Baker square NEWS

Cobblestone Newsletter Fall 2023

by | Sep 13, 2023 | News
In this issue

In the community

  • Next steps: Amendments and EV improvement
  • Board of Trustees news
  • July 2023 financial snapshot
  • Project updates
  • Committee reports
  • Did you know?
  •  E-scooters and e-bikes safety
  • Events

In the neighborhood

  • MBTA shutdown for Ashmont, Mattapan
  • Free COVID-test kits
  • Happenings

Your contacts
In the community

Next steps: Amendments and EV improvement

The amendments, which were approved by the community, were recorded and are now in effect. The working capital and rental amendments were recorded on Wednesday, September 13, 2023 and the smoking amendment was recorded on Thursday, September 14, 2023. Here are the things you should know:

Working capital policy amendment to the Declaration of Trust
A contribution to the working capital account equivalent to two months condominium fees is now a requirement for all future conveyances of the unit and will be charged to the unit ledger and due upon the transfer of the title. The working capital contributions are held in a separate account in accordance with MA General Laws 183A. This account was established when Baker Mill and Water Mill units transferred from Winn Development ownership.

The requirement applies to all units currently on the market and those under agreement, as well as future sales. If you are currently working with an agent or anticipate selling your unit in the near future, please advise your real estate agent of this new policy. 

Rental policy amendment to the Declaration of Trust
This amendment will increase the minimum lease requirement from six (6) to twelve (12) months and require investor unit owners to perform a third-party background check of all tenants to verify that the proposed tenant(s):

  • does not have a record of any felony convictions in the past seven (7) years
  • is not a registered sex offender in any state
  • has not been a party to any eviction action based on alleged lease violations in the past seven (7) years

This amendment will be enforced for all leases moving forward including extensions and renewals of leases currently in effect. Kindly contact the management office if you will need assistance identifying a third-party vendor to complete this verification.

Smoking policy amendment to the Master Deed
Smoking is now prohibited in all units with the exception of grandfathered unit owners (and current lessees/tenants). To be grandfathered, unit owners have 30 days from the date of recording to notify the management office that they would like to be a grandfathered unit owner or tenant (including submission of the current lease). Notification must be done in writing and can be submitted by email or hard copy to the management office. The deadline is Saturday, October 14, 2023.

Current tenants in a leased unit may be grandfathered for a period of six months (ending March 14, 2024) or until the term of their current lease expires, whichever is shorter. It is required that all investor unit owners inform their tenants that they can smoke until Thursday, March 14, 2024 or until the term of their current lease expires, whichever comes first. Please note that the grandfathering exemption is on an individual basis and not a per unit basis. Any lease that is entered beyond this date must prohibit smoking. If you need assistance with the notification process, please contact the management office.

Guests and visitors are not allowed to smoke in any unit. Smoking in all common areas remains prohibited.

The Board and Management received several questions about the list of grandfathered unit owners. The following Q & A’s address some common concerns:

Q. Who has access?
A. The Board and Management will have access to the list of grandfathered unit owners. Legal counsel for the condominium may also require information about the grandfathered status of a particular unit owner if rule enforcement issues arise. Board members have the responsibility to maintain confidentiality about unit owner matters. However, as part of the discovery process within a lawsuit filed in a Commonwealth or Federal court, this information may become known to those parties included within the lawsuit and their legal counsel.

Q. What will it be used for?
A. The list will establish which unit owners (and their current tenants) are grandfathered and allowed to smoke in their unit. This list would also be used for rule enforcement and tracking purposes (i.e., timeline of when the building will be smoke-free). 

Q. How is it kept secure?
A. The list will be kept on Baker Square’s OneDrive Account which requires two-factor authentication.

Q. Will it be distributed to anyone?
A. No.The list would not be distributed to unit owners, tenants, or third parties.

EV charging station improvement
The EV charging station improvement vote was also approved. The next step is for the Board and Management to identify incentives for the construction of the EV charging stations. Incentives are offered by the state and utility companies.

