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TASK FORCE MEETING AGENDA 17 March 2010 2:00 p.m. Council Chambers 1: Review revised schedule 2: Review Appendix D: Plan alternatives on internet survey including levy/swale 3: Review BNSF lease/purchase options – public market concept 4: Review draft list of implementation tasks ---PAGE BREAK--- 5 March 2010 Kennewick BB/RR Subarea Redevelopment Plan/SEPA task number and content S M T W T F S August 1 2 3 4 5 6 7 8 0 Review scope w/staff - 8 am 9 10 11 12 13 14 15 16 17 18 19 20 21 22 4 Review scope/issues w/PC - 6:30 pm 23 24 25 26 27 28 29 30 31 September 1 2 3 4 5 1 Conduct retreat w/BB/RR Task Force - 2 pm 6 7 8 9 10 11 12 4 Review scope/issues w/Council 6:30 pm 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 October 1 2 3 4 Review scope/issues w/Task Force - 2 pm 4 5 6 7 8 9 10 5 Conduct outreach surveys/interviews 11 12 13 14 15 16 17 7 Review surveys/conditions w/Task Force - 2 pm 18 19 20 21 22 23 24 9 Conduct visioning workshops 25 26 27 28 29 30 31 November 10 Develop goals w/Task Force - 2 pm 1 2 3 4 5 6 7 8 9 10 11 12 13 14 13 Review w/Council6:30/w/Task Force - 2 pm 15 16 17 18 19 20 21 and citywide charrette - 6-8 pm 22 23 24 25 26 27 28 29 30 December 13 Review charrette/plans w/Task Force - 2 pm 1 2 3 4 5 13 Review charrette/plans w/PC - 6:30 pm 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 January 2010 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 February 13/15 Review plans w/TF-2pm/open house w/public 6pm 1 2 3 4 5 6 7 8 9 10 11 12 13 13 Review plans with TF - 2pm 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 March 13 Review plans w/TF-2pm/PC-6:30pm/Council-6:30pm 1 2 3 4 5 6 7 8 9 10 11 12 13 13/15 Review plans/implementation with TF - 2pm 14 15 16 17 18 19 20 21 22 23 24 25 26 27 18 Review implementation with TF - 2pm 28 29 30 31 April 1 2 3 18 Review impletn w/TF-2pm/PC-6:30pm 4 5 6 7 8 9 10 20 Council 6:30 pm 11 12 13 14 15 16 17 21 Open house on implementation 6:00 pm 18 19 20 21 22 23 24 22 Finalize/publish w/TF-2pm 25 26 27 28 29 30 21 Conduct mail-out/phone-back survey May 1 SEPA review and comment/periold 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 June 22 Finalize/publish w/TF-2pm 1 2 3 4 5 23 Conduct hearings w/Plan Commission - 6:30 pm 6 7 8 9 10 11 12 13 14 15 16 17 18 19 23 Conduct hearings w/Plan Commission - 6:30 pm 20 21 22 23 24 25 26 27 28 29 30 July 1 2 3 25 Conduct hearings w/Council - 6:30 pm 4 5 6 7 8 9 10 11 12 13 14 15 16 17 25 Conduct hearings w/Council - 6:30 pm 18 19 20 21 22 23 24 25 26 27 28 29 30 31 All Task Force meetings to be conducted at 2 pm City Hall Council Chambers 9 Neighborhood workshops to be conducted 12-2 pm and 6-8 pm at Clover Island Inn. 11 Citywide charrette to be conducted at 6-8 pm at Clover Island Inn. 15/20 All other open houses to be conducted at 6 pm at Clover Island Inn. ---PAGE BREAK--- 1 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 1: Proposed road network 1 Columbia Park Trail–relocate option 1-John Day 7 Elm Street extension/access Existing roads – retained 2 Columbia Park Trail–relocate option 2–Kent Pl 8 Bruneau/Railroad Avenue open/alignment Existing roads - modified 3 Klamath Avenue extension 9 Railroad Avenue extension Proposed roads 4 Grande Ronde Avenue extension 10 Columbia Trail extension Proposed roads – other alternatives 5 Entiat Avenue extension 11 Benton Street extension 6 Deschutes Avenue extension/access 12 Kent/Canal Drive RR overpass 1 2 3 8 4 5 5 6 7 9 10 11 12 Columbia Park Trail Kennewick Ave West 4th Ave/Vineyard Drive West 6th Ave East 1st Ave East 3rd Ave Columbia Drive Grande Ronde Ave Entiat Ave Deschutes Ave Bruneau Ave Klamath Ave West Canal Drive Blue Bridge/US-395 Cable Bridge/SR-397 Clover Island Fruitland St Benton St Washington St Gum St Garfield St Dayton St ---PAGE BREAK--- 2 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 2: Proposed on-road bikeway network 1 Columbia Park Trail–relocate option 1-John Day 7 Elm Street extension/access Existing on-road bikeways 2 Columbia Park Trail–relocate option 2–Kent Pl 8 Bruneau/Railroad Avenue open/alignment Proposed on-road bikeways 3 Klamath Avenue extension 9 Railroad Avenue extension Proposed bikeways – other alternatives 4 Grande Ronde