The malls are owned by investors. They will do what is in their financial interests, not necessarily what is in the best interest of the community.

Some investors want the malls to die. It gives them the opportunity to drive down the 'value' of the property and force the community to re-zone it. They will then put forth an "economic plan" that suggests higher tax revenue to the area, and the zoning board will sign off on it. But rarely are studies done showing how the re-zoning will impact traffic, infrastructure, etc. More housing means a higher demand for schools, more fast food outlets mean a higher traffic volume, more medical facilities mean a greater demand for public transit (for workers and patients).

Sadly, there are no easy answers. But investors will play the long game and squeeze communities to a point where the mall become an eyesore, and a tax drain, and the community will gladly sign off on any plan to 'revitalize' the area.

Point is: get involved in your local community. Volunteer for a position on your Planning Board. Travel to other areas of the country and the world and see what works. We have a ton of sprawl here, and capitalism doesn't always make for the best living environment.