Thank you for your participation and involvement in the voting process. Should you have questions, please contact the management office.
Board of Trustees news

New officer
Secretary: Leslie GiddingsOpen meeting schedule
Mark your calendars for the open board meetings, which will be held quarterly. During the interactive portion of the meeting, the Board will provide updates on existing and upcoming initiatives and address questions. Residents are encouraged to submit questions and topics in advance to Management.

  • Wednesday, October 25, 2023, 6:30 p.m. – 7:30 p.m.
  • Wednesday, January 24, 2024, 6:30 p.m. – 7:30 p.m.
  • Wednesday, April 24, 2024, 6:30 p.m. – 7:30 p.m.

July 2023 financial snapshot

July Financials
The year-to-date negative variance in operations is largely a result of higher than budgeted insurance renewal costs, repairs necessitated by the Forbes sprinkler head burst in February, and higher than budgeted HVAC repair costs. For the complete financial statements visit the owner portal. Click on the image for a more readable view.

Project updates

Entrance sign 
Have you noticed the change in the sign at the entrance to our community? It was recently refinished and the landscape committee selected delightful Sunny Knockout Roses for planting underneath the sign.

Security update
Thank you for your continued attention to the security of Baker Square and for your suggestions to enhance the security initiatives of the community. The Board and Management have reviewed all suggestions and here is an update:

  • The Board contracted a security assessment early this year. The security assessment has several components which include evaluating the existing rules and procedures, obtaining data from the local police department, and conducting onsite inspections.
  • Proposals and feasibility surveys have been solicited from several vendors including Amazon Lockers, Parcel Pending, LuxerOne, and Butterfly Systems. The Board will be reviewing the pricing, logistics, and feasibility of these proposals.
  • The cameras cover the package areas and entrances to each building. Security cameras are typically not a deterrent for crimes. They are used as a tool to help investigate incidents after they occur and have been helpful during recent package theft incidents.

AED
An automatic external defibrillator (AED) has been installed in the Park Mill amenity space corridor near the water fountain. Two unit owners, Tricia Mahon and Sharon Siwiec, will lead an information session about the use of the AED. Information will be provided about the type of individual who could benefit from its use, as well as instruction on the mechanics and a list of resources for learning/becoming certified in Basic Life Support (BLS) CPR training at local locations. We will notify residents about the date of this information session shortly.

Forbes elevator
The drive in one of the Forbes elevators failed and the elevator has been out of service since mid-July. A new drive was ordered and expected in early August. However, the shipping date continues to be delayed and is now back-ordered. The old drive is also being repaired. The drive that arrives first will be installed immediately. The other drive will be held onsite as a backup part.

Patio and Park Mill function room furniture
The patio furniture will be kept outside as long as possible for residents to enjoy. The furniture will then be brought into the function room for residents to use during the winter. The grills remain in service throughout the winter.
Committee reports

Community Engagement Committee (CEC)

On a beautiful August evening, residents got into a groove with the high-energy bluegrass concert by Dorchester’s Royer Family Band sponsored by the CEC. Thank you to all who participated! For the fall, the CEC is sponsoring a lecture series by Mary Beth Alger about Early Modernism focusing on works at the MFA (see events below) and plans a game night in October. It’s also considering movie nights, craft nights, and more.

The CEC welcomes your input. Please contact Claire Hughes with ideas for speakers, performers, activities, or an expertise you’d like to share. The Committee wants to learn of your interests as well as your willingness to help pay for classes, musicians, lecturers, and soon will be surveying the community. Watch for the survey in your inbox.

Finance Committee

This committee is on hold while the Trustees work on finalizing a 2024 Budget, which this year includes incorporating capital improvements identified in the recently updated replacement reserve study. The consensus is that presenting a newly formed finance committee with an approved 2024 budget and a 5-year capital improvements plan clears the slate for a fresh start.

Landscape Committee
The Landscape Committee is planning its annual Bulb Planting Day, which adds a delightful splash of color to our flowerbeds in the spring. They’ll need many hands to help – plan to volunteer!  Date: Saturday, October 21 (rain date: Sunday, October 22). Watch for details.

Website Committee
The dynamic interactive website that was previewed at the Annual Meeting in June is close to going live. Watch for details.

