Merge 56

[infoseeker]

Any idea when Merge 56 (rhodes crossing) project would be completed. Also how would this impact the home prices of homes in park village (near camino del sur intersection) and homes near the end of carmel mountain road either side of 56? Personally would love a quick access to freeway.. but not sure about other disadvantages and impact to existing home prices

[flyer]

It will be interesting to hear what others think of this project, since everytime I drive along 56, my first thought is, “Why would anyone want to live close to any freeway–regardless of convenience?” Especially when they plan to widen 56. Apparently the developers feel many people will.

[zk]

[quote=flyer] “Why would anyone want to live close to any freeway–regardless of convenience?” [/quote]

They’re not rich like you, big guy. When most people shop for a home, they have to make tradeoffs. They can’t afford a big house with a big yard and a view in a quiet neighborhood in the best school district. Each of those things comes at a price. They can’t afford all of them, so they have to give something or some things up. For some of them, the tradeoff is noise. They give up quiet and get something else that they otherwise couldn’t afford.

[flyer]

I understand the tradeoff thing, and I’ve known many people over the years who made the tradeoff by buying a smaller home than they may have liked, in a good school district, in a quiet neighborhood–versus near a freeway. They opted for a smaller, possibly older home, instead of noise and pollution.

[bearishgurl]

[quote=zk][quote=flyer] “Why would anyone want to live close to any freeway–regardless of convenience?” [/quote]

They’re not rich like you, big guy. When most people shop for a home, they have to make tradeoffs. They can’t afford a big house with a big yard and a view in a quiet neighborhood in the best school district. Each of those things comes at a price. They can’t afford all of them, so they have to give something or some things up. For some of them, the tradeoff is noise. They give up quiet and get something else that they otherwise couldn’t afford.[/quote]

In real estate parlance, a freeway running in close proximity to a residential housing development creates “economic obsolescence.” That in itself devalues all residential development which will be affected by a prospective freeway’s “tire whir” (depending on elevation of development) up to 1.5 mi away, or worse, berm and elevated road vibration at all hours of the day and night due to heavy truck traffic. This happens in developments of ALL price ranges. Since San Diego County has essentially run out of land to build subdivisions at least 15 years ago in desirable locations, today’s developers are building on whatever scraps of land they have been able to scare up in recent years or quietly take it off the hands of developers, a section at a time, who may have been holding it but left the region. Anyone (developers and prospective homebuyers alike) can find out about a planned freeway route in a particular locale by visiting their nearest CalTrans office:

http://www.dot.ca.gov/dist11/

It’s across the street now from where it was for decades:

http://www.clarkconstruction.com/our-work/projects/caltrans-district-11-headquarters

In addition, many planned freeway routes and new exchanges, bridges, etc, are displayed on the wall at the County Planning Dept up to 15 years before they actually come to fruition:

http://www.sdcounty.ca.gov/pds/

If county roads will need to be rerouted, lengthened or shortened because of impending fwy construction, maps of the new fwy route will be displayed on the wall along with their proposed adjacent projects (or they will have available handouts for the public) at County Public Works:

http://www.sdcounty.ca.gov/dpw/

Since a prospective nearby freeway, interchange or overpass, etc is not something developers legally must disclose, prospective homebuyers considering buying into a particular new development would do well to do their homework on this issue PRIOR to visiting the developer’s sales office.

There has never been any excuse to buy into a residential development and then later be surprised to hear of a new nearby fwy or fwy overpass, underpass, interchange, or a new nearby entrance or exit or both. The information has always been out there.

flyer is right. Wise buyers who make “tradeoffs” because they can’t and won’t tolerate living near a freeway downgrade in size of home they will accept in order to be able to get accepted offers on homes which will never be affected by freeway noise and the additional traffic and air pollution it generates to the surrounding area (especially near its entrances and exits). These homes, more often than not, will NOT be new construction but will be in long-established areas. It has nothing to do with being “rich” as freeway construction occurs in areas of all socioeconomic levels. It has to do with being a smart buyer and buying right … at the right time (if possible) and certainly in as good of an area as the buyer can afford.

[FlyerInHi]

That condo building in irvine, right on the 405 is pretty convenient. I guess it’s not so bad if you keep the windows closed all the time.

[flyer]

Very informative, BG–thanks for the post. Hopefully, some of that info, along with other comments, will help the OP make his/her decision.

[zk]

[quote=bearishgurl]
flyer is right. Wise buyers who make “tradeoffs” because they can’t and won’t tolerate living near a freeway downgrade in size of home they will accept in order to be able to get accepted offers on homes which will never be affected by freeway noise and the additional traffic and air pollution it generates to the surrounding area (especially near its entrances and exits). These homes, more often than not, will NOT be new construction but will be in long-established areas. It has nothing to do with being “rich” as freeway construction occurs in areas of all socioeconomic levels. It has to do with being a smart buyer and buying right … at the right time (if possible) and certainly in as good of an area as the buyer can afford.[/quote]

Wise buyers? Really? You guys say you understand the tradeoff thing, and then proceed to demonstrate that you don’t. Some people may only be able to afford that school district near a freeway, regardless of home size. Some people may have 6 kids and need the bigger house and can’t afford one not near a freeway. Some people might care more about a yard for their kids than noise and pollution, and can’t afford a big yard not near a freeway in that schoold district. Etcetera. Everybody has their own priorities, and for many, living near a freeway gets them something they otherwise wouldn’t have gotten. You not agreeing with their priorities does not make them unwise buyers. And, of course it has to do with “rich.” If you’re rich, you don’t have to make any of these tradeoffs.

