The Board of Directors has created a sub committee called the Property Value Improvement (PVI) Committee with a charter to improve or "beautify" our community with the goal of improving property values.    

Problems with deer? -- The SF Chronicle on Nov 13, 2004 had an article  Not tonight deer.pdf that lists a number of plants and shrubs that have some deer resistance with suggestions about annual color.  If you have any suggestions yourselves, please comment in the discussion forum page.  

An interesting article on care of native oak trees Native Oak Tree Care.pdf in the SF Chronicle on Feb 2, 2005.  Basically, don't do anything to them and be very careful of anything planted under their drip lines. 

Dave Gates and Associates, as of November 9th, 2004, has completed the construction drawings for the improvements to the roundabout at the top of Biltmore Drive.  They are in two rather large (2.4 & 2.9 Mbytes) PDF files.  The one titled Roundhill_Improvements.pdf shows the grading and retaining wall construction with the one titled Roundhill_Planting.pdf shows the selected trees and shrubs for the project.  We are in the process of obtaining bids for the project.  If you know of a good contractor, please let a Board member know.  

The tree selected is an Aristocrat flowering pear for its canopy shape, spring blooming, and fall color.  

Dave Gates and Associates provided the following three sketches to upgrade the roundabout on the top of Biltmore Drive.  The Board has asked Gates to develop construction drawings based upon these concepts to obtain more accurate installation bids that is possible from just concepts.  The basic concept is to concentrate development in the area closest to the street which has less area rather than tackle the whole island, which is about 3/4 acre in size.  This will allow us to get the most impact for the cost as well has keep down maintenance costs.  Additionally, the wall and plantings just behind it will be what is most observed when driving around or walking near the island.  Please feel free to comment on the concepts in our chat page.

Island with green area along road with short retaining wall of decorative stone or other surface with color or shrubs planted behind wall.  

Streetscape showing possible color near street and a hedge instead of wall.

Plan view showing retention of old oak tree and additional trees matching the remaining ones.  The Board favors a green feeling to the top which might be retention of the existing rosemary (albeit in sad condition) or eventually replacing it with a more attractive substitute.  

The following is a result of interviews we held with 3 realtors that work the area and have had a number of listings and sales in RHEN over the past several years.  We felt they had a good perception of our community and could comment on its present condition and what might improve the property values here.  We also felt that realtors would get the perspective of people that didn't purchase homes here and understand why not.  To protect the names of the realtors, they are referred to by numbers.   

The three that responded to our request and spend time with us during the interview process were:  Don & Trudy Copeland, E. J. Simpson, and Joe Norton.  

Realtors that were contacted and either never returned calls or were never available for an interview were:  McDougall team, Dave Bauer, and Terry McDaniel. 

1. What do you think the advantages are for RHEN homes?

Realtor 1 - Exclusive feeling, ascending to a lifestyle, large homes/lots, yards not an important factor to these buyers, “top of the world”, above the rest, feel and views, climate (sun) better than westside Alamo or homes in valley locations.

Realtor 2 - Views are first, newer homes than on the lowlands in Alamo, grandness of homes and their size.

Realtor 3 - Exclusive neighborhood, upper end, exclusive, but not new homes, with views.

2. What do you think the disadvantages are for RHEN homes?

Realtor 1 - Perception of 1-way in/out in emergency (trapped feeling in disaster), climbing the hill for women, marginal lots and lack of usable backyards, moms having to shuttle kids and not many other kids around to get together with, so more work for them.

Realtor 2 - The road up Biltmore – the steepness scares some people.  People have trouble getting carpools for kids as it is “too long of a drive”, especially on Chanticleer.  Level land is mostly unavailable, some buyers consider that “gold” to have a yard for kids and gardening.  No parking on some streets for parties, especially private roads.  Biltmore and Oakshire don’t have enough trees (not redwoods) to create “comfortable feeling” and the edge of Biltmore is scary to some people, so the association might plant shrubs to take away the look of the edge so close to the road and canopy trees for a “warm feeling” coming up Biltmore.  West-side Alamo has older canopy trees that “soften and make a romantic and charming atmosphere”.   A huge issue in their minds is the single way out of the development mostly for convenience, but somewhat for fire danger.  Fear of falling off decks was mentioned. 

Realtor 3 - No client ever mentioned a negative about the area or the community, just the home features itself were the major factor in their decision.  The hill is an issue with mothers being a taxi driver and families with children of driving age as a risk.  18 out of 20 families want a back yard and a home with one is the easiest sale and a pool is a plus.  Only 1 or 2 out of 10 lookers are okay without a backyard. 

