Franklin Mall
Franklin Mall, formerly Philadelphia Mills and Franklin Mills, is a large shopping and outlet center in Northeast Philadelphia.
Last updated November 4, 2026
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Overview
Franklin Mall is a super-regional shopping center in Northeast Philadelphia, near the border with Bensalem Township in Bucks County and approximately 15 miles from Center City Philadelphia. The property was developed on the former Liberty Bell Park Racetrack site and opened in 1989 as Franklin Mills. Its location near Woodhaven Road and Knights Road, with convenient access to Interstate 95 and the wider Philadelphia region, was intended to attract both local shoppers and visitors from Pennsylvania, New Jersey, Delaware, New York, and surrounding markets. The mall was conceived as a large outlet-oriented destination by Western Development Corporation, later associated with The Mills Corporation, with financing and development participation from the German management firm KanAm Grund Group. Designed by CambridgeSeven, the original complex used a distinctive thunderbolt plan inspired by Benjamin Franklin's kite-and-key experiment. Its interior was divided into color-coded neighborhoods, and its unusually large format, outlet mix, food courts, entertainment features, and themed restaurants helped position it as both a retail center and a tourist attraction. At opening, the tenant lineup included outlet and specialty anchors such as JCPenney Outlet, Sears Outlet, Ports of the World, 49th Street Galleria, Reading China and Glass, and Phar-Mor. Franklin Mills became one of the best-known Mills properties. At its height, it contained roughly 1.6 million square feet of space, more than 100 stores, food courts, restaurants, and entertainment uses. The center was reported to have attracted an estimated 18 million visitors in 2006. Its original identity was highly theatrical: neighborhood colors, a Benjamin Franklin animatronic display, video courts, ceiling graphics, and other visual elements gave the property a distinctive experience beyond conventional department-store shopping. Ownership and management changed significantly in the 2000s. Simon Property Group and Farallon Capital Management acquired the Mills Corporation portfolio in a transaction announced in 2007 and completed that year. The property subsequently operated under Simon's Mills platform. During this period, the mall's tenant mix and physical presentation evolved as outlet retail changed and department-store chains reduced or eliminated outlet formats. JCPenney returned as a conventional department-store anchor in 2011, replacing the earlier outlet concept, but announced another closure in 2017. In 2014, Simon renamed the property Philadelphia Mills and undertook a major renovation. The refurbishment introduced a more contemporary interior palette, new lighting, wood-look flooring, updated food-court branding, and revised graphics. The rebranding attempted to reposition the mall as a more modern and potentially higher-end destination, but it also removed many of the visual features associated with Franklin Mills. Local reaction was mixed, and many residents continued to use the former name. Simon's trademark use of the Mills name also became part of the later naming dispute. The property entered a prolonged period of tenant contraction after the renovation. Sears Outlet became American Freight in 2020, while several major tenants subsequently departed. Sam Ash closed its location in 2024 after its parent company entered Chapter 11 bankruptcy, and American Freight later closed all stores after its own bankruptcy filing. The AMC Philadelphia Mills 14 cinema closed in January 2025 after its lease expired, and Forever 21 vacated the center in February 2025 as part of a nationwide store-closing program. The departures contributed to rising vacancy and weakened the mall's traditional outlet-center proposition. In late 2024, the property was renamed Franklin Mall after Jones Lang LaSalle became involved in ownership or control of the asset. The renewed Franklin identity reflected both local preference and the restrictions surrounding the Philadelphia Mills branding. By 2026, the center was reported to be substantially vacant, with Walmart and Dave & Buster's among the remaining major occupants. The property faced debt-servicing difficulties, special servicing, court-appointed operational oversight, and declining assessed value compared with its 2007 valuation. Lubert-Adler Partners subsequently acquired or agreed to acquire the property and proposed a mixed-use redevelopment rather than continued operation as a conventional enclosed outlet mall. The announced concept includes partial demolition and adaptive reuse, an indoor and outdoor sports complex, workforce housing, a hotel, restaurants, and a Margaritaville-themed water park. The proposed transformation reflects a broader shift in American retail real estate, in which large underperforming malls are repositioned as mixed-use, entertainment, hospitality, residential, or industrial developments. Franklin Mall therefore represents both a historic Mills outlet destination and a property in transition from regional retail center to redevelopment project.
