Developer seeks to increase bulk of under-construction building in Sunset Park by 45%, cites City of Yes

Guan Yu Li  , as a member of 6418 8th Ave Realty LLC, is seeking a zoning map amendment to increase the size of a mostly built new-construction commercial building at 6418 8th Avenue in Sunset Park, Brooklyn, citing greater potential size following the passage of City of Yes legislation. The applicant filed an Environmental Assessment Statement April 13, 2026, seeking to increase the gross size of the project by 45 percent from 44,408 gross square feet to 64,557 gross square feet, and the zoning square feet by about 92 percent from about 20,500 square feet to 39,329 square feet. One significant impact would be to exchange underground parking space for a dim sum factory and Asian culinary school.

Project 2025Ko229 LINK

The site is currently occupied by a nearly complete, under-construction eight-story commercial and community facility building. Under the existing M1-1 zoning, the “No-Action” development is limited to 44,408 gross square feet and a 2.40 FAR, with about 20,500 zoning square feet. This as-of-right version of the project includes medical offices, retail, and a restaurant, along with a 67-space parking garage.

The developer’s proposal seeks to rezone the site and three adjacent lots to a C7-4 commercial district. This new designation, recently introduced under the city’s Zoning for Economic Opportunity, allows for a commercial density of 5.0 FAR and eliminates parking requirements within the Greater Transit Zone. By utilizing these updated regulations, the group intends to increase the building’s bulk to 64,557 gross square feet, and of that, 39,329 zoning square feet.

Guan Yu Li  paid $4.3 million for the site in 2023. In the fall of 2025, Guan Yu Li signed a loan with lender CrowdFunz through the entity Crowdfunz 624 LLC valued at $6 million for the medical office building project at 6418 8th Avenue in Dyker Heights, Brooklyn.

On the lot, there is one active new building construction project, B00991102, for a 19,187 square-foot commercial medical building. The project was submitted by Guan Yu Li and filed by Guan Yu Li with plans filed January 22, 2024 and permitted April 17, 2025.

The expanded project would replace the community facility and restaurant uses with 40,756 square feet of office space, 7,861 square feet of retail and bank use, and a 7,970-square-foot trade school featuring a dim sum factory and Asian culinary school. The building’s height would increase by 19 feet, reaching a maximum of 113 feet at the roof and 123 feet including the bulkhead. The voluntary parking component would be reduced from 67 spaces (most of that underground) to 23 spaces located on the second floor.

The rezoning area covers approximately 20,450 square feet and includes three additional lots (41, 48, and 7501) not owned by the applicant. These lots are currently occupied by two office buildings and an auto repair shop. While the rezoning would bring these existing buildings into compliance with contemporary density levels, the analysis assumes no further development will occur on these non-applicant lots due to their small size or existing utilization.

Environmental filings indicate that the taller structure would cast incremental shadows on the adjacent Quaker Parrot Park at the Dust Bowl. These shadows are expected to occur in the early morning hours during spring and summer months, with durations ranging from 14 minutes to roughly one hour and 48 minutes.

The project is moving forward with an anticipated completion date in 2028.

The property

The parcel has frontage of 100 feet and is 80 feet deep with a total lot size of 8,000 square feet. The zoning is M1-1 which allows for up to 1 times floor area ratio (FAR) for manufacturing. The city-designated market value for the property in 2022 is $416,000. The most recent loan totaled $6 million and was provided by CrowdFunz on August 29, 2025.

Prior sales, articles and revenue

This property was sold by Joseph Brunner for $4.3 million to Guan Yu Li on August 29, 2023.

Violations and lawsuits

According to city public data, the property has received $66,280 in ECB penalties and $66,580 in OATH penalties in the last year.

There were no lawsuits or bankruptcies filed against the property for the past 24 months.

The neighborhood

In Dyker Heights, The bulk, or 30 percent of the 7.1 million square feet of commercial built space are mixed-use buildings, with walkup buildings next occupying 26 percent of the space. In sales, Dyker Heights has near average sales volume among other neighborhoods with $199.8 million in sales volume in the last two years and is the 33rd highest in Brooklyn. For development, Dyker Heights has near average amount of major developments among other neighborhoods and is the 32nd highest in Brooklyn. It had 341,578 square feet of commercial and multi-family construction under development in the last two years, which represents 5 percent of the neighborhood’s built space.

The block

On this tax block, PincusCo has identified the owners of two of the 17 commercial properties representing 5,101 square feet of the 199,916 square feet. The two identified owners are Guan Yu Li and Luba Perlman. On the tax block, there was one new building construction project filed totaling 19,187 square feet. It is a 19,187 square-foot 56 building submitted by Guan Yu Li and filed by Guan Yu Li with plans filed January 22, 2024 and permitted April 17, 2025.

The owner

The PincusCo database currently indicates that Guan Yu Li owned at least three commercial properties with 138 residential units in New York City with 249,854 square feet and a city-determined market value of $49.9 million. (Market value is typically about 50% of actual value.) The portfolio has $107.9 million in debt, with top three lenders as Madison Realty Capital, 360 Capital Funding, and Cathay Bank respectively. Within the portfolio, the bulk, or 91 percent of the 249,854 square feet of built space are elevator properties, with M4 properties next occupying 9 percent of the space. They are all located in Brooklyn.

The surrounding

Within a 400-foot radius of 6424 8 Avenue, PincusCo identified two commercial real estate items of interests occurred over the past 24 months. One of those two items was a sale which Shan An Zhao bought the zero-square-foot development site (V1) on 801 65th Street for $8.2 million from Allied Properties on October 2, 2024. One of those two items was a loan which John Giuffre borrowed $17.5 million from Bank of China secured by the 28,000-square-foot, one-unit retail building (K1) on 6301 8th Avenue and one other property on December 23, 2025.

Direct link to the property’s ACRIS page and link to DOB NOW portal.