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Home My WebLink AboutMN-COW SPECIAL TOPICS WORK SESSION-2024-06-12YouTube Link: Date: Location: Wednesday June 12, 2024 108 E Green Street Council Chambers 3rd Floor COMMON COUNCIL COW SPECIAL TOPICS MEETING MINUTES Voting Record 1.Call To Order 2.Review and Approval of Minutes 2.1 May 8th Special Topics Meeting Minutes Attendance Record of Voting Members Name Present Absent/Excused 1st Ward - Kayla Matos X 1st Ward - Phoebe Brown X 2nd Ward - Ducson Nguyen X 2nd Ward - Kris Haines-Sharp X 3rd Ward - David Shapiro X 3rd Ward - Pierre Saint-Perez X 4th Ward - Tiffany Kumar X 4th Ward - Patrick Kuehl X 5th Ward - Margaret Fabrizio X 5th Ward - Clyde Lederman X Mayor - Robert Cantelmo X Also Present: Alderperson Lederman and Alderperson Kumar arrived late to the meeting. Discussion Summary: YouTube Link: https://www.youtube.com/watch? v=smLOOmDAGTE The meeting called to order at 6pm. Timestamp: 0:45 Alderperson Haines-Sharp is excused from tonight's meeting, Alderperson Lederman and Alderperson Kumar will be arriving late. Mayor Cantelmo read the Emergency Evacuation notice for members of the public who are present. Timestamp: 1:07 Discussion Summary: Alderperson Kumar and Alderperson Lederman are not in attendance for the vote. Moved By: Pierre Saint-Perez Seconded By: David Shapiro Motion Summary: Motion to approve the May 8th Special Topics Meeting Minutes. Timestamp 1:49 3.General Order Of Business/Special Topics 3.1 Reorganization - Dept of Public Information and Technology 3.2 Accessory Dwelling Unit (ADU) Legislation Initiation 3.3 Local Law- Good Cause Eviction Protections Vote Passed 8-0 Carried Unanimously Member Approve Oppose Recuse Kayla Matos X Phoebe Brown X Ducson Nguyen X David Shapiro X Pierre Saint-Perez X Patrick Kuehl X Margaret Fabrizio X Robert Cantelmo X Discussion Summary: Acting City Clerk Alan Karasin discussed with Council the proposed revisions to the Department of Public Information and Technology. Timestamp 2:18-1:14:06 Discussion Summary: A Slide Show Presentation and discussion was brought before council by Deputy Director of Planning, Megan Wilson and Nikki Cerra Enviornmental and Landscape Planner. Mayor Cantelmo reminded Council that this item was presented at the March Retreat as one of their Legislative priorities. Council is looking for some additional research. The Mayor feels it is good to move ahead with staff recommendations so Council can have a model to look at and consider. Timestamp 1:15:29-2:11:43 Discussion Summary: Council discussed item as a voting item to be moved to the July 10th Common Council meeting. Mayor Cantelmo looked to someone to move the item before discussion. Timestamp 2:11:55 Alderperson Kumar called the question on the discussion. Mayor Cantelmo had to acknowledged Alderperson Brown and Alderperson Fabrizio before Alderperson Kumar's motion. Timestamp 2:45:26. Moved By: Tiffany Kumar Seconded By: Clyde Lederman Motion Summary: Call The Question on Good Cause Discussion. Kumar went to withdraw motion, Alderperson Lederman objected to withdrawal. Motion stands. Timestamp 2:47:12 4.Meeting Wrap-Up Vote Failed 4-6 Member Approve Oppose Recuse Kayla Matos X Phoebe Brown X Ducson Nguyen X David Shapiro X Pierre Saint-Perez X Tiffany Kumar X Patrick Kuehl X Margaret Fabrizio X Clyde Lederman X Robert Cantelmo X Moved By: Kayla Matos Seconded By: Tiffany Kumar Motion Summary: Motion to move item July 10th Common Council Regular voting meeting. Timestamp 2:49:41 Vote 9-1 Member Approve Oppose Recuse Kayla Matos X Phoebe Brown X Ducson Nguyen X David Shapiro X Pierre Saint-Perez X Tiffany Kumar X Patrick Kuehl X Margaret Fabrizio X Clyde Lederman X Robert Cantelmo X Moved By: Tiffany Kumar Seconded By: Patrick Kuehl Motion Summary: Motion to Adjourn. Timestamp 2:50:15 Vote Passed 10-0 Carried Unanimously Member Approve Oppose Abstain Kayla Matos X Phoebe Brown X Ducson Nguyen X David Shapiro X Pierre Saint-Perez X Tiffany Kumar X Patrick Kuehl X Margaret Fabrizio X Clyde Lederman X Robert Cantelmo X Date: Time: Location: Watch Online: Wednesday June 12, 2024 6:00 PM 108 E Green Street Council Chambers 3rd Floor https://www.youtube.com/@CityofIthacaPublicMeetings COMMON COUNCIL COW SPECIALTOPICS WORK SESSION AGENDA- AMENDED 1. Call To Order 2. Review and Approval of Minutes 2.1. 