Josiah Smith Tavern and Old Library
Special Town Meeting: Monday, November 30 at 7:30 pm
At the November 30 Special Town Meeting, voters will be asked to appropriate Community Preservation Act (CPA) funds for consultant costs to continue preparations for the proposed restoration of the Josiah Smith Tavern as a restaurant and the Old Library as headquarters for the Weston Community League (main level) and a new Weston History Center and Town Archive (lower level). The vote to allocate CPA funds for the actual construction of the proposed restaurant and library modifications will take place at the regular Town Meeting on May 10, 2010.
After seven years of careful planning, these very important votes are necessary to make this exciting plan a reality.
Imagine being able to meet with friends for a casual dinner during the week. Or attend a chamber music concert in the ballroom, followed by a candlelight dinner. Families could stop by on Sunday nights on the way home from skiing for a bowl of chili or a hamburger. The restaurant would be a place for family gatherings and community events. The Josiah Smith Tavern would return to its original function, as a community gathering place once more. Let’s relight the tavern! We need your vote.
Frequently Asked Questions—About the Process
Wasn’t the restaurant already approved? Why are another two votes needed?
Voters have approved the rezoning and liquor license. In May 2008, Town Meeting voted $750,000 to develop detailed plans for the two buildings. A vote is needed at the November 30 Special Town Meeting to allocate additional CPA funds to complete construction documents. Voters will then be asked in May to approve funding to complete the project.
Why a restaurant?
After investigating many alternatives, a town committee appointed by the Selectmen determined this would be the best method for bringing these buildings back to use. It will create a central gathering place for the residents of Weston while preserving the buildings, relieving the Town of the expense of maintaining them.
Why can’t the town address changes to the Old Library and the Tavern separately?
The Tavern and the Old Library share a small parcel of land, both of which are owned by the Town. Any changes to one structure would have serious impact on the other, in terms of the necessary arrangements for septic systems, parking and building use. Not only would it cost the town significantly more to address each building separately, evaluation of the best use for each building makes more sense when viewed in relationship to the use of the other building. Since 2004, at the request of the Selectmen, the committee has addressed the two buildings as interconnected parts of a whole.
How was the Webber Group chosen to manage the proposed restaurant?
As required by law, the Town issued a Request for Proposals from qualified operators in news publications and in the Central Register (published by the state.) In addition, a restaurant broker was asked to publicize the RFP to potential operators. Representatives of the JST/OL Committee and the Permanent Building Committee (PBC) conducted several tours of the facility for interested operators. These tours were well attended. Three serious proposals were received in response to the Town’s Request for Proposals. Those proposals were reviewed by the JST/OL Committee with participation from the Permanent Building Committee. Based on the information contained in the proposals and on interviews with all three applicants, the JST/OL Committee and the PBC determined the Webber Restaurant Group (WRG) to be the most qualified. The Board of Selectmen voted to accept the recommendation that the WRG be chosen as the restaurateur. WRG is committed to working with the Town to realize the Town’s vision for the facility, including agreeing to the retention of the liquor license by a non-profit appointed by the Town Moderator, maintaining an ongoing voice in the operation, and limiting the number of seats. While unappealing for many operators, these conditions were absolutely essential for the Town. Every meeting in the selection process was noticed in accordance with the state’s public meeting regulations. Anyone interested in obtaining information concerning operator proposals should contact the town manager’s office.
How will the Town oversee what’s happening at the restaurant?
A town nonprofit corporation with individual members selected by the Moderator has been formed to work with the restaurant operator on a continuing basis.
About the Restaurant
Who will run the restaurant?
The Town requested proposals and has chosen Josh and Jed Webber, brothers who presently run two popular area restaurants: Scarlet Oaks in Hingham and Gibbet Hill Grill in Groton. They will have a ten-year lease with the option to renew for two additional five-year terms.
What days and times will the restaurant be open?
The Town has established closing times (Weeknights 11 PM, Friday and Saturday, 12 midnight, and Sunday, 10 PM). The operator plans to be open for Sunday lunch but will schedule the opening hour to allow all local churchgoers to find parking spaces before restaurant patrons arrive for lunch.
I worry about having a bar in Weston Center.
Liquor service will be available only to patrons eating in the restaurant.
I understand that there are 31 seats at the bar. Doesn’t this put a big emphasis on drinking?
The bar area contains 17 seats with an additional 14 seats at the counter surrounding a raw bar. Counter seating is a popular alternative for restaurant patrons who choose to dine informally and liquor service is only available to patrons who eat in the restaurant, regardless of where they choose to sit.
Will the food be expensive? Will I be able to take my family?
The Webbers plan to offer meals in a range of prices. The restaurant will have medium-priced “comfort food,” family fare, and up-scale alternatives and will feature food grown or produced locally. The atmosphere will be comfortable and casual.
Why can’t the restaurant be smaller?
In response to concerns, the size has been reduced from 200 to 150 seats, with an additional 25 only if the restaurateur has a function. According to the Town’s restaurant consultant this is the minimum needed for a successful venture with meals kept at reasonable prices.
