— By Lawrence Brown —
How Rita’s® is turning former banks and dry cleaners into thriving dessert shops.
The retail real estate market is at one of its most challenging points in recent memory. Vacancy rates are low, rents are high and construction costs continue to climb. For restaurants and retailers, those dynamics have turned traditional site development into a steep uphill climb. But for Rita’s® Italian Ice & Frozen Custard, this environment has been a catalyst for creativity and growth.
At Rita’s, we’ve embraced adaptive reuse and flexible prototypes as key strategies for franchise development. We convert second-generation spaces such as former banks, dry cleaners and coffee shops into Rita’s shops, and we’ve introduced a versatile small-footprint drive-thru prototype. Together, these approaches help franchisees enter markets faster, reduce costs and unlock greater long term potential. The impact has been transformative for both our operators and the communities we serve.
Why Adaptive Reuse Works
The logic behind adaptive reuse is simple: why start from scratch when a building with the right bones already exists? Many second-generation spaces come with infrastructure advantages, like plumbing, electrical, parking layouts and even drive-thru lanes. Having these “in-place” can reduce buildout costs and speed up timelines. For a franchisee, this often means opening in months rather than years, and with significantly lower upfront investment.
For Rita’s, the model is a natural fit. Our shops typically operate within 600 to 2,000 square feet — far smaller than many QSR prototypes. That flexibility allows us to take advantage of spaces other brands might overlook. A former bank branch with three drive-thru lanes may not be the right fit for a burger concept, but for us, it’s an opportunity to serve families more conveniently, especially when our guests can stay in their cars during rainy days or cold months, along with not having to take some of our smallest guests out of their car seats.
Case in Point: From Banks to Rita’s
One of the best examples of this strategy is our Lindenwold, New Jersey, location. When a franchisee lost their original site to redevelopment, they found an opportunity in a former PNC Bank nearby. Rather than walking away from the market, we repurposed the bank into a drive-thru Rita’s. The results have been remarkable: the new shop not only preserved a loyal guest base but it experienced a sales volume nearly 40% greater than the original shop it replaced. It’s now a bustling hub of activity and a clear case study in the power of adaptive reuse.
We’ve applied this playbook across markets. In Doylestown, Pennsylvania, a former bank was converted into an end-cap Rita’s with drive-thru service, doubling sales volume compared to its prior format. In California, Maryland, a former bank was transformed into a hybrid Rita’s featuring walk-up, walk-in and drive-thru access (an all-in-one model) — proof that creative site planning can meet multiple guest needs at once.
These success stories are not isolated. We’ve also transformed sites in Valrico, Florida; Walpole, Massachusetts; and Akron, Ohio, among others. Each conversion demonstrates that with thoughtful design and the right operator, almost any second-generation space can be reborn as a Rita’s.
The Drive-Thru Prototype: Built for Flexibility
Alongside adaptive reuse, we recently rolled out a new freestanding drive-thru prototype designed to scale from 500 to 2,000 square feet. The design accommodates ground-up builds, conversions and end-caps alike, with options for walk-up windows, dining rooms or drive-thru-only formats.
This is more than a flexible real estate concept; it reflects how people live today. Parents with kids in car seats and busy families value the ability to grab a frozen treat without leaving the car. That convenience is also a growth lever for franchisees, creating new service modes and extending the season by two to three months in colder markets.
We’ve already seen early success in markets like Fort Worth, Texas, and Cleveland, Ohio, where our drive-thru model has allowed franchisees to capitalize on high-traffic suburban sites while keeping footprints manageable and costs in check.
Lowering the Barrier for Franchisees
For prospective franchisees, the combination of adaptive reuse and flexible prototypes significantly lowers the barrier to entry. Traditional ground-up development can be quite expensive; in contrast, converting a former bank or dry cleaner often cuts buildout costs dramatically. That efficiency allows more operators to open drive-thru shops and helps existing franchisees expand with less financial strain.
Just as importantly, these formats accelerate time to revenue. Every month saved in permitting, construction and inspection brings franchisees closer to serving guests and generating cash flow. That speed-to-market advantage can make the difference between entering a community or missing the opportunity altogether.
More Than Real Estate: A Growth Philosophy
At Rita’s, real estate strategy is not just about physical space. It’s about accessibility, convenience and community connection. Our adaptive reuse model enables us to preserve neighborhood landmarks while giving them new life as family-friendly destinations, while our drive-thru prototype ensures we’re meeting modern guest expectations while protecting franchisee investments.
Both strategies show our belief that growth isn’t about rigid formulas, but about flexibility, creativity and working hand in hand with strong local operators. That’s why no two Rita’s shops look exactly alike. Each one reflects the unique charm and character of its site, while still delivering the consistent brand experience our guests know and love.
Looking Ahead
As we scale toward 600+ shops nationwide, adaptive reuse and drive-thru development will remain central to our plan. We see particular opportunity in the Sun Belt and SEC regions: Florida, Texas, Georgia, Arizona and the Carolinas where warmer climates extend our seasonal appeal and drive-thru access adds year-round relevance.
But the strategy is just as applicable in colder markets. In Ohio, Michigan, Indiana, Illinois and Pennsylvania, franchisees are finding that drive-thru-equipped sites not only extend their operating window but also strengthen guest loyalty by meeting families where they are.
Ultimately, we believe the future of restaurant and retail real estate lies in creative solutions. By embracing adaptive reuse and flexible formats, brands can grow sustainably, franchisees can invest more confidently and communities can enjoy revitalized spaces that serve new generations.
At Rita’s, we’re proud to play a role in that transformation. Because sometimes the best way forward isn’t to build something new. It’s to reimagine what’s already there.
— Lawrence Brown, chief development officer at Rita’s Italian Ice & Frozen Custard, oversees the brand’s franchise and real estate development strategy. With a track record of driving growth at household names like Burger King, Tide Cleaners and Tim Hortons, he specializes in helping iconic brands expand through smart, scalable development. For more information on Rita’s franchise opportunities, visit ownaritas.com or call 1-800-677-7482.