A Business Demographic Map

http://rouseproperties.com/sites/rouse/files/themes/files/NewPark%20Mall%20AHI.pdf

The link is to a sample of business demographics map, this one from Rouse Properties. Read it carefully and examine the transportation arteries, the siting of shopping, and the income levels. Consider travel times to existing higher end malls from high income areas versus the travel time across congested city streets to the NewPark Mall. Note that the route from I-680 to Pacific Commons uses Auto Mall Parkway which is far less congested than an route involving Mowry or Stevenson from the I-680 corridor.

Then, ask again if it is realistic to expect higher end shopping to move to NewPark when it is scant at Pacific Commons.