@layer properties{@supports (((-webkit-hyphens:none)) and (not (margin-trim:inline))) or ((-moz-orient:inline) and (not (color:rgb(from red r g b)))){*,:before,:after,::backdrop{--tw-rotate-x:initial;--tw-rotate-y:initial;--tw-rotate-z:initial;--tw-skew-x:initial;--tw-skew-y:initial;--tw-leading:initial;--tw-font-weight:initial;--tw-blur:initial;--tw-brightness:initial;--tw-contrast:initial;--tw-grayscale:initial;--tw-hue-rotate:initial;--tw-invert:initial;--tw-opacity:initial;--tw-saturate:initial;--tw-sepia:initial;--tw-drop-shadow:initial;--tw-drop-shadow-color:initial;--tw-drop-shadow-alpha:100%;--tw-drop-shadow-size:initial}}}@layer theme{:root,:host{--font-mono:ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace;--spacing:.25rem;--container-3xl:48rem;--text-lg:1.125rem;--text-lg--line-height:calc(1.75 / 1.125);--text-4xl:2.25rem;--text-4xl--line-height:calc(2.5 / 2.25);--font-weight-semibold:600;--default-font-family:Arial, Helvetica, sans-serif;--default-mono-font-family:var(--font-mono)}}@layer base{*,:after,:before,::backdrop{box-sizing:border-box;border:0 solid;margin:0;padding:0}::file-selector-button{box-sizing:border-box;border:0 solid;margin:0;padding:0}html,:host{-webkit-text-size-adjust:100%;tab-size:4;line-height:1.5;font-family:var(--default-font-family,ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji");font-feature-settings:var(--default-font-feature-settings,normal);font-variation-settings:var(--default-font-variation-settings,normal);-webkit-tap-highlight-color:transparent}hr{height:0;color:inherit;border-top-width:1px}abbr:where([title]){-webkit-text-decoration:underline dotted;text-decoration:underline dotted}h1,h2,h3,h4,h5,h6{font-size:inherit;font-weight:inherit}a{color:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;text-decoration:inherit}b,strong{font-weight:bolder}code,kbd,samp,pre{font-family:var(--default-mono-font-family,ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace);font-feature-settings:var(--default-mono-font-feature-settings,normal);font-variation-settings:var(--default-mono-font-variation-settings,normal);font-size:1em}small{font-size:80%}sub,sup{vertical-align:baseline;font-size:75%;line-height:0;position:relative}sub{bottom:-.25em}sup{top:-.5em}table{text-indent:0;border-color:inherit;border-collapse:collapse}:-moz-focusring{outline:auto}progress{vertical-align:baseline}summary{display:list-item}ol,ul,menu{list-style:none}img,svg,video,canvas,audio,iframe,embed,object{vertical-align:middle;display:block}img,video{max-width:100%;height:auto}button,input,select,optgroup,textarea{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}::file-selector-button{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}:where(select:is([multiple],[size])) optgroup{font-weight:bolder}:where(select:is([multiple],[size])) optgroup option{padding-inline-start:20px}::file-selector-button{margin-inline-end:4px}::placeholder{opacity:1}@supports (not ((-webkit-appearance:-apple-pay-button))) or (contain-intrinsic-size:1px){::placeholder{color:currentColor}@supports (color:color-mix(in lab, red, red)){::placeholder{color:color-mix(in oklab, currentcolor 50%, transparent)}}}textarea{resize:vertical}::-webkit-search-decoration{-webkit-appearance:none}::-webkit-date-and-time-value{min-height:1lh;text-align:inherit}::-webkit-datetime-edit{display:inline-flex}::-webkit-datetime-edit-fields-wrapper{padding:0}::-webkit-datetime-edit{padding-block:0}::-webkit-datetime-edit-year-field{padding-block:0}::-webkit-datetime-edit-month-field{padding-block:0}::-webkit-datetime-edit-day-field{padding-block:0}::-webkit-datetime-edit-hour-field{padding-block:0}::-webkit-datetime-edit-minute-field{padding-block:0}::-webkit-datetime-edit-second-field{padding-block:0}::-webkit-datetime-edit-millisecond-field{padding-block:0}::-webkit-datetime-edit-meridiem-field{padding-block:0}::-webkit-calendar-picker-indicator{line-height:1}:-moz-ui-invalid{box-shadow:none}button,input:where([type=button],[type=reset],[type=submit]){appearance:button}::file-selector-button{appearance:button}::-webkit-inner-spin-button{height:auto}::-webkit-outer-spin-button{height:auto}[hidden]:where(:not([hidden=until-found])){display:none!important}}@layer