The problem really is that so few people work there to frequent these businesses. Multiple downtown malls and theaters have failed as a result. And honestly outdoor storefronts are more popular than malls these days, even in New England winter. So just constructing a new mall without considering other factors just seems set up for failure.

What downtown doesn't have in abundance are larger office buildings that would make it competitive with the business parks along 495. It would also help keep it competitive if there were a reduction of commercial taxes specifically in the downtown area.