The Importance of Structural Condition Assessments

Alpha & Omega Group has provided structural condition assessments of several historic buildings during the last few months. Our work has brought us around the state and even as far as Michigan as we have inspected churches, bridges, and lighthouses to assess the condition of the structures. But what is a structural condition assessment, and how important is it to preservation and repair efforts? Structural condition assessments are a vital first step to any project involving repairs, particularly for older and historic buildings.

What is a structural condition assessment?

The Bass Pond Bridge

A structural condition assessment (SCA) is a special inspection that uses both data and observation to determine the condition of a structure based on the comparison of existing records and current observations. Often structures face challenges due to outdated construction methods, the deterioration of materials, or foundation settlement. Because of this, comparing the current state of the structure to when it was originally built can provide more information than observation alone.

How is it done?

For an SCA, the A&O Team first reviews as much information about the structure as possible. They look over old blueprints, previous inspection notes, and information about the location of the structure to make the most informed assessments even before the project starts.

Once this review is done, the on-site assessment begins. The team visits the project site where they carefully inspect the structure. If they are examining a bridge, the team will make sure that the superstructure, substructure, and decking appear to be sound and look for any signs of deterioration, decay, or wear. If the team is inspecting a building, then the foundations, roof, and any unique elements are checked for cracking, deflections, and signs of damage. These observations are all noted and compared with existing documents, with pictures to provide clear references. The observations, photographs, and any recommendations for repairs are included in a written report and sent to the client for review and next steps.

When is it necessary?

A lighthouse on Passage Island, Michigan

While bridges receive regular, scheduled inspections due to their importance and daily use, the SCA is usually the first step in a larger project. Often, signs of decay, settlement, or structural deterioration are noticed by the owners themselves. In these cases, the main focus is to determine the full extent of the damage and the best options for repairs and prevention of further damage. Sometimes, the client is deciding if needed repairs are even possible. In the case of our lighthouse projects, the US Coast Guard requested assessments to see if the structures could be restored, stabilized, or if some structures should be demolished. Special attention was given to the feasibility of repairs, and the final reports include discussion of potential repairs as well as potential demolition and repair costs.

Conclusion

Structural condition assessments give a snapshot of a building’s current condition, determine if repairs are necessary, and map out what those repairs will likely cost. With this information, owners can decide how to forward confidently with the design and construction phases of their projects. The A&O Team is proud to be able to arm our clients with the information to take that first important step.

If you are interested in learning more about Alpha & Omega Group’s work with SCAs, please visit our project pages on the Biltmore bridges; and the assessments of St. Mark’s, St. John’s, and St. Matthias’.

If you own a house, bridge, or any structure and you are considering repairs, contact us to see if an SCA will help.

Relief from Helene: How We Can Help

Hurricane Helene Makes Landfall

The devastation caused by hurricane Helene is truly historic. The rivers reached heights that haven’t been recorded since the 1700s, and entire towns have been completely destroyed. Currently, thousands are without power, and as of October 2, there are l entire communities without transportation, water, cell service or the internet. As rescue efforts continue, people need supplies, including food, water, baby formula, and other essentials before we even begin to think about rebuilding the region.

Alpha & Omega Group has trying to get relief to our neighbors. Not only is the company matching 100% of any monetary gifts that employees make, but we’ve been collecting donations of physical necessities, so that families will have the relief they need even sooner. However, our efforts can only do so much to help the affected communities.

If you want to join us in supporting the people in Florida, Georgia, North and South Carolina, Tennessee, and Virginia please consider giving to one of these charities:

Samaritan’s Purse’s headquarters is in Boone, NC, an area that was hit hard by the storm. The location gives the organization a unique ability to reach out to the community quickly. They are assisting their neighbors as well as Charles A. Cannon, Jr Memorial Hospital, Ashe County Hospital, Watauga Medical Center, the currently isolated Lees-McRae College in Banner Elk, and Asheville, NC. Outside of North Carolina, the organization is supporting Valdosta, GA and the cities of Terry and Tampa in Florida.