3. How do you think the property values in RHEN compare to other equivalent communities?

Realtor 1 - Better than most others, Stonegate, Stonebridge, Whitegate, Bryan Ranch.  But a different buyer as many people want the usable lot for kids and a neighborhood with more kids around for theirs to be with.  We have the smallest segment of target market buyers, so RHEN is the first to go down and last to recover and, in general, the slowest to sell.  Target is transferees, moveups, retirees, no-children families, those who want privacy, and those who desire open areas with e expansive views. 

Realtor 2 - They consider Stonegate equivalent, but we get more house/ft2 because Stonegate is closer in, yards are large and level, and people can ride their bikes around the area.  They have a gate, but the trek up Biltmore “is as good as a gate”.  Buyers either want or don’t want a gate and they thought it would be a negative for home sales as it would keep out lazy realtors.  Don’t compare with Whitegate and Bryan Ranch as they have traffic problems near the high school and a longer commute.  Magee Ranch has the Diablo Road commute.  Stone Bridge has newer homes and flat lots and the buyers are young with children, want land, and can bike to the new park on Livorna.  The RHEN buyer is older, with no kids or have driving-age kids, and doesn’t want to have to upgrade the house when purchased.  99% of people will chose flat lot vs. a view lot. 

Realtor 3 - Round Hill Country Club and RHEN are about equal in $/ft2 and have been for a long time with RHEN having nicer homes, but not the yard.  Stonegate will sell faster if they have a flatter lot and a pool, but if they are backed up to a hillside and don’t have the lot or pool, then they sell like RHEN.  He said he was not very familiar with Magee Ranch or Whitegate in term of their value.  Stone Bridge sells well because of the flat large yards and newer homes. 

4. What recommendations would you make to the Board of Directors about home values and promoting the RHEN name?

Realtor 1 - Perceived that homeowners don’t get value from Association dues.  Improve common areas by adding walkway and benches on the roundabout and up Biltmore for people on their evening walks and add benches/walkway to east end of Oakshire for meditation or sitting area.  Invest in future by purchasing one or more of the difficult lots and hold until funds needed for big problem like road repair and then sell property.  Didn’t think an entrance gate adds much security or value and realtors hate them.

Realtor 2 - Need a sign at the top of Biltmore showing direction to the 400 and 500-600 addresses.  Round Hill Country Club will not allow realtor open house signs, so, proposed that someone should install a single sign at the entrance to the country club indicating open houses are in the RHEN and country club area with attached map showing those open and have a second sign at the roundabout at the top of Biltmore.  This affects sales in the country club as well as people just can’t get to the area and don’t know where to go when they are in the country club.  Most people won’t just wander around to find the open houses. 

The design review process should keep home colors “neutral and friendly” (none of the homes in RHEN in their opinion was outstanding, but mentioned a pink house in Stonegate as an example) and fit homes to the slopes by stepping them down the hill and not have a “monster on a hill” look with a high rear elevation. 

Realtor 3 - The Board itself has never been an issue and virtually no one is aware of the Board.  Signs for open homes that a realtor can put up to direct people would be helpful.

5. We have formed a “beautification” committee whose charter is to improve the association’s common areas.  Which projects would you consider to add the most value to RHEN homes?

Re-landscape the roundabout

Realtor 1 - Yes, definitely and add some colored plants/flowers. (after explained that nearby homeowners had some objections at the suggestion of walkway/seating). 

Realtor 2 - Not that big of a deal, but would help.

Realtor 3 - No, would not help sales

Landscape the front entryway

Realtor 1 - Yes, and add it all the way up on Biltmore on right.

Realtor 2 - Entry way with stone pillars would help.

Realtor 3 - No, would not help sales, doesn’t remember it. 

Replace the signs directing the way to RHEN in the country club

Realtor 1 - Yes, they do help, a good idea.  Realtor’s don’t use them, but those hearing about RHEN do use them to find this sometimes difficult-to-find area.  So, he was against taking them out and considered the replacement of them with something better a good idea. 

Realtor 2 - Absolutely, they do use them and ones looking nicer would make big difference.

Realtor 3 - Doesn’t remember the signs, but this is a good idea.  Proposed ones like the green/white realtor sale signs “follow the green signs to RHEN”.  He doesn’t use them to direct people to his homes.  A lot of people now have GPS in their car and if not, use cell phones to get directions. 

Add more trees/shrubs to the common areas

Realtor 1 - No one has commented on it not looking green enough, and trees would take a generation to make an effect.

Realtor 2 - Huge fan of trees, people love to see them.  The hillsides look stark and trees make the area feel cooler. 

