The subject is located in northern Hermantown along Minnesota Highway 194, immediately west of its intersection with U.S. Highway 53/Miller Trunk Highway. The location is near the western extent of the more intensively developed Miller Trunk Highway corridor and represents a transition between established commercial and employment uses to the east and a lower-density mixture 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 metropolitan area. Development in the immediate subject area is less concentrated than the established commercial development farther east and south along Miller Trunk Highway. Surrounding uses include commercial and service businesses, contractor and employment-related uses, light industrial development, residential properties, and vacant or partially developed tracts. Development is generally suburban and automobile-oriented, with commercial properties typically situated on larger sites with surface parking and convenient access to the arterial roadway system. Duluth International Airport is located nearby and also contributes to the employment and commercial character of this portion of Hermantown. The subject's location near the intersection of Highway 194 and Miller Trunk Highway provides good regional accessibility and highway exposure. Development intensity decreases west of Miller Trunk Highway, and portions of the surrounding area remain wooded or undeveloped. However, recent infrastructure investment and commercial and employment-related development near the intersection indicate a continued transition toward more intensive development. The subject is considered to be located within an emerging commercial and employment area rather than an established retail corridor. Municipal water and sanitary sewer infrastructure is located in the immediate vicinity of the subject. City of Hermantown GIS mapping depicts a sanitary sewer line along Highway 194 and a municipal water line along Miller Trunk Highway, including the area near the Highway 194/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. The feasibility, capacity, connection costs, and need for any extensions should be confirmed with the City of Hermantown prior to development. Minnesota Energy Resources verified that natural gas service extends to the adjacent property at 5544 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 the north side of Highway 194 in front of the subject property and also the southerly boundary of Miller Trunk Highway. Based on the proximity of existing service, natural gas is considered available within the immediate area.