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APPLICATION ; ..':_:".' CITY OF BOYNTON BEACH BrA CAst NO. :;'01/ Submittal Deadline: See scehdule of dates for Board meetings and submittal dates BOARD OF ADJUSTMENT APPLICATION Please print (in ink) or tvoe submittal date: March 13, 1995 The undersigned owner(s) hereby respectfully petition(s) the Board of Adjustment to grant to petitioner(s) a special exception or variance to the existing Zoning or Sign Code of said City pertaining to the property hereinafter described and in support thereof state(s): Property involved is described as follows: ~-+s+ Portion of Tract 9,0 & 91 , Subdivision The Plat of Quantum Park at Boynton Bc:h., P. , Page 196 & 1970r otherwise described as follows: ~.to'C'X- Plat Book 57 Property Address The following documents are required to be submitted with this application to form a single package. Incomplete package will not be accepted: 1. Two sealed surveys by a registered surveyor in the State of Florida, not over six (6) months old, indicating: A. All property lines B. North arrow C. EXisting structures and paving D. Existing elevations E. Rights-of-way, with elevations F. Easements on or adjacent to the site G. utilities on or adjacent to the site H. Legal description I. Number of acres to the nearest one-hundredtn (1/100) of an acre J. Location sketch of property K. Surveyor's Certificate 2. Two site plans properly dimensioned and to scale showing: A. All proposed structures B. All existing structures that are to remain on site C. setback lines for all structures drawn perpendicular from the properly lines to the closest vertical wall of structures D. Use of each structure (or uses within multiple occupancies) E. Use of adjacent properties including right-of-way lines for all streets and alleys, sidewalks, turn lanes and driveways F. Elevations of the lowest finished floor of all structures on the site 3. Certified list of names and post office addresses of property owners and legal descriptions of their property within 400 feet of subject property, as r.ecorded in the County Courthouse. Such list shall be accompanied by an Affidavit (see attached) stating that to the best of the applicant's knowledge, said list is complete and accurate. 4. Proof of ownership of property by petitioner (s), such as deed or purchase contract agreement. If an aaent is submittina the petition. a notarized copy of a letter desianatina him as such must accompany the petition. 5. Statement of special conditions, hardships or reasons justifying the requested exception or variance. Respond to the six (6) questions below (A-F) on a separate sheet (Please print or tvoe): A. That special conditions and circumstances exist which are peculiar to the land, structure or building involved and which are not applicable to other l~nds, structures or buildings in the same zoning district; Page 1 of 3 B. That the special conditions and circumstances do not result from the actions of the applicant; C. That granting the variance requested will not confer on the applicant any special privilege that is denied by this ordinance to other lands, bUildings or structures in the same zoning district; D. That literal interpretation of the provisions of this chapter would deprive the applicant of rights commonly enjoyed by other properties in the same zoning district under the terms of the Ordinance and would work unnecessary and undue hardship on the applicant; E. That the variance granted is the minimum variance that will make possible the reasonable use of the land, building or structure; F. That the granting of the variance will be in harmony with the general intent and purpose of this chapter and that such variance will not be injurious to the area involved or otherwise detrimental to the public welfare. 