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6 A. Existing adjacent uses; B. Existing public facilities and services (water and sewer lines, etc.); C. Parcel size and ownership patterns of the exception area and adjacent lands: (i) Consideration of parcel size and ownership patterns shall include an analysis of how the existing development pattern came about and whether findings against the Goals were made at the time of partitioning or subdivision. Past land divisions made without application of the Goals do not in themselves demonstrate irrevocable commitment of the exception area. Only if development (e.g., physical improvements such as roads and underground utilities) on the resulting parcels or other factors makes unsuitable their resource use or the resource use of nearby lands can the parcels be considered to be irrevocably committed. Resource and non- resource parcels created pursuant to the applicable goals shall not be used to justify a committed exception. For example, the presence of several parcels created for non-farm dwellings or an intensive commercial agricultural operation under the provisions of an exclusive farm use zone cannot be used to justify a committed exception for land adjoining those parcels. (ii) Existing parcel sizes and contiguous ownership shall be considered together in relation to the land’s actual use. For example, several contiguous undeveloped parcels (including parcels separated only by a road or highway) under one ownership shall be considered as one farm or forest operation. The mere fact that small parcels exist does not in itself constitute irrevocable commitment. Small parcels in separate ownerships are not likely to be irrevocably committed if they stand alone amidst larger farm or forest operations, or are buffered from such operations. D. Neighborhood and regional characteristics; E. Natural or manmade features or other impediments separating the exception area from adjacent resource land. Such features or impediments include but are not limited to roads, watercourses, utility lines, easements, or rights-of-way that effectively impede practicable resource use of all or part of the exception area; F. Physical Development according to OAR 660-004-025; and G. Other relevant factors. The applicants have addressed the characteristics and relationship of the exception area and the lands adjacent to it, consistent with OAR 660-004-028, as shown in 12 (A), (B), (C) and (D) above. The land is segmented and broken off from the lands around it, due to the existence of a railroad right-of-way to the west and HWY 99E to the east. To the north is a narrow strip of EFU land, too small to be used for anything other than a buffer strip at, it acts as a median between the railroad and highway. This small strip of land gradually grows slimmer until the two rights-of-way combine. To the south are lands zoned Commercial and developed with storage buildings. If this zone change were to be approved, the subject property would be consistent with this zoning and create a harmonious area of Commercially zoned land, appropriately buffered and separated from EFU lands in the area such that, no adverse impacts would be expected. The subject property’s relationship with other lands is the area is that it does not have any. Due to its separation it has been left as wasteland, overgrown with trees and shrubs.