Brookside’s Current Sewer Line Project

Wondering what’s going on with the street construction around Meyer west of Wornall Road?  It’s not the huge federally mandated sewer improvement project, although the work does affect  sewer lines.  The official title is “Brookside Watershed Area Storm and Sanitary Sewer Improvements, Phase 3B”.  And here’s what that means:

In Brookside, some sewer lines are combined — storm sewers and sanitary sewers join together to feed into Brush Creek.  During heavy rains, this type of line can cause sewer backups for homeowners in the area.  So the “Brookside Watershed Area”   project is a type of flood control, with the goal of alleviating sanitary sewer back up flooding in residential basements.  The contractor is repairing these underground pipes and/or replacing them.  The KCMO Water Department employees are not doing the work; it has been outsourced to Blue Nile Contractors.  It started in May of this year, and won’t be finished …until May of 2015.  So prepare yourself for several more months of ripped up streets, sidewalks, and detours.

Streets affected in Phase 3B are:

Valley Road from W 65th north to W 62 Terrace

Meyer west of Wornall

Greenway Terrace

Pennsylvania north of Meyer

Wornall from huntington to W 57 Terrace

W 58 Terrace west of Wornall

Funding is coming from PIAC dollars (which is funded by taxpayers).  The next phase of the project is 3C, which will also affect homeowners west of Wornall.

It is up to the contractor to notify  homeowners in the area that their streets and sidewalks will be torn up for this infrastructure project.  Notifications can be made by using fliers, doorknockers and public meetings. However, homeowners may not be notified exactly when work will begin on a certain street.  I used to live on W 58th Terrace, one of the blocks currently being worked on, and I checked with a friend still on the block about how he was notified of the project.  He told me he received a general mailing back in May–basically a fact sheet from the CIty with a description of the project and contact numbers.  That was all. So, I suppose it’s up to the individual homeowners to call and find out exactly when their street will be affected in order to plan ahead.

Here’s a link to the fact sheet on the project:

https://www.kcwaterservices.org/wp-content/uploads/2013/04/BrooksideStorm+SanitarySewerImprovementsPhase3B_ProjectOverview.pdfEre’s

Weekend Events for Kansas City – Sept 6-8, 2013

With the Labor Day weekend behind us, now we jump into what I call ‘festival season’ here in Kansas CIty. Besides the over-the-top  fun of the Renaissance Festival , this weekend brings us Art Westport, the Greek Fest and the famous Waldo Crawldo, plus a run that will tie up traffic on Sunday in the downtown/Crown Center area.  Below are the details:

Art Westport – Friday (5-9pm), Saturday (10-9pm), Sunday (11-5pm)

This is the 34th year for Art Westport, an art fair exclusive to Kansas City artists–which makes the art more affordable (for me!) compared to the Plaza Art Fair.   Be prepared to park along a side street and walk to the booths, lined up along Westport Road west of Broadway.

Falldo Waldo Crawldo – Saturday 6pm-midnight                             

A benefit for the Pancreatic Cancer Action Network, the Falldo Waldo Crawldo  is a wild night of bar hopping and crazy costumes, centered around the 75th and Wornall area of Waldo.  There are drink specials, really good prizes (tickets to the Mumford and Sons concert, a  mountain bike, Royals and Chiefs tickets)  and all the participating bars are within walking distance of the 75th and Wornall corner.  Save a few bucks and get a ticket in advance for $7, or pay $10 night of the event. And watch for wobbly pedestrians in this area Saturday night.

Prairie Village Jazz Festival – Saturday 3-11pm

Don’t look to the website for details on this festival–it still states ‘more information coming soon’.  It’s a free event, held at Harmon Park, 7700 Mission Road from 3-11pm with headliner Bobby Watson. Always crowded–get their early and bring your own lawn chairs!

GreekFest – Friday (6-10pm), Saturday (noon-10pm),  Sunday (noon-6pm)

  The Annunciation Greek Orthodox Church sponsors this festival, now in its 52nd year. Located at the church at 120th and Wornall, there’s plenty of tasty Greek food and pastries, entertainment, and fun for the kids.  The Greeks know how to have a good time–this is a happy and lively event!

I’m also mentioning the Broadway Bridge Run because it will cause traffic delays on Sunday.  This event is actually three races:  a 5 and 10K, plus a half marathon.  It starts in the City Market area, goes around the downtown airport, and travels south using Main and Walnut to the Liberty Memorial area.  Be aware of road closures if you will be in this area on Sunday.

