3070/3780 Route 9, Cold Spring, NY 10516 Frontage on US-9 | Approvals in process for Gas Station + ±2,000 SF QSR + ±10,000 SF Warehouse + 24 Acres | Highway Commercial (HC) | For Lease The Opportunity Introducing a rare ±24-acre, level, undeveloped tract along heavily traveled Route 9 in the Town of Philipstown (Cold Spring mailing address). The owner has applications submitted for a brand-new gas station, a national quick-serve restaurant (~2,000 SF), and a ±10,000 SF warehouse on approximately 2 acres at the road front—creating an immediate anchor and traffic driver. Behind this new front-of-house program, ±22 additional acres open up as a true blank canvas for complementary uses. The site enjoys a private rear access road, stream corridor character, and adjacency to the scenic Hudson Highlands State Park—a unique backdrop for destination-oriented concepts. Seeking QSR Tenant (±2,000 SF). Brand-new build next to a new gas station on US-9. Excellent synergy, signage, and everyday traffic. Why This Site Works Automobile-oriented commercial zoning (HC): Purpose-built for uses that “rely heavily on automobile and truck access,” exactly what you need for fueling, food, convenience, service, and logistics. Scale + Flexibility: ±24 acres allows single-user campuses or a multi-tenant concept plan (front pads + rear development). Visibility & Access: Long frontage on US-9 (with state access permitting), plus potential internal circulation to the rear acreage. (Town code addresses Route 9 access and driveway standards.) Lifestyle Setting: Directly neighboring the Hudson Highlands—mountain views and green edges create a compelling setting for hospitality, wellness, recreation, or senior-oriented models. Zoning Snapshot (HC District) — What’s Allowed Here Per the Town’s Use Table (Chapter 175, Attachment 1), the Highway Commercial (HC) district supports a broad suite of commercial, service, and light industrial options. Highlights for your remaining ±22 acres (and to support the front pad plan) include: Permitted by Right / Site Plan (“P/PS”) Restaurant (no drive-through window; see note below): PS. Retail business (not listed elsewhere): PS. Service business (not listed elsewhere): PS. Office: PS. Warehouse / Wholesale business: PS. Indoor recreational business (e.g., fitness/recreation): PS. Lodging facility (e.g., motel/hotel): PS. Veterinary hospital: PS. Health care facility / medical: PS. Membership club / community uses / municipal: PS. Craft workshop / maker space: P* (minor site plan if 3,000 SF). Agriculture: P. By Special Permit (examples) Light industry / light manufacturing: S (special permit). Outdoor recreational business (go-kart/mini-golf/field uses, etc.): S. Solar Energy (Ground-Mounted) Class B ground-mounted solar is permitted in all zoning districts subject to site plan approval (and special permit if within the Scenic Overlay), with specific design, height, screening, and fencing standards—making a solar farm viable on the rear acreage, subject to overlays. Important QSR Note: The code allows drive-up windows only in the HC district, but specifically prohibits restaurant drive-up/drive-through windows. A counter-service QSR without a drive-through is compliant (site plan review required). Development Concepts that Fit (Examples) Front 2 Acres (in process): New Gas Station + ±2,000 SF QSR (no drive-through) + ±10,000 SF Warehouse—programming that sets a strong convenience and daily-needs anchor. Rear ±22 Acres (mix-and-match): Warehouse / last-mile or regional distribution (PS) Medical offices, urgent care, wellness, ambulatory (PS) Retail + service village (PS) Hotel / lodging with trail-and-park tie-ins (PS) Indoor recreation / sports training / fitness (PS) Light industrial / fabrication / lab (S) Craft / maker campus with small retail (P* with site plan threshold) Community solar array (site plan; overlay review as applicable) As with any Philipstown project, expect site plan review (and special permit where listed) plus compliance with any relevant overlay districts (e.g., Scenic Protection, Watershed/Aquifer). See Chapter 175 Articles IV & VII. Site & Area Highlights Scale & Setting: ±24 acres of usable, generally level land with internal depth for campus planning and buffering. Access: Frontage and access on US-9; driveway and access must meet Town/NYSDOT standards. Lifestyle/Destination Overlay: Adjacent to Hudson Highlands State Park—a natural brand-builder for hospitality, active-lifestyle retail, medical/wellness, or recreation uses. Entitlement Momentum: Owner is actively advancing front-pad approvals to accelerate timetable for co-tenancy. Lease Structure Lease price depends on acreage, use, and build-out. The owner can accommodate ground leases, build-to-suit, or land leases for qualified tenants across portions of the rear ±22 acres. Call for Tenants / Users QSR (±2,000 SF) — prime, new construction adjacent to a new gas station; superb daily-needs capture (no drive-through per code). Medical / Wellness / Office — create a modern care hub with easy parking and signage (PS). Warehouse / Flex / Light Industrial — scalable envelopes with truck-friendly access (PS/S). Retail/Service — convenience, specialty, or destination retail (PS). Hospitality / Lodging — trail-adjacent stay-and-play concept (PS). Indoor Recreation / Sports — capitalize on regional visitation and park adjacency (PS). Solar Farm — ground-mounted solar with site plan pathway (and overlay checks). Compliance Notes (for your offering package) Use Table—HC District: Restaurants, retail, service, office, indoor recreation, warehouse/wholesale, health care, lodging, veterinary, craft workshop, agriculture are allowed in HC as P/PS, with light industry by special permit. Drive-Throughs: Restaurant drive-up/drive-through windows are prohibited; drive-ups otherwise are only allowed in HC and require site plan review. Solar Energy: Class B ground-mounted solar permitted subject to site plan (and in Scenic Overlay, a special permit). Standards address height, screening, fencing, and submission details. Route 9 Access & Driveways: Governed by Town/County/NYSDOT—incorporate into site plan strategy.