Augusta Mall: Augusta, GA

In the malls wars of Augusta, GA, Rouse Company may have played second best when they lost the battle to become the first mall in the city to DeBartolo's Regency Mall.  However, what Rouse may have lacked in speed they did not lack in business savvy.  As one of the earliest and most successful mall developers in history, the Rouse Company's Augusta Mall is still going strong after opening nearly 37 years ago on August 3, 1978 exactly one week after Regency opened.  Built in the company's signature style, the mall has evolved from what was originally seen as a boutique mall into a very large and popular mall that at present is the only successful mall remaining in the region and the only enclosed mall remaining open to the public in the Augusta metropolitan region.

In terms of signature Rouse style, that style included the elements that are readily identifiable with other Rouse malls: square sunken water features with steps down into the pools with fountain jets in the middle, mature trees and abundant vegetation, vaulted trellis ceilings throughout, abundant natural light and lots of triangular elements.  It was undeniably more attractive and contemporary than its whitewashed nearby competitor, and its location was also far more ideal.  Unlike Regency, which was located at the junction of two surface U.S. highways away from any freeway, Augusta Mall was more conveniently located and visible off of Bobby Jones Expressway (GA 232, later I-520) at Wrightsboro Road.  History has shown that this mall was not only better planned than its competition but also that it was going to win the race even if it got a slower start.  Perhaps if Regency had been located in another side of town the story might have had a different ending.

Augusta Mall at least as recently as 2011 still had at least one fountain!  This elegant fountain in front of Sears along with this second shot of the elevator was taken by Neil Barker on May 29, 2012.

Neil also took these photos of the signature clock found near the center of the mall.  Augusta Mall lacks a true center court similar to many Rouse Malls.  

A view of the food court.  Photo by Neil Barker taken May 29, 2012

Looking up to the second floor on twin escalators near Dick's (former Davison's location).  Photo by Neil Barker taken May 29, 2012.

Augusta Mall in its early planning days was spearheaded by Rich's interest in opening a mall-based location in the city.  However, the sale of Rich's to Federated Department Stores in 1976 helped delay the construction of the mall.  While reason says that this mall should have been the only mall planned in the city, a challenge from the bullheaded DeBartolo family meant that Augusta Mall would initially face competition from a larger and more locally-oriented mall.  Thus, Augusta Mall opened as a far smaller mall at 500,000 square feet than it ultimately would become.  Regency was significantly larger coming in at around 1 million square feet.  Rich's at the time was new to the market, and Atlanta-based Davison's was not as popular as Augusta-based J.B. White.  At the time, neither mall realized that the decline of malls, local retail and department stores would contract the market enough that it could only support one mall.

Augusta Chronicle ad for Davison's at Augusta Mall.  Sent by C. Lewis

C. Lewis also sent this photo of Davison's in 1978 shortly after opening.  Notice that they were still using the older logo with the big yellow "D" and blue "Davison's" that year.

Joe Austin took this photo in 1986 as Davison's was in the process of being transitioned to Macy's.  By this time they dropped the elegant "D" from the logo leaving this far more stripped down blue sign.

Another photo showing detail of the Davison's logo taken by Joe Austin.

Joe Austin also captured this image of the original downtown Augusta Davison's store, which was still intact in 1986.  It had closed in 1978 when the Augusta Mall location replaced it.  It had been in this location since the 1940's when Davison-Paxon (part of RH Macy at that point as well) purchased local department store Saxon-Cullum.  The building has since been sadly demolished.

The last remaining vestige of Davison's at Augusta Mall is this small portion of the store that extended into mall space.  It operates disconnected but part of the current Macy's that continues to operate in the former Rich's.  

C. Lewis sent these photos of Rich's as well shortly after the store opened in 1978.  Other than the Rich's logo, the store is pretty unremarkable.   It was new to the market when it opened with the mall.

