Twin Pines redevelopment project

Twin Pines is located on approximately 25 acres in Mississauga. Peel Living (Peel Housing Corporation), Peel Region'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 Peel Region Council's priority to increase affordable housing in Peel.

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.

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

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 approximately 200 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

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

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 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 in 2019/2020 following the selection of a development partner.

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, 2018, the monthly market–rate lease for the land at Twin Pines ranges from $625 to $689 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 and 2019. 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 (PDF) 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 to be responsive to Twin Pines resident needs and requests. On December 7, 2017, the Peel Living Board of Directors endorsed the Resident Transition Plan.

The Plan will provide residents with clarity regarding transition options available to them through the development project, to assist then with decision making related to their future.

A plan to support residents

Peel Living is committed to support the transition of existing residents and ensure that all residents have an affordable option for those who wish to remain in the redeveloped Twin Pines.

The Resident transition plan summary provides each household that is a tenant of Peel Living at Twin Pines on January 6, 2018, with a choice of 1 of 4 options.

For residents who wish to remain in the new Twin Pines Community, there are 3 housing options: ownership, market rent and long term lease with reduced rent. Details for these housing options will be defined in 2019/2020 following the selection of a development partner.

In response to residents' requests, a payment option for residents who wish to leave the community (i.e., goodwill payment) was also included. This option is available starting February 6, 2018.

Refer to the chart for an overview of the Resident Transition Plan.

	Leave	Remain
What are the transition options? (1 per household)	Option 1 Payment	Option 2 Own	Option 3 Rent	Option 4 Long term lease
What can each option provide?	Resident receives payment of $31,000 upon voluntary termination of tenancy	Resident may purchase a market ownership unit in redeveloped Twin Pines and receive $31,000 payment	Resident may enter into a market rental unit in redeveloped Twin Pines and receive $31,000 payment	Ongoing affordable housing in the redeveloped Twin Pines with rent based on household income No payment to be provided
When can the option be selected?	Available starting early 2018** (Phase 1)	Available starting late 2019*** (Phase 2)	Available starting late 2019*** (Phase 2)	Available starting late 2019*** (Phase 2)
Demolition/disposal costs to be paid by Peel Living (approximately $10,000)*

Option 1 summary

For those interested in remaining in the new Twin Pines community, there are three different housing options. For those who prefer to leave the community, there is a payment option.

Option 1 (Payment) will be available starting on February 6, 2018. Residents do not need to select an option until details on all four options are available (late 2019 or early 2020).

Resident transition plan eligibility

The Plan is limited to tenants (named on the Tenancy Agreement) who were residents of Twin Pines on January 6, 2018. The selection of an option is non-transferrable and provided on a per household basis. Evicted tenants are not eligible for the RTP.

Option 1 requirements

To select Option 1 and receive a goodwill payment of $31,000 (minus any outstanding payments to Peel Living), tenants will be required to:

• Voluntarily terminate their tenancy with Peel Living
• Meet the terms and conditions of the agreement
• Move (payment will not be provided until after tenant has moved from the site)

Tenants can choose to either:

• Leave their mobile home on the site at the time of transition. Peel Living will pay disposal costs.
• Remove or relocate their mobile home from the site at the time of transition. Tenant will be responsible for all costs and liability (i.e., relocation/removal plan).

How to select Option 1

Residents can request the Option 1 package that includes forms and additional information from Navneet Sahota at 905-791-7800 ext. 3529.

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."

Independent resources are available 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

Documents have been removed in compliance with the Accessibility for Ontarians with Disabilities Act, as they do not meet current accessibility standards.

Background information regarding the Twin Pines development project including resident newsletters, a KPMG report, Peel Housing Corp. board presentations, 2016 resident engagement session information, can be requested by email.

Updated December 1, 2016

In 2012, the Peel Housing Corporation (Peel Living) Board of Directors made the following formal commitments to the tenants of Twin Pines to guide the community planning process:

1. Peel Living is committed to the Twin Pines neighbourhood, ensuring that it remains affordable and offers a mix of housing options, for current and future residents.
2. Peel Living will explore the creation of more housing and will examine the viability of ownership options in the future Twin Pines, as a reflection of the character of the community.
3. Residents will be offered the option to remain in the future Twin Pines community. (Revised by the Peel Housing Corporation Board of Directors on December 1, 2016, Commitment #3 shall not apply to persons who become residents 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).
4. Peel Living is committed to undertaking a Housing Needs and Financial Impact Assessment (HNFIA) for each resident to understand the personal financial issues of the residents and to take that into consideration when developing options in a future plan for Twin Pines.
5. In a master planning process for Twin Pines:
   • The planning process will clearly outline when each stage will happen and what decisions will be made at each stage.
   • A collaborative approach will be undertaken that is sensitive to resident concerns, including their housing needs and financial circumstances.
   • A community involvement strategy will outline how local residents will have input at each stage of the process.
   • The process will also include a plan on how residents and neighbouring stakeholders will be communicated with going forward, so they can stay updated on the process and key developments.
6. Any other commitments with legal implications will be considered by the Peel Living Board of Directors and communicated.