Gunnerson_UWM_Contract_KK23-02-A.pdf

State of Wisconsin – UW-Milwaukee

University of Wisconsin-Milwaukee Contract

Issuing Agency: The State of Wisconsin on behalf of the Board of Regents of the University of Wisconsin System for the University of Wisconsin-Milwaukee

Contractor: Gunnerson Consulting & Communication Site Services

Aimee Blakeslee (817) 829-4115, aimee.blakeslee@gccss.net

Contract Number: KK23-02-A Cell Tower Lease Consulting Services

Contract Manager: Kathy Kercheck, (414) 229-7162:

kkerchec@uwm.edu

Contract Administrator: (for day to day operations, orders, delivery)

Jennifer Herzog (414) 229-4243 herzogj@uwm.edu University Legal Counsel

Melissa Spadanuda (414) 229-3173 spadanud@uwm.edu FacilityServices

This Contract is entered into by and between the Issuing Agency and Supplier set forth above.

1.0 SCOPE OF SERVICES

This Contract is for cell tower lease consulting services, to provide advice on pricing and contractual terms related to communication tower facility users, negotiate such terms with users, draft related documentation, (contracts, letters, etc.) as needed, and ensure contract agreements are being followed. Further requirements listed in attached RFP.

The selected consultant will work closely with UWM’s division of Financial and Administrative Affairs (including its legal and facilities departments.)

If UWM has significant special session issues which require additional services, UWM will generate a proposal for the additional services.

GCCSS agrees to furnish these services to Wisconsin State Departments and to other UW System campuses.

2.0 TERM

The term of this Contract shall be effective on July 1, 2023 and shall run for two (2) years through June 30, 2025 thereafter with the option to renew twice for two (2)-years terms each, ending June 30, 2029. by mutual written consent of both parties for four additional one-year terms. (through June 1, 2023). UWM Renewals shall be automatic, unless either party gives notice in writing to the other of intention not to renew at least thirty days prior to the expiration of any term.

The original contract term or any renewal period may be extended at UWM’s request on a month-to-month basis for a period not to exceed six (6) months for the purpose of completing a future solicitation or transition to a new Supplier. Contract conditions, terms and pricing shall not be modified during such a month-to-month extension.

3.0 COMPENSATION/INVOICING

This is a fee for services contract using a time and materials basis to determine compensation with an initial not-to-exceed annual fee of $40,000. Increases to this fee may be granted based on volume of work at UWM’s sole discretion.

Rate shall be billed in 30 minute increments. All invoices must be itemized to detail the dates/times worked, description of work, and price per contract.

$250.00 hourly rate for consulting services. Price are firm for initial 2 year term of contract.

UWM will make payment within 30 days of a properly submitted invoice. A good faith dispute creates an exception to prompt payment.

Unless otherwise agreed, UWM will not pay invoices submitted more than 90 days after actual work.

DocuSign Envelope ID: 7A8BDE9B-720B-4E6D-9F05-FF38C5BEFAFB mailto:herzogj@uwm.edu

UWM reserves the right to determine in its sole discretion whether services have been adequately and fully delivered; to withhold payment until services are fully and adequately delivered; or to disallow a pro rata share of payments for services not fully and adequately delivered.

Proposal is exclusive of any travel per the RFP.

4.0 ENTIRE AGREEMENT/ORDER OF PRIORITY

The following documents shall constitute the entire agreement between UWM and Supplier with respect to the subject matter set forth herein: (1) this Contract and documents incorporated by reference, (2) RFP KK23-02- A, (3) GCCSS reply to KK23-02-A, and (4) UWM purchase order.

This Contract supersedes all prior proposals, understandings and all other documents, oral and/or written, between the parties.

In the event of any conflicts or disputes among the documents constituting the Contract, the order of priority to resolve those conflicts shall be the order the documents are listed above.

No amendment or modification of any provision of this Contract shall be effective unless the same shall be in writing and signed by both Parties.

5.0 CONTRACT TERMINATION

See section 3.4 clause of RFP KK23—02-A attached below.

6.0 CANCELLATION

UWM reserves the right to cancel any contract in whole or in part without penalty due to non-appropriation of funds by appropriate UWM staff. If funds are not appropriated, Supplier shall terminate any services being supplied to UWM under this Contract, and relieve UWM of any further obligations under the Contract.

