I am no one's consultant, and have absolutely no idea how to pay for anything, but I am embracing a different vision. It requires the city to be its own master, and not give away the farm to Lane County. 
Sell the entire city hall vacant lot to the County for a bunch, buy the entire EWEB property for a lot of money, offset that with the funds from the city hall site sale, move the entire city assortment of divisions to the EWEB site, sell 25% of that site to a developer. 
Put up a big sign that the City of Eugene is here, right here, by this beautiful river. Have a party. Fix the bike path along the river. Hold a Eugene Celebration on the EWEB site. 
Go back to work.
Would you rather work in a cramped downtown site, or where you could gaze out on the river? Imagine hundreds of city workers having lunch on the patio, and imagine having a hundred parking spaces for visitors. 
Beauty, parking, office room, everyone in one area...

Hugh Massengill, Eugene