Lindon council approves development agreement, rezones Canopy Business Park site to regional commercial

Lindon City Council on Sept. 16, 2025, approved a development agreement with Westland Development LLC and passed related general-plan and zoning changes to allow a four-building office/warehouse project in the Canopy Business Park.

The project covers about 6.8 acres and would deliver roughly 132,000 square feet of office-warehouse space across four buildings, with about 340 parking stalls and building heights capped at 35 feet, planning staff said. The council adopted the development agreement by motion (Resolution 2025-22R) and then approved an amendment to the Lindon General Plan and a zoning map change from Research & Business to Regional Commercial for the site.

The council and staff framed the actions as a compromise between the developer and nearby residents, with several conditions added to reduce noise, lighting and privacy impacts on neighboring homes. Planning staff told the council the developer will provide a 30-foot landscape setback, a continuous 7-foot masonry wall along the residential property line and clerestory windows on the rear elevations so second-story occupants cannot look directly into back yards. "It's 4 buildings, approximately a 132,000 square feet of, office warehouse space," planning staff said during the presentation.

Why it matters: the site sits adjacent to established residential lots and a popular multiuse trail. Council members said the changes create an economically viable product for small businesses while aiming to protect adjacency concerns through design controls included in the development agreement and zoning conditions.

Key approvals and safeguards

- Development agreement: The council approved a development agreement with Westland Development LLC that binds the project to the site plan and building elevations reviewed by staff. Required developer obligations include constructing the project as shown, installing a 7-foot masonry wall along the residential property line, and providing a minimum of 132,000 square feet of office/warehouse space.

- Design limitations: The agreement and zone change require clerestory windows on rear elevations (the planning presentation described them as windows 6 feet above the floor), a 30-foot landscape buffer, down-lit exterior lighting with a photometric study, and no outdoor storage between the buildings and adjacent residences.

- Use restrictions: The regional commercial zoning as applied to this parcel excludes certain high-impact uses that staff recommended, including dance clubs, gasoline stations, large exhibit halls or outdoor amusement uses and other similar uses that could generate late-night activity or noise near homes. The planning staff said the regional commercial rules also limit some types of manufacturing; for example, a small brewery would be limited to 1,000 square feet by the zoning standards.

- Phasing and plat condition: The developer may phase the project and has requested two lots; the zoning map amendment was conditioned on recording the subdivision plat and signing the development agreement within one year, and on granting necessary easements for circulation, emergency access and utilities.

Resident concerns and council discussion

Residents at two planning commission meetings raised concerns about potential noise, dust collection and ventilation from manufacturing uses and about lighting, privacy and parking. Council members discussed parking ratios, noting the project provides roughly 340 stalls and that, if divided into 54 units as contemplated, that would be roughly 5.9 stalls per unit according to staff math.

Councilmember Lincoln Jacobs and other members praised the exchange between the developer and residents during the planning process. Developer representative Troy Dana said the team has not yet preleased tenants because the land purchase is still under contract and they needed the regulatory approvals first: "Not yet because this was so important to kinda get figured out first. We're still just under contract to purchase the property," Dana said.

Votes at a glance

- Approval of city council minutes (Sept. 2, 2025): motion to approve moved by Councilmember Jake Hoyt, seconded by Councilmember Van Broderick; motion carried (vote recorded as unanimous among present members).

- Agenda order change (move item 10 ahead of items 8 and 9): motion carried; council noted Councilmember Hoyt temporarily stepped out and did not vote on the order-change motion.

- Development agreement (Resolution 2025-22R, Westland Development LLC): motion to adopt by Councilmember Steve Stewart, seconded by Councilmember Lincoln Jacobs; motion carried (council recorded approval for the development agreement).

- General Plan amendment (ordinance referenced in meeting as '2025-120'2): motion by Councilmember Steve Stewart, seconded by Councilmember Lincoln Jacobs; motion carried. The council's action changed the General Plan land-use designation from Flex Office to Flex Commercial for the identified properties.

- Zoning map amendment (ordinance referenced in meeting as '2025-130'2): motion by Councilmember Steve Stewart, seconded by Councilmember Lincoln Jacobs; motion carried. The zoning map was amended from Research & Business to Regional Commercial for the subject parcels.

- Closed session: the council voted to enter a closed session to discuss potential purchase or sale of real property and pending or possible litigation under Utah Code 52-4-205; the roll-call vote recorded ayes by the members present and the closed session was authorized.

What comes next

Under the development agreement the developer must record the subdivision plat and sign the agreement within the one-year period established in the conditions, provide required easements and meet the design standards described in the agreement. Staff also required a photometric lighting plan and prohibited outdoor storage adjacent to the residential property line.

Speakers quoted in this article spoke during the agenda item for the Canopy Business Park project and are included in the speaker list below. The council's actions modify land-use designations and zoning for the parcels identified in the staff report and bind the developer to the elements and conditions described at the meeting.

Ending: Council members closed the meeting by approving a motion to move into a closed session to discuss possible litigation and real property matters under Utah law; that motion passed by roll call.