The Postal Service has been actively selling off historic post office
buildings for over a year now. About forty have been sold or put up
for sale. They’re scattered around the country, but for some reason
more than a third of them are in California.
Last week news came out that one of the most beautiful post offices
in the country would be sold, the 1915 post office in Berkeley. The
protest is already beginning (
SF Gate and
Daily Californian).
The Berkeley post office was built during a period when many believed
architectural beautification could bring harmony to urban living,
explains Gray Brechin, UC-Berkeley geography professor and founder of
the
Living New Deal.
“The federal government went to special lengths to give Berkeley one of
the handsomest postal facilities in the state and possibly the nation,”
says Brechin. “It represents the high idealism of the City Beautiful
Movement.”
Apparently the country is done with that kind of idealism, and rather
than building beautiful public places, the federal government is
selling them off. What’s going on in California is one of the main
reasons the National Trust named the Historic Post Office to its list of
America’s 11 Most Endangered Places of 2012.
Historic post offices are highly prized by their communities. They
anchor the downtown area, help local businesses, enable people to walk
to the post office, and elicit pride of place. People may complain
about the long lines, but they love their grand old post office.
If something doesn’t stop the sell-off, it looks as though the Postal
Service is prepared to dispose of all 2,200 of the country’s historic
post offices. Postal officials seem to think that this legacy belongs
to them, to do with as they please. They forget that these post offices
are the property of the American people. They seem unaware of the
magnitude of the crime they're committing.
The Postal Service says it needs the money these sales bring in, and
the old buildings cost too much to maintain, especially when a lot of
space is underutilized. But the sales bring in a relatively small
amount of money in the context of the USPS budget, the maintenance costs
are less than the rent the Postal Service pays on the replacement post
office, and the underused space is the Postal Service's own fault.
Rather than making the most of the downtown location, the Postal
Service moves letter carriers to other locations (which also cost money
to lease or maintain), so that the mail processing that used to go on in
the back now goes on somewhere else, leaving just the retail services
in the building.
The explanations offered by the Postal Service disguise what's really
going on. The Postal Service is selling off its properties because
divestiture of assets, along with outsourcing, is one of the main steps
in the process of privatization. The plans have been in the works for a
long time. Back in 1998, President Reagan's Commission on
Privatization recommended selling off "obsolete buildings in central
business districts" — historic downtown post offices — to help move the
Postal Service toward privatization. You can read all about it in the
Commission's report, "Privatization: Toward More Effective Government" (pp. 122-125).
Why California?
California has fourteen historic post offices that have been sold,
put on the market, or planned for sale — the most of any state in the
country. Connecticut is number two, with five (most of them in the
“Gold Coast” area around Westport). Several other states have one or
two.
One might assume that so many historic post offices are being sold in
California because the state has an unusual number of them, but that
explanation doesn't hold up. California ranks fifth in terms of how
many historic posts offices it possesses, 106. New York is number one
(with 238); Pennsylvania, second (182); then come Illinois (170) and
Ohio (126). Yet these states have only one or two historic post
offices for sale.
Of California's approximately 1,800 post offices, the Postal Service
owns around 600. Using fifty years old as a rule of thumb for listing
on the National Register of Historic Places, over a hundred California
post offices are eligible and
24 are currently on the Register. (A list of California’s historic post offices is
here, a map
here, and a spreadsheet showing how post offices and historic buildings break down state-by-state,
here.)
Percentage-wise, California is not at all unusual in the number of
historic post offices it possesses. About 6 percent of the state’s post
offices are historic, which ranks California 29th
. By contrast, in the New England states, about 13 percent of the post offices are historic.
There must be another reason why the state is seeing so many sales
compared to other states. One possible explanation is that postal
management in the Pacific District is simply being more aggressive about
selling post offices than other districts, perhaps to please postal
headquarters back east. It’s also possible that the California post
offices are among the country’s most valuable, and the Postal Service
wants to work on the big-ticket items first. That would also explain
why it sold off the post offices in Connecticut’s Gold Coast and Palm
Beach, Florida. Or maybe the Postal Service is just starting the
divestiture process on the West Coast, intending to work its way east,
so it’s only a matter of time before other states suffer their share of
the damage.
