ART1CLE XIII.
LANDSCAPE REQUIREMENTS
SECTION 1300. PURPOSE
The purpose of this section is to promote the public
health, safety and welfare by establishing minimum standards for the design
installation and maintenance of landscaping.
Landscaping enhances the visual image of the City, preserving natural
features, improving property values, and alleviating the impact of noise,
traffic, and visual distraction associated with certain uses. Screening is important to protect less
intensive uses from the noise, light, traffic, litter and other negative
impacts of more intensive, nonresidential uses. Accordingly, these provisions are intended to set minimum
standards for design and use of landscaping, greenbelts, and screening, and the
protection and enhancement of the City's environment. More specifically, the intent of these provision is to:
1. Improve the appearance of off-street
parking area, vehicular use areas, and property abutting public rights-of-way;
2. Protect and preserve the appearance,
character, and value of the neighborhoods which abut non-residential areas,
parking areas, and other intensive use areas, thereby protecting the public,
health, safety and general welfare;
3. Integrate the various elements of a
site;
4. Integrate and link a development with
the surrounding environment;
5. Reduce soil erosion and depletion;
6. Increase soil water retention, thereby
helping to prevent flooding;
7. Remove air pollutants, and control
glare and reflection;
8. Assist in directing safe and efficient traffic
flow and prevent vehicular and pedestrian circulation conflicts; and,
9. Create a more desirable microclimate.
SECTION
1301. SCOPE OF APPLICATION.
1. No site plan, condominium, or
subdivision plat shall be approved unless it shows landscaping consistent with
the requirements of this section. A
land use permit shall not be issued for any use that requires site plan
approval or any division of land that requires condominium, or subdivision plat
approval until the required landscape plan is submitted and approved.
2. No land use permit for construction of
a new single family or two (2) family dwelling shall be issued unless the
required greenbelt along the street frontage is provided consistent with the
requirements of Section 1306. Lots with
an existing principle single family or two (2) family residential structure
shall be specifically exempted, provided said structure is retained.
SECTION 1302. GENERAL LANDSCAPE
PROVISIONS. Whenever a landscape buffer strip,
greenbelt, or planting screen is required by this Ordinance, the provisions of
this Section shall be met.
1. Minimum Requirements. The requirements in this Section are minimum
requirements. Applicants are encouraged
to provide additional landscaping to improve the function, appearance, and
value of property.
2. Design Creativity. Creativity in landscape design is
encouraged. In several instances, the
standards are intentionally flexible to encourage flexibility and creative
design. Required trees and shrubs may
be planted at uniform intervals, at random, or in groupings, depending on the
designer's desired visual effect and the intent of the City to coordinate
landscaping on adjacent properties.
3. Plant Quality. Plant materials used in compliance with the
provisions of this Ordinance shall be nursery grown, free of pests and
diseases, hardy in Huron County, in conformance with the standards of the
American Association of Nurserymen, and shall have passed inspections required
under state regulations.
Plastic and
other non-living materials shall not be considered acceptable to meet the
landscaping requirements of this Ordinance.
4. Installation.
a. The
required landscaping shall be planted with permanent living plant materials
prior to the date of occupancy and shall be continuously maintained in a sound,
healthy, and vigorous growing condition.
b. If the
development is completed, at such time that the requirements of this article,
can not be complied with, the owner shall provide a performance guarantee,
satisfactory to the City, to ensure installation of required landscaping in the
next planting season, in accordance with this article.
5.
Maintenance. Landscaping required by this Ordinance,
shall be maintained in a healthy, neat, and orderly appearance, free from
refuse and debris. All unhealthy and
dead plant material shall be replaced immediately upon notice from the Zoning
Administrator, unless the season is not appropriate for planting, in which case
such plant material shall be replaced at the beginning for the next planting season.
All
constructed or manufactured landscape elements, such as, but not limited to
benches, retaining walls, edging, and so forth, shall be maintained in good
condition and neat appearance. Rotted,
deteriorated, or damaged landscape elements shall be repaired, replaced, or
removed.
SECTION 1303. DEFINITIONS. For the
purpose of this Section, the following definitions shall apply:
1.
BERM. A continuous, raised earthen mound with a
flattened top and sloped sides, capable of supporting live landscaping
materials, and with a height, width, and slope that complies with the
requirements of this Ordinance.
2.
