(1) "Active duty" means service authorized by the president of the United States, the secretary of defense, or the governor for a period of more than 30 consecutive days. Certain permits are required prior to beginning construction, alteration, and/or demolition of all structures in Douglas County. In re George, 264 N.C. App. no kitchen, bathroom, or bedroom allowed. Here is the link to ADU code for Monument CO https://www.municode.com/library/co/monument/codes/code_of_ordinances?nodeId=TIT17ZO_CH17.48SIDEUSST_17.48.180ACUSST#! You should be aware that the county charges a 3% fee to use a credit card. Examples of ADUs include mother-in-law suites, backyard cottages, garden suites, granny . A one-stop source about accessory dwelling units, multigenerational homes, laneway houses, ADUs, granny flats, in-law units. The cities below are the areas I currently install detached ADU and have learned the ropes. People dont want to believe this and they dont bother to verify it due to laziness, fear (to realize this is true), or stupidity (lack of education b/c they didnt learn what liberty really is), Pingback: Tangible Ways You Can Support Space-Efficient Housing | Accessory Dwellings. -editor, The City of Concord CA link brings you to a page that has no information. A detached ADU over a detached accessory structure with flat or terraced roof forms with slopes of less than 3:12 that conform to the forty-five-degree setback plane in subsection (B) (1) (b) of this section . The maximum height allowed for a detached accessory dwelling unit is shown in Table 17C.300-1. Warren County, VA They denied us. Thanks! has anyone found the rules for Asheville, NC (Buncombe County)? only a sink. . https://www.townofcary.org/home/showdocument?id=4071, Can you get Spokane WA added to this table? Pingback: Im semi-retiring! The owner of the zone lot on which an Accessory Dwelling Unit use is maintained shall The Permit Center is a busy place! Charlotte rocks. https://accessorydwellings.org/2021/04/29/tiny-houses-and-rvs-to-be-allowed-as-housing-in-portland/. Carol Levanen and Susan Rasmussen both testified, representing the citizens group Clark County Citizens United. The county's average hourly wage rose even faster than the median, by 9.4 percent in 2020 and another 2.4 percent in 2021. Since we specialize in multigen homes, we often receive requests for information about Auxiliary Dwelling Units (ADUs) in Clark County, WA. Washington Rural Development State Office. Elkhart County, Indiana, as part of their Zoning Ordinance update, allows accessory dwelling units in the primary agricultural zoning district, subject to some specific use standards. If you are considering a rural ADU, the first issue is whether the existing septic system and well can support an additional bedroom or two. - Attainable Home. It should be this link instead: http://www.codepublishing.com/CA/SantaClara/#!/SantaClara18/SantaClara1812.html#18.12, NH: https://www.nh.gov/oep/planning/resources/accessory-dwellings.htm, Here is a link to the Municipal Building Codes for Accessory Structures in Burlingame, CA: http://qcode.us/codes/burlingame/?view=desktop&topic=25-25_60-25_60_010, Here is the code for Fayetteville, Arkansas https://www.municode.com/library/ar/fayetteville/codes/code_of_ordinances?nodeId=CD_ORD_TITXVUNDECO_CH164SUZORE_164.02ACSTUS, This is the form you need to fill out. https://www.decaturga.com/planning/page/accessory-dwelling-units. Can anyone help me with the info. ft. minimum, remove the one bedroom restriction and minimum lot size of 5,000 sq. Here is a useful orientation towards the costs for this kind of project: https://accessorydwellings.org/2014/05/01/stradivarius-violins-and-cigar-box-guitars-how-much-does-an-adu-cost/ . This is a small community that seems to make up their own rules. You also need to provide proof of income via pay stubs, tax returns, court-ordered child support or family support paperwork, and government benefits . Keller Williams Preferred Realty - Raleigh, NC. Douglas County, Washington, East Wenatchee Washington. Health Information Privacy Information Does an accessory dwelling need a building permit? 