3. General Order Of Business/Special Topics 3.1. 3.2. 3.3. 4. Meeting Wrap-Up May 8th Special Topics Meeting Minutes Reorganization - Dept of Public Information and Technology Accessory Dwelling Unit (ADU) Legislation Initiation Local Law- Good Cause Eviction Protections 1. Announcements 2. Next Meeting 3. Meeting Adjourn No Public Comments Not all meetings have a Public Comment segment. The City of Ithaca wants to hear from you! You are encouraged to share your thoughts with Common Council using the options below: To Submit Written Comments please use the link below. https://tinyurl.com/mr9kdhw8 *Written comments submitted will be compiled and entered into the record. 1 CITY OF ITHACA 108 East Green Street, Ithaca, New York 14850-6590 Clerk's Office Shaniqua Lewis, TO: FROM: DATE: RE: CP#: Common Council COW Special Topics Shaniqua Lewis, Deputy City Clerk June 12, 2024 May 8th Special Topics Meeting Minutes N/A MEMORANDUM Review and Approval of May 8th Special Topics Meeting Minutes 2 CITY OF ITHACA 108 East Green Street, Ithaca, New York 14850-6590 Public Information and Technology Shaniqua Lewis, TO:Common Council COW Special Topics FROM:Alan Karasin DATE:June 12, 2024 RE:Reorganization - Dept of Public Information and Technology CP#:N/A MEMORANDUM Reorganization of Department of Information and Technology to the Department of Information and Community Engagement. 3 M E M O R A N D U M Date: June 12 To: Common Council From: Alan Karasin, Ac ng Director Public Informa on and Technology Deb Mohlenhoﬀ, City Manager RE: Reorganiza on of Department of Informa on and Technology to the Department of Informa on and Community Engagement EXECUTIVE SUMMARY In response to the evolving needs and expecta ons of both our staﬀ and our community, it has become impera ve to reassess and modify our exis ng Department of Public Informa on and Technology. The proposal to transi on to an integrated department that also encompasses informa on and community engagement stems from a recogni on of the increasing interconnec vity between technology, informa on dissemina on, and community engagement as well as an increased reliance on technology. As part of the 2023 Mayor’s budget, the City realized that the current structure does not meet the needs of a modern and agile community-based organiza on and iden ﬁed the following: • The pandemic taught us that informa on technology is a cri cal piece of municipal infrastructure and should be treated as such – with a commitment to garnering resources to match a top-notch department built for the ‘new normal’. • Pu ng accurate informa on out to the public and sharing stories about the good work of our departments is becoming more important as we ﬁght streams of misinforma on and inconsistent delivery of facts for your ci zens and elected leaders alike. • Engaging with a diverse community (external and internal) should be a top priority for the City. • Providing easy, ‘one-stop-shop’, naviga on for the various services we provide is key to successful delivery. As such, the department needs to be made nimble and ﬂexible enough to address these needs. As the City already has several successful, larger departments in the City with connected, but unique divisions under one umbrella, our working group has modeled the new Department of Informa on and Community Engagement in the same manner. 4 2 of 4 PROJECT HISTORY, BACKGROUND, & ANALYSIS Un l 2012 the City of Ithaca had two unique but separate departments: The Clerk’s Oﬃce and the Department of Informa on Technology. Each had a small staﬀ and an individual department head, but no formal integra on or collabora on on overlapping services. In looking for ways to improve services while reducing expenses, Mayor Myrick proposed the combined Department of Public Informa on and Technology which was codiﬁed by local law in 2013. In 2023, the Mayor’s proposed budget proposed moving to individual departments and adding the role of Director of Communica ons at the department head level. The proposed reorganiza on was not fully funded by the Common Council in the 2024 budget. This 2024 proposal is a modiﬁed version of what was presented in the 2023 budget. A er many months of work with the staﬀ of the current department, it was determined