When Windows are More Than Windows – The impact of revitalization efforts and the choice to reinvest

Legend has it that the American Revolution was planned in a pub. While that may seem like a random way to start an article, it perfectly underscores an exciting transformation happening right here in Emporia.

Recently, Burnap Brothers (722 Commercial Street) installed new upper-story windows, bringing fresh life to a space that had been boarded up for years. Where plywood once covered openings, glass now allows natural light to shine through again. This investment is a big deal, and we owe a huge thank you to Burnap Bros Plumbing for choosing to reinvest, reactivate, and reinvigorate our community.

Twelve years ago, a group of Emporia Main Street Design Team volunteers met at the newly opened Mulready’s Pub and looked across the street at those very same covered windows. Armed with tools, a volunteer architect, and a lift generously provided by Evergreen Design Build, the team worked tirelessly to uncover the long-hidden windows—both inside and out. It was a sweltering, sweat-soaked day, but the reward was immense: for the first time in decades, sunlight streamed into the upper story.

That project holds special significance for me because it was the last design effort I worked on with Steve Hanschu, whose legacy lives on through an annual design award in his name. When Burnap Brothers began replacing the windows, a text chain lit up with excitement among those who helped uncover them years ago—Tracy & Eric Weltha, Becky & Smitty Smith, Ben Moore, Rick Becker, and others. Their shared enthusiasm is a testament to the lasting impact of community-driven revitalization.

Despite changes in ownership, a pandemic, and other delays, Burnap Brothers stayed committed to the project, and the public response has been incredible. A single social media post featuring the new windows received 425 reactions, 19 comments, and reached over 20,834 people with 28,515 views—a clear sign that people are excited about this progress!

Why Do Windows Matter?

Boarded-up windows send a message that a building—or a part of it—isn’t being used, with no plans for future activation. Most Emporians are familiar with William Allen White’s famous editorial, “What’s the Matter with Kansas?”, which encouraged progress and adaptation for growth. In 2004, a book of the same name by Thomas Frank painted a bleak picture of disinvestment across the state, specifically mentioning Emporia’s downtown as an example of decline—described as filled with boarded-up windows.

First impressions matter. When visitors or potential investors see a downtown with boarded windows, slipcovers, vacant storefronts, or visible neglect, the message is clear: this place isn’t thriving. But when they see ongoing investment, historic restorations, and vibrant activity, the contrast is stark. Time and again, we hear from former residents who return after a decade or two and are stunned by Emporia’s progress.

Investment That Builds Momentum

Burnap Brothers isn’t alone in making a difference. In recent years, downtown Emporia has seen an incredible wave of reinvestment:

• The Baldwin Building became home to Kansas’ first upper-story RHID project, replacing bricked-in windows with real glass and creating new apartments.
• The Hornet’s Nest (6th Avenue) underwent a full storefront replacement, aligning with downtown design guidelines for a more attractive look.
• Toso Eyecare is expanding, restoring its storefront to historic status.
• Radius Productions and T3LB have revitalized a facility set to open soon.
• Rick & Colleen Mitchell are transforming the former Emporia Gazette building with stunning architectural plans.
• 417 Commercial received a Community Development Block Grant for a full-scale revitalization, including a new storefront.
• The Harmon Family completed a historic exterior rehab on 5th Avenue.
• The Resource Center for Independent Living executed an impressive interior rehabilitation project on 624 Commercial that will continue with facade work.
• Ben Moore is moving forward with a mixed-use project at 502 Commercial Street.
• The Heffron Family restored Reality Check in the 300 Block of Commercial Street.
• The Haag Family completed an impressive bank rehab at 6th & Commercial, along with other infill projects.

And this is just a glimpse—many more projects, some yet to be announced, are reshaping our downtown landscape.

Advocating for Core Redevelopment

Last week, we talked about the consequences of sprawl—fewer taxpayers covering more infrastructure costs. The projects highlighted above represent the opposite of sprawl: revitalization that maximizes existing infrastructure, strengthens the local tax base, and fosters long-term economic growth.

Every community faces challenges, and Emporia is no exception. But success doesn’t come from complaining—it comes from real people doing the work, making strategic investments, and committing to progress.

So the next time you see a business or property owner investing in our community’s core, thank them. Shop with them. Advocate for them. Support their efforts. Because recognizing and uplifting the doers is one of the most impactful ways we can ensure sustainable growth in Emporia.

Together, we’re building something incredible—one investment, one storefront, and yes, even one window at a time.