HomeMy WebLinkAboutA001 - Special Use Permit - Wireless Communications Facility 2801 Grand AvenueR·EC.-.. iVED
MAY 2 2 2023 Application Form Last Updated: March 25, 2022
CITY OF AMES IA
DEPT. OF PLANNING AND HOUSING
Wireless Communications Facility
Special Use Permit Application Form
For a Site in a Residential or Commercia l Zone
(This form must be filled out c ompletely before your application will be accepted.)
1. Property Address for this Special Use Permit: 2801 Grand Avenue, Ames, IA 50010
2. I (We) the undersigned, do hereby respectfu lly request the Ames Zon ing Board of
Adj ustment to grant a Special Use Perm it to allow a "Wire less Commun ications Facility" at
the property address listed abo ve.
3. Legal Description (attac h, if lengt hy): Parce l IDs 05-34-227 -140 and 05-34-227-160
(fu ll lega l desc ri pt ion attac hed )
4. Property Owner : NG M Own e rs hi p G roup LC
Busin ess: No rth G ra nd Ma ll
Addres s: 2801 Grand Avenu e
(Street)
Am es IA
(City)
Te lephon e: 5 15-232-367 9
(Prim ary)
(State)
50010
(Z ip)
(Oth er)
5. Appli cant: Cellco Partnership d/b/a Veri zon Wireless, by agent Crown Castle USA Inc
Business : Verizon Wireless
Address : 3025 Highland Parkway, Suite 550
(Street)
Downers Grove
(City)
Telephone: 630-480-5163
(Primary)
IL
(State)
Email address : Jaysen.Kralovetz@crowncastle .com
2
60515
(Zip)
(Other)
App li cation Form Last Updated : Ma rch 25, 2022
6 . Contact Pers on : Jaysen Kra lovetz
~~~~~~~~~~~~~~~~~~~~~~~~~~
Busin ess : C rown Ca s t le, on b e h a lf of V e ri z on Wire less
Address: 3025 Highl a nd Par kw a y , S ui te 550
(S tree t)
D own ers Gro v e
(City)
Te le phon e: 63 0-480 -5 16 3
(Prim ary)
IL
(State )
Emai l address : Jays en.Kralovetz @crownca stl e.com
6 0 515
(Z ip)
(Oth er)
This Special Use Permit will not be granted un l ess sufficient facts are presented with
the app li cation, and at the Z on i ng Board of Adjustment meeting, to support a finding
that all t h e genera l and specific standards for granting a Spec i al Use Perm i t have
been met.
O btaining thi s S pecial Use Permit does not a bso lv e the applicant from obt aining all oth e r
app lic ab le permits , such as Bu ildin g Permits, IDOT access permit s, et cetera .
I (We) certifv that I (1v ~ hal'e .mhmi d all t!t e required i1 ~formatio11 to 11pp(11 for a S p ecial Use
Per111it and that the inf), rm11tio11 is fa tu al.
Print Name
(Nore: No oth er s ig nature 11111y he .rnhstitut etlfor til e Proper(v Owner'::; Signature.)
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Application Form Last Updated: March 25, 2022
Wireless Communications Facility
Special Use Permit Supporting Information
For a Site in a Residential or Commercial Zone
(This form must be filled out completely before your application will be accepted.)
Section 1307(4) of the Municipal Code states that with is ""'.-.11 ""ir
not mounted on an existing tall structure or constitutes a Substantial Change shall not
be permitted except pursuant to a Special Use Permit issued by the Zoning Board of
Adjustment pursuant to both Section 29.1503 and the provisions of this Section. Upon
receipt of the application for construction of a new tower to the City, the Zoning Board of
Adjustment has 150 days to act upon said application. If the application is for a
substantial change of an existing structure the Zoning Board of Adjustment has 90 days
to act upon said application."
The Zoning Board of Adjustment cannot approve a Special Use Permit unless all of the
"General Standards" and the "Cell Site Standards" are met. In order to facilitate review of
this application for a Special Use Permit, the applicant must address each of the "General
Standards" set forth in Section 29.1503, and in addition, the "Cell Site Standards" set forth in
Section 29.1307(8) of the Zoning Ordinance.
