMUNITY KITCHEN

0006 LODGE

0007 CLUB HOUSE

0008 ELECTRICAL UPGRADES

0009 GATEHOUSE

0017 SAUNA BUILDING

Total for 6771 BUILDINGS

10550

6772 LAND

0002 WATER STORAGE

Total for 6772 LAND

23576

Total for 6770 IMPROVEMENTS

34126

34126

6820 Taxes

6850 Property

Total for 6820 Taxes

18530

18530

6940 Utilities & Services

6546 Sanitation

6939 ELECTRIC IREA

6941 NATURAL GAS

6942 Water

6943 WIRELESS INTERNET

6944 Telephone

6945 Trash Removal

6947 Fuel for Vehicles

6948 Propane Storage Tanks

6949 Satellite Television

Total for 6940 Utilities & Services

135450

135450

6999 Uncategorized Expenses

9000 Depreciation

58800

58800

Member Repayments

Merchant deposit fees

Purchases

QuickBooks Payments Fees

27100

27100

Total for Expenses

766451

766451

Net Operating Income

Other Income

2400 Donations Received

2401 GIFT

Total for 2400 Donations Received

11576

4035 SITE METERED ELECTRIC

17468

DONATIONS

Intercanyon fundraiser

1275

Sales Tax Discount Vendor Fee

Total for Other Income

30319

30319

Other Expenses

Reconciliation Discrepancies-1

Total for Other Expenses

Net Other Income

30319

30319

Net Income

Other expenses items

Loan Principal payments

28064

Manager Discretionary Fund

3000

Publicity

2000

Facilities

1200

34264

Recap: total income = 738,138 total expense+ 741,915 thus Net Income = -3777

Mountain Air Ranch – Manager’s Report
Prepared by: Chris May, Property Manager
Board Meeting Date: January 8, 2026

Section 1. Account Balances

The following balances reflect current funds on hand and are provided for Board awareness and oversight. All accounts continue to be monitored to ensure appropriate use in accordance with Board policy and designated fund purposes.

Operating & Restricted Accounts

• Main / Distribution Account: $94,806.14
• Capital Improvement Fund: $55,996.40
• Child Credit Program Fund: $38,583.39
• Memorial Garden Fund: $27,288.14
• Total Funds on Hand: $216,674.07

Accounts Receivable

• Total Outstanding A/R (Current): $70,040.93
  This balance is higher than usual due to annual site deposit invoices, which are due by January 30, 2026.
• 1–30 Days Overdue: ($1,615.79)
  Credit balance resulting from members paying ahead for future expenses.
• 31–60 Days Overdue: $30.00
• 61–90 Days Overdue: $995.61
• 91+ Days Overdue: ($3,002.29)
  Credit balances on member accounts; not delinquency.
• Actual Overdue A/R (365+ days): $7,698.00

Accounts Receivable Summary

Janet SJ continues to work weekly on clearing Accounts Receivable. This time of year is historically challenging, as membership attrition occurs for a variety of reasons and visitor numbers are typically lower during the winter season.

Section 2. Operations

2.1 Staffing & Administration

Staffing levels remain appropriate for seasonal needs. Administrative functions—including billing support, member communications, and coordination with committees and volunteers—continue without issue.

2.2 Member & Guest Activity

Member activity remains historically consistent for this time of year. Visitor numbers are slightly higher than normal for the winter season, partially attributed to unseasonably warm weather. Overall usage patterns remain within expected norms.

2.3 Optimization of Staff

Staff resources are being optimized by utilizing both Ben and Trey across maintenance and cleaning functions, allowing for flexible scheduling and improved coverage of daily operational needs. This approach increases efficiency, ensures consistent facility upkeep, and supports responsible labor cost management.

Section 3. Facilities & Grounds

3.1 Buildings & Infrastructure

• Clubhouse / Sauna Building: cleaned daily
• Lodge: cleaned daily
• Community Kitchen: winterized
• Adam & Eve Bathhouse: ADA/Family bathrooms remain open; the other two bathrooms are winterized. Plumbing issues have been resolved at this time. Trey has identified that the water pump supplying the ADA bathroom from the tank is beginning to fail and recommends replacement.
• Triggs Trailer: winterized
• Water tanks and supporting utilities
• Safety Concern – Tree Hazard: The co-dominant pine tree at the top of the stairs near the workshop is splitting and has become a significant concern. It is my recommendation that this tree be removed before failure occurs, as it poses a risk of damage to the Sauna Building or the main gas line located at the bottom of the stairs.

Project Completed – Sauna Building:
Ben regrouted and sealed the shower room. This work was required prior to beginning repairs to the workshop ceiling below.

No critical facility failures are currently impacting operations.

Section 4. Maintenance & Capital Projects

4.1 In Progress

• Monitoring of winterized buildings, utilities, and plumbing systems.

4.2 Upcoming Maintenance

• Sauna Building Workshop Ceiling: Repairs to follow completion of shower room sealing.
• Adam & Eve Bathhouse Water Pump: Replacement recommended for the pump supplying the ADA/Family bathroom, as the current pump is beginning to fail.

Section 5. Events & Community Engagement

Working with the Entertainment Committee, the 2026 calendar of events is expected to be completed by the end of January 2026.

In coordination with Charlie M. (office), Amber W., and Danny B., efforts are underway to improve communication with the membership and expand social media outreach. More accurate and timely information is expected to improve participation and overall event success.

• Friday Night Fun-Raisers: These events will be moved to the Community Kitchen. It is my recommendation that funds raised through Friday Night Fun-Raisers be directed to Entertainment Income to better support event programming and related expenses. BWD Cuisine provided wonderful Cuban Cuisine for all to enjoy.
• New Year’s Eve Event: The New Year’s Eve celebration was wildly successful, with strong attendance, high engagement, and very positive feedback. The DJ provided a great mix of music, the Bella Diva Samba Dance group provided wonderful entertainment throughout the dinner service.

Carla wants to mention about using funds for vehicle replacement going forward.

Chris indicates that we need more accommodation for winter events.

We need assistance with Travelers claim. Carla will contact an insurance mediator.

Section 6. Ongoing Managerial Projects

Several longer-term managerial projects are ongoing and require continued coordination, oversight, and planning. These efforts support operational stability, financial clarity, and improved communication across the organization.

• Chart of Accounts Rework (QuickBooks): Ongoing reconfiguration of the Chart of Accounts to more accurately reflect the Ranch’s operations and improve financial reporting clarity. At this time, most income account suggestions have been completed. Next steps include better defining donation-related accounts, specifically the addition of an “Angel Donations” category. The purpose of this fund is to assist members experiencing financial stress and having difficulty maintaining their memberships, with funds intended to cover Mountain Air Ranch membership dues and site fees. Distributions would occur only under the direction of the donor or through a designated committee authorized to make fair and impartial allocation decisions. Establishing this account will also clearly separate and define the income and expense sides of these transactions, improving transparency and financial reporting accuracy.
• Accounts Receivable Reduction: Continued weekly follow-up and process improvement to reduce long-term overdue balances and maintain healthy cash flow.
• Facilities Planning & Project Sequencing: Ongoing assessment and prioritization of maintenance and repair projects to ensure work is completed in the correct order and within available resources.
• Winter Operations Oversight: Active monitoring of winterized systems, utilities, and weather response readiness to minimize operational disruptions.
• Spring Readiness Planning: Early preparation for spring operations, including maintenance planning, staffing considerations, and seasonal transitions.
• Internal Coordination & Communication: Continued collaboration with staff, committees, and office support to improve workflow, information accuracy, and timely communication to members.
• Policy & Procedure Alignment: Review and refinement of operational practices to ensure consistency with Board policies and evolving operational needs.

