AN, I was focusing on city tree easements, either between sidewalk and street or a median in the street (or both). I thought you were looking for a “walkable” area with “character.” 🙂
I don’t recall which streets, if any, in Tierrasanta, Scripps, Del Cerro or Poway have tree easements. Anyone?
If you absolutely have to have a sidewalk, you need to focus on incorporated areas. In SD County, the presence of sidewalks is “spotty,” at best, in the uninc areas.
I don’t think you can get all your “wants” in SD in one pkg, either, unless you buy a heavy and/or “structural” fixer.
A ~100-ft wide lot (you didn’t state this in your OP) is very doable in almost every uninc area in the county but they will likely be lacking sidewalks.
They are also “doable but rare” in some of the areas I mentioned to you (92101, 92102, 92103, 92104, 92106) BUT they will very likely NOT be in your price range UNLESS you are are able to wrestle a heavy fixer away from a cash buyer with deep pockets.
All but two of the areas I mentioned also have ~140 ft deep lots up to ~70 ft wide with alley access. This somewhat negates the need for a wider lot.
If you want to eliminate “tree-easements” as a “must-have,” I would be able to direct you further. With this “requirement” in place, you are looking at predominately 60-85 yo neighborhoods.