that there is signiﬁcant overlap in services which led to the crea on of an umbrella department, with unique suppor ve divisions, a Department of Informa on and Community Engagement. The new department would be structured similarly to the Department of Public Works or the Department of Planning and Development with one overarching charge and individual divisions repor ng up to one Director. The new department would have a Division of Informa on Technology, a Division of Communica ons and Community Engagement, and the Clerk’s Oﬃce. A new organiza onal chart is a ached to this memo. A summary of key services and func ons of each division is also a ached. KEY ISSUES IDENTIFIED In early 2024 the City Manager convened mee ngs with the current staﬀ, discussed what the Mayor had proposed, and compared it to daily workﬂow and requests of the department. As a group, the department members agreed with the following points from the previous Mayor’s budget narra ve: - Separa ng the City Clerk posi on from the Director of Public Informa on and Technology posi on will create a clear dis nc on between these two cri cal roles. The City Clerk is responsible for maintaining oﬃcial records, administering legisla ve ac ons, and providing essen al support to the Common Council and the Mayor. Clarifying these roles will help ensure that each area receives the focused a en on it deserves. - Informa on Technology systems enable ci es to deliver services such as online permi ng, e- government services, and digital payment op ons, making government interac ons more eﬃcient and convenient for residents. We have seen a concrete example of this in the rollout of OpenGov across many City departments. - A city's ability to convey informa on, engage with its residents, and manage its reputa on is crucial to its overall prosperity and well-being. The communica on landscape has evolved drama cally in recent years, driven by advancements in technology and changes in societal expecta ons. City governments are no longer solely responsible for delivering informa on through tradi onal channels. They must now navigate a complex and diverse array of communica on pla orms, including social media, websites, 5 3 of 4 email, and more. A dedicated division focusing on communica ons and community engagement can help ci es adapt to this dynamic environment. A er analyzing past performance, incorpora ng staﬀ feedback, and examining current and evolving needs, it was determined that maintaining a uniﬁed department with some modiﬁca ons to the exis ng structure would best posi on the department to eﬃciently deliver these cri cal services to the community and to the organiza on. The new structure would maintain organiza onal consistency by crea ng divisions within one department and maintain a department head who oversees three divisions while workin g on organiza onal- wide issues. Each of the three divisions would have a deputy in charge of its day-to-day opera ons. To implement this organiza onal change, a local law will be needed that deﬁnes the new department name, department head tle, separates the City Clerk into its own posi on, and aligns with the language used with other departments within the City Charter and code. QUESTIONS FOR COUNCIL This reorganiza on is designed to align with Common Council’s legisla ve priority, “Eﬀec ve, Transparent and Collabora ve Government.” Does this align with your vision of this (and other) priori es? The budget impact for 2024 should be minimal. Do you support the proposed mul phase and mul -year implementa on as described? BUDGET IMPLICATIONS & FUNDING The exis ng Department of Public Informa on and Technology currently has nine (9) employees and ten (10) funded posi ons. The Ac ng Director also holds the tle of Informa on Systems Manager. This project will be broken into two phases. Phase 1 (2024) will be completed using exis ng opera ng budgets and funded posi ons. - City Clerk – funded in 2024 budget - Deputy of I.T. Division (funded by de-funding Informa on Systems Manager posi on) - The new Event Permit Coordinator is being created by a reorganiza on of posi ons/funding from 2024 Planning and DPW budgets. While this posi on is being added to this department, those responsibili es are being removed from Planning/DPW, so it is a net zero