"I don’t expect to see that again in my lifetime, but I’d love to see the city on a clear path to return to those days..."  Yawn. Locals have appreciated downtown revitalization that HAS occurred with a plethora of offices, cafes, pubs, dance studios, galleries, boutiques, book stores, music halls, nonprofits, theaters and uniquely Eugene venues. 

Respect the deed restriction. The tribes have spoken: be a good sport and shift your plans any place except to 1 of OUR last 2 open public meeting spaces.  As George Brown said: the only element lacking is imagination.  A building here, as many commented elsewhere, would suffocate the last feeling of free space that exists. 
 
Affordable housing there? what a joke! Commercial developers know that this downtown zone is the most EXPENSIVE area in which to build rentals (fire codes etc.) That's why a popular nonprofit developer would not touch the space next to WOW with a 10 ft. pole years ago.  A vibrant movement is blossoming here. Let it be!