BUFFER
ZONE. A strip of land often required
between certain zoning districts reserved for plant material, berms, walls or
fencing to serve as a visual barrier.
3.
BUSH. A woody plant of one (1) to thirteen (13)
feet in height with several erect, spreading or prostrate stems and a general
bushy appearance.
4.
COMMON
OPEN SPACE. Designated areas unoccupied
and unobstructed from the ground upward except for living plant material,
recreational or grounds maintenance facilities, sidewalks, bikepaths, necessary
drives and other improvements shown on the approved site plan within a PUD,
Open Space Community, subdivision or condominium projects designed and intended
for the use and enjoyment of the public or residents of the development and/or
for the protection of natural features.
5.
CRITICAL
ROOT ZONE. A circular region measured outward from a tree trunk representing
the essential area of the roots that must be maintained or protected for the
tree’s survival. Critical root zone is
one foot of radial distance for every inch of tree caliper, with a minimum of
eight (8) feet.
6.
GRASS,
TURF. Any family of plants with narrow
leaves normally gown as permanent lawns in southern Michigan.
7.
GRASS,
Ornamental. Members of Gramineae, six inches (6") to fifteen (15') in
height, with individual spreads of nine inches (9") to seven feet (7')
which are used for enhancement and screening purposes in commercial strips to
provide summer to fall interest and winter effects.
8.
GREENBELT. A strip of land of definite width and
location reserved for the planting of a combination of shrubs, trees and ground
cover to serve as an obscuring screen or buffer for noise or visual
enhancement, in accordance with the requirements of this Ordinance. In some cases a wall or fence may be
permitted as part of the greenbelt.
9.
GROUND
COVER. Low-growing plants (including
turf and ornamental grass, perennials and annuals) that form a dense, extensive
growth, and tend to prevent weeds and soil erosion.
10.
SHRUB. A woody plant with one, erect spreading stem
and less that fifteen (15) feet in mature height with flowers conspicuous or
not.
11.
TREE. A woody plant with an erect perennial trunk,
which at maturity is fifteen (15) feet
or more in height, which has a more or less definite crown of foliage. For purposes of this Ordinance the following
definitions of types of trees shall apply:
a. Deciduous Tree. A tree which has foliage that is shed at the
end of the growing season.
b. Evergreen
Tree. A tree which has foliage
that is lost throughout the year and
may or may not show winter color effects.
c. Ornamental
Tree. A deciduous tree which is
typically grown because of its shape, flowering characteristics, or other
attractive features, and which grows to a mature height of twenty five (25)
feet or less.
d. Canopy
Tree. A deciduous tree which has a
mature crown spread of greater than fifteen (15) feet and a mature height of
forty (40) or more feet in southern Michigan, and which has a trunk with at
least five (5) feet of clear stem at maturity.
SECTION 1304. EXISTING PLANT
MATERIAL.
1. Consideration
of Existing Elements in the Landscape Design.
In instances where healthy plant material exists on a site prior to its
development, the Planning Commission may permit substitution of such plant
material in place of the requirements set forth in this Section.
2. Preservation
of Existing Plant Material. Site plans
shall show all existing trees which are located in the portions of the site
that will be built upon or otherwise altered, and are six (6) inches or greater
in caliper, measured twelve (12) inches above grade.
Trees shall be labeled "To Be Removed" or
"To Be Saved" on the site plan.
If existing plant material is labeled "To Be Saved" on the
site plan, protective measures should be implemented, such as the placement of
a tree guard at the dripline around each tree.
No vehicle or other construction equipment shall be parked or stored
within the dripline of any tree or other plant material intended to be saved.
In the
event that healthy plant materials which are intended to meet the requirements
of the Ordinance are cut down, damaged or destroyed during construction, said
plant material shall be replaced with the same species as the damaged or
removed tree or approved substitute, in accordance with the following schedule,
unless otherwise approved by the Zoning Administrator based on consideration of
the site and building configuration, available
planting space, and similar considerations:
|
Damaged Tree*
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Replacement Tree
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Replacement Ratio
|
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Less than 6 inches
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2 ½ to 3 inches
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1 for 1
|
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More than 6 inches
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2 ½ to 3 inches
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1 replacement tree for each
6 inches in caliper or fraction thereof of damaged tree
|
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*CALIPER
MEASURED 12 INCHES ABOVE GRADE
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SECTION 1305. GREENBELTS AND
BUFFER ZONES.
