HELIX Environmental Planning, Inc.
1180 Iron Point Road, Suite 130
Folsom, CA 95630
916.435.1205 tel
619.462.0552 fax
www.helixepi.com
November 6, 2025
Mayank Patel, Senior Planner
City of Union City
34009 Alvarado-Niles Boulevard
Union City, CA 94587
[email protected] | 510.675.5426
Subject: Letter Proposal to Provide Environmental Consulting Services for the Raising Cane’s Project in Union City, Alameda County, California
Dear Mr. Patel:
HELIX Environmental Planning, Inc. (HELIX) is submitting this letter proposal (Proposal) to the City of Union City (City) to provide environmental consulting services for the Raising Cane’s Project (project) located at 31900 Dyer Street in the City of Union City, Alameda County, California.
The project site is a 1.12-acre parcel (Assessor’s Parcel Number [APN] 463-0060-037-00) located in the Union Landing Retail and Commercial Shopping Center. The project site is surrounded by an existing IHOP restaurant to the south, an Extended Stay America Hotel to the east, an Ocean Oyster Bar and Grill restaurant with associated parking to the north, and Dyer Lane to the west with single-family residences beyond.
HELIX understands that the proposed project is a commercial fast-food restaurant and drive-thru project. The project would include the demolition of an existing 6,833 square-foot (sf) TGI Fridays restaurant and associated infrastructure, and the construction of a new 3,018-sf Raising Cane’s restaurant. The project would also feature site improvements including the addition of two drive-thru lanes, detached overhead canopies, an uncovered patio seating area, and a new waste enclosure. The project applicant is seeking a General Plan Amendment and Zoning Map Amendment as part of the entitlements for the project.
The California Environmental Quality Act (CEQA) Lead Agency for the proposed project will be the City.
Based on the description of the proposed project and developed nature of the project site, HELIX recommends the preparation of an Initial Study (IS), assumed Mitigated Negative Declaration (MND), that will be supported by project-specific technical studies. A detailed scope of the recommended services to satisfy CEQA requirements is provided below.
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November 6, 2025
SCOPE OF SERVICES
Task 1. Project Management and Meetings
HELIX will provide project management services in support of the City throughout the proposed scope of work. Management tasks include participation in virtual meetings with City staff, tracking the project budget, reviewing invoices, managing schedule progress, and participation in one (1) in-person Planning Commission public hearing and one (1) in-person City Council public hearing. Quality Assurance/Quality Control (QA/QC) reviews of all deliverables will be completed by senior staff prior to submittal to the City, and time has been allocated for QA/QC within individual tasks below.
Task 2. Cultural Records Search Memorandum
Records Search and Literature Review: HELIX’s staff archaeologist will conduct an archaeological and historical records review and literature search through the Northwest Information Center (NWIC) of the California Historical Resources Information System, Sonoma State University, Rohnert Park. The records search area will include the project site and a 0.25-mile radius. The purpose of the records search is to:
(1) identify cultural resources previously documented within and immediately adjacent to the project site; (2) to determine if the project site has been previously surveyed, when those surveys took place, and how the surveys were conducted; and (3) to ascertain the potential for cultural resources to be found in the APE and a 0.25-mile radius. The records search will include reviews of the appropriate U.S.
Geological Survey (USGS) topographic maps where cultural resources are mapped, archaeological site and historic structure records, and data from previous surveys and research reports. In addition, the state of California Historical Landmarks and the California Points of Historical Interest will be examined to ascertain the presence of designated, evaluated, and/or historic-era resources in the vicinity of the project site. This proposal assumes that the records search fee will not exceed $500.
As part of the background research, HELIX will contact the Native American Heritage Commission (NAHC) to conduct a search of their Sacred Lands File (SLF) for the presence of Native American sacred sites or human remains in the vicinity of the APE.
