HOLA Board meeting 9 AM Jan. 10, 2026 at the RFA Lakeside Theater

Present: Rob Smith, Ana Wetherill, Val Zapolsky, Jeff Zapolsky, Millie Hoekstra, Larry Malone, Al Salvini, Mary-Ellen Moroney,  Dave Arthurs, Ann Arthurs

On Phone: Dave Douglas, Ed Zambraski, Darren Winslow,

Absent: Brittany Russell, Sam White

Millie declared quorum was present and called the meeting to order at 9:10 AM.

Updates: John Patriquin has sold his house, moved to Florida and resigned from the HOLA Board on December 18th. If anyone has suggestions to replace him, please forward those names to Millie.

Secretary’s Minutes of Nov. 8, 2025: Motion to approve, seconded and passed with 1 abstention.

Treasurer’s Report- (attached) Jeff Zapolsky: Account Balances- we have ample funds.

Landowners in arrears – A letter was sent with the $25 late fee &  the Leggett property sold and we collected the money owed.

Heavy Equipment Fees – all have paid.

P&L – The increase in the cost of Insurance is a problem. After a review of our policy, our insurance was recently updated to the correct # of lots, so has therefore doubled. We used the Admin Emergency money to pay the extra insurance bill. The next bill is due in August before our annual meeting and our Administrative line item in the current fiscal budget will not cover that bill. We will need to figure how to pay that. Various ideas were discussed and the item was tabled to a later date. Of note: Membership fee (which covers administration and waterfront) was last increased in 2019 and Road Fees were increased in 2021. It was also noted that any contractor doing work on HOLA property should have insurance and provide us with a certificate of insurance.  We will request that M&F insurance look into other companies and options for less expensive insurance.

Road Commissioner’s Report– Dave Douglas: Roads are good. Burgess is doing a good job plowing and sanding. There have been no accidents. Road Committee for this year is : Dave Douglas, Ann Arthurs, Dave Arthurs, Bob Boothby, Millie Hoekstra, Larry Malone, Al Salvini, Ed Zambraski, Val Zapolsky. John Patriquin was on this, so a replacement would be good. If anyone is interested, contact Dave Douglas.

Waterfront Report – Ed Zambraski (attached): Dock repair in process.

Continuing Business: Rules Procedure & Fines. The revised procedure submitted for an email vote after our last meeting was Yay=5, Nay=7, 4 abstain or no vote. Please submit comments via email and we will discuss at the next meeting.

New Business: An Amendment to the policy passed at the last meeting (tree cutting on HOLA land) was submitted and explained by Rob Smith. The motion was seconded by Larry.   Much discussion by all ensued. Amendments/changes were submitted. All voted to approve the amendments to motion.

The motion for Amendment to policy approved in November was read and  submitted for a vote.

“A landowner may cut trees or brush on HOLA property at there own expense with HOLA Board permission and within the following conditions, procedural limitations and exception:

• Landowner submits request to HOLA Board via email, including a plot plan or survey of intended cutting area, specifying trees to be cut.
• All Board members are given an information package (location, copy of plot plan/survey, rational of proposal etc.) prior to the meeting and allowing time for site visits and requests for additional information.
• Landowner will be provided an opportunity to present proposal at the next board meeting.
• HOLA Board will vote to approve or deny proposals, considering, but not limited to: value to the membership of HOLA, road safety and maintenance, and potential damage/injury to the property of adjoining landowners.
• Exception: To facilitate actions by individual landowners to assist HOLA Road Commissioner and Road Committee and to facilitate proper drainage, seasonal growth in ditches may be cut by adjoining landowners without board action and are not subject to the constraints of this policy.”

This was passed unanimously by all attendees present and 2 members via phone (Dave Douglas having previously hung up).

Darren will formulate a communication to all HOLA members and send it to Millie & the board for review.

Meeting adjourned at 11 AM.

Next Meeting: March 14, 2026 Time TBD

Respectfully submitted

Val Zapolsky, HOLA Board Secretary

HOLA Board meeting Nov. 8 at 5PM at the RFA Lakeside Theater

Present: Dave Douglas,  Ana Wetherill, Val Zapolsky, Jeff Zapolsky, Millie Hoekstra, John Patriquin, Larry Malone, Brittany Russell, Mary-Ellen Moroney, Sam White,  

On Zoom: Ed Zambraski, Rob Smith, Darren Winslow, Dave Arthurs, Ann Arthurs

Absent: Al Salvini

Millie called the meeting to order at 5PM.

