Proposals for the Mega Parcel RFOTP were due on June 6, 2022 at 12:00pm. All proposals were publicly opened in the FMERA offices beginning at 12:30pm, in accordance with Section 5.0 of the RFOTP. FMERA received FOUR (4) proposals from the following proposers, listed in alphabetical order:

1. Extell Acquisitions LLC

2. Mega Parcel Development LLC

3. Netflix, Inc.

4. RDR Partners, LLC (Russo Development, LLC; Dinallo Development, LLC; River Development

    Equities, LLC)

Please be advised that no additional information will be provided at this time. Pursuant to FMERA’s sales rules, N.J.A.C. 19:31C-2.19, offer documents are not public until the execution of the contract.  In keeping with FMERA’s standard evaluation process and its sales rules, FMERA’s Evaluation Committee will begin its review of all submitted proposals for compliance and proposals will subsequently be scored based on the evaluation criteria outlined in Section 8.0 and ATTACHMENT #3 of the RFOTP. FMERA will make no representations relative to the highest scoring proposal until such time as the staff is prepared to recommend the approval of a Purchase and Sale Agreement and Redevelopment Agreement to the FMERA Board. Please be advised that this process may take several months.

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FMERA simultaneously announced that it will hold a virtual pre-proposal meeting on March 30, 2021 for individuals or entities interested in purchasing the property. Anyone interested in attending the meeting needs to register on FMERA’s website. 

Parcel B consists of approximately 82 acres of land and approximately one million square feet of buildings slated for demolition. The site, considered the gateway to the Fort, is located at the main entrance to the Fort, at the intersection of Route 35 and the Avenue of Memories in Eatontown. FMERA envisions redevelopment of the property as a neighborhood village, mixed-use development. Redevelopment of the property will be subject to the Fort Monmouth Reuse and Redevelopment Plan (the “Reuse Plan”), which operates as the master plan for Fort Monmouth, and FMERA’s land use regulations and design and development guidelines (N.J.A.C.  19:31C-3, the “Land Use Rules”), which serve as the zoning ordinance for the Fort.

“The Reuse Plan always anticipated that this property would be the centerpiece of the Fort’s redevelopment in Eatontown,” said FMERA Executive Director Bruce Steadman. “All bidders will be required to meet the 302 residential units, 20 percent of which must be affordable. In consideration of the pandemic and recent market shifts, FMERA revised the original RFOTP to be more flexible on the mix of commercial uses permitted in the original offering.”

According to Steadman, FMERA still strives to redevelop this parcel as a neighborhood village style center with public amenities that encourage walking, connectivity, and gathering spaces. FMERA originally solicited redevelopment of the property in 2013 and 2015 as a town center development. After the two leading scorers opted to terminate negotiations for the project, FMERA reevaluated the proposed development program and adjusted the thresholds for each individual asset class. The current RFOTP reflects these adjustments, providing for a more flexible approach to the mix of uses, while still adhering to the tenets of the Reuse Plan, including the residential component.

The project boasts great frontage and has easy accessibility to the Garden State Parkway and NJ Transit.

“This site is extremely well positioned to build on the momentum that has occurred to date on the Main Post,” said FMERA Marketing & Development Manager Sarah Giberson.

Giberson noted that this momentum includes recently completed residential projects by RPM Development (East Gate, Liberty Walk), the on-going development of a new New Jersey City University campus, and a range of projects in the development pipeline including The Loft, a renovation of the former Dance Hall; The Baseline, 26 acres under development by OPort Partners (Denholtz Properties); and The Alley at the Fort, the former Fort Monmouth Bowling Center.

According to Borough of Eatontown Mayor Anthony Talerico, Jr., “This is a rare and exciting development opportunity in Monmouth County. The scale of the project will elevate the redevelopment effort and offer a mix of uses that will enhance the overall quality of life.”

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The redevelopment of this complex will serve as a vital component of the Fort’s technology and innovation district, joining the planned, future McAfee Innovation Campus, New Jersey City University’s satellite campus, and nearby cloud-based solutions company, TetherView. On the western side of the Fort, home of AASKI Technology and Commvault’s world-headquarters, technology and engineering continue to thrive.
 