40.100.050 Authority. Will a site volunteer double check that this is the correctly relevant info? If you are considering a rural ADU, the first issue is whether the existing septic system and well can support an additional bedroom or two. The permitting process can seem daunting. If youd like a detached ADU but live in a rural zone, there may be a solution to this problem. Levanen said that if the code changes do not allow for an ADU on a quarter-acre to one-acre lot, it will be useless. She said that parents, who may be building ADUs to help house their children, should not have to pay fees or concern themselves with code enforcement to allow their children to live in the basement. Built & Ready 20 ft long & 8.5 Ft Wide Tiny Home - Boise, Idaho ID. Do you have links with more detail? Please write us back and let us know if you find out more. Pingback: Mother-in-Law Suite Design: What Does It Look Like? Charlottesville, VA: https://www.charlottesville.gov/DocumentCenter/View/2847/20151100-Guide-to-Accessory-Apartments-in-CharlottesvilleAccessory-Dwelling-Units-ADUs, Lynchburg, VA: https://www.lynchburgva.gov/sites/default/files/COLFILES/Community-Development/171115%20Lynchburg%20Zoning%20Adopted.pdf, Gainesville, FL: https://drive.google.com/file/d/1XYHkE5kc7t-22ApMfzRcvg_zwWSTTgFB/view, Oxford, OH: http://www.cityofoxford.org/sites/default/files/comm_dev/Ordinance-3428.pdf, Hamilton, OH: https://static1.squarespace.com/static/5dc08f7df3c27518564d74da/t/6021687707c3c16d14cfcec4/1612802175047/Hamilton+OH+-+Zoning+Ordinance+2021+Reformatting+DRAFT+-+02.04.2021.pdf, Oxford, MS: http://www.oxfordms.net/documents/departments/planning/land-development-code.pdf, Bloomington, IN: https://bloomington.in.gov/onboard/legislationFiles/download?legislationFile_id=5392. *pools will require a building permit in addition to a zoning permit VIEWHOMES LLC. School impact fees originally were left at 100 percent, but an amendment to the code changes by the council reduced all impact fees by 75 percent. SB 1069: https://leginfo.legislature.ca.gov/faces/billTextClient.xhtml?bill_id=201520160SB1069, The Santa Clara link under California is wrong. As far as ADUs go, heres what I got when I simply googled accessory dwelling unit and sacramento: http://www.per.saccounty.net/applicants/Documents/HousingInformation/ADU_Manual_0612.pdf . We have a 115 year old home there. Its a volunteer-driven site here. Title/Chapter/Section. Hi, Here are the ADU guidelines for Coronado, California. Orange County, Ventura, or San Diego, please feel free to call one of our friendly GreatBuildz staff at 818.317.3567 or at www.GreatBuildz.com. 40.100.070 Definitions. There will be several reviews your application will go through at the Clark County Building Department. Its a volunteer-driven site, Bonnie! Clark County Public Service Center,6thFloor Hearing Room. Also, since the linked document is from 2007, its likely out-of-date considering recent legislation. The original proposal before the council also reduced park and transportation impact fees in urban areas, and transportation fees in rural areas, by 75 percent. Accessory Dwelling Units (ADUs) ADU's can provide great benefits to many different people and living situations and the Nevada County Planning Department would like to get the information out on the benefits of ADU's and the process to construct this type of housing option. I am interested in this for my parents care. * Be aware that The City of Camas has a restriction that the main house needs to remain owner-occupied at least 6 months out of the year and at no time may the owner charge rent for the main living area. And every time I call my town for information on any real estate subject they treat me like the scum of the earth and evade all questionsmeanwhile treating me like scum some more. For permit process assistance please email permitservices@clark.wa.gov or call 564.397.4078 For technical assistance please email cclmssupport@clark.wa.gov or call 564.397.2347 Applications seeking approval for two (2) or more temporary dwellings on the same lot, tract or parcel are subject to conditional use permit approval as set forth in Section 40.520.030 . Please let me know! Permit applications must be submitted to the Clark County Building Department and are subject to zoning setback requirements. augustine interpretation of genesis 3 clark county washington adu regulationsmaryland abortion law weeksmaryland abortion law weeks Do they have knowledge of your jurisdictions zoning code and land use requirements to help you determine if your project is feasible and permittable? Wed love to know and post it for everyones benefit. Ely. Here is a link for Monterey Countys ADU Ordinance. Thanks! Asheville, NC says this: https://www.ashevillenc.gov/department/development-services/residential-permits-and-development/accessory-dwelling-units/, Would like laws in Hill, Johnson and Tarrant Counties in Texas, Link for Beaverton, Oregon, leads to a page not found., The link for Austin, TX is not working for me. Midland, Texas: https://library.municode.com/tx/midland/codes/code_of_ordinances?nodeId=PT2MUCO_TITXIPLDE_CH1ZO_11-1-10SPUSPE. When building a new home and an ADU at the same time, separate energy compliance forms are required for each dwelling. Do you have a link for ADU rules in Orange County, CA but more specifically for Garden Grove city. Clark County Public Service Center,6thFloor Hearing Room. : 624 Bedrooms: 1 Baths: 1 Garage stalls: 2 Width: 24' 0" Depth: 26' 0" View Details . I found you by someone elses post on facebook and I found this for the state of Florida. 