components;@layer utilities{.start{inset-inline-start:var(--spacing)}.mx-auto{margin-inline:auto}.mt-3{margin-top:calc(var(--spacing) * 3)}.mt-4{margin-top:calc(var(--spacing) * 4)}.mt-8{margin-top:calc(var(--spacing) * 8)}.block{display:block}.flex{display:flex}.hidden{display:none}.h-full{height:100%}.min-h-full{min-height:100%}.min-h-screen{min-height:100vh}.max-w-3xl{max-width:var(--container-3xl)}.transform{transform:var(--tw-rotate-x,) var(--tw-rotate-y,) var(--tw-rotate-z,) var(--tw-skew-x,) var(--tw-skew-y,)}.flex-col{flex-direction:column}.justify-center{justify-content:center}.bg-background{background-color:var(--background)}.px-6{padding-inline:calc(var(--spacing) * 6)}.py-16{padding-block:calc(var(--spacing) * 16)}.text-4xl{font-size:var(--text-4xl);line-height:var(--tw-leading,var(--text-4xl--line-height))}.text-lg{font-size:var(--text-lg);line-height:var(--tw-leading,var(--text-lg--line-height))}.leading-8{--tw-leading:calc(var(--spacing) * 8);line-height:calc(var(--spacing) * 8)}.font-semibold{--tw-font-weight:var(--font-weight-semibold);font-weight:var(--font-weight-semibold)}.text-foreground{color:var(--foreground)}.text-muted{color:var(--muted)}.antialiased{-webkit-font-smoothing:antialiased;-moz-osx-font-smoothing:grayscale}.filter{filter:var(--tw-blur,) var(--tw-brightness,) var(--tw-contrast,) var(--tw-grayscale,) var(--tw-hue-rotate,) var(--tw-invert,) var(--tw-saturate,) var(--tw-sepia,) var(--tw-drop-shadow,)}}:root{--background:#f7f6f1;--foreground:#191919;--muted:#6c6a64;--surface:#fff;--surface-warm:#fbfaf5;--line:#dedbd0;--navy:#142434;--accent:#c4d600;--accent-dark:#8b9900;--shadow:0 24px 70px #14243424}*{box-sizing:border-box}html{background:var(--background);scroll-behavior:smooth;scroll-padding-top:108px}body{background:var(--background);color:var(--foreground);letter-spacing:0;min-height:100svh;margin:0;font-family:Arial,Helvetica,sans-serif}main{isolation:isolate;flex:1 0 auto}a{color:inherit;text-decoration:none}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,[tabindex]:focus-visible{outline:3px solid var(--accent);outline-offset:4px}img{max-width:100%;display:block}button,input,textarea{font:inherit}.site-frame{flex-direction:column;min-height:100svh;display:flex}.skip-link{background:var(--accent);color:var(--foreground);letter-spacing:.12em;text-transform:uppercase;z-index:2147483647;padding:12px 16px;font-size:.78rem;font-weight:800;transition:transform .16s;position:fixed;top:16px;left:16px;transform:translateY(-140%)}.skip-link:focus{transform:translateY(0)}.site-main-anchor:focus{outline:none}.site-header{-webkit-backdrop-filter:blur(16px);backdrop-filter:blur(16px);color:#fff;z-index:20;background:linear-gradient(#09131deb,#09131db8);border-bottom:1px solid #ffffff29;grid-template-columns:minmax(0,1fr) auto minmax(0,1fr);align-items:center;gap:28px;min-height:86px;padding:15px clamp(20px,4vw,58px);display:grid;position:fixed;top:0;left:0;right:0}.brand{justify-content:center;align-items:center;min-width:180px;min-height:58px;display:inline-flex}.site-nav a,.eyebrow{letter-spacing:.36em;text-transform:uppercase;font-size:.72rem;font-weight:700}.brand img{object-fit:contain;width:min(260px,28vw);height:auto;max-height:58px}.site-nav{flex-wrap:wrap;gap:14px 22px;display:flex}.site-nav-left{justify-content:flex-start}.site-nav-right{justify-content:flex-end}.site-nav a{color:#ffffffdb;letter-spacing:.12em;transition:color .18s;position:relative}.site-nav a:after{background:var(--accent);content:"";opacity:0;transform-origin:0;width:100%;height:1px;transition:opacity .18s,transform .18s;position:absolute;bottom:-9px;left:0;transform:scaleX(.45)}.site-nav a:hover,.site-nav a:focus-visible,.site-nav a.is-active{color:#fff}.site-nav a:hover:after,.site-nav a:focus-visible:after,.site-nav a.is-active:after{opacity:1;transform:scaleX(1)}.site-nav .nav-contact{border:1px solid #ffffff52;margin-left:4px;padding:10px 14px}.site-nav .nav-contact:after{display:none}.hero{color:#fff;z-index:0;background:#10100f;align-items:center;height:100svh;min-height:680px;padding:112px clamp(24px,8vw,128px) 70px;display:grid;position:sticky;top:0;overflow:hidden}.hero-media-frame,.hero-video{z-index:0;width:100%;height:100%;position:absolute;inset:0}.hero img,.hero-video{object-fit:cover}.hero-scrim{z-index:1;background:linear-gradient(90deg,#0000009e,#00000047 48%,#0000008a),linear-gradient(#0000 52%,#0000006b);position:absolute;inset:0}.hero-content{text-align:center;will-change:opacity, transform;z-index:2;max-width:940px;margin:0 auto;transition:opacity 80ms linear,transform 80ms linear;position:relative}.hero-left .hero-content{text-align:left;max-width:760px;margin-left:0}.hero h1,.section-header h1,.section-header h2,.cta-band h2,.site-footer h2{font-family:Georgia,Times New Roman,serif;font-weight:500;line-height:.98}.hero-title{letter-spacing:.24em;text-transform:uppercase;margin:18px 0;font-size:clamp(2.1rem,4vw,3.9rem)}.hero-left .hero-title{letter-spacing:.03em;text-transform:none;font-size:clamp(2.2rem,4vw,4rem)}.hero-subtitle{color:#ffffffd6;max-width:760px;margin:18px auto 0;font-family:Georgia,Times New Roman,serif;font-size:clamp(1.1rem,2vw,1.6rem);font-style:italic;line-height:1.6}.hero-left .hero-subtitle{margin-left:0}.hero-subtitle+.hero-subtitle{margin-top:10px}.scroll-down{color:#ffffffd1;cursor:pointer;letter-spacing:.24em;text-transform:uppercase;z-index:3;background:0 0;border:0;flex-direction:column;align-items:center;gap:12px;padding:0;font-size:.68rem;font-weight:700;display:inline-flex;position:fixed;bottom:clamp(24px,5vh,52px);left:50%;transform:translate(-50%)}.scroll-down:after{content:"";border-bottom:1px solid;border-right:1px solid;width:12px;height:12px;transform:rotate(45deg)}@media (prefers-reduced-motion:reduce){.hero-content{will-change:auto;transition:none}}.accent-rule{background:var(--accent);width:72px;height:2px;display:inline-block}.eyebrow{color:var(--accent);margin:0 0 14px}.band,.split-section,.detail-section,.contact-section,.testimonial-band{z-index:2;padding:clamp(72px,9vw,128px) clamp(22px,6vw,86px);position:relative}.band,.testimonial-band{background:var(--surface)}.page-start-band{padding-top:clamp(136px,14vw,190px)}.split-section,.contact-section{background:var(--surface);grid-template-columns:minmax(0,.9fr) minmax(320px,1.1fr);align-items:center;gap:clamp(34px,6vw,84px);display:grid}.split-section>p,.split-section>div>p,.detail-section>p,.contact-section p{color:var(--muted);font-size:1.02rem;line-height:1.9}.intro-body-copy{margin:0}.intro-body-copy+.intro-body-copy{margin-top:1.35rem}.feature-image{aspect-ratio:1.55;background:linear-gradient(135deg, #14243417, #c4d6001f), var(--surface-warm);box-shadow:var(--shadow);margin:0;position:relative;overflow:hidden}.feature-image img{object-fit:cover}.feature-image figcaption{color:#ffffffdb;z-index:1;background:linear-gradient(#0000,#000000b8);padding:42px 20px 18px;font-size:.78rem;line-height:1.5;position:absolute;bottom:0;left:0;right:0}.team-feature-image{aspect-ratio:16/7;background:linear-gradient(135deg, #1424341a, #c4d6001a), var(--surface-warm);width:100vw;max-width:none;min-height:420px;margin:0 calc(50% - 50vw);position:relative;overflow:hidden}.team-feature-link{color:inherit;text-decoration:none;display:block}.team-feature-link .team-feature-image img{transition:transform .22s}.team-feature-link:hover .team-feature-image img,.team-feature-link:focus-visible .team-feature-image img{transform:scale(1.025)}.team-feature-link:focus-visible{outline:2px solid