Development and Vision
Cross Creek Ranch is a recently completed 13-acre luxury retail and office complex in the heart of Malibu’s Civic Center area. The project’s developer is Pacific Equity Properties, Inc., a Santa Monica-based firm founded in 1986 by Bryan Gordon. Gordon and his team envisioned Cross Creek Ranch as much more than a shopping center, their goal was to create a “local gathering spot” for Malibu, emphasizing an intimate, communal atmosphere reminiscent of a rural village(1). In statements at the project’s financing, Gordon described the concept as an “intimate, rural village” where people can work, shop, mingle, dine and socialize, rather than a typical retail hub(1). The development was first proposed in 2000 (then under the name “La Paz Ranch”), project consultants suggested it could serve as the “Village Center for the city” of Malibu (2).
A Long Road: From La Paz to Cross Creek Ranch
The journey to make Cross Creek Ranch a reality was protracted and often contentious, spanning over two decades. The project began life as the La Paz Ranch development, first proposed in late 2000(2). At that time, developers envisioned roughly 126,000 square feet of commercial space on an 18.5-acre parcel along Civic Center Way(2). Even then, city leaders recognized its potential to become Malibu’s de facto downtown hub. However, Malibu’s famously stringent development climate meant the plan faced intense scrutiny. It took eight years to secure formal approval: in 2008, the Malibu City Council agreed to a Development Agreement that entitled the project to proceed (with certain conditions) (2). In exchange for permission to build, the original developers committed to providing community benefits. Notably, deeding 2.3 acres of land (the future “Parcel C”) to the city, paying $500,000 to Malibu, and building public pathways and trail connections through the site(2). This land contribution would later become important for civic projects.
After city approval, additional hurdles remained. The California Coastal Commission had to sign off, which it did in 2010(2). But even after clearing regulatory reviews, the project became mired in legal and environmental challenges. Local slow-growth advocates and environmental groups filed lawsuits. For example, Santa Monica Baykeeper sued over the development’s Environmental Impact Report, claiming the project would pollute Malibu Creek and the adjacent wetlands(4). These CEQA-related court battles and other delays effectively stalled the development for years. In fact, the legal wrangling was severe enough that the 2008 Development Agreement’s initial 10-year term had to be extended; Malibu’s city attorney noted that multiple moratoriums and lawsuits tolled the agreement, pushing its expiration out to late 2020(2). During this period, Malibu also enacted a “Formula Retail Ordinance” (in 2018) to limit chain stores, but the Cross Creek project was grandfathered in under its older entitlements and thus initially exempt from those newer anti-chain restrictions.
Ownership of the project changed amid the delays. In 2017, Pacific Equity Properties purchased the dormant project from the previous owner (Malibu La Paz Ranch, LLC, also known as Malibu Development Co.)(2). With fresh eyes and deeper pockets, Pacific Equity rebranded it as Cross Creek Ranch, updated the design, and sought construction financing. By early 2021, 21 years after La Paz was first introduced, the pieces finally fell into place. In March 2021, Pacific Equity announced it had secured a $130 million construction loan from Related Fund Management to jump-start building(2). At 112,000 sq.ft., this was touted as “the largest development to be approved by the City of Malibu since its incorporation in 1991,” underscoring how extraordinary the project’s scale was for the small city(5).
Construction kicked off around 2021 and proceeded quietly through the pandemic era. By late 2022 into 2023, the complex’s structures were largely completed, visitors could see brand-new storefronts, offices, and landscaped plazas taking shape behind fencing. Yet the center remained eerily empty, with no tenants open for business. The reason for the continued holdup became clear in 2023: a dispute had arisen between the developer and the City of Malibu over the project’s timing and the status of the development agreement. Pacific Equity argued that all the prior delays entitled them to automatically extend their development rights by roughly seven years, essentially until 2027(2). The city disagreed, maintaining that the approvals should expire at the end of 2023. This standoff threatened to derail the project just as it was finally built.
In August 2023, rather than head into another round of litigation, Malibu’s City Council voted 4-1 to approve a settlement agreement with the developer and resolve the dispute. The settlement was a compromise that “cleared the path for development of the empty retail center”, which had sat finished but unopened for months(2). Key points of the settlement included tolling (extending) the development agreement through August 2024, giving the developer one more year to secure tenants under the older, more lenient rules, and securing additional benefits for the city(3). Notably, Malibu got to permanently keep Parcel C (the 2.3-acre city parcel behind the center) without risk of it reverting to the developer, and CCRM pledged up to $100,000 in design services to help Malibu plan a future community facility there(3). . AfterAugust 2024, Cross Creek Ranch must fully comply with Malibu’s strict formula retail limits going forward.