The California Connection
Whatever the explanation, there’s another interesting angle to the
California story. Last year, the Postal Service signed a contract with
the
CBRE Group
(aka CB Richard Ellis), the world’s largest commercial real estate
company, to handle sales and leases. The partnership has not pleased
postal lessors, and the USPS OIG has been looking into the problems, though its report seems stalled.
The Postal Service and CBRE soon set up a website advertising many of the
USPS properties for sale.
But overall, the company seems to be taking a low profile. Some
properties have been put up for sale without appearing on the website,
and CBRE rarely gets mentioned in news articles about pending or
completed sales.
The California connection is that CBRE is headquartered in Los
Angeles, and the Chairman of the Board is Richard C. Blum — a native of
San Francisco, a graduate of UC-Berkeley, and a Regent of the University
of California. He also happens to be the husband of California Senator
Dianne Feinstein.
Mr. Blum has been on the board of CBRE since 1993, and he's been
Chair since 2011. In 2001, Mr. Blum's company, Blum Capital Partners,
an equity investment management firm, did a
leveraged buyout of CBRE for $800 million. In other words, Mr. Blum basically owns and runs CBRE.
The Blum-Feinstein relationship has received scrutiny because of Mr.
Blum’s government contracts as well as his dealings with China, which
raise conflict-of-interest issues with his wife’s official duties. For
example, in 2009 the senator introduced legislation to provide $25
billion in taxpayer money to the Federal Deposit Insurance Corp, a
government agency that had recently awarded CBRE a contract to sell
foreclosed properties. Citizens for Responsibility and Ethics in
Washington (CREW) urged the Inspector General of the FDIC to
investigate the CBRE contract, but apparently that didn’t happen. (More on the web of connections,
here and
here, and more allegations,
here.)
Mr. Blum's CBRE isn't a stranger to helping the government sell off
assets. In October 2009, CBRE won a contract with the California
Department of General Services to broker over $2 billion in
office buildings the state wanted to privatize because of its financial problems.
No one has had much to say about the USPS-CBRE-Blum-Feinstein
connection. The media have ignored it, and no watchdogs have seized
upon it. There may be nothing to it. If there is anything amiss, don’t
worry about rectifying matters in this lifetime. Mr. Blum is a
self-professed Buddhist, so you can leave it to karma and reincarnation
to take care of things.
The same story, over and over again
When the Postal Service sells one of its historic post offices, the
storyline is always the same. The process begins with the Postal
Service shifting letters carriers from the post office to an annex
outside the downtown area. That leaves the retail end of the operations
alone in the building, occupying a small part of the total square
footage. A few months later, maybe a year or two, the Postal Service
says that it can’t afford to maintain all the wasted space, so it would
be better to move the retail activity to another location.
In some cases, the Postal Service waits to move the carriers until
the building is under contract, but either way, the carriers and the
processing work they do are always bifurcated from the retail end of
things. The carriers go to one location, the retail clerks to another.
(Decoupling mail processing and retail is another part of the
privatization process.)
When it first informs postal workers and customers of its intention
to sell the building, a USPS spokesperson inevitably tells the media
that the Postal Service is only "considering" the building for sale, and
a decision is months away. A few weeks later, there’s a community
meeting, and the USPS spokesperson says the same thing: “No decisions
have been made. We’re just looking into it.” That’s just a way to
placate people and to make it seem as if they have plenty of time to
persuade the Postal Service to change its mind.
The USPS spokesperson will also offer the boilerplate explanation for
why the post office needs to be sold: The Postal Service is losing
billions of dollars a year, and it has to look everywhere it can to cut
costs. The downtown post office is much bigger than they need (the
carriers have been moved away), so a small retail space would be more
economical.
The news item about the pending sale will repeat this explanation as
gospel, and the reporter will never look at the USPS financial reports,
which show quite clearly that were it not for the Congressional mandate
to prefund the retiree health fund at $5.6 billion a year (a totally
unnecessary expenditure that's designed to help the federal budget more
than postal workers), the Postal Service would be practically breaking
even.
When a closing is not a closing
Once the decision to move forward with the sale has been made, the
Postal Service starts looking for a new location for retail services.
Because the retail is just moving and not closing down completely, the
Postal Service considers the closing of the post office as merely a
“relocation,” not an actual “discontinuance.”
