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		<nameOfIssuer>AT&amp;T INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>00206R102</cusip>
		<value>3512</value>
		<shrsOrPrnAmt>
			<sshPrnamt>120484</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>114841</Sole>
			<Shared>0</Shared>
			<None>5643</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>ABBOTT LABS</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>002824100</cusip>
		<value>4332</value>
		<shrsOrPrnAmt>
			<sshPrnamt>54898</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>53773</Sole>
			<Shared>0</Shared>
			<None>1125</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>ABBVIE INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>00287Y109</cusip>
		<value>2918</value>
		<shrsOrPrnAmt>
			<sshPrnamt>38302</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>37003</Sole>
			<Shared>0</Shared>
			<None>1299</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>ADOBE INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>00724F101</cusip>
		<value>460</value>
		<shrsOrPrnAmt>
			<sshPrnamt>1445</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>577</Sole>
			<Shared>0</Shared>
			<None>868</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>AKOUSTIS TECHNOLOGIES INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>00973N102</cusip>
		<value>178</value>
		<shrsOrPrnAmt>
			<sshPrnamt>33065</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>33065</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>ALIBABA GROUP HLDG LTD</nameOfIssuer>
		<titleOfClass>SPONSORED ADS</titleOfClass>
		<cusip>01609W102</cusip>
		<value>3008</value>
		<shrsOrPrnAmt>
			<sshPrnamt>15467</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>14593</Sole>
			<Shared>0</Shared>
			<None>874</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>ALPHABET INC</nameOfIssuer>
		<titleOfClass>CAP STK CL C</titleOfClass>
		<cusip>02079K107</cusip>
		<value>9004</value>
		<shrsOrPrnAmt>
			<sshPrnamt>7743</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>7536</Sole>
			<Shared>0</Shared>
			<None>207</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ALPHABET INC</nameOfIssuer>
		<titleOfClass>CAP STK CL A</titleOfClass>
		<cusip>02079K305</cusip>
		<value>12537</value>
		<shrsOrPrnAmt>
			<sshPrnamt>10790</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>10493</Sole>
			<Shared>0</Shared>
			<None>297</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>ALTRIA GROUP INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>02209S103</cusip>
		<value>670</value>
		<shrsOrPrnAmt>
			<sshPrnamt>17329</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>2673</Sole>
			<Shared>0</Shared>
			<None>14656</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>AMAZON COM INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>023135106</cusip>
		<value>14874</value>
		<shrsOrPrnAmt>
			<sshPrnamt>7629</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>7130</Sole>
			<Shared>0</Shared>
			<None>499</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>AMER STATES WTR CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>029899101</cusip>
		<value>294</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3600</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>3600</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>AMERICAN TOWER CORP NEW</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>03027X100</cusip>
		<value>6010</value>
		<shrsOrPrnAmt>
			<sshPrnamt>27600</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>26875</Sole>
			<Shared>0</Shared>
			<None>725</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>AMGEN INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>031162100</cusip>
		<value>624</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3078</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>2695</Sole>
			<Shared>0</Shared>
			<None>383</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ANALOG DEVICES INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>032654105</cusip>
		<value>1179</value>
		<shrsOrPrnAmt>
			<sshPrnamt>13156</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>12971</Sole>
			<Shared>0</Shared>
			<None>185</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>APPLE INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>037833100</cusip>
		<value>49565</value>
		<shrsOrPrnAmt>
			<sshPrnamt>194916</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>177700</Sole>
			<Shared>0</Shared>
			<None>17216</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>APPLIED MATLS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>038222105</cusip>
		<value>2289</value>
		<shrsOrPrnAmt>
			<sshPrnamt>49958</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>49258</Sole>
			<Shared>0</Shared>
			<None>700</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>APTARGROUP INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>038336103</cusip>
		<value>2007</value>
		<shrsOrPrnAmt>
			<sshPrnamt>20165</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>19500</Sole>
			<Shared>0</Shared>
			<None>665</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ARROWHEAD PHARMACEUTICALS IN</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>04280A100</cusip>
		<value>593</value>
		<shrsOrPrnAmt>
			<sshPrnamt>20600</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>20600</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>BK OF AMERICA CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>060505104</cusip>
		<value>2910</value>
		<shrsOrPrnAmt>
			<sshPrnamt>137074</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>124900</Sole>
			<Shared>0</Shared>
			<None>12174</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>BECTON DICKINSON &amp; CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>075887109</cusip>
		<value>4623</value>
		<shrsOrPrnAmt>
			<sshPrnamt>20119</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>20069</Sole>
			<Shared>0</Shared>
			<None>50</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>BERKSHIRE HATHAWAY INC DEL</nameOfIssuer>
		<titleOfClass>CL B NEW</titleOfClass>
		<cusip>084670702</cusip>
		<value>11906</value>
		<shrsOrPrnAmt>
			<sshPrnamt>65121</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>63000</Sole>
			<Shared>0</Shared>
			<None>2121</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>BLACKROCK INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>09247X101</cusip>
		<value>7713</value>
		<shrsOrPrnAmt>
			<sshPrnamt>17530</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>17480</Sole>