Building the “Ranch”: Construction Costs and Timeline
Cross Creek Ranch’s construction and financing highlight its scale and importance. Pacific Equity secured a $130 million construction loan in 2021, later refinancing in early 2024 with a $135 million first-lien loan from Torchlight Investors. JLL Capital Markets, which arranged the deal, notes the project totals 122,324 sq.ft. (about 71,600 sq.ft. of retail/dining and 50,700 sq.ft. of office space) across ten newly built structures. JLL characterized Cross Creek Ranch as a “trophy, Class AA” mixed-use asset in an “irreplaceable location,” with strong tenant interest even before the certificate of occupancy was issued—signaling confidence in its long-term value despite a slow public rollout. (1,2,3,7,11)
Construction was largely complete by mid-2023, but delays related to Caltrans roadwork and settlement talks with the city pushed the effective opening into 2024. After an August 2023 settlement, tenant improvements accelerated, and early tenants began building out their spaces through late 2023 and 2024, with a soft opening targeted for summer 2024. Rather than a single grand opening, businesses have opened in phases as their build-outs finish. By late 2025, most of the center is operating, with a few remaining spaces expected to come online in 2026. While total project costs haven’t been fully disclosed, the $130+ million in loans plus equity from Integrated Capital Management indicate well over $100 million invested. That initial $130 million loan was reportedly one of the largest construction loans in Los Angeles County in 2021, underscoring how significant Cross Creek Ranch is even at a regional level. (1,2,3,7,11)
Quiet Debut: Low-Key Publicity and Purpose
Given its scale and high-end profile, one might expect Cross Creek Ranch to have launched with splashy press releases or a high-profile ribbon cutting. Instead, the project flew somewhat under the radar during much of its development and opening. Publicity for Cross Creek Ranch was notably muted. Outside of real estate circles and local Malibu media, the project received limited coverage until tenants themselves started generating buzz. There are a few reasons for this low-key debut.
First, the drawn-out approval process meant local residents had been hearing about “La Paz” or Cross Creek Ranch for years, perhaps breeding a bit of development fatigue. By the time construction actually began around 2021, it was almost anticlimactic – there wasn’t a single moment when the project was new to announce, since it had been in Malibu’s plans for two decades. Additionally, the developer may have been cautious about attracting attention or controversy. Malibu’s community can be fiercely protective of its small-town character, and past developments have spurred referendums and legal fights (indeed, Malibu voters once passed Measure R to restrict chain stores). Pacific Equity Properties appeared to keep a low profile as they built the center, focusing on resolving the city dispute and quietly lining up tenants rather than marketing to the general public. In fact, by early 2024 the center was fully built yet literally fenced-off and unoccupied.
Moreover, the lack of a unified grand opening is partly because tenants are opening in phases. Rather than a single day when the whole center sprang to life, shops and restaurants have been trickling open one by one since late 2024. This rolling opening means there was never a singular media moment to capitalize on. Instead, publicity has come organically as each notable tenant opens: for example, local and national press covered the arrival of a trendy Austin-born oyster bar and a cult-favorite fashion boutique Kith, mentioning Cross Creek Ranch as their Malibu landing spot(6). The center itself, however, hasn't been heavily advertised. There’s no large signage on Pacific Coast Highway yet, and its own website or social media presence is almost non-existent.
Malibu residents have been surprised to suddenly discover a new upscale complex has magically sprouted behind the familiar Civic Center shopping area. Cross Creek Ranch went from an unseen construction site to a partially open “secret” enclave almost overnight, in relative silence. City officials have noted the slow, careful rollout; Mayor Marianne Riggins, for instance, emphasized in mid-2025 that community recovery (from recent wildfires) remained a priority and any new city projects on the site would “progress gradually”(7). Cross Creek Ranch’s coming-out has been quiet and incremental, a contrast to the typical flashy launch of a luxury retail destination. This low-key approach may have helped it avoid backlash while the final pieces fell into place. But to the average Malibu resident, it’s seemingly overnight arrival was surprising nonetheless
Tenants: What’s Open and What’s Coming
Now that Cross Creek Ranch is finally coming to life, a mix of high-end retailers and restaurants are setting up shop. Several businesses have already opened their doors, and others are on the way, promising to make the center a new hotspot for both locals and visitors. Here’s a rundown of the notable tenants:
- Kith – The chic streetwear and lifestyle brand Kith was one of the first to commit to Cross Creek Ranch. Kith opened a boutique at the center in 2024, bringing its sought-after apparel and sneaker collections to Malibu. The store also features Kith Treats, the brand’s signature ice cream and cereal bar, which has proven a hit on warm beach days.
