STAFF REPORT
CATHEDRAL CITY PLANNING COMMISSION
MEETING DATE: March 18, 2026
ITEM: Forest Lawn - Cathedral City Specific Plan Project - A proposal of Forest Lawn Memorial Park Association to establish the Forest Lawn - Cathedral City Specific Plan for the long-term development of the existing cemetery use consisting of a total of 10 acres located on the southwest corner of Ramon Road and Da Vall Drive, including a General Plan Amendment and Change of Zone.
RECOMMENDATION: Adopt a Resolution recommending that the City Council adopt a Mitigated Negative Declaration pursuant to the California Environmental Quality Act and further recommend approval of General Plan Amendment 25-0001, Change of Zone 25-0001 and Specific Plan 25-0001.
STAFF PLANNER: Sandra Molina, Deputy Director of Community and Economic Development
FINDINGS:
RECOMMEND that the City Council adopt a Mitigated Negative Declaration and Mitigation Measure and Reporting Plan, pursuant to the California Environmental Quality Act (CEQA), Section 15074 of the State CEQA Guidelines, based on the following findings and attached Mitigated Negative Declaration:
1. That the Mitigated Negative Declaration has been prepared in compliance with the requirements of CEQA, and State CEQA Guidelines and, together with the MMRP, serves as the appropriate environmental documentation for the Project;
2. The record as a whole, including the Initial Study and any comments received, demonstrates that there is no substantial evidence that the project will have a significant effect on the environment with the implementation of the mitigation measures; and
3. The Mitigated Negative Declaration reflects the Lead Agency’s independent judgment and analysis;
4. In accordance with Section 15074, Chapter 3, Title 14, of the California Code of
Regulations (State CEQA Guidelines), the Mitigation Monitoring and Reporting Program contained in the Final Initial Study and Mitigated Negative Declaration, dated January 2026, shall serve as the City’s reporting program for monitoring the mitigation measures specified in the Mitigated Negative Declaration
5. The Cathedral City Planning Department is the custodian of the documents or other material that constitute the record of proceedings upon which this decision is based.
RECOMMEND that the City Council adopt a resolution approving General Plan Amendment 25-0001 to amend the Land Use Map designation from General Commercial (GC) to Neighborhood Commercial (CN) based on the following findings:
1. The General Plan anticipates periodic revision to ensure City ordinances and policies are maintained in conformance with the General Plan; and
2. The Neighborhood Commercial designation is assigned to existing neighborhood centers and vacant lands appropriate for this use. This designation provides for commercial uses, a mix of land uses, and the proposed cemetery use, may also be considered appropriate within the CN land use designation. The Forest Lawn Specific Plan allows office and retail uses, in addition to cemetery uses.
3. The proposed General Plan Amendment is consistent with the General Plan Land Use Element which provides for periodic review and amendment to ensure concurrently with changing conditions and to ensure it continues to reflect the goals of the community.
4. Adoption of this General Plan Amendment is not in conflict with Section 65358(b) of the California Government Code relating to the number of amendments permitted per year, because this amendment is the first amendment of calendar year 2026.
RECOMMEND that the City Council adopt an ordinance to enact Change of Zone 25-0001 from Planned Community Commercial (PCC) to Neighborhood Business Park (NBP), based on the following findings
1. The proposed change of zone is in conformity with the General Plan land use designation of Neighborhood Commercial (CN), as amended, and the proposed NBP zone district, is identified as an implementing zone district of for the proposed CN land use designation and the lot area development standard for the proposed zone is the same as the lot area designated on the General Plan Map for the property, subject to the general plan amendment; and
2. The subject property is suitable for the uses permitted in terms of access, size and shape of parcel, relationship to similar or related uses, and other considerations deemed relevant by the Commission and Council as the project is consistent with applicable zoning standards. The NBP district specifically allows for cemeteries, mortuaries, crematorium, and columbaria and ancillary office and retail uses; and
3. The proposed change of zone to permit the Project is desirable for the development of the community in that it allows the Applicant to meet the long-term needs of the community, conforms with applicable policies of the General Plan, and is not detrimental to existing uses or to uses specifically permitted in the NBP Zoning District.