Temperatures this weekend are forecast for  the mid-upper 90s, with lots of sunshine–so don’t put away  sunscreen and shorts just yet if you plan to visit these outdoor events!

Brookside Home Sales Report – August 2013

Today is September 1..I’m a bit late getting out the home sales stats for the Brookside zip code of 64113!  My apologies, time just slipped away.  I’m happy to report that the upward trend of increasing home values/units sold for our neighborhood continues, as it has all year.  Here are the details:

In July 2013, 36  homes sold.  The average list price was $437,803 and the average sales price was $429,464.  Average days on market: 65.

In July 2012, 34  homes sold.  The average list price was $341,804 and the average sales price was $330,384.  Average days on market: 98.

You can see there was a huge jump in the average sales price. Why?  Because in this zip code we have home prices ranging from $150K-$1million+.  In July of this year, three home sales were over $1million.  This skews the average sales price way up.

Let’s compare year-to-date figures:

In the first seven months of 2013, 187  homes sold with an average sales price of $351,048 and 88 days on market.

In the first seven months of 2012, 169 homes sold with an average sales price of $314,732 and 112 days on market.

Again we see average prices up from the same time period in 2012. We’ve had four $1million+ sales this year so far, and 21 sales over $500K. Last year, in January -July there were two million dollar plus sales and 19 homes sold over $500K.  There seems to be more upper bracket home buyers in the market this year.

Currently there are 88 homes for sale in zip 64113, with an average list price of $697,636.  Eleven homes are priced over $1million. The most expensive home for sale in our zip code is the old “Applebee’s” house at 5550 Ward Parkway, priced $50 shy of $5 million.

If you would like sales figures from your neighborhood, contact me!

(All figures taken from Heartland MLS and deemed reliable but not guaranteed.)

Waldo’s 75th St Brewery Celebrates 20 Year Anniversary

For twenty years now, the 75th Street Brewery  (520 W 75th St, just west of Wornall) has been serving locally brewed beer and tasty made-from-scratch foods to Waldo and Brookside residents.  This Saturday they are kicking off a week-long celebration of their anniversary, with daily food and drink specials.

I’ve been a fan of this place for a long time..even though I’m not a beer drinker, we eat there often because the food and service are good, and they welcomed our kids for dining when they were smaller.  I appreciate their 600 calories or less menu selections, the tasty sweet potato fries and the pizzas are delicious!

With so many beer pubs popping up in the metro area, it’s important to note  the 75th Street Brewery started it all as they claim to be KC’s first brewpub.  Although Saturday’s  Summer Beer Fest is sold out , you can still stop by at 3pm and meet the original brewmaster, Tom Richer and try the 20th anniversary beer, Imperial Stout.  On Monday August 19, the menu will feature throwback pricing to 1993, and on Thursday you can buy 75 cent pints of any of their flagship brews.  For other specials during the week–check out their Facebook page, as unfortunately, there is no mention of the big anniversary celebration on their website (as of this writing).

The 75th Street Brewery is part of the KC Hopps restaurant chain, locally owned and operated. Other restaurants in the group include The Blue Moose, 810 Zone and Barley’s Brewhaus.  Happy Anniversary to the 75th Street Brewery.. one of Waldo’s best casual restaurants!

Want $5 To Spend in Waldo?

I know you like to spend your hard earned money supporting Waldo (and Brookside) businesses!  The Waldo Area Business Association has a  promotion through August 31, called the “Waldo Summer Passport”…and they make it very easy to earn $5 to spend in Waldo!

Waldo Passport

Waldo Passport

Here’s how it works:  Pick up a ‘passport’ at any of the participating businesses.  Get it stamped at ten Waldo businesses.  Turn in the completed passport at the Becky Beck Agency or Family Bicycles.  You’ll get $5 in Waldo Bucks and be entered into a drawing for $100 Waldo Bucks.  Pretty easy..and there’s no purchase necessary.  But hey, how often do you stop at Euston’s Waldo Hardware or The Well or Coffee Girls  or Waldo Pizza in a month?? Just keep the passport in your pocket for reference and in no time you’ll have the ten stamps..and a free $5!

Here’s a list of the participating businesses.  Thank you for supporting Waldo!

