* = feature provides handicap accessibility
THE ONE HUNDRED AND SIXTEEN FEATURES OF THE PROPERTY
1. 10 acres property; rectangular in shape; 580 feet wide by 720 feet deep.
5. Zoned residential and agricultural use; persuant to chapter 20.164 of the Mendocino County Administration Code; which represents, in detail, the use conditions for this zone use.
6. Two legal single family residences are permitted on the subject property (, but no subdivision of the lot can be made.)
7. The property is a fully level lot, with a three percent downgrade from the front of the lot through to the rear of the lot.
8. The lot is in a valley setting at an elevation of 1,900 feet. This provides four seasons. (Most often it snows twice a year.)
9. The property is one of the few level acreage lots in Mendocino County that is not in a State highway noise pollution freeway corridor; such as California State Highway 101.
10. The property is not in the fog belt area of the Mendocino County coast.
11. The property is not in "a special flood hazard zone, " designated by the Federal Emergency Management Agency.
12. The property is not in "an area of potential flooding," pursuant to section 8589.5 of the California Government Code.
13. The property is not in a "very high fire severity zone," pursuant to section 51178, or 51179, of the California Government Code.
14. The property is not in an "earthquake fault zone" pursuant to section 2622 of the California Public Resources Code.
15. There are no covenants or restrictions which interfere in the access, or use, of any of the property.
16. There are no unrecorded easements, or unrecorded liens, related to the subject property.
17. The only easements on the property are for the joint use telephone and electric lines from Branscomb Road to the garage; except that the front thirty feet wide road encumbrance (, of the total sixty feet wide road encumbrance,) is still recorded as part of the subject property; to which two tenths of an acre of the original ten acres actually makes the subject property now represented 9.8 acres.
18. There are no boundary disputes, or third party claims, affecting the subject property.
19. There are no mineral or water rights on the subject property owned by a third party.
20. There are no deeded development rights owned by a third party or any government agency.
21. There are no known environmental hazards on, or under, the subject property.
22. Drainage from both the residence and the garage is extended from the roof downspouts; (, extending ten feet in the rainy season by temporary and removable tubing,) downslope, away from these two structures.
23. There are no known structures previously existing on the subject property; which diminishes the susceptibility of lead based paint (pre-1978) or asbestos (pre-1972) hazards.
24. There are no abandoned tanks, or systems, on the subject property.
25. There is no known disease affecting trees, or plants, on the subject property, or within, at a minimum, two hundred feet of the subject property.
26. There is no brush to remove and no trees that need to be pruned.
27. There are no retaining walls, or hillsides, on the subject property; nor are there any on adjacent properties which could effect the subject property.
28. The entire property is useable.
29. The property has full southern exposure. The only objects blocking sunlight are the older oak and other trees located at the southern perimeter of the subject property. However, they do not block sunlight to the residence or garage.
30. There are qualified soil conditions, with soil appearing to average about three feet in depth; whitout rock anywhere on the property. (An ideal soil is moderately fine textured, having a depth of three to five feet of topsoil, adequately moist, well-aerated, well-drained, with a neutral pH of 7, and is easy to cultivate, and is level.)
31. No residences can be seen from within the residence of the property.
32. The property is 4.50 road miles from downtown Laytonville; which maintains several businesses. This includes a new grocery and hardware store that was fully completed in June, 2005.
33. The property is about three linear miles from State Highway 101; and its freeway noise.
34. The property is 1.85 linear miles from the sealed County dumpsite. (The most recent information provided to the public, related to that site, was completed in fiscal year 2004. Information about this sealed dump site is provided within the property disclosure statement.)
35. The property abuts Branscomb Road, which is a highly qualified, fully paved and maintained, County road. This road is passable in all seasons (, except in very rare instances where a snow storm occasional passes through the area - and before the County maintenance has the opportunity to remove this snow from the road.)
36. Branscomb Road extends from State Highway 101, originating in downtown Laytonville to State Highway 1, where Westport-Union Landing State Beach is located. State Highway One is exactly twenty-one road miles from the subject property.
