Mount Vernon Road residents frustrated by another auto parts store

CEDAR RAPIDS — No more auto parts stores is one of the few comments that beat out a desire for a restaurant or coffee shop on Mount Vernon Road surfacing during a community planning effort last year.

That's why residents along the strip are frustrated to see one of the first developments after the Mount Vernon Road Corridor Action Plan was finalized earlier this year is an O'Reilly's Auto Parts store under construction at the intersection of Memorial Drive and Mount Vernon Road, kitty corner from an AutoZone store.

'This precisely goes against the consensus of the neighborhood when the city posed the question of what we want to see on Mount Vernon Road,' said Jason Barton-Norris, 49, who lives nearby. 'Certainly not another auto parts store. They are talking about putting sidewalks, but to walk to what?'

ACTION PLAN

The action plan is intended to influence the land use, traffic flow and aesthetics of the busy thoroughfare that is dense with residents but lacks a neighborly, walkable feel.

Mount Vernon Road was identified for an action plan through EnvisionCR, the city's comprehensive plan adopted in January 2015 following public feedback. It is one of the first of several corridors and neighborhoods for which the city plans to create action plans in the coming years to enhance those areas and reflect the vision of those who use and live in them. Also recently completed was a Northwest Neighborhood Action Plan, while a College District Area Action Plan is just getting underway.

Cedar Rapids worked on the Mount Vernon Road Action Plan for much of 2016, including three public input meetings intended to shape the vision, before the 149-page plan was vetted and adopted by City Council in January. The city invested at least $50,000 through a contract with Confluence, a Cedar Rapids-based consultant.

Comments urging restrictions on certain types of stores were scattered throughout the plan.

'Mount Vernon Rd. businesses should be cleaned up — no more liquor stores, auto parts stores, etc.,' one person stated. 'New development should reflect the character and nature of the existing neighborhoods and should not be allowed to decline or have negative impact on neighborhoods.'

CITY LIMITATIONS

The purpose of the public meetings was to not only take feedback but also educate the public about the city's limitations, including that the city doesn't control the private sector.

'The city doesn't have the ability to control the market data that is helping inform a developer's choice of location,' said Emily Muhlbach, a spokeswoman for the city's community development department. 'That being said, what we are trying to do is create an environment where those more diverse retail and business developers will be drawn to.'

She said among actions under the city's control are creating a developer-friendly permit process, retail incentives and aesthetics and pavement improvements.

'Many of the initiatives we are working on — and which we had conversations with residents about — are not changes that can take place overnight,' Muhlbach said. 'Resident feedback was absolutely heard and integrated into the long-term plan for the corridor.'

KUM & GO DEBATE

Neighbors successfully petitioned against rezoning the land at 2663 Mount Vernon Road SE for a Kum & Go in 2012 wanting something to enhance the neighborhood. The land was rezoned from an office, service and residential zone to a community commercial zone, upon request of Sharp Investments and Mount Vernon Bank and Trust Co. in December 2013.

The Vernon Inn building, also known as the Greek Place, was demolished in July 2015 after sitting vacant since closure in 2012 and after 36 years as one restaurant or another. Two other corners at this intersection — one of the busiest along Mount Vernon Road — still sit vacant while a CVS occupies the final corner.

O'Reilly's purchased the land for $525,000 in December 2015, which was six months before the first public input meeting for the action plan.

In February 2017, Cedar Rapids City Council accepted a warranty deed from O'Reilly's as part of dedicating public right of way for the project.

'It's ridiculous really,' said Karen Wadlington, who was active in the Kum & Go debate but not the action plan. 'There is the AutoZone so close. Why do you need two so close? We didn't want to see that (O'Reilly's) come in. It's nothing like we were hoping for. I'd rather have a vacant lot.'

'WHAT WAS THE POINT'?

Early in developing the action plan, neighbors questioned the cost and expressed skepticism the effort would lead to meaningful change. That sentiment was echoed again this week.

'What was the point?' asked Susan Hendryx, 60, who lives across the street from the O'Reilly's site. 'It was a waste of time and a waste of money.'

Her husband, Russell Hendryx, 70, is neutral on the auto parts store, acknowledging the private sector decides where a business can succeed although the store won't enhance the neighborhood, he said.

He noted he stopped participating in the action planning process because he felt 'my opinion wasn't going to make much of a difference.'

l Comments: (319) 339-3177; brian.morelli@thegazette.com