Construction is finally underway on the long-vacant courthouse property in San Pedro,with developers Genton Cockrum Partners transforming the site at 505 S Centre Street into Acqua Via, an 8-story mixed-use apartment complex that will include a food hall and over 30,000 square feet of ground-floor retail space, according to a recent report. The project, nearly a decade in the making, replaces a county courthouse that was demolished years ago and had served as overflow parking for downtown businesses — parking that will now be lost.

An 8-story mixed-use bet on 505 S Centre Street

The Acqua Via development, helmed by Genton Cockrum Partners,marks the first tangible progress on the property since the courthouse was razed. The report says the complex will rise eight stories and feature a food hall alongside extensive retail space, aiming to inject new residential density into San Pedro's downtown core.. a banner now hangs on the fence showing an early rendering from Holland Partner Group — a firm that had previously been in exclusive negotiations to develop the site but failed to reach a deal with the county, leaving the project without a developer until Genton Cockrum stepped in.

The decade-long negotiation that went from Holland Partner to open bidding

As the report details, the site's redevelopment has been plagued by false starts. Holland Partner Group had exclusive talks that ultimately broke down without resolution, forcing Los Angeles County to seek a new developer. That delay has fueled frustration among local business owners who worry that further holdups could undermine momentum. The nearly ten-year timeline illustrates how complicated public-private development can be when a parcel sits at the intersection of commercial ambition and community needs.

Why 30,000 square feet of retail is just the start of the debate

While Acqua Via's retail component is substantial, the report notes that downtown advocates are pushing for something more: a mid-sized hotel with open space that could accommodate the growing number of visitors drawn to San Pedro's new waterfront attractions. The business community fears that the current plan might not go far enough to capitalize on that tourism wave. The competing visions highlight a tension between adding housing and cultivating a destinaton hub that can support existing shops and restaurants.

Port of Los Angeles High School's proposal: a centrl location or a missed opportunity?

A plan from the Port of Los Angeles High School, a respected charter school, has been proposed for the site — but it is drawing opposition from business and revitalization advocates who argue the property is too central to the commercial district to be used for a school, according to the report. The school plan would remove a key parcel from creating a needed public commercial and event center that would connect with the area's new waterfront attractions. The outcome of this contest could shape San Pedro's downtown for decades.

The parking loss that could pinch downtown businesses

The old courthouse property had been used informally as overflow parking for nearby businesses, the report says. With construction now underway, that parking is gone — a change that could temporarily hurt foot traffic while the new development is built. Although Acqua Via will include some parking, the net loss during construction may test the patience of merchants who have already waited years for progress.