The former Jehovah Witnesses' hotel in the DUMBO section of Brooklyn was purchased by Breaking Ground in 2018.

NEW YORK CITY—Supportive housing developer Breaking Ground is now moving forward with the redevelopment of a former Jehovah Witnesses' hotel in the DUMBO section of Brooklyn into a more than 500-unit affordable housing development.

The project at 90 Sand St. recently secured approval from the New York City Council will convert the former residential hotel building into 508 affordable units with rents starting as low as $492/month for a studio, along with approximately 30,000 square feet of community facility or commercial space and a newly activated public plaza.

Of the 508 apartments at 90 Sands, 203 will be affordable to a wide range of New Yorkers, from extremely low income to moderate-income households. 305 units will be for formerly homeless individuals. The building will feature a 24-hour attended lobby, security camera system throughout, multipurpose room for community events and meetings, a digital library, a fitness room, and plaza space for public use. Breaking Ground seeks to bring in community-serving uses for community facility and commercial spaces on the lower levels.

90 Sands was previously a residential hotel operated by the Watchtower Bible and Tract Society until August 2017.

"Now, more than ever, New York City needs new supportive and affordable housing for the homeless and lower-income individuals," says Brenda Rosen, president and CEO of Breaking Ground. "With the City Council's approval of Breaking Ground's ULURP application for 90 Sands, we are on our way to bringing 500 much-needed affordable units to DUMBO, one of the most expensive neighborhoods in the borough."

According to multiple published reports, RFR Realty acquired the 26-story tower for $135 million but later abandoned plans for a hotel project and sold the property to Breaking Ground in August 2018 for approximately $170 million.

According to its website, Breaking Ground pegs the total cost of the conversion project at 90 Sands St. at $233 million.

The Center for Urban Community Services (will provide onsite social services to residents of 90 Sands. Breaking Ground and CUCS have a longstanding partnership and 90 Sands marks their 10th building to provide housing and onsite supports for formerly homeless individuals and families. Services provided at 90 Sands will include: case management, primary medical care, mental health services, employment readiness guidance, and benefits counseling, among others.

Breaking Ground, which has 24 transitional and permanent housing residences under management primarily in New York City, received $2 million from the New York City Council, a $155-million loan from the New York City Department of Housing Preservation and Development and a $10-million grant from Enterprise Community Partners, Inc. Breaking Ground also provided a $6.7 million sponsor loan to finance the acquisition.

Breaking Ground began in the early 1990s by converting two large historic Manhattan hotels into stable affordable and supportive housing, including the Prince George residence (415 units) in NoMad and the Times Square residence (650 units) at 43rd Street and Eighth Avenue.

Instant Insights /

Breaking Ground Moves Forward with Major DUMBO Affordable Housing Project

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