The reality is there are no real options for Eugene. History is important to consider when looking for solutions....which tells us it would take some dramatic actions to actually get the wanted result. Eugene, Corvallis attractive, thriving college towns until the 60's. What changed Eugene? UCAL,Berkley Barb newspaper recommended Eugene as a great summer hang out. The "hippie" drug community came, established communes in the rural areas, a subculture economy that became Saturday Market and settled in to the community. Eugene both tolerated and embraced their differences and they became a part of the fabric of Eugene. What then evolved was Eugene became a destination for others living on the road dabbling in "hippie" living and admirers  of our own Ken Kesey. As for downtown, the mall was built and became the place for the "visitors"  and impaired locals to hangout - who are still there. This acceptance philosophy, Sanctuary City, etc., is Eugene and Eugene remains a destination today.