Rangeview Development Master Plan

Collaborative planning for a vibrant waterfront community.

The ask: Bousfields was retained to provide urban design, planning, and community engagement services for the preparation of a Development Master Plan and Official Plan Amendment application. The aim was to transform an employment and light industrial parcel of land (~25 hectares in size) into a residential and mixed-use community in Mississauga’s Lakeview Waterfront Major Node.

Team Members




Senior Planner

Nada Jamal

Project Manager


The Challenge

As Rangeview Estates is comprised of several participating (the Rangeview Landowners Group Inc.) and non-participating landowners, it was essential to design the Master Plan in a manner that would allow each property to develop independently from one another, all while ensuring that the ultimate build-out of the entire community would maintain a cohesive structure, consistent visual aesthetic and secure the costs associated with development.

Our Solution

The approach taken considered both an interim and ultimate road network and servicing strategy that would allow each property to develop independently from one another and on their own timing.

This road network and servicing strategy had influence on the location of the new public streets, public parks and the size and configuration of the development blocks. When an individual property plans to develop, the associated costs of development will be built and ultimately contribute to realizing the vision set out in the Rangeview Development Master Plan.

The Outcome

The Rangeview Estates Development Master Plan envisions a vibrant, liveable, and complete residential and mixed-use community that provides 5,300 units and serves as a gateway for the entire Lakeview Waterfront Major Node from Lakeshore Road East to the shores of Lake Ontario.

The community will be planned as a compact, sustainable neighbourhood – offering a variety of housing typologies, local commercial opportunities, and walkable pedestrian-oriented greenspaces.

The Master Planning process was a collaborative integration of Bousfields’ five departments – Planning, Urban Design, Community Engagement, Graphic Design and Community Design – and was supported by numerous external consultants. The design of the Master Plan was led by our Urban Design team, and collectively, all disciplines worked together to produce a successful new waterfront community.

Rangeview Development Master Plan

Rangeview Landowners Group Inc.

Address: Rangeview Estates, Lakeview Waterfront Major Node

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Stephanie Kwast



Stephanie is a Partner with the firm and a registered professional planner who seeks to build strong relationships between project teams, municipal governments and communities. She has a thorough understanding of the municipal planning approvals process and has extensive experience working on large-scale projects from inception to completion. Known for her practical approach to planning and development, Stephanie is a passionate land use planner who is able to resolve land use issues and guide her clients and project teams through complex matters to reach a common goal.  Stephanie is involved in a wide range of planning projects in Toronto and across the Greater Toronto Area and has appeared as an expert witness before the Ontario Land Tribunal.

Jocelyn Deeks


Community Engagement

Jocelyn Deeks is a Partner at Bousfields and leads the Community Engagement practice. Jocelyn is a Registered Professional Planner and brings several years of experience working at the intersection of planning, development, and community engagement in the public and private sectors. She has developed and executed stakeholder engagement strategies for some of the GTA’s most complex and challenging development projects. Jocelyn also has experience developing strategic plans for Ontario municipalities.

Jocelyn has a Master in Planning (M.Pl) degree from Queen’s University.  She is a member of the Ontario Professional Planning Institute and the Canadian Institute of Planners. She is a regular presenter at conferences including those hosted by the International Association of Public Participation and the Ontario Professional Planners Institute, speaks on panels, and enjoys sharing ideas with peers on podcasts. 

Richard Valenzona



Combining his experience in urban design, planning and landscape architecture, Richard offers a creative and practical approach to design and development. His multidisciplinary background allows him to work across varying contexts, scales and levels of detail. Known for his master planning expertise, Richard has contributed and designed numerous comprehensive community plans for prospective development sites – from greenfield lands, to infill sites within urban and built-up environments – throughout the Greater Toronto and Hamilton Area (GTHA).

Richard is involved in a wide range of planning and urban design projects across the GTHA including highest and best use analyses, schematic site plan designs, preparation of urban design related materials for development applications and master plans. He has also worked on numerous community planning, urban design and landscape architectural projects within Canada, the U.S., Middle East and Asia.

Richard earned a Master of Landscape Architecture from the University of Guelph, where he was awarded the American Society of Landscape Architects (ASLA) Honour Award. He also holds a Bachelor of Environmental Studies in urban planning, with a specialization in urban design, from the University of Waterloo. Richard is currently an Associate Member (Landscape Architectural Intern) of the Ontario Association of Landscape Architects (OALA), working towards full membership. He is also in the process of working towards full membership in the Ontario Professional Planners Institute (OPPI) and Canadian institute of Planners (CIP).

Liam Murphy

Senior Planner


Liam joined Bousfields in March 2022 as a Planner. He works primarily with private sector clients to provide a range of planning consulting services, including land use planning advice, development due diligence, policy review and analysis, planning rationale report preparation and obtaining various development approvals. Liam also completes associated land use development studies and research projects.

Prior to joining Bousfields, Liam worked as a planner with another planning consulting firm involved in development planning. Liam also has previous experience working in the public sector at the municipal level.

Liam received his Bachelor of Environmental Studies Honours Co-op Planning (BES) with an Urban Design Specialization from the University of Waterloo in June 2020. Liam is currently a candidate member of the Ontario Professional Planners Institute and is working towards his full membership.