The Village has four commercial centers: the Upper Village, North Riverside, the Municipal Place area, and the South Riverside/Harmon shopping area, which use approximately 2% of Village land uses. These districts are zoned C1 and C2, for central commercial and general commercial uses respectively. C1 commercial districts are zoned for a floor area ratio (FAR) of 2.0, which reflects the development in older commercial areas such as the Upper Village and North Riverside. C2 districts have an FAR of 0.5, which reflects the existing bulk in those areas. There were previously three C1 districts in the Village: the Upper Village, the Municipal Place area, and South Riverside/Harmon. Since two of these C1 districts adjoined extensive C2 districts (at the Municipal Place area, and South Riverside/Harmon), these were recently rezoned to C2 to create more uniform zoning in those commercial areas, and more accurately reflect the existing bulk and uses. The South Riverside/Harmon shopping area extends from the south boundary of the Village between Route 9 and Route 9A (South Riverside Avenue), to just north of Oneida Avenue in Harmon. This area is zoned C2, and is bisected by Croton Point Avenue, which connects it to the nearby train station. The C2 district along North Riverside was recently rezoned to C1 zoning, reflecting its scale and building type (higher effective FARs) similar to that of the Upper Village. The Upper Village and North Riverside are now the only C1 commercial districts in Croton-onHudson. The commercial districts are described in greater detail in Section 3.8 Special Planning Areas: Commercial Districts. The commercial establishments within these districts are mostly retail, service and professional businesses designed to serve the local Village population. Office Districts. Most of the office space in Croton-on-Hudson consists of small-scale offices and home office use. The Village has five small office districts, found in the North End area of the Village (zoned O-1); North Riverside (O-2); the Municipal Place area (O-1); Route 9A/Grand Street (O-1); and South Riverside/Municipal Place (O-1). These office districts comprise approximately 0.5% of Village land. Croton Professional Building along Riverside Avenue PAGE 37 CROTON COMPREHENSIVE PLAN The existing office districts have little available space. Additional land dedicated to office uses could relieve the pressure for home offices. For example, the Upper Village, which has two office districts, is ideal for business uses due to its proximity to services, retail and government. However, there are parking constraints, since residents and businesses compete for a limited number of available spaces. Waterfront Commercial (WC) zoning was created “to enhance and develop to the maximum extent extrinsic and intrinsic values of the areas in the Village adjacent to rivers, streams, lakes and other bodies of water. Uses in this district should promote the public interest in the values of those areas for purposes of recreation, conservation and development of aquatic resources, giving proper recognition to the rights of owners to develop their properties commercially in a manner compatible with said values.” (From Zoning Code § 230-19). The Village’s Hudson riverfront area, from the northwestern tip of the Village to the area just south of Senasqua Park is zoned WC. The land uses in this district include Senasqua Park, a Village-owned park, the Croton Yacht Club, and the former Seprieo property, acquired by the Village for waterfront recreational uses. The requirements of this zoning include a provision for public waterfront access. Waterfront Development (WD) zoning is a new riverfront development district which applies to a number of parcels on the Hudson River; has lower density than the previous RDU (Riverfront Development) district that was rescinded in the early 1990s; and has a provision for affordable housing and for maximum building height and length. WD districts were created in 1999 to facilitate the development of property along the Hudson River that is consistent with the Village’s Master Plan, Local Waterfront Revitalization Program and the Greenway Vision Plan. WD-zoning results in development projects that enhance and strengthen the waterfront’s physical integrity and economic viability; and expand the use and public accessibility for purposes of recreation, leisure and year-round residence. As possible, WD zoning requires larger tracts of land to be developed as single, unified and comprehensive projects. Permitted uses in WD districts include recreational facilities (swimming, ice skating, tennis, picnic areas) and residential uses. Uses permitted by special permits include restaurants, marinas, ferries and cultural uses (theater, bandshells and museums) (from Zoning Code § 230-31). The Half Moon Bay condominium development (discussed further in Section 3.5) is located there. Parks Recreation and Education (PRE) districts were created in 1988 to “preserve natural resources, scenic beauty and other land and community resources whose retention is necessary for the continued maintenance of the quality of the environment. It is PAGE 38 CROTON COMPREHENSIVE PLAN designed to provide for public parks; recreational activities including all types