As part of the Elevator Modernization, Otis has scheduled the Final State Inspection and testing of the elevators to be conducted on
WHEN: Thursday April 14th
During this inspection, the Fire Alarm and Emergency power will be tested. These tests will sound the Alarms throughout the building and Elevator service will be interrupted periodically.
As required by the Town of Ocean City, I have scheduled a follow up test of the building’s Fire Alarm and evacuation systems to be conducted on Tuesday, March 15th. Alarms will be sounding throughout the day.
Renovation and Upgrade of Cars #1 and #2 is now complete and both have been returned to service
HPN’s contract with Otis Elevator remains on schedule and on budget. With two crews on-site since October all aspects of the planned renovation and upgrade of the initial two cars has proceeded as planned. HPN’s Project Manager Michael Blades (MBA) has inspected and signed off on these installations, all required local and state safety inspections have been passed, and interim certificates of occupancy have been issued.
The Otis implementation team has now taken Car #3 out of service as planned. Although #3 is not officially due to be completed until early April it appears at this time that this Car may be returned to service by mid-March.
IMPORTANT NOTE CONCERNING NEW CABS
We hope you will agree that the new elevator cab design and finishes are an attractive upgrade to HPN. In an effort to help maintain their appearance we would ask all owners to make sure that your contractors and furniture delivery employees arrange with the HPN office ahead of time to have the protective blankets installed in the cab. Owners are subject to a $500 fine plus the cost of repair if their contractor/vendor damages the cab.
KEY PROJECT MILESTONES
MBA will provide Project Management support until final acceptance
√ Mobilization - October 5-9 Storage container placed on-site @ HPN; most materials received & stored
√ Car #1 - October 12th - car taken out of service; Car returned to service January 29, 2016
√ Car #2 - October 12th - car taken out of service; Car returned to service January 29, 2016
Car #3 - January 29th - car taken out of service; Car will be returned to service NLT April 7, 2016
Project Completion Punch-List - April 7th - April 13, 2016
As required by the Town of Ocean City, I have scheduled the annual test of the building’s Fire Alarm and evacuation systems to be conducted on Monday, December 21st. Alarms will be sounding throughout the day and we will we will be going into every unit and testing the heat and smoke detectors as well.
When: Monday 12/21/15
Thank you and Happy Holidays! Tom Downey, HPN Manager
Otis Elevator will be shutting off the elevator on Wednesday morning to connect a new service line as part of the modernization. I was told two shut downs will be necessary. One outage will occur between 5am and 6am for approximately one hour and the second between the hours of 2pm and 5pm for one hour. During the shut down there will be no elevator service.
CURRENT STATUS: Otis Elevator Installation Crew is on-site and work has begun on two elevators.
Otis Elevator has spent the past 5 months completing all of the preliminary work needed before actual start of the installation. This included finalization of all design elements and systems architecture, as well as the specification and ordering of long-lead parts and components.
On Friday, October 2nd, the formal Project Kick-off meeting was held at HPN. Attendees included the HPN Board, HPN Property Manager Tom Downey, Project and Crew managers from Otis, and the account manager from our consulting firm Michael Blades (MBA). All aspects of the project implementation were reviewed and discussed, and the Project Implementation timeline was updated.
KEY PROJECT MILESTONES – MBA will provide Project Management support until final acceptance
Mobilization October 5-9 Storage container placed on-site @ HPN; most materials received & stored
Car #1 October 12th - car taken out of service; Car returned to service January 29, 2016
Car #2 October 12th - car taken out of service; Car returned to service January 29, 2016
Car #3 January 8th - car taken out of service; Car returned to service April 7, 2016
Project Completion Punch-List - April 7th - April 13, 2016
We sincerely regret that only one (1) elevator will be available during the next three months, including over the Holiday period between late November and January 1st. This schedule, though inconvenient at times, should allow us to accelerate completion of the entire project.
FROM: The High Point North Condominium Nominating Committee; HPN Board of Directors
SUBJECT: NOTICE OF ANNUAL MEETING of the HPN Council of Unit Owners
- Notice of Elections
As prescribed in Article III, Section 4 of the HPN Bylaws, formal notice is hereby given that the Annual Owners Meeting and Elections will be held on Saturday September 12th, 2015 at 9:00 A.M. at the St. Peters Lutheran Church, 10301 Coastal Highway, Ocean City, MD. Purpose of this meeting will be to conduct elections and transact other business of the Council.
We have one position open on the High Point North Condominium Board of Directors for a 3 year term.
THREE YEAR TERM; Elect 0ne
Bob Tapscott (13D) was elected to his second 3-year terms in September 2012 and is not eligible to run again this year. Tor Damico, a previous and long time Board member, has indicated that he is willing to again run for the open position.
If you are interested in running for this position, please notify the HPN office or one of the nominating committee members with your intent to run and supply us with your written credentials and qualifications (a brief résumé) so you may be placed on the ballot (as required by HPN Bylaws, Article IV). As additionally provided by HPN Bylaws, nominations may also be made from the floor at the Owners Meeting.
If you cannot attend this meeting, please scan and email, fax or mail the enclosed proxy, or stop by the office and complete a proxy form.
Committee Chairperson for the 2013 Nominating Committee is Lee Miller (5-J; 610-322-9086). Committee Members are Jack Sunday (5-H; 717- 243-4796) and Patricia Beers (2-H; 610-277-3406). The committee can also be reached through the HPNC office, office fax or the web site.
CURRENT STATUS: HPN has signed an “Elevator Renovation” contract with the Otis Elevator Company
BACKGROUND
In January 2015 the Board determined that the magnitude and technical complexity of the upcoming Elevator Project demanded engagement with a professional advisor and voted to enter into an “Elevator Consulting Services Agreement” with Michael Blades & Associates (MBA).
On February 25th, four firms were invited to bid on HPN’s Elevator Project: Delaware Elevator Inc. (HPN’s incumbent supplier), Otis Elevator Company, Schindler Elevator Corporation and ThysennKrupp Elevator-Americas.
At a special meeting convened on April 25th, and based on MBA’s evaluation and recommendation, the HPN Board voted to award a contract to the Otis Elevator Company with offices in Linthicum, Maryland. Cost and bid process details can be found in an email being sent to owners, or from the HPN office.
KEY PROJECT MILESTONES
MBA will provide Project Management support until final acceptance
May 2015 – Begin off-site work; final design, cab and system architecture; order long-lead parts
September 2015 – On-site work begins. Material deliveries/storage begin
December 2015 – Complete modernization of Elevator #1} every effort will be made to keep 2 elevators running
January 2016 – Complete modernization of Elevator #2 } however there will be a 12-15 week period in the fall
April 2016 – Compete modernization of Elevator #3 } when there may be only 1 functioning elevator
May 2016 – Final local and State inspection and acceptance.
FINANCIAL
Beginning in August 2014, the Board visited seven local lending institutions to lay the groundwork for a possible loan to finance the Project. In April 2015 final negotiations were conducted and the Bank of Ocean City (BOC) terms were viewed as most favorable to the owners. Financing details can be found in an email being sent to owners, or from the HPN office.
Delmarva Power will be shutting off all electricity to the building on Wednesday Morning to connect a new service line from High Point North to High Point South. I was told the outage will be approximately 8 hrs long. This outage will affect the water booster system and higher floors may loose their water pressure. Elevators will still be functioning on the emergency generator system, Sorry for the inconvenience.