HOLA – Highlands Overlook Landowners' Association

Executive Board Meetings

Executive Board Meetings

HOLA Board of Directors Meeting, July 9, 2022

HOLA BOARD MEETING MINUTES- 9AM at the RFA Theater on July 9, 2022

Present: Millie Hoekstra, Val Zapolsky, Jeff Zapolsky, Dave Douglas, Ana Wetherill, Ed Zambraski, Darren Winslow (zoom), Dave Arthurs, Mary Ellen Simon(phone), John Patriquin, Al Salvini,  Ana Wetherill, Ben Wetherill (non-board)

Absent: Ann Arthurs, Anne Crump, Mary-Ellen Moroney, Larry Malone, Brittany DiPompo Russell,

Meeting was called to order at 9:04 AM by Millie Hoekstra.

Secretary’s Minutes of the last meeting May 14, 2022 were approved without discussion, unanimously.

Treasurer’s Minutes (attached) – No problems, Report accepted MSP unanimously.

Road Commissioner’s Report (attached) Overlook work is done. Working on Highlands side this week. This is a bit over budget, but there are some emergency fund dollars. However, he did pare back some of the planned work as costs are so high.

Calcium Chloride will be spread after all the road work is done in August. Tree cutting will be done by volunteers and any owners please cut their low hanging branches over the road.

Ed Zambraski made a motion to approve the new speed limits of 10 mph on hills and 20 mph elsewhere to prevent wash-boarding of the roads and to reduce dust. All seconded and passed unanimously.

Dave reported that he posts an orange notice that new construction has paid their fees.

Waterfront Report (attached). Millie informed us that Sam White (a HOLA landowner) is now a Selectperson for Town of Rangeley. HOLA will be the next recipient of geese abatement.

Assessors will be doing their job this fall.

Nominating Comm. – Dave Douglas, Jeff Zapolsky, Millie Hoekstra, Mary-Ellen Maroney, MaryEllen Simon, John Patriquin & Ana Wetherill terms are expiring. MaryEllen Simon will not be re-upping. All others are willing to serve again, so we need one nominee.  Nominating Comm. is Val Z., Millie H., and Susan Welch. Someone suggested Sam White for the board, since she is a Rangeley Selectperson and a HOLA member. Two birds, one stone…

ATV question – Dana Pagley was going to speak at this meeting today, but he was called away for a family emergency and he has his property for sale and under contract. (see attached report) Ed Zambraski made a motion NOT to accept the ATV proposal. Ed presented his reasons. (attached) Val 2nd. All approved.

Ben Wetherill said there is a BnB behind him and they are not following the rules of HOLA. He asked that a letter be sent to the land owner with the rules and that he pass them on to the renters. Millie will do that.

Ed Z. then made a motion regarding ATVs. Dave Douglas 2nd. There was some discussion, but the motion was approved without changes. Motion: ”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.” MSP

Ad Hoc Legal Comm. – By-Laws update was sent to the Board over a week ago. The changes bring us into compliance with Maine law and make it clear that we have the right to create regulations and fine for non-compliance. There was minimal discussion. The changes were approved Unanimously. Now they will be presented at the Annual Metting for approval.

Ben Wetherill volunteered to sit on the new Policy & Procedure Committee that will be needed.  Dave Arthurs also volunteered.

Mary Ellen Simon thanked Millie for her stewardship and leadership.

Meeting was adjourned 10:12 AM

Respectfully Submitted,

Val Zapolsky

Secretary

HOLA Board of Directors Meeting, May 14, 2022

HOLA BOARD MEETING MINUTES- 9AM at the RFA Theater on May 14, 2022

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

Absent: Ann Arthurs, Dave Arthurs, Mary Ellen Simon, Anne Crump

Meeting was called to order at 9:04 AM by Millie Hoekstra.

Updates: Many properties are on the market and many will be building this summer. Please review our website and send Millie any updates. Ann Arthurs recently broke her shoulder. A get-well card was passed around for everyone to sign. The review of all deeds and waterfront access deeds has been completed.  Presently: 257 lots/properties have deeded access and 16 do not.  The revised “What do I need to Know when building on my property within HOLA” will be added to our website and given to new lot owners.  The “HOLA Waterfront policies and requirements” document will be given to all rental agencies which should be included for any property they manage within HOLA.

Secretary’s Minutes from the last meeting: There was a motion to approve the Minutes from the March meeting – The motion was seconded and all approved.

Treasurer’s Report: (attached) Account balances are good. No comments. Motion to approve the report was made, seconded and approved by all.

Road Committee Report: (attached) There will be new gravel or shale placed on large sections of road this summer to build back up the road based. Some grading will also be done. There was some discussion of having a fine for being overweight on the road while they are posted. The State of Maine has a fine that can be given by the State Police, but no one else.  There was a motion to approve “There will be a HOLA fine of $1,000 for violation of spring road weight limit posting.” This was seconded, and approved. This will be leveed on the property owner, not the truck driver.

Waterfront Committee Report: (attached) Racks and boat slips are all assigned. Everyone was accommodated. Docks are in. There will be a new sign posted on the shed with EMERGENCY NUMBERS and INFO.  A lot of brush and storm debris was removed from the shoreline and a HOLA flag will be hung below the US flag on the waterfront.  There was a recent problem with a HOLA owner registering a boat slip with a non-owner’s boat.  Although historically this has not been allowed, there is actually nothing in our rules preventing that.  Ed Zambraski made a motion to go into effect in 2023. “When applying for a HOLA harbor boat slip, the boat being registered must belong to the HOLA applicant. HOLA members are NOT allowed to apply for a slip registering a non-HOLA member’s boat for the purpose of allowing a non-HOLA individual to use the assigned slip.” Much discussion occurred. The motion was amended to, “When applying for a HOLA harbor boat slip, the boat being registered must belong to the HOLA applicant or close family member. HOLA members are NOT allowed to apply for a slip registering a non-HOLA member’s boat for the purpose of allowing a non-HOLA individual to use the assigned slip.” This will go into effect in 2023. This was seconded and passed with 9 ayes, 1 nay and 2 abstentions.

