Baker square NEWS

Cobblestone Newsletter Winter 2025

by | Jan 27, 2026 | News

 
In this issue

In the community

  • Board of Trustees
  • Project updates
  • Committee reports
  • Important community and holiday reminders
  • Help prevent cold weather emergencies

In the neighborhood

  • Events and more

Your contacts

Board of Trustees

Budget

The Board approved the 2025 operating budget with a 15.63 percent increase in condo fees. A copy of the budget and letter detailing the 2025 fees was mailed to all owners and the budget is available on the owner’s portal. Please contact the management office if you didn’t receive it.

Much like the 2024 fiscal year, the primary factors driving the increase in condominium fees are insurance costs and capital funding needs. Also, the Board decided to increase the repayment of the line of credit to reduce the outstanding balance and contributions to the reserve account, thus ensuring adequate funding for future needs.

FEMA’s updated flood maps, effective July 1, 2024, have placed the Forbes and Park Mill buildings, previously outside the high-hazard flood zone, within it. To properly protect the Trust, the necessary flood insurance coverage was secured and this will be an ongoing annual expense. To help mitigate the impact on the operating budget, the 2025 insurance premiums for the two buildings will be paid from the working capital account. As was suggested at the open meeting, the Board is exploring the possibility of challenging the new FEMA maps.

Open meetings

Topics discussed at the October open meeting included project updates and impacts to the 2025 budget. Here is the presentation. Future open meetings are posted on the calendar on the Baker Square condos website and are scheduled for:

  • Wednesday, January 29, 2025, 6:30 p.m.
  • Wednesday, April 30, 2025, 6:15 p.m.
  • Annual Meeting, Wednesday, June 25, 2025, 6:30 p.m.

Residents are encouraged to submit questions and topics in advance to management.
Project updates

Baker Mill rooftop unit

The contracts have been executed with LC Anderson for the rooftop unit replacement project for  Baker Mill and the submittals have been approved by Baker Square’s engineer. Here are the specifications of the units. While we had hoped this would be completed by year’s end, parts are expected within the next six to eight weeks.

Forbes fire panel

  • We expect the repairs to the smoke exhaust system to be completed within the week.
  • LC Painting will be repairing the walls and the new damper covers will be installed.
  • Nardone Electric has been programming the new fire panel offsite. Once installed, we will schedule a pre-test for the new panel to prepare for the Boston Fire Department testing.
  • A pre-test of the smoke exhaust system will also be completed.
  • Once the new system is approved and is completely operational, the old system will be taken out of service. As a reminder, the current fire alarm system is working and remains fully operational until the new panel can be installed, tested, and inspected.
  • Please do not remove the numbers taped at your unit door, which are needed by the technicians as they continue their work. The numbers will be removed as soon as possible.
  • The hallway ceilings will be repaired following the completion of testing.
  •  It’s anticipated the construction part of the project will be finished by the end of January.  The Boston Fire Department inspection will then be scheduled.
  • Thank you for your cooperation during this project!

Park Mill elevator
The materials for the elevator are scheduled to be received between mid-February and mid-March. Once received, we will then be put on Atlantic Elevator’s schedule.

EV charging stations
We are hoping to receive the approval paperwork from Eversource this week for the charging station.
Committee reports

Community Engagement Committee (CEC)

Recent events – Oh, what fun!

The pumpkin display lit up the Cobblestone Drive and the cake decorating class was a big success!
Thank you to our new resident cake decorator, Meisha Nguyen who will offer more classes in the new year.

Upcoming events

Annual toy drive 
Bring a smile to a child’s face by placing a new, unwrapped toy in the donation box in the lobby, December 6 – 11. Toys will be delivered to ABCD (Action for Boston Community Development) and distributed to children through the Dorchester Neighborhood Center. The nonprofit, which provides many programs for income-eligible residents, asks that the toys be for children ages 0 – 12 and do not mimic weapons or violence. Click on image for more information.

Crafters’ gathering
Park Mill Community Room, 7:00 p.m. on the third Thursday of every month.
Upcoming dates are Dec.19, Jan.16, and Feb.20.

Informal accordion performance by Paul Stein
Monday, December 16, Park Mill Community Room, 7:00 – 7:45 p.m.
Get into the holiday spirit with your neighbors at this festive performance by accomplished accordionist, Paul Stein. Paul will stroll around playing all types of music, including holiday songs. Relax with light refreshments and enjoy the music. Thank you to Barbara Stein for arranging this event. Click on image to learn
more about Paul (Barbara’s brother).