There is still a lot of construction happening. If you see any new foundation or heavy work being done, please let Millie know.

Secretary’s Minutes of August 30, 2025: Motion to approve- seconded and passed unanimously.

Treasurer’s Report (attached) by Jeff Zapolsky: Summary – we have plenty of money in savings/emergency accounts for waterfront & roads to cover unbudgeted expenses.

169 out of 203 owners have paid their invoices for 2025-2026 season = 68% so far (better than last year).

Leggett properties in the Overlook are under contract, the closing of the sale has been delayed awaiting a survey of the boundaries of the properties. Since Leggett has had overdue invoices for several years (and we have a legal lien on the property); we will collect around $10K when the sale in finalized.

AdHoc Committee report (attached) Larry Malone:

Motion – We should have some sort of fine system for rule violations. –  3 no, 1 abstain, 11 yes

Much discussion of the AdHoc Committee report occurred with several amendments. Since the report was very long, Val will write up the motion with amendments and email to the board for an email vote to approve.

Larry recommended legal review of the final document. No second.  Val recommended we use LEGAL ZOOM, if we decide to go that route. The RFA has used them for several years as very inexpensive access to any legal specialty and legal docs.

Road Commissioner’s Report – Dave Douglas : Burgess will be doing the plowing and sanding again this winter. Our roads are in good shape as we enter the winter season. Dave reminded everyone that since winter is here, EVERYONE NEEDS TO SLOW DOWN so we can avoid accidents and have a safe winter season on our roads.  The members of the Road Committee for 2025-2026 will be presented at the next meeting.

If you see ATVs breaking rules, some identifier is needed to follow up on the complaint, such as a license plate or name if you know it.  Violations should be reported to the President/Chairperson of the HOLA Board of Directors.

Waterfront Report – Ed Zambraski (attached): Docks have been removed and the invoice has been paid. All boats slips are assigned for next season, but a few kayak spots are left for 2026. There are a couple kayaks remaining at the waterfront despite everyone being told to remove them before winter. They will be removed from the racks and held until we hear from owners. Ed presented the list of members for the Waterfront Committee for the 2025-2026 year. Ed Zambraski, Angelo DeSanctis, Dave Douglas, Mary-Ellen Maroney, Nick Sampson, Rob Smith, Gary Wadsworth, John Patriquin, Sam White, Holly Pierce were approved for the HOLA 2025-2026 Waterfront Committee.

New Business: Harry Simon (HS) submitted a complaint regarding John Patriquin’s (JP) request to remove trees on Kendall’s Farm Road to the Board (attached). Harry had planned to attend this meeting but at the last minute was unable to do so. Harry emailed his Presentation to The HOLA Board of Directors on November 8^th.

John Patriquin presented his proposal in person. HS’s property is between JP’s property and Route 4. JP’s property is on the uphill side of Kendall’s Farm Trail and HS’s property is on the downhill side. There are some trees across the road from JP’s property that are growing and blocking his view of the lake. He has been trying for several years to work something out with HS to allow cutting of the trees involved but to no avail, so he paid to have a survey done to see if the trees were actually on HS’s land or on HOLA owned road land. Two of the trees are on HOLA land and the rest are on HS’s property. JP requests permission from HOLA to cut the trees that are on HOLA land and are blocking his view.

The growth of trees within HOLA has been a concern for many years; we are losing our view of the lake.  Lake views increase our property value by $15,000 to $20,000.  To address the concerns of our members; several years ago the HOLA Board suggested we investigate the possibility of mass tree cutting for views and safety. Unfortunately not enough HOLA members responded to move the project forward. For more than 20 years or so, HOLA has  had a practice of allowing property owners to cut trees within the HOLA owned road property  at their own expense.  This has opened our roads up to more sunshine which helps to prevent ice buildup during the winter and the danger of trees falling into our roads. Owners were also encouraged to work with their neighbors with regard to tree growth and losing lake views.  For clarity, we feel it is time to make this long term practice an official policy.

Motion: If a homeowner wants to cut trees or brush on HOLA property, they may at their own expense with HOLA Board permission.  No: 3, Abstain: 1, Yes 11. Motion passes.

John Patriquin has 2 HOLA trees blocking his view that are across the road from his property. He requests permission to cut them at his expense. John presented evidence that the 2 trees are HOLA’s (not Harry Simon’s). Harry’s submitted statement offered no possible injuries to him or his property from this proposed tree removal.

