Document:

<PAGE>

                                                                  EXHIBIT 10.2.1

                       AMENDMENT TO AREA LICENSE AGREEMENT
                            AND CONSENT TO ASSIGNMENT

         This Amendment to Area License Agreement and Consent to Assignment
("Agreement") is made and entered into this 20th day of December, 1996, by and
between THE SOUTHLAND CORPORATION ("Licensor") and PERMIAN BASIN INVESTMENTS,
INC., d/b/a SOUTHWEST CONVENIENCE STORES, INC. ("SCS, Inc.").

                                   BACKGROUND

A.       Licensor and SCS, Inc., entered into an Area License Agreement
         ("License Agreement") dated June 2. 1993.

B.       SCS, Inc. wishes to transfer and assign the License Agreement to
         Southwest Convenience Stores, LLC ("Licensee") effective on or about
         January 1, 1997 ("Effective Date").

C.       The Licensee will be a limited liability company owned 65.6% by SCS,
         Inc. and 34.4% by Fina Oil and Chemical Company ("Fina").

D.       Licensor and SCS, Inc. wish to modify and amend the License Agreement
         effective the Effective Date, with the Licensee then assuming the
         License Agreement as amended.

E.       On the terms set forth in this Agreement, Licensor will consent to the
         assignment of the License Agreement, as amended, from SCS, Inc. to the
         Licensee.

         NOW, THEREFORE, in consideration of the terms and conditions set forth
herein and other good and valuable consideration, and intending to be legally
bound hereby, the parties hereto agree as follows:

                                    ARTICLE I
                         AMENDMENT OF LICENSE AGREEMENT

         1.1 On the Effective Date of this Agreement, Licensee hereunder shall
be deemed the Licensee under the License Agreement and the License Agreement
shall be amended by the addition of the following provisions under Section VI
(Licensee's Representations, Duties and Obligations):

                  "N. Licensee and Licensee's Members, Board of Managers and/or
         employees ("Principals") shall not either during the term of this
         License Agreement, or at any time thereafter, communicate, reproduce,
         publish, disclose, divulge, use or authorize anyone else to
         communicate, reproduce, publish, disclose, divulge, or use, for the
         benefit of themselves (other than in connection with the operation of
         the licensed business during the term hereof) or any other person,
         partnership, association, corporation, including but not limited to
         Fina Oil and Chemical Company, or other entity, any secret or
         confidential information relating to the business, trade practices,
         Trade Secrets, methods of operation, software, computer systems, sales,
         promotions, marketing, technology, know-how or recipes of the Licensor,
         the 7-Eleven System, or operation of the 7-Eleven Stores and

<PAGE>

         licensed business which may be communicated to Licensee or Licensee's
         Principals in any way or of which Licensee or Licensee's Principals may
         be appraised by virtue of Licensee's operation under the terms of this
         License Agreement (all the "Confidential Information").

                  "O. Licensee and Licensee's Principals shall divulge the
         Confidential Information only to such of Licensee's employees as must
         have access to it in order to operate the licensed business. Any and
         all information, knowledge, know-how, and techniques provided or made
         available by Licensor shall be deemed to be a part of the Confidential
         Information for purposes of this License Agreement, except (i)
         information which Licensee or any of Licensee's Principals can
         demonstrate came to their attention prior to disclosure thereof by
         Licensor or which is already in the public domain; (ii) information
         which, at or after the time of disclosure by Licensor to Licensee or
         Licensee's Principals, lawfully had become or later becomes a part of
         the public domain, through lawful publication or communication by
         others, (iii) information which is independently developed by Licensee
         or Licensee's Principals without the benefit of Confidential
         Information.

                  "P. Any and all information, knowledge, know-how and
         techniques used in or related to the 7-Eleven System that Licensor
         communicates in writing or otherwise to Licensee including, but not
         limited to the 7-Eleven System software, the contents of the Manuals,
         plans, and specifications and other materials, marketing information
         and strategies, site evaluation and selection techniques, merchandising
         information or computer systems provided by Licensor shall be deemed to
         be a part of the Confidential Information for purposes of this License
         Agreement

                  "Q. Any and all information, trade secrets, knowledge,
         know-how, techniques, and any materials used in or related to the
         7-Eleven System which Licensor provides to Licensee in connection with
         this License Agreement which Licensor designates as confidential shall
         be deemed to be a part of the Confidential Information for purposes of
         the License Agreement."