My friend Lou Corsaro took these pics for me in 2004 of the Rich's store and auto center at Augusta Mall shortly before the changeover to Macy's.  The mall entrance had been modified from its original appearance, which included the signature wavy glass used on their 1970's mall entrances.  

More current pics of the Macy's (former Rich's) both inside and out taken December 26, 2011

Initially, Augusta Mall was only able to lure one downtown department store: Davison's.  All other downtown department stores instead chose Regency over smaller Augusta Mall.  JB White, Cullum's, Ruben's and Belk Howard all passed over Augusta Mall for the larger Regency.  Because of that, Regency Mall was initially more popular than Augusta Mall.  Also, at the time that both malls opened, neither JCPenney nor Sears had left their locations closer to downtown.  At that point, JCPenney had originally committed to Regency Mall, so it looked like Regency would reign as the most popular mall.  However, a sign of things to come was when JCPenney changed their mind and opened instead at Augusta Mall.  However, dates are conflicting on the opening of JCPenney at the mall.  Some sources say 1979 and others say 1987.  The Augusta Chronicle states 1987 coupled with an 130,000 square feet expansion of the mall.  The exterior design appears considerably dated for 1987, but JCPenney was building with dated store designs throughout the late 1980's that did not match the designs for similar stores of the era.

Neil Barker took these photos of the JCPenney mall entrance and lush vegetation placed in front.  This wing and store was added in 1987.  Photos taken May 29, 2012.

My own photo of the upper level mall entrance to JCPenney.  Photo taken December 26, 2011.

Neil Barker took this exterior photo of the JCPenney, which on the outside looks extremely dated for 1987.  On the outside it could easily pass for 1979.  Photo taken May 29, 2012.

My own photo taken the prior year shows the exterior of the JCPenney the day after Christmas, 2011.

For the next 8 years, the competition between the two malls located a mere five miles from each other was pretty stiff.  Regency's popularity, however, took a major blow when the lax security coupled with the already negative perception based on the location of the mall in a far more blue collar area led to the kidnapping and murder of a teenage girl in 1985.  At that point, retailers began to take a more serious look at Augusta Mall.  From 1979-1987 the only visible change to happen at the mall was the conversion of the regional Davison's nameplate to the more famous Macy's nameplate in 1986.  This changed after JCPenney arrived.  Sears soon followed departing its larger 1950's location at the corner of 15th St & Walton Way near downtown for Augusta Mall thus opening at the mall in 1990.  The new store was the second major expansion of the mall further drawing shoppers away from Regency Mall adding another 120,000 square feet bringing the mall at this point to 750,000 square feet thus bringing the mall to a competitive size with Regency.  Both expansions also architecturally matched the original part of the mall.  Overall, the gain of two major anchors and 250,000 square feet at Augusta Mall painted Regency into a corner they couldn't walk out of beginning a rapid decline over the next decade of one of DeBartolo's biggest follies.

Neil Barker also took this shot of both levels of the Sears mall entrance with some of the fountain visible.  On my visit a Christmas display blocked much of this view.  Photo taken May 29, 2012.

The Sears store moved here from a larger store closer to downtown in 1990 completing Augusta Mall and dealing a terminal prognosis for its once much larger competitor.  The addition of Sears completed the mall traditionally, but it was not the final anchor to open at the mall.  Photos taken December 26, 2011.

These photos from August 3, 2014 show the original 1950's Sears that was replaced by the Augusta Mall store in 1990.   Georgia Regents University now uses the building.   Photos by Edric Floyd.

