STAFF REPORT
CATHEDRAL CITY
PLANNING
COMMISSION
MEETING DATE: April 15, 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
recommending approval of General Plan Amendment 25-
0001, Change of Zone 25-0001 and Specific Plan 25-0001.
STAFF PLANNER: Sandra Molina, Acting 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 and a mix of land uses, such as the proposed cemetery use and ancillary office and retail uses. Therefore, the proposed CN designation is appropriate.
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:
On March 18, 2026, the Planning Commission conducted a public hearing on the proposed Fores Lawn Cathedral City Specific Plan and associated General Plan Amendment and Change of Zone.
As contemplated, the project would establish a specific plan on 10 acres encompassing the existing Forest Lawn cemetery (North Area) and the redevelopment of the former mini storage facility (South Aea) to cemetery uses, thereby expanding the cemetery.
Existing cemetery structures include a mortuary, crematory, mausoleums, wall crypts, columbaria, and lawn crypts, as well as associated office space, private street, surface parking. Redevelopment of the south area includes development of 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. No expansion of the crematorium is proposed.
Table 1: Specific Plan Build Out
North Area South Area Build Out Total
Occupied space 18,000 SF 12,000 SF 30,000 SF
Non-occupied space 40,000 SF 275,000 SF 315,000 SF
Interment Spaces 14,000 SF 70,000 SF 84,000 SF
General Plan Amendment 25-0001 proposes to 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.
On March 18, 2026, the Planning Commission conducted a public hearing on the Project (report attached). The Planning Commission expressed concern that the architectural guidelines contained in the draft Specific Plan did not provide enough information so that the Commission had an understanding of what the future structures would look like, particularly since future construction would be subject to administrative design review by the Director.
Although the public hearing remains open, this report will focus on the architectural guidelines and the Architectural Character section prepared in response to Commission direction.
The March 18, 2026, report is attached.
ANALYSIS:
The Specific Plan will allow for long-term development of the South Area. In keeping with demand, the proposed structures will be built incrementally.
In response to the concerns expressed by the Commission, Forest Lawn has revised the Specific Plan to incorporate a new section entitled “Architectural Character” and with subsections on “Forms and Massing”, “Articulation and Ornamentation” and “Colonnades and Breezeways”. This section incorporates photographs of existing cemetery structures and conceptual illustrations and includes key notes to the architectural feature being highlighted within the conceptual illustrations and the existing structures. This approach is similar to the approach used for the Uptown Village Specific Plan Amendment project for future buildings.
Drive. In the concept illustration, variation of roof lines, variation in structure heights, open colonnades and open fencing are depicted.
rooflines to provide massing relief. An illustrative section also demonstrates the varied setback along the south and western property edges and the use of open colonnades and window openings.
horizontal and vertical articulation showing building openings, recesses, columns, pilasters and arched forms.
breezeways and wall openings to provide visual interest, allow light in, and break up massing.
The images along with the guidelines contained in the Specific Plan provide sufficient direction for Director review of subsequent development.
Conditions of Approval
At the March 18th meeting, a redline version of recommended changes to the conditions of approval was provided. The Commission also requested a new condition to be added to provide for City review should additional cremations be added. The attached conditions of approval has accepted all redlines, except for new condition number 3.12, which is shown in redline.
3.14 Forest Lawn will coordinate with the City Planning Director in the event of a proposed increase to the number of monthly cremations allowed under existing SCAQMD permits to determine whether the City will require any additional review or an amendment to the Specific Plan.
ENVIRONMENTAL REVIEW:
As stated in the March 18, 2026, staff report, 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). 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.
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:
The project was continued to a date certain of April 15, 2026, and no additional noticing was required.
ATTACHMENTS:
Forest Lawn Conceptual Illustrations
Planning Commission Resolution Forest Lawn_4.1.2026
Forest Lawn – Cathedral City Specific Plan-Draft 4_2023-04-06 Forest Lawn Conditions of Approval_Rev4.1.2026
Forest Lawn Initial Study/Mitigated Negative Declaration Forest Lawn Response to Comments
Forest Lawn Mitigation Measure and Reporting Program
March 18, 2026 Staff Report without Attachments
Forest Lawn – Cathedral City Specific Plan
April 2026 Draft 24
31 Architectural Character
The Specific Plan’s architectural design guidelines are intended to ensure architectural quality and establish general guidance that directs structural form, massing, materiality and complements existing architecture within the Specific Plan area.
The Architectural Character Images depict representative design features and architectural elements that would be in conformance with the Specific Plan and are part of the design framework to guide Forest Lawn and the Director of Community and Economic Development in the Administrative Design Review process.
The images shown in these figures are conceptual and illustrative and include examples of existing elements within the existing cemetery development in the North Area.
The Architectural Character Images in Figures 4-1, 4-2, and 4-3 provide example images of the design intent and features described in the Specific Plan’s architectural guidelines.
Conceptual Illustration (South Area- Da Vall Drive/Memorial Drive) Existing Cemetery (North Area)
Forest Lawn – Cathedral City Specific Plan
April 2026 Draft 24
32 Figure 4-1: Architectural Character Images -
Form and Massing
1) Incorporate openings, offsets, and recesses to
provide massing relief and articulated form.
2) Provide required stepbacks for any second
floor at western and southern edges.
3) Massing strategies such as varied rooflines
and architectural features that create visual
interest.
Conceptual Illustration (Southern and Western Property Edges) 33 33
3333
11 11
11 11
11 3333
22 Existing Cemetery (North Area)
22 33
11 33
11 11
Illustrative Section (Southern and Western Property Edges) 6’
15’
45’
20’
Wall Openings Open
Colonnade
Wall Crypts
Wall Crypts
Open
Colonnade
Forest Lawn – Cathedral City Specific Plan
April 2026 Draft 24
33 11
11 33
33 22
22 Figure 4-2: Architectural Character
Images - Articulation and
Ornamentation
1) Avoid long empty walls or building
massing with no architectural
articulation by using horizontal and
vertical architectural elements to
create relief and visual interest.
2) Varied details to enhance aesthetic
impact such as mouldings, columns,
pilasters, and arched forms.
3) Building facades and design concepts
should be reflective of the structure’s
use and respectful of sacred spaces.
Existing Cemetery (North Area)
Existing Cemetery (North Area)
Conceptual Illustration
11 22
22 33
33 Forest Lawn – Cathedral City Specific Plan
April 2026 Draft 24
34 22
22 22
11 11
33 33
33 Figure 4-3: Architectural Character
Images - Colonnades and Breezeways
1) Use of architectural forms such as
colonnades and arcades provide pleasant
walking experiences as well as shade in
hotter months.
2) Breezeways offer architectural articulation
and ventilation, reduce massing, and allow
natural light to come into spaces.
3) Including features such as colonnades
and breezeways into design can create
openness and visual interest along street
edges (Da Vall Drive and Memorial Drive).
Existing Cemetery (North Area)
Conceptual Illustration (Da Vall Drive Frontage)
11 22
11 22
22 Existing Cemetery (North Area)