A high-profile land use proposal on one of Wayzata’s most iconic streets is testing the balance between property rights and neighborhood character.
The owners of 565 Ferndale Road West are seeking to subdivide their 12-acre estate into three buildable lots, prompting months of public feedback, detailed staff analysis, and a split vote by the Wayzata City Council. The outcome could shape future development along the city’s prized western shoreline—and it’s not yet final.
The Wayzata City Council took up the agenda item on March 25th, 2025.
Planner Outlines Scope and Standards of 565 Ferndale Subdivision Proposal
Wayzata City Planner Valerie Quarles delivered a comprehensive overview of the 565 Ferndale Road West subdivision application, outlining the project’s history, compliance with zoning standards, and environmental review process.
Quarles noted that the current application differs from an earlier version that proposed four lots and a longer road requiring a variance. That plan was withdrawn in 2024 after the Planning Commission recommended denial. The revised proposal now includes three riparian lots and a 526-foot public cul-de-sac that meets city code.
“The only request in front of us is the preliminary plat for three R-1A lots,” Quarles explained, adding that the project meets requirements for lot size, density, and the City’s Comprehensive Plan.
The site includes steep slopes, bluff setbacks, wetlands, and over 600 significant trees, including 24 heritage trees. While the road construction would result in some tree loss, Quarles clarified that it would not affect any heritage trees. She also noted that proposed home sites appear to avoid grading in sensitive bluff impact zones.
The project includes two stormwater holding ponds and two retaining walls—one as tall as eight feet on the west side and another up to seven feet on the east. “The street meets the City’s subdivision standards for width, right-of-way, and fire access,” she said.
Outlots will be created to ensure future maintenance of the retaining walls remains a private responsibility, not the City’s.
Quarles acknowledged the public concern around the project. “As of this afternoon, we’ve received 39 public comments,” she said. “Supporters say the plan is aligned with the comprehensive plan and is reasonable. Opponents cite environmental impacts, tree loss, and the overall land disturbance.”
She concluded by noting that the Planning Commission voted 6–0 to recommend approval of the preliminary plat.
Samantha Capen Muldoon Emphasizes Family Legacy, Environmental Care in Subdivision Proposal
Samantha Capen Muldoon, one of the property owners and a lifelong member of the Wayzata community, addressed the City Council to explain the background and intentions behind the proposal to subdivide her family’s land at 565 Ferndale Road West.
“This is not a commercial developer,” she said. “It’s a family that has lived here for over 60 years.” Muldoon shared that her parents bought the property in 1964 and raised their family on Ferndale Road. She and her sisters—an architect and a landscape architect—have shaped the plan alongside a team of local environmental and engineering experts.
The current proposal, she explained, is the product of years of collaboration with city staff, environmental consultants, and neighbors. The family originally explored a four-lot layout, but after listening to concerns about density, slope impact, and neighborhood character, they revised the plan to three riparian lots and a shorter road.
“This is a 100% compliant, variance-free subdivision,” Muldoon said. “It reduces the number of lots, protects the most significant trees, avoids wetlands and bluffs, and is consistent with both zoning and the comprehensive plan.”
She stressed that the proposed road is shorter than many in the neighborhood, follows much of the existing driveway, and is designed to minimize visibility and tree loss. “Our goal has always been a thoughtful, small-scale development that brings vitality and new families to Ferndale,” she said. “Not seasonal homes that sit empty.”
Muldoon also addressed what she believed were public misconceptions. She clarified that the retaining walls are largely cut into the hill, not built above grade, and that the stormwater features are rain gardens designed to hold water temporarily after major storms. “The walls won’t be visible from Peavey Pond,” she said. “They’ll be hidden behind trees and topography.”
In closing, she reiterated the family’s pride in the plan: “This isn’t complicated—it’s detailed. Three lots on 12 acres, fully compliant, and designed to be sensitive to the land and community we care so much about.”
Neighbors Weigh In on Ferndale Subdivision: Concerns Over Trees, Topography, and Neighborhood Character
The proposed subdivision of 565 Ferndale Road West—an approximately 12-acre parcel on the western shore of Peavey Pond—has generated strong reaction from the Wayzata community. While a handful of residents expressed support, the overwhelming majority of public comments submitted to the Planning Commission and City Council voiced concerns.
