75 Members Present

HOLA Board Present: Darren Winslow(zoom), Dave Douglas, Dave Arthurs, Ann Arthurs, Rob Smith, Val Zapolsky, Jeff Zapolsky, Ed Zambraski, Millie Hoekstra, Larry Malone, Brittany Russell, Ana Wetherill,  Al Salvini, Mary-Ellen Moroney,

Millie H. (President) called the meeting to order at 11 AM. She welcomed everyone.

Each board member introduced themselves and all were thanked for their service to the organization. The membership was reminded that the board members are all volunteers and people were encouraged to get involved either on a committee or considering volunteering for the Board in the future. The sign-in sheet and committee sheets were passed around for everyone’s consideration.

Millie asked how many folks used the HOLA website. More than 2/3rds of those present raised their hands.   The Board was very happy and surprised at that result. Communication is key and members were encouraged  to visit the site for information, give us your emails and talk to a board member when questions arise.

Secretary’s Minutes of the last membership meeting were presented by Val Zapolsky, Secretary. The minutes of the meeting held on August 31, 2024 were approved by acclamation, MSP.  Thanks, Val, for all your time serving as our secretary for many years.

Road Committee Report was presented by Dave Douglas Road Commissioner. (attached) No questions.  Dave and the Road Committee were thanked for the many hours of overseeing our roads and upgrading them again this year.

Waterfront Report was presented bt Ed Zambraski (attached). There were no questions or  comments.  Ed and the Waterfront Committee were thanked for their many hours of keeping our waterfront property in great condition again this year.

Treasurer’s Report was presented by Jeff Zapolsky Treasurer. (attached) There were no surprises on the overall  budget P & L for 2024-2025. No changes needed for the proposed budget for the coming year. The 2025-2026 HOLA Budget (attached) was approved by acclamation.  Jeff was thanked for his many, many hours of service as Treasurer for HOLA. 

Assessor’s Report was presented  by Jocelyn Kinlock Assessor committee chairperson. There have been some changes to our number of Improved lots vs Unimproved lots this year with the building that is happening.  Jocelyn thanked Jeff for his assistance in preparing the report. The road budget is $104,650 thus rates will be: Unimproved lots–$258, Improved lots–$568, no change (5^th year) for coming year. Jocelyn and committee were thanked for their service.  Dues also remain at $75

Nominating Committee Report – All board members with terms are expiring have agreed to continue. The nomination slate for board members was all voted in by acclamation. (attached) The nomination slate for Assessors Committee was all voted in by acclamation.  The nomination for Road Commissioner was voted in by acclamation.

Questions/Comments –

John Caggiano asked about setback requirements. His deed and the neighbors’ deed say 25 ft. LUPC says that setbacks in Sandy River Plantation are15 ft. What to do?  The board advised him that HOLA has no authority to decide or give variances. The legal documents are the deeds, and he should talk with his neighbors to come up with a solution.

Bob Boothby asked if it was ok to use his chain saw to help clear brush from the ditch for better visibility. Dave Douglas , Road Commissioner, informed him that HOLA roads include the ditches and the Road Committee needs all the help they can get, Thank you.

Dave also informed everyone that any tree limbs overhanging roads and ditches may be trimmed back by HOLA since it will enable the sun to help keep the road free of ice.

Tim Johnson inquired about the wires that were hanging on Overlook Road.  Dave D. replied that Fidium has been contacted and is the process of fixing the situation.

Susan Welch spoke about some recent fireworks use on the Overlook, and she spoke in favor of establishing more rules for everyone’s safety. Millie informed everyone that if someone is breaking rules, then owners in the Town of Rangeley should call Rangeley Police and those living in the plantations should call the Franklin County  Sheriff’s department.

Millie reminded everyone again that we are a special community.  Please be good neighbors, respect others property, fireworks are not permitted especially with the drought we are experiencing, use common sense and be considerate, kind and helpful members of HOLA.

Meeting adjourned at 11:47 AM.

Respectfully submitted, Val Zapolsky, Secretary

W A R R A N T

            NOTICE IS HEREBY GIVEN that a meeting of the members of the HIGHLANDS OVERLOOK LANDOWNERS ASSOCIATION (HOLA) will be held at 11 AM on Saturday, August 30, 2025, at The Waterfront – Nile Brook Way, (in case of rain-The Theater at 2493 Main Street, Rangeley) for the election of a road commissioner who with the assessors shall assess costs to service all HOLA roads (Lynn Way, Kendall Farm Trail, Kendall’s Farm Trail Ext., Marion Drive, Tilt-of-the-Kilt, Overlook Road, The Circle, Winston Road, Old Esker Way, Chandler Road, Aerie Trail, Summit Road, Left Branch, Eagle Lane, Morel Road, The Loop, West Loop Road, West Elbow, Paul’s Path, and Barbara Lane).

