these additions, the mall continued to dwindle in tenancy throughout the 1990s; one 1993 article noted that Fiesta had "decimated" Tri-City Mall. By 1992, ZCMI had converted the Tri-City Mall store from the ZCMI II format to an outlet store. In 1996, another Phoenix-based developer named Rubin Cos. bought the mall from Grossman and announced further renovation plans. Rubin representatives noted that Tri-City Mall had continued to decline in tenancy following the opening of Superstition Springs Center in 1990, and would likely continue to lose business after Arizona Mills' opening in 1997; another factor in the mall's decline was its distance from a major freeway or direction of residential growth. Despite reducing rent costs, Rubin Cos. was unable to secure new tenants for the mall for these reasons. JCPenney closed its store at the mall in 1998; the store was profitable, but the chain did not want to sign a new long-term lease agreement, and it had been actively pursuing moving its store to a proposed expansion of Fiesta Mall. By the time of JCPenney's closure, only six tenants remained: Bealls, Walgreens, Radio Shack, GNC, Furr's cafeteria, and a clothing store called Western Village. JCPenney had stalled redevelopment proposals being made by the Rubin Cos.; after it departed, Rubin announced that the entire structure would be demolished, except for the JCPenney building, in favor of a new strip mall called Tri-City Pavilions. Late 1990s–present: Redevelopment into Tri-City Pavilions Reconstruction of the mall into Tri-City Pavilions ensued in 1999, with a Safeway supermarket confirmed that year as a new anchor store. Demolition of the old center featured a harrowing moment when a man's foot became pinned in an upside-down Bobcat loader. Tri-City Pavilions officially reopened for business in 2000, and was sold to J.G. Management in 2006. The last standing Tri-City Mall store, the former JCPenney building, was demolished in April 2006 to make way for the Sycamore/Main Street Valley Metro Rail transit station, which was the original eastern terminus of the rail line; the station features a park and ride parking lot north of Main Street and east of the new mall for light rail commuters to park their cars. In 2021, Mesa issued a $2.3 million tax subsidy to a company, Dobson Properties Sub-Fund, who will build 245 market-rate apartments on part of the parking lot. A second project in another portion of the lot, "Sycamore Station", was approved