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<br />4 VILLAGE PINE CUSTOM GUNSMITHING
<br />VILLAGE PINE Requested Narrative for Conditional Use Permit at
<br />5611 152"d St. N, Unit 3, Hugo, MN 55038
<br />Village Pine Custom Gunsmithing is a small, currently home-based, gunsmithing business in White Bear
<br />Township. We have been in business and federally licensed for almost seven years and desire to move into a
<br />commercial location. The largest portion of our revenue involves refinishing or OEM finishing of firearms by means of
<br />two types of industry specific paints. This includes work for three local manufacturers who sell their products across the
<br />nation and worldwide. Currently, a lesser portion of the revenue is based on more traditional gunsmithing work, such as
<br />cleanings, minor upgrades such as sight or scope installations, basic repairs, and accurizing, with roughly equivalent
<br />revenue generated by retail sales. Both the latter sources of revenue are expected to grow significantly with a
<br />storefront. The greatest obstacle to expansion is the lack of space, followed by public exposure. As such, the square
<br />footage at the unit in question is desirable, and generally more than adequate for our current and projected needs.
<br />As it is understood by VPCG, the previously noted sources of gunsmithing revenue are in line with the current
<br />zoning of the unit and building (Industrial). The CUP is understood to be necessary for the inclusion of a retail space for
<br />the supplementary sales of parts, firearms, and as an authorized display area for JP Enterprises (next building to the
<br />south). It should also be noted that official arrangements for this display are under negotiation and are not final, largely
<br />due to the absence of an actual, well assembled space in which to put the display. The objective is to provide a space
<br />where customers and potential customers can come and inspect JP merchandise, as getting hands on experience with an
<br />item generally results in a higher chance of a sale. Being adjacent to JP will certainly be a bonus as the only other
<br />"showroom" currently in existence is located at a store in Eden Prairie, and is also quite inferior to our planned display.
<br />JP has for years desired such a space, staffed by knowledgeable people. Previous attempts at other retail locations, such
<br />as Scheels and Joe's Sporting Goods were ineffective as the staff at those locations made no attempt to learn or sell the
<br />product, even discouraging its sale. Even if official arrangements are not authorized, having worked at JP Enterprises for
<br />six years prior to self-employment, being a JP authorized distributor, and having the desire to increase sales of JP
<br />products, we will still install a lesser display and proceed accordingly.
<br />Specific retail products will be tailored largely to the competition disciplines rather than to the general hunting
<br />or shooting environment, in which customers already have plenty of options. However, competition shooting is growing
<br />rapidly in Minnesota and Wisconsin, particularly in the disciplines of 3 -Gun (heavily serviced by JP) and Precision Rifle
<br />Series, which is a long -ranged type of event. Furthermore, trap and skeet shooting, always popular at any outdoor
<br />range, has also taken firm hold in Minnesota high schools. Thus, aftermarket high end parts such as triggers, optics,
<br />handguards, barrels, recoil compensation parts, and other upgrades will compose the bulk of the retail items. A small
<br />number of firearms manufactured for these events, particularly JP Enterprises rifles, will also be displayed and sold. In
<br />due time, we intend to showcase in lesser glory selected other local manufacturers' products, and if possible formal
<br />arrangements with these companies will also be pursued. This is the niche in which we believe success will be attained.
<br />It is the intent of VPCG to build an internal roofed retail structure inside the building with a standard ceiling
<br />height to measure no more than 400 square feet in area, out of a total of 2000 square feet. The remainder of the space
<br />will be dedicated to gunsmithing and machining work, and storage. This will not include office space, which is currently
<br />approximately 110 square feet, but may include a small hallway to allow access to the restroom as required under code.
<br />This final arrangement has yet to be specifically determined. It may also be necessary to move the office space to a
<br />different location in the building. We have provided updated floor plans to this effect. It is not expected that this
<br />restroom will see a great deal of use by the public as most customers will likely stay less than 15 minutes, long enough to
<br />drop off or pick up a work order, and/or to peruse the items for sale, much of which will be displayed behind the retail
<br />counter. Furthermore, to maintain an inviting, friendly, and productive working environment, the presence of loitering
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