Nanoose Bay Estates (NBE) is a 32 acre single family residential development situated at Nanoose Bay on Vancouver Island, British Columbia. There are 10 lots consisting of at least 2.5 acres in size and one 2.5 dedicated park lands within the development. NBE is a residential community conceived to enhance the natural beauty of the Nanoose peninsula area. Mature trees, wetlands and watercourses have been integrated into the design of the subdivision to preserve the beauty of the overall property. Houses in NBE should be designed and built to take into consideration the open characteristics of the subdivision which include open spaces for animal migration and water fowl habitat.

The Architectural Guidelines are the mechanism which will contribute to the high level of quality design at NBE and must be followed in conjunction with restrictive covenants established for some of the lots which contain additional legally enforceable restrictions and regulations. NBE may in its sole and absolute discretion grant relief from or approve plans at a minor variance with one or more of the restrictions set out in these Architectural Guidelines. However, NBE must he satisfied that the design of the proposed house or building has architectural merit and is aesthetically appealing in relation to the lot upon which it is to be situated as well as its neighboring lots. Such relief shall not be considered as a waiver of the requirement of approval by NBE of any restrictions and requirements set out in these Architectural Guidelines.

2.0 APPROVAL PROCESS

In addition to the requirements outlined in the Land Use and Subdivision Bylaw 500 of the Regional District of Nanaimo, a design review of the site plan, and plan and profile of all houses and ancillary buildings (for convenience, collectively referred to in these Architectural Guidelines as the “House”) will be conducted by NBE to conform with the subdivision planning objectives. The process will begin with the submittal of drawings to NBE after which NBE will respond, in writing, that the design drawings are approved or some modifications are requested.

3.0 DESIGN GUIDELINES

3.1 ARCHITECTURAL THEME

The general architectural theme encouraged at NBE is a West Coast style home utilizing natural stone, wood, brick or mortar, and earth tone colors to blend with the natural landscape. Post and beam, Ranch, Tudor, and Contemporary are examples of the types of homes to be constructed. Log homes shall not be permitted.

3.2 SITING & SETBACKS

The design and siting of the House shall take into consideration the natural contours and characteristics of the Lot as well as the design of neighboring houses. It is the owner’s responsibility to identify the location of easements and right-of-ways and to comply with the setback requirements of restrictive covenants established by the RDN and provincial ministries. Some examples of restrictive covenants are as follows;
• No structures can be constructed within 15 meters of the Nanoose Bay waterfront.
• There is a 15 meter, measured from centerline, area from all drainage courses that cannot be constructed within.
• There is a 15 meter restrictive easement around the Pond that cannot be constructed within.
• There are archeological covenants on some waterfront lots that cannot be disturbed or constructed within.
NBE will provide a copy of all restrictive covenants to all potential lot buyers.

3.3 MASSING & AREA

The massing of Houses in the development shall be limited to a maximum of two stories, including above ground basements. Three storey vertical walls are not permitted. In the case of a two storey house built on a basement which is more than 0.91 meters (3 feet) above grade on any side, the second storey must either step back so that a transition in height is achieved, or must be encompassed within the sloped roof portion of the structure.

Vertical wall heights of more than two stories plus 0.91 meters (3 feet) are not permitted except where design elements such as fascia boards, sundecks, lattice works, planters and/or landscaping have been incorporated into the design to the specifications of NBE. In any event, the height of a House shall not be greater than 9 meters (30 feet). The height of a House shall be measured as the vertical distance the House extends, at any complete vertical section of the House, above a straight line connecting any two intersections of the existing grade and the outermost exterior House walls or supports.

In the case of a single storey house, the minimum finished main floor area (excluding the area of the garage) shall be 205 square meters (2,200 square feet). In the case of a two storey house, the minimum finished main floor area (excluding the area of the garage) shall be 130 square meters (1,400 square feet).