            Thereafter, he/she shall be empowered to contract for the labor and materials necessary to provide suitable maintenance for said private ways.  For those individuals who do not pay their share of said costs, the remainder of the owners may furnish the services and recover expenses therefore from those who do not pay in a civil action pursuant to 23 M.R.S.A. # 3102.

            At said meeting, the owners may authorize a contract for the maintenance of the ways, raise money for said purpose, and shall choose assessors to assess the cost to the owners in proportion to their interest.

            YOU ARE INVITED TO ATTEND AND BE HEARD as the results of this meeting could affect you personally as you are served by those ways.

Dated at Rangeley, Maine this      day of June 2025

Signed___________________________________________________________

Millie Hoekstra, HOLA Board of Directors Chairperson

Signed in my presence

Cynthia Egan, Notary Public

Board of Directors (BOD)

Present: Millie Hoekstra, Mary-Ellen Moroney, Al Salvini, Brittany DiPompo Russell, Rob Smith, Darren Winslow, Ed Zambraski, Jeff Zapolsky, Val Zapolsky John Patriquin, Larry Malone Absent: Ana Wetherill Dave Douglas, Sam White, Ann Arthurs, Dave Arthurs

Millie Hoekstra called the meeting to order at 11 AM

The Board Members were introduced and thanked for the many hours of volunteer work to get everything done and our community running smoothly, care of our roads and waterfront property. We have no employees.  Our community spans the four townships of Rangeley, Rangeley Plantation, Dallas Plantation and Sandy River Plantation.

Secretary’s Minutes from the 2023 Annual Meeting: No questions. No changes. Accepted by acclamation. FYI all minutes are posted on the HOLA website.  The minutes of the Board of Directors meetings for the past year were approved.

Road Commissioner’s Report (attached): We have done a lot of road work and spent a lot of money on the roads this summer. We overspent this year’s budget but we had leftover funds in the Road Savings account to spend. Call Dave Douglas for any concerns.  Thanks to Dave for the many, many volunteer hours.

Waterfront Committee Report (attached): No questions. Ed and his volunteers were thanked for their excellent care of the waterfront. One member asked where the raft is. Ed stated that it was rotted and not replaced because if it breaks free of it’s mooring, it could wreck our new docks.

Committee Sign-Up List is available. Please sign up for any that interest you. You do not need to be a full-time resident to participate. Let Millie know if you are interested. We can zoom for any meeting.

Treasurer’s Report (attached): We received more funds than anticipated due to many properties paying extra road fees for construction and a few people buying waterfront access. There are basically no changes to the budget proposed for the next year. There were no questions. The budget was passed by acclamation.

Assessors Report:  No changes. The fees will be the same as last year: $258 for a lot, $568 for a house plus (for both) $75 dues.

Nominating Committee (Ballot attached)

The slate for the Board of Directors was approved by acclamation.

The slate for the Assessors was approved by acclamation.

Dave Douglas was approved for Road Commissioner by acclamation.

Members to address the Board:

A couple members spoke strongly in favor of ATV use within HOLA especially to be able to go to waterfront from the Overlook.  Members were reminded that there is no official ATV trail accessible from HOLA properties. The powerline is all privately owned land, so ATVs may cross with permission, but If the property is posted “NO ATVs” or “NO TRESPASSING” then you may not cross. Several members spoke up and gave permission for ATV access. A few spoke of ATV trespassing.  Millie encouraged people to talk to their neighbors.  The board will look into this issue further.

Kim Syrel (arborist) presented information on the Brown-Tailed Moth.

Meeting was adjourned at 12:05 PM.

Respectfully Submitted: Val Zapolsky, Secretary

Held at 11 AM at the HOLA Waterfront

Members present: 69

Board of Directors (BOD)

Present: Dave Douglas, Millie Hoekstra, Mary-Ellen Moroney, Brittany DiPompo Russell, Al Salvini, Rob Smith, Darren Winslow, Ed Zambraski, Jeff Zapolsky, Val Zapolsky

Absent: John Patriquin, Ann Arthurs, Dave Arthurs, Larry Malone, Ana Wetherill

Millie Hoekstra called the meeting to order at 11:10 AM

Announcements:

FYI –       HOLA has 7.5 miles of roads. Dallas Plantation has 8 miles of roads. HOLA has 256 properties. We are a community of our own. The Board Members were introduced and thanked for the many hours of volunteer work to get everything done and our community running smoothly. We have no employees.  Our community spans the four townships of Rangeley, Rangeley Plantation, Dallas Plantation and Sandy River Plantation.

