Rules/Guidelines

Rules and Guidelines
for
Langdon Lake Association
Members and Guests
February 4, 2019

1. General

1.1 The Board of Directors of Langdon Lake Association has adopted the following rules and guidelines to promote a safe, enjoyable, communal environment for all Association members.

1.2 The Board will develop and distribute Rules and Guidelines as necessary to assure that all homeowners are notified of their responsibilities in maintaining the safe communal environment. This will include Fireworks, Burning, Use, Maintenance of Structures, Construction and Alterations, Trees, Landscaping, Vehicles, Boats and Personal Watercraft, Animals, Conduct, Snowmobiles, Lawn Irrigation and Fishing.

1.3 The Board will be responsible for the enforcement of the Rules and Guidelines.

1.4 Owners will be responsible for the actions of their families and guests and will be expected to inform anyone using their property of the current Rules and Guidelines.

1.5 Rules and Guidelines Committee
a. The Board of Directors will appoint three members to serve on the Committee. The Chairman of the committee shall also serve on the Board. The Committee shall not be limited to the Board. The Committee shall review, amend and make recommendations to the Board regarding the rules and, guidelines of the Langdon Lake Homeowners Association. The Board shall be responsible for final approval or denial of those recommendations.
b. The Board will notify all Leaseholders of all rules and guidelines changes or amendments.
c. Committee meetings will be posted on the tollgate-langdonlake.com website.
Leaseholders are welcome to attend any of the Committee meetings.
d. Leaseholders may request a new rule or guideline, an amendment or an exception to the current rules by submitting a written request to the Committee, outlining the reason(s) for the requested change or exception. The Committee will submit the request along with a recommendation to the Board. Leaseholders will be notified of the Board’s decision regarding the request.

1.6 Architectural and Planning Committee
a. The Board of Directors will appoint three members to serve on this committee. The Chairman of the committee shall also serve on the Board of Directors. The Committee shall review plans for construction and alterations and make on-site inspections.
b. The Architectural and Planning Committee may, at its discretion, allow variances from the strict application of any of the rules and guidelines if it appears a variance will not interfere with the rights of other members
c. The Committee will notify all adjoining leaseholders of major changes that are being requested prior to a final Committee decision so that their concerns can be fully addressed.
d. Applications submitted to the Architectural and Planning Committee must include a start and finish date.

2. Policy for the Enforcement of Langdon Lake Guidelines and Rules

2.1 Payment of Monthly Lease Assessments for Langdon Lake Leaseholders
a. Monthly assessments based on the approved budget are billed quarterly for all Leaseholders.
b. Delinquent accounts of the quarterly homeowners and wastewater facility assessments will be turned over to legal counsel selected by the Board of Directors at sixty (60) days past due for collection. The attorney fees for collection of the assessments will be included in the costs to the leaseholder. The law office will request that payment be sent to the law office for forwarding to the Association office.
1. A $25.00 per month late fee will be charged for payments not received by the beginning of the next quarterly billing period. In addition, 1.5% per month will be assessed on the balance due.
c. Special assessments will be managed by the terms of the “Special Assessment.”
d. Any issuer of a check returned to Langdon Lake Association for the reason of non- sufficient funds shall be assessed a $25.00 charge.
e. The Association will charge a fee of $150.00 to process an assignment of a home site lease.

2.2 Notice of Rules Infraction, Notice of Rules Infraction Form, Notice Letter and Assessment of Fines
a. A verbal warning shall be given to the Homeowner by a Board member, the Langdon Lake Homeowners Caretaker or another Homeowner when there is a first violation of the Rules and Guidelines (except for major violations: Fireworks, Burning When Prohibited, Unauthorized Removal of Trees and Snowmobiles on the Lake out of Season.)
b. A “Notice of Rules Infraction” form will be completed and sent to the Langdon Lake Homeowners Association office within 48 hours when the violation is:
1. Witnessed by a member of the Board of Directors
2. Witnessed by the Langdon Lake Homeowners Caretaker
3. Reported by a Homeowner and witnessed by a member of the Board or the Caretaker.
4. Witnessed by two (2) Homeowners
AND
5. The violation is a major violation and/or the violation is a second or subsequent violation.
c. The Board of Directors will send a letter of notification of the rules infraction and a copy of the “Notice of Rules Infraction” form to the Homeowner within 10 days. The letter will note the infraction and any Homeowner action needed to resolve the infraction in the specified amount of time or the amount of the fine.
d. FINES ASSESSED ARE TO BE PAID WITHIN 30 DAYS. Fines not paid in 30 days will be assessed a 10% late fee per month. Fines not paid may result in a lien placed on the Homeowners cabin and may be turned over to legal counsel by the Board at sixty (60) days past due for collection. The attorney fees for collection of the fines will be included in the cost to the Homeowner.