			<Shared>0</Shared>
			<None>50</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>BLACKSTONE GROUP INC</nameOfIssuer>
		<titleOfClass>COM CL A</titleOfClass>
		<cusip>09260D107</cusip>
		<value>3503</value>
		<shrsOrPrnAmt>
			<sshPrnamt>76875</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>76475</Sole>
			<Shared>0</Shared>
			<None>400</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>BOEING CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>097023105</cusip>
		<value>3333</value>
		<shrsOrPrnAmt>
			<sshPrnamt>22348</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>21581</Sole>
			<Shared>0</Shared>
			<None>767</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>BRISTOL-MYERS SQUIBB CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>110122108</cusip>
		<value>3514</value>
		<shrsOrPrnAmt>
			<sshPrnamt>63040</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>56097</Sole>
			<Shared>0</Shared>
			<None>6943</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>BRISTOL-MYERS SQUIBB CO</nameOfIssuer>
		<titleOfClass>RIGHT 99/99/9999</titleOfClass>
		<cusip>110122157</cusip>
		<value>122</value>
		<shrsOrPrnAmt>
			<sshPrnamt>32162</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>32122</Sole>
			<Shared>0</Shared>
			<None>40</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>BROADCOM INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>11135F101</cusip>
		<value>3232</value>
		<shrsOrPrnAmt>
			<sshPrnamt>13631</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>13325</Sole>
			<Shared>0</Shared>
			<None>305</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>BROOKFIELD ASSET MGMT INC</nameOfIssuer>
		<titleOfClass>CL A LTD VT SH</titleOfClass>
		<cusip>112585104</cusip>
		<value>598</value>
		<shrsOrPrnAmt>
			<sshPrnamt>13513</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>12513</Sole>
			<Shared>0</Shared>
			<None>1000</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>CVS HEALTH CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>126650100</cusip>
		<value>637</value>
		<shrsOrPrnAmt>
			<sshPrnamt>10735</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>9605</Sole>
			<Shared>0</Shared>
			<None>1130</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>CALIFORNIA WTR SVC GROUP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>130788102</cusip>
		<value>1102</value>
		<shrsOrPrnAmt>
			<sshPrnamt>21907</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>21580</Sole>
			<Shared>0</Shared>
			<None>327</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>CATERPILLAR INC DEL</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>149123101</cusip>
		<value>818</value>
		<shrsOrPrnAmt>
			<sshPrnamt>7052</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>5738</Sole>
			<Shared>0</Shared>
			<None>1314</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>CHEVRON CORP NEW</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>166764100</cusip>
		<value>6463</value>
		<shrsOrPrnAmt>
			<sshPrnamt>89201</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>87111</Sole>
			<Shared>0</Shared>
			<None>2089</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>CISCO SYS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>17275R102</cusip>
		<value>1751</value>
		<shrsOrPrnAmt>
			<sshPrnamt>44555</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>38269</Sole>
			<Shared>0</Shared>
			<None>6286</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>CITIGROUP INC</nameOfIssuer>
		<titleOfClass>COM NEW</titleOfClass>
		<cusip>172967424</cusip>
		<value>1179</value>
		<shrsOrPrnAmt>
			<sshPrnamt>27997</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>27607</Sole>
			<Shared>0</Shared>
			<None>390</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>COCA COLA CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>191216100</cusip>
		<value>4596</value>
		<shrsOrPrnAmt>
			<sshPrnamt>103860</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>101880</Sole>
			<Shared>0</Shared>
			<None>1980</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>CONOCOPHILLIPS</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>20825C104</cusip>
		<value>1556</value>
		<shrsOrPrnAmt>
			<sshPrnamt>50509</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>50134</Sole>
			<Shared>0</Shared>
			<None>375</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>CONSTELLATION BRANDS INC</nameOfIssuer>
		<titleOfClass>CL A</titleOfClass>
		<cusip>21036P108</cusip>
		<value>470</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3280</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>3105</Sole>
			<Shared>0</Shared>
			<None>175</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>COSTCO WHSL CORP NEW</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>22160K105</cusip>
		<value>9300</value>
		<shrsOrPrnAmt>
			<sshPrnamt>32618</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>30999</Sole>
			<Shared>0</Shared>
			<None>1619</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>CUMMINS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>231021106</cusip>
		<value>1138</value>
		<shrsOrPrnAmt>
			<sshPrnamt>8411</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>8226</Sole>
			<Shared>0</Shared>
			<None>185</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>DEERE &amp; CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>244199105</cusip>
		<value>609</value>
		<shrsOrPrnAmt>
			<sshPrnamt>4410</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>4085</Sole>
			<Shared>0</Shared>
			<None>325</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>DISNEY WALT CO</nameOfIssuer>
		<titleOfClass>COM DISNEY</titleOfClass>
		<cusip>254687106</cusip>
		<value>4006</value>
		<shrsOrPrnAmt>
			<sshPrnamt>41471</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>38291</Sole>
			<Shared>0</Shared>
			<None>3180</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>DOMINION ENERGY INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>25746U109</cusip>
		<value>7727</value>
		<shrsOrPrnAmt>
			<sshPrnamt>107038</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>105177</Sole>
			<Shared>0</Shared>
			<None>1861</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>DONALDSON INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>257651109</cusip>
		<value>2836</value>
		<shrsOrPrnAmt>
			<sshPrnamt>73403</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>72053</Sole>
			<Shared>0</Shared>
			<None>1350</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>DOUGLAS EMMETT INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>25960P109</cusip>
