Liquor/Convenience Store Coming to Gregory and Oak?

Posted on by
1

Residents of Brookside and Waldo like to support locally owned businesses…but a recent proposal to operate a convenience/liquor store near Gregory and Oak has met with fierce neighborhood opposition.

The lease for SRO Video is up–and a young couple from Boonville is trying to lease the space to operate the Cloud 9 Grocer.  Sam and Zarin Vishnani met with nearby homeowners last week to talk about their plans.  The (almost) 2400 square foot store would sell ‘what people want to buy’ –  including ic cream, milk, eggs, fresh sandwiches, pet food and packaged liquor.  The couple estimates 30-40% of the store would be dedicated to liquor sales.  Operating hours ‘to start’ would be 9am-10pm, and they anticipate opening in approximately four months.  The Vishaninis operate a convenience/liquor store in Boonville and feel there is a need for one in this location.

Of the forty or so neighbors that attended the meeting–not one was in favor of having liquor sold at this location.  Many people welcomed the idea of a convenience store but are opposed to the liquor sales.  Mr Vishani does not want to operate a store that doesn’t sell liquor.  Residents expressed their concerns about lower property values, increased crime, robbery attempts, trash and excessive noise.  One gentleman spoke from experience–he owned a convenience store for several years and said the top problems he encountered were: trash, crime and noise.  All agreed that the Vishaninis are very nice people and would love for them to move into the neighborhood–but a convenience store that sells alcohol will not be supported.

What’s next?  There is a 45 day review period with the city; city and state approval are needed and homeowners within a certain distance of the proposed store can voice their opposition.  Joe Perez of the Regulated Industries Division (Kansas City MO) is the person in charge of moving along the license process and listening to neighborhood concerns.  There is a local homeowner who is heading up the opposition–gathering the necessary signatures to properly present to KCMO.  As a member of the Armour Hills Homes Assn board, I will bring up this matter at our next meeting May 18 and , with board approval, will write a letter opposing liquor sales at this location.

Personally I don’t want to see an empty storefront in place of SRO Video.  That was a great store–friendly, service oriented and locally owned.  Alas times have changed and many people don’t patronize ‘video’ stores–even the name seems out of date now.  However, I do not want packaged liquor sales in this area so close to residents.  There are two full service liquor stores within several blocks — we don’t need another one.

Leave Brookside for suburbia? That is the question.

Posted on by
Reply

It happened again this week. 

 I met with a couple who wants to sell their Brookside area home next year.  They are getting married in the fall, thinking about future plans, finances, location, neighborhoods.  They absolutely love living in Brookside:  the location, the walkability, the Trolley Track Trail, the locally owned shops, little traffic, the character of the homes.  But they want a bigger home, a larger yard, maybe kids at some point.  To get the space they want and stay in the area, this couple would have to spend over $400,000 for a home. That’s out of their price range.  They know if they make the jump to Overland Park or Lees Summit, they can get a spacious 4 bedroom, 3 bath home with a two car garage, large yard, finished basement, large kitchen–for much less than that hefty price and the house payment that goes with it. 

What to do?

I’ve heard this same lament from clients,  neighbors and friends over and over.  It’s stressful enough deciding to make a move, but to feel you have to  move out of the neighborhood you love to ‘sterile suburbia’ to get what you want?  Knowing you must  fight traffic while commuting  on I-70  every day or  wait endlessly at the intersection of 119th and Metcalf on a regular basis?  To have to get in the car every time you need something from the grocery store?  And the larger question:  what about school options for  my children? 

Residents of Brookside struggle with this issue constantly.  I think it happens even more so now with the recession and massive job loss.  Staying in Brookside may mean an inferior public school education for the kids or expensive private schools. (Charter schools are an option-if you can get in). Staying in an 80-year-old home can mean a smaller cramped kitchen and backyard.  Older homes can require more maintenance than a newer home.  Less space, more character and close – by amenities vs suburbia with a life lived in the car, better public schools, larger home and easy highway access.  What to do?

One young  family I helped recently decided to move into Brookside–two kids, a third on the way.  They wanted the urban living lifestyle of walking to restaurants  and a grocery, schools within walking/biking distance, the experience of diverse neighbors and kids walking to the  nearby park.  Their new home is not large but as a family, they know they will feel closer to each other in smaller quarters, the neighbors have already welcomed them to a block party  and their utility bills will be less than a 3000 SF home.  Another family decided to move to Lees Summit–a difficult decision to leave Waldo but I think the main reasons for the move were more house  for the money and a better public school system.  That seemed right for them.