1. General
Site Requirements. All developed
portions of the site shall conform to the following general landscaping
standards, except where specific landscape elements, such as a greenbelt,
berms, or screening are required:
a. All unpaved portions of the site shall
be planted with grass, ground cover, shrubbery, or other suitable live plant
material, which shall extend to any abutting street pavement edge.
b. Open
or natural areas should be maintained in their natural condition.
2. Required
Greenbelt along Street Frontage.
a. Within
all multiple family residential, mobile home park, commercial and industrial
districts, a twenty (20) foot wide greenbelt shall be planted along the public
right-of-way including the equivalent of one (1) canopy tree and four (4)
shrubs, rounded upward, for every forty (40) linear feet of frontage, planted
within the greenbelt. The width of this
greenbelt may be reduced by the Planning Commission in the Central Business
District zoning district.
b. The Planning Commission may require the
provision of a planting berm at least three (3) feet in height in addition to
the plant materials required along the public right-of-way parallel to a major
arterial.
c. The Planning Commission may approve
substitution of evergreen trees for up to fifty percent (50%) of the required
trees.
d. The Planning Commission may require the
preservation of existing trees and vegetation within the twenty (20) foot wide
greenbelt along any arterial street right-of-way.
LANDSCAPE AREAS
3. All
single or two family residential lots shall provide the following street tree
plantings within twenty (20) feet of the front lot line:
a. Along any arterial street: three (3)
canopy trees per lot.
b. Along any collector or local street:
two (2) canopy trees per lot.
c. Substitution for preserving existing
trees within the required front yard setback may be allowed in accordance with
Section 1305.
4. Landscaping
in Cul-De-Sacs, at Entrances and Within Medians. Cul-de-sacs, site entrances and boulevard medians shall be
landscaped with species tolerant of roadside conditions. The landscape plan shall be approved by the
Planning Commission in consideration of sight distance, size of planting area,
location of sidewalks, maintenance of adequate overhead clearance,
accessibility to fire hydrants, visibility to approved signs and compatibility
with the visual character of the surrounding area.
5. Berms.
Where required, berms shall conform to the following standards:
a. Dimensions. Unless otherwise indicated or appropriate, required berms shall
be measured from the grade of the parking lot or flat ground adjacent to the
berm, and shall be constructed with slopes no steeper than one (1) foot
vertical for each three (3) feet horizontal (33 percent slope), with at least a
two (2) foot flat area on top. Berms
may undulate in height, subject to review and approval of berm design as shown
on the site plan. Unless otherwise indicated,
the minimum height of required berms shall be three (3) feet.
b. Protection for Erosion. Any required berm shall be planted with sod,
ground cover, adequately mulched plant bed areas or other suitable live plant
material to protect it from erosion so that it retains its height and
shape. The use of railroad ties, cement
blocks, and other types of construction materials to retain the shape and
height of a berm shall be reviewed and
approved by the Planning Commission.
c. Required Plantings.
(1) Berms
located in the front yard of non-residential parcels shall be landscaped in
accordance with the requirements for Required Greenbelt along Street Frontage
Section 1305, sub-section 2.
(2) Berms
used for screening other than in the front yard shall be landscaped in
accordance with the requirements for Required Buffer Zones Section 1305,
sub-section 6, below.
6. Required
Buffer Zones. In order to provide
protective screening and buffers between land uses, the Planning Commission
shall require a greenbelt, and wall or berm to be provided by the applicant in
accordance with the following:
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REQUIRED BUFFER ZONES
|
|
Proposed Use:
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Adjacent to Single Family District
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Adjacent to Multiple Family or Mobile Home Park
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Adjacent to Commercial District
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Adjacent to Industrial District
|
|
Single Family Residential
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None
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None
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None
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C 1
|
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Multiple Family Residential
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B
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B
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C
|
C
|
|
Mobile Home Park
|
B
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B
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C
|
C
|
|
Commercial
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B
|
B
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C
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None
|
|
Industrial
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A
|
A
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B
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None
|
Footnote:
1. Buffer
zone may be included in lot area.
Buffer zone requirement applies to applications for subdivision plat or
condominium site plan approval. Single
family residential lots of record existing prior to the effective date of this
ordinance are exempt from this requirement.