(Note: The applicant's explanation of how the request meets each standard may be attached on
a separate sheet if sufficient space is not provided.)
1. General Standards. The Zoning Board of Adjustment shall review each application for the
purpose of determining that each proposed use meets the following standards, set forth in
29.1503(4)(a), and in addition, shall find adequate evidence that each use in its proposed
location will:
(a) Be harmonious with and in accordance with the general principles and proposals
of the Land Use Policy Plan (LUPP) of the City.
Explain how the request meets this standard.
This project involves an existing telecommunications tower site that was
approved by the City of Ames in October 2001 (see Case No. 01-49). The
proposed modifications will allow for Verizon Wireless to co-locate at the site
.and do not intent to change its current use or character.
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Application Form Last Updated: March 25, 2022
(b) Be designed, constructed, operated, and maintained so as to be harmonious in
appearance with the existing or intended character of the general vicinity and that
such a use will not change the essential character of the area in which it is
proposed.
Explain how the request meets this standard.
The City's 2001 approval for the tower indicates that the intended character of
the general vicinity allowed for the structure at its then-proposed 120-foot height.
While the new proposed modification does increase the height of the tower by 20
feet, the tower will retain its stealth design in order to remain as inconspicuous as
possible.
(c) Not be hazardous or disturbing to existing or future uses in the same general
vicinity.
Explain how the request meets this standard.
The project is a modification to an existing structure that is not currently
'hazardous or disturbing to existing or future uses.
(d) Be served adequately by essential public facilities and services such as highways,
streets, police, fire protection, drainage structure, refuse disposal, water and
sewage facilities, and/or schools.
Explain how the request meets this standard.
This is an existing tower site and there are no proposed changes that would
impact service by essential public facilities.
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Application Form Last Updated: March 25, 2022
(e) Not create excessive additional requirements at public cost for public facilities
and services.
Explain how the request meets this standard.
This is an existing telecommunications tower site and there are no changes
proposed that would create additional requirements at public cost.
(f) Not involve uses, activities, processes, materials, equipment, or conditions of
operation that will be detrimental to any person, property, or general welfare by
reason of excessive production of traffic, noise, smoke, fumes, glare, or odors.
Explain how the request meets this standard.
This is an existing telecommunications tower site and there are no changes
proposed that would be detrimental to any person, property, or general welfare.
All new equipment will be housed within the existing ground compound and will
not produce any additional traffic, noise, smoke, fumes, glare, or odors.
(g) Be consistent with the intent and purpose of the Zone in which it is proposed to
locate such use.
Explain how the request meets this standard.
The area is currently zoned "PRC" (Planned Regional Commercial), which allows
for wireless communication facilities under Special Use Permit. The existing
tower was issued Special Use Permit #01-49 in October 2021.
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Application Form Last Updated: March 25, 2022
2. Residential Zone Standards. The Zoning Board of Adjustment shall review each
application for the purpose of determining that each proposed use in a residential zone
meets the "Residential Zone Standards", set forth in 29.1503(4)(b), which are listed below,
as well as those set forth in 29.1503(4)(a) above and, in addition, shall find adequate
evidence that each use in its proposed location will:
(a) Not create excessively higher levels of traffic than the predominant pattern in the
area and not create additional traffic from the proposed use that would change
the street classification and such traffic shall not lower the level of service at area
intersections.
Explain how the request meets this standard.
N/A. Project is not being proposed in a Residential Zone.
(b) Not create a noticeably different travel pattern than the predominant pattern in
the area. Special attention must be shown to deliveries or service trips in a
residential zone that are different than the normal to and from work travel pattern
in the residential area.
Explain how the request meets this standard.
N/A. Project is not being proposed in a Residential Zone.
(c) Not generate truck trips by trucks over 26,000 g.v.w. (gross vehicle weight) to and
from the site except for food delivery vehicles, waste collection vehicles and
moving vans.
Explain how the request meets this standard.
