A Conversation with Sean Ackerson, Southtown Council’s New Exec Director

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Marti Lee

 

After 29 years leading the Southtown Council organization, Marti Lee retired last year. This is my favorite picture of her–one I took while we were helping with traffic control at the Brookside Halloween Trick or Treat in 2013.

 

 

A new executive director, Sean Ackerson, joined Southtown Council earlier this year. He has an extensive planning and economic development background, most recently working for the City of Parkville. A graduate of Oklahoma State University,

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Sean Ackerson, Executive Director of Southtown Council

 Sean and his family live in Rockhill Gardens. I stopped by his office recently and we chatted about what the Southtown Council is working on.

Do you have any goals you want to accomplish this year?

The Southtown Council overseas seven organizations: the Southtown Council, the Southtown Council Foundation, the Brookside Business Assn and it’s CID; the Waldo Business Assn and it’s CID and the Troost Ave CID. My goals are to continue doing what we do well and evaluate what we can do better. What should we be doing that we aren’t doing? This is a strategic planning year. We want to end the year with a series of priorities for these seven organizations by looking at where we are and where we need to be.

Are there any current specific priorities?

We are working on more parking for Brookside; improving the entryway to Waldo, and improving the image of Troost Ave.   We are also working on an art installation for the intersection of 85th and Wornall, the 75th and Wornall fountain improvements, and promoting the districts through public infrastructure improvements, not just through special events.

We are actively now working on the marketing aspect of the Troost Avenue district: most properties along 63rd St from Rockhill Road to Pener Plaza, and on Troost south from Emanuel Cleaver II Blvd.   We are trying to overcome the negative perception of the area you see on news reports. There are more businesses moving in and the areas along 63rd and Troost provide comparable opportunities to Westport and the Crossroads, but are currently more affordable.  There are some really great storefronts and buildings with great bones, all within walking distance of housing, two universities and on a major transportation corridor.

Can you address the situation with the panhandlers at 85th and Wornall?

Each CID has private security that patrol the areas–they make in store visits, walk along the sidewalks and watch the intersections. They look for maintenance issues, places that are being made into shelters and they reach out to panhandlers asking them to move along. Panhandling is a concern for personal safety, and at 85th and Wornall, because of the stoplights and islands, it’s easy to get close to the vehicles. We work through our private security and the police department to minimize panhandling.

Do you feel KCMO City Hall supports the efforts of Southtown Council?

It’s my understanding City Hall has been a good partner. We have always actively engaged with City Hall regarding infrastructure improvements, like the new stoplights at Wornall and 63rd/Meyer. Another example is Waldo partnered with the City on a study of the 75th and Wornall intersection. There are a number of issues in that area: the offset intersection, conflicts between pedestrian and vehicle traffic, and the gap in the Trolley Trail. A three day workshop held in 2015 considered alternatives for improvements, and a plan was selected for putting 75th St on a ‘road diet’ . This plan would reconfigure the parking between 74th and 75th streets and connect the Trolley Trail along the east side of Wornall while reducing the number of lanes on 75th St from 4 to 3. Right now we are finalizing engineering plans and pursuing financing and grants. If all goes as planned, the project could begin in 2017.

I’m very grateful to Sean for taking the time to talk to me for this blog! Southtown Council is a great organization for our area–if you want to know more about how they work, attend one of their monthly lunches, become a member, or just stop by their office at 6814 Troost. For a very small office (Sean and three staff people) — they accomplish a lot for Brookside/Waldo/Troost businesses.

 

Celebrate Waldo Week Through Friday

waldo weekYou are going to spend money anyway this week…on food, services, coffee, etc.  Why not spend it in Waldo??

This is Waldo Week, when some merchants offer a 25% discount on merchandise, food, beverages and services.  Over twenty businesses are participating, including Waldo Pizza, McLain’s Bakery, Family Bicycles, Euston’s Waldo Hardware, One More Cup and 75th St Brewery.

Support our local small business owners and patronize these Waldo businesses through Friday March 4!  www.waldokc.org

Waldo Home Sales – Jan 2016 Report

Waldo home sales are off to a strong start in 2016!  Usually this is a slower time of year for the market.  Let’s check the numbers…single family home sales in the Waldo area between State Line to Holmes and Gregory to 85th St:

In January 2016, 21 homes sold. The median list AND sale price was $163,950.  Average days on market:  62.

Not much bargaining between buyer and seller–buyers are paying at or close to list price. The lowest sales price was $37,000 and the highest was $320,000.

In January 2015, 14 homes sold. The median list price was $162,900 and the median sales price was $158,500. Average days on market: 46.  

More homes sold this January than last; and median sales price jumped up!

Can’t check year to date figures yet…will do that next month.

Currently, there are 19 active listings in Waldo, with a median list price of  of $127,500 and 93 days on market.  If I can help you buy or sell a home in Waldo–contact me for more information!

(All stats taken from Heartland MLS; deemed reliable but not guaranteed)

New Juicery Opens in Brookside East

Yes, it’s another blog about a new business in the thriving Brookside East area! Unbakery and Juicery  opened the last week of January at 634 E 63rd St. Not even one month old and the owner is talking of expansion!

