Welcome to the 6th Ward!

Rehabilitation Support Services (RSS) is proposing an affordable housing development called "Solstice Commons" in the 6th ward. The housing would be available to people who make 30-70% of the median income in the area, and to some people living with mental illness. 

A group of residents in the 6th Ward, calling themselves "Sixth Ward Neighbors United," opposes the project, claiming that it would lower property values and raise taxes and crime rates. However, there is no evidence to back these claims, and in fact, many studies have shown that low-income and supportive housing raises property values and lowers crime rates.

Among the group's members is District 13 County Representative Don Scanlon, who has pledged to stop the RSS project from happening.

Claim 1: Property/School Taxes Will Increase for 6th Ward  Homeowners

The Sixth Ward Neighbors' United website asks, "Did you know that if this project goes through, your property/school taxes will increase?"

Communities often fear that supportive housing will put an undue burden on local neighborhoods, via higher taxes and lower property values. Supportive housing may be funded through alternative tax mechanisms or government programs, rather than directly through local property taxes. 

In New York, providers of supportive housing can utilize state-funded programs that finance the operating costs of thousands of safe and permanent housing units for individuals and families. A majority of state funding comes from the Low-Income Housing Tax Credit program, in which the state provides tax breaks to large syndicators (such banks, private equity firms, etc) to invest in housing projects. 

Affordable housing developers may negotiate a PILOT (payment in lieu of taxes) agreement, which is a way for communities like Oneonta to attract economic development by offering a stable 10-30 year payment schedule. These are generally more stable than volatile property tax agreements. PILOTs can sometimes have an impact on homeowner taxes, particularly school taxes, which are paid by all Oneonta homeowners and businesses. (Meaning that if taxes were to increase, the 6th Ward would not be solely responsible for that cost.) However, PILOTs would not drive up taxes in this case, since the site being developed is a vacant lot, the city would see an increase in revenue.

Claim 2: Property Values Will Decrease

Numerous studies all over the US, and New York State, have concluded that supportive housing developments generally have positive impacts on property values, or no impact at all. 

A study by the NYU Furman Center for Real Estate & Urban Policy noted that Supportive Housing development had no immediate impact on properties within 500 feet, with values increasing over time. Properties within the 500-1000 ft range did experience an initial decrease in value, but increased rapidly in the following years. The study concludes that the initial temporary decrease in value is due to fear and stigma, but increases when people realize their fears about supportive housing didn't come to fruition.

Claim 3: Crime Rates Will Increase

Studies show that supportive housing does not increase crime rates. In fact, communities that address housing instability through supportive and low-income housing reduce crime rates. 

One of the concerns cited by Sixth Ward Neighbors United Members has been that the Oneonta Police Department is already spread thin. But evidence shows that areas with supportive housing services save police significant time annually by reducing the number of offenses associated with homelessness.

Some members of the Sixth Ward Neighbors United group voiced concerns at City Hall meetings that mentally ill people will make our neighborhood less safe. Yet these fears are unfounded. Statistically, people with mental illnesses are far more likely to be victims of violent crime. Research shows that only 3-5% of violent acts can be attributed to people with an SMI (severe mental illness).

Claim 4: The City and RSS Have Not Been Transparent

RSS owns the land in the 6th Ward where they plan to build the housing units, and the land is zoned for residential use. By law, any new development needs to be reviewed. RSS and the City of Oneonta are following legal procedure.

In September 2025, RSS presented their building plans to the Planning Commission at a public meeting. They had proposed a plan in 2019, but have since revised it to address feedback from the community, including:

• The location of the building, which will be next to the ReUse center building, rather than next to other residential properties

• Not removing trees closest to homes in the neighborhood, to obstruct the view of the units, and create a sound barrier

• Locate the main parking entry on West Broadway, not to add to traffic on River Street 

Public documents are available on the Oneonta Planning Commission Meeting Materials page, including:

• Solstice Letter of Intent 

• Planning Commission Application Site Plan Review for the RSS project

RSS has invited community members to meet with them to learn more bout the Solstice Commons development and ask direct questions. It was originally planned for October 15th at their facility on River Street,  but had to be rescheduled due to safety and privacy concerns for their clients and staff, because the Sixth Ward Neighbors United planned to protest. The event will be held on a future date at a different location.

Claim 5: RSS Will Bus People in From Other States

Sixth Ward Neighbors United has claimed that there aren't enough people in need of supportive housing in Oneonta who would be eligible to live at Solstice Commons, and as a result, RSS would have to bus people in from all over the US to fill a quota. 

RSS has addressed this claim by releasing the following statement: 

"Importantly, tenants at Solstice Commons would not be strangers to Oneonta. They already work here, raise families, and contribute to our schools, businesses, and neighborhoods. With the stability of affordable housing and on-site support, they can and will maintain wellness and continue to thrive."

Folks in Oneonta, just like many people in the US, are struggling.  There's a lack of affordable housing available. The city has a growing unhoused population. Local food banks have seen a recent increase in usage as grocery prices continue to rise. There is plenty of need for supportive housing for people already living in Oneonta.

Ironically, it's NYMBYism that leads to "bused out" programs in the first place. At City Hall Meetings, some people against the RSS Housing project suggest that instead of building supportive housing in Oneonta, the unhoused population should be relocated to other towns.

Claim 6: It's Bad for the Wildlife/
They Will Cut Down All of the Trees

The area is zoned for residential housing. There are no endangered species or contiguous habitats crucial for wildlife in the area.

The most recent plan for Solstice Commons, presented at the public Planning Commission meeting in September 2025, includes vegetative screening for privacy, noise reduction, and more desirable views.