37. The property was surveyed in November of 1999; with the survey map recorded at the Mendocino County recorder's office at that time. A copy of this survey is provided in the property disclosures.
38. The Property has had $100,000.00 in infrastructure development during the fiscal years of 2000 and 2001. (Full, extensive, and highly detailed documentation exists, with an itemized summary readily available for review; along with each, and every, receipt. This infrastructure work, with the eight required permits, took two full years to complete before the residence could be installed. Property owner resided at the hotels, in Laytonville, during that entire time.)
39. The Property has landscaping that has been established over the past 18 years. The costs would exceed $200,000.00 to install all of it today.
40. There is a qualified, fiscal year 2000 construction, 20 feet wide by 30 feet deep, garage. A new, 50 years duration roof was installed in June, 2017.
41. The garage's perimeter foundation wall maintains a full 8" stem wall to mitigate termite infestation, and to also mitigate water damage to the wood base "mud sill" which sustains the walls studs; and, to comply with structural pest control regulations compliance.
42. The garage's perimeter foundation wall was first painted with white colored concrete sealant paint before soil was placed against the exterior foundation; then, after the soil was placed against this perimeter foundation, exterior brown paint was applied.
43. The garage sub-floor is composed of Monterey sand, topped wtih rebar criss-crossed every two feet, and embedded in a six inches depth concrete slab with perimeter felt for seasonal expansion based on weather conditions.
44. The garage is deep enough to hold landscaping tools and materials in the left side of rear area. This supplemental area for storage use is a square area ten feet by ten feet; is qualified to maintain the riding mower, the self-propelled mower, the spreader, and the wheelbarrow, the empty planters, and a number of miscellaneous items.
45. The right side rear area of this thirty feet deep garage, is also a square of ten feet by ten feet. It maintains a 2,500 gallons water storage tank, with a triple ozone water treatment system; along with two 55 gallons capacity pressure pumps.
46. The garage walls are fully insulated with a rating of R13.
47. The garage walls have been covered with sheetrock (gypsum board), and this walling is taped, primed, and painted with Kelly Moore brand paint.
48. Three sides of the garage's exterior siding were replaced with 5/8 inch thick "T-11" plywood siding and painted - all in 2013.
49. The 15 feet wide garage door is eight feet and eight inches tall; and it is fully insulated.
50. The garage is accessible by a remote controlled, automatic garage door opener.
*51. The garage door's height and width, along with the shape of the interior, can accommodate a handicap accessible van; and allowing room to exit from the side door of that type of van.
*52. The garage door opener, or optional use of the at-grade, fire-rated side door, makes the garage's access fully handicap accessible.
53. The garage door's operating system is in full compliance with California Health and Safety Code, section 19840, et.seq., related to safety standards for automatic reversing devises of garage doors.
54. A qualified rock driveway was installed in fiscall year 2000, with 20 truckloads of very qualified crushed rock. The road base is sixteen feet wide and one hundred and seventy feet long from Branscomb Road to the garage, and then extendes to a vehicle parking area which allows for two vehicles to be parked side by side without blocking the driveway from the garage to the road.
55. The twenty feet long road encumbrance area from the paved area of Branscomb Road to the subject property was inclusive of this qualified driveway area; and was made by permit with the Mendocino County Highway's Department, in Ukiah.
56. The driveway's crushed rock base was leveled, and then a roller was placed upon it, for proper settling.
57. The driveway maintains a sixteen feet wide steel framed gate, 55 feet from the property's roadside perimeter, and complies with fire department regulations.
58. The driveway has a two inches thick, asphalt covering, installed in fiscal year 2002. The installation and materials were provided by Granite Construction Company, in Ukiah.
59. The asphalt blacktop extends onto the entire rock based road encumbrance area. Thus, there is no roadage to, or on, the subject property which is not fully paved with all weather blacktop.
60. This two inches thick asphalt over the substantial crushed rock, along with the time periods between the installation of each of these items, allows for very heavy duty vehicles to travel on the driveway without damaging it.
