Insite Group Moves Forward on Two New Live Local Act Projects: 2620 and 910 Residences
Fort Lauderdale-based Insite Group is advancing a growing slate of projects under Florida’s Live Local Act, continuing its push for high-rise development across the city. After submitting plans to redevelop The Galleria at Fort Lauderdale in partnership with GFO Investments, Atlas Real Estate, and Prime Finance, the firm now has two additional Live Local proposals moving through early review stages: one adjacent to the Galleria site and another in the Harbordale neighborhood. Near The Galleria, Insite has proposed 2620 Residences, a Live Local Act development that has been submitted to the City of Fort Lauderdale’s Planning Department for administrative review. While full plans and renderings have not yet been released publicly, the project is being processed under the state housing law, which allows qualifying developments to bypass certain local zoning restrictions. The second proposal, 910 Residences, would introduce a tower exceeding 300 FT in the Harbordale neighborhood. Insite has filed Federal Aviation Administration permits and submitted materials to city planners, signaling early-stage advancement. Because most parcels in Harbordale do not permit heights approaching 300 FT under current zoning, the project would move forward under the Live Local Act framework. If advanced, it would become the neighborhood’s second Live Local Act proposal, following the previously proposed The Quay nearby. 2620 Residences: Located just east of Insite Group’s proposed Galleria Mall redevelopment, the firm has submitted plans for a 27-story tower at 2620 E Sunrise Boulevard (on a 2.7-acre parcel). The site was acquired in mid-October for $13 million by an Insite affiliate, FLL Galleria PA LLC, around the same time the broader Galleria Mall property changed hands. It is not yet clear whether Insite is partnering with other developers on this specific tower, though the company has previously worked alongside GFO Investments, which maintains stakes in multiple Live Local Act projects statewide. According to plans submitted in December, 2620 Residences would contain 525 residential units, including 310 market-rate apartments and 215 workforce housing units priced at or below 120% of Area Median Income. The project also includes an amenity deck with a pool and lounge areas, as well as a structured, multi-level parking garage partially wrapped with residential units. Ground-floor plans show a main residential lobby and approximately 20,409 SF of commercial space. The proposal remains under administrative review, with the city’s planning record currently listed as open. 910 Residences: Plans for 910 Residences appear to be advancing ahead of 2620 Residences, with submissions predating its counterpart and FAA applications already filed. Located at 910 SE 17th St, this represents the Insite Group’s second proposed development on the site. Several months ago, the firm submitted plans for a 14-story mixed-use project, which would have included 393 hotel rooms and 103 residential units. The revised proposal shifts entirely to residential use. Current plans outline 520 units, including 312 market-rate apartments and 208 workforce housing units priced at or below 120% of Area Median Income. The development would also include 6,575 SF of ground-floor retail space, removing the previously proposed hotel component. According to FAA applications filed February 12, the tower would reach a maximum height of 393 FT above ground level. Three heights were submitted, 355 FT, 381 FT, and 393 FT, suggesting a stepped massing design. At 393 FT, the structure would substantially exceed the 156-FT height contemplated under prior zoning-compliant plans and would likely rise beyond 35 stories. Renderings have not yet been released publicly. While no renderings have been released publicly, Floridian Development will produce one once plans become available. The design is expected to be modern, featuring expansive windows and spacious balconies, consistent with other Insite Group developments.
Avalon Bay Communities Proposes Kanso Coral Way, Located at 2340 SW 32nd Avenue
Development activity near Coral Gables continues to accelerate, as AvalonBay Communities has filed plans for a new multifamily project in the City of Miami. The proposal, scheduled for review by Miami’s Urban Development Review Board on February 18th, 2026, calls for a Mediterranean-inspired apartment building designed by Baker Barrios. Branded as Kanso Coral Way, the project would rise several stories and deliver 166 residential units within a 302,420 SF structure. The development site, located at 2340 SW 32nd Avenue, consists of a 1.6-acre assemblage spanning six parcels between Southwest 23rd Street and Southwest 23rd Terrace. One of the parcels is currently occupied by a former wedding hall. AvalonBay acquired the properties for more than $11 million late last year, positioning the national apartment developer for entry into this area of the Miami market. This marks the second major proposal for the assemblage, when the site was previously approved for a project known as Renaissance at the Gables, which secured UDRB approval several years ago for a 102-FT-tall building containing 269 units and 113 parking spaces. Despite receiving design approval, that iteration never advanced beyond the entitlement stage. The 166-unit development includes 21 studios, 75 one-bedroom units, 39 two-bedroom units, 18 one-bedroom lofts, 5 two-bedroom lofts, and 8 three-bedroom residences. Unit sizes will range from approximately 542 SF to 1,808 SF. Because the 1.6-acre assemblage carries two zoning designations, one permitting lower density (due to proximity to single family homes), the building massing responds accordingly: the western edge of the site steps down to a three-story portion, while the primary eastern volume rises to eight stories. Planned amenities include landscaped patio areas, a resort-style pool deck, BBQ grilling stations, and other shared outdoor spaces. The project provides 242 parking spaces within a podium and on-street. Under Miami’s parking code, the development would typically require 264 spaces (calculated at 1.5 spaces per dwelling unit plus 1 visitor space per 10 units). The developer is therefore seeking a 10% parking reduction to accommodate the proposed supply. Although no ground-floor retail is proposed, the plan meaningfully incorporates pedestrian-orientated improvements such as widened sidewalks and enhanced landscaping to strengthen safety and aesthetics on the main frontage. The parking podium is also largely wrapped with residential units, minimizing an imposing parking podium. According to elevations prepared by Baker Barrios Architecture, Kanso Coral Way will rise to approximately 111 FT at its highest point. The exterior materials include smooth stucco finishes, coral stone cladding, aluminum railings, and aluminum louvers, among other architectural elements. The facade is characterized by a predominantly earth-toned color scheme, incorporating shades of tan and dark brown. The building is designed as an eight-story structure; however, when including both mezzanine levels, it reaches a total of ten floors at its tallest point. Current zoning permits a maximum of eight stories on the site, which explains why the project is formally classified as eight stories from a regulatory standpoint. A groundbreaking date for Kanso Coral Way hasn’t been established. While this project is among the few proposals recently submitted by Avalon Bay in recent months, it certainly isn’t the last. Micah Conn (senior VP of development at AvalonBay Communities) noted, “We’re investing in South Florida for the long term and see this site as an important part of our continued growth in the region,” as per the SFBJ.