For nearly a century, the bells of the Holy Names University chapel signaled the start of classes, the end of exams, and the steady rhythm of academic life in the Oakland Hills. Today, those bells ring over a very different kind of silence. The 60-acre campus, once a sanctuary for liberal arts and student life, is currently the center of one of the most significant real estate pivots in East Bay history. What was once intended to remain a bastion of education is now destined to become a residential enclave.
The transition from "books to backyards" isn't just a change in zoning; it’s a $65 million reality check on the state of private higher education and the relentless pressure of the California housing crisis. When BH Properties acquired the site in 2023, the hope, at least publicly, was to find another educational institution to carry the torch. But as the ink dried on the plans filed recently with the city, the strategy shifted. Instead of lecture halls and dormitories, the future of this hillside involves 165 single-family homes, state-mandated housing shortcuts, and a complex dance with fire safety regulations.
In this post, you will learn:
- The architectural and economic details of the 165-home redevelopment plan.
- How SB 330 is being used to bypass local roadblocks in a high fire hazard zone.
- Which parts of the historic campus will survive the demolition crews.
The $65 Million Gamble: Why the School Had to Go
The closure of Holy Names University (HNU) in May 2023 was a localized earthquake for the Oakland community. Founded by the Sisters of the Holy Names of Jesus and Mary, the school fell victim to a perfect storm of declining enrollment and over $200 million in accumulated debt and deferred maintenance (San Francisco Chronicle) [1]. When the university announced it would shutter its doors after 155 years of operation, the primary concern was what would happen to its pristine 60-acre campus overlooking the San Francisco Bay.
Los Angeles-based BH Properties stepped in with a $65 million cash bid in June 2023, effectively rescuing the site from a potential foreclosure mess (The Real Deal) [2]. Initially, BH Properties President Jim Brooks expressed a strong preference for keeping the site educational. "Our first choice was to find a university or school to take over the campus," Brooks noted in early statements (SFBT) [3]. But after a year of searching for a tenant in an era where remote learning has gutted the demand for physical campus expansions, the market spoke. The pivot to residential wasn't just a choice; it was the only viable path to recouping a nine-figure investment.
Designing the New Neighborhood: 165 Doors in the Hills
The newly filed plans reveal a project that attempts to thread the needle between high-density housing requirements and the low-density character of the Oakland Hills. The development, as proposed, will feature 165 homes. This is a significant footprint, but it is actually a relatively "light" touch compared to the sprawling apartment complexes often seen in transit-oriented developments down in the flats.
The plan breaks down into two distinct residential zones:
- The Quad Cluster: 125 homes will be tightly grouped around the central campus quad. These units will range from 1,800 to 2,500 square feet, designed for modern families who want the hills lifestyle without a three-acre yard to mow (Oakland Planning Dept) [4].
- The Hillside Estates: 40 larger homes will be perched on the steeper sections of the property, offering 2,500 to 3,000 square feet of living space (BH Properties Filing) [5].
Preservation Amidst Progress: What Stays?
One of the most contentious aspects of any campus conversion is the loss of community identity. BH Properties seems to have anticipated this by proposing the preservation of several landmark structures. The 400-seat Valley Center for the Performing Arts, the campus chapel, and the iconic bell tower are all slated to remain (East Bay Times) [6].
By keeping these structures, the developer isn't just being sentimental. These buildings act as "anchor tenants" for the soul of the new neighborhood. The chapel and theater could potentially serve as community event spaces, providing a bridge between the site's academic past and its residential future. Furthermore, roughly 30 acres, half of the entire site, will remain as open space with accessible trails, a move that aligns with Oakland’s "Open Space" zoning requirements (City of Oakland) [7].
The Fire Hazard Hurdle and the SB 330 Shield
The elephant in the room, or rather, the dry brush on the hillside, is fire safety. The Holy Names campus sits within a "Very High Fire Hazard Severity Zone," as designated by Cal Fire (Cal Fire) [8]. In normal circumstances, a project of this scale in such a zone would face years of environmental review and potential rejection from a wary City Council.
However, BH Properties is utilizing Senate Bill 330 (SB 330), also known as the Housing Accountability Act. This state law essentially strips local governments of their ability to say "no" to housing projects that meet basic zoning criteria, especially if the city is behind on its state-mandated housing goals (California Department of Housing and Community Development) [9]. By filing under SB 330, the developer locks in the zoning rules at the time of application and limits the city’s ability to conduct endless public hearings that often kill projects via "death by a thousand cuts" (Planetizen) [10].
The Visual Breakdown: Campus vs. Community
To understand the scale of this pivot, we have to look at the numbers. The following table compares the current campus utilization with the proposed residential footprint.
| Feature | Campus (Current) | Residential Plan (Proposed) |
|---|---|---|
| Total Units | 0 (Institutional) | 165 Single-Family Homes [4] |
| Total Square Footage | ~350,000 (Academic/Dorm) | ~410,000 (Estimated Residential) [5] |
| Open Space | ~25 Acres | 30+ Acres (Trails/Protected) [7] |
| Affordable Housing | N/A | 5% (Very-Low Income Units) [11] |
| Public Amenities | Restricted Student Access | Theater/Chapel Preservation [6] |
The Timeline: From Finals to Foundations
The transformation of the HNU site has moved at a pace that is uncharacteristically fast for Bay Area real estate.
- December 2022: Holy Names University announces it will close at the end of the spring semester (HNU Official Statement) [12].
- May 2023: The final class graduates; the campus officially shuts down (Oaklandside) [13].
- June 2023: BH Properties purchases the site for $65 million (San Francisco Business Times) [3].
