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(vii) Sub-area known as Commercial. - Ail the-uses listed in Section 40-70(a) Cormmercial C-1 District; (b) Dimensional requirements in Downtown D-1 District. Ii) The total ground area covered by any new struct- ure shall not exceed seventy percent (70%) of the lot or parcel area. No less than twenty percent (20%) of th% lot or parcel area shall remain landscaped open space exclusive of required off-street parking space, drying yards and refuse storage space. No addition to an existing building, no accessory building or structure may be erected when such const~action will increase the total ground coverage by all buildings or will reduce the amount of landscaped open space so as to exceed or further exceed the above stated maximum or minimum. (ii) The Committee shall define setback requirements so as not to violate the requirements set forth in subsection CD) (i). (iii) Off-street parking shall be required in accord- ance with Section 40-45 Off-Street Automobile Parking. However, upon application, the city planning commission may, at a regular monthly meeting consider recommending a special exception. The commission shall take into account the relationship of such a plot to other spaces and structures located in, or proposed for this zoning district in arriving at its recommendation and may cite comprehensive plan elements relative thereto. The commission shall forward to the City Council a written report setting forth the extent to which restrictions will be altered by a special exception and justification therefor. Upon considering such planning commission recommendation, the City Council may, at a regular scheduled meeting, grant a special exception, the terms of which shall be specified and performance guaranteed within a specific time. Section 40-122. Certificate of Intent. (a) In order to regulate building and development within the D-1 District in accordance with the adopted plan and pro- gram, the design cormuittee will provide the basic guidelines for prospective developers, builders, designers, etc. as part of a formal review process. The specifications shall be based on the adopted plan and the design guidelines adopted by City Council. The review process shall culminate in the issuance of a Certificate of Intent by the committee to the applicant 4