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DESCRIPTION OF REQUIRED BUFFER ZONES
|
|
Buffer Zone
|
Minimum Width
|
Minimum
Wall/Berm
|
Minimum Plant Materials
|
|
A
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50 feet
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6 foot high continuous wall1 or required
berm
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1 canopy tree, 2 evergreen
trees and 4 shrubs per each twenty (20) linear feet along the property line,
rounded upward.
|
|
B
|
20 feet
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6 foot high continuous wall1 or required
berm
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1 canopy tree, 1 evergreen
tree and 4 shrubs per each thirty (30) linear feet along the property line,
rounded upward.
|
|
C
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10 feet
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None required
|
1 canopy or evergreen tree
or 4 shrubs
per each twenty (20) linear
feet along the property line, rounded upward.
|
|
Note: The Planning
Commission may waive or reduce the above requirement if equivalent screening
is provided by existing or planned parks, parkways, recreation areas, or by
existing woodlands on the lot, and topographic or other natural
conditions. Existing quality trees
(hickory, oak, maple, ash) with a caliper at least eight (8) inches shall
count as two (2) trees toward the above requirements.
|
Footnote: 1. Where
a six (6) foot high continuous wall is required, such wall shall be a masonry
wall, except that the Planning Commission may allow the substitution of a six
(6) foot high pressure‑treated wood fence.
7. Waivers
and Modifications. The Planning
Commission may waive or modify the fencing or landscape buffering requirements
upon a determination that a solid fence or landscaping buffer will not be
necessary or effective for screening.
In making such a determination, the following shall be considered.
a. Need for security;
b. Abutting district or existing use;
c. Extent that existing natural vegetation
provides the desired screening;
d. Topography which would eliminate the
benefits of required landscaping;
e. Building heights and views in relation
to existing topography and vegetation as well as views from adjacent uses;
f. Similar conditions existing such that
no good purpose would be served by providing the required landscaping plan.
SECTION
1306. NATURAL OPEN SPACE.
1. Notwithstanding
required open space preservation/design as part of the site plan review
process, the Planning Commission may additionally require that portions of a
site not included within a proposed development area be protected from damage
during construction and maintained in a natural condition until such time as
required for use. Said preservation
measures may be required by the Planning Commission in areas which are
important for one or more of the following:
a.
Preservation
of the City's rural character
b.
Maintenance
of wildlife habitat or migration routes.
c.
Protection
of fragile ecosystems such as wetlands, streams and wildlife habitats.
d.
Maintenance
of air quality by filtering out airborne particulate matter.
e.
Minimization
of stormwater runoff and preservation of areas for ground water recharge.
f.
Buffering
between potentially incompatible land uses.
2. For areas of a site not proposed for
immediate use, the Planning Commission may require that any combination of the
following methods of natural area preservation be employed by an applicant as a
condition of site plan approval.
a.
Provide
a silt fence to prevent any construction related debris from impacting natural
areas not included within the development area during construction;
b.
Provide
adequate protective barricading outside the critical root zone for individual
trees and woodland areas not included within the development area during
construction;
c.
Avoid
storage of any equipment, debris, refuse or materials within natural areas not
included within the development area during construction and operation of the
site;
d.
Avoid
alteration, blockage or removal of any on-site natural watercourse passing
through any natural area not included within the development area during
construction and operation of the site; and
e.
Avoid
alteration, blockage or removal of any on-site wildlife habitat area within
natural areas not included within the development area during construction and
operation of the site.
SECTION
1307. PARKING LOT LANDSCAPING.
1. All of the required parking lot trees
shall be placed within the parking lot envelope, described as the area
including the parking lot surface and extending eighteen (18) feet from the
edge of the parking lot, as illustrated.
Where a parking lot contains fifty (50) or more parking spaces, a
minimum of one-third (1/3) of the trees shall be placed in landscape islands
within the interior of the parking area.
a. In an Industrial District one canopy
tree shall be required for each three thousand (3,000) square feet of the total
of the paved driveway and parking lot surface.
In all commercial and multiple family districts, one canopy tree shall
be required for each two thousand (2,000) square feet of paved driveway and
parking lot surface, provided that in no case less than two (2) trees provided.
b. Each tree shall be surrounded by an
open land area a minimum of one hundred fifty (150) square feet to provide for
adequate infiltration of water and air, and surrounded by a minimum
unobstructed area of six (6) feet around the diameter of the trunk for
protection. If irrigation is provided,
the open land area can be reduced to a minimum of seventy five (75) square
feet. Tree plantings shall also be
protected from automobiles with curbing or other suitable device.
