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		<nameOfIssuer>AT&amp;T INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>00206R102</cusip>
		<value>3494</value>
		<shrsOrPrnAmt>
			<sshPrnamt>115572</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>109876</Sole>
			<Shared>0</Shared>
			<None>5696</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>ABBOTT LABS</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>002824100</cusip>
		<value>5021</value>
		<shrsOrPrnAmt>
			<sshPrnamt>54913</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>53788</Sole>
			<Shared>0</Shared>
			<None>1125</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>ABBVIE INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>00287Y109</cusip>
		<value>3932</value>
		<shrsOrPrnAmt>
			<sshPrnamt>40045</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>36711</Sole>
			<Shared>0</Shared>
			<None>3333</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>ADOBE INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>00724F101</cusip>
		<value>710</value>
		<shrsOrPrnAmt>
			<sshPrnamt>1630</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>762</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>274</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>3331</value>
		<shrsOrPrnAmt>
			<sshPrnamt>15444</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>14570</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>10766</value>
		<shrsOrPrnAmt>
			<sshPrnamt>7616</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>7373</Sole>
			<Shared>0</Shared>
			<None>243</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ALPHABET INC</nameOfIssuer>
		<titleOfClass>CAP STK CL A</titleOfClass>
		<cusip>02079K305</cusip>
		<value>15177</value>
		<shrsOrPrnAmt>
			<sshPrnamt>10703</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>10406</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>674</value>
		<shrsOrPrnAmt>
			<sshPrnamt>17179</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>2673</Sole>
			<Shared>0</Shared>
			<None>14506</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>AMAZON COM INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>023135106</cusip>
		<value>20964</value>
		<shrsOrPrnAmt>
			<sshPrnamt>7599</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>7109</Sole>
			<Shared>0</Shared>
			<None>490</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>AMER STATES WTR CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>029899101</cusip>
		<value>283</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>6979</value>
		<shrsOrPrnAmt>
			<sshPrnamt>26993</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>26517</Sole>
			<Shared>0</Shared>
			<None>475</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>AMGEN INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>031162100</cusip>
		<value>608</value>
		<shrsOrPrnAmt>
			<sshPrnamt>2578</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>2195</Sole>
			<Shared>0</Shared>
			<None>383</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ANALOG DEVICES INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>032654105</cusip>
		<value>1601</value>
		<shrsOrPrnAmt>
			<sshPrnamt>13053</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>12468</Sole>
			<Shared>0</Shared>
			<None>585</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>APPLE INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>037833100</cusip>
		<value>69157</value>
		<shrsOrPrnAmt>
			<sshPrnamt>189576</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>172629</Sole>
			<Shared>0</Shared>
			<None>16946</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>APPLIED MATLS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>038222105</cusip>
		<value>3067</value>
		<shrsOrPrnAmt>
			<sshPrnamt>50733</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>49858</Sole>
			<Shared>0</Shared>
			<None>875</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>APTARGROUP INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>038336103</cusip>
		<value>2258</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>890</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>3119</value>
		<shrsOrPrnAmt>
			<sshPrnamt>131328</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>117650</Sole>
			<Shared>0</Shared>
			<None>13677</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>BECTON DICKINSON &amp; CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>075887109</cusip>
		<value>4798</value>
		<shrsOrPrnAmt>
			<sshPrnamt>20053</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>20003</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>11553</value>
		<shrsOrPrnAmt>
			<sshPrnamt>64720</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>62664</Sole>
			<Shared>0</Shared>
			<None>2056</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>BLACKROCK INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>09247X101</cusip>
		<value>9300</value>
		<shrsOrPrnAmt>
			<sshPrnamt>17092</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>17042</Sole>
			<Shared>0</Shared>
			<None>50</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>BLACKSTONE GROUP INC</nameOfIssuer>
		<titleOfClass>COM CL A</titleOfClass>
		<cusip>09260D107</cusip>
		<value>4510</value>
		<shrsOrPrnAmt>
			<sshPrnamt>79595</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>78095</Sole>
			<Shared>0</Shared>
			<None>1500</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>BOEING CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>097023105</cusip>
		<value>3859</value>
		<shrsOrPrnAmt>
			<sshPrnamt>21055</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>20768</Sole>
			<Shared>0</Shared>
			<None>287</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>BRISTOL-MYERS SQUIBB CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>110122108</cusip>
		<value>3800</value>
		<shrsOrPrnAmt>
			<sshPrnamt>64634</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>57040</Sole>
			<Shared>0</Shared>
			<None>7593</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>BRISTOL-MYERS SQUIBB CO</nameOfIssuer>
