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It seems that what the Port Authority should be doing is building a true regional transit hub on the site. Build ARC downtown and extend LIRR from Brooklyn to the same site. Connect all of that with the Fulton St. subway stop and you have every transit agency except MNR coming into the same site. Improving the commuting options for NJ and LI residents would do more to help downtown than a bunch of buildings no one wants, and it would fit right in with the Port Authorities original mandate.