Netflix at Fort Monmouth: Find out where the studios, helipad and hotels can go

The all-important Amendment No. 20 at Fort Monmouth sailed through the Governor's Office, so Netflix can now proceed to the next step in building studio campus at Fort Monmouth: site plan development.

The site plan is still being drafted, so it's too early to see what the final layout will be, but Amendment 20 does offer plenty of clues as to what can go where in the Mega Parcel — the giant piece of land Netflix is buying to build its studio — and that means learning where the soundstages, backlots, helipad and hotels can be built.

For example, drivers will most likely start seeing sound stages the minute they turn into the old fort entrance off of Route 35 in Eatontown or as they drive down Oceanport Avenue.

For the unindoctrinated, Amendment 20 creates the zoning for motion picture, television and broadcast studios in the roughly 300-acre Mega Parcel. The studio was not part of the fort's original 2008 reuse plan. That plan was drafted three years before the military installation closed in 2011 to be the master plan for the fort's redevelopment.

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As part of the redevelopment process, any time a change to the reuse plan comes up, it must be amended to reflect the new use. It must be approved by the three host towns of Eatontown, Oceanport and Tinton Falls, it must be approved by the Fort Monmouth Economic Revitalization Authority, and lastly, the governor must OK it.

Now that is passed, Netflix can draft its final site plan and begin seeking the myriad of approvals it will need. To give an example of how strenuous a task is ahead, all the parcels in the Mega Parcel are located in the Coastal Area Facility Review Act (CAFRA) zone and will require state permits for building in the coastal zone.

The streaming giant still needs to close on the purchase of the fort. The closing process can take up to 36 months.

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About the Mega Parcel

FMERA cobbled together several parcels in Eatontown and Oceanport to make the 292-acre Mega Parcel. Two of the parcels, Parcel B in Eatontown and the 400 Area in Oceanport, were originally intended to be town centers with retail, restaurants and either apartments or townhouses.

Parcel B went out to public bid several times and had interested developers, but ultimately one developer after another walked away from it. The 400 Area never went out to bid.

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Netflix, though, is not building any residential units. Instead, an additional 36 acres has been set aside to form three parcels, one in Eatontown and two in Oceanport, to meet the affordable housing obligations. Lastly, Monmouth County is getting some of that space to build a homeless shelter.

FMERA cut the Mega Parcel up into nine development zones with zoning for each. Zones 1-5 lie in Eatontown, while 6-9 are in Oceanport.

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Zone 1: Whale Parcel, Eatontown

The Whale Parcel is the largest developed zone and consists of about 117 acres of land and 18 buildings. This zone is the closest to Route 35 and the former entrance to Fort Monmouth. Of the buildings, only two can be reused by Netflix it chooses: Mallette Hall and the Expo Theater.

In this zone, Netflix can build 70-foot tall sound stages and backlots with temporary structures up to 90 feet to be used in film production. Netflix can also erect the largest permanent building in the Mega Parcel, an 88-foot tall studio business and production support office with a rooftop helipad. Netflix can also build a six-story, 72-foot high hotel here.

Other uses include visitor centers capped at 30-feet heights, parking garages not to exceed 72 feet and host of other uses such as workshops, fitness centers and retail shops.

Zone 2: Vail Hall Parcel and Parcel B, Eatontown

This zone is a little more than 10 acres on the south side of the Avenue of Memories in Eatontown. It contains a former communications building called Vail Hall, which can be adaptively reused, and a former U.S. Army landfill that has been capped and has walking trails.

Building heights are capped in this zone at 50 feet. Netflix can use this zone for a variety of supportive uses, such as visitor centers, offices, child care facilities, banks, fitness centers, and mail depots to name a few.

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Zone 3: Tech A Parcel and Barracks Parcel, Eatontown

This zone is a slender strip of land on the south side of the Avenue of Memories. It is 9.6 acres and currently is home to old Army barracks, a general-purpose building and a gas station. All the buildings here will be demolished. Netflix can build up to 80 feet in this zone and can use the space for sound studios, production back lots and a studio business and production support office, minus the helipad. A host of ancillary uses are also permitted such as visitor centers, retail, screening rooms, security, millworks and warehouses.