NIA. Project is not being proposed in a Residential Zone.
Application Form Last Updated: March 25, 2022
(d) Not have noticeably different and disruptive hours operation.
Explain how the request meets this standard.
N/A. Project is not being proposed in a Residential Zone.
(e) Be sufficiently desirable for the entire community that the loss of residential land
is justifiable in relation to the benefit.
Explain how the request meets this standard.
N/A. Project is not being proposed in a Residential Zone.
(f) Be compatible in terms of structure placement, height, orientation, or scale with
the predominate building pattern in the area.
Explain how the request meets this standard.
NIA. Project is not being proposed in a Residential Zone.
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Application Form Last Updated: March 25, 2022
(g) Be located on the lot with a greater setback or with landscape buffering to
minimize the impact of the use on adjacent property.
Explain how the request meets this standard.
NIA. Project is not being proposed in a Residential Zone.
(h) Be consistent with all other applicable standards in the zone.
Explain how the request meets this standard.
NIA. Project is not being proposed in a Residential Zone.
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Application Form Last Updated: March 25, 2022
3. Commercial Zone Standards. The Zoning Board of Adjustment shall review each
application for the purpose of determining that each proposed use in a commercial zone
meets the "Commercial Zone Standards", set forth in 29.1503(4)(c), which are listed below,
as well as those set forth in 29.1503(4)(a) above and, in addition, shall find adequate
evidence that each use in its proposed location will:
(a) Be compatible with the potential commercial development and use of
planned to occur in the area.
Explain how the request meets this standard.
The existing telecommunications tower structure was determined to
compatible with potential commercial development and use of property when it
was originally approved in 2001. The proposed modifications do not alter the
current use of the site.
(b) Represent the sufficiently desirable need for the entire community that the loss
of commercial land is justifiable in relation to the benefit.
Explain how the request meets this standard.
This project proposes no loss of commercial land. All new equipment will be
·installed within the existing ground lease space.
(c) Be consistent with all other applicable standards in the zone.
Explain how the request meets this standard.
The existing 120' tower currently exceeds the 100' maximum height allowance
for buildings in the PRC zone, however the City determined in 2001 that the
·intended character of the area would allow for a structure of this height. The
.tower was designed to be an unobtrusive as possible and the proposed
modifications and increase in height to 140' will keep the tower's stealth design
'intact.
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Application Form Last Updated: March 25, 2022
4. Cell Site Standards: The Zoning Board of Adjustment shall review each application for the
purpose of determining that the following standards, set forth in 29.1307(8), which are listed
below, have been met, in addition to the "General Standards."
(a) Tower Height. The applicant shall demonstrate, to the reasonable satisfaction of
the Zoning Board of Adjustment that the antenna is the minimum height required
to function satisfactorily. No antenna or tower shall be constructed, altered, or
maintained so as to project above any of the imaginary airspace surfaces
described in FAR Part 77 of the FAA guidance on airspace protection.
Explain how the request meets this standard.
The existing 120' tower does not currently have enough vertical or horizontal
·space to allow Verizon to install their equipment in a manner that would be safe
and efficient. The proposed modification will increase the height of the tower by
.20' and is necessary to accommodate a Verizon co-location. The tower will
adhere to all FAA guidelines and the height extension has been submitted for
·review by the FAA under reference no. 2023-ACE-2307-0E.
(b) Setbacks from Base of Tower. The minimum distance between the base of the
support or any guy anchors and any property line shall be equal to 50% of the
antenna height.
Explain how the request meets this standard.
The tower will remain in compliance with all current setback conditions. With the
proposed modification, the 140' tower will require a 70' setback and the nearest
property line is approx. 235' to the southwest.
(c) Antenna Support Structure Safety. The applicant shall demonstrate, to the
reasonable satisfaction of the Zoning Board of Adjustment, that the proposed
antenna and support structure are safe and the surrounding areas will not be
negatively affected by support structure failure, falling ice or other debris, or radio
frequency interference. All support structures shall be fitted with anti-climbing
devices, as approved by the manufacturers.
