At Inwood & Forest, Concern That Proposed Gas Station and Convenience Store Is Lowe's Blow

lowesinwood.jpg
Once or twice a week for the past couple of months, an e-mail will pop up in the in-box about a proposal to put a gas station and convenience store in the Lowe's parking lot on Inwood Road just off of Forest Lane. It's no small development, either: According to city docs, the complex will eat up 4,000 square feet in the parking lot -- it's big enough to devour more than 100 parking spaces, matter of fact. But looooong story short: Neighbors don't want it.

Or, in the words of council member Ann Margolin, "The neighborhood is clearly very much against it." Which means: She is too, even if city staff isn't.

There are myriad reasons for the opposition, each one spelled out in Thursday's City Plan Commission's agenda, when the home-repair megacenter's application to amend the Planned Development District will go before the commission. Here's how city staff explains it:
Staff has had numerous conversations with adjacent homeowners who have a concern related to the impact of this type of use in close proximity to their homes as well as the private school across Inwood Road. Lastly, concerns over cut-through traffic and potential crime issues weigh on their minds. While not determining it as a set of conditions for the use, staff has made numerous suggestions to the applicant's representative to work with the community in addressing the following; 1) days/hours of operation of the use; 2) sale of beer/wine (must be addressed through private agreement); 3) on-site security during certain hours of operation; and 4) relocation of the dumpster enclosure noted on the development plan. At the time of completion of this material, staff has not received any closure on any of these items.
That private school, of course, is Jesuit College Preparatory School of Dallas. Nevertheless, city staff's recommending the plan commission approve the application, which Lowe's is filing in order to rent out the space to an outside operator. Which is why, from the looks of my in-box, folks who live in the neighborhood are planning to descend upon City Hall next week. And Margolin says she's "inclined to side with the neighbors," despite the fact there's already a Texaco and C Store at the intersection.

"It's not 100 percent in opposition," says Margolin, who has met with residents for months about this issue. "I've heard from people who don't think it's a big deal. But overall there's great opposition, and they've come up with solid reasons for why this is a bad idea. For one, it would alter the traffic patterns in that area, so that's an issue. And I think it's kind of an eyesore in the neighborhood. They see it as a residential neighborhood and fear it will diminish property values because it has the look of something not consistent with the neighborhood. This is not insignificant."

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30 comments
Fleetwoody
Fleetwoody

Big combo gas station/convenience stores attract trash, both the litter kind and the human type. All you have to do is drive west on Forest and see how nasty and sketchy the area around Marsh has gotten. But if the neighborhood really wants to make an impression, they should boycott that Lowe's because they are the ones wanting to lease out the parking lot for the development.

Admin
Admin

Didn't Jesuit buy up the 29 acres on the NW corner of Forest and Inwood in Spring 2007 with plans to tear down the old townhouse complex and build a mixed-use development in partnership with a shopping center firm?

scottindallas
scottindallas

That is such an ugly parking lot. I would think someone could come in and see about squeezing Lowes, the property owner or whomever to get a landscaping buffer installed to separate the sidewalk and street from the parking lot. That would do more for neighborhood aesthetics than anything. With that landscaping buffer, the gas station would be a small compromise.

It seems there's often a sensible solution that is a win, win, win but for some reason too seldom emerges.

JesuitCoed
JesuitCoed

Lowe's is da beast - we will be able to get 4 Loco after school!

Mister_Mean
Mister_Mean

Seem to remember that there is already a Texico and some other form of 7-11 type store on the north east corner.

Bettyculbreath
Bettyculbreath

City denied that zoning and ended up paying Tinsel Town 3 million dollars.lows wants to simply lease their parking lot to another group for service station,City will end up paying Lows for violating their rights,a paved parking lot a greater use than a convenient store with gas.These people are crazy and there is another one directly across the street, Lows will win,watch that City Attorney ,tell Margolin ,its OK to deny this zoning,and City will pay again for same spot.

abuckley1970
abuckley1970

all of that big ole retail right there and they're worried about neighborhood aesthetics? At least it's proposed to go on property already used for commercial and not some valuable piece of vacant land. if it's a gas station on Lowe's property, it's probably a small one like the Kroger ones or something similar. something any bigger than that would take up more than 4,000 sq. ft. with new curbing, parking, drive aisles, gas pumps, vents, etc.

well, if the neighborhood don't want it, they don't want it. due process at work.