organiza onal impact. Phase 2 (2025) would increase the overall roster by one (2 ) posi on: - Deputy of Communica ons & Community Engagement - Informa on Systems Manager 6 4 of 4 NEXT STEPS Phase 1 - 2024 - Common Council considers local law to implement proposed changes 1. July – Local Law “laid on the table” and public hearing 2. August – Vote on Local Law - HR - adjust/create job descrip on and civil service changes - Find / setup oﬃce space - Fill posi ons under exis ng opera ng budget funding 1. Director, Department of Informa on and Community Engagement 2. City Clerk 3. Deputy of Informa on Technology / CISO 4. Event Permit Coordinator - Request addi onal funding for Phase 2 during budget process Phase 2 - 2025 - Fill posi ons under new opera ng budget funding 1. Director of Communica ons & Community Engagement 2. Informa on Systems Manager 7 Information Technology CommUNICATIONS & Community Data Security $ Management I.T. Services Enterprise Implementation Mobile Workforce Cloud-based Resources Training Information & Community engagement City Clerk Records Management Legislative Affairs Licensing Public Information External & Internal Communications CITY Events and Permits, Social Media, Website Records Management Data Management Community Support Organizational Support External Communication Internal Communication 8 INFORMATION TECHNOLOGY CITY CLERK COMMUNICATIONS/COMMUNITY Security protocol and policy development Helpdesk response and end user support Infrastructure maintenance/upgrades Printer management Microso 365 GCC migra on On-prem data migra on to cloud storage IT end user/acceptable use policy IT admin/opera onal policy Incident Response/Disaster Recovery Plan User Awareness training program Mobile device management Endpoint security service Endpoint hardening Network security Coordina ng computer refresh cycle and purchasing new equipment Patching strategy and maintenance Wired & Wireless Communica ons Training City website – infrastructure and support Enterprise system(s) support (i.e. OpenGov) Administra ve support for elected oﬃcials Marriage licenses Dogs Licenses Accessibility parking permits Residen al parking permits Domes c partnerships Bell Jar/Games of Chance applica ons Marriage transcripts FOIL Claims against the city Payroll - department Cer ﬁed resolu ons Local Laws & Ordinances Legisla ve aﬀairs Agendas Notary for city business and employees Keeper of legal no ces, legal no ce pos ng Research related to inquiries Permanent ﬁles and archives Records management and reten on citywide General inquiries, front line point of contact State reports for dogs and marriages Chicken licenses Elec ons support with county BOE Liquor licenses Cemetery (call referral) Training – records management searches City Code Books Oaths of Oﬃce Going out of Business permits Auc oneer permits Second Hand Dealer permits Cannabis Dispensary permits Boards and commissions applica ons, appointments, and roster management Special Events permi ng & coordina on Noise permi ng Park usage permi ng Commons use permi ng Outdoor dining permi ng Mobile vending Food trucks Busking Filming on city property Alcohol at events Towing Press releases Community Police Board support City Website – content and design Social Media Media Rela ons SeeClickFix SIREN no ﬁca ons Crisis communica on Commons/DIA liaison Managing YouTube/Zoom for mee ngs 9 EXISTING (ACTING, A Karasin) DIRECTOR DEPT INFORMATION & COMMUNITY ENGAGEMENT NEW POSITION DEPUTY OF INFORMATION TECHNOLOGY/CISO NEW POSITION DEPUTY OF COMMUNICATIONS & COMMUNITY ENGAGEMENT NEW POSITION (FUNDED) DEPUTY AND CITY CLERK (SEPARATE FROM DIRECTOR) EXISTING (A Karasin) INFORMATION SYSTEMS MANAGER EXISTING (S Kronenbitter) INFORMATION SYSTEMS MANAGER EXISTING (J Baker) INFORMATION SYSTEMS ENDPOINT ANALYST EXISTING (M Faraday) PUBLIC INFORMATION SPECIALIST EXISTING (S Rougeau) EVENT PERMIT SPECIALIST EXISTING (S Lewis) DEPUTY CITY CLERK EXISTING (S Stickel) INFORMATION MANAGEMENT SPECIALIST EXISTING - (K Kudrewicz) INFORMATION MANAGEMENT SPECIALIST EXISTING (J Knight) INFORMATION SYSTEMS DESKTOP SPECIALIST (FOCUSED ON COMMONS) NEW POSITION (FUNDED by EXISITNG ROSTER CHANGES) COMMUNITY PERMIT COORDINATOR 10 CITY OF ITHACA 108 East Green Street, Ithaca, New York 14850-6590 Planning & Economic Development Shaniqua Lewis, TO:Common Council COW Special Topics FROM:Megan Wilson DATE:June 12, 2024 RE:Accessory Dwelling Unit (ADU) Legislation Initiation CP#:N/A MEMORANDUM The City of Ithaca is considering an Accessory Dwelling Unit (ADU) ordinance which would facilitate the development of ADUs and streamline the process of creating these units, an important middle housing type, in residential areas. At this meeting, staff will present an overview of ADUs and draft policy objectives. 