For any zoning lot within the Special Downtown Jamaica District, the City Planning Commission may permit modification of the use or bulk regulations, except floor area ratio provisions, provided the Commission shall find that such:
(a) use or bulk modification will aid in achieving the general purposes and intent of the Special District;
(b) use modification will encourage a lively pedestrian environment along the street or mandatory sidewalk widening, or is necessary for, and the only practicable way to achieve, the programmatic requirements of the development;
(c) bulk modifications will enhance the distribution of bulk on the zoning lot;
(d) bulk modifications will permit adequate access of light and air to surrounding streets and properties; and
(e) use or bulk modification will relate harmoniously to the character of the surrounding area.
The Commission may prescribe appropriate conditions and safeguards to minimize adverse effects on the character of the surrounding area.