Dated:

For the State of Wisconsin on behalf of the Board of Regents of the University of Wisconsin System for the University of Wisconsin-Milwaukee

Printed name of UWM Purchasing Agent:

Kathy Kercheck

Dated:

For GCCSS

(sign on line above) Printed name of Contractor Representative:

Bryon Gunnerson

DocuSign Envelope ID: 7A8BDE9B-720B-4E6D-9F05-FF38C5BEFAFB

1/3/2023 | 8:11 AM CST

1/3/2023 | 11:15 AM PST

RFP 2022-10-04/Gunnerson

Response to:

University Of Wisconsin – Milwaukee, Purchasing Department

RFP # KK23-02-0

Cell Tower Leasing Consulting Services

Submitted November 30, 2022

Due: December 1, 2022, at 12:00 PM CDT

TABLE OF CONTENTS

A. COVER LETTER

EXHIBIT C

1.2 SCOPE OF WORK (NUMBERED THE SAME AS THE RFP) 4

4 REQUIREMENTS AND SPECIFICATIONS

4.1 MANDATORY REQUIREMENTS 4

4.2 GENERAL REQUIREMENTS 5

4.2.1 COMPANY INFORMATION 5

4.2.1.1 ALL ASSIGNED GCCSS SENIOR CONSULTANTS HAVE PREVIOUSLY BEEN ENGAGED TO PREFORM A SIMULAR SCOPE OF WORK TO

SECTION 1.2 5

4.2.1.2 GCCSS HAS EXPERIENCE LEVERAGING PAST PROJECTS TO IMPROVE EFFICIENCY AND OUTCOMES ON CURRENT PROJECTS.

4.2.1.3 GCCSS HAS THE FINANCIAL AND OPERATIONAL ABILITY TO PROVIDE THE SERVICES REQUIRED IN THIS RFP. 8

4.2.1.4 GCCSS GENERAL HISTORY 8

4.2.2 EXPERIENCE

4.2.2.1 GCSS DOCUMENTATION OF EDUCATION AND WORK EXPERIENCE THAT RELATE TO THE SERVICE REQUIREMENTS 9

4.2.2.2 COMPARABLE CLIENTS 9

4.2.2.3 GCCSS RESUMES 10

4.2.2.4 LETTERS OF REFERENCE 13

4.2.2.5 HOW GCCSS SERVICES DIFFERENTIATES FROM OUR COMPETITORS 15

4.2.2.6 CURRENT ASSIGNMENTS 15

4.2.3 GCCSS TECHNICAL CAPABILITIES AND APPROACH TO MEETING SPECIFICATION REQUIREMENTS

4.2.3.1 GCCSS HAS PROVEN SUCCESS IN NEGOTIATING AGREEMENTS WITH COMMUNICATIONS COMPANIES ON BEHALF OF OUR

CLIENTS 16

4.2.3.2 GCCSS ENSURES EXISTING CONTRACT EXPECTATION/REQUIREMENTS ARE FOLLOWED AS WELL AS WHEN AMENDMENTS TO

ADD EQUIPTMENTS ARE NEEDED. 16

4.2.3.3 WHAT GCCSS EXPECTS FROM ITS CLIENT TO MAKE THE ENGAUGEMENT SUCCESSFUL

4.2.3.4 WHAT GCCSS ANTICIPATES BEING THE GREATEST CHALLENGE IN FOLLOWING THROUGH ON RECOMMENDATIONS, AND HOW

GCCSS IS POISED IN ADDRESSING THESE CHALLENGES. 17

4.2.3.5 GCCSS APPROACH TO COLLABORATIVE ACTIVITIES WITH CLIENTS AND THEIR LEADERSHIP COMMUNICATION AND TEAM

DYNAMICS 17

4.2.3.6 GCCSS ABILITY TO COMMUNICATE INFORMATION CLEARLY AND PROFESSIONALLY TO A CLIENT’S GOALS .. 17

CONCLUSION

GCCSS managed site in the City of North Myrtle Beach, South Carolina

A. COVER LETTER

To: University Of Wisconsin – Milwaukee, Purchasing Department Re: Response to RFP # KK23-02-0 “Cell Tower Leasing Consulting Services” Gunnerson Consulting & Communication Site Services, LLC (“GCCSS”) is pleased to submit this proposal to the UNIVERSITY

OF WISCONSIN – MILWAUKEE (UWM).

GCCSS is a full-service telecommunications consulting firm founded in 2011 with our main office in Seattle, Washington and Consultants spread across the country. With a combined experience over 100 years in the wireless telecommunications industry, GCCSS specializes in providing guidance to landlords with wireless telecommunication leases/sites. Our founding members spent over 30 years building and managing thousands of tower sites on several continents for the telecom industry before turning their attention to the needs of landowners seated on the other side of the proverbial table.

The entire GCCSS team collaborates virtually on projects, providing valuable insight as to their personal expertise and knowledge. Aimee Blakeslee, Senior Consultant has worked with the UWM for the past 2 years and will continue project manager and the point of contact for the UWM. Aimee brings a variety of skills and experience acquired during her 20 years in the legal field. Bryon Gunnerson, Owner and President of GCCSS, has held management, leadership, technical and engineering positions within the telecommunications industry since 1972. Bryon provides executive oversight on all projects. To the best of our knowledge, no conflicts exist pursuant to the South Lake Tahoe’s Ethics Code.

GCCSS currently assists various municipalities, emergency management operations, municipal housing authorities, universities, school districts, plus numerous other organizations and individuals to review applications for the installation and modifications of both small cell and macro cell sites. GCCSS reviews these sites for compliance with federal, state and local laws, building codes, environmental and safety compliance and lease/licensing compliance. GCCSS’ personal, close attention to our customers and our flexibility in providing individualized services and terms sets us apart from our competitors. We are not vendors of telecommunication companies or equipment manufacturers. Nor do we perform work for wireless service carriers or other telecommunications industry entities. Instead, the GCCSS team works exclusively for landlords, like yourself. That means that we will never have a conflict of interest.

