What was once a corporate “green” campus will likely become a dense “mixed-use destination” featuring retail, residential blocks, and significant infrastructure strain
the staff of the Ridgewood blog
Franklin Lakes NJ, the sprawling, quiet landscape of Franklin Lakes is about to undergo a radical and permanent transformation. In a move that has left many residents reeling, the Borough Council recently greenlit a massive redevelopment project that will cram 800 townhouses onto the iconic Becton Dickinson property.
This “inclusionary” settlement, forced by the state’s aggressive Fourth Round affordable housing mandates, signals a massive shift in local density—bringing a total of nearly 850 new units to just two sites in a town built on low-density living and open space.
🏗️ 800 Townhouses Coming to Becton Dickinson
On December 22, 2025, the Mayor and Council adopted a resolution rezoning the 140-acre Becton Dickinson campus. While early reports suggested only a 60-acre sale to the Hekemian Group, Business Administrator Greg Hart confirmed that the high-density overlay zone covers the entire property.
The BD Site Breakdown:
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Total New Units: 800 townhouses.
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Affordable Units: 160 units (20% of the project).
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Impact: What was once a corporate “green” campus will likely become a dense “mixed-use destination” featuring retail, residential blocks, and significant infrastructure strain.
🏡 Pulis Avenue: More Density on Narrow Lots
The Becton site isn’t the only casualty of the new housing plan. The Council also authorized a settlement for the 7.4-acre site at 370-378 Pulis Avenue.
Despite its small footprint, the project—branded as Trelia Franklin Lakes 1—will squeeze in 42 townhouses and four single-family homes. Only nine of these units are designated as affordable, meaning the vast majority of the development is aimed at high-priced market sales, adding even more traffic to local roads.
⚖️ “Builder’s Remedy” vs. Overdevelopment
Franklin Lakes was cornered. In November, the Fair Share Housing Center issued a chilling warning: the borough was so far behind on its state-mandated housing targets that it was at risk of losing its immunity from “builder’s remedy” lawsuits.
Under a builder’s remedy, developers can sue to bypass local zoning entirely, often resulting in even higher density projects. The Department of Community Affairs assigned Franklin Lakes an obligation of 497 affordable units in October 2024.
“These towns cannot have it both ways,” said Fair Share Executive Director Adam Gordon, slamming the borough’s initial claim that the new law required “zero” new affordable homes.
🚦 Infrastructure and Property Value Concerns
The influx of nearly 850 residential units into a community with limited public transit and established school systems has sparked a wave of anxiety among taxpayers.
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Traffic Gridlock: Hundreds of new residents means hundreds of additional cars on local thoroughfares like Pulis Avenue and Franklin Lakes Road.
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School Crowding: Large-scale townhouse developments often bring an influx of students, potentially overburdening the local school budget and facilities.
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Taxpayer Burden: While the developer promises “amenities,” the long-term cost of police, fire, and emergency services for such a massive population jump often falls on existing homeowners.
📅 What Happens Next?
While the resolutions have been passed, the fight isn’t entirely over. Several hurdles remain:
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Certification: The borough must still seek Superior Court approval for its Housing Element and Fair Share Plan to secure a 10-year immunity from lawsuits.
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Public Hearings: The Planning Board and Mayor and Council are required to hold public hearings on the rezoning and specific site plans.
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Site Plan Review: Residents will have a chance to voice concerns regarding drainage, traffic flow, and environmental impacts during future board meetings.
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