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Region of Peel - Working for you
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Region of Peel - Working for you

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Twin Pines Redevelopment Project

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Twin Pines Site Map

Peel Living has started work to redevelop its 25-acre Twin Pines lands, currently a mobile home park, in south-central Mississauga, Ontario, Canada.

The Vision

The Total Public Value (TPV) Framework, or vision for the future Twin Pines is to create a community that provides a mix of housing options, is age-friendly, connected and environmentally responsible, and supports the financial sustainability of Peel Living's affordable housing portfolio.

The TPV Framework is the culmination of the collective insights of the residents, community members, Peel Living and many others who value the future of Twin Pines. It consists of Guiding Principles and Outcomes to be achieved through the redevelopment project.

Total Public Value Framework summary graphic (PDF)

For more details, see "More Information About the Vision"

Where we are now

Phase 2 of the project began in summer 2017 and will be completed in 2019. Work includes:

KPMG's Resident Transition Plan report is scheduled for presentation to the Peel Living Board of Directors on December 7, 2017 for approval. To view the draft resident transition options presentation, see "Resident Transition Plan" below. The project team is also preparing requirements to be included in a Request for Proposal to select a development partner which will be released in 2018.

Earlier in the process (June 2017), the Peel Living Board of Directors approved a Twin Pines Business Case Report, directing staff to move to Phase 2 of the Redevelopment Project. For more details, see "Business Case Report".

Contact Us

Email Twin Pines if you have questions or comments about the project or to request to be added to the project mailing list.

Other information

Twin Pines is located on approximately 25 acres in south-central Mississauga, Ontario, Canada. Peel Living (Peel Housing Corporation), the Region of Peel's non-profit housing provider, purchased the land in 1996 with the intent to redevelop the site in the future.

The vision for the future site is to create a community that provides a mix of housing options, is age-friendly, connected and environmentally responsible, and supports the financial sustainability of Peel Living's affordable housing portfolio.

In addition to the vision, the redevelopment project also aligns with the Region of Peel Council's priority to increase affordable housing in Peel.

Peel Living is committed to moving quickly through the redevelopment planning process.  We consider stakeholder input to be critical to the redevelopment and will continue to use the feedback from Twin Pines tenants and other stakeholders to inform the process.

Decisions regarding the mix and number of housing options and other critical redevelopment details are anticipated to be defined in 2019.

The Total Public Value (TPV) Framework is based on the understanding of what Peel Living (Peel Housing Corporation), the Region of Peel, as sole shareholder of Peel Living, City of Mississauga and the broader community, including Twin Pines residents, want to see achieved in the future Twin Pines site.

It was developed based on previous work including the 2012 Charrette, the 2015 Housing Needs and Financial Impact Assessment, current research and consultation with a number of stakeholder groups including the Twin Pines residents and neighbouring community.

Guiding Principles and Outcomes

The Total Public Value (TPV) Framework is made up of four guiding principles and five outcomes:

The guiding principles include:

  • honouring commitments
  • being responsive
  • innovative solutions
  • considerate transformation

The five outcomes include:

  • Key Drivers - to be achieved in balance:
    • creating a mix of housing options
    • ensuring the sustainability of Peel Living's affordable housing portfolio

  • Key Priorities – to foster a complete community that is:
    • age–friendly
    • connected
    • environmentally responsible

Find detailed descriptions of the outcomes.

Key principles guide our approach to engaging stakeholders throughout the redevelopment of Twin Pines. By applying these principles we hope to increase the effectiveness of our engagement activities and foster a greater understanding of the total public value of the redevelopment. Engagement principles include:

  • Access and inclusivity – Designing processes that will provide stakeholders the opportunity to inform decisions and develop balanced perspectives
  • Transparent and open – Sharing information as soon as possible, encouraging questions and responding to them
  • Timely communication – Providing information in a timely, accurate, objective, and easily understood manner
  • Mutual trust and respect – Engaging in an equitable and respectful manner that fosters an understanding of diverse views, values, and interests
  • Listen and learn – Engaging with an open–minded approach to inform and enhance activities.

