Loading...
HomeMy WebLinkAbout07/23/1997%W Minutes of a Regular Meeting Approved 8/27/97 Town of Los Altos Hills PLANNING COMMISSION Wednesday, July 23, 1997, 6:30 p.m. Council Chambers, 26379 Fremont Road cc: Cassettes ( 4 ) #14-97 ROLL CALL AND PLEDGE OF ALLEGIANCE The Planning Commission meeting was called to order at 6:37 p.m. in the Council Chambers at Town Hall. Present: Chairman Gottlieb, Commissioners Schreiner, Cheng, Stutz & Jinkerson Staff: Curtis Williams, Planning Director; Sheryl Proft, Assistant Engineer; Suzanne Davis, Planner; Lam Lonberger, Planning Secretary 2. PRESENTATIONS FROM THE FLOOR -none 3. PUBLIC HEARINGS 3.1 LANDS OF JANSSON AND SESSIONS, 26415 Anacapa Drive (17-97-ZP-SD- GD-CDP-VAR); A request for Site Development and Conditional Development Permits for a new residence, and variances to allow the maximum floor and development areas to be exceeded (continued from June 25, 1997). Commissioner Cheng disclosed she had listened to the tapes of the previous meeting. Staff noted the receipt of three letters regarding this project from Mr. Hsiao, Mr. and Mrs. O'Rourke, and Ms. Price and Mr. Harpootlian ( two letters of support, one opposed). Ms. Davis reviewed the changes made to the design, in particular, the change in location of the carport, commenting it was 50% open. She requested some discussion regarding the possibility of allowing the carport to be enclosed which would be less of an impact to the neighbors across the street. OPENED PUBLIC HEARING Kent Sessions, 385 Foxborough Drive, Mountain View, applicant, briefly discussed the project process to date which included adhering to the Design Guidelines and contacting the neighbors. He provided an overhead sketch of the project which is a mirror image of the previous design with the carport changing sides. The changes substantially reduce development area figures. L Planning Commission Minutes Approved 8/27/97 July 23, 1997 Page 2 Fred Herring, 1741 Broadway, Redwood City, project architect, discussed the changes made to the design by using the model of the project used at the previous meeting. Grading has been reduced with the structure set into the hillside. The garden wall area will provide outdoor area. He also noted that Cotton, Shires & Associates had previously reviewed the geotechnical report and currently the new plan with no further comments. Ms. Davis commented on exiting from the carport area. John Harpootlian, 26435 Anacapa Drive, reiterated his concerns as listed in a letter provided to the Commission. The items included the carport location, the carport visibility, the variance request, the geotechnical report, and the excavation and grading with potential financial liability. John O'Rourke, 13000 La Cresta Drive, appreciated the cooperation of the applicants in sharing their plans. He voiced confidence in the geotechnical report and stated the project would have a positive impact on the neighborhood as currently there are undesirable activities taking place on the empty lot. He recommended approval. Yu -Jen Hsiao, 13001 La Cresta Drive, voiced support of the project. He felt any geotechnical issues could be worked out. He agreed with Mr. O'Rourke regarding the hazards of the empty lot. The Planning Director discussed the geotechnical issues addressed by the Town engineer, project engineer and the geotechnical consultant. The Town will not be held liable as the project engineer is required to sign -off the project stating it is a safe structure. CLOSED PUBLIC HEARING Discussion ensued regarding the slide area and the safety of the house on this lot. Commissioner Cheng supported enclosing the carport and allowing 4,000 square feet MFA. Commissioner Schreiner preferred the previous plan. She felt it was difficult to have a home on this lot which would provide for the needs of the applicants. The Commission should look at what this lot can support rather than what the applicants need. She would prefer a reduction in the development area to 5,000 square feet to provide open space. Although staff and the geologist state the lot can be made slide proof, she could not support the project. The larger issue was allowing 4,000/5,000 MFA/MDA figures on lots which cannot support these numbers. Commissioner Jinkerson did not support the project previously. He was concerned with the 37% slope and the increase in development area over the maximum allowed. He addressed discouraging garages facing the street, moving the carport which has not made a significant difference, and the safety issues regarding the vacant lot was a law enforcement issue. If they were throwing away the guidelines, why not a two car garage rather than three. He could not support the project. Commissioner Stutz stated she would rely on the Town geological engineer. The proposed structure will make the area less of a slide risk. Even though they had previously