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Site Selection Search Process Overview

This process is designed to research newly issued search ring whether it is an exiting or start up

market.

Site Acquisition team searched for appropriate options, the end result to provide one primary and two

backup candidates for each search area.


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Site Selection Search Process Overview-

continue

To evaluate the best candidates that meet coverage objectives, land lord requirements and ease/cost of construct ability,this include the following components:

1. Receiving search area and coverage objectives.

2. Determining full information regarding new search area (existing client system).

3. Reviewing zoning maps and codes to determine the best areas to search for sites.

4. Driving search areas and identifying potential candidates based on listed coverage objectives

(priority for locating existing structure).

5. Contact land lord and negotiate his willingness to lease.

6. Taking photographs for each candidate including surrounding area, any potential obstructions,

existing antennas on rooftops or existing towers).

7. Visiting local zoning or planning offices to obtain specific zoning information such as process,

timing, information regarding other telecommunication companies.

8. If there is a willing landlord and determined that zoning can be achieved within allowable time limits,

LCC to proceed with standard process of documentation all critical information.


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8. If there is a willing landlord and determined that zoning can be achieved within allowable

time limits, LCC to proceed with standard process of documentation all critical information

for each candidate as follows:

1. Site option search information.

2. Lease contact information.

3. Plot candidate on quad and street maps.

4. RF approval request.

5. Constructability review.

6. Site photos and photo index form.

Site Selection Search Process Overview-continue


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If the determined valuable candidate cannot be located within the search area there are three

solutions:

1. The site acquisition manager with the market team leader and the RF engineer help develop a

strategy and alternative solutions.

2. Site can be re-driven by another team memberto determine if the site can be located, if they

succeeded o find candidate site(s), proceed with step 8.

3. If no valuable candidate could be located, written documentation should be provided by the site

acquisition manager to the team leader describing their efforts to locate candidates.

Site Selection Search Process Overview-continue


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Obtaining property Rights Process Overview

Obtaining Property Rights process begins upon completion of a through survey of a search area.

This process is basically completed with the execution of the property agreement.

The Obtaining Property process includes the following:

1. Determining property ownership of prospective candidates/ordering title report/obtaining any

underlying documents.

2. Coordinating drive test with RF engineering.

3. Negotiating business terms with owners of primary and backup candidates.

4. Submitting business terms and legal requirements to legal review for document preparation.

5. Conducting constructability review of candidate site.

6. Negotiating legal document with landlord with cooperation of legal review.

7. Delivering property document to property owner.

8. Developing site sketch.

9. Obtaining landlord execution of property agreement.

10. Coordinating involvement of the construction manager then consequent tasks begin.


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Obtaining Land Use Entitlements Process

Overview

Process begins when:

1. Lease is executed.2. The probability of the lease being executed is high enough such that the client is comfortable in

proceeding at risk with expending money to obtain land use entitlements.

To secure the rights to build facilities on the property occurs in one of two ways:

1. Obtaining prior permits for property which has existing approvals or is permitted by right.

2. Obtaining permits for property which requires discretionary approvals from a public agency.


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Overview-continue

If process based on way 1:

The task is completed when all legally required steps are completed resulting in valid documentation

to the client that the proposed site can be legally built or that we are cleared to apply for building

permits and that approvals can no longer be appealed. Valid documentation would consist one or

more of the following:

1. Written approval from public agency stating that proposal has been reviewed and requires no

further approval.

2. Copies of existing permits which have language covering our needs along with documentation of

conversations with the public agency that they will interpret this language to cover our needs.

3. Resolution of approval from a discretionary board of the public agency.4. Building permit with clear specific zoning documentation showing the use as permitted by

right.


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Overview-continue

If process based on way 2:

1. Obtaining forms and applications from public agency.

2. Determining submittal deadlines for meeting and hearing dates.

3. Reviewing information and submittal requirements and revivifying these requirements for the

appropriate process.

4. Ordering zoning drawings from the construction manager.

5. Preparing application.

6. Determining strategy for application processing.

7. Submitting application and fees to public agency.

8. Attending and leading project team at all public forums (citizens, meetings, hearingetc.).

9. Negotiating any appropriate conditions of approval as required to ensure positive outcome.

10. Documenting all commitments made either orally or in writing during the process. This can

include accommodations to the landlord, public agency or others.


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Engineering/Permitting Process Overview

Site engineering/permitting is a detailed planning effort. It entails establishing and documenting

individual details that must be addressed in order to contrast a site.

The engineering/permitting process begins when:

1. Lease is executed.

2. The probability of the lease being executed is high enough such that the client is comfortable in

proceeding at risk with development of zoning drawings.


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Engineering/Permitting Process Overview-

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The process concluded upon the receipt of the building permit and in order to reach this stage theprocess will be as follows:

1. Developing a construction schedule for each site.

2. Including time for engineering/permitting and construction.

3. Integrating this schedule with the site acquisition schedule.4. Developing a workable composite schedule.

5. Contacting and engaging sufficient firms to perform they survey work based on the established

schedule.

6. Contacting and engaging sufficient firms to perform the architectural and engineering work.

7. Assigning sites to A & E and survey firms as soon as practical.

8. Developing zoning drawings sufficient to obtain the necessary land use entitlements.

9. Developing sources for permanent materials.

10. Issuing RFQ writing purchase orders for the following:

a) Tower and poles. B) Antennas. C) Coax cable.

d) Prefabricated shelters. E) Surge arresters. F) Ancillary equipment.


