Manassas Park commission recommends CUP for Max Custom Exhaust at 9115 Digital Drive

The Manassas Park Commission voted unanimously June 10 to recommend approval of Conditional Use Permit CUP 2026-02 for Max Custom Exhaust, a muffler and fabrication shop at 9115 Digital Drive suites 2 and 15, subject to staff conditions dated May 28, 2026.

Staff said the site is zoned I-1 (light industrial) and is surrounded by multifamily residential; Assistant Planner Evar Yaza told commissioners the shop occupies about 5,600 square feet and has four vehicle lifts. Yaza said the business focuses on exhaust repair, muffler installation, catalytic converter replacement and emission-preparation work and does not perform oil changes, transmission or brake services.

Yaza said staff recommended approval despite an apparent inconsistency with the city’s comprehensive plan because the property is city-owned and intended for interim use until the city occupies the space; the CUP is set to expire on the last day the city legally occupies the property. Staff also described existing vegetated buffers (40 feet to the north, 30 feet to the east and a proposed 20-foot buffer and 8-foot vinyl fence to the south) and recommended conditions that include hours of operation (Monday–Friday 9 a.m.–6 p.m.; weekends by appointment 10 a.m.–2 p.m.), indoor, leak-proof containers for waste and a requirement that catalytic converters be intact when given to recyclers so no on-site shredding occurs. Staff said the use must comply with the Manassas Park noise ordinance and limit overnight parking to no more than 48 hours.

Commissioners asked how the business operated for four years without a CUP. A staff member explained earlier zoning and enforcement guidance had been interpreted to require an expensive underground oil–water separator for autorelated uses; after the city hired a stormwater manager and re-reviewed operations, staff concluded that the business did not generate illicit discharge and that requirement was not necessary, which allowed the owner to apply for the CUP.

A nearby resident, David Botenfield, told the commission he was not opposed to the muffler shop but said an adjacent tile business runs forklifts late at night and that noise is his primary concern. Staff responded that some contractor/office/shop uses are permitted in the I-1 district, that noise complaints are enforced by the police department, and encouraged the neighbor to report violations so staff can follow up.

Owner Thomas McGwigan said he has operated the shop for about four years and has tried to bring the business into compliance: "It's been a long road," he told the commission, adding that he had received help from staff during the process.

Chair Lester Finkel moved to recommend approval of CUP 2026-02 subject to the May 28 conditions; the motion was made by Commissioner Michael Carrera, seconded by Commissioner John Evans, and carried unanimously (5–0).

The recommendation will be forwarded to the governing body for final action.