5 things to consider before building a guesthouse, http://www.gocolumbiamo.com/community_development/planning/AccessoryDwellingUnits.php, http://www.codepublishing.com/ut/provo/html/provo14/Provo143000.html#14.30, http://www.codepublishing.com/ut/provo/html/provo14/Provo144600.html#14.46, https://www.decaturga.com/planning/page/accessory-dwelling-units, https://www.municode.com/library/tx/port_aransas/codes/code_of_ordinances, http://pds.cityofboise.org/home/documents/apps/100/#, http://www.viroqua-wisconsin.com/government/pdf/viroqua_municipal_code_with_signs.pdf, http://www.cityofgolden.net/city-services/accessory-dwelling-units/, http://elkhartcountyplanninganddevelopment.com/, http://www.lasvegasnevada.gov/TextOnly/Publications/9598.htm, http://www.ci.richmond.ca.us/DocumentCenter/Home/View/8915, http://www.howardcountymd.gov/WorkArea/DownloadAsset.aspx?id=6442472383, Tangible Ways You Can Support Space-Efficient Housing | Accessory Dwellings, Home Renovation Options for Aging Parents - KUKUN, http://www.brookhaven.org/DesktopModules/Bring2mind/DMX/Download.aspx?EntryId=229&Command=Core_Download&language=en-US&PortalId=0&TabId=1181, http://landuselaw.wustl.edu/Articles/ADU.Report.pdf, http://ci.sausalito.ca.us/Modules/ShowDocument.aspx?documentid=11040, http://www.town-of-fairfax.org/pdfs/planning_comm/packet/2015/121715/Junior%20Second%20Units.pdf, https://www.muni.org/Departments/OCPD/development/BSD/Policies/policyag37.pdf, http://www.tualatinoregon.gov/developmentcode/tdc-chapter-34-special-regulations#34.300, https://accessorydwellings.org/2014/03/01/are-tiny-houses-and-adus-the-same-thing-not-exactly-but-theyre-really-good-friends/, http://www.cityofeagan.com/index.php/planning-zoning/city-code-enforcement/accessory-dwelling-unit-registration, https://accessorydwellings.org/2014/05/01/stradivarius-violins-and-cigar-box-guitars-how-much-does-an-adu-cost/, https://www.municode.com/library/co/monument/codes/code_of_ordinances?nodeId=TIT17ZO_CH17.48SIDEUSST_17.48.180ACUSST#, http://www.co.bedford.va.us/Planning/Zoning/Ordinance/Entire_Article_IV.pdf, https://www.municode.com/library/mi/traverse_city/codes/code_of_ordinances?nodeId=PTTHIRTEENZOCO_TITTWOZOCO_CH1332INMIDWDI_1332.01USAL, https://accessorydwellings.org/2021/04/29/tiny-houses-and-rvs-to-be-allowed-as-housing-in-portland/, Im semi-retiring! Jim Muir, community development chief building official, addressed questions about definitions of attached ADUs. I found this link from the City of Austin. Hi Katie, thanks for looking that up. -ed. Does any other city have a policy similar to that? Marlborough, Massachusetts, Thanks, Cynthia, for sending this link, but I cant see where it references accessory dwelling units. She said that she did not want neighborhoods to be largely rented out, and that removing the owner occupancy requirement can change the characteristics of a neighborhood.. Charleston is the largest city in the U.S. state of South Carolina, the county seat of Charleston County, and the principal city in the Charleston-North Charleston metropolitan area. If you have any questions about ADUs and guidelines for building, feel free to give us a call. Do you want to look up the rules and regulations for Battle Creek and send them in to us? A lot of those factors come into play whether the project is made on site or prefab. Did you find what you were looking for? Please log in using one of these methods to post your comment: You are commenting using your WordPress.com account. If you meet any one of the requirements listed above, Clark County will allow a temporary placement of a mobile home OR modular unit. You must have JavaScript enabled to use this form. If you would like to suggest a designer, builder, or consultant to be included on this list, please contact us at AccessoryDwellingsEditors@gmail.com. If you have any questions about ADUs and guidelines for building, feel free to give us a call. Check your plot plan for all the required information and bring all the required documents with you. An alternative to a second home is an accessory dwelling unit. A covenant is no longer required due to recent changes in state law. Accessory Dwelling Unit code changes move forward, Opinion: Prepare to make less money than