113 local rules on file · Pop. 446 · Broome County
Showing ordinances that apply to Glen Aubrey, NY
Glen Aubrey is an unincorporated community with a population of approximately 446 in Broome County, New York. Because Glen Aubrey is not an incorporated city, it does not have its own municipal government or city code. Instead, Broome County ordinances apply directly to residential and commercial properties here. The rules below are the county-level regulations that govern your area. Nearby incorporated cities in Broome County may have different rules.
Walk-in customer traffic is typically prohibited for home occupations in Broome County residential zones. Limited client visits by appointment may be permitted with additional off-street parking. Binghamton, Johnson City, Vestal, and Endicott all restrict home-business traffic to preserve residential character.
Home-occupation signage is generally prohibited or limited to one non-illuminated identification sign under 2 sq ft in Broome County. Binghamton and Johnson City prohibit home-business signage in residential districts. Town of Vestal allows one 2 sq ft sign attached to the dwelling. Violations can trigger zoning enforcement.
These unincorporated areas are also governed by Broome County ordinances.
NY Ag and Markets 20-C Home Processor exemption allows sale of non-potentially hazardous foods such as baked goods, jams, and candies from home kitchens without commercial license. Annual sales cap 50,000 dollars and products must be labeled with processor name and address.
Binghamton and other Broome municipalities set their own street parking rules. City of Binghamton enforces alternate-side parking for snow removal November through April and posted time-limit zones downtown.
NY State Energy Code and NYSERDA Charge Ready NY program incentivize EV charging. No Broome County mandate for residential chargers, but municipalities must allow Level 2 installations with standard electrical permits. NY Make-Ready program funds public chargers.
Under NY V&T Law 1224 and local codes, vehicles left on public roads over 96 hours or on private property over specified period may be declared abandoned. Binghamton tows and processes through NY DMV abandoned vehicle procedures.
Most Broome County towns (Vestal, Union, Chenango) restrict RV and boat storage in front yards. Typical rule allows storage in side or rear yards only, with setbacks from property lines. Check local zoning for specifics.
Driveway aprons in Broome County municipalities require permits when connecting to town or county roads. NYSDOT highway work permit required for state route connections. Typical max driveway width 24 feet residential.
City of Binghamton enforces winter overnight parking rules (alternate side) from November 15 to April 1. Outside winter season, overnight parking generally allowed. Town codes vary; Vestal and Union restrict on-street overnight in some districts.
Commercial vehicles over specified GVW (typically 10,000 lbs) prohibited from overnight parking on residential streets in Binghamton and most Broome towns. Tractor-trailers banned from residential zones except for active loading.
NY Ag and Markets Law 370 and ECL 11-0512 ban possession of wild animals including big cats, bears, venomous reptiles, and non-human primates. Ferrets legal in NY (unlike NYC). Broome County follows state list.
Broome County has no countywide pet limit. City of Binghamton limits households to 4 dogs over 4 months of age without a kennel license. Municipal caps vary; rural towns typically do not cap.
NY Agriculture and Markets Law §123 and §161 require dogs be restrained. Broome County parks including Otsiningo, Grippen, and Dorchester require leashes under 6 feet. Binghamton Code Ch. 107 enforces a 6-ft leash within the city, and Johnson City and Vestal apply similar rules. Off-leash is prohibited outside designated dog runs.
Beekeeping in Broome County is regulated by NY Agriculture and Markets Law Article 15 and overseen by the NYS Apiculturist. Annual registration with the NY Department of Agriculture and Markets is required for all apiaries. Broome County imposes no additional rules, and most towns including Binghamton, Vestal, and Chenango permit hives on residential lots.
Feeding deer and bears prohibited under NY ECL 11-0505 and 6 NYCRR 189. Susquehanna Valley has active black bear population. Civil penalty up to 250 dollars per violation. Bird feeders allowed except during bear-active months in DEC advisories.
