Derwood building conversion advances for new Dunkin restaurant

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 advances amid traffic-permit delays; 2,500-square-foot drive-thru and 8-foot shared-use path proposed

A Dunkin project at 17700 Muncaster Road in Derwood is moving forward despite ongoing traffic-permit delays. The proposal envisions a 2,500-square-foot Dunkin with a single drive-thru lane and an 8-foot shared-use path designed to connect with surrounding streets and encourage pedestrian and cyclist safety.

Project overview and site details

The project would repurpose an existing childcare facility located on the property, which is currently improved with a building constructed under the former C‑1 zoning standard. The site plan was submitted as part of the adaptive re‑use of the property at 17700 Muncaster Road, with the plan calling for architectural enhancements to the building as part of the new Dunkin design. In addition to a drive-thru, the plans include streetscape improvements and a dedicated 8-foot-wide shared-use path intended to accommodate both walkers and cyclists.

The applicant asserts the project will significantly improve the visual appearance of the property. It also identifies an opportunity to implement stormwater management on the site where none currently exists, aligning with broader aims to improve environmental stewardship in the area. A left-turn lane from Muncaster Road into the property is proposed to help mitigate potential traffic congestion, although a transportation study indicates the lane is not required for the current traffic analysis.

Permits, delays, and status

A permit for the conversion was issued in August 2024. Since that issuance, the project has faced a temporary setback in the approval process, with delays tied to traffic-permit considerations. Despite these hurdles, construction activities have continued, and the project remains under active planning and approvals to move toward completion. The opening timeline remains unclear.

Developer and local context

The development is led by Luis Group Management, described as a prominent local franchisee of the Dunkin brand. The firm has committed to bringing a Dunkin location to the Derwood site and to working through the permitting and construction process to realize the project.

Broader Dunkin activity in Montgomery County

The Derwood project exists within a broader pattern of Dunkin expansion across Montgomery County, with multiple locations in various stages of development or opening. Recent activity includes a location in Rockville at 9761 Traville Gateway Drive occupying part of a former Capital One Bank building and featuring a drive-thru. Abutting space in the front portion of that building is available for lease, with interior and exterior work having progressed toward a late-2023 to early-2024 timeframe in prior coverage. In Chevy Chase, plans call for two new Dunkin sites: one at 2 Wisconsin Circle (in a building associated with the local metro area) and another at 8500 Connecticut Avenue, where part of the existing structure will convert to a Dunkin; the latter location is not expected to include a drive-thru. In Downtown Silver Spring, a site at 8455 Fenton Street is slated for a Dunkin, though construction has not yet started. In Wheaton‑Glenmont, the site at 12196 Georgia Avenue has a permit value reported at about $500,000 for construction, and renderings suggest the possibility of a drive-thru or at least a walk-up window.

A roundup from the prior December identified six Dunkin locations in Montgomery County as being in play: the Derwood site at 17700 Muncaster Road, the Rockville site at 9761 Traville Gateway Drive, 2 Wisconsin Circle in Chevy Chase, 8500 Connecticut Avenue in Chevy Chase, 12196 Georgia Avenue in Wheaton‑Glenmont, and 8455 Fenton Street in Downtown Silver Spring. In each case, the openings and timelines were described as not yet available at the time.

Key facts from the Derwood proposal

• September 2023 identification of the site at 17700 Muncaster Road as the planned Dunkin location.
• Adaptive reuse of an existing childcare facility on the site.
• The new Dunkin would be a 2,500-square-foot restaurant.
• Inclusion of a single drive-thru lane.
• A site plan submission connected to the adaptive reuse of the property.
• The property is currently improved with a commercial structure developed under the prior C‑1 zoning.
• Repurposing to a Dunkin Donuts with architectural enhancements.
• Streetscape improvements including an 8-foot-wide shared-use path.
• The project aims to significantly improve visual appearance of the property.
• The plan provides an opportunity for stormwater management on the site.
• Proposed left-turn lane into the property to aid circulation, though not required by the transportation report.
• The overall objective is to improve local circulation.
• The project has faced delays.
• Ongoing efforts to resolve traffic-related permitting issues.
• Despite challenges, construction continues.
• A permit for the conversion was issued in August 2024.
• The opening timeline/date for the new Dunkin remains unclear.
• Developers are Luis Group Management, a prominent local franchisee.
• Some coverage notes a separate $285,000 permit for a daycare conversion at the property (context note).
• The project is currently going through the planning/approvals stage.
• A transportation report was submitted as part of the application.
• The coverage reiterates the proposed 8-foot-wide shared-use path and the left-turn lane concept.

Frequently asked questions

FAQ

What is the Derwood project at 17700 Muncaster Road?

The proposal would convert an existing childcare facility into a Dunkin Donuts, featuring a 2,500-square-foot interior, a single drive-thru lane, and an 8-foot shared-use path as part of streetscape improvements.

When was the conversion permit issued?

The permit for the conversion was issued in August 2024, with subsequent planning steps continuing to address delays and approvals.

What are the key physical features of the new store?

The plan includes a 2,500-square-foot footprint, a single drive-thru lane, an 8-foot-wide shared-use path, and architectural enhancements to the existing building.

Who is developing the Derwood project?

The project is led by Luis Group Management, described as a prominent local Dunkin franchisee, working in partnership with the Dunkin brand.

What is the status of the project?

The project is in planning and approvals with ongoing traffic-permit discussions; construction is progressing, but an official opening date has not been set.

Is this part of a larger Dunkin expansion in Montgomery County?

Yes. Dunkin is pursuing multiple locations across Montgomery County, including sites in Rockville, Chevy Chase, Wheaton‑Glenmont, Silver Spring, and Derwood, with varying timelines and configurations.

Key features of the Derwood Dunkin project

Feature	Description
Location	17700 Muncaster Road, Derwood, Maryland
Restaurant size	2,500 square feet
Drive-thru	Single drive-thru lane
Path and accessibility	8-foot shared-use path for pedestrians and cyclists
Permits	Conversion permit issued in August 2024; subject to ongoing approvals
Stormwater	Opportunities for on-site stormwater management
Circulation improvements	Proposed left-turn lane from Muncaster Road into the site
Developer	Luis Group Management (local Dunkin franchisee)
Overall status	In planning/approvals phase with ongoing delays; construction progressing

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