Fashion Island has welcomed many top brands over the years — from Orange County’s only Neiman Marcus to the most recent opening of RH’s largest retail gallery in the U.S. — and the latest debut is a Ralph Lauren boutique that will include the designer’s signature coffee shop for the first time on the West Coast.
Construction at the former 7,300-square-foot RH outpost by the shopping center’s koi pond near Bloomingdale’s is now underway, according to signs observed by the Business Journal. RH, formerly known as Restoration Hardware, relocated last year from its longtime space at the mall to a four-story building on the south end of the mall, facing the coastline.
The store will also feature Ralph’s Coffee, according to Instagram posts.
The café, which first opened in New York City in 2014, features coffee blends inspired by the designer, including the signature Ralph’s Roast.
There are now eight locations in North America and Fashion Island will be the café’s West Coast debut, according to the website.
This may also mark a departure from its existing outpost at South Coast Plaza. When asked about the status of the Costa Mesa boutique, a store clerk said the brand would be moving in January.
Replicating RH Magic
The Irvine Company, which owns Orange County’s second-largest shopping center, has other renovation plans in the works to highlight the luxury center’s “one-of-a-kind coastal setting overlooking the Pacific Ocean.” Its officials declined to comment on the new Ralph Lauren boutique.
Inspired by the mega-hit success of RH Gallery and its RH Ocean Grill—new Fashion Island venues with ocean views—the Irvine Co. is planning another major upgrade that takes advantage of its best asset—the coast.
“The next phase of investment includes the creation of the Coastal Overlook,” said Vice President and General Manager Gerard Widder, who took the reins at Fashion Island in mid-2024.
“This new area will introduce fresh dining and lifestyle concepts that take full advantage of Fashion Island’s remarkable location, reinforcing Irvine Company’s commitment to creating exceptional places that connect people, community, and the Southern California lifestyle.”
Widder said the Irvine Co. aims to model the success of the recently opened RH Gallery and its RH Ocean Grill rooftop restaurant, which debuted late last year.
The new RH features a glass-encased rooftop restaurant that seats 260 with two wine bars flanking its grand staircase entrance. It has become a runaway favorite among local executives, offering an elevated menu of caviar-topped lobster rolls and grilled branzino, all served with stunning views of the ocean.
Nearby, plans are taking shape for the culinary-focused Coastal Overlook, which will also offer panoramic ocean views.
The new hub will occupy the spot once held by Cheesecake Factory, which closed two years ago. The space will be renovated to match the aesthetics of the surrounding RH and neighboring ocean-facing buildings, according to the Irvine Co.
“The renovation will reorient the existing brick-and-mortar space to face the ocean rather than turn its back to it, featuring expansive windows that capture panoramic Pacific views for guests to shop and dine by the coast,” an Irvine Co. spokesperson told the Business Journal.
Fashion Island anticipates that the project will serve as a venue for innovative restaurant concepts, offering an exclusive vantage point.
“Dining continues to be a major focus for Fashion Island, where the mix of restaurants reflects the coastal luxury and lifestyle of Newport Beach,” Widder said.
Fashion Island recorded taxable sales of $876 million for 12 months ended June 30, a 6.8% increase from a year ago, according to the Business Journal’s annual list of the largest shopping centers in Orange County. It counts 1.5 million square feet of gross leasable space and ownership reports current occupancy at 97%. It sees 13 million visitors annually (see page 28).
Almost 60 Years
Work on Fashion Island, initially called Newport Town Center, broke ground in 1966. It opened a year later with 909,000 square feet of leasable space and featured four department stores, 52 specialty stores and two restaurants.
18,000 people attended the opening night event.
Since then, past expansions have brought new stores and campus features to the shopping center, such as the koi pond in 1969, or the 1973 courtyard built in front of Neiman Marcus, where events such as StyleWeekOC are held.
The Atrium Court, which houses smaller shops and quick-service restaurants, opened in 1985.
A 70,000-square-foot expansion debuted in 1989, and Fashion Island wouldn’t see another major renovation until 2010. The $100 million project refreshed the center’s buildings and common areas, expanded parking and added 20 new stores and restaurants. Another 22,000 square feet of retail space was added in 2012.
Almost 60 years later, it now has a retail and dining lineup of over 150. In 2025, the shopping center has opened nine new stores so far.
“The brands resonate with our established core customers, as well as young professionals and the drive market visitors,” Widder said. “Fashion Island offers the best attributes of a walkable city center location in a coastal resort-like setting, something that sets it apart in Southern California retail.” n
— Nancy Luna contributed to this story.