Additional details about the GCCSS team and our past and current projects are provided in the following proposal. Our team has the necessary skills to successfully complete all requirements of the Request for Proposal. This proposal shall remain valid for a period not less than 120 calendar days from the date of submittal. Thank you for the opportunity to participate in your RFP We would welcome the opportunity to discuss this proposal more fully with the UWM and appreciate your consideration.

Sincerely, Bryon Gunnerson Bryon Gunnerson, President Gunnerson Communications Consulting and Site Services Bryon.Gunnerson@gccss.net Date: October 16, 2022

Point of Contact:

Aimee Blakeslee, Sr. Consultant 437 Longfellow Ave, Deerfield, IL 60015

(817) 829-4115 Aimee.blakeslee@gccss.net mailto:Bryon.Gunnerson@gccss.net

EXHIBIT C

1.2 SCOPE OF WORK (NUMBERED THE SAME AS THE RFP)

SCOPE OF WORK

GCCSS will continue to provide advice on pricing and contractual terms related to communication tower facility users, negotiate such terms with users, draft related documentation, (contracts, letters, etc.) as needed, and ensure contract agreements are being followed.

Aimee Blakeslee will continue to work closely with UWM’s division of Financial and Administrative Affairs (including its legal and facilities departments.)

4 REQUIREMENTS AND SPECIFICATIONS

4.1 MANDATORY REQUIREMENTS

Requirements YES NO

4.1.1 Proposer (company or its principals) must be in the business of providing cellular tower leasing consulting services and must have done so for the past five years.

XX

4.1.2 The State of Wisconsin requires purchased services to be performed in the United States.

Contractor warrants that the services provided to the UW System under this contract will be performed in the United States. The inability to perform services in the United States shall be grounds for disqualifying your proposal.

XX

4.1.4 RIGHT TO APPROVE CHANGES IN STAFF: The University shall have the absolute right to approve or disapprove a proposed change in the assigned staff. The University, in each instance, will be provided with a resume of the proposed substitute and an opportunity to interview that person prior to giving its approval or disapproval. The University shall not unreasonably withhold its approval.

XX

4.1.5 LIMITATION OF COST: The total cost to the University for the Performance of the work under this Agreement will not exceed the funding limitation set forth in the contracted monthly rate.

The University shall not be obligated to reimburse Contractor for billing in excess of the funding limitation set forth, and Contractor shall not be obligated to continue performance of work under the order or to incur costs in excess of the funding limitations if such increased costs are due to additional requirements identified by the University after the initiation of effort on the work specified in the order, unless and until a change order or amendment to the Contract or engagement, increasing the funding limitation is approved by the University.

XX

4.1.6 UWM will rely on statements, information, and representations in your RFP. You certify that all statements, information, and representations prepared and submitted in response to this RFP are current, complete, true, and accurate and it is understood that any false, misleading, or missing information may disqualify the RFP.

XX

4.1.7 You certify that you have carefully examined all instructions, requirements, specifications, terms, and conditions of this RFP; and hereby offer to furnish the Work and/or Goods, as applicable, at the prices quoted in your RFP, and in accordance with the requirements, specifications, term, and conditions of this RFP.

XX

4.2 GENERAL REQUIREMENTS

The services to be furnished by the GCCSS pursuant to this RFP shall include, but are not limited, to the following:

(1) GCCSS will continue to provide current market pricing models, including pricing relating to initial installations, periodic increases, and subsequent upgrades.

(2) GCCSS will continue to assess market competitiveness based on existing and proposed leases.

(3) GCCSS will continue to provide insight on strategic contracting issues.

(4) GCCSS will continue negotiate with communications tower users.

(5) GCCSS will continue to provide documentation relating to communication tower use.

(6) GCCSS will continue to ensure communication companies and associated contractors follow process/procedures in signed agreements/contracts. Review requests for changes/additions to existing equipment.

All of the GCCSS’s travel and per diem expenses shall be the GCCSS sole responsibility.

4.2.1 COMPANY INFORMATION

4.2.1.1 ALL ASSIGNED GCCSS SENIOR CONSULTANTS HAVE PREVIOUSLY BEEN ENGAGED TO PREFORM

A SIMULAR SCOPE OF WORK TO SECTION 1.2

1.2 SCOPE OF WORK

Provide advice on pricing and contractual terms related to communication tower facility users, negotiate such terms with users, draft related documentation, (contracts, letters, etc.) as needed, and ensure contract agreements are being followed.

The selected consultant will work closely with UWM’s division of Financial and Administrative Affairs (including its legal and facilities departments.)