2.3 Homeowner Appeal of Rules Infraction and/or Fine
a. A Homeowner may dispute the Rules Infraction and/or Fine by sending a letter to the Board of Directors at the Langdon Lake Homeowners Association office.
1. The appeal letter must be sent within 15 days of receipt of a Rules Infraction letter.
2. The appeal letter must explain why there is or was no violation.
b. The Board will review the appeal letter and respond to the Homeowner in writing within 10 days of receiving the letter.

3 Fireworks

3.1 No fireworks of any kind may be ignited on home site property, common areas, reserved areas or over the lake.

3.2 There will be no warning. A fine of $1000.00 will be assessed to any Homeowner or guest caught using fireworks of any kind on home site property, common areas, reserved areas or over the lake at any time.

4 Recreation Fire Pits

4.1 Fire pits must be constructed to the recommended Oregon Department of Forestry design. If you have a question, the Caretaker will review your fire pit for suggestions and authorizing use.

4.2 The Langdon Lake Caretaker will coordinate “NO BURN” signs with Forestry Departments and local conditions around the lake.

4.3 All burn notification regulations posted by the US Department of Forestry and Oregon Department of Forestry supersede any notification by Langdon Lake Association. The Association and its members are regulated by the Oregon Department of Forestry and must comply with its rules regarding Regulated Closures during fire season when a regulation of closure prohibits open fires.

4.4 The Langdon Lake Caretaker will place a “NO BURN” sign at the Kiosk Building and on Langdon Lake property at the first entrance road, just past Woodward Park. The Caretaker will post the signs providing notification of unsafe fire conditions. BURNING IS PROHIBITED WHEN THE SIGN IS POSTED. Having a fire when a “NO BURN” sign is posted is a violation of your lease agreement.
a. Open fires are prohibited per the Oregon Department of Forestry when regulated closures are posted. Fires prohibited include campfires, charcoal fires, cooking fires, warming fires, tiki torches, candles and other sources that cannot be turned off with a valve. PROPANE FIRE PITS AND TRAEGER-STYLE WOOD BURNING GRILLS ARE PROHIBITED. (NOTE: NEW CHANGE BY THE OREGON DEPARTMENT OF FORESTRY).

4.5 There will be no warning. A fine of $1000.00 will be assessed to any home site that has an open fire when the “NO BURN” sign has been posted.

4.6 The Langdon Lake Association website will also give updated information of burning. Note that while open burning and fire pit burning are not allowed when the signs are posted, portable stoves, cooking devices and barbeques that use propane or liquid gas are permitted.

5. Use

5.1 All lots at Langdon Lake shall be used exclusively for member family residential purposes. Use of the property for Residential or Commercial income is prohibited.

5.2 Outbuildings, trailers, or recreational vehicles may not be used for sleeping or living purposes. Motor Homes, RVs and Campers are not to be parked at the Lake. Members and their guests are welcome to drive their campers and motor homes to their cabins only for “pick up and drop off” purposes. The narrow roadways at the Lake must be clear at all times to allow access for emergency vehicles. Tollgate Historical Society has parking for rent of unoccupied temporary parking of a camper or motor home while guests visit at your cabin.

a. The first occurrence will result in a verbal warning. Second and subsequent violations will result in a written notice, with the second occurrence a $100.00 fine, the third occurrence a $250.00 fine and the fourth occurrence a $1000.00 fine.

