Zoning permit

After the effective date of this ordinance, no land shall be used and no building, structure, fence or sign shall be erected, modified, enlarged or placed into use until a building permit, or if necessary a zoning permit, has been issued by the zoning officer. This requirement shall not apply to uses lawfully existing at the time of adoption of this ordinance, but shall apply to any new use of a structure or land initiated subsequent to the effective date of this ordinance. No zoning permit may be issued by the zoning officer for any action or use not in conformity with all of the provisions of this ordinance, except where the zoning officer is notified by the zoning board of review of the granting of a special use permit or a variance.