- Frankie’s Bikinis – Another inaugural retailer is Frankie’s Bikinis, a swimwear label founded by a Malibu native that has a devoted following. Frankie’s opened its new flagship store at Cross Creek Ranch alongside Kith in 2024(6). The boutique offers the brand’s trendy bikinis, apparel, and beauty products in a space that fits the development’s coastal-modern aesthetic. Having this local brand on site adds a homegrown touch and caters directly to Malibu’s beach lifestyle.
- Frame – In mid-2025, luxe denim and fashion label Frame unveiled a beautifully designed boutique at Cross Creek Ranch(8). This marked Frame’s 19th store globally, and they spared no detail in its creation. Featuring architecture and interiors inspired by Malibu’s natural beauty and mid-century modernism(8). Frame’s co-founder Erik Torstensson collaborated with designer Flora Byk on the store, which includes custom art pieces and a skylight that washes the room in sunlight. Frame Malibu is now open (at Suite 460) and offers the brand’s full range of men’s and women’s ready-to-wear, from premium denim to cashmere, in an environment that one magazine called a “refined tribute” to California’s coast(8).
- Clark’s Oyster Bar – Clark’s Oyster Bar is one of Cross Creek Ranch’s standout new arrivals. The Austin-born, upscale seafood spot opened in October 2025 as its first Southern California location, bringing a 175-seat dining room, raw bar, saltwater aquarium, and patio that makes the most of the canyon and ocean views. The menu sticks to Clark’s classics; fresh oysters, lobster rolls, chowder, and polished cocktails like a “Malibu Mule.” Despite an eight-month delay from a nearby wildfire, the team pushed through, and local press framed Clark’s opening as a small but meaningful win for Malibu’s dining scene. Now serving lunch, brunch, and dinner daily, the restaurant helps establish Cross Creek Ranch as a serious culinary destination.
- California Incline – A newer boutique called California Incline chose Cross Creek Ranch for its very first retail storefront. California Incline, a local lifestyle brand, opened in late summer 2025 (after years of the founders dreaming of a Malibu location). The shop offers “scenery” sweatshirts, vintage home goods, and more California-inspired products – essentially a curated slice of L.A. cool.
- Le Labo – The cult-favorite fragrance brand Le Labo is also slated for Cross Creek Ranchwhatnow.com. Le Labo, which has a devoted following for its hand-blended perfumes and candles (like the iconic “Santal 33”), will bring a touch of luxury retail beyond fashion. Customers will be able to experience Le Labo’s apothecary-like boutique, likely blending custom scents on site. This store’s opening will add to Malibu’s limited selection of beauty and personal luxury retailers. Le Labo’s inclusion was noted in development brochures as a done deal, though the store has not opened yet as of 2025. It should be one of the next wave of openings, giving Cross Creek Ranch a sensory appeal (quite literally).
Those are the key early openings. As of the end of 2025, the above stores and eateries are operational, giving Cross Creek Ranch a solid start. But there’s more on the horizon, as several anticipated tenants have yet to open their doors:
- Wally’s Wine & Spirits – The famed upscale wine retailer and restaurant Wally’s is confirmed to be coming to Cross Creek Ranch. Wally’s (which has popular locations in Beverly Hills and Santa Monica) plans to open a Malibu outpost that will likely feature a gourmet wine shop, bar, and eatery. According to leasing brochures and news reports, Wally’s is targeting a Spring 2026 opening at the center(9). This addition will provide a high-end wine and dining experience and is expected to be a big draw for the Malibu community and tourists alike.
- Pura Vida – Health-conscious diners can look forward to Pura Vida, a Miami-based organic café and juice bar concept, which is making its California debut at Cross Creek Ranch(9). Pura Vida is known for its smoothies, acai bowls, salads, and other clean-eating fare. The husband-and-wife founders have been expanding beyond Florida, and Malibu’s wellness-oriented culture is a natural fit.
