AN, correct me if I’m wrong but I’m seeing from your post that you are primarily looking for neighborhood character (including city tree easement), setback and lot size in your next residence.
Plumosa Park (92106, bordering 92110) would fill the bill, but in order to get a ~2500 sf property for <=$800K, you are going to have to get lucky and find a property would likely need substantial work AND be able to act on it when you find it.
Parts of Mission Hills (92103) and Banker's Hill (92101) have properties with your desired features as well and also one story (likely elevated above street level) homes in the size you seek. The challenge is your $800K ceiling.
Part of Kensington (92116) also has a "few" ~2500 sf one story homes on streets which meet your criteria. However, price is an issue again.
Morley Field (92104) meets your criteria and also has large, elevated covered porches. I would highly recommend this area for you, due to convenience factor, larger than avg lots and more character (for the $$). Again, very desirable and hard to find what you are looking for there in your price range.
Parts of South Park (92104) are similar to Morley Field without the use of natural river rock. It has some curved streets and a bit smaller lots on average than Morley Field. It's harder to find a ~2500 sf one-story there.
Excellent private schools abound in 92104/92116.
Western Chula Vista (91910) also meets your criteria but the average house is not ~$800K there. On several streets, $800K++ houses are mixed in with $400-$800K houses and there may even be 1-6 <$300K rental houses on the same street. HOWEVER, you may find your "dream lot" there with a shop (or room to build one) to indulge yourself in vehicles 🙂
Parts of Lemon Grove (91945) and La Mesa (91941) also meet your needs, with Lemon Grove having larger lots for the money. The ~$800K properties would only exist in LM, however.