Millie will communicate with the homeowner and will send a letter of explanation and the board’s support of our Harbor Master.

Ad Hoc Legal Committee: Has determined that the HOLA Bylaws need to be updated. One major change needed is that Maine State law requires HOAs to have 1 vote per property(lot) versus 1 vote per owner (which our current bylaws state).  The Ad Hoc committee will have the updated bylaws ready and sent to the Board for review at least 1 week prior to the July Board meeting, to allow time for the Board to review, amend (if needed), approve and send notice of the pending change to all HOLA members prior to the September Annual Meeting.

Adjourned at 10:37 AM

Next meeting: July 9, 2022

HOLA Board of Directors Meeting, March12, 2022

HOLA BOARD MEETING MARCH 12 2022 AT 9 am VIA ZOOM

Present: Millie Hoekstra, Val Zapolsky, Jeff Zapolsky, Mary-Ellen Moroney, Larry Malone, John Patriquin, Dave Douglas, Brittany DiPompo Russell, Ana Wetherill, Ed Zambraski, Darren Winslow, Ann Arthurs, Dave Arthurs, Mary Ellen Simon

Absent: Anne Crump, Al Salvini

The meeting was called to order by Millie Hoekstra at 9 AM.

Announcements:

              We were notified by Dallas Assessors that Scott Ivers had a neon sign on a CMP pole on the snowmobile trail about his “club”. We told them we were not aware of it and would not allow it. The plantation and the state are involved. They are following up on compliance with the camper etc.

              Many HOLA properties have changed hand. Please welcome new neighbors, tell them about website and get contact info.

              Website – Suggestions to improve? Please send these to Millie.

Secretary’s Minutes of the January meeting. – No corrections. Motion- Jeff Z.  Second- John P. Approved unanimously.

Treasurer’s Report – Jeff Zapolsky  (attached)

There are two significant changes since the last report. 

First, Richard and Cathy Whitehead made a lump sum payment of $1,271 bringing their account to a zero balance.  At one point they had owed as much as $4,140 on 10/1/2015.  

Second, our plowing costs were $36,445 as of Feb 28, 2022.  You really can’t predict what this will mean for the rest of the season.  I’ve attached a chart showing how this compares to prior years.

Motion to approve-MaryEllen Maroney, Second-Ana Wetherill Approved Unanimously

Road Commissioner’s Report – Dave Douglas

              Burgess plowing is going well. Dave asked about when to post the roads. Dave Arthurs (previous Road Comm.) suggested doing it now. And if heavy truck must come in it sometimes can be done early morning before it warms up. Board members stated there are some over-leaning branches on the Lynnway and The Loop. Dave D. will address this.

Waterfront Report – Ed Zambraski

              The Waterfront Committee met and decided the sticker idea was too draconian as a first step. Ed distributed a Draft Memo to all HOLA Members and a one page Waterfront Guidelines for approval by the Board.  There was some discussion and the Memo and the Waterfront Guidelines were approved by unanimous consent.

Please relay any problems with the waterfront to Ed as he is keeping a journal for reference.

Assessors – No report

Ad hoc Committee on Snowmobile/ATV  – Dana Pagley

              Dana is meeting with the state for information. Dave Douglas has handled signage for snowmobile trail access.

Ad hoc Committee on Legal Issues – report attached. They are still in the investigative stage at present. They will meet again in 2 weeks. Dave Arthurs relayed that the Town of Rangeley is currently considering a Short-Term Rental Ordinance to address the Airbnb issue.

They were no other issues

Next meeting May 14th at 9 AM at the RFA theater.

Meeting adjourned at 9:50 AM.

HOLA Board of Directors Meeting, January 8, 2022

HOLA BOARD MEETING Jan. 8, 2022 at 9 AM in the RFA Theater

Present: Millie Hoekstra, Val Zapolsky, Jeff Zapolsky, Mary-Ellen Moroney, Larry Malone, John Patriquin, Dave Douglas, Brittany DiPompo Russell, Anne Crump, Al Salvini, (and by zoom) Ana Wetherill, Ed Zambraski, Darren Winslow,

Absent: Ann Arthurs, Dave Arthurs, Mary Ellen Simon

Updates: The corrected map of the HOLA property has been added to the website.

Morton & Furbish Rentals confirmed that all renters & owner carry liability insurance per their contract.

                    Samples of Deed Covenants & Restrictions was distributed

Secretary’s Minutes from Nov. 13, 2021. Motion to approve MSP.

A list of committee members for 2021-2022 was presented and approved. MSP (per Bylaws Art. 6, section 2)

Millie made a motion to approve paying Ed Zambraski for mowing services at the waterfront. MSP (per Bylaws Art. 5, section 6)

Treasurer’s Report (attached) – Motion to approve MSP.

              Most everyone has paid their invoices for 2021-2022

              Accounts Receivable is $22,552.78 (includes 4 members who have not paid for several years—we will collect when they sell their property), and several on installment payments.  Final letters have been sent to several, if payment is not received by end of month they will be sent to collection.

Road Commissioner Report – Dave Douglas gave verbal report.  There has not been much snow and Burgess is plowing and sanding well and Dave thanked him. There were a couple of people that asked for plowing after 2 inches of snow, so Dave sent out an email explaining that cars need AWD or 4WD and good tires on our roads. Plowing is done after 3-6 inches and sometimes with our storms (if possible) it is best to stay home until the roads are cleared. There have been no complaints since then. Dave asks to be informed if anyone notices any problems with the roads. There were no questions.

