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HomeMy WebLinkAboutPacket 05-04-11Paul G. Reis, Esq. KRIEG DEVAULT— CARMEL PLAN COMMISSION SPECIAL STUDIES COMMITTEE Carmel, Indiana May 4, 2011 Docket Numbers 11040010 (ADLS Amend) Hamilton Crossing Retail Center Signage 11040011 (ADLS Amend) Hamilton Crossing Retail Center Architectural Design, Landscape, Lighting Signage (ADLS) Amendments KITE REALTY GROUP Hamilton Crossing Retail and Commercial Area 1 KITE REALTY GRDUA Hamilton Crossing Retail and Commercial Area Carmel Plan Commission Special Studies Committee Docket Nos. 11040010 (ADLS Amend) Signage and 11040011 (ADLS Amend) Exterior Package INFORMATION BOOKLET TABLE OF CONTENTS Docket No. 11040010 (ADLS Amend) Hamilton Crossing Retail Center Signage 1. Summary of Proposed Amendments to Sign Program 2. Amended and Restated Sign Program 3. Current Sign Program Docket No. 11040010 (ADLS Amend) Hamilton Crossing Retail Center Exterior Package 4. Summary of Proposed Outdoor Dining Areas for Center 5. Outdoor Dining Site Plan 6. Detailed Drawings of Outdoor Dining and Modified Landscaping 7 Center Specifications for Chairs, Tables and Umbrellas 8. Center Specifications for Railings and Gates for Outdoor Dining Areas Gn KRIEG 1 JEVAULT lb KRIEG DEVAULT,. J KITE REALTY GROUP Hamilton Crossing Retail and Commercial Area Carmel Plan Commission Special Studies Committee Docket Nos. 11040010 (ADLS Amend) Signage and 11040011 (ADLS Amend) Exterior Package SUMMARY OF PROPOSED AMENDMENTS TO SIGN PROGRAM This Amended and Restated Sign Program amends and restates the Sign Program for the Hamilton Crossing Retail and Commercial Area (the "Center last amended on January 19, 1999. However, all existing signage in compliance with the Hamilton Crossing Sign Program at the time of approval of this Amended and Restated Sign Program will not be affected by the approval and adoption of this Amended and Restated Sign Program except with respect to any substantial change to or replacement of the existing signage following the approval and adoption of this Amended and Restated Sign Program (hereinafter referred to as the "Sign Program Hamilton Crossing Retail and Commercial Area ike MOM 41 NPenn ylv e'Rd Hamilton Crossing Retail and Commercial Area Carmel Plan Commission Special Studies Committee ADLS Amendments Summary of Amendments to Sign Program Page 2 ib K /?E REALT GROUP The following is a summary of the proposed amendments: All tenant signs in conformance with this Sign Program are still subject to written approval from the Landlord of Hamilton Crossing Retail and Commercial Area (hereinafter referred to as the "Center Tenant will provide sign shop drawings for approval prior to fabrication and installation. Tenant will also provide color facade elevations showing tenant sign and sign location. The elevations will be in either CAD (or computer based equivalent) format or photo renderings. Approval submittals must include all dimensions, materials, and colors. Except for tenants occupying more than 30,000 square feet "Anchor Tenants the length of such signs will be proportionate to the letter /logo height; however, the overall length cannot exceed 75% of the width of the storefront or store side vs. 80% under the current sign program. Except for Anchor Tenants, the maximum height of any one line of copy, trademarked sign or a logo will not exceed 36 inches, and the total height of stacked sign lettering or the combination of stacked lettering and a logo will not exceed 48 inches. The current sign program limits the overall height of the sign to 48 inches. A tenant with more than 10,000 square feet occupying an end -cap unit of a building in the Center may have a sign on the front facade facing U.S. Highway 31, a sign on the side facade and a sign on the rear facade facing Pennsylvania Street; however, there shall be a maximum of three (3) signs. The sign area for inline tenants with less than 50 linear feet of frontage has been reduced from 75 square feet to 55 square feet. Wall signs will consist of individually lit channel letters with dark bronze end caps, returns and trim. Letters will have aluminum backs and returns. This updates and clarifies design standards. KRIEGI EVAULT, KITE REALTY GRWP Hamilton Crossing Retail and Commercial Area Carmel Plan Commission Special Studies Committee ADLS Amendments Summary of Amendments to Sign Program Page 3 Exposed neon is prohibited. Letters may be internally illuminated with neon or LED. Clear sign faces are prohibited. Exposed ballast boxes are prohibited. Individual incidental directional signage is prohibited except for tenants with permitted drive