Integral Group Plans 150-Unit Expansion in West Coconut Grove Under 99-Year County Lease

Key Points

• Integral Florida to build 150-unit mixed-income Phase Two on 1.2 acres in West Coconut Grove.

• Replaces 24 public housing units, guarantees right of return for current residents.

• Breakdown: 20% market-rate, rest split across 30%-80% of AMI, plus 9,800 SF of retail and a community center.

New Phase Brings More Density—and Controversy—to West Grove

Integral Florida and Atlanta-based Integral Group are pressing forward with the second phase of their mixed-income redevelopment in Miami’s West Coconut Grove. The team just filed plans for 150 new apartments on county-owned land—part of a long-term vision to replace outdated public housing with new, amenity-rich buildings serving a broad income spectrum.

Project Breakdown: Phase Two Details

• Location: 3692, 3672, 3676 Percival Ave & 3685 Oak Ave, Miami.

• Scope: 150 apartments, 9,800 SF of retail, and a 5,000 SF community center.

• Height: 7 stories, totaling 120,970 SF.

• Amenities: Pool, fitness center, computer lounge, and pet park.

• Parking: 45 spaces.

Unit Mix:

• 97 one-bedrooms

• 46 two-bedrooms

• 7 three-bedrooms

• Average unit size: 821 SF

Affordable Housing Mix (Per HUD Income Levels)

• 20% for households earning up to 30% of AMI

• 30% for up to 60% of AMI

• 30% for up to 80% of AMI

• 20% market-rate

Miami-Dade’s current AMI is $87,200.

This mix aligns with Miami-Dade’s housing strategy of integrating affordable, workforce, and market-rate units in new developments—especially near transit and job centers.

The Lease Deal: Public Land, Private Development

Integral secured a 99-year ground lease from Miami-Dade County for 3.2 acres— including this site and a previously approved first phase at 3666 Day Ave (planned for 300 units).

The site is being redeveloped under a county-HUD partnership initiated through a 2023 RFP. The original 24 public housing units on the Phase Two site will be replaced, with current residents offered the right to return.

Design + Build Team:

• Architect: TVS Architecture

• General Contractor: Florida Lemark

Permit filings are expected by December 2026.

West Grove's Expansion

Miami-Dade is continuing its aggressive push to densify and modernize housing—especially in areas like West Grove, which are both historically underserved and now strategically located near rising corridors.

These mixed-income, long-term leased developments provide stable public-private frameworks for investors.

However, local opposition remains a concern. Residents have voiced fears over gentrification, reduced affordability access, and scale—especially under Rapid Transit Zone (RTZ) zoning overrides.

Still, with long lease terms and guaranteed demand, these projects signal growing institutional interest in workforce housing as a long-term asset class.

Scaling Affordable Housing

Integral’s expansion in West Grove reflects a growing playbook in Miami-Dade: public land + long leases + private capital = scalable affordable housing. For developers and investors, these deals offer rare access to prime land with built-in demand and rising regulatory tailwinds.