Waterfront Comm. Report – Committee meeting minutes of November 20, 2021 were presented.

Ed Zambraski presented a new HOLA Waterfront Policy approved by the committee for discussion by the Board. He stated that the part in BLACK text had everything from the old Waterfront Policy, but just rearranged. The RED text is new.

The BLACK text was discussed first. Val Z. noted that several things were missing from the new black text relative to the old policy. There was no mention of B1 (“Slip number 1 is permanently assigned to Mr. Paul Ellis and Family by deed.”) B7 (“No watercraft longer than 21 feet may be docked in the cove of the marina.  Only slips numbered 6 and 7 can hold a 21 foot watercraft.  The maximum size for the other slips is 18 feet. Boats on floating docks can’t be longer than the docks.  Pontoon boats are not allowed on the slips and may not be launched from our ramp.”), B8 (“Slip number 4 is for loading only.”) or C2 (“All motor vehicles shall be parked behind the tree line, which is marked for parking.”) from the old policy.

Ed Z. commented that C2 parking is addressed by signage at the waterfront. This was accepted by the Board.

After discussion, Jeff Z. made a motion: “that if prior approved policies B1, B7 and B8 are added back into the black text of the proposed policy, we approve the black text of the proposed Waterfront Policy as revised.” This was seconded by Val Zapolsky and passed by all.

Then the proposed changes in RED were discussed.

Jeff made the motion to accept the replacement of the word “Recommendations” with the word “Requirements” to the title of the waterfront policy, so the new title is “HOLA Waterfront Policy and Requirements.”  This was seconded by John Patriquin and passed.

Regarding the proposed red text in Section II. 1 “Paying guests of any nature, and those of inns and bed & breakfasts, are prohibited from using the waterfront for any purpose.” After much discussion, Jeff Z. made a motion that “we do not adopt that policy, but instead obtain a legal opinion regarding it with a monetary cap of $3,000. And that in the meantime the Waterfront Committee develop a policy regarding waterfront stickers for cars.” This was seconded by Val Z. and passed.

It was suggested the Waterfront Committee consider the use of numbered stickers for cars, such that each sticker number is linked to a specific lot/homeowner, perhaps 2 stickers per homeowner. These stickers would make it easy for the Waterfront Committee members, acting as stewards, to start the conversation with any unstickered car owners and discuss our policies.

Jeff Z. raised a concern regarding personal guests of homeowners (like his son’s family) without a sticker. Mary Ellen Maroney stated that would not be a problem because the steward would simply ask the unstickered car owner which HOLA member they were with and they would answer “I’m with Jeff Z.” and it would be fine.

Regarding the proposed RED text in Section III.2 “Paying guests* of any nature and those of inns and bed & breakfasts are prohibited from using harbor facilities to launch, tie up or enter the HOLA harbor with motorized craft.” This was defeated. This will be researched by Ad Hoc Legal Committee.

It was suggested that the renters with boats be directed to the Town Park to launch their boats as it is a much easier launch and the RLHT is screening for milfoil. This should be added to the “Summer Renter Guidelines”.

Ad Hoc ATV/Snowmobile Comm. There is no update.

The Ad Hoc Legal Comm.: To save time and money on the lawyer, Millie will present the info that she already has regarding deeds to the Legal Committee meeting in February and then the committee (and others) will collect the outstanding info regarding wording about the waterfront in all the other deeds to give to the lawyer for legal opinion regarding “owner rights”.

Next meeting March 12, 2022 at 9 AM.

Meeting adjourned at 10:14 AM.

News

Good day, the following is an urgent message from the HOLA Road Commissioner, Dave Douglas.

————————————————

To all HOLA Residents:

Effective today (March 22, 2023) All HOLA roads have been posted with Heavy Loads Limited.  This means that any vehicles (trucks, construction vehicles, moving vans, etc.) that exceed a gross weight of 23,000 pounds will not be authorized on HOLA roads.  If violated, a fine of $1,000 will be issued to the HOLA resident.

For those not familiar with this posting, annually, around this time of snow melt the majority of roads (dirt or paved) in the Rangeley area are posted to protect the condition of the roads from major damage.  I (HOLA) am following the Rangeley road commissioner’s posting effectivity date lasting until June 1, 2023.

The postings are located at all intersections off of Rt 4 and Harold Ross road.  They are large orange posters clearly visible to all drivers.

Thank you for your cooperation and if there are any questions, please do not hesitate to contact me at: ddouglas.me@gmail.com.

Sincerely,

David Douglas

HOLA Road Commissioner

HOLA ANNUAL MEMBERSHIP MEETING TO BE HELD SEPTEMBER 3RD AT 11 AM

HOLA Annual Membership Meeting

Agenda

September 3, 2022 at 11 AM at The HOLA Waterfront

If raining, we will meet at 2493 Main Street

1..          Welcome & Sign In

                            Purpose of Annual Meeting

  • Necessary HOLA Business
  • Approve all Executive Committee Minutes for prior year
  • Inform and discuss issues
  • Meet socially – Bring a chair

2..          Introduce Board of Directors

  • Thank you for your service
  • Thank you to Mary Ellen Simon retiring after serving on the board since 2016

3..          Minutes of last annual meeting September 4, 2021

              Approve all Executive Committee Minutes for year

4..          Road Committee Report – Dave Douglas

5..          Waterfront Committee Report – Ed Zambraski

6..          Treasurer’s Report – Jeff Zapolsky

  • 2021-2022 Budget vs. Actual
  • Questions
  • 2022-2023 Proposed Budget
  • Questions
  • Vote to approve 2022-2023 Budget

7..          Assessors Report—Jocelyn Kinlock, Mary-Ellen Moroney, Mike Zulauf

8..          Nominating Committee Report – Val Zapolsky, Millie Hoekstra, Susan Welch

