Agreed, it has a ton of potential to become a bustling part of town, in a better way. It is bustling now, but more so in the sense of being a thoroughfare for people getting to/from East end/Church hill/Shockoe, rather than a destination. I'm sure the flooding potential also has an impact on things as well, but with the train station, canals, and unique overpasses Id say it deserves more investment.