Almar Printing, 7735 Wornall Rd  – Center of Life Chiropractic, 336 W 75th St  – Coffee Girls, 7440 Washington St  – Cottman Transmission, 8401 Wornall Rd  – Euston’s Waldo Hardware, 126 W 75th St.  – Family Bicycles, 7410 Wornall Rd  – Jerry Singer Automotive, 311 W 74th St. – Kansas City Veterinary Care, 7240 Wornall Rd –  Lew’s, 7539 Wornall Rd  – One More Cup, 7408 Wornall Rd –  Pampered Paws Grooming Salon, 7719 Wornall Rd  – Papparico’s Mexican Restaurant and Catering, 8314 Wornall Rd  – Patricks Bar and No Grill, 8251 Wornall Rd –  Pistachios Monograms & Gifts, 205 E Gregory Blvd  – Planet Sub, 115 W 75th St  – Studio 213, 213 E Gregory Blvd –  Swyden Cleaners, 329 E Gregory Blvd  – The Well, 7421 Wornall Rd –  Waldo Grain, 7801 Wornall Rd  – Waldo Pizza, 7433 Broadway St  – Walgreens, 7500 Wornall Rd.  Here’s the website for more info:  www.waldokc.org

Stoplight Changes at Two Brookside Intersections

signal signDriving around Brookside last week, you may have noticed this sign at two  key intersections: Gregory Blvd at Main St and Meyer at Oak.  The stop signs will be removed, and the stop lights will be reactived and in use as of August 7.

Last October, KCMO abruptly turned off stop lights at several key intersections around the city, including at these cross streets in Brookside (plus Main at Meyer and Wornall at 59th St.)

Residents howled at the changes, because they were not informed of the plans and several of these intersections are near schools.  KCMO says it is too costly to operate  these outdated signals and doesn’t have the money to replace them.  Stop signs, they say, will cause traffic to slow down and stop accordingly, plus  save money.  

So now we see the posted signs saying ‘we listened’ and the lights are coming back on.  I’m in favor of the change back to working signals.  The intersection of Main and Gregory gets backed up during rush hour and the Meyer/Oak intersection is a major crosswalk for children attending St Peter’s School.  Meyer and Main, an intersection I cross several times a day, seems to be working OK with the stop signs.

But what about the inactive light at 59th and Wornall?  This one should be turned back on too.  The lights have been covered  with fabric, and there is not even a  stop sign on Wornall.  This intersection is very difficult to cross (east-west) without a working light, especially during rush hour.  I have called the KCMO Public Works department twice and left messages to find out their plans–no call back yet.  (As a side note, have you noticed there are no published phone numbers on the website for the various city departments?  Most of the pages list the Action Center number.  Good luck trying to reach a human if you don’t have his/her specific direct line!).  This light was turned off several months ago,  and something needs to be done–either reinstate the signal or install  a four way stop.  I prefer the signal.  A four way stop would cause lengthy car backups along Wornall.  

The good news is we are getting the two working signals back in Brookside, although the City has ‘no money’ to keep them operating. They are ‘outdated’ and expensive to replace.   As a resident, I am weary of hearing how the city has ‘no money’ to do something as basic as public safety regarding traffic lights.  Besides the usual taxes, we pay an extra 1% earnings tax.  Where does the  money go?  (I think I  know…but won’t say here!) .  I am  grateful the lights  will be turned back on, and I’m assuming someone found the money to keep them operating for now.

Now, please let us know what’s happening with the light at 59th and Wornall.  I’ll keep leaving messages for an answer…

Waldo’s Most Unique Coffee Shop

“It’s our love letter to the neighborhood”

One More Cup in Waldo

One More Cup in Waldo

Do I really need to write any more in this blog about One More Cup?  That sentence, from the website, says it all.  I recently visited with Stacy Neff, who co-owns One More Cup with her husband Jeremy.  You are about to read why this coffee shop stands out from all the others in the Brookside/Waldo area.

One More Cup has an interesting backstory.  In 2008, the Neffs decided to buy the building, which was a Mexican restaurant at one point and, for a short while, a coffee shop.  They had the financing in order and started working on the interior.  In the fall, the stock market crashed, the recession slammed the economy and the consumers were in a panic, cutting back on spending.  One More Cup opened in February 2009.  It was a rough start but they’ve seen steady growth every year since, and they attribute their success to strong support from the neighborhood.