		<value>974</value>
		<shrsOrPrnAmt>
			<sshPrnamt>31917</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>31917</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>DUKE ENERGY CORP NEW</nameOfIssuer>
		<titleOfClass>COM NEW</titleOfClass>
		<cusip>26441C204</cusip>
		<value>204</value>
		<shrsOrPrnAmt>
			<sshPrnamt>2525</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>2118</Sole>
			<Shared>0</Shared>
			<None>406</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ECOLAB INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>278865100</cusip>
		<value>272</value>
		<shrsOrPrnAmt>
			<sshPrnamt>1747</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1632</Sole>
			<Shared>0</Shared>
			<None>115</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>EDWARDS LIFESCIENCES CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>28176E108</cusip>
		<value>311</value>
		<shrsOrPrnAmt>
			<sshPrnamt>1648</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>450</Sole>
			<Shared>0</Shared>
			<None>1198</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ENERGY TRANSFER LP</nameOfIssuer>
		<titleOfClass>COM UT LTD PTN</titleOfClass>
		<cusip>29273V100</cusip>
		<value>238</value>
		<shrsOrPrnAmt>
			<sshPrnamt>51720</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>35425</Sole>
			<Shared>0</Shared>
			<None>16295</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ENTERPRISE PRODS PARTNERS L</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>293792107</cusip>
		<value>5295</value>
		<shrsOrPrnAmt>
			<sshPrnamt>370283</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>360899</Sole>
			<Shared>0</Shared>
			<None>9383</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ESSENTIAL UTILS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>29670G102</cusip>
		<value>1133</value>
		<shrsOrPrnAmt>
			<sshPrnamt>27827</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>27827</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>EXXON MOBIL CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>30231G102</cusip>
		<value>3288</value>
		<shrsOrPrnAmt>
			<sshPrnamt>86587</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>82520</Sole>
			<Shared>0</Shared>
			<None>4067</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>FACEBOOK INC</nameOfIssuer>
		<titleOfClass>CL A</titleOfClass>
		<cusip>30303M102</cusip>
		<value>10000</value>
		<shrsOrPrnAmt>
			<sshPrnamt>59952</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>58687</Sole>
			<Shared>0</Shared>
			<None>1265</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>FASTENAL CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>311900104</cusip>
		<value>350</value>
		<shrsOrPrnAmt>
			<sshPrnamt>11200</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>11200</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>FEDEX CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>31428X106</cusip>
		<value>335</value>
		<shrsOrPrnAmt>
			<sshPrnamt>2760</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>2760</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>FISERV INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>337738108</cusip>
		<value>259</value>
		<shrsOrPrnAmt>
			<sshPrnamt>2724</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1250</Sole>
			<Shared>0</Shared>
			<None>1474</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>FOCUS FINL PARTNERS INC</nameOfIssuer>
		<titleOfClass>COM CL A</titleOfClass>
		<cusip>34417P100</cusip>
		<value>1316</value>
		<shrsOrPrnAmt>
			<sshPrnamt>57187</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>48571</Sole>
			<Shared>0</Shared>
			<None>8616</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>FORD MTR CO DEL</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>345370860</cusip>
		<value>96</value>
		<shrsOrPrnAmt>
			<sshPrnamt>19902</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>7302</Sole>
			<Shared>0</Shared>
			<None>12600</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>GENERAL DYNAMICS CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>369550108</cusip>
		<value>470</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3556</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>2225</Sole>
			<Shared>0</Shared>
			<None>1331</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>GENERAL ELECTRIC CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>369604103</cusip>
		<value>800</value>
		<shrsOrPrnAmt>
			<sshPrnamt>100818</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>59601</Sole>
			<Shared>0</Shared>
			<None>41216</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>GILEAD SCIENCES INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>375558103</cusip>
		<value>5885</value>
		<shrsOrPrnAmt>
			<sshPrnamt>78719</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>77669</Sole>
			<Shared>0</Shared>
			<None>1050</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>GLOBAL PMTS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>37940X102</cusip>
		<value>226</value>
		<shrsOrPrnAmt>
			<sshPrnamt>1565</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1565</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>GOLDMAN SACHS GROUP INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>38141G104</cusip>
		<value>3727</value>
		<shrsOrPrnAmt>
			<sshPrnamt>24110</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>23835</Sole>
			<Shared>0</Shared>
			<None>275</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>HEALTHPEAK PROPERTIES INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>42250P103</cusip>
		<value>4434</value>
		<shrsOrPrnAmt>
			<sshPrnamt>185909</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>183099</Sole>
			<Shared>0</Shared>
			<None>2810</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>HOME DEPOT INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>437076102</cusip>
		<value>1536</value>
		<shrsOrPrnAmt>
			<sshPrnamt>8229</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>4730</Sole>
			<Shared>0</Shared>
			<None>3499</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>HONEYWELL INTL INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>438516106</cusip>
		<value>4638</value>
		<shrsOrPrnAmt>
			<sshPrnamt>34668</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>30410</Sole>
			<Shared>0</Shared>
			<None>4258</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>IDEXX LABS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>45168D104</cusip>
		<value>412</value>
		<shrsOrPrnAmt>
			<sshPrnamt>1700</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1600</Sole>
