I agree with Franco on this point. Unless there's a eminent domain land grab well beyond the 6 lane footprint where is the land to develop? Disrupting and forcing the few loyal current business owners to move and relocate may very well be a zero sum game. The reason that Doctor's offices, other medical affiliated companies, insurance companies etc moved from the city to the suburbs has nothing to do with Route 81.
People use highways to get to one place to another, not to sightsee. Unless the root cause for their fear and negative perceptions are addressed, sadly I don't see how route 81 or any highway can be used as an answer to the city's complicated woes.