Explain how the request meets this standard.
The proposed modifications do not change the safety measures that exist at the
tower site currently. Verizon's FCC license entitles the company to operate
within an assigned frequency range, which eliminates any radio frequency
.interference. Verizon Wireless will fully cooperate with any entity experiencing
interference in the highly unlikely event that radio frequency interference should
occur.
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Application Form Last Updated: March 25, 2022
(d) Screening. Appropriate screening shall be installed composed of wood, masonry
material or other substantial materials. landscaping may also be required.
Explain how the request meets this standard.
No changes are being proposed to the existing screening efforts at the site. The
brick wall on the south and west sides that shields the equipment from public
view will remain intact.
(e) Painting and Visual Aesthetics. The design of towers, antennas and base stations
should minimize the adverse visual impact of the facility through siting, landscape
screening, and stealth techniques.
(i) Towers shall either maintain a galvanized steel finish (dull gray or white) or,
subject to any applicable standards of the FAA, be painted a neutral color so
as to reduce visual obtrusiveness to the maximum extent possible.
(ii) The design of the base station and related structures shall, to the maximum
extent possible, use materials, colors, textures, screening, and landscaping
that will blend them into the natural setting and surrounding buildings.
(iii) The wireless facility shall be designed to complement the physical landscape
in which they are intended to be located. Examples of stealth techniques that
may be compatible include but are not limited to faux trees, unipoles/slick
sticks, bell towers, etc. New stealth towers shall be configured and located in
a manner that shall minimize adverse effects including visual impacts on the
landscape and adjacent properties. New freestanding structures shall be
designed to be compatible with adjacent structures and landscapes with
specific design considerations such as architectural designs, scale, color and
texture.
(iv) Conduit or cable must be concealed on towers with externally mounted
equipment.
(v) The use of internally mounted or flush mounted technology is encouraged
when adjacent to residential areas, prominent commercial areas and
prominent entryways to the city.
Explain how the request meets this standard.
All antennas and associated tower equipment will be housed inside of ventilated
·concealment shrouds to maintain the tower's stealth appearance. The tower
extension will be painted to match the existing structure. All ground equipment
.will remain enclosed behind a brick wall on the south and west sides.
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Application Form Last Updated: March 25, 2022
(f) Air Safety. Support Structures 200 feet in height or taller, or those near airports
shall meet all Federal Aviation Administration regulations.
Explain how the request meets this standard.
The tower will adhere to all FAA guidelines and the height extension has been
submitted for review by the FAA under reference no. 2023-ACE-2307-0E.
(g) Separation Requirements. Towers exceeding 50 feet in height, except those
incorporating stealth techniques, shall be placed at minimum one quarter mile
apart. Wireless facilities in rights-of-way are not subject to separation
requirements.
Explain how the request meets this standard.
A new tower is not being proposed at this time.
(h) Access. All access to wireless communications sites must be hard surface (PCC
or HMA) unless approved otherwise subject to a special use permit by the Zoning
Board of Adjustment. Placement of a tower shall not affect the use or access to
required parking of a principal use on site.
Explain how the request meets this standard.
The tower is an existing structure and the proposed modifications do not change
the current access or required parking at the location.
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Application Form Last Updated: March 25, 2022
Wireless Communications Facility
Special Use Permit Checklist (With or Without Site Plan)
For a Site in a Residential or Commercial Zone
(This f01m must be filled out completely before your application will be accepted.)
Permits for new wireless communications facilities, substantial changes to existing
wireless facilities and new small wireless facilities are reviewed and issued by the Zoning
Board of Adjustment. This application shall require the applicant to submit the following
items:
D Agreement with owner of the property if not owned by the applicant.
D Engineered drawings and specifications of the location, equipment to be installed and
designed appearance of the facility.
D Property lines and setbacks of existing and proposed structures
D Rights-of-Way
D Manufacturer spec sheet and photographs
D Architectural elevations drawn to scale with regard to appearance, screening and
special features.
D Photographic visual simulation.
