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Fashion Island

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Retailer / private label

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An outdoor regional shopping center in Newport Beach, California, operated by The Irvine Company.

Last updated August 31, 2026

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Overview

Fashion Island is an outdoor regional shopping center in Newport Beach, California. It was developed by The Irvine Company as the retail anchor of Newport Center, a master-planned district created during the rapid suburban expansion of Orange County. The center opened on September 9, 1967, with an approximately one-million-square-foot scheme on about 75 acres, parking for roughly 5,500 cars, 52 mall stores, and four major department-store anchors: Buffums, Robinson's, The Broadway, and JCPenney. Its initial architecture was comparatively restrained, although later renovations gave the property a more pronounced Mediterranean and Spanish-influenced character. The center has repeatedly been reshaped by changes in the department-store and specialty-retail industries. JCPenney departed in 1982, and its building was converted into Atrium Court, adding retail space and a lower-level food court. A major 1989 redevelopment led by architect Jon Jerde introduced Island Terrace, a second food court, a seven-screen cinema, pedestrian avenues, and a circular courtyard featuring the Iris fountain by WET Design. These changes shifted Fashion Island from a conventional suburban mall toward an open-air lifestyle and entertainment destination. Anchor succession became particularly important during the 1990s and 2000s. Bullocks Wilshire became I. Magnin in 1990, then a Bullock's Women's Store in 1995, before being converted into a women's Macy's store in 1996. The Broadway became Bloomingdale's in 1996, marking Bloomingdale's entry into Orange County, and the former Atrium Court upper level was later adapted as a Bloomingdale's Home Store. Robinson's became Robinsons-May in 1993 and eventually a full-line Macy's after the 2006 Federated–May merger. The property also gained Neiman Marcus, which opened in 1978 and was expanded in the mid-2000s. The Irvine Company began a further approximately $100 million renovation in 2009. The project replaced the former Macy's Women's building with a Nordstrom, reworked food and restaurant areas, strengthened the landscaping and architectural identity of the center, and sought higher-end tenants. Some planned concepts did not materialize: Dean & DeLuca cancelled its proposed location during the recession, and Whole Foods Market later took the site, opening in 2012 alongside Dick's Sporting Goods and Ulta Beauty. The former cinema was acquired and renovated by The Irvine Company as Island Cinema in 2011, later becoming The Lot after another operator took over in 2017. Fashion Island has continued to evolve as a mixed retail, dining, entertainment, and hospitality destination rather than a fast-fashion label or standalone clothing brand. Restaurants and tenants have changed frequently, including the replacement of Hard Rock Cafe, Blue Coral, El Torito Grill, Roy's, and Fig & Olive with newer concepts. Fashion-oriented additions have included Suitsupply and Rodd & Gunn, while the former Forever 21 location was eventually demolished after the retailer's 2019 bankruptcy-related closure. RH Newport Beach, the Gallery at Fashion Island, opened on that site in 2024. The center remains active, with department stores, specialty retailers, restaurants, grocery, fitness, and entertainment uses serving Newport Beach and the wider coastal Orange County market.

