Zoning Commission approves rezoning for McDonald’s site in Deanwood over DDOT objections

The Zoning Commission of the District of Columbia on a 5–0–0 vote took proposed action to rezone 4301 Nannie Helen Burrows Avenue NE in Deanwood from MU‑3A to MU‑7B, a change the applicant says would permit an updated McDonald’s on the site that would retain a drive‑through.

The proposed rezoning, filed as zoning case 24‑13, was presented April 2025 by counsel for the applicant, Lila Batiste of Holland & Knight, and supported in principle by the Office of Planning. Crystal Myers of the Office of Planning told the commission the MU‑7B zone “would not be inconsistent” with the Comprehensive Plan’s future land use map and the Nannie Helen Burrows Corridor Small Area Plan and would help deliver medium‑density mixed use development in a corridor identified for reinvestment.

The matter drew formal opposition from the District Department of Transportation. Preston Judy of DDOT told the commission the agency “cannot recommend approval” of the rezoning as presented because the applicant intends to rebuild and expand the existing restaurant with a drive‑through. DDOT’s written report, entered in the record as Exhibit 23, warned that the proposed redevelopment could increase site‑generated vehicular traffic by more than 50% during weekday and Saturday peak hours compared with current conditions, and that DDOT discourages drive‑through facilities on bus‑priority corridors because of pedestrian and transit conflicts. Judy said DDOT and the applicant are scoping a comprehensive transportation review (CTR) and a traffic impact analysis as part of the public‑space/permitting process.

Applicant representatives and ANC 7C urged the commission to weigh neighborhood context. Brandice Elliott, presented by the applicant as an expert in land use and planning, said the MU‑7B zone supports goals in the small area plan and the city’s housing‑equity priorities. Carrie Brown, ANC 7C single‑member district commissioner, testified the community supports the redevelopment and described the McDonald’s as a neighborhood anchor; she said the owner had met with the ANC and with the Deanwood Citizens Association and had committed to help existing employees find work during redevelopment.

Commissioners discussed the tension between DDOT policy discouraging drive‑throughs and the long‑standing neighborhood use. Several commissioners noted the site already contains a McDonald’s built in 1977 and that a drive‑through has existed on the property for decades (the transcript indicates the restaurant dates to 1977 and the drive‑through appears in records from the 1980s). Commissioners and the Office of Planning said the MU‑7B zone is consistent with the Comprehensive Plan’s medium‑density commercial/residential designation for the corridor and with the recently adopted Nannie Helen Burrows Corridor Small Area Plan.

After brief discussion and no public opposition at the hearing, a motion to take proposed action on the rezoning carried 5–0–0. The commission directed the applicant to submit a draft order by May 5. The record includes the Office of Planning report in support (Exhibit 22), DDOT’s objection/report (Exhibit 23), and an ANC 7C letter of support referenced during the hearing.

What the proposed zoning change would allow and what remains unresolved

The MU‑7B zone proposed by the applicant allows greater height and density than the existing MU‑3A zoning: the presentation to the commission cited a build envelope up to roughly 65 feet in height, a higher floor‑area ratio (the presenter noted an MU‑7B FAR in the range cited in the presentation), and larger lot‑occupancy allowances than MU‑3A. The applicant and the Office of Planning both emphasized that Inclusionary Zoning (IZ) base requirements would apply if housing is provided; OP said it did not recommend applying IZ Plus in this case because the planning area already has produced a disproportionately high share of affordable units.

DDOT made clear that its concerns about reprovisioning a drive‑through will be addressed at the CTR/public‑space permitting stage, where design of curb cuts and post‑occupancy monitoring could be required. DDOT noted it does not grandfather curb cuts when a site is redeveloped and that any curb‑cut configuration would be subject to public‑space review and possible Board of Zoning Adjustment relief.

The commission’s proposed action advances the case to the next step (draft order and final review). The hearing record contains some inconsistent references to parcel identifiers: the pre‑hearing materials cited the subject property as Square 1594, Lot 104 while the motion language later referenced Square 5094, Lot 104; the commission’s announced case number in the final roll call was 24‑13. The record should be checked for a single authoritative square/lot identifier in the draft order and exhibits.

Votes at a glance

- Zoning Commission proposed action on case 24‑13 (rezoning 4301 Nannie Helen Burrows Ave NE from MU‑3A to MU‑7B): Approved (proposed action) 5–0–0. Applicant to file draft order by May 5.

Next steps and outstanding issues

The commission’s vote was a proposed action step; the final order will follow review of the draft order and the administrative record. If redevelopment proceeds as the applicant currently describes, the project team will need to complete a CTR/TIA with DDOT, obtain public‑space approvals for curb cuts and service access, and satisfy any zoning conditions the commission includes in its final order. DDOT said it expects to continue coordinating with the applicant on CTR scope and on post‑occupancy monitoring if a drive‑through remains part of the design.