11 M E M O R A N D U M Date: June 4, 2024 To: Common Council From: Nikki Cerra, Environmental & Landscape Planner; Megan Wilson, Deputy Director of Planning & Development RE: Proposed Accessory Dwelling Unit Legislation EXECUTIVE SUMMARY The City of Ithaca is considering an Accessory Dwelling Unit (ADU) ordinance which would facilitate the development of ADUs and streamline the process of creating these units, an important middle housing type, in residential areas. At this meeting, staff will present an overview of ADUs and draft policy objectives. This initiative is part of a broader suite of policies and programs (including short-term rentals and zoning updates) that staff will be bringing to Common Council over the next two years to help address housing availability, affordability, and access. None of these initiatives alone will resolve the housing issues currently faced by our community but together will have a measurable impact on housing supply and costs. PROJECT HISTORY, BACKGROUND, & ANALYSIS Currently, there is no specific City ADU ordinance. The current paths to ADU development are either through a special permit for an accessory apartment or developing a second primary structure on parcels that meet the required minimum lot size. In 2018-2020, planning staff conducted ADU and infill research and considered policy options with the Common Council. While this research will inform our next stage to some extent, much has changed in the City and within the ADU policy landscape so planning staff will research lessons learned from communities with long-standing ADU policies, compare current municipal model ordinances, and provide any analysis we may need to fill current gaps and questions. KEY ISSUES IDENTIFIED Based on Common Council’s discussion of priorities and housing issues, planning staff have drafted the following objectives for the City’s accessory dwelling unit ordinance: • Create new housing units while respecting the look and scale of traditional residential development . • Support more efficient use of existing housing stock, accessory structures, and infrastructure. • Offer environmentally friendly housing choices with less average space per person and smaller associated carbon footprints. • Provide housing that responds to changing family needs, smaller households, and increasing housing costs. • Provide accessible housing for seniors and persons with disabilities. 12 • Encourage an alternative type of housing that addresses a gap in the middle market. QUESTIONS FOR COUNCIL We ask Common Council to review the draft objectives and be prepared to discuss the following questions: • Do you agree with these policy objectives? Is there anything that should be changed or added? • Should the City restrict ADU development to owner-occupied properties? BUDGET IMPLICATIONS & FUNDING The costs associated with this project result from staff time, which are already included in the 2024 City budget. No additional funding is needed to prepare the ordinance. Additional funding will be requested for the 2025 capital budget to prepare pre-approved ADU designs. However, this work is complimentary to the ordinance, and work on the ordinance can proceed without any additional funding. PUBLIC FEEDBACK Planning staff gathered and compiled public feedback during the initial research phase in 2019 -2020 and held a Community Conversation on August 29, 2019. This public feedback period resulted in a wide range of perspectives, with most in favor of allowing infill/ADUs in residential areas with reasonable restrictions. Again, this information will inform our current effort, and additional feedback opportunities will be offered as the policy is developed. NEXT STEPS • Continue research on model ordinances and best practices. • Identify regulations to implement the agreed-upon objectives. • Determine other legislative changes that are required to achieve the policy objectives. STRATEGIC THEME Safe & Accessible Housing • Action Item 4 Continue work on adopting STR & ADU legislation. 