Operation Airdrop is a Texas-based volunteer organization made up of pilots who use their personal aircraft to rush vital supplies to communities in a matter of hours rather than the days it can take for other efforts. For the people in Western North Carolina, many of whom can’t be reached by the roads, these pilots are the only way they can receive the supplies they desperately need. Currently Operation Airdrop’s Operation Helene is based in Concord, and it is requesting supplies, volunteers and monetary donations to continue its efforts to reach the communities.

Baptists on Mission is an auxiliary to the Baptist Convention of North Carolina and focuses on their goal to “Glorify God by involving churches and Christians in meeting human needs in Jesus’ name”. They are currently located in Boone, Arden, Spruce Pine, Hendersonville, and Marion. Volunteers are feeding and offering showers to the survivors while also providing temporary shelters. While they are asking for volunteers, they also need financial support and donations.

Asheville Buncombe Community Christian Ministry (ABCCM) is a non-profit that has offered support to Buncombe County since 1969.  It focuses on the many needs of the community such as families, veterans in crisis, and a prison ministry. It is currently asking for water, nonperishable food, baby food, and of course, funding for the fuel necessary for supplies and to power their shelters.

While the devastation of the Appalachians is not something that can be easily fixed, with the help and prayers of the community, we can offer hope during difficult times.

Timber Alternatives: Their Strengths and Weaknesses

When designing greenways in North Carolina, maintenance is a major consideration. Our state has three different regions, each with its own climate.  All of them can wreak havoc on outdoor structures. For example, pedestrian bridges and boardwalks constructed in the coastal region are subjected to the effects of salty air and hurricanes, and bridges in the Piedmont must withstand humidity that can grow mold and expedite decay. Because of these factors, many municipalities and private owners are considering alternatives to timber.

While timber remains the most popular material for pedestrian bridges, other materials do not require the same careful maintenance. The alternatives offer unique advantages and disadvantages that need to be understood before incorporating them in a project. Here is a list of some of our most requested alternatives to timber and some things to consider before deciding the best material for any structure.

Pre-Cast Concrete

a Boardwalk with PRe-Cast Concrete that stretches over Lake Crabtree

This alternative has been used since Ancient Rome. It is created by using a mold to shape concrete into the desired form, including one that mimics the appearance of timber. After the shape is set, the concrete slab can be stained to look even more like wood. The greatest advantage to pre-cast concrete is that it can bear heavy loads while being easy to maintain in harsh environments. Since the concrete is stained, maintenance crews only need a pressure washer to keep the surface looking fresh and clean. 

However, pre-cast concrete has some downsides. The most obvious is that concrete is heavy and needs a strong engineering support to bear its weight. It cannot span very far unless there is a sub and superstructure designed for it. Also, since a mold is used, the deck must be sized perfectly, with any unique features accounted for, before starting the project. Finally, concrete is difficult to resize, and if you make a mistake, it can lead to wasted materials.

Composite

Composite decking is one of the most sustainable alternatives to wood. It is made by pressing recycled wood chippings and plastics tightly together into planks. Structures made with composite decking tend to have a life of 30-50 years before replacements are needed, making it a long-lasting solution compared to timber. Composite decking also comes in a variety of colors. Since the material is wood, planks can be custom cut like natural timber. Another major advantage of composite decking is its durability. Composite is termite resistant and does not splinter with wear. It also tends to be more water resistant and doesn’t warp with rain and humidity.

Yates Mill Boardwalk’s Deck and Rails were recently replaced with Composite

However, composite decking is not without disadvantages. Composite decks and boardwalks tend to get hotter in the sun than wood and can become slippery when wet. They also scratch, stain, and wear if under constant use. If not properly cared for, composite decks can have the same failings as the timber they are meant to replace. Another flaw in composite decking is that, since it has no heat resistance and will, it requires another material to create the supporting structure of the deck. Which can mean using wood anyway.

Fiber Reinforced Polymer (FRP)

Fiber Reinforced Polymer, or FRP is made of composite polymers that have been reinforced by fibers to create a stronger, more durable material than wood, making it one of the most resilient alternatives to timber. It can be considered an improved version of composite decking, since while having the advantages of composite, FRP decks resist the natural wear, tear and effects of the elements, are slip resistant, and remain cool under the sun. Like pre-cast concrete, they hold more weight than timber, yet can be cut based on the requirements of a project.

