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Home My WebLink About2023-3-28 AGENDA Nantucket Land Bank Commission 2.; Regular Meeting of March 28, 2023 Land Bank Conference Room, 22 Broad Street 2(123 APR 13 AR 7: 2 CALL TO ORDER: 4:00 P.M. A. CONVENE IN OPEN SESSION 1. PUBLIC COMMENT/STAFF ANNOUNCEMENTS 2. PROPERTY MANAGEMENT a. Lily Pond Restoration Project—Update b. Cisco Beach Parking Lot—Reconfiguration c. Creeks Preserve/2 Milestone Road—Eagle Scout Project Request d. Various Properties/UMass Knotweed Biocontrol Study—Request e. Pochick Avenue - Owl Box Request ' f. Long Pond Landing/48 South Cambridge Street—Owl Box Maintenance g. Review of Encroachment Policies and Procedures h. Miacomet/Smooth Hummocks—Conservation Restriction 3. AGRICULTURAL PROPERTY MANAGEMENT - a. Sustainable Nantucket—Naming Declaration c b. Community Garden Survey -Update 4. REGULAR BUSINESS a. Brotherhood Planning Board Application—Discussion b. Rowland/15 Commercial Wharf—Amendment to House Move Agreement ° 5. TRANSFER BUSINESS a. "M"Exemption Update—Release of Liens b. "0"Exemption Update—Release of Liens 6. APPROVAL OF MINUTES a. Regular Meeting of March 14, 2023 7. FINANCIAL BUSINESS a. Monthly Financial Report—February b. Warrant Authorization—Cash Disbursement 8. GOLF BUSINESS a. Sconset Golf Course—Manager's Monthly Review(Jan/Feb) b. Miacomet Golf Course—Manager's Monthly Review(Jan/Feb) c. 2023 Proposed Tournament Schedule d. Warrant Authorization—Golf Capital Funds Transfer Request 9. COMMISSIONERS ADDITIONAL QUESTIONS AND CONCERNS B. EXECUTIVE SESSION: The Executive Session is for Purpose 6[G.L. c. 30A, 21(a)(6)]. The particular transactions and parcels of real estate are not identified since disclosure of the property information may have a detrimental impact on the Land Bank's negotiating position with one or more third parties; and for Purpose 3[G.L. c. 30A, 21(a)(3)J, discussions concerning strategy with respect to ongoing litigation. The Commission will not reconvene in open session at the conclusion of executive session. 1. Approval of Executive Session Minutes 2. Ongoing Litigation Matters: a. Land Court Department Action No. 20MISC000058: The Ceylon Elves,LLC v. Nantucket Islands Land Bank Commission(3 &3B Wyer's Way) b. Land Court Department Action No.22 MISC 000409:Nantucket Islands Land Bank v. Hunter S.Ziesing and Marcy E.Ziesing, Co-Trustees of the Lampoon Nominee Trust(6 Wesco Place) c. Suffolk Superior Court Docket No.2284CV02606: Richard Corey, Trustee of Twenty- One Commercial Wharf Nominee Trust v.Massachusetts Department of Environmental Protection,Nantucket Islands Land bank,and Nantucket Conservation Commission. (Petrel Landing/17 Commercial Street) 3. Real Estate Acquisition C. ADJOURNMENT • • t ' • MINUTES Nantucket Land Bank Commission Regular Meeting of March 28, 2023 Land Bank Conference Room, 22 Broad Street Nantucket, Massachusetts CALL TO ORDER: 4:00 p.m. PRESENT: Mark Donato via Zoom; Kristina Jelleme via Zoom; Neil Paterson, Allen Reinhard. ABSENT: John Stackpole. STAFF PRESENT: Jesse Bell,Executive Director; Susan Campese,Administrator/Finance Manager;Eleanor Antonietti, Special Projects Coordinator; Marian Wilson, Assistant Administrator; Rachael Freeman,Director of Environmental and Agricultural Resources; Emily Goldstein Murphy,Research Ecologist. Nantucket Current Editor in Chief;Jason Graziadei;Nantucket Inquirer&Mirror, Reporter, Dean Geddes; Lily Pond neighbor, Hunter Ziesing; Boy Scout, Tomas Young; were also present at call to order. Horsley Witten, Landscape Architects, Ellen Biegert and Brian Kucher were present at call to order via zoom. I ' I. CONVENE IN OPEN SESSION: Chairman Paterson explained that in order to accommodate consultants who were presenting at the meeting,the ordering of the agenda should be modified so that they were up first.A motion was made by Commissioner Reinhard and duly seconded by Commissioner Jelleme to modify the agenda as suggested. A roll call vote was taken on the motion: Mark Donato-Aye; Kristina Jelleme-Aye; Neil Paterson-Aye; Allen