A. 
No person or entity, including but not limited to an owner, tenant, manager, contractor or developer, exercising dominion and control over a structure, site, place or building designated as a landmark or landmark site appearing on the Landmark and Historic District Map and the official Zoning Map of the area in which the landmark site is located or any place, site, structure, building or property located wholly or partly within the boundaries of the Historic District shall construct, alter, remove, repair or demolish any structure, site, place or building except in compliance with the requirements set forth in this chapter.
B. 
Maintenance and repair. Every person or entity, including but not limited to an owner, tenant, manager, contractor or developer, exercising dominion and control over a structure, site, place or building designated as a landmark or landmark site appearing on the Landmark and Historic District Map and the official Zoning Map of the area in which the landmark site is located or any place, site, structure, building or property located wholly or partly within the boundaries of the Historic District shall keep in good repair all of the exterior portions of such structure, site, place or building or landmark site and all interior portions thereof which, if not so maintained, may cause or tend to cause the exterior portions of such improvement to deteriorate, decay or become damaged or otherwise fall into a state of disrepair.
A. 
The Landmarks Preservation Commission shall review all certificate of appropriateness applications for the moving, exterior construction, addition, alteration or repair, landscaping or demolition of places, sites, structures or buildings designated as landmarks or landmark sites and all places, sites, structures or buildings wholly or partly within the boundaries of an historic district.
B. 
The Commission may approve a certificate of appropriateness application if it determines the proposed work will not have a substantial adverse effect on the aesthetic, historical or architectural significance and value of the individual landmark or, if the proposed work is within an historic district, such will not have a substantial adverse effect on the aesthetic, historical or architectural significance of the property itself, the district or neighboring properties in such district.
C. 
The Commission shall only review certificate of appropriateness applications relating to the exterior features of a structure or building and shall have no jurisdiction to consider interior walls, arrangements or structures unless such have an impact on the exterior features or are designated interior landmarks.
D. 
In reviewing a certificate of appropriateness application, the Commission shall consider:
(1) 
The general design and character of the proposed alteration or new construction relative to existing features of the property or improvement;
(2) 
The general appropriateness of proposed exterior design, colors, arrangement, texture and materials, and consistency with the style of the architectural period of which said building or structure is characteristic;
(3) 
The scale and visual compatibility of the proposed alteration or new construction in relation to the property itself, surrounding properties and the neighborhood;
(4) 
Visual compatibility with surrounding properties, including proportion of the property's facade, proportion and arrangement of windows and other openings within the facade, roof shape and the rhythm of spacing on streets, including setbacks;
(5) 
The importance of historic physical and visual features to the significance of the property; and
(6) 
Any other factors relating to aesthetic considerations which the Landmarks Preservation Commission deems pertinent to the benefit of the City and to the historic significance of the structure or building and surrounding area.
E. 
The Commission may require the certificate of appropriateness application to be supplemented by such additional information or materials as may be necessary for a complete review by the Commission. The Commission may impose reasonable conditions or restrictions as it deems necessary or appropriate on a case-by-case basis to promote or achieve the purpose of this chapter.
F. 
In approving a certificate of appropriateness application, the Commission shall find that the building or structure for which the permit was requested, if erected or altered in accordance with the submitted plan or with stated modifications, would be consistent with the spirit and intent of this chapter, would not be visually offensive or inappropriate by reason of poor quality of exterior design, monotonous similarity or visual discord in relation to the sites or surroundings, would not mar the appearance of the area, would not impair the use, enjoyment and desirability or reduce the values of properties in the area, would not be detrimental to the character of the neighborhood, would not prevent an appropriate development and utilization of the site or of adjacent lands and would not adversely affect the functioning, economic stability, prosperity, health, safety and general welfare of the community.
New construction shall be consistent with the architectural styles of historic value in the historic district. However, the Landmarks Preservation Commission may approve the construction of buildings or structures which have a dissimilar architectural style to that of the historic district if said Commission deems it proper that the new construction will be in the best interest of the historic district.
Moving of buildings or structures designated as landmarks or located wholly or partly within the boundaries of the historic district may be allowed as an alternative to demolition.
A. 
A certificate of appropriateness application for the moving, exterior construction, addition, alteration or repair, landscaping or demolition of places, sites, structures or buildings designated as landmarks or landmark sites and all places, sites, structures or buildings wholly or partly within the boundaries of an historic district shall be made to the Director of the Building Department and the Landmarks Preservation Commission on forms provided by the City of Glen Cove. Five copies of the application shall be submitted to the Building Department in addition to the number normally required for a building permit. The application shall be accompanied by a fee as set forth from time to time by the City Council and shall state that the property is a landmark and/or is located within or on the boundaries of the historic district. Plans shall be submitted showing the structure or building in question and giving its relation to adjacent structures or buildings and the construction, alteration, repair, moving or demolition sought to be accomplished.