suggested 5,000 square feet Planning Commission Minutes Approved 8/27/97 July 23, 1997 Page 3 4 for development area, the project has been reduced substantially. She felt the house was designed for the lot and voiced support of the project. Also, she clarified that this was an old subdivision. If the easement area was not included, the numbers for this lot would be higher. Chairman Gottlieb noted at the previous meeting they discussed MFA of 3,500 square feet and MDA of 5,000 square feet. She liked the new design except for the carport facing the neighboring property. She felt the structure fit well into the hillside. Kent Sessions, applicant, understood what the Commission was trying to do although it was impossible to reduce the development area further and move the garage. He noted the support of three neighbors. MOTION SECONDED AND FAILED: Motion by Chairman Gottlieb, seconded by Commissioner Jinkerson, and failed by the following vote, to approve Conditional Development and Site Development Permits for a new residence and variances to allow the maximum development and floor area to be exceeded, Lands of Janssen & Sessions, with the following additions/changes to the conditions of approval: maximum floor area 3,500 square feet, maximum development area 5,000 square feet; revise (soften ) driveway; change carport to lessen visibility from the cul-de-sac; enclose carport, if desired; and conservation easement placed over the upper (30% slope) portion of the property. AYES: Chairman Gottlieb NOES: Commissioners Stutz, Schreiner, Cheng & Jinkerson MOTION SECONDED AND FAILED: Motion by Commissioner Cheng, seconded by Commissioner Stutz, and failed by the following vote, to approve Conditional Development and Site Development Permits for a new residence and variances to allow the maximum development and floor area to be exceeded, Lands of Janssen & Sessions, with the following additions/changes to the conditions of approval: maximum floor area 4,100, maximum development area 5,206; and change the carport to a garage. AYES: Commissioners Stutz & Cheng NOES: Chairman Gottlieb, Commissioners Jinkerson & Schreiner MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Schreiner to deny the request for Conditional Development and Site Development Permits for a new residence and variances to allow the maximum development and floor area to be exceeded, Lands of Janssen & Sessions, without prejudice. AYES: Chairman Gottlieb, Commissioners Stutz, Schreiner & Jinkerson NOES: Commissioner Cheng ( The appeal process was explained to the applicants and audience. Planning Commission Minutes July 23, 1997 Page 4 Approved 8/27/97 3.2 LANDS OF SACHS, 14245 Berry Hill Court (112-97-ZP-SD-GD); A request for a Site Development Permit for a new residence, pool and spa. The Planning Director introduced this item noting the receipt of two letters (Tom Griffiths and Lloyd Yelton). There was nothing further to add to the staff report. OPENED PUBLIC HEARING Dan Adams, Santa Cruz, project designer, stated every consideration had been taken to lower the structure on the site. He provided photographs of the surrounding areas, in particular, from the neighboring properties. Lloyd Yelton, 14245 Berry Hill Court, stated he did not have any objection to the building of the project except for the roof line is too high and it will block his view of the hills from his living room and kitchen. He did object to a two story structure. He asked if the house could be lowered. Mrs. Yelton, 14245 Berry Hill Court, felt the house was pushed too far back on the site and the roof was too high. Also, the pool area will be noisy. She requested a reduction in the height of the structure, and moving it forward on the site. Sandy Humphries, Environmental Committee, commented on the project requesting neighborhood input regarding landscaping at the appropriate time. Lance Sachs, Los Altos, applicant's son, discussed the project and the other two story homes in the area. The lot is currently vacant and he plans to add trees and planting to provide screening and noise mitigation. Also, the pepper trees are higher than the proposed house. The project designer noted the roof pitch could possibly be reduced to a 7:12 which would be better than lowering the pad as this would cause major exporting/grading. They could also lower the main entry by one foot. Commissioner Schreiner asked if the garage was ever considered on the opposite side. Mr. Adams responded yes, however there would be much more of an impact to the other neighbor. CLOSED PUBLIC HEARING Commissioner Jinkerson requested the overall height of the house lowered 3 feet as it looms over the neighborhood. Commissioner Stutz also recommended a reduction of 3-4 feet through a combination of moving the house, dropping the pad an/or changing the roof pitch. Commissioner Schreiner agreed although she was