The last serious competition to Augusta Mall surfaced in 1988 with the opening of Aiken Mall across the Savannah River in South Carolina.  While nowhere close to either mall, the opening of the mall was enough to dilute the market share of both malls.  However, it appeared that Regency Mall was more affected by this than Augusta Mall with Regency closer to shoppers in Aiken.  Nevertheless, the late 80's were a banner period for the mall.  After the Sears expansion to Augusta Mall at the end of the decade, Augusta Mall transitioned from being a boutique mall into a major regional shopping mall with four solid anchors.  With crime problems, security issues, poor location and the decline of local retail sharpening the decline of Regency Mall, it was clear that Augusta Mall was going to become the default option for the region.  This became painfully clear as J.B. White decided to relocate to Augusta Mall building an elegant new flagship store at the mall to replace their dated and plain store at Regency Mall.  Pushing Augusta Mall to five anchors, it was the near the end of the road for Regency Mall when the new Augusta Mall store opened in 1998.  However, J.B. White was sold to Dillard's the same year meaning that the new J.B. White store at Augusta Mall only operated as such for a few months.  Belk Howard, however, closed at Regency a couple years before and did not choose to relocate resulting in Belk completely exiting the Georgia side of the Augusta market.

C. Lewis took these rare photos of J.B. White after it opened at Augusta Mall.  Despite building a stunning store, the logo update from the classic script was unfortunate.  As the flagship store for White's (a division of defunct Mercantile Stores), it was converted to Dillard's within months of opening.  Photos taken in 1998.

Dillard's mall entrance was equally impressive drawing heavily from lowland Southern charm.  It is a huge departure design-wise as well from the typical bland Dillard's mall entrance showing that Dillard's was willing to preserve the history of the flagship location of at least one store it took over.  Photos taken December 26, 2011.

A couple interior shots of the J.B. White/Dillard's were taken to show the level of detail that went into this store.  The elegant skylights shined on the detailed murals showing the history of both Augusta and J.B. White.  Dillard's thankfully did not remove anything left over from J.B. White other than the store signs.  Photos taken December 26, 2011.

The small trees seen in 1998 have grown much bigger on what was likely the last store that Mercantile Stores ever built.  Mercantile built showplace anchors in their final years of operation in contrast to the extremely bland stores they were known for in the 1970's.  Photos taken December 26, 2011.

Augusta Mall was not immune, however, to anchor consolidation and its effects.  Both Augusta Mall and Regency Mall were solidly mid-market malls although Augusta Mall was always more upscale than its closest competitor.  Despite being the second largest city in Georgia, demographics have been inadequate to draw many retailers including upscale stores.  In fact, a large percentage of the local economy is military from Fort Gordon, which is located only four miles away.  With lower median incomes and high levels of poverty in Richmond County (nearly 17% below the poverty line), the pool of potential mid-market department stores declined throughout the 2000's.

A view of the second level exiting Dillard's.  Sorry for the foggy photo quality as my camera was closing in on its untimely death.  

Sears court looking away from Dillard's toward Macy's

Sears court looking toward Dillard's.

A couple shots along the upper level as hoards of post-Christmas shoppers made longer views difficult.

The effects of anchor consolidation were noticed when in 2003 Rich's and Macy's were merged into one store known initially as Rich's-Macy's then just Macy's in 2005.  Since the mall had both stores, the original Rich's was eventually converted to Macy's and one level of the Davison's/Macy's store was converted to a furniture store for a short time.  Discontent with keeping a half-open anchor on an end-cap, plans were announced in 2006 to convert the former Davison's store into a new outdoor wing with new anchors.  Thus, GGP who had acquired the Rouse Company in 2004, commenced work to demolish the top level of the former Davison's converting it to open-air promenade with Barnes & Noble as an anchor.  The lower level of Davison's was left intact, but was converted to a Dicks's Sporting Goods.  Part of the old Davison's previously extended to the left of the former mall entrance, however, and it remains today a part of Macy's.

Some views from the lower level.  The last is approaching what used to be Davison's/Macy's.

The entrance in the background used to be the upper level mall entrance for Davison's.

A couple shots looking back towards Dillard's.  The first shot is just inside from the former Davison's upper level entrance and the second is of the clock, which Neil Barker captured in far greater detail.

Neil Barker captured the updated mall entrance next to the older Rouse design to the right.  Several malls in Rouse's native Baltimore also had this design.

The older Augusta Mall is still visible in this photo I took on the day after Christmas, 2011.

