The Tiburon Planning Commission on Dec. 9 approved amendments to a conditional use permit allowing amplified music at the Landmarks Art & Garden Center, imposing new operational limits aimed at balancing event activity with neighborhood noise concerns.

Erica (staff) summarized the background: the CUP was initially approved in March and partially appealed to the town council, which added noise-monitoring-related conditions and adopted a related resolution in June. Westside Acoustics performed baseline and event monitoring at three wedding events; staff said the consultant generally found compliance with perimeter limits but noted occasional brief exceedances that were brought down through on-site intervention.

As read into the record and accepted by the commission, the amended conditions include these principal changes:
- Sound equipment limited to a single speaker at the brick patio and a single speaker at the lawn area (staff and parties agreed the wording should explicitly state one speaker at each location).
- A seasonal cap on events: 16 special events between March and November, of which 14 may include amplified music and two must be small instrumental-only events limited to no more than 60 guests; staff corrected an earlier draft that inadvertently referenced “consecutive” months.
- Noise-monitoring will be conducted by trained Landmarks docents under a town-approved procedure, and Landmarks will provide summaries to the town; Westside Acoustics also suggested physical barriers or relocating sound equipment to reduce roadway projection.
- Hours of operation were reduced in the draft: music to end earlier, with facility close by 10 p.m. and guests off-site by 9 p.m., vendors off-site by 10 p.m.
- Valet and shuttle plans: valet would be limited to small events (≤60 guests) using 18 Landmarks parking spaces; staff will require a final valet operations plan and may add health and safety information as needed for building and engineering review.

Mark Freiberg, representing the Belvedere Tiburon Landmark Society, said the parties had reached a package of measures they could support and that Landmarks would try the single-speaker arrangement (a Bose L1-style or similar speaker). Freiberg said Landmarks planned to provide ongoing perimeter sound monitoring and to train docents to follow town-approved written procedures. "Our shared goal is events at the Art and Garden Center shouldn't bother the neighbors," Freiberg said.

Cam Shadan of the Neighborhood Collective urged specific limits on speaker power and placement to reduce the need for repeated enforcement, citing discussion of a 60-decibel perimeter limit and recommending hardware and training to match that outcome. Kim Weichel, an adjacent resident, reiterated that 60 decibels was the desired maximum in neighborhood communications.

Commissioners discussed whether to prescribe wattage or speaker models but ultimately favored a decibel- and outcome-based approach. Vice Chair Amir, Commissioner Woodward and Chair DeFeaver emphasized the benefit of letting the parties test the single-speaker configuration and return if needed. Commissioner Williams and others requested minor wording clarifications and asked staff to correct typographical errors in the draft resolution. Staff also noted a one-year follow-up review to evaluate the 2026 season and indicated the commission retains the ability to require further changes earlier if problems arise.

The commission made the required finding that the project is exempt from CEQA under Guideline §15301 and then adopted the draft resolution as modified; the roll-call vote was unanimous.

What’s next: The amended CUP is effective following adoption; Landmarks must submit the final shuttle/valet/sound-monitoring plans as required and will be reviewed after the 2026 season. The commission may reopen the permit if recurring noncompliance or complaints are reported.

Vote: unanimous in favor.