Twin Pines statement
Background
Peel Housing Corporation (also known as Peel Living) acquired the 25-acre Twin Pines property (1749 Dundas Street E, Mississauga, ON) in 1996. That’s when Peel Housing Corporation (PHC) and the Cedar Grove Residents’ Community Corporation entered into a 20-year (1996 – 2016) land lease agreement. Mobile homes are owned by Twin Pines residents and the Twin Pines land is owned by Peel Housing Corporation.
In 2016, PHC signaled its intent to proceed with redevelopment with a long-term goal of redeveloping the land to meet future affordable housing needs.
The redevelopment of Twin Pines is an important part of Peel Region’s long-term strategy to increase housing supply within the community. The objective of the redevelopment is to create additional affordable housing by maximizing the land holdings at this site for broader community benefit.
PHC anticipates more than 1,000 homes will be created to replace the approximately 130 currently on-site, including affordable housing options.
The voluntary Twin Pines resident transition plan has been in place since early 2018. The plan offers residents a range of options to help them transition, with a focus on providing access to financial support and affordable housing solutions.
In early 2018, a $31,000 goodwill payment was made available to Twin Pines residents as part of the initial resident transition plan. In October 2024, the updated resident transition plan was provided which included a $50,000 goodwill payment or a portable housing subsidy.
Commitments
The decision to redevelop was made to address the urgent need for affordable housing in Peel Region. From the beginning, PHC committed to openness and transparency in the planning process, and a collaborative approach with residents that is sensitive to their housing needs and financial circumstances. PHC has stayed true to the intent of these commitments.
One of PHC’s key commitments is that residents will be offered the option to return to the future newly-developed Twin Pines community. That’s why a return registry was created and has been promoted to residents as PHC is trying to build more homes.
The need for a clear site was communicated to residents in October 2024 when the updated voluntary resident transition plan of a $50,000 goodwill payment or a portable housing subsidy was made available to them.
Resident transition plan
There are two voluntary resident transition options:
- a $50,000 goodwill payment OR
- a portable housing subsidy, which will help cover rent costs in their next home. Residents pay up to 30% of their income, and Peel Region pays the rest. The subsidy moves with them, so they can use it in any private rental unit in Mississauga, Brampton, or Caledon.
Residents can also receive a $2,000 financial counselling grant to seek independent advice to help them make informed decisions about their future. In addition, coverage of disposal costs is available if a resident chooses to leave their mobile home behind when relocating.
Resident transition options are voluntary. Accepting or not accepting an option is a personal resident/household decision.
The voluntary resident transition options are goodwill offerings. PHC is not legally required to offer these options but has chosen to do so to support resident transition.
A deadline of April 30, 2026 has been set for the $50,000 voluntary goodwill payment. This means that residents will have until April 30, 2026 to accept the goodwill payment, with another 12 months to move out once a decision is made. After the deadline, there will be no further financial lump sum offerings outside of the legislative requirements under the Residential Tenancies Act, which includes $3,000 at the time of lease termination following a 12-month resident notice.
The portable housing subsidy option will remain unchanged and available beyond April 30, 2026.
While the portable housing subsidy includes asset thresholds, Peel is fully committed to ensuring it does not become a barrier for Twin Pines residents who genuinely need support. Housing Support Workers will work with residents individually to explore every available option to help them access the assistance they need. Eligible residents who select the portable housing subsidy have a commitment from Peel Region that those needing it will continue to be provided a subsidy long-term.
Current redevelopment status
As part of the broader plan to increase housing supply in the community, PHC has been directed to start redevelopment planning for the Twin Pines property and 1725 Dundas St. East (currently occupied by Mr. Sub).
As part of the redevelopment planning:
- The City of Mississauga is undertaking a pre-zoning process for a portion of the site (a parcel of the land currently occupied by Mr. Sub at 1725 Dundas St. E.). Pre-zoning is a City-led planning process that updates zoning rules in advance to match what is already permitted in the City’s Official Plan. Pre-zoning does not approve a specific development concept, nor does it replace detailed site design or technical review. It also does not guarantee that development will proceed or when it will proceed; rather, it establishes a clear and predictable zoning framework consistent with the City’s Official Plan for a development in the future.
- At the same time, PHC is completing pre-planning redevelopment work for the larger Twin Pines parcel.
At this stage of the project, the details of the housing that will go on the Mr. Sub/Dundas St. facing portion of the site have not been confirmed nor has a developer been secured.
It was misreported earlier this month that the park will be cleared for a 12-storey high- density building. This is simply the maximum height identified in the Mississauga Official Plan for this parcel.
A public information sign will be installed on the frontage of 1725 Dundas St. E. (Mr. Sub lands). The signage will inform the community that redevelopment planning is underway and will include PHC project specific contact information.
Return Registry
PHC will support all Twin Pines households as they navigate their options, including a return to Twin Pines if they wish to sign up for the return registry.
PHC can confirm that the return registry is communicated regularly in notices, letters, and in-person to residents who speak with staff during office hours. The email address PeelLivingResidentTransition@peelregion.ca was created and communicated, in part, for residents to sign up for the registry.
Statement from Councillor Fonseca
“Since my election to this office in 2010, I have been a consistent and active advocate on this matter, and it is important that the record reflects that. We would not be here today if not for Twin Pines residents, staff, and regional council coming together with a vision for a better future for families living in the Twin Pines community today and tomorrow. I would like to thank the residents of Twin Pines over all these years for continuing to believe that there is opportunity to provide the right housing infrastructure and the right supports for the residents of Twin Pines.
I have worked with the community and facilitated many community meetings over the years to gather input on what the community envisions for the redevelopment of Twin Pines. As this project moves forward, my commitment and priority continues to be and always has been to advocate and support the residents in the Twin Pines community to ensure that they have housing options. My commitment remains with all those looking for safe affordable housing and to continue to support the residents through the transitional plan and the return registry to offer housing options that meet their needs.”
Peel is committed to supporting residents throughout this process, ensuring that every resident feels secure and informed every step of the way.
Peel is supporting current Twin Pines residents and building for community benefit.