			<Shared>0</Shared>
			<None>100</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>INTEL CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>458140100</cusip>
		<value>10324</value>
		<shrsOrPrnAmt>
			<sshPrnamt>190766</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>182054</Sole>
			<Shared>0</Shared>
			<None>8711</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>INTERNATIONAL BUSINESS MACHS</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>459200101</cusip>
		<value>420</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3787</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>2725</Sole>
			<Shared>0</Shared>
			<None>1062</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>INVESCO QQQ TR</nameOfIssuer>
		<titleOfClass>UNIT SER 1</titleOfClass>
		<cusip>46090E103</cusip>
		<value>9356</value>
		<shrsOrPrnAmt>
			<sshPrnamt>49140</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>32450</Sole>
			<Shared>0</Shared>
			<None>16690</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>INTUITIVE SURGICAL INC</nameOfIssuer>
		<titleOfClass>COM NEW</titleOfClass>
		<cusip>46120E602</cusip>
		<value>3847</value>
		<shrsOrPrnAmt>
			<sshPrnamt>7768</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>7668</Sole>
			<Shared>0</Shared>
			<None>100</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>INVESCO EXCHANGE TRADED FD T</nameOfIssuer>
		<titleOfClass>WATER RES ETF</titleOfClass>
		<cusip>46137V142</cusip>
		<value>1727</value>
		<shrsOrPrnAmt>
			<sshPrnamt>55129</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>54129</Sole>
			<Shared>0</Shared>
			<None>1000</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>INVESCO EXCHANGE TRADED FD T</nameOfIssuer>
		<titleOfClass>S&amp;P500 EQL TEC</titleOfClass>
		<cusip>46137V282</cusip>
		<value>336</value>
		<shrsOrPrnAmt>
			<sshPrnamt>2105</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1994</Sole>
			<Shared>0</Shared>
			<None>111</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ISHARES TR</nameOfIssuer>
		<titleOfClass>CORE S&amp;P500 ETF</titleOfClass>
		<cusip>464287200</cusip>
		<value>391</value>
		<shrsOrPrnAmt>
			<sshPrnamt>1514</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1092</Sole>
			<Shared>0</Shared>
			<None>421</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ISHARES TR</nameOfIssuer>
		<titleOfClass>MSCI EMG MKT ETF</titleOfClass>
		<cusip>464287234</cusip>
		<value>1272</value>
		<shrsOrPrnAmt>
			<sshPrnamt>37268</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>20478</Sole>
			<Shared>0</Shared>
			<None>16790</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ISHARES TR</nameOfIssuer>
		<titleOfClass>MSCI EAFE ETF</titleOfClass>
		<cusip>464287465</cusip>
		<value>618</value>
		<shrsOrPrnAmt>
			<sshPrnamt>11559</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>3704</Sole>
			<Shared>0</Shared>
			<None>7854</None>
		</votingAuthority>
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		<nameOfIssuer>ISHARES TR</nameOfIssuer>
		<titleOfClass>RUSSELL 2000 ETF</titleOfClass>
		<cusip>464287655</cusip>
		<value>587</value>
		<shrsOrPrnAmt>
			<sshPrnamt>5126</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>2655</Sole>
			<Shared>0</Shared>
			<None>2470</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>ISHARES TR</nameOfIssuer>
		<titleOfClass>U.S. REAL ES ETF</titleOfClass>
		<cusip>464287739</cusip>
		<value>1189</value>
		<shrsOrPrnAmt>
			<sshPrnamt>17089</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>17028</Sole>
			<Shared>0</Shared>
			<None>60</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>ISHARES TR</nameOfIssuer>
		<titleOfClass>CORE S&amp;P SCP ETF</titleOfClass>
		<cusip>464287804</cusip>
		<value>1045</value>
		<shrsOrPrnAmt>
			<sshPrnamt>18624</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>12859</Sole>
			<Shared>0</Shared>
			<None>5765</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>ISHARES TR</nameOfIssuer>
		<titleOfClass>MSCI ACWI ETF</titleOfClass>
		<cusip>464288257</cusip>
		<value>782</value>
		<shrsOrPrnAmt>
			<sshPrnamt>12501</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>12501</None>
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	<infoTable>
		<nameOfIssuer>JPMORGAN CHASE &amp; CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>46625H100</cusip>
		<value>7403</value>
		<shrsOrPrnAmt>
			<sshPrnamt>82229</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>80586</Sole>
			<Shared>0</Shared>
			<None>1642</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>JOHNSON &amp; JOHNSON</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>478160104</cusip>
		<value>12936</value>
		<shrsOrPrnAmt>
			<sshPrnamt>98650</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>91972</Sole>
			<Shared>0</Shared>
			<None>6678</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>KINDER MORGAN INC DEL</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>49456B101</cusip>
		<value>4161</value>
		<shrsOrPrnAmt>
			<sshPrnamt>298908</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>296269</Sole>
			<Shared>0</Shared>
			<None>2639</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>LAM RESEARCH CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>512807108</cusip>
		<value>499</value>
		<shrsOrPrnAmt>
			<sshPrnamt>2079</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>2025</Sole>
			<Shared>0</Shared>
			<None>54</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>LAS VEGAS SANDS CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>517834107</cusip>
		<value>449</value>
		<shrsOrPrnAmt>
			<sshPrnamt>10580</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>10460</Sole>
			<Shared>0</Shared>
			<None>120</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>LIFE STORAGE INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>53223X107</cusip>
		<value>364</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3850</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>3850</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>LILLY ELI &amp; CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>532457108</cusip>
		<value>887</value>
		<shrsOrPrnAmt>
			<sshPrnamt>6391</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>350</Sole>
			<Shared>0</Shared>
			<None>6041</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>LOCKHEED MARTIN CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>539830109</cusip>
		<value>3017</value>
		<shrsOrPrnAmt>
			<sshPrnamt>8901</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1340</Sole>