thru facilities and any hotel tenants. Directional signage is to be included in the approved sign package for the tenant. Painted signs on the exterior surface of any building, including paper signs, are prohibited. Banners are permitted subject to the provisions of the City of Carmel Zoning Ordinance. Any tenant whose signage has a registered service mark for the signage with the United States Patent and Trademark Office ("USPTO") will not be required to alter the registered mark to meet the design requirements (including color and logo) of this Sign Program or the Carmel Zoning Ordinance nor will the tenant be required to display additional trademarks in the registered mark in a manner differing from the display of such additional trademarks contemplated by the registered mark as exhibited in the certificate of registration issued by the USPTO. Provided, however, that the location and overall size of this tenant signage remains subject to the provisions of this Sign Program. Tenant will be required to provide documentation from the USPTO of the registered mark. Respectfully submitted, Paul G. Reis, Attorney for Kite Realty Group and KRG Hamilton Crossing, LLC 3370429 1.DOCX KRIEG 1 DEVAULT,,. This Amended and Restated Sign Program amends and restates the Sign Program for the Hamilton Crossing Retail and Commercial Area last amended on January 19, 1999. However, all existing signage in compliance with the Hamilton Crossing Sign Program at the time of approval of this Amended and Restated Sign Program will not be affected by the approval and adoption of this Amended and Restated Sign Program except with respect to any substantial change to or replacement of the existing signage following the approval and adoption of this Amended and Restated Sign Program (hereinafter referred to as the "Sign Program 'SON Rfi{l7YGROUP AMENDED AND RESTATED SIGN PROGRAM HAMILTON CROSSING RETAIL AND COMMERCIAL AREA 126 Street and U.S. Highway 31 I. TENANT SIGNS As adopted and approved by the Special Studies Committee of the Carmel Plan Commission on May 4, 2011 A. TENANT SIGN REQUIREMENTS a. All tenant signs in conformance with this Sign Program are still subject to written approval from the Landlord of Hamilton Crossing Retail and Commercial Area (hereinafter referred to as the "Center Tenant will provide sign shop drawings for approval prior to fabrication and installation. Tenant will also provide color facade elevations showing tenant sign and sign location. The elevations will be in either CAD (or computer based equivalent) format or photo renderings. Approval submittals must include all dimensions, materials, and colors. b. Except for tenants occupying more than 30,000 square feet "Anchor Tenants the length of such signs will be proportionate to the letter/logo height; however, the overall length cannot exceed 75% of the width of the storefront or store side. The maximum height of any one line of copy, trademarked sign or a logo will not exceed 36 inches. The total height of stacked sign Iettering or the combination of stacked lettering and a logo will not exceed 48 inches. Anchor Tenants with more than 30,000 square feet of space may have signs up to six (6) feet in height and up to 70% of the width. c. Except as specifically provided for in this Sign Program, a tenant with more than 10,000 square feet of space occupying an end -cap unit of a building in the Center may have a sign on the front facade facing U.S. Highway 31, a sign on the side facade and a sign on the rear facade facing Pennsylvania Street; however, there shall be a maximum of three (3) signs. d. Notwithstanding the Landlord's approval, all signs not in conformance with this Sign Program will be subject to prior approval by the Carmel Plan Commission BUILDING B Middle Bldg. BUILDING C South Bldg. Front Facade Sign Area Side and Rear Sign Area Tenant Size Front Facade Sign Area Side and Rear Sign Area Buildings B C Inline Tenants Frontage less than 50 linear feet 55 SF (West) Not Permitted Buildings B C Inline Tenants Frontage 51 to 100 linear feet 75 SF (West) Not Permitted End Cap Tenants Frontage less than 50 linear feet 55 SF (West or North) 40 SF (Side East or West) Rear Signage Not Permitted Buildings B C End Cap Tenant Frontage less than 50 linear feet 55 SF (West) 40 SF (Rear East) Side Signage Not Permited Buildings B C End Cap Tenant Frontage 51 to 100 linear feet 75 SF (West) 55 SF (East) Side Signage Not Permitted BUILDING A North Bldg. Front Facade Sign Area Side and Rear Sign Area Tenant Size Front Facade Sign Area Side and Rear Sign Area Inline Tenants Frontage less than 50 linear feet 55 SF (West or North) Not