Infrastructure is nearly completed for new Coyle Innovation Center

Infrastructure work is nearly complete at the 57-acre Coyle Innovation Center property, located next to the Deer Park Airport.

| Bernardo Wills

A new project, dubbed the Coyle Innovation Center, is planned on about 60 acres of vacant land near the city of Deer Park's growing airport, where developers envision an industrial park that goes beyond traditional uses and offers a flexible environment suited for innovation.

Peggy Coyle, co-owner of Deer Park-based development company Blue Skies Property Development LLC, says the project is a result of her extensive background in the construction industry mixed with a deep commitment to Deer Park's future.

The property is designed to function as a way to guide the city's growth, create economic opportunities, and build a vibrant, innovative community where people want to work, she says.

"Let's be proactive ... and direct the growth. Don't just let it happen," she says. "That's what we've been trying to do for 20 years by getting this light industrial out there way before it was (needed)."

The Coyle Innovation Center will occupy 57 acres of vacant, light industrial-zoned land, sandwiched between the Deer Park Golf Course and the Deer Park Airport.

An overall cost to develop the property has not been determined yet, she says.

The property is the second major project planned in the community and is located north of the planned 101-acre Stag Industrial Park.

Developers are initially focusing on Phase 1 plans, which has 10 acres at the southeast corner of the rectangle-shaped property, that will be divided into four equal lots of about two acres each, located at 1401 N. Cedar Road in Deer Park.

Conceptual design plans provided by Spokane-based Bernardo Wills show seven buildings are envisioned in the first phase, featuring a mix of industrial, manufacturing, and office uses. Future buildings also are planned on the perimeter of the property, along the southern, western, and eastern boundaries. Additionally, some open green space will occupy the north perimeter and the center of the property, and that land could be developed for future expansion eventually.

So far, significant infrastructure work has been completed along North Cedar Road, which borders the western edge of the property. The development now has access to utilities, such as sewer, water, and fiber networks to support growth in the area, she says.

The overall vision for Coyle Innovation Center is distinct from traditional light-industrial developments, Coyle contends. Even the name of the development, which is a homophone of the developer's name and a spiral material, is intended to symbolize continuous turning and embracing forward thinking, she explains. Her goal is to attract innovators to create a community, rather than a standard manufacturing or industrial site.

"In light industrial, you can incorporate services that help businesses and the people that work in there," Coyle says. "So, I'm going to push these boundaries."

Completed work at the site includes a graded and graveled road from Cedar Road onto the property. Curbing and paving are next and scheduled to start in June. One lot has already been graded and is available for development or purchase, she says, adding that no speculative building is planned as part of the project.

Phase 1 land is ready for sale, lease, or build to suit. Sale prices for the available lots range from $491,000 to $2.8 million. The preference is to sell the lots for development, however, there's some flexibility for potential leases or other partnerships with the right fit, says Coyle. Coyle is working with SVN Cornerstone to market the property.

Over 20 buildings are planned at the site, conceptual design plans show. Current zoning conditions allow for the lots to be divided down to one acre in size. The size of the structures will range between about 9,000 and 11,000 square feet offering flexibility to future users and also help save on some building costs, she says.

In addition to Blue Skies Property Development, Coyle and her husband Brad Coyle, together own Deer Park-based general excavation contracting company 7 C's Construction Inc. The Coyles purchased the property in 2006 through holding company Coyle Enterprises LLC.

"If somebody wanted to put a building up, I've got the experience. I'm a general contractor of 7 C's," she says.

Designs also incorporate usable green space, which isn't typical of many industrial sites, she asserts. Green spaces will provide gathering areas for meetings or lunch, potentially accommodate pet use, and go beyond the aesthetic swales generally used for stormwater management.

The project is being driven by Coyle's long-term vision for the community, where she aims to create opportunities for people to stay or return to Deer Park and contribute to its future.

A key aspect of the development is the inclusion of services and retail within the light industrial zoning to support businesses and employees who will be working onsite. Up to 30% of the property is permitted for retail use, Coyle says.

Services that would work well at the innovation center include food venues such as food truck courts, wineries, breweries, cheese makers, or even dog-related businesses.

"We want to attract people that are thinking bigger than just the building and that want to make it so that people are proud to go to work," says Coyle. "When you have that, then it improves the quality of life for the people."

Spokane-based Storhaug Engineering Inc. is providing engineering services. Continued engineering work is expected to start by the end of 2025 to help developers determine the best way to break up the remaining 47 acres of the property. Plans to begin future phases are currently under consideration, and will depend on market feedback and demand.

The entire 57-acre Coyle Innovation Center site is expected to be completed over the next decade, Coyle estimates.

Coyle has been extensively involved in a variety of community initiatives, such as the Miss Deer Park scholarship program, downtown revitalization efforts, and has served as president of the Deer Park Area Chamber of Commerce, which she says has given her a deep understanding of the city's needs and potential for growth.

"Deer Park is the diamond in the rough," Coyle says. "It's got the labor force, schools, and my biggest thing is the community."