			<Shared>0</Shared>
			<None>7561</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>MAGELLAN MIDSTREAM PRTNRS LP</nameOfIssuer>
		<titleOfClass>COM UNIT RP LP</titleOfClass>
		<cusip>559080106</cusip>
		<value>423</value>
		<shrsOrPrnAmt>
			<sshPrnamt>11600</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>9600</Sole>
			<Shared>0</Shared>
			<None>2000</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>MCDONALDS CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>580135101</cusip>
		<value>3069</value>
		<shrsOrPrnAmt>
			<sshPrnamt>18563</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>9155</Sole>
			<Shared>0</Shared>
			<None>9408</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>MERCK &amp; CO. INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>58933Y105</cusip>
		<value>3701</value>
		<shrsOrPrnAmt>
			<sshPrnamt>48107</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>42465</Sole>
			<Shared>0</Shared>
			<None>5642</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>MICROSOFT CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>594918104</cusip>
		<value>24054</value>
		<shrsOrPrnAmt>
			<sshPrnamt>152519</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>144053</Sole>
			<Shared>0</Shared>
			<None>8465</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>MONDELEZ INTL INC</nameOfIssuer>
		<titleOfClass>CL A</titleOfClass>
		<cusip>609207105</cusip>
		<value>1871</value>
		<shrsOrPrnAmt>
			<sshPrnamt>37355</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>33416</Sole>
			<Shared>0</Shared>
			<None>3939</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>NETFLIX INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>64110L106</cusip>
		<value>1398</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3722</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1315</Sole>
			<Shared>0</Shared>
			<None>2407</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>NEXTERA ENERGY INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>65339F101</cusip>
		<value>11784</value>
		<shrsOrPrnAmt>
			<sshPrnamt>48972</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>47775</Sole>
			<Shared>0</Shared>
			<None>1197</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>NIKE INC</nameOfIssuer>
		<titleOfClass>CL B</titleOfClass>
		<cusip>654106103</cusip>
		<value>2726</value>
		<shrsOrPrnAmt>
			<sshPrnamt>32941</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>30620</Sole>
			<Shared>0</Shared>
			<None>2321</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>NOBLE ENERGY INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>655044105</cusip>
		<value>173</value>
		<shrsOrPrnAmt>
			<sshPrnamt>28590</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>28190</Sole>
			<Shared>0</Shared>
			<None>400</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>NORFOLK SOUTHERN CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>655844108</cusip>
		<value>497</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3403</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>2558</Sole>
			<Shared>0</Shared>
			<None>845</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>NORTHROP GRUMMAN CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>666807102</cusip>
		<value>1047</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3460</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>3460</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
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		<nameOfIssuer>NOVARTIS A G</nameOfIssuer>
		<titleOfClass>SPONSORED ADR</titleOfClass>
		<cusip>66987V109</cusip>
		<value>418</value>
		<shrsOrPrnAmt>
			<sshPrnamt>5072</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>5072</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>NVIDIA CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>67066G104</cusip>
		<value>1768</value>
		<shrsOrPrnAmt>
			<sshPrnamt>6707</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>6242</Sole>
			<Shared>0</Shared>
			<None>465</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>NUVEEN MUN VALUE FD INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>670928100</cusip>
		<value>102</value>
		<shrsOrPrnAmt>
			<sshPrnamt>10500</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>10500</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>OBALON THERAPEUTICS INC</nameOfIssuer>
		<titleOfClass>COM NEW</titleOfClass>
		<cusip>67424L209</cusip>
		<value>14</value>
		<shrsOrPrnAmt>
			<sshPrnamt>19485</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>19485</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ONEOK INC NEW</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>682680103</cusip>
		<value>3587</value>
		<shrsOrPrnAmt>
			<sshPrnamt>164475</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>163551</Sole>
			<Shared>0</Shared>
			<None>924</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>ORACLE CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>68389X105</cusip>
		<value>1733</value>
		<shrsOrPrnAmt>
			<sshPrnamt>35848</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>34198</Sole>
			<Shared>0</Shared>
			<None>1650</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>PALO ALTO NETWORKS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>697435105</cusip>
		<value>708</value>
		<shrsOrPrnAmt>
			<sshPrnamt>4320</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>4295</Sole>
			<Shared>0</Shared>
			<None>25</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>PEPSICO INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>713448108</cusip>
		<value>678</value>
		<shrsOrPrnAmt>
			<sshPrnamt>5649</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>3458</Sole>
			<Shared>0</Shared>
			<None>2190</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>PERSONALIS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>71535D106</cusip>
		<value>137</value>
		<shrsOrPrnAmt>
			<sshPrnamt>16982</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>16982</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>PFIZER INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>717081103</cusip>
		<value>394</value>
		<shrsOrPrnAmt>
			<sshPrnamt>12077</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>8251</Sole>
			<Shared>0</Shared>
			<None>3826</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>PHILIP MORRIS INTL INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>718172109</cusip>
		<value>387</value>
		<shrsOrPrnAmt>
			<sshPrnamt>5310</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>2430</Sole>
			<Shared>0</Shared>