Reinhard-Aye. A. PUBLIC COMMENT/ STAFF ANNOUNCEMENTS: • 1. Ms. Bell announced that there would be a Land Bank team in this weekend's litter derby made up of staff volunteering their time. 2. Ms. Antonietti announced that an application for Cisco Beach concessions services had been advertised and hopefully there would be at least three or more vendors to choose from at the next meeting. B. PROPERTY MANAGEMENT: 1. Lily Pond Restoration Project—Update: Ms. Biegert and Mr. Kucher presented a schematic plan of the Lily Pond restoration project. Ms. Biegert pointed out that there were some significant changes from the conceptual plan due to DEP concerns and the Town of Nantucket's Department of Public Works future road improvement plans. Ms. Biegert reviewed the various areas • Land Bank Commission Page 2 March 28, 2023 of the park and described the benefits of the designs which improved public access,water quality and diversified habitats. Mr. Kucher said the plans were between 30 and 40 percent complete which allowed for rough estimates of prices for the various areas of the park. The estimates were for , construction only and did not include design and permitting. The figures would continue to be adjusted as the design was finetuned. The current estimated, cost was between $4,720,000 and $5,595,000 with permitting and design continued through the end of the year, bidding through summer of 2024 and construction in the fall of 2024. The Commission thanked Mr. Kucher and Ms. Biegert for their presentation. 2. Cisco Beach Parking Lot— Reconfiguration: Ms. Freeman presented a draft plan showing the Cisco Beach parking lot relocated to the west of the entrance and perpendicular to the beach. Ms. Freeman said if the lot was perpendicular to the shore, less infrastructure and parking would be lost each year due to erosion. Further,they found fewer rare plant species in the proposed area versus the area to the north of the current parking. Ms. Freeman also said the new parking lot would not be bisected by Falmouth Road as it is now, which.would improve public safety. Ms. Freeman acknowledged the culture of parking in the front row to look at the water and she hoped to continue that tradition even as the Land Bank plans for the coastal resiliency retreat. A motion was made by Commissioner Reinhard and duly seconded by Commissioner Jelleme to approve the plan to create the new parking area and move forward with permitting and design. A roll call vote was. taken on the motion: Mark Donato-Aye; Kristina Jelleme-Aye; Neil Paterson-Aye; Allen Reinhard- Aye. 3. Creeks Preserve/2 Milestone Road— Eagle Scout Project Request: Tomas Young explained that he is working toward his Eagle rank, which required a service project that benefited the community. He needed to plan,fund, lead volunteers, and execute it. He said his family loved the Creeks Preserve and he thought two Adirondack chairs to relax and enjoy the view would enhance the property. Further, the chairs that he would build with volunteers would have a plaque embedded in it that would provide a QR code that would send people to the Land Bank's website. If approved by the Commission, he said he(would present it to the Boy Scouts for approval and then work with Land Bank staff on location and appropriate materials. A motion was made by Commissioner Reinhard and duly seconded by Commissioner Jelleme to approve the request. A roll call vote was taken on the motion: Mark Donato-Aye; Kristina Jelleme-Aye; Neil Paterson-Aye; Allen Reinhard- Aye. Mr. Young departed the meeting at 4:43 p.m. 4. Various Properties/UMass Knotweed Biocontrol Study — Request: Dr. Goldstein Murphy presented a request from Dr. Jeremy Anderson of UMass Amherst to place some Japanese Knotweed Psyllids (Aphalara Itadori)in mesh bags on Japanese Knotweed on Land Bank properties. The psyllid only eats knotweed and had effectively reduced knotweed biomass in a lab setting, however the psyllid had not had great survival rates in outdoor testing in western Massachusetts. Dr. Anderson wants to see if the