Records Search Memorandum: The results of the records search and literature review will be presented in a Cultural Records Search Memorandum that will be incorporated by reference into the CEQA IS/MND. This memorandum will include a description of the background research and evaluation undertaken for the project, as well as a summary of the findings of these efforts. The memorandum will conclude with recommendations for further study, evaluation, or mitigation of any cultural resources that may be affected by the proposed project. HELIX will respond to one round of comments by the City.
Deliverables:
• Draft and Final Cultural Records Search Memorandum (electronic format) Task 3. AB 52 and SB 18 Tribal Consultation Support (Optional) If requested by the City, HELIX’s Cultural Resources Group staff will act as an extension of City staff to assist with government-to-government outreach and consultation under Assembly Bill (AB) 52 and Senate Bill (SB) 18. SB 18 applies as the project is anticipated to require a General Plan Amendment.
HELIX will draft notification letters to be sent on City letterhead to Tribes who have registered with the City requesting to be notified of projects. HELIX staff will also record any responses received from tribal Letter to Mayank Patel Page 3 of 10
November 6, 2025
points of contact and will help the City prepare formal replies to interested tribes. This scope also assumes that a Senior Cultural Resources Specialist will attend one virtual consultation meeting, if needed. This scope does not include any in-person meetings.
Deliverable:
• AB 52 and SB 18 Tribal Consultation Letters (electronic format) Task 4. Air Quality and Greenhouse Gas Emissions Assessment HELIX will analyze air quality and greenhouse gas (GHG) emissions impact addressing the issues described in CEQA Guidelines Appendix G and in accordance with the Bay Area Air District’s 2022 CEQA Guidelines. HELIX will coordinate with the City and/or project applicant to obtain the project description and drawings; construction methods and timing; export and import of soils (if applicable); anticipated energy and water use; project design features that will reduce energy use and GHG emissions; and other data relative to air quality and GHG emissions. HELIX will estimate the emissions of criteria pollutants and GHGs using California Emission Estimator Model (CalEEMod). It is expected that the project would not cause severe congestion at a major intersection resulting in a local carbon monoxide (CO) “hotspot;” therefore, no CO dispersion modeling is included in this Scope of Work for CO analysis. Due to the small project footprint, developed nature of the project site and distance from the proposed restaurant and the nearest sensitive receptors (approximately 205 feet), impacts to sensitive receptors from exposure to toxic air contaminant (TAC) emissions from construction and operation of the project will be evaluated qualitatively, no quantitative health risk assessment (HRA) is included in this scope of work.
Additionally, the analysis will include a determination of project conformity with the Bay Area Air District’s 2017 Clean Air Plan. If potentially significant air quality impacts are identified, HELIX will recommend appropriate mitigation measures.
HELIX will analyze the project’s GHG impacts using the performance-based thresholds from the Bay Area Air District’s 2022 CEQA Guidelines. HELIX will also determine if implementation of the project would conflict with the Association of Bay Area Governments’ (ABAGs’) and Metropolitan Transportation Commission’s (MTC’s) Plan Bay Area 2050 and the California Air Resources Board’s (CARB’s) 2022 Scoping Plan. If potential significant GHG impacts are identified, HELIX will recommend appropriate mitigation measures.
HELIX will provide the results of the analyses in an air quality and GHG emissions letter report. The report will include descriptions of existing air quality and applicable regulations and policies as well as the results of the analyses described above, including a determination of the level of significance of impacts in accordance with CEQA Guidelines. HELIX will respond to one round of comments by the City.
Deliverable:
• Draft and Final Air Quality and Greenhouse Gas Emissions Letter Report (electronic format) Task 5. Noise and Vibration Assessment
HELIX will analyze noise and vibration impacts in accordance with the requirements of CEQA and the City. HELIX will coordinate with the City and/or the project applicant to obtain the project description and drawings as well as data related to project noise-generating equipment, project-generated traffic, and drive-through noise. Ambient noise in the project area will be described using data/analysis from Letter to Mayank Patel Page 4 of 10
November 6, 2025
the City 2040 General Plan Safety Chapter and Environmental Impact Report. This scope of work does not include a site visit to conduct noise measurements.
