Just focusing on the Wellington thing for a bit. Maybe you can get an "MBTA" spot on the top 2 floors.but that's a lot of extra schlepping and driving every day and not going to be fun if they get stuck behind a Wynn shift-change clot on the lower floors. If he'd been required to build a new garage somewhere (or only use non-TOD structured parking) that'd be preferable from a public policy standpoint. Here we do have a clear case of Wynn making his employee's lives better by making somebody else's worse. In net, this deal is going to decrease transit ridership at Wellington without taking any cars off the road (it replaces Orange Line commuters with employees riding a Wynn shuttle bus). Maybe we didn't write the contract tight enough, but the idea of the whole thing was that the parking supported transit ridership, not that employers far away would outbid on-site and transit users. That's sort of an implied subsidy (by transit to deliver customers to the garage) I'm not sure of the exact history, but that garage was originally attached by an "horizontal elevator" and now the original structure has an enclosed walkway in the air rights over the Wellington Yard. The provision of transit to an area creates a public-policy need that nearby parcels will contribute to ridership, not outbid its users. Garages physically attached directly to T stops are not really a free market.
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