Derwood, August 25, 2025
News Summary
Construction is progressing at 17700 Muncaster Road as a former childcare building is being repurposed into a 2,500-square-foot Dunkin restaurant with a single drive-thru lane. A conversion permit was issued earlier and crews are continuing work while county traffic permits remain under review, leaving the opening date uncertain. Planned site improvements include architectural upgrades, an 8-foot shared-use path for pedestrians and cyclists, a proposed left-turn lane to improve circulation, and new stormwater management measures to reduce runoff and enhance the property’s appearance.
Dunkin’ conversion at 17700 Muncaster Road in Derwood moves forward despite traffic‑permit delays
Summary
Work to convert the existing commercial building at 17700 Muncaster Road into a new Dunkin’ is underway, although final approvals for traffic permits remain unresolved. A building permit for the conversion was issued in August 2024, and crews have continued construction activity since then. The project will repurpose a former childcare facility into a 2,500‑square‑foot Dunkin’ with a single drive‑thru lane, streetscape upgrades and an 8‑foot shared‑use path for people walking and biking. The developer on record is Luis Group Management.
Current status and permits
A permit for conversion was recorded in August 2024, but the project later experienced a brief snag in the approval process tied to traffic permitting. Local project paperwork shows an ongoing effort to resolve traffic‑related permits while construction continues. The proposed site plan and transportation report include circulation changes aimed at easing access, even though the formal traffic study did not require all of them.
What will change on the site
The plan repurposes the existing commercial structure, which was previously used as a childcare facility and developed under older C‑1 (Convenience Commercial) zoning standards. Key project features include:
- 2,500 square feet of restaurant space.
- A single drive‑thru lane to handle pick‑up traffic.
- An 8‑foot shared‑use path along the street for pedestrians and cyclists.
- Architectural enhancements to improve the building’s appearance.
- New stormwater management where none exists today.
- A proposed left‑turn lane from Muncaster Road into the property to help reduce congestion.
Traffic and neighborhood circulation
The applicant included a transportation report with the site plan. Even though the report indicates some changes are not required by code, the developer is proposing a left‑turn lane into the property to improve circulation and reduce potential backups on Muncaster Road. The left‑turn lane is designed to mitigate traffic impacts from the drive‑thru and customer parking. Work to secure the needed traffic permits remains active, and resolving those permits is the main reason for the recent delay in final approvals.
Design and public improvements
In addition to building upgrades, the project proposes streetscape improvements meant to make the property look better and function more safely. The plan calls for new sidewalks and an 8‑foot‑wide shared‑use path to serve both walkers and cyclists. Project materials say these upgrades will significantly improve the visual appearance of the property and provide pedestrian and bicycle access that did not exist before.
Stormwater and site upgrades
The conversion provides an opportunity to add stormwater management measures to a site that currently lacks them. The applicant highlighted this as a benefit of the redevelopment and included stormwater work in the site plan materials.
Developer and timeline
The project developer is listed as Luis Group Management, a local franchisee that remains committed to opening at this site. Despite the permit delays, construction has progressed after the August 2024 permit. The exact opening date remains uncertain while traffic permits are finalized and final inspections are completed.
Context: Dunkin’ expansion in the county
This Derwood project is part of a broader wave of Dunkin’ locations in the county. Other projects include:
- A new Dunkin’ taking the back 1,500 square feet of a former bank building at 9761 Traville Gateway Drive in Rockville; that site will include a drive‑thru and the front 1,700 square feet remains for lease.
- Two locations planned in Chevy Chase: one at 2 Wisconsin Circle with a walk‑up window and electronic ordering board shown in renderings, and another at 8500 Connecticut Avenue where no drive‑thru appears likely.
- A planned store at 8455 Fenton Street in Downtown Silver Spring; construction had not started at the time of reporting.
- A planned conversion at 12196 Georgia Avenue in Wheaton‑Glenmont, where a separate permit of $500,000 was reported to allow construction to begin; renderings suggest a drive‑thru or walk‑up window.
Earlier roundups listed six Dunkin’ projects in the county in various stages of planning or construction, underscoring a local push to add new locations.
Permits mentioned in filing records
Records and public filings tied to redevelopment notes include a reported $285,000 permit for conversion activity referenced in project notes. Separate Dunkin’ projects countywide show other permit values, like the $500,000 noted for the Wheaton‑Glenmont site.
What’s next
The project team is working with county reviewers to clear the remaining traffic permits. Once traffic approvals and final inspections are complete, an official opening date can be set. Construction continues in the meantime, and the site plan pledges to add pedestrian and bicycle infrastructure that should benefit the neighborhood.
Reporting follow‑up
Updates will follow when an official opening timeline becomes available or when traffic permits are resolved. The conversion at 17700 Muncaster Road is proceeding but remains partly contingent on final traffic approvals.
FAQ
Where is the proposed Dunkin’ location?
The project is at 17700 Muncaster Road in Derwood, just off Muncaster Mill Road.
What will the new site include?
The plan calls for a 2,500‑square‑foot Dunkin’ with a single drive‑thru lane, architectural upgrades, stormwater management, and an 8‑foot shared‑use path for pedestrians and cyclists.
Why has the project faced delays?
Delays are tied primarily to traffic‑related permitting. The team is working to resolve those permits while construction continues on other parts of the project.
Who is developing the site?
Luis Group Management is listed as the developer and local franchisee on the project filings.
When will the Dunkin’ open?
An exact opening date is not yet available. The timeline depends on resolving remaining traffic permits and completing final inspections.
Key features at a glance
| Feature | Detail |
|---|---|
| Address | 17700 Muncaster Road, Derwood |
| Building size | 2,500 square feet |
| Drive‑thru | Single drive‑thru lane proposed |
| Pedestrian/bike access | 8‑foot shared‑use path proposed |
| Stormwater | New stormwater management to be added |
| Traffic improvements | Left‑turn lane from Muncaster Road proposed to improve circulation |
| Permit status | Conversion permit issued August 2024; traffic permits pending |
| Developer | Luis Group Management |
| Opening date | Not yet determined; depends on permit clearance |
Deeper Dive: News & Info About This Topic
Additional Resources
- MoCo Show: Construction continues at upcoming Dunkin on Muncaster Mill Road
- Wikipedia: Dunkin’
- MoCo Show: Sassy Cleaners closes after thirty years — Dunkin to take over the space
- Google Search: Dunkin Derwood Muncaster Mill Road
- MoCo Show: $285K permit issued for upcoming Dunkin
- Google Scholar: drive-through restaurant traffic impact study
- MoCo Show: Dunkin submits proposal for new Derwood location
- Encyclopedia Britannica: adaptive reuse
- MoCo Show: Six new Dunkin locations coming to Montgomery County
- Google News: Dunkin Montgomery County
Author: Construction CA News
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