Questions about Money
Why is the project so expensive?
Two buildings are being restored, both largely vacant for years. Both require all new mechanical systems including HVAC and septic. They need to be code compliant and handicapped accessible. Parking and landscaping are needed. All changes to the Tavern must be approved by Historic New England and are subject to the public bidding process, both of which add to the expense of the project. All of these issues are true regardless of the future use of the Tavern.
How will we pay for this?
Funding will come from Community Preservation Act (CPA) money that the town already collects. For six years, from 2003 to 2008 money from the CPA surcharge was matched 100% by the state, allowing the town to build up a large reserve. (The match has dropped since then to 72% in 2009 and 37% in 2010). Restoration of the tavern and old library has been a top priority for the use of these funds since the CPA was established. No tax increase is needed to fund the restoration of these two buildings.
Will there be a bond?
Yes. It will be paid back with CPA funds. No tax increase will be needed.
Will CPA money be available for other projects in town?
Yes. The CPA act requires that money be set aside every year for its three purposes: historic preservation, affordable housing, and land conservation. The Community Preservation Committee believes that sufficient funds will be available to finance projects in all three areas.
By allocating Community Preservation Act funds to the renovation of the Tavern and Old Library, are we diverting funds that might be used for purchase of the Case land, open space or public housing?
The Community Preservation Act requires that a portion of its funds be spent each year in each of three areas: historic preservation, open space, and affordable housing. The Community Preservation Committee that oversees the use of these funds has determined that sufficient funds exist to underwrite the Town’s existing commitment to purchase the Case lands and to continue to support projects in all three areas, including the proposed improvements to the library and tavern.
Will funding of the renovations of the Old Library and Tavern affect the Town’s ability to fund the Field School replacement? Will it add to our taxes?
Funding to renovate the library and tavern would be drawn from Community Preservation Act revenues already being collected. There will be no increase in your taxes as a result of this project. The Field School project will be funded with general fund revenues and will impact your taxes. The Town’s ability to fund the Field School replacement is not impacted by the Josiah Smith Tavern and Old Library project.
Why should the town spend its money to restore the tavern and turn it over to a private operator?
The Town needs to invest in the building regardless of what use is proposed. The only additional expense for a restaurant is the “vanilla box” addition for a commercial kitchen. (The restaurant operator will pay to outfit the restaurant and the kitchen.) The restaurant will provide a much-needed amenity to town residents and pay for the upkeep of both the Tavern and Old Library.
Will the Town be liable for financial losses if the restaurant fails?
Since the Town owns the site and a nonprofit committee of the Town holds the liquor license for the restaurant, failure by the present owner would be unlikely to result in financial loss to the Town as the space could be rented to another restaurant or readapted for alternate use. The selectmen chose the Webber Group based on their confidence in the organization’s track record with two existing restaurants and catering service. Under the terms of their agreement with the Town, the Webber Group will be required to post a bank letter of credit to secure amounts due to the Town under the lease; the Webber Group was the only proposer with the creditworthiness to satisfy this requirement.
Are the operators investing any of their own money?
They will outfit the kitchen, pay for the decorating and the furnishings and equipment required to outfit the kitchen and dining areas.
Will the town be getting a return on its investment?
The base rent of $125,000 per year and annual tax revenues will contribute to the town’s general fund. In addition, a percentage of profits over a certain amount will also revert to the town.
Historic Character of the Tavern and Town Green
Will the kitchen addition change the historic character of the building?
The addition will not be visible from the street. Historic New England (“HNE”), which holds a 500-year preservation easement on the tavern, insisted that the addition not be seen from any points of public access. HNE continues to strictly monitor all proposed exterior and interior changes to be sure they are necessary and appropriate. The restaurant operator will be subject to these restrictions.
Is it a fire hazard to install an open kitchen and working fireplace in this historic building?
The restaurant will be required to obtain all necessary approvals relating to fire, health and safety, and to operate in compliance with them. In addition, Historic New England must approve the plans for the Josiah Smith Tavern alterations.
Does the proposed use of the Josiah Smith Tavern barn and connector as a restaurant endanger this historic building because of the daily traffic by large numbers of restaurant patrons?
The Webber Group’s proposal to locate the restaurant in the connector and barn essentially removes the majority of the activity to these areas which are larger, newer and better suited to the demands of a busy restaurant, and away from the areas of greatest historic significance. For many years the barn has been used as a rental space for functions and the connector has seen weekly traffic by patrons of the Women’s Community League resale shop. Furthermore, the barn was once inhabited by horses and other large animals and vehicles. Ongoing maintenance of the interior spaces will be the responsibility of the restaurateurs. Carefully monitored and responsibly maintained activities are far less deleterious to the structure than continued inactivity and neglect. Historic New England would not approve any changes which would endanger the building.
Will there be bright lights in the parking lot and around the Tavern?
