Franklin Crossroads Park
Retailer / private label
UnclaimedFranklin Crossroads Park is a Pennsylvania regional shopping and mixed-use redevelopment site formerly known as Washington Crown Center and Franklin Mall.
Last updated August 26, 2026
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Overview
Franklin Crossroads Park is a regional shopping and mixed-use property in North Franklin Township, Washington County, Pennsylvania, just outside the city of Washington and south of Pittsburgh. The property originated as Franklin Mall in 1969 and later operated for more than two decades under the Washington Crown Center name. Its current identity reflects a planned transition from a conventional enclosed shopping mall into a combined retail and industrial or business-park destination. The approximately 676,000-square-foot property opened with Troutman's, Sears, and Grant City as its principal anchors. Grant City was replaced by Hills in 1976, while an Acme supermarket operated separately in the parking area until closing in 1977. Troutman's departed in 1984, and its space subsequently passed to Pomeroy's and then The Bon-Ton. A major 1985 expansion introduced Hess's and a new Hills store, with the former Hills location being converted into a food court and additional retail space. The property was renamed Washington Crown Center in 1999 during a renovation and repositioning. The redevelopment added a movie theater on the former Hess's site, converted the former Hills space for Ames, and brought Kaufmann's into the center as another anchor. Ames closed in 2002 and was replaced by Gander Mountain in 2003. Kaufmann's became Macy's in 2006. During the 2010s, the center increasingly emphasized discount, off-price, specialty, and big-box tenants, including Marshalls, Ross Dress for Less, Jo-Ann Fabrics, Ulta Beauty, and Books-A-Million. Ownership changed materially in August 2016, when PREIT sold the property to Kohan Retail Investment Group for a reported $20 million. The center subsequently experienced additional anchor departures. Macy's and Gander Mountain closed in 2017, The Bon-Ton closed in 2018, Sears closed in December 2019, and Hollywood Theaters permanently shut its locations in 2020 during the COVID-19 pandemic. Ross closed in January 2021, and Ulta Beauty moved to another nearby shopping center later that year. Rural King remained an important anchor, while Mac Discount, an online auction and returned-merchandise business, occupied part of the former Macy's space. The property has since moved toward adaptive reuse. Crown Chrysler, Dodge, Jeep, and Ram Trucks took most of the former Sears lot in 2023, and Ollie's Bargain Outlet opened in the former Ross space in October of that year. A Mitsubishi dealership later occupied the remaining Sears space. In September 2025, PREP Funds and Industrial Realty Group acquired the property and announced a planned $40 million transformation. Under the Franklin Crossroads Park name, the eastern side is intended to retain or develop retail activity, while the western side is planned as a business or industrial park. Proposed demolition includes the former movie theater and Bon-Ton building. The redevelopment is intended to diversify the site beyond traditional enclosed-mall retail and make use of its large footprint and regional access.
History
Franklin Crossroads Park began in 1969 as Franklin Mall, a regional shopping center serving Washington County and surrounding southwestern Pennsylvania communities. Its original anchors were Troutman's, Sears, and Grant City. Grant City was replaced by Hills in 1976, and an Acme supermarket operated in the parking area before closing in 1977. Troutman's left in 1984; the space was later occupied by Pomeroy's and then The Bon-Ton. A substantial 1985 expansion added Hess's and a new Hills store. The original Hills premises were repurposed for a food court and additional retail space, reflecting the center's shift toward a broader mix of dining and specialty retail. In 1999, the property was renovated and renamed Washington Crown Center. The renovation included a movie theater built on the former Hess's site, conversion of the former Hills area for Ames, and the addition of Kaufmann's as a fourth anchor. Ames closed in 2002 and was replaced by Gander Mountain the following year. Kaufmann's was converted to Macy's in 2006. The center continued to change its tenant mix during the 2010s as department stores and smaller specialty retailers faced pressure from e-commerce, discount chains, and competing shopping destinations. Marshalls replaced a vacant Old Navy space in 2013, and Ross Dress for Less occupied approximately 25,000 square feet in 2014. Jo-Ann Fabrics, Ulta Beauty, and Books-A-Million were also added during this period. In January 2015, PREIT said it intended to sell Washington Crown Center with several other malls. The sale was completed in August 2016, when Kohan Retail Investment Group acquired the property. Occupancy was reported at 87.4 percent before the transaction. The subsequent years brought a series of anchor closures: Macy's and Gander Mountain closed in 2017, The Bon-Ton closed in 2018, Sears closed on December 15, 2019, and Hollywood Theaters announced the permanent closure of its locations in October 2020 during the COVID-19 pandemic. Ross closed in January 2021, while Ulta Beauty relocated to another nearby center in April 2021. The property increasingly adopted nontraditional commercial uses. Rural King replaced Gander Mountain in March 2018. MAC.BID operated from part of the former Macy's location by December 2021, using the space for online auctions of returned merchandise. Crown Chrysler, Dodge, Jeep, and Ram Trucks took most of the former Sears lot in June 2023. Ollie's Bargain Outlet opened in the former Ross space on October 18, 2023, and a Mitsubishi dealership later occupied the remaining Sears area. The latest redevelopment phase began with a 2025 acquisition by PREP Funds and Industrial Realty Group. The property was renamed Franklin Crossroads Park, with a planned $40 million transformation into a mixed-use site. The announced concept places retail uses on the eastern side and a business or industrial park on the western side. Demolition of the former movie theater and Bon-Ton building was planned, while Rural King, Ollie's, MAC.BID, and the automotive dealerships were identified as continuing uses. The project represents a move away from the property's original department-store-centered mall model toward a diversified commercial campus.
