3501 Quadrangle Blvd., Suite 270, Orlando, FL 32817
Phone: 407-723-5900	Fax: 407-723-5901
https://universityparkrd.com/

The Monthly Meeting of the Strategic Planning Committee of the University Park Recreation District will be held on Wednesday, November 12, 2025 at 3:00 pm at the Business Offices located at 8301 The Park Boulevard, University Park, FL 34201 and or virtually.
Meeting ID: 873 9095 1556 Passcode: 765455
Join meeting via Zoom:
https://us02web.zoom.us/j/87390951556?pwd=8vthWiardxaNmhNnXQevsA35GKZVGr.1

Strategic Planning Committee Meeting Agenda Organizational Matters
Call to Order
Roll Call to Conﬁrm Quorum
Public Comment Period [for any members of the public desiring to speak on any proposition before the Committee]
Administrative Matters
Approval of Meeting Minutes for 9/29/2025 and 10/08/2025 meetings
Business Matters
Review of UPCAI/UPRD/PBM organizational structure
Review of Focus Groups/Master Plan Historical Files
Discussion of involving UPCAI Board and Neighborhood Chairs in Strategic Planning
Next Meeting Scheduled

Date	Meeting Type	Time	Location	Note	
December 10, 2025	Strategic Planning Committee
Meeting	3:00
pm	Business
Office	In person or by Zoom	

Strategic Planning Committee Member Requests & Public Comments
Adjournment

Meeting Minutes for 9/29/2025 and 10/08/2025 meetings

MINUTES OF MEETING

UNIVERSITY PARK RECREATION DISTRICT STRATEGIC PLANNING COMMITTEE ORIENTATION
Monday, September 29, 2025
9:00 am Business Offices
8301 The Park Boulevard, University Park, FL 34201

Strategic Planning Committee Members present in person or via Zoom: Ken Schreder
Steve Swanson Jim Freedman Barbara Somma Ronni Loundy
Also, present in person or via Zoom:

Sally Dickson	Chair - UPRD Board of Supervisors	
Jennifer Kakretz	Executive Assistant - University Park Country Club	
Vivian Carvalho	District Manager – PFM Group Consulting LLC	

FIRST ORDER OF BUSINESS	Organizational Matters Call to Order, Roll Call
The meeting was called to order at 9:00 am by Sally Dickson. Those in attendance are outlined above.
Public Comments
There were no public comments at this time.
SECOND ORDER OF BUSINESS	Overview of Strategic Planning Committee binder (provided at meeting), Roles and Responsibilities, Discuss the

Selection of Chair, Vice Chair, and Secretary roles.
All committee members were provided with an orientation binder, and a high-level review of the table of contents was conducted. Sally Dickson chaired the meeting until officers were elected. The election of the Chair, Vice Chair, and Secretary is scheduled for the next meeting on October 8 at 3:00 p.m.
Each committee member provided a brief introduction outlining their background and relevant experience. Discussion followed regarding the restrictions imposed by the Florida Sunshine Law, particularly the prohibition on communication between committee members outside of publicly noticed meetings. Attorney Mark Barnebey will attend the October 8 meeting to provide detailed guidance on Sunshine Law compliance.
District Manager Vivian Carvalho provided clarification regarding procedures for meeting notices, attendance, quorum requirements, and the use of workshops. An overview was also given of the Strategic Planning Committee’s role in comparison to the previous Business Plan Advisory Group. It was noted that while the work of the previous group will serve as background, the Strategic Planning Committee’s purpose is to develop a comprehensive strategic plan, establishing the District’s long-term direction prior to addressing financing.
The committee will determine the definitions of short-term and long-term planning, with short-term generally considered to encompass a five-year period. Members will review the existing Business Plan and capital improvement documents included in their binders. Financial data contained in the current packet reflects Fiscal Year 2023, as updates were paused pending resolution of the ongoing bond issue appeal.
THIRD ORDER OF BUSINESS	Administrative Matters:
Distribution of emails.
As part of Florida Sunshine Law compliance, University Park Recreation District email addresses will be assigned to all committee members, as all communications between members are considered public record.
The upcoming meeting was noted:

Date	Meeting Type	Time	Location	Note	
October 8, 2025	Strategic Planning Committee
Meeting	3:00
pm	Business
Office	In person or by Zoom	

FOURTH ORDER OF BUSINESS	Adjournment
The meeting was adjourned at 10:07 am.