  • Vote for Board Members
  • Vote for Road Commissioner and Assessors

9..          Ad Hoc Legal Committee Report

              Revised/Updated ByLaws for HOLA

  • Vote to approve updated Bylaws

10..       Other items

                             Questions and Comments from membership

                             Sign up for Committees

11..       Next meeting September 2, 2023 at 11 AM

12..       Board Members meet to select officers

To:      Highlands Overlook Landowners Association (HOLA) Members

From: Ed Zambraski for the HOLA Board of Directors

Re:      Update

Date:   April 27, 2022

One of the goals and responsibilities of the HOLA Board of Directors is to keep members informed of matters that pertain to the Association and local area.  To meet this goal HOLA has established and maintains a website. ( www.holarangeley.org )  The HOLA Board has approved an additional approach of using email in an attempt to keep members informed and to increase communication.

I have agreed to send out periodic (e.g. every few months) email “BLASTS” with succinct announcements concerning the Association and local matters that would affect our group.  The ones that were sent out over the past several years have been very well received by our members, so I will carry on.   We hope this is of value and I would appreciate any feedback that you may have. 

MATTERS OF INTEREST

  1. Winter:  I had to ask several people about Rangeley’s winter weather, as I was fortunate enough to spend December and January in the “southern latitudes!”  I was told that it was cold with not much snow during the early season.  The snowmachine trails did not open until mid-January.  I do know from personal experience that in February the cross country, Saddleback downhill and snowmachine trails were all in excellent shape.  Speaking of Saddleback, a contract has been signed to have the Saddleback Mountain Road, (the road from Dallas Hill Rd. to the ski area), totally rebuilt.  NO MORE BUMPS!
  • HOLA Finances and Dues:  As pointed out at our past annual meeting by our HOLA treasurer, Jeff Zapolsky, HOLA is in very good financial shape.  This past fall approximately 80% of our over 200 members paid their dues by the November 15 due date.  This makes handling our finances much more efficient and it is greatly appreciated.
  • Ice-Out and the HOLA Waterfront:    Ice-out has not occurred, and it appears that this will happen during the first week of May.  Boat slip and kayak rack assignments have been made for the 2022 season.  By mid-May the aluminum dock should be in and the waterfront ready for full use.
  • HOLA Roads:   Recently the Road Committee met.  The consensus was that Burgess did a very good job sanding and plowing the roads this past winter.  Our roads are still posted (i.e. weight restricted).  Mud season saw a few problem spots but the roads, in general, are in pretty good shape.  The Road Committee outlined the plan for road improvements this coming year.  While grading, ditching and repair/replacement of culverts will probably not start until June, there are some “time dependent needs.”  Many of the ditches parallel to our roads have been grown in by alders and other trees.  These need to be cleared before ditching can occur.  Members of the Road Committee and other volunteers have begun to cut these and haul them away.  Doing this before the leaves appear makes this a much easier task.  In addition, there are trees along the HOLA road rights-of-way that are leaning over the road and/or blocking the line of sight at various corners.  The Road Committee would like to ask landowners to help cut these tress / bushes back, clear the ditches along their road frontage, and to clear and repair driveway culverts that have been clogged by snowplowing pushing stones and debris into them.  The Road Commissioner, Dave Douglas, has indicated that if the landowner simply piles the debris.  He will arrange to have the cut trees hauled away.  The landowner simply has to call Dave to make this happen (443-822-9043).

           On Saturday, May 7th   at 0900 the Road Commissioner is organizing two “work parties” to fill potholes and pick up trash etc. along our roads.  One party will focus on the Lakeview Highlands and the other will focus on the Overlook.  If ANY resident would like to contribute a morning to assist in this effort, please contact Dave. (phone number listed above or by email  ddouglas.me@gmail.com ).  Let’s make this a community effort!!

           Lastly, on both of our hills many properties are being developed. It is the responsibility of the landowner to have driveway culverts installed.  These culverts must meet certain specifications in terms of size, length, etc.  The owner can arrange to have this done by a contractor or ask our Road Commissioner to include a culvert installation when HOLA road work is being done.  This latter approach is often cheaper.  It is important to note that the landowner is responsible for the cost of installing a new driveway culvert, as well as any costs associated with the repair or replacement of an old culvert.

  • Two HOLA Special Committees:  This past year the HOLA Board established two Ad Hoc or special committees: a committee examining some legal questions and one dealing with ATV and snowmachine issues.  The legal issues committee’s primary task is to determine if the HOLA Bylaws, last revised in 2008, need to be updated to comply with Maine laws and/or other local regulations.  This committee is Chaired by Ed Zambraski (978) 660-9970 or (zambraski@gmail.com).  The ATV/Snowmobile committee is interacting with the local ATV and Snowmobile Clubs, as well as with state officials.  The goal is to maintain access to the trails for HOLA members, and at the same time, keep non-HOLA riders from using HOLA road for recreational use.  This committee is Chaired by Dana Pagley (617) 594-3521 or (cru400@aol.com).  If you have any questions or would like to provide input, please do not hesitate to contact the respective committee Chair.
  • 2022 HOLA Annual Meeting:  The annual HOLA meeting will be held at the HOLA waterfront on Saturday, September 3rd at 11:00.

To:       Highlands Overlook Land Owners Association (HOLA) Members

From: Ed Zambraski for the HOLA Board of Directors

Re:      Update

Date:   September 24, 2021

One of the goals and responsibilities of the HOLA Board of Directors is to keep members informed of matters that pertain to the Association and local area.  To meet this goal HOLA has established and maintains a website. ( www.holarangeley.org )  The HOLA Board has approved an additional approach of using email in an attempt to keep members informed and to increase communication.