The GCCSS team is a small collection of highly skilled and trained individuals, hand-picked by Bryon Gunnerson to provide a specialized service in a niche market. Our founding members have worked in the cellular and wireless industry since its inception in the early 1970’s and were instrumental in creating McCaw Cellular Communications, Inc. (now AT&T Wireless), Western Wireless, Inc. (now T-Mobile), and various international cellular companies in locations throughout Europe and Asia. All of our team members are experienced in advising on pricing and contractual terms related to communication tower facility users, negotiating terms, and drafting contracts, leases, amendments, letters, and other documents. All of our consultants are also proficient at reviewing applications for cell site installations and modifications, also in drafting wireless ordinances, creating efficient and thorough application processes and comprehensive wireless siting plans. All GCCSS members are highly experienced at issue spotting and problem solving and work closely with our customers to meet their individual needs.

Senior Consultant Aimee Blakeslee has worked with the UWM for two years and has advised the UWM on pricing and contractual terms. Working with Jennifer Hergoz, attorney for the UWM, Aimee drafted all new License Agreements for the Bolton Hall tenants, and amendments for the Kenilworth tenant sufficiently increasing the rent for those tenants. Additionally, she negotiated a bonus for the UWM for $80,000.

She also drafted and incorporated into the License Agreement the Site Installation and Operating Practices (SIOP) which outlines specific procedures for access to the property and the building as well as installation of equipment among other things.

The SIOP also has a form that must be filled out prior to any access that requires among other things, the names and a background check of any individual entering the property.

Aimee has worked with the Finance Department to ensure all new payments of rents were received.

Here is a look at what the UWM will receive in revenue in the coming years due to Aimee’s work with the UWM:

Total: $2,386,354.94 Total: $1,947,492.93 Total: $2,139,130.09 Total: $1,429,347.77

4.2.1.2 GCCSS HAS EXPERIENCE LEV ERAGING PAST PROJECTS TO IMPROVE EFFICIENCY AND OUTCOMES ON

CURRENT PROJECTS.

US Cellular submitted an application for a equipment modification at Bolton Hall at the UWM. They also submitted a structural analysis, as required. In reviewing this structural analysis Aimee immediately recognized that they only had their equipment listed on the structural analysis. From her review of other client’s rooftops, she knows all the equipment from all the tenants on the rooftop had to be accounted for in order for the structural analysis to be accurate. She also knew from past experience, how dangerous that could be, as if too much weight was put on the building the roof could collapse.

She reviewed the other tenant’s files and discovered that a structural analysis had not been done for all the equipment that was currently on the building.

US Cellular wanted the UWM to pay for the cost of a structural analysis with all the tenants equipment. Aimee negotiated with all the tenants to share in the cost for a current structural analysis with all tenant’s equipment listed. All the tenants have agreed to share in the cost, saving the UWM $24,000. The structural analysis will soon be completed.

4.2.1.3 GCCSS HAS THE FINANCIAL AND OPERATIONAL ABILITY TO PROVIDE THE SERVICES REQUIRED

IN THIS RFP.

GCCSS has the financial resources required to successfully perform the services required in the RFP. We utilize a unique cost tracking system that allows us to deliver a monthly invoice to our customers with detail of what work was performed, who performed the work, and what site and project the work was addressing.

Aimee has already replaced almost all of the leases, ongoing we will only need to do renewals, equipment modifications, or requests for additional space.

Most equipment modifications will require an increase in rent. These won’t significantly increase the rent unless there is a major modification or request for additional space on the roof.

Aimee has negotiated into the lease that the carrier/tenants to pay $3500 (“Review Fee”) to UWM each time they request an equipment change or lease amendment. If our work does not use up the entire Review Fee, UWM keeps the leftover. Aimee also negotiated in the new leases that the tenants are required to reimburse for all of UWM’s costs associated with the lease or site (even if the costs go above the Review Fee).

4.2.1.4 GCCSS GENERAL HISTORY

Gunnerson Consulting & Communication Site Services, LLC (“GCCSS”) provides guidance and services to landlords of existing and proposed macro and small wireless sites across the United States and in Canada. Founded in 2011, the GCCSS team members have over 100 years of combined experience in the wireless industry. Our consulting services cover all aspects of wireless site operations, compliance and leasing. GCCSS has reviewed applications for site installations and modifications for hundreds of customers and thousands of sites, including analyzing construction drawings, radio frequency emissions reports, environmental reports, structural analyses, zoning compliance, best practices, regulatory compliance and alternate site evaluations.

GCCSS has experience with all types of wireless communications site installations, including water tanks, guyed and self-supported towers, rooftops and other existing building installations. We provide our customers with unmatched advice concerning best practices for location, aesthetics, and installation methods.

Our customers include cities, governmental agencies, school districts, universities, corporations (both large and small), real estate portfolio managers, real estate trusts, property management firms, lawyers, tribes, and individual property owners. We are experienced working with city attorneys, mayors, planning departments, boards, and various departments to coordinate efficient management of the permitting application process. While we are available to help our customers manage their wireless leases from “cradle to grave”, our involvement is tailored to meet our customers’ specific needs.