		<titleOfClass>RIGHT 99/99/9999</titleOfClass>
		<cusip>110122157</cusip>
		<value>105</value>
		<shrsOrPrnAmt>
			<sshPrnamt>29412</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>29372</Sole>
			<Shared>0</Shared>
			<None>40</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>BROADCOM INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>11135F101</cusip>
		<value>4465</value>
		<shrsOrPrnAmt>
			<sshPrnamt>14146</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>13821</Sole>
			<Shared>0</Shared>
			<None>325</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>BROOKFIELD ASSET MGMT INC</nameOfIssuer>
		<titleOfClass>CL A LTD VT SH</titleOfClass>
		<cusip>112585104</cusip>
		<value>587</value>
		<shrsOrPrnAmt>
			<sshPrnamt>17849</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>16349</Sole>
			<Shared>0</Shared>
			<None>1500</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>CVS HEALTH CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>126650100</cusip>
		<value>773</value>
		<shrsOrPrnAmt>
			<sshPrnamt>11904</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>10774</Sole>
			<Shared>0</Shared>
			<None>1130</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>CALIFORNIA WTR SVC GROUP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>130788102</cusip>
		<value>1029</value>
		<shrsOrPrnAmt>
			<sshPrnamt>21580</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>21580</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>CATERPILLAR INC DEL</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>149123101</cusip>
		<value>743</value>
		<shrsOrPrnAmt>
			<sshPrnamt>5874</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>4723</Sole>
			<Shared>0</Shared>
			<None>1151</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>CHEVRON CORP NEW</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>166764100</cusip>
		<value>8161</value>
		<shrsOrPrnAmt>
			<sshPrnamt>91457</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>87428</Sole>
			<Shared>0</Shared>
			<None>4027</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>CISCO SYS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>17275R102</cusip>
		<value>2090</value>
		<shrsOrPrnAmt>
			<sshPrnamt>44813</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>38527</Sole>
			<Shared>0</Shared>
			<None>6286</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>CINTAS CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>172908105</cusip>
		<value>293</value>
		<shrsOrPrnAmt>
			<sshPrnamt>1100</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1000</Sole>
			<Shared>0</Shared>
			<None>100</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>CITIGROUP INC</nameOfIssuer>
		<titleOfClass>COM NEW</titleOfClass>
		<cusip>172967424</cusip>
		<value>1441</value>
		<shrsOrPrnAmt>
			<sshPrnamt>28207</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>27817</Sole>
			<Shared>0</Shared>
			<None>390</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>COCA COLA CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>191216100</cusip>
		<value>4620</value>
		<shrsOrPrnAmt>
			<sshPrnamt>103409</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>100479</Sole>
			<Shared>0</Shared>
			<None>2930</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>CONOCOPHILLIPS</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>20825C104</cusip>
		<value>2177</value>
		<shrsOrPrnAmt>
			<sshPrnamt>51820</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>51444</Sole>
			<Shared>0</Shared>
			<None>375</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>CONSTELLATION BRANDS INC</nameOfIssuer>
		<titleOfClass>CL A</titleOfClass>
		<cusip>21036P108</cusip>
		<value>619</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3540</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>3115</Sole>
			<Shared>0</Shared>
			<None>425</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>COSTCO WHSL CORP NEW</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>22160K105</cusip>
		<value>9670</value>
		<shrsOrPrnAmt>
			<sshPrnamt>31892</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>30247</Sole>
			<Shared>0</Shared>
			<None>1644</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>CROWDSTRIKE HLDGS INC</nameOfIssuer>
		<titleOfClass>CL A</titleOfClass>
		<cusip>22788C105</cusip>
		<value>261</value>
		<shrsOrPrnAmt>
			<sshPrnamt>2600</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>2600</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>CUMMINS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>231021106</cusip>
		<value>1306</value>
		<shrsOrPrnAmt>
			<sshPrnamt>7540</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>7355</Sole>
			<Shared>0</Shared>
			<None>185</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>DEERE &amp; CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>244199105</cusip>
		<value>693</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>4727</value>
		<shrsOrPrnAmt>
			<sshPrnamt>42390</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>38898</Sole>
			<Shared>0</Shared>
			<None>3492</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>DOMINION ENERGY INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>25746U109</cusip>
		<value>8473</value>
		<shrsOrPrnAmt>
			<sshPrnamt>104370</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>102384</Sole>
			<Shared>0</Shared>
			<None>1986</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>DONALDSON INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>257651109</cusip>
		<value>3224</value>
		<shrsOrPrnAmt>
			<sshPrnamt>69303</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>67953</Sole>
			<Shared>0</Shared>
			<None>1350</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>DOUGLAS EMMETT INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>25960P109</cusip>
		<value>971</value>
		<shrsOrPrnAmt>
			<sshPrnamt>31675</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>31675</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ECOLAB INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>278865100</cusip>