OPort Partners will make a capital investment of approximately $54.4 million and is targeting the creation of nearly 750 jobs.

The post Denholtz Properties to Redevelop 25 Acres in Oceanport for High-Tech, Class-A Office, and Other Supporting Uses appeared first on Fort Monmouth.

Denholtz Properties, headquartered in Red Bank, NJ, is a privately held, multi-state, fully integrated real estate development, investment, and management company with more than 60 years of commercial real estate experience.

OPort Partners will develop a mix of commercial uses on the combined 26-acre site. Plans call for a complement of flexible office and technology space, with innovative food and/or beverage concepts in the former Commissary building as the centerpiece of the project. The nearly 53,000-square-foot Commissary building will be redeveloped into a mix of food or craft production related uses which may include eateries and a variety of production spaces. Construction is expected to begin in the first quarter of 2021 and to take approximately three years.  The first phase, which includes the renovation of the Commissary, is expected to be completed in 12 months.

The existing buildings in the Warehouse District, Post Office Area, and PX, will be demolished by the developer and redeveloped as commercial office, research & development space, and accessory warehouse/flex space. The developer’s plan includes the construction of approximately six new buildings totaling 215,000 square-feet, targeting medical and general office users, innovators requiring makerspace or light fabrication space, and technology companies.

The total development for the combined District A and the Warehouse District site is approximately 269,234 square-feet.

“We are excited about the development program for this site, especially what is planned at the former Commissary, which will fill an important void at the Fort as well in the regional market,” said FMERA Marketing & Development Manager Sarah Giberson. “The mix of uses OPort has planned is especially relevant in today’s market, and further advances our long-term plans to develop a cluster of technology and commercial uses including amenities.”

According to Giberson, OPort’s targeted uses will complement the technology companies already located on the Fort, as well as the growing number of small and large businesses opening Fort-wide.  

Under the Purchase and Sale and Redevelopment Agreement with FMERA, OPort paid $4,350,000 for the two properties. OPort will invest over $60 million in the project and is expected to create 750 part-time or full-time jobs.   

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FMERA will continue the Army’s Flag Day tradition in spirit on Sunday, June 14^th, honoring the 245^th birthday of the U.S. Army and 103 years of the Army’s presence at the Fort. Please enjoy these photos from years past and celebrate with our Flag Day favorites, “The Army Goes Rolling Along” and “You’re a Grand Old Flag.”

The Army Goes Rolling Along

March along, sing our song, with the Army of the free
Count the brave, count the true, who have fought to victory
We’re the Army and proud of our name
We’re the Army and proudly proclaim

First to fight for the right,
And to build the Nation’s might,
And The Army Goes Rolling Along
Proud of all we have done,
Fighting till the battle’s won,
And the Army Goes Rolling Along.

Then it’s Hi! Hi! Hey!
The Army’s on its way.

Count off the cadence loud and strong
For where e’er we go,
You will always know
That The Army Goes Rolling Along.
source: https://www.bands.army.mil/music/armysong/

You’re A Grand Old Flag
There’s a feeling comes a-stealing
And it sets my brain a-reeling
When I’m list’ning to the music of a military band
Any tune like “Yankee Doodle”
Simply sets me off my noodle
It’s that patriotic something
That no one can understand
“Way down South in the land of cotton”
Melody untiring
Ain’t that inspiring!
Hurrah! Hurrah! We’ll join the jubilee
And that’s going some
For the Yankees, by gum!
Red, white and blue
I am for you
Honest, you’re a grand old flag

You’re a grand old flag
You’re a high-flying flag
And forever in peace may you wave
You’re the emblem of
The land I love
The home of the free and the brave
Ev’ry heart beats true
Under red, white and blue
Where there’s never a boast or brag
But should old acquaintance be forgot
Keep your eye on the grand old flag…

I’m a cranky hanky panky
I’m a dead square honest Yankee
And I’m mighty proud of that old flag
That flies for Uncle Sam
Though I don’t believe in raving
Ev’ry time I see it waving
There’s a chill runs up my back
That makes me glad I’m what I am
Here’s a land with a million soldiers
That’s if we should need ’em
We’ll fight for freedom!
Hurrah! Hurrah! For ev’ry Yankee tar
And old G.A.R.
Ev’ry stripe, ev’ry star
Red, white and blue
Hats off to you
Honest, you’re a grand old flag

You’re a grand old flag
You’re a high-flying flag
And forever in peace may you wave
You’re the emblem of
The land I love
The home of the free and the brave
Ev’ry heart beats true
Under red, white and blue
Where there’s never a boast or brag
But should old acquaintance be forgot
Keep your eye on the grand old flag
source: LyricFind
Please note, a ceremony will not be held due to COVID-19.