var(--accent);outline-offset:6px}.team-feature-image img{object-fit:cover}.team-feature-image figcaption{color:#ffffffdb;z-index:1;background:linear-gradient(#0000,#000000a8);margin:0;padding:42px 20px 18px;font-size:.78rem;line-height:1.5;position:absolute;bottom:0;left:0;right:0}.section-header{text-align:center;max-width:820px;margin:0 auto 44px}.split-section .section-header,.detail-section .section-header,.contact-section .section-header{text-align:left;margin-left:0}.section-header h1,.section-header h2,.cta-band h2,.site-footer h2{margin:0;font-size:clamp(1.8rem,3.2vw,3.1rem);line-height:1.06}.section-header p:not(.eyebrow){color:var(--muted);max-width:760px;margin:16px auto 0;line-height:1.8}.stats-band{background:var(--surface);border-block:1px solid var(--line);z-index:2;text-align:center;grid-template-columns:repeat(auto-fit,minmax(190px,1fr));gap:24px;margin:0;padding:54px clamp(22px,6vw,86px);display:grid;position:relative}.stats-band dt{font-family:Georgia,Times New Roman,serif;font-size:clamp(2.4rem,5vw,4.2rem)}.stats-band dd{color:var(--muted);letter-spacing:.24em;text-transform:uppercase;margin:8px 0 0;font-size:.72rem;font-weight:700}.image-grid,.portfolio-grid,.card-grid,.team-grid,.news-grid,.division-grid,.testimonial-grid,.process-grid{gap:18px;max-width:1240px;margin:0 auto;display:grid}.image-grid{grid-template-columns:repeat(3,minmax(0,1fr))}.portfolio-grid{border-top:1px solid var(--line);grid-template-columns:repeat(2,minmax(0,1fr));gap:0 34px}.card-grid,.team-grid,.testimonial-grid{grid-template-columns:repeat(3,minmax(0,1fr))}.news-grid{border-top:1px solid var(--line);grid-template-columns:repeat(3,minmax(0,1fr))}.process-grid{grid-template-columns:repeat(5,minmax(0,1fr))}.division-grid{grid-template-columns:repeat(auto-fit,minmax(180px,1fr));max-width:1240px}.image-card{aspect-ratio:.9;background:linear-gradient(135deg, #142434e0, #353e21bd), var(--navy);color:#fff;flex-direction:column;justify-content:flex-end;min-height:360px;padding:26px;display:flex;position:relative;overflow:hidden}.image-card:after{content:"";z-index:1;background:linear-gradient(#00000029,#000000b8);position:absolute;inset:0}.image-card img{object-fit:cover;z-index:0;transition:transform .5s}.image-card:hover img{transform:scale(1.05)}.image-card span,.image-card strong,.image-card small{z-index:2;position:relative}.image-card span,.listing-card span,.team-card span,.news-card p{color:var(--accent);letter-spacing:.14em;text-transform:uppercase;font-size:.72rem;font-weight:700}.image-card strong{margin-top:8px;font-family:Georgia,Times New Roman,serif;font-size:1.8rem;line-height:1.1}.image-card small{color:#ffffffc7;margin-top:8px}.portfolio-card{border-bottom:1px solid var(--line);color:inherit;grid-template-columns:minmax(150px,.86fr) minmax(0,1fr);gap:22px;min-height:190px;padding:24px 0;display:grid}.portfolio-card-image{aspect-ratio:1.35;background:linear-gradient(135deg, #1f2c34eb, #464835b8), var(--surface-warm);position:relative;overflow:hidden}.portfolio-card-image img{object-fit:cover;transition:transform .5s}.portfolio-card:hover .portfolio-card-image img{transform:scale(1.04)}.portfolio-card-copy{flex-direction:column;align-self:center;min-width:0;display:flex}.portfolio-card-copy span{color:var(--accent-dark);letter-spacing:.14em;text-transform:uppercase;font-size:.7rem;font-weight:700}.portfolio-card-copy strong{margin-top:10px;font-family:Georgia,Times New Roman,serif;font-size:clamp(1.45rem,2.6vw,2.25rem);font-weight:400;line-height:1.08}.portfolio-card-copy small{color:var(--muted);margin-top:10px;font-size:.92rem}.development-project-grid{grid-template-columns:repeat(5,minmax(0,1fr));max-width:1440px;margin:0 auto;display:grid}.development-project-filters{flex-wrap:wrap;justify-content:center;align-items:center;gap:10px;max-width:980px;margin:-12px auto 32px;display:flex}.development-project-filters button{border:1px solid