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• viii) Preserved natural habitat to the maximum possible in a contiguous, connected configuration. Natural open spaces may include, but not limited to fields, wetlands, slopes, bluffs, woods, lakes, ponds, streams, shore lands, and other environmentally sensitive areas. ix) Connect individual home sites with pedestrian corridors to larger open spaces and places of destination on and off site. Open spaces should be accessible to pedestrians at roughly 1,200 foot intervals along public roadways. Pedestrian corridors between lots shall be at least 50' in width and buffered from view of adjacent properties. x) Septic systems allowed in a septic easement in the open space as approved by the City. xi) Buffer residential properties from incompatible uses with buffer zones of at least (100) to minimize land use conflicts. The buffer zones shall be thickly planted with native grasses, shrubs and trees. Roads may be included in the buffer that will create an effective barrier separating yards form fields and pastures. • xii) Locate houses and garages such that the garages do not dominate the streetscape. DENSITY 1. The base density shall be granted at 20% above the "yield plan" for the parcel. 2. The base density may be increased if the development complies with one or more of the following standards. Each standard provides an additional density increase of 5% over the base density with a maximum density increase of 40%. a) Creating an endowment to the land trust or homeowners association where the principal would generate sufficient annual interest to cover the conservation easement holder's yearly costs. b) Providing for access by the general public to trails, parks, or other recreational facilities, excluding golf courses. • c) An additional 10% open space is provided above the required 50% buildable open space.