Because we provide services exclusively to landlords and not to the wireless industry, we are able to avoid those conflicts of interest that occur when Consultants serve both sides of the industry.

Our hands-on experience with all types of wireless site installations and intimate knowledge of various equipment platforms and network operations, enables us to provide our customers with sound business advice in any situation.

GCCSS has been able to attract and retain highly skilled and educated Senior Consultants, this has allowed GCCSS to employ a collaborative approach when serving our customers.

We believe that the varying backgrounds of our Consultants make us stronger, collectively, than any one of us individually. With backgrounds in the law, contract negotiation, finance, site construction and operations, tower management, and site upgrade and maintenance, we provide a full range of services for our customers to assist them manage their wireless sites.

4.2.2 EXPERIENCE

4.2.2.1 GCSS DOCUMENTATION OF EDUCATION AND WORK EXPERIENCE THAT RELATE TO THE SERVICE

REQUIREMENTS

Aimee Blakeslee has a law degree.

Christine Gillian has a law degree.

Debra Jeronimus has a law degree.

Please see 4.2.2.3 for all of GCCSS work experience.

4.2.2.2 COMPARABLE CLIENTS

UWM of Wisconsin – Milwaukee Review tenant applications for new installations and equipment modifications including, construction drawings, permits, structural analyses, environmental impact reports, RF reports, permit requests, insurance information, and all other necessary documents and information to assess compliance with building code, local, state and federal laws and with lease terms.

Manage the rooftop cell sites to ensure efficiency and minimal time commitment of the UWM.

Advised on minimizing roof damage and safety hazards.

Created standardized documents to streamline the equipment modifications and property access.

Paradise Valley Unified School District (PVUSD), AZ Review tenant applications for new installations and equipment modifications including, construction drawings, permits, structural analyses, environmental impact reports, RF reports, permit requests, insurance information, and all other necessary documents and information to assess compliance with building code, local, state and federal laws and with lease terms.

Managed sites to prevent interference with school activities, maintain security procedures and coordinate contractor access.

Designed and implemented organizational and operational procedures.

Implemented processes to allow PVUSD to recover fees and expenses from cell site tenants to cover tower management costs, expenses, and Consultant fees.

McDonald’s USA, Inc.

Review tenant applications for new installations and equipment modifications including, construction drawings, permits, structural analyses, environmental impact reports, RF reports, permits, insurance information, and all other necessary documents and information to assess compliance with building code, local, state and federal laws and with lease terms.

Thorough document reviews revealed many times that cell site tenants provided insufficient or erroneous reports and inadequate construction drawings and documentation.

Reviewed all Master License Agreements and Individual Site Agreements.

Manage sites to ensure no interference with business operations.

Identified revenue generating opportunities.

Audited payment records and recovered over $50,000 in back rent and late fees in the first six months of GCCSS being retained.

Negotiated new leases and amendments. Provide ongoing support for the approximately 50 rooftop and tower sites across the country.

4.2.2.3 GCCSS RESUMES

Bryon Gunnerson, Chief Executive Officer, President

Bryon's tenure in the wireless industry dates back to 1972 with AT&T Wireless’s predecessor, McCaw Cellular Communications, Inc. (McCaw). While at McCaw, Bryon was responsible for the build-out of many parts of its wireless network. Following his time at McCaw, Bryon assisted with the founding of Western Wireless and led the development of the network that would eventually become T-Mobile USA (T-Mobile). Bryon remained at T-Mobile for many years as the Senior Vice President, Engineering and Operations, managing a portfolio of 25,000 cell sites and assisting with site acquisitions, compliance and construction management both nationally and internationally.

After leaving T-Mobile, Bryon recognized a need for industry experts whose interests were not aligned with the national wireless carriers. To test that theory, Bryon worked with several municipal and private entities to correct issues with their wireless leases and develop new leasing programs. Through the results gained from this experience, it became apparent that wireless landlords and property owners, large and small, public and private, could benefit from the independent knowledge and expertise of a group of wireless industry experts.

In 2011, Bryon founded GCCSS to assist in several areas of the wireless industry. Since founding GCCSS, Bryon has been instrumental in assisting communities with the development and implementation of macro and small cell policies and planning; from the development of city codes to the implementation of application and development policies. In addition, Bryon has recently and personally designed and constructed two cell towers, which GCCSS currently manages for its customer.

David T. Rutter, Senior Consultant

David's experience in the wireless industry also goes back to the early 1980’s where he was a member of the team that created McCaw with Bryon Gunnerson. As the Director of Operations nationwide, David was instrumental in the design, development, and implementation of McCaw's initial cellular networks in Washington, Oregon, Kansas, Texas, Missouri, Florida, Tennessee, California, and Oklahoma. Following AT&T’s purchase of McCaw, David became a founding member and Partner in The Walter Group, Inc. (TWG). As Vice Chairman and Chief Operating Officer at TWG, David's responsibilities included strategic planning; capital project and operations management; network design, analysis, and construction;

regulatory assistance; RFP creation and vendor selection; network long term planning; foreign government and FCC licensing; and turnkey network deployment. While at TWG, David managed the teams that created cellular applications for licenses in Brazil, Columbia, Germany, Hong Kong, Iceland, India, Israel, Latvia, Mexico, Paraguay, Senegal, Soviet Georgia, Taiwan, the United States, and Uruguay. Continuing with his expertise in network design and deployment, David and TWG designed, built, and managed cellular networks for various customers throughout the United States, Mexico, Europe, and Asia.

