PA24-9 Significant Plat Amendment

Tributary PUD Master Plan Update

SUMMARY: The owners of Tributary have proposed amending the Master Plan for the entire Tributary PUD with the associated Land Development Code Amendments necessary. An application for a PUD Master Plan Amendment was submitted on December 10, 2024 and deemed completed on December 23, 2024. The owners of the Tributary PUD applied for amendments to the entire PUD Master Plan. Proposed changes include increasing the acreage of the PUD from 1,497 acres to 1,512 acres, shifting the approved density within different phases and areas within the PUD (most notably increasing the previous amount within Phase IV of the development), and modifications and eliminations of some of the street layouts within the development. A summary of the proposed amendments include: 1. Increasing the total acreage of the PUD from 1497 acres to 1512 acres (15 additional acres). 2. Large shift in density related to Phase IV 3. South Entrance: a new road plan proposed to consolidate the two existing entrances and eliminating Woodland Star Drive 4. Addition of the "short course homes": proposal to include an additional 12 acres and 18 units near the western entrance. The preliminary plat application further included a text amendment to the Land Development Code, which was submitted in full on July 14, 2025.

JURISDICTIONAL DETERMINATION: Because the Tributary PUD and associated Master Plan currently include land located within Driggs City limits, the Driggs Area of Impact, and Teton County, staff reviewed the Driggs Area of Impact Agreement in place at the time of application (12/10/2024). This agreement required that a jurisdictional determination be made outlining which entity should review and process the application and under which ordinances. Driggs’ City Council (2/18/2025) and Teton County Board of County Commissioners (2/24/2025) unanimously voted to allow the City of Driggs to process and review the Tributary PUD Master Plan amendment using the most current adopted version of the Driggs Land Development Code and Driggs Comprehensive Plan.

APPLICABLE PLANS AND ORDINANCES: Driggs Land Development Code (LDC), last amended by Ordinance 459-23, effective 2/15/2023; Driggs Comprehensive Plan, adopted by Resolution 379-20 on 11/4/2022. Because of the proposed changes of block layouts, roads, and facilities as well as a change in the proposed uses included within the PUD, Driggs Land Development Code (LDC) §14.13.5 and §14.5.9 requires that this project be reviewed as a PUD Master Plan Amendment and Significant Plat Amendment. The Significant Plat Amendment will follow the Full Plat subdivision review process as per the LDC. The first step in the Full Plat subdivision process is submittal and review of a Concept Plan Application. Staff primarily reviewed the project based on the review criteria for Planned Unit Developments (§14.5.9) which includes standards for all subdivisions as included throughout the Land Development Code.The land development code amendments were reviewed according to 14.4.4 for a Land Use Development Code Text Amendment.

REVIEW PROCESS: The project is located both within the City of Driggs and the Driggs Area of Impact and subject to review as per the Driggs Land Development Code and Driggs Area of Impact Agreement where applicable. Driggs City Council and the Teton County Board of County Commissions approved a Jurisdictional Determination in February 2025, identifying the City of Driggs as the appropriate jurisdiction to review the Master Plan Amendment using the current Driggs Land Development Code and Driggs Comprehensive Plan. The City of Driggs P&Z Commission evaluated the entire project based on conformance with Chapter 14 and Chapter 9 of the Driggs Land Development Code and the Driggs Comprehensive Plan and made a recommendation of conditioned approval to City Council. Following the PZC's recommendation, Driggs City Council held a public hearing and made a the final decision to approve the application with conditions. The final decision on the portions of the Master Plan located in the Area of Impact will be made by the Board of County Commissioners. Driggs P&Z shall additionally consider the proposed Land Development Code and Comprehensive Plan text amendments at the public hearing and make a recommendation to the Driggs City Council. Driggs City Council will consider the code text amendments at a public hearing and make a final decision.

140 additional acres within the PUD were annexed in 2014. An annexation agreement was signed between the developer and the City (Instrument No. 234852). This requires that “all areas within the PUD subject to future subdivision or development shall prior to the submittal of any future Preliminary Plat be annexed into the City.” In addition, the agreement also states that, “all parties acknowledge that the City of Driggs will initiate an annexation of the existing platted lots in the PUD that are located inside the Area of Impact within five years.” Therefore, the proposed Master Plan amendments, in their entirety, will be processed through the City of Driggs process, using all applicable current codes and ordinances.

The Concept Plan application was submitted in December 2025 and was reviewed, per the LDC, administratively. The Preliminary Plat application was submitted in March 2025. A neighborhood meeting will be held on April 28, 2025 at City Hall. The preliminary plat application advanced to the Planning & Zoning Commission for review and public comment at a noticed public hearing on August 13, 2025, where the item was ultimately tabled for more information. The P&Z Commission again considered the application during a noticed public hearing at the November 12, 2025 meeting where the application was ultimately continued for more information. On December 10, 2025 the application was heard again by the PZC where they ultimately made a recommendation of conditioned approval to the City Council. The application was considered by City Council at a public hearing on March 17, 2026. City Council made a final decision approving the application with conditions.

RELATED DOCUMENTS:
PA24-9 Related Documents

This project page was last updated on March 18, 2026.