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Unbakery and Juicery owner Robin Krause

Nestled between the Brookside Gardens event space and the new apartment complex (63 Brookside) under construction, Unbakery and Juicery is owned and operated by Robin Krause, who spent twelve years as owner of The Filling Station. Walk into this place and you just feel healthier: everything is made on site, and all of her juices and tonics have medicinal properties, incorporating natural ingredients such as coconut oil, aloe, ginger, active charcoal and chlorella. To avoid waste, Robin takes the pulp from the fruit and veggies to make raw desserts, such as apple tarts and carrot cake. Food selections include gluten frees scones and cookies, coconut yogurt parfait and granola bars, plus a few raw lunch options (falafel wrap, kale caesar salad, pad thai); protein balls and crackers. She even makes her own almond milk!

 

unbakery logoWhen I visited Robin she was juicing away…she obviously loves her work yet you can see how very labor intensive this process is. It truly benefits the customer, as everything she serves is fresh and preservative-free. I asked Robin about her unconventional logo, and she explained it stands for ‘un’ — as in unprocessed, un- dairy, and unlock the nutrients of natural, raw foods.

For caffeine lovers, she serves coffee drinks featuring locally produced Messenger Coffee and…there is a drive thru window!!! (enter the drive just west of the building, north side of 63rd St). You can also purchase bone broth from Uncommon Stock. And Robin is so committed to her business and healthy eating that she will be offering detox workshops and nutritional classes. The expansion Robin mentioned is focusing on an off site location for more juice/food prep and cooler space.

Unbakery and Juicery is open Monday through Saturday from 7am-5pm, a website is in progress; there is a Facebook page. Another locally owned business for Kansas City folks to support…welcome to Brookside Unbakery and Juicery!

unbakery juices

Waldo Home Sales 2015 Recap

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Wonderful Waldo!

Bright news during these drab winter days for Waldo homeowners:  prices were up in 2015!  Buyers are discovering what we already know about Waldo:  the convenient location, friendly neighbors and many locally owned restaurants and services attract homeowners to the area! Let’s look at the specific home sales stats for 2015, using the street boundaries of State Line to Holmes; Gregory to 85th St: :

In 2015:

*351 single family homes sold

*The median list price was $160,000.

*The median sales price was $162,000.

*Average days on market was 34.

*The lowest sales price was $18,000; the highest was $495,000.

Why was the sales price higher than the list price?  There are a couple of reasons: there could have been multiple offers on the property, pushing the price up or some of the closing costs were added to the sales price.

Higher prices benefit sellers as they have more equity in the home…higher prices benefit buyers as they are reassured the home is in a desirable location with values on the upswing.

For comparison, here are 2014 stats:

*340 single family homes sold.

*The median list price was $150,000.

*The median sales price was $148,725.

*Average days on market was 46.

The number of units sold increased 3.23% from 2014 to 2015; the median price jumped up by just over 9%!  I expect this trend to continue in 2016, unless there is some sort of financial crisis.

If you are thinking of buying or selling a home in Waldo this year, you can reach me at

mary.hutchison@kansascityhomes.com for more details.

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

Welcome Flatiron Blow Dry Bar to Waldo

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Flatiron District Blow Dry Bar, 7108 Wornall in Waldo

Finally, Waldo and Brookside has its own blow dry bar!  The Flatiron District Blow Dry Bar opened in a few months ago at 7108 Wornall.  I recently stopped by to check out the shop and talk with the owner Jayme Brassell.

Blow dry bars are very popular on the east and west coasts. They are a throwback to the traditional  ‘beauty shop’ in the 1950s and 60s.  Women would come in once a week, get their hair ‘done’ for the week, chat with friends and neighbors and pamper themselves a bit!  The Flatiron Blow Dry Bar has the same goal, but with an updated, more urban vibe. Here you can get a wash, blow dry and style that will last several days says Jayme. No more washing and styling every single day!  The stylists use all organic shampoo and conditioner, and special styling techniques to keep your hair looking and feeling fresh for several days.  The process takes about 45 minutes, and includes a glass of champagne or mimosa (this is a ‘bar’ after all!) and a mini massage.  Waxing and make up services are also available.  Prices vary depending on the hair style and special packages/memberships are available.

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Stylist Karlye Buff, left and shop owner Jayme Brassell, right

Jayme moved to KC in an unusual way…she and her husband were living in New York City and she was pregnant with baby #3. They decided to get out of New York and googled ‘best places to raise a family’.  Kansas City came out on top of that list–so they picked up and moved  here, purchasing a home in old Leawood.  That was five years ago. Jayme’s shop was initially in Overland Park,  but the atmosphere wasn’t quite right.  Waldo fits the neighborhood feel and urban vibe she wanted. The local neighbors are very supportive, business is good and she loves meeting all the eclectic people who wander in. 