6. Application fee in the amount of $400.00, payable to the City of Boynton Beach, must accompany this petition. Tri-County Commuter Rail Authority 7. Name and address of owner: 305 S. Andrews Ave., Suite 200, Ft. Lauderdale, Fl Zip - 33301 8. Name of applicant: Craven Thompson & Associates, Inc. - Agent for Owner Applicant's address: Applicant's phone #: 3563 NW 53rd St., St. Lauderdale, FL 33309 305-739-6400 Date: 3-13-95 Signature of Applicant: To Dlr\ AA_/ 1. Property is presently zoned: I U Formerly zoned: IVI 2. Property Control Number: D8-'t3-tf{;;-/0-3:).-ooo-- 01/0 3. Denial was made upon existing zoning or ~ requirements (list sections[s] of Code from which relief is required): A PP6AJO/)( II- k>N..N&, S€-cfiDN 7. If. 17 . 4. Nature of exception or variance required: RcQlle~r Ps../~f FPvm r". 2lWIN6 CtJDf: Tb Oh1,lr mE:. fERIPlICfMt (;~N'N:i.r /i&JNh ~ CA-Sr pPl)/'r:Rry ~/!/, Df 17R.1'~;;.f6R rv , I/C.o.Pi)':.t:1) t:'DR.. 1M.1lt!:{,z)PmiN r of. 4 IA/2Kwb FAe-l.ily IINIJ t1cds.S -ro f1/t 1/-&r1i/tlb -rRI- f(41L S;~ T;D ty j. . Date: AI ~ Permit denied: AJIA . Building Department · 5 . Case Number: ~D'I Meeting Date: {ffRIL /7 /195 , To be filled out bv Board BOARD OF ADJUSTMENT ACTION: Approved Aye Denied Nay Stipulations: Signed: Chairman Page 2 of 3 ~-'" C E R T I F I CAT ION TO THE BEST OF MY KNOWLEDGE AND BELIEF, THE ATTACHED LIST IS A TRUE AND CORRECT LIST OF PROPERTY OWNERS WITHIN FOUR HUNDRED (400) FEET OF THE APPLICAT.WP5 Jos ph D. Handley , Agent ven Thompson & Associates, Inc. 1J.64 CB~.'tdJ. C)L)I- fD)! m. @ ~ ~ W, ~ ~l lUU ;MAR' 3 Fe; - PLP..Nt~\~i\: ~;;T' ZOE~L~' :' ' .--....-,.;; i~ Page 3 of 3 g04f/9S--0V5' (5) Cd ~ ~ 11- .kJ tJ- III. CERTIFICATION (I. (We. understand that this application and all papers and plans submitted herewith become a part of the permanent records of the Planning and Zoning Board. (I) (We) hereby certify that the above statements and any statements or showings in any papers or plans submitted herewith are true the best of (my) (ourl knowledge and belief. This appllcatl will not be accepted unless signed according to the instructions below. JIM t/,A~;A$"'~~ ~ Eo Md..e. 0' Ej'/61,-./e6,1( /~6 o owner s) or Trustee, ized Principal if property by a corporation or other entity. / -1.;7 -q t)' Date IV. S gnatu e 0 horized Agent M . Joe Handley; Craven Thompson & Associates, Inc. . ) (We) hereby designate the above signed person as (my) our) authorized agent in regard to this application. J/M ~~""J"""" 't ~ t:. ft#~.o~ ~ ~/N of OWner(s) or Trustee, ized Principal if property by a corporation or other entity. ~ "Z..b, 19Cf5 Date j-Z7-QS- Date SPACB BBLOW THIS LINE FOR OFFICB USB ONLY Review Schedulel Date Received Date Date Date Date Technical Review Board Planning , Zoning Board Community Appearance Board City conunission Stipulations af Final Approvala other Government Agencies/PersoRs to be contacted a Additional Remark., PLANNING & ZONING DEPARTMENT - November, 1991 A:sttePlan --_._----~ Board of Directors Rick Chesser Miguel Diaz de la Portilla Allen C. Harper Marie Horenburger Ed Kennedy Wendv U. Larsen Lori Nance Parrish Carol A. Roberts