The Zoning Map is the foundation for neighborhoods in Saratoga, CA 95070.

Saratoga is laid out more like the spokes of a wheel, with the Village neighborhood at the hub, rather than a north/south, east/west grid found in some western towns.

Most of the “flat lands” in the north-northeast wedge are zoned R1-12,500 or R1-10,000, which creates a upscale, spacious, suburban neighborhood character. Interestingly, a gold map color of the R1-12,500 zoning predominates in the “Golden Triangle” neighborhood. Some Realtors think that’s where the gold is because the housing market demand is generally so strong and steady there.

The orange R1-10,000 zoned areas are generally either on the northeastern periphery or closer to the Saratoga Avenue core that was subdivided somewhat earlier.

The east/southeastern wedge of Saratoga and those foothill sections to the west of the flat lands are zoned R1-40,000 (referred to as one acre minimum, although an acre is actually 43,560 square feet). There are several distinct neighborhoods here such as Sobey, Fruitvale and Monte Vista.

Further west the topography dictates Hillside Residential zoning in neighborhoods such as Parker Ranch, Pierce Road, Mt. Eden Valley, Saratoga Heights, and Tollgate.

Similarly, the General Plan gives the blueprint of how the City sees neighborhoods developing over time. It is important to note the lighter green area outside the red boundary, indicating the “sphere of influence” – properties not yet incorporated into the city boundary. Standards for development in this sphere are subject to approval by the City of Saratoga even though neighborhoods such as upper Glen Una or Redberry may actually have a Los Gatos mailing address; redevelopment may even trigger annexation if adjacent, so consult with the City before buying property in these highly desirable areas.

Rick Bonetti | APR Referral Network | 408-857-8800 | DRE #01237009

Here it a link to the Zoning Map for Saratoga, CA 95070.

Click>here for a link to a map of parks in Saratoga, CA.

Rick Bonetti | APR Referral Network | 408-857-8800 | DRE #01237009

Several small, acre-estate neighborhoods are accessed to the west off Quito Road including: Vessing Road, Woodbank Way and Maude Drive.

These desirable homes are generally located in the Campbell School District and range in price from $2-3 million range, with some notable exceptions.

Here are 2010 sales:

Rick Bonetti  | APR Referral Network | 408-857-8800 | DRE #01237009

That portion of Saratoga, CA, east of Fruitvale Ave between West Valley College and Saratoga-Los Gatos Road is zoned one-acre minimum .  This is a highly sought-after neighborhood of estate residences.

Generally the homes become most desirable and expensive as the topography becomes more rolling as one moves south along Fruitvale Ave. from San Marcos Road south to Burgundy Way, Granite Way and Crisp Ave. to Monte Vista Drive, Via Colina and El Camino Grande.   Homes generally range in value from $2 million to $4 million with several more expensive estate compounds.

Here are 2010 sales:

That portion of Saratoga, CA west of Fruitvale Ave. between Redwood Middle School and Saratoga-Los Gatos Road is comprised of five sub-neighborhoods accessed of Montauk Drive, Douglas  Drive, Farwell Ave. and Three Oaks Way and Alondra Lane.

These Fruitvale Neighborhoods have one acre zoning in common although the style of houses and age varies.  Topography is generally flat to gently rolling and the homes are among the most sought-after in Saratoga.  Homes are generally in the $2-3 million range, although there are notable exceptions of unique estate properties..

Here are 2010 sales:

View Saratoga, CA Neighborhoods in a larger map

Estate properties are primarily one acre. Homes range in price from $1.75 million to $4 million.

The southern part of the neighborhood is served by Saratoga Schools whereas the northern part is served by Campbell Schools. Because of API scores there is a big discrepancy in sales prices, although the neighborhood has visual continuity.
Here are sales in 2010:

View Saratoga, CA Neighborhoods in a larger map

View Saratoga, CA Neighborhoods in a larger map

• Establishment of a new zoning district CNRHD (Commercial Neighborhood Residential High Density) in Saratoga Village.
• Removal of the 2 story limitation for buildings facing Big Basin Way in the Historic District Regulations.
• Removal of the 3 story limitation for buildings facing Saratoga Creek.
• Leaving a 26′ height limit for any new structure or addition in CH-2, leaving a 35′ limit in CH-1.
• Changing the zoning on the triangular strip of commercial property south of Prospect Ave. and east of Lawrence Expressway (around Westgate car wash) to Commercial-Neighborhood High Density Residential.  This is in response to the Housing Element requiring the identification of “underutilized sites” in terms of capacity of possibility for low/moderate income housing.*

The Housing Element Policy Action calls for creation of a new mixed use zoning district permitting rental and owner occupied multifamily residential development with a minimum density of 20 du/net acre.  This ordinance, which would allow 3 story buildings, would apply not only to redevelopment of the Buy and Save shopping center, but also much of Big Basin Way in Saratoga Village.

In October, 2009 Saratoga, CA residents listened to David Rossi developer describe plans to renovate the Buy and Save shopping center in Saratoga Village.  Apparently, this proposal is being stalled because of environmental issues, but redevelopment eventually needs to be done to this important site.

There is an active group of merchants and others interested in preserving the quaint historic character of Saratoga Village.  Click>here for a link to the Saratoga Village Blog with more information on Saratoga Village.