HELIX will evaluate potential project construction equipment noise and vibration impacts at nearby noise-sensitive land uses using appropriate calculation methodology or modeling, such as the Federal Highway Administration’s Roadway Construction Noise Model. HELIX will analyze on-site generated noise for compliance with City ordinances and City General Plan policies using appropriate calculation methodology or modeling, such as the Computer Aided Noise Abatement model (CadnaA), which is a computer program developed by DataKustik for predicting outdoor noise levels in a wide variety of conditions. Potential noise sources of concern include: drive-through speakers; drive-through vehicle queuing; building heating, air conditioning (HVAC) systems; and parking lots. HELIX will evaluate changes in ambient traffic noise in the project vicinity due to the addition of project-related traffic to area roadways using appropriate calculation methodology or modeling, such as the Federal Highway Administration’s Traffic Noise Model.
HELIX will provide the results of noise and vibration analyses in a letter report. The report will include descriptions of the existing noise environment and applicable regulations and policies; a summary of the noise and vibration modeling assumptions and methodology; and the results of the analyses described above, including a determination of the level of significance of impacts in accordance with CEQA Guidelines and applicable mitigation if needed. HELIX will respond to one round of comments by the City.
Deliverable:
• Draft and Final Noise and Vibration Letter Report (electronic format).
Task 6. Transportation Impact Analysis
Fehr & Peers, a subconsultant to HELIX, will prepare a transportation impact analysis for the proposed project.
Vehicle Miles Traveled (VMT) Screening: Since the City does not have established methodologies or guidelines for VMT screening or analysis, Fehr & Peers will rely on the guidelines published by the State’s Office of Land Use and Climate Innovation (formerly known as Office of Planning and Research [OPR]). Based on a preliminary review, it is expected that the project will meet at least one of the State’s established screening criteria for VMT due to its use and size. Therefore, the project is expected to screen out of a detailed VMT analysis. Fehr & Peers will document the project’s compliance with the VMT screening criteria and established thresholds. This scope of work does not include quantifying the VMT generated by the project. If the project does not meet any of the screening criteria or if quantification of the project’s VMT is requested, Fehr & Peers will consult with HELIX and City staff to determine the next steps, including potential assumptions and methodology for a detailed VMT analysis.
Trip Generation: It is Fehr & Peers understanding that a typical Raising Canes restaurant generates more traffic than a typical fast-food restaurant. Since, data published by the Institute of Transportation Engineers (ITE) may not accurately reflect trip generation for a Raising Canes restaurant, Fehr & Peers will rely on available data collected at existing Raising Canes restaurants to estimate the weekday daily and PM peak hour trip generation for the project (since Raising Canes does not open until 9:00 AM, Fehr & Peers will not estimate the weekday AM peak hour trip generation). The trip generation data will also be supplemented with data and methodology in the ITE Trip Generation Manual, 12th Edition (2025).
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November 6, 2025
The trip generation will also account for pass-by (trips that would be on the streets adjacent to the project regardless of the project but would make an interim stop at the site on their way to their final destination), and internalization (customers that visit other destinations in the adjacent parcels without using the public streets). The trip generation will separate out the drive-thru trips and parking trips.
Site Access and Circulation Review: Fehr & Peers will assess the project site plan for multimodal site access and circulation, including the following:
• Site access and interface with public roadway network including adequacy of driveway throat lengths and sight distances at the project driveway on Dyer Street and the connections to the adjacent parcels
• Vehicular circulation within the site
• Truck access and loading
• Emergency vehicle access and circulation
• Pedestrian and bicycle access and circulation within and adjacent to the site • Proximity to and access to/from public transit
• Adequacy of the parking supply compared to estimated peak demand under typical conditions • Adequacy of the queuing space for the drive-thru window based on the calculated 95th percentile queue under typical operating conditions and based on the peak hour demand estimated in the trip generation, and available data on Raising Canes drive-thru window service rates
Where necessary and feasible, Fehr & Peers will identify physical or operational measures to improve site access and internal circulation. Fehr & Peers will summarize our recommendations on an annotated site plan that can be incorporated into the Transportation Impact Analysis Memorandum.
