Celebrating Blog’s 19th Anniversary

 

  Nineteen year ago I started this blog as a distraction from my father’s heart attack and slow recovery. It was late 2004 and social media & video streaming apps didn’t exist yet — or at least not widely available to the general public. Blogs were the newest means of …

Thoughts on NGA West’s Upcoming $10 Million Dollar Landscaping Project

 

  The new NGA West campus , Jefferson & Cass, has been under construction for a few years now. Next NGA West is a large-scale construction project that will build a new facility for the National Geospatial-Intelligence Agency in St. Louis, Missouri.This $1.7B project is managed by the U.S. Army …

Four Recent Books From Island Press

 

  Book publisher Island Press always impresses me with thoughtful new books written by people working to solve current problems — the subjects are important ones for urbanists and policy makers to be familiar and actively discussing. These four books are presented in the order I received them. ‘Justice and …

New Siteman Cancer Center, Update on my Cancer

 

  This post is about two indirectly related topics: the new Siteman Cancer Center building under construction on the Washington University School of Medicine/BJC campus and an update on my stage 4 kidney cancer. Let’s deal with the latter first. You may have noticed I’ve not posted in three months, …

Recent Articles:

High Marijuana Taxes Means Black Market Will Continue

January 3, 2020 Crime, Featured, Metro East, Recreational Marijuana Comments Off on High Marijuana Taxes Means Black Market Will Continue
 

I’ve long supported the legalization of marijuana. No, I’m not a regular user — my last time was in the Fall of 2017 to deal with severe pain after breaking my wrist.

I just think legalization is good public policy. Criminalization was horrible public policy.

In the 1930s, Prohibition was repealed in the middle of the Great Depression. Straight-laced bureaucrats looking for another target turned their attention to marijuana, which, at the time, was mostly being used in the Mexican and black communities. They painted the drug—and the communities using it—as a threat to the already crippled country and began the process of banning it. Twenty-nine states had outlawed marijuana by 1931, and in 1937, the Marijuana Tax Act was passed, essentially making the plant illegal in the United States. (History.com)

So some bureaucrats wouldn’t be out of work during the Great Depression they used race to get marijuana criminalized! Eight plus decades later 11 states have legalized recreational use. It was 6 years ago that Colorado became the first, Illinois became the 11th on January 1, 2020.

On the first day of legal sales in Illinois the line at HCI Alternatives in Collinsville stretched hundreds of feet around the corner.

Illinois needed to legalize, for the tax revenue.

It depends on the amount of THC, the chemical responsible for most of marijuana’s psychological effects. In flower form, there will be a 10% tax. Edibles are taxed 20% but jumps to 25% if the THC levels are above 35%.

In most states that have legalized recreational weed, it’s typically 30-50% more expensive than illegal weed. (CBS Chicago)

That’s the part I’m struggling to get past: 30%-50% more expensive than illegal weed. The cash cow to help state budgets is keeping the black market alive.

In the United States, high tax rates have been effectively driving consumers to purchase black market marijuana.

California, for example, is taxing the daylights out of its pot buyers. In addition to passing along a state tax and local tax, buyers are paying a 15% excise tax, as well as a wholesale tax of $9.25 per ounce of dried cannabis flower, or $2.75 per ounce of cannabis leaves. Add this up, and it could work out to an aggregate tax rate of 45% on legal pot. And, mind you, this doesn’t include additional costs such as the laboratory testing on weed grown in the Golden State, which is also being factored into the price that consumers pay. (Motley Fool)

Taxes on alcohol & tobacco are higher than things like, say, toilet paper. That’s fair, I suppose. Yet there’s no black market for those, at least not that I’m aware of.

Food trucks filled the parking lot to sell food & beverage to those who waited in line for hours to buy legal cannabis.

Will the legal and illegal markets continue side by side? Maybe that’s a good balance? I need to let go of my expectation that legalization will lead to the end of the black market.

On the other hand, the black market does a poor job supplying quality concentrates & edibles.

— Steve Patterson

2020 Census Prediction: St. Louis City & County Will Each Lose Population

January 1, 2020 Featured, Politics/Policy, St. Louis County, STL Region Comments Off on 2020 Census Prediction: St. Louis City & County Will Each Lose Population
 

The decennial census is ramping up for an important task three months away:

The U.S. census counts each resident of the country, where they live on April 1, every ten years ending in zero. The Constitution mandates the enumeration to determine how to apportion the House of Representatives among the states. (U.S. Census)

The 2010 census officially showed population losses for St. Louis City (a smaller percent than prior decades), St. Louis County (first time losing population), and a small gain for Missouri (resulting in the loss of a seat in the U.S. House of Representatives).