For a community watching its historic post office being closed and
sold, the distinction is meaningless, but for the Postal Service,
there’s a big difference. A discontinuance occurs when a town’s post
office is closed completely and people need to go to another town to do
their postal business. There are laws and regulations that govern
exactly how this process is to be conducted. It involves advance
notification, community meetings, surveys, and a particular timeline.
Plus, a community can appeal the Postal Service’s decision to the Postal
Regulatory Commission. The PRC can’t overturn a discontinuance
decision, but it can remand the final determination to close the office
back to the Postal Service for further consideration.
When
it closes one of these historic downtown post offices, however, the
Postal Service always sets up a small retail operation in a new
location. The post office hasn’t “closed” — it’s just been
“relocated.” Hence, there’s no need to go through a formal
discontinuance process, and the community has no right to appeal.
Actually, it can still file an appeal, but it won’t do any good. When
the community in Venice appealed to the PRC a few months ago, the PRC
dismissed the appeal on the grounds that it did not have jurisdiction over relocations. The same thing happened in
Ukiah.
A small rural post office that serves a very small town and just
leases a few hundred square feet in a ramshackle building turns out to
be more protected by the law than a large, historic downtown post office
serving an entire city. But that’s the way it is. Perhaps it’s a
testimony to how much power rural communities have in Congress, or
perhaps legislators never envisioned the Postal Service selling off its
legacy of historic post offices.
Repurposing the public realm
While the Postal Service doesn’t have to follow discontinuance
regulations when it relocates a historic post office, it does have to
deal with
Section 106 of
the National Historic Preservation Act, which requires federal agencies
to take into account the effects of their undertakings on historic
properties. But the Postal Service knows all about following the rules
of Section 106, and the Act has not turned out to be a tool for
preventing the sale of post offices. It can ensure some protections,
however, like making sure that a famous New Deal mural remains
accessible to the public.
Once the Postal Service has a buyer, it sometimes tries to lease
space in the same building so that the post office can remain open
without a relocation. That keeps people in the community happy, but it
usually turns out to be a temporary arrangement. The new owner has paid
too much money for the building to worry about providing space for a
post office. He has big plans, and a post office isn’t part of them.
After the new owner takes possession and gets all the permits in
order, the building is repurposed. Old post offices have been turned
into everything from a police station to a restaurant. Real estate
magnate Peter Malkin, owner of the Empire State Building, bought the
historic post office in Greenwich, Connecticut, and rumors say it will
be turned into a Bergdorf-Goodman or some other high-end retailer. The
post office in Palm Beach was purchased by a billionaire who made his
fortune in credit default swaps; it's now Sunshine Reality. The post
office in Bethesda, Maryland, is being eyed for a condo development.
The potential buyer for the post office in Venice, California, wants to
convert it to a film production studio.
As for the economics, these historic properties are fetching two or
three million dollars, sometimes more. The Postal Service saves some
maintenance costs, but it has to start paying to rent space in another
location. The Postal Service won't share much information about these
arrangements, but the average rent for a post office is about $2,000 a
month, and in affluent places like the Connecticut Gold Coast and most
of the locations in California, rents can run several times that
amount. In
Palm Beach, Florida,
rumor has it that the Postal Service is paying $10,000 at month for the
retail outlet that replaced the New Deal post office, which it owned
outright. The economics of selling historic post offices only make
sense if the long-term goal is complete divestiture.
California status report
Here’s a list of the fourteen historic post offices sold or for sale
in California. For more on the history of these post offices and the
famous murals and other artworks many of them contain, check out the
Living New Deal website.
BERKELEY: Sale planned.
The most recent addition to the list of endangered post offices in
California is Berkeley’s 98-year-old landmark building designed by
architect Oscar Wendorth, in the style of a famous Renaissance hospital
in Florence, designed by Brunelleschi. The Postal Service
announced last week
that it was planning to sell the Berkeley post office and to open
another storefront in the neighborhood. No buyer or a price has been
named. The Berkeley post office is on the National Register of Historic
Places.
BURLINGAME. For sale.
The Postal Service announced in February its plan to sell the 1942 Burlingame post office. “
Nothing is being taken away.
We’re simply looking at relocating retail services,” said U.S. Postal
Service spokesman James Wigdel. “The facility is three times the space
we need. It’s literally a waste of space,” said Jeff Suess, real estate
specialist in the Pacific Facilities Service Office for the U.S. Postal
Service. Suess shared photos of post offices that had been turned into
office space with cafes, a museum or, Suess’ favorite, a bed and
breakfast. A public meeting was held in April, but no news since then.