also concerned with the driveway design. Chairman Gottlieb felt there was a view impact from Saddle Mountain Road and the house was too tall for the neighborhood. She requested a reduction of 4 feet (suggested interior reduction, angling the house, or change the garage so the house can be moved forward on the lot). Planning Commission Minutes Approved 8/27/97 July 23, 1997 Page 5 MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Stutz to approve the Site Development Permit for a new residence and pool, Lands of Sachs, with the following additions/changes to the conditions of approval: the height of the residence to be reduced by four feet through lowering of the building pad, finished floor or plate lines, and/or changing the roof pitch. Commissioners Schreiner and Cheng could not support a 4 foot reduction noting a 3 foot reduction was sufficient. AYES: Chairman Gottlieb, Commissioners Stutz & Jinkerson NOES: Commissioners Cheng & Schreiner This approval is subject to a 21 day appeal period. 3.3 LANDS OF SCIFRES, 26700 Palo Hills Drive (44-96-ZP-SD); A request for a Site Development Permit for a new residence and guest quarters. Staff introduced this item by discussing the previous application for an accessory structure. Since that time, the applicants have decided to build a new two story residence. It was noted lighting was not addressed in the staff report. Ms. Davis felt the lighting could be reduced by seven fixtures. This can be added to condition #9. OPENED PUBLIC HEARING Tom Sloan, 255 N. Market Street, San Jose, discussed the previous application and the current design which creates a courtyard affect. He further commented on the garage placement away from the neighbor, most of the massing in the center of the lot, and that the proposed lighting will not be visible from off site. Commissioner Schreiner asked what the purpose of the front walkway which goes into the driveway area as it will require the removal of a Magnolia tree. Mr. Sloan stated the tree could be saved with the elimination of the proposed walkway. Sandy Humphries, Environmental Design Committee stated the recommendations of the committee as submitted in their report. CLOSED PUBLIC HEARING Commissioner Schreiner would prefer the elimination of the front walkway to save the tree. She further discussed the visibility of the site, the importance of color choice, the skylights, and the lighting. She requested that the skylights be tinted or bronze colored. Commissioner Stutz stated the recess lights were excessive. She requested a substantial reduction. Planning Commission Minutes Approved 827/97 July 23, 1997 Page 6 4 MOTION SECONDED AND PASSED: Motion by Commissioner Schreiner, seconded by Commissioner Jinkerson, and amended to approve the Site Development Permit for a new residence and guest quarters, Lands of Scifres, with the following additions/changes to the conditions of approval: the walkway between the driveway and the street shall be eliminated; #5, add that the glass shall be tinted or bronze colored and skylights shall be flat; and add to #9, outdoor lighting shall be reduced to the minimum needed for safety. Lighting shall generally be limited to one fixture per exit for the front entry and garage. AYES: Chairman Gottlieb, Commissioners Stutz, Cheng, Jinkerson & Schreiner NOES: None This approval is subject to a 21 day appeal period. Brief break at 9:00 p.m. 3.4 LANDS OF URBACH, 10705 Magdalena Road (70-97-ZP-SD-GD-LLA); A request for a Site Development Permit for a new residence, and a lot line adjustment (Urbach, Holland & Arat). Staff had nothing further to add to the staff report. Correspondence from Bill May and ( Muhammad Hussain, with Engeotech, Inc. were provided to the Commission for review. `I Questions relating to the length of the retaining wall were fielded by the assistant engineer. OPENED PUBLIC HEARING Bill Urbach, 866 Corriente Pointe Drive, Redwood City, stated he had only one desire which was to build a normal house with no variances, and with neighborhood approval. He had shared the plans with neighbors. Margie Utzinger, 10701 Magdalena Road, stated the applicant did not share the plans. She lives to the left of the house and will be impacted as their back area privacy will be destroyed by this project. She requested the house be moved down the slope and lowered. She also requested landscape screening be installed prior to construction. Bill May, 10631 Magdalena Road, reviewed his concerns with the setback, the closeness of the structure to his property, view impact, the location and impact to the walnut tree, maintaining trees to assure view preservation, and the construction of a permanent wall which may not be constructed prior to winter causing a slide condition. He requested the structure be lowered and the wall be engineered. Sandy Humphries, Environmental Design Committee, reiterated