Today, Augusta Mall enjoys a prime position in the market, but its location is not as prime as it used to be with the market starving for competition.  In a visit in 2011, it was apparent that the mall was extremely overcrowded.  However, Augusta Mall is also in a position similar to nearly dead Macon Mall where despite high incomes in the immediate neighborhood, the mall is still only five miles from its long-vacant competitor Regency Mall.  At this point ANY competitor could quickly throw the mall into dead mall status quickly partly due to its proximity to an area known for crime and decay.  For example, in less that a decade Macon Mall went from a huge and highly successful mall to a mall with only two remaining department store anchors in a largely vacant mall all because of a lifestyle center that opened on a higher income side of the city.  Augusta Mall has so far avoided that partly due to the failure of the Riverwatch development along I-20 coupled with the mall's expansion.  The Riverwatch project was a very formidable threat to the mall when it was planned.  It would have included a new Belk and Dillard's store and would have funneled retail further away from South Augusta.  If it had been completed it would have not only led to the downgrade or closure of the Dillard's store at the mall, but it would have also likely led to an eventual exodus of other stores and anchors from the mall as well leaving it in a Macon Mall situation with just Macy's and JCPenney anchoring a struggling mall.

Another view of Dick's and the piece of Macy's left over from the lower level.  Photo by Neil Barker taken May 29, 2012.

Here is the outdoor portion in what used to be the upper level of Davison's.  The outdoor fountain was certainly a nice touch.

For right now, the viability of Augusta Mall is not in question.  A mall with few vacancies, five anchors and a lack of nearby competitors it is well positioned for at least short-term success.  The main short-term threat to the mall will be the eventual closure of Sears as the chain's difficulties are unavoidable for any mall that has this store with a space that will be difficult to fill.  Unlike Regency, however, the mall's future is not tied to whether one dying carriage trade retailer can stay open.  However, Augusta Mall joins many malls across the country as a solidly mid-market mall: a struggling sector in danger due to the decline of mid-market department stores as a whole.  Will Dillard's or JCPenney be around 10 years from now?  Will Dick's stay committed to the higher lease terms of a mall when they could easily relocate elsewhere?  Will Macy's remain in the mall and not locate elsewhere especially after Belk sells the company freeing up real estate opportunities?  If the fortunes turn sour for Augusta Mall over the next few years, the least that can be said by that time is that the mall will have had a very successful 40 year run as it has been loved by many over several generations.  

JCPenney Store closings a death blow for struggling malls in the South and Mid-Atlantic States

The new year hasn't rung in bright for a ton of struggling malls across the South and Mid-Atlantic.  A bunch of malls including many covered on the Sky City blog are losing their JCPenney hurling these centers, which are barely hanging on, into dead mall status.  Sky City has predicted several of these for awhile, but the loss of these vital anchors means certain death for the majority of the malls.  The list is available here.  Here is a run-down from Texas to New Jersey:

Market Square Shopping Center (Brenham, TX)

Located in a dying strip, the center is losing a key anchor tenant

Walnut Square Mall (Dalton, GA)

Struggling for a number of years, this poorly located mall in an economically depressed area of the state has been placed on death watch by industry analyst since 2009.  However, until now no anchors have left the mall.  With Sears likely closing soon and Belk likely looking to relocate, this will be placing the mall in dead mall territory quickly unless another anchor is lined up.

Gwinnett Place Mall (Duluth, GA)

Among the most tragic but expected, this 30 year old store is anchoring the large and slowly dying Gwinnett Place Mall that was once the premier shopping destination for the northeastern side of Atlanta.  The JCPenney at Gwinnett Place originally opened as Mervyn's in 1986 and was sold to JCPenney in 1996.  Sky City has photos of the store but has not yet published a post on it.

LaGrange Mall, formerly West Georgia Commons Mall (LaGrange, GA)

One of the smallest malls in the state, LaGrange Mall has been struggling to gain relevance for a number of years.  Opening in 1979, the mall is also anchored by Belk.

