Tri-City Pavilions
A retail center in Mesa, Arizona, redeveloped from the former Tri-City Mall.
Last updated August 26, 2026
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Overview
Tri-City Pavilions is a retail center in Mesa, Arizona, United States, occupying the site of the former Tri-City Mall. The original enclosed mall was developed by Malouf Construction and Development Co., a company associated with Phoenix retail developer Grant Malouf. The name Tri-City Mall referred to the three nearby communities that developers expected to serve: Mesa, Tempe, and Chandler. Its location at West Main Street and Dobson Road was selected after Malouf was unable to acquire a nearby parcel being used as an alfalfa farm. The replacement site covered approximately 40 acres. The mall opened on August 14, 1968, with JCPenney operating as one of its initial anchors. Phoenix-based Diamond's was also secured as a major anchor, although its building was completed later, in 1969. The center initially contained approximately 50 stores, with 34 open at the grand opening. Early tenants included Piccadilly Restaurants, Bashas', Walgreens, and S. H. Kress. Its design included a large fountain intended to create a rain-like visual effect, dome-shaped skylights, distinctive suspended redwood light fixtures, extensive landscaping, and carpeted flooring at the main entrance. Tri-City Mall's commercial position weakened after the opening of Fiesta Mall in 1979. The newer competitor was closer to the Superstition Freeway and increasingly attracted shoppers and tenants. Diamond's reduced its presence at Tri-City Mall before consolidating its operations at Fiesta Mall in 1984. Grossman Companies acquired the property late that year and funded a reported $2.5 million renovation completed in 1985. The refurbishment replaced flooring, added decorative lighting and seating, and installed a new fountain. Additional uses, including a food court, a four-screen cinema, office space, and replacement retailers, temporarily broadened the site's offering. The center nevertheless continued to lose momentum. ZCMI opened a smaller-format ZCMI II store in 1990 and later converted it into an outlet. Bealls opened its first Arizona store at the mall in 1991, but these additions did not reverse the decline. Competition from Superstition Springs Center, which opened in 1990, and Arizona Mills, which opened in 1997, further reduced the mall's regional draw. Its distance from major freeway routes and from areas of residential expansion also limited redevelopment prospects. JCPenney closed in 1998 despite the store reportedly remaining profitable, because the chain did not want to renew its long-term lease and was considering a move connected with Fiesta Mall. Only a small group of tenants remained. Rubin Cos., then the owner, concluded that the enclosed mall could not be sustainably repositioned and announced a replacement strip center. Most of the former mall was demolished in 1999, while the former JCPenney building survived temporarily. The new Tri-City Pavilions reopened in 2000 with Safeway as an anchor. The remaining former JCPenney structure was demolished in 2006 to enable construction of the Sycamore/Main Street Valley Metro Rail station and related park-and-ride facilities. The present Tri-City Pavilions is therefore a successor retail development rather than the original enclosed mall. Later activity has included transit-oriented and residential redevelopment proposals. Mesa approved the Sycamore Station project in 2016 and reaffirmed that approval in 2021. In 2021, the city also issued a $2.3 million tax subsidy to Dobson Properties Sub-Fund for a planned 245-unit market-rate apartment project on part of the center's parking area. The property is associated in the reference material with Lamar Companies as owner and manager.
History
Tri-City Mall was proposed in 1963 by Malouf Construction and Development Co., founded by Phoenix retail developer Grant Malouf. Malouf initially sought land used by the University of Arizona as an alfalfa farm, but selected an adjacent 40-acre parcel when it became available. He considered Mesa an attractive market because of its tourism and because the location could serve the eastern side of the Phoenix metropolitan area. JCPenney and Phoenix-based Diamond's agreed to become the principal department-store anchors. Glenn A. MacCollum was the architect, and Alfred M. Tibshraeny Company was identified as the general contractor in the development account. Construction began in July 1967, and the enclosed mall held its opening ceremonies on August 14, 1968. Thirty-four of approximately 50 stores were operating on opening day, including JCPenney. Diamond's was still being built and opened its store in 1969. The opening was attended by Arizona governor Jack Williams and Mesa mayor Jack Taylor. Other original or early occupants included Piccadilly Restaurants, Bashas', Walgreens, and S. H. Kress. The mall emphasized distinctive architectural and decorative details: a 36-foot fountain that used oil and nylon tubing to imitate falling rain, dome skylights, suspended redwood light fixtures, palms and other plantings, and carpet at the main entrance. The Diamond's building used arches and precast decorative screens. The mall's regional position deteriorated after Fiesta Mall opened in 1979 near the Superstition Freeway. Merchants reported weaker sales during the 1979 holiday season. Diamond's had already reduced its Tri-City operation to the first floor and moved its remaining business to Fiesta Mall in 1984. Grossman Companies acquired the property late in 1984 and announced a $2.5 million renovation, completed in May 1985. The work replaced flooring with tile, added wrought-iron light poles and park benches, and installed another fountain. New occupants included Winston's, a Cigna health office, a food court, and a four-screen cinema. Bashas' later closed and was replaced by Ben Franklin in 1989. ZCMI selected the property