David Rush Gilbert M. Robert Executive Director 305 South Andrews Avenue Suite 200 Fort Lauderdale Florida 33301 Customer Information 1.800.874.7245 Executive Offices (305) 728-8512 T ri..County Commuter Rail Authority ~ March 9, 1995 City of Boynton Beach 100 E Boynton Beach Drive Boynton Beach, Florida 33435 RE: BOYNTON BEACH STATION CT & A PROJECT NO. 93-005501 WHOM IT MAY CONCERN: TRI-COUNTY COMMUTER RAIL AUTHORITY authorizes the firm of Craven Thompson & Associates Inc. to act on their behalf as agent in conjunction with all site plan approvals and variances for our Boynton Beach Project. If you have any questions please do not hesitate to contact me. Yours sincerelYI ~7 Project Man~~~~ij cc: Herb Kahlert Joe Handley OFFICIAL NOTARY SEAL KATHY LCRAVEN NCYrARY PUBUC STATE OF FLORIDA COMMISSION NO. CC2132."l8 MY COMMiSSION EXP. VLY 13.1996 (t.,rAz:. c:;?( e.tCUIL~.J. ' ,/ " \ Ii 14-> ~ '-/ t. (..c 4Vt:7v S/3/C;S- g,'JA CIJ~.! Alo dOY. This Instrument Was Prepared By And Should Be Returned To: ~'i Scott G. William., Esquire ~ SHUTTS & BOWEN 250 Australian Avenue South Suite 500 West Pa~ Beach, Florida 33401 Property Appraisers Parcel Identification (Folio) Number: DEC-15-1994 4: 19Pm 9Lt -415030 ORB 8545 P9 1066 ...._ 11111 _ _ _ 1 ~3~ ~1f O~ n ~ in 7~~ 00 ,.J ..:.,.... I. 'J ,.,0"" w,. ..:.W& .. I Con SPECIAL WARRANTY DEED THIS SPECIAL WARRANTY DEED, executed as of the 31st day of October, 1994, by QUANTUM ASSOCIATES, a Florida general partnership (the "Grantor"), whose mailing address is 115 West Washington street, Indianapolis, Indiana 46204 to TRI-COUNTY COMMUTER RAIL AUTHORITY, an agency of the State of Florida, whose mailing address is 305 South Andrews Avenue, Suite 200, Ft. Lauderdale, Florida 33301 (the "Grantee") . ~ .! ! ~ ! ! ! ! ! !!: That Grantor, for and in consideration of the sum of Ten Dollars ($10.00) and other good and valuable consideration to Grantor in hand paid by Grantee, the receipt and sufficiency of which is hereby acknowledged, has granted, bargained, and sold to Grantee and Grantee's heirs and assigns forever, the following described real property situate, lying, and being in Palm Beach county, Florida (the "Property") to wit: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF. TO HAVE AND TO HOLD the same in fee simple forever. This conveyance is made SUBJECT TO the following: 1. Restrictions, covenants, conditions and easements as contained on the Plat of Quantum Park at Boynton Beach, PID Plat No.8, recorded in Plat Book 57, Page 196, of the Public Records of Palm Beach County, Florida. 2. Reservations, covenants and conditions contained in the Declaration of Protective Covenants of Quantum Park at Boynton Beach, dated October 14, 1987 and recorded October 15, 1987 in Official Records Book 5450, page 1105, together with amendment, as recorded in Official Records Book 6393, page 218, all of the Public Records of Palm Beach County, Florida. 3. The Development Order issued under the Quantum Park Development of Regional Impact (the "DRI "), dated April 26, 1985 and filed in Official Records Book 4534, Page 1728, together with the modification as filed in Official Records Book 5584, Page 1273, all on the Public Records of Palm Beach County, Florida. 4. Easement in favor of Florida Power and Light Company contained in Easement dated August 29, 1961 and recorded August 30, 1961 in Official Records Book 672, Page 38, of the Public Records of Palm Beach County, Florida. 