5.3 All garbage and refuse of any kind should be removed from the premises regularly and taken to the designated disposal area. All buildings should be maintained in a good state of repair. When exterior damage occurs, it should be repaired promptly.

a. The first occurrence will result in a verbal warning. Second and subsequent violations will result in a written notice, with the second occurrence a $100.00 fine, the third occurrence a $250.00 fine and the fourth occurrence a $1000.00 fine.

5.4 Unless prior approval is obtained from the Architectural and Planning Committee, no signs of any kind may be displayed on any building or on any lot. Exceptions to this rule would include a member’s 911 address designation and the member’s family name affixed to the cabin or suitable outbuilding. One “FOR SALE” sign may be affixed to the cabin. Signs of any kind affixed to trees are not conducive to the forest experience at the Lake, and are strictly prohibited.

5.5 Antenna towers are not permitted without the written approval of the Architectural and Planning Committee. This restriction does not apply to common television antenna or satellite dishes with a diameter of less than 24 inches.

5.6 Car parts, appliances, and immobile vehicles shall not be stored on any property at Langdon Lake.

5.7 Hazardous materials, including gasoline, fuel oil, and propane shall not be stored on the premises unless used in a presently existing home heating system, or for immediate use in a recreational vehicle.

5.8 Burning of any refuse on your lot is prohibited. Small fires, when permitted by the Forest Service, are allowed in outdoor fireplaces or rock ringed pits.

6. Construction and Alterations

6.1 New construction or any material alteration of any structure needs prior written approval from the Architectural and Planning Committee. This Committee will respond within 10 days to speed your requests and avoid any construction delays.

6.2 Construction, once started, must proceed on a deliberate basis so that all exterior work is completed in a timely manner.

6.3 Matters subject to Architectural and Planning Committee approval include:
a. Additions or changes to existing structures, decks or changes to building exteriors.
b. Outbuildings
c. Decks, docks, whether fixed or floating, and access walks
d. Security Lighting

6.4 Plans for construction or alteration shall be submitted to the Architectural and Planning Committee and shall include all information requested by Umatilla County and/or any other permitting authority.

6.5 Non-reflective earth tones and subdued forest colors are required. This should be considered prior to submitting requests to the Architectural and Review Committee.

7. Trees

7.1 Leaseholders are encouraged to maintain and protect all trees and natural mountain vegetation.

7.2 Trees that are larger than six inches in diameter at six feet from the ground need prior written approval from the Architectural and Planning Committee before they may be removed.
a. Submit written request for tree removal approval to the Landon Lake office.
b. There will be no warning. A fine of $1000.00 will be assessed to any Homeowner who removes a healthy tree larger than six inches in diameter at six feet from the ground without approval from the Architectural and Planning Committee.

7.3 Trees are one of our greatest assets at the Lake. However, downed trees and brush are a fire hazard and need to be removed promptly.

7.4 In any case where the Architectural and Planning Committee believes there is a potential safety issue to an adjoining property, the leaseholder may be required to top or remove the tree(s) at the leaseholder’s expense.

8. Landscaping

8.1 No material changes to a lot shall be undertaken without prior written permission from the Architectural and Planning Committee.

8.2 All lots at Langdon Lake shall be kept free of noxious weeds.

8.3 All plans for paving or graveling of any area of a lot shall be submitted to the Architectural and Planning Committee and must receive written approval before proceeding.

8.4 The Architectural and Planning Committee will not consider fences of any kind for Board approval. Snow depths change constantly at the Lake in winter. Shallow snow covered fences present a real danger to enthusiasts of many winter recreational activities.

9. Vehicles

9.1 Vehicles shall be parked off the roads to allow clear access for emergency vehicles at all times.

a. The first occurrence will result in a verbal warning. Second and subsequent violations will result in a written notice, with the second occurrence a $100.00 fine, the third occurrence a $250.00 fine and the fourth occurrence a $1000.00 fine.

9.2 Motorcycles, dirt bikes and all-terrain vehicles (ATV) can be used at the Lake for transportation to and from off-site recreational areas, to take trash to the dumpsters and to visit other leaseholder cabins. These vehicles are restricted to use only the established roads at the Lake.

