The Strip is Overbuilt
"Americans value convenience but the perceived convenience of the strip has been reduced as traffic congestion has worsened in recent years. Add to this rising fuel prices and an overall physical environment designed for cars, instead of people, and it's understandable why fewer people want to shop the strip and almost no one wants to linger.
Town centers and Main streets provide a 'place-making dividend' that the homogenous blur of the strip can't match."
MacMahon wrote about the 'place-making dividend' on Planetizen last month.