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The decor in the shop reflects Jayme’s love of NYC–you’ll see a subway map, Playbill covers, and New York magazines among the shabby chic furnishings. She also offers a few items from Fishs Eddy (her favorite NYC shop) for purchase, and has handmade jewelry and some RenWalla accessories on consignment. .  It’s a very comfortable and friendly atmosphere–you feel relaxed as soon as you walk in!

For an appointment at Flatiron District Blow Dry Bar, you can call or text 913 972 1400 or book directly at  facebook.com/flatironinwaldo.  Hours are Tuesday through Saturday from 10am-6pm, #flatironinwaldo on Instagram.  

Thank you for supporting locally owned businesses in Waldo and Brookside!

Waldo Home Sales Report-Nov 2015

It’s almost the end of 2015…time for one more blog reporting home sales for Waldo.  Higher sales prices and more units sold…that’s what’s been happening all year in Wonderful Waldo. Let’s check the specific single family home sales in the area of State Line to Holmes, and Gregory to 85th St:

In November 2015, 14 homes sold. The median list price was $147,500 and the median sales price was $150,500 with 34 days on market.  The lowest closed sales price was $68,000 and the highest was $285,000.

In November 2014, 25 homes sold. The median list price was $125,000 and the median sales price was $140,000 with 49 days on  market.  

Note the sold price was a little higher than list price.  Sellers are getting very close to their asking price; and buyers could be adding closing costs to the price of the home.  

Checking year to date figures:

From January through November 2015, 374 homes have sold with a median list price of $154,950 and a median sales price of $152,000 with 34 days on market.

From January through November 2014, 343 homes had sold with a median list price of $145,000 and a median sales price of $142,000 and 49 days on market.

We’ve already surpassed number of units sold over last year, and prices are trending higher.

Currently, there are 52 active listings in Waldo, with an average sales price of $123,450 and 71 days on market.  Next month I will report total 2015 sales for Waldo…it has been a good year!

(All stats taken from Heartland MLS; deemed reliable but not guaranteed)

New Businesses Coming to Brookside/Waldo

A brief blog today with information on two new businesses coming to Brookside and Waldo….

Future Site of BKS Nails

Future Site of BKS Nails

The former James Hallmark shop at 6245 Brookside Blvd, vacant for over two years now, will soon house BKS Nails, a salon offering manicures, pedicures and waxing services.  Owners of this shop also own and operate Plaza Nails (on the Country Club Plaza) and Oak Nails (across from the UMKC admin building).  Look for this shop to open next month.

Do you remember PIzza Manifesto? That short-lived pizza joint opened last year next to the Chipotle at 75th and Washington, just west of Wornall.  It was recently announced that Pizzeria Locale will be going into that space at 505 W 75th St.  This ‘fast casual’ restaurant will offer built your own 11” Neapolitan-style pizzas, along with a few salads and sides options. Pizzeria Locale started in with locations in Denver and Boulder, then formed a partnership with Chipotle.  The KC location will be the first outside of Colorado.

No word yet on an official opening date for the eagerly awaited Heirloom Bakery and Hearth at the corner of 63rd St and Oak…

Waldo Home Prices Rise – Jan 2015

 

 

Although the cold winter weather that won’t seem to leave… house hunters are out,  snatching up homes in the Waldo area.  In 2014, Waldo home prices rose 2.89%–to a median sales price of $144,000 with 46 days on market, and 330 homes changed ownership.  Let’s look at the January 2015 home sales stats for Waldo–I am using the street boundaries of State Line east  to Holmes, and Gregory south to 85th St:

In January 2015, 15 homes sold with a median list price of $147,500 and a median sales price of $151,000 with 46 days on market.  

In January 2014, 15 homes sold with a median list price of $132,500 and a median sales price of $129,500 with 87 days on  market.  

Why was the sales price higher than the list price ?   A few reasons:  there could have been multiple offers on the property; the buyer may have financed some closing costs into the loan by adding to the list price; or some other type of  negotiation regarding repairs following inspections.  The takeaway here is that buyers are willing to pay the initial list price–or very close to it–for the best homes that come on the market. Comparing the numbers, home values up 11% over last year.

Overall, Waldo homes sales are off to a strong start in 2015!  Currently there are 29 single family homes for sale in Waldo (the boundaries I described above) with a median list price of $144,900 and 41 days on market.

(All stats taken from Heartland MLS; deemed reliable but not guaranteed)

ReStart Inc Sponsoring New Apartments in Waldo

ReStart Inc, is an organization dedicated to helping homeless men, women and families in need, helping them transition to an independent lifestyle.  Using funds supplied by HUD and others, they are building a small apartment complex in Waldo at 76th and Washington.

waldoFourteen one bedroom apartments will be available to young adults, aged 18-24, who have aged out of the foster care system.  There will be a live in, on site resident manager. ReStart wanted a central location for this project, the first of it’s kind in Kansas City, so the tenants would be close to  businesses for services and job opportunities, plus easy access to bus service.  Some Waldo homeowners are concerned about the effect this building may have on their property values.

A meeting to discuss the project is scheduled for March 14 at 10am at the Waldo public library.