Here you’ll find all updates on The Woods, Weston’s new restaurant that will be located in the Josiah Smith Tavern. Sign up to receive updates.
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Next Steps for Parking: Zoning Variance
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).
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Letter in Response to Weston Select Board
The following is the letter from the Friends of Josiah Smith Tavern in response to one received from the Weston Select Board on June 4.
Dear Members of the Select Board,
Thank you for your June 4, 2026 letter regarding the Josiah Smith Tavern project.
The Friends of Josiah Smith Tavern understand and share the Board’s desire for accountability, certainty, and a clear path toward opening a successful restaurant at the Tavern. We recognize the Town’s responsibility as steward of this important public asset and appreciate the Board’s continued engagement.
At the same time, we believe recent developments demonstrate substantial progress toward that objective. The tone and conclusions reflected in the Board’s letter do not fully reflect the significant investments BU West has made in design, permitting, and professional services, nor the responsiveness and cooperation the project team has consistently demonstrated in working through the Town’s review process and addressing comments from Historic New England, Town boards, staff, and consultants.
The Friends continue to have the utmost confidence in Brian Piccini and BU West and their ability to successfully complete construction and operate The Woods as a high-quality restaurant that fulfills the comprehensive vision established by the Town.
Recent Approval Milestones Achieved
Over the past several months, the Friends have participated in weekly project team meetings and have observed firsthand the substantial effort devoted to advancing the project through an extensive and complex approval process. On April 4, 2026, BU West submitted a permit-level construction document set including architectural, structural, mechanical, electrical, plumbing, and kitchen design plans. Since that submission, the project team has continued to work through multiple layers of review and coordination involving Historic New England, the Planning Board, Historical Commission, Permanent Building Committee, Health Department, Building Inspector, Town staff, and consultants.
Recent Progress has been Significant
- Historic New England (HNE): On May 15, HNE forwarded a ‘letter of approval’ to the Weston Town Manager. This letter memorializes agreements reached during a highly productive meeting with HNE during which all remaining design and preservation issues were resolved, including the rear façade and several other architectural and preservation-related elements. Those design changes and agreements have been incorporated into the construction documents.
- Planning Board: The Planning Board voted to approve the project at its May 20 meeting pending adoption of the final written decision. BU West resolved Planning Board comments regarding signage, occupancy, and building services coordination. The project team agreed to abandon the previously proposed monument sign and instead adopt the Planning Board’s preferred blade sign concept. Restaurant occupancy has been confirmed at 175 seats, consistent with septic capacity previously certified by the Board of Health. The generator has been removed from the project, simplifying site coordination, and utilities in the rear of the building have now been field verified and fully coordinated within the design documents.
As a result, the Friends believe the project is approaching the final stages of approval.
Proposed Parking Requires Zoning Variance
As The Woods restaurant project moves through its final approvals, one critical remaining issue involves how parking requirements will be satisfied for the proposed occupancy of the building.
The Josiah Smith Tavern property has long relied on a combination of on-site parking and nearby public parking resources. In fact, approvals issued for the recently completed restoration and improvement work at the Tavern already recognize the use of on-street parking to satisfy a portion of the required parking demand associated with the building. The current discussion is whether a similar approach can be used to accommodate the current proposed occupancy.
Importantly, MetroWest Engineering and the Weston Board of Health have both confirmed in writing that the existing septic system has sufficient capacity to support a 175-seat restaurant. As a result, the remaining occupancy-related issue is not septic or building capacity, but rather how parking demand is accommodated under applicable zoning requirements.
This is not an issue that BU West can resolve independently. The Zoning Board of Appeals must determine whether a variance allowing additional on-street parking to be counted toward the required parking supply is appropriate. Because the issue involves Town policy and interpretation of the Zoning Bylaw, 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.
Friends of Josiah Smith Tavern believes there is a reasonable path forward that is consistent with the property’s existing approvals, longstanding parking practices associated with the Tavern, and the Town’s long-standing objective of establishing a successful restaurant at this important community asset. The Friends respectfully request the Select Board’s active support in helping achieve that outcome.
Remaining Coordination
The Friends also note that many of the accountability measures requested in the Board’s letter are already being pursued through discussions with BU West regarding a proposed Sublease Amendment. That amendment is intended to provide additional assurances regarding project timelines and performance security while appropriately realigning business terms with the realities of the approval and construction process. Importantly, the proposed amendment will require Select Board approval and provides a logical framework for addressing many of the concerns identified in the Board’s letter. The Friends anticipate this agreement will be shared in draft form on or before July 6.
With respect to the specific information requested by the Select Board:
1. Construction Documents
A complete construction document set was completed on June 5 and will be circulated to the Permanent Building Committee and Building Inspector. These documents reflect the culmination of many months of design and coordination efforts. Project specifications for certain disciplines (including mechanical, electrical and plumbing) are currently being finalized and will be shared with the Town approval bodies as requested.
2. Detailed Project Cost Estimates
Final hard and soft cost estimates will be updated based on the 100% complete construction documents and will incorporate final bids from subcontractors. BU West anticipates these estimates will be completed prior to July 6.
3. Business Plan, Schedule, and Performance Milestones
BU West is currently updating its project schedule to incorporate remaining approval milestones and project benchmarks. These milestones are expected to include Planning Board action (approval of final decision), Zoning Board of Appeals variance approval, execution of a Sublease Amendment, delivery of financial security documentation, building permit issuance, commencement of construction, substantial completion, and restaurant opening. An updated project schedule will be provided on or before July 6.
4. Permitting Memorandum
The updated project schedule will identify remaining permits and approvals and the respective responsibilities of BU West, the Friends, the general contractor, and Town boards and departments.
As the project enters its final approval stage, successful completion will require continued participation and support from all parties. While BU West is responsible for obtaining and satisfying project approvals, certain matters—including parking-related decisions—necessarily involve Town policy determinations and coordination among multiple Town entities. The Friends believe there is shared responsibility and shared accountability among all stakeholders for bringing the project to completion.
5. Historic New England Deed Restriction Amendment
Historic New England sent a ‘letter of approval’ to the Weston Town Manager on May 15 reflecting formal approval of all remaining design and preservation concerns.
The existing deed restriction and amendment were executed between the Town of Weston and Historic New England. To the extent amendments or modifications to those documents are required, the Friends believe the Town, acting through the Select Board and administration, is best positioned to lead those discussions in coordination with Historic New England.
6. Financial Security
The Friends agree that appropriate financial security and project assurances are important components of moving the project into construction. BU West is currently evaluating and preparing the appropriate financial security instruments and documentation. Additional information regarding the form and structure of those assurances is expected to be provided on or before July 6, 2026.
The Friends remain committed to working constructively with the Select Board, Town staff, reviewing boards, Historic New England, and BU West to achieve the Town’s long-standing objective of opening a successful restaurant at the Tavern.
The Town has invested substantial resources in restoring this historic building, residents have repeatedly expressed strong support for activating the property with a restaurant use, and significant progress has now been made toward that objective. This is a moment for collaboration and leadership. With the project now approaching the final stages of approval, continued partnership among all stakeholders offers the most direct path to transforming years of planning and investment into a vibrant, financially sustainable, and successful community asset.
Sincerely,
Friends of Josiah Smith Tavern