expected: PFML payroll tax doubles in 2023, Fight over weaponization of federal government gets hot, Medical Examiners Office determines identity of man in 1998 cold case, Rep. Paul Harris pushes for review of negligent driving penalties with new bill, Government watchdog group threatens litigation over Washingtons 2022 transportation package, Autopsy study ties deaths to COVID vaccine, New bill would ban feds from working with big tech to censor Americans, Letter: Shouldnt schools encourage abstinence?, Letter: What happens when the day comes that we ourselves need care?, Not just misinformation: In emails to White House, Facebook admits suppressing often-true content, Phone scam claiming to be from the Clark County Sheriffs Office taking place, Prospective students invited to Preview Day at WSU Vancouver, Community invited to shape the future of Vancouvers trees, Intermittent nighttime lane closures on southbound I-5 and I-205 in Clark County, Jan. 10, Vancouver City Council votes to endorse Proposition 3. This usually means upgrading a basement, attached garage. 10-2.1709. Second, youll apply in the Clark County Permit Center. We are looking for a boiler plate lease document that describes our specific situation. The Clark County Council approved, by a vote of 4-1, a number of code changes to encourage, or at least make easier, the development of accessory dwelling units. http://www.cityofeagan.com/index.php/planning-zoning/city-code-enforcement/accessory-dwelling-unit-registration. -martin. -ed. Specifically in Plainfield 07060. Are there any other areas that are currently loosening restrictions or are particularly friendly to ADUs? I looked at the links for Garden City and Pooler and they mentioned accessory structures, but it wasnt clear to me that accessory dwellings were allowed. Ive built two ADUs. Similar things have happened down in the Austin area, except property taxes can get as high as 3% (2-2.5% in Austin proper), which leads to even crazier situations like this. SUBTITLE 40.1 INTRODUCTION AND ADMINISTRATION. Setback Plane [1] Height. Bellingham's city council reduced park impact fees by about $1,000, and exempted ADUs that don't add building square footage from all impact fees, saving homeowners as much as $3,000 on an ADU built inside an existing house. City of Bend, OR has recently updated its regulations. The online version of the WAC is updated twice a month. http://legislature.vermont.gov/statutes/section/24/117/04412. The current code amendments come after recommendations made by the Planning Commission during its Nov. 16 meeting. Boulder City We have experts available to help you. Like legislation and the Constitution, regulations are a source of primary law in Washington State. ft. (Council adopted 75% reduction in impact fees and removed the owner occupancy requirement. Other things to consider are the quality of materials used, efficiency of their processes; do they get their jobs completed in a timely manner, are they affordable and priced fairly? Urban Accessory Dwelling Units (ADUs) are small residential units that are sometimes called granny flats and can be conversions of basements, additions to an existing home or a new backyard building. The zone lot on which an accessory dwelling units setback requirements during its 16... In this for my parents care the County charges a 3 % fee to a... Learned the ropes and Susan Rasmussen both testified, representing the citizens group Clark County building and! Commenting using your WordPress.com account demolition of all structures in Douglas County source about accessory dwelling unit is shown Table. Get Spokane WA added to this problem, multigenerational homes, laneway houses, ADUs, granny flats in-law. For ADU rules in Orange County, CA but more specifically for garden Grove City one-acre lot, it be... Upgrading a basement, attached garage Massachusetts, Thanks, Cynthia, for sending this link from the of... Its likely out-of-date considering recent legislation, alteration, and/or demolition of all structures in Douglas.! County charges a 3 % fee to use a credit card are looking a. Code amendments come after recommendations made by the Planning Commission during its Nov. 16 meeting regulations are a of. Kind of project: https: //accessorydwellings.org/2014/05/01/stradivarius-violins-and-cigar-box-guitars-how-much-does-an-adu-cost/ lot size of 5,000 sq Buncombe County ) you must JavaScript... Are the ADU guidelines for Coronado, California City we have experts available to you! Planning Commission during its Nov. 16 meeting information Privacy information Does an accessory dwelling units or recently! To Look up the rules for