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Developers Propose Mixed-Use-Development with 1,200 Homes on Contaminated Wastewater Pits known as Settling Ponds.

HILLSBOROUGH COUNTY, FL – A controversial push to develop on toxic land near the EIP Sydney/Dover Superfund Site has sparked concern among environmental experts and local residents. The Hillsborough County Board of County Commissioners (BOCC) is set to discuss the issue in February 2025. The exact date for early discussions and agenda are yet to be announced.

At the heart of the debate is whether developers should be allowed to build homes and businesses near and on land known to be highly contaminated—with critics arguing that proper environmental safeguards and infrastructure planning are not in place.

A Toxic History: The Reality of the EIP Sydney/Dover Site

The EIP Sydney/Dover site, once used for phosphate mining in the early 20th century, later became a liquid chemical waste disposal facility. Over the years, hazardous waste seeped into the soil and groundwater, leading the EPA to classify it as a Superfund site, a designation reserved for some of the most toxic locations in the country.

EIP Overhead Diagram Showing Dover Woods

According to environmental records, the site still contains high levels of carcinogenic and radioactive materials, including:

  • Volatile Organic Compounds (VOCs) known to cause cancer and organ damage.
  • Benzene, chlorobenzene, trichloroethane, and vinyl chloride, all of which pose serious health risks if ingested or inhaled.
  • Radioactive contaminants exceeding 300 CPM (counts per minute), with particles that decay into radon gas, a leading cause of lung cancer.

Despite efforts to remediate the site in the late 1990s and early 2000s, groundwater contamination remains an ongoing issue, and the land continues to be subject to federal and state environmental regulations. The land consist of a 9.5-acre core waste dump site with a 47-acre buffer zone and an institutional control area spanning roughly 325 acres where test wells are maintained and checked.

South of the Superfund Site

EIP Overhead Settlement Ponds

South of the SuperFund site and the Railroad tracks, are settling ponds, also known as wastewater pits which were previously used to dispose of contaminated wastewater used during operations. This is the area in question and where developers are poised to develop up to 1,200 residences under a mixed used development plan.

Critics argue that the area has not been remediated or monitored by the County, the FDEP, or the EPA. This lack of assurance by regulating bodies has created a lack of trust among critics and surrounding communities and has arguably added fuel to the fire which has now turned the issue into a contentious county debate.

According to advocates statements and the environmental engineers that looked into the matter, once the Superfund site’s toxic waste reaches the water aquifer the spread of toxic materials may become more prevalent and cause problems in a much wider area.

However, the environmental engineer who looked into the matter on behalf of The People’s Olive Branch noted that without additional testing there is simply no way to determine this on either side of the argument.

The Developers’ Plan: What’s at Stake?

Developers and some county officials argue that lifting the residential development ban will allow for economic growth, bringing new housing, businesses, and infrastructure to the area. However, environmental experts warn that doing so could expose future residents to serious health risks.

Currently, the site is restricted from residential and educational development, meaning homes, schools, and daycare centers cannot legally be built on the alleged contaminated land. It also prohibits excavation, preventing construction that could disturb toxic soil.

The proposal before the BOCC seeks to remove these restrictions, allowing development to proceed within certain limits. The plan includes:

  • 1,200 homes, down from an originally proposed 1,900, on 475 acres east of the railroad tracks.
  • Commercial development on the east side of the Turkey Creek railroad tracks and residential development to the south.
  • A density reduction from four homes per acre to three homes per acre.
  • A single access road on Dover leading to Copper Ridge, which raises significant traffic and safety concerns.

Public Health, Environmental, and Infrastructure Risks

Critics argue that since only 10% of the 3,000-acre site has been tested, further environmental assessment is needed to determine the full scope of contamination before proceeding with development. They warn that contamination could spread through the aquifer, making it difficult to quantify the risks posed to local communities.

Beyond the environmental concerns, constituents and critics argue that the lack of proper infrastructure presents a disaster to the local communities. The development plan does not seem to include adequate measures to address congestion, emergency access, or the strain on public utilities.

The proposal relies on a single access road, which could lead to severe traffic bottlenecks and hinder emergency response times. Additionally, the area’s current roads and public services may not be equipped to handle the increased population density, further exacerbating risks to public safety and quality of life.

“If we allow this land to be developed without the proper environmental safeguards and infrastructure planning, we’re essentially setting up a public health and logistical disaster,” said a local activist.

The Other Side of the Argument

The People’s Olive Branch consulted with an environmental engineer/attorney who stated that the argument is simply not that clear, stating that “the data that exists doesn’t account for the full scope of land argued, which complicates the argument on either side.” Notably, “the BOCC and regulating agencies should exercise additional monitoring and inspections before voting to approve such measures.” She stated, adding that better monitoring and inspections prior to such approval will help the public better understand the scope of safety concerns and whether further remediation will be necessary during development.

The environmental engineer/attorney is a contributing member at Shine the Light, which is an organization working to provide transparency and change in Hillsborough County and surrounding areas.

What Happens Next?

The Board of County Commissioners will have another BOCC meeting on February 5, 2025. Whether this item will be on the agenda is still yet to be determined. Critics argue that the BOCC has provided very little time for constituents to learn about the agenda items and organize prior to numerous BOCC February meetings. Environmental advocates are urging residents to attend these meetings and voice their concerns before the commissioners make their decision.

While developers argue that lifting restrictions will promote economic growth, opponents warn that the risks of allowing unregulated development on a potentially contaminated site far outweigh the benefits. In addition, constituents living in the nearby areas argue that the lack of proper infrastructure isn’t adequate for the scope of development that is set to take place once approved. Without a robust plan for roads, utilities, and emergency services, they fear that the community will face severe congestion, reduced public safety, and deteriorating living conditions.

UPDATED: 1-31-2025 at 9:02 a.m.

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