Outside Patio at One More Cup

Outside Patio at One More Cup

When you walk into One More Cup, it doesn’t feel like a typical coffee shop (like a Starbucks, Roasterie, LatteLand).  It’s smaller and more eclectic–almost like stepping into  an art friend’s living room.  That’s because Stacy graduated from the Kansas City Art Institute and decorated the interior herself on a budget.  All the essentials are here: comfortable chairs, wi-fi, local artwork, home baked goodies. Outside, behind the shop, there is a shady patio with plenty of seating. They serve only organic, fair trade coffee, Shatto milk products and the fresh pastries and sandwiches made nearby.  They also offer gluten-free and dairy-free foods. Stacy herself bakes treats to serve using the on site ovens and prep area.  

I think these two features of One More Cup really make it special:  their employees are paid better than many other places and the Neffs offer health insurance for their full timers.  Those two management policies alone make it worth your while to support the shop. They also compost / recycle 95% of the waste created.  Stacy explained that’s what they do at home, teaching their kids good environmental habits, and they feel the shop is an extension of their home and what they believe in.  And their prices are reasonable!

The whole vibe of One More Cup can be described in this quote from Stacy:  “We want to be a happy spot in someone’s day”.  You can feel the warmth and friendliness when you walk in.  And it all starts from the owners.  Thanks, Stacy and Jeremy, for bringing your unique coffee shop to Waldo!

Stacy Neff

Stacy Neff

Brookside Home Sales Stats – June 2013

 

Checking the Brookside home sales statistics for June 2013 (single family homes in zip code 64113), there’s been a bit of a bump in the road compared to the previous months of this year.  Unit sales and average price is down, reversing the trend we’ve seen since January.  Let’s look at the numbers in detail:

In June 2013, 38  homes sold.  The average list price was $313,949 and the average sales price was $308,499.  Average days on market: 45.

In June 2012, 53  homes sold.  The average list price was $329,457 and the average sales price was $319,169.  Average days on market: 117.

Last month (May 2013), the average sales price in Brookside was $395,684.  Why the  large drop?  In this zip code, we have home prices ranging from $150K-$5million.  When several of the upper bracket homes sell in one month (those priced over $500K), the average sales price is pushed way up.  That’s what happened in May.  In June, the highest sales price was $545K.  In May 2013, there were four sales over $500,000, including one well over $1million. So we had a much lower average sales price in June.  

Let’s compare year-to-date figures:

In the first six months of 2013, 150  homes sold with an average sales price of $333,141 and 94  days on market.

In the first five months of 2012, 135 homes sold with an average sales price of $310,790 and 116 days on market.

Overall, prices are up this year, and it’s taking less times for homes to sell.  That’s a good trend!

Currently there are 82 single family homes for sale in zip 64113, with an average price of  $769,058.  The average sales price is high because 35 of the 82 homes for sale are priced over $500K.  As of this writing, the highest priced home is at 5550 Ward Parkway, priced at $50 shy of $5,000,000.

If you would like specific sales numbers for your neighborhood, email me for a report tailored to  your area!

(All figures taken from Heartland MLS and deemed reliable but not guaranteed.)

Armour Hills Home Sales Stats – June 2013

Every month I check home sales stats in Armour Hills, and for the past few months the numbers are the same–prices are up!  We are in peak homebuying season right now; as we head into the cooler months, sales will slow down.  Still, this has been an excellent  year for home sales in our neighborhood.

In June 2013, thirteen homes sold.  Average list price was $272,511 and average sales price was $266,188.  Average days on market was 51.  

In June 2012,  fifteen  homes sold at an average price of $222,660  and 106 days on the market.

Although two fewer homes sold this year, you can see that the average sales price is way up over last year. In addition, the average days on market is less than half of last year.

Now let’s compare to year-to-date figures:

From Jan-June 2013, forty  homes have sold  at an average price of $256,488 and 76  days on market.

From Jan-June 2012,  thirty-five  homes sold at an average price of $219,453 and 98 days on market.

Year to date, sales prices are way up as well.  As of this writing, there are 17 homes for sale in Armour Hills at an average list price of $251,353.  

If this trend continues,  I think we will end up with the highest average home sales price for Armour Hills in the past 5 years!  There are still plenty of active buyers looking for Brookside homes, and I predict sales will be strong for the next couple of months.

(All figures taken from Heartland MLS and deemed reliable but not guaranteed).