			<None>2880</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>PHILLIPS 66</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>718546104</cusip>
		<value>763</value>
		<shrsOrPrnAmt>
			<sshPrnamt>14221</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>14221</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>PROCTER &amp; GAMBLE CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>742718109</cusip>
		<value>7455</value>
		<shrsOrPrnAmt>
			<sshPrnamt>67774</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>61242</Sole>
			<Shared>0</Shared>
			<None>6532</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>PUBLIC STORAGE</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>74460D109</cusip>
		<value>432</value>
		<shrsOrPrnAmt>
			<sshPrnamt>2175</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>2102</Sole>
			<Shared>0</Shared>
			<None>73</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>QUALCOMM INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>747525103</cusip>
		<value>10192</value>
		<shrsOrPrnAmt>
			<sshPrnamt>150655</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>136697</Sole>
			<Shared>0</Shared>
			<None>13957</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ROPER TECHNOLOGIES INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>776696106</cusip>
		<value>234</value>
		<shrsOrPrnAmt>
			<sshPrnamt>750</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>700</Sole>
			<Shared>0</Shared>
			<None>50</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ROSS STORES INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>778296103</cusip>
		<value>733</value>
		<shrsOrPrnAmt>
			<sshPrnamt>8430</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>8430</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ROYAL BK CDA</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>780087102</cusip>
		<value>351</value>
		<shrsOrPrnAmt>
			<sshPrnamt>5700</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>5700</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SPDR S&amp;P 500 ETF TR</nameOfIssuer>
		<titleOfClass>TR UNIT</titleOfClass>
		<cusip>78462F103</cusip>
		<value>2540</value>
		<shrsOrPrnAmt>
			<sshPrnamt>9854</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>7485</Sole>
			<Shared>0</Shared>
			<None>2369</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SPDR GOLD TRUST</nameOfIssuer>
		<titleOfClass>GOLD SHS</titleOfClass>
		<cusip>78463V107</cusip>
		<value>1362</value>
		<shrsOrPrnAmt>
			<sshPrnamt>9201</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>7452</Sole>
			<Shared>0</Shared>
			<None>1749</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SPDR DOW JONES INDL AVRG ETF</nameOfIssuer>
		<titleOfClass>UT SER 1</titleOfClass>
		<cusip>78467X109</cusip>
		<value>522</value>
		<shrsOrPrnAmt>
			<sshPrnamt>2379</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>2065</Sole>
			<Shared>0</Shared>
			<None>314</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SPDR S&amp;P MIDCAP 400 ETF TR</nameOfIssuer>
		<titleOfClass>UTSER1 S&amp;PDCRP</titleOfClass>
		<cusip>78467Y107</cusip>
		<value>1468</value>
		<shrsOrPrnAmt>
			<sshPrnamt>5585</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>5496</Sole>
			<Shared>0</Shared>
			<None>89</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SALESFORCE COM INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>79466L302</cusip>
		<value>1642</value>
		<shrsOrPrnAmt>
			<sshPrnamt>11404</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>11135</Sole>
			<Shared>0</Shared>
			<None>269</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SCHWAB CHARLES CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>808513105</cusip>
		<value>1909</value>
		<shrsOrPrnAmt>
			<sshPrnamt>56781</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>41230</Sole>
			<Shared>0</Shared>
			<None>15551</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SCHWAB STRATEGIC TR</nameOfIssuer>
		<titleOfClass>US LRG CAP ETF</titleOfClass>
		<cusip>808524201</cusip>
		<value>212</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3456</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>3295</Sole>
			<Shared>0</Shared>
			<None>161</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SCHWAB STRATEGIC TR</nameOfIssuer>
		<titleOfClass>US LCAP GR ETF</titleOfClass>
		<cusip>808524300</cusip>
		<value>1482</value>
		<shrsOrPrnAmt>
			<sshPrnamt>18608</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>17993</Sole>
			<Shared>0</Shared>
			<None>615</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SCHWAB STRATEGIC TR</nameOfIssuer>
		<titleOfClass>US MID-CAP ETF</titleOfClass>
		<cusip>808524508</cusip>
		<value>1143</value>
		<shrsOrPrnAmt>
			<sshPrnamt>27114</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>26664</Sole>
			<Shared>0</Shared>
			<None>450</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SCHWAB STRATEGIC TR</nameOfIssuer>
		<titleOfClass>US SML CAP ETF</titleOfClass>
		<cusip>808524607</cusip>
		<value>550</value>
		<shrsOrPrnAmt>
			<sshPrnamt>10675</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>10494</Sole>
			<Shared>0</Shared>
			<None>181</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SCHWAB STRATEGIC TR</nameOfIssuer>
		<titleOfClass>EMRG MKTEQ ETF</titleOfClass>
		<cusip>808524706</cusip>
		<value>344</value>
		<shrsOrPrnAmt>
			<sshPrnamt>16643</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>15877</Sole>
			<Shared>0</Shared>
			<None>766</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SCHWAB STRATEGIC TR</nameOfIssuer>
		<titleOfClass>US DIVIDEND EQ</titleOfClass>
		<cusip>808524797</cusip>
		<value>973</value>
		<shrsOrPrnAmt>
			<sshPrnamt>21635</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>19370</Sole>
			<Shared>0</Shared>
			<None>2265</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SCHWAB STRATEGIC TR</nameOfIssuer>
		<titleOfClass>INTL EQTY ETF</titleOfClass>
		<cusip>808524805</cusip>
		<value>2780</value>
		<shrsOrPrnAmt>
			<sshPrnamt>107584</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>105135</Sole>
			<Shared>0</Shared>
			<None>2449</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SCHWAB STRATEGIC TR</nameOfIssuer>
		<titleOfClass>US AGGREGATE B</titleOfClass>
		<cusip>808524839</cusip>
		<value>469</value>
		<shrsOrPrnAmt>
			<sshPrnamt>8637</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>8637</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SCHWAB STRATEGIC TR</nameOfIssuer>
		<titleOfClass>US REIT ETF</titleOfClass>
		<cusip>808524847</cusip>
		<value>534</value>
