3080 Route 9
Cold Spring, NY 10516
Auto Repair Building w/ 27 ACRES! · Land For Sale · 24.00 AC

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.