Section 7. Vacation

• I will be on vacation from February 7^th through the 17^th returning to work Wednesday 2/18/2026.

Minutes of the Board of Directors for November 20, 2025

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 2^nd - 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.

• Status of Traveler’s Claim

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; 2^nd 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; 2^nd by Danny. Approved.

Recap of Pending Items

• Pool Area Electrical Upgrades - Jack & Jim W
• Deck and Deck Coverings Guidelines for Approval – Riah & Chris – To be addressed when a draft is ready
• Facilities Bylaws Approval
• Conservation Easement Research – Jim W (see document sent by Jim W prior to Oct 2 meeting

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, 2^nd 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

• Main Distribution Account: $121,002.22
• Capital Improvement Fund: $55,996.40
• Memorial Garden Fund: $27,288.14
• Child Credit Program: $38,582.12
• Operating Reserve (Total of All Four Accounts): $242,868.88

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

• Current: $50,460.76
• 1–30 Days: $2,550.37
• 30–60 Days: $5,556.99
• 61–90 Days: $3,588.21
• 90+ Days: –$2,873.90 (credit)

Thank the good Lord Janet S-J is back and working AR.

2. Operations & Property Management

2.1 Facilities Status

• Clubhouse: Fall maintenance is complete on both furnaces. Hot water heater has been flushed.
• Lodge: Furnaces and hot water heater maintenance are complete.
• Sauna Building: Boiler and hot water heater maintenance are complete.
• Gatehouse / Office: Furnaces and hot water heater maintenance are complete.
• Community Kitchen: Fully winterized.
• Adam & Eve Bathrooms: Winterized except for the ADA restroom. Water tank has been filled.
• RV Meadow & Dump Station: Fully winterized.
• Triggs Trailer: Fully winterized.
• Pool: The pool is winterized and will reopen in mid-April. Umbrellas and lounge chairs have been stacked and put away.
• RV Meadow Water Storage: Water has been transferred into the Lodge water storage tank.
• Heat Tape Updates: Heat tape has been added or replaced on the Ponderosa, Lodge (north side), Sauna Building shed roof, and the upper water storage tanks.

2.2 Grounds & Infrastructure

• Electrical: Replacement/repair of the electric pedestal at Site 1 is scheduled.
• Tree Work / Beetle Kill: Project planning continues with the Facilities Committee and BOD; no removals will begin without an approved plan. 74 trees identified so far.
• Snow Readiness:
  • Maintenance is complete on the White 2005 Snow Plow Truck.
  • The 1991 Red Truck is a lost cause; repair costs outweigh its usefulness. I would like permission to sell. – Any objections? – No objections-permission granted.
  • The snow blower has been maintained and is ready for this winter.
  • Shovels have been staged at key locations throughout the property.

Local Outreach

• Living in the Wildland Urban Interface & Property Insurance Community Meeting – 10/28/25
  MAR participated in a community meeting focused on WUI living, fire risk, mitigation strategies, and improving property insurability.
  Recorded video: https://vimeo.com/1135948046?fl=ip&fe=ec
• Mountain Pine Beetle Town Hall Meeting – 11/19/25 (7–8 PM at West Jefferson Middle School)
  A public meeting addressing the increasing Mountain Pine Beetle impact in the foothills, mitigation strategies, and coordinated community response.
  I will be attending this meeting.

Note: Any work we do must be coordinated with our neighbors; otherwise, efforts will be in vain.

5. Risk, Compliance & Safety

• Monthly safety walk completed November 14th.
• No major incidents reported this month.
• Continued coordination with Travelers regarding the current claim.
  • Working on Google Earth before-and-after images of the event for documentation.
• Winter safety reminders shared with all Site holders: heat tape checks, proper trailer winterization, and snow procedures.

6. Siteholders

6.1 Current Topics

• Winterizing reminders shared with all sites
• 2026/2027 Annual Recreational Site Agreement revisions have been completed and are ready for BOD approval.

4. Events & Activities

Recent Events

• Family Halloween Event – hayride, nine trick-or-treat stops, and 15 trick-or-treaters carving pumpkins and gathering treats

Upcoming Events

• Friendsgiving Potluck – Saturday, November 22nd at 4:00 PM
  Hosted by Danny & Michelle after cancellation of the Thanksgiving Dinner.
• December 20th – Holiday Celebration
  • 12:30 PM – Cookie Exchange & Holiday Decorating
  • 2:00 PM – Santa & Mrs. Claus Arrival
  • 4:00 PM – Holiday Comfort Food Cookoff
  • 6:00 PM – Family Karaoke
• New Year’s Eve – “Tropicana in Havana” at the Clubhouse
  A festive night featuring a 4-course Cuban dinner, Samba dancers, and both live and DJ music.
  $65 per person – limited seating, reserve early.

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)

Mountain Air Ranch Background Check Policy – Draft 09/30/2025Overview

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.

General Policy Statement

To maintain a safe and respectful environment for all members and guests, the following policies apply:

• The Club reserves the right to investigate, flag, and review any visitor, applicant or member whose background or behavior raises concerns about safety or alignment with club values.
• The Club reserves the right to deny visits or revoke membership based on the severity and relevance of any criminal history, especially where such history may pose a threat to the club community.
• All background checks and membership reviews will be handled with confidentiality and in accordance with applicable laws.

Review and EnforcementThe following rules will apply to the review of Background Checks by Club StaffFelony Conviction Disclosure Requirement

• 1. All visitors must disclose any past felony convictions on the registration form.
  2. Failure to fully disclose felony convictions will result in automatic denial of any current or future visit.

1. Automatic Disqualification for Certain Offenses
   1. Any individual with a conviction for a sexually based crime or violent crime will not be admitted under any circumstances.
   2. Any individual who is listed on any sex offender registry, whether local, national, or international, will not be admitted.
2. Review of Other Convictions
   1. Convictions for non-violent or non-sexual offenses do not automatically disqualify a visitor. However, any conviction may be flagged for review by club staff.
   2. Club staff may monitor or report concerns arising from known convictions at any time, triggering a review of the visitor’s status.