13 CITY OF ITHACA 108 East Green Street, Ithaca, New York 14850-6590 Attorney's Office Shaniqua Lewis, TO:Common Council COW Special Topics FROM:Mayor Robert Cantelmo DATE:June 12, 2024 RE:Local Law- Good Cause Eviction Protections CP#:N/A MEMORANDUM A Local Law Adopting Good Cause Eviction Protections in the City of Ithaca 14 M E M O R A N D U M Date: June 7, 2024 To: Common Council From: Mayor Robert Cantelmo RE: A Local Law Adopting Good Cause Eviction Protections in the City of Ithaca EXECUTIVE SUMMARY Pursuant to Article 6-A of the Real Property Law of the State of New York, as amended by the enacted 2025 NYS Budget, the Common Council of the City of Ithaca is considering an opt-in to the Good Cause Eviction Law. LEGISLATIVE HISTORY AND LEGISLATIVE THEMES Ithaca is the second-most expensive small city in the United States and tenants are living under constant threat of unaffordable rent hikes, arbitrary non-renewal of their leases, and resulting displacement from their homes. Good cause protections have been debated extensively over the past ﬁve years. The previous two Councils supported the research and exploration of these protections, but the City Attorney’s office ultimately determined that the City was preempted by the Real Property Law of the State of New York, and other municipalities’ efforts to enact legislation were struck down in court. With the adoption of the FY2025 state budget, municipalities have been granted the ability to opt-in to protections now enshrined in NYS law. Adoption of this local law serves long-standing city policy objectives as well as this Council’s legislative priorities of providing safe and accessible housing for all. NEED FOR LEGISLATIVE ACTION While Good Cause Eviction protections were established statewide as part of the FY2025 state budget, municipalities must choose to opt into the program. PROJECTED IMPACT The proposed local law will establish good cause eviction protections in the City of Ithaca. Good cause for eviction is deﬁned as the following under New York State Law: • The tenant has failed to pay rent due, which did not constitute an unreasonable increase; • Violation of a substantial obligation of one’s tenancy; • Nuisance; • Occupancy of the housing accommodation is in violation of or causes a violation of the law; • Tenant is using or permitting housing accommodation for illegal purposes; • Tenant has unreasonably refused access to the landlord for making necessary repairs or improvements as required by law or for the purpose of showing the housing accommodation to a prospective purchaser; • Landlord seeks in good faith to recover possession of a housing accommodation for the landlord’s own personal use and occupancy as the landlord’s principal residence, or the personal use and occupancy as principal residence of the landlord's immediate family; 15 • Good faith efforts at demolition; • Good faith effort to withdraw the residence from the housing market; • Tenant fails to agree to reasonable changes to Alease at renewal. Furthermore, this legislation makes annual rent increases above ten percent or ﬁve percent plus the Consumer Price Index (whichever is lower) presumptively unreasonable to protect tenants against price gouging and strengthens legal protections for covered renters in eviction proceedings, where applicable. This law will apply to landlords with two or more units. Properties that are less than 30 years old or more than 345% of FMR are exempt from this proposed legislation. FEASIBILITY This legislation is enabled by New York State law and requires no action from the City beyond adoption. Tenants shall have a cause of action in any court of competent jurisdiction. BUDGET IMPLICATIONS & FUNDING There are no anticipated budgetary implications through the private cause of action available to tenants under the enabling legislation. PUBLIC FEEDBACK The Common Council will hold a public discussion on the proposed local law on June 12, 2024 in its special topics work session. The Council has also scheduled a public hearing as part of the June 20 study session. Members of the public will have time to observe, review, and comment on the proposed local law. NEXT STEPS The Common Council will review the draft local law in Committee of the Whole on June 12, 2024. A public hearing is scheduled for June 20, 2024. Staff will collect and summarize public comments for inclusion in the July 10, 2024 meeting of Common Council. 