I haven’t seen anything happen during the last ten years to convince me we won’t see a repeat for 2020. Yes, St. Louis’ central corridor will again see gains, but the net for the city will be a loss. The percentage of loss may drop again, but that’s small consolation.

I have no doubt St. Louis County will see another net loss, as the exodus from North County continues. Hopefully I’ll be proven wrong about the city & county, but I don’t think I’ll have to eat my words.

Here are the results of the recent non-scientific Sunday Poll:

Q: Will the City & County population change with the 2020 census?

  1. St. Louis City & County will both have population losses: 16 [64%]
  2. St. Louis County will have a population increase, St. Louis City a loss: 4 [16%]
  3. St. Louis City & County will both have population increases: 3 [12%]
  4. St. Louis City will have a population increase, St. Louis County a loss: 2 [8%]
  5. Unsure/no answer: 0 [0%]

Obviously the majority agree with me.

Missouri is expected to hold onto its congressional seats, but Illinois won’t be so fortunate. Illinois is one of ten states expected to lose a seat(s).

New census figures will be used to redraw everything from the city’s wards (dropping from 28 to 14) to House & Senate districts. New wards/districts will be in place for 2022 elections.

— Steve Patterson

 

Future Medical Marijuana Cultivation Locations in the City of St. Louis

December 30, 2019 Featured, Medical Marijuana Comments Off on Future Medical Marijuana Cultivation Locations in the City of St. Louis
 

Last week Missouri announced which applicants will be awarded licenses to grow medical marijuana.

The Missouri Department of Health and Senior Services announced the winning 60 applicants for cultivation facilities sought by an estimated 500 companies hoping to cash in on the legalization of pot.
Approval of the growing operations comes just days after the state awarded licenses to companies seeking to transport cannabis products. Among those are companies in St. Louis, Festus, Eureka and Florissant. (Post-Dispatch)

Seven licensees will be located in the City of St. Louis.  Three will operate out of the same large warehouse, so there’s five total locations.

I decided to look into each location.

7110-7140 North Broadway

The four buildings that make up 7110-7140 N. Broadway were built between 1941-1947.

  • Property Owner: 7110 North Broadway LLC  (Sauget IL)
  • Year Built: 3 buildings in 1941, and 1 in 1947
  • Neighborhood: North Riverfront
  • Ward: 2nd
  • Applicants: Kindbio LLC (7110), Certified Alternative Medicine (7140), VMO-Ops Inc. (7110)
  • Comments: I imagine the Broadway facade was originally a beige brick, though perhaps reddish. Located across Broadway from Bellefontaine Cemetery, this location has easy highway access. Separate licenses have been issued to companies that will transport cannabis product, so having three facilities at one location may prove advantageous from a logistical perspective.

3417 South Broadway (part of the large Lemp Brewery complex)

It’s unclear how much of this Lemp Brewery building at Broadway & Cherokee will be used for cultivation.

  • Property Owner: Historic Lemp Brewery LLC
  • Year Built: Early 20th century
  • Neighborhood: Marine Villa
  • Ward: 9th
  • Applicant: Blue Arrow Holdings LLC
  • Comments: This is large building, though small compared to others on the former Lemp Brewery site. My guess is this will give this cultivator room to expand as demand warrants.

1315 Cherokee St

It’s unclear if the applicant will occupy all or part of this building.

  • Property Owner: Mound City Partners LLC
  • Year Built: 1966
  • Neighborhood: Benton Park
  • Ward: 9th
  • Applicant: BeLeaf Medical LLC
  • Comments: Local news reports showed cute storefronts near Jefferson when mentioning one cultivation facility would be on Cherokee Street, another showed the north side of the Lemp Brewery across the street. This is the most out of character property on Cherokee Street.

1400 North 7th Street

  • Property Owner: Northside Regeneration (Paul McKee)
  • Year Built: 1959
  • Neighborhood: Columbus Square
  • Ward: 5th
  • Applicant: TC AppliCo LLC
  • Comments: This is just around the corner from our apartment, so I was hoping this applicant would be approved. Will be nice seeing it occupied.