Appeals

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

1. Correct dates on cover letter and Page 1 Terms Financial to match those preferred by Chris for the coming season. DONE
2. Modify Term of Use #4 (page 5) – to reflect 8 days rather than 15 days to be consistent with Terms Financial High Season only. DONE
3. Under Vehicles 3 (page 5), between b and c, add a new term that reads something like “Vehicles shall be situated with the tow equipment located at the front of the site such that when being removed the vehicle is able to be towed directly out of the site.” DONE – Included in 3a
4. Vehicles 3g (page 6), currently reads “Except for golf carts, sites are limited to Vehicle units described above and one personal vehicle per licensed Site Holder.”
   1. Add a sentence that reads Vehicles of Site Holder family members or guests may also be parked on the site when they are visiting the Site Holder (space permitting). DONE
   2. Add another sentence that reads Personal vehicles must also be legally registered/licensed (including licensing in the State of Colorado within 90 days of parking at MAR). Consider how the requirement works for site holders with primary residence in another state. 3h reads “Personal Vehicles must be legally registered within 90 days of parking at MAR”

Comments Received via Email

1. Jim Buck – #2 at the top of page 2 should use 2026 vs 2025 (checkmarks for consideration of a site move)
2. Ronnie – Still have concerns that 3h does not specify registration in Colorado.
   1. Carla – Consider adding sentence to 3h that says, “Exceptions may be granted by Management in the event of dual state residency for high season only site holders with provision of alternate residency documentation.”

MAR 2026 Rates Considerations & Questions

The following addresses each of the rate categories we should review in preparation for determining 2026 rates.

Overall Considerations

• Due to the assessments over the last three years, no changes were made to the overall Member annual fees (Full and Friends)
• Membership numbers are at the highest ever at 620ish; with full/friends ratio over 76%. Total membership numbers are now down to 586 (77% full) as of November 18 which is still a good running rate going in to 2026
• Inflation for 2025 is estimated at 2.9-3.0%
• We should look at annual increases to keep pace with inflation.

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

• Resurface entrance road (15–20 loads recycled asphalt, ~$15k–$20k).
• 5 loads (~$5.5k) for interior road patching.
• Establish annual maintenance program (~$5.5k/yr).
• More for swale and culverts – Chris – swales need permission from all neighbors and timing perfectly; underground culverts need working in conjunction with natural gas company and they will not let us dig without them present on property; was not involved in conversations with J Zetti for this

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)

• Engineering & permits ($1.5k–$2.7k).
• Replace piers/posts ($500–$1.2k volunteer or $4k–$7.4k contractor).
• Replace roof with Class-A green metal ($2.7k–$3.9k volunteer to $12k–$18k contractor).
• Facilities recommends full compliant/contractor-supported path.

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

• Goat grazing ~5 acres around defensible structures ($11.25k).
• Human volunteer follow-up (oak suppression, optional reseeding, slash).
• Repeat cycle every 2–3 years; explore grants.

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

• Install 8 dual units across property.
• CPW grant: $17k reimbursement (covers nearly all costs).
• Board decisions: color (Fir Green), siding (none), install method (contractor concrete pads).

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

• Interim (2026): Temporary canopy/umbrellas (~$2k).
• Long-term (post-ODP update, 2027+): Permanent pergola/pavilion ($30k–$40k+).

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

• Make the first impression fantastic at the entrance of MAR. Specifically, Lighting, entrance gate, xeriscape landscaping, ADA accessibility. (Curb appeal)
• Improve the overall look of the clubhouse entrance, better lighting, a shed roof or awning/sunshade over the entrance, lighting in the parking lot, and xeriscape north of the kids' room.
• Better lighting at the hairpin turn
• Look at the best uses of the playground which could include:
  • Organize and install additions to the playground OR
  • Reorganize the playground to use more of the north side of it for increased shaded seating. We have not yet fully researched all the possible options that can provide strong, durable high season shade without building a structure. (See options sent by Carla in previous email) Facilities could be involved in those projects by helping with the research for the option, creating the base for seating under supervision or with the correct engineering/building guidelines or other parts and/or installation.
• Build an outdoor stage for poolside summer bands and entertainment.
• Build a dropdown movie screen for Dip & Flicks (poolside movie nights).
• Help with fire mitigation projects under the direction of management & BOD.
• Improve the landscaping on the south side of the lodge and install 2 corn-hole courts
• Build surrounds for the porta potties.

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.

Minutes of the Board of Directors for July 24, 2025

The meeting was held in the clubhouse and called to order at 5:30 pm. Carla Gurovich, Jack Williams, Ronnie Thomas, Jim Williams, Riah Onstott, and Jim Buck were present. Chris M., MAR operations manager was on vacation. Ellen R, Membership Chair was also present. Guests included: Trey C.

Guest Comments:

Approval of June 12 Board meeting minutes

Motion to approve June 12 minutes by Jim B, Second by Riah. Vote: Approved

Review Email motions passed and/or proposed since 06/12 meeting

• Motion June 13 from Danny (2^nd from Jim B) to purchase a Pandora for Business plan at a current cost of $269.95/year to be used for all background music at events and around the pool during the high season hours of Friday 12:00 pm-6:00, Saturday 12:00 pm-7:00 and Sunday 12:00 pm-5:00 pm. 100% approved on June 13.

Membership Report

Membership report was emailed on July 21, 2025.

Membership Count after June 21, 2025 meeting:

Males:

355

63.6%

Females

203

36.4%

Total

558

Full Members

438

78.5%

Friends of MAR

120

21.5%

Total 558

During the meeting Ellen provided an update, showing audited members numbers and including 30 applications that would be considered at the Membership Meeting to be held on July 25:

Male 370 63.2%

Female 215 36.8%

Total 585

Full 458 78.3%

FOM 127 21.7%

Total 585

Manager’s Report

The report was emailed on July 23, 2025, and is attached to the bottom of these minutes along with annotations made during the meeting. Chris was absent.

• Status of Traveler’s Claim

Treasurer’s Report for June 2025

Capital Improvement Account $39,996

Memorial Garden Account $27,288

Operating Account $136,421

Child Credit Account $43,179

Waitlist Deposits in Operating Acct $12,920

Balance Sheet

Assets $1,227,115

Liabilities $ 259,331

Equity $ 967,783

P&L 2025 2024

Income $101,638 $52,777

Expense 69,204 57,500

Net Income 32,434 -4,723

P&L YTD Comparison

2025 2024

Income $574,273 $407,030

Expense 381,179 293,499

Net Income 193,0942 113,532

Accounts Receivable

Current $122,223

1 to 30 796

31-60 4,588

61-90 3,532

91+ -7,278

Total $123,859

June Treasurer Comments

• June 2025 vs May 2025 Expenses are down.
• June 2025 vs June 2024 shows that Income, Expense and Net Income are all up.
• June YTD 2025 vs June YTD 2024 shows that Income, Expense and Net Income are all up.
• 2025 YTD expense increases of note: Entertainment and Payroll.
• It is anticipated that the 90th Anniversary Celebration net income will add to the Capital Improvement Account. A recap will be forthcoming.
• Overall, we are in fairly good shape, although, I again want to encourage us to remain frugal and minimize new projects.

Motion to Approve June Treasurer’s Reports by Riah; 2^nd Jack; approved.

