Newport officials offered a first look this week at what could happen to the former Brass Ass and Brass Bull properties, while stressing that no redevelopment plan has been decided.
Newport Assistant City Manager Brian Steffen discussed the future of the nine properties the city purchased this summer for $3.8 million at the Sept. 9 Newport Historic Preservation Commission meeting. The meeting was informational only, and the commission took no vote on redevelopment or demolition.
“We realize that there’s likely going to be a need for either a residential component or a hotel component, something along the lines that would go vertical, in order to support a redevelopment of these sites,” Steffen said.
The city plans to issue a request for proposals, or RFP, shortly after the meeting and give prospective developers at least 60 days to submit ideas. Steffen said the request will intentionally leave a range of possibilities open, from reusing existing buildings to larger-scale redevelopment.
Newport purchased nine properties on and around the 600 block of Monmouth Street in July, including the Brass Ass, Brass Bull, Huddle’s Cafe, a long-vacant building at 609 Monmouth St. and associated parking lots.
One key question now is how much of the existing block will remain.
Steffen said city records show the Brass Ass building was largely demolished and rebuilt after a 1971 fire. Its facade, canopy and well-known neon signage have also been altered over time.
“Walking into that building is quite shocking when you actually look up into the ceiling tiles,” Steffen said.
The neighboring building at 609 Monmouth St. is a different story.
Although largely vacant for decades and completely gutted, Steffen said it is probably in the best condition of the four intact buildings acquired by the city and retains more of its historic building elements.
Across the street, the Brass Bull and Huddle’s buildings were once multistory structures but were significantly altered following fires and other changes. The second floor of the Brass Bull was removed around 2000, and Steffen described both buildings as being in “fairly poor condition.”
Combined with an adjacent parking lot, that portion of the city’s property amounts to roughly half an acre and Steffen said it could see the most significant redevelopment.
“This is where the potential lies for true redevelopment, and I would anticipate that a developer would most likely be interested in demolition of those two buildings,” Steffen said.
The properties are protected under the 1992 Monmouth Redevelopment Plan and a subsequent demolition moratorium, meaning any demolition proposal would have to return for review.
On the Brass Ass side of Monmouth, Steffen said the city could encourage developers to retain street-level facades while constructing something larger behind or above them. The city also hopes to preserve the neon signage associated with the properties.
Monmouth Street zoning does not have a specific height restriction, Steffen said, though building-code requirements make taller developments increasingly expensive. He said costs generally rise significantly above 75 feet, which is why developments often top out around seven stories.
The city’s decision to keep the RFP broad drew concerns from Newport resident Bethany Pelle, who questioned why residents had not been given more opportunity to help shape the request before it was issued.
“For the Newport citizens to not have input into the development beyond just commenting on the proposals that are received, it really puts the redevelopment of this block in the hands of whoever has the most money,” Pelle said.
Steffen said residents will have opportunities to weigh in once proposals arrive. A project would most likely be reviewed by the city’s planning and zoning commission and city commission, which he said will allow public comment.
“This isn’t just something that a developer brings in a pretty picture, and then somebody behind closed doors says, ‘Go,’” Steffen said. “No one’s trying to deprive the residents of that input.”
The city expects the RFP process alone to take at least 60 days, with developer selection, possible incentives and other approvals adding to the timeline. Steffen said it will likely be sometime within the next year before an actual project comes before the city.
Ultimately, Newport intends to sell the properties and recover as much of its acquisition cost as possible rather than develop them itself.
“The city did not want to be a developer, nor does it want to be a landlord,” Steffen said.
What replaces the Brass Ass, Brass Bull and neighboring properties remains undecided. For now, Steffen said, Newport wants to see what developers think is possible.