5. Easement in favor of Florida Power and Light Company contained in Easement dated March 19, 1984 and recorded August 6, 1984, in Official Records Book 4315, Page 1279, of the Public Records of Palm Beach County, Florida. 130A C4S! Aj6.j..o4 CI.BBS 1IO'1'B: 'ftIB ~Y.l5tAIICB BV.UJDCBD BY TJaS DBBD IS PARr OF A LARGBR ~CXI DIVOLVDIG A DmaJ .... TJaS SAD Q1IAII'l'OR AIID QBA, DIe. DI'!O '!lIB QIJAII'I"IJII ~- ...a.rr DBVBLOraClIWI' DZ8'l'RI~ (rBB -QCDD-) AlII) A GRAft OF --~--I r.- 2'a QCDD 1"0 mur SAD GRAlI'l"D. AU. APPLZI'!Jl.RT..1r rv-~ no..--.-m SDIIP8 ..... __~ m DBa ..... ORB 8545 PI3 1067 ..1l1ll!IR.Il~ v.lilla.ill! B4J>..da llla__d FaB4t1.4.L.l It, 199B, L. E!a2l~ 116. e:h~J1 1IJII 1379:5 AI?) of LlA':' el...:""..': L e..,...L L LA ......05 fl!~ Pal. 98iUdl G:'81iR'i.y, FIe_ilia. And Grantor covenants with Grantee that, except as above noted, at the time of the delivery of this deed said property was free from all encumbrances made by Grantor, and that Grantor hereby specially warrants the title to said property and will defend it against the lawful claims of all persons claiming by, through, or under Grantor, but not otherwise. IN WITNESS WHEREOF, Grantor has executed this deed as of the day and year first above written. Signed, sealed, and delivered in the presence of: I . i ,,,,,,:-=c L QUANTUM ASSOCIATES, a Florida general partnership '7 . '/ ~ ~___~~....v c. 1--7'--~ (Type or print name) .'J ! ~. .!~.. 11 . i {' '/ t-,7... By: QUANTUM SIMON, INC., an Indiana corporation, general part~er By: "-- 'e\)l0\ i rr:c0 . Its: ~ r~sl~r- " /1 - /""v, /j:c ~;" I ./ /f'J't.7! (Type or print name) STATE OF ::I7vD!llJ./14 COUNTY OF ;J1M/cJJ ss. : The. ~ore9oing instrument was aCkno~le~q-ed~,bef.3-:e me this '-:; / .y- ( - .,l-'(~ I ,1994, by 1/,(-:. tc- ,,'l ~/f-{U':;- , as of Quantum Simon, Inc., an Indiana corporation, as general partner of Quantum Associates, a Florida general partnership, on behalf of the partnership, who is personally known to me.. err wllo produced --a'- -driver's-~cense as day of :;~/~'. i~-) . F '"'~ ........ "\; ~ - .~..... ':~. .', J9fficial ~~tarial . .... ~ .. "~'." - " . Seal] identification.... .fiAt. ~ 11 .d _.,.. Notary pUb~6/ ~ SlfMUt. T ;:'1/4"; (Print or ty e name) Commission No.: My Commission Expires: . - :. ::} , ..... , . . I ~::. ..' ,". ~ '.' . ; J ,....... ~'. I WESTPAlM ~il93:; - JMB 1 0/18/94 (VS) SHIRLEY J. RYAN, Notary Public County of Residence: Marion My Commission EXpires: June 1 7, 1995 EXHIBIT nAn ORB 8545 Pc.;! 1068 OOR01lf1 H. WILKEN, CLERK PB COUNTY, FL FEE SIMPLE PARCEL BEING CONVEYED FROM QUANTUM ASSOCIATES TO TRI-COUNTY RAIL AUTHORITY: A PARCEL OF LAND SITUATE IN SECTION 16, TOWNSHIP 45 SOUTH, R.A,NGE .;.J WEST, PALM BEACH COLH4TY. FLORIDA, ALSO BEING A PORTION OF TRACT 90 OF THE PLAT OF QUANTUM PARK A.T BOYNTON BEACH, P.I.D. PLAT NO.8, AS RECORDED IN PLA T BOOK 57, A T PAGES 196 AND 197 (j;-" lrlE PUBLIC RECORDS OF PALM BEACH COUNTY. FLOR:OA, BEING MORE P ARTICULARL Y DESCRIBED .A.S FOl.LOWS: BEGiNNING A T THE NORTHEAST CORNER OF SAID TI'<ACT 90; THENCE SOUTH 00030'27" EAST, ALONG THE EAST LINE OF SAID TRACT 90. SAID LINE ALSO BEING THE WEST LINE OF THE SEABOARD ALL FLORIDA RAIL \A'A { RIGHT-OF-WAY, A DISTANCE OF 632.32 FEET; THENCE SOUTH 86' 35'.:'.5" 'NEST, A DISTANCE OF 598.67 FEET; THENCE NORTH 03- 24'35" WEST, A DIST ANCE OF 540.98 FEET TO A POINT ON THE WEST LINE OF SAID TRACT 90; THENCE NORTH' 21.57'58" EAST ALONG SAID WEST LINE OF TRACT 90, A DISTANCE OF 154.88 FEET TO A POINT ON THE NORTH LINE OF SAID PLA T; THENCE SOUTH 88024'22" EAST ALONG SAID NORTH LINE. A OIST ANCE OF 566.47 FEET TO THE POINT OF BEGINNING. ABOVE DESCRIBED PARCEL OF LAND LYING IN THE CITY OF BOYNTO~J BEACH, FLORIDA CONTAINS 9.200 ACRES MORE OR LfSS. CJ E :;:, u o . ,,=,-g - :>> 0.