A highly debated office development on Spicewood Springs Road received first approval from Austin City Council Feb. 12 with several conditions added by neighboring residents. Located at 4920 Spicewood Springs Road just east of Loop 360, Overlook at Spicewood Springs was initially proposed as an 18,500-square-foot, two-story office building. A two-story parking structure partially below ground is also proposed at the rear of the building. The project would be located on 4.2 acres of the total 24-acre tract owned by the Haberman family. Council approved the first reading for the zoning change from single family to limited office with conditions that limit the height of the building to 28 feet in the front and 38.5 feet in the back of the property. Other conditions restrict the building size to 12,000 square feet, limit impervious cover to 32 percent and prohibit certain uses, such as medical offices, educational and communication services. City staff will draft an ordinance and bring it back to council for final approval at a future meeting. The project would also need to receive approval for the site plan if the zoning change is granted. Neighboring residents and businesses submitted a valid petition, meaning at least 20 percent of surrounding neighbors oppose the project, and council needs nine votes to approve the project. About 41 percent of neighbors have signed the petition so far, District 10 Councilwoman Sheri Gallo said. “With the petition there were a list of additional conditions over and above what Zoning and Platting had recommended,” she said. “The project manager and owners were willing to work with the neighborhoods and came to agreement on all terms except for the square footage. Thanks for working together to get to that point.” Debra Bailey, president of the Balcones Civic Association—an area bounded by Spicewood Springs, Loop 360, US 183 and MoPac—said she appreciated Gallo and her staff taking time to hear both sides of the issue and facilitate meetings between the residents and developer. The conditions resulted in a building size that is more in line with existing structures on Spicewood Springs, Bailey said. “[Gallo] made a very informed decision with a focus on smart growth verses [a mentality of] ‘Let’s just put in mega density and not look at what’s good with the area,’” she said. Bailey said BCA will continue following the issue as it makes it way through the zoning process and approval. Project Manager Scott Taylor and president of project management firm Tierra Concepts, said the developer was willing to decrease the square footage to 16,000 but not lower because other buildings in the area exceeded the proposal. About $150,000 has been invested so far in the planning of Overlook, he said, adding discussions with neighbors have been ongoing since June. “In the spirit of negotiation I think [16,000 square feet] is fair,” Taylor said. "We’re coming off below of what is around it.” Taylor also served as project manager for the new Austin Board of Realtors building at 4800 Spicewood Springs Road that angered residents because of its size at 33,000 square feet. Many residents said they want to ensure another building of that size not be built because of impediments to the environment, neighborhood and traffic. “It is not my or your challenge to ensure any development a profit at the expense of the environment and neighborhood in which it lines,” Northwest Hills resident Karen Sironi said during the public hearing at the meeting. “We’re asking that no variances be granted and no loading of future traffic on the two-lane road be allowed.” Bob Otto, who lives in the Spicewood Vista Homeowners Association area off Adirondack Trail and Spicewood Springs, said he and his neighbors have a view of the ABoR building from their backyards and would also see the Overlook. He and others worked with Gallo to come up with the additional conditions. “We’re not anti-development, but we want something that fits in with the community and does not impose on our backyards,” Otto said. “It would be bigger and more obtrusive than surrounding buildings [at 18,500-square-feet].” City Council initially denied a zoning change request Aug. 28 with former council members citing the project’s proximity to the Bull Creek Watershed and environmental features such as canyon rim rock as reasons why.