David assists customers in the supervision and management of existing and new macro and small cell sites, large-scale construction projects, and cell site relocation. David’s experience with thousands of cell sites brings value to every project as David has generally seen every challenge that can be presented sites. It is not uncommon for David to find new means and methods to be used at sites that reduce impact to the property owner, while still allowing contractors to complete the work required.

Aimee Blakeslee, Senior Consultant and Point of Contact

Aimee brings a variety of skills and experience acquired during her 20 years in the legal field including research, negotiating, and contract drafting and review. During law school, Aimee focused her studies on alternative dispute resolution, even studying International Dispute Resolution in Rome. After training and receiving certification from the Center for Conflict Resolution in Chicago, she was chosen to assist in the development the City’s pilot program to resolve foreclosure cases during the mortgage crisis. Aimee entered the wireless industry providing Site Acquisition and Leasing for several of the major wireless companies. She gained valuable experience in the technical side of the wireless industry, reviewing construction plans, structural analysis, compliance reports and working with many zoning and building code authorities. With this experience, Aimee is familiar with the internal practices of the wireless carriers, as well as those of major tower companies. Her great attention to detail has proven to be a tremendous asset. Additionally, Aimee’s contacts in the telecom industry provide access to valuable resources.

Aimee is currently the Project Leader for UWM of Wisconsin – Milwaukee as well as McDonald’s USA, working directly with their Property Portfolio Manager’s to review applications for new site installations and site modifications. Aimee also assists state and local government entities, school districts, universities, transportation entities, and more, to review construction applications, manage wireless infrastructure, create leasing documents, and assisting with negotiations with wireless carriers.

Brett Reall, Senior Consultant and Business Manager

Brett has worked in specialty real estate since the mid-1990’s, beginning with providing underwriting specialty financing, credit analysis, and contract negotiation for specialized real estate transactions. In 2009, Brett focused on the telecommunications finance market; with responsibilities including cell site valuation/assessment/audit, and wireless lease analysis.

In 2013, Brett joined GCCSS to lead the company’s operations in the macro and small cell markets. Brett assists local governments, school districts, emergency responders, property management firms, investors, and private property owners with all aspects of the wireless industry. By combining the experience gained in finance and wireless telecom infrastructure, Brett ensures customers have the information needed to manage rooftop antenna sites, water towers, cell towers, and various other wireless structures; and to make decisions that could affect these sites over time. Recent projects include design of low-rise cellular network for local jurisdiction, review of small cell and macro cell applications for installation and modifications, remediation of rooftops overloaded by wireless tenants, lease extensions, plan review for cell site modification and new cell site construction; cell site construction supervision; rent reduction request reviews;

assisting local government customers in the developing a system for small cell implementation; master license agreement creation and negotiation, negotiating with wireless carriers for new tenant additions and in contract disputes; fair market rent analysis; and implementation of multi-tenant site ‘best practices’ to facilitate smooth, headache-free site operations for both property owners and site tenants.

Christine Gillan. Senior Consultant

Christine joined the GCCSS team in 2015 after two decades of practicing law, first as a litigator and most recently as a commercial real estate lawyer at a prestigious law firm with offices throughout the East Coast. Christine’s legal experience adds value in all aspects of commercial real estate transactions, including issue-spotting, negotiations, legal research, legal interpretation and application, and in the preparation and negotiation of communication site leases, easements, licenses, and a broad variety of ancillary agreements. While GCCSS does not provide legal advice to its customers, Christine’s background allows her to work effectively with lawyers on both sides of each transaction.

Christine assists local governments with wireless facility plan reviews; telecom lease audits; negotiated and drafted master license agreements, leases, and contracts for lease extensions, amendments, and buy-outs; conducted rent analysis and offer comparisons; assisted with the management of lease sites; and reviewed and overseen tenant requests for equipment alterations/upgrades. Christine also has assisted municipalities and universities manage their small cell installations by providing information regarding local ordinances and state laws governing the municipalities’ rights to control the installations, advising on market rent, creating a review process and design criteria, small cell code writing, and assisting with the permitting process - all with an eye towards minimizing the cities’ up-front costs in the negotiation process and maximizing their revenues from the installations. Christine remains a member of the South Carolina Bar Association.

