Gamble Creek Village

Shaping Growth in Northeast Manatee County
An Historic Opportunity and Sustainable Vision

The Vision

Gamble Creek Village is an opportunity to plan for and guide growth in Northeast Manatee County in a thoughtful, sustainable way—and at a scale large enough to be a complete community with schools, retail and other support services. Realizing the vision for a self-contained community, integrated into the agricultural surroundings with low impact, Gamble Creek Village can ensure beneficial growth while preserving the landscape and lifestyle that make Northeast Manatee special.

The Opportunity

Future Creation

L3 Partnership, a 30-year old family-run farm, is requesting a ‘text and map’ amendment to the Manatee County Comprehensive Plan to allow for the future creation of a ‘rural village’.

Absent the text amendment and the ability to plan for a comprehensive rural village, the property inevitably will be broken up into smaller parcels and sold bit-by-bit. The opportunity to create a cohesive plan for this one large and intact parcel will be lost.

Gamble Creek Village is an unprecedented opportunity. Approving the requested Comprehensive Plan text and map amendment gives the county an option for how this land will be used, providing more certainty in the way the area eventually develops.

. . .With Care for the Environment and

Planned Infrastructure

The current classification for this property permits up to 1,000 homes on separate tracts, each with individual septic systems and wells, a formula that encourages piecemeal, uncoordinated, inefficient urban sprawl. The current zoning code does not allow for clustered housing that actually preserves open spaces and land for agriculture.

Overall, the Gamble Creek Village proposal amounts to no more than 1.4 units/acre.

At no cost to the county, a private, centralized sewer system and wastewater treatment facility will be provided in lieu of a proliferation of up to 1,000 individual septic systems and wells, benefitting the quality of the Gamble Creek basin. Gamble Creek Village's centralized sewer system is an important step toward protecting our environment and water supply.

Planned infrastructure includes construction of portions of the County’s planned thoroughfare network (2035 Future Traffic Circulation Functional Classification Map). Additional north-south roads will accommodate the County’s future needs in this area.

A Sustainable, Self-Contained Rural Village. . .

Looking Forward

Gamble Creek Village is a conceptual plan that takes the forward-looking rural village approach to land use.

‘Rural villages’ are a planning concept that are recognized, applauded and sought after throughout the U.S. for their thoughtful approach to land use, conservation, and community development. They embrace traditional small-town character by encouraging clustered housing, preservation of native habitats and open spaces, and the development of recreational opportunities with a closer relationship to nature. Gamble Creek Village is intended to support agriculture with its lifestyle of tradition and community.

As a self-sustaining community, Gamble Creek Village combines the amenities of a rural farming community with the convenience of a modern neighborhood with the latest technologies for schools, retail, employment opportunities and office space. Conceived with the principle of “complete streets” that create a safe environment for pedestrians, cyclists, motorists, Gamble Creek Village will be a complete village that reduces the need for traffic trips outside of the community, limiting potential impacts on the surrounding roadway network.

  • 2,372 acres -- 48% of Gamble Creek Village -- will be guaranteed for use as agricultural or open space. Of that land, at least 30%, will be preserved for open spaces, parks, miles of creek-side trails, walking paths and significant recreational opportunities. Meaningful open space, agricultural lands and natural features will be preserved.

  • 123 acres are set aside for K-8 schools with land for recreation.
  • A minimum of 107 acres is set aside for water and sewer treatment facilities

Housing is capped at 7,200 units. The village is envisioned to be neo-traditional style with clustered single-family homes and multi-family homes, with an eye toward work-force housing needs. Clustering of housing creates space for conservation, preservation, open spaces and agriculture.

The vision is of a community that encourages intergenerational living -- a complete, vibrant village, not an isolated gated subdivision.

Integrated into the Surrounding Agricultural Landscape. . .

with Nature

The community is designed to be compatible with surrounding areas by locating open space, agriculture and very low density residential around the perimeter of the project.

As an ‘agricentric’ community, neighborhoods within Gamble Creek Village will have easy access to local farmer's markets and the development of technology-enabled agriculturally-oriented businesses and employment centers will be encouraged.

Opportunities for renewable energy will be considered as part of the plan.

An Historic Planning Opportunity . . .

Growth Center

According to the Manatee County’s “How Will We Grow” report (2013), multiple studies have cited Parrish as a future growth and activity center, much like Lakewood Ranch and Lake Flores.

The property that is envisioned to become Gamble Creek Village is the largest, non-government, non-mining owned parcel in private ownership in Manatee County. It is approximately 8-square miles (5,040 acres), roughly the size of Celebration, the well-known community outside of Orlando or, locally, the City of Palmetto. Gamble Creek VIllage is well outside of the county’s Coastal High Hazard Area and does not impact the Lake Manatee watershed, a principal source of the region's drinking water.

At the Right Time...

Systematic Plan

With no remaining developable tracts as large as even 3,000 acres, the Gamble Creek Village property likely represents the last opportunity for the County to systematically plan for and guide future growth in the area with the creation of a new, economically self-sufficient, master-planned community and activity center in Northeast Manatee County, and sufficient acreage to preserve significant natural features and viable agricultural tracts. It makes sense to plan for that growth now.

While agricultural operations are likely to continue, future land use planning is intended to guide the evolution of the county and must be done well in advance. Gamble Creek Village represents a choice between creating a cohesive, self-sustaining village or allowing haphazard urban sprawl to take over a large part of Northeast Manatee County.

The existing comprehensive plan and code do not guarantee that ANY of the land will remain agricultural in the future.

The property owners have been approached several times to sell off tracts piecemeal for sprawling residential development. As agricultural lands continue to be converted to residential development, it is in Parrish and Manatee County’s best interest to provide for the permanent preservation of some agricultural lands in conjunction with clustered residential development and a village center that creates employment, retail and support uses.

A New Chapter of Careful Stewardship

a Great Place to Live

For more than 30 years, the Lindsay family have exercised careful stewardship of the land through farming, agriculture and conservation. Originally, the property was slated for open strip mining of phosphate. 

As long-time landowners, they are committed to seeing the region grow and thrive and look to the future with long-range planning initiatives.

They look forward to working with friends and neighbors to help make and keep Northeast Manatee County a great place to live, respecting agriculture as a lifestyle of tradition and community, and preserving authenticity while providing a healthy, safe and secure community.