John was dismissed from the meeting and subsequent discussion.

The board decided there were no road contradictions to cutting these trees (drainage, wind, or plowing problems).

Motion To allow John Patriquin to cut trees within the HOLA road property that are blocking his view at his expense. No: 3, Abstain 1, Yes:10. Motion passes.

Snowmobile access to the lake on the Highlands side is currently changed and may be blocked, because the lot across from the Farmhouse has sold and the new owner does not want snowmobiles driving thru his yard. Dave is looking into other access.

Meeting is adjourned at 6:40 PM.

Respectfully submitted,

Val Zapolsky, HOLA Secretary

HOLA Board Minutes 7/12/2025 9AM at the RFA Theater

Present: Darren Winslow & Dave Douglas on Zoom, Dave Arthurs, Ann Arthurs, Ana Wetherill, Rob Smith, Val Zapolsky, Jeff Zapolsky, Ed Zambraski, Millie Hoekstra, John Patriquin, Larry Malone, Brittany Russell, Al Salvini

Absent: Mary-Ellen Moroney, Sam White

Millie called the meeting to order at 8:52 AM.

Secretary’s Minutes (attached)of the May meeting were approved unanimously without discussion.

Nominating Committee: All current board members whose terms are expiring are willing to serve again:

AdHoc Committee (attached): Larry Malone wanted to speak early in this meeting as he had another meeting to get to. He had emailed the results of the AdHoc Committee’s report out to the board prior to the meeting. Rob Smith asked if we have to formalize the penalty system. The general consensus of the board was, yes, that is why the AdHoc committee was formed. However, several board members had not reviewed the committee’s report. Ed Zambraski handed out his own version (attached). Some discussion ensued and it was decided that the board will review the committee’s report and conduct an email discussion with “reply to all” responses.

Treasurer’s Report: (attached) Account Balances are all good. Delinquent payors are unchanged. Please inform Millie if you see any new foundations going in. Budget for the next year was presented. It is basically unchanged from this year’s. The board unanimously approved the budget. Jeff presented a new bill format that is easier for him and help us to budget better. The board gave him it’s blessing to change the format.

Road Commissioner’s Report: Some work was done at the bottom of the Lynn Way, but most work has been done and almost finished on the Overlook side. M & H Construction will be getting to the Highlands side shortly.

Waterfront Report (attached): Ed had one addition, that the USDA found only 10 geese on the whole east side of Rangeley Lake and had them removed. The waterfront has been very free of geese droppings. The system is working!  The size of the boats docked in our harbor will be reviewed by the Waterfront Committee and report any needed changes for the 2026 reservation form to the board of directors at a future meeting .

Additional items:

Dave Arthurs stated that the ditch beside the Overlook sign and garden is very deep and the gardeners are at risk crossing the ditch and that perhaps we should put in a bridge across the ditch. Some discussion ensued and it was decided to look into it further.

Val Zapolsky stated that someone was shooting a gun off as target practice on the Highlands side. She called the sherriff and was informed that HUINTING is not allowed, but shooting is as long as it is more than 100 yards to the next house. She thought we should change our rules to NO SHOOTING. It will be looked into.

Ed Zambraski proposed issuing some ATV rules update to all homeowners. His proposal was reviewed and the board felt that it was unnecessary.  No further action is needed since this issue was studied by the appointed ad hoc committee last year.  Their findings and policy changes (based on current Maine law/statutes) were discussed at a previous board meeting. At that time, the board reaffirmed the ATV Road Use and established a new Waterfront ATV Use policy. A memorandum (see attachment) was emailed to all members in January. These policies are listed on our website.. HOLA Policy and Procedure Updates – Rangeley Maine Highlands Ovelook Landowners Association  

Meeting was adjourned at 10 AM.

Next meeting 9AM on August 30 at the waterfront before the Annual Meeting at 11 AM.

HOLA Board Minutes May 10, 2025 at the theater

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

Absent: Sam White

Millie called the meeting to order at 9:01 AM. Properties are still changing hands. We have signed for the USDA goose control again.

Secretary’s Minutes (attached)– March meeting. Motion to approve, seconded and passed  (MSP)unanimously.

Treasurer’s Report (attached)– Jeff reviewed the account balances. We were just at the minimum for snowplowing. We have plenty of money for the road projects this summer. .P&L is on target for income and expenses, except for CMP because of rate hikes. The delinquent account list is getting shorter and some of those properties are for sale, so we may recoup those.