Intersection Counts and Traffic Operations Analysis: Fehr & Peers will collect multimodal counts (consisting of passenger vehicles, heavy vehicles, and bicycles by movement and pedestrians by crosswalk) at the following two intersections on a typical weekday during the evening peak commute period (4:00 to 7:00 PM):
1. Dyer Street/Shopping Center Driveway (signalized intersection north of the project)
2. Dyer Street/Project Driveway (side-street stop-controlled right-in/right-out only intersection) Fehr & Peers will conduct intersection analysis for the weekday PM peak hour using the Highway Capacity Manual methodologies as applied through the Synchro software package. Fehr & Peers will estimate intersection delay and level of service (LOS), and the 50th and 95th percentile queue lengths for the following scenarios:
• Existing Conditions – Based on current traffic data
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November 6, 2025
• Existing Plus Project Conditions – Existing volumes plus project generated traffic as documented in the trip generation
Transportation Impact Analysis Memorandum: Fehr & Peers will document the above in a draft memorandum and submit the draft memorandum to City staff for review. Fehr & Peers will respond to two rounds of qualitative comments before finalizing the memorandum. This scope of work assumes that comments on each draft will be editorial comments. Additional quantitative analysis may require an amendment to the scope of work and associated fee.
Deliverables:
• Draft and Final Transportation Impact Analysis Memorandum (electronic format) Task 7. Administrative Draft IS/MND
HELIX will prepare an IS/MND pursuant to the CEQA Guidelines Section 15063 for the project. An IS Checklist based on Appendix G of the CEQA Guidelines will be used to document potential environmental impacts resulting from implementation of the proposed project. The IS will contain all mandatory elements including the following:
• Project Description. The project description will describe the baseline information for the project site, as well as the major elements of the project and will include a discussion of the proposed demolition, construction, and operation of the project; • Figures. Figures identifying the local and regional location of the project site and other project characteristics as relevant to CEQA analysis; and
• Disclosure of potential environmental impacts resulting from implementation of the proposed project. The checklist will contain a narrative for each issue in support of each conclusion and it will include discussions (as required by current CEQA statute) relevant to aesthetics, agricultural and forestry resources, air quality, biological resources, cultural resources, energy, geology and soils, greenhouse gas emissions, hazards and hazardous materials, hydrology and water quality, land use, mineral resources, noise, population and housing, public services, recreation, transportation, tribal cultural resources, utilities/service systems, wildfire, and mandatory findings of significance.
This task includes costs for a HELIX biologist to conduct a desktop review of any existing pertinent information on biological resources (i.e., CEQA, biological technical report documents for adjacent developments if available) and conduct an in-house database search for sensitive species known to occur within the project site and vicinity. The in-house database search will include a query of the following agency lists of special-status species:
• U.S. Fish and Wildlife Service (USFWS) Sacramento Fish and Wildlife Office; • California Department of Fish and Wildlife’s (CDFW) Natural Diversity Database; and • California Native Plant Society (CNPS) Rare Plant Database.
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November 6, 2025
Impact analysis relevant to biological resources will be based on this desktop review and database search and will be incorporated by reference directly into the IS/MND. Impact analysis relevant to cultural resources within the project site will be based on the technical information from the Cultural Records Search Memorandum scoped in Task 2. Impacts related to air quality and GHG emissions will be based on the analysis and letter report scoped in Task 4, and impacts related to noise and vibration will be based on the analysis and letter report scoped in Task 5. Impacts related to transportation will be based on the Transportation Impact Analysis Memorandum prepared by Fehr & Peers scoped under Task 6. All other resource sections are anticipated to be addressed qualitatively or by incorporating reports prepared by others and provided by the project team.
Where relevant, the IS/MND sections will identify feasible and tangible mitigation measures to reduce impacts to less-than-significant levels as applicable to relevant thresholds for all environmental impacts identified in the CEQA IS Checklist as “potentially significant.” This scope of work assumes that all potentially significant impacts can be mitigated to less-than-significant levels and that an IS/MND will meet the requirements for environmental review pursuant to CEQA.
