Four Studios planned in Oceanport, eight in Eatontown, Netflix Confirms
By Laura D.C. Kolnoski
FORT MONMOUTH – As the planned Netflix Studios Fort Monmouth clears another hurdle, specifics of the complex are coming into sharper focus.
On Nov. 26, the Oceanport Planning/Zoning Board unanimously approved Phase 1A of Netflix’s planned production studio after over five hours of testimony in two meetings.
Phase IA will consist of four soundstages constructed on the 39-acre McAfee parcel along Route 537 (the Avenue of Memories through the fort), a mill, support structures and a backlot surrounded by a perimeter wall.
Most of the site is in Oceanport, except for the bowling alley portion in Eatontown, which is slated to be demolished for a retention basin. The Eatontown Planning Board will address the bowling alley at its Dec. 16 meeting. Netflix representatives will return to the borough later to discuss the remainder of the company’s Eatontown plans.
On Monday, Eatontown Mayor Anthony Talerico, Oceanport Mayor Tom Tvrdik, and a Netflix spokesperson confirmed the remaining eight soundstages will be built in Eatontown.
“I am totally in favor and looking forward to what Phase 1 brings us,” Tvrdik said. “I think this is the best use of the property. Added Talerico, “I am happy to see the municipal approval process moving forward with this project.”
Mayors, professionals and emergency service personnel from all three towns meet monthly with Netflix representatives, Tvrdik said.
“The Oceanport Planning Board’s approval of our site plan for the first phase of the proposed Netflix Studios at Fort Monmouth demonstrates that the community shares our enthusiasm for building a new studio in New Jersey, birthplace of the modern film industry,” said a Netflix spokesperson. “This project will drive economic growth and create jobs in the state. While we still have a lot of work ahead, we are excited to continue partnering with local officials and the community to transform this historic space into a world-class production facility.”
FMERA previously approved Netflix’s plans.
“It’s an incredible next step,” said Kara Kopach, FMERA executive director, of Oceanport’s vote. “This marks another milestone in a multiyear project that stands to make a lifelong impact on the host municipalities, the county and the state, and we’re eager to see demolition underway. The landscape of the fort will look drastically different next year, and the project will continue to gain mo- mentum.”
As reported in The Two River Times Oct. 3, FMERA agreed to allow Netflix to demolish 88 buildings throughout the Mega Parcel next year prior to closing. Netflix will be responsible for removing the subsequent debris.
Oceanport’s approval granted one variance for size and location of identifying building signs, and three waivers for raising the height of streetlights from 18 to 25 feet, eliminating glazing on the buildings, and allowing an outdoor 36-bicycle parking area. The buildings will be sound-proofed, eliminating the need for glazing, Netflix experts testified.
Oceanport officials remain concerned over operating hours, the perimeter wall and traffic. Tvrdik, a lifelong Oceanport resident, contractor and real estate professional, remembered traffic volumes “when the fort was fully operating along with Monmouth racetrack.” Before Netflix bid on the Mega Parcel, he noted, the “Horseneck” area of Oceanport along Parkers Creek was slated for 236 homes and a commercial element, which would have generated “much more” traffic.
During both Oceanport Planning/Zoning Board meetings, board member Darren Davis voiced opposition to the design of the perimeter wall, which consists of four different styles, including stamped concrete. Arguing real brick should be used instead, Davis said, “a fake modular system isn’t in the best interests of the town. It’s going to look like hell in a couple of years.”
FMERA decisions, however, supersede the borough’s regarding the wall. “This project is subject to FMERA’s land and use rules and Reuse Plan Amendment #20, which set forth the standards for the perimeter wall,” said Kopach. “The municipalities had an opportunity to provide feedback during a 45-day public comment period, and FMERA made modifications to the Reuse Plan based on those comments. Plan Amendment #20 was unanimously adopted by the FMERA board, which includes the mayors of each municipality.”
“Mr. Davis makes an excellent point,” Tvrdik said, adding he would discuss the wall further with Netflix and suggest putting a brick veneer over the pre-cast concrete. “It would be aesthetically pleasing, doesn’t have to be applied brick by brick and would be cost-effective. The process was fair. Netflix did a great job, making concessions and listening to the board and public.”
At the Nov. 12 meeting, Kenneth Falcon, Netflix’s senior manager for the fort project, stated that the complex could operate 24/7. However, the company’s expert clarified during the Nov. 26 meeting that, while the studio technically doesn’t close, it’s not always generating traffic. Union members work shifts of 12 hours on, 12 hours off and some productions film off-site on location.
“It’s open to staff who need it,” said traffic engineer Karl Pehnke. “Some productions can run over.” On weekends, the studios will be populated primarily by maintenance, management and security staff and will generally operate from 5 a.m. to 11 p.m.
“We have places in Oceanport that operate 24/7 and have an ordinance that restricts noise levels during operating hours,” Tvrdik said. “We have a process in place for residents to report violations.”
The purchase price for the Mega Parcel is $55 million. Netflix expects to invest up to $900 million in the redevelopment, creating thousands of jobs. Fort Monmouth will be the firm’s second-largest studio after Albuquerque, New Mexico.
Netflix Recap
• Fort Monmouth, which had been in operation for 100 years, was shuttered by the U.S. government in 2011. It covers 1,126 acres in Eatontown, Oceanport and Tinton Falls. The fort’s redevelopment has been ongoing for over a decade.
• Netflix entered the picture in 2021 and is currently under contract to purchase a 300-acre “Mega Parcel” from the Fort Monmouth Economic Revitalization Authority (FMERA), the state agency overseeing the fort’s redevelopment. The property only spans parts of Eatontown and Oceanport, essentially through the middle of the fort from Route 35 to Oceanport Avenue.
• Netflix is seeking approvals from Eatontown, Oceanport, Monmouth County, and the state prior to closing, which is anticipated within two years. The buildout is projected to take seven to 10 years.
• Many other developers have previously purchased fort parcels in Tinton Falls, Eatontown and Oceanport and completed projects that are currently operating, from a high school to tech companies, a brewery, shops, residences and more. Other non-Netflix projects are under construction fort-wide.
• The remainder of the studio complex has not yet been fully designed. Each phase requires separate approvals.
The article originally appeared in the December 12 – December 18, 2024 print edition of The Two River Times.