         1.2 On the Effective Date of this Agreement the License Agreement shall
be amended by deleting the Exhibit "J" (West Texas Present Value Schedule for
Termination) and by substituting a new Exhibit "J-l", which is attached to and
made a part of this Agreement and the License Agreement. If the Termination Fee
called for by Exhibit "J-1" is to be paid, Licensee shall immediately pay such
fee to Licensor.

         1.3 On the Effective Date of this Agreement, the License Agreement
shall be amended to provide that notices to Licensee, pursuant to Section XII
(Notices), shall be addressed as follows:

                                       2
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                  SOUTHWEST CONVENIENCE STORES, LLC
                  Attention: Donald E. Wood, President
                  415 North Grant Avenue
                  P. 0. Box 711
                  Odessa, Texas 79760
                  Telecopy Number: (915) 333-4535

                  with Copies to:

                  TODD, BARRON & THOMASON, P.C.
                  Attention: Jimmie B. Todd
                  3800 East 42nd Street Suite 409
                  Odessa, Texas 79762
                  Telecopy Number: (915) 367-7092

                  and

                  FINA OIL AND CHEMICAL COMPANY
                  Attention: General Counsel
                  8350 North Central Expressway
                  Dallas, Texas 75206
                  Telecopy Number: (214) 750-2987

         1.4 On the Effective Date of this Agreement the License Agreement shalt
be clarified to provide that references in Section XIII (Right of First Refusal)
to "all or any part of Licensee's business" shall mean the sale of one or more
of Licensee's Convenience Stores, or the sale of any other substantial portion
of its assets, or any voting or membership, equity or any other interest in the
Licensee.

         1.5 On the Effective Date of this Agreement the License Agreement shall
be amended by the addition of a new Section XVII, as follows;

                                  "ARTICLE XVII
                           SPECIAL TRANSFER CONDITIONS

                  "A. In the event Fina wishes to acquire Effective Control (as
         defined in paragraph L below) of the Licensee, which acquisition Fina
         and SCS, Inc. acknowledge and agree is subject to the Licensor's Right
         of First Refusal and separately subject to the Licensor's right to
         approve or reject the acquisition by Fina of Effective Control of the
         Licensee, as set forth in Section VII of the License Agreement, Fina
         may propose an interim management team (composed of non-competitors and
         otherwise acceptable to Licensor) to be responsible for operation of
         the Licensee. If that team is satisfactory to Licensor, in Licensor's
         sole discretion, then after Fina is so advised in writing, Fina may
         complete the acquisition of Effective Control of the Licensee for a
         period of up to eighteen (18) months and allow the approved management
         team to take control over and operate the Licensee for such period.

                                       3
<PAGE>

                  "B. During the eighteen (18) month period in which the
         approved management team shall operate the Licensee, Fina may: (i)
         propose to sell Effective Control of Licensee to an independent third
         party; (ii) propose an ownership or management structure for the
         Licensee by which Fina no longer retains Effective Control; or (iii)
         propose arrangements by which Fina would be acceptable to Licensor as
         the "Licensee" or otherwise retain Effective Control (collectively, the
         "Fina Options").

                  "C. In the event Fina selects a proposed purchaser of the
         Effective Control owned by Fina, it shall bring that entity to the
         attention of the Licensor. Within a reasonable time after all
         information necessary, in the Licensor's opinion, for the Licensor to
         properly evaluate the proposed purchaser as the prospective owner of
         Effective Control of the Licensee has been presented to the Licensor,
         Licensor will, using its sole discretion, evaluate the proposed
         purchaser and advise the Licensee, Fina and the proposed purchaser,
         regarding whether Licensor will elect to exercise its Right of First
         Refusal or, in the alternative, approve such purchase and the proposed
         purchaser for ownership of Effective Control of the Licensee. The
         information disclosed to the Licensor shall include all details about
         the proposed sale of Effective Control of the Licensee.

