A new player wants to crash the skyline party along NW 7th Avenue near West Little River. A developer has filed a pre-application with Miami-Dade County for NOMI 7|90, a 19-story, 221-foot mixed-use tower that would stack roughly 480 apartments on top of a five-story podium with ground-floor commercial space. Residential levels would start on the fifth floor, topped by a large amenity terrace that climbs toward the upper levels. If it moves forward, the project would significantly change a mostly low-rise stretch of the corridor that hugs Interstate 95.
Filing Outlines Units, Income Targets And Parking
According to Florida YIMBY, the pre-application spells out 480 residential units, with 192 apartments, or 40 percent of the total, reserved under the Live Local Act at 120 percent of area median income. Another 60 units are tagged as workforce housing at 140 percent of AMI. The filing lists Red Octopus, LLC as both applicant and project architect and seeks cumulative parking reductions tied to Live Local units, workforce units, proximity to transit, and the size of the mixed-use program. The initial layout still shows roughly 553 parking spaces. Architecturally, the concept reads as two tower volumes rising from a five-story base, with the main entrances oriented toward NW 7th Avenue.
Site And Parcel Makeup
Per PropertyShark, the primary parcel at 9001 NW 7th Avenue measures about 0.909 acres, roughly 39,600 square feet, and currently holds a 3,432-square-foot building. A second parcel at 663 NW 90th Street is listed at approximately 29,185 square feet with a warehouse of about 5,600 square feet. Together, the assemblage comes in around 68,800 square feet. The combined site backs up to I-95 and has access from multiple rights-of-way, a detail the filing leans on to justify a larger, transit-oriented mixed-use project.
How The Live Local Act Shapes The Proposal
Developers across Florida are increasingly using the state’s Live Local Act to chase additional height, density, and tax incentives in exchange for reserving a significant share of homes at workforce-level rents. The statute, known as SB 102, allows projects that dedicate at least 40 percent of units to households earning up to 120 percent of AMI to seek administrative approvals and certain zoning flexibilities. Under that framework, maximum building heights track to the tallest permitted structure within a one-mile radius, and projects can pursue density increases and parking reductions. The NOMI 7|90 paperwork explicitly leans on those provisions. For the fine print, see the bill text at SB 102 and program guidance from the Florida Housing Coalition.
Part Of A Bigger West Little River Pipeline
West Little River and nearby unincorporated corridors are quietly turning into a Live Local laboratory. The area has been drawing a steady stream of pre-applications and master-planned concepts, ranging from mid-rise buildings to multi-tower complexes. Larger proposals, including a multi-tower plan that tops 3,000 units in the neighborhood, show how the law is enabling far denser development than the corridor has historically seen, and they have sparked an ongoing debate among residents and county officials. In that context, a 19-story mixed-use tower on this stretch of NW 7th Avenue looks less like an outlier and more like part of a broader redevelopment wave. Bisnow has detailed both the scale and controversy around several of these nearby Live Local efforts.
Next Steps For The NOMI 7|90 Filing
The NOMI 7|90 submission is still at the pre-application stage, an early process that lets Miami-Dade staff react to the overall concept and identify technical issues before a formal Administrative Site Plan Review or building application lands on their desks. If the project stays within Live Local requirements, some approvals can proceed administratively without a public hearing, although traffic, stormwater, and infrastructure reviews will still be required. Other Live Local pre-applications in the county have moved from this initial step into formal review within a few months, but full construction approvals often take longer, depending on how quickly teams address technical comments. Developers frequently use these early meetings to tweak design and resolve county concerns before committing to final drawings, a pattern outlined in a recent overview from The Real Deal.
Who’s Behind The Proposal
The pre-application names 306 WW LLC and The Mimosa Group LLC as the property owners, and state records show The Mimosa Group as an active Florida company managed by Sebastian and Barbara Cobas. Red Octopus, LLC is listed as both the applicant and architect, a small Miami-area design firm that has previously worked in West Little River. County planners have not yet posted a formal application or any hearing dates for NOMI 7|90, so the project remains in early review as the team lines up engineering, refines the design, and shapes its entitlement strategy. These ownership and team details are confirmed in corporate filings on Sunbiz, consistent with prior reporting from Florida YIMBY.