- Chitchat Coffee & Matcha – A trendy café concept called Chitchat Coffee & Matcha is planned to open at the center, contributing to the casual beverage options. Eater LA reported that Cross Creek Ranch is “set to host” a future location of Chitchat, which suggests a lease is in place(6). Chitchat is known for specialty coffee and matcha drinks in a stylish setting – perfect for Malibu’s brunch and Instagram crowd. The timing of its opening hasn’t been announced publicly, but it’s one of the much-anticipated additions likely arriving by 2024 or 2025’s end.
- Equinox (Fitness Club) – Rumors from leasing materials indicate that an Equinox gym might be in the works for Cross Creek Ranch. A PDF brochure circulating in commercial real estate circles listed Equinox as “in leases,” implying that the high-end fitness club is negotiating or has signed on for a space(10). If an Equinox does materialize at the center, it would be a notable boon – Malibu currently lacks a large full-service luxury gym, and this would draw a steady local membership base. However, this has not been officially confirmed, so residents are watching to see if the upscale gym becomes reality at the Ranch.
Local Reactions and Community Impact
Reactions to Cross Creek Ranch among Malibu locals and officials have been a mix of optimism, curiosity, and cautious skepticism. Malibu is a city famously wary of overdevelopment, many residents cherish the semi-rural, small-town feel and have resisted large commercial projects in the past. Given that history, a project of this size inevitably raised concerns, but it also offered some potential benefits.
Local residents have voiced a range of opinions. Some are excited to have new shopping and dining options in their backyard. Malibu has only a handful of commercial centers (the Country Mart, Malibu Village, and Trancas Center, for example), and many residents currently drive to Santa Monica for more variety. For those folks, the idea of a “Malibu town square” with quality restaurants, coffee, and retail is appealing. It means more places to gather with friends or take the kids on a weekend without leaving town. The inclusion of community-friendly features like courtyards, outdoor seating, and even the potential for events at Cross Creek Ranch aligns with that positive view(3). Some have noted that by concentrating development in the Civic Center, which is zoned for it, Malibu can satisfy some retail demand without spreading commercial zoning elsewhere in its rural residential neighborhoods.
On the other hand, skepticism abounds among Malibu’s slow-growth advocates. Indeed, Malibu’s existing centers have had empty storefronts at times, and the fear is that Cross Creek Ranch could either cannibalize those or itself sit half-vacant, which would be an eyesore. Some residents suggest that in a best-case scenario, the new competition could drive rents down in the Civic Center area, potentially allowing more local-serving businesses to afford space(3). This encapsulates a common sentiment: the project’s scale is unusual for Malibu and some worry it will visually and economically overwhelm the community.
Another concern centers on chain stores vs. local shops. Malibu’s Formula Retail Ordinance (enacted in 2018) limits chain stores (defined as having 10+ worldwide locations) in shopping centers over 10,000 sq.ft., aiming to prevent a “sense of sameness” in town(3). Because Cross Creek Ranch’s original entitlements predated that law, it had a loophole to bring in chains – a sticking point for many residents who prefer independent boutiques. The 2023 settlement did impose some limits (only up to 50% of the center’s floor area can be chain stores before August 2024, with certain size limits, after which all new leases must follow the ordinance)(3). But to some, that still feels like a special break given to one developer. Some fear that Cross Creek Ranch, if dominated by deep-pocketed chains, might not cater to everyday Malibu needs but rather to tourists or wealthy out-of-towners, and worse, could make it harder for “Mom and Pop” shops elsewhere in Malibu to compete.
As Cross Creek Ranch quietly comes to life, it’s reshaping what day-to-day living in Malibu really looks like. Having a true “village center” in the Civic Center means Malibu homeowners can grab coffee, shop, work out, and meet friends without ever leaving town, whether they live in a Malibu beachfront home, a Malibu ocean-view estate in the hills, or a condo just minutes from the sand. For buyers, this new luxury hub adds another layer of convenience and long-term value to Malibu real estate; for current owners, it’s one more reason Malibu continues to stand apart from every other coastal market in Los Angeles.
If you’re thinking about buying or selling in this new chapter of Malibu, from homes near Cross Creek Ranch to beach houses along PCH, Shen Realty is here to help. As your Malibu real estate agent and local guide with over 20 years of experience, we know the ins of out of everything Malibu Real Estate. From quiet canyon retreats to luxury Malibu homes for sale on the water, Reach out to Shen Realty today to talk strategy, schedule a private tour, or simply ask what this “overnight” luxury shopping center could mean for the value of your Malibu home.
Sources: 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11