OLD BUSINESS

MAR 90^th Anniversary Recap - Ronnie

Introductory Comment from Carla: Congratulations to Ronnie & Amelia and all the 90^th Committee, Volunteers and Staff for a superb event! I heard nothing but compliments from members and visitors alike about how fun and well-run the event was. Excellent job!

• Final Counts of Members & Visitors - tbd
• Financial Results: tbd (+$10K)
• Marketing – Carla. A total of $180.72 was spent on Facebook marketing for the 90^th, with the primary goal of generating awareness and a secondary goal of generating visitors. Response rates were excellent (over 5%).
  • The first campaign was just three days and generated Reach of 3,934 with 215 link clicks (5.46%)
  • The second campaign ran for 10 days and generated Reach of 22,658 with 1,244 link clicks (5.49%)
• Press Releases. With the help of AANR, a press release was dropped to major news outlets (print, radio, TV and online) on July 1. We got great coverage with news coverage and/or articles on The Traveler, KDVR, Channel 2, 9News, Yahoo.com, MSN.com, Westword, Planet Nude, Clothes Free International and likely more that I did not pick up.
• We’ll see over the rest of the summer what type of increases we will see in new visitors from both FB marketing and Press Releases

Technology & Wi-Fi Update & Recommendations – Uriah

Need a few more APs (access points); goal to be able to call 911 outside any trailer. Almost all the old equipment was updated. Neteo may come in to put in a second line to office. Starlink is not providing commercial service at good speeds. Need to upgrade Neteo package to faster speed. Office is on a private network for service.

Pool Area Electrical Upgrades/Changes Needed – Estimates Status – Jack & Jim

We had an electrician up but they were not willing to give us estimates as of yet. They need photos of the bonding wires going around the pool. Steve (Contractor( is trying to locate them. Jim W estimates sauna, shop, main service panel not in compliance—estimates $25-50k. It will be difficult to find a company willing to step up. Maybe call Delmark Electric. Member survey to ask for expertise with commercial contracting, not individual electricians.

Devon has a project in progress to identify member qualifications for Facilities volunteers

Carla will also add a question to the member survey.

Deck & Deck Coverings Guidelines Status – Riah & Chris

Schedule for September discussion? Riah will discuss with Chris. Riah suggested he might need help in formulating the guidelines and Carla agreed to assist.

Carla expressed concern that we need to have this done soon so that guidelines can be incorporated into the new Site Agreement.

For future discussion when Riah and Chris’ work schedules calm down.

Privacy Officer (following information sent via email to board members and Chris on 6/11)

• Position was created in 2018 with the new Articles and Bylaws based on recommendations from Attorney Owen Hathaway (friend of Doug Triggs) (copy sent to all board members, along with a link to the Colorado statutes)
• While we have appointed and paid a legal firm in the past to be the Privacy Officer, they have not actively performed the duties of the Privacy Officer outlined in our bylaws and have not acknowledged us as a client
• Carla cannot find in Colorado regulations where corporations or non-profits are required to have a privacy officer
• Carla sent a highlighted copy of the current Bylaws and suggests we create and adopt a written Privacy Policy that is administered by the Manager. Modify the bylaws to either (1) replace “Privacy Officer” with “Manager” throughout, or (2) Appoint Jim W as Privacy Officer with him delegating responsibilities to Manager. In either case, we might also want to reduce or modify the reporting requirements.
• Jack has concerns that changes may expose MAR to a member asking for a complete list of members (violating their privacy). A link to the Colorado Statutes was emailed to board members along with the highlighted Bylaws. Specifically look at Sections 7-127-101 and 7-136-101.

Email Sent From Carla 07/21 Recapping Decisions To Be Made

Our bylaws and articles of incorporation both address the protection of the privacy of members as a key requirement (I've also now attached the articles of incorporation for your easy reference). I strongly believe that if we have a written privacy policy detailing our process for protecting member names and information, that we don't even need to have a Privacy Officer. However, at minimum, we need to:

1. Write the privacy policy and procedures
2. Decide if we are going to continue to have a Privacy Officer in the Bylaws - Options include:
   1. Delete all mention of a Privacy Officer but refer to protection of privacy by written policy, or
   2. Appoint Manager or a Board Member as Privacy Officer and delete appropriate reporting requirements, or
   3. Find and pay another law firm (not ideal)
3. Modify the Bylaws as necessary based on decisions made for #3

Directors generally agreed that if we have good documented policy and related procedures, the bylaws do not have to mention a Privacy Officer.

Carla will write up a policy, and new draft Bylaws for the BOD to review and vote on

New Business - (Items to be discussed at next regular meeting)

Next Meetings: Regular Meeting – tentatively 8/21 @ 5:30

Business Plan Meeting – need Mgr input

Adjourn: Motion from Riah, 2^nd by Jim B; unanimously approved. 6:36 pm

Manager’s Report 7/23/25

• Banking
  • Chase Disbursement Account: $139,412.07
  • Memorial Garden Account: $27,288.14
  • Cap Improvement Account: $39,996.40
  • Child Credit Account: $43,179.40

Total: $249,876.01

• Insurance

Advantage Insurance aggressively shopped insurance, reporting back that Philadelphia is our best bet. As you have probably noticed there are quite a few properties for sale in our area. Inquirers, with our neighbors have confirmed a 25% increase in their property insurance. In several cases, insurance companies are requiring fire mitigation to maintain coverage, others have been dropped. Even more concerning, new potential sales are falling because insurance coverage is impossible to find, resulting in falling property values. MAR’s insurance increased from $34,661.56 in 2024 to $43,081.75 in 2025 which is almost a 20% increase.

• 90^th Anniversary Weekend

Wonderful Celebration, I prematurely reported profits to Jim B and have since received a few additional reimbursements requests. I project the additional funding for the Cap Improvement Fund is just over $10,000.00.

Chuck J. is home and improving daily. He has the help needed to continue to improve and maintain life. I visited him yesterday and he expressed his gratitude for the support of his MAR family.

Event Debrief:

1. If a large event is planned to begin on a Friday in the early afternoon, food needs to be available from the start.
2. We need to figure out how to get a more accurate head count. My best estimate is that about 45 people who signed up and paid their fees did not show up. This resulted in an overage of at least $2,500 in food cost alone. Leftovers are being used for other MAR events.
3. Order any new equipment needed (lounge chairs) at least 6 months in advance.
4. Bands work great at the south end of the pool.
5. We have more parking than we thought.
6. Traffic control was great.
7. Overshot on the need for additional porta potties.
8. Big Shout Out to the MAR staff, everything they did to build up to and during this event was above and beyond. Thank you all.
9. Our tent meadow can handle up to 36 tent sites. We had over 20 for this weekend.
10. We can make improvements to our RV meadow reservation process.