Dallas Diner
Dallas Diner

If Margolin was Dave Newmann, she'd be sending out e-mails trumpeting how getting a gas station in a store parking lot was a huge positive. He's told all of his constituents that we should be thrilled that the e-coli Kroger in Wynnewood is adding a "fueling station."

shrubstex
shrubstex

Obviously it is a Racetrac or QT Type of gas station and convenience type of store. Are there any other kind these days? You can change your oil, but no gas in that block. I would think the lights would keep the people in the town houses across the street up too late at night.

Vabs
Vabs

ok...it's a shopping corner...how is this going to destroy it?

Loze
Loze

Why would Lowes be concered about losing parking spaces when it can not fill the ones it has?

Syd_Nancy
Syd_Nancy

If anything this will stop the kids/parents from crossing through the antique store, then Lowes Parking lot to avoid the intersection, this cut through becomes a racetrack in the mornings.

cp
cp

Wait, so a big parking lot with a big box store on it is makes a "residential neighborhood"?

PrestonHollowBillionaire
PrestonHollowBillionaire

Macho Mike's Rawlings son goes to Jesuit.

In order to secure the election, he will be getting his PrestonHollow Billionaire friends to buy out Lowes and install a homeless shelter there like he did on Fort Worth Avenue.

Juan Valdez
Juan Valdez

Amazing!There are convenience stores, gas stations, a Lowes and fast food and they are concerned about changing traffic patterns? If I were the new gas station owners, I'd file some sort of discrimination lawsuit. They should be able to build providing they comply with all necessary permits. NIMBY. Dallasites need to stop this mentality if this city is to grow.

MattL1
MattL1

They need another gas station on that block. Neighbors should be thrilled that that price-gouging Texaco is getting some competition.

Plus, the Jesuit kids need to buy beer SOMEWHERE...

Montemalone
Montemalone

How about getting rid of that school (actually, it's schools, St Rita's is adjacent). They create serious traffic problems several times a day, long lines of oversized suvs snaking down the street.Just tell those old people they'll be dead soon, so having a convenience store nearby will be handy for the grandchildren needing a beer at the wake.

Guest
Guest

I like how everybody loves private property rights until someone else tries to do something with their property.

If they don't want a convenience store there, then they should negotiate a deal with the property owner rather than trying to get the Nanny State involved in private affairs.

Anonymous
Anonymous

What fantasy-land are people living in? It's not a residential neighborhood. It's a big box retail strip center. I suppose the Chick Fil A, Sonic, and oil change shop (I forget the brand, but I'm not talking about the Texaco) next door are increasing property values? Sounds like the existing Texaco (which charges gas prices FAR above market, as it happens) doesn't want competition within sight of their customers.

Oak Cliff Townie
Oak Cliff Townie

Was it Tinsel Town or a Star-plex the same folks didn't want where there years ago?

somebody 23
somebody 23

The family that owns the townhomes could never agree on price. They apparently were ready to close on that deal several times and one of the family memebers would come out of the woodwork with a new objection.

abuckley1970
abuckley1970

It looks like they've got to curb it in and provide more landscaping around it according to the plan in the agenda packet online. it looks to be a very small station.

G_David
G_David

You make a valid point. But seriously, do you get paid for each unnecessary comma?

abuckley1970
abuckley1970

well, if the city pays this time at least it'll just be for 4000 sq. ft. or a tenth of an acre plus whatever. :)

This thing is in a PD created in 1996 - when the neighborhood helped create it and the corresponding city approved deed restrictions, they should've removed c-stores with motor fueling stations and any other undesired use from the permitted uses list.

scottindallas
scottindallas

Lowes isn't concerned, they are seeking to have this built. They no doubt have noticed what you and I have, though that store is busy, the parking lot is never full.

KM
KM

That's the point. Lowe's does not have the right to develop a c-store with gas pumps at that location. The PD that was created in 1996 allows only specific uses. That is why they are applying for a change in zoning.In addition, this development would require the construction of a new traffic light between Willow Lane and Forest Lane to handle the increased traffic flow. Besides the traffic bottleneck that this would create, the c-store will offer a large volume of beer sales.

G_David
G_David

That's the first thing I thought of - that I guess they prefer to keep paying that Texaco's ridiculous prices. They must be up around $4/gallon by now.

minimark
minimark

That was the 1st thing that popped in my head. Cinemark wanted to have a theater and their corporate headquarters there. Denied, they moved to Parker and the Tollway. In that case the right thing might have happened. Tinseltown is EXTREMELY busy with lots of traffic. In this case, I don't get it.

abuckley1970
abuckley1970

I went to that hearing last week. It wasn't a true zoning change, the use is permitted by right in the PDD. It was an "amendment" to the PDD's approved development plan because the parking configuration was changing for Lowe's. That's the only reason it required a hearing.

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