Walk into Washington Crown Center today and you’ll feel it immediately. That specific, quiet hum of a 1990s mall trying to figure out its next act. It isn’t dead, but it’s definitely evolving into something most people didn't see coming ten years ago. If you grew up in Washington County, Pennsylvania, you remember this place as the Franklin Mall. You remember the roar of the food court and the neon of the cinema. But the Washington Crown Center redevelopment isn't about bringing back the Orange Julius era. It’s about survival in a world where Amazon delivers in four hours and people would rather go to a clinic or a casino than a department store.
Honestly, malls across the Rust Belt are facing this exact identity crisis.
For a long time, the narrative around the Crown Center was pretty grim. Stores were closing. People were talking about it like it was a "dead mall." But that’s a bit of an oversimplification. Kohls is still there. Marshalls is still pulling in foot traffic. The redevelopment isn’t a single "grand opening" event; it's a slow-motion pivot toward "mixed-use" reality.
Why Traditional Retail Died at Washington Crown Center
The math stopped working. Simple as that.
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When the mall was sold in 2016 to Kohan Retail Investment Group, the writing was already on the wall. For years, the anchor stores—those massive blocks of real estate like Macy’s, Sears, and Bon-Ton—were the heartbeat of the facility. When those anchors started failing nationally, the ripple effect hit North Franklin Township hard.
Think about the sheer size of a Macy’s. You can’t just fill that with a boutique candle shop.
The struggle of the Washington Crown Center redevelopment stems from these massive vacancies. When Sears exited, it left a cavernous hole. When Gander Mountain filed for bankruptcy and later became Gander Outdoors (only to shift again), it created a cycle of uncertainty. Local shoppers got used to seeing "Coming Soon" signs that never materialized into actual stores. That builds a kind of local cynicism that's hard to break.
Actually, the problem isn't just the internet. It's the location. With Tanger Outlets just a short drive away and the massive retail sprawl of Southpointe and Washington’s "Wild Things" stadium area competing for eyeballs, Crown Center found itself squeezed. It’s no longer the only game in town. It’s the old player trying to learn new tricks.
The Shift Toward "Non-Retail" Tenancy
You’ve probably noticed the parking lot looks different these days. It’s not just teenagers and retirees anymore.
A huge part of the Washington Crown Center redevelopment strategy has been bringing in unconventional tenants. We’re talking about things like the Washington County Board of Elections. Or healthcare services.
Why? Because you can’t "one-click" a blood draw or a voting booth.
By bringing in government offices and medical facilities, the owners are guaranteed a steady stream of people who have to be there. Once you're there to renew a permit or see a specialist, maybe you’ll stop by the Joann Fabrics or grab a bite to eat. It’s a "forced foot traffic" model. It's smart, even if it feels a little less exciting than a high-end fashion boutique.
The Casino Factor
One of the biggest rumors and eventual realities that shook up the property was the arrival of the Hollywood Casino. While the main casino is located at the Meadows, the shift in how entertainment is handled in the area has changed the gravity of Crown Center.
People don't just want to shop; they want an "experience."
That’s a buzzword everyone uses, but here it actually means something. It means the movie theater—the Hollywood 14—remains a critical anchor. It means the mall has to become a community center. If you look at the successful redevelopments in places like Nashville or even closer in Pittsburgh, the malls that survive are the ones that lean into being a "third place." A place that isn't home and isn't work.
The Reality of Mall Ownership
We need to talk about Mike Kohan.
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Kohan Retail Investment Group is a name that pops up in mall news all over the country. They specialize in buying distressed malls. Some people see them as saviors of dying real estate; others see them as "slumlords" of the retail world who do the bare minimum to keep the lights on while waiting for the land value to spike.
The Washington Crown Center redevelopment has been criticized for being slow.
Maintenance issues, like roof leaks and potholed parking lots, have been sticking points for years. North Franklin Township officials have had to stay on top of the owners to ensure the property doesn't become a blight. It’s a delicate dance. If the township pushes too hard, they risk the owner walking away. If they don't push enough, the mall falls apart.
What the Future Actually Looks Like
Let's be real: the mall will never be 100% retail again.
The future is likely a "de-malling" process. This is where developers literally tear the roof off parts of the mall to create an open-air environment. Or, they carve out huge sections for residential use. Imagine living in an apartment where your "lobby" is a hallway leading to a gym, a grocery store, and a cinema.
- Housing: There is a massive shortage of mid-tier housing in Washington County. Converting a dead anchor store into loft-style apartments isn't just a crazy idea—it’s happening in malls across the Midwest.
- Small Business Incubators: The mall has started to house more local, "mom and pop" style shops. These aren't the big national brands, but they fill the space and provide a local flavor that the mall lacked in its corporate heyday.
- Industrial/Flex Space: Believe it or not, some malls are turning empty wings into "last-mile" distribution centers for shipping companies.
Challenges You Shouldn't Ignore
It's not all sunshine and new blueprints. The biggest hurdle for the Washington Crown Center redevelopment is the sheer cost of infrastructure. These buildings were designed for 1970s and 80s utility standards.
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Upgrading the HVAC, electrical, and plumbing to support modern medical facilities or residential apartments costs millions.
Then there’s the perception problem.
Once a mall gets a reputation for being "shady" or "empty," it's incredibly hard to get people back. Safety is a huge concern for shoppers. The redevelopment has to include visible security and modern lighting to make families feel comfortable coming back after dark.
Actionable Steps for the Community and Local Business
If you’re a local or a business owner looking at the Crown Center, you have to play the long game.
- Support the "Sticky" Tenants: If you want the mall to survive, patronize the businesses that can't be replaced by the internet. Go to the theater. Use the local service providers.
- Advocate for Mixed-Use Zoning: Townships often have rigid zoning laws. Supporting the North Franklin Township supervisors in their efforts to allow residential or light industrial uses at the mall site is the only way to prevent a total collapse.
- Think Outside the Box for Events: The mall has space. Huge, climate-controlled space. Using it for indoor farmers markets, craft shows, or community fitness walks keeps the building relevant in the minds of the public.
- Monitor the Maintenance: Keep reporting issues to the township. Public pressure on out-of-state owners is often the only way to ensure basic upkeep is performed.
The Washington Crown Center redevelopment is a marathon, not a sprint. It’s a messy, complicated process of turning a 20th-century relic into a 21st-century utility. It might not look like the mall of your childhood, but if it stays open, it will be because it became something entirely new.
The era of "big box or bust" is over. The era of "whatever works" has begun.
Stay tuned to local planning board meetings and township announcements. That’s where the real decisions are being made—not in the marketing department of a retail giant, but in the small rooms where they decide who gets to flip the switch on the next phase of Washington County's retail history.