              Anne Crump is retiring from the BOD.

Secretary’s Minutes from the 2022 Annual Meeting: No questions. No changes. Accepted by acclamation. FYI all minutes are posted on the HOLA website.  The minutes of the Board of Directors meetings for the past year were approved.

Road Commissioner’s Report (attached): Fidium (fiber internet) is done laying conduit, and the roads are graded, so now the shale and gravel will be spread on the roads over the next month. There were no questions. Advised that LUPC oversees the plantations. The STOP sign on the north end of Overlook Road is bent and needs repair. Dave will look into it.

Waterfront Committee Report (attached): There was a general round of applause for the new stairs from the aluminum dock into the water. There was a question about possibly having a cabana to change clothes in. The 100 ft. vs. full waterfront rights were discussed.

Committee Sign-Up List is available. Please sign up for any that interest you. You do not need to be a full-time resident to participate. Let Millie know if you are interested.

There is a new vector map of the HOLA properties available on the website. It is a work-in-progress.  A big “thank you” to Tim Johnson for his expertise and many hours.

Treasurer’s Report (attached): We are flush with funds due to many properties paying extra road fees for construction) and many people buying waterfront access. There are basically no changes to the budget proposed for the next year. There were no questions. The budget of $117,062 was passed by acclamation.

Assessors Report: attached. No changes. The fees will be the same as last year: $258 for a lot, $568 for a house plus (for both) $75 dues.

Nominating Committee (Ballot attached)

The slate for the Board of Directors was approved by acclamation. (Anne Crump retiring and Sam White joining.)

The slate for the Assessors was approved by acclamation.

Dave Douglas was approved for Road Commissioner by acclamation.

FYI the BOD meet every other month on the second Saturday at 9 AM.

Members to address the Board:

Kim Syrel (arborist) has worked with several property owners to improve their neighbor or their own views. She thanked them and offered to work with anyone interested.

Tim Johnson stated there were a couple of brush burning problems this summer. The Fire Chief was called to address the issues. Members were informed that a Fire Permit is required to burn.

FYI the Rangeley Transfer Station will accept any size brush/logs now from Rangeley properties. Members in the plantations should call their transfer stations regarding brush disposal.

Meeting was adjourned at 12:05 PM.

Next Annual Meeting for 2024 on Saturday of Labor Day weekend at 11 AM at the Waterfront.

Respectfully Submitted: Val Zapolsky, Secretary

2022 HOLA Annual Meeting Minutes

9/3/2022 11AM at the HOLA Waterfront

Attendees: 60 attendees, 42 Voting  Owners including the Board

The prepared information packets for the Annual Meeting contained: Agenda, Minutes of the 2021 Annual Meeting, Budgets 2016 thru the proposed new 2022/2023 Budget, Slate of Nominees for election, HOLA Road Policy, HOLA Waterfront Policy, HOLA Winter Guidelines for Homeowners, a voting chit (one per owner as per present ByLaws)

Call to order by Millie Hoekstra at 11:15 at the Waterfront. She thanked the Board of Directors, introduced them to the attendees and thanked everyone for coming on this beautiful day. She notified everyone that MaryEllen Simon has retired from the Board and thanked her for her service since 2016.

Our website: holarangeley.org  has helpful information and contact numbers/emails, please contact Millie or any board member with concerns during the year.

Minutes of the last Annual Meeting of HOLA on Sept. 4, 2021. Motion to approved and seconded. There was no discussion and the minutes were unanimously approved.

Minutes of the Executive Board Meetings for the past year received a motion for approval and second. There were no questions. The Minutes were unanimously approved.

Road Committee Report (attached) was presented by Dave Douglas (Road Commissioner). There are 21 new owners and 7 houses under construction, so understand that the roads are busy and welcome your new neighbors. Thank you to Dave and his committee for a great job this year!

Waterfront Report (attached)  was presented by ED Zambraski. The waterfront was less busy this year. All boat slip and kayak rack requests were honored.  There was a question about putting in a mooring off-shore. The Town does not allow moorings. And a request to install a changing cabana at the waterfront. The Committee will look into it. Thank you, Ed and the Committee for keeping the waterfront property in great condition!

The Budget for 2022/2023 (attached) was presented by Jeff Zapolsky. Basically, the budget for next year will stay the same with no needed change in fees. There were no questions about the Budget. Motion to approve was made, seconded and unanimously approved. Thank you Jeff, for a great job and the many, many hours you give to keep the association in good financial condition.

