Within the Special Southern Roosevelt Island District, the City Planning Commission may, by special permit, allow a modification of the bulk regulations of this Chapter and the underlying bulk regulations, except floor area regulations, provided the Commission finds that:  

(a)        such modifications are necessary to achieve the programmatic requirements of the academic and research and development campus;

(b)        such distribution of bulk will result in better site planning and will thus benefit both the residents, occupants or users of the Special Southern Roosevelt Island District and the surrounding neighborhood;

(c)        such distribution of bulk will permit adequate access of light and air to surrounding public access areas, streets and properties; and

(d)        such distribution of bulk will not unduly increase the bulk of buildings in the Special Southern Roosevelt Island District to the detriment of the occupants or users of buildings in the Special District or on nearby blocks.