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On July 6, 2026 Boston Urban Hospitality sent a detailed response (PDF) to the Weston Select Board.

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).

Visit the Weston Observer for the article dated May 28, 2026, which covers the current status of The Woods restaurant project at the Josiah Smith Tavern.

The following update is a re-print of a letter to the Weston Select Board from the Friends of Josiah Smith Tavern.

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Dear Select Board Members,

As the Josiah Smith Tavern project moves into the final stages of design review and permitting, Friends of Josiah Smith Tavern would like to provide the following update on the status of the approval process, ongoing coordination with Brian Piccini (BU West) and the project team, and proposed sublease updates intended to support continued progress toward opening of The Woods restaurant.

Project Status and Approvals

The Friends remain encouraged by the substantial progress made over the past several months as the project team has worked through an extensive and complex approval process.

The Friends wants to state clearly our full confidence in Brian Piccini and BU West, and our conviction that they have the capability, experience, and commitment to successfully complete construction and open The Woods as a high-quality, well-operated restaurant for the Town. Over the past several months, the Friends have participated in weekly project team meetings and have seen firsthand the diligence, responsiveness, and problem-solving approach they continue to bring to advancing the project.

On April 4, BU West submitted a permit set of construction drawings including comprehensive plans for all major disciplines including architecture, mechanical, electrical, plumbing, structural and kitchen design. Since then, many important issues have been resolved through ongoing collaboration with Town boards, staff, consultants, and stakeholders.

Final approvals remaining, in approximate sequence order, include Historic New England, Planning Board, Historical Commission, Zoning Board of Appeals, Permanent Building Committee, Health Department and Building Inspector.

Most recently, BU West held a very successful meeting with Historic New England (HNE), during which all remaining design and preservation issues were resolved, including the rear façade and several other architectural and preservation-related elements. The remaining step for this stage of coordination is for the design team to memorialize those agreements within the construction drawings and for HNE to issue its formal approval.

BU West has also now responded to the Planning Board’s remaining comments and questions regarding signage, restaurant occupancy, and building services coordination. Regarding signage, BU West agreed to abandon the previously proposed monument sign design and instead follow the Planning Board’s recommendation to install a small blade sign adjacent to the entrance to the parking lot. The proposed sign design will mirror the existing hanging Josiah Smith Tavern sign.

The approval process for a project of this complexity within a historic structure has involved substantial coordination and iterative review across multiple boards. BU West and its consultants have attended multiple meetings with each of the review boards and continues to work efficiently to resolve outstanding issues despite limitations on non-public review and discussion for certain boards.

One significant remaining issue involves allowance of on-street parking to satisfy required parking demand. While BU West continues to engage constructively on this matter, it is fundamentally a Town-controlled policy issue that is outside the applicant’s unilateral ability to resolve. Importantly, existing permits for recently-completed improvements at the Tavern already allow utilization of on-street parking to satisfy required parking loads for the building. The Friends therefore believe a coordinated and practical path forward can be achieved for the proposed restaurant use as well. Resolution will require continued Town leadership and coordination to determine an appropriate path forward.

At this stage, we hope the focus of all stakeholders can remain on collaboration and problem-solving during this final phase of approvals so that construction can begin as soon as practicable.

Project Timeline

The Friends also believe it is important to reiterate the timeline previously communicated by BU West. At the time the permit document set was submitted on April 4, BU West identified May 22 as the target date for completion of approvals to remain on track for a restaurant opening later this year.

With that milestone now approaching, continued coordination, timely review, and constructive engagement among all parties will be important to maintaining project momentum and avoiding additional delays.

The restoration and activation of the Josiah Smith Tavern will continue to require sustained cooperation among many parties, and we remain committed to working constructively with the Select Board, Town boards and staff, and the project team to help bring this long-awaited community project to completion. The goal of establishing a restaurant in the Tavern has received strong community support throughout the public process and remains central to achieving a vibrant and financially sustainable future for the property and our town center. Advancing the project efficiently toward opening will fulfill that community vision, and help transition the Tavern from an ongoing operating obligation for the Town to an active and self-supporting community asset.

