Big Changes At Oxford Valley Mall Area To Bring New Businesses

MIDDLETOWN, PA — It's a well-worn story in the internet age of Amazon that many of the nation's traditional shopping malls have found themselves struggling to keep up with the times. Oxford Valley Mall — in the Langhorne section of Middletown Township — is no different.

But in the area surrounding the mall, and on the property of the mall itself, that tide may be turning.

In recent months, a flurry of activity has seen new businesses flocking to the corridor along Lincoln Highway in the vicinity of Oxford Valley Mall. Most recently, and perhaps most pertinent to the future of the mall itself, plans have been moving forward that would put two upscale apartment buildings, with a total of about 600 units, on the same property as the mall itself.

That development, proposed in August by Pennsylvania-based Cornerstone Tracy Development, is hardly the only project in the works in the area, though.

Currently, four new restaurants, a Hilton hotel, a car wash, a new Wawa and a new bank are in the works within, almost literally, a stone's throw of Oxford Valley Mall. That's on top of the new Aldi grocery store and an urgent care center that already have opened their doors in the area.

Political leaders in Middletown Towship say the relative boom of activity is no accident.

Tom Tosti, chairman of the Middletown Township Board of Supervisors, said revitalizing Oxford Valley Mall and the surrounding area was one of his top priorities when elected. Doing so, he said, helps keep taxes low by expanding the township's tax base.

"We have been working with (mall owners) Simon since we were elected to revitalize the mall," Tosti said. "They have been very receptive to our ideas and we have been able to help secure some new businesses and food establishments because of our discussion."

Tosti said that, last year, the mall's tax value was reassessed and both the township and school board had to refund thousands of dollars to its owners.

"That is not acceptable for our township residents and we need to continue to work with Simon to make that area thrive, so it does not cost our taxpayers again.," he said.

New and prospective business owners also say they find a lot to like in the Oxford Valley area. While the mall may be working through hard times, its location near major highways and a hearty supply of potential customers living nearby are big pluses, they say.

"We’re encouraged by recent development activity in the area and certainly not surprised," said Don Tracy of Cornerstone Tracy Development, the developers behind the apartment project. "We see strong demographics, a great workforce and tremendous access amongst major transportation corridors."

He said the Oxford Valley area has been under-served as far as new, quality housing, calling that one of the reasons his group pursued the apartment project.

"The other commercial activity in the region just shows the strength of the local economy," Tracy said.

Here's a quick look at projects either recently completed or currently underway in the Oxford Valley area (information provided by Middletown Township director of planning and zoning, Pat Duffy):

• Lincoln Plaza, 2424 Lincoln Hwy. Four new restaurants currently are under construction. Chipotle and Metro Diner are slated to open in the area of the old bank building and Five Guys and The Melt Shop are set to open where the big and tall store was located.
• Hilton Hotel, 2345 Lincoln Hwy. There are plans for a four-story Tru by Hilton hotel on the former site of Toys 'R' Us. Developers are expected to submit plans within the next three months for the preliminary subdivision and land-development process.
• AutoWash, 2345 Lincoln Hwy. The car wash and detailing center is under construction, also at the former site of Toys 'R' Us.
• Wawa, 639 Lincoln Hwy. Developers are preparing for construction of the popular convenience store.
• Apartments at Oxford Valley Mall, 2300 Lincoln Hwy. Cornerstone Tracy Development has proposed two apartment buildings, with a total of roughly 600 units, on the mall's property. They would go roughly where Boscov's was located. Supervisors have approved a zoning change needed to green-light the project, but other approvals are still pending.
• Aldi, 2339 Lincoln Hwy. The grocery store opened in the Oxford Valley area in July.
• Patient First Urgent Care, 100 Lincoln Hwy. The urgent care center has opened on the former site of a gas station and McDonald's.
• Bank of America, Lincoln Hwy. The bank is set to open between Aldi and Target on Lincoln Highway.