Property Description

The subject is located in northern Hermantown along Minnesota Highway 194, immediately westof its intersection with U.S. Highway 53/Miller Trunk Highway. The location is near the westernextent of the more intensively developed Miller Trunk Highway corridor and represents atransition between established commercial and employment uses to the east and a lower-densitymixture of residential, commercial, and undeveloped land extending west along Highway 194.Highway 194 and Miller Trunk Highway provide good regional accessibility to Duluth,Hermantown, the Iron Range, and communities west and northwest of the Duluth metropolitanarea.Development in the immediate subject area is less concentrated than the established commercialdevelopment farther east and south along Miller Trunk Highway. Surrounding uses includecommercial and service businesses, contractor and employment-related uses, light industrialdevelopment, residential properties, and vacant or partially developed tracts. Development isgenerally suburban and automobile-oriented, with commercial properties typically situated onlarger sites with surface parking and convenient access to the arterial roadway system. DuluthInternational Airport is located nearby and also contributes to the employment and commercialcharacter of this portion of Hermantown.The subject's location near the intersection of Highway 194 and Miller Trunk Highway providesgood regional accessibility and highway exposure. Development intensity decreases west of MillerTrunk Highway, and portions of the surrounding area remain wooded or undeveloped. However,recent infrastructure investment and commercial and employment-related development near theintersection indicate a continued transition toward more intensive development. The subject isconsidered to be located within an emerging commercial and employment area rather than anestablished retail corridor.Municipal water and sanitary sewer infrastructure is located in the immediate vicinity of thesubject. City of Hermantown GIS mapping depicts a sanitary sewer line along Highway 194 anda municipal water line along Miller Trunk Highway, including the area near the Highway194/Miller Trunk Highway intersection. Based on the proximity of these public utility lines,municipal water and sanitary sewer service are assumed to be available to the subject. Thefeasibility, capacity, connection costs, and need for any extensions should be confirmed with theCity of Hermantown prior to development.Minnesota Energy Resources verified that natural gas service extends to the adjacent property at5544 Miller Trunk Highway as well as 4621 Lindahl Road, located across Miller Trunk Highway.Per a phone conversation with Minnesota Energy Resources, there is a gas line that runs along thenorth side of Highway 194 in front of the subject property and also the southerly boundary ofMiller Trunk Highway. Based on the proximity of existing service, natural gas is consideredavailable within the immediate area.

Property Features

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