The Scituate Zoning Board of Appeals approved a series of residential reconstructions during its November 20 meeting, highlighted by a project at 124 Grove Street that will pull a failing septic system and home away from a critical town drinking water tributary. The board also navigated a technical debate regarding building heights in the Cedar Point flood zone and corrected a historical encroachment where a century-old home sat seven feet into a public "paper" street.

The meeting opened with a proposal for 124 Grove Street, where K&M Construction sought to replace a 1925 structure. Gregory Morris of Morris Engineering explained that while the lot is technically non-conforming in width, the new design offers a significant environmental upgrade. "All of that gets moved outside of that setback to the tributary with this new proposal," Morris noted, referring to a failing septic system currently within the 150-foot "no disturb" zone. Bruce Arvin, chair of the Water Resources Commission, praised the shift, stating, "I'm happy that the decision was made to move the house forward... out of the zone A." Neighbor Scott Reen questioned the frontage specifications, while another neighbor inquired about demolition safety. "The first thing you have done is an asbestos survey," Board Chair Mr. Carter explained, adding that a "rodent abatement process" is also standard procedure overseen by the health department. Motion made by Mr. Carter to allow the raise and reconstruct of a single-family home at 124 Grove Street per the plan dated October 7, 2025, finding the intensification of the lot width non-conformity is not substantially more detrimental. Motion Passed (3-0).

Tensions were higher during the hearing for 47 Rebecca Road, where a dilapidated 1900s home is slated for a FEMA-compliant rebuild. Building Commissioner Bob Vogel raised concerns about the mathematical "play" in the vertical design, noting that the 40-foot ridge height limit is tight when accounting for FEMA’s required freeboard. "The 19 [feet] is really going to end up being 21 or 21-something," Vogel cautioned, suggesting the architectural drawings might need "head scratching" to stay within zoning limits. Architect Roger Hoy defended the design, explaining that the floor frames are flush-mounted to save vertical space. "We have a 2x10 floor frame... all hung off of the 10x12 joist with hangers," Hoy said. However, neighbor Linda Martin remained skeptical about the scale of the new structure and past unpermitted work on the site. "I live two doors down... with a taller house, if we were to say catch on fire, those flames are going to be thrown," Martin said, adding, "I’m just not comfortable with that... just trusting them to do the right thing." Motion made by Mr. Carter to approve the special permit finding for 47 Rebecca Road per the plan dated September 27, 2025. Motion Passed (3-0).

The board then addressed 8 New Street, a property where the existing 1920s home is partially situated within the layout of a town road. Attorney Jeff De Lisi explained that over 300 square feet of the house currently sits 7.2 feet into the paper street. "The reconstructed dwelling will be removed entirely from the layout of New Street," De Lisi said, noting that the new home will also be elevated on pilings to mitigate flood hazards. Mr. Carter observed that the project was "an improvement certainly over the existing conditions." Motion made by Mr. Carter to grant a special permit for modifications to a pre-existing structure in the flood plain and watershed protection district at 8 New Street. Motion Passed (3-0). Motion made by Mr. Carter to grant the finding to raise and reconstruct the dwelling and one accessory building at 8 New Street per the plan dated October 13, 2025. Motion Passed (3-0).

The meeting concluded with a brief review of 35 Beaver Dam Road, where homeowners James and Sally Richie submitted an amended plan to correct a garage setback. Motion made by Mr. Carter to accept the amended plan for 35 Beaver Dam Road showing a new eight-foot side yard setback. Motion Passed (3-0).

The meeting was adjourned at [TIME].