61. Two coats of Henry's brand asphalt sealer was installed on the asphalt driveway in fiscal year 2004. This was essential in protecting the asphalt driveway. Over one hundred gallons of this sealant was applied, inclusive of sealing the curved edges of the perimeter of the driveway, to ensure full protection of the surface area.
62. The dual application of asphalt sealer provides a beautiful, and well protected, driveway surface area.
63. A large steel formed, United States Postal Service approved, mailbox, with a house shaped cedar wood form on the top and sides, and oiled for protection from the elements, was installed in fiscal year 2005. It is secured to the ground by a qualified steel spike which includes a steel frame which holds a 4 inches thick redwood stud which the mailbox is secured to. While there is no mail delivery in this area, the mailbox is located fifteen feet before the gate, so that private mail service companies, and newspapers, can be delivered.
64. The driveway's first seventy feet, from Branscomb Road to the gate, was painted with special white paint which included reflective beads in this paint, so that the driveway entrance in this area (, which is the driveway area above grade,) can properly indicate the perimeters of this area of the driveway. It was again painted in September, 2013.
65. A $3,300 Pacific Gas and Electric Company electric line was installed in fiscal year 2001, and extends to the garage and is metered and in operation. The engineering requirements were completed by this private company and it is responsible for this work.
66. A Verizon Telephone Company telephone line was also installed at that time, and it also extends to the garage and a telephone is in operation at that location.
67. A drilled and cased, 86 feet deep, water well, with a submersible water well pump, was installed in fiscal year 2000, and they exist just behind the rear of the garage.
68. The water storage tank maintains a state of the art ozone water treatment system, which removes bacteria and minerals from the water before it reaches the residence.
69. The two water pressure tanks produce landscaping water from one tank, while the other tank provides water for the ozone treatment system in the water storage tank for home use. (During the summer, the water from the storage tank is also used for some of the watering of the 150 plants and 90 trees and the sod area. This is because the well empties every fifteen minutes and takes forty five minutes to fill. Thus, the tank, which can accumulate about 2,500 gallons in a day, provides adequate residential use, along with landscaping use.)
70. With the entire water well storage and pressure tanks in the garage, there is the maintaining of keeping the equipment from the elements while maintaining a warmer atmosphere for the water, which keeps the residential water heater tank system operable with less utility use, while providing the proper water temperature for the landscaping.
71. The thirty feet depth of the garage allows for the holding of the water system and storage of landscaping materials in the rear of the garage, which keeps the gorgeous views intact both from the subject property, and for those traveling the County road, taking into view this unobstructed view corridor.
72. An on-site septic system was installed in fiscal year 2000. It is composed of three, 1,000 gallons capacity, underground tanks, which includes an aqua affluent sewage treatment system. The leach field includes 750 linear feet, in an above ground level area near the northeast corner of the lot of water pressurized leach lines, at 25 pounds per square inch, for a qualified system. The system includes a Delta Environmental Products, Incorporated, make, Whitewater model, "state of the art" system. As a result of air being pumped into the affluent treatment system, the bacteria thrive and grow in much greater number than would occur naturally. This "overpopulation" of bacteria speeds the process of breaking down the sewage, making it safe for release into the environment. The system has the following amenities:
a) ANSI/NSF International Standard 40 Class 1 Certified. NSF's certification program is accredited by the American National Standards Institute;
b) Disposes of waste water quietly, efficiently, and with no odor;
c) Operates on the equivalent power as a light bulb;
d) Unit reduces 90 percent reduction of viruses and 99% reduction of viruses with disinfection;
e) Nitrates less than 10 milligrams per liter with proper operation.
f) Operates with two control panels, mounted on the exterior of the garage wall; and, with a pumping system which takes the affluents to the leach field.
73. There was a new propane gas tank installed in fiscal year 2004, with a holding capacity of over four hundred gallons of propane. (Note: The tank is a 500 gallons capacity tank, but because of expansion in hot weather, propane tanks are usually filled at about 85 percent of their capacity.)