FULLERTON: For sale.
There doesn’t seem to be much in the news about the Fullerton post office, but it’s listed on the
USPS-CBRE website
as “Coming Soon,” with “List price to be determined.” The building
was constructed in 1938, for $56,000, in less than seven months. It has
a
1936 mural by Paul Julian,
depicting idealized images of Fullerton citrus, oil, and aviation
industries. Julian worked as a cartoon background painter and
Roadrunner voice artist for Warner Brothers.
HUNTINGTON BEACH: For sale.
The Postal Service announced in February that it planned to sell the 1935
Huntington Beach
post office, but according to USPS spokesman Richard Maher, “No
decisions have been made. We're not sure if this would be able to be
accomplished." The building is a local landmark, and a few months ago,
comedian Betty White used it as the backdrop for a scene of the TV show,
"Off Their Rockers."
LA JOLLA: Sale planned.
The Postal Service announced in January that intended to sell the
building and relocate postal services to a smaller location. There’s a
Save the La Jolla Post Office Community Task Force, and
Save Our Heritage Organisation has
also taken up the fight. USPS spokesperson Eva Jackson told the media,
"A recommendation has not been finalized. Once a recommendation is
made, it will be made public and there will be a 15 day appeal period."
The La Jolla post office was
singled out by the National Trust when it declared the historic post office building to its list of endangered places.
MODESTO: Closed, sold.
The Postal Service can share the blame for the sale of the historic
El Viejo post office with
the GSA, which owned the building. The Postal Service closed the post
office in April, then in September the building was sold for $1.02
million to developer Peter Janopaul III. He plans to convert the post
office into ten, three-level residential lofts and a 4,000-square-foot
penthouse, complete with a private pool, which will go for $1.6
million. Development may be hampered somewhat by the fact that the
building is on the National Register. The Depression-era murals must
remain available for public viewing, and the bronze postal boxes and the
lobby's ornate metal writing table will stay with the building as well.
PALO ALTO: For sale.
The Postal Service announced in December that the Palo Alto post
office would be put up for sale. "We're not closing any of these post
offices, but
we are relocating them,"
said James Wigdel, a spokesman for the U.S. Postal Service. "It'll be
the same amount of retail when it's all said and done." The iconic
building was designed by prominent local architect Birge Clark, whose
other buildings include the Lucie Stern Community Center and various
buildings on the Ramona Street Historic District. The building is
probably worth about $6 million. In March, city officials submitted a
letter of interest to the Postal Service, but no word yet on the response. In the meantime, the building is listed on the
USPS-CBRE website as “Coming Soon.”
REDLANDS: For sale.
The folks in Redlands are lucky to have local resident
Karlie Miller fighting
to save the post office. She has singlehandedly taken on the Postal
Service — and more besides. In March, when news came out that the post
office would be closed and services relocated about three-quarters of a
mile away to the New York station on Redlands’ west side, Miller went to
work gathering signatures to save the post office. But she’s not only
up against the Postal Service. The Redlands Historic Museum Association
has set its sights on the building as a location for a city museum, and
the City Council supports the idea. The downtown building has been on
the National Register of Historic Places since 1985. No closure date
has been announced, but the building is listed on the
USPS-CBRE website as “Coming Soon.”
SAN RAFAEL: For sale.
The 75-year-old post office on D Street is slated to be closed and
moved to a new downtown location. It contains a New Deal mural entitled
"San Rafael Creek – 1851” by
Oscar Galgiani, a life-long resident of Stockton and a founder of the Stockton Art League. The post office is listed on the
USPS-CBRE website as “Coming Soon.”
SANTA BARBARA: Sale planned.
Residents learned in late April that the post office in Santa Barbara
would soon be put up for sale, with retail services moving to a new,
smaller location. The Postal Service says that since the carriers have
been moved out, it only needs 6,000 square feet of the
50,000-square-foot property. The building is on the National Register,
so no alterations can be made to its façade. A
news report
says that last year city officials toured the building and considered
purchasing it for a police headquarters, but parking was somewhat
limited. It’s possible a successful corporation may want the building
as a “trophy headquarters.”
SANTA MONICA: Sale planned.