History

Fashion Island was created as the principal shopping component of Newport Center, The Irvine Company's planned commercial district in Newport Beach. The project opened on September 9, 1967, during a period when Orange County was developing into a major suburban employment and consumption region. Its original retail plan combined four department-store anchors—Buffums, Robinson's, The Broadway, and JCPenney—with 52 smaller stores. The approximately one-million-square-foot center occupied about 75 acres and provided parking for around 5,500 vehicles. Welton Becket and Associates designed much of the initial center, while individual anchor buildings were associated with prominent architects including Welton Becket, Gin Wong, William Pereira, and Charles Luckman. A koi pond installed in 1968 became one of the property's enduring features. The first major restructuring followed JCPenney's 1982 departure. Its former building was transformed into Atrium Court, an enclosed retail area with two levels of shops and a basement food court. In the mid-1980s, the center also gained the first El Torito Grill concept in a standalone building. Fashion Island's most consequential early redevelopment came in 1989, when architect Jon Jerde's plan reorganized circulation and introduced Island Terrace, a second food court, a seven-screen Edwards cinema, new pedestrian streets, and a central circular courtyard. WET Design's animated Iris fountain became a visual focal point. The project helped establish the open-air, entertainment-oriented format that later characterized the property. Department-store consolidation drove much of the center's next phase. Bullocks Wilshire opened in 1977 and Neiman Marcus in 1978. Bullocks Wilshire locations were rebranded I. Magnin in 1990, while Buffums entered liquidation in 1991 and its building was subdivided for multiple occupants. Robinson's became Robinsons-May in 1993 after May Department Stores combined its West Coast chains. Federated Department Stores' 1995 phaseout of I. Magnin led the Fashion Island store to become a Bullock's Women's Store, and the 1996 acquisition of Broadway Stores produced further anchor changes. The former Broadway became Bloomingdale's in late 1996, giving the department-store chain its first Orange County location; the upper portion of Atrium Court later became a Bloomingdale's Home Store. The former Bullock's Women's location became a women's Macy's store. The property added new food, bookstore, and entertainment concepts during the 1990s and early 2000s. The Cheesecake Factory, Bookstar, Hard Rock Cafe, Fleming's Prime Steakhouse, Roy's, and other restaurants expanded its role beyond conventional shopping. A 2003 renovation reinforced the center's Mediterranean-inspired visual language with refreshed landscaping, architectural detailing, and a new carousel. Neiman Marcus received a significant expansion in 2005. In 2006, the Federated–May Department Stores merger resulted in the conversion of Robinsons-May into a full-line Macy's, while the separate Macy's Women's store was closed and acquired by The Irvine Company. Bookstar became Barnes & Noble and moved to a larger space. Beginning in 2009, The Irvine Company undertook another major redevelopment estimated at about $100 million. The program replaced the former Macy's Women's site with Nordstrom, planned a multi-tenant building near Atrium Court, replaced the Island Terrace food court with more upscale dining, and refreshed the property's physical environment. The recession disrupted the tenant plan: Dean & DeLuca cancelled its intended store, and Whole Foods Market became the replacement tenant, opening in 2012 along with Dick's Sporting Goods and Ulta Beauty. The former Edwards cinema was acquired by The Irvine Company, renovated, and reopened as Island Cinema in December 2011. It later closed in 2017 and reopened under The Lot after renovation. Further changes affected the perimeter and restaurant mix. True Food Kitchen replaced Blue Coral in 2010. El Torito Grill closed in 2012, and the site later became Cucina Enoteca in 2014. New buildings were added around the southern entrance for concepts including Fig & Olive and Red O. Suitsupply and Rodd & Gunn opened locations in 2017. Roy's closed in 2019, Fig & Olive closed in 2022, and JOEY occupied the former Roy's space in late 2022. Forever 21 closed in 2019 amid the retailer's bankruptcy and remained vacant until its building was demolished. RH Newport Beach, the Gallery at Fashion Island, opened on the site in 2024. In July of that year, a New Zealand tourist was killed during a robbery incident in the parking area, an event that brought public safety attention to the property. Fashion Island remains an active upscale regional center serving Newport Beach and surrounding Orange County communities.

  • 2024

    RH Newport Beach opens

    [1]

    RH Newport Beach, the Gallery at Fashion Island, opens on the former Forever 21 site.

  • 2022

    JOEY opens at the former Roy's site

    [1]

    Canadian restaurant group JOEY opens in the former Roy's location.

  • 2019

    Forever 21 closes

    [1]

    Forever 21 vacates its store during the retailer's bankruptcy-related restructuring.

  • 2018

    The Lot reopens the former cinema

    [1]

    After Island Cinema closes, The Lot renovates and reopens the movie theater.

  • 2017

    Suitsupply and Rodd & Gunn open

    [1]

    The two apparel brands add premium menswear retail to the center.

  • 2012

    Whole Foods Market opens

    [1]

    Whole Foods Market opens as the replacement for the cancelled Dean & DeLuca project, alongside Dick's Sporting Goods and Ulta Beauty.

  • 2011

    Island Cinema renovation and reopening

    [1]

    The Irvine Company renovates the former Edwards cinema and reopens it as Island Cinema.

  • 2009

    Large-scale renovation begins

    [1]

    The Irvine Company launches a major redevelopment program featuring Nordstrom and upgraded dining and public spaces.

  • 2006

    Robinsons-May becomes Macy's

    [1]

    The former Robinsons-May anchor becomes a full-line Macy's after the Federated–May merger.

  • 2003

    Mediterranean-style renovation

    [1]

    The center receives landscaping, architectural, and amenity upgrades, including a new carousel.

