Home Care In Fort Monmouth, NJ

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Asbury Park Press

OCEANPORT - Gov. Phil Murphy started the clock Friday on an amendment to update Fort Monmouth's reuse plan so what was once an Army base focused on military electronic communications can become a motion picture, television and broadcast studio campus, spreading Netflix entertainment electronically around the world.

The milestone, marked by the attendance of dozens of local elected officials, union bosses and Netflix Co-CEO Ted Sarandos, essentially allows Netflix to proceed with drafting its final site plan to build its East Coast production hub at the former Army fort.

The amendment now goes to the fort host towns of Eatontown, Oceanport and Tinton Falls for a 45-day review period.

It was a simple step in the bureaucratic process of building at the fort, but a pivotal one. Without it, Netflix would not be allowed to go forward to the next stage — a 36-month approval process where it must get the OK for its site plan from the local planning boards of two fort towns, Eatontown and Oceanport, and a myriad of county and state permits and approvals. Only after that can it finally close on the sale and begin construction.

"As they say at Fort Monmouth, that's a wrap," Murphy joked as he inked the document to start the amendment review, and then handed the ceremonial pen to Sarandos, whom Murphy lured to New Jersey with a generous tax-incentive package that has gone a long way in restoring New Jersey's potential place as a leader in the film industry. Or as Murphy said it, assuring New Jersey will be the new "Hollywood of the East."

The inside story:How Fort Monmouth got Netflix and one of the world's biggest movie studios

To be clear, Netflix could still pull out of the deal down the road, but it has cleared the hurdles so far. Last December it won the bid for the 292-acre Mega Parcel and it did not balk during the due diligence period, despite the fact that it has a ton of demolition work ahead of it — about 100 old Army buildings that will need to be cleared before it can build its 12 sound stages, backlots and ancillary buildings. It's an investment of nearly $1 billion.

But on Friday, Murphy, Sarandos (who was born in Long Branch), the union labor leaders, local and state elected officials shared a brief pause to share in the vision and promise that Netflix can bring to the area.

"We would not be here today without your remarkable leadership and vision," Sarandos said to Murphy when it was his turn to speak at the podium at the Fort Monmouth Economic Revitalization Authority (FMERA) administrative office on Brewer Street. "There's a lot to do for sure, but it's incredible to come this far. It takes a village and we certainly found that here in New Jersey."

What must be done:Want Netflix to move ahead on Fort Monmouth studio plan? It needs these two roads first.

Job promises

Sarandos, who's known Murphy since his wife Nicole Avant and Murphy served as ambassadors during former President Barack Obama's administration, said Netflix Studios Fort Monmouth will drive significant economic growth and create meaningful short-term jobs for skilled union workers who will build the studios and permanent jobs for the theatrical union members who will work on the film and movie production once it's complete.

Want a Netflix movie studio job?Spotlight shines on training opportunities

"By Netflix choosing Fort Monmouth as its East Coast hub, billions of dollars will be added to New Jersey's economy. It will create meaningful, long-lasting jobs for generations to come," said Greg Hanco, president of the local chapter 59 of the International Alliance of Theatrical Stage Employees.

All told, Netflix has agreed to create 3,500 jobs during peak construction and between 1,400 to 2,200 permanent jobs once complete. However, the economic impact will be much greater as the studios are expected to boost the area's small businesses as workers will shop at local stores, use local caterers, or need to find housing, not to mention the tourist traffic. Netflix predicts its economic impact on New Jersey over the next two decades alone will equal $3.8 to $4.6 billion.

"This is going to change a lot of lives and I don't think we're going to fully understand the impact until this actually happens," said state Sen. Vin Gopal, D-Monmouth.

Real estate:Netflix at Fort Monmouth drives home price boom

The subplot

In 2008, a reuse plan was created in anticipation of the fort's closure in 2011. The plan serves as the master plan. Any time a new use is proposed that was not in the original reuse plan, the Fort Monmouth Economic Revitalization Authority must pass an amendment to the reuse plan.

The 292 acres of the Mega Parcel that Netflix is under contract to buy was not part of the original reuse plan, but was sewn together two years ago from several parcels that FMERA had difficulty selling in order to pave the way for Netflix.

Fort Monmouth history:From poison ivy and pigeons to Netflix TV production

Lastly, a film and television studio campus was also not part of the reuse plan for the Mega Parcel properties, hence the need for Amendment 20 to the reuse plan, which Murphy started the approval process on Friday.

When Jersey Shore native Dan Radel is not reporting the news, you can find him in a college classroom where he is a history professor. Reach him @danielradelapp; 732-643-4072; [email protected].

Netflix is getting closer to setting up shop at the Jersey Shore, as the public comment period to permit the necessary redevelopment work on approximately 328 acres of property at Fort Monmouth opens for 45 days.