BSC winter gathering: chili and football
Sunday, January 26, 2025. Park Mill Community Room. Details to come.
Join your neighbors and watch the AFC Championship Game, while enjoying chili, cornbread, and more.  Thank you to Tom Tanury and Valeria Barletta for guiding our purchase of AV equipment. We now have a  large screen that will make for great viewing and future movie nights.

Book drive
A book drive for the More than Words organization is planned for February 7 to February 14, 2025. The terrific non-profit accepts books, CDs, and LPs in their original jackets. Watch for more details in January.

Stay up to date – all planned events are now posted on the owner portal of the BSC website in the community and calendar sections.

– submitted by Sarah Brooks and Claire Hughes

Heat Pump Committee

The Heat Pump Committee met with the Board in October and presented a series of recommended next steps, which the Board approved. The recommendations were based on the survey results, technical information provided by Barkan Facilities Director and select HVAC vendors, and the cost-reduction and stack coordination efforts shepherded by Michael McNeil and Mary Carbonara. Thank you to everyone who participated in the survey and helped organize heat pump maintenance by stack – your involvement is invaluable.

Here are the actions we plan:

  • Hold a community-wide meeting on Tuesday, January 14, 2025, to discuss survey results, best practices for heat pump preventive maintenance, and next steps. Watch for more details.
  • Determine what actions the Board can take to strengthen heat pump maintenance without a by-law change. Barkan Management has received a legal opinion, which will be discussed at the December Board meeting.
  • In conjunction with Barkan Facilities Director, research the feasibility of changing the systems in Forbes and Park Mill to open systems and better communicate the steps management takes to maintain the infrastructure.
  • With volunteers, solicit discounts on maintenance and recommend a few preferred vendors.
  • Meet with the preferred vendors and Barkan Facilities Director to clarify expectations and review/update the maintenance checklist.
  • Meet with volunteers and designate “captains” for organizing stacks (35 people volunteered in the survey).
  • Assess the effectiveness of the “volunteer” approach and make further recommendations to the Board.

– submitted by Matthew Booth, Sarah Brooks, Mary Weafer

Landscape Committee

The Landscape Committee is happy to announce that 2425 bulbs have been planted.  Tada!  Spring will be glorious!  Thanks so much to all who helped.

– submitted by Heidi Lyne

                      

Grills/patio furniture

The grills can be used throughout the winter. Be sure to clean them after each use and cover them when not in use. The patio furniture will be moved into the function room for the winter, and temporary chairs will be placed on the patio.

Mail delivery issues 

Residents have reported that there continues to be an issue with mail delivery throughout the property. While we work with the mail carrier and the postmaster to resolve this problem, it would be helpful for residents to ensure that mail is addressed with your full name, correct street address, and unit number. If you do receive mail that isn’t yours, try talking to the mail carrier or leaving it in your mailbox with a note, delivering it to the rightful owner, or putting it back in the outgoing mail slot.

Holiday reminders     

Wreaths Holiday wreaths are permitted on doors between the Friday after Thanksgiving and January 6.

Christmas trees Don’t make a mess when bringing Christmas trees into your unit and the trash room. Either place your trees in bags before moving them or vacuum any needles left in the elevators and hallways. Christmas trees will be picked up during the first two weeks of January and should be free of any ornaments or lights.

Packages The number of packages increases dramatically during the holidays. Be sure to provide clear and specific instructions to your delivery drivers on where to leave your packages and please track and pick up packages promptly. Break down all boxes and leave them in the main compactor room in your building.

Visitors in amenity spaces Residents are permitted two guests at a time. Non-residents are not permitted to use the pool or gym without a resident present.

Parking Tell all guests where to park when visiting Baker Square, so they don’t accidentally park in another resident’s space. Remember, residents are not permitted to park in the visitor parking spaces.

Cobblestone driveway Following the parking regulations along the cobblestone driveway is critical to ensure the safety of residents, prevent traffic jams, and facilitate pick-ups, drop-offs, and deliveries. Remember that parking in front of Forbes, Park Mill, and the Baker Mill cutout is limited to 15 minutes and parking on the Baker Mill and Water Mill side of the driveway is always prohibited.