RECOMMEND that the City Council adopt an ordinance approving Specific Plan 25-0001, referred to as the Forest Lawn – Cathedral City Specific Plan based on the following findings and subject to conditions of approval:
1. The Forest Lawn – Cathedral City Specific Plan (SP 25-0001) was prepared in accordance with California Government Code, Article 8, Specific Plans [65450- 65457]; and
2. The proposed specific plan is consistent with all other provisions of the General Plan. The Forest Lawn Specific Plan is consistent with General Plan policies and programs that provide for the use of Specific Plans as part of the General Plan to address detailed design, land use and policy direction for a particular area within the City and as a method of detailed and systematic implementation of the General Plan (General Plan, Administration Element, Policy 2 and Program 2A), and General Land Use Policy 4 to encourage in-fill development and lot consolidation shall be encouraged as means of enhancing existing development and as a means of optimizing the use of existing roadways and utility infrastructure; and
3. The proposed specific plan will not be detrimental to the public interest, health, safety, convenience, or welfare. The Forest Lawn Specific Plan is desirable in service to the community in that it allows the Applicant to meet the long term needs of the immediate and surrounding community by providing needed cemetery spaces, conforms with applicable policies of the General Plan, and is not detrimental to existing uses or to uses specifically permitted in the surrounding area.
PROJECT DESCRIPTION/BACKGROUND:
Forest Lawn – Cathedral City (Forest Lawn) is owned by Forest Lawn Memorial Park Association, a non profit, non denominational organization that has operated cemeteries throughout Southern California, including the Coachella Valley, for over one hundred years.
Forest Lawn is located at the southwest corner of Ramon Road and Da Vall Drive. It was originally approved in 1992 beginning with the construction of the mortuary building, under Conditional Use Permit 92-181. Through subsequent approvals and over a 30-year period, it has expanded to its current configuration which includes the existing mortuary with chapel, crematory, mausoleums, wall crypts, columbaria, and lawn crypts, as well as associated office space, private street, surface parking areas, and walkways. Currently under construction, are eight wall crypts and one wall niche, which were recently approved in 2022. In total, with the portion under construction, the existing cemetery consists of approximately 18,000 square feet of occupied building area and approximately 40,000 square feet of non-occupied floor area, which accommodates approximately 14,000 interment spaces on 5.2 acres.
Forest Lawn acquired the self-storage facility, which sits on about 4.8 acres several years ago for the future expansion of the cemetery. Similar to the development of the existing cemetery, it is expected that the redevelopment of the former storage facility site will occur over a long term period. Because of this, Forest Lawn is seeking development surety and a streamlined development review process with the future expansion.
On April 2, 2025, T&B Planning, representing Forest Lawn Memorial Park Association (Applicant) submitted Specific Plan 25-0001, the boundaries of which include the existing cemetery comprised (North Area) and storage facility (South Area), totaling 10 acres. The proposed Specific Plan provides a framework for future development, including redevelopment of the existing storage facility designed to complement the existing cemetery uses. It contains development standards and design guidelines, and future development is guided by key principles including timeless memorial architecture, artistic elements, and a variety of interment property.
The South Area would provide development of up to approximately 12,000 square feet of new occupied floor area (offices and chapel) and up to 275,000 square feet of new non- occupied floor area for such uses as wall crypts, columbaria, and burial and cremation garden structures, creating approximately 70,000 new interment spaces.
Accounting for existing cemetery uses to remain, previously approved cemetery uses currently under construction, and future proposed cemetery development, the proposed Specific Plan would allow for a total of approximately 30,000 square feet of occupied floor area, approximately 315,000 square feet of non-occupied floor area, and approximately 84,000 interment spaces.
In conjunction with the Specific Plan, General Plan Amendment 25-0001 and Change of Zone 25-0001 were filed. The General Plan Amendment would change the land use designation for the proposed Specific Plan area from General Commercial (CG) to Neighborhood Commercial (CN), and the proposed Change of Zone would change the zoning designation from Planned Community Commercial (PCC) to Neighborhood Business Park (NBP). These designations provide for cemetery and ancillary uses and better fit Forest Lawn uses.
Architectural Review Committee (ARC)
The ARC reviews projects to ensure that projects will create an image with a high degree of quality that improves the built environment and incorporates quality amenities with regard to architecture, landscaping, the streetscape, site plan review and aesthetics and safety.
ARC recommendations are forwarded to the Planning Commission regarding architectural design and landscaping.
On February 18, 2026, the ARC reviewed the proposed Specific Plan, including the conceptual plan, landscape and architectural standards. The ARC recommended approval of the Specific Plan to the Planning Commission, with no changes.