Products and positioning

An upscale, open-air regional shopping and lifestyle center combining department stores, premium specialty retail, dining, entertainment, and architectural landscaping for coastal Orange County consumers and visitors.

  • Department stores · 1967

    Department-store retail

    Fashion Island's department-store offer has historically been central to its regional-destination role. The current anchor mix includes Bloomingdale's, Macy's, Neiman Marcus, and Nordstrom, providing apparel, accessories, beauty, home merchandise, and other broad-category goods across premium and mainstream department-store formats.

  • Specialty retail

    Premium fashion and accessories

    The center hosts specialty apparel and accessory retailers positioned above ordinary convenience-led mall shopping. Its tenant history includes premium menswear brands such as Suitsupply and Rodd & Gunn, alongside fashion, jewelry, footwear, and accessory retailers whose line-up changes over time.

  • Home retail · 1997

    Home furnishings and design

    Home-related retail has included Bloomingdale's Home Store and, more recently, RH Newport Beach, the Gallery at Fashion Island. These uses broaden the property from fashion and department stores into furniture, interiors, and lifestyle purchases.

  • Food and beverage · 2012

    Food, grocery, and restaurants

    Fashion Island combines specialty grocery with a substantial restaurant program. Whole Foods Market opened in 2012, while the restaurant portfolio has included national and regional concepts such as The Cheesecake Factory, Fleming's, True Food Kitchen, Cucina Enoteca, and JOEY. The mix has changed through closures, replacements, and new construction.

  • Entertainment · 1989

    Cinema and entertainment

    Entertainment has been part of Fashion Island's positioning since the 1989 addition of a seven-screen cinema. The facility later operated as Island Cinema and was subsequently renovated and reopened as The Lot, complementing dining and retail uses.

Brand decisions

  • 2019

    Close the Forever 21 locationOther

    Background

    Forever 21 entered bankruptcy proceedings and closed numerous stores.

    Action taken

    The Fashion Island store was closed, and the building remained vacant before eventual demolition.

    Aftermath

    The site was redeveloped for RH Newport Beach, which opened in 2024.

    Source

  • 2011

    Replace the cancelled Dean & DeLuca project with Whole Foods MarketProduct launch

    Background

    Dean & DeLuca cancelled its planned Fashion Island location during the post-recession redevelopment period.

    Action taken

    Whole Foods Market signed for the site and opened in 2012, alongside Dick's Sporting Goods and Ulta Beauty.

    Aftermath

    The replacement added grocery and everyday lifestyle traffic to the center's premium retail and dining offer.

    Source

  • 2009

    Launch a major upscale redevelopmentStrategy

    Background

    The Irvine Company sought to refresh Fashion Island and improve its tenant mix during a difficult period for conventional malls.

    Action taken

    The owner planned a major renovation involving Nordstrom, upgraded public spaces, new restaurant areas, and a more upscale leasing strategy.

    Aftermath

    The recession altered the tenant plan: Dean & DeLuca withdrew, and Whole Foods Market ultimately replaced it.

    Reported renovation cost. $100 million (2009 renovation program)

    Source

  • 1996

    Reconfigure department-store anchors after Federated's Broadway acquisitionM&A

    Background

    Federated Department Stores acquired Broadway Stores and planned to rationalize overlapping department-store brands.

    Action taken

    The Broadway location became Bloomingdale's, while the Bullock's Women's location became a women's Macy's store.

    Aftermath

    Fashion Island secured Bloomingdale's first Orange County location and strengthened its premium department-store profile.

    Source

  • 1989

    Reorient the center around pedestrian and entertainment usesStrategy

    Background

    Fashion Island required a major physical update as regional shopping centers competed through amenities and experiential design.

    Action taken

    A Jon Jerde-led redevelopment added Island Terrace, a cinema, new food service, pedestrian avenues, and the Iris fountain courtyard.

    Aftermath

    The property developed a stronger open-air lifestyle identity and expanded beyond department-store-led shopping.

    Source

  • 1982

    Convert the JCPenney building into Atrium CourtStrategy

    Background

    JCPenney closed its Fashion Island location, leaving a large anchor building available for redevelopment.

    Action taken

    The building was converted into an enclosed shopping area with multiple retail levels and a basement food court.

    Aftermath

    The change diversified the center's floor plan and created space for later retail and restaurant uses.

    Source

Sources2 sources

  1. 1Fashion Islanden.wikipedia.org
  2. 2Fashion Island official websiteshopfashionisland.com

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