		<value>347</value>
		<shrsOrPrnAmt>
			<sshPrnamt>1742</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1632</Sole>
			<Shared>0</Shared>
			<None>110</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>EDITAS MEDICINE INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>28106W103</cusip>
		<value>246</value>
		<shrsOrPrnAmt>
			<sshPrnamt>8317</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>7817</Sole>
			<Shared>0</Shared>
			<None>500</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>EDWARDS LIFESCIENCES CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>28176E108</cusip>
		<value>342</value>
		<shrsOrPrnAmt>
			<sshPrnamt>4944</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1350</Sole>
			<Shared>0</Shared>
			<None>3594</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ENERGY TRANSFER LP</nameOfIssuer>
		<titleOfClass>COM UT LTD PTN</titleOfClass>
		<cusip>29273V100</cusip>
		<value>342</value>
		<shrsOrPrnAmt>
			<sshPrnamt>47985</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>31690</Sole>
			<Shared>0</Shared>
			<None>16295</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ENTERPRISE PRODS PARTNERS L</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>293792107</cusip>
		<value>6990</value>
		<shrsOrPrnAmt>
			<sshPrnamt>384725</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>372841</Sole>
			<Shared>0</Shared>
			<None>11883</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ESSENTIAL UTILS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>29670G102</cusip>
		<value>1174</value>
		<shrsOrPrnAmt>
			<sshPrnamt>27785</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>27785</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>EXXON MOBIL CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>30231G102</cusip>
		<value>3859</value>
		<shrsOrPrnAmt>
			<sshPrnamt>86295</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>81955</Sole>
			<Shared>0</Shared>
			<None>4339</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>FACEBOOK INC</nameOfIssuer>
		<titleOfClass>CL A</titleOfClass>
		<cusip>30303M102</cusip>
		<value>13302</value>
		<shrsOrPrnAmt>
			<sshPrnamt>58583</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>57318</Sole>
			<Shared>0</Shared>
			<None>1265</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>FASTENAL CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>311900104</cusip>
		<value>480</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>346</value>
		<shrsOrPrnAmt>
			<sshPrnamt>2470</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>2470</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>FISERV INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>337738108</cusip>
		<value>266</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>1891</value>
		<shrsOrPrnAmt>
			<sshPrnamt>57202</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>48586</Sole>
			<Shared>0</Shared>
			<None>8616</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>FORD MTR CO DEL</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>345370860</cusip>
		<value>75</value>
		<shrsOrPrnAmt>
			<sshPrnamt>12378</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>7502</Sole>
			<Shared>0</Shared>
			<None>4876</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>GENERAL DYNAMICS CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>369550108</cusip>
		<value>533</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3568</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>2237</Sole>
			<Shared>0</Shared>
			<None>1331</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>GENERAL ELECTRIC CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>369604103</cusip>
		<value>672</value>
		<shrsOrPrnAmt>
			<sshPrnamt>98359</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>57576</Sole>
			<Shared>0</Shared>
			<None>40782</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>GILEAD SCIENCES INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>375558103</cusip>
		<value>5931</value>
		<shrsOrPrnAmt>
			<sshPrnamt>77086</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>75711</Sole>
			<Shared>0</Shared>
			<None>1375</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>GLOBAL PMTS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>37940X102</cusip>
		<value>265</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>4652</value>
		<shrsOrPrnAmt>
			<sshPrnamt>23539</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>23464</Sole>
			<Shared>0</Shared>
			<None>75</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>HEALTHPEAK PROPERTIES INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>42250P103</cusip>
		<value>4996</value>
		<shrsOrPrnAmt>
			<sshPrnamt>181260</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>178449</Sole>
			<Shared>0</Shared>
			<None>2810</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>HOME DEPOT INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>437076102</cusip>
		<value>2301</value>
		<shrsOrPrnAmt>
			<sshPrnamt>9185</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>4730</Sole>
			<Shared>0</Shared>
			<None>4455</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>HONEYWELL INTL INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>438516106</cusip>
		<value>5406</value>
		<shrsOrPrnAmt>
			<sshPrnamt>37386</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>33013</Sole>
			<Shared>0</Shared>
			<None>4373</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>IDEXX LABS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>45168D104</cusip>
		<value>561</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>10983</value>
		<shrsOrPrnAmt>
			<sshPrnamt>183567</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>177706</Sole>
			<Shared>0</Shared>
			<None>5861</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>INTERNATIONAL BUSINESS MACHS</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>459200101</cusip>
		<value>328</value>
		<shrsOrPrnAmt>
			<sshPrnamt>2717</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1655</Sole>
