Commission approves first reading of Cypress Creek Crossing master plan, allocates 286 flexibility housing units

The Oakland Park City Commission on April 2 passed on first reading an ordinance approving a mixed‑use master plan for the Cypress Creek site and allocating 286 flexibility housing units to the project, a waterfront‑adjacent development that straddles the Fort Lauderdale municipal line.

The vote approved six city commission waivers requested by Cypress Creek Leaseholder LLC and its development team, including a waiver of the PCC2 minimum site area, reductions to landscape buffers and setbacks, a height waiver to permit an eight‑story building, and permitting two monument signs rather than one. The motion passed 4‑1; Mayor Tim Lonergan cast the only no vote. A second reading is scheduled at the commission's next meeting.

Why it matters: The project would add a mid‑rise, market‑rate residential building and two 7,500‑square‑foot commercial outparcels along East Cypress Creek Road, and it uses Broward County's flexibility‑unit program to add residential density without a future land‑use map amendment. The city's pool of flexibility units will be depleted by this allocation, triggering the city's opportunity to apply to Broward County for additional units once its inventory falls below the county threshold.

What the plan includes: City staff described the Oakland Park portion as roughly 6.95 net acres (8.497 gross acres) at the FDOT park‑and‑ride site at Cypress Creek Road and North Andrews Avenue. The Oakland Park proposal includes: - An eight‑story mixed‑use building with 286 apartments (a mix of studios through three‑bedrooms) and about 5,700 square feet of retail/restaurant space; - Two 7,500‑square‑foot outparcels fronting Cypress Creek Road, planned with surface parking (76 spaces) and outdoor dining areas; - A parking structure serving the combined site (staff references to parking numbers vary during the hearing; staff initially described a 522‑space garage while later applicant materials cited 509 spaces specific to the Oakland Park garage); and - Site access configured to minimize trips on Cypress Creek Road, with a new right‑in/right‑out access and a maintained signalized intersection.

Applicant presentation and staff findings: Nekteria Chokas, land‑use counsel for Cypress Creek Leaseholder LLC, said FDOT will retain ownership of the ground and the leaseholder holds the 99‑year ground lease. City planning staff, represented by Sierra Marrero, recommended approval, finding the master plan consistent with the comprehensive plan and noting the project satisfied Development Review Committee comments. Marrero reviewed six required waivers under the PCC2 district and explained that the requested flexibility units are allowable under Broward's Redevelopment program.

Commission discussion and conditions: Commissioners asked about parking counts, the project's market‑rate orientation, EV charging, green measures and construction timing. The applicant volunteered to relocate five EV chargers from the garage to the commercial area so chargers are available to visitors; the commission asked staff and the applicant to investigate additional solar or other green measures between first and second reading. The development agreement sets a seven‑year build‑out timeframe unless the applicant requests an extension; the applicant said phases are planned so transit parking and garage improvements for Broward County Transit will be built in the first phase.

Vote: Roll call at first reading recorded four yes votes — Commissioner Newbold, Commissioner Budhu, Vice Mayor Arndt and Commissioner Gordon — and one no vote from Mayor Tim Lonergan. The ordinance text was read into the record by the city attorney and the item will return for second reading and final action.

What remains unresolved: Commissioners pressed the developer and staff to bring back responses on solar and other sustainability steps, and several commissioners raised concerns about the absence of affordable units in a transit‑oriented location. Staff and the applicant said they would continue to pursue answers and that the city could apply for additional flexibility units from the county once the city's inventory falls below the county threshold.

Evidence: The item was presented by Sierra Marrero, director of engineering and community development, and made by Cypress Creek Leaseholder LLC. The commission conducted a quasi‑judicial public hearing and no members of the public spoke on the item at the hearing.

Ending note: Because the ordinance passed on first reading, final approval requires a second reading by the commission. Staff and the applicant agreed to address sustainability and charging‑station placement before the next hearing.