A pre-application has been filed with Miami-Dade County for a 19-story, 221-foot-tall mixed-use development named NOMI 7|90 at 9001 NW 7th Avenue and 663 NW 90th Street along the NW 7th Avenue corridor near West Little River in unincorporated Miami-Dade County. The property owners are 306 WW LLC and The Mimosa Group LLC, managed by Sebastian Cobas and Barbara Cobas. Red Octopus, LLC, is listed as the applicant and serves as the project’s architect.
The development site consists of two parcels totaling approximately 68,803 square feet of net lot area. The property currently contains a vacant 3,432-square-foot building on a 39,618-square-foot lot and a 6,990-square-foot warehouse situated on a 29,185-square-foot lot. The assemblage abuts Interstate 95 and has access to two rights of way, with primary vehicular access proposed from NW 7th Avenue.
Credit: Red Octopus, LLC.
The applicant intends to utilize incentives under Florida’s Live Local Act and the Workforce Housing Development Program. Under the underlying zoning, the maximum permitted height is 12 stories. Through the Live Local Act, the project references a 13-story building within a one-mile radius. With an additional six stories permitted under workforce housing provisions, the total allowable height reaches 19 stories, which the proposal matches.
Credit: Red Octopus, LLC.
Credit: Red Octopus, LLC.
Credit: Red Octopus, LLC.
Base zoning permits a density of 60 dwelling units per gross acre. Under the Live Local Act, density increases to 250 dwelling units per gross acre, allowing up to 741 dwelling units on the site before workforce housing bonuses. The proposal calls for 480 residential units. Of those, 192 units, or 40 percent, would be designated under Live Local Act guidelines at 120 percent of Area Median Income. An additional 60 units, or 12.5 percent, would be designated under Workforce Housing provisions at 140 percent of Area Median Income.
Credit: Red Octopus, LLC.
Credit: Red Octopus, LLC.
The building massing is organized with lower levels dedicated to commercial space and structured parking. The massing reads as two tower components emerging from a five-story podium, with rounded corners and flowing slab edges articulated across both the podium and the residential levels above. This continuous curvature produces a soft, undulating facade rather than a strictly rectilinear profile. Residential units begin on the fifth floor, which will also feature a large amenity terrace positioned between the two tower volumes extending to the 19th level. Primary entrances for both the residential and commercial components will front NW 7th Avenue.
Credit: Red Octopus, LLC.
Credit: Red Octopus, LLC.
The project incorporates cumulative parking reduction incentives, including reductions tied to Live Local Act units, Workforce Housing units, proximity to a bus stop within 500 feet, and mixed-use square footage exceeding 30,000 square feet. The initial parking count is proposed at 553 spaces, subject to further coordination with engineering and other design disciplines.
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