Permitted Inline Tenants Frontage 51 to 100 linear feet 75 SF (West or North) Not Permitted End Cap Tenants Frontage less than 50 linear feet 55 SF (West or North) 40 SF (Side East or West) Rear Signage Not Permitted End Cap Tenants Frontage 51 to 100 linear feet 75 SF (West or North) 55 SF (Side East or West) Rear Signage Not Permitted Tenant Size Front Facade Sign Area Side and Rear Sign Area Major and Anchor Tenants Greater than 10,000 SF and U.S. 31 frontage greater than 101 linear feet 130 SF 75 SF rear and side facades (as applicable) (Maximum of three (3) signs) Hamilton Crossing Sign Program May 4, 2011 Page 2 and /or the Cannel Board of Zoning Appeals pursuant to the City of Carmel Zoning Ordinance prior to installation. Following Landlord's approval, all signs in conformance with this Sign Program will be submitted to the City of Carmel Department of Community Services for administrative confirmation of conformance, administrative approval and permitting prior to installation. e. Maximum Sign Area and locations will be per the following table: KItE Hamilton Crossing Sign Program May 4, 2011 Page 3 f. Except as specifically provided in this Sign Program, all tenant signs will consist of individual dimensional letters, logos, and product and service summary signs. All signs will have 1 /8" thick plastic faces and will project no more that eight inches (8 beyond the building wall. Wall signs will consist of individually lit channel letters with dark bronze end caps, returns and trim. Letters will have aluminum backs and returns. The inside of letters must be painted white. g. All tenant signage must be manufactured and installed in accordance with Underwriters Laboratories Rules and Regulations and will carry a UL authorized label visible from the ground. All neon transformers must comply with UL specification 2161. h. Raceway mounted signs are prohibited. i. Flashing, blinking, rotating, moving, animated or audible type signs are prohibited. j. Exposed neon is prohibited. Letters may be internally illuminated with neon or LED. Clear sign faces are prohibited. k. Exposed ballast boxes are prohibited. 1. Individual incidental directional signage is prohibited except for tenants with permitted drive thru facilities and any hotel tenants. Directional signage is to be included in the approved sign package for the tenant. m. Painted signs on the exterior surface of any building, including paper signs, are prohibited. Banners are permitted subject to the provisions of the City of Carmel Zoning Ordinance. n. Landlord will apply a suite number on the main door to each tenant space consistent throughout the Center using a consistent letter height and font. o. Any tenant whose signage has a registered service mark for the signage with the United States Patent and Trademark Office "USPTO will not be required to alter the registered mark to meet the design requirements (including color and logo) of this Sign Program or the Carmel Zoning Ordinance nor will the tenant be required to display additional trademarks in the registered mark in a manner differing from the display of such additional trademarks contemplated by the registered mark as exhibited in the certificate of registration issued by the KI?E ,KA..r LR(Ar Hamilton Crossing Sign Program May 4, 2011 Page 4 USPTO. Provided, however, that the location and overall size of this tenant signage remains subject to the provisions of this Sign Program. Tenant will be required to provide documentation from the USPTO of the registered mark. B. RESPONSIBILITY FOR TENANT SIGNAGE a. Tenant will lawfully erect any sign at its own risk and expense, including its final electrical connection to landlord provided supply if available. b. Tenant will secure all necessary permits from the City of Carmel for the erection, installation and replacement of all tenant signage and pay all fees associated with the sign permits. c. Tenant will maintain all tenant signage in good repair and in compliance with this Sign Program and those applicable sections of the Carmel Zoning Ordinance at all times. d. Upon vacating their space, the tenant or outlot owner will remove all signs and repair all damage caused by such removal. e. The landlord will have no responsibility whatsoever for any cost, expense, or loss arising out of or in connection with orders for construction, fabrication, or refabrication of signs, whether or not in conformity with this Sign Program. II. GROUND IDENTIFICATION SIGNS A. There will be three (3) free standing ground identification signs to identify the Center. See attached sign plan. B. Ground Identification Sign "A" will have a maximum