Available: 6,400-square-foot building on 4-acre parcel. Kitchen. Men’s, women’s bathrooms. Two banquet rooms and office. Utilities by APS and Oak Creek Water District.
Oh, we might also mention that it’s located on the edge of a 500-foot mesa overlooking all of West Sedona and the craggy southern escarpment of the Mogollon Rim above Sedona.
Sedona Airport manager Ed Rose called the parcel’s vista “a billion-dollar view” on a recent tour of the property, which is located on airport land between the airport vista overlook and the airport vortex. Part of that view is framed by large windows in one of the two main rooms of the vaguely church-like building.
The property, which was formerly used as a Masonic Lodge, is the subject of an open Request for Proposals to redevelop the building and parcel for non-aeronautical use. Proposals are due to Sedona-Oak Creek Airport Authority July 2.
“We are absolutely open-minded about the use of this building,” Rose said. “I want to be pleasantly surprised by the innovation of the private sector.”
The building was used for over 50 years by the Central Arizona Lodge No. 14 of Free & Accepted Masons, and the current layout reflects that use: A large banquet room with a kitchen and bar, and a large ceremonial room. The fraternity chose to vacate the building at the end of its 50-year lease, which began in 1964, because the local chapter faced skyrocketing rent to renew the lease. The increase in rent was due to FAA requirements that the airport charge fair market rates to lessees. The agency is wary of airports receiving federal funds giving tenants “sweetheart deals.”
Since the Masons left, the building has mostly sat vacant at the north edge of the mesa. The space hosted a UFO conference in March, which Rose said went well. The SOCAA, which manages the airport for Yavapai County, would like to start getting more out of the property, especially since the airport has a long list of projects that require money, such as replacing an aging fuel tank system.
Consequently, SOCAA is looking for a partner to redevelop the property into an asset that contributes more to the airport.
The RFP is for a “triple net” lease, where the lessee is financially responsible for all improvements and costs associated with the property, in addition to paying rent and a 2.5% commercial activity fee to the airport. In November 2019, a Yavapai County Superior Court judge ruled that the airport’s commercial activity fee violates the federal Anti-Head Tax Act, but the airport continues to charge it.
Rose said that lessees could potentially get rebates on rent for substantial improvements to the property.
Rose said the airport wants a deal that’s a win for the lessee, the airport and the surrounding community. The strongest proposal, according the RFP, will not necessarily be the highest bidder in terms of revenue for the airport. “Contribution to the Sedona community” makes up 10% of the points on the RFP’s scoring system. “Aesthetics” and “Quality” are also 10% each in the seven evaluation criteria.
In a town where available space comes at a premium, it’s a potentially interesting proposition for enterprising minds – minds backed by capital, that is. The building looks on a casual perusal well-maintained since its construction in 1964, but the current interior decor is reminiscent of an era closer to the build date than to 2021. It’s a “diamond in the rough,” as Rose put it, and needs some money invested to transition to a new use, but it “has good bones.”
But the lack of current polish only fuels the imagination: Shared workspace? Convention center? Wedding venue? Meditation retreat?
“All the cards are on the table,” Rose said.
According to the RFP, “SOCAA does not have any preconceptions about the type of occupancy, activity or redevelopment.” But the parcel has limitations, some from being situated near an airport, such as the need for uses to not interfere with the nearby aviation. A communications tower owned by Sedona Fire District sits close to the property. The mesa currently has limited water infrastructure.
Also, a proposed project would likely need zone change approval from either Yavapai County or the city of Sedona. The parcel is currently zoned for “Community Facilities” in the Sedona Land Development Code. The entire airport is within Sedona city limits, but jurisdiction over airport-related projects on county-owned land is not clear cut and might depend in part on the nature of the project selected.
The airport released the RFP in April. Rose said serious parties — not just “tire kickers” as he put it — can still contact the airport with questions and to request a tour before the deadline. The RFP details are available at sedonaairport.org.