                  "D. In the event the Licensor approves the proposed purchaser,
         the consummation of the sale of Effective Control of the Licensee to
         the prospective purchaser shall be consummated within six (6) months
         after the approval is granted and shall be upon the same terms as
         approved by the Licensor.

                  "E. In the event the proposed purchaser is not approved and no
         substitute purchaser is approved by the Licensor within the eighteen
         (18) month period herein provided for, if Fina elects not to seek an
         approved purchaser upon taking Effective Control, or if the terms of
         sale of Effective Control of the Licensee are different from those
         shared with the Licensor and Fina fails to exercise any of the other
         Fina Options in accordance with the terms and conditions hereof, then,
         unless the Licensor elects to exercise its right of first refusal upon
         the altered terms, the Licensor may, in its discretion, terminate this
         License Agreement effective upon notice to the Licensee. If Licensor
         elects to terminate the License Agreement, the Termination Fee provided
         for by the new Exhibit "J-1" shall be immediately paid by Licensee to
         Licensor.

                  "F. In the event Fina proposes to create an ownership or
         management structure for the Licensee pursuant to which Fina would no
         longer retain "Effective Control," it must do so within twelve (12)
         months of the interim management team taking control of the Licensee.

                  "G. Upon being provided with sufficient information regarding
         the proposed ownership or management structure, Southland will evaluate
         the proposal and, in its sole discretion, determine whether to approve
         it or not. If approved, the proposed ownership or management structure
         must be fully implemented as approved within three (3) months of
         approval by the Licensor.

                                       4
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                  "H. In the event the proposed ownership or management
         structure is not implemented within the time frame allowed hereunder,
         if an altered ownership or management structure is implemented, or if
         Fina elects not to offer a different ownership or management structure
         (after advising Licensor that it was going to do so), and Fina fails to
         exercise any of the other Fina Options in accordance with the terms and
         conditions hereof, Licensor may, in its discretion, terminate the
         License Agreement effective upon notice to the Licensee. If Licensor
         elects to terminate the License Agreement, the Termination Fee provided
         for by new Exhibit "J-l" shall be immediately paid by Licensee to
         Licensor.

                  "I. In the event Fina proposes other arrangements by which it
         would request that Southland approve Fina as the entity with Effective
         Control of the Licensee beyond the initial eighteen (18) month period
         provided above, any such proposal must be made within twelve (12)
         months of the interim management taking control of the Licensee. Within
         a reasonable time after Fina provides Licensor with sufficient
         information to evaluate the proposal whereby Fina would retain
         Effective Control of Licensee and which Fina is requesting the Licensor
         approve, Licensor will evaluate, in its sole discretion, and advise
         Fina whether or not the proposal is acceptable to Licensor. If the
         proposal is accepted by Licensor, it must be fully implemented as
         represented within three (3) months of Licensor's approval.

                  "J. In the event the proposed arrangement is not accepted by
         Licensor or no such arrangement is proposed by Fina, or if the proposal
         is implemented but is different from that approved by the Licensor,
         then Licensor may, in its discretion, terminate the License Agreement
         effective upon written notice to Licensee. If Licensor elects to
         terminate the License Agreement, the Termination Fee provided for by
         new Exhibit "J-1" shall be immediately paid by Licensee to Licensor.

                  "K. Nothing herein obligates Licensor to approve any proposals
         made by Licensee or Fina or waives any of Licensor's other rights
         hereunder and nothing herein shall be interpreted as in any way
         approving Fina as the "Licensee" or owner of Effective Control of the
         Licensee.

                  "L. For purposes of this Agreement, "Effective Control" shall
         mean, (i) the acquisition of more than 50% of the membership or any
         other equity or ownership interests of the Licensee, or (ii) the
         acquisition of more than 50% of the voting interest of the Licensee."