sign area of 150 SF and will be located near U.S. Highway 31 and 126 Street (Carmel Drive). Once construction of the U.S. Highway 31 upgrade project has commenced, Sign "A" may be relocated on the 126th Street frontage to a location near the existing right in, right -out ingress /egress point to and from the Center. Sign "A" is intended to be a multi- tenant sign used to indentify the Center to traffic on U.S. Highway 31 and 126 Street. The maximum height will be 20 ft. C. Ground Identification Sign "B" will be located at the north entrance to the Center on Pennsylvania Street. Sign "B" is intended to be a multi- tenant sign used to identify the Center to traffic on Pennsylvania Street. Hamilton Crossing Sign Program May 4, 2011 Page 5 D. Ground Identification Sign "C" will be located at the south entrance to the Center on Pennsylvania Street. Sign "C" is intended to be a multi- tenant sign used to identify the Center to traffic on Pennsylvania Street. E. Landlord will secure all necessary permits from the City of Carmel for the erection, installation and replacement of all ground identification signage and pay all fees associated with the sign permits. 4 -25 -2011 KD 3354055 3.DOCX c,o(-61 g pPtA/Ju S ::OOMA MHOOM A N01 :25185 ;3 FOURTH AMENDED SIGN PROGRAM FOR AMILTON CROSSING RETAIL COMMERCIAL AREA EXHIBIT "B" -4 PC 2 52.5 JO 15 1999 DOCD All permanent business signs erected within the Hamilton Crossing retail commercial area shall conform to this Sign Program and to the Wall Sign Criteria for Hamilton Crossing which is incorporated herein by reference. IDENTIFICATION SIGNS A. There will be three (3) free standing signs to identify the total Hamilton Crossing retail commercial area. B. Identification Sign A may contain a maximum of approximately 150 square feet of sign surface area and will be located near US 31 and 126 Street. Identification Sign A is intended to be used to identify the Hamilton Crossing retail commercial area to traffic on US 31. C. Identification Sign B may consist of a maximum of approximately 20 square fe4of sign surface area and will be located near the comer of 126 Street and Pennsylvania Street. identification Sign B is intended to be used to identify the Hamilton Crossing retail commercial area to traffic on 126'" Street. D. Identification Sign C may consist of a maximum of approximately 20 square feet of sign surface area and will be located near the south entrance on Pennsylvania Street Identification Sign C is intended to be used to identify the Hamilton Crossing retail commercial area to traffic on Pennsylvania Street II. TENANT SIGN REQUIREMENTS O MAIM HODMAWO1 ;25165;3 A. All tenant signs shall consist of individual dimensional and internally lighted letters and may include logos, hallmarks or other trade identification, and product and service summary signs. All signs shall have 1/8" plastic faces and shall project not more than eight inches (8 beyond the building wall or facia unless mounted on a raceway as hereinafter allowed. B. All signage must be manufactured and installed in accordance with Underwriters Laboratory Rules and Regulations and shall carry a UL authorized label visible from the ground. C. Raceways shall be used only on masonry walls or facades and shall be painted to match the wall or facade. D. Flashing, blinking, rotating, moving, animated or audible type signs are not permitted. E. For All Non Anchor Tenants. The wall signs permitted in A. above shall be no more than four (4) feet in height for non anchor tenants. The length of such signs shall be proportionate to the letter height but shall not exceed 80% of the width of the storefront. The maximum size sign shall be seventy -five (75) square feet. If an end tenant of Building "B" is permitted more sign area on one of its storefronts than it is on another of its storefronts, the tenant, with Landlord approval, may deduct sign surface area from one storefront (the larger sign area) and add it to the other storefront (the smaller sign area). All tenants occupying less than 4,500 square feet shall not be permitted a wall sign facing Pennsylvania Street. F For All Anchor Tenants: The wall signs permitted in A. above shall be no more than six 6 feet in height for anchor tenants (defined as a tenant occupying more than 30,000 square feet). The length of such signs shall be proportionate to the letter height, but shall not exceed 70% of the width of the storefront. Signs for anchor tenants shall not exceed 130 square feet of sign surface for the U.S. Highway 31 facade and shall not exceed 75 square feet of sign surface area for the Pennsylvania Street facade. III. OTHER SIGNS