74. The propane tank is not leased, so there are no annual lease payments to make.
75. The propane can be purchased from any distributor that a property owner chooses.
76. This size tank provides a lower cost per gallon, from the propane distributors, than a small tank size provides.
77. A larger propane tank allows a property owner to select the times of the year when the tank can be filled (September has been historically lower in propane fuel costs than at other times of the year.)
78. While the electric and telephone utility lines are overhead from the county road to the garage, all of the utilities are underground from that point on, and are in a county approved and inspected trench to the rear of the residence.
79. Landscaping was installed, for 18 years from fiscal year 2000 through 2017.
80. The grading of the front half of the property, and the installation of a 80' by 85' by twelve feet deep pond was installed in fiscal year 2000.
81. The pond was constructed so that the top four feet of soil, which was qualified for landscaping, was removed, and thereupon, clay soil existed. The surface area originated at a width of 125 feet around, so that, as the bulldozer went deeper and deeper into the base of the pond, a twenty feet wide clay wall was created around the perimeter of the entire pond area. The actual width became 85 feet. This twenty feet wide clay wall mitigated water filtration outside the pond, so that only evaporation decreases the quantity of the water in the pond. (Note: No plants, or trees can grow within twenty feet of the pond's perimeter, without massive potting soil because of this clay.)
82. The pond had a rock formation waterfall installed, which, while at the rear of the pond, can be seen from the road.
83. Potting soil was delivered for a 15 feet width around most of the pond, to cover the clay soil, and to allow plants and sod to be installed.
84. Fifty plants were installed at the rear of the pond, and are viewed from the road.
85. Sod was installed around most the rest of the circumference of the pond, covering an area of fifteen feet in width, for a total of 3,000 square feet.
86. A substantial irrigation system was installed around most of the pond area, with thirty-eight water heads operated on eight different systems. 1,700 linear feet of PVC tubing was installed in trenches. The system operates through a Rainbird brand ESP modular control panel, mounted at the interior of the garage.
87. There were several Lilypond plants installed in the pond in fiscal year 2004. These provide pink-white flowers about half of the year.
88. The cattails which grow in the pond (, with the seeds coming from bird droppings,) have been removed completely, as they are not beneficial to the pond's health. (They must be removed annually; even though they look nice, as they will multiply rapidly if not removed.)
89. The front five acres of the ten acres property was graded to remove the old grasses that were not suitable for the subject property.
90. The 90 installed trees are identified as:
60 Coast Redwood trees, plus other trees including
91. There are a total of 120 landscaping plants installed around the front and sides of the residence, by the rear of the pond area, and at the driveway entranceway.
92. There are two large block walling planters at the front driveway entryway, on the road encumbrance area, at each side of the driveway.
93. Three sides of the home, along with rear area of the pond area landscaping also maintains a one feet tall, wood treated, planter wall, so that the plants are above grade and all in one foot of potting soil. All plants on the property were properly installed above grade. This mitigates dry rot of the roots, as large level lots that have minimal obstructions to water run off during the rainy season can cause problems for plants.
94. All of the plants, and trees, are in special potting soil which was brought in by trucks, for a total of one hundred forty cubic yards of potting soil. New plants have difficulty living in heavy soils, and this imported soil is of superior quality for these plants, and trees, to thrive in.
95. This potting soil makes it difficult for weeds to thrive in, and those that do survive are easily removed. Compost was placed around the planters and all trees in June, 2017.
96. All of the plants were initially replanted in large, plastic potting planters, after purchase, with Black Gold brand, organic potting soil, and special fertilizers, including Osmocote brand, to provide proper root growth, before being transplanted into the ground. This was of significant importance for each of the plants, and is noticeable by the way they are currently sustained.
97. A picnic table is located between the house and garage.
98. There is a rot resistant, and double stained, western red cedar, quality crafted arbor at the front entry way of the residence. This arbor is not chemically treated, and, therefore, removes the hazards of people touching it. (This arbor was specially ordered, as retailers do not carry this superior type product.) (Staining was done on the premises, before the arbor was assembled.) (The arbor is bolted to four redwood studs, which are implanted in the ground, versus concrete footings, so that if the residence were restained, it could be moved away from the home during that time.)