History
The site of Franklin Mall was formerly occupied by Liberty Bell Park Racetrack, which opened in 1963 and hosted harness and thoroughbred racing. The racetrack attracted large crowds during the 1970s but faced increasing competition from Keystone Racetrack in Bensalem Township, now known as Parx Racing. Liberty Bell Park closed permanently in 1985, creating a large redevelopment opportunity near Woodhaven Road and Knights Road. During the late 1980s, Western Development Corporation proposed a major outlet mall on the former racetrack site. The project followed the success of Potomac Mills in Virginia and became another large-scale development associated with the Mills concept. KanAm Grund Group participated in the financing and development structure, while CambridgeSeven designed the complex. Construction began around 1988 after the racetrack was demolished. The mall opened on May 11, 1989, as Franklin Mills, with a promotional launch known as “The Mall to End Them All.” It was designed as a destination outlet center rather than a conventional enclosed mall. Its thunderbolt-shaped plan referenced Benjamin Franklin's kite experiment, and its interior was divided into Red, Blue, Yellow, and Green neighborhoods. The property also used multiple entrances, food courts, themed restaurants, video courts, ceiling displays, and a prominent animatronic Benjamin Franklin figure to create a theatrical shopping environment. The original anchors included JCPenney Outlet, Sears Outlet, Ports of the World, 49th Street Galleria, Reading China and Glass, and Phar-Mor. Over time, the property expanded and changed its mix while retaining an emphasis on factory outlets and discount retail. At its peak, it occupied approximately 1.6 million square feet and was reported to attract millions of visitors annually. In 2006, estimates placed annual visitation at about 18 million. The Mills Corporation experienced financial difficulties and came under scrutiny from the Securities and Exchange Commission. Simon Property Group and Farallon Capital Management acquired the Mills portfolio in 2007, completing the transaction in April. Franklin Mills then operated as part of Simon's Mills platform. The new ownership brought greater integration with Simon's retail property portfolio but did not eliminate the longer-term challenges facing large outlet centers and enclosed malls. In 2011, JCPenney announced that it would return to the property as a traditional department store. This followed the closure of the original JCPenney Outlet format as the retailer shifted away from outlet stores. The new department-store operation did not last permanently: JCPenney announced in 2017 that the location would close, and it shut on July 31 of that year. Simon announced in September 2014 that Franklin Mills would be renamed Philadelphia Mills. The rebranding accompanied an extensive renovation designed by Bergmann Associates. The project replaced many of the older decorative elements with a more restrained contemporary aesthetic, including updated lighting, wood-look flooring, neutral colors, and new food-court names. The former Cafe Court and Cafe Freedom concepts became Dining Pavilion 1 and Dining Pavilion 2. The renovation was intended to modernize the mall and support a more upscale positioning, but many local residents criticized the removal of the property's distinctive Franklin-themed attractions and continued to call it Franklin Mills. The property experienced increasing vacancy during the late 2010s and 2020s. Sears Outlet became American Freight in 2020, and the remaining retail mix increasingly depended on discount stores, entertainment, and large-format tenants. In 2024, Sam Ash closed its location after its parent company entered Chapter 11 bankruptcy. American Freight later filed for bankruptcy and closed all of its stores. Financial pressure also affected the ownership structure: a large property loan entered special servicing, and OPEX CRE Management was appointed as a court-appointed receiver in October 2024 to oversee day-to-day operations. The property was renamed Franklin Mall in December 2024 after Jones Lang LaSalle became involved in ownership or control. Further departures followed. AMC Philadelphia Mills 14 closed in January 2025 when its lease expired, Forever 21 vacated in February 2025 amid a nationwide bankruptcy-related store closure program, and other former anchors and specialty tenants also left. By 2026, the mall was reported to have a high vacancy rate, with Walmart and Dave & Buster's among the more prominent remaining tenants. Lubert-Adler Partners announced a redevelopment proposal centered on a mixed-use complex. The concept calls for partial demolition, adaptive reuse where practical, an indoor and outdoor sports complex, approximately 250 workforce-housing units, a hotel with about 150 rooms, restaurants, and a Margaritaville-themed water park. The proposal reflects the property's transition from a landmark outlet center into a redevelopment site shaped by changing retail economics, debt pressure, tenant departures, and the growing demand for mixed-use destinations.
- 2026
Mixed-use redevelopment announced
[1]Lubert-Adler Partners announces a redevelopment concept combining sports, housing, hospitality, restaurants, and water-park uses.