2727 Hamilton Ave

  • Property Owner: St. Louis’ Land Reutilization Authority (LRA)
  • Year Built: 1923
  • Neighborhood: Wells-Goodfellow
  • Ward: 22nd
  • Applicant: Growing Jobs Missouri LLC
  • Comments: This is probably the most ambitious/challenging location of this list — but easily one of the most interesting architecturally. A 1909 Sanborn Fire Insurance map indicates the adjacent warehouses were part of A. Leschen and Sons Rope — manufacturers of wire rope and tramways, etc.  The building is very open — literally. Hopefully renovations can happen quickly, though not sure how long it will take for the applicant to secure title from the LRA. The Wells-Goodfellow neighborhood made headlines earlier this year after a concentrated effort to raze buildings deemed beyond renovation — see Options For The Wells Goodfellow Neighborhood. It would be great if, as the applicant name suggests, this location generated new jobs for local residents.

So there you have it, the five city locations for the seven applicants recently awarded cultivation licenses. All will need investment to get ready to operate as an indoor growing operation. As this is a new highly-competitive business we will have to see how each performs, it’s possible not all will survive their initial first year or two in business.  Others may thrive and need to expand in place, or relocate to larger facilities.

Really looking forward to seeing where the city’s dispensaries will be located.

— Steve Patterson

Sunday Poll: Will The City & County Population Increase or Decrease With The 2020 Census?

December 29, 2019 Featured, St. Louis County, Sunday Poll Comments Off on Sunday Poll: Will The City & County Population Increase or Decrease With The 2020 Census?
 

Please vote below

The new year will bring with it the decennial U.S. Census:

The U.S. census counts each resident of the country, where they live on April 1, every ten years ending in zero. The Constitution mandates the enumeration to determine how to apportion the House of Representatives among the states. (U.S. Census Bureau)

After the 2010 Census Missouri lost one seat in the U.S. House of Representatives.

Today’s poll isn’t about Missouri, but the population of both the City of Saint Louis and St. Louis County.

This poll will automatically close at 8pm tonight. My thoughts and the non-scientific poll results on Wednesday morning.

— Steve Patterson

Will Know In February 2020 How Well My Cancer Treatment Is Working

December 27, 2019 Featured, Steve Patterson Comments Off on Will Know In February 2020 How Well My Cancer Treatment Is Working
 

My favorite color is orange so I’m pleased with the ribbon.

This year, like most, has had ups & downs. The big downer this year was when I was told I have Metastatic Renal Cell Carcinoma, aka Stage 4 Kidney Cancer.

My two prior posts:

Today I want to talk about kidney cancer and treatments. When a person has a small tumor in a kidney (stage 1) the solution is usually to surgically remove the tumor. Unfortunately, kidney cancer is often hard to detect — so it spreads — metastatic or stage 4.

One of my kidneys is now completely tumor. We can live with one kidney but surgery would’ve delayed treatment. My tumors have been growing and spreading since my initial CT scans so further delay wasn’t an option.

I’ve had two treatments so far — the 2nd was on Monday. Side effects have been minor, mostly greater fatigue. My 3rd treatment is next month.

Chemotherapy, right? No. Radiation? Nope. Immunotherapy!

Wait, what?

Cancer treatments like chemotherapy and radiation use medications or high-energy X-rays to kill cancer cells. Immunotherapy is different because it uses your own immune system to fight off the cancer.

Some immunotherapy treatments help your immune system find the cancer or work harder to attack it. Others give you man-made versions of proteins or other substances to help your body fight the disease. Immunotherapy is a type of biologic therapy.

Immunotherapy is approved to treat certain kinds of cancer, including melanoma, lymphoma, and lung cancer. Immune-based treatments for many other types are being tested in clinical trials. (WebMD)

As chemotherapy has been ineffective with kidney cancer, I’m fortunate to be getting the latest in immunotherapy treatment. My treatment is two different drugs administered intravenously every few weeks. I’m also in a clinical trial testing a third drug taken orally every day. It’s a double blind study — neither I nor my doctor know if I’m getting the third drug or the placebo.

In February I’ll get another scan — our first chance to see how well my immune system has attacked the cancer. A good result will be either no growth or shrinkage of the tumors.

— Steve Patterson

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