psyllid would do better in Nantucket's more temperate maritime climate. The psyllids would be contained in the bags for the entire experiment and be placed on the knotweed in the spring and removed in the fall. Dr. Goldstein Murphy explained that this method has been studied and found to be safe in the U.K. since 2010 and the US, Canada and many academic • Land Bank Commission Page 3 March 28, 2023 riinstitutions have overseen and fully vetted it.Further,it has gone through rigorous local consideration by the Invasive Plant Species Committee of the Nantucket Biodiversity Initiative and the scientific staff at the Nantucket Conservation Foundation. A motion was made by Commissioner Reinhard and duly seconded by Commissioner Jelleme to approve the request. A roll call vote was taken on the motion: Mark Donato-Aye; Kristina Jelleme-Aye;Neil Paterson-Aye; Allen Reinhard-Aye. NGM Inc. President, Matthew Galvin and General Manager, Sean Oberly entered the meeting at 4:47 p.m. 5. Pochick Avenue — Owl Box Request: Ms. Freeman presented a request from a neighbor who wanted to pay the $2,000 installation cost plus $350 annual fee for maintenance and monitoring to the Maria Mitchell Association to put an owl box on the Land Bank property near his home. A motion was made by Commissioner Reinhard and duly seconded by Commissioner Jelleme to approve the request subject to staff approval of location. A roll call vote was taken on the motion: Mark Donato-Aye; Kristina Jelleme-Aye;Neil Paterson-Aye; Allen Reinhard-Aye. 6. Long Pond Landing/48 South Cambridge Street — Owl Box Maintenance: Ms. Freeman reminded the Commission that Commissioner Stackpole had requested that staff explore the possibility of installing an osprey pole on the property. After some due diligence, staff determined that an owl box would be more suitable for the location and got permission from the homeowners association to the north to place the box on their abutting green space away from the activities,at the park. Ms. Freeman said the cost for the box was $2,000 and the maintenance and monitoring is $350 per year which is a fundraising program for the Maria Mitchell Association. A motion was made by Commissioner Reinhard and duly seconded by Commissioner Donato to approve the request subject to staff approval of the location.A roll call vote was taken on the motion: Mark Donato-Aye;Kristina Jelleme-Aye;Neil Paterson-Aye; Allen Reinhard-Aye. 7. Review of Encroachment Policies and Procedures: Ms. Freeman told the Commission that staff was still following the policy that was voted in 2020, however with the new Encroachment/Conservation Restriction Manager, Claire O'Connor on board, the program was ' significantly more active and therefore the Commission may be approached by people who have been contacted. Ms.'Freeman said the strategy was to alert them of the potential encroachment, find out more details about it, research the issue and make a decision on how it needed to be resolved. From there the hope is to work with them to resolve it, but if that does not work, staff can resolve it at encroachers' expense or move on to legal proceedings if necessary. Ms.Freeman emphasized that the policy was being applied consistently across the board and everyone was being treated equally. 8. Miacomet/Smooth Hummocks — Conservation Restriction:-Ms. Freeman said that approximately 500 acres of Smooth Hummocks-was protected under a conservation management plan that was overseen by Natural Heritage and was soon set to expire. Accordingly, she has been working with them due to the'upcoming and potential permitting to establish the new parking lot at Cisco beach, moving the 18th, hole at Miacomet and possibly expanding the driving range, it made sense to LI put a conservation restriction on the whole area, which would make future permitting easier for the moving of roads and parking areas on the south shore, and also- provide more flexibility for environmental permitting across the island.A motion was made by Commissioner Reinhard and duly Land Bank Commission Page 4 