Debra Jeronimus, Sr. Consultant

Debra brings valuable skills and experience acquired through her total 30 years’ experience in real estate, property management and the oil and gas industry. Debra owned her own Real Estate and Property Management company since 1994. Her portfolio included 30 properties and over 250 management properties. Debra, and over a dozen real estate agents she employed were responsible for the sale of hundreds of properties. Debra’s vast experience in real estate and asset management provides tremendous insight to telecom site management and business operations. After earning her law degree, Debra went to work in the oil and gas industry as a Landman negotiating with mineral owners for oil and gas leases, where she procured over 1500 leases in ten years. As a Landman, Debra was required to interpret complex land and mineral leases as well as complicated State and Federal statutes regarding the sale of land and mineral rights, chain of title, probate and leasehold issues. Her invaluable 30+years’ experience in negotiating with both landlords and tenants for contracts, leases, easements, amendments, and various other legal documents, as well as drafting and interpreting those documents in addition to her exceptional customer relations and, problem solving skills allow her to be successful in all her telecom site related endeavors.

GCCSS is entrusted to review applications for wireless facility installations and equipment modifications for two wireless facilities concealed within the newly renovated steeple of this historic Massachusetts church.

4.2.2.4 LETTERS OF REFERENCE

4.2.2.5 HOW GCCSS SERVICES DIFFERENTIATES FROM OUR COMPETITORS

GCCSS is unique in that our cell tower consultants only work for property owners, not the cell tower companies or wireless carriers. From cell tower lease negotiation to antenna site lease reviews, to managing cell tower or rooftop tenant upgrades; no other wireless consulting company can offer the level of expertise and service offered by GCCSS. Add to that our proprietary industry tools and our history of success, and you have a winning combination.

To put it simply, we help our customers make money. Members of our team of cell tower consultants have been involved in the industry since the early '80s; providing unmatched insight and experience into all facets of the industry. Whether reviewing new cell tower installations or colocations, performing audits of communication site equipment, or negotiating business terms with wireless carriers, cell tower companies, and lease buyout companies; our results speak for themselves.

De La Salle High School in CA, trusts GCCSS with the safety of students and facilities when reviewing applications for equipment installation and modifications of antennas mounted to stadium lighting at the athletic complex.

4.2.2.6 CURRENT ASSIGNMENTS

GCCSS is prepared to continue working with UWM, immediately following the execution of the contract, or as soon afterwards as the UWM requires. Aimee is currently the Senior Consultant assigned to UWM and will continue in that role. GCCSS Consultants are adept at managing multiple clients and projects simultaneously. GCCSS’s existing clients have already undergone the most time-intensive phase of the relationship, which is collecting, organizing and analyzing data.

Once that step is complete and the process is running smoothly, clients reach out to us for projects and issues as they arise, freeing our Consultants to begin the initial phase for new clients while simultaneously managing existing projects.

4.2.3 GCCSS TECHNICAL CAPABILITIES AND APPROACH TO MEETING SPECIFICATION

REQUIREMENTS

4.2.3.1 GCCSS HAS PROVEN SUCCESS IN NEGOTIATING AGREEMENTS WITH COMMUNICATIONS

COMPANIES ON BEHALF OF OUR CLIENTS

Here are a few examples of the many negotiations we have conducted on behalf of our clients::

• RENEWAL FEES – In negotiating on behalf of UWM Aimee has been able to get over $80,000. in renewal fees alone, along with a substantial increase in rent revenue.

• CONSENT TO TRANSFER LEASE OWNERSHIP - Our customer was asked to allow the transfer of a lease from one wireless operator to a separate operator. When GCCSS reviewed the situation, it became apparent that this simple request would clear the way for the new operator to reduce our customer's rent by over 50%. The negotiated solution resulted in increased rent, increased annual escalations, and a more stable term for our customer.

• LEASE EXTENTION REQUEST - One property owner was notified that her wireless tenant wished to extend its cell tower lease. She was offered what appeared to be a generous signing bonus for the extension but was not told that she could use this opportunity to renegotiate the terms of her lease. She hired GCCSS to review the offer and thru GCCSS’s negotiations we were able to increase the signing bonus as well as improve the terms of her lease agreement. Now she is entitled to collect a share of profits earned from future tenants on the tower and her monthly rental income has more than doubled.

• DISPUTE RESOLUTION - Sometimes wireless operators make mistakes when managing their leases. Such was the case when one operator allowed a new tenant to colocate at our customer's site without authorization. GCCSS negotiations resulted in increased rent for our customer, a substantial settlement, and more stable leasing terms.

• RENT REDUCTION - Many carriers engage companies to contact wireless landlords and demand rent reductions. In the most recent example, our customer was contacted to take a seemingly small rent reduction in exchange for a short term guarantee that the lease would not be terminated. GCCSS was able to research the local market to ensure the decision would be based on accurate information. The resulting report identified multiple sites in the area receiving similar rent, as well as identifying specific reasons this site did NOT warrant a rent reduction. Due to GCCSS’s negotiations, the result saves our customer more than $100,000 over the proposed term of the modification!

• ABANDONED TOWER - Our customer was notified one day that his tower had been decommissioned, and that the wireless operator wished to abandon the tower. The negotiated solution resulted in our customer owning the tower and receiving compensation from the operator.