- 2025
AMC and Forever 21 depart
[1]The AMC cinema closes after lease expiration, while Forever 21 leaves during a nationwide restructuring and store-closure program.
- 2024
Receiver appointed and property renamed
[1]OPEX CRE Management is appointed to oversee operations, and the property later returns to the Franklin Mall name.
- 2020
Sears Outlet becomes American Freight
[1]The Sears Outlet operation at the property adopts the American Freight name.
- 2017
JCPenney closes
[1]The JCPenney store closes on July 31 as part of the retailer's nationwide store-reduction program.
- 2014
Philadelphia Mills rebrand announced
[1]Simon announces the renaming of Franklin Mills to Philadelphia Mills alongside a major renovation.
- 2011
JCPenney returns as a conventional anchor
[1]JCPenney announces a traditional department-store location at the mall after the earlier outlet format had been discontinued.
- 2007
Simon acquires the Mills portfolio
[1]Simon Property Group and Farallon Capital Management complete their acquisition of The Mills Corporation portfolio.
- 1989
Franklin Mills opens
[1]The outlet mall opens on May 11 with a large-scale launch and a distinctive Benjamin Franklin-inspired design.
- 1985
Racetrack closes
[1]Liberty Bell Park Racetrack shuts permanently, clearing the site for redevelopment.
Products and positioning
A large-format regional shopping and entertainment destination historically centered on outlet and discount retail, now positioned for mixed-use redevelopment as vacancy and traditional mall traffic have declined.
Retail destination · 1989
Outlet and discount retail
The mall's historic core offering was a broad collection of factory outlets and discount retailers covering apparel, footwear, housewares, sporting goods, electronics, and department-store merchandise. Its large footprint and regional access allowed it to serve both everyday shoppers and visitors seeking discounted branded goods.
Food and beverage · 1989
Dining Pavilions
The property operated two principal food-court areas. Formerly known by names including Cafe Court and Cafe Freedom, they were renamed Dining Pavilion 1 and Dining Pavilion 2 during the 2010s renovation. The food courts supported the center's role as a long-dwell shopping and entertainment destination.
Entertainment · 1989
Entertainment and leisure uses
Entertainment has been an important complement to retail at the property, including themed restaurants, video courts, a multiplex cinema, and Dave & Buster's. Several earlier attractions were removed during modernization, while the remaining entertainment uses became increasingly important as conventional retail occupancy weakened.
Controversies
Marketing campaigns
- 2014Philadelphia Mills rebranding and renovation
Philadelphia metropolitan area
Simon introduced the Philadelphia Mills name and a refreshed visual identity as part of a substantial physical renovation intended to modernize the property and broaden its appeal.
Outcome. The renovation modernized the interior, but the name change and removal of Franklin-themed features received mixed local reactions.
- 1989The Mall to End Them All
Philadelphia · Pennsylvania · New Jersey · Delaware · New York
The opening campaign presented Franklin Mills as an exceptionally large outlet destination and emphasized its scale, novelty, and regional tourism potential.
Outcome. The mall became a prominent regional shopping and tourism attraction.
Brand decisions
2026
Proposed conversion to a mixed-use complexStrategyBackground
High vacancy, tenant departures, debt-servicing problems, and declining retail demand made continued operation as a traditional outlet mall increasingly difficult.
Action taken
Lubert-Adler Partners proposed partial demolition and adaptive reuse, with sports facilities, workforce housing, a hotel, restaurants, and a themed water park.
Aftermath
The proposal would shift the property from a retail-led destination toward a mixed-use entertainment, hospitality, residential, and recreation complex.
Estimated redevelopment cost. Approximately $100 million (2026)
2024
Return to the Franklin Mall nameStrategyBackground
The property faced declining occupancy, debt pressure, and continuing local resistance to the Philadelphia Mills identity.
Action taken
The mall was renamed Franklin Mall after Jones Lang LaSalle became involved with the property.
Aftermath
The change restored the name more familiar to local residents while the property moved toward a possible redevelopment.
2014
Rename Franklin Mills as Philadelphia MillsStrategyBackground
Simon sought to modernize and reposition the large outlet center as its retail environment changed.
Action taken
The property was renamed Philadelphia Mills and underwent a major interior and exterior renovation.
Aftermath
The refreshed design removed several distinctive Franklin-themed elements and generated mixed local reactions; many residents continued using the old name.
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