Baker square parking diagram

Noise and smells Be mindful that noise and smells travel easily in multi-family buildings and can disturb your neighbors.

Help prevent cold weather emergencies  

Brrr. As the cold weather is upon us, we ask everyone to help prevent weather-related emergencies by following these guidelines:
  • Heat must be left on in your unit to prevent pipes and sprinkler lines from the possibility of freezing and/or breaking. The minimum heat setting should be 65˚ at all times, whether you are home or away.
  • The Boston Fire Department requires that hallways are always free and clear of belongings. Such items include but are not limited to doormats, bicycles, and shoes.
  • Be sure your building door is closed securely behind you when entering or exiting the building.
  • Update emergency information with the management office if it has changed. This will ensure we can reach you if you are away.
  • When snow is anticipated, please remind your contractors and guests that the visitor parking spaces in the rear of the property are reserved for snow removal.
  • If you have not had your fall heat pump preventive maintenance (PM), it’s not too late to schedule one.
In the neighborhood

Events and more

Report problems to the city using 311

311 is a non-emergency hotline that connects callers with local government services and information non-emergency city services and information. It can be used to report issues like broken traffic signals, graffiti removal, and tree health. During the open meeting, it was recommended that residents utilize this service to report concerns about the surrounding areas of the community. We hope that by having more parties involved in reporting, the issues will be addressed promptly.

How to contact 311
In Boston, you can contact 311 by:

  • Calling the hotline. It’s open 24 hours a day, seven days a week, and 365 days a year
  • Downloading the app
  • Visiting the Boston.gov website 
  • Sending a message via X, formerly known as Twitter
  • Visiting the Mayor’s Office of Constituent Service in person at City Hall

Forbes House Museum has career opportunities

The Forbes House Museum, located in Milton right down the street at 215 Adams Street, is growing and has embarked on an ambitious plan to restore and repurpose the barn and carriage house and maximize the use of the entire campus. The vision is to be more than an historic house – they’re working to be a highly-valued, multi-faceted community resource and are looking for creative, energetic people to join their team.

To learn more, visit the Careers page here.
– submitted by Joann Sacco

Holiday events
Holiday stroll, music, Santa Claus, and tree lighting
East Milton Square Deck, Saturday, December 7, 3:00 p.m.-5:00 p.m.
Steel & Rye, enjoy making your own s’mores from 3:00 p.m.-4:00 p.m.

A very merry Forbes Christmas
Forbes House Museum, Sunday, December 8, 4:00 p.m.-6:00 p.m.
Live music, refreshments, family crafts, and activities
Free, donations welcome
More information

Gilded glow holiday concert with the Harper and the Minstrel
Thursday, Dec. 12, 2024, 6:00 p.m.-8:00 p.m.
Eustis Estate, 1424 Canton Ave., Milton
More information

January events

Ashmont Hill Chamber Music
Neave Trio
Sunday, Jan. 12, 4 p.m.
Peabody Hall, All Saints Church
209 Ashmont Street Dorchester
More information

Winterfest 2025 at the Blue Hills
Jan. 24, 4:00 p.m. – 8:00 p.m.
Blue Hills Ski Area, 4001 Washington St. Canton
More information
Your Contacts

Trustees
Laura Gleason, Chair, F609, lmgleason@gmail.com 
Leslie Giddings, Secretary, F111, lkgiddings1600@gmail.com
Mary Beth Alger, WM303, alger.marybeth@gmail.com
Matthew Booth, B306, mhbooth4849@gmail.com
Kyle Brichall, B508, kjbirchall@gmail.com
Michael Ouellet, F108, mikeouellet@comcast.net
Tom Tanury, WM301, tom.tanury@pm.me

Condo Management Office 
Park Mill, to right of the entrance
Meghan Grzybinski, Baker Square Condo Association, 617-296-2287, manager@bakersquarecondos.com
https://barkancompanies.securecafe.com/residentservices/baker-square/userlogin.aspx
After Hours Barkan Emergency Contact Number : 1-800-570-9145
Boston Police 617-343-4911 (quicker than 911)
State Police 617-698-5840 (for state property: park, boat ramp, bike path)

If you have information you would like included in future newsletters please contact Mary Weafer, maryweafer@gmail.com
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Baker Square Condominium
1241 -1255 Adams Street
Dorchester, MA 02124

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