- 2:;-CU =~ ;.9;; g'1! -l :I: O~ ::!,g Wu :2J! en .!!2 0:<0 w(J) 05 a::: o :.J w a::: ->_..,.._-------_._..~--~ RESPONSE TO QUESTIONS A THROUGH F ON BOARD OF ADJUSTMENT APPLICATION A. The request is an exception or variance from the twenty five foot (25/) peripheral greenbelt requirement as it applies to the Quantum Park P.I.D. The total Tri-County Commuter Rail Authority station encompasses properties within and property immediately adjacent to Quantum Park. These properties (i.e. the parking lot, the station and tracks) must function as one site and cannot be disinjointed by the provision of a twenty five foot (25/) greenbelt. Both vehicular and pedestrian circulation must be allowed to continue over the common property line between the Tri-Rail Station and the Park-n-Ride facility. This is a special condition that can occur only at the Tri-Rail Station site. B. The actions of the applicant have not caused this special condition. It is the nature of the facility which exists at the site which has caused this need for the variance. C. The granting of this variance would not confer on the applicant any special privilege that is denied by this ordinance to other lands, building or structures in the same zoning district. No other properties within any zoning district should require this variance for the purposes stated herein. D. If literal interpretation of the provisions of greenbelt requirement is applied, undue hardship would exist on this applicant as they could not develop this property to function in conjunction with the transportation network of which is the sole purpose of this facility. E. The variance requested is the minimum variance needed to provide the vehicular and pedestrian circulation which is required for this facility. In fact, the greenbelt requirement for the north property edge has exceeded the requirement by more than three times. F. The intent of the greenbelt requirements is to buffer the developments within the Quantum Park P.I.D. from the adjacent uses. The adjacent use of this site is the Southeast Florida Rail Corridor and Interstate 95. These uses are in harmony with the proposed use of the site therefore negating the intent of a twenty five foot (25/) buffer provision. The granting of the variance would not be injurious to the area included or otherwise detrimental to the public welfare. In fact, if this variance is not granted the provision of the twenty five foot (25/) buffer would result in a condition that is detrimental to the public welfare since vehicular and pedestrian traffic flow would be severely compromised and site visibility for safety reasons would be greatly reduced. BOA ctKe NO. ';).0,", CR~EN lROMPSON & ASSOCI~ES INC. SURROUNDING PROPERTY OWNERS LIST FOR 400 FT. RADIUS OF TRI-RAIL STATION SITE OWNER LEGAL OEseRI PTION Florida State of DOT 16-45-43, TH PT OF W 1/2 L YG W OF & C/O Right-of-Way Administrator ADJ. TO 1-95 RIW KIA DOT/CSX RY RIW 3400 W. Commercial Blvd. AS IN OR6403P1215 (SEE L-39 P1261 & Ft. Lauderdale, FL 33309 L-40 P1262) & ADDL RIW AS IN OR6705 P1884 & 1886 Highridge 3000 Inc. 16-45-43, S 156 FT OF E 300.23 FT OF 6950 Cypress Rd. W 340.26 FT OF S 1/2 OF NW 1/4 OF