As an interesting sidebar, the Housing Element forecasts that population in Saratoga will have a modest increase from 31,700 residents in 2010 to 33,900 in 2030.

*Note: Based on the provisions of California AB 2348, the City of Saratoga must accommodate at least 50 percent of its lower income (very low- and low-income) RHNA need on sites zoned exclusively for residential use. The City has identified the Odd Fellows Retirement Community as having the greatest potential to accommodate this need. The retirement community is currently comprised of 143 independent living apartments and cottages.

Related articles :

• Saratoga Artists Interpret Charm of The Village and Community
• Saratoga-Live & Saratoga Village Improvements
• Saratoga Village Development Council Aids Village

The map above shows various neighborhoods in Saratoga, CA.

As a Realtor it seems to me that the logical process in home buying is to first choose the community you like and can afford, then narrow the search to select the most desirable neighborhoods (constrained by affordability) and then find the specific home of your dreams that is for sale.

So what what defines a neighborhood and distinguishes one neighborhood from another?

1. Scale - Everyone lives in a neighborhood, but a resident’s sense of it differs dramatically depending if you are in an urban, suburban or rural setting.  In urban areas, neighborhoods are probably focused on a street or even a portion of the street that gives it focus.  A real estate website called StreetAdvisor has a slogan “your street, your voice”.  In suburban areas, neighborhoods are often subdivisions or tracts.  In rural areas your nearest neighbor may be miles away.
2. Lot Size – “ related to scale is the prevailing size of parcels in an area, which in turn is related to it’s history.  Whether streets are in a grid or curvilinear determine the feel of a neighborhood.
3. History – “ When a neighborhood was first developed is reflected in the street patterns and lot sizes.  Modes of transportation prevalent during that era determined the importance of the automobile or mass transit.  Alleys were prevalent before garages  came to dominate the street scene. Nodes of higher intensity residential development grew up along major transportation lines.  If there were large agricultural ownerships converted to residential subdivisions, the homes tend to be more uniform unless the lots were sold to individuals.  The land value of some Saratoga neighborhoods has become so valuable because of school scores that they are in transition with newer much larger homes replacing older much smaller homes.
4. Architecture - Related to history is the prevailing style of construction of the era.  Victorian, craftsman and various historic revival architectural expressions tend to be clustered in some neighborhoods and not in others.  House size is an obvious reflection of status of a neighborhood.  Newer homes tend to have more open floor plans and many new Saratoga homes have basements.
5. Landscaping - The type and maturity of trees and other landscaping features create a unique feel for many neighborhoods.  Some have uniform street trees; others are noted for their variety or relative lack of attractive landscaping.  The root system of heritage oaks constrain construction, but are also emblems of stature.
6. Schools - It used to be that the ideal neighborhood was defined in terms of walking distance to a public elementary school.  While it is now the exception that children walk to school unaccompanied, proximity of playmates is still a factor in defining neighborhoods.  School scores are extremely important, but in many school districts, physical proximity does not automatically insure enrollment. Private schools have also  loosened the ties that once bound neighborhoods together.
7. Boundaries – natural features (rivers, topography, etc.), man-made improvements (roads, railroads, etc.) and political boundaries have a lot to do with the identity of neighborhoods.  Neighborhoods are often defined as much by their edges (perimeter walls, border and median landscaping, etc.) as they are by their cores.
8. Access – some neighborhoods have well defined entry points with walls and signs.  Other neighborhoods are defined by their limited access, whether it is a cul-de-sac or a guard access gate.
9. Associations - Community associations and common areas and recreational amenities define certain neighborhood as distinct from others.  Rules and regulations in the form of CC& R’s have a varying impact depending if they collect dues.  Neighborhood Watch organization reflects practical informal associations of neighbors.
10. Proximity -  Some dominate features, whether they be a hill or an institution can create neighborhood identity by mere proximity.
11. Social Cohesion – While Realtors and others are prohibited from discriminatory practices regarding ethnicity, religion, sex, handicap, country of national origin or other sociological factors they may have obvious physical manifestations to even the casual observer. *   Bars on windows, graffiti, the brand, age and repair of automobiles and general tidiness may be reflections of social status or safety/crime.  The clustering of certain types of business and their signage may reflect the social cohesion or character of neighborhoods. Either presence or absence may be important to homebuyers.
12. Custom -  Some neighborhoods have adopted, colloquial names coined by Realtors such as the Golden Triangle.

Ultimately all the above 12 factors plus the subjective evaluation of many individual homebuyers and homesellers is what determine property values in neighborhoods.  Subjective factors such as beauty, style and status are less easy to quantify, but very real.

Websites such as Neighborhood Scout identify only 6 relatively large areas within the Saratoga, CA community – these are more like aggregates of neighborhoods and in my opinion are less fine grained than homebuyers perceive.

I used my background as a Realtor and geographer to define a greater number (31) of distinct Saratoga neighborhoods according to the criteria above.  Call me if you are looking for a Saratoga native and a neighborhood expert.  Subscribe to my blog if you find it interesting and helpful.  Spread the word.

*Important Note:  According to our cod of ethics “When involved in the sale or lease of a residence, Realtors® shall not volunteer information regarding the racial, religious or ethnic composition of any neighborhood nor shall they engage in any activity which may result in panic selling, however, Realtors® may provide other demographic information.”

Rick Bonetti | Alain Pinel Realtors | Saratoga, CA | 408-857-8800