• Moving Forward (refocus)
  • Rework our photo release form through a consult with legal counsel to protect MAR’s interests and image.
  • Complete the Massage Pavilion
  • Complete the Lodge lawn to include a pathway to the firepit and a corn hole court area.
  • Plant native bushes behind the RV meadow dump station fence to improve separation.
  • Complete painting of the clubhouse decking
  • Complete the cleanup and rework of the RV meadow. Upgrade electrical pedestals to include 50-amp service. Recess block boarder at both ends of each island and expand grassy areas. This will define each site and create social areas.
  • Settle the fire insurance claim.
  • Rework the QB set up to include our current accounting needs
  • Look into creating 5ft fire barriers around every MAR structure. This was suggested by the Fire Marshall Rachel as an important improvement to our “home hardening” process.
  • Add equalizer covers or plugs to the pool.
  • After the pool closes for the season, we need to address the mounting holes for the ladder on the east side of the pool.
• Back to work on Wednesday July 30^th, hopefully with renewed energy.

Mountain Air Ranch
Minutes of the Board of Directors
Date: June 12, 2025

Call to Order

Meeting held online at 5:30 PM.
Present: Carla Gurovich, Jack Williams, Ronnie Thomas, Jim Williams, Riah Onstott, Danny Babish, Jim Buck, Chris M. (Operations Manager), and Ellen R.
Guests: Brian S., Richard S., Bob L., Christine H., Devon W.

Guest Comments

• Bob L. experimenting with ground markers for the parking lot.
• Richard S. attending as a prospective future treasurer.

Approval of Minutes

• Motion to approve May 8, 2025 minutes by Riah, seconded by Ronnie.
  Approved.

Email Motions Since Last Meeting

• Lodge Water Leak: Approved up to $12,000 for repairs. Final cost came to $14,500 due to line location issues.
• Deck Coverings: Motions from Jim B. remain unvoted.

Membership Report

After May 31, 2025:

• Males: 345 (64.6%)
• Females: 189 (35.4%)
• Total: 534

Membership Types:

• Full Members: 421 (78.8%)
• Friends of MAR: 113 (21.2%)

Tours arranged to prepare for the upcoming 90th Anniversary Weekend.

Manager’s Report

• Traveler’s insurance claim still pending.
• Annual campsite updates completed.
• Lodge and RV meadow water break repaired.
• Massage pavilion nearly complete.
• Pool music system upgraded with multi-zone volume controls.

Treasurer’s Report (April & May 2025)

Key Balances:

• Capital Improvement: $55,996
• Memorial Garden: $27,288
• Operating Account: $139,209
• Child Credit: $48,302
• Waitlist Deposits: $11,920
• Total Assets: $1,202,580

Insights:

• YTD income is up compared to 2024.
• Significant repair expenses continue to strain the Capital Improvement Fund.
• Recommendation to stagger and minimize new capital projects.

Old Business

MAR 90th Anniversary

• Registrations: 265 (members, guests, and one-day passes).
• Capital raised: ~$33,000 for improvements.
• Tents allowed on member sites for this event only.
• Bands to perform on the south side of the pool on the new paver stage.
• Parking nearly finalized; vans may be used if overflow occurs.
• First-time visitors must schedule tours before the event.
• Advertising: boosted Facebook and Instagram posts at a 5.6% click-through rate (above 3% industry average). AANR assisting with press releases.

Technology & Wi-Fi

• Starlink deprioritizing business users; Neteo nearing capacity.
• Exploring installation of an onsite Neteo tower.
• Peak weekends handle over 2,000 connected devices.
• Weather station added to MAR’s website.

Music Around the Pool

• New sound system allows volume control by zone.
• Considering easy-listening playlists during peak times.
• May require a Pandora Business subscription.

Deck Coverings & Permitting

• Clarification: decks over 12" require permits; deck coverings over 120 sq. ft. need full permits.
• Motion passed: approve current deck covering under good faith and place a moratorium on new coverings until updated guidelines are finalized.

New Business

Privacy Officer Role

• Proposal to either:
  1. Replace “Privacy Officer” in bylaws with “Manager,” or
  2. Appoint Jim W. as Privacy Officer and delegate duties to the Manager.
• Colorado statutes under review.

Next Meetings

• Regular Meeting: July 24, 2025 @ 5:30 PM
• Business Plan Meeting: TBD

Adjournment

Motion by Riah, seconded by Danny.
Adjourned at 7:19 PM.

‍

‍

Mountain Air Ranch
Minutes of the Board of Directors
Date: May 8, 2025

Call to Order

Meeting held in person at 5:00 PM.

Present: Carla Gurovich, Jack Williams, Ronnie Thomas, Jim Buck, Jim Williams, Riah Onstott
Absent: Danny Babish
Also Present: Chris M. (Operations Manager), Ellen R.
Guests: Trey, Brian S., Mark R., David E.

Approval of Minutes

• Motion to approve March 6, 2025 minutes by Jim W., seconded by Riah.
  Approved.

Email Motions Since Last Meeting

• Membership Bylaws Revisions: Approved unanimously on March 10.
• Lodge Water Tank Proposal: Approved up to $15,000 for two new tanks, plumbing, and trenching. Jack abstained.
• Lodge Driveway Improvements: Proposed April 13; withdrawn on May 8. Further discussion to occur under Manager’s Report.

Membership Report

After April 5, 2025:

• Males: 346 (64.1%)
• Females: 194 (35.9%)
• Total: 540

Membership Types:

• Full Members: 423 (78.3%)
• Friends of MAR: 117 (21.7%)

Manager’s Report

• Traveler’s Insurance Claim: Initial $8,000 offer countered with receipts totaling $32,000+. Follow-up pending.
• Annual Campsites: Dave G. relinquished his site and is donating a camper to MAR; Anton H. also gave up his site; Brian & Angie will take over for 2026.
• Triggs Campsite Repairs: Roof leaks addressed; agreements signed.
• Lodge Driveway Improvements: Mixed feasibility; privacy fencing reused; exploring more parking options.
• Employee Sites: Motion passed to eliminate two existing sites in the lodge yard; no additional employee sites permitted there. New policy will be documented.

Treasurer’s Report (February & March 2025)

February Balances:

• Capital Improvement: $51,066
• Memorial Garden: $27,288
• Operating: $97,114
• Child Credit: $43,117
• Waitlist Deposits: $12,020
• Total Assets: $1,121,632

March Balances:

• Capital Improvement: $39,996
• Memorial Garden: $27,288
• Operating: $121,253
• Child Credit: $43,117
• Waitlist Deposits: $12,003
• Total Assets: $1,192,929

Insights:

• Income for March 2025 was down compared to March 2024.
• Year-to-date, income is up but so are expenses, reducing net gains.
• Less than three months of operating expenses remain in the account.
• Treasurer urged spending restraint and caution on new projects.

Motion to approve February & March reports by Riah, seconded by Jack.
Approved.

Old Business

MAR 90th Anniversary

• Registrations: 58 full-weekend, 6 Saturday-only; all rooms and RV spots booked; waiting list active.
• Feedback: Members requested meal-only pricing; declined due to existing early bird discounts.
• Promotion:
  • Website has a dedicated section and detailed event schedule.
  • Social media posts ongoing (2-3 weekly in May, increasing to daily countdowns in July).
  • Email campaign: April kick-off + biweekly through June, weekly in July.
  • Posters designed; ordering pending.
  • Ronnie submitted an article to AANR Bulletin; awaiting response.
  • Considering news stories closer to event date and exploring NextDoor ads.
• Photos: Scheduling additional anniversary photo shoots.