No breed-specific legislation in Broome County. NY Ag and Markets Law 107(5) preempts localities from passing breed bans. Dangerous-dog determinations are behavior-based under Ag and Markets 123.
Backyard chickens are allowed in most Broome County towns. City of Binghamton permits up to 6 hens, no roosters, with coop setback 10 ft from property line. Rural towns (Maine, Chenango, Conklin, Kirkwood) are generally permissive. Johnson City and Endicott have tighter limits on lot size and coop location.
Tiny homes on foundations must meet NY Uniform Code minimum habitable space requirements including 70 sq ft minimum room size. Tiny homes on wheels treated as RVs under NY VTL and cannot be permanent residences in most zones.
Carports in Broome County are treated as accessory structures under zoning codes. Setback and permit rules mirror shed and garage requirements. A building permit is required for structures over 144 sq ft. Binghamton, Johnson City, Vestal, and Endicott all require zoning review for carports attached to homes or built in front yards.
Broome County towns regulate ADUs through local zoning. Binghamton Zoning Code allows accessory apartments in R-1 and R-2 districts with special permit. Owner occupancy of principal dwelling typically required.
NY Uniform Code exempts sheds under 144 sq ft from building permit but zoning setback approval still required. Broome County towns typically require 5-10 ft side and rear setbacks.
Garage-to-living-space conversions require building permit and zoning approval in all Broome County municipalities. Must meet NY Uniform Code habitable space requirements including egress, ceiling height, insulation, and heat.
Broome County imposes a 5% hotel/motel occupancy tax under County Local Law applicable to stays under 30 days. NY State sales tax 4% plus county sales tax 4% also apply.
Broome County imposes no annual night cap on short-term rentals. Unlike NYC Local Law 18, upstate NY has no statutory cap on rental days or host-present requirement. Under the December 2024 statewide STR law, platforms like Airbnb and VRBO must collect and remit 4% state sales tax plus local taxes starting March 25, 2025.
STR parking follows underlying residential zoning. Binghamton and suburban towns typically require 1-2 off-street spaces per dwelling unit; on-street overnight bans apply in some areas.
Broome County has no countywide STR registration. City of Binghamton requires rental certificates for dwelling units under Binghamton City Code Ch. 325. Town rules vary.
STR noise governed by each municipality. Binghamton quiet hours 11 PM-7 AM (Ch. 267). Broome County Sheriff enforces outside city limits.
Binghamton requires rental registration/Certificate of Compliance under Ch. 325. Broome County bed tax registration with Treasurer required for all hosts.
Occupancy limited by NY Property Maintenance Code and local housing codes. Typical standard: 2 persons per bedroom plus 1, or 50 sq ft per occupant in sleeping rooms.
No Broome County or NY State mandate for STR-specific insurance. Hosts advised to carry commercial/short-term rental coverage; Airbnb and Vrbo provide host protection programs.
Private trees on private property in Broome County may be trimmed without a permit. Street trees in municipal rights-of-way require approval — Binghamton Shade Tree Commission oversees city trees. NYSEG manages utility line clearance along overhead lines. Neighbor-overhang branches may be trimmed to the property line.
Broome County imposes no artificial turf restrictions. Some municipalities — including Binghamton, Johnson City, and Vestal — regulate front-yard installations through zoning and impervious-surface coverage limits. HOAs may impose additional rules. No permit is typically required for residential installations under 400 sq ft.
Rainwater collection is legal in New York for non-potable residential uses across Broome County. No permit is required for rain barrels. NY Department of Health regulates potable catchment systems under 10 NYCRR Part 5. Soil and Water Conservation District of Broome County encourages barrel use for stormwater reduction.
No countywide grass ordinance. City of Binghamton Code Chapter 305 requires grass and weeds be kept below 10 inches. Town of Union and Village of Johnson City enforce similar 10-inch limits.
No countywide tree removal permit required on private residential property. Binghamton and Johnson City require permits for removal of street trees or trees on public property.