Pest control services
Waltham Pest Control services the common areas of the property twice a month, typically on the first and third Thursdays. While pest control within the units is an owner’s responsibility, Baker Square’s contract with Waltham allows service of up to five units per visit, as a courtesy. Please contact the management office with any pest control concerns.Composting group
A group of Baker Square households contracts independently with Bootstrap Compost for weekly pick-up of food waste, plant waste, and other compostable items such as take-out containers, paper towels, and cardboard egg cartons. While the cost is determined by the number of participating households, it’s expected to be $100 – $110 a year per household.

Want to join? Call or text Sarah at 781-367- 4135 for more information.

 E-scooters and e-bikes safety 

With the increased popularity of E-scooters and e-bikes there is growing concern about the fire risks associated with their batteries. Storage or charging of E-scooters and e-bikes in the bike room or bike area in the Water Mill building is NOT allowed. It’s also not allowed in any common areas, including the garages. If you are storing or charging an E-scooter or e-bike within your unit, please take the following precautions:

  • Always be present when charging devices using lithium-ion batteries and never charge them while sleeping
  • Use only the charger that came with the device
  • Use only an approved replacement battery pack
  • Follow the manufacturer’s instructions for proper charging
  • Unplug the device when done
  • Never use an e-bike or E-scooter device with a battery pack that has been modified/reworked by unqualified personnel or with repurposed or used cells
  • Never throw lithium-ion batteries into the trash or general recycling

Be sure to protect the safety of your neighbors and yourself with safe charging practices.

Events

A lecture series about early modernism at MFA
Join Mary Beth Alger for a four session lecture series exploring Early Modernism, focusing on the works from the MFA. Examining developments in the visual arts from 1850 through 1920, topics will include: What makes Art Modern, Impressionism, Post Impressionism, Symbolism, Cubism and Fauvism.Sponsored by the CEC, the lectures will take place at 6:30 p.m. in the Park Mill Community room on the following Tuesdays – September 26, October 3, October 10, and October 17. While the lectures are sequential, if you can’t make all four, you are welcome to attend. Contact Mary Beth Alger to register.

Book Club
Open to all residents, the book club meets inperson and virtually with selections alternating between fiction and non-fiction. The next discussion features Rambunctious Garden: Saving Nature in a Post-Wild World by Emma Marris, an optimistic book that explores innovative conservation approaches to reconcile wild nature and human management. It will be hosted by Mary Weafer, F606 on Sunday, October 1, at 7:00 p.m. Light refreshments served. Contact Barbara Conwell for the virtual link.
In the neighborhood
MBTA shutdown for Ashmont, Mattapan
The MBTA plans to fully close the Ashmont branch of the Red Line and the Mattapan trolley line between Saturday, October 14 and Sunday, October 29. Free shuttle bus service will be available for customers during the shutdown operating every five to six minutes during peak weekday hours, and every ten to fifteen minutes during off-peak weekdays and weekend hours.Free COVID test kits
The City of Boston continues to offer at-home COVID test kits for free. For a list of locations.

Happenings

Ashmont Hill Chamber Music
On Sunday, September 17, 4:00 p.m. at  Peabody Hall, 209 Ashmont Street, Dorchester, The Ashmont Hill Chamber Music presents Persian Classical Music featuring Nima Janmohammadi on setar and Pejman Hadadi on tombak. Tickets can be purchased in advance or at the door. (And the artistic director of this marvelous program is our neighbor, Mary Beth Alger.)

Dorchester Food Co-op
The Dorchester Food Co-op is working hard to open, hopefully in the coming weeks!  Good healthy food, supporting local farmers, and keeping the profits local. They are over 1680 member-owners strong!  Learn more here and sign up to get the newsletter (to know the opening date ASAP).

Barnfest – Forbes House Museum
A fun-filled Barnfest featuring live music, food trucks, a pop-up Beer Garden, and games for all ages will take place on Thursday, September 21, from 6:00 p.m. to 9:00 p.m. at the Forbes House Museum, just down the street at 215 Adams Street, Milton. For details.

Dorchester Lower Mills Civic Association
The Dorchester Lower Mills Civic Association normally meets on the third Tuesday of the month. While you don’t have to be a member to attend, consider supporting the Association. Membership is only $10.