Infrastructure Projects

• Pool/Hot Tub/Decks completed. Total cost: $437,371 (pool cover excluded). Minor warranty issues pending.

Technology & Wi-Fi

• Internet stable; working with Neteo on a proposal for an onsite tower that could generate royalties for MAR.
• Additional equipment and surge protection needed for main power systems.

Deck Coverings & Permits

• Findings from Jefferson County clarified requirements:
  • Decks over 12” require a permit.
  • Deck coverings over 120 sq. ft. require a full building permit.
• Board will draft guidelines on deck sizes, materials, removability, and permitting.
• Site holders currently in violation will receive letters requiring compliance.

Rocky Mountain Naturist Guest Policy

• RMN members can visit as guests.
• Regular day fees apply.
• Limited to 5 visits per year.

New Business

Items to be discussed at the next meeting.

Next Meetings

• Regular Meeting: June 12, 2025 @ 5:30 PM
• Business Plan Meeting: TBD

Adjournment

Motion by Riah, seconded by Jim B.
Adjourned at 7:04 PM.

‍

Please download minutes for more info about this board meeting.

Mountain Air Ranch

Minutes of the Board of Directors Meeting

January 9, 2025

Call to Order: Meeting called to order at 5:30 PM.
Attending: Carla Gurovich, Jack Williams, Ronnie Thomas, Jim Buck, Jim Williams, Riah Onstott, Danny Babish, Chris May (Operations), and guests Devon W., Christine H.

Guest Comments

Christine H. voiced concern about changes to off-season overnight limits (from 15 to 8 days) and deck permitting confusion. The board confirmed current plans are in line with Jefferson County rules.

Board Elections

• Director: Carla Gurovich re-elected
• President: Carla Gurovich
• Vice President: Jim Williams
• Secretary: Ronnie Thomas
• Treasurer: Jim Buck
• Asst. Secretary (for banking): Chris May

Approvals

• Minutes from 10/3 and 12/19 meetings: Approved
• Email motions since last meeting: Reviewed and approved
• Revised 2025–2026 Campsite Agreement: Approved (6–1)
• Tax return correction (web address): Approved
• 2025 Rate Sheet: Approved

Membership Report (as of 12/19/24)

• Total Members: 548
• Male: 347 (63%)
• Female: 201 (37%)
• Full Members: 420
• Friends of MAR: 128

Treasurer’s Report (Sept–Nov 2024)

• Capital Improvements: $65,209
• Memorial Garden: $27,288
• Operating Account: Decreased to $87,365
• Net YTD Profit as of Nov: -$29,537

Action: Report approved. Budget planning underway for early 2025.

Manager’s Report Highlights

• Water Storage: New tanks installed (1,600 gal total). Future expansion recommended.
• Projects Completed: Deck repairs, bathroom updates, and woodpile relocation.
• New Year’s Eve: Successful event, 50+ attendees, netted $600 profit.
• Upcoming Needs: Seeking cost-effective large water tanks; more staff coverage during manager vacation.
• Staff Update: Cleaning service discontinued; more duties assigned to remaining team.

Tech & Infrastructure

• Wi-Fi complaints minimal.
• Investigating software to better support membership/accounting tasks.
• Gate and QuickBooks updates pending proposals.

Planning & Next Steps

• Carla to develop project priority list with Devon.
• BOD to review proposed infrastructure projects.
• Upcoming Meetings:
  • Regular: March 6 @ 5:30 PM
  • Business Plan: March 20 @ 4:30 PM (Closed)

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Mountain Air Ranch

Minutes of the Board of Directors

October 3, 2024

Call to Order:
Meeting held in person and via Webex, called to order at 5:33 pm.
Present: Carla Gurovich, Jack Williams, Jim Buck, Jim Williams, Riah Onstott, Ronnie Thomas
Also Present: Chris M. (Operations Manager), Ellen R. (Membership Committee Chair)
Guests: Mathieu S, Devon W, Mike L

Guest Comments

• Carla apologized post-meeting for not asking for guest comments.

Approval of Minutes

• August 22, 2024 meeting minutes approved.
  • Motion: Jim B
  • Second: Jim W
  • Vote: All in favor
• Motions Passed Since Last Meeting:
  • Visitor Waiver of Liability Approval (9/23)
    • Motion: Jim B
    • Second: Riah
    • Vote: All yes except Jim W (no vote)

Manager’s Report

(Emailed on 10/3, pasted below original minutes)
Key items:

• Backfill behind Sauna Building wall
• Campsite compliance review
• Memorial Road sign & dump station repair status
• Traveler’s claim updates
• Facilities Committee task assignments
  Chris will coordinate with Chuck regarding the insurance claim status.

Membership Report (Ellen R.)

• Meeting: September 22, 2024
• Membership as of 9/22:
  • Males: 316 (60.4%)
  • Females: 207 (39.6%)
  • Total: 523 (Full: 397 / FOM: 126)
• Waitlist: 55 men (dating from 8/14/21)

Treasurer’s Report

(August Financials emailed 10/2)

Balance Sheet

• Operating: $149,045
• Child Credit: $45,179
• Capital Improvement: $97,976
• Memorial Garden: $27,288
• Wait List: $13,808
• 90th Fund: $10,000
• Assets: $1,088,731
• Liabilities: $302,781
• Equity: $785,950

August 2024 P&L

• Income: $64,185
• Expense: $105,337
• Net: -$41,152

YTD 2024 vs 2023

• 2024 Income: $593,897 | Expense: $521,162 | Net: $72,735
• 2023 Income: $701,497 | Expense: $492,156 | Net: $209,341

Accounts Receivable:
Total: $77,084

Motion to Approve Treasurer’s Report:
Motion: Jack W, Second: Riah – Approved by all

Chris to follow up with Richard (accountant) to ensure 2023 tax return completion.

Old Business

Infrastructure Updates (Jim W & Jack W)

• Pool deck repairs complete; stairs fabricated and powder-coated
• Hot tub needs 2-day closure for caulking
• Final pool project tasks pending (Chris to notify members)

Technology & Wi-Fi (Riah)

• Replace two Wi-Fi devices ($200 each)
• Printer connectivity issues recurring; All Copy will be contacted

New Business

Ballot Status (as of 10/3 at 5:00 pm)

• Sent: 393 (367 online, 26 paper)
• Received: 158 (43%)
• Deadline: October 11
• Counting: October 12

Business Planning Research (Chris & Riah)

• Will resume post-urgent tasks

Annual Campsite Agreement Revisions

• Updates on vehicle registration, water use, no wood storage
• Janet St. J to draft revised agreements

2025 Budgeting

• Facilities planning can begin this year
• Jim B to gather budget requests from committees

Facilities Committee Bylaws

• To be shared with Board members

Next Meetings

• Regular Board Meeting: Jan 9, 2025 @ 5:30 pm via Webex
• Business Planning Meeting: Nov 20, 2024 @ 5–7 pm via Webex

Adjourned: 6:13 pm
Motion: Ronnie, Second: Jim B – Approved unanimously

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Mountain Air Ranch

Minutes of the Board of Directors for August 22, 2024

Call to Order

The meeting was held in person at the MAR Clubhouse and called to order at 5:30 pm.
Present: Carla Gurovich, Jack Williams, Jim Buck, Jim Williams, Riah Onstott, Danny Babish, Ronnie Thomas
Also Present: Chris M. (Operations Manager), Ellen R. (Membership Committee Chair)
Guests: Kathy W., Jeff J., Mark R., Diane R., Bob L., Deela C., Linda C.