Broome County has no native-plant mandate. DEC 6 NYCRR Part 575 prohibits sale, transport, and introduction of invasive species including Japanese knotweed, purple loosestrife, and mile-a-minute vine. Cornell Cooperative Extension of Broome County offers guidance on native plantings for Binghamton, Vestal, and Johnson City homeowners.
Broome County municipalities enforce nuisance weed rules through property maintenance codes. Binghamton City Code Ch. 280 requires grass and weeds under 10 inches. NY Agriculture and Markets Law Article 14 lists noxious weeds — including Japanese knotweed — that landowners must control. Code officers in Johnson City, Endicott, and Vestal issue notices.
Broome County water drawn from Susquehanna River aquifer via Binghamton-Johnson City Joint Sewage. No routine water restrictions. DEC may issue drought advisories during dry periods.
Broome County has no countywide fence ordinance. Typical municipal limits across Binghamton, Johnson City, Endicott, and Vestal: 4 ft in front yards and 6 ft in side and rear yards in residential zones. Agricultural and commercial zones allow up to 8 ft. Binghamton Zoning Ch. 410 governs fences within the city.
Building permits required for fences over 6 ft in most Broome municipalities. Fences under 6 ft often exempt but must still meet setback and corner-visibility rules. Binghamton building permit fee approximately 50 dollars residential.
Sight-triangle rules apply at all Broome County intersections. Typical requirement: no fence, wall, or vegetation over 3 feet within 25 feet of corner curb lines. Binghamton, Johnson City, Endicott, and Vestal enforce through their zoning code. Violations are handled by municipal code enforcement officers for traffic safety.
NY RPAPL 843 addresses boundary disputes. Spite fence doctrine (RPAPL 843) allows action against fences over 10 ft built to annoy neighbors. No statutory shared-cost law; party-fence costs are private agreement. Common law governs.
Wood, vinyl, chain-link, and aluminum fences are permitted countywide across Broome County. Historic districts in Binghamton — including the Railroad Terminal District and Court Street District — restrict materials to period-appropriate styles under Historic Preservation Commission review. No countywide material restrictions apply. The finished side of a fence typically faces the neighbor.
NY Uniform Code (19 NYCRR Part 1226) and ICC Residential Code require 48-inch minimum barrier around pools over 24 inches deep. Self-closing, self-latching gates required. Applies to all in-ground and above-ground pools countywide.
Amplified music audible beyond property lines after 10 PM violates municipal noise codes across Broome County. NY Penal 240.20(2) also applies. Special event permits required for outdoor concerts at Otsiningo Park and other county venues.
Broome County has no countywide quiet-hours ordinance. Municipalities (Binghamton, Vestal, Endicott, Johnson City) set their own nighttime limits, typically 10 PM to 7 AM. NY Penal Law 240.20(2) covers unreasonable noise as disorderly conduct.
NY Vehicle and Traffic Law §375(31) caps motor-vehicle noise at 95 dBA for light vehicles and 86 dBA at 50 feet for heavy trucks. Modified exhaust and muffler cutouts are prohibited statewide. In Broome County, the Sheriff's Office and Binghamton, Johnson City, Endicott, and Vestal police departments enforce vehicle noise violations.
Commercial and industrial noise regulated by municipal zoning. Broome County industrial parks (Broome Corporate Park, Huron Campus) subject to host-town performance standards. Typical daytime limit 65 dBA at residential property line.
Broome County imposes no countywide leaf-blower restrictions. Gas and electric blowers are permitted during normal daytime construction-noise hours across Binghamton, Johnson City, Endicott, and Vestal. No county-level decibel cap applies, but local quiet-hours ordinances still govern early-morning and late-evening use.
Greater Binghamton Airport (BGM) operations regulated by FAA (14 CFR Part 150). County operates the airport but cannot impose curfews. Noise abatement voluntary via preferential runway use over less-populated approaches to the Susquehanna Valley.
