Lighting for Franklin Lakes's large, wooded, hilly properties — designed in zones, sized for the acreage, and built for modern architecture.
Franklin Lakes properties are bigger, newer and steeper than most of what we work on. Lots run to an acre and beyond, frequently wooded at the perimeter and rarely flat. A lot of the housing stock is substantial modern and contemporary construction — long horizontal lines, large glazing, stone and stucco masses rather than fussy Victorian trim.
All three of those facts change the design. Size means a single transformer and one zone won't do it. Grade means light travels differently uphill and down. And modern architecture wants a completely different treatment from a historic house.
On an acre-plus property we design in zones — facade, approach, rear and grounds — each on its own circuit so they can run on different schedules and be serviced without pulling the whole system down. Transformers get sized with real headroom, because these are the properties most likely to expand later with a pool, an outdoor kitchen or a rear patio, and a system planned for growth absorbs that cheaply.
Grade is the underrated factor here. On a sloped Franklin Lakes lot, a fixture aimed uphill throws light much further up a facade than the same fixture on flat ground, and a downhill path light can send glare straight into the eyeline of anyone walking toward it. We set aiming angles on site after dark rather than from a plan. And with large glazing, every exterior fixture is also visible from inside the house — so we place and shield to keep the glass reading as a view out, not as a mirror with a bright spot in it.
Multi-zone designs for acre-plus Franklin Lakes properties, circuited for independent control and easy service.
Learn MoreClean, even washes suited to the long horizontal lines and stone masses of contemporary construction.
Learn MoreUsable, glare-controlled light for the rear-yard living spaces these properties are built around.
Learn MoreFixed price, in writing, after a free on-site consultation. No hourly billing and no trip charges.
$1,800–$2,400
6–8 fixtures · front elevation
$3,000–$4,500
10–15 fixtures · facade, beds & walkway
$5,000–$7,500
16–25 fixtures · whole property
From $249/yr
Keeps it looking like night one
Franklin Lakes (ZIP 07417), including the Urban Farms area, plus Oakland, Wyckoff, Mahwah and the surrounding Bergen County communities.
Yes — throughout Franklin Lakes, including the Urban Farms area, and across Bergen County including Oakland, Wyckoff and Mahwah.
In zones. Facade, approach, rear and grounds each get their own circuit, so they can run on separate schedules and be serviced independently. We also size transformers with headroom, because large properties usually expand later.
Quite a lot. Light thrown uphill reaches much further up a facade than the same fixture on flat ground, and downhill path lights can put glare right in your eyeline. We set final aiming on site after dark rather than working from a plan.
You shouldn't. Large glazing means every exterior fixture is potentially visible from the sofa, so placement and shielding are designed from the inside out as well as the outside in — the glass should read as a view, not as a mirror with a hot spot in it.
Free on-site design consultation. We walk the property, tell you what's worth lighting, and hand you a fixed price in writing.