The Substructure of the Lake Crabtree Boardwalk.

While FRP decking can be considered a halfway point between composite and pre-cast concrete, the cost can easily cause a project to run over budget. Also as of 2024, FRP lacks supporting capability, so the sub and superstructure need to be made of another material such as metal, concrete, or wood, leading to a similar issue to composite decking. While FRP combines the advantages of composite and concrete, it also shares some disadvantages.

Conclusion

There is no perfect material for decking in North Carolina. The best that owners and engineers can do is to decide which material is the best fit for the project. To do this, they must consider the climate, cost, use, and maybe which material causes the least harm to the environment. If you are thinking of replacing or building a new boardwalk or pedestrian bridge, consider first consulting with a structural engineer who is familiar with the different alternatives.

If you wish to learn more about our work with replacing timber, please visit our pages on ongoing decking replacements for the City of Raleigh, Yates Mill, and the Neuse Crossings bridges.

Triumph and Stewardship at Lincoln Heights Elementary

Lincoln Heights Magnet Elementary School was recently named a 2024 Merit School of Distinction. With its reputation for supporting academic growth, Lincoln Heights’ faculty deserves the award. However, it wasn’t that long ago that the school was struggling to remake itself with a new magnet program and a building renovation project to help improve learning through hands-on methods. 

Lincoln Heights Before Renovations

In 2008, Lincoln Heights’ magnet program was deemed no longer necessary for the school’s success and was subsequently dropped. As a result, the school’s enrollment and test scores dropped drastically. Over the same period, neighboring schools grew proportionately with the population of nearby Fuquay-Varina. To revitalize the school, faculty decided to try a new magnet program called Environmental Connections. The new program instructs students through an environmental lens and encourages them to connect with the natural world to learn to be good scholars and citizens. For the new program to succeed, the school required upgraded facilities that could support the new nature-based, hands-on learning methods. Alpha & Omega Group (A&O) was selected as part of a team to design the changes and repairs to the school. 

Lincoln Height’s enterance after roadway and site improvements

 A&O headed the design of the master site plan which included improvements such as a paved running track, new playground, outdoor learning space, and even a game court. To keep the focus on the environment, we designed these improvements using sustainable erosion control and modern stormwater management methods. This included widening the roadway leading to the school to make room for a bicycle lane, and improving the bus parking and student drop-off process.  The result was a modern building with safe, accessible features, and an updated site design. 

Mountains to the Sea Bioretention Pond

While site improvement was A&O’s main task, we also helped develop outdoor stations that offer opportunities for hands-on learning. One of our most compelling contributions is a dry retention pond that provides stormwater management and hands-on learning experiences about how water affects our state. The A&O team created a “riverbed” of larger rocks, simulating mountains, to mimic water flowing through the western mountains. This water flows through increasingly smaller rocks meant to be the coastal region. The water flows “downstream” to the storm drain and enters a bioretention pond that represents the ocean. The soil mixture in the bioretention pond removes pollutants contained in surface runoff the same way that rivers purify our water. This “Mountains to the Sea” design won the ACEC 2020 Grand Award for innovative stormwater design. The system is still in place today, helping students learn difficult concepts like how stormwater affects the regions of our state, how rivers and tributaries naturally purify water, and how the cycle renews itself repeatedly.  

Today, Lincoln Heights is an award-winning institution that was featured on the NC Museum of Natural Science’s Lunchtime Discovery program as recently as April of 2024. Alpha & Omega Group is proud to have been able to contribute not only to the revitalization of the school, but also to a program that teaches the virtues of water resources Stewardship alongside their lessons. We hope the program continues to teach children these virtues for many years to come. 

Visit our project page and our roadway page to learn more about the Lincoln Heights project!

Mortimer Campground: 2 Years Later

Close to Grandfather Mountain, and crossed by Thorps Creek, Mortimer Campground is not only a window to the natural world, but also to the history of North Carolina. Originally built in the Pisgah National Forest to house the Civilian Conservation Corps during the Great Depression, the site is also close to Mortimer, NC, a historic town that was abandoned during a 1940s flood. Today, Mortimer Campground hosts campers, hikers and fishermen who want to explore the state’s history and enjoy the natural environment around them.