No countywide construction-hours rule. Binghamton and most Broome municipalities permit construction 7 AM to 7 PM weekdays and limited Saturday hours. Sunday work generally prohibited in residential zones.
Broome County SPCA handles animal complaints under NY Ag and Markets Law Art. 7. Municipalities treat persistent barking as a public nuisance. Binghamton Code Ch. 107 defines habitual barking as continuous for 15+ minutes.
Small recreational backyard fires are permitted in Broome County towns subject to NY DEC Part 215 rules. Cooking fires are exempt from burn restrictions. Fires must be in an approved container with a spark screen, under 3 ft high and 4 ft in diameter, and supervised until fully extinguished. The annual state brush-burn ban runs March 16 to May 14.
Broome County is not designated a high wildfire hazard area. NY DEC monitors fire danger seasonally, and the county's Southern Tier climate and heavily wooded topography produces primarily spring brush-fire risk, not crown-fire wildfire. No Wildland-Urban Interface (WUI) building code applies in Binghamton, Johnson City, Vestal, or Endicott.
No countywide defensible space ordinance. NY DEC recommends clearing vegetation 30 ft from structures in wildland-urban interface areas but this is not mandated for Broome County residential properties.
Recreational fire pits allowed in unincorporated Broome County under NY DEC 6 NYCRR Part 215. Fire must be under 3 ft diameter and 2 ft high, fueled only by charcoal or clean dry wood.
NY Executive Law §378 and 19 NYCRR Part 1225 require 10-year sealed battery smoke alarms in all residences sold or leased after April 1, 2019. CO alarms are required under Amanda's Law in all residences with fuel-fired appliances or attached garages. Broome County follows NYS Uniform Fire Prevention and Building Code.
New York State imposes an annual residential brush-burning prohibition from March 16 through May 14, which applies to Broome County. Outside that window, Broome County regulates outdoor burning under its Code Article V §305-22 and NYS DEC's open-burning rules (6 NYCRR Part 215), which permanently ban burning trash, leaves, and treated wood statewide.
Consumer fireworks prohibited in Broome County. Sparkling devices (ground-based sparklers) are legal in Broome County under NY Penal Law 270.00 amendment as county opted in.
NY Uniform Code requires 48-inch minimum barrier around pools over 24 inches deep, with self-closing, self-latching gates opening outward from pool.
Pool alarms required on doors leading to pool area under NY Residential Code. Anti-entrapment drain covers mandated by Virginia Graeme Baker Act (federal).
Above-ground pools over 24 inches deep require permit and barrier. Pool wall 48+ inches high with removable/lockable ladder can satisfy barrier requirement under NY code.
Building permits required for all pools under 2020 NY Residential Code R326 and Uniform Code. Broome County municipalities enforce through local code enforcement.
Hot tubs/spas require electrical permit and GFCI protection. A lockable safety cover meeting ASTM F1346 exempts hot tubs from full pool barrier under NY code.
Grading permits required for significant earthwork in most Broome County towns. Drainage must not adversely affect neighbors under NY common law and local drainage laws. Post-2011 flood, towns scrutinize grading near Susquehanna and Chenango tributaries.
Broome County municipalities enforce SPDES MS4 General Permit (GP-0-24-001) under DEC. Disturbances over 1 acre require SWPPP. Binghamton, Vestal, Union and others operate MS4 programs following 2011 Irene/Lee floods that overwhelmed stormwater systems.
Erosion and sediment control per NY Standards and Specifications for Erosion and Sediment Control (Blue Book) required for all land disturbance. Silt fencing, stabilized construction entrances, and inlet protection mandatory. DEC enforcement in Susquehanna and Chenango River watersheds.
Broome County suffered catastrophic flooding from Tropical Storms Irene and Lee in 2011 along the Susquehanna and Chenango Rivers, devastating Binghamton, Johnson City, Vestal, and Owego area. FEMA-mapped Special Flood Hazard Areas require elevation 2 ft above base flood elevation per local flood damage prevention laws.