9.3 Reckless and unsafe behavior is prohibited on all types of vehicles at the Lake.

10 Boats and Personal Watercraft

10.1 The Association only allows motorized watercraft on the Lake that is registered in the name of the leaseholder and has a sticker attesting to that fact affixed to the motorized watercraft. It is the member’s responsibility to provide proof of ownership. All motorized watercraft that do not display this sticker will be directed to leave the Lake.

10.2 No wake boats are allowed on Langdon Lake.

10.3 Motorized watercraft shall generally be required to operate in a counter clockwise direction and be at least 100 feet from shore for safety and to help prevent Lake bank erosion. Electric and manually powered watercraft is exempt from this restriction.

10.4 No motorized watercraft shall be permitted on the Lake prior to 10:00 A.M. and all motorized watercraft shall be off the Lake prior to 6:00 P.M. Electric and manually powered watercraft are exempt from this rule. This guideline was developed with advice from Lake members and it is your Board of Directors hope that it will provide the most equitable use of our Lake by all members.

10.5 Speeds shall be reasonable and safe for the conditions existing on the lake.

10.6 The Oregon State Marine Board Watercraft Regulations are lengthy and complex. Leaseholders are expected to be aware they are responsible for their family and guests. The Board acknowledges the State of Oregon Watercraft Regulations and has adopted them as our guidelines. Langdon Lake is a small and private lake. Be safe, communicate and have fun.

10.7 Overnight docking at the community dock is prohibited.

10.8 Docking at the community dock is on a first come, first served basis.

11. Animals

11.1 No animals, livestock or poultry of any kind may be kept on any lot except household pets not kept for a commercial purpose. Leaseholders shall be responsible for clean up after their domestic pets.

11.2 No unruly, loud or misbehaving animal may be kept at the Lake. If a member’s pet causes a problem of safety or nuisance, and that occurrence is reported, the owner will be sent a written notification of the pet’s infraction. Members and their guests are required to keep their pets on their own home site unless they are leashed or under their direct supervision. This restriction applies to all pets of any size or temperament.

a. The first occurrence will result in a verbal warning. Second and subsequent violations will result in a written notice, with the second occurrence a $100.00 fine, the third occurrence a $250.00 fine and the fourth occurrence a $1000.00 fine.

12. Horses

12.1 The Association provides corrals for horses near Lot J with other equipment for the care and feeding of horses. These facilities are available to members and their guests, with certain stipulations:

12.2 Tollgate Historical Society is providing the land and some of the initial expenses for the horse project. Reservations should be made 1 week in advance with the Caretaker.

12.3 Reservations for a period longer than 3 days may only be made with prior Board approval.

12.4 Members who use these facilities are responsible for the care, feeding, security and general safety of their animals as well as other members and their guests. Corrals should be cleaned daily with the member’s own tools. All water buckets will be provided by the member using the corrals. All reservations will be handled by the Association caretaker.

12.5 The Association assumes no responsibility for the use of the corrals by members. The user assumes full and complete responsibility for this facility.

12.6 Cleanup is totally the responsibility of the members using the facility.

12.7 Horses are not allowed to wade into or swim in the waters of Langdon Lake.

13. Conduct

13.1 Music, radios, televisions, stereos, etc. are to be kept at a volume that will not disturb others. Nuisance behavior or offensive language shall not be permitted. The Lake is for all family members and their guests.

14.0 Snowmobiles

14.1 Snowmobiles are not permitted on the lake after the end of winter and the first spring thaw
a. A penalty of $5,000.00 will be assessed to the snowmobile cabin site owner. Cabin site owners are responsible for their guests. A guest riding a snowmobile on the lake will cause the cabin owner to receive a $5,000.00 fine. Non-payment of the fine will cause a $5,000.00 lien to be placed on the cabin owner’s lease site. Also, a copy of the penalty will be sent to the cabin site’s insurance company as notification of the incident for their files.
b. Further, Langdon Lake Association members have agreed to follow the State of Oregon Marine Board’s safe boating regulations. Copies of this penalty action would be sent to the State of Oregon for their files and action.
c. An appeal process will require a non-refundable application fee of $500.00.
d. Please understand there will be no exception to the above rule. There is no grace period.
e. Snowmobiles are not to run over or use as ramps any public or private decks/docks.