ANALYSIS:
Forest Lawn Specific Plan
The proposed Specific Plan acknowledges that cemeteries fulfill a vital public role by linking people to the past—preserving the memories of loved ones who have passed, as well as the shared events and histories that bind communities together. The cemetery serves as a place of remembrance, honoring individuals while supporting the healing process associated with grief and loss. The proposed Specific Plan reflects Forest Lawn’s Memorial Park philosophy, which is founded on the belief that a cemetery is not only a resting place for the deceased, but also a place for the living: a source of inspiration and an integral component of the community’s day to day life. In fulfilling an important civic purpose, a cemetery provides a public, peaceful environment—a sacred space dedicated to interment, worship, reflection, quiet respect, and reverence.
In establishing the development framework for the Specific Plan area, the Specific Plan includes a conceptual site plan depicting future development, permitted land uses, development standards, design guidelines, infrastructure plans and an implementation plan.
The conceptual site plan shows the proposed redevelopment of the South Area. It depicts mausoleums, columbarium, a service chapel, open landscape areas with walkways and water features. Cemetery structures such as burial gardens and mausoleums will be developed in stages, with incremental amounts of development occurring as needed over an extended period of time to meet the demand for interment spaces.
Permitted uses listed under the proposed Specific Plan are uses that support the existing and future uses, such as cemetery, mortuary, crematorium, wall and lawn crypts, mausoleum, office, chapel, flower shop, water features and garden uses. The proposed uses are consistent with proposed the General Plan land use designation of Neighborhood Commercial and Change of Zone to Neighborhood Business Park New structures will be a mixture of one and two stories. The maximum building height is proposed at 45 feet. Setbacks are between 10 and 15 feet from Da Vall Drive and Ramon Road, respectively. From the west and south property lines, the minimum setback is 15 feet for ground floors, and steps back to 20 feet for second floors.
The primary access will continue to be provided from Ramon Road on the north and Da Vall Drive to the east. A private street, Memorial Drive, connects Ramon Road and Dave Vall Drive. The north-south alignment of Memorial Drive will be extended south, forming a new cul-de-sac to serve the South Area. Vehicle parking will continue to be provided along private streets, and the existing parking lots will also serve the new area. A minimum of 92 parking spaces will serve the Specific Plan area and will be maintained. Given the parking demands of cemetery uses which are intermittent with highest demand typically during funeral services, parking will be sufficient.
Implementation of the Specific Plan
As stated, development will occur on an incremental basis as needed to serve the community. It is the intent of the Specific Plan to allow City staff to process future development applications administratively under administrative design review applications.
Review will be limited to confirming the development substantially conforms to the development and design standards contained in the Specific Plan. This will encourage expedited review of the build-out of the site.
Additionally, to provide maximum flexibility, the timing and order of construction will be determined by Forest Lawn. While not expected, rearrangement of buildings or improvements shown in the concept plan could be allowed, provided that the development envelope remains the same.
Architectural and Landscape Guidelines
In keeping with its long history, and as explained in the proposed Specific Plan, Forest Lawn’s cemetery architecture is intended to evoke comfort and support while inspiring hope. Structures are carefully designed to maximize functionality while maintaining visual interest, with a focus on creating a welcoming and dignified experience for visitors.
Architectural expression remains harmonious with existing cemetery structures while employing State mandated materials and construction methods to ensure durability, longevity, and public safety.
The architectural and landscape design guidelines are intended to provide a predictable framework, and guidelines implement quality design emphasizing both building form and landscape design. The imagery contained in the specific plan is conceptual and representative of different types of cemetery development.
Overall guiding principles include: timeless memorial architecture, artistic elements that may include statuary, mosaics, water features, and variety of interment property.
Architecture
Interment areas are sacred spaces are envisioned to have landscaping, beautiful vistas, inspiring statuary and art that warm the heart and fill the soul with the joy of remembering those who have passed before. Interment areas may come in different forms: ground burial, wall crypts, lawn crypts, cremation niches, sarcophagi, columbaria, mausoleums, private gardens, ossuaries, and cremation/scattering gardens.
Cemetery architecture should elicit feelings of comfort and support while inspiring hope.
Buildings will be designed to maximize their functionality but also have visual interest to provide a welcoming, comforting experience. In harmony with the existing cemetery structures, new structures include building articulation along Da Vall Drive and the southern and western property lines such as openings, offsets, or recesses.
Art is also included as part of the cemetery’s visual aesthetic and should be designed to be educational and uplifting offering museum-like quality.