Broome County has not opted into NY Good Cause Eviction (L.2024, Ch.56). Standard NY RPAPL eviction rules apply countywide including Binghamton.
Broome County is not covered by NY Emergency Tenant Protection Act (ETPA) rent stabilization, which applies only in NYC, Nassau, Rockland, Westchester and opt-in municipalities. Housing Stability and Tenant Protection Act 2019 still provides statewide tenant rights including security deposit caps (1 month) and notice requirements.
Binghamton requires rental registration and biennial inspections under City Code Ch. 325 (Housing). County towns (Vestal, Union, Conklin) enforce NY Property Maintenance Code but lack countywide rental registry.
Binghamton regulates food truck locations via city vending ordinance; restrictions near brick-and-mortar restaurants and within park zones. Towns vary from permissive (events only) to restrictive. Private property vending requires landowner permission plus permits.
Food trucks in Broome County require Broome County Health Department mobile food service permit plus local peddler/vendor licenses from operating municipality. Binghamton requires vendor license through City Clerk.
Binghamton Code Ch. 365 requires sidewalk snow/ice removal within 24 hours after snowfall ends. Owner liable; city may clear and bill property owner plus administrative fee.
Vacant lots must be maintained free of debris, tall grass over 10 inches, and nuisance conditions under Binghamton Code Ch. 325-36. Town of Union and Vestal enforce similar nuisance code.
Binghamton Blight Task Force targets vacant/distressed properties. Vacant Property Registry (Code Ch. 366) requires registration within 30 days of vacancy, $250 annual fee escalating to $7,000+ for long-term vacancies.
Binghamton Code Ch. 325 requires trash containers stored in rear or side yard between pickups, not visible from street. Code Enforcement issues warnings then $100-250 fines.
Most Broome County municipalities allow garage sales without permit but limit frequency (typically 2-4 per year, 2-3 consecutive days). Binghamton requires no permit but prohibits commercial-scale resale.
No statewide dark-sky law in NY. Broome County rural towns may have lighting standards in zoning (full cutoff fixtures, lumen limits). Binghamton enforces commercial lighting standards but no formal dark-sky ordinance.
Light trespass handled under local nuisance provisions and town zoning lighting standards. No statewide lumen cap. Typical complaint process through code enforcement; remedies include shielding requirements and citations.
Broome County parks close dusk to dawn unless posted otherwise (County Local Law). Binghamton city parks close 10 PM-6 AM per Code Ch. 290. Otsiningo Park and Grippen Park follow county hours.
Binghamton City Code Ch. 175 imposes juvenile curfew: under 16 prohibited in public 10 PM-6 AM Sun-Thu, 11 PM-6 AM Fri-Sat. Exceptions for accompanied minors, work, emergencies. Parents may be fined.
NY State supports solar through NY-Sun program and Unified Solar Permit adopted by many Broome municipalities. Rooftop solar permits typically expedited. NY Real Property Tax Law 487 provides 15-year solar property tax exemption unless locality opts out.
Unlike California or Florida, NY has no statewide solar access law preempting HOA restrictions. HOAs in Broome County subdivisions may restrict panel placement via CCRs. NY RPTL 487 tax exemption still applies regardless of HOA rules.
Property owners must maintain rodent and insect-free premises under local property maintenance codes adopted from the NY Property Maintenance Code (19 NYCRR 1226). Broome County Health Department handles nuisance complaints; applicators must be DEC-certified.
Scaffolding for construction in Broome County municipalities must comply with NY Industrial Code Rule 23 (12 NYCRR Part 23) and NY Labor Law 240/241 (Scaffold Law). Building permits required from the local code enforcement office for most exterior scaffolding.
Elevators in NY inspected annually per NY Uniform Code and ASME A17.1. Certificates of operation required; licensed inspectors file reports with Dept of State.