Aiken Mall (Aiken, SC)

Aiken Mall, built in 1988, has failed to catch on.  Sears already left the mall recently and remaining anchors include Dillard's and Belk.  Dillard's came to the mall into existing spaces moving from a former acquired J.B. White.  

(Photo by Mike Kalasnik)

Inlet Square Mall (Murrells Inlet, SC)

This Myrtle Beach mall was once a major destination, but its smaller size made it unable to compete with Coastal Grand Mall when it opened.  

Randolph Mall (Asheboro, NC)

Randolph Mall sits in an economically depressed part of North Carolina in the Uwharrie Mountains.  Dillard's recently closed their store at the mall that opened in what was originally a Woolco.  Randolph Mall has never received a major renovation since it opened in 1982.

Southgate Mall (Elizabeth City, NC)

This is a particularly unfortunate scenario since this is one of the oldest malls in North Carolina and one of the few still open to the public with the classic 1960's layout.  Belk is likely planning to relocate spurring the closing of this store.  It is possible the owners are planning to redevelop Southgate Mall into an open-air strip center.  This otherwise unremarkable store opened in what was originally a Grant's and later Rose's.

Signal Hill Mall (Statesville, NC)

Sky City has well-covered this well-located but partially vacant timepiece.  The mall opened in 1973 with JCPenney positioned awkwardly in the back as one of four anchors.  The closing of this store will leave Belk as the sole anchor and likely will lead to closure and demolition of the mall in the very near future.  Belk probably already has plans to relocate their store.

Parkwood Mall (Wilson, NC)

A late 2000's remodel did not turn around the fortunes of this dying Eastern North Carolina mall that originally opened in the late 60's.  The mall was already closed and slated for demolition well before the announcement of this store's closing.  Sky City has not done a post on the mall yet, but took extensive photos in 2012.

(Photo by Digital Sky)

Manassas Mall (Manassas, VA)

Manassas Mall is an anomaly in the otherwise successful Northern Virginia retail market.  A marginal mall struggling to adapt to demographic change to a largely Hispanic market, JCPenney arrived in 1997 to take over a former Leggett store that did not make the conversion to Belk.  The mall lost Target in 2013 and Sears is likely to close soon with the chain.

The Marquis (Williamsburg, VA)

The closing of the JCPenney at the Marquis is particularly sad considering that this store has been open only since 2008.  As part of a lifestyle center that was never fully completed, the store will be leaving a center otherwise anchored by Target, Dick's and Best Buy

Chambersburg Mall (Chambersburg, PA)

One of the most spectacularly poorly planned malls, Crown America built an oversized mall in the middle of a pasture near I-81 outside of Chambersburg that included JCPenney.  With terrible visibility, the mall has soldiered on since 1980, but has never been updated nor truly successful.  The JCPenney left Southgate Plaza closer to downtown to join the mall replacing a Hess's and is now leaving the city entirely after being in the city at least 50 years, so the closing of JCPenney means the beginning of the end for this mall.

Susquehanna Valley Mall: Hummels Wharf, PA

With no real competition in the vicinity, one of the largest malls in the state's mountainous region is likely losing its JCPenney simply due to competition from more popular Boscov's coupled with the strain of population loss throughout the region.

Granite Run Mall: Media, PA

This struggling mall in metro Philadelphia has already been discussed for demolition and redevelopment.  Apparently the loss of JCPenney was a big step in that direction.

Nittany Mall: State College, PA

Similar circumstances to Susquehanna Valley Mall dog this mall.  As the only mall in the region, the anchor loss can be attributed to the lackluster sales in the mall itself.

York Galleria: York, PA

The bloodbath with malls in York is not unnoticed (the city had five enclosed malls at its peak), but the failure of the store is rather odd considering that York Galleria is the last major mall for the city.  Perhaps Boscov's stole their thunder, but the speculation is that possibly JCPenney may be planning to anchor the redevelopment of nearby West Manchester Mall.