var(--line);color:var(--muted);cursor:pointer;letter-spacing:.12em;text-transform:uppercase;background:0 0;padding:10px 14px;font-size:.72rem;font-weight:700;transition:background .18s,border-color .18s,color .18s}.development-project-filters button:hover,.development-project-filters button:focus-visible,.development-project-filters button.is-active{background:var(--foreground);border-color:var(--foreground);color:#fff}.development-project-actions{justify-content:center;margin-top:34px;display:flex}.development-project-card{background:var(--surface);color:inherit;text-align:center;grid-template-rows:auto 1fr;min-width:0;display:grid}.development-project-image{aspect-ratio:1.08;background:linear-gradient(135deg, #14243424, #c4d6001a), var(--surface-warm);place-items:center;display:grid;position:relative;overflow:hidden}.development-project-image:after{content:"";z-index:1;background:#09131d57;transition:background .22s;position:absolute;inset:0}.development-project-image img{object-fit:cover;z-index:0;transition:transform .42s}.development-project-image strong{color:#fff;text-shadow:0 2px 18px #0000007a;z-index:2;padding:18px;font-family:Georgia,Times New Roman,serif;font-size:clamp(.95rem,1.25vw,1.35rem);font-weight:500;line-height:1.16;position:relative}.development-project-card small{color:var(--muted);letter-spacing:.24em;text-transform:uppercase;border:0;justify-content:center;align-items:center;row-gap:3px;min-height:68px;padding:12px;font-size:.72rem;font-weight:700;line-height:1.45;display:grid}.development-project-card small span{display:block}.development-project-card:hover .development-project-image img,.development-project-card:focus-visible .development-project-image img{transform:scale(1.045)}.development-project-card:hover .development-project-image:after,.development-project-card:focus-visible .development-project-image:after{background:#09131d75}.dark-band{color:#fff;z-index:2;background:#1c1c1c;padding:clamp(72px,9vw,120px) clamp(22px,6vw,86px);position:relative}.dark-band .section-header p:not(.eyebrow){color:#ffffffbd}.partner-band{text-align:center}.partner-band .section-header{max-width:1120px;margin-bottom:28px}.partner-band p:not(.eyebrow){color:#ffffffbd;max-width:820px;margin:0 auto;font-size:clamp(1.05rem,1.5vw,1.28rem);line-height:1.65}.partner-band p:not(.eyebrow)+p:not(.eyebrow){margin-top:26px}.partners-band{text-align:center}.partner-list{color:var(--muted);flex-wrap:wrap;justify-content:center;gap:10px 0;max-width:1260px;margin:-10px auto 0;padding:0;font-family:Georgia,Times New Roman,serif;font-size:clamp(1.1rem,1.8vw,1.48rem);font-style:italic;line-height:1.65;list-style:none;display:flex}.partner-list li{align-items:center;display:inline-flex}.partner-list li:not(:last-child):after{content:"";opacity:.6;background:currentColor;border-radius:999px;width:4px;height:4px;margin:0 12px}.division-card,.listing-card,.team-card,.contact-form{background:var(--surface-warm);border:1px solid var(--line)}.division-card{cursor:pointer;text-align:center;transform-origin:50%;will-change:transform;grid-template-rows:144px 2.25rem 1fr;place-items:start center;row-gap:14px;min-height:224px;padding:12px 12px 18px;transition:border-color .18s,box-shadow .18s,transform .18s;display:grid;transform:scale(1)}.division-card:hover,.division-card:focus-visible{box-shadow:var(--shadow);border-color:#14243442;transform:scale(1.035)}.division-logo{margin:0 auto;display:block;position:relative}.division-logo-large{width:min(100%,240px);height:144px}.division-logo img{object-fit:contain}.division-card h3,.listing-card h3,.team-card h3,.news-card h3,.process-grid h3{margin:0;font-family:Georgia,Times New Roman,serif;font-size:1.45rem;font-weight:500;line-height:1.15}.division-card h3{justify-content:center;align-items:center;font-size:1.02rem;display:flex}.division-card p,.listing-card p,.team-card p,.process-grid p{color:var(--muted);line-height:1.65}.division-card .division-card-subtext{margin-top:0;margin-bottom:0;font-family:Georgia,Times New Roman,serif;font-size:.82rem;font-style:italic;line-height:1.45}.listing-card,.team-card{display:block;overflow:hidden}.listing-card>div:last-child,.team-card{padding:24px}.listing-image,.team-image{aspect-ratio:1.45;background:linear-gradient(135deg, #14243414, #c4d6001a), var(--surface);position:relative;overflow:hidden}.team-image{aspect-ratio:1}.listing-image img,.team-image img{object-fit:cover}.listings-band{background:var(--surface)}.home-listings-band{background:var(--surface);scroll-margin-top:108px}.home-listings-layout{grid-template-columns:minmax(320px,.9fr) minmax(420px,1.1fr);align-items:stretch;gap:clamp(24px,4vw,54px);max-width:1360px;margin:0 auto;display:grid}.home-listings-layout .listings-browser{width:100%;max-width:none}.home-listings-layout .listings-search-form{height:100%;margin-bottom:0;padding:clamp(18px,2.4vw,30px)}.home-listings-layout .listings-search-fields{grid-template-columns:repeat(2,minmax(0,1fr))}.home-listings-layout .listings-search-form fieldset{gap:8px 14px}.home-listings-layout .listings-search-form label{font-size:.84rem}.home-listings-layout .listings-search-fields input,.home-listings-layout .listings-search-fields select{min-height:42px;padding:8px 11px}.listings-browser{max-width:1180px;margin:0 auto}.listings-search-form{background:var(--surface-warm);border:1px solid var(--line);gap:18px;margin-bottom:34px;padding:clamp(20px,3vw,34px);display:grid}.listings-search-form fieldset{border:0;flex-wrap:wrap;gap:10px 18px;margin:0;padding:0;display:flex}.listings-search-form legend,.listings-search-fields span{color:var(--muted);letter-spacing:.16em;text-transform:uppercase;flex-basis:100%;font-size:.7rem;font-weight:700}.listings-search-form label{color:var(--foreground);font-size:.9rem}.listings-search-form fieldset label{align-items:center;gap:7px;display:inline-flex}.listings-search-fields{grid-template-columns:repeat(3,minmax(0,1fr));gap:14px;display:grid}.listings-search-fields label{gap:8px;display:grid}.listings-search-fields input,.listings-search-fields select,.listing-inquiry-form input,.listing-inquiry-form textarea{border:1px solid var(--line);color:var(--foreground);background:#fff;border-radius:0;width:100%;min-height:45px;padding:10px 13px}.listings-search-actions{flex-wrap:wrap;justify-content:center;align-items:center;gap:8px 12px;display:flex}.listings-search-actions span{color:var(--muted);align-items:center;gap:5px;font-size:.76rem;display:inline-flex}.listings-search-actions button,.listing-inquiry-form button{background:var(--foreground);border:1px solid var(--foreground);color:#fff;cursor:pointer;letter-spacing:.14em;text-transform:uppercase;justify-content:center;align-items:center;gap:8px;min-height:45px;padding:12px 22px;font-size:.72rem;font-weight:700;display:inline-flex}.listings-search-actions a{color:var(--accent-dark);border-bottom:1px solid;font-weight:700}.listings-search-actions .loopnet-logo-link{vertical-align:middle;border-bottom:0;display:inline-flex}.loopnet-logo-link img{width:auto;height:16px;display:block}.featured-listings-carousel{color:#fff;background:#282828;min-height:100%;position:relative;overflow:hidden;box-shadow:4px 4px 13px #0003}.featured-listing-slide{color:inherit;grid-template-rows:1fr auto;height:100%;min-height:430px;display:grid}.featured-listing-image{background:linear-gradient(135deg,#1424346b,#c4d6001f),#202020;min-height:300px;overflow:hidden}.featured-listing-image img{object-fit:cover;width:100%;height:100%;transition:transform .52s}.featured-listing-slide:hover .featured-listing-image img,.featured-listing-slide:focus-visible .featured-listing-image img{transform:scale(1.04)}.featured-listing-copy{text-align:center;padding:18px 22px 22px}.featured-listing-copy h3{margin:0;font-family:Georgia,Times New