March 28, 2023 seconded by Commissioner Jelleme to proceed with placing a conservation restriction on Miacomet/Smooth Hummocks to facilitate current and future,permitting of various projects. A roll call vote was taken on the motion: Mark Donato-Aye; Kristina Jelleme-Aye; Neil Paterson-Aye; Allen Reinhard-Aye. C. AGRICULTURAL PROPERTY MANAGEMENT: 1. Sustainable Nantucket—Naming Declaration: Ms. Freeman referred to a letter from Sustainable Nantucket's Board of Directors stating that the area they license from the Land Bank would now be referred to as Sustainable Nantucket at Mt. Vernon Farm a Land Bank Property. A motion was made by Commissioner Reinhard and duly seconded by Commissioner Jelleme to accept the name change. A roll call vote was taken on the motion: Mark Donato-Aye; Kristina Jelleme-Aye;Neil Paterson-Aye; Allen Reinhard-Aye. 2. Community Garden Survey—Update: Ms. Freeman said that as of today 191 people had participated in the survey and over 78 percent strongly agreed with the idea of starting additional community gardens, 69 percent wanted to participate and their reasons for wanting to participate were varied. Further,the top two types of plots were individual plots and a community plot too benefit the food pantry. Ms. Campese said that she and Commissioner Jelleme were interviewed for an upcoming article in Nantucket Today about community gardens. Dr. Goldstein Murphy departed the meeting at 5:19 p.m. D. REGULAR BUSINESS: 1. Brotherhood Planning Board Application—Discussion: Ms. Antonietti said she reviewed the application and relevant changes that may be a concern to the Land Bank are the request to have recorded background music on the patio from 11:00 a.m. to 10:00 p.m. and to have walk up and standing food and beverage service outdoors with no increase in capacity which was currently 80 plus'staff. Concerns were expressed about how the capacity was monitored and how the noise decibel level was enforced. After some discussion, a motion was made by Commissioner Reinhard and duly seconded by Commissioner Jelleme to send a letter to the planning board voicing these concerns. A roll call vote was taken on the motion: Mark Donato-Nay; Kristina Jelleme-Aye; Neil Paterson-Aye; Allen Reinhard-Aye. 2. Rowland/15 Commercial Wharf—Amendment to House Move Agreement: Ms. Bell said there were minor changes regarding the date of the house move which now needed to take place between November 1, 2023 and December 29, 2023. Upon a motion made by Commissioner Donato and duly seconded by Commissioner Reinhardto authorize the Executive Director to execute the amendment as presented. A roll call vote was taken on the motion: Mark Donato-Aye; Kristina Jelleme-Aye;Neil Paterson-Aye;'Allen Reinhard-Aye. Mr. Geddes and Mr. Graziadei departed the meeting at 5:32 p.m. E. TRANSFER BUSINESS: Land Bank Commission Page 5 March 28, 2023 1. "M"Exemption Update/Five-Year Domicile and Ownership.Compliance—Release of Liens: Upon a motion made by Commissioner Reinhard and duly seconded by Commissioner Jelleme,it was unanimously VOTED to authorize the issuance of Releases of Liens for the following transfers as a result of the purchasers fulfilling the requirements of Section 12, subsection (-m-) A roll call vote was taken on the motion: Mark Donato-Aye; Kristina Jelleme-Aye;Neil Paterson-Aye; Allen Reinhard-Aye: No. 39492 Derek A. Andelloux and Megan J. Andelloux No. 39502 Matthew S. Roberts and Jamie E. Rhew Roberts No. 39555 Spencer Heydt 2."O" Exemption,Update/Four-Year Domicile and Ownership Compliance—Release of Lien:Upon a motion made by Commissioner Jelleme and duly seconded by Commissioner Donato, it was unanimously VOTED to authorize the issuance of a Release of Lien for the following transfer as a result of the purchaser fulfilling the requirements of Section 12, subsection(-o-) A roll call vote was taken on the motion: Mark Donato-Aye; Kristina Jelleme-Aye; Neil Paterson-Aye; Allen Reinhard-Aye: No. 40603 and 40604 Johnny Beans and Sharon Beans F. APPROVAL OF MINUTES: A motion was made by Commissioner Donato and duly seconded by Commissioner Jelleme to accept, approve, and release the regular session minutes of March 14, 2023. A roll call vote was taken on the motion: Mark Donato-Aye; Kristina Jelleme-Aye; Neil Paterson-Aye; Allen Reinhard-Aye: G. FINANCIAL BUSINESS: 1. Monthly Financial Report-February: The Commission accepted the February 2023 financial report including the balance sheet and income statement previously provided by email. 