TAMRMS#: B06
6.2
Information Item Only
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Reducing Construction Debris in Neighbourhoods
Presented by: Trevor Duley, Senior Manager, Government/Indigenous Relations and Environment
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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 defveloping 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.
In preparation for bringing this item forward for Council’s review and approval at the April 7, 2026 Council Meeting, an information update is being provided to Standing Committee of the Whole.
The primary goal of this review was to enhance opportunities to store waste at the source, prevent debris blowing to neighbouring properties or causing adverse 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:
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 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 developing neighbourhoods 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 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 a definition of construction debris and prohibition of the accumulation 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: this note will be added by Administration on 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 Alberta 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.
BILD has indicated one area of immediate action and focus will include working with the City to install fencing surrounding stormwater management facilities earlier in the process, to limit debris blowing outside of the developing neighbourhood and into adjacent areas.
City Administration plans to implement Options 2 and 3 identified above (these are within administration’s realm of authority), in advance of the 2026 construction season, and will be seeking Council’s approval on Bylaw amendments pertaining to Option 1 above. These are the changes that City Administration is recommending, as these are “proactive” enforcement measures that also address gaps in terms of current practices.
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 future potential 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 areas after major storm events, which would likely involve amendments to the Master Rates Bylaw as a cost-recovery mechanism from developers/builders.
STAKEHOLDER COMMUNICATIONS OR ENGAGEMENT
This approach was shared with the Environmental Advisory Committee (EAC) on February 26th, 2026, and with BILD. City Administration can provide a verbal update regarding these discussions to Standing Committee of the Whole on March 10th.
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
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Report Date: March 10, 2026
Author(s): Trevor Duley
Department: Office of the CAO - Government/Indigenous Relations and Environment
Chief Administrative Officer: William Fletcher