In some ways, this project represents the unsteady balance between the natural world and humanity and how modern engineering can help to restore it. Restoring this balance was the goal of one of our longest delayed projects.

Camp Mortimer has always abounded in local wildlife, but unfortunately around a decade ago, the needs of humans and animals came into conflict. Campers needed to drive over Thorps Creek to get to the other side of the camp. But the low-water ford bridge they used to cross was an impediment for the local trout population.

The original low-water ford bridge

Trout are part of our state’s heritage as well as a source of revenue. For them to thrive, they need a specific environment. Since trout prefer cold, clean water, their habitat tends to be restricted to mountain regions. This need sometimes clashes with human expansion and recreation. At Mortimer Campground, the existing low-water ford bridge provided accessibility between the two halves of the site, but due to its design, it also cut off a large area of potential trout habitat, since, due to its design, it was impossible for the fish to cross.

In 2010, A&O addressed the low-water ford bridge’s flood potential as well as the damage it was causing to trout habitat. While we completed a bridge design on schedule, the project was put on hold by the State due to funding issues. It was later revived when Trout Unlimited, a nonprofit dedicated to expanding trout habitat through replacing existing culverts and bridges, offered to provide the support and oversight needed. Since we had already provided original designs for a replacement bridge, Trout Unlimited asked A&O to provide construction administration and observation to complete the project.

Even in the early stages of the new bridge’s construction, the effects were immediately observable. Once the original stone bridge was demolished, it was possible to view rainbow trout crossing the original barrier upstream. This gave the fish 1,800 extra feet of river habitat that had been previously cut off. After the demolition, A&O’s bridge design was constructed with both the campers and the fish in mind. The replacement is a 35-foot, single-span, core-slab bridge raised above Thorps Creek. Finally, fish were able to cross under and populate their new larger habitat and campers were able to have a higher, safer, more reliable bridge when the water rose.

The new bridge

At A&O, two of our key principles are to be good stewards and to have servant attitudes. We look for solutions that both serve the needs of others and preserve and care for the world around us. Trout, particularly native brook trout, are as much a part of our state’s culture and history as the camp and town of Mortimer, and it is our job as good stewards to make sure their habitat remains as untouched as possible.

Two years after the project’s completion, Mortimer Campground is still a popular place for hikers, campers, and fishermen who can appreciate both the history and beauty of the park, but also the bounty of our state. 

Dismal Swamp: A Retrospective

The Dismal Swamp Canal is part of the Atlantic Intracoastal Waterway, a route of interconnected rivers and lakes that stretches between the Gulf of Mexico and Massachusetts. As both an alternate travel route and a historic landmark, the Dismal Swamp welcomes nearly 2,000 boaters annually as they pass through the largest remaining swamp in the eastern United States.

The waterway also crosses under a small road that carries cars into the Dismal Swamp State Park. Since cars and boats require access to the same location, this created a conflict between both sources of traffic. Seeing the problem, the NC Division of Parks and Recreation requested that Alpha and Omega Group design a compromise: a bridge that supports traffic and also moves when needed for boats to pass through. This challenge has been one of our longest lasting and most interesting projects to date.

The Dismal Swamp Bridge in motion

A&O was chosen to provide structural and civil engineering to design the bridge leading into the park as well as the park’s Visitor Center. The bridge offered a unique dilemma since it needed to hold the weight of the roadway vehicles and allow traffic from the canal to pass through. The answer? A floating swing span bridge that would allow both land and canal traffic to pass. We designed the bridge in three parts, with a three-span fixed section for canoes to pass without opening the canal and a bascule ramp that lifts up on each end of the center segment. This allows the middle floating barge segment to swing to the side, so that canal traffic is able to pass through. That middle segment floats on the canal, allowing cars to pass and eliminating any issues with rising flood waters.