The Fort Monmouth Economic Revitalization Authority announced Oct. 30 that its board approved the transmittal of proposed Amendment #20 to the municipalities of Eatontown, Oceanport and Tinton Falls, which would create a “state-of-the-art Motion Picture, Television and Broadcast Studio campus,” according to FMERA, helping to further the strategic vision to craft a live-work-leisure environment featuring a variety of uses on the former military base.

Moving to the public review phase signals the next step for Fort Monmouth’s Mega Parcel redevelopment, which is currently under contract with Netflix Inc.

To achieve this, Plan Amendment #20 proposes changes to the fort area in addition to considering the impact to residential uses in Eatontown and Oceanport, while also preserving the original development scenario for the site, according to FMERA. Beyond residential uses proposed at the Mega Parcel under the initial plan, the amendment expands to encompass those uses elsewhere on the campus in Eatontown and Oceanport.

Plan Amendment #20 provides for affordable housing as required by the New Jersey Fair Housing Act. FMERA said it permits construction of such units for low- and moderate-income households either on its own, or in the event the anticipated entertainment complex is not built, as part of a larger residential development at the Mega Parcel or elsewhere on campus within the two specified boroughs.

The proposal also identifies alternative locations and future requirements for residential units, “since the Mega Parcel is anticipated to be developed as a wholly commercial project,” FMERA said, adding that it “looks forward to creating affordable housing opportunities in the host municipalities at alternative locations than those previously identified under the Reuse Plan.”

Once developers are selected for such projects, FMERA advised that an additional Plan Amendment may be necessary.

In December 2022, Netflix was announced as the winning bidder for Fort Monmouth’s “Mega Parcel.” The streaming giant will pay $55 million for the land, with plans to commit another approximately $850 million in capital investments at the property that will result in nearly 500,000 square feet of new development.

“Our team is incredibly passionate about Fort Monmouth’s revitalization, and is committed to surpassing the Fort’s prior role as a major economic driver in the region,” FMERA Executive Director Kara Kopach said when Netflix’s winning bid was announced. “A project of this scale has the potential not only to create thousands of jobs, but will also result in significant investment on the Fort, and spur local development in support of the project. The magnitude of Netflix’s investment is an absolute windfall for our stakeholders and the State of New Jersey. We’re eager to see this project come to fruition.”

The project is expected to create more than 1,500 permanent production jobs and over 3,500 construction-related jobs.

After the 45-day period, FMERA staff will review and respond to all comments before the Plan Amendment is proposed for final adoption by the board.

If granted, which is subject to a veto period from the governor, Netflix will move into its 36-month Approval Period, FMERA said, which will entail extensive reviews across local, county and state agencies and authorities.

FMERA said it anticipates those steps will begin in the first quarter of 2024.

Fort Monmouth’s Reuse and Redevelopment Plan, which serves as the master plan for the project, was adopted in 2008. Since then, it has been formally amended 19 times. According to FMERA, the goal of the plan is “to repurpose and return the Fort to a vibrant environment, create jobs, and catalyze economic growth in each of the three host municipalities (Tinton Falls, Eatontown, and Oceanport) and the region.”

Also in December 2022, the sale of 36 acres to RWJBarnabas Health’s Monmouth Medical Center closed. The first phase of that work will be the development of an approximately 138,000-square-foot cancer center and ambulatory care pavilion. Elsewhere on the sprawling property, Denholtz Properties has been successful at The Commissary, hitting lease up last Halloween with the addition of a bar and restaurant concept to compliment the building’s brewery and family-owned food business tenants.

Fort Monmouth started with 5 million square feet of building area, 70% of which is targeted for demolition, according to FMERA. Since, efforts began, 86% of the Fort’s 1,126 acres have been sold, are under contract, in negotiations or entering the request for proposals process. To date, FMERA has sold 34 parcels; six parcels are under contract or have board-approved contracts.

ICYMI:

OCEANPORT - Netflix has been granted more time than originally allowed to complete its due diligence to purchase Fort Monmouth's nearly 300-acre Mega Parcel and turn it into a film and TV production studio.

The reason for the extension is the sheer magnitude of the property and the many challenges dealing with several defunct former Army buildings and old infrastructure. Specifically, Netflix said it needs more time to do complete title searches, surveys, traffic mitigation, environmental testing, plan its energy and power sources and emergency services arrangements.

Netflix was afforded a 90-day due diligence period from Jan. 14, the day Gov. Phil Murphy signed off on its Purchase and Sale and Redevelopment Agreement, or PARSA, with the Fort Monmouth Economic Revitalization Authority, the state agency overseeing the redevelopment of the old Army post that was shuttered in 2011.

In that agreement, Netflix was permitted to request two 30-day extensions, which is has. The streaming giant, however, asked for two 45-day extensions, which move the deadline for its due diligence period to Sept. 14.

More on the plans:Netflix at Fort Monmouth drives home price boom: Here is what's still coming

FMERA officials said Netflix has been proceeding in good faith and therefore agreed to approve an amendment to the PARSA to permit the extensions at its executive board meeting Wednesday.

