Route 302 and Enterprise Drive intersection needs signal

By Larry Eliason

Over the past several years, I have written articles about commercial real estate, lot sales and development activities at Quarry Ridge Business Park with an emphasis on Enterprise Drive and Bedrock Terrace. Enterprise Drive is just off Roosevelt Trail/Route 302. This business park is a Grondin Family investment in Windham.

The intersection of Enterprise Drive and Route 302 near
Quarry Ridge Business Park is constantly busy and may soon
require a traffic signal for public safety. COURTESY PHOTO

As many will agree, the intersection of Route 302 and Enterprise Drive has become a very busy intersection as Enterprise Drive, Bedrock Terrace and Storm Drive have several businesses from retail, office, service, manufacturing, engineering, and public storage with many valued business owners, their employees and customers. Many will agree that as you drive by Enterprise Drive, you often see trucks and cars of all sizes waiting long periods of time to pull out onto Route 302.

One of the biggest challenges that I see at Enterprise Drive is that it is accessed from Route 302 via Enterprise Drive, a non-signalized intersection. We could certainly use help from stakeholders such as our town leaders and staff, legislators, business and real estate owners, residents, and others to seek a partnership with the MDOT to make a signalized light at Enterprise Drive a reality. And as a practical matter, entrance to Enterprise Drive should be widened as I have witnessed tractor trailer trucks having to tactfully and very slowly enter the business park as the turning radius appears inadequate from my personal observation. I think that everyone will agree that this intersection is not safe and a preventable tragedy could certainly happen any day the longer we wait to correct this unsafe intersection. Just look at all the families with young children that visit this area for ice cream each year.

There is a “trips per day” generated threshold to trigger the signal installation which certainly appears to being getting close to the thresholds as per MDOT standards and a traffic count in 2025 should be a consideration to better gauge where traffic flows stand. Windham, like a lot of towns, has its strengths and weaknesses that help or hinder economic development. This is a large part of why towns or cities located near the I-95 corridor and these types of developments with signalized intersections and efficient ingress and egress, are generally built out sooner than we have seen at the Quarry Ridge Business Park.

Quarry Ridge Business Park off Enterprise Drive is located on about 1,000 acres of land and is poised to become a commercial business park center and future commercial tax base for the Town of Windham. Phase 1A was built in 2004 and was anchored by Genest Concrete products and LaValley Lumber Building Supply. The LaValley property was acquired by Tube Hollows International in 2012.

Phase 1B was approved by the town of Windham in 2006 and since then mining of the gravel pit and quarry has progressed enough to leave behind flat buildable lots available for industrial use. The entire development is served by public water, electricity (including 3-Phase) and natural gas. The Grondin Family is working on another phase of additional commercial lots as well and new lots should be available in the future.

A cannabis operator acquired 2-plus acres of land at the corner of Enterprise Drive and Bedrock Terrace in 2021 and built a 12,545-square-foot cannabis facility. Co-Part of Connecticut, Inc. acquired 50 acres of land on Bedrock Terrace and built a 7,836-square-foot commercial building for their auto auction facility. An Ice Arena Operator acquired Lot 10, a 4.30-plus acre parcel, in 2024 and has plans for an outdoor ice arena and commercial building. Lot 11, a 3.70-plus acre parcel, is currently available for sale and listed with Butts Commercial Brokers.

The intent of the Enterprise Development District is to provide a unique area within the Town of Windham to allow manufacturing, processing, treatment, warehousing, storage, research, and distribution with safe, well-regulated vehicle access located off a major street which can conform to the performance standards set forth in this section and in all other applicable ordinances of the Town of Windham.

The following uses are currently allowed in the Enterprise Development District:

Auction House, Automobile Auction Facility, Automobile Repair Services, Building, Accessory, Business and Professional Office, Contractor Services, Contractor Storage Yard, Construction Services, Heavy, Major Construction Services, Heavy, Minor, Convention Center, Distribution Facility, Forestry, Hotel, Industry, Heavy, Industry, Light, Marijuana Cultivation Facility, Marijuana Manufacturing Facility, Marijuana Testing Facility, Mineral Extraction, Motel, Public Utility Facility, Retail Sales, Accessory, Small Engine Repair, Use, Accessory Warehousing, Private Warehousing, Public, Wireless Telecommunications Tower and Facility

As a Commercial Real Estate Broker and a Windham Economic Development Corporation (WEDC) volunteer, I see millions of dollars in new investment coming to this business park in the coming years. The commercial tax base being generated will provide the Town of Windham with a valuable commercial tax base to help provide additional infrastructure and services to the residents of Windham.