			<Shared>0</Shared>
			<None>1062</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>INVESCO QQQ TR</nameOfIssuer>
		<titleOfClass>UNIT SER 1</titleOfClass>
		<cusip>46090E103</cusip>
		<value>12153</value>
		<shrsOrPrnAmt>
			<sshPrnamt>49084</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>32045</Sole>
			<Shared>0</Shared>
			<None>17039</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>INTUITIVE SURGICAL INC</nameOfIssuer>
		<titleOfClass>COM NEW</titleOfClass>
		<cusip>46120E602</cusip>
		<value>4426</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>1978</value>
		<shrsOrPrnAmt>
			<sshPrnamt>54429</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>53429</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>419</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>INVESCO EXCH TRADED FD TR II</nameOfIssuer>
		<titleOfClass>GBL SRT TRM HY</titleOfClass>
		<cusip>46138E669</cusip>
		<value>208</value>
		<shrsOrPrnAmt>
			<sshPrnamt>9770</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>9770</None>
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	<infoTable>
		<nameOfIssuer>ISHARES TR</nameOfIssuer>
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		<cusip>464287200</cusip>
		<value>472</value>
		<shrsOrPrnAmt>
			<sshPrnamt>1525</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1103</Sole>
			<Shared>0</Shared>
			<None>421</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>ISHARES TR</nameOfIssuer>
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		<cusip>464287234</cusip>
		<value>1258</value>
		<shrsOrPrnAmt>
			<sshPrnamt>31453</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>20203</Sole>
			<Shared>0</Shared>
			<None>11250</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>ISHARES TR</nameOfIssuer>
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		<cusip>464287465</cusip>
		<value>306</value>
		<shrsOrPrnAmt>
			<sshPrnamt>5024</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>3704</Sole>
			<Shared>0</Shared>
			<None>1319</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>ISHARES TR</nameOfIssuer>
		<titleOfClass>RUSSELL 2000 ETF</titleOfClass>
		<cusip>464287655</cusip>
		<value>369</value>
		<shrsOrPrnAmt>
			<sshPrnamt>2578</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>105</Sole>
			<Shared>0</Shared>
			<None>2472</None>
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	<infoTable>
		<nameOfIssuer>ISHARES TR</nameOfIssuer>
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		<cusip>464287739</cusip>
		<value>1341</value>
		<shrsOrPrnAmt>
			<sshPrnamt>17014</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>16953</Sole>
			<Shared>0</Shared>
			<None>60</None>
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	<infoTable>
		<nameOfIssuer>ISHARES TR</nameOfIssuer>
		<titleOfClass>CORE S&amp;P SCP ETF</titleOfClass>
		<cusip>464287804</cusip>
		<value>961</value>
		<shrsOrPrnAmt>
			<sshPrnamt>14079</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>12515</Sole>
			<Shared>0</Shared>
			<None>1564</None>
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	<infoTable>
		<nameOfIssuer>ISHARES TR</nameOfIssuer>
		<titleOfClass>PFD AND INCM SEC</titleOfClass>
		<cusip>464288687</cusip>
		<value>201</value>
		<shrsOrPrnAmt>
			<sshPrnamt>5795</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>4765</Sole>
			<Shared>0</Shared>
			<None>1030</None>
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	<infoTable>
		<nameOfIssuer>ISHARES TR</nameOfIssuer>
		<titleOfClass>MSCI USA ESG SLC</titleOfClass>
		<cusip>464288802</cusip>
		<value>201</value>
		<shrsOrPrnAmt>
			<sshPrnamt>1505</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1485</Sole>
			<Shared>0</Shared>
			<None>20</None>
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	<infoTable>
		<nameOfIssuer>JPMORGAN CHASE &amp; CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>46625H100</cusip>
		<value>7678</value>
		<shrsOrPrnAmt>
			<sshPrnamt>81634</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>79514</Sole>
			<Shared>0</Shared>
			<None>2119</None>
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	<infoTable>
		<nameOfIssuer>JOHNSON &amp; JOHNSON</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>478160104</cusip>
		<value>13719</value>
		<shrsOrPrnAmt>
			<sshPrnamt>97556</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>90864</Sole>
			<Shared>0</Shared>
			<None>6691</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>KINDER MORGAN INC DEL</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>49456B101</cusip>
		<value>4799</value>
		<shrsOrPrnAmt>
			<sshPrnamt>316330</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>313691</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>915</value>
		<shrsOrPrnAmt>
			<sshPrnamt>2829</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>2700</Sole>
			<Shared>0</Shared>
			<None>129</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>LAS VEGAS SANDS CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>517834107</cusip>
		<value>469</value>
		<shrsOrPrnAmt>
			<sshPrnamt>10305</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>10185</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>370</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3900</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>3900</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>LILLY ELI &amp; CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>532457108</cusip>
		<value>1049</value>
		<shrsOrPrnAmt>
			<sshPrnamt>6391</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>350</Sole>
			<Shared>0</Shared>
			<None>6041</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>LOCKHEED MARTIN CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>539830109</cusip>
		<value>3281</value>
		<shrsOrPrnAmt>
			<sshPrnamt>8991</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1300</Sole>
			<Shared>0</Shared>
			<None>7691</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>MAGELLAN MIDSTREAM PRTNRS LP</nameOfIssuer>
		<titleOfClass>COM UNIT RP LP</titleOfClass>
