Rancho Cordova’s proposed Downtown DOVA moved closer to City Council consideration Sept. 30, as planning commissioners unanimously advanced plans for a 7,500-seat arena and a surrounding district. Photo courtesy of DOVA, KozPure Entertainment District

RANCHO CORDOVA, CA (MPG) - Rancho Cordova’s proposed Downtown DOVA moved closer to City Council consideration Sept. 30, as planning commissioners unanimously advanced plans for a 7,500-seat arena and a surrounding district intended to bring more entertainment, dining and gathering places to the city. 

The proposal also brings a financial question into focus: How can construction be privately financed while the city considers financial participation estimated at up to $185 million over 35 years?

City documents distinguish between the two. Developers would finance construction, while Rancho Cordova could support the development through waived fees, city-paid development impact fees and shared future tax revenue. Those arrangements would take effect at different stages, subject to project milestones and City Council decisions.

The commission’s action did not finalize the financial package. Commissioners recommended council approval of the arena’s design, development agreement and environmental determination, and found that the proposed sale of city property was consistent with the General Plan.

The City Council retains responsibility for the project’s final approvals and financial agreements.

Located along Trade Center Drive between Kilgore Road and Sunrise Boulevard, DOVA would begin with an indoor arena and outdoor plaza. KozPure Development LLC is the applicant, with Alpha One Sports and Entertainment Group LLC also a party to the proposed development agreement.

The arena is designed for professional indoor soccer and other uses, including concerts, graduations, basketball, volleyball and pickleball. The plaza would offer a lawn with a stage, gathering space and a food truck area. 

Later phases envision approximately 800 hotel rooms, up to 1,000 apartments and about 220,000 square feet of retail, restaurant and office space, along with parking facilities. Those future components would require additional approvals; the arena application does not approve every building shown in the broader vision.

Much of the recent debate centers on the meaning of privately funded.

The city says developer financing would cover all proposed construction. Separately, it estimates $25 million to $40 million in fee waivers and city-paid impact fees across the full proposed development, plus approximately $145 million to $160 million in revenue sharing.

Those figures are components of the estimated $185 million in participation over 35 years, rather than additional amounts to be stacked on top of it. The total is an estimate tied to development and future revenue, not a single upfront construction payment.

Permit fees and impact fees work differently.

Waiving building or permit fees means the city forgoes immediate revenue with the purpose of incentivizing construction. For certain development impact fees, the city could instead pay on the developer’s behalf after milestones such as final inspections.

The staff report says those payments could require transferring money from the General Fund into restricted city accounts for improvements such as traffic infrastructure and affordable housing. The money would remain within city funds, but the transfer would still use city resources to cover an obligation otherwise owed by the developer.

The largest estimated portion of participation would come from sharing future revenue. Potential sources include sales taxes, hotel taxes and cardroom taxes generated by the development. The proposed arrangement would allow some revenue to be reinvested in the project while a portion remains with the city.

The draft development agreement also references certain tax revenue from nearby development. The separate financial participation agreement, still subject to council consideration, would establish the specific commitments.

City materials say future revenue retained by Rancho Cordova, including economic activity outside DOVA, could help offset earlier fee-related costs. That is a potential return, not a guaranteed reimbursement.

Supplemental public safety costs for up to 15 years are also contemplated. Staff’s presentation identifies $940,000 in predevelopment fee waivers already approved by the council. 

Land is another part of the arrangement. Although the city’s earlier agreement contemplated contributing city-owned property at no cost, the current staff report describes a proposed $3.5 million purchase, which staff identifies as current market value. The council would decide the transaction’s terms. 

Written public comments show that the debate extends beyond whether residents want entertainment.

Sara Malone, chair of Stone Creek Residents for Smart Growth, wrote that her group initially understood private funding to mean taxpayers would not be responsible for funding the project. She requested a complete accounting of public costs before approvals proceed.

“The public deserves full transparency and a complete accounting of those costs,” Malone wrote in comments submitted for the meeting.

Other submissions raised concerns about congestion, pedestrian access, environmental review and the proposed location. Some supported the development’s goals while requesting additional analysis or stronger protections.

Supporters described an opportunity to create a destination close to home. Rosemont resident Jedidah Lucas wrote that a walkable center with restaurants, housing, entertainment and an arena could benefit families and businesses.

“I support thoughtful planning and transparency as the project moves forward,” Lucas wrote. 

Other organizations such as the Rancho Cordova Area Chamber and the Sacramento-Sierra Building & Construction Trade Council also endorsed the project.

“When our Board received an in-depth presentation on the project in December, we saw much more than a 7,500-seat indoor arena. We saw the opportunity to create a true destination: a place where people can gather, businesses can grow, visitors can experience our community,” the Chamber said in its statement.

The desire for more entertainment appears repeatedly in city outreach conducted over several years.

A 2020 Mills Crossing Civic Center survey received 275 responses. Its summary identified movie theaters, music venues, a bowling alley, performance space, youth activities and a downtown destination among amenities participants felt were missing. 

During the General Plan update’s first outreach phase in 2024, a new, energetic downtown ranked first among participating residents’ priorities, with 94 selections. Entertainment, arts and culture received 63 selections. A workshop summary recorded a participant’s request: “We really need an entertainment district for great date nights.” 

Later outreach continued to identify interest in restaurants, nightlife, concerts, movie theaters and gathering spaces. The April 2026 summary also documented skepticism about the arena’s location and concerns about traffic. 

Those responses establish recurring interest among participants in downtown amenities, while also showing that wanting more entertainment does not necessarily mean endorsing DOVA’s location or financial terms.

Traffic and parking remain central planning issues. The staff report describes approximately 2,270 temporary parking spaces on surrounding parcels. As later development displaces those spaces, the developer would replace them through permanent facilities or agreements with nearby parking owners.

Transportation recommendations include event signal timing, turn-lane improvements, pedestrian and bicycle enhancements, and separation of arena traffic from police department access.

For environmental review, staff recommended using a California Environmental Quality Act provision for projects consistent with previously analyzed planning policies. Staff concluded the proposal would not create significant effects beyond those covered by prior analysis. Several commenters challenged whether that review was sufficient.

The proposed development agreement would initially last 10 years, with a possible five-year extension if specified arena construction and occupancy milestones are met. It also provides for annual compliance reviews and procedures to address failures to meet obligations. 

The next council consideration would bring together the development rules, proposed land purchase and financial participation terms. Residents would have another opportunity to weigh in as the council determines what Rancho Cordova would commit and what conditions would accompany that commitment.