3.4 LOT GRADING & RETAINING WALLS

No grading, excavation, construction or any other work shall be carried out upon any lot which would interfere with, or alter in any way the natural or established drainage systems of a lot or adjoining lots. Individual lot grading (including drainage swales and retaining walls) must be handled within individual lot property lines and must not change existing drainage courses. In cases of sloped topography, special precautions related to ground and surface runoff must be adhered to, both during and after construction.

Retaining walls shall be limited to an exposed height of 1.2 meters (4 feet) unless it can be proven that a higher wall is necessary. If NBE is satisfied that a wall of greater than 1.2 meters (4 feet) in height is necessary, such wall shall be stepped to reduce the wall’s visual mass. All retaining walls and their foundations shall be within the property lines of the Lot.

3.5 ROOF MATERIALS

Roofs shall be constructed of cedar shakes, cedar shingle, clay tiles or concrete tiles. Duroid shingles and standard straight line metal roofing shall not be permitted. Other types of roofing materials may be permitted by NBE in its sole discretion. Samples of the proposed roofing materials must he submitted to NBE for approval.

3.6 CHIMNEYS

Chimneys shall be constructed of brick, stone, stucco or natural wood siding to match the house. Chimneys shall not be constructed of concrete block or jumbo brick. The chimney finish shall be the same as any accent veneers.

3.7 EXTERIOR FINISHES

Exterior siding shall be a natural material such as horizontal or vertical cedar, brick or stucco. Vinyl and aluminum siding are not permitted. Fascia boards shall be painted a color complementary to the siding. Stucco with a fine textured finish may be used in Tudor or California style houses. Swirled, or other obvious patterned stucco finishes are not acceptable. Stucco houses may require additional wood or brick trim depending on house massing and style. Brick or stonework is to be quiet or even-toned. All brick is to be standard or metric size with grey mortar.

All openings (i.e. windows and doors) on all elevations are to have minimum 4 inch nominal trim boards, painted or stained to match the house trim color. Any area beneath sundecks which exceeds 0.91 meters (3 feet) in height (and which will not be used as a separate deck area) should be enclosed with lattice and painted a color complementary to the siding color. Area beneath sundecks which is less than 0.91 meters (3 feet) in height should be enclosed with a solid wood skirt.

3.8 COLORS

All exterior color schemes must be approved by NBE. Houses with pure white, garish or bright color schemes are not acceptable. Only the following natural color tones are acceptable:
Natural Low Contrast: naturally-colored wood stain (solid or semi-transparent) with blending trim color.
Natural High Contrast: naturally-colored wood stain (solid or semi-transparent) with contrasting trim color. Stucco shall be in a natural color tone such as off-white, bone, cream or beige. Darker color tones may be considered but will require a color sample to be submitted.

3.9 LANDSCAPING AND FENCING GUIDELINES

Landscaping should be implemented as soon as possible during construction to reduce the potential for erosion and take advantage of the “growing “ season. There are no other restrictions to landscaping, other than the desire to blend new landscape planting with the natural beauty of the subdivision.

Approval in writing must be obtained from NBE for the design, detail, and location of any fencing on the Lot. Chain link fences may be unacceptable. It is NBE's intent to maintain an open space feeling throughout the subdivision with corridors for animal migration. Therefore, no fencing will be allowed within 3 meters (10 feet) of a property line and not more than 1860 square meters (20,000 square feet) of any one area on a lot can be fenced in. It is desired that if large areas are fenced, it will be done with an “open” wire type fence using wooden posts and rails with 75 mm (3 inches) minimum openings in the wire fencing material. No fencing shall be permitted on any lot which exceeds 2.0 meters in height. Solid board fencing shall be of a “good neighbor” style and should be limited to areas immediately adjacent to homes or garages and shall not encompass more than 465 square meters (5000 square feet).

3.10 SCREENING BOATS, TRAILER, AND RVs

A planting plan shall be submitted to NBE that will screen all boat, trailers, and RVs that are intended to be parked outside. It is intended that somewhat mature trees such as Western Red Cedars or fast growing, tall hedges be planted to reduce the visual impact. Use of fencing in conjunction with plantings is also an acceptable method to reduce the visual impacts.