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This parcel, situated at Pearl Harbor Avenue and Pinebrook Road in the Tinton Falls Reuse Area of the Charles Wood section of the Fort, is conveniently located near several major thoroughfares and sits adjacent to the future home of Robert Wood Johnson Barnabas Health’s (RWJBH) medical campus. With vast open space and potentially thousands of nearby visitors and employees, this is a highly desirable property that will join Commvault, Trinity Hall, AASKI Technology, the new Anthem Place and Patriots Square residential communities, the Fort Monmouth Recreation Center, Suneagles Golf Course, and RWJBH to complete FMERA’s redevelopment efforts on the western-most portion of the Fort.

The three major structures that are anticipated to be repurposed or demolished are the Pulse Power Building, Building 2719, and the Pistol Range.

The Pulse Power Building, also known as Building 2707, is a circa-1988 highly-specialized facility consisting of 15,690 square feet of administrative offices and 10,786 square feet of dry lab and testing space.  The latter space is divided between two high-bay areas with ceiling heights of 50’.

Among the last buildings constructed by the Army on Fort Monmouth, Building 2719 was completed in 2006 and consists of 6,574 square feet of administrative space and a 2,448-square-foot high-bay garage. This building lends itself to multiple uses, however, potential purchasers with a vision for a large redevelopment project that complements the surrounding uses may find that the existing building is better suited for demolition.

Building 2627, an indoor pistol range, is also located within the parcel boundaries. Building 2627 is a 10-lane shooting range built in 2006, totaling 11,110 square feet. It additionally includes a classroom, a kitchen, bathrooms, and a gun-cleaning facility. Although the 2008 Reuse Plan envisioned the reuse of the pistol range, it is evident that the best use of the property has shifted as a result of years of redevelopment activity on the nearby parcels. With a future medical campus, high-tech uses, and new residential communities surrounding the facility, the former range may be adaptively reused or demolished to make way for a use more consistent with neighboring properties.

The Tinton Falls Commercial Redevelopment Parcel RFOTP is currently available for review on FMERA’s website, www.fortmonmouthnj.com. The proposal period concluded at noon on December 2, 2019. FMERA’s evaluation committee looks forward to reviewing responses and identifying a prospective purchaser in the coming weeks.

 #DiscoverFortMonmouth #TransformFortMonmouth

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This May, the Fort Monmouth Economic Revitalization Authority (FMERA) approved an agreement for sale and land-lease of a 2.8-acre parcel in Eatontown, including the Fort Monmouth Bowling Center, a 17,599-square-foot structure, and Building 682, a 4,270-square-foot wood-frame building built in 1941. The selected developer, Parker Creek Partners (PCP), proposed large-scale renovation and expansion of the original Bowling Center — adding approximately 10,000 square feet to the original building. Building 682 is slated for demolition.

The Bowling Center is situated near the Artist Live/Work Barracks and the future town center for Eatontown (Parcel B) along Avenue of Memories, making the Bowling Center another exciting addition to the growing list of amenities within Fort Monmouth. PCP plans to renovate the outdated Bowling Center and develop a unique entertainment experience by refurbishing the existing bowling lanes; adding additional indoor and outdoor recreational activities such as bocce, pool, and shuffleboard; constructing a bar and eatery; and creating other multi-purpose event spaces. The developer intends to invest approximately $5.2 million in the Bowling Center, resulting in the creation of 22 permanent jobs.

PCP is eager to begin renovations, with the goal of opening the new facility’s doors sometime in 2020.

The post Fort Monmouth Bowling Center Reimagined appeared first on Fort Monmouth.

Nearly all the planned residential units are spoken for at Fort Monmouth, with less than 250 units remaining for development as the Fort nears its residential development requirement of 1,585 units, per the Fort Monmouth Reuse and Redevelopment Plan (Reuse Plan).

