PA24-9 Significant Plat Amendment

Tributary PUD Master Plan Update

SUMMARY: The owners of the Tributary PUD have submitted an application to begin the process of amending the Master Plan for the entire Tributary PUD. 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), adding additional access points to Hwy 33, and modifications and eliminations of some of the street layouts within the development.

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.

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 jurisdiction 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 will evaluate the entire project based on conformance with Chapter 14 and Chapter 9 of the Driggs Land Development Code and the Driggs Comprehensive Plan. Following the Driggs P&Z Commission’s recommendation, the Driggs City Council will hold a public hearing and also make a recommendation on the project. 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 will be considered by City Council at a public hearing on March 17, 2026.

RELATED DOCUMENTS:
PA24-9 Concept Plan application materials
PA24-9 Preliminary Plat application materials
PA24-9 Neighborhood Meeting presentation materials 4-28-2025
PA24-9 PZC Statement of Decision to Table 8-13-2025
PA24-9 Staff Report PZC 11-12-2025
PA24-9 Staff Report PZC 12-10-2025
PZC Statement of Recommendation to City Council 12-10-2025

This project page was last updated on February 25, 2026.