Decision-making power over housing projects lay at the core of a months-long dispute between Fresno City Councilmembers who say they want to make infill housing easier but also want to maintain control over where the projects go.

A 4-3 vote on Thursday gave city staff the ability to approve certain housing projects in places designated for offices, so long as they meet approved criteria.

While some councilmembers said it could result in situations similar to that of a recent controversial 4-story apartment complex near Herndon and Prospect avenues that neighbors opposed, supporters of the plan said it makes housing cheaper by getting government out of the way.

Councilmember Annalisa Perea said that fast-tracking housing on vacant office lots and in office buildings helps satisfy calls to build in the city’s interior.

“It does everything other than urban sprawl,” Perea said. “This is exactly the kind of housing policy that I believe community members have been advocating for for some time, which is to take advantage of the land that is within the city limits today.”

Councilmembers Miguel Arias, Tyler Maxwell, and Council President Mike Karbassi joined Perea in the “yes” vote. Because of changes to the rule, the vote must be affirmed at the Nov. 20 meeting.

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The two-part plan avoid a public approval process that can sometimes take years.

The portion allowing housing in office areas is considered essential for getting the city’s “Pro-Housing Designation” back, which makes it eligible for state housing funds, Perea said.

Most eligible sites would be along Herndon Avenue and Shaw Avenue. City staff estimated it could make nearly 5,000 housing units easier to build.

To be fast-tracked — also called “ministerial approval” — projects have to meet a list of design requirements, and cannot be close to airports, hazardous sites, or schools. Councilmembers would also be informed about any approval, allowing them to appeal staff-level decisions.

Changes from a previous version now allow lower density levels that Fresno City Council President Mike Karbassi said would be “less controversial and less impactful” on neighborhoods. Karbassi also requested a height requirement that ended up at a 45-foot limit.

Before the Thursday meeting, Karbassi and councilmember Nelson Esparza opposed ministerial approval.

The relaxed density requirements and added height requirement opened the door to Karbassi’s vote, he said.

“We have a whole city we don’t want to hold up housing on,” he said.

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Council Power and Influence a ‘Big Reason’ for Housing Crisis: Perea

Esparza said with four city council seats up for a vote next year and two termed out — he and city councilmember Miguel Arias — a future city council could be left without power. Perea will not seek reelection as she is running for Assembly.

Even under the appeal process, the council could only deny a project if it doesn’t meet city guidelines, according to city staff.

Opponents of the apartment complex at Herndon and Prospect also opposed ministerial approvals. They said the 4-story complex doesn’t fit the area and would negatively impact traffic.

Perea acknowledged that it’s hard to give away influence as a councilmember, but said “that’s a big reason why we’re in a housing crisis.”

“Some might argue we have a little too much power and influence,” Perea said.

Arias objected to the height requirement, which restricts high-rise apartments except in areas near transit.

“This is starting to sound to me like a modern form of red-lining and NIMBYism-lite,” Arias said. “We’re going to allow four or five-story apartment buildings in existing office zoning across all of Fresno except where most of the zoning exists now, in north Fresno.”