Avenue 10 Benton Street extension 5 Entiat Avenue extension 11 Kent/Canal Drive RR overpass 6 Deschutes Avenue extension/access 1 2 3 8 4 5 6 9 10 11 7 Blue Bridge/US-395 Cable Bridge/SR-397 Columbia Park Trail Klamath Ave Grande Ronde Ave Entiat Ave Deschutes Ave West Canal Drive Kennewick Ave West 4th Ave/Vineyard Drive West 6th Ave East 3rd Ave East 1st Ave Bruneau Ave Clover Island Fruitland St Benton St Washington St Gum St Garfield St Dayton St ---PAGE BREAK--- 3 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 3: Proposed on-road walkway network 1 Columbia Park Trail–relocate option 1-John Day 7 Elm Street extension/access Existing on-road walkways 2 Columbia Park Trail–relocate option 2–Kent Pl 8 Bruneau/Railroad Avenue open/alignment Proposed on-road walkways 3 Klamath Avenue extension 9 Railroad Avenue extension Proposed walkways – other alternatives 4 Grande Ronde Avenue extension 10 Canal dike trail extension 5 Entiat Avenue extension 11 Benton Street extension 6 Deschutes Avenue extension/access 12 Kent/Canal Drive RR overpass 1 2 3 8 4 5 6 9 11 12 7 10 Blue Bridge/US-395 Cable Bridge/SR-397 Klamath Ave Grande Ronde Ave Entiat Ave Deschutes Ave Bruneau Ave Columbia Drive West Canal Drive Kennewick Ave West 4th Ave/Vineyard Drive West 6th Ave East 1st Ave East 3rd Ave Fruitland St Benton St Washington St Gum St Garfield St Dayton St ---PAGE BREAK--- 4 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 4: Proposed off-road multipurpose trail network 1 Sacagawea Heritage Trail Existing off-road trails 2 Storm Swale Trail/Boardwalk Proposed off-road trails 3 Canal Dike Trail Proposed trails – other alternatives 4 Benton Street Connector 5 Benton Street Extension 1 3 4 5 2 Columbia Park Trail Canal Dike Trail Benton St Sacagawea Heritage Trail Cable Bridge/SR-397 Washington St ---PAGE BREAK--- 5 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 5: Proposed railroad network BNSF – Burlington Northern Santa Fe Existing railroad track UP – Union Pacific Proposed railroad track Port – Port of Kennewick Remove railroad track BNSF UP UP BNSF UP UP UP Port BNSF Fruitland St Benton St Washington St Gum St Bruneau Ave ---PAGE BREAK--- 6 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 6: Proposed excursions 1 Dinner/Mystery Train Existing excursions 2 Duffy Pond Gondola Proposed excursions 3 Columbia Park Excursion Train/Jitney Proposed excursions – other alternatives 1 2 3 Columbia Park Trail Benton St Fruitland St BNSF BNSF Columbia Drive ---PAGE BREAK--- 7 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 7: Proposed streetscapes 1 Columbia Drive 8 Elm Street extension/access 15 Auburn Street 2 Columbia Park Trail–relocate option 1-John Day 9 Bruneau Avenue 16 Washington Street 3 Columbia Park Trail–relocate option 2–Kent Pl 10 Canal Drive 17 Benton Street extension 4 Klamath Avenue extension 11 6th Avenue 5 Grande Ronde Avenue extension 12 Fruitland Street Existing streetscape 6 Entiat Avenue extension 13 Dayton Street Proposed streetscape 7 Deschutes Avenue extension/access 14 Benton Street Proposed streetscape – other alternatives 2 3 4 8 5 6 7 17 1 9 10 11 12 13 14 15 16 Klamath Ave Columbia Drive Grande Ronde Ave Entiat Ave Deschutes Ave Columbia Drive Bruneau Ave West 6th Ave Kennewick Ave West 4th Ave Fruitland St Benton St Washington St Clover Island Garfield St Dayton St Auburn St Gum St ---PAGE BREAK--- 8 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 8: Proposed gateways/wayfinding signage Gateways to BB/RR at Columbia Trail, Columbia Existing gateways Drive, and Railroad Avenue Proposed gateways Wayfinding signage for Columbia Park, Clover Proposed wayfinding signage Island, Historic Downtown, Civic Center, Library, Outdoor Pool, Schools, Parks, etc Columbia Drive Columbia Drive Columbia Park Trail West 6th Ave Fruitland St Benton St Washington St Kennewick Ave West 4th Ave Gum St Clover Island West Canal Drive Garfield St ---PAGE BREAK--- 9 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 9: Proposed shoreline enhancements 1 Columbia Park 7 Stormwater Swale Enhancement Existing shoreline enhancements 2 Clover Island shoreline Enhancement 8 Duffy Pond Levy Relocation Proposed shoreline enhancements 3 Columbia Canal 9 Jesernig Levy Relocation Proposed