A 1000+ acre corporate park in the most ... - Mercer Crossing

The Ultimate Corporate Environment
A 1000+ acre
corporate park in the most
significant new business
location in the Southwestern
United States.
....at the crossroads of Ft. Worth/Dallas!
www.mercercrossing.com

Mercer Crossing
North Texas’ newest and most accessible business
address is located at Mercer Crossing - the 1,000+
acre mixed-use development located primarily in
the City of Farmers Branch, Texas (also includes
Dallas, Carrollton and Irving) at the crossroads of
Interstate 35 (the “I-35”), Interstate 635 (the “I-
635”) (also known as the “LBJ Freeway”) and the
recently completed President George Bush Turnpike
(the “PGBT”). Jointly held by the public companies
advised by Pillar, Mercer Crossing offers office,
retail, hotel, and residential sites among spacious
greens and waterways just minutes from downtown
Dallas and the area’s two major airports.
The Mercer Crossing project represents a unique
opportunity that is no longer readily available in the
Dallas/Fort Worth marketplace--an opportunity to
redirect the character of an area. The property is in
the center of the Dallas freeway system, surrounded
by the I-35 and I-635, and the new PGBT. These
highways serve a substantial portion of the
transportation needs of the Dallas/Fort Worth area
and offer critical access and visibility to properties
which front them. When the PGBT is complete in
2006, it will connect seven cities and three counties
directly to Mercer Crossing. In conjunction with
the PGBT connection, Mercer Crossing is building
a second east-west artery within its bounds to
complement the recently completed Whittington
Place – the first east-west artery in the Project.
2 Mercer Crossing
Recently, the North Texas Council of Governments
hailed Mercer Crossing as the demographic center of
the Dallas/Fort Worth area.
While the I-35 corridor became densely built-out to
the north and south of LBJ Freeway and much of the
LBJ Freeway corridor to the east of I-35 was developed,
the land to the west of I-35 remained under utilized.
A protracted recessionary climate stalled development
in the late 1980’s through the early 1990’s. The
increasing prominence of D/FW International Airport
(the 12 th busiest airport in the world), located a few
minutes to the west, coupled with the pronounced
significance of the Las Colinas and Valley Ranch
developments, resulted in an accelerated volume of
traffic along this portion of LBJ Freeway. Moreover,
economic conditions in the Dallas/Fort Worth region
have strengthened to the point that the Dallas/
Fort Worth area is now widely regarded as the most
favorable location for new real estate development
among national real estate investors and developers.
The prominent location of Mercer Crossing presents
an opportunity to develop a large, mixed-use project,
comprised of office, hotel, retail, light industrial, and
multi-family residential uses. The communities that
are affected by this project, Dallas, Farmers Branch,
Carrollton, and Irving, have eagerly embraced the
possibility of upgrading the area to higher-valued and
higher-profile uses, rather than merely an extension
of the industrial properties presently found in the
vicinity.
In summary, the excellent exposure provided by
this location and the amount of undeveloped land
surrounding it provides a unique opportunity in the
metroplex. The feasibility of this ongoing development
complex is clearly justified by the greater value,
appreciation potential, tenant demand, and rental
rates achievable on a more commercially oriented
development.
The property borders two successful developments,
Las Colinas and Valley Ranch; both located in the City
of Irving, Texas - 12 th largest city in Texas. Its 69.3
square miles lie adjacent to the Dallas Fort Worth
International Airport. The vitality of Irving’s economy
is spread over a wide business base. Las Colinas,
the city’s urban center, is home to more than 2,000
businesses, 40 of which are listed on the Fortune 500.

Some 32 acres of Mercer Crossing land lie within its
city limits next to the Las Colinas and Valley Ranch
master planned developments.
Las Colinas - Immediately south and west of Mercer
Crossing is Las Colinas, a 12,000-acre, affluent,
master planned community within the city of Irving.
Las Colinas is a world-class business center that
is the headquarters or major operations centers
for more than 40 Fortune 500 firms and hundreds
of prominent companies, including ExxonMobil,
Microsoft, Nokia, Kimberly Clark, Verizon and Zales
Corporation. More than 80 multi-national companies
located in the development represent the countries of
Belgium, Finland, France, Italy, Japan, Saudi Arabia,
Taiwan and South Korea, among others.
The major Dallas/Fort Worth thoroughfares of State
Highway 114, Interstate 635 and Interstate 161 serve
as the main transportation arteries for Las Colinas
and provide a 10-minute drive to Dallas Fort Worth
International Airport.
Within Las Colinas are the upscale residential
neighborhoods, country clubs and golf clubs of
Las Colinas, Cottonwood Valley, Four Seasons and
Hackberry Creek.
Valley Ranch - Valley Ranch is a 2,500acre
master planned community located in
far North Irving. Although mostly upscale
residential, Valley Ranch is home to the
training facilities and headquarters of the
Dallas Cowboys and the Dallas Stars, as well
as a number of other businesses. Some 32
acres of Mercer Crossing land lies adjacent to
Valley Ranch, and fronts onto the north side
of I-635 and the west side of SH-161 (under
construction) and is zoned for office buildings.
Valley Ranch was designed to maximize quality
of life while offering a prime location that is
easily accessible to major business interests. The
residential development has five parks centered
along small lakes and waterways, with 75 acres
of open green space that include miles of jogging
paths. Five golf courses are minutes away, as is
Dallas Fort Worth International Airport and
the major businesses of Las Colinas. Downtown
Dallas is a 20 minute commute.
Proposed Mercer Crossing Zoning
The City of Farmers Branch is in the process of
implementing a new land use plan for the City
including the new Westside Plan that includes
Mercer Crossing. The new multi-layered plan calls
for land to be characterized in a combination of the
following manners: Districts, Centers, Preserves
and Corridors. According the City, Districts may
be mixed-use but are typically dominated by a
single primary land use such as office, or residential
development. The key Districts are as follows:
District I – Industrial, District II – Employment and
District III – Residential. Centers are by definition
mixed-use areas – they include jobs, service, and
retail as well as housing in some centers. The key
Centers are identified in the following manner:
Neighborhood Center, Town Center and Regional
Center. Preserves are the open space elements
such as storm water management, parks, trails, and
natural areas that frame the City. Corridors are the
connecting elements typically linear in configuration
and include the natural systems, and infrastructure
and transportation lines.
In the City of Farmers Branch, the Mercer Crossing
West Side Plan - Land Use Overview
Mercer Crossing 3