D Affidavit explaining reasons why co-location was not chosen
If a Minor Site Development Plan is required refer to the Minor Site Development Plan
checklist below.
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Application Form Last Updated: March 25, 2022
Wireless Communications Facility
Special Use Permit Site Development Plan Checklist
For a Site in a Residential or Commercial Zone
(This form must be filled out completely before your application will be accepted.)
The applicant shall provide eight (8) copies a Site Development Plan, which includes
the information described below, as set forth in Section 29. 1502 of the Zoning Ordinance.
D The eight (8) copies are to include:
D Seven (7) copies of a Site Development Plan, drawn to scale on a sheet not to exceed
24" x 36", and
D One (1) reduced copy no larger than 11" x 17".
D The Site Development Plan must be prepared by a Civil Engineer, a Land Surveyor, a
Landscape Architect, or an Architect. The site plan must be certified as "substantially
correct" by a Professional Engineer, a Land Surveyor, a Landscape Architect, or an
Architect, licensed by the State of Iowa, showing the following information as of the date
of the application.
Note: With approval by City staff prior to submitting the Site Development Plan, it may be possible
to exclude some of the foil owing items from the Site Development Plan. Please place a check mark
in the box in front of each item that is included as part of the application materials submitted for
approval.
D Name(s) and address( es) of the applicant(s).
D Name(s) and address( es) of the owner(s) of record of the property.
D Name and address of the person or firm preparing the site plan.
D Property address(es).
D Date of preparation.
D North Arrow.
D Scale: The scale shall not be less than 1"=10', and no greater than 1"=60', unless an
alternate scale is approved by the Director of the Department of Planning and Housing.
D Legal Description.
D Dimensions of the present lot and lot area, to the nearest tenth of a foot.
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Application Form Last Updated: March 25, 2022
0 Size and location of all existing and proposed buildings, additions, structures, and uses,
including:
0 Setback distance to property lines;
0 Exact exterior dimensions of each building;
0 Location of entrances;
0 Number of dwelling units; and,
0 Square footage of each type of use.
0 Zoning designation of the property.
0 Proposed use of the property in sufficient detail to determine code compliance.
0 Existing and proposed location and size of sanitary sewer mains and service lines, or septic
tank and leaching field.
0 Existing and proposed location and size of water mains, service lines and hydrants, and/or
water well.
0 Existing and proposed location and size of electrical service (electrical riser diagram) and
the location of high-pressure gas lines, high tension transmission lines, and telephone lines.
0 Existing and proposed location and size of storm drainage facilities on the property and
adjacent to the property.
0 Location, grade, and dimensions of all existing paved surfaces and of all abutting streets.
0 Existing and proposed location and dimensions of parking areas, individual parking spaces
and drive aisles, driveways, curb cuts, easements and rights-of-way, walkways, transit
stops, bicycle parking areas, loading areas, dividers, curbs, islands, and other parking and
drive improvements.
If the project is located along U.S. Highway 69, access to U.S. 69 shall be reviewed by the
1.0.0. T. and a meeting shall be held that includes 1.0.0. T. staff, the City traffic engineer,
other appropriate City staff, the developer, and the developer's plan preparer to agree on
access prior to the submittal of the site plan.
0 Existing and proposed contours at 2-foot intervals, based on City datum, when an
application pertains to any new permanent detached building or structure (principal or
accessory).
0 Location of existing and proposed outdoor trash and dumpster areas and methods for
screening such areas.
0 Location and type of all existing and proposed signs.
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Application Form Last Updated: March 25, 2022
D Evidence that the proposed work or activity will comply with the Outdoor Lighting Code, set
forth in Section 29.411 of the Zoning Ordinance
Specifically, the application shall include:
D Plans indicating the location on the premises, and the type of illuminating devices,
fixtures, lamps, supports, reflectors, and other devices;
D A detailed description of the illuminating devices, fixtures, lamps, supports, reflectors,
and other devices. The description shall include manufacturer's catalog cuts and
drawings, including sections when requested; and,
D Photometric data, such as that furnished by manufacturers, showing the angle of cut off
or light emissions.
