The Planning Board may adapt or waive any of the requirements of these regulations, in whole or in part, and in particular for smaller or less complex projects, upon a request from the Responsible Parties and a showing that (a) strict conformity would pose an unnecessary hardship and waiver would not be contrary to the spirit and intent of these regulations; or (b) specific circumstances relative to the project, or specific site conditions, indicate that the waiver will properly carry out the spirit and intent of these regulations.