		<cusip>559080106</cusip>
		<value>501</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>3406</value>
		<shrsOrPrnAmt>
			<sshPrnamt>18463</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>9055</Sole>
			<Shared>0</Shared>
			<None>9408</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>MERCK &amp; CO. INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>58933Y105</cusip>
		<value>3738</value>
		<shrsOrPrnAmt>
			<sshPrnamt>48334</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>42750</Sole>
			<Shared>0</Shared>
			<None>5584</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>MICROSOFT CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>594918104</cusip>
		<value>30215</value>
		<shrsOrPrnAmt>
			<sshPrnamt>148471</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>140918</Sole>
			<Shared>0</Shared>
			<None>7552</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>MICROCHIP TECHNOLOGY INC.</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>595017104</cusip>
		<value>203</value>
		<shrsOrPrnAmt>
			<sshPrnamt>1925</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1425</Sole>
			<Shared>0</Shared>
			<None>500</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>MONDELEZ INTL INC</nameOfIssuer>
		<titleOfClass>CL A</titleOfClass>
		<cusip>609207105</cusip>
		<value>1875</value>
		<shrsOrPrnAmt>
			<sshPrnamt>36679</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>32740</Sole>
			<Shared>0</Shared>
			<None>3939</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>NETFLIX INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>64110L106</cusip>
		<value>1625</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3572</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1315</Sole>
			<Shared>0</Shared>
			<None>2257</None>
		</votingAuthority>
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		<nameOfIssuer>NEXTERA ENERGY INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>65339F101</cusip>
		<value>11505</value>
		<shrsOrPrnAmt>
			<sshPrnamt>47902</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>46500</Sole>
			<Shared>0</Shared>
			<None>1402</None>
		</votingAuthority>
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		<nameOfIssuer>NIKE INC</nameOfIssuer>
		<titleOfClass>CL B</titleOfClass>
		<cusip>654106103</cusip>
		<value>3245</value>
		<shrsOrPrnAmt>
			<sshPrnamt>33095</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>30374</Sole>
			<Shared>0</Shared>
			<None>2721</None>
		</votingAuthority>
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		<nameOfIssuer>NOBLE ENERGY INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>655044105</cusip>
		<value>236</value>
		<shrsOrPrnAmt>
			<sshPrnamt>26340</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>25940</Sole>
			<Shared>0</Shared>
			<None>400</None>
		</votingAuthority>
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		<nameOfIssuer>NORFOLK SOUTHERN CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>655844108</cusip>
		<value>597</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3403</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>2558</Sole>
			<Shared>0</Shared>
			<None>845</None>
		</votingAuthority>
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		<nameOfIssuer>NORTHROP GRUMMAN CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>666807102</cusip>
		<value>1064</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3460</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>3460</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
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		<nameOfIssuer>NOVARTIS AG</nameOfIssuer>
		<titleOfClass>SPONSORED ADR</titleOfClass>
		<cusip>66987V109</cusip>
		<value>443</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 CORPORATION</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>67066G104</cusip>
		<value>3154</value>
		<shrsOrPrnAmt>
			<sshPrnamt>8302</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>8237</Sole>
			<Shared>0</Shared>
			<None>65</None>
		</votingAuthority>
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		<nameOfIssuer>NUVEEN MUN VALUE FD INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>670928100</cusip>
		<value>107</value>
		<shrsOrPrnAmt>
			<sshPrnamt>10500</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>10500</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>ONEOK INC NEW</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>682680103</cusip>
		<value>5934</value>
		<shrsOrPrnAmt>
			<sshPrnamt>178633</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>177609</Sole>
			<Shared>0</Shared>
			<None>1024</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>ORACLE CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>68389X105</cusip>
		<value>1843</value>
		<shrsOrPrnAmt>
			<sshPrnamt>33348</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>31698</Sole>
			<Shared>0</Shared>
			<None>1650</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>PALO ALTO NETWORKS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>697435105</cusip>
		<value>952</value>
		<shrsOrPrnAmt>
			<sshPrnamt>4145</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>4120</Sole>
			<Shared>0</Shared>
			<None>25</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>PAYPAL HLDGS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>70450Y103</cusip>
		<value>320</value>
		<shrsOrPrnAmt>
			<sshPrnamt>1838</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1838</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>PEPSICO INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>713448108</cusip>
		<value>748</value>
		<shrsOrPrnAmt>
			<sshPrnamt>5655</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
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		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>3464</Sole>
			<Shared>0</Shared>
			<None>2190</None>
		</votingAuthority>
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	<infoTable>
		<nameOfIssuer>PERSONALIS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>71535D106</cusip>
