Choosing a Wireless Consultant
Some municipalities wish to retain a wireless consultant to assist with the preparation of new or revised tower regulations. This is understandable since many municipal officials are not as familiar with tower regulations as they might be with typical zoning regulations. If a municipality elects to retain a consultant to assist it with tower regulations, the municipality would be well served if it chose a well qualified consultant.
As in any industry, there are good and bad wireless consultants. A good wireless consultant has the necessary qualifications and experience to assist a local municipality in a meaningful way. Typically the good wireless consultant is a licensed engineer (often an electrical engineer) or a qualified radio frequency engineer (note that radio frequency engineers are not licensed by the State of New York). Choosing an unqualified consultant will not protect the municipality; in fact an unqualified consultant will likely expose the municipality to increased risk of litigation.
Here are some factors to consider when choosing a wireless consultant.
1. Be wary of a consultant who preaches fear. There are certain consultants who routinely claim that absent his/her services, the wireless industry will embark on an intense assault on the municipality resulting in the construction of numerous unnecessary towers in the town. These types of fear tactics are unnecessary and untrue. Wireless carriers are not known for installing unnecessary facilities; it is simply too expensive and bad business to do so.
2. Carefully scrutinize a consultant’s draft tower law. There are certain consultants who have “canned” tower laws that are offered to municipalities either free or for a nominal charge provided that municipality contracts with that consultant to review any and all future wireless applications. In my experience, these “canned” tower regulations have been written by unqualified individuals with little knowledge of existing NYS and federal law. Unfortunately, because the author of these types of laws are neither attorneys nor qualified, they simply lack the knowledge that their law includes illegal provisions. A town which enacts such a law increases its exposure to litigation.
3. Be cautious about a consultant that demands to take control of the review process away from the municipal board with permitting jurisdiction. This is not legally permissible in NY and often leads to an over-burdensome, excessive and expensive review in violation of federal and state law. A tell tale sign of this is a consultant who demands that his/her process be followed without exception. I have witnessed some consultants control the entire review process for a year or longer with little or no input from the permitting jurisdiction. This abdication of the permitting jurisdiction’s authority presents legal issues with the review process.
4. Question the length of review of a typical application. Often times the unqualified consultant will spend a year or more reviewing an application (even though the consultant is not qualified to review the technical documentation required to be submitted). Wireless application are far from complicated. Many unqualified consultants pretend that the application is complicated and complex; don’t be fooled, they are not.
5. Be cautious with a consultant who emphasizes that his/her services will not cost the community anything; that the carrier will pay for everything. The consultant who bills an excessive amount and has the town attempt to recoup the fees through an escrow account to be funded by the applicant present special risks to the municipality. I have had detailed communications with consultants who are totally ignorant of NYS law that places substantial limitations on a municipality’s ability to require a “blank check” requirement.
6. Excessive application fees for tower applications present potential legal issues, especially when the application fees for other uses are substantially less. Example: a new tower application fee in certain “canned” tower laws can be as high as $5,000, while the fee for the same type of application for a different use may be 25 times less (i.e. $200). There is no justification for such discrepancy except for the fact that the consultant wants to provide a windfall for the town.
The issues described above are only a handful of concerns to consider when choosing a wireless consultant. I want to emphasize the seriousness of these issues by making reference to the current Petition before the FCC which requests the FCC to mandate reasonable time frames within which zoning applications must be completed. The Petition was filed in response to what some consider as an abuse of the zoning process by many local municipalities and unqualified consultants.
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