The project is being completed in three phases. The timelines are estimated and may change as the project progresses.

Review the timeline summary graphic (JPG)

Phase 1: October 2016 – June 2017
Vision For The Future: What do we want to achieve?

The vision will be based on the understanding of what Peel Living (Peel Housing Corporation), the Region of Peel, as sole shareholder of Peel Living, City of Mississauga and the broader community, including Twin Pines tenants, want to see achieved. This vision will describe what we call the Total Public Value for the redevelopment.

Through technical review and financial analysis a business case will be created to support the evaluation of a variety of approaches to the redevelopment.  At the end of this phase, the Board will approve a delivery model (project approach) for the redevelopment.

Phase 2: June 2017 – 2019 Partnerships And Planning: How will we get there?

This phase will focus on shaping the "look and feel" of the Twin Pines lands using the project approach selected from Phase 1 as the optimal approach to achieve the Vision. 

During this phase, the project team will develop a Resident Transition and complete a procurement process to select a development partner to support the achievement of the project Vision. 

At the end of this phase, the Board will approve an implementation plan that may include: an agreement with a development partner(s), site plan, and implementation schedule.

Phase 3: Late 2019 onwards
Building the vision into reality: When will the development work begin?

In this phase, work begins to bring the vision to life. A detailed plan will be created that may include: planning approvals, detailed designs and timelines, required permits, and construction.

Twin Pines Mobile Home Park dates back to 1949, when the first mobile homes were established on the Pallet family's apple orchard. Originally called Cedar Grove, the park expanded during the installation of the nearby Trans-Canada pipeline when workers needed affordable housing close by. The tenants owned their mobile homes and paid rent to the owners of the land.

In 1996, Peel Living, (Peel Housing Corporation) the Region of Peel's non-profit housing provider, purchased the Twin Pines land to maintain the site as an affordable housing community, with the intent to redevelop the site in the future.

By purchasing the land, Peel Living added to its affordable housing portfolio and became the owner of the property. The mobile homeowners at that time (Cedar Grove Residents' Community Corporation) and Peel Living decided upon an Agreement that ensured tenants would not be required to vacate the park for the purpose of redevelopment for a period of 20 years, the timing of which expired in October 2016.

In 2011, the Peel Living Board identified the need for a long-term plan for the future of Twin Pines. As part of the initial planning, residents of Twin Pines, the neighbouring community, the City of Mississauga and other stakeholders came together in 2012 to share their ideas about future possibilities.

With the 2012 purchase of two additional acres adjacent to the existing property, Peel Living currently owns approximately 25 acres of land in the Twin Pines community, the adjacent 136 Summerville Pines affordable apartment units and two commercial buildings. Peel Living is landlord to tenants in 213 mobile homes on the site.

In February 2017, Peel Living defined a vision, or Total Public Value (TPV) Framework, based on stakeholder input, to create a community that provides a mix of housing options, is age-friendly, connected and environmentally responsible, and supports the financial sustainability of Peel Living's affordable housing portfolio.

Why Peel Living is Redeveloping Twin Pines

Peel Living purchased the Twin Pines land in 1996 with the intent to redevelop the land after 20 years to support its mandate to provide affordable housing for residents in Peel, and to support the priority of the Region of Peel Council to increase affordable housing. That 20-year period ended in October 2016.

Twin Pines will be redeveloped in a way that optimizes the land to meet current and future needs.

Peel Living is committed to ensuring that housing in the future Twin Pines remains affordable.

General Tenancy Information

Tenants at Twin Pines own or rent their mobile home chattels. The land is the property of Peel Housing Corporation (also known as Peel Living). Owners of mobile homes at Twin Pines enter into a month-to-month tenancy agreement with Peel Living for the lot on which the mobile home is situated.

The mobile home chattel is an asset owned by the tenant and, as such, it can be sold or removed from the site by the tenant in accordance with the terms of the tenancy agreement.

The Province of Ontario's Residential Tenancies Act (RTA) requires that Peel Living pay tenants compensation in the amount of $3,000 upon notice of termination. In addition, tenants are entitled to a minimum of 12 months' notice of termination for purposes of redevelopment.

