WOODCLIFF LAKE—The borough’s contested council race features Democratic incumbents Benjamin Pollack and Nicole Marsh facing Republican challengers Corrado Belgiovine and Nicholas Pulsonetti.
Six of eight Pascack Valley towns have contested council races this Nov. 4. Pascack Press reached out to the candidates for their views on campaign priorities and local issues. Montvale’s race is uncontested, with two incumbent Republicans running unopposed, while River Vale has no seats on the ballot this year.
We asked all candidates about their campaign priorities, how they would approach deer overpopulation, and their views on redevelopment at the former BMW headquarters and Hilton Hotel sites, as well as the recent opening of Woodcliff Park.
Democrats: Benjamin Pollack and Nicole Marsh
Pollack said his campaign focuses on infrastructure improvements, sensible development, parks and recreation, and public safety. Under “sensible development,” he called for “firm accountability for new developments (BMW and Hilton) that protects small-town charm and community values.” On public safety, he advocated for equipping police and fire departments with cutting-edge tools such as automated license plate readers, electronic signage, and updated vehicles.
Marsh listed her priorities as enhancing communication, investing in infrastructure, responsible development, expanding commercial revenue, and fostering community unity. She said she supports development “that aligns with the character and standards of our community,” and wants to attract businesses that strengthen the local economy and help ease the property tax burden. She emphasized improving communication through the borough website, newsletter, and social media “to provide more frequent updates and promote transparency.”
Deer management
Pollack supports a “multi-faceted, humane” approach emphasizing nonlethal methods, including deer-resistant plantings, organic repellents, and community education on deterrents.
Marsh said managing deer requires collaboration with neighboring towns to find sustainable, long-term solutions. “It’s a shared responsibility,” she said, “that must be approached thoughtfully and collectively.”
Redevelopment: BMW and Hilton sites
Pollack said redevelopment proposals at the BMW and Hilton properties reflect a post-COVID shift away from commercial space. “Instead of risking wasteful litigation, which we would lose,” he said, “the borough is proactively collaborating with developers to find the best solutions.” He stressed that development must serve community needs “without placing undue burdens on schools, public safety, or other vital services.”
Marsh, who serves on the Land Use Board, said officials worked diligently to determine suitable uses for the vacant BMW and Hilton sites, noting the decline in demand for office space led both to be eyed for residential redevelopment. She said the new projects will help meet Fourth Round affordable housing obligations, generate “substantial tax revenue,” bring new restaurants and businesses, and sustain high standards for borough services. Minimizing traffic disruption, she added, remains key.
Woodcliff Park
After the borough purchased the 2.1-acre former Galaxy Gardens site in 2018 for $1.65 million, the park faced years of delays and rising costs—including $500,000 in remediation, a $1.5 million legal settlement with Valley Chabad, and $2.75 million in construction expenses—before opening on May 3, 2025.
Pollack credited a “more pragmatic design and expense profile,” finalized by the council in 2024, for bringing the project to completion. He said the park has become “a thriving hub of community engagement and programming,” and that his current focus is on enhancing safety at the busy Werimus Road–Woodcliff Avenue intersection.
Marsh said the park’s creation placed a “considerable financial burden” on residents due to remediation costs, but that since joining the council in 2022, she has helped advance the project responsibly through the Park Committee. She said the park now needs better parking access and fencing for safety. Going forward, she said, the council must ensure future projects avoid such significant costs and delays. “The park has already become a cherished space that brings our community together,” she said.
Republicans: Corrado Belgiovine and Nicholas Pulsonetti
Belgiovine, a former two-term councilman, and Pulsonetti, a business development executive, provided a joint response.
Belgiovine said that since he left office, local taxes have increased 50 percent—though he did not specify which portions of the tax bill were responsible, as county, school, and municipal levies all contribute. The pair said their campaign focuses on reducing taxes and combating overdevelopment, including joining Montvale Mayor Mike Ghassali’s lawsuit challenging the state’s Fourth Round affordable housing mandates. “Forcing high-density housing into suburbs is not the answer,” they said.
Other priorities include restoring televised broadcasts of council meetings and expanding recreation offerings for families.
Deer management
The challengers said the borough’s deer population “has been a problem for years.” With no natural predators, they said, the only effective approach is “safe, controlled, and structured hunts similar to what Saddle River has done for years.” They added that the county should take a more active role in addressing the regional issue.
Redevelopment: BMW and Hilton sites
Belgiovine and Pulsonetti said the town’s infrastructure “was not built to absorb rapid, large-scale development.” They said affordable housing mandates complicate zoning, strain budgets, and erode thoughtful planning. They pledged to “restore local control,” work with neighboring towns, and “push back against one-size-fits-all policies that threaten the integrity of our communities.”
Woodcliff Park
The Republican ticket called the new Woodcliff Park “a vibrant, central gathering space that reflects the heart of our community.” They said the delays and cost overruns were “frustrating” and urged greater efficiency and transparency in managing future projects. The park, they said, represents an important “quality-of-life investment” for residents.
Candidate bios
Democrat Benjamin Pollack — Seven-year resident; married with three children. Vice president, Global Marketing Strategy, international IT firm. Council president (2024); Police Commissioner; Finance Committee.
Democrat Nicole Marsh — Eleven-year resident; attorney specializing in utility and environmental law. Serves on Land Use Board, and the Legal, Economic Development, Affordable Housing, and Parks and Recreation committees; Fire Commission. Former Woodcliff School PFA volunteer (five years).
Republican Corrado Belgiovine — Eighteen-year resident. Real estate broker and property manager. Former two-term councilman; current Land Use Board chair. Volunteer softball coach; active in community garden and reservoir cleanups.
Republican Nicholas Pulsonetti — Five-year resident. Head of business development, Excel Pest Services. Married, three young children. Youth basketball, flag football, baseball, and softball coach.