As for me, when we decided to move a few years ago (from one Brookside house to another ), we did talk about moving to Kansas specifically for the public school system.  I’m sure we would have found a nice home with good neighbors, more new friends and a similar lifestyle. Actually, a more lavish lifestyle , saving tuition money.   But we decided to stay in Brookside and keep the kids in private schools. Yes, it’s a financial sacrifice.  Sometimes I think, should we have moved?  The money we spend on education could be spent on twice a year  vacations, new cars, nicer home furnishings and more entertainment and meals out like many other families.We could have sent our kids to KCMO public schools.   But my husband and I both feel like Brookside is home.  Our children are getting a different  education,with  experiences that shape their morals and behavior while  having to do without some material things.  They are creating friendships in their smaller school community that are priceless–and we as parents are as well.  All of this can happen in the suburbs as well, but we chose to stay here. We have the basic necessities and some frills, and are grateful for the middle class lifestyle. My kids are learning that ‘you can’t always get what you want’ and appreciate what you have, work for what you want.

As an real estate agent, I am often asked about the various neighborhoods in the metro KC area.  I strive to be factual and frank, without too much personal opinion.  I always tell buyers that the basic search criteria is important, but overall be open to a gut feeling about the neighborhood–your gut feelings are often right.  And for our family, the right neighborhood is Brookside.

Need a Haircut? Call Maggie!

Posted on by
Reply

I love getting my hair cut…don’t you?  It’s so relaxing…having someone else wash your hair, cut it, style it…not having to deal with it for a day.  When you have someone who cuts your hair well, it’s an appointment to look forward to.  But besides the technical part of cutting hair, what else makes the difference?

It’s the personality of the stylist!  And that’s why I love getting my hair cut by Maggie Nelson at Salon Mir in Brookside.  Not only does she do a good job cutting my hair–she takes her time to get it right–but she is genuinely interested in the person who sits in her chair.  Maggie makes a point of getting to know all of her customers personally, and is so entertaining with stories from her own day to day life.  Quite often my appointment is over before we’ve had the chance to finish catching up!  Maggie is a native of Ireland, and has that joy of life that so many Irish folk have.  She will make you feel comfortable within minutes.

Of course if you’d rather just sit in the chair, close your eyes and relax with no conversation…Maggie can do that too. Just tell her. She won’t be offended.  I’ve nodded off a couple of times as she cut my hair, so grateful to have an hour to myself with no interruptions by phone, kids, or work.

For a friendly and professional hair styling experience, call (or text) Maggie at 816 729 0097. Salon Mir is on Gregory just east of Main Street in Brookside. 

Thanks for reading my blog…you can reach me via email or visit my website.

My Dinner at Julian

Posted on by
5

Last Saturday night…a splurge with dinner at Julian.  Took some good friends out for dinner, no kids!, and had a great evening.  Yes, it was expensive for my usual ‘let’s go out to eat’ budget but as I said, it was a splurge.

Despite the  nasty weather, at 7pm the place was almost full–in the bar and dining room.  It’s fine to wear jeans–our waiter did. I was expecting a more polished appearance (at least nice jeans that fit well?) , but he did a good job with service.  Reading the menu for me was a challenge–had my contact lenses in but the print was small and there wasn’t much light at our table. I like to see the menu–and my food.  To start,  I had the spinach salad which was nicely dressed (not soggy with dressing at all) and sprinkled with some sort of fancy whole almonds. The portion was ample.  I suppose the fancier restaurants have stopped serving bread with a salad — I would have enjoyed a whole grain slice to go along with the spinach.

My entree was the pork shoulder and my husband  ordered the braised beef.  When both were served, the appearance took us by surprise–it was a dense square piece of meat, about the size of a larger brownie. When Chef Tio came by, she explained how the meat is slow cooked for eight hours, the fat is pulled out and the rest of the meat is compacted into the serving squares. Along with the sweet potatoes and one melted marshmallow, I ate 1/2 of the meat (saving room for dessert).  Hubby finished his plate, which came with a square of scalloped potatoes and brussel sprouts.  Friends ordered the duck cassolet and the fish tacos–no complaints.

On to dessert!  I had heard about the chocolate pudding and ginger donut–that’s what I ordered. The waiter said all desserts were under 500 calories–mine was surely 499.  The pudding was rich and smooth; the donut tasted like a ‘baked’ donut I make at home–nothing special but tasty.  Coffee is served in a french press. 