		<value>220</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>399</value>
		<shrsOrPrnAmt>
			<sshPrnamt>12209</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>8383</Sole>
			<Shared>0</Shared>
			<None>3826</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>PHILIP MORRIS INTL INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>718172109</cusip>
		<value>372</value>
		<shrsOrPrnAmt>
			<sshPrnamt>5310</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>2430</Sole>
			<Shared>0</Shared>
			<None>2880</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>PHILLIPS 66</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>718546104</cusip>
		<value>924</value>
		<shrsOrPrnAmt>
			<sshPrnamt>12854</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>12854</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>PROCTER AND GAMBLE CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>742718109</cusip>
		<value>7931</value>
		<shrsOrPrnAmt>
			<sshPrnamt>66331</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>59912</Sole>
			<Shared>0</Shared>
			<None>6419</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>PUBLIC STORAGE</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>74460D109</cusip>
		<value>364</value>
		<shrsOrPrnAmt>
			<sshPrnamt>1895</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1822</Sole>
			<Shared>0</Shared>
			<None>73</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>QUALCOMM INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>747525103</cusip>
		<value>13432</value>
		<shrsOrPrnAmt>
			<sshPrnamt>147259</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>134201</Sole>
			<Shared>0</Shared>
			<None>13057</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>RAYTHEON TECHNOLOGIES CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>75513E101</cusip>
		<value>4532</value>
		<shrsOrPrnAmt>
			<sshPrnamt>73555</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>72063</Sole>
			<Shared>0</Shared>
			<None>1492</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ROPER TECHNOLOGIES INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>776696106</cusip>
		<value>291</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>719</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>386</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>S&amp;P GLOBAL INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>78409V104</cusip>
		<value>264</value>
		<shrsOrPrnAmt>
			<sshPrnamt>800</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>800</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>2547</value>
		<shrsOrPrnAmt>
			<sshPrnamt>8261</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>7270</Sole>
			<Shared>0</Shared>
			<None>991</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SPDR GOLD TR</nameOfIssuer>
		<titleOfClass>GOLD SHS</titleOfClass>
		<cusip>78463V107</cusip>
		<value>1393</value>
		<shrsOrPrnAmt>
			<sshPrnamt>8324</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>6605</Sole>
			<Shared>0</Shared>
			<None>1719</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SPDR S&amp;P MIDCAP 400 ETF TR</nameOfIssuer>
		<titleOfClass>UTSER1 S&amp;PDCRP</titleOfClass>
		<cusip>78467Y107</cusip>
		<value>1761</value>
		<shrsOrPrnAmt>
			<sshPrnamt>5426</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>5337</Sole>
			<Shared>0</Shared>
			<None>89</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SALESFORCE COM INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>79466L302</cusip>
		<value>2257</value>
		<shrsOrPrnAmt>
			<sshPrnamt>12050</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>11555</Sole>
			<Shared>0</Shared>
			<None>495</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SCHWAB CHARLES CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>808513105</cusip>
		<value>1761</value>
		<shrsOrPrnAmt>
			<sshPrnamt>52181</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>36630</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>252</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3396</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>3295</Sole>
			<Shared>0</Shared>
			<None>101</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SCHWAB STRATEGIC TR</nameOfIssuer>
		<titleOfClass>US LCAP GR ETF</titleOfClass>
		<cusip>808524300</cusip>
		<value>1915</value>
		<shrsOrPrnAmt>
			<sshPrnamt>18858</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>17954</Sole>
			<Shared>0</Shared>
			<None>904</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SCHWAB STRATEGIC TR</nameOfIssuer>
		<titleOfClass>US MID-CAP ETF</titleOfClass>
		<cusip>808524508</cusip>
		<value>1456</value>
		<shrsOrPrnAmt>
			<sshPrnamt>27667</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>27217</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>666</value>
		<shrsOrPrnAmt>
			<sshPrnamt>10198</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>10017</Sole>
			<Shared>0</Shared>
			<None>181</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SCHWAB STRATEGIC TR</nameOfIssuer>
		<titleOfClass>EMRG MKTEQ ETF</titleOfClass>
		<cusip>808524706</cusip>
		<value>434</value>
		<shrsOrPrnAmt>
			<sshPrnamt>17833</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>16987</Sole>
			<Shared>0</Shared>
			<None>846</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SCHWAB STRATEGIC TR</nameOfIssuer>
		<titleOfClass>US DIVIDEND EQ</titleOfClass>
		<cusip>808524797</cusip>
		<value>1209</value>
		<shrsOrPrnAmt>
			<sshPrnamt>23363</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>21862</Sole>
			<Shared>0</Shared>
			<None>1501</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SCHWAB STRATEGIC TR</nameOfIssuer>
		<titleOfClass>INTL EQTY ETF</titleOfClass>
		<cusip>808524805</cusip>
		<value>3175</value>
		<shrsOrPrnAmt>
			<sshPrnamt>106739</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>104205</Sole>
			<Shared>0</Shared>
			<None>2534</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SCHWAB STRATEGIC TR</nameOfIssuer>
		<titleOfClass>US AGGREGATE B</titleOfClass>
		<cusip>808524839</cusip>
		<value>488</value>
