Developer pitches scaled-back Bolton residential plan, pairs with Ryan Homes

Sam Petros, owner of Petros Development Group, told the Mentor City Council at a May 20 work session that he is proposing a scaled-back residential plan for the Bolton property that he said reduces density from earlier proposals and pairs a national builder, Ryan Homes, with a local builder, ProBuilt.

Petros said the revised plan would include 233 for-sale units across townhouses and single-family product, which he described as about “23% less than the judgment approved of 300.” He said the plan uses roughly half the roadway area of a prior concept, reducing impervious cover and long-term street maintenance needs. “Unlike the other developers that have come before you, I bought this land. I own the land, and I'm ready to do it,” Petros said.

Why it matters: Petros told council members the lower density and fewer streets would reduce stormwater and maintenance burdens and speed construction. He said he expects to start a sanitary sewer trunk line along State Route 615 this year, build out the residential section largely within two years and open model homes by spring following initial earthwork and paving.

Ryan Homes representatives outlined construction and quality assurances they say they will apply to the project. Adam Penaswitz, division manager for Ryan Homes' Cleveland East market, described the company’s quality-assurance process and said the firm aims to deliver homes with upgraded community standards included rather than relying on buyers to add extensive options. “We go well above and beyond industry standards to ensure we're delivering that exceptional experience and quality of our homes,” Penaswitz said.

Local builder George Davis of ProBuilt told the council he will participate on lots where his firm can add custom options and that Ryan Homes will use many local trade contractors. Mark Tatcher, Ryan Homes, said the company plans to use local trades for concrete, excavation and other work and showed example elevations and completed communities as illustrations of the product they propose for Bolton.

Council members pressed Petros and the builders on architecture, materials and guarantees about product quality. Petros and Ryan representatives proposed forming an architectural working group — including council representation and city staff — to develop enforceable design standards and elevations. Petros said any architectural standards could be recorded with the homeowners association or incorporated into a development agreement.

Unit mix and pricing: Petros and Ryan offered a unit breakdown and price-range estimates during the presentation. The plan includes a mix of ranch/first-floor-owner homes and colonial-style single-family and attached townhouses. The developers reported 233 total for-sale units (described on the plan as 112 ranch/first-floor-owner homes and 121 colonials) and said the anticipated price point averages would be a little over $400,000 for townhouses and just under $500,000 for single-family homes.

Public infrastructure and outside assistance: Petros said he does not expect to ask for public funds to build on-site roads or sewers for the residential section; any TIF or public assistance he might seek later would be targeted to off-site improvements such as turn lanes or traffic signals, not internal subdivision utilities. “Not for putting in concrete and sewers in there,” Petros said.

Traffic and phasing: Greg Modick, the civil engineer working with Petros, said the revised plan would generate less traffic than the earlier 300-unit concept and that an updated traffic study shows some off-site improvements remain necessary based on existing conditions. He emphasized buildout would occur in phases rather than all at once.

Apartments, retail and next steps: Petros said the mixed-use, rental and retail sections (referred to in materials as subareas B and C) remain under design. He told council he expects to return within roughly 90 days with more detailed plans for the apartment pod and said retail/commercial at the southern end will take longer while the developer seeks appropriate tenants. No formal approvals, motions or funding decisions were taken at the work session.

Meeting context and schedule: Planning staff and council members asked the developer to work with city staff on architectural standards and traffIc-related needs, and council members indicated interest in serving on a working group. Petros said he and Ryan Homes plan to record design standards with the HOA and are open to a development agreement to make standards enforceable.

What remains unresolved: specifics of architectural guidelines, formal development agreement terms, any request for public incentives for non-residential subareas, and final approvals for apartments and retail. Petros said he is also working on plans to preserve and restore the Bolton manor house and is seeking detail on the larger southern parcel and conservation partnerships.