The adoption of Plan Amendment #14 marks another milestone for the Fort Monmouth Economic Revitalization Authority (FMERA) and the Borough of Oceanport, cementing the development of up to 180 residential units, including 144 luxury, waterfront townhomes in the Lodging Area Parcel by renowned Bell Works developer, Somerset Development.

The Reuse Plan envisions the redevelopment of the Oceanport Reuse Area for approximately 1.75 million-square-feet of non-residential space and 720 residential units. The development would include a high-tech/green-industry cluster, education/medical campus, a neighborhood center, a boutique hotel and spa, and expansive green space including the historic Parade Ground. Thus far, FMERA is advertising, in negotiations, under contract, or has sold property in the Borough of Oceanport for a technology and innovation campus; a satellite university campus; neighborhood retail; dining and entertainment space; a brewery; commercial office; a boutique hotel; and approximately 486 residential units.

With respect to the Lodging Area Parcel, the Reuse Plan envisioned that the parcel be redeveloped for lodging and/or conference center use with a boutique hotel and spa along Parkers Creek. It also contemplated that Buildings 271 and 360 would be reused for mixed-income apartments, and Building 270 would be reused for permanent supportive housing.

While the Reuse Plan identified the Lodging Area Parcel as the site of the boutique hotel, Reuse Plan Amendment #11 determined that the Allison Hall parcel would provide better access and would be more ideally suited to accommodate a boutique hotel given its proximity to Oceanport Avenue. Therefore, Plan Amendment #11 transferred the residential units proposed on the Allison Hall parcel to the Lodging parcel and permits the boutique hotel on the Allison Hall parcel.

Plan Amendment #14 contemplates the reuse of Buildings 270 and 271 for the affordable housing component of the residential site plan and up to 144 new construction, market-rate units. A total of 180 units are planned, twenty percent of which must be affordable.

Somerset Development is noted for its “collaborative and flexible approach to planning and design, and its emphasis on creating high-quality, attractive, and livable communities.” The redeveloper says its designs are based on the principles of smart growth, traditional neighborhood design, and interactive community living.

“Somerset Development has an impressive track-record and an incredible eye for design,” said FMERA Deputy Executive Director Dave Nuse. “Somerset’s plan for a walkable, riverfront neighborhood is an ideal fit with our vision for a vibrant, pedestrian-friendly community and complements the flourishing developments nearby.”

The proposal calls for townhouse dwellings with ground floor two-car garages and two levels of living space above. Somerset Development noted that the focus of the neighborhood will be the waterfront promenade and expansive open space on Parker’s Creek. The buildings were designed to have front facades that complement the design aspects of Gardner Hall (Building 271) and Scriven Halls (Building 270), as well as the historic, North Post Officer Housing (now known as East Gate) adjacent to the site.

Somerset Development considers its design a Traditional Neighborhood Design that exhibits well-crafted, pedestrian streets and spaces with buildings that front onto them. Parking and services will be in the rear of the buildings, allowing the townhouses’ front pedestrian walkways to provide a beautiful space for residents to walk, talk, and relax. The neighborhood design incorporates aspects that allow it to take advantage of the opportunities at the waterfront, as well as the expansive open space, which is intended to provide passive recreational amenities and increase Fort-wide connectivity.

Somerset Development plans to invest $25-$30 million dollars in the project, and it is estimated that the residential redevelopment of the Lodging Area Parcel will produce a ratable for Oceanport with an assessed value of approximately $100 million, which would yield a net tax revenue share for Oceanport of $10 million over the next ten years.

“Somerset Development has a proven record of taking on and completing high-end redevelopment projects,” said Oceanport Mayor Jay Coffey. “When fully built out, the Lodging Area is projected to generate close to two million dollars in annual gross real estate tax revenue. While the Lodging Area is a residential development, Somerset’s substantial financial investment in Oceanport will serve as a clarion call to commercial developers that the Fort Monmouth section of Oceanport is worthy of investment and development. I also believe that Somerset’s upscale residential development will augment both the appeal and value of the existing residential units at East Gate, the old Officer’s Quarters, and will foster a cohesive, residential neighborhood from the northern waterfront all the way to the historic marching grounds.”