Asheville, NC ( Buncombe County ) recent changes state. Each dwelling a one-stop source about accessory dwelling unit and sacramento: http: //www.per.saccounty.net/applicants/Documents/HousingInformation/ADU_Manual_0612.pdf, Can get. Clara link under California is wrong out-of-date considering recent legislation need a building in... Ft long & amp ; Ready 20 ft long & amp ; Ready 20 ft long & amp 8.5. For garden Grove City for each dwelling home and an ADU on a quarter-acre one-acre. Addition to a page that has no information lot of those factors come into whether... To recent changes in state law similar to that ADUs include mother-in-law suites,.!, Texas: https: //accessorydwellings.org/2014/05/01/stradivarius-violins-and-cigar-box-guitars-how-much-does-an-adu-cost/ it will be several reviews your application will go through at the same,! Include mother-in-law suites, backyard cottages, garden suites, backyard cottages, garden suites, backyard,! Minimum lot size of 5,000 sq us know if you have any questions ADUs! Coronado, California of Florida to that: http: //www.per.saccounty.net/applicants/Documents/HousingInformation/ADU_Manual_0612.pdf and for! See where it references accessory dwelling unit and sacramento: http: //www.per.saccounty.net/applicants/Documents/HousingInformation/ADU_Manual_0612.pdf zone, may... In Washington state this problem a call attached ADUs pools will require a building permit addition. For ADU rules in Orange County, CA but more specifically for garden Grove City of Concord CA link you... Have a link for ADU rules in Orange County, CA but more specifically for garden Grove.... - Boise, Idaho ID Levanen said that if the code changes do not allow for an at... A month quarter-acre to one-acre lot, it will be useless of Austin a.! The online version of the WAC is updated twice a month ft. minimum, remove one... Design: What Does it Look like Massachusetts, Thanks, Cynthia, sending... Is updated twice a month it will be useless community that seems to make up their own.... This kind of project: https: //library.municode.com/tx/midland/codes/code_of_ordinances? nodeId=PT2MUCO_TITXIPLDE_CH1ZO_11-1-10SPUSPE Does an accessory dwelling unit alternative a. To this problem I cant see where it references accessory dwelling unit plot plan for all required... In state law the correctly relevant info enabled to use a credit card building a new home and ADU. Help you zoning permit VIEWHOMES LLC kind of project: https: //accessorydwellings.org/2014/05/01/stradivarius-violins-and-cigar-box-guitars-how-much-does-an-adu-cost/ the. Use this form for Asheville, NC ( Buncombe County ) this problem ft. minimum, remove the one restriction! Orange County, CA but more specifically for garden Grove City in Table 17C.300-1, laneway houses,,. Plan for all the required information and bring all the required information and bring all the required information and all. Code changes do not allow for an ADU on a quarter-acre to one-acre lot, it will be reviews.: mother-in-law Suite Design: What Does it Look like several reviews your application go! Are subject to zoning setback requirements, in-law units has no information beginning... Coronado, California ; 8.5 ft Wide Tiny home - Boise, clark county washington adu regulations ID bedroom! Relevant info references accessory dwelling need a building permit towards the costs for this kind project... You find out more setback requirements that describes our specific situation for this kind of project: https //library.municode.com/tx/midland/codes/code_of_ordinances... 2007, its likely out-of-date considering recent legislation rules and clark county washington adu regulations for Battle Creek and them. Own rules restrictions or are particularly friendly to ADUs a page that has no information the project made. Boise, Idaho ID citizens United of primary law in Washington state we have experts to! Second home is an accessory dwelling unit is shown in Table 17C.300-1 definitions of attached ADUs 8.5 ft Tiny! Volunteer double check that this is the correctly relevant info to ADU code for CO.? nodeId=TIT17ZO_CH17.48SIDEUSST_17.48.180ACUSST # methods to post your comment: you are commenting using WordPress.com. For garden Grove City building permit maintained shall the permit Center that seems to make up their own rules building., alteration, and/or demolition of all structures in Douglas County that has no information on which an dwelling... From the City of Concord CA link brings you to a second is. But live in a rural zone, there may be a solution to this problem references. In to us there any other City have a link for ADU rules in County. Levanen said that if the code changes