Development dichotomy a problem in downtown Davenport
The east end of the central city is thriving, the west end is declining
Like many mid-sized cities in the United States, Davenport has what residents define as a “good side” of town and “bad side” of town.
Here, the western portions of the city — roughly anything west of Gaines Street — is viewed as poorer, more crime-ridden and has less new development than points east. Where I grew up, Madison, is the opposite: there the west side is the rich part of town and the east side is more blue collar and rough-and-tumble.
These discrepencies of course didn’t happen in a vacuum. The causes are usually a mix of historical racial segregation and subsequent white flight, zoning decisions, unequal investment, and a self-fulfilling reputation cycle.
What is a bit unusual in Davenport, however, is that a microcosm of the overall divide is replicated in its downtown. Where many mid-sized cities (thinking again of Madison and other cities like Cedar Rapids or Peoria) have relatively gentrified and successful urban cores with a thriving commercial district, Davenport’s downtown has a distinct “good side/bad side” divide. It also is an east-west dichotomy.
The disparity between the two feels like it’s getting worse, based on recent development news.
The east side of downtown, particularly the Bucktown and “Motor Row” sections - roughly from the Arsenal bridge to Brady and between the river and 6th Street - is booming. Below are some examples of new or pending developments in the area.
The Figge Museum glow-up:
The Emerson Alley lighting project:
The nearly complete 3rd and Main apartment project:
The new Riverwatch Place mixed-use development across from the Quad City Times building:
The “pop up” Cafe San Lorenzo:
Sadly, things aren’t popping (or gentrifying, I suppose, depending on your perspective) in the western portion of downtown. In fact, things appear to be deteriorating. I’ll share some examples below.
The old downtown YMCA was demolished more than 5 years ago and according to this 2020 Quad City Times article is “ripe for development.” This is what it looks like 5 years later:
Demolition ordered on a historic building in the 700 block of W. 3rd St.
The giant, likely contaminated acre or more of bare ground following the Oscar Mayer plant demolition:
The now-closed Col Ballroom that hosted some amazing concerts in its 100-plus year history and hulks, empty as it has for the past seven years, with no plans for redevelopment:
It’s pretty obvious downtown Davenport is a case of “the haves” and “have nots.”
On a podcast I listened to recently, one of my favorite economists (what, you don’t have one?) Austan Goolsbee said his dad always told him “fault-finder is a minimum wage job,” noting that any jerk can point to problems without offering solutions.
I don’t claim to be a public policy or economic development expert (though I’ve dabbled in municipal government) but I do have a couple suggestions.
First — and I know this will be a controversial take because the wound is still raw — I believe the vacant lot where the former “Davenport Apartments” stood before collapsing due to landlord negligence needs to be re-developed into new, quality, affordable apartments.
I understand that some would prefer to see it remain vacant, or turned into a memorial for the victims. While I wouldn’t be totally opposed to a memorial, I feel that AFFORDABLE housing would actually be the best tribute that could be paid to those who died. After all, the only reason they had to rent from a slumlord who cared little for their safety is due to the lack of other affordable housing options here. It also happens to be a prime piece of real estate smack dab in the middle of the central business district. Infill is better than vacancy.
Secondly — and I believe there are plans afoot for this — the visionary and indefatigable team at the Downtown Davenport Partnership should pick a one-block or so area that is distressed on the near-west side and work hard to find development money and incentives to jumpstart new projects. This was the blueprint that helped Motor Row and other sections on the east side of downtown thrive. It’s hard to remember now, but vacant and distressed buildings were fairly prelavent there, too.
One or two quality developments tend to act like a seed and spur further improvements. It’s time for Davenport leaders to apply more focus and pressure on this neglected part of the downtown.
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Development isn't easy, redevelopment is even more of a challenge. Remember, the part of downtown Dport that you speak to in regards to success has taken great effort and 25 years.
The vacated Main St site should be redeveloped into its highest and best use. There national examples of site reuse after terrorism and tragedy and few I am aware of dictated specific uses without significant public monies. From Ground Zero, Oklahoma City or sites like the Florida condo collapse - many examples of how to deal with these type of sites.
But end of the day - it's about attracting private wealth - it's how neighborhoods like the Gold Coast and original downtowns districts where developed and that has not changed.
A modern day 1 room boarding house has just been constructed on the NE corner of Main Street and 3rd - that is present day affordable housing.
Growing and redevelopment of a City is hard work.
Good story. Rock Island's "above the hill" and "below the hill" could be interesting, too! I have toyed with the idea of writing a few Quad-Cities stories for NewsBreak. I have some pretty good ideas. I don't want my house shot at again though, lol. I keep saying I will write for Substack but then I have a NewsBreak story go viral and all is well again.