Town Administrator's Desk
Capital Necessities Part 2: Rotunda & Harbor Projects
By Tony Barletta
March 13, 2026
The conversation on capital projects to be voted on at the Annual Town Meeting continues this week with the Tuck’s Point Rotunda, Harbor dredging, Morss Pier and Reed Park Dock Expansion.
Tuck’s Point Rotunda
The Rotunda is one of Manchester’s most iconic landmarks that sits out over Manchester Harbor. Originally built in 1896, by architect E.A.P. Luscomb of Boston, the Rotunda is the Town’s cherished version of motif #1, often replicated in artwork and photographs.
Although the Rotunda has strongly stood for over 130 years, the timber support pilings were last replaced in the 1970’s and have a lifecycle of about 50 years. In 2020, a conditional assessment was performed on the Rotunda and determined that the current support structure is compromised due to age, weather, and rising sea-levels. Subsequently, the Town began the planning process to preserve this historical landmark.
In 2022, The Town hired engineering firm Foth, funded from a $60,000 grant, to generate options for the rebuilding of the support structures. The Select Board reviewed four alternatives at a meeting in June 2023. Two public forums were held to gather important public feedback and on September 18, 2023 the Select Board voted to move forward with Option 1.
The new plan keeps the Rotunda in its current location, raises it from 14 ft. to 19 ft. MLW (mean low water), and replaces the undercarriage and pilings to protect it from sea-level rise and future storm damage. The new pilings will be made from steel and will make the pier ADA compliant while preserving the Rotunda’s historic aesthetics and footprint.
The total cost of construction is estimated at $3.6 million dollars. The Town previously appropriated a total of $1.3 million ($800k from the general fund and $500k from CPC) at the 2025 Annual Town Meeting. In 2025, the Town applied for a $2.5 million grant from the Seaport Council and a $425k grant from Coastal Zone Management, to fund the additional cost of this construction. Unfortunately, we were unsuccessful in these efforts. Due to the increase in severity and occurrence of winter storms, our desire is to complete this project before any significant damage occurs. Therefore, the Town is asking residents to approve the remaining funds needed to start the project at this year’s Town Meeting ($350k from CPC and a $2 million debt exclusion with a twenty-year bond). The estimated tax impact of the debt exclusion is $42 per $1 million in property value.
Additionally, pairing this project with our other harbor projects could provide for efficiencies that would result in significant time and cost savings for our Town. The Rotunda project is fully permitted, and our goal is to begin construction during the off season in fall 2026 although this will depend on contractors and scheduling.
Our objective is to ensure that the Rotunda continues to serve as a beloved landmark for generations to come. By carefully preserving this piece of Manchester’s history, residents can continue to make core memories from catching crabs, posing for prom, or simply watching the boats come in and out of the harbor.
The other harbor projects include Harbor dredging, Morss Pier, and the Reed Park Dock Expansion. Our Harbor dredging project is funded with a 50% matching grant from Seaport Economic Council ($1.9 million) and we are seeking approval for the Town’s match of $1.9 million via debt exclusion on this year’s Town Meeting Warrant. The permitting for this project is currently underway and anticipated to be completed by mid-summer. If the proposed funding is approved, a $1.9 million debt exclusion with a twenty-year bond has an estimated tax bill impact of $31.50 per $1 million in property value.
Morss Pier
The Morss Pier project is funded with a 20% matching grant from Seaport Economic Council ($452k) and we are seeking approval for the Town’s match of $114k via taxation in our capital article at this year’s Town Meeting. The permitting for the Morss Pier project has been completed and is ready for procurement once funding is approved. If the proposed funding is approved, there would not be any tax bill impact above and beyond proposition 2 ½.
Reed Park
The Reed Park Dock Expansion project is funded with a $600k grant from the Boater Infrastructure Grant Program and it is matched with a $568,250 grant from the Seaport Economic Council. The permitting for the Reed Park Dock Expansion project will be completed later this Spring. Since this project is fully funded by grants, there is no cost to the Town’s general fund and there is no tax bill impact to our residents.
Please note that for all these tax bill impact estimations, the true impact is determined by the final cost of these projects after completing the procurement process and receiving a final contracted amount.
All information on the Rotunda project can be found on the Town website at manchester.ma.us/782/Tucks-Point-Rotunda-Project and Reed and Morss at manchester.ma.us/247/Harbor. Join the Annual Town Meeting Public Forums on April 7 and April 14 at 6:30 p.m. on Zoom or in Town Hall to ask questions and learn more about all the warrant articles.