This title is intended to:

   A.   Support the goals of the town general plan;

   B.   Protect and promote public safety, health and general welfare by providing adequate lighting, clean air, water and sewage control, and fire protection;

   C.   Protect private property rights;

   D.   Promote coordinated development, redevelopment, effective use of land and site planning;

   E.   Encourage innovation in residential development that meets the growing demand for housing;

   F.   Preserve the character and stability of neighborhoods;

   G.   Prevent substandard development, waste, inefficient use of resources, and danger and congestion in travel and transportation;

   H.   Ensure equal opportunity in housing to the handicapped;

   I.   Foster convenient, compatible and efficient relationships among land uses;

   J.    Promote a safe, effective traffic circulation system;

   K.   Regulate and control the division of land;

   L.   Protect life and progeny in areas subject to floods and other natural disasters;

   M.   Promote prosperity, peace and good order, comfort and aesthetics of the town and its present and future inhabitants and businesses;

   N.   Protect the tax base and property values;

   O.   Secure economy in governmental expenditures. (Ord. 04-2017, 4-6-2017)

The provisions of this title apply to all land and uses of land within the town, and may be amended from time to time. A lot annexed and zoned that does not meet the minimum lot standards of this title, may be used notwithstanding such requirements, if such lot was validly created. (Ord. 04-2017, 4-6-2017)

The boundaries of the zoning districts are set forth on a map entitled "Meadow Zoning" and adopted as part of this section. This map shall be kept by the town clerk and maintained as provided in subsection B of this section.

   A.   Unless otherwise expressly defined on the zoning map, zoning district boundary lines are lot lines, section lines, town limit lines and streets depicted on the zoning map. If uncertainty remains as to the boundary of a zoning district after application of the provisions of this subsection, the town council will interpret the district boundary.

   B.   All amendments to the zoning map shall be made by ordinance. The town shall, within a reasonable time after adoption of any such amendment, place the amendment on the zoning map. (Ord. 04-2017, 4-6-2017)

A general description of the land use regulations follows. This description is intended to provide the reader with some guidance using the terms of this title and is not a substitute for the standards, criteria and procedures contained in this title.

   A.   Zoning Map: Prior to considering the development or redevelopment of land, an applicant should refer to the official zoning map to determine which zone corresponds to the property. The official zoning map is available from the town clerk and/or the planning and zoning commission.

   B.   Zoning District Chapter: Once the applicant has identified the zoning district, the applicant should refer to the applicable article of chapter 5 of this title, which corresponds to the applicable zoning districts. Definitions are also found in chapter 2 of this title. The applicant should next refer to the site development and design requirements within the zoning district article to determine if the property is adequate in size to accommodate the proposed project. The site development and design standards will determine the building setback from the property lines, minimum lot area (if any), minimum open space, build to lines, maximum height, density, parking requirements for buildings and uses on the property, etc.

   C.   Overlay Districts: A portion of the rural residential zone contains a drinking water source protection area. An overlay district will be created to encompass this area. For land use matters located within this district, both the regulations for the base zone and the overlay district will apply. See map in general plan, appendix 2.

   D.   Use Standards: The applicant should then refer to the use table for the district. The applicant should first determine if the desired use is allowed in the district. If the use is allowed as a conditional use, the applicant must apply for and obtain a conditional use permit. Finally, if the use is an existing legal use that is no longer allowed in the zoning district, and there is a proposal to change or modify a structure associated with the use, the applicant must apply for and obtain a variance from the appeal authority.

   E.   Variances; Rezones: If the applicant cannot meet the standards described in subsection D of this section, the applicant should determine whether there are alternative development options or any exceptions to the general rules that may accommodate the project. If the project does not meet standards and other development alternatives are not possible, then there are two (2) methods available to attempt to vary the standards: the variance process and a petition for rezone.

      1.   The variance process is generally used for existing development, or development of an existing, validly created lot. The appeal authority shall issue a variance upon the applicant's demonstration that the application meets each variance standard detailed in section 10-4-2 of this title.

      2.   A petition for rezone is a request to change the development standards for the property in question. Rezones are discretionary legislative acts.

   F.   Subdivision Of Land: If the applicant would like to subdivide a piece of property, merge a number of different parcels into one parcel or resubdivide, the applicant may need to go through the subdivision process of chapter 9 of this title. The purpose of the subdivision process is to ensure that proposed building sites are appropriate for development; to obtain an accurate and permanent record of the separate interests of land that are created by subdivision of land; to apportion the costs of public services and facilities serving the subdivision; to provide assurances to future buyers of land that the subdivider owns the land to be sold; to provide legal and physical access to each lot; and to provide for maintenance of improvements, utilities and amenities. There are a number of divisions of land to which the subdivision regulations do not apply. The applicant should review these exceptions to determine if the project will be required to complete the subdivision process. There is also an abbreviated process for projects that only require relocation of a lot line between two (2) lots within an existing subdivision.

   G.   Meanings And Intent: All provisions, terms, phrases and expressions contained in this title shall be construed according to section 10-1-1 of this chapter.

   H.   Headings, Illustrations And Text: In case of any difference of meaning or implication between the text of this title and any heading, drawing, table, figure or illustration, the text shall control.

   I.   Lists And Examples: Unless otherwise specifically indicated, lists of items or examples that use terms such as "including", "such as" or similar language are intended to provide examples, not to be exhaustive lists of all possibilities.

   J.   Computation Of Time: References to days are calendar days. Exclude the first day and include the last day. If the last day is a Saturday, Sunday or holiday observed by the town, that day shall be excluded.

   K.   References To Other Regulations, Publications And Documents: Whenever reference is made to a resolution, ordinance, statute, regulation or document, it shall be construed as a reference to the most recent edition of such regulation (as amended), resolution, ordinance, statute, regulation or document, unless otherwise specifically stated.