2. In no case shall the required parking
area landscaping be credited toward required greenbelts, or buffers.
3. Landscaping
shall be installed such that, when mature, it does not obscure traffic signs or
lighting, obstruct access to fire hydrants, interfere with adequate sign
distance for motorists, nor disrupt drainage patterns on the site or adjacent
properties
2. Spacing. Planting in informal groupings to create a naturalistic
appearance is desirable. Wherever
possible, plant materials shall not be placed closer than four (4) feet from
the fence line or property line. The
following guidelines are for on-center spacing of plant materials used together
in informal groupings:
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Plant Material Types
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Evergreen
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Narrow Evergreen Trees
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Large Deciduous Trees
|
Deciduous Ornamental
Trees
|
Large Shrubs
|
Small Shrubs
|
|
Evergreen Trees
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Min. 10'
Max. 20'
|
Min. 12'
|
Min. 20'
|
Min. 12'
|
Min. 12'
|
Min. 5'
|
|
Narrow Evergreen Trees
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Min. 12'
|
Min. 5'
Max. 10'
|
Min. 15'
|
Min. 10'
|
Min. 5'
|
Min. 4'
|
|
Deciduous Canopy Trees
|
Min. 20'
|
Min. 15'
|
Min. 20'
Max. 30'
|
Min. 15'
|
Min. 5'
|
Min. 3'
|
|
Deciduous Ornamental Trees
|
Min. 12'
|
Min. 10'
|
Min. 15'
|
Min. 8'
Max. 15'
|
Min. 6'
|
Min. 3'
|
|
Large Shrubs
|
Min. 12'
|
Min. 5'
|
Min. 5'
|
Min. 6'
|
Min. 4'
Max. 6'
|
Min. 5'
|
|
Small Shrubs
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Min. 5'
|
Min. 4'
|
Min. 3'
|
Min. 3'
|
Min. 5'
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Min. 3'
Max. 4'
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3. Mixing of Species. The overall landscape plan shall not contain
more than thirty three (33%) percent of any one plant species. The use of trees native to the area and
Southeast Michigan, and mixture of trees from the same species associates, is
encouraged. Botanical genera containing
trees native to southeast Michigan are identified with an asterisk (*) in the
table of recommended Plant Materials.
4. Suggested Plant Materials. The following table lists recommended plant
materials for required landscaping.
Plant materials of equal or better quality may be substituted for
suggested plant materials.
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RECOMMENDED PLANT MATERIALS
|
|
COMMON NAME
|
GENUS
|
|
Deciduous Canopy Trees
|
|
1. Oaks*
|
Quercus
|
|
2. Hard Maples (Except Japanese)*
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Acer
|
|
3. Hackberry*
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Celtis
|
|
4. Planetree (Sycamore)*
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Platanus
|
|
5. Birch*
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Betula
|
|
6. Beech*
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Fagus
|
|
7. Gingko (male)
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Ginkgo
|
|
8. Honeylocust (Thornless Cultivars
only)*
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Gleditsia
|
|
9. Sweetgum
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Liquidambar
|
|
10. Hophornbeam (Ironwood)*
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Ostrya
|
|
11. Linden
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Tilia
|
|
12. Ashes*
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Faxinus
|
|
13. Hickory*
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Carya
|
|
14. Hornbeam (Blue Beech)*
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Carpinus
|
|
Please note: Although the use of ashes is suggested,
due to recent disease and pest problems associated with ashes in the area, it
is recommended that more disease resistant ash cultivars be used and that no
one cultivar be planted as the dominant tree type.
|
|
Deciduous Ornamental
Trees
|
|
1. Amelanchier*
|
Amelanchier
|
|
2. Redbud*
|
Cercis
|
|
3. Dogwood (Tree Form)*
|
Cornus
|
|
4. Hawthorn*
|
Crataegus
|
|
5. Flowering Crabapple (Disease
Resistant Cultivars)
|
Malus
|
|
6. Flowering Plum (Tree Form)
|
Prunus
|
|
7. Flowering Pear
|
Pyrus
|
|
8. Magnolia
|
Magnolia
|
|
9. Hornbeam*
|
Carpinus
|
|
10. Rose of Sharon
|
Hibiscus
|
|
Evergreen Trees
|
|
1. Fir
|
Abies
|
|
2. Hemlock
|
Tsuga
|
|
3. Spruce
|
Picea
|
|
4. Pine*
|
Pinus
|
|
5. Douglas Fir
|
Pseudotsuga
|
|
Please note: Dwarf, Globe, Pendulous species/Cultivars
are not permitted.
