Indianapolis laws that promote dense, walkable development along the city’s three bus rapid transit routes survived their latest test against a formidable opponent: Wawa.

The beloved Pennsylvania-based convenience store chain has been wrangling with the city for months to continue its recent expansion into Indiana with a new store on East Washington Street near Shadeland Avenue. The Metropolitan Development Commission hearing examiner on Oct. 23 sided with city planning staff, who objected to Wawa’s plans to build a car-centric site in the corridor where IndyGo’s Blue Line bus route will open in 2028.

City planners and east side neighbors criticized Wawa’s plans to build more than 60 parking spaces and a dozen gas pumps, saying they would only add to the unsightly sprawl that dominates East Washington today. Planning staff pushed Wawa to follow transit-oriented development laws the city passed in 2021 to limit the number of gas pumps and parking spaces allowed within 1,000 feet of BRT routes.

“It’s my opinion that the standards of (transit-oriented development) do need to be upheld, so for that reason I am going to recommend denial,” Hearing Examiner Judy Weerts Hall said Thursday afternoon.

Wawa supporters argue that it’s absurd to turn away a renowned company at a site that’s currently an underused parking lot. The company sought to build a gas station and convenience store at 7140 and 7142 E. Washington St., next door to the Get Fit Athletic Club and an auto shop.

Wawa has a week to appeal the hearing examiner’s ruling before a vote by the full MDC on Nov. 19. Barnes & Thornburg attorney Joseph Calderon, who is representing Wawa, said his client has not decided whether to file an appeal.

Why transit-oriented development turned away Wawa

Indy’s transit-oriented development laws discourage buildings with spacious parking lots set back far from the road, like gas stations and chain restaurants, and require that storefronts be closer to the street with plenty of windows. Gas stations are generally banned within 600 feet of a bus rapid transit stop.

The proposed Wawa store would sit about 1,000 feet from the Sadlier Drive Blue Line station, so it could have been built with certain restrictions. But Wawa refused to meet the city’s demands to build only eight gas pumps and half the number of parking spaces. Wawa representative Patrick Moon said those demands were not “financially viable.”

Wawa critics say the Indianapolis City-County Council enacted the transit laws to keep a promise to Marion County voters, who approved a higher income tax for themselves in 2016 because they wanted fast, reliable public transit that passes close by their homes. Allowing developers to bypass those standards now would undermine the voters, they say.

“We need more housing density and mixed-use development, and all this gas station is is more of the same kind of development that has been bankrupting and blighting the area,” said east side resident Jakob Morales, a Central Indiana Cycling advocate who opposed Wawa during the hearing. “It does not contribute to (solving) the housing and homelessness crisis.”

City-County Councilor Andy Nielsen, who represents that strip of East Washington Street, also spoke in opposition to the Wawa. While acknowledging that Wawa is a quality company with popular hoagies and specialty drinks, “at the end of the day it’s another fueling station,” he said.

Nielsen’s east side constituents oppose that because there are already about two dozen gas stations within a two-mile radius of the site, according to city staff. Other groups who filed opposition letters to Wawa included IndyGo, the Irvington Community Council and the Indianapolis Metropolitan Planning Organization.

The case in favor of Wawa

Wawa supporters said it’s unrealistic to hope that strict development laws will spur more investment along East Washington Street. The proposed Wawa site sits between a cloverleaf interchange and Interstate 465, an area replete with huge parking lots that holds little appeal for pedestrians.

Calderon noted that an average of 21,000 vehicles drive down that section of Washington Street each day, according to state traffic data. Daily IndyGo ridership on Route 8, which travels the same path, pales in comparison. He said that disparity shows a clear demand for a gas station and convenience store concept — not walkable development.

“This is a suburban area that happens to be planned to be served by bus rapid transit. Fantastic. We are not trying to fight that, we’re not arguing with it. We want to serve those customers,” Calderon said. “But here’s the deal: No matter what anyone says about this degrading the Blue Line, it does not.”

Ron Phillips, president of the Warren Township Development Association, supported the Wawa because he expected the store to bring 24-30 good jobs in an area where business investment has lagged for the past four decades. Wawa is known to pay for continuing education for its employees, Phillips added.

Despite the setback, Wawa has already opened eight locations in Indiana this year, with plans to build up to 60 statewide.

Wawa’s lone Indianapolis location, on 96th Street near Keystone Avenue, opened this summer. New Central Indiana locations include those in Cumberland, Brownsburg, Plainfield and Westfield.

Email Indianapolis City Hall Reporter Jordan Smith at JTsmith@gannett.com. Follow him on X: @jordantsmith09