Larry Eliason is a Commercial Broker with Butts Commercial Brokers, 1265 Roosevelt Trail, Raymond. He can be reached at 207-415-2112 or by email at LarryEliasonBCB@gmail.com. Visit www.ButtsCommercialBrokers.com <

Real Estate: Enterprise Development District attracts attention in Windham

By Larry Eliason

The Enterprise Development District (ED Zone) is the home of the Quarry Ridge Business Park located right off Route 302 on Enterprise Drive in North Windham.  The ED Zone offers Business Owners and Developers a wide variety of commercial uses and land area for large commercial buildings and large-scale projects.  The Business Park is served by public water, electric including three-phase and natural gas. For easy reference, you can access Enterprise Drive directly off Route 302.  The Dugout Ice Cream is at the corner for reference. 

The intent of the Enterprise Development District (ED Zone) is to provide a unique area within the Town of Windham to allow manufacturing, processing, treatment, warehousing, storage, research, and distribution with safe, well-regulated vehicle access located off a major street which can conform to the performance standards set forth in this section and in all other applicable ordinances of the Town of Windham.

Since February of this year, four (4) commercial lots have sold in the Quarry Ridge Business Park along Enterprise Drive and Bedrock Terrace; Lot 3A, Lot 3B, Lot # 8 and Lot # 9.  One of the lots sold, Lot # 3A at the corner of Enterprise Drive and Bedrock Terrace has a new 12,500-plus square foot Commercial Building under construction.  This new building when completed will be the new home of Paul’s Boutique and Nursery Grow and Processing Facility.  Paul’s Boutique was one of two Windham companies to apply for and receive an Adult Use Cannabis License.  This new facility will add good paying jobs and additional commercial tax base for Windham. 

In addition to the four (4) Commercial Lots that sold, a ½-acre Commercial Lot on Storm Drive and Enterprise Drive sold this spring.  And there is a large scale 25-acre land sale and project pending out behind Genest Concrete.  

The following uses shall be permitted in the Enterprise Development District as a matter of right; Auction House; Automobile Auction Facility; Automobile Repair Services; Building; Accessory; Business and Professional Office; Contractor Services; Contractor Storage Yard; Construction Services; Heavy, Major, Construction Services; Heavy, Convention Center; Distribution Facility; Forestry; Hotel; Industry; Heavy, Industry, Light; Marijuana Cultivation Facility; Marijuana Manufacturing, Facility; Marijuana Testing Facility; Mineral Extraction; Motel; Public Utility Facility; Retail Sales, Accessory; Small Engine Repair, Use, Accessory; Warehousing; Private, Warehousing, Public; Wireless Telecommunications Tower and Facility.

In addition to the permitted uses, there are a couple of Conditional Uses that may be an option as well, including Automobile Storage Lot and Shipping Containers.

Back in 2010, Gorrill-Palmer Consulting Engineers made recommendations for improvements to Route 302 from Whites Bridge Road out to Mineral Spring Road that was referred to as the 302 Corridor Plan. The 302 Corridor Plan specifically addressed the full signalization of the intersection at Enterprise Drive and Route 302 once the warrants for signalization are met in accordance with the Manual on Uniform Traffic Control Devices and the MaineDOT approves the project.

There is an existing Maine Department of Transportation (MDOT) traffic movement plan in place that will eventually include a much-needed traffic signal at the intersection of Enterprise Drive and Route 302.   Many hours of the day it is exceedingly difficult to make a left-hand turn onto Route 302 due to oncoming traffic, especially in the summer months.  There is a “trips per day” generated threshold to trigger the signal installation which is still relatively far away per MDOT standards.   

As new Commercial Development comes to the Quarry Ridge Business Park, the closer we get to having a signalized intersection at Enterprise Drive and Route 302. This will provide convenience and efficiency for the existing businesses and their customers in the business park, attracting new commercial development and most importantly making safety a priority for everyone turning left out of Enterprise Drive onto Route 302.

When considering the acquisition of Commercial Land for new commercial development, you should always engage a team of professionals to assist you with the process.  Working with an experienced Commercial Broker is recommended as they are one of those instrumental team members that can help guide you.

This article was brought to you by Larry Eliason, Commercial Broker with Butts Commercial Brokers in Raymond. You can reach him at 207-415-2112. 

Real Estate: Commercial Real Estate business picking up in Windham

By Larry Eliason

The Quarry Ridge Business Park, at Enterprise Drive and Bedrock Terrace, has come back to life with a substantial amount of new commercial real estate activity this year. Three commercial lots have sold this winter and there are three more commercial lots with sales pending. These are in addition to a large parcel that has been under contract with Copart for at least the past two years and is finally coming to fruition.