14.2 Snowmobiles, snow-cats and other winter transportation vehicles are not permitted at cabin sites after the end of winter. These vehicles must be removed from lake property or stored in buildings or space rented from the Tollgate Historical Society for summer storage.

a. The first occurrence will result in a verbal warning. Second and subsequent violations will result in a written notice, with the second occurrence a $100.00 fine, the third occurrence a $250.00 fine and the fourth occurrence a $1000.00 fine.

15. Wi-Fi Use

15.1 Online gaming and downloading movies and games over the Lake’s WIFI is not allowed.

15.2 Individual WI-FI coverage may be purchased by the Leaseholder. The Board has elected not to pursue a unified system.

16. Lawn Irrigation

16.1 Water from the domestic water system is not to be used to water lawns. A small horsepower portable pump may be used to utilize lake water for watering lawns.

a. The first occurrence will result in a verbal warning. Second and subsequent violations will result in a written notice, with the second occurrence a $100.00 fine, the third occurrence a $250.00 fine and the fourth occurrence a $1000.00 fine.

17. Placement of Manufactured Homes on Lake Property

17.1 The Association will not allow manufactured homes to be placed on the Langdon Lake site.

18. Policy Regarding Construction Noise

18.1 The Association allows motorized construction work Monday through Friday from 7:00 AM – 6:00 PM. Motorized construction work is only allowed on Saturday and Sunday from 9:00 AM – 6:00 PM.

19. Homeowners’ Compliance to Oregon Forestland–Urban Interface Fire
Protection Act (SB360)

19.1 All Homeowners should comply with the certification requirements of SB360 (Senate Bill 360).

19.2 The Tollgate area is classified as a ‘high’ fire potential area in Umatilla County. Additional information regarding this act may be found on the Oregon Department of Forestry website. Highlights include:
a. Firewood and lumber piles should be at least 20 feet away from any structure, or preferably in an enclosed shed.
b. Firewood and lumber should be removed from under decks and stairways.
c. Dead branches over hanging any portion of the roof should be removed.
d. Trim all tree branches 10 feet away from a chimney that vents a wood burning fireplace or stove.
e. A 30-foot fuel break should be maintained around each cabin as property and lots allow.

20. Policy for Land-Based Docks

20.1 General:
a. Deck/docks will not be larger than 12 feet by 12 feet.
b. Deck materials shall be natural earth colors, browns and greens.
c. Height of the deck shall be no greater than 2 inches above the natural ground of the property.
d. Extension of the deck/dock shall not exceed 4 feet past the lake edge.
e. Piers or objects from the deck into the water shall not exceed over 2 feet above the deck/dock floor.
1. Each and/or any extension above the deck/dock floor must be flagged in winter with a flag at least 6 feet tall.
f. The deck/dock shall not have handrails or covered awnings.
g. Any exceptions must be approved by the Architectural and Planning Committee.
h. Snowmobiles are not to run over or use as ramps any public or private decks/docks.

21. Limiting Number of Fish Caught
by Non-Homeowners

21.1 The maximum number of fish that may be caught by guests of homeowners, if the homeowners not present, is six (6) for the entire group of guests.

22. Motorized Vehicle Use of Lake by Non-Lake Lot Homeowners

22.1 Homeowners of non-lake lots may use motorized vehicles on the lake during the boating season. The watercraft must be registered in the name of the Leaseholder and have a sticker attesting to that fact affixed to the watercraft.

23. Authorization to Lower Lake

23.1 Authorization to lower the level of the lake water may come only through the President of the Board of Directors, unless there is an emergency, which would then be under the control of the Caretaker.

24. USDA Forest Service use of Lake Water

24.1 In the event that the USDA Forest Service needs to use water from Langdon Lake, normally 50,000 – 60,000 gallons for firefighting, and recognizing the urgency of such a request, the Langdon Lake on-site caretaker and Office Business Manager can give approval along with the Langdon Lake Association President.

Thank you for your attention to these rules and guidelines.

The Langdon Lake Association Board of Directors