The Completed Visitor’s Center

Rising river water was just one part of the challenges in designing the Visitor’s Center. Since the Dismal Swamp is so close to the coast, and both hurricanes and flooding are possible, and the Visitor’s Center needed to be built on high ground. The solution was one that allowed history and the present to blend. During the canal’s original construction, workers deposited the soil that they excavated on only one side of the canal. This large, raised section of the canal actually created a raised base for the Visitor Center that could help protect the new building from flooding and erosion while allowing it to have a close proximity to the bridge. Today, the Visitor’s Center is the only rest stop on the Intracoastal Waterway that also serves the highway, allowing travelers to learn about the swamp, the canal, and its historical significance at their leisure in a place that connects to that history.

But these accomplishments did not end A&O’s connection to the Dismal Swamp and its bridge. The Dismal Swamp exists in a coastal environment, and so the structures built along the canal are subject to erosion from the canal wave action caused by boats, but also to the constant wear of the weather and coastal air. Due to this exposure, repairs and maintenance are necessary much sooner than for other regions of the state.

The Refurbished bridge

In 2021, the NC Division of Parks and Recreation contacted us again with the need to inspect and upgrade the gate houses and make repairs to the bridge. The coastal environment and constant use had caused the bridge and gatehouses to start showing signs of wear. To refurbish and preserve the bridge, we oversaw the disconnection and transport of the bridge for repairs. After being disconnected, it was transported to Chesapeake using the waterway. There it was set ashore, disassembled, cleaned, repainted, and repaired before being returned and reconnected. By doing this, we extended the life of the bridge, making a full replacement unnecessary and keeping the bridge looking fresh and new.

The Dismal Swamp bridge and Visitors Center play a vital role to visitors. It acts as a center for exhibits and events as well as a place for travelers using the intracoastal waterway to rest. The park itself and surrounding area could be called the last wild place in North Carolina and Virginia, offering a slice of both state’s rich and complex history preserved for future generations.

As we look back on our 25-year history, Alpha & Omega Group is proud to contribute to the legacy of the Great Dismal Swamp and its ability to continue to educate the many visitors to one of our state’s greatest natural wonders.

EAPs: A Brief Introduction

When we think of dam failures, large dams like the Hoover Dam and catastrophic disasters that wipe out entire towns usually come to mind. What we don’t tend to think of are the small dams connected to lakes or greenways that can wear away and flood our neighborhood. However, the small, local dams that exist behind subdivisions or as parts of parks or greenways can actually be more dangerous than the larger ones. In North Carolina, 86% of dam fatalities since the 1960’s have come from small dams. That’s why, companies like A&O strive to understand the reasons for the dangers and take the necessary steps to prevent both failures and loss of life.

hanging rock dam

Before we can prevent dam failures, we must consider why they occur in smaller dams more often than larger ones. One major reason is simply that owners of smaller dams often have no plan of action if there is a failure. Without a plan, people panic and can make critical mistakes that result in injury or death. What’s more, it’s not always easy to recognize an event when it is occurring. While some signs, such as a large leakage, might be obvious, an increase of erosion or even very small leakage might not be seen as a problem until the dam fails. For dams that can potentially cause loss of life or property damage, Emergency Action Plans (EAPs) help owners know the signs of a situation and guide them with information on who to call and what steps will need to be taken during an event.

merchant’s mill dam

In reality, an EAP is an evolving document that acts as a guide as well as a resource. It contains, most importantly, a step-by-step plan for how to proceed when faced with a list of different situations and levels of emergency. This list contains events like spillways being breached and even a bomb threat at the location. The event descriptions have instructions for who to call, prompts for important information to give emergency services, and what actions should follow the event. An EAP also includes contact information for local emergency services, businesses to help with lower-level problems, and the names and addresses of residents who need to be evacuated in case of an emergency. All of these elements come together to create a detailed plan for how to handle the different situations a dam owner can face.

north carolina musuem of art dam

In addition to offering a step-by-step guide, EAPs also help dam owners understand the severity of an event. Events are given classes based on their threat level and include a brief description of how to recognize that class of event. One reason dams fail is that even when owners notice something unusual, they do not realize how severe the situation is. An EAP rates each event as specific level of threat, from an abnormal event listed as Level 3, to a failure, classified as a Level 1. The different levels are placed together so that the progression from an abnormal event to a failure can be clearly seen. Using this method, there is less confusion and more time to act.

