The Woods restaurant at the Josiah Smith Tavern requires approval of a parking variance by the Zoning Board of Appeals because the total number of parking spaces required under current zoning exceeds what can be provided on the site alone. This is the most significant remaining approval required before the project can move into final permitting and construction.
The proposed occupancy for the building requires 77 parking spaces under applicable zoning requirements. Of these, 43 spaces are provided on-site, and 12 on-street spaces have already been approved by the Planning Board in July 2019. This leaves a requirement for 22 additional spaces, which are proposed to be satisfied through non-exclusive use of on-street parking in proximity to the Tavern.
The 12 existing on-street spaces were approved as part of the 2019 Planning Board decision, which incorporated them into the approved site plan for the property without restricting their use for building occupancy or restaurant operations. That approval provides an important precedent for the use of on-street parking as part of the overall parking solution for the Tavern.
The proposed restaurant includes a total occupancy of 175 seats, comprised of 134 indoor seats and 41 outdoor seats, which are seasonal in nature. This level of occupancy reflects what is necessary to make the restaurant financially viable for any operator, given the significant remaining investment required to complete the buildout. Importantly, the existing septic system and building egress have both been reviewed and confirmed as sufficient to support a 175-seat restaurant, meaning the remaining issue relates solely to parking compliance.
Town Counsel (KP Law) has advised that a variance from the Zoning Board of Appeals is required in order to count on-street parking toward the required parking supply. Under this interpretation, only on-site parking spaces may be counted without a variance.
Because the issue involves Town policy and regulatory interpretation, resolution will require coordination among the relevant Town boards and officials, together with leadership from the Select Board to help align stakeholders around a practical solution.
The Friends of Josiah Smith Tavern and the project team believe that the combination of on-site parking, the already-approved on-street spaces, and additional nearby on-street parking provides a reasonable and sufficient parking plan for the restaurant. This approach reflects the physical constraints of this historic property, is consistent with existing approvals and established parking practices at the Tavern, and supports the Town’s long-standing objective of establishing a successful restaurant at this important community asset.
If you would like to support this variance, please contact the Select Board and express your support for a practical parking solution that will allow The Woods restaurant to move forward and bring the Josiah Smith Tavern project to completion (selectboard@westonma.gov, CC: info@friendsofjst.org).