Peel Living, as a landlord, has no role in financing or reimbursing tenants for mobile home investments.

Peel Living is committed to providing the option to remain in the future Twin Pines community for those who are tenants on or before January 6, 2018. Decisions regarding the option to remain and other critical redevelopment details are anticipated to be defined by the end of 2018.

For those tenants who become so after January 6, 2018, no special consideration will be given; they will have the same opportunity as any member of the public to seek housing, rental or ownership, in the new Twin Pines community as available.

Twin Pines tenants continue to be supported by Peel Living property management staff.

Land Rental Rates at Twin Pines

Persons/households who became tenants after June 30, 2016 pay a monthly market-rate lease for the land on which their mobile home is situated, along with an annual increase as allowed by the Residential Tenancies Act (RTA). Leases will continue on a month-to-month basis.

As of May 1, 2017, the monthly market-rate lease for the land at Twin Pines ranges from $614 to $677 depending on lot size. In addition to land lease rates, tenants are also responsible for hydro costs and property taxes. Please note that these rates are subject to change at any given time.

All tenants will see annual rent increases in accordance with the Residential Tenancies Act (RTA), which is 1.8% for 2018. An advance notice of 90 days will be provided before any increase is applied, which is consistent with the terms in the Residential Tenancies Act (RTA).

Peel Living Commitments to Twin Pines Tenants

In 2012, Peel Living made formal commitments to the tenants of Twin Pines to guide the planning process. The commitments also provide current tenants with assurances that redevelopment of Twin Pines will remain affordable, that tenants will be offered the option to remain in the future Twin Pines community, and that they will be engaged and informed throughout the process.

Commitment #3 was changed on December 1, 2016, to not apply to persons who will become tenants of the Twin Pines community after January 6, 2018.

For those tenants who become so after January 6, 2018, no special consideration will be given; they will have the same opportunity as any member of the public to seek housing, rental or ownership, in the new Twin Pines community as available.

The change provides clarity as to what tenants after January 6, 2018, can expect when entering into a tenancy agreement with Peel Living, while providing a reasonable notification period for residents as to the change.

Peel Living will honour its commitments as amended by the Board on Dec. 1, 2016.

Peel Living has accelerated the development of the Resident Transition Plan (RTP), in order to be responsive to resident needs and requests. The RTP will provide residents with clarity regarding the transition options available through the project, to ultimately assist residents with decision making related to their future.

The project team is currently in the process of finalizing the RTP and will present the RTP report and recommendations to the Peel Living Board of Directors for approval on December 7, 2017.

On October 5, 2017, the draft resident transition options were shared with the Peel Living Board of Directors. The draft transition options include ownership and rental opportunities for current residents in the future Twin Pines community. In addition, an option has been included for those residents who would prefer to not remain in the redeveloped community. Please be advised that the Resident Transition Plan does not apply to those who become tenants of the Twin Pines community after January 6, 2018.

Draft resident transition options

A series of small group meetings will occur in mid-October 2017 to provide Twin Pines Residents with the opportunity to provide additional input to KPMG on the draft transition options. The presentation can be viewed online

The Business Case Report includes analysis of technical and financial details and various approaches to the redevelopment of the site. Based on the analysis, it was determined that the best approach to the project is to select a development partner to achieve the Total Public Value outcomes.  Peel Living will continue to be actively involved in the process to ensure that the project vision is achieved: to provide a mix of housing options and ensure financial sustainability of the affordable housing portfolio in a complete community.

The analysis will also help Peel Living to identify the number of affordable housing units, funding and community partnerships required for the redevelopment.

The full Business Case Report can be viewed under "Project Resources."

Starting in August 2017, independent resources will be available on site to meet with residents and their families to provide connections to services and resources in the community including:

  • Housing programs
  • Long term care planning
  • Health services
  • Financial planning and supports
  • Counselling
  • Individual planning for other unique needs

To book an appointment with a Peel Outreach Worker, please call 905-791-7800 ext. 7243 or email OutreachTwinpines@peelregion.ca.