Down-facing, period-appropriate reproduction low level lighting will provide safe access to the parking lot and tavern without adding light pollution.
Will the Town have any control over signage for this new restaurant?
Yes. Tavern signage must be approved by Historic New England and the Town. Current plans are to maintain the traditional tavern sign that currently exists on the property.
Will the character of the Town change by adding a restaurant to its center?
There are currently three eating establishments in the Town Center. The restaurant at the Josiah Smith Tavern would offer service at times, and food and dining options of a type, not currently offered by the other establishments.
Questions about Parking, Septic, Tavernside Playground
What will happen to Tavernside Park?
The playground will be moved to a new site at Lamson Park just west of Town Hall, a safer location with less traffic. Playground equipment at Tavernside is now over 20 years old and needs replacement. Private donations will be raised to fund the playground because CPA funds cannot be used.
Please note that the WCCA supports maintaining a playground for young children in the center of Weston, but has not taken a position for or against the JST/OL project, and has made no pledge of financial support for moving Tavernside Park.
I’ve heard that the proposed changed use of the Tavernside Park playground to a parking lot requires a vote of 2/3 of each house of the Massachusetts legislature according to Article 97 of the Massachusetts Constitution?
Tavernside playground is located on the Josiah Smith Tavern parcel, which is not park, recreation, or conservation land; therefore, Article 97 does not apply.
Where will people park?
There will be a total of 56 spaces onsite (44 in a new parking lot just west of the tavern, 10 in the expanded old library lot on School Street, and 2 handicapped spaces in the front circle.) This will be sufficient for regular operation. There are also 140 on-street spaces within a two- to three-minute walk.
Will the new parking lot detract from the beauty of the Town Green?
The parking lot will be screened from the road by 19th century period landscaping. The rocky ledge will remain in place and will block views into the lot. Closer to St. Julia Church, both the street and church side will be heavily planted to block views. The landscape plan calls for an herb and perennial garden, specimen fruit trees, and landscaped paths for pedestrian circulation.
Isn’t it a shame to use this beautiful piece of land for a parking lot?
Zoning by-laws require off-street parking for any new use. Because of the wetlands, no other location is available on the property. The land is currently overgrown with invasive species that crowd out native plants. These will be removed. New landscaping, incorporating historically appropriate plantings, will enhance the beauty of the site.
What if the restaurant is busy and the League has a function. Where will people park?
Right now, the League’s facility in the Barn has no off-street parking, and this has never been a problem. On busy nights, the restaurateur will be obligated to accommodate unusual parking demands by providing valet parking at offsite locations when it schedules functions that are likely to approach its mandated maximum capacity. However the restaurant operators and the Women’s Community League reached an agreement that the WCL will not hold functions at the Old Library on Friday or Saturday nights when the restaurant is most likely to be operating at capacity. (After 2 years this agreement will be reassessed after the actual parking patterns have been established.) While his agreement significantly reduces the possibility of maximum demand for parking spaces the traffic study has determined that there are sufficient spaces on site or within a few minutes walk even if both facilities are at maximum capacity.
What about special occasions like Graduation?
Weston police control traffic around the Green at graduation. The most likely restaurant patrons on that evening are parents who could walk over for a family dinner after the graduates leave on the bus for post-graduation festivities. Occasions like graduation will be enhanced by the availability of a gathering place within walking distance for patrons attending events in the area.
What about increased traffic?
Most restaurant activity will take place after commuter hours. Estimates are that during peak hours (between 7 and 8 PM), there will be an additional 30 vehicles per hour, or one every two minutes. A detailed traffic study completed by MDM Transportation Consultants, Inc. is posted on the Town website accessible by a link through the project website www.jstol.org (project documents).
If much of the property on which the Josiah Smith Tavern is located is wetlands, what about storm water runoff and septic issues?
The two buildings will share an advanced “Bioclere” treatment system similar to the one at Town Hall. The leaching field will be under the parking lot. Storm water will be collected in catch basins and treated, significantly reducing water runoff to wetlands. The engineering firm Metrowest Engineering has worked closely with the City of Cambridge to insure that there is no impact on the Cambridge water supply. Both the Conservation Commission and Board of Health have approved the plans.
Can people book functions at the new Community League headquarters?
Yes. The former library reading room, an elegant space, will be available for rent, including new catering food preparation facilities similar to those currently located in the Tavern barn. It will accommodate 75.
The restaurant business is risky. Why should we have confidence in this restaurateur?
The Webber Group successfully operates restaurants in historic or architecturally similar buildings in the Boston suburbs. The Committee and Selectmen chose the Webber Group in part because they were the most financially stable bidder. While nothing is ever certain, their experience with two comparable restaurants and their enthusiasm for the Josiah Smith Tavern’s potential makes us confident of another successful undertaking.
How can I find out more details about the project?
Go to the websites www.jstol.org or www.weston.org (News and Events, Relight the Tavern…Renew the Old Library).
Please vote at the Special Town Meeting on November 30, 2009 at 7:30 pm