for a ZCMI II store, a smaller concept focused on men's and women's branded clothing and shoes. It opened in February 1990 and was later converted into an outlet. Bealls opened its first Arizona location at the mall in 1991. These changes were insufficient to overcome the center's structural disadvantages. Superstition Springs Center opened in 1990, and Arizona Mills was scheduled to open in 1997, adding further competition. Contemporary accounts also cited the site's distance from major freeways and from expanding residential areas. Lower rents did not produce enough new occupancy. Rubin Cos. acquired the mall in 1996 and considered additional renovation and repositioning. JCPenney closed in 1998. Although the store was described as profitable, the chain declined to sign a new long-term lease and pursued alternatives associated with an expansion of Fiesta Mall. At closure, only six other tenants were reported: Bealls, Walgreens, Radio Shack, GNC, Furr's cafeteria, and Western Village. After JCPenney left, Rubin announced that the enclosed structure would be replaced. Demolition and reconstruction took place in 1999. The new development, Tri-City Pavilions, was planned as a strip center with Safeway as its anchor and reopened in 2000. The old JCPenney building was retained for several years, but it was demolished in April 2006 for the Sycamore/Main Street Valley Metro Rail station, originally the rail system's eastern terminus. The station included park-and-ride facilities near the retail center. The property was sold to J.G. Management in 2006; the reference material also identifies Lamar Companies as the owner and manager of Tri-City Pavilions. More recent planning has treated the site as a mixed-use and transit-linked redevelopment opportunity. Sycamore Station was approved in 2016, with the approval reaffirmed in 2021. In 2021, Mesa provided a $2.3 million tax subsidy to Dobson Properties Sub-Fund for a planned 245-unit market-rate apartment project on a portion of the center's parking lot. These projects illustrate the transition from a declining regional enclosed mall toward a supermarket-anchored retail center integrated with public transportation and residential development.
- 2021
Apartment redevelopment subsidy issued
[1]Mesa reaffirmed Sycamore Station approval and issued a $2.3 million tax subsidy for a planned 245-unit apartment project.
- 2016
Sycamore Station approved
[1]Mesa approved a mixed-use redevelopment project known as Sycamore Station.
- 2006
Former JCPenney building removed
[1]The final surviving building from the enclosed mall was demolished for the Sycamore/Main Street Valley Metro Rail station.
- 2000
Tri-City Pavilions opens
[1]The replacement retail center officially reopened for business.
- 1999
Enclosed mall demolished
[1]Most of Tri-City Mall was demolished for redevelopment as Tri-City Pavilions, a Safeway-anchored strip center.
- 1998
JCPenney closes
[1]The mall's remaining major department-store anchor departed, leaving only a small number of tenants.
- 1991
Bealls enters Arizona at the mall
[1]Bealls opened its first Arizona location at Tri-City Mall.
- 1990
ZCMI II opens
[1]ZCMI opened one of its early smaller-format ZCMI II stores at the mall; the location later became an outlet.
- 1985
Mall renovation completed
[1]Grossman Companies completed a major renovation involving floors, lighting, seating, and the fountain.
- 1984
Diamond's consolidates at Fiesta Mall
[1]Diamond's moved its remaining operations from Tri-City Mall to its Fiesta Mall store.
Products and positioning
A neighborhood and community retail center serving Mesa and the eastern Phoenix metropolitan area, replacing a former regional enclosed mall with an open-air, supermarket-anchored format.
Enclosed shopping mall · 1968
Tri-City Mall
The original enclosed retail complex opened in 1968 with department stores, restaurants, a supermarket, a drugstore, and variety retail. Its architecture featured a large fountain, skylights, suspended light fixtures, landscaping, and a distinctive carpeted entrance. The mall was substantially vacant by the late 1990s and was mostly demolished in 1999.
Open-air shopping center · 2000
Tri-City Pavilions
The successor development opened in 2000 on the former mall site. It uses a strip-center format and was anchored by Safeway, reflecting a shift from regional department-store retail toward grocery-led neighborhood shopping and services.
Brand decisions
2021
Transit-oriented residential expansionStrategyBackground
The retail site had become part of a broader redevelopment area connected to Valley Metro Rail and local mixed-use planning.
Action taken
Mesa provided a $2.3 million tax subsidy for a planned 245-unit market-rate apartment project on part of the parking area and reaffirmed an earlier approval for Sycamore Station.
Aftermath
The projects indicated a shift toward combining retail, housing, and transit uses at the former mall site.
Tax subsidy. $2.3 million (2021)
1999
Replacement of enclosed mall with strip centerStrategyBackground
Declining tenancy, competition from newer regional malls, and the departure of JCPenney made continued operation of the enclosed mall difficult.
Action taken
Rubin Cos. demolished most of the enclosed mall and redeveloped the site as Tri-City Pavilions with Safeway as an anchor.
Aftermath
The replacement center reopened in 2000, while the former JCPenney building remained until its 2006 demolition for a light rail station.
1984
Renovation after anchor departureStrategyBackground
Diamond's consolidated its operations at Fiesta Mall, weakening the original center's department-store mix.
Action taken
Grossman Companies acquired the mall and announced a reported $2.5 million renovation, completed in 1985.
Aftermath
The refurbishment temporarily improved the physical environment and occupancy, but did not prevent longer-term decline.
Renovation investment. $2.5 million (1984–1985)
Sources1 sources
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