HELIX will produce an electronic version of the Administrative Draft IS/MND for the City to review and provide comments as well provide the City with fifteen printed copies of the Administrative Draft IS/MND.
Deliverables:
• One (1) electronic copy of the Administrative Draft IS/MND • Fifteen (15) printed copies of the Administrative Draft IS/MND Task 8. Public Review Draft IS/MND
Upon receipt of a single consolidated set of written comments from the City, HELIX will revise the Administrative Draft IS/MND as necessary to address all comments and will provide an electronic copy of the Public Review Draft IS/MND to the City for final review and approval before the document is produced for a 30-day public review period. HELIX will also provide an electronic copy of the required Notice of Intent to Adopt a Mitigated Negative Declaration (NOI), Notice of Completion (NOC), and Summary Form for review by the City. Following City approval of the Public Review Draft IS/MND and draft notices, HELIX will upload the Public Review Draft IS/MND, NOI, NOC, and Summary Form to the State Clearinghouse (SCH) on behalf of the City, if authorized by the City. It is assumed that the City will circulate the NOI in accordance with Section 15072(b) of the CEQA Guidelines and file the NOI with the Alameda County Clerk. This scope of work does not include the production of hard copies of the Public Review Draft IS/MND.
Deliverables:
• Public Review Draft IS/MND (electronic format)
• Draft and Final NOI, NOC, and Summary Form (electronic format) Task 9. Final IS/MND
Following the close of the 30-day public comment period, HELIX will consult with the City and review written comments received on the Public Review Draft IS/MND. HELIX will prepare draft responses to comments received on the environmental document for City review. It is assumed that comments will be minor (not requiring additional analysis or studies), up to ten public comment letters will be received, Letter to Mayank Patel Page 8 of 10
November 6, 2025
and responses will consist primarily of clarifying information and directing commenters to the appropriate discussion in the environmental document. Once the City has reviewed and approved the responses to comments, the comments and responses will be integrated by HELIX into a Final IS/MND.
HELIX will also prepare a Mitigation Monitoring and Reporting Program (MMRP) in accordance with Section 15074(d) of the CEQA Guidelines for incorporation into the IS/MND. HELIX will provide the City with a digital version of the draft MMRP for review and comment. The MMRP will be finalized following receipt of comments from the City, if any.
HELIX will prepare the Notice of Determination (NOD) for filing. The City will file the NOD with the Alameda County Clerk, and HELIX will file the NOD with State Clearinghouse within five (5) working days following adoption of the Final IS/MND, if authorized by the City. It is assumed the City will pay associated CDFW filing fees.
Deliverables:
• Final IS/MND (electronic format)
• Draft and Final MMRP (electronic format)
• Draft and Final NOD (electronic format)
Task 10. MMRP Implementation
HELIX will support City staff to implement required mitigation measures prior to construction of the proposed project. While the CEQA document has not yet been prepared, it is anticipated that a Worker’s Environmental Awareness Program (WEAP) training as well as nesting bird survey may be required prior to commencement of project construction. This task provides budget for HELIX staff to provide the WEAP training and conduct a nesting bird survey as part of this task. If additional services are required to implement mitigation measures identified in the final CEQA document, HELIX will work with the City to prepare a contract amendment to provide support if additional budget is needed.
Task 11. Contingency
A contingency task was added for any additional, as-needed environmental consulting services that may be requested by the City. All work performed under this contingency task will be initiated only upon written authorization from City staff and will be billed on a time-and-materials basis in accordance with the approved rate schedule.
SCHEDULE
HELIX understands that time is of the essence from the completion of the IS/MND. If HELIX is selected and notice to proceed is granted on November 17, 2025, and there are no major changes to the project design throughout the execution of our proposed scope of work, HELIX is confident that a Final IS/MND can be provided to the City by May 2026.
