[MichaelB]

These are not "either/or" scenarios. All the above sites will develop. The question is "How".
What the domain has proved is that the lack of coordinated long term planning is disastrous.
Most people have to or choose to get in their cars just to shop at the different areas.
Was a true missed opportunity for small scale mass transit.
Leave it to selfish developers to not invest up front in infrastructure/ transportation and try to fix with silly little go carts to get people from one place to another.
It's a clogged mess.... ( with some nice shopping !)