I have agreed to send out periodic (e.g. every few months) email “BLASTS” with succinct announcements concerning the Association and local matters that would affect our group.  The ones that were sent out over the past several years have been very well received by our members, so I will carry on.   We hope this is of value and I would appreciate any feedback that you may have. 

MATTERS OF INTEREST

  1. Summer/Fall:  The weather this past summer was quite odd.  It was not consistently “bad” or consistently “good.”   No weather pattern seemed to settle in and many days were quite windy.  We do need rain as the drought continues and the lakes are very low.  The foliage is turning and the peak should be around October 1st.  I have been told, and from the traffic encountered, that the restaurants and retail shops in Rangeley have had one of their busiest seasons. As with many places, the issue of getting help or workers has been and still is problematic.  Real Estate sales and new home construction have “gone through the roof.”   Within HOLA for the first time the number of improved lots, or those with houses, now exceeds the number of empty lots.
  • HOLA Annual Meeting:   On September 4th at 11:00 down at the HOLA waterfront, Millie Hoekstra our HOLA Chairperson, called the annual HOLA Membership meeting to order.  The meeting was well attended with a record 88 individuals present.  The minutes of that meeting will be posted on the HOLA website.  The major points of the meeting were:

-our treasurer, Jeff Zapolsky, indicated that HOLA is in very good financial shape.

-an increase in the road/snow dues of $105 for improved lots and $48 for empty lots was approved by the membership.  This increase is specifically designed to support a multi-year plan to improve HOLA’s 7.4 miles of roads. 

-after several years of excellent work, Dave Arthurs has resigned as Road Commissioner.  Dave Douglas has agreed to serve and was approved as the new HOLA Road Commissioner. 

Normally at the annual meeting when the Chair calls for “any other items” things are usually pretty quiet.  This year was an exception as there was quite a bit of constructive discussion.  One issue was unauthorized ATV use on private properties and on HOLA roads.  It was pointed out that the HOLA leadership is involved and will continue discussions with the local ATV clubs, and local and state officials about ATV use within HOLA and potential ATV trail systems in the Rangeley area.  Another topic of concern was “renters”, and in particular when the owners were not present (e.g. Airbnb).  Opinions were expressed that many of these renters either do not know and/or care to abide by HOLA rules, both here on the hills and at the HOLA waterfront.  These matters will be discussed at the HOLA Board meeting in November.   

  • HOLA Waterfront:  Over the past 18 years Mary-Ellen Moroney has served as the HOLA Harbormaster and Chair of the Waterfront Committee.  Mary-Ellen has been responsible for many of the major improvements at the waterfront and the day to day management of the boat racks and slips.  On September 10th the Waterfront Committee met and discussed the concern that with the increased usage of the waterfront by HOLA members, the time and effort to manage the waterfront has been increasing each year.  The committee asked Mary-Ellen if she would like to be relieved of this responsibility.  Her answer was “yes, if someone else would be willing to take this on.”  The committee then asked Ed Zambraski, “yours truly,” if I would assume the role of the Harbormaster and Chair of the Waterfront Committee.  I have agreed and will officially start October 1st.  Mary-Ellen and I are currently working together to make this a smooth transition.
  • Annual Road/Snow and Administrative Dues:  In the coming days the HOLA treasurer, Jeff Zapolsky, will mail out the 2021-2022 dues notices.  Within this mailing are revised forms to request a canoe/kayak rack or boat slip at our waterfront for next season.  Jeff spends a huge amount of time keeping the HOLA owner database, maintaining our financial records and paying HOLA bills.  To make his task as easy as possible members are asked to send in their payments without delay and well before the November 15th deadline. 
  • Rangeley Library Telephone Directory:  The Rangeley Library is currently updating their telephone directory for the new 12th Edition. There is no cost for new listings or edits.  Should you need to update your listing, I am attaching a sheet indicating how to proceed.

To:       Highlands Overlook Land Owners Association (HOLA) Members

From: Ed Zambraski for the HOLA Board of Directors

Re:      Update

Date:   July 14, 2021

One of the goals and responsibilities of the HOLA Board of Directors is to keep members informed of matters that pertain to the Association and local area.  To meet this goal HOLA has established and maintains a website. ( www.holarangeley.org )  The HOLA Board has approved an additional approach of using email in an attempt to keep members informed and to increase communication.

I have agreed to send out periodic (e.g. every few months) email “BLASTS” with succinct announcements concerning the Association and local matters that would affect our group.  The ones that were sent out over the past several years have been very well received by our members, so I will carry on.   We hope this is of value and I would appreciate any feedback that you may have. 

MATTERS OF INTEREST

  1. Spring/Summer:  During “mud season” in April & May many folks try to plan a trip to more southern latitudes.  This coincides with the fact that normally we do not have a “spring” (winter leads right into summer).  This year was a dramatic exception.  Ice out was April 17th  (very early), temperatures moderated and everything, including lawns, grew 2-3 weeks earlier than normal.  In June we did have a stretch of hot days (92 degrees), but things have cooled off and we are now having our normal high temperatures in the 80’s.  Rangeley is busier than I have ever seen it.  Retail shops, the IGA and restaurants are seeing no shortage of customers.  The Real Estate market is seeing unprecedented activity.  Several new homes are under construction within HOLA.  I should add, Saddleback Ski area had an excellent first season.  Saddleback will continue to serve the community this summer with a new Pub/restaurant located on the second floor of the main ski lodge.  As the weather warms up the HOLA Waterfront is ready to accommodate.  The docks, swim lines, swim float and some new tables and benches are there for your enjoyment.
  • Road Commissioner/Committee:  After many years of diligent, faithful service to the organization, Dave Arthurs will be retiring from the HOLA Road Commissioner position.  We need to elect a Road Commissioner at the Sept. 4th meeting.  Our By Laws state: 

The Road Commissioner shall be responsible for the maintenance of and snow removal for all the roads in the HOLA geographical area.  It will be the Road Commissioner’s responsibility to work closely with the members of the Road Committee and HOLA landowners to formulate work plans, set priorities, set budgets, contact various contractors.