MINUTES OF MEETING

UNIVERSITY PARK RECREATION DISTRICT STRATEGIC PLANNING COMMITTEE MEETING
Wednesday, October 8, 2025
3:00 pm Business Offices
8301 The Park Boulevard, University Park, FL 34201

Strategic Planning Committee Members present in person or via Zoom: Ken Schreder
Steve Swanson Jim Freedman Barbara Somma Ronni Loundy
Also, present in person or via Zoom:

John Fetsick	General Manager – University Park Country Club	
Sally Dickson	Chair – UPRD Board of Supervisors	
Jennifer Kakretz	Executive Assistant - University Park Country Club	
Vivian Carvalho	District Manager – PFM Group Consulting LLC	
Mark Barnebey	District Counsel	
David Dew	McMahon Group	
Bill McMahon, Sr.	McMahon Group	
Various Audience Members

FIRST ORDER OF BUSINESS	Organizational Matters Call to Order, Roll Call
The meeting was called to order at 3:00 pm by John Fetsick. Those in attendance are outlined above.

Public Comments
There were no public comments at this time.
SECOND ORDER OF BUSINESS	District Counsel: Overview of Sunshine Laws
District Counsel Mark Barnebey provided an overview of Florida’s Sunshine Law, Public Records Law, and Ethics Laws as they apply to District advisory committees. He explained that all committee meetings must be open to the public, properly noticed, and recorded with minutes. Committee members are prohibited from discussing committee business outside of a noticed meeting, including through email, text, or intermediaries.
Mr. Barnebey emphasized that all communications related to committee business are considered public record, and members will be provided District email addresses for compliance. A quorum of three members physically present is required to conduct business; otherwise, the meeting may proceed as a workshop without formal action.
He also reviewed potential penalties for Sunshine Law violations and reminded members to forward any public correspondence related to committee business to their District email for proper recordkeeping.
THIRD ORDER OF BUSINESS	McMahon Group Presentation
McMahon Group representatives Bill McMahon and David Dew shared their ﬁrm’s 40-year experience with over 2,000 clubs, including many in Florida, highlighting their expertise in strategic and facility planning for gated community clubs and the impact on property values. They explained their planning process, using member surveys and focus groups to guide decisions and deﬁne the Club’s mission, vision, and goals. Discussion addressed survey participation, communication, and transparency. The McMahon Group is preparing a proposal for the Strategic Planning Committee. If approved by the committee, it will be forwarded to the UPRD Board of Supervisors for consideration, tentatively scheduled for the October 17 board meeting.
FOURTH ORDER OF BUSINESS	Review roles and responsibilities
of committee officers
John Fetsick provided a brief overview of the roles and responsibilities of the Strategic Planning Committee Chair, Vice Chair, and Secretary.
Discussion was held regarding committee terms. Of the ﬁve members, three will serve two-year terms and two will serve one-year terms. Members may choose to continue or step down at the end of their term. The committee will determine initial term assignments and

leadership roles. After the ﬁrst year, the committee will reassess which members continue
to maintain staggered terms.
Election of Chair, Vice Chair, and Secretary
The committee proceeded with the selection of Chair, Vice Chair, and Secretary.

Mr. Freedman was nominated for Chair by Ms. Somma and seconded by Mrs. Loundy. A vote was held, and Mr. Freeman was unanimously elected Chair.
Mrs. Loundy was nominated for Vice Chair by Mr. Freedman and seconded by Mr. Swanson. A vote was held, and Mrs. Loundy was unanimously elected Vice Chair.
Ms. Somma was nominated for Secretary by Mrs. Loundy and seconded by Mr. Swanson. A vote was held, and Mrs. Sommer was unanimously elected Secretary.

FIFTH ORDER OF BUSINESS	Administrative Matters
The next upcoming meeting was noted:

Date	Meeting Type	Time	Location	Note	
November 12, 2025	Strategic Planning Committee
Meeting	3:00
pm	Business
Office	In person or by Zoom	

SIXTH ORDER OF BUSINESS	Adjournment
The meeting was adjourned at 5:37 pm.