Somerset’s project will be the second residential development to come online in Oceanport, adding new residents and outdoor amenities to the developing neighborhood on the north-eastern side of the Fort.

The post Proposed Luxury, Residential Community Moves Forward on Former Lodging Area with the Adoption of Plan Amendment #14 appeared first on Fort Monmouth.

Numerous projects are underway in the Oceanport section of the Fort’s Main Post, including:

• The Fitness Center, purchased by FM Partners and planned for reuse as a fitness and health club;
• The Dance Hall, purchased by Regional Development Group and planned as a microbrewery and event space;
• The Lodging Area, under contract with Somerset Development for a walkable, luxury townhome community of up to 185 units;
• The Allison Hall parcel, under contract with Tetherview for the development of office, retail, and other neighborhood amenities;
• Squier Hall, under contract with KKF University Enterprises, LLC for use as a satellite New Jersey City University campus featuring academic buildings and other university support facilities;
• Barker Circle, in negotiations for the reuse and redevelopment of historic barracks for residential and office uses, in addition to other dining and entertainment uses in the former firehouse and museum buildings;
• The Commissary, for commercial reuse and redevelopment as a craft production and retail space; and
• The Post Office area and the Warehouse District, collectively, for development as an office, research and development, and flex space complex, among others.

FMERA is also planning to make two of its most desirable, remaining properties available through the RFOTP process in the first half of the year—the McAfee Center and the 400 Area. The McAfee Center is envisioned for reuse as the anchor of a larger technology campus and the 400 Area is planned for a mixed-used, transit-oriented development that could serve as Oceanport’s neighborhood town center. Overall, FMERA’s obligation is to oversee the installation and sale of 720 new homes in Oceanport, twenty percent of which would be affordable.

East Gate at Oceanport (photo credit: eastgateoceanport.com)

The former Dance Hall will be renovated as a microbrewery & event space.

Historic Squier Hall is planned for reuse as a satellite university campus.

Oceanport’s February 7 Council meeting included a lengthy discussion about the Plan Amendment for the Squier Hall parcel, and references to other FMERA projects in the Oceanport section of the Fort, including the Lodging Parcel. FMERA is pleased to see residents in Oceanport engaged in the discussion and welcomes any constructive comments.

Redevelopment of the Fort provides for significant long-term improvements for the Borough, most notably tax revenue. FMERA estimates $300 million in investment during the next 10 years in the Oceanport section of the Fort, including the Squier Hall, Lodging, McAfee, and 400-Area projects, which could translate to $12 million in net tax revenue for the Borough and as much as $20 million for Oceanport schools, for a total of $32 million.

“A windfall 10-year tax proceed stream of $32 million for Oceanport would be a game-changer and would fund any increases in Borough costs for streets, the police department, and school-aged children,” said FMERA Executive Director Bruce Steadman. “In the last three years, we have seen significant interest in the Fort property, and that interest is resulting in some outstanding redevelopment potential, with high-investment totals that yield high assessment values, pulling all real estate values upward. This is an exciting and important time to be in Oceanport. Accordingly, FMERA will continue to provide the Borough with the Cowan Park building for Oceanport’s Police Department as long as it is needed.”

Additional activity progresses Fort-wide, as FMERA continues negotiations for a variety of parcels including the Bowling Center, planned for reuse as a bowling and entertainment destination and Parcel B, planned for a mixed-use town center featuring retail, residential, and community amenities in Eatontown.

In Tinton Falls, FMERA continues to work in partnership with the New Jersey Economic Development Authority on a planned Robert Wood Johnson Barnabas Health campus, and intends to release two new RFOTPs, the Pulse Power building and Building 2719, for commercial redevelopment.

“Our stated mission is to facilitate the creation of jobs,” said FMERA Deputy Executive Director and Director of Real Estate Dave Nuse. “However, a more measurable and lasting by-product of the Fort’s redevelopment is the tremendous impact that the incremental tax revenue for each Borough will have. There will be millions of dollars to pay for needed services, and to fund necessary amenities, accruing to each town.”

For more information, please visit the FMERA website at www.fortmonmouthnj.com.

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