B. 
The Director of the Building Department shall transmit five copies of the application and plans to the Landmarks Preservation Commission and refer the application to the Planning Board and/or Zoning Board of Appeals as may be appropriate.
C. 
The Commission shall review the application and plans according to the provisions of this chapter. In reviewing the plans, the Commission shall hear the applicant or his or her authorized representative concerning the application.
D. 
The Commission may call a public hearing on an application within 62 days after the filing of the application, which hearing shall be advertised at least once in a newspaper designated for the publication of legal notices in the City not less than five days' prior to such hearing. Where a hearing is also required by the Planning Board for site plan or special permit approval, or by any other board whose approval is required, said hearings may be held jointly.
E. 
Conduct of review. Whether or not a hearing is conducted, the Landmarks Preservation Commission may call witnesses, including historians, architects, engineers, planning consultants or other experts, and may consider other relevant evidence. In considering any certificate of appropriateness application, the Commission shall bear in mind the purpose of this chapter and shall give consideration to any report of the Glen Cove Historical Society and advice of the City Historian relating to the general design, arrangement, architectural style, texture, material and colors of the building or structures in question, the location on the plot of ground and the relation of such features to other buildings, structures, trees or other forms of growth, landmarks, public or private roads, and all other such factors pertaining to the renovation, installation or conservation of any building or improvement which would be incongruous with the historic aspects of the surrounding area.
F. 
The Landmarks Preservation Commission shall approve, approve with modifications or disapprove of any certificate of appropriateness application within 62 days after receiving the application or, in the case a hearing is held, within 62 days of the close of the hearing, and shall transmit a record of its proceedings and findings to the Director of the Building Department, the City Council and the applicant.
G. 
The Director of the Building Department shall not grant a building permit on the application until such time as the Landmarks Preservation Commission has rendered its determination on an application for a certificate of appropriateness and the Planning Board and/or the Zoning Board of Appeals have, in appropriate cases, rendered their decisions.
H. 
Ordinary maintenance or repairs. Nothing in this chapter shall be construed to prevent ordinary maintenance or repair of any place, site, structure or building designated as a landmark or landmark site, or any property located wholly or partly within the boundaries of an historic district.
A. 
An applicant whose application for alteration of a landmark property has been denied by the Landmarks Preservation Commission may apply for relief on the grounds of economic hardship. In order to prove the existence of economic hardship related to a proposed alteration, the applicant shall establish that the denial of the application will prevent the property owner from earning a reasonable return on investment, regardless of whether that return represents the most profitable return possible.
B. 
Economic hardship; criteria. An applicant seeking economic hardship relief following the denial of an application for alteration shall prove the existence of economic hardship by demonstrating to the Commission that:
(1) 
The applicant cannot realize a reasonable economic return if compliance with the Commission's decision is required;
(2) 
The alleged hardship relating to the property in question is unique and does not apply to a substantial portion of the district or neighborhood;
(3) 
The requested relief, if granted, will not alter the essential character of the neighborhood; and
(4) 
The alleged hardship has not been self-created.
C. 
Following the submission of a complete hardship application, the Commission shall hold a public hearing within a reasonable time and make a determination, within 62 days of the close of the hearing, whether the applicant has met his/her burden of proof.
D. 
No building permit or other land use approvals shall be issued to the applicant unless the Commission grants the hardship application. If the application is granted, the Commission shall approve only such work as is necessary to alleviate the hardship.
E. 
A decision by the Commission shall be in writing and shall state the reasons for granting or denying it.
This chapter shall not apply in any case where the Building Department or any authorized City enforcement agency orders or directs the construction, removal, alteration or demolition of any improvement on a landmark site or in an historic district for the purpose of remedying conditions determined to be irreparably unsafe or dangerous to the life, health or property of any person.
The Landmarks Preservation Commission shall be responsible for appropriate public identification of areas designated as landmarks, landmark sites and historic districts on the Landmark and Historic District Map. The Landmarks Preservation Commission must approve the size, style, color, typography, material of construction and wording of all privately owned signs identifying landmarks, landmark sites and properties within historic districts prior to installation, consistent with the provisions of Article VI, Regulation of Designated Landmarks, of this chapter. In no case may a sign constructed under the provisions of this chapter conflict with the provisions of the City of Glen Cove Sign Ordinance.