Focus Groups/Master Plan Historical Files

1

2017	2018	2019	2020	2021	2022	2023	2024	

2

The information contained herein is intended as a reference and update for the entire University Park Community on the work that has taken place leading to the establishment and initial activities of the UP Recreation District including Phase I Capital Spending.
It was compiled and offered as a refresher for all Board Members, homeowners and residents.

3

Page 2 – Purpose and Intent Page 3 – Table of Contents
Page 4 – UP’s Road to Independence
Page 5 – How We Got Here – A 2017-2019 Recap
Page 6 – A “New University” Park
Page 7 – Today’s UP Management Process and Structure Page 8 – Recreation District – Vision, Mission & Core Values Page 9 – Where We Are Today
Page 10 – Index of Supporting Reference Documents

4

How We Got Here
A Herculean Effort by Volunteer Residents Executing Due Diligence, Negotiations, Communications and Turnover Preparation Assisted by Outside Experts
Building and Sustaining Credibility and Support with a Super Majority of
Homeowners & Club Members

Where do We Go from Here?
Complete Phase I Projects and Renovations with Quality Results
Revisit Master Plan and Determine Process for Advancing Phase II Plans
Improve Execution & Communications to Strengthen Credibility with Residents

An Historical Perspective on Achieving Independence

5
From Opening Sales Offer to . . . Closing Purchase & Community Turnover

2017
UP Ownership Announce Intent to Sell/Re-develop UP
Volunteer Resident Committee Formed to Evaluate
Opportunity?
Yes or No
Due Diligence Performed
Communications Kept Residents Informed

2018
16 Neighborhood Meetings Attended by 1,000+ to See Plan
Resident Survey Conducted
86% Returns
83% Responders Favor
Review Due Diligence Docs with Residents “Detail Days”
1200+ Petitions to County to Form RD
County Board
Approves RD 7-0

2019
Referendum Held on
$24M Bond Issue
70%+ Participated
Resident Lawsuit Settled
Suit Delayed Certification
Bond Issue Legal Approval
Dual Surveys Conducted
Club Members
Homeowners & Residents
Returns Similar on Need for changes
Mutual-Cooperation Agreement Signed By UPCAI and UPRD

A Recommended
Plan for Acquisition
Form an RD
Issue Muni/Bonds

1st RD Board Elected
Assessment Method Approved
Bond Referendum Scheduled

Purchase & Turnover Completed
in November

6

University Park
Community Association Inc.
Residential

University Park Recreation District Country Club

All residential common land, including
Frontage & entry on University Pkwy.
Neighborhood common areas & pools
Surface water system, including all ponds &
main drainage system.
Gatehouse, access control & perimeter fence
Ground water (wells) & surface water facilities
Infrastructure facilities:
Roads and sidewalks, including lighting
Sewer system and other utilities
Residential irrigation systems
Water rights
“University Park” registered trademark
Park Boulevard Management LLC
SWFWMD permits

27-hole golf course, including
Driving range, cart paths & putting facilities
Golf course irrigation system
Cart barn and maintenance facilities
Tennis courts, croquet & bowling areas
Fitness center
Park Grill & Café, including Lakeside room
Varsity Club & Card Room
Pro shop
Administration offices
Club parking lot & access road
Parcel L-south
Conservation & preservation areas
FPL power-line easement
Sales office & parking lot

Separate Boards, with a Mutual Cooperation Agreement

7

University Park Residents & Homeowners

University Park
Community Association

Property
Management

Board of Directors

Mutual Cooperation Agreement

Country Club

University Park Recreation District
Board of Supervisors

Signed agreement between Boards detailing areas of cooperation

Management
Agreement	Management
Agreement

LLC Operating Agreement

Park Boulevard Management LLC	
	General Manager		

Employment Company providing employees to manage both Club (UPRD) and UPCAI.

Resident Elected Boards…Working for Residents

8

“To be the pre-eminent gathering place for members and guests to meet, socialize and enjoy lifestyle opportunities that exceed their expectations in a modern club environment, that also enhances our residential community.”