99. There are two cedar wood trellises. They were installed in fiscal year 2005, so that the cedar siding could first have its fourth coat of oil base stain without interference in accessibility. These cedar wood trellises originate above grade so as to comply with structural pest control clearances. (These trellises were specially ordered, as retailers do not carry this superior type product.)
100. The front three windows at the roadside of the house had wood trim installed around the windows.
101. A large, three tiered, six feet tall, water fountain, of an old Italian style, was installed, with a water pump, and is located just beyond the walkway equi-distant between the house and garage.
102. The water pump works around the clock, at a minimal electric utility cost.
103. There are two light activated, low voltage flood lights sitting in the base of this water fountain, providing qualified lighting of the main tier of this fountain at night.
104. Very qualified top soil was trucked in, for a qualified depth, located in the seventy-seven feet wide by thirty feed depth area, between the garage and the residence. This soil was screened before delivery, and is of a superior quality for sod to thrive in.
105. Sod was delivered and installed in this newly trucked in soil, between the garage and residence, of which loose soil was perfect for sod to grow in.
106. The sod area provides an area of two thousand and five hundred square feet for children to play in, and/or pets to relax on.
107. After the soils, plants, trees, fountains, and sod were installed, decorative lighting was installed. The lighting is composed of 10, low voltage, 75 watt floodlights, in lifetime warranty light fixtures around the rear of the pond facing the rock formation fountain and the park bench area with its two weeping willow trees.
108. The lighting fixtures are not visible from the road, and hidden behind rocks and plants at the pond area, provide soothing, mellow, lighting at the isolated pond area, then at the three tiered fountain; all of which provides a must see night time view.
109. There are two electrical transformers for the exterior lighting. One has a total of nine hundred volts capacity. It has three separate hook-ups, and can take up to twelve 75 watts low voltage lights. It is located behind the planter area which is behind the pond. The other, smaller transformer is for the two light fixtures facing the three tiered water fountain. Both of these units have adjustable timers, and have surge protection qualities.
110. A small decorative block wall was installed from the garage to the residence, at the rear side of both structures, so as to ensure that the sod area was clearly level - versus the three percent downgrade that the lot maintains.
111. There is no debris anywhere on the subject property.
112. There are no tree stumps anywhere on the subject property.
113. The entire infrastructure, including the garage and all utilities, was done to all applicable building codes, environmental health department regulations, fire department requirements, and road encumbrance conditions, with permits applied for, obtained, and signed off by the building department, environmental health department, fire protection services department, and county road encumbrance department. All records are maintained by the property owner; except that environmental health has the sign off records for the well and septic system.
114. The subject property maintains excellent "curb appeal," even though the rear of the house faces the county road.
115. 18 years of time and effort have gone into the development of the subject property, with up to forty hours per week in the warmest six months of the year.
116. Infrastructure costs have doubled in the past ten years, including rock base, asphalt blacktop, septic system costs, and heavy equipment rentals. Besides the actual very expensive labor input by the property owner, the actual costs, evidenced by all receipts, being would be substantially higher today, and, also even more so if the labor was completed by third persons; versus the property owner having completed most of the work. Seller has itemized the replacement costs of the land, infrastructure, and garage.
117. Structural Pest Control Inspection and Report completed by Mendo-Lake Termite Control of Fort Bragg in August, 2017. Seller will ensure a certificate of compliance with "Section 1".
118. Septic tanks pumped/emptied by Laytonville Disposal Company, Mendocino County Health Permit number 109, in June, 2015.
119. New 50 years roof installed on house and garage in June, 2017. Actual life expectancy is 33 years, so roof is guaranteed until 2050 year.
120. Replacement of on-site 2,500 gallons capacity water treatment filter, and other items which should be replaced over time for proper maintenance of this reverse osmosis water filtration system.