If you are interested in serving the organization in this capacity , please contact Millie Hoekstra, milliehoek@gmail.com

  • Road Maintenance and Snowplowing Budget:   HOLA maintains over 7.4 miles of roads.  The improvement of our roads over the past several years, largely due to our Road Commissioner and Committee, has been significant.  That being said, many of our roads need to be upgraded.  The HOLA Board has developed a multi-year plan to improve our road system.  This includes building up our roads with significant amounts of shale to bring them up-to-grade and assist with drainage.  These improvements will require additional resources.

Our current budget for road maintenance and snowplowing/sanding has not been increased for the past 13 years.  The fees have been $ 210 for an empty lot and $ 463 for property with a house.  To upgrade our 7.4 miles of roads the estimated cost is an additional $25,000/year to our existing road budget.  To generate these additional funds the annual road fees would have to be increased.  The estimated increase would be going from $210 to $ 258 for an empty lot and $ 463 to $ 568 for an improved lot.  For individuals with a house this would be an increase of $ 2.00 per week.  With this increase the HOLA Board does not anticipate any additional increases over the next few years. Just FYI: other HOAs in our area are paying much higher fees ie. $1,200 and $3,300 per year.  This plan to improve our road system and the proposed increase in road fees will be discussed and voted on by the membership at the annual Sept. 4th HOLA meeting.

  • ATVs:  According to the HOLA ByLaws, ATVs may be used on HOLA roads by HOLA members, their renters or guests, only to visit others or to access approved ATV trails.  Individuals not associated with HOLA are prohibited from driving their ATVs on any HOLA road.  New signage put up last year at various entrances to HOLA has made this very clear and have been beneficial. 

There are currently no approved ATV trails that can be accessed directly from a HOLA road; access requires driving over private landowner properties.  One route over private land is across Nile Brook along the CMP power lines.  HOLA landowners adjacent to Nile Brook are concerned about the excessive erosion and damage to their property, and the potential negative affect on Nile Brook, caused by ATVs using this route.  While they have made the decision, at this time, not to post, barricade or totally close off this trail, they are requesting that HOLA members on the Overlook not use this route (e.g. trailer their machines to Depot St. in Rangeley) or use it minimally only when absolutely necessary.

Annual HOLA Meeting:  The 2021annual meeting of the HOLA membership will be held on Saturday, September 4th,  11:00 am at the HOLA Waterfront.  (Please bring a chair.)   If it is raining, we will move the meeting to RFA Lakeside Theater, 2493 Main St., Range

HOLA Board of Directors Meeting, November 13, 2021

HOLA Board meeting minutes – Nov. 13, 2021 at 9 AM via zoom

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

Millie called the meeting to order at 9:00 AM.

Secretary’s Minutes for Sept. 4th Board meeting were MSP unanimously.

Treasurer’s Report (attached): The remaining Road & Snow funds have been moved to the Franklin SB Emergency Road Account. We have accounts at both Franklin Saving Bank, where we do most of our banking, and we have a separate account at Skowhegan Savings Bank which has some of the Emergency Road funds. We currently plan to keep the accounts at both banks for bank access which has been troublesome during the pandemic.

Delinquent Accounts: These continue to whittle down as properties change hands.  Payments for the new year are about 72% paid and not yet overdue, so we have sufficient funds on hand.

Taxes have been filed. No payments needed.

Motion to accept the Treasurer’s Report MSP unanimously.

Road Commissioner’s Report (attached): Dave Douglas is now our new Road Commissioner and Dave Arthurs is helping with the transition. D. Douglas is working on assigning a section of road to each committee member to monitor and inform him of any issues. Ed Z. volunteered to fill any potholes on the Highland’s side.  Dave Arthurs brought up the problem with tracked vehicles wear and tear on the roads. Currently we have fees for house construction and garage construction, no others. There have been some tracked vehicles involved in just lot improvement or driveway work and no fees have been assigned. Millie stated the committee should come up with a recommendation for the board.

Waterfront Committee Report(attached): The committee elected Ed Zambraski the Harbor Master. He wants the committee to be more involved in monitoring that the rules are followed. The motion was made to approve Ed as the Harbor Master, MSP unanimously.

Assessors: At the Annual Meeting the Assessors were voted to be Ed Zambraski, John Patriquin and Jocelyn Kinlock.  Now Ed and John are resigning, but Jocelyn has agreed to step up as chair and Mike Zulauf has offered to assist.

Other Business:

Millie announced a new Ad hoc Committee to address the snowmobile/ATV issues. Dana Pagley has offered to lead and work with the towns and LUPC as needed.

Ad Hoc Committee on Legal Issues has no update.

Next meeting 1/8/22 9 AM

Respectfully Submitted, Val Zapolsky

HOLA Board of Directors Meeting Sept. 4, 2021

HOLA Board Meeting at 9 AM on 9/4/2021 at the HOLA Waterfront

Present: Millie Hoekstra, Val Zapolsky, Jeff Zapolsky, Ann Arthurs, Dave Arthurs, Ed Zambraski,  Mary-Ellen Moroney, Larry Malone, Darren Winslow, Mary Ellen Simon (by proxy), John Patriquin, Dave Douglas, Ana Wetherill

Absent: Carole Hoffmann, Brittany DiPompo, Anne Crump

Millie called the meeting to order at 9:03 AM.

Secretary’s Minutes from the July 10, 2021 Board meeting were presented. Motion to approved was made and seconded. No discussion. Minutes were accepted unanimously.