Opponents cite environmental disruption, safety, and aesthetics.
Many residents took issue with the proposed construction of a 526-foot public road and cul-de-sac, the removal of more than two acres of trees, and the introduction of large retaining walls and stormwater holding ponds.
“This road is the same length as one and three-quarters football fields,” wrote Phil Soran of 532 Ferndale Road West. “It entails digging…with a 50-60 foot width. This is an enormous amount of earth and tree removal.”
His wife, Margaret Soran, added that while the applicants may have met objective zoning requirements, “this project will have a significant negative impact on the character of our neighborhood.”
Longtime Wayzata resident Donald MacMillan echoed those sentiments in a brief letter: “A whole new road is disruptive to the overall aesthetic of the current landscape and neighborhood. It is very impactful to the natural habitat of the marshland.”
Many neighbors pushed for a more scaled-back alternative. Geoff and Stephanie Martha of 520 Ferndale Road West called the proposal “excessive and detrimental,” urging the City to consider limiting the site to two homes accessed by a private lane.
Others, like Steve and Rita Howarth, questioned whether the development aligns with Wayzata’s long-term vision: “The proposed plan is too aggressive and does not align with the values and aesthetics that Wayzata is known for.”
Don and Penney Birdsong, who own the property immediately west of the site, described the plan as overly invasive, citing the proximity of new infrastructure to their lot line. “We’re not trying to block development,” they wrote, “but asking the City Council to consider ways to mitigate the invasive nature of the proposed road.”
A few voices in support
Not everyone opposed the plan. Bruce and Martha Atwater, longtime residents with deep roots on Ferndale Road, said the proposal was consistent with the area’s history and character. “This thoughtful and well-designed project is ready for approval now,” they wrote, noting that the lot density is well below the maximum allowed.
Bill and Kathleen Wanner also expressed support, stating that the homes “would be barely visible from Ferndale Road” and were appropriate for the heavily wooded site.
Frankie and Taylor Bennett, prospective buyers hoping to build their family home on one of the lots, described the location as “the ideal environment to establish permanent roots.” They emphasized a desire to be “responsible stewards of the land and active participants in the community.”
City Council Deliberates Ferndale Subdivision, Decision Tabled After Deadlock
Toward the end of the agenda item, the Wayzata City Council discussed the contentious proposal to subdivide 565 Ferndale Road West but ultimately tabled the decision after a 2–2 vote.
Councilmembers expressed appreciation for the applicants’ detailed planning, lengthy engagement with city staff, and responsiveness to neighborhood feedback. “There is much about this plan that was painstakingly crafted with a great deal of sensitivity by everyone involved,” said Councilmember Alex Plechash. However, he and Councilmember Molly MacDonald both cited concerns about the visual and physical impact of the proposed 526-foot public road and cul-de-sac.
“I believe this does adversely affect the character of the neighborhood,” MacDonald said. “Our community values character over cars and roads and garages.”
Plechash concurred, referencing the city’s subdivision ordinance which states that new lots should not adversely impact the scale, pattern, or character of existing neighborhoods. “That’s in the code,” he said, “and in my opinion, this plan does just that.”
Councilmember Ken Sorensen acknowledged the proposal’s compliance with zoning and comprehensive plan requirements but questioned whether the road design could be improved. “It’s clear the applicant has a right to develop,” he said. “But is there a better way to build this road that’s less invasive?”
Mayor Andrew Mullin noted that while she empathized with concerned neighbors, the plan met all objective city standards. “My job is to evaluate based on the code,” she said. “And this plan does that. It is compliant, and I support it.”
When a motion to deny was introduced and seconded, it failed in a 2–2 vote with Plechash and MacDonald voting to deny. A subsequent motion to approve the application with a condition that staff work with the applicant to explore less impactful road options also resulted in a deadlock with Mullin and Sorensen voting to approve. Councilmember Jeff Parkhill was absent.
Ultimately, the council voted unanimously to table the decision until April 15, when all five councilmembers are expected to be present. During that time, city staff will work with the applicant to assess whether any changes can be made to reduce the road’s environmental and visual impact.
“This has been one of the most engaged applications we’ve seen,” said Plechash. “We owe it to the public—and to the applicant—to get this right.”