Citizens in Santa Monica learned in March that their historic post
office would be closed and retail services relocated to a carrier annex
about a mile away. USPS spokesman Richard Maher said an internal study
had been completed on the financial benefits of consolidating in Santa
Monica, but he would not release any information. “The plan has
yet to be finalized,”
says Mahler, and the financial information is irrelevant anyway. "We
have to look at the bigger picture. In order to provide service to
every community in the country, there will be facilities that may be
consolidated that are actually operating at a profit, but for the good
of the entire system, they will be consolidated." Built by the Work
Projects Administration during the Depression, the building is on the
National Register. There will be a public meeting about the pending
sale on July 17th.
SOUTH GATE: For sale.
After learning that the Postal Service intended to sell the Firestone Station, the South Gate City Council passed a
preservation ordinance
limiting future exterior alteration to buildings so designated. From
now on, property owners must get a city permit for changes to the façade
or architectural styling. The ordinance passed 3-0 with Vice Mayor Gil
Hurtado, a postal employee, abstaining. The South Gate post office was
dedicated in 1936, under Supervising Architect Louis Simon.
UKIAH: Closed, for sale.
When it learned in early 2011 of the Postal Service’s plan to close
and sell the post office in Ukiah, the community did everything it could
to save the post office. As usual, the Postal Service didn’t bother
with a full discontinuance process, since retail services were relocated
to a carrier annex on the edge of town. When the town
appealed to the PRC, the case was dismissed, since the Commission can’t do anything about relocations. The post office
closed in January, and the building was put in escrow, according to a broker handling the sale to some unnamed buyer. In May, the building was
named to the National Register, but it doesn’t look like that will affect the sale. The building is currently listed on the
USPS-CBRE website for
$675,000.
"It's despicable," said attorney Barry Vogel, who worked with a group
of citizens to fight the sale of the Ukiah post office. “These closures
take the guts out of local communities, subjugating us so that we
become less free. We have fewer services and it makes life more
difficult for hard-working people who have used this post office for 75
years.” (There’s more on Ukiah
here.)
VENICE: Closed, sale pending:
The people in Venice put up a great fight to save their post office,
but as in Ukiah, to no avail. An appeal to the Postal Regulatory
Commission was dismissed, and while a legal suit is still pending, the
Postal Service has already closed the post office and it’s proceeding
with the sale. The retail services have been relocated to a carrier
annex, and the building is
in contract with film producer Joel Silver (
Lethal Weapon, Die Hard, The Matrix), who’s also the co-inventor of Ultimate Frisbee. The post office is listed on the
USPS-CBRE website, for $7.5 million. There’s a great story about the efforts to save the Venice post office
here, and there’s more
here.
The post office contains artist Edward Biberman’s 1941 mural, 'Story
of Venice,' which depicts Abbot Kinney, the founder of Venice.
What's to be done?
Many of the communities facing the loss of their historic post office
have formed “save the post office” groups, created Facebook pages, done
petition drives, and lobbied their elected officials. Nothing seems to
be able to stop the Postal Service. As we've seen with Venice and
Ukiah, appeals to the PRC and lawsuits don’t seem to work either.
The one thing that hasn’t happened yet is forging a unified front
against the Postal Service. Perhaps if all the communities in
California faced with losing their post office got organized, they might
have more success than fighting the Postal Service alone. Perhaps they
could appeal directly to Senator Feinstein, who might have a word with
her husband over dinner one evening. You can contact the senator
here.
Another approach would be to contact the Postal Service officials who
are responsible for the sales. They'll be happy to hear from concerned
citizens — the more the better. Here’s the contact info for a few of
the postal executives who have may some influence:
Tom Samra
Vice President, Facilities
United States Postal Service
475 L’Enfant Plaza, S.W.
Washington, D.C. 20260-0004
Tel: (800) 275-8777; 703-526-2727
Fax: 703-526-2740
Email: tomasamra@usps.gov
Jane E. Bjork
Manager, Facilities, Real Estate and Assets
United States Postal Service Headquarters
475 L'Enfant Plaza, SW, Room 6670
Washington, DC 20260-1862
Tel.: 202-268-8463 Fax: 202-268-6305
Diana K. Alvarado
Manager, Property Management
395 Oyster Point Boulevard, Suite 225
South San Francisco, CA 94080-0300
Tel.: 415-550-5112 Fax: 415-550-5207
Email: diana.alvarado@usps.gov