Zone 4: Bowling Center Parcel, Eatontown

This zone is the smallest, at just 2½ acres on the north side of the Avenue of Memories. This is where FMERA tried multiple times to find a developer to renovate the bowling alley to no avail. In the new plan, the bowling alley will be demolished.

This zone borders Zone 1, so Netflix can build up to 80 feet here and the uses include sound studios, production back lots and a studio business & production support office, minus the helipad. An electric substation can be built here along with the many ancillary buildings such as the visitor and fitness centers.

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Zone 5: Tech B Parcel, Eatontown

This zone is about 17¾ acres on the south side of the Avenue of Memories. Before the Mega Parcel was created, about five acres of this land was in Oceanport. However, the municipal boundary line was redrawn for the Mega Parcel and now this zone lies completely in Eatontown. There is one former Army building here, Lane Hall, which served as a community center during the fort days. It is slated to be removed.

Netflix can build up to 80 feet here and the uses include sound studios, production back lots and a studio business & production support office, minus the helipad. The many ancillary buildings are also permitted here.

Zone 6: 400 Area Parcel, Oceanport

This is the second-largest parcel and consists of 79 acres and is bounded by Oceanport Avenue to the west and the North Jersey Coastline Railroad to the east, Parkers Creek to the north and Riverside Avenue to the south. It also contains the most old Army buildings. Most of them are former barracks. In total there are 63 buildings that all have to come down.

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The original plan for the 400 Area was the Oceanport Village Center, which was supposed to have a mix of uses such as residential, retail, and other commercial uses and amenities that will create a community hub. That plan has been nixed for the Netflix studios.

Here, Netflix can build temporary backlot buildings up to 85 feet, but no permanent structures can be built higher than 72 feet. Netflix can place a six-story hotel in this zone, along with sound stages, production back lots and a studio business and production support office, minus the helipad. The many ancillary uses are permitted here too.

Zone 7: McAfee Parcel, Oceanport

This zone is the center piece of the Mega Parcel and is 29 acres, bounded by Sherrill Avenue to the north, Brewer and Malterer Avenues to the east and Avenue of Memories to the south. Three acres of this zone once sat in Eatontown but like Zone 5, was re-drawn to sit in Oceanport.

There are 15 buildings here, including FMERA's offices and the McAfee Center, one of the youngest buildings at Fort Monmouth, erected in 1997. It once housed the intelligence offices and can be reused by Netflix as can FMERA's office. Or, Netflix can tear them down. The other 13 buildings must come down.

Netflix can build up to 80 feet here and the uses include sound studios, production back lots and a studio business and production support office, minus the helipad. The many ancillary buildings are also permitted here.

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Zone 8: Greely Field Parcel, Oceanport

This zone is 21 acres of open green space that must remain so. The Greely Field Parcel is also known as the parade grounds. The parcel is also located within the Fort Monmouth Historic District. Greely Field Parcel is bordered by the former Army headquarters building Russel Hall property to the east and the Avenue of Memories on the south.

Netflix cannot build here. Greely Field Parcel will remain open space pursuant to a deed restriction. A World War II Memorial located here is protected by historic covenants and will remain undisturbed in perpetuity.

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Zone 9: Cowan Park Parcel, Oceanport

This zone is a 5.3-acre triangular-shaped green space located in the Fort Monmouth Historic District in front of Russel Hall. A flagpole stands in the center of the park and is encircled by a concrete sidewalk.

A memorial plaque dedicated to Colonel Arthur S. Cowan is located in front of this flagpole. Cowan was the fort's commanding officer from 1929 to 1937 and despite the Great Depression completed many new additions to the fort, including Russel Hall.

Netflix cannot build here. Cowan Park will remain open space pursuant to a deed restriction

Zones 10-12: Housing parcels and homeless shelter

These three zones total 36 acres and lie in Eatontown and Oceanport. They are each located on the south side of the Avenue of Memories and are not part of Netflix's studios. They are the set-asides for affordable housing and a homeless center to be run by Monmouth County.

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; dradel@gannettnj.com.

This article originally appeared on Asbury Park Press: Netflix Fort Monmouth lists where soundstages, helipad, hotels can go