Road Report (attached)– Dave Douglas The committee is starting the assessment of the roads for repair starting in June. Road Committee members should review the roads and send comments to Dave. Many thanks to those who cleared their ditches of alders. There are new piles of gravel on each side of HOLA for pothole repair.

Waterfront Report  (attached)– Ed reports that the port-a-potty is in and the boat piers are in. Swim docks will be later. There was a request with a recent property sale that the boat slip assignment for the season go with the property, as opposed to the alternative, which would be to assign that slip to the next person on the waiting list. This was discussed and there was general agreement that the slips and racks are given out on a first-come-first-served basis of paid HOLA members, so that the slip should be given to the next person on the waiting list. If we allowed the slip to travel with the property it would imply ownership of the slip. There was a motion that “boat slips and kayak racks are assigned on a first come fist served basis and are NOT transferred with a land sale” MSP Unanimously. This decision by the board will be posted on the website.  Dave Douglas asked about dredging the harbor, The Waterfront Committee will look into it.

AdHoc Committee Report – Larry Malone.  The committee discussed the ideas of fines for HOLA. Not all were in favor, but they are directed by the Board to create a framework for fines. There currently is a COMPLAINT LOG which Millie maintains. We do currently assess fines for damage to the roads.and waterfront. The AdHoc Comm. decided that we should have a clear process for fines, avoiding any need for interpretation. We need a clear process for appeal. They suggested that:

Step 1 – talk to your neighbor is they are doing something they shouldn’t. If they listen and comply. Then no complaint is made.

Step 2 – A second or severe transgression a complaint is made to Millie. That complaint is brough to the Board and the HOLA Board offers a warning that continued complaints will result in a fine.

Step 3 – First fine = $100 (may be it should be more, but it shouldn’t be variable).

Step 4 – Second fine =$500 (may be it should be more, but it shouldn’t be variable).

Damages are assessed immediately . No warning/no free pass.

The Board liked what Larry presented. Now that committee will clarify all the above and bring a policy back to the Board for a vote.

HOLA Budget – Thought the budget should remain unchanged for the following year. Regarding billing in October, currently the Admin is mixed with the Waterfront. Jeff asks that the Roads, Waterfront and Administration Fee be billed separately as it will be easier for him to do, but won’t really change the bills. All agreed he should do what is easiest for him.

Meeting adjourned at 10AM.

Respectfully submitted < Val Zapolsky

HOLA Board meeting March 8, 2025 at 5PM at the Congo Barn

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

Absent: Sam White (ill)

Millie called the meeting to order at 5PM. She received thank-yous  regarding the new ATV policy and the transparency around it. She reports that LUPC is being very difficult, so difficult that a realtors has stated they may stop taking properties in the plantations.

There are ongoing constructions and a few new sales pending. There is one property on Kendall Farm Trail that has not progressed from a cellar hole in over 2 years. It is a town policy that construction must be finished within 2 years. It was mentioned that the property has a lien from the town for unpaid taxes.

Secretary’s Minutes of the January meeting (attached). No comments or revisions. MSP to approve unanimously.

Treasurer’s Report (attached) – Account Balances are fine. P&L is on track. We have only the few usual bad debt properties. We have a lot of extra $$ in waterfront and road savings.

Road Report – Plowing is under budget and Burgess has been providing good service this year. No problems since the late November storm. Dave will ask the town to change the dotted line to a solid line to slow traffic and passing, along the HOLA area of Route 4.

Waterfront Report (attached) – There are 20 people on the wait list for kayak racks. We have to request the USDA remove the geese now if we want it done this year. MSP unanimously to have the USDA remove the geese again this year. It was mentioned that the harbor should maybe  be dredged again. This was discussed, but we need a new permit as the last one has lapsed. Dave & Ed will contact DEP to look into it.

Report on possibly having they ability to pay fees by credit card. (attached) In summary, it can’t be done with Quickbook Desktop. We would have to move to the cloud version which by all reports is a worse product with less functionality and it will take more time to administer. It is also more expensive, $350 – $700 per year; and we would have to deal with the 3.5% or more service fee. All the board agreed to not change at this time.

Fines for HOLA rule breaking, offenses, road damage etc.- was referred to the AdHoc Committee chaired by Larry Malone. Larry requested direction. All board members will forward ideas for fee levels and appeals process to Larry. By statute the Road Commissioner of an HOA has the power to fine.

Next meeting May 10, 2025 at 9 AM at the RFA Theater.

Adjourned at 5:57 PM.