“Deliver to members and guests ever evolving lifestyle experiences that are engaging and inclusive by providing exemplary service, facilities and
amenities.”

Values truly important that direct the decisions we make, define our character, and preserve what is special about our Club. They are:
Integrity, Trust & Mutual Respect – Acting ethically in the best interests of our members, staff
and community.
Quality – Striving to be the best that we can be in all that we do.
Fiscal Responsibility and Transparency – Openly communicating our financial position and ensuring that operating budgets and reserves are sufficient to meet the current and future needs of the Club.
Environmental stewardship – Commitment to preserving our natural landscape and considering the environmental impact of our decisions.

9

Capital Funds Generated and Spent
from November 2019 through December 2022	
$ in thousands		Comments	
2019 Bond proceeds, net of purchase price and issuance costs	$4,221		Net bond proceeds 11-22-19 (net of insurance, issuance fees, professional fees and brokers fees)	
FY’21 Club revenues designated for projects	673		Initiation fees, outside golf allocation & operations surcharge	
FY’22 Club revenues designated for projects	666		Initiation fees & outside golf allocation	
Non-operating income designated for projects	856		Non-operating income	
TOTAL FUNDS GENERATED through 12/31/22	6,416			
Funds spent and committed:				
Dining renovation	-3,000		Indoor & outdoor	
Pickleball, & croquet	-447		Croquet & Pickleballs courts installed	
Parking lot	-101		Seal and Stripe	
Golf course rehab, golf course infrastructure & maintenance related buildings/projects	-1,883		Holes 1-27 completed in FY’20, ‘21 & ‘22. Also includes
storage bins, lake banks & wash rack projects	
Equipment, F&B, golf operations & infrastructure, professional fees	-420		Air conditioners, roof replacements, maintenance building repairs, master plan professional fees	
Designated reserve funds--operations	-400		Designated for “emergency operational needs”	
Designated reserve funds--District	-100		FY ‘22 District expenditure funding from Club ops/reserves	
LESS: TOTAL USES & COMMITMENTS	-6,351			
Remainder	$65			

Document Title	Subject	Date Issued		
Report of visit to Herons Glen, a Recreation District	Group of volunteers visited Herons Glen as part of due diligence during turnover process	Oct ‘17		
UPCC Member Survey Summary	Survey to obtain feedback on Club related issues	Dec ‘19		
Community Survey Summary	Survey to obtain feedback on Community related issues	Jan ‘20		
UP Mission and Strategy Planning Framework for the Community	Overview of Community-wide approach to developing strategic, tactical and operational plans	Mar ‘20		
Strategic Planning Group Update Report—over 100 members participated	Report to group input concerning core values, mission and values , key metrics, SWOT analysis and key strategic issues	June ‘20		
RD Newsletter	Example of concise, clear report to Community after each Board meeting	Feb ‘21		
Where We Are Today—An Historical look at Sources & Uses of Capital Funds	Summary of UPCC capital investments made since RD inception	Jan ‘23		

10

University Park Country Club Business Model Executive Summary Board of Supervisors Meeting
April 11, 2025

Vision/Mission/Values
Vision - To be the preeminent gathering place for members and guests to meet, socialize and enjoy lifestyle opportunities that exceed their expectations in a modern club environment that enhances our residential community.
Mission- Deliver to members and guests ever evolving lifestyle experiences that are engaging and inclusive by providing exemplary service, facilities and amenities.
Values
Integrity, Trust & Mutual Respect - Acting ethically in the best interests of our members, staff, and community.
Quality -Striving to be the best that we can be in all that we do.
Fiscal Responsibility and Transparency – Openly communicating our financial position and ensuring that operating budgets and reserves are sufficient to meet the current and future financial needs of the Club.
Environmental stewardship – Commitment to preserving our natural landscape and considering the environmental impact of our decisions.