Task Duration Deliverable Date
HELIX receives Notice to Proceed -- November 17, 2025
Task 1: Project Management and Meetings -- --
Task 2: Cultural Records Search Memorandum 6 weeks December 29, 2025 Task 3: AB 52 and SB 18 Tribal Consultation Support -- As-Needed Letter to Mayank Patel Page 9 of 10
November 6, 2025
Task Duration Deliverable Date
Task 4: Air Quality and Greenhouse Gas Emissions Assessment1 6 weeks February 23, 2026 Task 5: Noise and Vibration Assessment1 6 weeks February 23, 2026 Task 6: Transportation Impact Assessment 8 weeks January 12, 2026 Task 7: Administrative Draft IS/MND2--
HELIX prepares Administrative Draft IS/MND 16 weeks March 9, 2026 City reviews Administrative Draft IS/MND 1 week March 16, 2026 Task 8: Public Review Draft IS/MND and Notices 1 week March 23, 2026 --Public Review Period-- 30 days March 25, 2026 – April 24, 2026
Task 9: Final IS/MND and NOD 2 weeks May 8, 2026
Task 10: MMRP Implementation -- After CEQA approval
Task 11: Contingency -- As-Needed
1 This schedule assumes that the analysis for the Air Quality and GHG Emissions Assessment (Task 4) and Noise and Vibration Assessment (Task 5) will be started once the Transportation Impact Analysis (Task 6) is completed. 2 This schedule assumes that the preparation of the Administrative Draft IS/MND (Task 7) will begin once notice to proceed is granted.
COST ESTIMATE AND PAYMENT PROCEDURES
HELIX submits this cost estimate not to exceed $136,570 including Optional Task 3, which is provided below in a breakdown by task.
Task
Number Task Name Cost
1 Project Management and Meetings $13,105
2 Cultural Records Search Memorandum $6,990
3 Tribal Consultation Support (Optional) $2,735
4 Air Quality and Greenhouse Gas Emissions Assessment $11,250 5 Noise and Vibration Assessment $12,070
6 Transportation Impact Analysis $23,320
7 Administrative Draft IS/MND $23,780
8 Public Review Draft IS/MND $5,500
9 Final IS/MND $6,160
10 MMRP Implementation $14,160
11 Contingency $17,500
TOTAL (Excluding Optional Task) $133,835
TOTAL (Including Optional Task) $136,570
ASSUMPTIONS AND LIMITATIONS
The following assumptions and limitations are a material component of this Proposal. • The City will provide HELIX with current available digital baseline data and project plans for producing all maps and graphics, which should be submitted in one of the following formats: .dxf, .dwg (AutoCAD), .dgn (Microstation), .shp (ArcView shapefiles), .gdb (ArcGIS geodatabase) or .kmz (Google Earth). In some cases, .pdf files will be acceptable. • Costs associated with in-person public meetings, biological surveys, and/or permit preparation and processing (“additional work”) are not included within the scope.
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• The City will provide HELIX with all project-specific technical studies prepared by others to be incorporated into the CEQA document.
• The City or Project Applicant will pay any required CDFW environmental review fees and County filing fees.
• Once preparation of the draft document has begun, no changes to the project design will occur such that major revisions to the project description or re-analysis of any environmental issue will be required.
• City is responsible for ensuring that technical reports that are provided to HELIX for the public record by any party not under subcontract to HELIX are consistent with the document accessibility requirements of the Americans with Disabilities Act (ADA), Section 508 of the Rehabilitation Act, and any similar requirements.
• HELIX is committed to meeting accessibility requirements for the ADA and Section 508 of then Rehabilitation Act for public-facing digital document deliverables. Information presented from third-party sources (e.g., California Emissions Estimator Model outputs) and documents prepared using the strike-out underline feature, a standard for annotation of final CEQA documents, may not achieve the full level of accessibility.
CONCLUSION
We look forward to working with you on this project. If you have any questions concerning this Proposal, please contact me at [email protected].
Sincerely,
Lesley Owning
Environmental Planning Group Manager