The intent of the Enterprise Development District is to provide a unique area within the Town of Windham to allow manufacturing, processing, treatment, warehousing, storage, research, and distribution with safe, well-regulated vehicle access located off a major street which can conform to the performance standards set forth in this section and in all other applicable ordinances of the Town of Windham. 

The following uses are currently allowed in the Enterprise Development District:

Auction House, Automobile Auction Facility, Automobile Repair Services, Building, Accessory, Business and Professional Office, Contractor Services, Contractor Storage Yard, Construction Services, Heavy, Major Construction Services, Heavy, Minor, Convention Center, Distribution Facility, Forestry, Hotel, Industry, Heavy, Industry, Light, Marijuana Cultivation Facility, Marijuana Manufacturing Facility, Marijuana Testing Facility, Mineral Extraction, Motel, Public Utility Facility, Retail Sales, Accessory, Small Engine Repair, Use, Accessory Warehousing, Private Warehousing, Public, Wireless Telecommunications Tower and Facility 

One of the biggest changes and a big factor in new development at this business park is the addition of Marijuana Operations being permitted in this zone by the Town of Windham. The Planning Office specifically chose this zone as one of two zones for Marijuana Operations going forward. The other zone chosen was the Industrial Zone.

One of the biggest challenges that I see in this zone is that it is accessed from Route 302 via Enterprise Drive, a non-signalized intersection. We could certainly use help from stakeholders such as our town leaders and staff, legislators, business and real estate owners, residents, and others to seek a partnership with the MDOT to make a signalized light at Enterprise Drive a reality.

From a Commercial Broker’s perspective, there could be tens of millions in investment in this massive business park site with sound planning and infrastructure. A signalized light at Enterprise Drive and Route 302 is in my opinion, a piece of infrastructure that could dramatically improve ingress and egress, make that intersection a lot safer and of course attract new businesses and development.

Larry Eliason, a Commercial Broker with Butts Commercial Brokers, is the President of the Windham Economic Development Corporation.

Testimonials

** Quarry Ridge Business Park off Enterprise Drive is located on about 1,000 acres of land. Phase 1A was built in 2004 and was anchored by Genest Concrete products and LaValley Lumber Building Supply. The LaValley property was acquired by Tube Hollows International in 2012.

Phase 1B was approved by the town of Windham in 2006 and since then mining of the gravel pit and quarry has progressed enough to leave behind flat buildable lots available for industrial use. The entire development is served by public water, electric and natural gas. Phase 2 planning is now under way and will be available later this season.

There is an existing MDOT traffic movement plan in place that will eventually include a much-needed traffic signal at the intersection of Enterprise Drive and Rt. 302. Many hours of the day it is exceedingly difficult to make a left-hand turn onto Rt. 302 due to oncoming traffic, especially in the summer months.

There is a “trips per day” generated threshold to trigger the signal installation which is still relatively far away per MDOT standards. “Every town has its strengths and weaknesses that help or hinder economic development. This is a large part of why towns or cities located near the I-95 corridor and these types of developments with signalized intersections and efficient ingress and egress, are generally built out sooner.”

Grondin and Town officials met with MDOT several years ago to discuss obtaining approval sooner than later for this signal but were unsuccessful. Grondin and the town plan to seek approvals from MDOT as part of upcoming Phase 2 approvals.

Ken Grondin, Landowner and Developer Quarry Ridge Business Park


** “Windham Economic Development Corporation supports smart economic development in North Windham– specifically companies and businesses with innovative ideas and good-paying careers for Maine people with families. Enterprise Drive offers great space for manufacturers, entrepreneurs, value-added food processors, and other businesses that can attract talented workforce to our town. New businesses also support our existing businesses and retailers, which helps everyone.”

Charlotte Mace, Vice President of Windham Economic Development Corporation and Director of the Office of Business Development at the Maine Department of Economic & Community Development


** “Currently, when we think of business activity in Windham, we think of the busy North Windham Commercial District along Route 302. And, while the town is working to make improvements to this business district through the “21st Century Downtown” and the ongoing wastewater management initiatives, there is another commercially zoned district just north of the “Strip” that the Windham Economic Development Corporation believes will be Windham’s future for commercially oriented development, and that is the Quarry Ridge Business Park from Enterprise Drive” stated Tom Bartell, WEDC Executive Director. “With hundreds of acres of developable land available, and the Enterprise Development District Zoning in place, the Quarry Ridge Business Park is poised to become the next commercial center in Windham and the Sebago Lakes Region” Bartell added.

Tom Bartell, Executive Director

Windham Economic Development Corporation