2

Why Build a Business Plan?
“The path to improve profitability to reduce the need for debt or assessments, while enhancing member experience and community value”
Provide homeowners an easy-to-understand roadmap that shows how we can leverage the natural beauty of our country club community, convenient location, golf and active lifestyle experiences to produce the revenue and profit we need to invest in our facilities and generate increasing demand for our homes
Need to plan for strategic RD capital investments, expected returns, both measurable and qualitative, along with determining the needed capital or income to fund the investments
Define a plan that can be assigned, executed and measured and hold the Board and management accountable
Better understand the capital sources (e.g. initiation fees, capital dues, golf allocation, club profits) and uses (projects, deferred maintenance)
3

The Roadmap
Prioritize investments in the amenities that generate the most demand, revenue and profit (priorities can shift as circumstances change)
Golf, Dining, Pickleball, Tennis, Fitness, Events
Offer TWO memberships for NEW homeowners
A Lifestyle membership that includes pickleball, tennis, fitness, dining and events
A Full membership, that includes all Lifestyle amenities and Golf
Allow all current homeowners and non-resident members the ability to continue with their current membership status
Model assumes consistent level of outside play; however, we strongly suggest analyzing tee times, especially in busy months to create an enhanced country club experience
Offer outside events on a seasonal or as available basis, but not to the detriment of members

“Attracting new, active homeowners and improving homeowner/member experience”

4

The Roadmap (cont.)
Create homeowner committees that provide recommendations to the board on membership expectations, revenue enhancements and cost controls. Some Committees might be:
Finance – monthly statement review, annual audits, G&A expense review
Governance – BoS, management, committee structure, responsibilities and reporting relationships
Strategic and Business Planning – annual update to strategic plan, investment plan and forecasts
Golf – improved member experience
House (dining, events, Varsity Club) – improved member experience
Racquets and Fitness (Lifestyle) – improved member experience
Capital Project Committees (Fitness Center, Kitchen, Office/Activity Center) to review all options and priorities
Others as identified by the Board
Club Management should be dedicated and report to the UPRD Board to execute the roadmap

“Attracting new, active homeowners and improving homeowner/member experience”

5

Summary Financial Plan
($M’s)	2025 (B)	2026	2027	2028	2029

“Increase profitability from country club to maintain our assets and invest in our future”

Total shortfall	= $2.1M
BAN Debt	= $3.8M Total Debt required = $5.9M

REVENUE	$13.6	$15.5	$16.3	$17.2	$18.2	
OP. INC.	$0.3	$1.7	$1.9	$2.1	$2.4	
Capital Plan						
Sources	$3.5	$4.9	$2.9	$2.2	$4.9	
Uses						
Def. Maint.	$2.0	$2.0	$1.5	$1.5	$1.5	
Fitness Center		$3.5				
Kitchen Project			$3.0			
Office/Activity					$5.5	
Net Capital	$1.5	($0.6)	($1.6)	$0.7	($2.1)	

1. Timing and scope of projects can reduce or increase capital need			

2. Additional identified revenue or cost reductions not included in forecast, but should be developed to reduce need for outside debt capital	6

University Park Business Plan Projections - Assumptions
Current homeowners and members have choices, including all existing categories:
Full, Racquets, Social and all current member passes
All existing members will continue in their current membership category, unless they choose to change their membership level
Future homeowners will have two choices:
Full and Lifestyle (all amenities but no golf)
All fees are similar to the marketplace in which UPCC operates
Continue to allow outside play on the golf course, but with rules to enhance the member experience
Capital dues and operating expenses to increase
Social categories will transition to Lifestyle over time
Expect Full members to remain stable
Passes, summer golf and tennis memberships will remain in place while we transition to the Lifestyle category
Model assumes consistent level of outside play; however, we strongly suggest analyzing tee times, especially in busy months to create a more country club environment
Outside greens and cart fees increase
Food & Beverage prices will increase, predominately for the public
7

Summary
Allows for important investments in the Club infrastructure to attract new homeowners to UPCC
Expanded fitness center and kitchen are key to executing this plan
With certain revenue enhancements, debt required to meet deferred maintenance and capital investment plan is minimized to under $6 million
Adjusting some projects and adding additional revenue streams could also reduce the need for additional debt or assessments
Existing homeowners and non-resident members can remain in their membership category
New homeowners will become a Full or Lifestyle member
Board decision date on this plan should be established

8

Summary

“All these changes point towards improved profitability to reduce the need for debt financing or assessments and enhance member experience and homeowner value”

9