16 A Local Law Adopting Good Cause Eviction Protections in the City of Ithaca WHEREAS, Article 6-A of the Real Property Law of the State of New York authorizes a municipality, acting through its local legislative body, to adopt the provisions of New York’s Good Cause Eviction Law by enacting a local law; and WHEREAS, the Common Council of the City of Ithaca desires to afford tenants within the City with the protections authorized by state law; and WHEREAS, Section 213 of the Real Property Law of the State of New York authorizes municipalities to vary certain default provisions of the Good Cause Eviction Law by local law; now therefore, BE IT ENACTED by the Common Council of the City of Ithaca as follows: Local Law No. 2024 – Section 1. Legislative Findings, Intent, and Purpose The Common Council makes the following findings: 1. The Common Council recognizes and values the rights of the many City residents who make their homes in rental properties. 2. The Common Council finds that the statewide Good Cause Eviction Law appropriately balances the rights of tenants and property owners and that adopting its provisions would protect tenant rights without unduly burdening the local rental market. 3. The Common Council finds that the default percentage of fair market value used to calculate the exemption threshold of the statewide Good Cause Eviction law does not appropriately reflect the rental market conditions of the City of Ithaca and should be adjusted as permitted by law. 4. The Common Council finds that the default definition of “small landlord” in the statewide Good Cause Eviction law does not appropriately reflect the rental market conditions of the City of Ithaca and should be adjusted as permitted by law. Based upon the above findings, the intent and purpose of this Local Law is to opt in to the Good Cause Eviction Law set forth at Article 6-A of the Real Property Law of the State of New York upon the terms described herein. 17 Section 2. Code Amendment Chapter 258 of the Ithaca City Code, “Rental Housing,” is hereby amended to add a new Article IV thereof, as follows: ARTICLE IV Good Cause Eviction Section 258-14 Short Title This Article may be cited as the “Good Cause Eviction Law.” Section 258-15 Purpose The purpose of this Article is to establish good cause eviction protections in the City of Ithaca pursuant to and in accordance with the provisions of Article 6-A of the Real Property Law of the State of New York. Section 258-16 Good Cause Eviction Protections Established A. Except as otherwise provided in this Article, all provisions set forth in Article 6-A of the Real Property Law and any amendments thereto are hereby adopted by the City of Ithaca. B. Pursuant to Section 213(2)(a) of the Real Property Law, for the purposes of this Article and notwithstanding any default provision to the contrary, any unit on or within a housing accommodation shall be exempt from the provisions of this Article if such unit has a monthly rent above 345% of fair market rent, as calculated as provided in Article 6-A of the Real Property Law. C. Pursuant to Section 213(2)(b) of the Real Property Law, for the purposes of this Article and notwithstanding any default provision to the contrary, the City of Ithaca defines “small landlord” to mean a landlord of no more than one unit anywhere in the state of New York. D. This Article shall be enforceable as set forth in Article 6-A of the Real Property Law. Section 3. Severability Clause. Severability is intended throughout and within the provisions of this Local Law. If any section, subsection, sentence, clause, phrase, or portion of this Local Law is held to be invalid or unconstitutional by a court of competent jurisdiction, then that decision shall not affect the validity of the remaining portions of this Local Law. 18 Section 4. Effective Date. This Local Law shall be effective immediately upon filing in the office of the Secretary of State. 19