TAMRMS#: B06
8.2
REQUEST FOR DECISION
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Bylaw 11/2026 - Reducing Construction Debris in Neighbourhoods (Amendment #4 to Bylaw 12/2010)
Presented by: Trevor Duley, Senior Manager, Government/Indigenous Relations and Environment
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RECOMMENDED MOTION(S)
recommendation
1. That Bylaw 11/2026, being amendment #4 to Bylaw 12/2010, be read a first time.
2. That Bylaw 11/2026 be read a second time.
3. That unanimous consent be given for consideration of third reading of Bylaw 11/2026.
4. That Bylaw 11/2026 be read a third time.
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SUMMARY
After being directed by Council in Fall 2025 to explore policy and program options related to limiting construction debris in developing neighbourhoods and adjacent areas, a cross-functional City team formed, undertook research, and provided a recommended approach to the Environmental Advisory Committee (EAC) and BILD.
This information was subsequently provided to Standing Committee of the Whole (SCOW) on March 10, 2026.
The primary goal of the review undertaken by Administration was to enhance opportunities to store waste at the source, prevent debris blowing to neighbouring properties or causing environmental impacts, at the lowest resource implication to taxpayers prior to the initiation of the 2026 construction season.
Upon completion of this analysis, the recommendations from City Administration include:
1. Amendments to the Community Standards Bylaw to provide greater clarity and enforceability regarding construction debris;
2. Adding provisions within Development Permits (administrative purview); and,
3. Completion of a targeted communications campaign with developers/builders (administrative purview).
ALIGNMENT TO COUNCIL DIRECTION OR MANDATORY STATUTORY PROVISION
On September 16, 2025, Council passed the following motion:
AR-26-097
On March 10, 2026, SCOW received the Reducing Construction Debris in Neighbourhoods report as information.
CM-25-019
That the Community Standards Bylaw be amended to add provisions regarding standards related to debris at construction sites, and other potential policy and program options regarding limiting construction debris be evaluated, all to be presented to Council by April 15, 2026.
BACKGROUND AND DISCUSSION
In terms of managing construction debris in neighbourhoods, the City currently uses several tools:
1. Request developers to discuss with builders to clean-up properties. Historically, developers have taken clean-up activities upon themselves.
2. If not undertaken by developers or builders, City Operations will seek to address, but only if the debris is located on City-owned land.
3. Community Standards Bylaw can be used for ticketing for nuisance offenses from an enforcement perspective.
To address the motion from Council, a cross-functional team at the City was formed to undertake research regarding what is currently being done to manage this issue in other communities, and to explore additional mechanisms for Council’s consideration to further limit construction debris in neighbouring and adjacent areas.
As part of this process, the following was received through a survey of mid-sized cities in Alberta:
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Mid-Sized City |
Approach |
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City of Airdrie |
- Provided specifications within Community Standards Bylaw |
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Strathcona County |
- Provided specifications within Community Standards Bylaw |
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City of Leduc |
- Provided Land Development Policy, which specifies Development Agreements will contain a construction debris management plan - These management plans are subsequently enforced through the Land Use Bylaw |
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City of Spruce Grove |
- Provided specifications within Community Standards Bylaw - Building Permits include a notation referencing the above Bylaw |
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Town of Cochrane |
- Provided specifications within Waste Management Bylaw - Send pre-construction season reminders to builders and developers of requirements |
Taking this research into consideration, the City’s cross-functional team developed the following potential action items, and have listed them in priority order, based upon Administration’s assessment of ease of implementation, and ability to influence the ultimate outcome of limiting construction debris from being blown away from construction sites and into neighbouring areas. More details on this analysis are provided in Attachment 1: Evaluation of Construction Waste Options.
1. Community Standards Bylaw: revised wording (Attachment 2) has been suggested for Council’s consideration to provide greater clarity and enforceability. Key recommendations include:
a. Addition of definition of construction debris and prohibition of such on the land;
b. Addition of requirement that construction debris be placed in a waste receptacle; and,
c. Addition that construction materials must be stored in an orderly and organized manner.
2. Advisory Note on Development Permits: since discussing this item with SCOW, Administration has added this note to Residential Development Permits, referencing that construction sites are to be kept clean and free from debris.
3. Communications Campaign and Collaboration with Developers and Builders: while the City has proactively done this in the past, the City is planning to undertake a more holistic approach with BILD in the future, to ensure this information is shared with both developers and builders. It would also include information relevant to any new Bylaw amendments approved by City Council.
The recommended changes are “proactive” enforcement measures that also address gaps in terms of current practices, when compared against comparative municipalities. Subject to the success of these measures in 2026, City Administration will consider bringing forward additional “reactive” measures for Council’s consideration in 2027, including some, or all, of the following potential future action items:
4. Safety Codes Permit Bylaw Amendment: add requirements to this Bylaw that residential builders must have sufficient garbage removal on-site. This would provide additional fine measures.
