At Goodyear AirPark 1, a sprawling new industrial development on the edge of Phoenix’s rapidly expanding southwest valley, the future of industrial real estate is taking shape—not just in steel and concrete, but in a significant investment in retail amenities designed for both workers and the surrounding community.
Developed by Lincoln Property Company and Harvard Investments, Goodyear AirPark Phase I offers more than 1.6 million square feet of Class A industrial space across six buildings, catering to the growing demand for mid- to large-scale logistics and manufacturing facilities. But what sets this project apart is the launch of Estrella Gateway, a 63-acre retail development at the park’s border, which will ultimately offer up to 15 retail pads for full-service tenants.
While the addition of retail to industrial parks is not new, the scale and intent behind Estrella Gateway reflect a broader shift in how developers view the role of amenities in industrial settings. “Ten years ago, industrial site selection was all about the building specs and proximity to highways,” John Orsak, executive vice president at Lincoln, told GlobeSt.com. “Now, HR teams are walking the sites, asking where the labor is and what amenities are available for workers. Attracting and retaining quality labor has become just as important as the physical infrastructure.”
The evolving nature of industrial work drives this change in mindset. Modern distribution and manufacturing centers are no longer staffed solely by warehouse workers and forklift operators. Increasingly, they require a diverse workforce, including engineers, IT professionals and technicians, all of whom expect the same access to conveniences that office workers have long enjoyed.
Recognizing this, Lincoln and Harvard are layering retail and lifestyle amenities into Goodyear AirPark’s master plan, which ultimately spans 565 acres and could accommodate up to seven million square feet of industrial space in 20 buildings.
Estrella Gateway’s first retail anchor will be a Quick Trip (QT) Travel Center, set to break ground in late 2025. The travel center, occupying a prominent five-acre corner, will serve both the heavy truck traffic associated with the industrial park and the nearly 440,000 residents living within a 10-mile radius.
Plans for the remaining retail pads include a mix of national and regional fast-casual restaurants, coffee shops, automotive service providers, and even mini storage facilities—services intended to meet the needs of both employees and the broader community.
The site’s strategic location—adjacent to the Estrella Mountain Ranch master-planned community, Phoenix-Goodyear Airport, and the city’s emerging Goodyear Civic Square—makes it a natural hub for both commerce and community activity. The future Tres Rios Freeway/State Route 30, a planned reliever for I-10, will further enhance accessibility, reinforcing the park’s role as a regional employment and service center.
Orsak explained that the decision to develop retail on the site was as much about market dynamics as it was about vision. “When we acquired the land, most of it was zoned industrial, but a portion was already zoned for retail. At first, we saw this as a pure industrial play, but as the needs of our users evolved, it became clear that on-site retail would be a major asset, not just for leasing up our industrial space faster, but for serving the whole community.”
Securing the first major tenant involved in the sector was a critical step. “Retailers are cautious in new markets, but once a respected brand like QT committed, interest from other users surged. It’s a bit of a domino effect—validation from one key player attracts others,” Orsak noted.
Beyond retail, Goodyear AirPark 1 is also adding more lifestyle amenities such as a pickleball court and putting green spaces—features more commonly associated with office parks than industrial sites. These investments, Orsak said, are part of a conscious shift toward “people-first” design.
“We’ve told our architects to show us what the buildings look like from six feet off the ground, as someone walks out the door. It’s about making the site functional and appealing for the people who work here, not just the trucks and equipment," he added.
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