		<shrsOrPrnAmt>
			<sshPrnamt>16298</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>12085</Sole>
			<Shared>0</Shared>
			<None>4212</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SELECT SECTOR SPDR TR</nameOfIssuer>
		<titleOfClass>SBI MATERIALS</titleOfClass>
		<cusip>81369Y100</cusip>
		<value>244</value>
		<shrsOrPrnAmt>
			<sshPrnamt>5414</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>5414</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SELECT SECTOR SPDR TR</nameOfIssuer>
		<titleOfClass>SBI HEALTHCARE</titleOfClass>
		<cusip>81369Y209</cusip>
		<value>272</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3072</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>245</Sole>
			<Shared>0</Shared>
			<None>2827</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SELECT SECTOR SPDR TR</nameOfIssuer>
		<titleOfClass>SBI CONS STPLS</titleOfClass>
		<cusip>81369Y308</cusip>
		<value>288</value>
		<shrsOrPrnAmt>
			<sshPrnamt>5295</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>5295</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SELECT SECTOR SPDR TR</nameOfIssuer>
		<titleOfClass>SBI CONS DISCR</titleOfClass>
		<cusip>81369Y407</cusip>
		<value>272</value>
		<shrsOrPrnAmt>
			<sshPrnamt>2771</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>2771</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SELECT SECTOR SPDR TR</nameOfIssuer>
		<titleOfClass>SBI INT-INDS</titleOfClass>
		<cusip>81369Y704</cusip>
		<value>301</value>
		<shrsOrPrnAmt>
			<sshPrnamt>5099</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>5099</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SELECT SECTOR SPDR TR</nameOfIssuer>
		<titleOfClass>TECHNOLOGY</titleOfClass>
		<cusip>81369Y803</cusip>
		<value>2587</value>
		<shrsOrPrnAmt>
			<sshPrnamt>32189</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>26056</Sole>
			<Shared>0</Shared>
			<None>6133</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SELECT SECTOR SPDR TR</nameOfIssuer>
		<titleOfClass>SBI INT-UTILS</titleOfClass>
		<cusip>81369Y886</cusip>
		<value>289</value>
		<shrsOrPrnAmt>
			<sshPrnamt>5224</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>5224</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SEMPRA ENERGY</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>816851109</cusip>
		<value>1153</value>
		<shrsOrPrnAmt>
			<sshPrnamt>10201</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1769</Sole>
			<Shared>0</Shared>
			<None>8431</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SIMON PPTY GROUP INC NEW</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>828806109</cusip>
		<value>2413</value>
		<shrsOrPrnAmt>
			<sshPrnamt>43984</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>43463</Sole>
			<Shared>0</Shared>
			<None>521</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SOUTHERN CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>842587107</cusip>
		<value>538</value>
		<shrsOrPrnAmt>
			<sshPrnamt>9940</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>9340</Sole>
			<Shared>0</Shared>
			<None>600</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SQUARE INC</nameOfIssuer>
		<titleOfClass>CL A</titleOfClass>
		<cusip>852234103</cusip>
		<value>353</value>
		<shrsOrPrnAmt>
			<sshPrnamt>6745</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>6145</Sole>
			<Shared>0</Shared>
			<None>600</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>STARBUCKS CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>855244109</cusip>
		<value>699</value>
		<shrsOrPrnAmt>
			<sshPrnamt>10629</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>9715</Sole>
			<Shared>0</Shared>
			<None>914</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SYSCO CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>871829107</cusip>
		<value>347</value>
		<shrsOrPrnAmt>
			<sshPrnamt>7614</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>7614</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>TC ENERGY CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>87807B107</cusip>
		<value>284</value>
		<shrsOrPrnAmt>
			<sshPrnamt>6400</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>6400</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>TESLA INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>88160R101</cusip>
		<value>3976</value>
		<shrsOrPrnAmt>
			<sshPrnamt>7588</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>6985</Sole>
			<Shared>0</Shared>
			<None>603</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>TEVA PHARMACEUTICAL INDS LTD</nameOfIssuer>
		<titleOfClass>SPONSORED ADS</titleOfClass>
		<cusip>881624209</cusip>
		<value>90</value>
		<shrsOrPrnAmt>
			<sshPrnamt>10025</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>10025</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>3M CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>88579Y101</cusip>
		<value>1710</value>
		<shrsOrPrnAmt>
			<sshPrnamt>12528</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>11670</Sole>
			<Shared>0</Shared>
			<None>858</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>TORONTO DOMINION BK ONT</nameOfIssuer>
		<titleOfClass>COM NEW</titleOfClass>
		<cusip>891160509</cusip>
		<value>212</value>
		<shrsOrPrnAmt>
			<sshPrnamt>5000</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>5000</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ULTA BEAUTY INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>90384S303</cusip>
		<value>2078</value>
		<shrsOrPrnAmt>
			<sshPrnamt>11825</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>11825</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>UNION PAC CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>907818108</cusip>
		<value>7611</value>
		<shrsOrPrnAmt>
			<sshPrnamt>53960</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>52875</Sole>
			<Shared>0</Shared>
			<None>1085</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>UNITED TECHNOLOGIES CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>913017109</cusip>
		<value>5927</value>
		<shrsOrPrnAmt>
			<sshPrnamt>62833</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>61868</Sole>
			<Shared>0</Shared>
			<None>965</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>UNITEDHEALTH GROUP INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>91324P102</cusip>
		<value>230</value>
		<shrsOrPrnAmt>
			<sshPrnamt>922</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>922</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD SPECIALIZED FUNDS</nameOfIssuer>
		<titleOfClass>DIV APP ETF</titleOfClass>
		<cusip>921908844</cusip>
