The long-struggling Washington Crown Center mall in North Franklin Township has a new name and a ribbon-cutting ceremony. Developers held a grand-opening ceremony on Thursday for the retail portion of what's now called Franklin Crossroads Park, marking a visible turn for a property that spent years losing stores and shrinking its footprint.
The 100,000-square-foot retail phase opened at a ribbon-cutting event, according to the Observer-Reporter. Cleveland-based PREP Funds and Los Angeles-based Industrial Realty Group purchased the mall together in September 2025, according to the same report, and paid $5.25 million for the property according to county property records cited by the paper — a steep drop from the $20 million Kohan Retail Investment Group paid for it back in 2016. PREP Funds is described as a Cleveland-based real estate fund management and advisory firm, while Industrial Realty Group is identified as a Los Angeles commercial real estate group.
From Dead Mall to Mixed-Use Park
The new ownership group set out to transform the shuttered indoor mall into something closer to an outdoor-style retail and business campus. WTAE reported the overhaul is planned as a $40 million mixed-use project, with a retail center on the eastern side of the property and a business park on the west. Per IRG, the full site spans 533,000 square feet on a 40-acre parcel, and the Observer-Reporter's report notes the project was completed after a 12-month, $40 million renovation.
Getting there required tearing the old mall apart. IRG demolished sections of the building, including the former Hollywood Theater and Bon-Ton locations, and closed the mall's interior to pedestrian traffic, per the Observer-Reporter's reporting. The exterior was redesigned so that each tenant now has its own facade entrance rather than opening into a shared indoor corridor — a shift away from the enclosed-mall format entirely. WTAE separately reported that demolition of part of the mall, including the theater and the old Bon-Ton space, was described as imminent, and the Observer-Reporter notes that work connected to the site has also included removing the pillars of a defunct bridge linking Franklin Farms Road to the property to improve stormwater flow.
A Second Phase Aimed at Early 2027
The retail opening is only the first stage. Franklin Crossroads Park's project plans include a second phase covering 350,000 square feet for light-industrial and corporate tenants on the building's western half, according to the Observer-Reporter. Chris Salata, a PREP Funds partner, said two leases have already been signed by industrial and corporate tenants, and that the first of those tenants should begin moving in during early 2027.
Salata said the retail portion is now roughly 95% occupied as of late October. He said the property had progressed quickly over the past year and that the goal was to create an economic engine for North Franklin Township — a place to shop, eat, work and spend time with family. He added that IRG and PREP could consider converting some parking space into freestanding retail or restaurant space down the line, though the companies have no current plans for development beyond completion of the second phase. Salata also credited community support with helping the developers work efficiently.
A Longtime Tenant Stays Put
Not every business at the site is new. Haven Cheer & Gymnastics, owned by Leigh Williams, retained its tenancy from the previous mall ownership and now serves more than 500 students, from toddlers through late teens, with competitive cheer, dance and gymnastics programs. Williams said the renovations exceeded her expectations and that the new management group has been accommodating, and she said she was grateful for the community, businesses and members who have stuck with the gym.
Local officials framed the reopening as a milestone for the township and the broader county. Bob Sabot, chair of the North Franklin Township supervisors, said the township was beginning to see better times. Jeff Kotula, president of the Washington County Chamber of Commerce and Tourism Promotion Agency, said successful projects emerge when stakeholders set aside differences in the name of community economic development. Local officials described the redevelopment as a potential economic engine for Washington County as a whole.
Part of a Regional Pattern
Franklin Crossroads Park isn't the only Pennsylvania mall getting a mixed-use makeover. St. John Properties announced in January that construction would begin that spring on Swatara Exchange, converting a former Harrisburg-area mall site into a mixed-use development, according to PennLive. Closer to Pittsburgh, a prospective buyer said earlier this year that redevelopment of the long-vacant Century III Mall site in West Mifflin could begin to take shape in the near future, with preliminary plans floated for a mix of retail, office and residential space, as reported by PublicSource.
