"Brentwood has an incredible neighborhood feel, where local businesses have a way of becoming part of people's daily rituals." James Marzouk of PopUp Bagels gave that reason to Brentwood Voice in September for choosing the neighborhood for the company's first Los Angeles location.
His word is "rituals," and the most common daily ritual on San Vicente Boulevard is the morning one. Look at what has replaced what around the Barrington corner over the past three years and a pattern shows up. The tenants leaving were a pizza dinner house, a clothing boutique and a flooring showroom. Most of the tenants arriving sell bagels, coffee, matcha and sandwiches, or they run all day starting at breakfast. Brentwood's commercial center now gets busy earlier than it used to.
What Each Space Was, and What It Is Now
| Address | Before | Now | Status |
|---|---|---|---|
| 11677 San Vicente, Brentwood Gardens, 2nd floor | California Pizza Kitchen, there since 1987, gone by October 2024 | Café Landwer, all-day | Operating by September 2026 |
| 11677 San Vicente, Brentwood Gardens | Ron Herman, closed October 2023 | Sacco, sandwiches and coffee | Planned for winter 2026 |
| 11677 San Vicente, Brentwood Gardens, 3rd floor | Two office units | Pérse, Iranian dining | Opened February 2026 |
| 11698 San Vicente | Coffee Bean & Tea Leaf, closed March 23, 2025 | La La Land Kind Cafe | Opened November 22, 2025 |
| 908 S. Barrington Ave. | Contempo Floor Covering | Layla Bagels + Coffee and Sora Temaki Bar | Layla opened June 30, 2026 |
| Brentwood Town Center, 26th and San Vicente | Blue Bottle and Kitsu Sushi | LEORA, all-day café | Kiosk open; full café possibly by spring |
The table makes the timing clear. Coffee Bean closed in March 2025 and La La Land opened in November, so that storefront sat empty for eight months. The California Pizza Kitchen space took longer. It was empty by October 2024, Café Landwer's move was reported in April 2025, and Landwer was serving guests by late September 2026. The Ron Herman space is the longest-running vacancy on the corner. If Sacco opens on its winter schedule, that store will have been empty for about three years.
Three Bagel Openings in Eight Months
The clearest sign of the morning shift is bagels. In October 2025, Ggiata Delicatessen replaced New York Bagel Co. in the Town & Country Center. PopUp Bagels opened at 11710 San Vicente on Friday, December 19, 2025, at 7 a.m. Layla Bagels + Coffee followed on June 30, 2026, a day after a surprise soft launch chef Sammi Tarantino announced.
Layla brought its Ocean Park menu along, including The Scarlett, an open-faced hand-rolled sourdough bagel with heirloom tomato, cream cheese, lemon zest and chili flakes. It also serves the minty melon matcha. It takes the left side of the old Contempo Floor Covering building, and Sora Temaki Bar has the right.
The coffee counters arrived alongside the bagels. La La Land took over the Coffee Bean storefront at 11698 San Vicente. Down at 26th Street, LEORA, the Beverly Hills café known for frozen coffee and tea in clear branded cans, opened a kiosk at Brentwood Town Center the week of October 1. For now it sells coffee and matcha drinks. Bacio di Latte, the gelato shop that opened in 2023, is a few doors east of PopUp.
Brentwood Gardens, Floor by Floor
Brentwood Gardens shows the same shift inside one building. The second-floor dinner restaurant that held its spot from 1987 is now Café Landwer. Landwer is a diner-style room with upholstered banquettes, geometric tile and Sputnik chandeliers, and its menu runs from pancakes and mezze in the morning to grilled skewers at night. It still serves dinner, but now the day starts with breakfast.
The former Ron Herman space is going the same way. Sacco's owner, Giuseppe Sacco, co-founded the luxury fashion marketplace Italist and left it in 2025. In WhatNow, he describes a concept built on sandwiches, with coffee from breakfast through the afternoon and a few salads. The press release says the space, packaging and uniforms will share one brand identity, and a line called Sacco Editions will offer design objects and collaborations. A fashion store replaced by a sandwich shop run by a former fashion entrepreneur says a lot about what the space is worth to a tenant now.
Brentwood Gardens' new dinner restaurant is on the third floor. Pérse opened in February 2026 in what used to be two office units. It has three seating areas: the main dining room, the Sunset Room for private buyouts, and a back patio with plantings. The kitchen uses ghee and other clean fats and no seed oils. The other tenants include Club Pilates, Ospi and Drybar. The building now serves breakfast and errands on its lower floors and dinner at the top.
Where the Evening Trade Went
The corner hasn't given up on dinner. The dinner places have mostly opened upstairs or around the corner rather than right at San Vicente and Barrington. Sora Temaki Bar serves made-to-order hand rolls and a lychee martini on Barrington, in a space Modern Luxury describes as far larger than its upper-level spot at The Grove. Terroni, the Toronto-born southern Italian restaurant known for its no-substitutions rule, opened its third Los Angeles location this summer at 155 S. Barrington Place. Farther west at 11754 San Vicente, Neighborly opened in April in the former Planta space. It runs several concepts from one kitchen, including Mini Kabob and What's Gaby Cooking, and Questlove is also involved.
These newer places join the corner's established dinner spots. Pizzana opened in 2017 and is Michelin-recommended. Jon & Vinny's opened in early 2019 in the old Early World diner, which ran from 1972 to 2017. Tu Madre has served modern Mexican food since 2025.
Signed, Not Yet Open
Four projects are announced but not confirmed open as of early October 2026:
- Sacco, at Brentwood Gardens, set for winter 2026 with no specific date.
- Burger She Wrote, which has space at 11686 San Vicente between Barrington and Darlington. The Oklahoma-style smashburger chain started on Beverly Boulevard and uses American Wagyu from Snake River Farms on King's Hawaiian buns. Brentwood News calls this its largest location. No opening date has been given.
- LEORA's full all-day café, under construction across the Brentwood Town Center courtyard and possibly open by spring.
- Community Goods, planned for The Lawn at 11911 San Vicente. Modern Luxury said in August that details were still being worked out.
Burger She Wrote is the only one of the four focused on lunch and dinner. The other three are coffee or daytime cafés, which means the morning shift has more to come.
October Around the Corner
The neighborhood's events are on the same daytime schedule. The first Brentwood Bash ran on Saturday, September 26, from 10 a.m. to 3 p.m. It closed eastbound San Vicente between Montana and South Barrington for more than 45 local businesses, restaurants, retailers and community groups. Brentwood News confirmed afterward that it drew a crowd for vendors, music and games.
At Brentwood Country Mart, 225 26th St., the annual honor-system pumpkin patch runs October 1 through October 31. The Mart's October calendar also lists a Ratatouille movie night on October 9. The Mart's tenant list changed this year too. Orlebar Brown and Varley opened new stores, and Sézane replaced its pop-up with a permanent boutique in Suite 52B.
As for the Ron Herman space, the last long vacancy at Brentwood Gardens, a sandwich and coffee counter is scheduled to open there this winter.
When the shops and restaurants a few blocks from your house change, the people who might buy that house start to see it differently. If you'd like a private read on how San Vicente's new tenants affect the value of your property, Steve Frankel can discuss it with you confidentially. Request a Confidential Home Valuation.
