(b) Factors to be considered by the commissioner in determining whether such additional lands have significant potential for business development and job creation are:

1. (1) existing infrastructure, such as water, sewers and roadways;
2. (2) lands and/or buildings immediately available for development;
3. (3) access to public transportation;
4. (4) labor force available in the immediate area;
5. (5) nearby training facilities; and
6. (6) existing business base capable of expansion.

(c) Notwithstanding subdivision (b) of this section, lands nearby may only be included if applicant demonstrates that:

1. (1) such lands and/or buildings are vacant, abandoned, or otherwise available for commercial or industrial purposes, except when it can be demonstrated that inclusion in the zone of certain occupied buildings will result in a significant business investment and/or increase in employment;
2. (2) other available lands do not have the potential for timely development at a reasonable cost;
3. (3) these lands are necessary to meet the 25 percent minimum for developable lands within a zone; and
4. (4) that new jobs likely to be created are accessible to residents of the zone.