No use or occupancy of any building, structure or land shall hereafter be changed to a different use or occupancy and no building or structure or part thereof shall hereafter be erected, constructed, reconstructed, moved or structurally altered unless it conforms with all of the regulations herein specified for the district in which it is located except as hereinafter provided.

Every principal building shall be built upon a lot having frontage on a public street which either has been approved to Township standards or for which such improvements have been insured by the posting of a performance guarantee pursuant to the provisions of Chapter 25, Subdivision and Site Plan Review Ordinance, of the Township.

No part of a yard, or other open space, or off-street parking or loading space required about or in connection with any building for the purpose of complying with this ordinance shall be included as part of a yard, open space or off-street parking or loading space similarly required for any other building.

No yard or lot existing at the time of passage of this ordinance shall be reduced in size or area below the minimum requirements set forth herein. Yards or lots created after the effective date of this ordinance shall meet at least the minimum requirements established by the ordinance.

Within each district, the regulations set by this ordinance shall be minimum regulations and shall apply uniformly to each class or kind of structure or land.

A lot failing to meet the district requirements for area or width and which is demonstrated to have been of public record and not contiguous to other land in the same ownership at the time of enactment of this ordinance, may be used for a permitted use in the district in which it is located only upon the issuance of a variance by the Zoning Board of Adjustment after public hearing and a showing by the applicant that he cannot reasonably obtain additional space to meet ordinance requirements. Any variance granted under this section shall constitute the minimum adjustment necessary to permit a reasonable use of the lot.

If two or more lots or combinations of lots or portions of lots with contiguous frontage in single ownership are of record at the time of passage or amendment of this ordinance, or become of record thereafter, and if all or part of the lots do not meet the requirements for lot width and area as established by this ordinance, the lands involved shall be considered to be an undivided parcel For the purpose of this ordinance and no portion of said parcel shall be used or sold which does not meet lot width and area requirements established by this ordinance, nor shall any division of the parcel be made which leaves any remaining lot with width or area below the requirements stated in this ordinance.

Building setback lines for a corner lot shall be the same as required on the adjoining lot along either block.

In the case of irregularly shaped lots, the minimum lot width specified in the Schedule shall be measured at the rear line of the required front yard area, provided that in no case shall the distance between the side lot lines be reduced to less than 50 percent of the minimum width requirement.

All required yard and other open areas shall be maintained with no portion of such area used as building area or covered by an impervious surface. The following shall constitute the only exceptions: permitted animal feeding areas, arbor and trellises, barbecues or outdoor fireplaces, building projections, cultivated fields or gardens, fences, flagpoles and clothesline poles, outdoor furniture, playground equipment or games, ponds and streams, private sewage disposal systems, swimming pools, temporary garden structures, tree wells, water systems, air conditioning units or private power generating units. No structure, projection or other improvement shall be erected within three feet fell of any street or road line.

Building projections including bays, chimneys, cornices and gutters may extend into required yard areas for a distance not to exceed five feet and shall not be located within ten feet of any property line.

The building area of all roofed structures and buildings shall be included in the determination.

All buildings and structures shall be subject to height limitations specified in Schedule of District Regulations except: chimneys, spires, towers, elevator penthouses, tanks, antennas, and flagpoles. The height of any such structure above the base on which it is fixed or attached shall not exceed two times the district height restriction nor be greater than the shortest distance from such base to any property line.

Where a building lot has frontage on a road that is proposed for right-of-way widening on the Master Plan or Official Map of the Township, the required front yard area shall be measured from such proposed right-of-way line.)

The right to farm all land is hereby recognized to exist as a natural right and is also hereby ordained to exist as a permitted use everywhere in the Township of Greenwich, regardless of zoning designation and regardless of specified uses and prohibited uses set forth elsewhere in this ordinance, subject only to the restrictions and regulations for intensive fowl or livestock farms and subject to Township Health and Sanitary codes. The Right to Farm as it is used in this subsection includes the use of large irrigations pumps and equipment, aerial and ground seeding and spraying, large tractors, numerous farm laborers and the application of chemical fertilizers, insecticides and herbicides, all for the purpose of producing from the land agricultural products such as vegetables, grains, hay, fruits, fibers, wood, trees, plants, shrubs, flowers and seeds. This Right to Farm shall also include the right to use land for grazing by animals, subject to the restrictions for intensive fowl or livestock farms. The foregoing uses and activities included in the Right to Farm, when reasonable and necessary for the particular farming, livestock or fowl production, and when conducted in accordance with generally accepted agricultural practices, may occur on holidays, Sundays and weekdays, at night and in the day, and the noise, odors, dust and fumes that are caused by them are also specifically permitted as part of the exercise of this right. It is expressly found that whatever nuisance may be caused to others by such uses and activities so conducted, is more than offset by the benefits from farming to the neighborhood and community, and to society in general, by the preservation of open space, the beauty of the countryside and clean air and by the preservation and continuance of farming operations in Greenwich Township and in New Jersey as a source of agricultural products for this and future generations.