The Specific Plan emphasizes high quality materials suited for the desert environment, including a diversity of materials. Primary building materials include stucco and concrete, while accent materials may include precast concrete pieces, ceramic tile, marble, steel or wrought iron. Roof materials may be Spanish S tile or flat concrete tiles, while wall and fence materials could include split faced or fluted masonry block or wrought iron/tubular fencing.
Landscaping
The placement of landscape areas, together with the placement of proposed structures work together to provide the sacred space dedicated to interment, worship, reflection, quiet respect, and reverence stated above. Walkways meander between buildings to columbarium trees, water features, and sitting areas. Additionally, statuary and art may also be incorporated into these areas
Landscape treatments are to include a blend of plant materials that are complementary with the surrounding architecture and climate. The Specific Plan includes a Master Plan Palette, selected to be complementary to surrounding architecture and climate.
Trees will be a minimum size of 24” box sizes and the tree palette include, but is not limited to, different palm tree varieties, palo verde, Chilean mesquite, olive and pepper trees.
Shrub varieties include lantanas, firethorn, dwarf bottlebrush, star jasmine, red yucca amongst others.
General Plan Amendment and Change of Zone
As stated, the General Plan Amendment proposes to change the land use designation for the proposed Project area from General Commercial (CG) to Neighborhood Commercial (CN), and the proposed Change of Zone would change the zoning designation from Planned Community Commercial (PCC) to Neighborhood Business Park (NBP). Forest Lawn’s General Plan Amendment and Zone Change Justification letter is attached.
The existing land use designation of Commercial General is applied to major corridors such as Date Palm Drive and East Palm Canyon, and it is the City’s most intensive commercial designation. Whereas the Neighborhood Commercial designation is assigned to existing neighborhood centers, provides for a wide variety of supporting commercial uses and supports a mix of land uses, such as cemeteries. The Neighborhood Commercial designation is appropriate.
It is appropriate to re-zone the 10-acre Project site to NBP from PCC, as the PCC zone district does not permit cemeteries, mortuaries, crematorium, and columbaria. The NBP zone district does and also allows for ancillary office and retail uses. Further the NBP district is intended to provide a land use area which creates a transition between residential, office and commercial uses.
Riverside County Airport Land Use Commission
Pursuant to the Palm Springs Airport Land Use Compatibility Plan, the project site is located within Compatibility Zone E, where residential density and non-residential intensity is not restricted. However, because the Project includes legislative acts (general plan amendment and change of zone) it did trigger review by the Airport Land Use Commission (ALUC).
On January 8, 2026, the ALUC considered the Project and found it consistent with the Palm Springs Airport Land Use Compatibility Plan.
ENVIRONMENTAL REVIEW:
An Initial Study/Mitigated Negative Declaration (IS/MND) along with special studies was prepared for the Project, pursuant to the provisions of the California Environmental Quality Act (CEQA), by the Applicant and peer reviewed by MNS Engineers, the City’s environmental consultant. The IS/MND, and supporting documents were publicly noticed for a 20-day public review period commencing on January 21, 2026, and ending on February 20, 2026.
Comments were received from the Riverside County Airport Land Use Commission (ALUC) and Riverside County Flood Control and Water Conservation District (District). The ALUC commented that the Project had already been reviewed and found consistent with the Palm Springs International Airport Land Use Compatibility Plan. The District’s letter outlines their role and limitations relative to review of land development projects. Responses to the two comment letters are attached, and responses did not identify any new or significant issues requiring revisions to the Initial Study or Mitigated Negative Declaration. Responses to the comments received during the review period are attached.
The IS/MND determined potentially significant impacts for Biological Resources, Cultural Resources, and Tribal Cultural Resources; however, mitigation measures included in the IS/MND reduce all impacts to a less than significant level. The mitigation measures are shown in the attached MMRP.
NOTE: The City of Cathedral City Planning Department is custodian of the documents or other material which constitute the record of proceedings upon which this decision is based.
PUBLIC NOTIFICATION:
This project and the environmental determination were noticed in accordance with the City Municipal Code and CEQA for the Planning Commission public hearing.
ATTACHMENTS:
Planning Commission Resolution
Forest Lawn – Cathedral City Specific Plan
Conditions of Approval
General Plan Amendment and Zone Change Justiifcation letter Initial Study/Mitigated Negative Declaration
Technical Appendices to Initial Study/Mitigated Negative Declaration Response to Comments
Mitigation Measure and Reporting Program
Public Hearing Notice