D Location of waterbodies, watercourses, swamps and flood-prone areas with delineated
channel encroachment lines, wetland boundary lines, 100-year flood plain boundary line,
and floodway boundary line.
D When an application is located in a flood-prone area include existing and proposed site
grades, contours and elevations, base flood elevation data, top-of-foundation elevations,
finished floor elevations, and any proposed watercourse relocation.
D When an application for development involves 0.5 acres, or more, of cumulative disturbed
area(s), a Sediment Erosion Control Plan shall be submitted. However, such a Plan may be
required for applications with disturbed land of less than 0.5 acres, if deemed necessary by
the Planning Director.
D Location of natural features including: existing trees, rock outcrops, and landslide areas.
D Storm water management plan, including storm water calculations supporting the design.
Such plan shall show grades and/or elevations, direction of surface flow, detention and/or
retention areas, outlet control structures, and devices.
D A landscape plan showing:
D The location of plants.
D A plant list that includes:
D The plant species;
D The quantity of each type of plant; and,
D The size of each plant at the time of planting.
D The location of fences and walls.
D Traffic impact studies, soil tests, utility capacity analysis, and other similar information if
deemed necessary by the Department of Planning and Housing to determine the feasibility
of the proposed development.
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Application Form Last Updated: March 25, 2022
0 Two (2) copies of architectural drawings of all new buildings or structures, or alterations, at a
scale not to exceed 1"=8', showing the following information:
0 Name(s) of the applicant(s) and the owner(s) of record;
0 Legal Description and street address of the property;
0 Numerical scale and date;
0 All exterior wall elevations, indicating floor heights, overall building height, and
fenestration; and,
0 Building floor plans indicating existing and proposed usage, interior floor area, and/or
patron floor area.
0 For Village Residential projects, Suburban Residential projects, or Planned Residence
District projects that are to develop in phases, the applicant shall provide a phasing plan
indicating areas to be developed in each phase and the time frame for the development of
each phase.
0 A note to be placed on all site plans to read as follows: "All construction materials,
dumpsters, detached trailers, or similar items are prohibited on public streets or within the
public right-of-way."
0 Size of electrical service and one line drawing of the metering and electrical service.
0 Number of meters at each location.
0 Preferred voltage required for the building.
0 Preferred location of the electrical service.
In addition to Minor or Major Site Development Plan submittals, a Use Analysis Report
shall be prepared by the applicant for all properties located in a G-1 (General Industrial) or
in a P-1 (Planned Industrial) zoning district, that shows the following:
D Approximate number of employees;
D Approximate utility needs and effect upon existing systems, e.g., projected water demand
(GPM/GPD), wastewater generation (GPD + COD/BOD), electricity demand (KW), storm
water increase (CFS), solid waste generation (tons); and
D Possible nuisance factors and means for alleviating those factors, such as noise, odor,
smoke, dust, fumes, vibration, or heat.
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Application Form Last Updated: March 25, 2022
Wireless Communications Facility
Permiss ion to P lace a "Zoning Action Pending"
Sign on Private Property
For a Site in a Residential or Commercial Zone
(This form must be fil led out comp letely before your application will be accepted.)
Sect ion 29.15 00(2)( d)(i ii) of the Zon in g Ord inance, req ui res that notice shall be posted by the
City on the subj ect property. O ne no t ice sign shall be posted for eac h property. Requi red
s ign s shall be post ed a long the pe rim ete r of th e subj ect prop erty in loc ation s th at are highly .
visibl e from adjac ent public streets pri or to t h e pub lic h earin g.
The owner of prop e rty at 2801 G rand Avenu e hereby grant s th e City of Ame s
permission to place "Zoning Action Pending " signs on the property for the purpose of informing
interested persons of the request for action by th e City of Ames .
I understand that the sign(s) will be placed on the property se veral days prior to action
on the request to the Zoning Board of Adjustment, and may remain on the property until
the request has been a proved denied by the Z oning Board of Adjustment.
(Note: No other signature may be s ubstituted for the Proper(11 01v11er's Signature.)
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