Phoenicia Plaza Redevelopment Plans Reviewed by Shandaken Planning Board

Representatives of Phoenicia Plaza during the Town of Shandaken Planning Board workshop on March 25, 2026, discussing potential changes to parking, traffic flow and business layout at the site. Image from Town of Shandaken YouTube recording.

SHANDAKEN — Potential redevelopment plans for Phoenicia Plaza were the primary focus of discussion during the Town of Shandaken Planning Board’s March 25 workshop meeting, where representatives informally presented ideas and sought guidance from board members on how to proceed. Owners shared a vision for the site that includes a new coffee shop, expanded food offerings, and a significant reconfiguration of the parking and traffic flow. 

Because this meeting was a workshop and not a formal meeting, no official applications were submitted and no votes were taken. Instead, the discussion centered on preliminary concepts for updating the plaza located at 5569 State Route 28, including changes to parking, traffic flow, signage, and the mix of businesses on the site. 

Representatives of Phoenicia Plaza, including Fred and John DeFalco, said they are considering reconfiguring the parking lot to improve traffic flow, such as creating a single entrance and exit and converting existing parking spaces to angled parking. The owners noted that the current layout often leads to minor accidents. “We watch people just, like, back into each other all day long,” John DeFalco said. 

Board members advised that any changes affecting access to NY-28 would likely require consultation with the New York State Department of Transportation (DOT) before moving forward. They emphasized the importance of submitting a complete site plan once the project is ready for formal review. They said the plan should clearly outline current and proposed uses, parking layout, traffic circulation, signage, and any outdoor seating areas. 

As discussed during the meeting, the plaza could expand from the current number of businesses to include additional tenants, potentially increasing the total number of commercial spaces from approximately six to as many as ten. Representatives showed interest in adding more food-related businesses, such as a coffee shop or deli-style offerings, while continuing to support existing tenants like the Woodstock Brewing taproom, the Phoenicia Pizza 28 pizzeria, and a local barbershop. 

“We’re really looking to make it a food court,” the representatives told the board. 

Parking availability emerged as one of the board’s main concerns. Members said that increasing the number of businesses could require more parking under town code and stressed the need to account for both indoor and outdoor seating when calculating capacity. Board members also pointed out that existing uses, like outdoor seating areas owned by current businesses, should be considered in any future plan. 

The board also discussed unifying the property’s signage. Plaza representatives said they are exploring options to consolidate business names onto a shared sign while keeping individual storefront signage. Board members clarified that any new or modified signage would need to be included in the site plan and reviewed as part of the approval process. 

During the discussion, board members repeatedly emphasized that the project remains in an early stage and encouraged the applicants to continue refining their plans before submitting a formal application. They also noted that multiple approvals might be required depending on the scope of the proposed changes. 

Other than the Phoenicia Plaza discussion, the board briefly referenced other ongoing and potential projects in the area, including development at the Belleayre Plaza shopping center in Pine Hill. These topics were not discussed in detail and no action was taken. 

The March 25 meeting was a preliminary review session, giving the Phoenicia Plaza representatives an opportunity to gather feedback before moving into the formal application process. Board members indicated that once a complete site plan is submitted, the project will undergo further review and public hearings as required.  

This story was created by student reporters through the OnNY Community Media Lab, a program of SUNY Oneonta and the SUNY Institute for Local News.