         1.6 Except as expressly amended in this Agreement, the License
Agreement shall remain unchanged and in full force and effect subject to its
terms.

                                       5
<PAGE>

                                   ARTICLE II
                    LIMITED WAIVER OF RIGHT OF FIRST REFUSAL
                       AND RIGHT OF APPROVAL OF ASSIGNMENT

         2.1 Licensor hereby waives its right of first refusal, as outlined in
Section XIII of the License Agreement, to match the offer made by Fina to
purchase a 34.4% interest in Licensee, which transaction is contemplated by this
document.

         2.2 Nothing herein shall be construed, either express or implied, as
providing Licensor's consent or waiver with respect to any other purchase of all
or any part of Licensee's business, including but not limited to any other
purchase offer made by Fina.

         2.3 Each certificate representing an ownership interest in Licensee
shall have conspicuously endorsed upon its face a statement in a form
satisfactory to Licensor that it is held subject to, and that further assignment
or transfer thereof is subject to, all restrictions imposed upon assignments by
the License Agreement.

         2.4 Prior to the assignment or issuance of any interest in Licensee to
a proposed new Member of Licensee, Licensee's Principals shall cause such
proposed new Member to enter into an agreement with Licensor, agreeing to be
bound by the covenants, representations and agreements of Licensee's Principals,
as set forth in this Agreement, including, without limitation, an obligation to
be bound by a right of first refusal similar to the Right of First Refusal and
the restriction on assignment contained in Section VII of the License Agreement.

                                   ARTICLE III
                      CONFIDENTIALITY AND NON-USE AGREEMENT

         4.1 Attached to and made a part of this Agreement as Exhibit 3.1 is a
Confidentiality and Non-Use Agreement executed by and among Licensor, Fina, and
SCS, Inc., whereby Fina and SCS, Inc. have agreed to certain provisions with
respect to the confidentiality and non-use of Licensor's Trade Secrets and other
Confidential Information.

                                   ARTICLE IV
                         PAYMENT OF PURCHASE MONEY NOTE

         5.1 On or prior to the Effective Date, SCS, Inc. shall pay in full its
Purchase Money Note to Licensor dated June 2, 1993, in the original principal
amount of $[***].

----------

[***]    Text omitted pursuant to a request for confidential treatment and filed
         separately with the Securities and Exchange Commission.

                                       6
<PAGE>

                                    ARTICLE V
                   CONSENT TO ASSIGNMENT OF LICENSE AGREEMENT

         6.1 Subject to the provisions of this Agreement and the assumption on
the Effective Date by the Licensee of all of the rights and obligations of SCS,
Inc. under the License Agreement, Licensor hereby consents to the assignment of
the License Agreement from SCS, Inc. to the Licensee.

         6.2 Nothing herein shall be construed, either express or implied, as
providing Licensor's consent to any further or other assignment in whole or in
part of Licensee's business, as defined in Section 1.4 of this Agreement.

                                   ARTICLE VI
              CONSENT TO ASSIGNMENT OF PURCHASE AND SALE AGREEMENT

         7.1 Attached to and made a part of this Agreement is a Consent to
Assignment of Purchase and Sale Agreement executed by and among Licensor, The
Southland Employees' Trust, and SCS, Inc., whereby Licensor and The Southland
Employees' Trust have consented to the assignment from SCS, Inc. to the Licensee
of the Purchase and Sale Agreement dated April 9, 1993, by and among Licensor,
The Southland Employees' Trust, and SCS, Inc.

                                   ARTICLE VII
                            COMPLETION OF TRANSACTION

         8.1 In the event for any reason SCS, Inc. fails to complete the
transaction involving the assignment of the License Agreement to Licensee by
March 1, 1997, this Agreement shall be null and void.

                                       7
<PAGE>

         IN WITNESS WHEREOF, the parties have executed this Agreement of the
date stated above.