2. Warrant Authorization = Cash Disbursements: Upon a motion made by Commissioner Reinhard and duly seconded by Commissioner Jelleme to execute the March 28,2023, warrant document in the amount of$222,469.44 to be provided to the County Treasurer. A roll call vote was taken on the motion: Mark-Donato-Aye; Kristina Jelleme-Aye; Allen Reinhard-Aye: Chairman Paterson recused himself from the vote. H. GOLF BUSINESS: 1. Sconset Golf Course ("SGC")—Manager's Monthly Review(Jan/Feb): Mr. Oberly said he had nothing to report as the course was closed. However,he planned to have a soft opening the Friday of Memorial Day weekend. Mr. Galvin turned over a check for$300,000 from the excess funds for calendar year 2022 to be deposited in the SGC Capital Reserve account. Land Bank Commission Page 6 March 28, 2023 2. Miacomet Golf Course ("MGC")—Manager's Monthly Review(Jan/Feb): Mr. Galvin turned over a check for$250,000 of profits from MGC to be deposited in the MGC Capital Reserve account and said once the accountant made adjustments,he would bring additional funds for the account. Mr. Oberly said they had hired a new food and beverage manager and were,in the last stages of interviews for a sous chef. He said the addition of the sous chef this year will enable the restaurant to be open seven days a week for lunch and five nights for dinner starting in May. He reported that a sprinkler head in the clubhouse had burst during a winter storm but luckily,he had caught the issue early and they were able to clean up and fix the damage within a few days. Mr. Galvin reported that the membership had dropped to 374 and the new policy requiring dues to be paid by cash or,check only had saved approximately $60,000 in merchant fees. Further,he was transferring some funds into a high yield account to take advantage of the current interest rates. 3. 2023 Proposed Tournament Schedule: A motion was made by Commissioner Reinhard and duly seconded by Commissioner Jelleme to approve the 2023 Golf Tournament Schedule as presented by Mr. Oberly and Mr. Galvin. A roll call vote was taken on the motion: Kristina Jelleme-Aye;Neil Paterson-Aye; Allen Reinhard—Aye. 4. Warrant Authorization—Golf Capital Funds Transfer Request: Upon a motion made by Commissioner Reinhard and duly seconded by Commissioner Donato, it was unanimously VOTED to execute the March 28, 2023, warrant document in the amounts of$75,473.57 to be provided to Nantucket Golf Management, Inc. from the MGC Golf Capital Reserve account. I. COMMISSIONERS ADDITIONAL QUESTIONS AND CONCERNS: Ms. Campese reported that in response to Commissioner Jelleme's question about housing policies there would be an upcoming meeting to come up with a draft policy regarding how employees are allocated housing, rents charged, etc. II. EXECUTIVE SESSION: A motion was made by Commissioner Donato and duly seconded by Commissioner Jelleme to go into executive session in order to discuss the purchase, exchange, lease or value of real property; discuss strategy regarding litigation matters; and review and approve executive session minutes. A roll call vote was taken on the motion: Mark Donato-Aye; Kristina Jelleme-Aye; Allen Reinhard-Aye;Neil Paterson-Aye; The Chairman declared that Executive Session was being entered into under Purpose 6 [G.L. c. 30A, 21(a)(6)] as discussion of real estate acquisition matters in open session may be detrimental to the Land Bank's negotiating position; and under Purpose 3 [G.L. c. 30A, 21(a)(3)] for discussions concerning strategy with respect to ongoing litigation. The Chairman further announced that the Commission would not reconvene in regular