Once the room filled up, it was quite noisy.  We could converse speaking louder than normal. This would be annoying after a while.  We didn’t feel rushed at all, and it’s a nice touch to have the Chef come out and check on every table.  Someone else came by the table as well–he did not identify himself and didn’t look like a manager–untucked shirt, jeans,–still, he asked how our meal was.

As for pricing…just the salad and entree came to $30.  Add in a drink and dessert with coffee–that’s a $100 meal for two people.  Not unreasonable for a place like Julian (or Carmen’s Cafe, Axious, Avenues Bistro) but just high enough that for me, this is  a special occasion restaurant.  Julian recently opened for lunch–will try that sometime with a client.  Once the weather gets warm enough, the patio will be the spot for drinks and people watching.  I hope Julian does well–you can tell Celine has put her heart and soul into the place.  Support local businesses and try Julian!

My Valentine to Brookside

Posted on by
Reply

Why do I love living in Brookside…?  There are so many reasons..I’ll just start typing…

1. Character.  The character of the homes, so many different styles, so well made, still standing after 80+ years. This is not a cookie cutter neighborhood.

2.  Character Part II.  The character of the Brookside residents. Young and old, gay and whatever, single, married, retired, dogs and cats, various nationalities–you can encounter all of these characters on a single block.  Within a five mile span there are very wealthy folks and the singles on a budget. all mingle together. 

3.  Character Part III.  The character of the local shops and restaurants.  Here in Brookside, we have local residents selling goods and services to … local residents.  Julian, Stuff, The Well, Foos, The Roasterie, Bella Napoli, SRO Video, Eclectics, Blue Grotto, Waldo Pizza…these places are unique to the area and appreciate the support of the local nieghbors. 

4.  Walkability.  There are other communities that try to duplicate Brookside’s charm and walkability.  But we are (one of) the original(s).  The Trolley Track Trail winds through Brookside and Waldo–here you see friends and nieghbors out walkin’ the dog and the kids.  It’s a great path for a jog..or break out the bike.  Off the trail…stroll the sidewalks to the shops for a cocktail or coffee.  You will probably see someone you know.

5.  Affordability.  Those who can spend a half a million for a house can find it in Brookside.  Those who have much less can also find a home in the area.  Home prices have taken a little tumble but overall, remain steady.  Brookside will always be a desireable place to live because of ….

Character.  Thank you JC Nichols, who started it all.

Waldo Home for Sale!

Posted on by
Reply

Here’s a new Waldo listing, going on the market today.  Yes it’s small–but perfect for someone who wants to build equity instead of renting and paying someone else’s mortgage.                                                                           

Two bedrooms, one bath, living room, dining room, kitchen.  This home sits on a double fenced lot with a large two car garage.  The stove, refridgerator, washer and dryer are staying with the home.  There are hardwoods under the carpet and the inside  has been freshly painted. Just $109,000–make an offer!  Address:  215 E 78 Terrace, east of Main.

Comments are welcome–to contact me directly, please send an email.

                                     

Snow Removal in Armour Hills-What Residents Can Do

Posted on by
1

Last night we had our first 2010 meeting of the Armour Hills Homes Association.  The hot topic–snow removal in Armour Hills.  Although I am a member of the AH board, this blog does not reflect the general opinion of the board–just my own thoughts on the subject.

Like so many other residents in Armour Hills, our block was snow packed and ice covered for several days after the Christmas Eve snowstorm.  My husband thought he saw ONE city truck make a run down our street for snow removal.  Although the AH board is looking into providing snow removal for the residents, I doubt if it will happen.  We have just over 1000 homes in our subdivision and many residents park on the street.  Snow plowing would benefit some; for others, the plowed snow would block parked cars.  There are some streets that are very narrow–a plow may not be able to make it down the street with cars on either side.  Still, residents want snow removal.  What to do???

A resident at our meeting had a good solution.  After several days of rough and tumble snow drifts, ruts, ice and just plain getting stuck, she called the Homes Associations of Kansas City (913 385 2440) and asked if there were any private contractors who would plow just her street.  They gave her the name of one and for $150–he plowed their street.  The resident collected a few bucks from each homeowner to pay for the service.  (By the way, this resident reported that the contractor would have charged less if there was less snow and ice to deal with). 

The snowfall we experienced in December was very unusual–a lot of snow and frigid temps.  The City of Kansas City says it’s going to ‘do a better job’ of plowing residential streets.  But we all know KCMO is broke and while I would like to believe they will ‘do a better job’ in the future, I doubt it. 