PERMITTED, A. All signs affixed to the glass of the tenant space shall be individual printed letters, silkscreen letters or similar type letters or as otherwise approved by the Landlord and such letters shall be no more than six (6) inches in height. B. One non customer door for receiving merchandise may have the name of the tenant in two inch (2 block letters. C. Private traffic directional signs for directing traffic movement onto or within the retail commercial area, not exceeding three (3) square feet in area for each sign, shall be permitted. IV. RESPONSIBILITY FOR SIGN A. Landlord, using a graphic artist of landlord's choosing, shall review the design of all signs and shall specify color, size, location and placement of letters. B. Tenant shall lawfully erect any sign at its own risk and expense, including tenants' final electrical connection to landlord provided supply if available. C. Tenant shall secure l ed with the permits gn permits. the Carmel shall do t pay all fees associated the same for the center identification signs. D. Tenant shall maintain all their signs in good repair at all times. E. Upon vacating their space, tenant shall remove all signs and repair all damage caused by such removal. WARNING: Landlord shall have NO RESPONSIBILITY WHATSOEVER for any cost, expense or loss arising out of or in connection with orders for or construction, fabrication or refabrication of signs, whether or not in conformity with this Sign Program. A permit for erection of desired signage, otherwise in conformity with this Sign Program and approved by landlord, must first be obtained from the City of Carmel. ::OOMAWIHODMA■14O1;25185,3 KITE REALTY GROUP Hamilton Crossing Retail and Commercial Area Carmel Plan Commission Special Studies Committee Docket Nos. 11040010 (ADLS Amend) Signage and 11040011 (ADLS Amend) Exterior Package SUMMARY OF PROPOSED AMENDMENTS TO PERMIT OUTDOOR DINING AREAS Applicant is requesting approval to permit outdoor dining in the Center and specifically at this time for three current tenants: La Hacienda 12'x32' (384 SF) area, Le Peep's 12'x22' (264 SF) and Jason's Deli 18'x18' (324 SF). All current Landscaped areas impacted by the construction of these outdoor dining areas will be replaced in their entirety and relocated near the current location to maintain the current approved total landscape area for the Center. Current plantings will be relocated or replaced as necessary to maintain and continue the existing approved landscaping plan. There will no change in the approved plant species. Please see the attached site plan (TAB 5) and detailed landscaped drawings TAB 6) for the proposed outdoor dining areas and the relocation of the existing landscaped areas. Each of these tenants will only use the landlord approved railing, tables, chairs and umbrellas as shown in TABS 7 and 8. Each tenant will also agree to comply with any other rules, regulations or other conditions that the landlord may promulgate now or in the future regarding outdoor dining in the Center. The entrances to tenants having outdoor dining will not be blocked nor will access to the entrances be restricted by the addition of an outdoor seating area. All outdoor dining areas will be required to maintain a unified and consistent look in the Center with each tenant using only landlord approved railing, tables, chairs and umbrellas as shown in TABS 7 and 8. No outdoor dining area will exceed 400 square feet. In the event in the future that a tenant desires to provide an outdoor dining area, the tenant will be required to first submit a request and site plan to Iandlord showing the proposed outdoor dining area, the impacted landscape area, and the relocated landscape area equal to the landscape area displaced by the outdoor dining area. Plantings impacted by the outdoor dining area will be relocated or replaced as necessary to maintain and continue the existing approved landscaping plan without change in the approved plant species. The tenant will only use the landlord approved railing, tables, chairs and umbrellas as shown in TABS 7 and 8 and will agree to comply with any other rules, I1M Hamilton Crossing Retail and Commercial Area Carmel Plan Commission Special Studies Committee ADLS Amendments Summary of Amendments to Permit Outdoor Dining Areas Page 2 regulations or conditions that the landlord may promulgate now or in the future regarding outdoor dining in the Center. Following written approval from landlord, the tenant shall submit its site plan and landscape details to the Department of Community Services for the City of Carmel for administrative approval. Any minor variation in the total landscape