session at the conclusion of executive session. ADJOURNMENT: Upon a motion made by Commissioner Reinhard and duly seconded by. Commissioner Reinhard, it was VOTED to adjo} That 6 1-3im. • Attested to: C�L�J/C/ Mark Don to, Secretary • Land Bank Commission Page 7 March 28, 2023 Accepted, Approved, and Released by the VOTE of the Commission this 11th day of April 2023. Neil Paterson, Chairman - • • t , NANTUCKET LAND BANK COMMISSION WORKSHEET UNAUDITED FINANCIAL REPORT as of February 28, 2023 STATEMENT OF ACCOUNTS-UNRESTRICTED FUNDS Jan YIELD Feb YIELD 1/31/2023 2/28/2023 Nantucket Bank/Operating Fund x8888 0.00 • 0.00 $46,558.57 $45,948.94 Nantucket Bank/Collection Account x7653 1.33 1.36 $27,611,045.17 $27,608,208.90 Nantucket Bank/Special CD x1135 matures 5/20/2023* 0.75 0.75 $5,083,040.92 $5,085,966.22 TOTAL UNRESTRICTED FUNDS: $32,740,644.66 $32,740,124.06 STATEMENT OF ACCOUNTS-RESTRICTED FUNDS Jan YIELD Feb YIELD 1/31/2023 2/28/2023 US Bank I Series A Bonds Reserve Fund/SLGS mature 12/1/27&2/15/32 MktVat 2.93 2.93 $1,511,025.35 $1,512,774.65 US Bank/Series A Bonds Debt Service Fund x1oo2 0.00 0.00 $408,567.14 $20,911.02 US Bank/Acquisition Fund x1oo3 0.00 0.00 $1.10 $1.10 Nantucket Bank/SHAC Escrow x7038 0.25 0.25 $22,016.34 $22,020.56 Nantucket Bank/NFRM Escrow x9058 0.25 0.25 $10,014.74 510,016.66 Nantucket Bank/CSMF(Industrial Pk Mitigation)Escrow x1457 0.25 0.25 $32,093.97 $32,100.13 Nantucket Bank/Nabalus Escrow x1473 0.25 0.25 $1,663.25 $1,663.57 Nantucket Bank/MGC Golf Capital Reserve 0.25 0.25 $20,847.93 $20,851.93 Nantucket Bank/SGC Capital Reserve 0.25 0.25 $604,337.28 $604,453.18 Nantucket Bank/NGM Management Reserve 0.25 0.25 . $25,035.21 $29,206.92 Hingham Savings/Marble Reserve CD matures 10/2/2023 2.23 2.23 $229,541.55 $229,934.55 Citizens Bank/Verrill Dana Acquisition Escrow $100,000.00 $100,000.00 TOTAL RESTRICTED FUNDS: $2,965,144.87 $2,583,934.27 TOTAL FUNDS: $35,705,789.53 $35,324,058.33 BONDS: Principal Outstanding Payment Due Annual Payments • 2012 Series A Issue $3,435,000 Interest due 8/15/23,Principal and Interest due 2/15/24 $428,412.50 (Final principal payment 2/15/2032) 2016 Series A Refunding Bond $4,890,000 Principal and Interest due 12/1/23,Interest due 6/1/23 $1,056,700.00 (Final principal payment 12/1/2027) , TOTAL BONDS: $8,325,000 TOTAL ANNUAL BOND PAYMENTS: $1,485,112.50 NOTES: Principal Outstanding Payment Due Annual Payments Marble Note#19 $1,700,000 - Principal due 1/10/24 $1,000,000.00 Owen Notes $1,000,00o Interest of$25,768.60 due 3/9/23, 6/9/23,9/9/23, 12/9/23 $103,074.40 TOTAL NOTES: $2,700,000 - TOTAL ANNUAL NOTE PAYMENTS: $1,103,074.40 TOTAL DEBT: $11,025,000 TOTAL ANNUAL DEBT PAYMENTS: $2,588,186.90 *A 12-month CD with the'benefit of withdrawing at any time,if needed, without penalty. STATEMNTFY23 DOCUMENTS AND EXHIBITS Nantucket Land Bank Commission Regular Meeting of March 28, 2023 1. Lily Pond—Schematic Plans 2. Cisco Beach Parking Lot Plan 3. Eagle Scout Project Request 4. Biocontrol Study information 5. Owl Box information . 6. Encroachment Policy 7. Sustainable Nantucket—Naming Declaration 8. Community Garden Survey—Preliminary Results 9. Sale of Rowland House—Amendment 10. "M"Releases of Liens (see transfer business for record nos.) 11. "0"Release of Lien(see transfer business for record no.) 12. Land Bank Financial Statements—February 2023 13. Check Warrant Summary dated March 28, 2024 14. Sconset Golf Course—Financial Reports January and February 2023 15. Miacomet Golf Course—Financial Reports January and February 2023 16..2023 Proposed Tournament,Schedule 17. Golf Capital Reimbursement Request Warrant 3/28/23 TRANSFER BUSINESS Nantucket Land Bank Commission Regular Meeting of March 28, 2023 1. "M"Exemption Update: a. Five-Year Domicile and Ownership Compliance—Release of Liens: No. 39492 Derek A. Andelloux and Megan J. Andelloux No. 39502 Matthew S. Roberts and Jamie E. Rhew Roberts No. 39555 Spencer Heydt 2. "0"Exemption Update: a. Four-Year Domicile and Ownership Noncompliance—Release of Lien: Nos. 40603 and 40604 Johnny Beans and Sharon Beans