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Engineering/Permitting Process Overview-

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11. Outsourcing the following activities as necessary for each site:

a) Geo-technical analysis, concrete testing, compaction testing.

b) Grounding testing. c) Tower structural analysis.

d) Tower mapping. e) Coax cable testing swept and TDR.

12. Developing a poll of responsible contractors.

13. Developing contacts with the local power and telephone companies.

14. Designing power and telco access and paying required fees.

15. Obtaining and incorporating telephone and power utility requirements into the scope of work.

16. Making application and obtaining building permits.


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Construction Process Overview

The construction process begins when:

1. The building permit is ready.

2. The engineering/permitting process is sufficiently complete to allow the start of the work and the

client is prepared to expend costs for construction.


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Construction Process Overview-continue

The process is concluded when the site is ready to receive customer electronics.

1. Securing a contractor to perform the work includes:

a) Developing a clear definitive scope of work.

b) Assembling a complete contract package.

c) Pre-qualifying a prospective group of willing contractors.

d) Issuing complete bid packages to each selected prospective contractor.

e) Completing a bid walk on site with each contractor to review the proposed work and identify

any outstanding or questionable issues.

f) Issuing a post bid walk memorandum as a contract addendum addressing all issues identified

during and after the bid walk.

g) Accepting all bids.

h) Evaluating the bids based on the best combination of capability, cost and schedule.

I) Insuring that the price of the work reflects the fair value of the work.


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j) Presenting recommendations to the client to select a contractor.

k) Causing a notice of award to be issued.

l) Executing a construction contract.

2. Prior to starting construction, it will be necessary to verify that the engineering and planning

elements are sufficiently complete to allow construction to begin. These include but are not

necessarily limited to:

a) Verifying to construction documents reflect the proposed site construction requirements.

b) Assuring that permanent materials have been purchased in accordance with the sites current

needs and will be available for use at the time they are needed.

c) Securing all necessary permits.

d) Obtaining the required project schedule completion date and any intermediate necessary

milestone tasks.


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e) Verifying current RF antenna configuration design matches construction documents.

f) Verifying FAA permit has been received and its conditions have been incorporated into theconstruction documents.

g) Verifying the lease has been commenced and the landlord has been notified.

h) Causing the notice to proceed to be issued.

I) Making the commercial arrangements for power hook up with the utility company.

j) Conducting a pre-construction job walk with the contractor.

k) Confirming dig alert has been called to identify all underground utilities.

l) Arranging for the necessary special inspection services.

3. During construction:


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3. During construction:

a) Monitoring progress on a daily basis.b) Addressing field changes and following up with the necessary documentation.

c) Ensuring your contractors are paid in a timely manner.

4. Post construction:

a) Verifying work complies with the contract documents.

b) Verifying the lease zoning, RF, and client conditions were incorporated into the project.

c) Verifying all permits are closed and a Certificate of Occupancy is issued.


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Site Closeout Process

This process provide clients with a letter of acceptance directed to the local market site development

manager or designee.

This letter should indicate that all deliverables contained in the proposal have been completed.

The signed letter will serve as approval for billing for site fees.

Client will have two weeks after receiving the letter to express concerns or questions before being

billed for any site fee.


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Site Closeout Process-continue

For typical scope of work this will include the following:

1. Lease: A copya front page and fully executed signature page of the lease. Copies of the front and

executed signature pages of any lease amendements, memorandums of agreement, and/oraccess/utilities easement.

2. Zoning application: Evidenced by the zoning approval.

3. Zoning approval: A copy of the written zoning approval or statement that none was required and

why.

4. Building permit application: A copy of the permit or a statement explaining why none required.

5. Building permit: A copy of the permit or statement explaining why none required.


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6. Bid package: Evidenced by constructed site.

7. Start construction: Evidenced by constructed site.

8. Ready for electronics: The electronic equipment should be installed in the site or a statement

provided stating that the site meets all of the current local requirements for the equipment to be

installed. At minimum, these requirements would include an environmentally controlled space,

surge protection, AC power availability for rectifiers, grounding in place and a fully istalled and

tested antenna system.

9. Construction complete: A copy of the certificate of the occupancy or equivalent and a lien

release(s) from the general contractor should be attached or statement explaining why one or both

was not required.


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After the site is accepted, provide the following additional documentation:

- Project as built drawings.

- Project site files/binders.


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Procedure for Setting Up and Maintaining

Department Files

One of the most important aspects of any project office in the department files.

Files must memorialize all of the milestones produced by the project team.

Files are one area where consistency must be achieved.

Filing systems are set up in the following disciplines:

1. Real estate (leasing).

2. Land use entitlements (zoning).

3. Engineering/permitting & construction.


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Procedure for Setting Up and Maintaining

Department Files

Initial file set up determination

Real estate and land use entitlements should be set up separately:

Real Estate:

Control documentsRF, AM & Airport studyMaps/photosTitle/deedMiscellaneous

correspondencesSurvey/site planLease draftsExecuted leaseClient specific.

Land use entitlements:

CorrespondenceInitial/specific zoningMaps/photosZoning applicationZoning approvals

Zoning drawingsMiscellaneousFAA determination

Site Development Process Overview

Documents

Transcript of Site Development Process Overview