Guest Comments

Kathy W. and Jeff J. Proposal: Collaboration with Colorado clubs (Rocky Mountain Naturists, 231 members) to allow 4 visits per person at higher rates. Potential to bring 100–120 participants to events. Proposal includes $30 grounds fees and Grill/Ice Cream revenue. Ratio managed to match MAR’s policy.

Bob L.: Tree mitigation near parking lot reviewed. Chris confirmed work was completed per JeffCo requirements.

Approval of Previous Minutes

Motion by Jim B. (via email 7/25), seconded by Jim W.
Approved: July 11, 2024 meeting minutes (approved 8/22/24)

Motions Passed Since Last Meeting

• 7/24 – Motion by Jim B., seconded by Ronnie T.: Approve Volunteer Policy & Procedures
  ✅ Approved on 8/22/24

Manager’s Report Highlights

• Waivers to be sent via email for early renewals
• Retaining wall backfill pending access
• Member assessments (2023 second half) on hold pending further discussion
• Most campsite violations cleared
• Memorial Road Sign: In progress
• Ranch Trucks: White truck under donated labor service; red truck next
• Umbrella research continues; new stands causing deck staining
• Dump station repairs pending
• Pavers project ongoing; member donations being explored
• Fire claim follow-up needed with Travelers Insurance

Membership Report – Ellen R.

Meeting Date: July 14, 2024
New Member Updates: Kegan B. joins to finish Ronnie T.’s term
Key Stats (as of 7/14/24):

• Males: 317 (61%)
• Females: 200 (39%)
• Total: 517
• Full Members: 388 (75%)
• Friends of MAR: 129 (25%)
• Waitlist: 40 men, dating to 9/16/20
• Estimated 2-Year Lost Revenue: $37,485.00

Treasurer’s Report – July 2024

Balance Sheet

• Operating: $126,961
• Child Credit: $45,179
• Capital Improvements: $103,857
• Memorial Garden: $27,288
• Waitlist: $13,020
• Assets: $1,216,500
• Liabilities: $290,608
• Equity: $925,892

Profit & Loss (July)

• Income: $121,133
• Expense: $92,197
• Net Income: $28,936

Profit & Loss (YTD)

• Income: $533,960
• Expense: $385,696
• Net Income: $148,264

Accounts Receivable: $127,600
Motion to approve: Jack W., seconded by Riah O. ✅ Approved

Old Business

Infrastructure – Pool & Deck completed
Stairs – New steel stairs estimate $10,000; concrete donated
Technology & Wi-Fi – Upgrades completed; Rise termination recommended

New Business

• Annual Meeting: Sept 14, 2024
• Catering Confirmed
• Next Meetings:
  • Business Plan: Sept 3, 3:00 PM at MAR
  • Regular Meeting: Oct 3, 5:30 PM via Webex

Adjourned: 6:30 PM (Motion by Ronnie, seconded by Jim B.)

Manager’s Report (as of 8/22/24)

• Main Account: $175,372.77
• Capital Improvement: $97,975.86
• Memorial Garden: $27,288.14
• Child Credit: $45,178.58
• Insurance Bill: $34,661.56 received
• Fireman’s Fundraiser: $4,391.50 raised, $4,000 donated
• Anonymous $10,000 donation received for 90th Anniversary
• New Weather Station live on website
• Office Hours:
  • Summer: 9–5 daily
  • Fall/Winter (Nov–Feb): 10–3 daily
• Fire claim final receipts submitted to Travelers: $32,875.42
• Lunch Menu for General Meeting: Pulled meats, sides, cake & ice cream

Evacuation Lessons Learned:

• Update GO-BOX
• Develop property roster
• Host drills & educate members

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Mountain Air Ranch

Minutes of the Board of Directors – July 11, 2024

Call to Order:
The meeting was held in person at the MAR Clubhouse and called to order at 5:30 pm.
Present: Carla Gurovich, Jack Williams, Jim Buck, Jim Williams, Riah Onstott, Danny Babish, Ronnie Thomas
Also Present: Chris M. (Operations Manager), Ellen R. (Membership Committee Chair)
Guests: Bob L., Trey C., Bill S., Mike F., Deela C., John R., Doug & Denise K.

Guest Comments

• Bob L.:
  • 12 new parking spots added; potential for 6 more if campsite under willow is removed.
  • Dump station odor is an issue; temporary cap fix in place.
  • Suggests BOD meetings be posted online.
• Bill S.:
  • Suggests vendor-provided arcade game tables; proceeds split 50/50 with MAR.

✅ Danny will add Board Meetings to the website and newsletter.
✅ Ronnie to send Danny minutes in non-table format.
✅ Chris will send more info about arcade game vendor.

Approval of June 6, 2024 Minutes

• Motion by Jim B (via email 6/21), second by Jim W
• Approved unanimously on 7/11/24

Motions Passed Since June 6

• 7/01: Motion (Ronnie; 2nd Danny): Install sign at Memorial Garden road access
  • Vote: Approved (Ronnie, Danny, Jim W, Jim B, Riah); Jack - No vote
• 7/3-7/4: Board voted for pool deck colors: 1st - Island Mist, 2nd - Ranier
• 7/8-7/9: Motion (Danny; 2nd Ronnie): Approve Ron & Justin non-traditional campsite proposal
  • Vote: All Directors approved

✅ Chris to install Memorial Garden sign
✅ Chris to inform Ron & Justin of approval

Manager’s Report

(See full Manager’s Report section at the bottom)

• 12 umbrella stands ordered; looking into commercial grade replacements
• Proposal coming to prorate late 2023 assessment payments
• Working on cost estimates for commercial umbrellas

Membership Report (Ellen R.)

• Last Meeting: June 21, 2024
• 27 applicants approved; 4 more men added to waitlist (total 32)

Membership Stats (as of 6/23/24):

• Males: 307 (61.7%)
• Females: 191 (38.3%)
• Total: 498
• Full : FOM ratio ~75:25

Waitlist: 32 men since 6/21/22 — no clearances in 2024
Ronnie T. resigned; Kegan B. joined and is leading tours
⚠️ MAR losing over $10k/year due to male waitlist restrictions

Treasurer’s Report (June 2024)

Account Balances:

• Operating: $149,507
• Child Credit: $45,177
• Capital Improvement: $136,762
• Memorial Garden: $27,288
• Wait List: $11,520

Balance Sheet:

• Assets: $1,195,870
• Liabilities: $290,026
• Equity: $905,844

June P&L (Month):

• Income: $56,172 / $82,358
• Expense: $57,443 / $113,530
• Net Income: -$1,121 / -$31,173

YTD P&L (June 2024):

• Income: $421,701 / $577,301
• Expense: $293,442 / $280,821
• Net Income: $128,261 / $296,480

Accounts Receivable: $91,191

Chris addressed collection calls; 6 ex-members removed 7/10

✅ Motion to approve Treasurer’s Report: Jack (motion), Riah (second), all approved.