comments and recommendations from the committee. Planning Commission Minutes Approved 8/27/97 July 23, 1997 Page 7 4W Wayne Boatman, 3380 Lubich Drive, Mountain View, contractor, discussed the placement of the home (due to grading), digging down 7 feet, location of the leach field, house location well within the setbacks, and following Town guidelines. The Planning Director responded to concerns listed in Mr. May's letter noting the setbacks are 30 feet, the walnut tree will be removed, and the driveway cut will be required to be stabilized prior to the rainy season. Commissioner Stutz requested that the driveway cut be stabilized as soon as possible but no later than winter. Commissioner Jinkerson asked if more of the garage side could be moved down to accommodate the neighbor. Chairman Gottlieb requested areas over 30% slope be placed into conservation easement. Mr. Urbach spoke briefly regarding the approach to the garage, the Fire Department access and turnaround, and not being able to move the house further down the hill. Mr. Boatman noted moving the house will not change the impact to the neighbors. He felt landscaping was a key item. The master bedroom has been dropped. Commissioner Schreiner would like to see a combination of lowering the roof pitch and moving the house downhill on the lot (10- 15 feet) as presently it is too close to the adjacent neighbor. She also noted the number of proposed skylights. She suggested a redesign to step the project down. Commissioner Jinkerson agreed. MOTION SECONDED AND PASSED: Motion by Commissioner Schreiner and seconded by Commissioner Jinkerson to continue the Site Development Permit for a new residence, and a lot line adjustment, Lands of Urbach, for redesign, taking into consideration suggestions and recommendations previously stated, in particular, moving the house forward and stepping it down 10-15 feet or as much as possible without compromising the leach field with a reduction in the roof pitch to 5:12. AYES: Chairman Gottlieb, Commissioners Jinkerson & Schreiner NOES: Commissioners Cheng & Stutz This item will be rescheduled for the August 27, 1997 Planning Commission meeting. 3.5 LANDS OF MOZART, 13850 Templeton Place (48-97-ZP-SD-GD); A request for a Site Development Permit for a new residence, pool and accessory structures. Chairman Gottlieb stepped down from the public hearing due to a business conflict of interest. The Planning Director noted the receipt of three letters of support (Kind, Paaso, Franks/Ralston). Staff had nothing further to add to the report. John Mozart, 1068 East Meadow Circle, Palo Alto, introduced the item noting his architect will discuss the design aspects. Planning Commission Minutes Approved 8/27/97 July 23, 1997 Page 8 Scott Carter, 16116 Northfield Street, Pacific Palisades, architect, discussed the three year project. He commented on the sizable project, being sensitive to the site, the large home on over two acres, Mediterranean style with a rural feel. He provided a site plan, east and west elevations, indicating most of the house is one story with a series of wings, explaining the project was designed for the topography. He further discussed the house orientation, the pool size and the design to flow in and out. They will use natural materials for the landscape. Scott Ward, 1068 East Meadow Circle, Palo Alto, project manager, provided a recent history of the property regarding re -grading. He noted many challenges relating to investigating the property history regarding the natural contours which they plan to restore. John Mozart further discussed the slope and terracing to provide areas for the orchard. The house will be 71% one story; 29% two story. He further commented on the following: color palate; house to appear aged; agreement with conditions of approval; the use of irregular tile pattern; walkways in stone; lighting plan for safety only; the lower drive not lit; driveways of decomposed granite for a natural look; and most of the driveways can be moved out of the 30 foot setbacks except for one small portion (at 24 feet). He also noted that the greenhouse is not visible to any neighbors. Commissioner Stutz questioned the location of #40 tree as she felt it may be too close to the pool. Mr. Mozart indicated the tree is 20 feet away from the pool. �r Barbara Ralston, 25141 Fremont Road, Brian Paaso, 25099 Fremont Road, Joe Rando, 13838 Templeton Place, and Bill Thomas, 12085 Hilltop Drive all voiced support of the project. Sandy Humphries, Environmental Design Committee, reviewed recommendations by the committee. CLOSED PUBLIC HEARING Commissioner Jinkerson commented on the 3 acre site, project fitting into the land, and the height of the chimneys. Commissioner Cheng complimented the design which fits into the neighborhood. Commissioner Schreiner noted the development area has been maximized although the development