Cumberland Mall: Vineland, NJ

The only other mall in the US to carry this name, the mall lacks competitors but has relative geographic isolation (for New Jersey).  Its anchors have largely been ancillary type anchors, and it is likely struggling sharing the same mall with Boscov's.  

Fair Oaks Mall: Fairfax, VA

A bit west of all the well-heeled shoppers sitting in traffic jams in their BMW's at Tysons Corner is a mall that has more quietly established itself as a more modest alternative.  Opening in 1980, Fair Oaks Mall was Taubman's entry into Northern Virginia.  The large and spacious mall has Taubman's signature design including the angular "Star Wars" appearance throughout.  Located just northwest of downtown Fairfax, the center is actually situated in unincorporated Fairfax County as the centerpiece of the Fair Oaks development on the northwest corner of I-66 and US 50.  It is also one of four major malls in the county with the others both being in Tysons Corner and Springfield Mall.

Fair Oaks Mall was definitely built to be a major competitor in the region as was evidenced by its very own off-ramp from US 50 to the mall itself as well as being one of the largest malls in the region when it opened.  The original anchors were Hecht's, Woodward & Lothrop (also known as Woodie's), Sears and JCPenney as well as junior anchor Garfinckel's.  In the time it was built, the mall helped absorb the huge suburban sprawl that continues to make its way westward along I-66, but at the time the mall was on the edge of the countryside.  Because of this, the mall's only real competition was more complementary and less formidable in the early years consisting of Tyson's Corner Center, Springfield Mall and Landmark Mall.

One of the most special things about Fair Oaks Mall was its unique center court fountain.  Unfortunately this was taken out and replaced with just a flat spot with new flooring in the 2013 renovation.  I was glad to see and capture it before it was gone for good.

"Star Wars" ceilings and spacious angular atriums are a common feature throughout the mall.

Sadly removed in the renovation, the modern art sculptures were a nice, although gaudy touch throughout the mall.  The last photo shows the sculpture covered while renovation is taking place preparing for removal.

One of the most unique things about Fair Oaks Mall is that it was one of the relatively few successful malls to never receive a major renovation for over 30 years after opening.  The original railing, flooring, entrances, modern art sculptures, fountains and planters were all still intact throughout the mall as late as 2012.  It was like stepping back in time to the era when malls were more exciting and in their prime.  With the five pool center court fountain, disco lights on the entrance wings, Star Wars ceiling and sunken conversation pit seating areas it hearkened back to the era when suburban life was still celebrated with a successful suburban mall as its downtown.

A couple more fountain shots.  The fountain was likely not original to the mall probably added in the early 1990's replacing a more interesting water feature.  Its sister mall Lakeforest Mall in Gaithersburg, MD has the remains of a far more impressive fountain that has been shut off and partially covered for years.  

Disco lights remained in the entrance corridors from 1980 all the way to 2013.  This was my first clue that this mall was something special when I visited it the first time.

A second elevator exists opposite the one next to where the fountain was located carrying shoppers to the second level.  The fountain one is adjacent to the JCPenney wing while this one faces the Lord & Taylor wing.

Lower level detail when it still had planters.  These planters, while pretty, were unfortunately not real.  All plants were artificial.

Fair Oaks Mall's vintage charm may be partially related to the fact that the mall was always playing second best to the upscale mecca that Tysons Corner turned into.  When the mall first opened, Fair Oaks was more of a complement to Tysons who at the time was anchored by Bloomingdale's, Hecht's, Lord & Taylor and Woodward & Lothrop.  Fair Oaks also competed with Springfield and Landmark Malls, but neither mall presented a serious threat to the mall catering to a different demographic than what Fair Oaks aspired to.  Nevertheless, the mall attempted to move upscale more than once and was probably the most upscale during its first 15 years.  The first major anchor change came in 1981 with Lord & Taylor joining the mall between Sears and JCPenney.  That line-up pretty much remained unchanged until 1990 when Garfinkel's folded.  Garfinkel's was quickly replaced by a Woodward & Lothrop (Woodie's) home store dropping the official anchor count back to four for a time.