		<shrsOrPrnAmt>
			<sshPrnamt>8670</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>8669</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SCHWAB STRATEGIC TR</nameOfIssuer>
		<titleOfClass>US REIT ETF</titleOfClass>
		<cusip>808524847</cusip>
		<value>596</value>
		<shrsOrPrnAmt>
			<sshPrnamt>16932</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>12699</Sole>
			<Shared>0</Shared>
			<None>4232</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SELECT SECTOR SPDR TR</nameOfIssuer>
		<titleOfClass>SBI MATERIALS</titleOfClass>
		<cusip>81369Y100</cusip>
		<value>276</value>
		<shrsOrPrnAmt>
			<sshPrnamt>4901</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>4901</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SELECT SECTOR SPDR TR</nameOfIssuer>
		<titleOfClass>SBI HEALTHCARE</titleOfClass>
		<cusip>81369Y209</cusip>
		<value>307</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>295</value>
		<shrsOrPrnAmt>
			<sshPrnamt>5032</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>5032</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SELECT SECTOR SPDR TR</nameOfIssuer>
		<titleOfClass>SBI CONS DISCR</titleOfClass>
		<cusip>81369Y407</cusip>
		<value>354</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>324</value>
		<shrsOrPrnAmt>
			<sshPrnamt>4710</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>4710</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SELECT SECTOR SPDR TR</nameOfIssuer>
		<titleOfClass>TECHNOLOGY</titleOfClass>
		<cusip>81369Y803</cusip>
		<value>3161</value>
		<shrsOrPrnAmt>
			<sshPrnamt>30256</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>24123</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>280</value>
		<shrsOrPrnAmt>
			<sshPrnamt>4955</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>4955</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SEMPRA ENERGY</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>816851109</cusip>
		<value>1186</value>
		<shrsOrPrnAmt>
			<sshPrnamt>10114</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>1769</Sole>
			<Shared>0</Shared>
			<None>8345</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SIMON PPTY GROUP INC NEW</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>828806109</cusip>
		<value>2837</value>
		<shrsOrPrnAmt>
			<sshPrnamt>41494</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>40963</Sole>
			<Shared>0</Shared>
			<None>531</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SOUTHERN CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>842587107</cusip>
		<value>502</value>
		<shrsOrPrnAmt>
			<sshPrnamt>9690</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>9090</Sole>
			<Shared>0</Shared>
			<None>600</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SQUARE INC</nameOfIssuer>
		<titleOfClass>CL A</titleOfClass>
		<cusip>852234103</cusip>
		<value>831</value>
		<shrsOrPrnAmt>
			<sshPrnamt>7920</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>6920</Sole>
			<Shared>0</Shared>
			<None>1000</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>STARBUCKS CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>855244109</cusip>
		<value>1153</value>
		<shrsOrPrnAmt>
			<sshPrnamt>15669</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>14555</Sole>
			<Shared>0</Shared>
			<None>1114</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>STORE CAP CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>862121100</cusip>
		<value>203</value>
		<shrsOrPrnAmt>
			<sshPrnamt>8525</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>6725</Sole>
			<Shared>0</Shared>
			<None>1800</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>SYSCO CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>871829107</cusip>
		<value>403</value>
		<shrsOrPrnAmt>
			<sshPrnamt>7369</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>7369</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>TARGET CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>87612E106</cusip>
		<value>251</value>
		<shrsOrPrnAmt>
			<sshPrnamt>2093</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>435</Sole>
			<Shared>0</Shared>
			<None>1658</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>TC ENERGY CORP</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>87807B107</cusip>
		<value>274</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>8075</value>
		<shrsOrPrnAmt>
			<sshPrnamt>7478</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>6883</Sole>
			<Shared>0</Shared>
			<None>595</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>3M CO</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>88579Y101</cusip>
		<value>1809</value>
		<shrsOrPrnAmt>
			<sshPrnamt>11598</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>10820</Sole>
			<Shared>0</Shared>
			<None>778</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>TORONTO DOMINION BK ONT</nameOfIssuer>
		<titleOfClass>COM NEW</titleOfClass>
		<cusip>891160509</cusip>
		<value>223</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>2405</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>8847</value>
		<shrsOrPrnAmt>
			<sshPrnamt>52327</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>51242</Sole>
			<Shared>0</Shared>
			<None>1085</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>UNITEDHEALTH GROUP INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>91324P102</cusip>
		<value>279</value>
		<shrsOrPrnAmt>
			<sshPrnamt>946</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>946</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD SPECIALIZED FUNDS</nameOfIssuer>
		<titleOfClass>DIV APP ETF</titleOfClass>
		<cusip>921908844</cusip>
		<value>3110</value>
		<shrsOrPrnAmt>
			<sshPrnamt>26542</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>13076</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>2895</value>
		<shrsOrPrnAmt>
			<sshPrnamt>58872</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>58871</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD BD INDEX FDS</nameOfIssuer>
		<titleOfClass>TOTAL BND MRKT</titleOfClass>
		<cusip>921937835</cusip>
