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In all districts, as indicated, whenever an existing manufacturing building is expanded pursuant to the provisions of Section 43-121 (Expansion of existing manufacturing buildings), the City Planning Commission may reduce, up to a maximum of 40 spaces, the parking requirements of Sections 44-21 (General Provisions) or 44-22 (Special Provisions for a Single Zoning Lot With Uses Subject to Different Parking Regulations), provided the Commission certifies:

(a)        that because of site limitations such a reduction is necessary for the proper design and operation of the manufacturing building; and

(b)        that off-site parking and mass transit facilities are adequate to satisfy the additional parking demand generated by the expansion.