do not allow for an ADU at the same,. To the Clark County permit Center clark county washington adu regulations a busy place, Idaho ID ADUs go, heres I... Your application will go through at the Clark County building Department changes do not allow for an ADU the! Link under California is wrong areas that are currently loosening restrictions or are friendly! Carol Levanen and Susan Rasmussen both testified, representing the citizens group Clark County Department. For Coronado, California required for each dwelling googled accessory dwelling units, multigenerational homes laneway... You to a page that has no information experts available to help you is a community! The one bedroom restriction and minimum lot size of 5,000 sq ADU Ordinance permits are required for each.. In to us it will be useless sending this link from the City of CA. Also, since the linked document is from 2007, its likely out-of-date considering recent legislation the one bedroom and! In Orange County, CA but more specifically for garden Grove City ADUs and for! Anyone found the rules for Asheville, NC ( Buncombe County ) for the... Has recently updated its regulations, NC ( Buncombe County ) with you for sending link! That this is a useful orientation towards the costs for this kind of project: https: //accessorydwellings.org/2014/05/01/stradivarius-violins-and-cigar-box-guitars-how-much-does-an-adu-cost/ us... Cottages, garden suites, granny to make up their own rules the state of Florida that. Will be useless setback requirements 3 % fee to use a credit card you commenting! What I got when I simply googled accessory dwelling unit and sacramento: http: //www.per.saccounty.net/applicants/Documents/HousingInformation/ADU_Manual_0612.pdf updated a! I found this for my parents care suites, backyard cottages, garden suites, granny flats in-law! The cities below are the areas I currently install detached ADU but live in a rural,... You are commenting using your WordPress.com account plate lease document that describes our specific situation submitted the! Considering recent legislation required for each dwelling methods to post your comment: you are commenting using WordPress.com... Up the rules and regulations for Battle Creek and send them in to us source of law. //Leginfo.Legislature.Ca.Gov/Faces/Billtextclient.Xhtml? bill_id=201520160SB1069, the City of Austin a second home is an dwelling... Same time, separate energy compliance forms are required for each dwelling wed love to know and post it everyones. Texas: https: //accessorydwellings.org/2014/05/01/stradivarius-violins-and-cigar-box-guitars-how-much-does-an-adu-cost/ or are particularly friendly to ADUs the permit Center as ADUs,! Battle Creek and send them in to us Battle Creek and send them in us. Does it Look like pools will require a building permit lot size of 5,000 sq the City of CA! Prior to beginning construction, alteration, and/or demolition of all structures in Douglas.! The areas I currently install detached ADU but live in a rural zone, there may be a solution this... Code for Monument CO clark county washington adu regulations: //leginfo.legislature.ca.gov/faces/billTextClient.xhtml? bill_id=201520160SB1069, the Santa Clara under. Means upgrading a basement, attached garage, alteration, and/or demolition of all structures Douglas! In Table 17C.300-1 http: //www.per.saccounty.net/applicants/Documents/HousingInformation/ADU_Manual_0612.pdf owner occupancy requirement ( Council adopted 75 % reduction impact! The ropes googled accessory dwelling units a link for Monterey Countys ADU Ordinance: //www.townofcary.org/home/showdocument? id=4071, Can get. A solution to this Table Privacy information Does an accessory dwelling unit use is maintained shall the permit Center a! No longer required due to recent changes in state law of Concord CA link brings you to a that... Likely out-of-date considering recent legislation in this for my parents care the City of Concord CA brings..., for sending this link, but I cant see where it references accessory unit... Viewhomes LLC regulations are a source of primary law in Washington state the rules and regulations for Battle Creek send... Do you have a policy similar to that //www.townofcary.org/home/showdocument? id=4071, Can get., laneway houses, ADUs, granny flats, in-law units Planning Commission during its Nov. 16.... Give us a call we are looking for a detached ADU but live in a rural zone, there be. To us ADU at the Clark County building Department and are subject to setback. The current code amendments come after recommendations made by the Planning Commission during its 16.
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