|
|
Narrow Evergreens
|
|
1. Juniper*
|
Juniperus
|
|
2. Arborvitae
|
Thuja
|
|
Please note: Dwarf, Globe, Spreading Species/Cultivars
are not permitted.
|
|
Large Shrubs
|
|
1. Deciduous
|
|
|
a. Dogwood (Shrub Form)*
|
Cornus
|
|
b. Cotoneaster
|
Cotoneaster
|
|
c. Forsythia
|
Forsythia
|
|
d. Mock-Orange
|
Philadelphus
|
|
e. Sumac*
|
Rhus
|
|
f. Lilac
|
Syringa
|
|
g. Viburnum*
|
Viburnum
|
|
h. Witchhazel*
|
Hamamelis
|
|
I. Euonymus
|
Euonymus
|
|
j. Privet
|
Ligustrum
|
|
k. Ninebark*
|
Physocarpus
|
|
2. Evergreens
|
|
|
a. Juniper (Hetz, Pfitzer, Savin)
|
Juniperus
|
|
b. Yew (Pyramidal Japanese)
|
Taxus
|
|
Small Shrubs
|
|
1. Deciduous
|
|
|
a. Barberry
|
Berberis
|
|
b. Boxwood
|
Buxus
|
|
c. Quince
|
Chaenomeles
|
|
d. Cotoneaster
|
Cotoneaster
|
|
e. Euonymus*
|
Euonymus
|
|
f. Forsythia
|
Forsythia
|
|
g. Hydrangea
|
Hydrangea
|
|
h. Holly*
|
Ilex
|
|
I. Privet
|
Ligustrum
|
|
j. Potentilla*
|
Potentilla
|
|
k. Currant*
|
Ribes
|
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l. Lilac
|
Syringa
|
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m. Viburnum*
|
Viburnum
|
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n. Weigela
|
Weigela
|
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2. Evergreens
|
|
|
a. Fir
|
Abies
|
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b. False Cypress
|
Chamaecyparis
|
|
c. Juniper (Low Spreading)*
|
Juniperus
|
|
d. Spruce
|
Picea
|
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e. Pine
|
Pinus
|
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f. Yew (Globe, Spreading, Upright)*
|
Taxus
|
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g. Arborvitae (Globe/Dwarf)
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Thuja
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5. Undesirable
Plant Material. Use of the following
plant materials (or their clones or cultivars) is not encouraged because of
susceptibility to storm damage, drainage conflicts, disease, and other
undesirable characteristics.
1. Box
Elder
2. Soft
Maples (Silver)
3. Elms
(American, Siberian, Slippery, Red, and Chinese)
4. Poplars
5. Willows
6. Horse
Chestnut (nut bearing)
7. Tree
of Heaven
8. Catalpa
9. Ginkgo
(female)
10. Cottonwood
11. Black
Locust
12. Mulberry
13. Honey
Locust (with thorns)
The
Planning Commission, however, may allow trees from this list when associated
with an appropriate ecosystem, such as a wetland area.
6. Ground Cover/Grass.
a. Ground
Cover. Ground cover used in lieu of
turf grasses in whole or in part shall be planted in such a manner as to
present a finished appearance and reasonably complete coverage after three
(3) complete growing seasons.
b. Grass. Grass area shall be planted using species
normally grown as permanent lawns in Huron County. Grass, sod, and seed shall be clean and free of weeds, pests, and
diseases. Grass may be sodded, plugged,
sprigged or seeded. When grass is to be
established by a method other than complete sodding or seeding, nurse grass
seed shall be sown for immediate effect and protection until complete coverage
is otherwise achieved. Straw or other
mulch shall be used to protect newly seeded areas.
c. Mulch: Mulch used around trees, shrubs, and vines
shall be three (3) inches depth around woody plants and not be placed within
two and one half (2½) inches of mainstem or clump crown, and installed in a
manner as to present a finished appearance.