Assessors Report  (attached )was presented by Jocelyn Kinlock. Calculations have been done; Road fees are calculated on Properties on our roads: 129 Improved lot and 110 unimproved lots.  Basically, there will be no changes in fees for this coming year. Improved lots (houses)=$568; Unimproved lots=$258. And dues (which covers waterfront and Administrative Expenses)= $75. Thank you Jocelyn for your report.

Elections for the Board: Terms expiring are: Dave Douglas, Millie Hoekstra, Mary-Ellen Maroney, John Patriquin, Mary Ellen Simon, Ana Wetherill, Jeff Zapolsky.  All, but Mary Ellen Simon, are willing to continue. Robert Smith from the Overlook has consented to serve. This slate of Board members was unanimously elected to serve on the Board of Directors.

Elections for Assessors: Jocelyn Kinlock, Mary-Ellen Maroney, Mike Zulauf have each offered to serve again. This slate was unanimously approved.

Election of Road Commissioner: Dave Douglas has consented to serve again. There was no discussion and he was unanimously approved.

Committee sign-ups: Millie announced there is a sign-up sheet for committees. Please sign up if are interested.

Ad Hoc Committee on Legal matters: During this past year this committee reviewed our Constitution and ByLaws and Maine law and the suggested changes were approved by the Board and mailed or hand delivered more than 30 days before this meeting. There changes were reviewed by Millie, most were placement and clarification issues. Two major changes are that current HOLA document allows one-vote per owner. Maine state law requires one-vote per lot/unit. The other major change is the ability of the Board to levy reasonable fines for breaking HOLA rules, regulations and policies.  Also, a definition of “reasonable” is included. A minor change is that Board members will be indemnified. There was a motion and second to approve these changes to the Constitution and ByLaws. There were no questions and the revised HOLA Constitution and Bylaws was unanimously approved.

FYI now that this has passed, there will be a committee to create HOLA rules, regulations and policies and the related fees. Please sign up for this committee if you are interested.

 Questions/comments from Membership:

              A question regarding “no ATVs at waterfront” was raised.  At the present time the following motion was passed by the board at the July 9, 2022 meeting. “Until such time that it is legal for ATVs to use Route 4 to access the HOLA Waterfront, from both the Highlands and the Overlook, the prohibition of ATVs at the waterfront shall remain intact”.  Dave D. mentioned that he and others are in communication with local ATV club and state officials to see what can be done to enable more use of Route 4 or create a trail from Rev It Up Shop to Depot Street.  It is a work in progress. 

Kim Syrel gave information regarding concerns about the trees getting much taller and losing our views which affects everyone’s property values.  Talk with your neighbors and work together to ensure that all property values and viewscapes are protected.  Kim is certified “arborist” and willing to assist members with any tree issues.  Her contact information will be added to the website.

Larry Malone commented that we are a community and let’s all work together to make it the best experience for all who live (or vacation) in here.  Be thoughtful and nice and obey the rules which are there to enhance your enjoyment and experience. If you rent out your property be sure to inform your renters or guests of all policies and regulations for the waterfront and our roads.

Millie was thanked for all she does for the organization.

Thank you for attending. Enjoy the beautiful weather. Visit with your neighbors. Next Annual HOLA Membership Meeting will be held Sept. 2, 2023 at the waterfront. 

Meeting Adjourned at 12:10 PM

The Executive Board met briefly and elected the following officers for the coming year: Chairperson- Millie Hoekstra, Vice-Chairperson-Mary-Ellen Moroney, Secretary-Val Zapolsky, Treasureer-Jeff Zapolsky,

HOLA Annual Meeting 11 AM on 9/4/2021 at the HOLA Waterfront

Attendees: 88 including the board.

There are packets for the Annual Meeting prepared: Agenda, Minutes of the 2020 Annual Meeting, Budgets 2016 – the proposed new 2021/2022 Budget, Assessors Report, Nominating Committee’s Report with the voting ballot, and the history of HOLA Road fees versus other Landowners Association fees.

The highest attendance ever at an annual meeting gathered on a beautiful and windy day on the waterfront. Millie introduced the Board as each stood and was recognized.

Secretary’s Minutes: Val Zapolsky read the minutes of the 2020 Annual Meeting aloud. They were moved, seconded and approved by a majority show of hands.

The Road Commissioner’s Report: (Attached) was presented: Old Esker Way extension is roughed in and will be completed once the heavy house construction traffic is done. The new snowplowing contract was explained. We have been paying Burgess the same rate ($40,000/year) for 13 years, but it will be increasing to $45,000.

Millie thanked Dave Arthurs for his many years of service. Dave thanked the Road Committee especially Ed Zambraski who is always helping on the Highlands side.