Treasurer’ Report: (see attached) Sufficient funds to complete the Old Esker Way extension and the road and snow contract for this year.  The Waterfront has sufficient funds. The Emergency Fund is for Roads and is funded by budgeted, but unspent funds from the Roads in previous years. The receivables are slowly being collected because of all the recent land sales.

There have been 8 new houses started and they have paid the $1000 each for the roads.

Waterfront Report: (see attached) There is a new flagpole and a new wading pool.

Road Comm. Report: (see attached) Thank you to Dave Arthurs for his many years of work in the difficult job. Dave is retiring and Dave Douglass has agreed to be nominated for Road Commissioner. This is included in the slate to be presented by the Nominating Committee today at the Annual Meeting. The plan for the continuous improvement of the HOLA roads and the required fee increase is in the proposed budget as passed by the Board last meeting and will be presented to the membership at the Annual Meeting today at 11 AM.

Dave Arthurs negotiated a new Snowplowing Contract with Burgess. It is for $45,000 per year for 5 years with a guarantee of $38,000 per year. This is included in the new budget.

There are packets for the Annual Meeting prepared with: the Agenda, 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. If the budget passes the work will start in the spring as it is too late to apply new gravel this fall.

Assessors Report: (see attached) There is a wire and hose running under the Tilt of the Kilt road. That is against regulations. Millie will discuss with the owners. Due to the increase in the Snowplowing contract and the increase in the Road budget, the annual fees for unimproved lots are increasing from $210 to $258. The improved lots annual fees are increasing from $463 to $568.

Nominating Committee slate: (see attached) was presented, moved, seconded and unanimously approved.

Old Business: Ivers has been told by Dallas Plantation to remove the septic connection by the end of Sept. and the trailer is under the CMP power line and must be removed as well.

The Ad Hoc Committee continues to work and gather information.

Meeting Adjourned at 10 AM

Next meeting Nov. 6, 2021 at 9 AM at the Lakeside Theater

Respectfully Submitted,

Val Zapolsky, Secretary

HOLA Board of Directors Meeting July 10, 2021

HOLA Board of Directors meeting July 10, 2021 at 9 AM in the RFA Lakeside Theater

Present: Millie Hoekstra, Val Zapolsky, Jeff Zapolsky, Ann Arthurs, Dave Arthurs, Ed Zambraski,   Mary-Ellen Moroney, Larry Malone, Darren Winslow,   Mary Ellen Simon (on the phone), John Patriquin, Anne Crump

Absent: Carole Hoffmann, Dave Douglas, Brittany DiPompo, Ana Wetherill

Millie called the meeting to order at 9:05 AM, welcoming everyone and notifying them that board meetings will be at the theater in the future.

Secretary’s Minutes of the May meeting: the was a motion to accept, seconded and passed unanimously.

Treasurer’s Report: (attached) Millie thanked Jeff Z. for his hard work and great collection rate.

Waterfront Report: (attached)

Road Commissioner’s Report: (attached) Dave wants to retire from the Road Commissioner position.  Millie thanked Dave (and Ann) for all the years spent as Road Commissioner and leading the Road Committee.  This is a challenging job and it is time to increase the budget to enable the road commissioner/committee to do their job.  There will be a notice sent to all the members of HOLA stating that if anyone interested in the position they should contact Millie Hoekstra.

There were 2 items related to the roads that were discussed.

1)           Dave Arthurs presented the snowplowing proposal from Dave Burgess (Burgess Construction & Property Maintenance). He wants $5000 increase to $45K per year (maximum) for 5 years and a $38K (minimum) per year. He has averaged $38K per year for the past contract, so that is a reasonable thing for us to give him. The $5000 increase is because he must pay his people more to keep them. (All employers are seeing this increase in wages.) Also he provides 24/7 coverage for us. Dave Arthurs asked around and has not found a contractor willing take us at that price or to provide the 24/7 coverage we need. A motion was made to accept this proposal from Dave Burgess. It was seconded and passed unanimously.

2)           The next discussion involved a request to increase the road budget by $20K to improve and maintain that improvement. This was figure is based on a 10-year plan for our roads. Val & Jeff measured all the road sections. This info is now available to assist with the overall road improvement planning. We have 7.4 miles of road. If we improve 1/10th of them every year (0.74 miles) that will cost about $35K annually to return the road to a full crown. We currently only spend about $15K year on this, so we are not putting the volume of topping on the roads that we need. Many of the roads are down to the large stones base or down to ledge. Major build up of these sections is required. The $20K increase will provide the funds need to get ahead and keep ahead of our road maintenance.  The motion was made to increase the budget by $20K for roads. This was seconded and passed unanimously. The rest of the discussion was regarding how to present this increase to the members at the annual meeting.

Millie asked Ed Zambraski (Assessor) to do the calculations to determine the Road and Snow Fee for the two levels (lot with a house  and an empty lot) for next fiscal year (2021-2022).

Ed then informed the board that the snowmobile trail down to Nile Brook is closed to ATVs by the LANDOWNERS!   This is not a HOLA decision or responsibility. Snowmobiles may still use it. The trail will be blocked by logs etc.  Ed also stated that the signs we installed last year have cut ATV traffic thru HOLA by 80%.

The Nominating Committee confirmed that Carol Hoffman has completed her term and has decided not to continue on the board, but Ann Arthurs, Ed Zambraski, Larry Malone and Britany DiPompo have volunteered to serve another term.  Al Salvini has agreed to be nominated as Board Member.  This maintains the Highlands/Overlook ratio.

New legal issue: There was an FYI regarding Scott Ivers running an AirBnB in his travel trailer and running a Private Club. The Dallas Plantation and the state are involved and handling all municipal issues. HOLA concern: Ivers has restrictions in his deed regarding living in a trailer on his lot. “Mobile homes or tents for living purposes are prohibited on said lot.”  HOLA will send a letter reminding him of this restriction. It was decided the letter should come from our lawyer Paul Mills.

