Central Nisku Local Area Redevelopment Plan

UPDATE

The draft plan was presented to Leduc County Council on Jan. 28, 2025, and the project is deferred to a future Council workshop.

Impact on current land use

This local area redevelopment plan (LARP) proposes a reorganization of land uses identified as Future Land Uses which are different than the current zoning and land uses within the plan area. The introduction of this redevelopment plan will not impact the current zoning of properties within the plan area.

Because redistricting is not changing within the plan area, all existing uses will remain compliant.

The Future Land Uses within the LARP are identifying strategic areas for these types of uses given current conditions and long-range planning objectives, including those identified within the ARP.

• Landowners and business operations will not be forced to relocate to an area of compatibility.
• The choice to move from Industrial to Business Park land uses will be completely voluntary and will respond to new and emerging business types.
• Continuation or expansion of current operations will be supported.

At a time when redevelopment comes naturally within the plan area, a shift to the land use identified on the Future Land Uses figure will be encouraged. All existing districts identified in the Land Use Bylaw remain, therefore all development is controlled by the Land Use Bylaw.

Leduc County is re-envisioning the central Nisku area, with the help of Arcadis | IBI Group, by creating the Central Nisku Local Area Redevelopment Plan (Central Nisku Plan). An area redevelopment plan is a planning policy document used to guide the long-term redevelopment of an existing area. It provides guidance on future land use and includes implementation steps to achieve the vision of the ARP.

The plan has been on hold since 2022 to allow for the preparation of servicing studies and is now being reinitiated. The plan is scheduled to be completed in early 2025.

The Central Nisku Plan will outline a strategy to grow and diversify the central Nisku area. Central Nisku is envisioned as a key part of the iconic Nisku Business Park, and will feature a range of industrial, manufacturing and commercial uses to serve the Edmonton Metropolitan Region, Alberta and the world.

WHAT WE'VE HEARD (SO FAR)

Business stakeholder input

In April 2021, we held a virtual workshop for business community stakeholders to gather input for the future vision of the predominantly industrial area. Business owners, residents and the public were welcome to join.

The engagement process encouraged business owners and residents to explore a number of informative portals and opportunities to submit feedback. These opportunities included:

• the Leduc County website
• Leduc County's Facebook page
• IBI's Digital Engagement Foyer (DEF)
• an online survey, and
• the online stakeholder engagement event

The Leduc County website, as well as the DEF included information about the area and the project, a FAQ page, and a link to the feedback survey.

Current use of the site

Most respondents (33%) currently use the site for employment, while the second most common response (22%) were business owners. 17% of the respondents were nearby residents from North and South Vistas and were interested to know how these developments will impact their residential areas. Those identifying as “Other” included concerns regarding the transportation corridor to Highway 2 and north of Nisku.

Strengths and weaknesses

The majority of respondents (23%) indicated the strategic location of the site in relation to major distribution routes, the international airport, the surrounding communities and to Edmonton. 19% of the responses identified business diversity and synergies between industries are key strengths. Symbiosis within businesses, low taxes, and good real estate values were each prioritized by 12% of participants.

The key weakness identified was Poor Visual Appearance (25%). Poor internet service, lack of publicity of the business park, insufficient roadway conditions, and encroachment on the residential areas are some of the other weaknesses indicated by respondents. These align with the opinions that were heard in the live stakeholder engagement session as well.

Opportunities, constraints and amenities

Opportunities for the plan area the majority of responses (18%) suggest a face-lift of the area with more trees, greenery, upscale streetlights, covered benches, and ‘keeping it rural’. This theme was followed closely by Bike Paths and Trails (14%). Paved Roads, and Facilitating Businesses were the next most desired opportunities. Introducing more coffee shops, restaurants, utilizing existing spaces (instead of building new), and improving transportation connections with the surrounding area were equally prioritized (each by 7% of participants). Other responses included research and development opportunities, low light and noise pollution, and animal-safe corridors. About 4% indicated the plan area does not need to change, while another 4% consider the area having no opportunities for redevelopment.

• View the workshop presentation
• Watch a recording of the workshop

Public input

In November 2021 we held a virtual workshop to gather input on three possible development scenarios for the Central Nisku Local Area Redevelopment Plan.

• View the workshop presentation
• Watch a recording of the workshop