has been spread out well. The driveways need to be moved out of the setbacks and extensive landscaping is also needed. She was concerned with the number of proposed lights suggesting working with staff to reduce the number of lights and the chimneys should be reduced in height (minimum per UBC). Commissioner Cheng did not agree with the suggestion to reduce the height of the chimneys. Commissioner Stutz requested the terraced area below the house to be planted as an orchard as indicated by the applicant and as shown on the rendering. Planning Commission Minutes July 23, 1997 Page 9 Approved 8/27/97 MOTION SECONDED AND PASSED: Motion by Commissioner Schreiner and seconded by Commissioner Jinkerson to approve the Site Development Permit for a new residence with two detached garages and pool, and variance, Lands of Mozart, with the following additions/changes to the conditions of approval: reduce the chimneys such that they do not exceed the roofline by more than 3 feet, unless required by the Uniform Building Code; relocate driveways out of the setbacks to the greatest extent feasible; the terraced area below the house to be planted as an orchard; and #8, lighting to be reduced to the minimum required for safety. AYES: Vice -Chair Stutz, Commissioners Cheng, Jinkerson & Schreiner NOES: None This approval is subject to a 21 day appeal period. Brief break at 10:45 p.m. 3.6 LANDS OF KERNS, 11890 Francemont Court (61-97-ZP-SD-GD); A request for a Site Development Permit for a new residence, secondary dwelling unit, and detached garage. Ms. Davis introduced this item noting the receipt of a letter from the Regional Open Space District. Discussion ensued regarding the definition of "slough walls" and what utilities will go up the hill. The pump station as well as all utilities will be underground. Also provided was "Alternate C" driveway access plan. It was noted that staff has not had an opportunity to review "Alternate C" in detail since it was just provided. OPENED PUBLIC HEARING Bill Masten, 384 Castro Street, Mountain View, project architect, addressed three elements: the road, utilities, the secondary unit, and the fact that this was a complicated project. They have been working with staff and the neighbors. He further discussed the design process, the upper and lower sites, the driveway design, the house sited at the top of the hill, biding the driveway, the turnaround and parking areas from the open space district, stepping the house down the hill, and cut due to off-site visibility. Mr. Maston provided a model of the project to show the placement of the house and location of future trees. The deed restriction requires a one story house. They have designed the house so no more than one story would be seen (meets the intent) with a 1920's Mission -style architecture. Susan Roberts, 20431 Stevens Creek Blvd., Cupertino, project engineer, discussed the sewer connection, and access to the site (Alternate A, B, and Q. Alternate C requires less retaining walls and keeps the driveway out of the driplines of the major trees.. There will be areas where walls could vary from 3 to 8 feet with tree screening for the higher areas for walls. The length of �i the driveway is 1,150 feet. Further design aspects discussed involved cut and fill, picking up the house to reduce cut, grading quantities, desire to hide as much of the project from the open space Planning Commission Minutes Approved 8/27197 July 23, 1997 Page 10 4 district, the various heights of the retaining wall, and the length of the driveway. The grading quantities are approximately 3,000 cubic yards of cut for the driveway. Marvin Stark, 11881 Francemont Drive, asked for careful consideration regarding the project Sandy Humphries, Environmental Design Committee, preferred "Alternative C" since it would preserve the most trees. She had just received the arborist report which she stated appears to be very thorough. The report recommends tree fencing for their protection. Joseph Goodman, 11989 Rhus Ridge Road, will be looking directly across at the site. He felt the planting of trees will help with the visibility and will eventually blend the house into the site. Roger Spreen, 11970 Rhus Ridge Road, appreciated the efforts made by the applicants in meeting with and addressing the concerns of the neighbors. Steve Boboricken, 11870 Francemont Road, stated he will not be able to see either of the houses from his property. Further discussion ensued regarding condition #25, the request for a ten foot wide pathway easement. Chairman Gottlieb requested a more general statement to assure pathway location. Susan Roberts stated the easement is granted over the existing installed path. Ten feet should be sufficient. CLOSED PUBLIC HEARING Commissioner Jinkerson stated they could not approve an 1,100 foot driveway without the plan being reviewed by the Town's engineer