5. Surface Drainage Bylaw Amendment: provide additional fine measures regarding construction debris that affects storm water management facilities.
6. Development Security Policy Amendments: establish provisions to withhold funds or draw upon them to ensure developers clean up nuisance sites.
7. Business License Bylaw Amendments: potential amendments to this Bylaw to include provisions for suspension of Business License for repeat offenders.
8. Operating Business Case for Fee for Clean Up: request additional City resources to clean up after major storm events, which would likely involve amendments to the Master Rates Bylaw as a cost-recovery mechanism from developers/builders.
While the intention of the review is to prevent debris from spreading in the future, several of the questions at SCOW pertained to the status of cleaning up existing debris from public property in the Riverside neighbourhood. Since receiving the customer service request in Fall 2025, clean up activities occurred; however, not all debris was removed from the middle of the storm water management facility, and the cleanup does not preclude additional debris from having been deposited since, due to additional storms or other activity. The plan is to remove debris from City property in 2026, when conditions allow.
STAKEHOLDER COMMUNICATIONS OR ENGAGEMENT
Ahead of the March 10 SCOW discussion, Administration received support from the City’s Environmental Advisory Committee (EAC) as well as BILD Alberta with respect to the recommendations for Council’s consideration.
A copy of the April 7, 2026, Council agenda materials were provided to BILD and the EAC.
Within Attachment 4, City Administration has evaluated the potential amendments discussed by Councillor Hughes at the March 10th SCOW. City Administration believes the intent of the following suggestions are achieved through the existing language provided by City Administration in Attachment 2: Red-Lined Community Standards Bylaw:
2) That developers be responsible, at their own cost and expense, for the cleanup and removal of all construction debris, foreign material, and dirt on their construction sites and public property, including roadways, within and adjacent to the development area.
3) That covers on construction waste receptacles be kept closed when construction garbage is not actively being loaded.
4) That the owner or occupant of land is not held responsible for failing to close receptacle covers where there are clear signs of illegal dumping.
8) That all construction and excavation materials related to construction be confined to the construction site.
9) That owners or occupants of residential premises ensure that all building materials stored on the property are stacked or stored in an orderly manner.
10) That it not be considered an offence to store a small amount of neatly stacked materials on residential premises for basic property maintenance.
11) That construction sites maintain a designated staging or storage area for construction materials.
12) That construction waste containers be maintained at or below approximately eighty percent (80%) capacity and kept in proper working condition.
13) That enforcement officers be authorized to issue violations to any responsible party, including developers, owners, contractors, or other responsible persons involved in the construction activity.
Administration intends to achieve the outcome of Suggestion 14 by making it a future condition on Development Permits, that contractors advertise the address and contact information at active construction sites.
IMPACTS OF RECOMMENDATION(S)
Financial:
None at this time.
Compliance & Legal:
Administration has considered detailed language when referencing similar Bylaws within other communities but believe simple and clear language within the Community Standards Bylaw as proposed will limit potential unintended consequences as it pertains to prosecution challenges. City Administration has carefully considered this aspect in drafting the recommended changes for Council’s consideration.
Program or Service:
Should Council approve the recommendations provided, they will be incorporated into the existing scope of the following City services:
D.1.2.c Development Permit Application Review
F.2.3.b Community Peace Officer-General Duty Services
Organizational:
If approved by Council, to implement Action 3, Administration will work with BILD to provide communications with their builders ahead of the 2026 construction season to advise of new requirements and expectations with preventative measures as well as reactive measures (e.g. clean-up).
Risks
Assets and Asset Management: enhanced legislative mechanisms approved by Council will help to mitigate the risk to City infrastructure.
Reputational: enhanced legislative mechanisms approved by Council will support the City’s reputation as an environmentally conscious community and place to do business.
ALIGNMENT TO PRIORITIES IN COUNCIL’S STRATEGIC PLAN
None at this time.
ALIGNMENT TO LEVELS OF SERVICE DELIVERY
D.1.2.c Development Permit Application Review
F.2.3.b Community Peace Officer-General Duty Services
IMPACTS OF ALTERNATIVES CONSIDERED
If Council wishes to add additional language to the Community Standards Bylaw or provide further direction to Administration, draft wording is provided for Council’s consideration in Attachment 4: Additional Potential Amendments to the Community Standards Bylaw.
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Report Date: April 7, 2026
Author(s): Trevor Duley
Department: Government/Indigenous Relations and Environment - Office of the CAO
Chief Administrative Officer: William Fletcher