Fashion Island's food hours now start before the shops open and run long past closing. On a Saturday this October, Levain Bakery opens at 7 a.m. and Telefèric Barcelona stays open until 11:15 p.m. That is a sixteen-hour window around a retail core that mostly opens at 10 and locks up at 8. In the same months the center added those early and late hours, it lost every restaurant in the ocean-facing corner that used to define dining there. For Irvine Terrace, which sits just below Fashion Island on the other side of Coast Highway between Avocado Avenue and Jamboree Road, that changes both the reason to go up the hill and the time of day to go.
The last restaurant in the Coastal Overlook closed in August
P.F. Chang's closed in August 2026. The Orange County Business Journal reported it was the last restaurant left in that part of the center, after The Cheesecake Factory and a California Pizza Kitchen closed in earlier years. The block, now called the Coastal Overlook, has gone from three restaurants to none.
The Irvine Company isn't keeping the old layout. A company spokesperson described the plan to the Business Journal in 2025, and the paper repeated the description in its September 14, 2026 update:
"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."
The September report said construction was planned to begin "this fall." The center has described future tenants only as "innovative" restaurant concepts and "fresh dining and lifestyle concepts." As of early October 2026, the coverage names no tenants, gives no square footage and sets no opening date. Until there is a name, the Coastal Overlook is a design idea and a construction calendar.
The model is RH Ocean Grill, a few hundred feet away
The Irvine Company has said which precedent it is following. RH moved in 2024 into a four-story, 97,000-square-foot gallery on the south end of the center, facing the coast, with RH Ocean Grill on the roof. A Fashion Island spokesperson told the Business Journal that "the community has responded enthusiastically to the beautiful coastal views and ocean breezes available while dining at RH Ocean Grill, and we will deliver a similar coastal ambiance in a refreshed restaurant space in this area of the center."
That leaves the rooftop grill as the center's one ocean-view restaurant while the Overlook is rebuilt. The current directory lists both the RH gallery and RH Ocean Grill as open. Anyone who wants a Pacific view with dinner at Fashion Island this fall has one rooftop to book.
The new restaurants added the early and late hours
The openings have moved the center's dining day further than its retail day. Here is how the newest stops line up against two shops that opened this year:
| Stop | Location | Hours |
|---|---|---|
| Levain Bakery | Suite 315, near Macy's and Sushi Roku | 7 a.m. to 10 p.m. daily |
| Ralph's Coffee | Suite A201X | 8 a.m. to 7 p.m. Mon–Sat; 9 a.m. to 5 p.m. Sun |
| Rothy's | 1017 Newport Center Drive | 10 a.m. to 8 p.m. Mon–Sat; 11 a.m. to 6 p.m. Sun |
| Varley | 231 Newport Center Drive | 10 a.m. to 8 p.m. Mon–Sat; 11 a.m. to 6 p.m. Sun |
| Telefèric Barcelona | 311 Newport Center Drive | 11 a.m. to 10:15 p.m. Sun–Thu; 11 a.m. to 11:15 p.m. Fri–Sat |
Levain opened on September 4, 2026, and offers local pickup and delivery. Its doors open three hours before the shops in the table above and close two hours after them. Ralph's Coffee opened in late January 2026, alongside a Ralph Lauren store. It serves coffee, tea and desserts and has outdoor seating.
Telefèric Barcelona covers the other end of the day. It opened in August 2026, its first Orange County location, run by siblings Xavi and Maria Padrosa. Their parents, Soledad Urabayen and Ramón Padrosa, opened the original restaurant in Sant Cugat, outside Barcelona, in 1992. The Daily Pilot reported that the Fashion Island room is more intimate than the group's Long Beach location. It has hand-glazed tile and furniture from Spanish artisans, plus an open kitchen with a paella station.
The menu is built for long evenings. It includes jamón ibérico de bellota cured for 38 months, Barcelona-style gin and tonics, gambas al ajillo finished with basil oil at the table, and family-style paellas topped with poached lobster, gulf shrimp and octopus or with smoked pork chop and pork belly. A corner market called El Merkat sells imported olive oils, tinned seafood, Spanish wine and paella kits that include a traditional pan. The restaurant also has Olé! Flamenco and Tapas evenings planned.
Maria Padrosa told the Daily Pilot why the family picked this center. "In Southern California, we fell in love with Fashion Island. It feels just like Barcelona." The coastal breeze and the climate that drew them are the same things the Irvine Company plans to design into the Overlook.
The shops filling in the middle of the day
The shops opening between the morning coffee and the late dinner lean toward home and design. Tommy Bahama Home reopened its expanded showroom at 953 Newport Center Drive with a celebration on August 8 and 9, 2026. The showroom now includes a design studio and offers free design services. Rothy's had opened by mid-June and takes back worn products for recycling. Varley is open at Suite 231.
Three more are announced, and the center's directory still lists them as coming soon:
- Farm Rio, Suite 1057, described by the center as arriving in fall 2026
- Jones Road Beauty, Suite 1089, planned as a beauty shop with services you book in advance
- Hill House Home, Suite 257, with no opening date published
October puts the evening calendar to work
Two events overlap at Fashion Island this month. StyleWeekOC runs October 14 through 18, and the Newport Beach Film Festival runs October 15 through 22, with screens at the center and at THE LOT. Most of the listed programs fall in the afternoon and evening:
- Wednesday, Oct. 14: Red Carpet Ready Beauty Event, 4 to 7 p.m., Bloomingdale's Level 1.
- Thursday, Oct. 15: StyleWeekOC runway show at 11:30 a.m. on Neiman Marcus Level 2. THE LOT's "Girl Dinner & a Movie" starts with a 6 p.m. cocktail reception at ZENTRL Bar, followed by Pride & Prejudice at 7. The NBFF Opening Night Gala runs 9 p.m. to midnight in the Neiman Marcus–Bloomingdale's Courtyard.
- Friday, Oct. 16: Coastal Collection Pop-Up, noon to 4 p.m. on Macy's Lawn, then "In the Mix: Fashion is the Main Dish," 6 to 8 p.m. in the courtyard.
- Saturday, Oct. 17: West Coast premiere of Couture to the Max with Max Alexander, 4 to 5 p.m. in the courtyard. Voluspa's Holiday Sip & Shop runs 1 to 4 p.m.
- Sunday, Oct. 18: Armani and the Birth of Italian Fashion, 6 to 8 p.m. at THE LOT Movie Theater.
Earlier in the month, Ralph Lauren holds a Made to Measure trunk show on October 7 and 8. Bloomingdale's hosts a Makeup Date on October 10, with an LA Rams Cheerleaders appearance from 1 to 3 p.m.
The Saturday premiere ends at 5 p.m., and Telefèric serves until 11:15 p.m. that night. The gala on Thursday starts at 9 p.m. and runs until midnight. For guests staying overnight, Pendry Newport Beach is the hotel next to the center. It is the former Fashion Island Hotel, renamed in 2023.
When the Coastal Overlook reopens, it will add ocean-facing tables to a center whose dining day already runs from Levain's 7 a.m. opening to Telefèric's 11:15 p.m. weekend close. Until then, RH Ocean Grill is the only restaurant at Fashion Island with a view of the water.
Changes like the Coastal Overlook rebuild affect the day-to-day around Irvine Terrace, and they can come up when you value a home nearby. If you want to know how a project like this fits into your property's value, Jacqueline Thompson offers a confidential market valuation or private consultation.