   L.   Technical And Nontechnical Terms: Words and phrases shall be construed according to the common and approved usage of the language, but technical words and phrases that may have acquired a peculiar and appropriate meaning in law shall be construed and understood according to such meaning.

   M.   Public Officials And Agencies: All public officials, bodies and agencies to which references are made are those of Meadow Town, unless otherwise indicated.

   N.   Mandatory And Discretionary Terms: The words "shall", "will" and "must" are always mandatory. The words "may" and "should" are advisory and discretionary terms.

   O.   Conjunctions: Unless the context clearly suggests the contrary, conjunctions shall be interpreted as follows:

      1.   "And" indicates that all connected items, conditions, provisions or events apply; and

      2.   "Or" indicates that one or more of the connected items, conditions, provisions or events may apply.

   P.   Tenses And Plurals: Words used in one tense (past, present or future) include all other tenses, unless the context clearly indicates the contrary. The singular includes the plural, and the plural includes the singular. (Ord. 04-2017, 4-6-2017)

This title is written to harmonize with federal, state and town laws. To the extent a provision of this title conflicts with a federal, state or local law or private contract, the following rules apply:

   A.   Conflict With State Or Federal Regulations: If the provisions of this title are inconsistent with those of the state or federal government, the more restrictive provision will control, to the extent permitted by law.

   B.   Conflict With Other Town Regulations: If the provisions of this title are inconsistent with one another or if they conflict with provisions found in other adopted ordinances, resolutions or regulations of the town, the more restrictive provision will control.

   C.   Conflict With Private Agreements: It is not the intent of this title to interfere with, abrogate or annul any easement, covenant, deed restriction or other agreement between private parties. If the provisions of this title impose a greater restriction than imposed by a private agreement, the provisions of this title will control. If the provisions of a private agreement impose a greater restriction than this title, the provisions of the private agreement will control. The town shall not be responsible for monitoring or enforcing private agreements. (Ord. 04-2017, 4-6-2017)

The town council shall have the power to interpret the provisions of this title. The interpretations shall be consistent with the rules of construction in section 10-1-4 of this chapter, with the rules of statutory construction, with the rules of conflicting provisions in section 10-1-5 of this chapter, and shall be consistent over time until changed, in writing, by the town council. Such interpretations shall be entitled the weight accorded to administrative interpretations by the courts. (Ord. 04-2017, 4-6-2017)

The town may alter certain private property rights by amending this title from time to time.

   A.   How Rights Vest: Certain private property rights shall become fixed at law, and may not be altered for a period of time, upon an applicant's:

      1.   Submission of a complete application to develop property that is consistent with this title; and

      2.   Payment of all applicable permit fees.

   B.   What Rights Vest: The applicant's rights vest under this title in those rights for which the applicant has applied. For example, if the applicant has applied for a subdivision, and has "vested rights" pursuant to subsection A of this section, the applicant's rights vest under the subdivision ordinance, and the applicant is entitled to the benefit of the subdivision ordinance in effect at the time of vesting. An applicant's vested rights under the subdivision ordinance, however, do not vest the applicant under an adopted building, fire or plumbing code, because the applicant has not submitted a complete application for the applicable permit, nor paid applicable fees. Applications shall not vest if:

      1.   Revisions to this title are pending at the time of application which would prohibit or further condition the approval sought; or

      2.   There exists a compelling and countervailing health, safety or welfare reason.

   C.   Preservation Of Vested Rights; Compliance With Conditions Of Approval: An applicant with vested rights must comply with and maintain all conditions of final approval to preserve the vested rights. An applicant's failure to meet or maintain conditions of approval constitutes the applicant's knowing and wilful waiver of the applicant's vested rights.

   D.   Applicability Of Ordinances That Are General In Nature: The establishment of a vested right shall not preclude the application of town ordinances or regulations that are general in nature, applicable to all property, subject to land use regulation, and necessary to preserve the health, safety or welfare of the community. (Ord. 04-2017, 4-6-2017)

   A.   Violations Continue: Any violation of the previous zoning ordinance will continue to be a violation under this title and will be subject to penalties and enforcement under chapter 3 of this title, unless the use, development, construction or other activity complies with the provisions of this title.

   B.   Legal Nonconformities: Any legal nonconformity under the previous zoning ordinance or created by the adoption of this title will be a legal nonconformity under this title. If a legal nonconforming use or structure under the previous zoning ordinance becomes conforming because of the adoption of this title, then the nonconformity expires. A legal nonconforming use will become an illegal nonconforming use if the use lapses for six (6) consecutive months.

   C.   Approved Projects And Existing Lots:

      1.   The provisions of this title shall affect approved projects and existing lots as follows: Use permits, variances, architectural or design approvals, subdivided lots, master plan overlays, subdivision maps and planned unit developments, which are valid on October 21, 2014, shall remain valid until their expiration date. Projects with valid approvals or permits may be constructed as approved; provided, that the permit or project approval is valid and has not lapsed. Any change in the use or occupation of such land shall be made in accordance with the amended provisions of this title.

      2.   No provision of this title shall require any change in the plans, construction or designated use of any structure for which a building permit has been issued prior to October 21, 2014.

   D.   Vested Rights; Applications In Progress; Reapplication: An applicant with rights vested before October 21, 2014, and pending approval on October 21, 2014, may opt for review wholly under the terms of the previous zoning ordinance or under this title. Any reapplication for a permit that has expired must comply with the standards in effect at the time of reapplication. Projects for which no application has been submitted and accepted as complete prior to October 21, 2014, shall be subject to all requirements and standards of this title. (Ord. 04-2017, 4-6-2017)