shoreline – other alternatives 4 Tri-City Golf Course 350 foot elevation – top of levy 5 Columbia River Shoreline Enhancement 6 Duffy Pond Restoration/Enhancement 6 1 7 2 3 5 8 4 5 7 9 Columbia Drive Columbia Drive Washington St Fruitland St Gum St Columbia Park Trail ---PAGE BREAK--- 10 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 10: Proposed parks 1 Columbia Park 8 Layton Park 15 Floating Boardwalk 2 Sacagawea Trail/Levy/Stormwater Swale 9 Tri-City Golf Course 16 Houseboats 3 Veteran’s Memorial 10 Clover Island Marina Existing boat launch 4 Fruitland Park 11 Jesernig Park Existing pier 5 Hatfield Park 12 Riverfront Landing – Fruitland Street Existing park 6 Keewaydin Park 13 Entiat Park Proposed park 7 Civic Center Park 14 Duffy’s Pond Park and Access Proposed park – other alternatives 9 12 1 7 3 2 5 4 8 6 11 13 10 16 14 15 Columbia Drive Columbia Drive Fruitland St Columbia Park Trail Washington St Gum St West 6th Ave West Canal Drive Clover Island ---PAGE BREAK--- 11 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 11: Proposed public facilities 1 Port of Kennewick 8 Kenneth Serier Memorial Pool 15 University/Research Center 2 Fruitland School 9 East Benton County Museum 3 Kennewick High School 10 Interpretive Center/Imax Theater 4 City Hall 11 Performing Arts Center 5 Library 12 Amphitheater Existing public facilities 6 Senior Center 13 Public Market Proposed public facilities 7 Police Station 14 Incubator Complex Proposed public facilities – other alternatives 10 2 1 3 4 5 7 8 6 12 11 15 14 13 9 Columbia Drive Columbia Drive Clover Island Washington St West 6th Ave Garfield St Railroad Ave Fruitland St Gum St Dayton St Auburn St ---PAGE BREAK--- 12 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 12: Proposed transit network Route 46 Existing route – retained Route 55 Existing route - modified Route 120 Proposed routes Route 160 Dayton Transit Center 11 Klamath Ave Columbia Drive Columbia Drive East 1st Ave Kennewick Ave West Canal Drive Columbia Park Trail Blue Bridge/US-395 Cable Bridge/SR-397 West 6th Ave Fruitland St Dayton St Garfield St Auburn St Olympia St Washington St Gum St ---PAGE BREAK--- 13 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 13: Proposed land use MXD – High Residential - Low Industrial MXD – Low MXD – Low MXD – Medium MXD – Medium Commercial Commercial MXD – Medium Columbia Drive Columbia Drive Fruitland St Washington St Gum St Bruneau Ave Benton St ---PAGE BREAK--- 14 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 14: Implementation projects 1 Duffy’s Pond Restoration/Enhancement 8 Columbia Trail/Klamath Avenue Alignment 15 Dinner/Mystery Train Excursion 2 Levy/River Habitat Enhancement 9 Railroad/Bruneau Avenue Extension/Alignment 16 Incubator Complex Development 3 Stormwater Swale Enhancement 10 Columbia Park Trail/Fruitland St Streetscape 17 Public Market Development 4 Jesernig Park 11 Columbia Drive Streetscape 18 Interpretive Center/Imax Theater 5 Riverfront Landing – Fruitland Street 12 Benton Street RR Crossing 19 Performing Arts Center 6 Entiat Park 13 Washington Street Streetscape Walkways/Bikeways/Canal Trail 7 Duffy Pond Park/Access 14 UP Spur Removal Gateways/Wayfinding Signage 5 1 15 16 7 3 2 1 10 6 10 9 13 8 14 4 6 7 9 9 12 11 11 14 15 17 18 19 West 6th Ave Garfield St Gum St Columbia Drive Columbia Drive Washington St Klamath Ave Grande Ronde Ave Entiat Ave Deschutes Ave Bruneau Ave Benton St Fruitland St ---PAGE BREAK--- 15 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 15: Proposed catalytic projects 1 Duffy’s Pond Properties et al Proposed catalytic projects 2 Jesernig Properties et al 3 Incubator Complex 4 Public Market/Excursion Train 5 Interpretive Center 3 1 2 4 5 Columbia Drive Columbia Drive Fruitland St Benton St Washington St Gum St ---PAGE BREAK--- 16 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Platform with 2-level parking deck – 1 level down and 1 level up ramped from street level with retail or other pedestrian friendly activities fronting onto main streets Retail parking provided on-street in parallel or angled parking Retail or other pedestrian friendly activities fronting onto main streets Up to 5-story mixed income stick-built housing developed to the allowable parking capacity. Question 