A proposed 218-acre single-family development on the outskirts of Bentonville aims to preserve as much of the natural landscape as possible.

The Osage Mills development, planned for 10592 Phillips Cemetery Road, received an initial nod of approval on July 15, when the Planning Commission voted to rezone the property to R-1, Low-Density Single-Family Residential. The rezoning still requires City Council approval to move forward. Lot sizes will range from roughly one-third of an acre to a full acre, according to materials submitted by the developer, Buffington Homes.

City staff recommended the rezoning, calling the proposal “a thoughtful integration of growth within a rural setting” and noting that it aligns with Bentonville’s Future Land Use Map.

Much like Red Barn, another Bentonville development, Osage Mills is envisioned as an “agrihood,” where a working farm is integrated into the neighborhood. A community barn is planned as a gathering space for farm-to-table dinners, seasonal festivals, and educational workshops.

According to Buffington Homes, the majority of the land will be preserved as green space.

“What we hope to focus on is creating a neighborhood where we work with the land instead of enforcing our will upon the land,” said Mary McGetrick with Buffington Homes.

Much of the surrounding area remains farmland, with neighbors who rely on well water. Because of the rural location, the developers will need to extend water utility service to the site and are considering several ways to make that happen.

A stream running through the property will be preserved and restored, and a trail system will be constructed throughout the neighborhood. Developers say they plan to preserve as many trees as possible and landscape with native plants. Homes will be concentrated in open field areas, while wooded sections will be protected through conservation easements.

At the Planning Commission meeting on July 15, neighbors raised concerns about the impact on wildlife and questioned whether existing roads could handle additional traffic. McGetrick said Buffington Homes staff share those concerns, which is why they’re including green space and have committed to upgrading surrounding streets as deemed necessary by city staff.