• ROOFTOP INSTALLATIONS AND UPGRADES - Our customer owned a building and leased space on it to a wireless carrier for the installation of its antennas. The lease gave our customer consent rights to upgrades to the antennas, but he didn’t understand what these consent rights meant. GCCSS got involved and helped him to understand that his consent rights.

GCCSS negotiated with the carrier which enabled him to collect additional revenues for the increase of equipment on the tower and to avoid costly damage to his roof.

4.2.3.2 GCCSS ENSURES EXISTING CONTRACT EXPECTATION/REQUIREMENTS ARE FOLLOWED AS

WELL AS WHEN AMENDMENTS TO ADD EQUIPTMENTS ARE NEEDED.

In the SIOP that Aimee created for UWM it outlines how equipment modifications are to be done and has an “Application to Modify Equipment” form that outlines procedures to streamline the process. The application includes a checklist of all the documents that will be needed, and fees to be collected before UWM will process the application.

When additional space is requested, an amendment will be needed, and additional rent will be required.

4.2.3.3 WHAT GCCSS EXPECTS FROM ITS CLIENT TO MAKE THE ENGAUGEMENT SUCCESSFUL

Open lines of communication is key to success with all clients. Aimee has had that open lines of communication with all of the departments that she has interacted with at UWM. That is how she has been so successful there.

4.2.3.4 WHAT GCCSS ANTICIPATES BEING THE GREATEST CHALLENGE IN FOLLOWING THROUGH

ON RECOMMENDATIONS, AND HOW GCCSS IS POISED IN ADDRESSING THESE CHALLENGES.

GCCSS receives recommendations from its clients regularly it’s not a challenge it’s what we do every day. If GCCSS has not dealt with that particular situation previously, we will then research the recommendations and ideas and then discuss with the client what GCCSS recommends in that situation. Then the client will decide how they would like to proceed.

4.2.3.5 GCCSS APPROACH TO COLLABORATIVE ACTIVITIES WITH CLIENTS AND THEIR LEADERSHIP

COMMUNICATION AND TEAM DYNAMICS

GCCSS, always uses a collaborative approach to work with all leadership and teams with its clients to fulfill their goals and service needs.

Aimee has worked diligently to collaborative with the facilities leadership and the legal department of UWM to accomplish all carrier projects on the rooftops. She has worked with the leadership and teams to draft new leases or amendments, where needed for all the carriers, and has enjoyed working with all of them.

4.2.3.6 GCCSS ABILITY TO COMMUNICATE INFORMATION CLEARLY AND PROFESSIONALLY TO A

CLIENT’S GOALS

Aimee has conducted business with the UWM since June of 2018. Since then she has communicated effectively and professionally with all the leadership from the facilities, finance, and legal departments to accomplish all the tasks required for the UWM and carriers combined, to have a profitable and successful cellular program.

CONCLUSION

Please do not hesitate to contact us with any questions about the information contained herein. We, at GCCSS, are available to assist with any of the services herein.

QUALIFICATIONS

The information contained in this report is specific to the customer for whom it was prepared. GCCSS reviewed only the material referenced herein when conducting its analysis. Unless otherwise specified herein, GCCSS did not independently verify the accuracy of any of the information provided and assumed the same to be accurate on its face. GCCSS’s conclusions are based upon the background of our Consultants and their experience in the field. Our Consultants are not engineers, lawyers or real estate appraisers and our customers are urged to seek the independent advice of any of the aforementioned professionals when deciding how to use the information contained herein.

EXHIBIT A COST PROPOSAL

RFP KK23-02-O Cell Tower Consulting Services

Proposer’s Name___Gunnerson Consulting & Communications Site Services______________________

DO NOT INCLUDE COSTS IN ANY OTHER SECTION OF YOUR RFP RESPONSE EXCEPT BELOW

Please DO NOT INCLUDE IN A PDF WITH OTHER REQUIRED MATERIALS. You can include Cost Sheet in the same email, but this document must be a separate intact file.

All Inclusive Hourly Rate– The University is seeking to pay a flat fee hourly rate for these services. The rate must be all-inclusive and include all direct and indirect costs including, but not limited to: overhead, fee or profit, equipment, materials, supplies, managerial support, all documents, forms and reproductions thereof, and clerical services. UWM shall not pay for any expenses for the Contracted personnel travel costs. All of the Contractor’s travel and per diem expenses shall be the Contractor’s sole responsibility.

1. Rate shall be billed in 30 minute increments.

2. Initial not-to-exceed annual fee of $40,000. Increases to this fee may be granted based on volume of work at

UWM’s sole discretion.

3. All invoices must be itemized to detail the dates/times worked, description of work, and price per contract.

4. Invoices to include contractor name, remit to address, and UWM purchase order number.

$_250.00_______ hourly rate for services Prices are firm for initial 1 year term of contract

Services shall be billed according to deliverables completed as accepted as complete by UWM.

If UWM has significant special session issues which require additional services, UWM will generate a proposal for the additional services.

If Bidder/Proposer would like any other information considered with respect to pricing, this information should also be included below.