EAPs save lives. People who are under threat can be evacuated before a dam failure occurs, or a situation is identified before it progresses beyond a low-level threat. EAPs are so successful that in North Carolina there have been only four fatalities due to dam breaches since EAPs required for all dams with the potential to cause loss of life or property damage. We at A&O are proud to say that by helping to create and update EAPs during our 25 years of service, we have helped to prevent deaths and damages and we hope to continue to do so.

a dam located in wake county

If you are curious about our EAP work, please visit our pages describing the recent North Carolina Museum of Art EAP, the Wake County Dam EAPs, and the NC State Park Dam EAPs.

If you are a dam owner, and interested in learning more, please contact us about inspections and ask if an EAP would help you.

Our Strength is in our Values

While skill and experience are key indicators of success, even the most skilled, experienced employees can flounder if they work where the values or culture clashes with their own. Or if they’re confused by what is expected of them. Here at A&O, we express our culture and values with a unique Formula for Success, so every employee understands their distinctive contribution to the team from the very first day on the job.

Celebrating Christmas together at Buffalo Lanes

Relationships (R)

We believe that a company is founded on outside relationships, between our team and our clients, and inside relationships, between the members of our teams. With our clients, we strive to be timely, communicative, and build long-lasting partnerships. Within our company, we strive to create a family atmosphere where we support one another.

We achieve both with:

• Monday meetings where we explore various topics to help us be better employees and better employers.

• Regular progress meetings with clients, making sure to update them on all changes and developments.

• Monthly events to give our team time to connect with one another. 

• Open communication with clients.

• Weekly meetings with department managers so everyone is always on the same page.

Trust (T)

Inspecting the Emerald Isle Bridge

This is the most important piece of our motto, the glue that holds everything else together. Our clients cannot have successful relationships with us if they do not trust us. And our teams cannot work together if they are worried other members can’t complete their parts of a project. Without trust, no other element of our motto is possible.

To help foster trust:

• We finish what we promised to do on time, putting in the extra hours if necessary to reach the deadline.

• We provide the highest quality work possible.

• We communicate clearly if something unforeseen happens, revising schedules and seeking help if necessary.

Teamwork (T)

For A&O, everything is a team exercise, from marketing to bridge inspection. While being able to work independently is essential to doing our jobs, we know that the best work is done with feedback, or with other people to watch our backs. Teamwork is essential to a job well done, and part of teamwork is completing individual tasks on the team.

Another part of teamwork is being flexible, taking on other jobs as necessary. A team supports all its members, and that means individuals taking on the extra load if needed. At A&O, there is no such thing as a “typical day,” since no one does the same job day after day.

Servant attitudes (S)

Glenn and Dana Going the extra mile in the office

As a Christian workplace, we strive to emulate our Lord Jesus Christ. We have been called to serve one another (Mark 9:35). As such, our team puts the needs of others above our own. We put in that extra mile to create something excellent rather than just “good enough.” That may involve coming in a little earlier, or leaving a little later, or going over our “check every box” method to confirm results one more time. This practice has helped us achieve our reputation for doing the best job, the first time. For example, we have completed projects such as Raven Rock Pedestrian Bridge with no change orders throughout the entire process.

Stewardship (S)

We are called to be stewards of the earth. Being a good steward is more than reducing waste; it’s also about conserving and protecting what we are given. For instance, we incorporate design methods such as stormwater control measures on projects where it’s possible to sustain the natural environment, while controlling erosion and stormwater drainage.

Our dedication to Stewardship is another reason we are willing to dig deeper to find the best answers, and to seek out innovation, rather than continuing to use solutions that have become outdated. We expect our team to improve and learn about new, enhanced techniques whenever possible.

Excellence (E)

The outcome of this kind of a culture is excellence. A team that knows the value of hard work, takes the time to never stop learning, works together for the best answers, listens to and trusts one another, and strives to give their clients the best possible solutions.

If you think this describes you, we’d love to see how you fit into the A&O family!

R + T² + S² = E