Old Business

Infrastructure Update (Jim & Jack Williams)

• Piers fixed; steel installed
• Deck build begins next week
• Electrical ready for inspection
• Stairs estimate: under $30k
• Pool not leaking

Tundra selected as deck color

Technology & Wi-Fi Update (Riah)

• Replaced 5 access points
• Donated alarm system installed in pump room
• Proposed security cameras for shop/pump room

✅ Motion by Jim B, 2nd Ronnie: Install cameras

Vote: All approved

Work order system in progress

Draft Volunteer Policy

Draft received at 7/11 meeting from Ellen
Will be emailed to the BOD

New Business

• Annual Meeting: Sept 14
  • Referendums due: Sept 6 @ 5:00 PM
  • Slides due: Aug 30
  • Catering: ~$1,500 (Chris to arrange)
• Manager Review: August – Jim W. collecting input

✅ Next Meetings:

• Business Plan Session: Aug 15 @ 3:00 PM
• Regular BOD Meeting: Aug 22 @ 5:30 PM

✅ Adjourned at 6:54 PM (Motion by Riah, 2nd Danny)

Manager’s Report – July 2024

• Disbursement: $145,970.48
• Capital Improvement: $136,761.71
• Child Credit: $45,177.77
• Memorial Garden: $27,288.14

Highlights:

• Insurance renewed
• Bank/QuickBooks reconciliation in progress
• Site inspections completed; a few repairs required
• Utility trailers and extra vehicles need removal
• New convex mirrors being installed for visibility/safety
• Pool bathrooms updated with occupancy indicators
• Staff shortage continues; hiring efforts ongoing
• Proposed 5–10 year Business Plan under discussion

Chris asks for Board support for strategic planning and long-term growth

‍

Minutes of the Board of Directors for June 6, 2024

Call to Order

The meeting was held in person at the MAR Clubhouse and called to order at 5:30 pm. Carla Gurovich, Jack Williams, Jim Buck, Jim Williams, Riah Onstott, Danny Babish, and Ronnie Thomas were present. Chris M., MAR operations manager, and Ellen R., Membership Committee Chair, were also present. Guests present: Greg L., Ron H., and Justin T.

Guest Comments

Approval of May 9, 2024, Meeting Minutes

• Motion by Jim B, Riah 2nd - approved

Motions Passed Since May 9th Meeting

• n/a

Ron & Justin Proposal for Non-Traditional Campsite Unit

• Self-contained utility trailer 16x8x13 licensed/plated to be built; green metal roofing/log siding.
• Ron & Justin will send e-mail of plans and contractor’s business card.
• Chris will send a copy of site agreement and samples of roofing/siding.

Manager’s Report

Report was emailed on 6/06/2024 and is pasted to the bottom of these minutes (meeting discussion points in red).

• Chris to order dumpster/roll-off and have staff clean up area behind the dumpsters ASAP.

Membership Report – Ellen R (via email)

The Membership Committee’s last meeting was May 19, 2024. We discussed:

• Welcomed Duke, finished Kathy O’s term of this year.
• Created a follow-up procedure in the office to invite incomplete applicants to events for signatures.
• Membership Mixer preparations.
• Information for the website.
• How to encourage waitlisted men.

Membership Count as of May 18, 2024:

• Males: 297 (62.9%)
• Females: 175 (37.1%)
• Total: 472
  • Full: 351 (74.05%)
  • FOM: 123 (25.95%)

Waitlist as of May 18, 2024:

• 28 men, dating from 9/16/20. One man has been on the waitlist for 4 years.
• No men have cleared the list in months. Hoping the Year of Women will help this situation.
• $10,155 annually if the waitlist was eliminated.

Standards of Conduct change regarding gas/diesel fuel vehicles up the road?

• [Agenda item for discussion and references the recent incidences we've had with members driving up the road toward the Memorial Garden in gas/diesel vehicles. It has been suggested that signs could be posted on that one road saying something like no gas/diesel vehicles without authorization. Not sure we need a reference in the SOC or not.]
• Sign suggestion for emergency access road:
  • Access:
    • Golf Carts – Welcome
    • Other motorized vehicles – Emergency or Permission Required!
  • Need caution signs and/or no ranch liability for damage.
• Need education for members to not monopolize the time of new members.
• If a member sees something inappropriate, they need to report it to the membership committee and/or office.

Treasurer’s Report (May Financials emailed to Board on 6/5/24)

DOWNLOAD PDF FOR FULL TRESURER'S REPORT

OLD BUSINESS

Infrastructure Project Update – Jim Williams & Jack Williams

• The Contractor has hired a company to re-do the piers for decking within the next 2 weeks. Pump work and leak need to be fixed in the pool – specialist coming out in 2 weeks.
• Losing about an inch a day of water = $100 per day.
• May need to do a quick fix soon and then a full fix in the fall.
• Question was asked whether the slide has been fired up to see if it has any effect on the leak. Pumps don’t have enough suction to overcome gravity – check ball to be installed.
• Eco glaze pushed off until fall rather than emptying and refilling water in the pool.
• Carla wants to look at the color we approved and possibly going to a darker color.

Financing:

• No bills received in the last month.
• Electrician will be higher cost than anticipated.
• Steps don’t need as large of a landing or safety railing which may save money.
• Jack can’t find a concrete guy to work on it currently.
• Maybe $30k (more or less) for the project.
• We won’t pay the contractor until the job is complete – our contract does not require payment yet.
• Jack to send a brochure out to the full Board again with recommendations for color.

Technology & Wi-Fi Update & Recommendations – Riah

• Some internet devices need to be replaced down near the courts. Need $1,000-1,200 from his budget to fix.
• Members are being rude about wanting help with filling golf cart tires during employee off hours. Carla noted that MAR does not offer this as a service and golf cart owners are expected to provide their own compressors and air. Riah offered to donate an air compressor to be kept in the garage with a hose only on the outside of the garage, so it doesn’t disappear.
• Need off-duty signs for employee sites. Manager’s report and/or Membership report to members not to harass employees, especially when they are not on duty.
• Riah and Chris will discuss ticket order software for work orders.

Status of Draft Volunteer Policy Sent via Email

• Discussed during manager report.
• Chris will send an email to BOD.

New Business

• Any new items will be discussed at the next board meeting.

Next Meeting

• Regular Meeting – July 11 @ 5:30 – Thursday in person at MAR.
• Business Plan special meeting – TBD

Adjourn

• Motion from Jack, 2nd by Jim B; unanimously approved. 6:59 pm