Waterfront Report: (Attached) Mary Ellen Maroney introduce and thanked the Committee members. She pointed out the new flagpole, the new Nile Brook Way road sign. The 911 address of the waterfront is 9 Nile Brook Way.

The sign up for racks and slips goes out with the bills. Please return them promptly. They are assigned in January. Please put your name on your boat/kayak/canoe.

Millie thanked the Waterfront Committee. Informed the membership that 2 sign-up sheets are going around for committee members and info/emails. Please sign up before you leave.

Treasurer’s Report: Past years budgets, the 2020-2021 YTD budget were presented. There were no questions. The proposed 2021.2022 Budget was presented. There are no changes to the Administration or Waterfront budgets. There are 2 changes to the Roads budget: $5,000 increase to the snowplowing contract and $20,000 to start a continuous improvement program for the roads. Many roads have lost their crowns and large base rocks are appearing. We have been filling pot holes but did not have enough money in the budget to really address the wear and tear on the roads. We have 7.4 miles of roads in HOLA. This $20,000 increase will allow us to add the crowns back on the roads and roll and grade them such that all the roads are addressed at least every 10 years. We feel this increase will be sufficient for several years.

The last page of the packet has a list of other Homeowners Association costs. Even with the proposed increase we are the least expensive in the area.

Discussion: Steve Estes of 240 Overlook spoke against the increase. He feels the roads are perfectly adequate.

Larry Malone spoke in favor of the increase. There was no further discussion. The proposed 2021/2022 Budget passed by s show of hands: most in favor. One opposed.

Assessors Report: The new 2021/2022 Budget provides $75 for Administration & Waterfront (about 2/3rds goes to Waterfront) and road fees for unimproved lots now are $258, improved lots are $568. This was moved, seconded and approved by a majority show of hands.

Nominating Slate: was read by Val Zapolsky.  Board members terms expiring are: Carole Hoffmann, Brittany DiPompo, Ann Arthurs, Larry Malone, Ed Zambraski. Carol will be stepping down. All the others opted for another term. Al Salvini has offered to fill the vacancy left by Carole Hoffmann. The slate was moved, seconded and approved by a majority show of hands.

The Assessors are: Ed Zambraski, John Patriquin and Jocelyn Kinlock. All have opted for another term. This slate was moved, seconded and approved by a majority show of hands.

Road Commissioner: Dave Arthurs is stepping down. Dave Douglas has offered to fill the position. This was moved, seconded and approved by a majority show of hands.

Other Business:

Dana Pagley of the Overlook for 30 years spoke. He found a list of HOLA legal questions on the HOLA website. He spoke against spending a lot of money on lawyers to answer questions. He found some of the issues upsetting.  Millie stated that this is just a list of proposed questions and that we are not spending money on lawyers. We have an Ad Hoc Committee working on the questions.

Ben Wetherill complained of ATV on the HOLA roads, music playing loud late at night. How to enforce the rule? Millie informed all that there are many new owners and neighbors. Many are retired and elderly. Please have friendly informative discussions regarding rules and be helpful to your neighbors.

Dana Pagley questioned why ATVs are not allowed at waterfront property.  That rule was made when it was understood that ATVs are not allowed on Route 4.  He stated that he is an ATV and snowmobile owner and HOLA should not be enforcing traffic rules about travel on Rte. 4.  Millie stated that ATV’s cannot access approved trails from HOLA roads. The power line is private property thru which CMP has a Right of Way. ATV’s must trailer to a trailhead or Depot Street lot to access a trail.

Paul Perla of 149 Lynn Way, said he thought there was a trail from HOLA to the IGA. Millie stated that HOLA snowmobiles can access the IGA and trails that direction across private land and the landowner has given permission for snowmobiles. ATVs should not be crossing Nile Brook.  The old trail toward Rev-It-Up is no longer accessible from the Overlook by ATV. The State, Town and clubs are looking into it.

Nancy Douglas reminded people that there are leash laws. ATV’s and snowmobile should not use the road for recreation (do loops). There are rules, but new owners and renters don’t know the rules.  Millie informed everyone there are “Winter Use Rules” on the website and owners should print them and have them available for their renters.

We now have more improved than unimproved lots in HOLA, so lots of new neighbors. Welcome, inform and direct them to the HOLA website.

Millie thanked to everyone who attended. Please socialize and enjoy the day. See you next year. The Board met briefly to elect officers. The present officers were re-elected.

Next Annual Meeting will be September 3, 2022 at 11AM at waterfront (weather permitting)

Meeting Adjourned at 12:10 PM

Respectfully Submitted,

Val Zapolsky