City Council Staff Report — Cathedral City City Council, May 13, 2026

Staff Report
City Council
Item No. 4.A
Meeting
Date:

May 13, 2026
From: Sandra Molina, Community and Economic Development Director Title: Forest Lawn - Cathedral City Specific Plan Project - A proposal of Forest Lawn Memorial Park Association to establish the Forest Lawn - Cathedral City Specific Plan on 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 adopting the Mitigated Negative Declaration and Mitigation Monitoring and Reporting Plan prepared pursuant to the California Environmental Quality Act for the Forest Lawn Cathedral City Project, adopt a Resolution approving General Plan Amendment 25-0001, and introduce ordinances adopting Change of Zone 25-0001 and Specific Plan 25- 0001.

FINDINGS:

Adopt a resolution adopting the Mitigated Negative Declaration and Mitigation Measure and Reporting Plan, pursuant to the California Environmental Quality Act (CEQA), and find as follows:

1. On the basis of the whole record, there is no substantial evidence the Project as designed and mitigated will have a significant effect on the environment. An Initial Study/Mitigated Negative Declaration (IS/MND) has been prepared and completed in accordance with CEQA. The Mitigated Negative Declaration reflects the independent judgment and analysis of the City; and

2. Pursuant to Public Resources Code, Section 21081 and CEQA Guidelines, Section 15091, all the proposed mitigation measures described in the Mitigated Negative Declaration are feasible, and therefore shall become binding upon the City; and

3. To the extent these findings conclude the various proposed mitigation measures outlined in the IS/MND are feasible and have not been modified, superseded, or withdrawn, the City Council hereby binds itself and their assigns and successors in interest to implement those measures. These findings are not merely informational but constitute a binding set of obligations that will come into effect when the Project is constructed.

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; and

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; and

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.

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 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.

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.

BACKGROUND:

On April 2, 2025, T&B Planning, representing Forest Lawn Memorial Park Association (Applicant) submitted Specific Plan 25-0001. As contemplated, Forest Lawn 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 Area) to cemetery uses, thereby expanding the cemetery.

Existing cemetery uses and structures in the North Area include a mortuary, crematory, mausoleums, wall crypts, columbaria lawn crypts, office space, and 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.

Table 1: Specific Plan Build Out
North Area
(Existing)
South Area
(Proposed)
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 February 18, 2026, the Architectural Review Committee (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.

On March 18, 2026, the Planning Commission conducted a public hearing on the Project.

The Planning Commission continued the public hearing to April 15, 2026, requesting additional architectural exhibits within the Specific Plan to provide a greater understanding of the architectural design of future structures. Forest Lawn provided additional exhibits and on April 15, 2026, the Planning Commission adopted a Resolution recommending City Council approval of the Project.

DISCUSSION:

Specific Plan
Forest Lawn develops their facilities in increments, based on need. The North Area developed over a 30-year period. Likewise, it is expected that redevelopment of the South Area will occur over a long period of time. Because of this, Forest Lawn is seeking development surety and a streamlined development review process with the future expansion. The development tool to govern long term development is a specific plan, as once adopted, it does not expire.

The Specific Plan has been prepared in accordance with the California Government Code governing the preparation of specific plans. 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, at build out.

It depicts mausoleums, columbarium and other interment structures, a service chapel, open landscape areas with walkways and water features.

Permitted uses listed 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 the proposed 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, with the two-story structures proposed along the west and south property lines. In consideration of the adjacent Desert Shadows RV Resort, a minimum setback of 15 feet for ground floors, which then steps back to 20 feet for second floor levels, is required. The overall maximum building height is 45 feet.

Along Da Vall Drive and Ramon Road, the minimum setback is 10 feet and 15 feet, respectively.

The primary public access will continue to be provided from Ramon Road to the north and Da Vall Drive to the east. A private street, Memorial Drive, connects Ramon Road and Da 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 and Forest Lawn’s operational standards which limit the number of daily services to avoid conflicts, parking will be sufficient to serve the Project.

Implementation of the Specific Plan
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 conforms to the development and design standards contained in the Specific Plan. This provides the facilitative and predictable development process that Forest Lawn is seeking and in keeping with the City’s development goals.

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
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.

Architecture and Materials
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.

Structures will be designed to maximize their functionality but also have visual interest to provide a welcoming, comforting experience. They will complement existing structures, and include building articulation, roof line variation, accent materials and open colonnades.

Additionally, along Da Vall Drive and the southern and western property lines the structures will also incorporate openings, offsets, or recesses.

In response to the Commission’s desire for clearer architectural standards, Forest Lawn revised the Specific Plan to augment the architectural guidelines by incorporating a new section entitled “Architectural Character” and with subsections on “Forms and Massing”, “Articulation and Ornamentation” and “Colonnades and Breezeways” (pp 31-34). 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. The revisions were accepted by the Planning Commission.

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 spaces 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.

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).

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. Therefore, the Neighborhood Commercial land use 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.

ENVIRONMENTAL REVIEW:

An Initial Study/Mitigated Negative Declaration (IS/MND) along with technical studies was prepared for the Project, pursuant to the provisions of the California Environmental Quality Act (CEQA), by the Applicant. The IS/MND was peer reviewed by MNS Engineers, the City’s environmental consultant. The IS/MND and supporting documents were publicly noticed for a 30-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). Responses to the two comment letters were prepared and responses did not identify any new or significant issues requiring revisions to the Initial Study or Mitigated Negative Declaration.

The IS/MND determined potentially significant environmental 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 with the incorporation of mitigation measures. The mitigation measures are shown in the attached Mitigation Monitoring and Reporting Program (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 NOTICE:

The Project, including the environmental determination, was noticed in accordance with the City Municipal Code and CEQA for the public hearing.

FISCAL IMPACT:

There is no fiscal impact as the Project Applicant has deposited filing fees into a deposit account to cover staff and consultant expenses for the processing of the development applications.

FIVE-YEAR STRATEGIC PLAN:

Goal F - EMBRACING, INCLUSIVE COMMUNITY

Objective: Cathedral City is valued and respected as a community that welcomes and embraces diversity, has an abundance of high quality and affordable housing options and vibrant businesses. Our neighborhoods are attractive, well-maintained, and issues surrounding homelessness have been compassionately addressed with thoughtful, coordinated, and collaborative programs
ATTACHMENTS:

1. CEQA Resolution – Forest Lawn_rev5.13.2026(BWS)

2. Resolution GPA - Forest Lawn_5.13.2026

3. Ordinance Change of Zone - Forest Lawn_5.13.2026

4. Ordinance Specific Plan - Forest Lawn_5.13.2026
4a. Draft FLCC SP_Draft 4_2026-04-06
4b. Forest Lawn Conditions of Approval-Rev 4.1.2026

Cathedral City City CouncilMay 13, 2026

Cathedral City City Council
May 13, 2026