development will be primarily identified as District I –
Employment (the “District”) with at least the following
Centers: one Urban Center, one Neighborhood Center
and one Regional Center. The proposed District plan
calls for an area predominantly used for employment
with high quality office and research and development
uses. The District will have a density of 35 to 100
units per acre for residential and 0.3 to 1 FAR for
employment uses. In the various Centers, the higher
end of the density range will be allowed for employment
and residential uses.
One Neighborhood Center, tentatively named Mira
Lago, is located south of LBJ Freeway and west of Luna
Road and will accommodate 1.8 million square feet of
office and up to 1,200 residential units. Different scales
of open spaces will be provided in this urban village
– Mira Lago: a village plaza will create a prominent
civic component to the core area; neighborhood open
spaces will provide modest and flexible recreational
opportunities; and a perimeter trail system along
the lake will provide connections to the Trinity Trial
systems and other centers on the West Side, and the
central area of Farmers Branch.
The Urban Center located north of LBJ Freeway and
east of Luna Road will include a mixed-use residential
component and like its Neighborhood and Town Center
counterparts will be pedestrian friendly and well
Mira La g o - La k e fr o n t eL e v a t i o n
served by local transit. The Urban Center consists of
job generating and high intensity uses such as offices,
community serving retail, and high density housing.
Segments of Luna Road and Mercer Parkway that
frame the Urban Center will be designed as boulevards
– central roadways for fast moving through traffic with
access lanes on either side for local traffic. A proposed
transitional area around the Urban Center will ensure
that building placement and building massing in the
area will related to the urban context of the buildings
within the Urban Center.
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Hickory Centre Office Complex
The Hickory Centre complex is a business development
set within Mercer Crossing. Of the numerous
construction sites available, three buildings are
completed – One Hickory Centre, the headquarters
of Pillar Income Asset Management Inc., its affiliates
and publicly advised companies -- Two Hickory
Centre, the second of the four-story offices -- and
Four Hickory Centre, the flagship office tower now
available for leasing.
The 221,000 square foot Four Hickory office tower
boasts a new level of size and luxury beyond that of
the One and Two Hickory Centres. As the first high
rise in the 1,000-acre mixed-use development it’s
dramatic stone archway entrances are each festooned
with the Lone Star - the proud symbol of the State of
Texas. Beyond its massive doors lies a marble lined
lobby with large stone stars inset in the flooring and
brass stars decorating interior windows along the
mezzanine.
Other proposed Mercer buildings include a 100,000sq.
ft. office building and another 200,000+sq. ft.
tower similar to Four Hickory. The smaller of the two is
slated for the land parcel next to Two Hickory Centre.
A taller tower similar to Four Hickory is planned to
face back from the opposing corner and its plans also
include a parking garage. Construction on a luxury
apartment complex within the southern sector of the
development along a lakeshore is well underway, the
first of some 5,000 units in the master plan.

Hickory Centre Site Plan
Luna Road
Future
Development
Three
Hickory
Centre
Future
Development
Two
Hickory
Centre
Wittington Place
Valley View Lane
Chartwell Crest
Four
Hickory
Centre
One
Hickory
Centre
Dallas' Most Significant New Office Development
Future
Development
Five
Hickory
Centre
Hickory Centre is a five-building office park, the initial development in the 1000+ acre Mercer
Crossing. One Hickory Centre and Two Hickory Centre are four-story Class A office buildings,
each encompassing 102,000 square feet.
Four Hickory Centre is an eight-story Class A office tower featuring 221,000 rentable square
feet. The top floors offer dramatic views of Downtown Dallas and the picturesque Mercer
Crossing campus.
Three and Five Hickory Centre are planned future developments.
Hickory Centre tenants and their employees enjoy the finest of building amenities and other
features such as ample structured and surface parking. Because of the burgeoning freeway
system leading to Hickory Centre, the property is poised for upscale retail, residential and
hospitality development.
N
Mercer Crossing 5

Just
Completed
6 Mercer Crossing
Completed in September 2005, this final key section
of the George Bush Turnpike is going to have a
major economic impact on business development
in the cities of Dallas, Farmers Branch, Carrollton
and Irving, as it traverses the western boundary
of Mercer Crossing. This final key section of the
roadway now makes Mercer Crossing the most
accessible business address in North Texas.
Four Hickory Centre
Farmers Branch, Texas

Two Hickory Centre
Farmers Branch, Texas
One Hickory Centre
Farmers Branch, Texas
Mercer Crossing 7

8 Mercer Crossing

Mercer Crossing 9