16: Illustrative developments – Mixed-use prototype – low density Same prototype can be developed in 100-160 foot wide modules incorporating additional parking deck floors for higher density. Upper stores can be offset to provide terraces or varying visual accents. ---PAGE BREAK--- 17 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Following examples of low density (up to 5 stories) mixed use over platform parking and retail from throughout region by various architects including Weber Thompson, and GGLO among others. ---PAGE BREAK--- 18 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan ---PAGE BREAK--- 19 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan ---PAGE BREAK--- 20 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Following examples of medium density (5-20 stories) mixed use over platform parking and retail from throughout region by various architects. ---PAGE BREAK--- 21 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan ---PAGE BREAK--- 22 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 17: Illustrative developments – Duffy’s Pond – Port of Kennewick ---PAGE BREAK--- 23 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 17: Illustrative developments – Fruitland-Washington Streets Riverfront pier and overlook Swale expanded to filter stormwater run-off from development – or active recreation elements to provide an amenity and focus Park created at Fruitland to provide view of swale/levy/shoreline overlook with supporting public restrooms and concessions Low density (5-story stick-built mixed income housing over retail including auto sales/parking platform) developed overlooking Columbia Drive swale and river Medium density (up to 12-story mixed income housing over retail/parking platform) developed overlooking lower density mixed use along southern edge of district where will not block view Streetscape enhancement on Columbia Drive, Fruitland, Washington, and Columbia Trail to provide accent and character Columbia Drive Washington Fruitland ---PAGE BREAK--- 24 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 17: Illustrative developments – Jesernig Properties et al Stormwater swale expanded to treat runoff or for active recreational elements or, if feasible, marina to provide an amenity and focus Public boardwalk/park Mixed use low density (5-story stick built mixed income housing over retail/parking platform) Mixed use moderate-high density (8-20-story mixed income housing over retail/parking platform) Columbia Drive Kent Fruitland Eventual intensification of auto row dealer developments ---PAGE BREAK--- 25 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 17: Illustrative developments – Incubator Develop incubator facilities on extension of Railroad Avenue, possibly with rail access, to provide flexible, low cost space for start-up enterprises West Canal Drive Deschutes Avenue Hartford ---PAGE BREAK--- 26 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 17: Illustrative developments – Public Market Develop public marketplace and excursion train waiting area with restrooms, multipurpose parking/vendor/special events space in BNSF property between the tracks and adjacent to old depot to provide an activity and visual feature integrating BB/RR with historic downtown. Benton Washington Fruitland West Canal Drive Columbia Drive ---PAGE BREAK--- 27 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan 80 feet Columbia west of Fruitland – recommended standard 74 feet Columbia east of Benton 78 feet Columbia east of Washington 0 foot setback from ROW for present use and future development Alternating median with turn lanes and street tree plantings Columnar street trees limbed up to provide views under of auto sales and ground floor retail uses 10’ 10’ 12’ 12’ 10’ 12’ 12’ 10’ 10’ 12’ 10’ 12’ 12’ Existing 4-5 foot sidewalk expanded outwards to edge of ROW Question 18: Illustrative Streetscape ---PAGE BREAK--- 28 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Examples from Pacific Highway in Des Moines, SeaTac, and Federal Way ---PAGE BREAK--- 29 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Median pedestal Sidewalk elsewhere Sidewalk Columbia Drive Question 19: Illustrative wayfinding signs ---PAGE BREAK--- 30 