A hoped for expansion never materialized leaving this very fascinating entrance at the end of an anchorless wing between Lord & Taylor and Macy's II (Hecht's).  It was originally built with the mall.

More entrance detail from the upper level.

JCPenney has a truly retro vibe with its copper-toned entry and disco lights.  It is one of my favorite design features along the exterior.

Macy's occupies what was originally Lord & Taylor.  However, it's far newer stucco-clad appearance suggests the original Lord & Taylor was not only expanded but also possibly gutted for the Macy's when it arrived in 1998.

Sears presents shoppers with a rather bland entrance typical of their heavily brutalist and utilitarian early 80's stores.

Original exterior mall entrance, which has since been updated.  Even the exterior details were not touched prior to 2013.  December 2012 might not have been the end of the world, but it was the end of an era for one of the best preserved and coolest malls in Virginia.

Lord & Taylor may have renovated the interior of Woodie's, but its exterior still maintains the original trappings of its former storied DC department store chain.

In 1993, the mall still had a pretty solid lineup between mid-market and upscale, so the mall then got ambitious believing it could move more upscale.  The mall at that point attempted to court a new Nordstrom in the empty anchor pad between what is now Lord & Taylor and Macy's II, but the anchor pad was passed over for Tyson's Corner instead.  Fair Oaks pull was also challenged by the opening of Tysons Galleria, an ultra upscale mall that opened in 1987 featuring Saks Fifth Avenue and Neiman Marcus: both which passed up on Fair Oaks.  Things began to get rockier after that as Woodie's fell into bankruptcy closing their main store and home store in 1995 with the chain leaving two dark anchors.  Failing to attract Nordstrom and losing a major anchor meant that the mall's prospects as a major upscale destination mall were dimming.  At that point, Lord & Taylor remained the last upscale department store in the mall.  In 1998, Lord & Taylor moved into the former Woodie's location with the mall gaining its first Macy's opening in the Lord & Taylor space.  The empty Garfinkel's was also filled again with Mastercraft furniture store as well.  While it was likely not the most desired outcome for the mall, the mall was still an established upper middle income mall.

Another shot of JCPenney on another night with greater detail of disco lights

Fair Oaks mall directory from pre-renovation.  Note Macys I and Macys II.

Here are some desecration renovation photos including the slanted cross-shaped thingy in the Sears court.  Yeah it was all stripped out, and not much replaced it.

Soldiering on, but now as a more regional mall, the mall really saw no significant changes for over a decade.  Even the consolidation of Macy's and Hecht's did not really change the mall beyond exterior signage.  In fact, Macy's made the unusual decision to keep both stores as full-line Macy's with the original Macy's store dubbed Macy's I and the former Hecht's dubbed Macy's II.  The one other anchor change was where the Mastercraft closed in the old Garfinkel's replaced in 2008 with Forever 21.  This arrangement still remains today.  However, since 2012 the mall has been seeing significant changes as it has received its first substantial remodel from when it was built.  The remodel was not a complete remodel, but it was an unfortunate one where all of the seating areas, modern art, planters and the unique fountain were removed in favor of flat surfaces with shiny floor tiles.  While this was apparently done in anticipation of upscaling the mall, the irony is that the mall most recently has grown noticeably in vacancies.  In fact, this is a strange turn considering that a few years ago that the mall had some of the highest sales per square feet of any mall in the country.  Were the rents raised too high?  Was its cheaper rent all that made it competitive with Tyson's?  If not that, are a bunch of new boutiques planned?

Macy's I opened in 1998 replacing a Lord & Taylor mall that originally opened in 1981.  The Lord & Taylor moved to the former Woodward & Lothrop space that same year.  It is located between Sears and JCPenney.