and geologist. He was concerned with the length of the driveway at the proposed slope. He requested a detailed plan for review. Also of concern was sheet flow off the driveway. Commissioner Schreiner agreed that they need more information. She was also concerned with drainage and the 17% slope; 20% slope in some areas. Chairman Gottlieb discussed the 14 foot wide driveway with sections narrowing to 12 feet wide to maneuver around trees, with turnouts as required by the Fire Department. She asked if the pathway could be incorporated into the driveway. It was noted this would require the driveway to be a non -slip surface for 5 feet of the width. Also, she would like to see a turnaround area provided at the gate area. Discussion ensued regarding the secondary dwelling unit. Commissioner Schreiner asked if the private road/driveway serves more than two lots. It was noted that the private road off the Francemont cul-de-sac serves two lots, then the private driveway serves two lots including the applicants. The secondary unit and the house are both to be accessed from the private driveway. She was concerned with having two separate structures on the lower site (secondary dwelling unit and garage). One driveway should access both the main residence and the secondary unit. �,, She would not want to set a precedent by allowing two units with different accesses. Planning Commission Minutes Approved 8/27/97 July 23, 1997 Page 11 4W Commissioner Jinkerson was also concerned with having a garage that is clearly to serve the secondary dwelling. Gating the upper building site is creating more of a separation from the house and the secondary unit. The Planning Director commented on the unusual property; 20 acres with two distinct building sites. Discussion ensued regarding the main residence. Commissioner Stutz felt they have done a good job placing the house on the site as they do not want to see a flat pad house on this site. She would prefer not seeing the secondary unit on the upper site with the main residence and she did not feel this was a two story structure. Commissioner Schreiner questioned whether this was legally a one story house. She appreciated the size of the house, and the choice of colors, including the tile on decks and roofing, which will be very important. Commissioner Cheng thought they have done a good job with the house design placing the garage at a lower level. She liked the location of the secondary unit. Commissioner Jinkerson stated this was a ridgeline and he did not agree this was a one story structure. Chairman Gottlieb noted the one story elements, the low profile split level structure on a ridgeline. You can see two story facades in the areas of the garage and lower bedrooms. She was concerned with the removal of vegetation making this structure visible from off the site. MOTION SECONDED AND PASSED: Motion by Commissioner Jinkerson and seconded by Commissioner Schreiner to continue the request for a Site Development Permit for a new residence with attached garage, and a secondary dwelling unit with detached garage, Lands of Kerns, to the August 27, 1997 meeting to allow re -noticing for the modification of an existing conservation easement. AYES: Chairman Gottlieb, Commissioner Schreiner & Jinkerson NOES: Commissioners Stutz & Cheng 4. OLD BUSINESS 4.1 Report from subcommittees -none. 5. NEW BUSINESS 5.1 Planning Commission Schedule. Discussion ensued regarding adding an additional meeting for the review of the Housing Element. Tuesday, September 16, 1997 was selected. This item will be noticed for public hearing. 5.2 Commission Participation at Council Meetings. The Planning Director reviewed previous direction provided by the City Council. An added item for discussion related to the color of the pole (antenna) at the Cal Trans yard. A muddy green color was suggested. Planning Commission Minutes July 23, 1997 Page 12 Approved 8/27/97 4 Commissioner Stutz suggested the Planning Commission not schedule a vacation in the month of August in the future. 6. REPORT FROM THE CITY COUNCIL MEETING 6.1 Planning Commission Representative for July 16, 1997. The Planning Director reported on the following items: the consent calendar (Lands of Stitt; Lands of Lohr; Lands of Arias, Lands of Taylor); proposed policy on Outdoor Lighting; Lands of Cole (Full House Farm; hearing to contest proposed nuisance abatement action, Lands of Roscoe; Planning Commission appointment process; Lands of Clevenger; and Lands of Vellequette. 6.2 Planning Commission Representative for August 20, 1997 -meeting canceled. 7. APPROVAL OF MINUTES 7.1 Approval of the July 9, 1997 minutes PASSED BY CONSENSUS: To approve the July 9, 1997 minutes. 8. REPORT FROM THE SITE DEVELOPMENT HEARING 6 None. 9. ADJOURNMENT The meeting was adjourned by consensus at 12:55 a.m. Respectfully submitted, Lan" i Lonberge, " Planning Secretary 4