By Laura D.C. Kolnoski
FORT MONMOUTH – Bidders have until noon Wednesday, Jan. 12, 2022, to submit proposals to purchase and develop most of the remaining unsold acreage on the former U.S. Army base within the borders of Eatontown and Oceanport, now known as the “Mega Parcel.” The 124-page Request for Offers to Purchase (RFOTP) for the tract was posted on the website of the Fort Monmouth Economic Revitalization Authority (FMERA) Oct. 15. Walkthrough tours for prospective bidders are scheduled to begin Oct. 21, Mondays through Thursdays. The last day to request a tour is Jan. 3. “FMERA staff and board members are extremely excited to present an RFOTP of this size in this marketplace where demand is high,” said Bruce Steadman, FMERA executive director, Oct. 16. “We think the time is right to attract some really great proposals to join and enhance this beautiful community we have here at the fort that will provide jobs and tax revenue for the towns and area for years to come.” Fort Monmouth’s 1,126 acres also spans portions of Tinton Falls, where most parcels have already been purchased and/or redeveloped.
After the submission deadline, a select panel including FMERA professional staff will review and score the proposals according to pre established criteria designed to identify “the best and highest use.” Staff will rank the bids and recommend the top scorer to the full FMERA board for approval. That process takes about 90 days. A pre-proposal virtual overview and discussion for potential bidders will be scheduled by FMERA. The date, time and a link to the event will be shared and posted publicly on for tmonmouthnj.com. The presentation will also be recorded and posted to the website for public access.
The RFOTP includes a multitude of attachments because the Mega Parcel incorporates numerous sites previously of fered individually. The property is being sold in “as is” condition. Proposals may not be contingent on receipt of local property tax abatements, state tax incentives or other grants and subsidies, the RFOTP states. Municipal rules apply and developers must seek local variances when necessary, Steadman said. All of fers must include a proposal to purchase and redevelop the entire 289acre tract or will be deemed noncompliant. Officials said they anticipate multiple bidders. One is expected to be the media and entertainment firm Netflix. The Two River Times was informed exclusively in July by five sources with direct knowledge of the matter that Netflix responded to outreach by Gov. Phil Murphy attempting to lure film production companies to New Jersey. The Two River Times was subsequently told of the existence of nondisclosure agreements prohibiting some from discussing the matter publicly. Generally, bidders are required to craft proposals that adhere to guidelines and regulations set out in Fort Monmouth’s Reuse Plan created some 10 years ago. However, the plan has undergone modifications over the years in reaction to economic and market changes, as well as coronavirus-related challenges. FMERA has solicited and entertained alternative “outside the box” proposals that still meet basic criteria in an effort to attract more investment in the 100-year-old former U.S. Army base.
The Reuse Plan describes a mixed-use live work-play campus that “creates jobs in high growth industries, with arts and entertainment, small businesses, cultural and civic uses, retail and restaurant uses, and outdoor amenities such as public plazas and walking trails that complement residential and commercial redevelopment currently planned or established at the fort.” The RFOTP states, “FMERA has a strong interest in bolstering the innovation economy to create more and better jobs… By supporting one or more key sectors, including but not limited to life sciences, information and high tech, clean energy, food and beverage, and film and digital media, the fort will be positioned to serve as a regional hub… and further attract other business…” Specific uses mentioned include “theaters, movie/ show production facilities and museums” as well as lab areas and research and development facilities “with the potential to expand the state’s success in the life sciences and medical industries…These particular uses are permissible, but proposals are not limited to these uses.”
Proposals must provide an estimated number of construction jobs and permanent jobs to be created at the property. FMERA is seeking “a forward-looking, cohesive, inviting, and transformative project” that will meet “the highest standards of economic and sustainable development.” Residential uses are permitted. The maximum number of residential units in Eatontown is 302 while the maximum number in Oceanport is 234. Twenty percent of those must be set aside for low- and moderate-income households. Excluded uses include “medical or institutional uses requiring an overnight stay, self-storage, gas stations, industrial/manufacturing, and automobile or vehicle sales.” As portions of the Mega Parcel lie within the fort’s historic district, certain mandatory requirements apply. Existing monuments must remain. Greeley Field and Cowan Park can’t be fenced and must remain as deed restricted open space. The Army is entitled to net proceeds from the sale of about 20 percent of the Mega Parcel and will remain involved with remediating lingering environmental contamination there. Potential purchasers must sign documents either disclosing any investment activities with Iran, or certifying noninvolvement in prohibited activities in Iran.
This article originally appeared in the Oct. 21-27, 2021 print edition of The Two River Times.
