Fort’s Expo Theater to Become Athletic Facility

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FMERA Seeks New Developer for ‘Parcel B’

Fort Monmouth’s deteriorated Expo Theater is slated for demolition and is expected to become a new indoor/outdoor athletic complex. File photo.

By Laura D.C. Kolnoski

FORT MONMOUTH – Monthly meetings of the Fort Monmouth Economic Revitalization Authority (FMERA) have been held via teleconference since the COVID-19 pandemic hit. The scheduled March 17 meeting was canceled due to last-minute technical difficulties and rescheduled for March 24, when voting on the items below are expected to occur. Both sites are located within the Eatontown section of the 1,126-acre former U.S. Army base.

EXPO THEATER TO BE DEMOLISHED

In 2012, Bruce Springsteen and the E Street Band secretly rehearsed at Fort Monmouth’s Expo Theater in preparation for a tour, putting the 18,883-square-foot cinema and live theater facility in the international spotlight. If the latest plan for site is realized, the structure built in 1968 and located on Route 537 – Avenue of Memories through the fort – will be demolished to make way for a new sports facility.

Adjacent to the 995-seat auditorium on 7 acres is green space including Dean Field that totals approximately 14.9 acres. Academy Sports Field, Eatontown LLC (ASF), led by Greg Tencza of Rumson, is on track to purchase the parcel at the cost of $1,135,000 for the theater and $250,000 for the open space. Four firms bid on the property, including a volleyball concern. Two bids were deemed noncompliant. After the highest scored bidder withdrew, ASF, the second highest scorer, prevailed.

According to FMERA documents, Tencza has “an extensive career in asset management and business development” as well as a background in real estate. He intends to develop the property for commercial active recreation, entertainment and retail uses with a capital investment of approximately $5.32 million. The new facility would be eligible to obtain a special concessionaire permit from the state to serve alcohol.

The project is expected to consist of the demolition of the theater and improvements to Dean Field. A new structure will be built not to exceed 25,000 square feet, featuring indoor sports facilities, locker rooms, associated administrative and storage space and concessions/dining space.

Upgrades to Dean Field call for a minimum of three lighted multipurpose turf fields, coaching areas and up to two temporary seasonal sports bubbles. Should space allow, tennis, paddle/pickleball and/or bocce courts will be added. Other features are expected to include a walking/jogging path, outdoor exercise stations and picnic areas. Additionally, ASF will fund 1,250 feet of new water mains to service the site. Upon completion, the new facility is expected to create 14 jobs. There is a $1,500 penalty for each job not created, as per FMERA rules.

After FMERA approves the purchase and sale agreement, there will be a 90-day due diligence period for conducting environmental investigations and applying for required approvals. Timing extensions may be granted, officials said. Closing on the property would follow.

Tencza originally proposed renovating the theater, but later requested to demolish it. Bruce Steadman, FMERA executive director, said the HVAC system and roof are “useless”; there is mold present, and the building has essentially become unusable.

“The theater has a lot of history and we tried for years to locate a community theater/entertainment venue there but were unable to find anyone for that,” Steadman said March 19. “We opened up the potential uses, but the four proposals didn’t emphasize theater use. Sometimes it’s better to demolish than try to fix. We’re excited to have this project. Mr. Tencza is investing a lot of resources. Both young and experienced athletes will be able to use these fields about 12 months per year.”

NEW PURCHASER SOUGHT FOR PARCEL B’S 82 ACRES

Visible along Route 35 at the fort’s main entrance and considered a centerpiece of and gateway to the fort’s redevelopment, the site known as Parcel B has seen its plans stymied first by the retail economy and again by the COVID-19 pandemic. Now, a third attempt to find the right developer is open for bidding with a more flexible Request for Offers to Purchase, (RFOTP), released March 18. Proposals will be accepted until June 16.

A virtual preproposal presentation via Microsoft Teams is scheduled for 10 a.m., Tuesday, March 30, to include an overview of the property and discussion of its planned development. Interested parties can access details at fortmonmouthnj. com and should email Regina McGrade at rmcgrade@njeda.com by 3 p.m. Monday, March 29. The presentation will be recorded and posted to the FMERA website for public access.

The fort’s master plan calls for the site to become a mixed-use “neighborhood village” with public amenities encouraging walking, connectivity and gathering spaces. Approximately 1 million square feet of buildings on the site are slated for demolition.

FMERA previously solicited developers for the property in 2013 and 2015, but each time the leading candidate opted to terminate negotiations, causing staff to reevaluate plans to adhere to the tenets of the Reuse Plan, including the residential component.

“All bidders will be required to meet the 302 residential units, 20 percent of which must be affordable,” Steadman said. “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 of fering.”

Added Sarah Giberson, FMERA marketing and development manager, “This site is extremely well positioned to build on the momentum that has occurred to date on the Main Post.”

This article originally appeared in the March 25 – 31, 2021, print edition of The Two River Times.