		<value>2757</value>
		<shrsOrPrnAmt>
			<sshPrnamt>26668</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>13202</Sole>
			<Shared>0</Shared>
			<None>13465</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD STAR FDS</nameOfIssuer>
		<titleOfClass>VG TL INTL STK F</titleOfClass>
		<cusip>921909768</cusip>
		<value>2312</value>
		<shrsOrPrnAmt>
			<sshPrnamt>55106</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>55106</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD BD INDEX FDS</nameOfIssuer>
		<titleOfClass>TOTAL BND MRKT</titleOfClass>
		<cusip>921937835</cusip>
		<value>363</value>
		<shrsOrPrnAmt>
			<sshPrnamt>4253</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>4253</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD TAX-MANAGED INTL FD</nameOfIssuer>
		<titleOfClass>FTSE DEV MKT ETF</titleOfClass>
		<cusip>921943858</cusip>
		<value>5992</value>
		<shrsOrPrnAmt>
			<sshPrnamt>179710</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>100</Sole>
			<Shared>0</Shared>
			<None>179609</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD INTL EQUITY INDEX F</nameOfIssuer>
		<titleOfClass>TT WRLD ST ETF</titleOfClass>
		<cusip>922042742</cusip>
		<value>1314</value>
		<shrsOrPrnAmt>
			<sshPrnamt>20926</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>20925</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD INTL EQUITY INDEX F</nameOfIssuer>
		<titleOfClass>FTSE EMR MKT ETF</titleOfClass>
		<cusip>922042858</cusip>
		<value>3070</value>
		<shrsOrPrnAmt>
			<sshPrnamt>91494</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>20250</Sole>
			<Shared>0</Shared>
			<None>71243</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VENTAS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>92276F100</cusip>
		<value>2128</value>
		<shrsOrPrnAmt>
			<sshPrnamt>79402</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>77812</Sole>
			<Shared>0</Shared>
			<None>1590</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD INDEX FDS</nameOfIssuer>
		<titleOfClass>S&amp;P 500 ETF SHS</titleOfClass>
		<cusip>922908363</cusip>
		<value>2565</value>
		<shrsOrPrnAmt>
			<sshPrnamt>10829</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>119</Sole>
			<Shared>0</Shared>
			<None>10709</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD INDEX FDS</nameOfIssuer>
		<titleOfClass>REAL ESTATE ETF</titleOfClass>
		<cusip>922908553</cusip>
		<value>354</value>
		<shrsOrPrnAmt>
			<sshPrnamt>5072</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>850</Sole>
			<Shared>0</Shared>
			<None>4222</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD INDEX FDS</nameOfIssuer>
		<titleOfClass>SM CP VAL ETF</titleOfClass>
		<cusip>922908611</cusip>
		<value>581</value>
		<shrsOrPrnAmt>
			<sshPrnamt>6537</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>6537</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD INDEX FDS</nameOfIssuer>
		<titleOfClass>MID CAP ETF</titleOfClass>
		<cusip>922908629</cusip>
		<value>2071</value>
		<shrsOrPrnAmt>
			<sshPrnamt>15731</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>930</Sole>
			<Shared>0</Shared>
			<None>14800</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD INDEX FDS</nameOfIssuer>
		<titleOfClass>GROWTH ETF</titleOfClass>
		<cusip>922908736</cusip>
		<value>3140</value>
		<shrsOrPrnAmt>
			<sshPrnamt>20039</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>804</Sole>
			<Shared>0</Shared>
			<None>19235</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD INDEX FDS</nameOfIssuer>
		<titleOfClass>VALUE ETF</titleOfClass>
		<cusip>922908744</cusip>
		<value>3088</value>
		<shrsOrPrnAmt>
			<sshPrnamt>34668</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>742</Sole>
			<Shared>0</Shared>
			<None>33926</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD INDEX FDS</nameOfIssuer>
		<titleOfClass>SMALL CP ETF</titleOfClass>
		<cusip>922908751</cusip>
		<value>4564</value>
		<shrsOrPrnAmt>
			<sshPrnamt>39534</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>49</Sole>
			<Shared>0</Shared>
			<None>39484</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD INDEX FDS</nameOfIssuer>
		<titleOfClass>TOTAL STK MKT</titleOfClass>
		<cusip>922908769</cusip>
		<value>1116</value>
		<shrsOrPrnAmt>
			<sshPrnamt>8657</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>61</Sole>
			<Shared>0</Shared>
			<None>8596</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VERIZON COMMUNICATIONS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>92343V104</cusip>
		<value>8503</value>
		<shrsOrPrnAmt>
			<sshPrnamt>158259</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>151330</Sole>
			<Shared>0</Shared>
			<None>6929</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VISA INC</nameOfIssuer>
		<titleOfClass>COM CL A</titleOfClass>
		<cusip>92826C839</cusip>
		<value>14918</value>
		<shrsOrPrnAmt>
			<sshPrnamt>92591</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>90648</Sole>
			<Shared>0</Shared>
			<None>1943</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>WALMART INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>931142103</cusip>
		<value>377</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3319</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>3203</Sole>
			<Shared>0</Shared>
			<None>116</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>WELLS FARGO CO NEW</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>949746101</cusip>
		<value>1491</value>
		<shrsOrPrnAmt>
			<sshPrnamt>51957</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>26022</Sole>
			<Shared>0</Shared>
			<None>25935</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ZIONS BANCORPORATION N A</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>989701107</cusip>
		<value>393</value>
		<shrsOrPrnAmt>
			<sshPrnamt>14675</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>14375</Sole>
			<Shared>0</Shared>
			<None>300</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>MEDTRONIC PLC</nameOfIssuer>
		<titleOfClass>SHS</titleOfClass>
		<cusip>G5960L103</cusip>
		<value>1709</value>
		<shrsOrPrnAmt>
			<sshPrnamt>18946</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>18252</Sole>
			<Shared>0</Shared>
			<None>694</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>NXP SEMICONDUCTORS N V</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>N6596X109</cusip>
		<value>292</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3525</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>3525</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
</informationTable>