Plantation, FL 33317 NW 1/4 Fontana Interiors Design BOYNTON BEACH DISTRIBUTION 2901 NW Commerce Park Dr. CENTER IN PB47P100 L T 11 (LESS SLY Boynton Beach, FL 33426 73.89 FT. OF EL Y 145 FT) Regent Associates BOYNTON BEACH DISTRIBUTION C/O Kwartler Associates CENTER IN PB47P100 L T 12 2 North St. Waldwick, NJ 07463 BBD Associates BOYNTON BEACH DISTRIBUTION P.O. Box 4529 CENTER N 92.20 FT. OF S 125.2 FT OF E Boynton Beach, FL 33424 212.1 FT OF W 231.52 FT OF LT 23 KIA PROPOSED BOYNTON BEACH DISTRIBUTION CENTER COND F IN OR4554P952 BBD Associates BOYNTON BEACH DISTRIBUTION P.O. Box 4529 CENTER N 172.10 FT OF S 191.10 FT OF Boynton Beach, FL 33424 E 92.10 FT OF W 137.90 FT OF LT 24 KIA PROPOSED BOYNTON BEACH DISTRIBUTION CENTER COND E AS IN OR4554P952 Page 1 SURROUNDING PROPERTY OWNERS LIST FOR 400 FT. RADIUS OF TRI-RAIL STATION SITE OWNER LEGAL DESCRIPTION Boynton Beach Distribution BOYNTON BEACH DISTRIBUTION Center Master Assn. Inc. CENTER IN PB47P100 TR D-1 3300 S. Congress Ave. #7 Boynton Beach, FL 33426 Curt G. Joa Inc. BOYNTON BEACH DISTRIBUTION P.O. Box 1360 CENTER BLDG A COND UNITS A-1 & Boynton Beach, FL 33425 A-2 Bank Boynton BOYNTON BEACH DISTRIBUTION C/O Gene Moore CENTER BLDG A COND UNIT A-11 1865 Woolbright Rd. Boynton Beach, FL 33426 Alvin I Brown TR BOYNTON BEACH DISTRIBUTION 7900 Wisconsin Ave. CENTER BLDG B COND UNIT 4 Bethesda, MD 20814 Alvin I Brown TR BOYNTON BEACH DISTRIBUTION 7900 Wisconsin Ave. CENTER BLDG B COND UNIT 8 Bethesda, MD 20814 Alvin I Brown TR BOYNTON BEACH DISTRIBUTION 7900 Wisconsin Ave. CENTER BLDG C COND UNIT 4 Bethesda, MD 20814 Alvin I Brown TR BOYNTON BEACH DISTRIBUTION 7900 Wisconsin Ave. CENTER BLDG C COND UNIT 8 Bethesda, MD 20814 General Financial Services Inc. BOYNTON BEACH DISTRIBUTION 8441 E 32nd St. N #200 CENTER BLDG D COND UNIT 4 Wichita, KS 67226 Page 2 SURROUNDING PROPERTY OWNERS LIST FOR 400 FT. RADIUS OF TRI-RAIL STATION SITE OWNER LEGAL DESCRIPTION Alvin I Brown TR BOYNTON BEACH DISTRIBUTION 7900 Wisconsin Ave. CENTER BLDG H COND UNIT 3 Bethesda, MD 20814 Alvin I Brown TR BOYNTON BEACH DISTRIBUTION 7900 Wisconsin Ave. CENTER BLDG H COND UNIT 8 Bethesda, MD 20814 Boynton Beach Distribution Center BOYNTON BEACH DISTRIBUTION Master Assn. Inc. CENTER PL 2 TRS 1 & 2 3300 Congress Ave. #7 Boynton Beach, FL 33426 Quantum Associates QUANTUM PK AT BOYNTON BEACH P.O. Box 6120 PL 8 L T 85 Indianapolis, IN 46206 Quantum Associates QUANTUM PK AT BOYNTON BEACH P.O. Box 6120 PL 8 L T 86 Indianapolis, IN 46206 Systems Control Inc. QUANTUM PK AT BOYNTON BEACH 12021 SW 144th St. PL 8 L T 89A Miami, FL 33186 Quantum Associates QUANTUM PK AT BOYNTON BEACH P.O. Box 6120 PL 8 L T 89B (LESS WL Y 265.43 FT. OF Indianapolis, IN 46206 NL Y 241.17 FT AS IN OR6603P388 Systems Control Inc. QUANTUM PK AT BOYNTON BEACH 12021 SW 144th St. PL 8 WLY 265.43 FT. OF NLY 241.17 FT Miami, FL 33186 OF L T 89B AS IN OR6603P388 Page 3 SURROUNDING PROPERTY OWNERS LIST FOR 400 FT. RADIUS OF TRI-RAIL STATION SITE OWNER LEGAL DESCRI PTION Quantum Associates QUANTUM PK AT BOYNTON BEACH P.O. Box 6120 PL 8 L T 90 (LESS PROPOSED R/W AS IN Indianapolis, IN 46206 OR6199P526) QRA INC. QUANTUM PK AT BOYNTON BEACH 110 SE 6th Street, 21 st Floor PL 8 PROPOSED 50 FT R/W L YG Ft. Lauderdale, FL 33301 WITHIN L TS 90 & 91 AS IN OR6199P526 Quantum Associates QUANTUM PK AT BOYNTON BEACH P.O. Box 6120 PL 8 L T 91 (LESS SLY 14.02 FT OF EL Y Indianapolis, IN 46206 280 FT & TRGLR PAR RD R/W & EL Y 31 FT OF S 251 FT SR 9 RIW