NY requires lead-safe work practices in pre-1978 housing under Public Health Law Article 13, Title 10. EPA RRP certification required for renovations disturbing painted surfaces.
Maximum lot coverage in Broome County residential zones typically 25-35 percent for single-family districts. Impervious surface ratios may apply near streams and wetlands under local stormwater laws.
Setbacks vary by town zoning district. Typical Broome County residential: 25-35 ft front, 10-15 ft side, 25-30 ft rear in single-family districts. Binghamton urban districts allow tighter setbacks; rural towns require more.
Residential height limits typically 35 feet or 2.5 stories in Broome County towns. Binghamton downtown commercial allows taller with site plan review. Accessory structures capped at 15-20 ft in most town codes.
Residential holiday displays permitted without permit. Binghamton Code Ch. 410 exempts temporary seasonal decorations. Displays must not obstruct sidewalks or create traffic hazards.
Political signs protected by First Amendment; NY courts (per Reed v. Town of Gilbert) limit content-based restrictions. Binghamton sign code (Ch. 410) applies size/placement rules neutrally. No permit required.
Temporary garage sale signs allowed on private property with owner permission. Signs in public right-of-way or on utility poles prohibited under NY Transportation Law and Binghamton Code Ch. 410. Must be removed within 24-48 hours of sale.
HOA boards in Broome County condos governed by NY Real Property Law Article 9-B (Condominium Act) and RPL 339. Non-condo HOAs follow Not-for-Profit Corporation Law.
Architectural review authority derives from declaration and bylaws. NY courts enforce ARC decisions if made in good faith and within recorded covenants.
No mandatory HOA mediation statute in NY. Disputes go to NY Supreme Court or arbitration if required by bylaws. NY AG accepts complaints about offering plans.
CC&Rs enforceable as covenants running with the land under NY common law. Boards may fine, suspend privileges, and sue. Selective enforcement is a defense.
Condo common charges are a statutory lien under NY RPL 339-z, with priority over later mortgages for 6 months of charges plus attorney fees.
Binghamton did NOT opt out of retail dispensaries/consumption sites under MRTA; licensed retailers permitted subject to OCM rules and local zoning. Some Broome County towns (e.g., Maine, Kirkwood) opted out by Dec 31, 2021.
NY MRTA (Cannabis Law Art. 3) allows adults 21+ to grow up to 3 mature and 3 immature plants per person, max 6 mature/6 immature per household. Must be secured and not visible from public. Broome County did not opt out.
No Knock signs legally enforceable under Binghamton Code Ch. 291. Violation of posted no-solicitation sign is a code violation with $50-100 fine. Does not apply to government workers or invited guests.
Binghamton Code Ch. 291 requires peddler/solicitor license from City Clerk. Background check and fee required. Religious and political canvassers exempt (First Amendment). Town of Vestal and Union have similar permit laws.
Mandatory recycling under Broome County Local Law and NY ECL 27-0717. Single-stream accepted: paper, cardboard, metal cans, glass, plastics #1-2. Processed at county MRF.
Binghamton City Code requires bins at curb no earlier than 4 PM day before pickup and removed by end of collection day. Containers must have tight lids to prevent rodent attraction.
Broome County Division of Solid Waste Management operates the Nanticoke Landfill and oversees recycling. Pickup handled by municipal haulers or private contractors; Binghamton DPW collects weekly.
Bulk items accepted at Broome County Landfill (286 Knapp Rd, Binghamton) with tipping fees. Binghamton offers scheduled bulk pickup for residents. Electronics banned from trash under NY ECL Art. 27 Title 26.
Commercial drone ops require FAA Part 107 certification. NY DEC restricts drones over wildlife management areas. Binghamton University (SUNY) campus airspace restricted. No county-specific commercial drone law.
FAA Part 107 and recreational rules (44809) preempt most drone regulation. NY State Parks prohibit drone takeoff/landing without permit. Broome County parks follow similar restriction; Binghamton has no specific drone ordinance.