PA24-9 Significant Plat Amendment

Tributary PUD Master Plan Update

At the time of application, the AOI boundary is indicated by the red line; the beige/light orange color denotes the Area of Impact zoning of A-20.

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: This process is considered a Significant Plat Amendment per §14.13.5 of the Driggs Land Development Code (LDC), which requires that the project is reviewed as a Full Plat Subdivision per §14.5.6 of the LDC, which is a three-step process: Concept Plan, Preliminary Plat, and ultimately Final Plat. Because this is a phased development, the Master Plan of future phases must be submitted with the first phase. Each phase must obtain Preliminary Plat and Final Plat approval independently.

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 applicant and city staff will be available from 4pm to 6pm to discuss the project. Please stop by at your convenience during this time.

Following the neighborhood meeting, the preliminary plat application will advance to the Planning & Zoning Commission for review and public comment at a noticed public hearing and then on to City Council for a final decision. The decision to approve a Final Plat application rests with City Council, and may be granted after all required improvements have been installed and inspected.

RELATED DOCUMENTS:
PA24-9 Concept Plan application materials
PA24-9 Preliminary Plat application materials

This project page was last updated on April 8, 2025.