area or change in the plant species as a result of the proposed outdoor dining area may be approved administratively by the Department of Community of Services. However, any variation may be referred by the Department of Community Services to a committee of the Cannel Plan Commission for approval in accordance with the Rules of Procedure of the Carmel Plan Commission. Respectfully submitted, Paul G. Reis, Attorney for Kite Realty Group and KRG Hamilton Crossing, LLC Restaurant Furniture Find Chairs and Tables for Your Restaurant ►A Pro L Ft.cr utltre Sienna Dining Side Chair Add to Custom Brochure View Related Collection Finish Black North American Sales Office and Showroom Contract Furniture Company 2325 Palos Verdes Drive West Suite #307 Palos Verdes Estates, CA 90274 Specifications Width Depth Height Seat Height Weight 22.3" 26.3" 35.3" 17.5" 9 Ibs Sienna Series Features Corporate Sales Offices and Showrooms Each piece begins with the purest aluminum extrusions and our cast aluminum fumiture is constructed using only the highest grade, and most resilient aluminum ingots available strengthening the furniture and making it extremely malleable The end result is a fusion of durability and beauty that places Sienna Series fumiture in a league of its own All Sienna pieces are finished with the highest quality powder -coat paint finish for durability and beauty avaiable in Textured Black Each piece is in stock and stackable 5 -Year Limited Warranty against the workmanship and materials New England and Mid- Adantic Sales Office and Showroom Contract Furniture Company 936 West End Avenue, Suite A -2 New York, NY 10025 http: /contractfitrni ture.com'product_dctai l.php?prodID =6047 Hamilton Crossing 3/30/11 Product 7E0402.92 1 oft 3/30/2011 12:43 AM Restaurant Furniture 1Find Chairs and Tables for Your Restaurant http:// contractfrnitre. conti'product_detail.php' ?prodlD =4294 f• EA cl• "A• Professional. C &e Furikiture Deluxe Mesh Top 48" Round Umbrella Table 4 -Spoke Add to Custom Brochure View Related Collection North American Sales Office and Showroom Contract Furniture Company 2325 Palos Verdes Drive West Suite #307 Palos Verdes Estates, CA 90274 Specifications Height Top Dimensions Seats Umbrella Hole Weight 29" 48" Diameter 5 -6 Yes 52 Ibs Designer Wrought Iron Series Features Each piece is handcrafted of wrought iron, a technique used to create intricate iron details Composed of the heaviest available solid wrought iron stock with the best tubular steel to ensure the strongest possible furniture Each frame is purified and dipped into a bath of zinc phosphates (rust inhibitors) during our state of the art finishing process After an electrostatic coating is applied to create a permanent seal that locks out rust All Designer Wrought Iron pieces are finished with the highest quality powder -coat paint finish for durability and beauty Each piece is made to order with a lead time of approximately 3 to 6 weeks 5 -Year Limited Warranty against the workmanship and materials Corporate Sales Offices and Showrooms New England and Mid Atlantic Sales Office and Showroom Contract Furniture Company 936 West End Avenue, Suite A -2 New York, NY 10025 Product 880228 Hamilton Crossing 3/30/11 Frame Finishes kA* I of 2 3/30/2011 12:45 AM Model Description Finish Size x head room UKti1y 9' O,.,tayu��al, 1 piece pole Pullsnea Stainless 9 x 83" Natt, al A,i hardwood 7' A 09" u 1 S 7' Octagonal UK114 9' Octagonal Natural Asian hardwood 9' x 69" l! UAL ffi 1 CONCEPT T E MIN SPECIFICATIONS FOR Market Umbrella Product Description Specifications are subject to change without notice. Typical Applications: Educational Institutions Municipal Spaces Health Care Facilities Malls Government Buildings Libraries Museums Restaurants /Lounges Hospitality Sunbrella Fabric: Grade C 100% Solution Dyed Acrylic Resists sunlight, mildew growth, rot and atmospheric chemicals Retains colorfastness and strength for years Features a soil stain resistant finish Available Colors: Forest Crean Navy Glue Natural(Whitc Black Burg y Surrfluvvat ''Glluvv Options: Other colors arc also available. Cuctom silk 3crccning available. Quoctions pleacc contact uncept Sit f urnishi c. Warranty: 1 year manufactures warranty against defects 1 year fade resistant manufactures warranty on umbrella fabric. 900 47 Street, Suite B Wyoming, MI 49509 P.616.940.9830 F.616.940.9438 www.conceptualsite.com Hamilton Crossing Outdoor Dining Umbrellas 3 /30/11 MARKET UMBRELLA SPECIFICATIONS Comments 1. All Umbrella fabric is black. Lettering \logos are not permitted. 2. All umbrellas must be stored inside during the off season. 3. All bases shall be black.