Mall entrance to Macy's II (formerly Hecht's) hasn't seen much in the way of updates.  It was Hecht's until 2006 then was converted to a second full-line Macy's in lieu of splitting the stores.  However, the court in front of the store looks far less interesting now since the renovation.

Lord & Taylor mall entrance.  The Lord & Taylor here originally opened where Macy's is now with this store operating as the local upscale department store Woodward & Lothrop until the chain folded in 1995.

Forever 21 originally opened as upscale junior department store Garfinckel's operating for five years as a Woodie's after Garfinckel's folded in 1990.  It then operated as Mastercraft furniture store before becoming Forever 21 in 2008.

JCPenney will likely soon be the last original anchor to remain unchanged in the mall.  It opened with the mall in 1980.

Sears mall entrance.  Sears is the only other original anchor in the mall, although its future looks doubtful.  It is unclear what might replace the store when Sears ultimately ceases to exist as a company.

The answer may lie with the increasingly shrinking and competitive retail market.  Fair Oaks lost a significant portion of their shopping base in 1999 when Dulles Town Center opened in Loudoun County.  Previously shoppers would go to either Fair Oaks or Tysons from the outlying areas, but Fair Oaks does not have the same destination mall status that Tyson's Corner enjoys today.  The result is that the future of Fair Oaks Mall looks more uncertain.  For one, it is in the unfortunate position of not having Metro access at a time that Tyson's Corner just gained access with Metro's new Silver Line.  Secondly, the anchor issue spells trouble for the now 34 year old mall.  With the looming Sears bankruptcy and the slim likelihood that Macy's will continue to operate a double header at the mall, the mall is facing the possibility of two empty anchors in the near future.  Third, Springfield Mall, which became a dead mall a few years before, has since reopened as a shiny new mall pulling shoppers and stores away that were previously passing over the mall for Fair Oaks and The Fashion Centre at Pentagon City.  While the mall hopes to continue to attract Nordstrom, the reality is that Nordstrom already has three stores in the Northern Virginia market: one 15 miles away, one 11 miles away and one at Pentagon City 20 miles away.  Add to that that the upscale stores have all pretty much chosen the Tysons complex as their premier destination over Fairfax.  This market saturation of upscale stores makes it difficult for the mall to compete although incomes in the area are certainly high enough to support at least one more upscale department store.

Subpar photos of the Hecht's/Macy's (which will be retaken soon).  They were taken directly in the sun and had to be lightened significantly.

Black Friday traffic is backed up on the dedicated ramp to Fair Oaks Mall off of US 50.

View of Sears from lower level entrance.

View of current Lord & Taylor from lower level

However, hope is still on the horizon for Fair Oaks Mall.  It's only speculation, but the mall may end up being an experiment for chains looking to enter the market.  It is notable that stores like Belk, Dillard's and Boscov's, which all have stores less than 50 miles away, have no presence in the closer in DC suburbs.  All of those stores are good possibilities to take over vacant anchors at the mall.  Macy's may also convert one of its stores to Bloomingdale's since that would be only the second Northern Virginia location.  However, even malls such as Fair Oaks are not immune to the brutal winter that is occurring in malls and retail.  The mall sits in the middle of a crowded market of upper middle class and luxury malls with its only advantage being convenience and major disadvantage being too close to the two Tysons malls.  The gutting and reopening of Springfield Mall may also present a challenge for the mall as many new to the market stores that would have opened at Fair Oaks Mall prior have passed on to test stores instead at the newly reopened Springfield: likely the first time that Springfield Mall has ever had an actual effect on Fair Oaks Mall.  Today, it's a large mall dominated by traditional department store anchors, and it has failed to insulate its position in a time when middle class malls are struggling the most.  Nevertheless, at its worst it is still superior to many similarly sized malls in other cities so it could ultimately go a number of ways: more upscale, more mid-market, more mixed-use or worst case scenario begin to struggle against competitors, a tough economy and online shopping.  It will be interesting to see where Fair Oaks Mall ultimately stands in the rapidly changing retail environment it is in.

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