		<value>508</value>
		<shrsOrPrnAmt>
			<sshPrnamt>5753</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>5753</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD TAX-MANAGED FDS</nameOfIssuer>
		<titleOfClass>FTSE DEV MKT ETF</titleOfClass>
		<cusip>921943858</cusip>
		<value>5089</value>
		<shrsOrPrnAmt>
			<sshPrnamt>131190</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>100</Sole>
			<Shared>0</Shared>
			<None>131089</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD INTL EQUITY INDEX F</nameOfIssuer>
		<titleOfClass>TT WRLD ST ETF</titleOfClass>
		<cusip>922042742</cusip>
		<value>1501</value>
		<shrsOrPrnAmt>
			<sshPrnamt>20072</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>20071</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD INTL EQUITY INDEX F</nameOfIssuer>
		<titleOfClass>FTSE EMR MKT ETF</titleOfClass>
		<cusip>922042858</cusip>
		<value>3194</value>
		<shrsOrPrnAmt>
			<sshPrnamt>80627</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>20218</Sole>
			<Shared>0</Shared>
			<None>60409</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VENTAS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>92276F100</cusip>
		<value>4419</value>
		<shrsOrPrnAmt>
			<sshPrnamt>120676</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>119086</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>3256</value>
		<shrsOrPrnAmt>
			<sshPrnamt>11489</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>119</Sole>
			<Shared>0</Shared>
			<None>11369</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD INDEX FDS</nameOfIssuer>
		<titleOfClass>REAL ESTATE ETF</titleOfClass>
		<cusip>922908553</cusip>
		<value>398</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>846</value>
		<shrsOrPrnAmt>
			<sshPrnamt>7911</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>0</Sole>
			<Shared>0</Shared>
			<None>7911</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD INDEX FDS</nameOfIssuer>
		<titleOfClass>MID CAP ETF</titleOfClass>
		<cusip>922908629</cusip>
		<value>2723</value>
		<shrsOrPrnAmt>
			<sshPrnamt>16611</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>930</Sole>
			<Shared>0</Shared>
			<None>15680</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD INDEX FDS</nameOfIssuer>
		<titleOfClass>GROWTH ETF</titleOfClass>
		<cusip>922908736</cusip>
		<value>4091</value>
		<shrsOrPrnAmt>
			<sshPrnamt>20245</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>804</Sole>
			<Shared>0</Shared>
			<None>19441</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD INDEX FDS</nameOfIssuer>
		<titleOfClass>VALUE ETF</titleOfClass>
		<cusip>922908744</cusip>
		<value>3451</value>
		<shrsOrPrnAmt>
			<sshPrnamt>34652</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>742</Sole>
			<Shared>0</Shared>
			<None>33909</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD INDEX FDS</nameOfIssuer>
		<titleOfClass>SMALL CP ETF</titleOfClass>
		<cusip>922908751</cusip>
		<value>4334</value>
		<shrsOrPrnAmt>
			<sshPrnamt>29740</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>49</Sole>
			<Shared>0</Shared>
			<None>29690</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VANGUARD INDEX FDS</nameOfIssuer>
		<titleOfClass>TOTAL STK MKT</titleOfClass>
		<cusip>922908769</cusip>
		<value>2465</value>
		<shrsOrPrnAmt>
			<sshPrnamt>15749</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>61</Sole>
			<Shared>0</Shared>
			<None>15688</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VERIZON COMMUNICATIONS INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>92343V104</cusip>
		<value>8551</value>
		<shrsOrPrnAmt>
			<sshPrnamt>155111</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>147906</Sole>
			<Shared>0</Shared>
			<None>7204</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>VISA INC</nameOfIssuer>
		<titleOfClass>COM CL A</titleOfClass>
		<cusip>92826C839</cusip>
		<value>17459</value>
		<shrsOrPrnAmt>
			<sshPrnamt>90383</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>88476</Sole>
			<Shared>0</Shared>
			<None>1907</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>WALMART INC</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>931142103</cusip>
		<value>398</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3325</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>3209</Sole>
			<Shared>0</Shared>
			<None>116</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>WELLS FARGO CO NEW</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>949746101</cusip>
		<value>1164</value>
		<shrsOrPrnAmt>
			<sshPrnamt>45482</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>20102</Sole>
			<Shared>0</Shared>
			<None>25379</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ZIONS BANCORPORATION N A</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>989701107</cusip>
		<value>431</value>
		<shrsOrPrnAmt>
			<sshPrnamt>12675</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>12375</Sole>
			<Shared>0</Shared>
			<None>300</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>ZOOM VIDEO COMMUNICATIONS IN</nameOfIssuer>
		<titleOfClass>CL A</titleOfClass>
		<cusip>98980L101</cusip>
		<value>241</value>
		<shrsOrPrnAmt>
			<sshPrnamt>950</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>825</Sole>
			<Shared>0</Shared>
			<None>125</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>MEDTRONIC PLC</nameOfIssuer>
		<titleOfClass>SHS</titleOfClass>
		<cusip>G5960L103</cusip>
		<value>2021</value>
		<shrsOrPrnAmt>
			<sshPrnamt>22042</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>20980</Sole>
			<Shared>0</Shared>
			<None>1062</None>
		</votingAuthority>
	</infoTable>
	<infoTable>
		<nameOfIssuer>NXP SEMICONDUCTORS N V</nameOfIssuer>
		<titleOfClass>COM</titleOfClass>
		<cusip>N6596X109</cusip>
		<value>431</value>
		<shrsOrPrnAmt>
			<sshPrnamt>3775</sshPrnamt>
			<sshPrnamtType>SH</sshPrnamtType>
		</shrsOrPrnAmt>
		<investmentDiscretion>SOLE</investmentDiscretion>
		<votingAuthority>
			<Sole>3775</Sole>
			<Shared>0</Shared>
			<None>0</None>
		</votingAuthority>
	</infoTable>
</informationTable>