                                       THE SOUTHLAND CORPORATION
ATTEST:

                                       By: /s/ Steve B. LeRoy
                                           -------------------------------------
                                       Name: Steve B. LeRoy
                                             -----------------------------------
/s/ Michael R. (Illegible)             Title: Sr. Vice President
-----------------------------                 ----------------------------------
Assistant Secretary
                                       PERMIAN BASIN INVESTMENTS, INC., D/B/A
                                       SOUTHWEST CONVENIENCE STORES, INC.

ATTEST:

/s/ Jimmie B. Todd                     By: /s/ Donald E. Wood
-----------------------------              -------------------------------------
Assistant Secretary                    Name: Donald E. Wood
                                             -----------------------------------
                                       Title: President
                                              ----------------------------------

                                       8
<PAGE>

         Each of the undersigned acknowledges and agrees as follows:

         (1) Each has read the terms and conditions of this Agreement and the
License Agreement, and each acknowledges that the undertakings by Licensee's
principals under this Agreement and as stated below are made and given in
partial consideration of, and as a condition to, the Licensor's consent to the
assignment of the License Agreement;

         (2) Each is included in the term "Principals" as described in Article I
of this Agreement; and

         (3) Each individually makes all of the covenants, representations and
agreements of Licensee's Principals set forth in this Agreement and any
attachments or amendments thereto and is obligated to perform thereunder for so
long as it, he or she qualifies as such and thereafter to the extent expressly
provided by the terms of this Agreement. Nothing herein shall be construed as
granting to any of Licensee's Principals any of the rights or privileges of
Licensee set forth in the License Agreement or in this Agreement.

                                       LICENSEE'S PRINCIPALS:

                                       FINA OIL AND CHEMICAL COMPANY

ATTEST:                                By: /s/ Jeff D. Morris
                                           -------------------------------------
                                       Name: Jeff D. Morris
                                             -----------------------------------
/s/ (Illegible)                        Title: Vice President
-----------------------------                 ----------------------------------
Assistant Secretary

                                       PERMIAN BASIN INVESTMENTS, INC., D/B/A
                                       SOUTHWEST CONVENIENCE STORES, INC.

ATTEST:
                                       By: /s/ Donald E. Wood
                                           -------------------------------------
                                       Name: Donald E. Wood
                                             -----------------------------------
/s/ Jimmie B. Todd                     Title: President
-----------------------------                 ----------------------------------
Assistant Secretary

                                       9
<PAGE>

         Southwest Convenience Stores, LLC hereby accepts the above assignment
and assumes all of the rights and obligations of SCS, Inc. under the License
Agreement, as hereby amended.

                                      SOUTHWEST CONVENIENCE STORES, LLC

                                      By: /s/ Donald E. Wood
                                          --------------------------------------
                                      Title: President
                                             -----------------------------------
                                      Date: 12-20-96
                                            ------------------------------------

                                       10<PAGE>

                                                                  EXHIBIT 10.2.2

                               AMENDMENT NO. 2 TO
                             AREA LICENSE AGREEMENT

         WHEREAS, Southwest Convenience Stores, Inc. ("SCS") and The Southland
Corporation ("Southland") entered into that certain Area License Agreement dated
as of June 2, 1993, (the "Agreement"), covering certain parts of the State of
Texas (the "Licensed Territory" - as therein defined); and

         WHEREAS, SCS and Fina Oil and Chemical Company ("Fina") agreed to form
a limited liability company named Southwest Convenience Stores LLC (the
"Licensee"), and to transfer the Agreement and certain assets to the Licensee
pursuant to certain agreements and arrangements between Fina and SCS; and

         WHEREAS, SCS changed its name to Permian Basin Investments, Inc., d/b/a
Southwest Convenience Stores ("Permain"), and Southland, Permian, the Licensee
and Fina all executed that certain Amendment to Area License Agreement and
Consent to Assignment, dated as of December 12, 1996 to accomplish the
assignment and to establish certain additional relationships and obligations
between them; and

         WHEREAS, the Licensee wishes to purchase 14 existing Eagle Mart
convenience stores in Archer, Clay and/or Wichita counties in Texas (the
"Additional Counties"); and

         WHEREAS, pursuant to the Agreement, the Licensee must operate any
stores it acquires as licensed 7-Eleven strobes under the Agreement, and must
also obtain approval to increase its Licensed Territory to cover the area where
stores to be purchased are located; and

         WHEREAS, SCS is willing to pay a License Fee for the Additional
Counties to be added to the Licensed Territory and is willing to agree to other
requirements in order to induce Southland to grant the license for those
Additional Counties.