Sincerely,
Friends of Josiah Smith Tavern

The following update is a re-print of a letter to the editor of the Weston Observer, written by Friends of JST Board President, Jay Valenta.

After a long and often complex process, The Woods restaurant project has reached a meaningful milestone: construction documents have now been submitted for final approval across the Town’s community boards.

With this submission, the proponent, Brian Piccini, has formally advanced applications to the Building Inspector, Permanent Building Committee, Planning Board, Historic Commission, and Zoning Board of Appeals. This marks the transition into the final phase of what has been an extensive, multi-board review process.

Given the number of stakeholders involved it is valuable for the community to have a clear and objective view of the remaining steps. Greater transparency around process and timing can help ensure that everyone is aligned on what is needed to move forward.

The proponent has presented to all of these review boards in the past, and has requested that boards provide any further questions in advance of the upcoming meeting so that he may be as prepared as possible.

Importantly, the proponent has identified May 22 as a target date for securing all approvals. Meeting that timeline could determine whether the restaurant is able to open this year or is delayed into the next. While thoughtful review must continue, clarity, coordination, and responsiveness in this final stage are essential.

This is also a moment for the broader community to stay engaged, supporting town leaders and volunteer boards, helping to surface and resolve outstanding questions, and constructively advocating for a clear path forward. With collective focus and collaboration, there is a real opportunity to bring this long-anticipated project to completion without unnecessary delay.

With spring right around the corner, the Josiah Smith Tavern’s restaurant operator, Boston Urban Hospitality, is working hard to finish the next step in opening The Woods later this year. The current phase involves production of construction documents – two words that belie a lot of detailed and important work. From kitchen design to fixture planning, the construction document phase forms a critical step in getting things right for Josiah Smith Tavern’s restaurant.

For those of us not schooled in architecture and real estate development, construction documents can seem like a black box – what exactly are they? Here’s a quick outline of what they are and why they are critical:

Construction documents are detailed drawings that turn a conceptual design into a precise, buildable plan for contractors. They provide detailed drawings and specifications that fully define structural systems, mechanical components, and electrical and plumbing layouts down to the smallest connection and dimension. Precision at this stage is critical for all stakeholders in the building process; nothing is left to assumption or interpretation.

By thoroughly documenting every aspect of the design, the owner’s and designer’s vision is transformed into reality. Contractors rely on these documents to accurately price the work and execute construction in accordance with the intended design. The production of construction documents is typically the most time-intensive and costly phase of the planning process, reflecting the level of coordination required.

In addition to detailing the dining room and patron areas, the construction documents will incorporate a fully developed and comprehensive kitchen layout within the constraints of a historic structure. The design must address the full range of commercial kitchen requirements including operational productivity, workflow efficiency, code compliance, and seamless service integration with front-of-house operations.

After the Construction Documents are complete, final approvals are required from Historic New England and several town boards before construction can begin. Once these approvals are secured, The Woods team will coordinate final details with their contractor, and begin construction (likely in early May 2026) with a target of opening The Woods later this year.

Built in 1757, the Josiah Smith Tavern (JST) is one year shy of its 270th anniversary. Its long history is detailed on our History page. In 1838, after 81 years, it stopped operation as a tavern and the JST would spend its next 120 years as a family home. At the turn of the 20th century, its barn hosted a carriage painting and trimming business by Theodore Jones. Eventually, in the 1950s, the JST was donated by Alice and Ellen Jones to the Society for Preservation of New England Antiquities and in 1983, it was donated by SPNEA (now Historic New England) to Weston, subject to preservation restrictions, beginning a decades-long effort to reinvigorate the space with new uses. 