If you want snow removal for your block–talk with your neighbors.  See if they would be willing to pay a private contractor to do it the next time we have several inches on the ground.  Contact the contractor and be prepared to make the call on behalf of your block. Make sure cars are parked off the street when the plow comes through.  Sometimes you just have to take matters into your own hands to get the job done.

Just for fun you can send an invoice to City Hall!

Armour Hills Home Sales Statistics December 2009

Posted on by
Reply

It’s been just too cold to get out for the past few weeks–not many homes on the Tueday realtor tour.  As the weather warms up and the snow thaws–there will be lots of new activity.  The first time buyers know that the deadline to buy is April 30 for the tax credit/refund–already I’ve been contact by three new buyers who are interested in buying by the deadline.

Today I will pass along December home sales statistics for Armour Hills-the largest homes association subdivision in the Brookside/Waldo area:

Homes sold in December:  3, with an average sales price of $232,574

New listings:  5, with an average list price of $246,680

Total active  listings:  22, with an average list price of $189,815. Average number of days for sale:  117.

The average list price for the homes on the market is lower than usual, because 5 listings are priced under $200K.  Most homes in the area are listed about that price. 

Other Armour Hills news:  the monthly meeting of the Armour Hills Homes Association board is 7pm on Jan 19 at the Country Club Congregational Church.  I plan to discuss private snow removal for our subdivision.  Will report back!

Thanks for reading my blog.  Comments are welcome; you can reach me at mary.hutchison@prukc.com

Low Priced Duplex for Sale in Brookside

Posted on by
Reply

OK so I’ve been lax feeding the blog beast … a New Year’s resolution to do better!  Today I will do a little self promotion–and talk about my new duplex listing near St Peter’s.

This duplex is a great investment, particularly for a first time buyer.  Live on one side, and have the renter on the other side pay half your mortgage!  Each side features a living room, dining room, two bedrooms upstairs and a full bath.  The kitchen is original, but usable.  There are hardwood floors under the carpet.  Most of the windows have been replaced, the HVAC is newer, the garage is attached in the basement–and it’s not a steep driveway down to the garage–it’s a level entry.  Best of all, the current seller wants to stay on as a renter.  The vacant unit needs some updating: paint, a good cleaning and a usable stove.  Dedicate  a few hours of labor to fix it up and you’ll have a nice home in a good location:  620-622 E 63rd Terrace.  Best of all–the price is very reasonable–just $139,900!  Need some money for the fix up? There are loans that will lend you the money for a re-do with the mortgage. Below are a couple of pictures of the exterior–contact  me at 816 510 1262 or mary.hutchison@prukc.com for a personal tour!

Well – Priced Brookside Homes for Sale

Posted on by
Reply

Today on the Tuesday Realtor tour…every house I saw was great!  beautifully decorated, good location, well priced and move in ready.  With interest rates under 5% (for those who qualify) and the tax rebates–I wish I had some buyers for these homes.  It always slows down this time of year in the real estate biz–all the more reason to check out these great homes if you are thinking about buying — or know someone who is ready to buy.  You won’t be disappointed. Near UMKC, this bungalow is a 2 bedroom, one bath home with a third non conforming bedroom on the second level–could be office space or a spare guest room.  From the inviting front porch to the relaxing back deck, this is a nice  home for a first time buyer.  It has a newer roof, appealing wall colors, hardwood floors, a garage and fireplace.  Priced at $170,000–it should go fast.  Homes near UMKC typically retain their value through the years.

On to Armour Hills and another bungalow. This is my neighborhood–and I love it here!  This 3 b/d, 2 bath home has a one car garage (shared drive) and is very cute on the inside.

 Updated kitchen and baths, screened in porch, a glass block wall between the kitchen and dining room, all for $234,950.  It’s close to the Trolley Track Trail and the Brookside/Waldo shops.  It’s move in ready!

 

 Finally, a local rehabber (who does a good job)  has taken this house and rehabbed the inside from top to bottom.  This two story home has three bedrooms, two and a half baths, a two car garage, new HVAC, new gutters, a finished basement and brick front porch.  Walk to Brookside shops and the grocery store.  All for $275,000!  I know three people who live on the block…good neighbors all!   This one should sell fast as well. 

 

All together  I toured nine homes today–I felt these were the standouts.  Please note, none of these homes are my listings but I can show them to any interested buyers–just contact me via email .  Thanks for reading my blog!