- 2025
Franklin Crossroads Park redevelopment announced
[1]PREP Funds and Industrial Realty Group acquire the property and announce a mixed-use retail and business-park transformation.
- 2023
Automotive and discount tenants expand
[1]Crown Chrysler, Dodge, Jeep, and Ram Trucks takes most of the former Sears lot, and Ollie's Bargain Outlet opens in the former Ross space.
- 2019
Sears closes
[1]The Sears store closes on December 15 as part of the retailer's nationwide store reduction.
- 2018
Rural King opens
[1]Rural King replaces Gander Mountain in the former anchor space.
- 2016
Ownership changes to Kohan Retail Investment Group
[1]PREIT sells the property to Kohan Retail Investment Group.
- 2006
Kaufmann's becomes Macy's
[1]The Kaufmann's anchor is converted to Macy's.
- 2003
Gander Mountain replaces Ames
[1]Gander Mountain occupies the former Ames anchor space.
- 1999
Renamed Washington Crown Center
[1]A renovation accompanies the adoption of the Washington Crown Center name and adds a movie theater, Ames, and Kaufmann's.
- 1985
Major expansion
[1]An expansion adds Hess's and a new Hills store, while the former Hills space becomes a food court and additional retail area.
- 1976
Hills replaces Grant City
[1]Hills takes over the former Grant City anchor location.
Products and positioning
A regional retail and redevelopment property repositioning from a traditional enclosed shopping mall into a mixed-use retail, automotive, and business-park destination.
Retail real estate · 1969
Regional shopping center
The site's original and continuing commercial function is regional retail. Over time it has housed department stores, discount retailers, specialty stores, food service, entertainment, and large-format merchants serving the Washington, Pennsylvania area.
Commercial redevelopment · 2025
Mixed-use retail and business park
The Franklin Crossroads Park concept is designed to combine retail uses on the eastern portion of the property with business or industrial uses on the western portion. The plan is intended to diversify the site beyond enclosed-mall operations and reuse its large commercial footprint.
Automotive retail · 2023
Automotive dealership uses
Automotive dealerships have become a significant adaptive-reuse component of the property. Crown Chrysler, Dodge, Jeep, and Ram Trucks took most of the former Sears lot in 2023, while a Mitsubishi dealership later occupied the remaining Sears space.
Brand decisions
2025
Transformation into Franklin Crossroads ParkStrategyBackground
The former mall faced long-term anchor vacancies and changing demand for enclosed retail space.
Action taken
PREP Funds and Industrial Realty Group acquired the property, renamed it Franklin Crossroads Park, and announced a plan for retail space on the eastern side and a business or industrial park on the western side.
Aftermath
The announced redevelopment includes planned demolition of the former movie theater and Bon-Ton buildings while retaining selected retail and automotive occupants.
Planned redevelopment investment. $40 million (Announced September 2025)
2023
Adaptive reuse of former anchor spacesStrategyBackground
Several former department-store and specialty-retail spaces had become vacant after widespread closures.
Action taken
Automotive dealerships occupied the former Sears area, while Ollie's Bargain Outlet moved into the former Ross location.
Aftermath
The property became less dependent on traditional department-store anchors and more oriented toward discount retail and nontraditional commercial uses.
2016
Sale to Kohan Retail Investment GroupM&ABackground
PREIT placed Washington Crown Center among a group of mall properties it intended to sell.
Action taken
PREIT sold the property to Kohan Retail Investment Group in August 2016.
Aftermath
The property entered a new ownership period during which several department-store and entertainment anchors closed and the tenant mix shifted toward discount, rural, auction, and automotive uses.
Reported transaction value. $20 million (August 2016)
1999
Repositioning as Washington Crown CenterStrategyBackground
The property underwent renovation amid changing regional shopping patterns and adopted the Washington Crown Center name.
Action taken
Management added a movie theater, converted the former Hills space for Ames, and introduced Kaufmann's as an additional anchor.
Aftermath
The center operated under the Washington Crown Center identity for more than two decades before its later redevelopment as Franklin Crossroads Park.
Sources1 sources
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