Newest RSS Proposal Draws Concern of Sixth Ward Residents

By MONICA CALZOLARI
ONEONTA

It was standing room only as nearly 50 Sixth Ward residents gathered for the City of Oneonta Planning Commission meeting on the evening of Wednesday, September 17 to discuss an affordable housing project proposed by Rehabilitation Support Services.

Marcela Micucci, chair of the Planning Commission, made it clear at the beginning of the meeting that no decisions would be made about the site plan that night. In the presence of a uniformed police officer, Micucci asked audience members to practice decorum and promised to “make sure your voices are heard.”

Three speakers briefly outlined the housing project RSS has proposed for the Sixth Ward. Eleven documents providing further details were submitted to City of Oneonta officials and are available on the city’s website, www.oneonta.ny.us.

Christine Nealon, director of strategic partnerships for RSS, provided an overview of the proposed project.

According to the Planning Commission Meeting Materials web page, “The applicant proposes the construction of a 3-story, ±61-unit, affordable housing project known as ‘Solstice Commons’ to be located at 164 River Street, Oneonta, NY 13820. The building will occupy the northern portion of the ±6.5-acre tax parcel (299.12-2-37). The project proposes to subdivide the southern portion of the parcel (see attached site plan).”

Nealon said RSS purchased the Sixth Ward property in 2018.

According to a memo dated September 4, 2025 from City of Oneonta Code Enforcement Officer Stephen Yerly to Nealon, saved as “CEO Memo” on the city’s website, the site of the proposed development is approximately 6.5 acres between West Broadway and 164 River Street and the total acreage expected to be disturbed is ±3.2 acres.

“Solstice Commons will include ±31 units for individuals with serious mental illness and ±31 units for individuals at or below 70 percent of the area median income,” the CEO Memo states. This description was the topic of concern for most of the Sixth Wards residents who commented on the proposal.

“RSS has been here for 40 years. We are not going to turn our backs on the community we are invested in,” Nealon said.

An attorney for RSS spoke next. Betsy Brugg with Woods Oviatt Gilman LLP, based in Rochester, addressed members of the Planning Commission and called the proposed construction a “completely code compliant project.” She asked that the Planning Commission be named as the lead agency to approve the proposed site plan and asked for a public hearing.

Later in the evening, following an hour of public comment, the commission voted in favor of being named the lead agency.

More than 200 pages of documentation from LaBella Associates, a Rochester-based civil engineering firm, show the site plan in great detail on the city’s website. Civil Engineer Shelby Vakiener was the next to speak, projecting a single image on the television monitor of the three-story structure which she said would be 50 feet tall. She pointed out that there would be “pedestrian access to River Street where the bus stops.”

The proposed entrance to the project would be on West Broadway. If the project is approved, it would include approximately 88 parking spaces, a play area for children and a patio area for residents, with roughly three surrounding acres of forest remaining intact.

During a question and answer period, David Rissberger, vice chair of the Planning Commission, asked why the site plan proposes to subdivide the 6.5 acre parcel into two parcels.

Vakiener said that to develop the entire 6.5 acre parcel was expensive and that subdivision of the parcel lowers the cost of the project.

When Micucci opened up the discussion for public comment, Bill Shue, a resident of the Sixth Ward, was first to speak. He requested that lead agency status be given to the Zoning Board and that the city attorney be consulted.

“There are zoning issues,” according to Shue, who said that a special use permit is required.

Howard Lichtman requested a “two-month moratorium” and asked for RSS to hold neighbor meetings: two in October and two in November, ahead of the next Planning Commission meeting on Monday, November 17.

Fran Colone said, “I do not understand the cost, the timing and the funding….Are you going to pay taxes?”

“I am worried about drugs coming in…This project should be killed,” said Lorraine Gales, of 57 West Broadway.

Edward Bixley said, “Oneonta does need housing. It needs low-cost housing….There are many unanswered questions.”

“There has been no transparency. I am not happy,” commented Liz Fink.

Several Sixth Ward residents reported receiving a postcard from the City of Oneonta Clerk’s Office which stated that “The Planning Commission will hold a public hearing on Wednesday, September 17 at 7 p.m.”

“We will hold a public hearing at a later date,” Micucci clarified.

Eric Henderson said he lives between two bars and three day care centers. The proposed site plan is within walking distance of these businesses.

Another member of the audience remarked, “Is this going to turn into another 34 Dietz Street? We are broke as a city….”

The meeting ended following the reading of a letter submitted by Kathleen Jalowiec-Stanton, a resident of Oneonta for 42 years.

In it, she said, “I am opposed to the RSS development on West Broadway….In my opinion, I believe this is not in the highest and best use for a community that is in desperate need of residential homes and senior housing….”

Jalowiec-Stanton continued: “I feel property value will go down because of this physicality. Our community is already challenged with addicts and mentally unhealthy people. This does nothing for the tax base of the city and puts a heavier burden on the total infrastructure, including fire and police, which already have their challenges. We already have the homeless shelter, the mental health activity center, the railroad tracks housing the homeless (in the Sixth Ward). Enough is enough!”

One man, speaking in favor of the project, said he grew up in low-income housing and reminded the audience that low-income housing is not synonymous with drug addiction or mental instability.

What Does SMI Mean?

According to Christine Nealon of RSS, in this context, Serious Mental Illness (SMI) refers to psychiatric diagnosis that cause disruptions in daily life, such as challenges with work, relationships or maintaining stable housing. Nationally, about 15 million adults or roughly 6 percent of U.S. adults live with an SMI (National Institute of Mental Health). At Solstice Commons, tenants with SMI will be working in partnership with RSS through established wellness plans. These are individuals who are already living and working in Otsego County. While they may have experienced interruptions in their daily lives, they are well along in their journey of rehabilitation. With the support provided both on-site and in the broader community, they are able to maintain employment, manage their healthcare, and achieve housing stability. It’s important to emphasize that the individuals eligible to live in Solstice Commons are not exhibiting the disruptive behaviors some feared or described during the planning meeting. They are, in fact, your neighbors, people who are caring for themselves, for one another, and for the community as a whole Solstice Commons will have staff on-site 24/7 to ensure that all tenants have consistent access to the supports that foster wellness, stability, and a thriving community.

Editor’s note: Look for further details on the Solstice Commons proposal next issue.