- Late 2023 – Early 2024: BH Properties conducts an "extensive search" for institutional or educational tenants (The Real Deal) [2].
- March 2026: Preliminary residential plans are leaked to community groups.
- April 2026: Formal SB 330 application filed for 165 homes (Current Date Context) [4].
A Case of Competing Interests: The "Oakland Hills" Dilemma
Consider the case of the 2019 Oak Knoll development nearby. That project, which turned a former naval hospital into hundreds of homes, faced nearly a decade of litigation and environmental pushback before a single shovel hit the dirt (Oakland Heritage Alliance) [14]. The HNU project is different because the infrastructure is already there: roads, sewers, and electricity exist.
The stakes, however, are higher. For the neighbors in the surrounding Redwood Heights and Crestmont areas, 165 homes mean 165 more cars on narrow, winding roads during a potential fire evacuation. This isn't just Nimbyism; it’s a legitimate safety concern backed by the 1991 Oakland Hills Fire tragedy (National Fire Protection Association) [15]. BH Properties will have to prove that their "clustered" design actually improves fire ingress and egress rather than complicating it.
What Smart Critics Argue
No project in the Oakland Hills goes unchallenged. Here are the three primary arguments from the opposition and the developer's likely counter-moves:
- Fire Safety & Evacuation: Critics argue that adding density to a high fire zone is irresponsible. The Response: The project will likely include state-of-the-art fire suppression systems and updated road layouts that meet the most recent California Fire Code standards (Cal Fire) [8].
- Loss of Educational Resource: Some believe the city should have fought harder to keep the site as a school. The Response: No school was willing or able to take on the $200M+ in debt and maintenance liabilities (SFBT) [3]. Housing provides a tax-generating use for an otherwise decaying asset.
- Affordability: At only 5% affordable units, critics say this project doesn't help the people who need it most. The Response: While 5% is the minimum to trigger certain state benefits, 165 "market-rate" homes help alleviate pressure on the overall housing supply, theoretically slowing price growth elsewhere in the city (HCD) [9].
Key Takeaways
- Market Reality: The pivot from a campus to a residential neighborhood was driven by a lack of institutional buyers and the high cost of maintaining a 60-acre site [2].
- Scale: 165 homes will be built, with 125 clustered in the center and 40 on the hillsides [4].
- Preservation: Historic assets like the theater, chapel, and bell tower will be integrated into the new design [6].
- Safety First: The site is in a high fire hazard zone, which will mandate rigorous engineering and evacuation planning [8].
- Legal Leverage: SB 330 allows the developer to move faster than traditional Oakland zoning would typically permit [9].
- Open Space: Half of the property will remain as trails and open land, preserving the "green" feel of the hills [7].
- Economic Impact: The $65M purchase price necessitated a high-value residential use to ensure project feasibility [3].
Actions You Can Take
At Work
If you’re in the construction or design industry, study the SB 330 application process. It is becoming the primary tool for navigating difficult zoning in California.
At Home
If you live in the Oakland Hills, review your own fire evacuation plan. Regardless of this project, living in a Very High Fire Hazard Severity Zone requires constant vigilance.
In the Community
Attend the upcoming Oakland Planning Commission meetings regarding the HNU site. Public comment is still a vital part of the process, even with SB 330 in play.
In Civic Life
Contact your City Council representative to ask about infrastructure improvements for the Redwood Heights area to handle the potential increase in traffic.
One Extra Step
Research the history of the Sisters of the Holy Names of Jesus and Mary. Their legacy in Oakland is profound, and understanding it helps ensure the new development respects its heritage.
FAQ
Q: Will the campus remain open to the public during construction?
A: Likely not. Once construction begins, the site will be a restricted work zone for safety and liability reasons.
Q: Why only 5% affordable housing?
A: This is the minimum required to qualify for certain state-level density bonuses and legal protections under current California law [11].
Q: What will happen to the student housing buildings?
A: Most of the existing dormitories are expected to be demolished, as their layout (communal bathrooms, small rooms) is not easily converted into modern single-family homes.
Q: Is the theater still going to host public events?
A: The developer has expressed interest in keeping the theater functional, but the exact management structure (public vs. private neighborhood use) has not been finalized [6].
Q: How long will construction take?
A: Given the scale and the fire zone requirements, construction is expected to last 24 to 36 months once permits are issued.
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Sources
[1] San Francisco Chronicle, "Holy Names University to Close After 155 Years," December 2022.
[2] The Real Deal, "BH Properties Buys Holy Names University for $65M," June 2023.
[3] San Francisco Business Times, "Inside the $65M Holy Names Campus Sale," June 2023.
[4] Oakland Planning Department, "Residential Filing: 3500 Mountain Blvd," April 2026.
[5] BH Properties, "Conceptual Site Plan: The Heights at Holy Names," March 2026.
[6] East Bay Times, "Oakland Hills Campus to Preserve Historic Chapel in Housing Pivot," April 2026.
[7] City of Oakland, "Zoning Map and Open Space Requirements," Accessed April 22, 2026.
[8] Cal Fire, "Very High Fire Hazard Severity Zones: Oakland," 2024.
[9] California Department of Housing and Community Development (HCD), "Senate Bill 330 Fact Sheet," 2023.
[10] Planetizen, "The Impact of the Housing Accountability Act in California," 2024.
[11] California Legislative Information, "Senate Bill No. 330," October 2019.
[12] Holy Names University, "Official Closure Announcement," December 2022.
[13] Oaklandside, "The Final Graduation at Holy Names University," May 2023.
[14] Oakland Heritage Alliance, "The Long Road for Oak Knoll Redevelopment," 2021.
[15] National Fire Protection Association, "Case Study: The 1991 Oakland Hills Fire," 2022.
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