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EAGLE MOUNTAIN PLANNING COMMISSION
MEETING MINUTES
March 24, 2026 5:30 p.m.
Eagle Mountain City Council Chambers
1650 East Stagecoach Run, Eagle Mountain, Utah 84005
COMMISSION MEMBERS PRESENT: Commissioners Jason Allen, Rod Hess, Brent Strong, Bryan Free, Mandy Lane,
and Alternate Commissioner Chad DeCoursey.
CITY STAFF PRESENT: Brandon Larsen, Community Development Director; Marcus Draper, City Attorney; Robert
Hobbs, Senior Planner; Shawna Ellis, Community Development Administrative Assistant; and Megan Green,
Planning Secretary.
5:30 P.M. – Eagle Mountain City Planning Commission Work Session
Commissioner Hess called the meeting to order at 5:30 p.m.
1. Discussion Items
1.A. TRAINING – What every Planning Commissioner should know about health
• Shawna Ellis began her presentation, emphasizing the impact of planning decisions on health
outcomes, such as diabetes, injury rates, and life expectancy.
• Ellis reviewed the World Health Organization's definition of health, highlighting the importance of
social determinants of health, including economic stability, education, and neighborhood
environment.
• Ellis discussed five planning decisions that most affect health, including land use and zoning,
transportation and street design, housing type and density, and environmental exposure and
climate resilience.
• Ellis identified red flags in development proposals, including adjacency to freeways and industrial
uses without mitigation, high heat or flood risk areas with no adaptation strategies, and loss of
existing affordable housing.
• Ellis provided examples of specific red flags, such as no sidewalks or unsafe pedestrian access,
blank walls, gated designs, poor lighting, and large parking footprints.
• Ellis also emphasized the need for equitable access to transit, groceries, medicine, schools, and
parks to ensure that all community members benefit from development projects.
• The Commissioners expressed appreciation for Shawna's presentation and the importance of
considering health in planning decisions.
2. Agenda Review
2.A. Agenda Item 7.A. Ordinance Amending EMMC 17.72.040. HVAC Screening Requirements
• Senior Planner Robert Hobbs presented a proposal for HVAC screening standards for multi-family
structures, explaining the need for a more detailed and succinct methodology.
• The proposal includes requirements for L-shaped screens, height standards, and clearance around
units to ensure maintenance and drainage.
• Commissioners discussed the pros and cons of different screening materials, such as vinyl, wood,
and landscaping, and the potential maintenance challenges associated with each.
• The discussion included considerations for wall-mounted versus ground-mounted HVAC units and
the need for clear language in the code to address exceptions and enforcement.
• Commissioners expressed concerns about the practicality of certain screening requirements, and
the potential for tumbleweeds to accumulate in L-shaped screens.
Eagle Mountain Planning Commission Meeting – March 24, 2026 Page 1 of 3

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Commissioner Hess adjourned the work session at 6:27 p.m.
6:30 P.M. – Eagle Mountain City Planning Commission Policy Session
2. Commissioner Hess called the policy session to order at 6:31 p.m.
3. Pledge of Allegiance
Commissioner Hess led the Pledge of Allegiance.
4. Declaration of Conflicts of Interest
None.
5. Approval of Meeting Minutes
5.A.
MOTION: Commissioner Lane moved to approve the minutes of March 10, 2026, Planning Commission
meeting. Commissioner Strong seconded the motion.
Jason Allen Yes
Bryan Free Yes
Rod Hess Yes
Brent Strong Yes
Mandy Lane Yes
Chad DeCoursey Not Voting - Alternate
The motion passed with a unanimous vote.
6. Status Report
Community Development Director Brandon Larsen reviewed the planning items that will be discussed and voted
upon during the next City Council meeting on March 25, 2026.
7. Action and Advisory Items
7.A. Ordinance Amending EMMC 17.72.040. HVAC Screening Requirements
Presentation Summary: Staff were directed to prepare a code amendment to propose more detailed ground-
mounted HVAC screening requirements for multi-family residential buildings. The draft language incorporates
consideration for hiding equipment from multiple viewpoints, controlled screening size/appearance, and clearance
for maintenance access.
Discussion summary:
• Senior Planner, Robert Hobbs, briefly presented the proposed code amendment for HVAC
Screening Requirements previously discussed in the Work Session.
• The discussion included suggestions for clarifying the code to require HVAC units to be placed at
the ends of buildings and allowing for exceptions through the site plan review process.
• The discussion concluded with a recommendation to proceed with the proposed HVAC screening
standards and to consider further refinements based on commissioner feedback.
Eagle Mountain Planning Commission Meeting – March 24 , 2026 Page 2 of 3

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Commissioner Hess opened the public hearing at 7:00 p.m. As there were no comments, he closed the hearing at 7:01
p.m.
MOTION: Commissioner Allen moved to recommend approval to the City Council of Item 7.A.,
Ordinance Amending EMMC 17.72.040, HVAC Screening Requirements, recommending:
1. Polyethylene material be added as a materials option.
2. Remove landscaping as a screening option.
3. The screening must be within 6 inches of the ground.
4. All supporting lines and attachments be painted to match the wall color.
Commissioner Strong seconded the motion.
Jason Allen Yes
Bryan Free Yes
Rod Hess Yes
Brent Strong Yes
Mandy Lance Yes
Chad DeCoursey Not Voting - Alternate
The motion passed with a unanimous vote.
5. Next Scheduled Meeting
The next Planning Commission meeting is scheduled for April 14, 2026.
6. Adjournment
MOTION: Commissioner Lane moved to adjourn the meeting at 7:19 p.m. Commissioner Strong
seconded the motion.
Jason Allen Yes
Bryan Free Yes
Rod Hess Yes
Brent Strong Yes
Mandy Lane Yes
Chad DeCoursey Not Voting - Alternate
The motion passed with a unanimous vote.
The meeting was adjourned at 7:19 p.m.
Approved by the Planning Commission on
Brandon Larsen
______________________________________
Brandon Larsen (Apr 15, 2026 09:46:24 MDT)
Brandon Larsen
Community Development Director
Eagle Mountain Planning Commission Meeting – March 24 , 2026 Page 3 of 3

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3.24.2026 Approved PCPH Meeting Minutes
Final Audit Report 2026-04-15
Created: 2026-04-15
By: Shawna Ellis (sellis@emcity.org)
Status: Signed
Transaction ID: CBJCHBCAABAAzUlXmbb1eLmscGiu64yNgdasJ-_eQT5r
"3.24.2026 Approved PCPH Meeting Minutes" History
Document created by Shawna Ellis (sellis@emcity.org)
2026-04-15 - 3:34:19 PM GMT
Document emailed to Brandon Larsen (blarsen@eaglemountain.gov) for signature
2026-04-15 - 3:34:24 PM GMT
Email viewed by Brandon Larsen (blarsen@eaglemountain.gov)
2026-04-15 - 3:46:09 PM GMT
Document e-signed by Brandon Larsen (blarsen@eaglemountain.gov)
Signature Date: 2026-04-15 - 3:46:24 PM GMT - Time Source: server
Agreement completed.
2026-04-15 - 3:46:24 PM GMT