         NOW THEREFORE, in consideration of the covenants herein contained and
for other good and valuable consideration, the receipt and sufficiency of which
is hereby acknowledged, Southland and the Licensee hereby agree as follows:

         1.       The Licensee shall pay to Southland upon execution of this
                  Amendment, the sum of $[***] as a License Fee for the addition
                  of Archer, Clay and Wichita counties to the Licensed Territory
                  set out on Exhibit A and Exhibit A, Licensed Territory, to the
                  Agreement is hereby deleted and Exhibit A - 2 is added to the
                  Agreement and shall be a part thereof, evidencing the addition
                  of those counties to the Licensed Territory.

         2.       This Amendment and the grant of the Additional Counties to the
                  Licensed Territory shall be effective when signed by both
                  parties and upon the closing of the contemplated transaction
                  whereby the Licensee purchases all of the contemplated Eagle
                  Mart stores, as set out above.

----------

[***]    Text omitted pursuant to a request for confidential treatment and filed
         separately with the Securities and Exchange Commission.

<PAGE>

         3.       The purchased stores shall be covered by the Licensee's Store
                  Quota and the Licensed Royalty shall be paid on each of their
                  operations, beginning immediately upon the purchase of the
                  stores by the Licensee, all as set out in the Agreement.

         4.       All of the Eagle Marts purchased by the Licensee pursuant to
                  the contemplated transaction shall, within a reasonable time,
                  be converted to operating 7-Eleven stores, including bringing
                  them up to Southland's "Restore" standards, all as approved by
                  Southland.

         5.       In all other respects, the Agreement, as amended, is hereby
                  ratified and affirmed.

         IN WITNESS WHEREOF, the parties hereto agree to this Amendment No. 2 to
Area License Agreement, this 14 day of August, 1997.

Southwest Convenience Stores LLC                 Attest:

By: /s/ Donald E. Wood                           By: /s/ Paul G. (Illegible)
    --------------------------------------           ---------------------------

The Southland Corporation                        Attest:

By: /s/ Stephen B. (Illegible)                   By: /s/ Michael R. Davis
    ---------------------------------------          ---------------------------
                                                     Michael R. Davis
                                                     Assistant Secretary

<PAGE>

                                  EXHIBIT A - 2

                               LICENSED TERRITORY

         The License to be granted covers the following counties in the States
         of Texas and New Mexico:

             TEXAS                                        NEW MEXICO
             Andrews               Pecos                  Bernalillo
             Archer                Presidio               Catron
             Bailey                Reagan                 Chaves
             Borden                Reeves                 Cibola
             Brewster              Scurry                 Curry
             Clay                  Sterling               De Baca
             Cochran               Terrell                Dona Ana
             Crane                 Terry                  Eddy
             Crockett              Upton                  Grant
             Crosby                Ward                   Guadalupe
             Culberson             Wichita                Hidalgo
             Dawson                Winkler                Lea
             Ector                 Yoakum                 Lincoln
             El Paso                                      Los Alamos
             Floyd                                        Luna
             Gaines                                       McKinley
             Garza                                        Otero
             Glasscock                                    Quay
             Hale                                         Roosevelt
             Hockley                                      San Miguel
             Howard                                       Sandoval
             Hudspeth                                     Santa Fe
             Jeff Davis                                   Sierra
             Lamb                                         Socorro
             Loving                                       Taos
             Lubbock                                      Torrance
             Lynn                                         Union
             Martin                                       Valencia
             Midland
             Mitchell

                                           Southland /s/ Stephen B. (Illegible)
                                                     ---------------------------

                                           Licensee /s/ Donald E. Wood
                                                    ----------------------------

                                           Date 08-14-97
                                                --------------------------------

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