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Council gives 30 days for cost study in appeal over dilapidated house at 329 NW Cass Ave
Summary
After extensive testimony about floodplain rules and repair costs, the Bartlesville City Council granted homeowner Irma Guevara 30 days to submit contractor cost estimates and surveys before deciding whether to enforce a hearing officer’s demolition order for 329 NW Cass Ave.
City leaders on March 2 granted a 30‑day continuance for a cost study in an appeal over a hearing officer’s order to demolish dilapidated structures at 329 Northwest Cass Avenue.
Larry Curtis, the city’s community development director, told the council the hearing examiner found the primary structure and accessory buildings "seriously deteriorated" and constituting a nuisance; the examiner issued an order requiring demolition within 30 days after a hearing on Jan. 14, 2026, at which the property owner did not appear. Curtis said the Washington County assessor values the structure at about $18,105 and that renovations exceeding specified thresholds would trigger state and federal requirements because the parcel is in the 100‑year floodplain. Those requirements can include raising a structure above the flood elevation and other costly engineering work, Curtis said.
Neighbors and a contractor who said he plans to do much of the work urged the council to allow more time. Neighbor Alicia Lewis and commenter Carlos Schulte said the property is far improved from prior photos. A contractor identifying himself as Eric said he is licensed locally and has been cleaning and making repairs. Eric and a neighbor brought photos showing recent cleanup but acknowledged some roof holes and interior damage remain.
Council members and staff walked through the municipal and FEMA thresholds that determine when repairs require licensed subcontractors, elevation surveys or elevation work. Staff explained two commonly referenced thresholds based on the county assessed value: when repair costs exceed roughly 25% of the assessed value (about $4,500 in this case) the property may trigger local zoning requirements such as driveway installation; when costs exceed roughly 50% (about $9,000) FEMA elevation and other requirements can apply because the property sits in the floodplain. Larry Curtis advised the council that every dollar spent on the property after the city’s notification could be counted toward those thresholds.
Councilman Kirkpatrick moved to give property owner Irma Guevara 30 days to obtain written cost estimates from licensed contractors (including any required subcontractors and a surveyor if needed) and to return the matter to the next council meeting. The motion was seconded and carried by recorded aye votes. Council instructed staff to provide written guidance to the owner on the documentation needed and urged her not to spend money on repairs before the council receives the cost study, because doing so could itself trigger FEMA or permitting requirements.
The 30‑day continuance does not alter the hearing officer’s underlying findings; it postpones the city’s decision to proceed with abatement or demolition so that the owner can provide cost evidence and determine whether renovation is financially feasible under federal and local rules. The item will return to the council after staff reviews the contractor estimates and any elevation survey requested by FEMA or required for a letter of map amendment.
