What should I do with prime acreage while waiting for infrastructure?
I’ve got 10+ acres on the interstate in a fast growing suburb outside a major city.  Looking for ideas to create income/value while waiting for infrastructure that will allow full development. 

Currently, the interstate has traffic count of over 100K vehicles per day, and we are on the service road.  Department of transportation plans to widen the interstate, and build an underpass for the cross street we are located on.  

The suburb city planner says they will resist any substantial development until sewer is in place. It’s not close right now.  Industrial type neighbors are currently on septic systems and grandfathered.  Final approval has been granted for a residential subdivision adjacent to our backside for around 4000 homes.  We are looking into tying into their future sewer system.

Estimated time frame on the highway improvements are about three years. I have less of a feel on the subdivision, maybe up to five years.

Looking for ideas for highest and best use for this property in the interim.   Ideally, uses that are not capital intensive, as the timeframe for uses may be just a few years.  Thoughts?
[{"id": "i5i5qd1", "text": "Parking / Outdoor storage and/or Billboards", "replies": [], "depth": 1}, {"id": "i5id54f", "text": "Billboards? Hay lease (last resort probably as it'll likely only cover taxes if that)?", "replies": [{"id": "i5iecna", "text": "Christmas tree lot during December? Farmers market during the warmer months?", "replies": [{"id": "i5ifomt", "text": "Along these lines, but year-round, I thought about a shed sales lot, but don\u2019t know that business.", "replies": [{"id": "i5iv7w3", "text": "You don't have to know that business as you'd just be leasing the space for the builder to house their sheds for people to look at.  \n\nIs there a need for storage in your area?  There would still be building costs for you, but building storage unit is one of the less costly projects with little overhead.", "replies": [], "depth": 4}], "depth": 3}], "depth": 2}, {"id": "i5ifjpn", "text": "It does have a billboard, so some value there. Hay would be minimal, I do have little income from that on other nearby properties.  Really, that just maintains the agricultural exemption, which this property does not have.", "replies": [{"id": "i5ivp04", "text": "billboards and hay to get the ag exempt sound good and easy", "replies": [], "depth": 3}, {"id": "i5rkkvs", "text": "**Before you do anything, read your billboard lease agreement.** As a commercial broker in Texas, I've come across too many pieces of land near interstates that have billboards on them, and the leases are a nightmare when the owners try to sell, subdivide, or develop. The leases contain a lot of stuff in the billboard owner's favor, such as right of first refusal, restrictions on landowner use/development/subdividing, and even penalties against the landowner for changing the use from anything other than current use at the time of the lease.\n\nBeyond that, best options depend on what the current growth in your area looks like. You mentioned an ag exemption, so for now I'd recommend keeping it as hay land just so the taxes don't go up. In Texas, if you change the use, then you are responsible for rollback taxes (the assessed value taxes minus the Ag Excempt taxes actually paid for the past 3 years), which on 10 acres near an interstate in an growing market could be brutal!\n\nMaybe hang onto it for now and wait for a C-store or another roof-top-driven business (Walgreens, medical, pizza/food, etc.) to come along once the housing development gets running full tilt.", "replies": [], "depth": 3}], "depth": 2}], "depth": 1}, {"id": "i5ihpu3", "text": "Sell manufactured homes.   \n\n\nFirst thing that comes to mind.", "replies": [], "depth": 1}, {"id": "i5ikt5y", "text": "Goat farming. Free brush clearance and meat source.", "replies": [{"id": "i5l3xqu", "text": "I mean, why not? Plus it would be a cool little stop off for travelers who could get some milk, cheese, bbq, maybe even one of these \"cuddle with the animals to reduce traumas\" deals", "replies": [], "depth": 2}], "depth": 1}, {"id": "i5iowuj", "text": "Hunt it/Lease it out to hunters", "replies": [{"id": "i5ipftz", "text": "Probably too small for hunting if it is 10 acres. Solid idea though", "replies": [{"id": "i5iplsa", "text": "Depends on what borders it but yea little small...unless you like hogs", "replies": [], "depth": 3}], "depth": 2}, {"id": "i5isp4j", "text": "&gt;Hunt it/Lease it out to hunters\n\nProperty is on right off the interstate... what are you hunting, BMWs and Jeeps?", "replies": [], "depth": 2}], "depth": 1}, {"id": "i5ioxxe", "text": "Put up a few pens and invest a bit of money into stables for horses? Horse girls and the parents of horse girls pay big money to keep their horse somewhere safe and dry. Make an arrangement for them to come and go but they need to be responsible for feeding and cleaning up.", "replies": [], "depth": 1}, {"id": "i5iuw24", "text": "Festival Grounds. Tons of groups looking for space to throw events.", "replies": [], "depth": 1}, {"id": "i5j6c3u", "text": "Around here seeing big expansion in mobile FOOD TRUCK pods with outdoor seating and porta potties. some of them open every day, others just weekend or evenings. Usually seen as a win-win, gives start-up business a chance to try out their concept without investing long term lease and equipment and opens up new food/eating experiences for places that may not have that many restaurants. For you the landlord may be a way to derive rental income without having to put in infrastructure. \n\nLikewise big swap meets/monster garage sale type sites usually happen weekly, require some permitting, but again porta potties and good clean up crew usually keeps the city health authorities happy. If you have a high traffic location and willing to do the management and promo that these ventures require either of them might work for you until actual \"development\" opportunity comes along.", "replies": [{"id": "i5l3tnt", "text": "awesome suggestion", "replies": [], "depth": 2}], "depth": 1}, {"id": "i5janxz", "text": "i'd look at self storage", "replies": [], "depth": 1}, {"id": "i5juo2k", "text": "Solar farms normally do 20year leases", "replies": [{"id": "i5pxfsz", "text": "Correct.", "replies": [], "depth": 2}], "depth": 1}, {"id": "i5klkcl", "text": "throw some gravel down, put up chain link and rent parking to truckers.\n\nall those houses going in, those builders are going to need secure storage yards\n\nextra space to park rv's and boats (no camping)", "replies": [{"id": "i5km4fu", "text": "I also like the idea of leasing to a mobile home dealer or some other kind of consignment type deal.  You know the kind of businesses that always spring up along highways in high growth areas.  Tractor and equipment sales, garden supplies, rustic knickknacks.  \n\nYou could put the retail on the most visible part of the property and have the parking in the back.", "replies": [], "depth": 2}, {"id": "i5l432c", "text": "Oh my god, I used to do over the road driving and the struggle to find a place to park every night was a nightmare.\n\nGreat idea if you can set up the sanitation.", "replies": [], "depth": 2}, {"id": "i5megoi", "text": "Parking is the correct answer with a low CapEx and 3 year horizon.", "replies": [], "depth": 2}], "depth": 1}, {"id": "i5pxhkt", "text": "With 10 acres you can do almost everything everyone here mentioned.", "replies": [], "depth": 1}]