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increased traffic increases the site's value as commercial property and <br />decreases its desirability far industrial purposes, Construction of <br />these major roadways will act to shift traffic patterns away from West <br />11th and onto the best Eugene Parkway. West 11th wi11 no longer be the <br />primary route for industrial users. Properties which are closest to the <br />West Eugene Parkway will have increased value for industrial purposes, <br />whereas property along West 11th will have their commercial viability <br />increased due to the shift of through traffic onto the Parkway. These <br />major highway improvements serve as a substantial change of <br />circumstances which increases the subject property's suitability for <br />commercial purposes. <br />p1 jcruth <br />