Netflix is under contract to purchase the Mega Parcel for $55 million and invest $850 million to construct 12 sound stages plus multiple ancillary buildings.

The due diligence is just the first phase of the process. Following that, Netflix would enter into a 36-month approval period where it will need to go through the mandatory conceptual review process with FMERA and site plan review at the planning boards for both Eatontown and Oceanport along with Monmouth County.

In addition to these approvals, there is the complex process of gaining requirements from the state Department of Environmental Protection and Department of Transportation to name a few. Certain approvals will be triggered by the specifics of the site, such as the amount of soil disturbed and the presence of specific wildlife, tidelands and wetlands.

What's next?Here's how construction of Netflix Studios Fort Monmouth will work

There are also a number of environmental carve-outs on the site, properties that are still owned by the Army and are in the process of remediating any outstanding environmental issues. FMERA will need to gain title to these properties in order to transfer them to Netflix.

Only after that can it close on the property and begin construction. If Netflix exhausts every possible extension, it could be 10 years before the stages are completed. However, both sides have indicated they would like to complete the job before that.

When Jersey Shore native Dan Radel is not reporting the news, you can find him in a college classroom where he is a history professor. Reach him @danielradelapp; 732-643-4072; [email protected].

State senator, whose mother used to work on base, has firsthand knowledge of impact base has on local community

By

Tom Bergeron(Fort Monmouth)

-

November 6, 2023

You can talk about the numbers: Nearly a billion dollars of investment, thousands of jobs (during and after the building) and a hard-to-quantify impact on surrounding businesses.

For state Sen. Vin Gopal (D-Ocean Twp.) the potential of the Netflix campus that is coming to Fort Monmouth is more than that. It’s personal.

Gopal knows the impact business at the fort has on the community, because he lived it.

“My mom was a doctor on the fort for years, throughout the 1980s, ’90s and 2000s,” he said. “I used to come here all the time.”

Gopal, speaking after a ceremony Friday where the state took another step toward bringing Netflix to the area, said he remembers what happened when the Base Realignment and Closure commission decided the military was going to leave Fort Monmouth in 2005.

“I saw the immediate impact,” he said. “It was devastating. Every small business on Main Street — from the barbershop to the pizza shop — was impacted. Many of them shut down. And we saw the school population drop, too.”

That’s why, when Netflix began negotiating on what will be a state-of-the-art facility with 12 production stages, Gopal made sure the people of Monmouth County came first.

“We said, ‘We’re going to go to bat for you, but this has to be really local,” he said. “You cannot call 1-800-Flowers, you cannot use international hotels, everything has to be localized. And they have been great. They even have committed to using a local workforce, first.”

Gopal and the state found a willing partner in Netflix co-CEO Ted Sarandos.

And for good reason. Sarandos was born in New Jersey (at Monmouth Medical Center). His parents grew up here.

“We have incredible memories and our family roots are right here in New Jersey,” he said. “It’s definitely coming home indeed.”

Sarandos acknowledges there still is work to be done — the event Friday marked just another in a series of steps — but he confirmed that he’s all in, crediting the efforts of Gopal, the New Jersey Economic Development Authority and Gov. Phil Murphy’s administration.

Netflix has committed to $848 million in capital investments to develop a state-of-the art production facility on the 292-acre parcel that spans both Oceanport and Eatontown, becoming the largest project in both scale and investment in Fort Monmouth’s history. This project will add to over 30 additional redevelopment projects that have already commenced since the military shuttered Fort Monmouth over a decade ago. The production facility is estimated to create thousands of largely union jobs — including more than 3,500 construction-related jobs and over 1,500 permanent production jobs.

In addition to the construction of 12 soundstages — comprising over 500,000 square feet of new development — current structures also will be redeveloped for other purposes such as studio backlots and office space, and a myriad of additional uses in support of production activities. If adopted, the proposed amendment to the Fort Monmouth Reuse and Redevelopment Plan will also permit the creation of new, affordable housing units to serve the community.

Since the Fort Monmouth Economic Revitalization Authority authorized the Purchase and Sale and Redevelopment Agreement with Netflix for the property in December 2022, Netflix has continued working to obtain the additional approvals necessary to make this project a reality.

“It really does take a village, everywhere you go — and we definitely have found that here in New Jersey,” Sarandos said. “I’m extremely proud of our investment in New Jersey. And I’m thrilled to be to deepen our relationship with this community. Through this project, Netflix Studio Fort Monmouth will drive significant economic growth and create meaningful job opportunities for the people of New Jersey, while boosting this vibrant production ecosystem right here in the home of the modern film industry.

“Our goal for this studio is to benefit everybody in the area, and to produce world-class high quality TV series and films. I hope one day you will see ‘Filmed in New Jersey’ on your favorite Netflix show.”