Due to variations in access and distance to public transit, ride-sharing patterns, and/or proximity of shared-parking facilities, and in situations where the Planning Commission is satisfied that the location, uniqueness, or expected need for off-street parking facilities for a particular use is uncertain, or in circumstances where the need for off-street parking facilities is considered to be less than the minimum requirements set forth in this Chapter, a waiver in the parking requirement may be deemed appropriate by the Planning Commission. Up to fifty percent (50%) of the required parking area may remain unimproved and retained in a landscaped area. The Planning Commission may require, at any time it deems appropriate, that some or all of the land be improved as a parking area to meet increasing parking demands. The land area of the deferred required parking shall be maintained in an open space reserve and shall be landscaped pursuant to an approved Landscaping Plan and all regulations and requirements set forth in Chapter 1161.