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 20: Swale/levy enhancements – typical section River overlook with open grate surface decking to avoid casting shadows on river for predator fish Occasional river fill to create “soft armoring” beach for fish habitat enhancement Sacagewa Heritage Trail enhanced with additional furnishings and signage 32’ 45’ 20’ 25’ 5’ 50’ 27’ 16’ Levy Access Stormwater swale - varies Private property Vegetation mat on inside of levy for visual enhancement “Grasscrete” reinforced grass surface for emergency vehicle access and visual enhancement Native plantings and landscape in stormwater swale to improve bio- filtration and visual enhancement Native plantings and landscape in stormwater swale buffer area Trail bridges and stairways to improve access between neighborhoods and swale/levy/shoreline Pedestrian boardwalk with adjacent ground floor retail to provide activity and interest Mixed-use platform buildings with upper story stick-built mixed income housing located above levy Ground floor retail backed by 2-story parking decks ---PAGE BREAK--- 1 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 17: Illustrative – Public Market development of BNSF property – site plan Benton Street West Canal Drive 12 vendor load/unload parking spaces 75 angled (45-degree) customer parking spaces Market building prototype: 11,520 square feet ground floor 9,320 square feet upper floor 20,840 square feet total 95’ 180’ 20’ 320’ 365’ 110’ 112’ ---PAGE BREAK--- 2 Kennewick Bridge-to-Bridge/River-to-Rail Revitalization Plan Question 17: Illustrative – Public Market development of BNSF property – building plan 150’ 72’ 170’ 72’ 20’ 110’ Vendor loading/unloading areas Stairs and elevator cores Open to below Vendor layout – 50 10x10 stall equivalents that can be expanded for larger booths or removed to provide flexible open area Upper floor divisible into offices, classrooms, retail stores ---PAGE BREAK--- Kennewick BB/RR Revitalization Plan 15 March 2010 Participants 1. Chehalis City Council A=approval role I 2. Economic Development & Planning & Public Works Departments L=lead management role I I 3. Port of Kennewick F=facilitation role I I I 4. Historic Downtown Kennewick Partnership P=participant role I I I I I I I I 5. US Corps of Engineers I I I I I 6. Umatilla Tribe I I I I I I 7. WA Dept Fish & Wildlife I I I I I I I I I I I I I I 8. Ben Franklin Transit I I I I I I I I 9. Housing Authority City of Kennewick I I I I I I I I I 10. Historic Preservation Commission/Benton County Historical Museum I I I I I I I I I I 11. TRIDEC - Economic Development Council I I I I I I I I I I I 12. Tri-Cities/Hispanic Chamber of Commerce I I I I I I I I I I I I I I I I I I I I I I I I 13. Property owners I I I I I I I I I I I I I 14. Lenders/realtors/developers I I I I I I I I I I I I I I I I I I I I I I I I I I I I 15. Public - city residents l l l l l l l I I I l I I I I l l l l l l l I I I l I I I I Implement l l l l l l l l l l l l l l l in year Objectives - not necessarily in rank order l l l l l l l l l l l l l l l 0-1 2-6 Cost (000) Funding sources 1: Organization 1 Adopt plan/SEPA/implementation A L P P F F P P P P P P P P X 2 Resolve joint ventures w/Port/HDKP/Private A L L L P X 2: Economics 3 Recruit/retain target markets A P P L P P X X 3: Promotion 4 Expand HDKP website outreach A P P L P P P X 5 Install gateways/wayfinding signage A L P P P P X 6 Expand activities program to include BB/RR A P P L P P P X 4: Design Standards 7 Adopt MXD zoning districts A L P P P P P X 8 Adopt design standards for BB/RR mixed use A L P P P P P X 9 Adopt sign/landscape standards for BB/RR A L P P P P X 5: Design/Development - Infrastructure 10 Install river fill for fish habitat A L P A A L P X X 11 Install swale/levy enhancements A L P A P P X X 12 Acquire/construct Fruitland/Duffy parks A L L A P P P P X X 13 Reconfigure road network A L P P X X 14 Construct streetscape enhancements A L P P P P X X 15 Construct sidewalks, curbs, gutters A L P P X X 16 Reconfigure transit routes A P P P L P X 6: Design/Development - Catalytic Projects 17 Acquire/construct public market A L L P X X 18 Issue RFP Duffy's Pond A P L P P P P P X 19 Issue RFP Jesernig Properties et al A L P P P P P X 20 Acquire/issue RFP incubators A L P P P P X X