Realtor 3 - This would be very good, expect it. 

Add a landscaped walkway up Biltmore Drive

Realtor 1 - Yes, needed because it is dangerous for walkers with the high-speed cars and limited line-of-sight.

Realtor 2 - The number of people that would benefit is too small for the high cost, but installing Manzenita along the edge would make the falloff less noticeable. 

Realtor 3 - Would be nice to have for residents, but wouldn’t help sales any. 

Re-landscape the island areas on Biltmore Drive

Realtor 1 - Yes, canopy of trees would be nice like other entrances to other developments.

Realtor 2 - Absolutely, use canopy trees to get away from stark appearance.

Realtor 3 - Same as (a).

Add stone facing to the retaining walls on Biltmore Drive

Realtor 1 - Never noticed and doesn’t seem to be a negative in his mind.

Realtor 2 - Doesn’t bother them, but might cover with plants.

Realtor 3 - Didn’t notice at all.  Most buyers aren’t aware they are into RHEN until they are nearly to the top of Biltmore or at least past Inverary Lane. 

Landscape the steep slopes on the island lots on Oakshire Place

Realtor 1 - The slopes on the island lots on Oakshire have a bad appearance and make buyers think there is a high risk of landslides and/or the land is subject to movement.  If these lots have a problem, then would mine if I purchase another home in RHEN.  Definitely affects the sales of the two homes for sale beside lots 28 & 29, as who would want to live with that risk and sight?  These are the first few lots you come to when getting into the main part of the neighborhood and leave a bad first impression. 

Realtor 2 - No negative as we have good soil and slopes don’t seem to be an issue. 

Realtor 3 - Never seems to be an issue with buyers. 

Add gazebo and walkway with benches to roundabout

Realtor 1 - He volunteered this suggestion in response to question 4 above.

Realtor 2 - Gazebo is a big no, but resting benches throughout the area might be nice.  Just landscape the roundabout with something that is green throughout the year in an informal style. 

Realtor 3 - Would be nice for the people already living in the area and benches are a nice idea, but do only to make a nicer environment for the residents.

6. Is there something else this committee should look into? 

Realtor 1 - Add website to realtor’s website link.  Landscape the right side of Biltmore as when he brings prospective buyers up, they don’t get a very good impression, (“feeling it is abandoned”) of the area and he has to tell them that it will be cut soon, or when the rains end, they will be trimmed.  Many undeveloped lots don’t have grass trimmed and weeds growing – Have the Board force the issue, e.g., Ruby Hill demands that all lots be landscaped within 6 months of purchase, even if undeveloped.  He also suggested that the Board send out notice to homeowners that if grass/weeds are not cut by a given data (he said the 1^st week in April), then the Board will send a crew out on a specific date thereafter to take care of all lots that are not abated at the owner’s expense. 

Realtor 2 - No.

Realtor 3 - Of all the possible improvements, adding trees is the #1 recommendation.  You need them to make the area more lush and more like west-side Alamo.  “Great Idea, trees in a canopy everywhere you can”. 

7. Any last comments or recommendations?

Realtor 1 - Many homes have shabby landscape that needs tending.  Suggested a block party with local landscape professionals present and/or suggestions in newsletter to get peer pressure to have people take more pride in their homes.  Lot 25 has remnants of sales pavilion and wires hanging out of boxes, which looks bad. 

Realtor 2 - Yes, there is a new report called a “clue report” being now issued from insurance companies about any reported inquiry, not even a claim, about any possible incident associated with potential problems with a property.  There is a risk that just an inquiry (e.g., a call to your insurance company asking  “is erosion covered with my homeowner policy?”) making the property uninsurable and un-saleable in the future. 

Homeowners should be really careful about controlling erosion and checking their drainage every year to avoid a disaster (mentioned a home on Oakshire that had acorns plugging a drainage line that backed up until pressure caused the pipe to burst causing major damage to a lot below). 

Realtor 3 - Signs directing way to RHEN is a great idea.  Realtors have a difficult time getting people to see the homes.  Open house announcements in the papers don’t tell how to get there and the lack of open house signs at the Country Club and in RHEN make it very difficult for people to find their way here.  The Board should allow realtors to put up signs within RHEN to help sell homes.  “If you’re not selling your home, then your all against the signs, but if you are selling, then you’re all for them”. 

Another problem is knowing which direction to turn on Oakshire, need a sign showing which way for 400 and 500-600 addresses.  It would also be advantageous to have a map showing where the side streets are, but this would be difficult to make attractive yet big enough to read.