With strong support from Weston residents, the Town is poised to host its first-ever restaurant in an historic building. Work is steadily moving forward to open The Woods at Josiah Smith Tavern in November 2026. The restaurant will feature 140 indoor seats and an additional 49 seats outdoors. One of the most anticipated seating areas is the horseshoe-shaped bar, located where the horses once paused to catch their breath. Soon, that same spot will welcome a new generation of drinkers and thinkers – much like the tavern-goers who once gathered in the tavern centuries ago. 

 

 

 

Boston Urban Hospitality and owner Brian Piccini are no strangers to the challenges of putting restaurants in historic buildings – they’ve done it before. The Boston Chops location on Temple Street was formerly a bank. Converting that space into a restaurant came with its own set of challenges and surprises, which are similar and different from those at Weston’s The Woods location. 

“The bank space on Temple Street was a structure that was originally designed for security and permanence (thick walls, fixed layouts, and architectural details that couldn’t simply be removed) so there was a lot of problem-solving around how to create warmth, flow, and hospitality within those constraints. It forced us to be thoughtful about what we preserved, what we adapted, and how we gave the space a new purpose without erasing its history,” said Brian Piccini.

“That experience has definitely informed how we’re approaching the Josiah Smith Tavern. With historic buildings, you’re constantly balancing respect for the past with the practical realities of running a modern restaurant – kitchens, accessibility, mechanical systems, and guest experience all have to work, even if the building was never designed for them. It’s challenging, but also incredibly rewarding, because the building itself becomes part of the story.”

Renovating the Josiah Smith Tavern and Barn to include The Woods restaurant is a labor of love – made possible by the steadfast support of our community. The Friends of Josiah Smith Tavern has shepherded a process decades in the making, from the Town Meeting vote that approved the new use, to the countless committee meetings that have steadily moved the project toward its next chapter. The Town’s significant investment has been essential in breathing new life into one of Weston’s most treasured historic assets.

As with any adaptive reuse of a landmark building, this effort has brought real challenges – from navigating complex regulatory requirements to preserving the Tavern’s historic character. Yet the outcome promises to be well worth the effort. The Woods will be more than a place to dine; it will be a connection to Weston’s past, and promises to be a memorable experience for every guest who walks through its doors.

Correction:  A prior version of this story stated that Boston Urban Hospitality had sold two of its restaurants. The restaurants have been closed pending sale. The Friends of the JST regrets the misstatement.

In November and December 2025, significant progress was made on the road to opening Josiah Smith Tavern’s The Woods restaurant. This progress included successful meetings with the Planning Board, the Permanent Building Committee, and Historic New England which holds the preservation restriction on the building. Preliminary approvals and expressions of support from these groups came after the long delay in receiving a state liquor license. Preliminary approvals are necessary to confirm that the restaurant will be able to carry the number of seats needed to make a restaurant viable in the space.

“This will be the first new restaurant to open in Weston in generations, at a time when there’s real momentum to bring new life to the downtown,” said Brian Piccini, the owner/visionary for The Woods restaurant. “That’s not something we take lightly. We want to do this the right way for the town, and for the community.”

Mr. Piccini’s Boston Urban Hospitality Group announced in October 2025 that two of its well-known restaurants were being marketed for sale, and announced on January 1, 2026, that the restaurants had closed. This will free up more time for what’s next.

“With our goal to open in November 2026, and with the project entering a critical construction phase, I’m dedicating even more time and focus to Weston,” Piccini added. “As a resident of the town, this project matters deeply to me. There will always be unknowns during construction, especially in a historic building, and my priority is to be fully present to manage those details thoughtfully.”

The Woods is now in its next phase of work which includes intensive efforts by the design team and coordination among all consultants to create construction documents that include structural, mechanical, electrical, plumbing, and kitchen-design details. This phase will continue through February, after which final approvals will be needed including from the building department, allowing the restaurant team to continue to actual construction.

For further updates on the Woods, please visit the Friends of Josiah Smith Tavern website and subscribe.