The Ad Hoc Committee has not yet attacked their charge.

Respectfully Submitted,

Val Zapolsky

Secretary

Addendum: The revised 2021-2022 Budget was emailed to Board Members and was approved to be presented at the Annual Membership Meeting to be held September 4, 2021 at 11 AM.

Next Meeting:  September 4, 2021 at 9AM

HOLA Board Meeting Minutes, May 15, 2021

Present: Millie Hoekstra, Val Zapolsky, Jeff Zapolsky, Ann Arthurs, Dave Arthurs, Ed Zambraski,   Mary-Ellen Moroney, Larry Malone, Darren Winslow,   Mary Ellen Simon, John Patriquin, Ana Wetherill, Dave Douglas, Brittany DiPompo

Absent: Carole Hoffmann, Anne Crump

Secretary’s Minutes for last meeting March 13, 2021. (attached) No discussion. MSP unanimously to accept.

Treasurer’s Report (attached) – So far 3 owners have paid the $1K for new construction and more are in process. HOLA learns of new owners from the realtors and title companies and they are informed of HOLA rules via paperwork and a Welcome packet from Millie & Jeff.

The 2021 -2022 Annual Budget was presented and approved, unanimously. MSP

Road Commissioner Report(attached) This is the last year of our contract with Burgess. Dave Arthurs will renegotiate the contract this summer. Please let us know about any road problems, the committee meeting is next week.

Waterfront Report – (attached) The address of the waterfront is #9 Nile Brook Way.

The Waterfront Policy was reviewed by the committee. The members want to exclude renters from the waterfront and have submitted a revised policy for consideration (attached). Mary Ellen Maroney related that Chester Winkowski, a lawyer on the Waterfront Committee, said that we cannot legally do that. After some discussion of the Board this item was referred to the Ad Hoc Committee (set up this year) for research. MSP.

Next HOLA Board Meeting July 10, 2021 at 9 AM.

HOLA Minutes March 13, 2021 at 9 AM via zoom

Present: Millie Hoekstra, Val Zapolsky, Jeff Zapolsky, Ann Arthurs, Dave Arthurs, Ed Zambraski,   Carole Hoffmann, Mary-Ellen Moroney, Larry Malone, Darren Winslow,   Mary Ellen Simon, John Patriquin, Ana Wetherill, Anne Crump

Absent: Dave Douglas, Brittany DiPompo

Secretary Minutes Board meeting January 9, 2021. Minutes approved unanimously.

Treasurers Report: Account Balances- We still have ample cash for our needs.  P&L Budget vs. Actual – We have collected almost all that we can expect and we  are staying on budget. Delinquent Accts.-  5 long-term uncollectable. We have liens where possible. 3 are paying on installments 2 are in transition (death, sold) and not yet paid 2 are over paid. Report accepted MSP Click Here

Road Commissioner’s Report: Roads good now, no problems. Report attached.

Waterfront Report: Report attached

Ad Hoc Committee Report: Ed Zambraski presented the questions the committee is researching and asked for other question or problems. Ana Wetherill asked about restrictions regarding cottage industry-bakery?

Next meeting May 15 at 9 AM.

HOLA Board Meeting Minutes, January 9, 2021

HOLA Board Meeting January 9. 2021 via Zoom

Present: Millie Hoekstra, Val Zapolsky, Jeff Zapolsky, Ann Arthurs, Dave Arthurs, Ed Zambraski,  Brittany DiPompo, Carole Hoffmann, Mary-Ellen Moroney, Dave Douglas, Larry Malone, Darren Winslow,   Mary Ellen Simon, John Patriquin,

Absent: Ana Wetherill, Anne Crump

Millie called the meeting to order at 9:01 AM.

Secretary’s Minutes from the last meeting on Nov. 14, 2020, motion to approve, seconded and passed unanimously without discussion.

 Treasurer’s Report: Jeff Zapolsky, Treasurer, reviewed the account balances (attached). In summary we are doing well with sufficient funds.  P&L Budget vs. Actual (attached) was reviewed. There were no questions. Delinquencies (attached) were reviewed. There are several long term non-payors, but we have liens and expect payment when the property changes hands. There are a few properties on an installment plan and they are keeping up their payments. There are also a few that chronically pay only after being sent to collection, and those are continuing that trend. Motion to accept the Treasurer’s Report was seconded and passed unanimously.

Road Commissioner’s Report (attached) was reviewed by Dave Arthurs, Road Commissioner. Motion to accept report was made, seconded and passed unanimously.

Waterfront Report (attached) was reviewed by Mary-Ellen Moroney, Harbor Master.  Motion to accept report was made, seconded and passed unanimously. The tabled item: Airbnb vs. BnB vs. renters vs. owners regarding use of and access to the waterfront was sent back to the Waterfront Committee for more research.

An updated Waterfront Policy was emailed to everyone for review. There were no questions. Motion to accept the new updated Waterfront Policy was made, seconded and passed unanimously. There is a sign with the rules posted at the waterfront and in the spring there will be a new flagpole erected on the point and a set of rules will also be posted there.

Other items for discussion

Ed Zambraski, Larry Malone, John Patriquin and Dave Douglas did some preliminary investigation about legal aspects of a home owners association and what kind of rules we can make and enforceability etc. John Patriquin has a lawyer friend, who gave some free feedback (attached). There are still a lot of questions. Millie made a motion to appoint an Ad Hoc Committee of Ed Zambraski, Larry Malone, John Patriquin and Dave Douglas.  Millie also asked Jeff  to join the committee since he deals with the HOLA lawyer closely. Millie also will be on the committee since she has all the records for HOLA.  The motion was seconded and passed unanimously.

Meeting Adjourned at 9:29 AM