[svelte]

Different strokes for different folks. As zk points out, when tradeoffs are necessary different people will have different priorities.

Some are not bothered by noise so living close to a freeway is not an issue. My parents were that way. I’d visit the home they bought about the time I entered college and wonder why they lived there (backed up to a highway), but they were perfectly content so I didn’t rain on their parade.

There really is no perfect house, even in the upper price echelons. I am simply floored by how many bad floor plans exist on high end homes. And even the folks I know who built their own house? I haven’t found one yet who doesnt wish they would have designed in a bit differently.

There is no perfect housing solution out there. You pretty much have to pick your poison.

[an]

Very well said zk. I agree 100%. I can understand it coming from flyer, since he can afford almost any house in San Diego, so it’s a little hard for him to understand. However, it’s hilarious coming from bearishgurl. She lives in an area that screams tradeoff.

Different strokes for different folks. But to say someone is not a wise buyer because their priority list doesn’t match up with yours is pretty lame. I would never buy a house by the freeway but then I also would never buy an old house in Chulajuana either.

svelte, I totally agree with you about floorplans. Which is why the only perfect floorplan is the one you design yourself. It’s perfect for you, but not necessary for anyone else. There are design factors that I love from the houses built in the 2000s and there are factors I love about houses built in the 80s-90s. Neither of them are perfect. My ideal floorplan would be a mash-up of those 2 eras.

[flyer]

My point concerning all of the development along 56, was that, regardless of how much or how little I could afford for housing, I would not want to live near a freeway for many reasons.

I would give up something else if I had to, rather than live near a
freeway–just my own personal preference–and the preference of others I know who have opted for other “tradeoffs,” versus buying a home near a freeway.

I was just sharing that with the OP, since he/she asked our various opinions on the Rhodes Crossing project–and that’s mine.

I’m sure the OP will weigh all factors before making a decision, so the fact that we all have different thoughts on this should be helpful to him/her.

[njtosd]

Generally speaking, in San Diego, the motivation to live near a freeway or some other less than desirable element is the opportunity to be in a certain school district. I give people credit for being willing to put up with high prices and road noise for the chance (and not the certainty) that their children will be surrounded by interesting classmates that motivate them to do their best. For example, a kid who just graduated from Canyon Crest Academy in CV won the Intel (formerly Westinghouse), Google and Siemens science competitions (complete with $250,000 in prizes). That school is packed full of kids doing amazing things – and I think a lot of parents would sacrifice their own happiness or comfort to expose their kids to that kind of influence.

[flyer]

The nice thing about CV (we started buying property there in the 90’s, and lived there for several years when our kids were young) is that there are lots of nice, quiet streets to choose from without sacrificing much in the way of a comfortable location.

Today, of course, the financial sacrifice is obviously far greater to live in that area, but, IMO, definitely well worth it, if a family decides to choose that path. Our kids, who are now well into their careers, still have great memories of our years in CV.

[UCGal]

[quote=flyer]My point concerning all of the development along 56, was that, regardless of how much or how little I could afford for housing, I would not want to live near a freeway for many reasons.

I would give up something else if I had to, rather than live near a
freeway–just my own personal preference–and the preference of others I know who have opted for other “tradeoffs,” versus buying a home near a freeway.

I was just sharing that with the OP, since he/she asked our various opinions on the Rhodes Crossing project–and that’s mine.

I’m sure the OP will weigh all factors before making a decision, so the fact that we all have different thoughts on this should be helpful to him/her.[/quote]

Those are your choices. I happen to live near freeway 52. I can easily hear the traffic when the windows or open. I’m not backing up to it – but on a hillside above it.

In my case the trade off is:
– decent schools.
– nice views (over the 52 towards Mt. Soledad)
– Large lot.
– very good freeway access. Can be on 805/5/52 in minutes.

Since freeway noise is not a dealbreaker for me – but price, space, view were all factors in my decision – I chose to live near a freeway.

I understand you would choose otherwise – but you and BG both implied that this would be a BAD choice, not just a different choice.

Think of all the people along the 5 corridor who have ocean views – and overlook I-5. I suspect many of them don’t mind the freeway noise – and love their views.

[FlyerInHi]

[quote=njtosd] For example, a kid who just graduated from Canyon Crest Academy in CV won the Intel (formerly Westinghouse), Google and Siemens science competitions (complete with $250,000 in prizes). That school is packed full of kids doing amazing things – and I think a lot of parents would sacrifice their own happiness or comfort to expose their kids to that kind of influence.[/quote]

That was pretty awesome. I love watching Teen Jeopardy. Those kids are smart!

[Author]

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