Pickering Middle School

Building Project



What is the timeline for the Pickering School Building project?

This project is expected to take anywhere from five to seven years given the rigorous and multi-step process the MSBA requires. The process began in April 2021 when the MSBA invited the City of Lynn into the Eligibility Period following the submittal of a Statement of Interest (SOI). It is anticipated that construction or renovation of Pickering Middle School, at the earliest, may begin in 2024 with project completion in 2026/2027. Final Project Schedule will be determined in a later design phase.

What sites were considered for the Pickering Middle School Project?

The following sites were  reviewed by LeftField (Owner’s Project Manager), Raymond Design Associates (Project Architect), and the Pickering School Building Committee (SBC):

1.Gowdy Park

2.Former Union Hosptial Site


4.Rockdale Ave.


6.Magnolia Ave. Park

For more detailed information on Site Selection, including site selection criteria and more information about each site considered, please view the presentation links below.

Pickering School Building Project Update – SBC Site Selection Presentation

What site was selected for Pickering Middle School by the School Building Committee (SBC)?

At the December 21, 2022 School Building Committee (SBC) Meeting, SBC members unanimously to approve the selection of the Magnolia Park Site as the preferred site for the new Pickering Middle School. Below are links to the Site Selection Public Forum recording/presentations and the December 21, 2022 SBC Meeting recording/presentation.

12/19/22 Site Selection Public Forum Presentation

12/19/22 Site Selection Public Forum Recording

12/21/22 School Building Committee Meeting Presentation

12/21/22 School Building Committee Meeting Recording


What will happen to the existing Pickering Middle School if new construction is chosen?

The Feasibility Study will determine the future of the existing Pickering Middle School. If new construction is chosen, then the Lynn School Committee will determine what the existing school will be utilized as.

How much will the project cost? How will the project be paid for?

The estimated total cost of the Pickering School Building Project is between $110M and $140M; however, the actual total project will be unknown until the Feasibility Study is completed. The MSBA will reimburse the City of Lynn for eligible project costs during construction. The reimbursement rates are dependent upon various socioeconomic factors, as well as limitations related to square footage, with a minimum base rate of 31 percent up to a maximum of 80 percent. Several factors can increase the MSBA’s reimbursement rate, including a community income factor, community property factor and community poverty factor. Historically, the MSBA’s reimbursement rate covers approximately 60 percent of the total project cost. The remaining costs will be funded through a municipal bond that will be paid throughout a thirty-year period. The City’s annual bond payments are expected to be somewhere between $2.6M and $3.4M and are highly dependent on interest rates.


What is the Preferred Schematic Report?

The purpose of the Preferred Schematic Report (PSR) is to summarize the process and conclusions of the Preliminary and Final Evaluation of Design Alternatives. The Final Evaluation shall include at least three potential alternatives. Potential alternatives include:

  • Code Upgrade (Typically not Reimbursed by MSBA/Solely paid by the City/Town)
  • Renovation to existing building(s)
  • Renovation/Addition to existing building(s)
  • New Construction

The Project Is trageting submitting the PSR to the MSBA in April 2023 for MSBA Board Apprvoal in June 2023. The Project will then move into the Schematic Design Phase.



Who are the parties involved in the Middle School Project?

School Building Committee (“SBC”)

The Pickering Middle School Building Committee (“SBC”) is made up of the Pickering Middle School Advisory Committee which consists of City and School employees/officials and members of the Community for the purpose of generally monitoring the MSBA Application process and to advise the City of Lynn during the construction of the Project.

List of SBC Members

Massachusetts School Building Authority (“MSBA”)
The Massachusetts School Building Authority (“MSBA”) is a quasi-independent government authority created to reform the process of funding capital improvement projects in the Commonwealth’s public schools. The MSBA strives to work with local communities to create affordable, sustainable, and energy efficient schools across Massachusetts.

The MSBA’s grant program for school building construction and renovation projects is a non-entitlement competitive program. The MSBA’s Board of Directors approves grants based on need and urgency as expressed by the City, Town, Regional School District or independent agricultural and technical school and validated by the MSBA.

Massachusetts School Building Authoirty Website

LeftField- Owner’s Project Manager (OPM)
LeftField is an Owner’s Representative and Project Management firm, established in 2007. We specialize in owners project management services and have significant experience in the public sector, working with municipalities and building authorities. Leftfield’s staff has managed over $1.5 billion in MSBA-funded projects since MSBA’s inception in 2004. As Owners Project Managers, we work in conjunction with the Owner serving as an extension of their staff. Our primary role is to protect the Owner’s interests, to ensure that the Owner is well-served and that the established goals and objectives are met in the most efficient manner, physically and fiscally.

LeftField Website

Raymond Design Associeats – Project Architect

As a firm, RDA’s focus is on delivering value: Architecture that inspires a sense of community at an affordable price. Learning environments (like students) must be able to meet the challenges of an ever-changing world. We design flexible, easy-to-maintain, energy-efficient schools that stand the test of time. At the same time, we know that cities and towns across the Commonwealth are grappling with the financial realities of aging infrastructure and omnipresent demands on their limited funding, and we understand full well that our job is to deliver maximum “Return on Investment” (ROI) for the projects we undertake.

The design of a school plays an important role in supporting students as they begin their journey as life-long learners. Our learning environments provide for differentiated instruction, curriculum innovation, and changes in pedagogy. Together with our district and stakeholder partners , we facilitate smart decisions about how your building is configured, identify appropriate program adjacencies, and recommend furnishings, technologies, and building systems that facilitate inspired learning

RDA Website

What is the Massachusetts School Building Authority (MSBA)?

The City of Lynn is working with the Massachusetts School Building Authority (MSBA) on the Pickering School Building project. The MSBA is a quasi-independent government agency that funds capital improvement projects in the Commonwealth of Massachusetts’ public schools. The MSBA “work[s] with local communities to create affordable, sustainable, and energy-efficient schools across Massachusetts.” It has a dedicated revenue stream of one penny of the Commonwealth’s 6.25 percent sales tax. Since 2004, the MSBA has made more than $15.6B in reimbursement payments to school districts for school construction projects.


What is the MSBA process?

The MSBA has developed eight distinct modules that are intended to provide a guide to the procedures and approvals needed for the MSBA and the District to work together in a collaborative manner.

The “Program Overview” and listing of eight modules can be viewed here:

Where can I go to learn more information about this project? How can I stay informed?

The Pickering SBC is committed to an inclusive, transparent process. As the project progresses, there will be considerable opportunities for public input and community engagement, including stakeholder surveys and public meetings. The project website has information to stay informed, such as relevant news articles, meeting agendas, minutes and video recordings of Pickering SBC meetings. The project website will be updated regularly as new information is available. Pickering SBC meetings are also posted regularly and open to the public. Please direct any further questions to the Project Email: (info@pickeringmsbuildingproject.com).




School Committee Meeting

January 12, 2023