Roman,serif;font-size:clamp(1.35rem,2.4vw,2.15rem);font-weight:500;line-height:1.08}.featured-listing-copy p{color:#ffffffc2;max-width:560px;margin:10px auto 0;font-size:.9rem;line-height:1.55}.featured-listing-control{color:#142434d1;cursor:pointer;z-index:2;background:#ffffffe0;border:0;border-radius:999px;justify-content:center;align-items:center;width:42px;height:42px;padding:0;display:inline-flex;position:absolute;top:50%;transform:translateY(-50%)}.featured-listing-control-previous{left:16px}.featured-listing-control-next{right:16px}.featured-listing-dots{pointer-events:none;z-index:2;justify-content:center;gap:9px;display:flex;position:absolute;bottom:14px;left:0;right:0}.featured-listing-dots span{background:#ffffff7a;border-radius:999px;width:7px;height:7px}.featured-listing-dots span.is-active{background:#fff}.featured-listings-carousel-empty{background:linear-gradient(135deg,#1424346b,#c4d6001f),#202020}.listings-result-header{border-bottom:1px solid var(--line);justify-content:space-between;align-items:baseline;gap:18px;margin-bottom:20px;padding-bottom:12px;display:flex}.listings-result-header p,.listings-result-header strong,.listing-no-results,.listing-load-sentinel{color:var(--muted);font-family:Georgia,Times New Roman,serif;font-style:italic}.listing-results-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:24px;display:grid}.listing-result-card{color:#fff;background:#282828;grid-template-rows:auto 1fr;min-width:0;display:grid;overflow:hidden;box-shadow:4px 4px 13px #0003}.listing-result-image{aspect-ratio:16/9;background:linear-gradient(135deg,#1424346b,#c4d6001f),#202020;overflow:hidden}.listing-result-image img{object-fit:cover;width:100%;height:100%;transition:transform .42s}.listing-result-card:hover .listing-result-image img,.listing-result-card:focus-visible .listing-result-image img{transform:scale(1.045)}.listing-result-copy{text-align:center;gap:10px;padding:14px 16px 18px;display:grid}.listing-result-copy p{flex-wrap:wrap;justify-content:center;align-items:center;gap:6px 10px;margin:0;line-height:1.4;display:flex}.listing-result-copy span,.listing-result-copy small{color:#fff;font-size:.88rem}.listing-result-copy h3{text-overflow:ellipsis;white-space:nowrap;margin:0;font-family:Arial,Helvetica,sans-serif;font-size:.98rem;font-weight:500;line-height:1.35;overflow:hidden}.listing-load-sentinel,.listing-no-results{text-align:center;min-height:42px;padding:22px}.listing-detail-layout{background:var(--surface);padding-inline:clamp(22px,5vw,86px);grid-template-columns:minmax(280px,390px) minmax(420px,860px);justify-content:center;align-items:center;gap:clamp(44px,5vw,82px);padding-bottom:clamp(34px,5vw,70px);display:grid}.listing-detail-summary{text-align:center;justify-self:end;max-width:390px}.listing-back-link{color:var(--accent-dark);letter-spacing:.14em;text-transform:uppercase;border-bottom:1px solid;margin-bottom:22px;font-size:.72rem;font-weight:700;display:inline-block}.listing-detail-summary h1{margin:0 0 18px;font-family:Georgia,Times New Roman,serif;font-size:clamp(1.7rem,2.8vw,2.45rem);font-weight:500;line-height:1.08}.listing-detail-summary address{color:var(--muted);text-transform:uppercase;gap:3px;margin-bottom:22px;font-style:normal;line-height:1.55;display:grid}.listing-detail-facts{gap:7px;margin:0 auto 24px;display:grid}.listing-detail-facts div,.listing-detail-brokers{flex-wrap:wrap;justify-content:center;align-items:baseline;gap:4px 8px;display:flex}.listing-detail-facts dt,.listing-detail-brokers strong{color:var(--muted);letter-spacing:.14em;text-transform:uppercase;font-size:.76rem;font-weight:700}.listing-detail-facts dd,.listing-detail-brokers span{color:var(--foreground);margin:0}.listing-detail-brokers{margin-bottom:28px}.listing-detail-media{justify-self:center;width:100%;min-width:0}.listing-detail-media .project-carousel-detail .project-carousel-stage{aspect-ratio:auto;background:0 0;justify-content:center;align-items:center;width:100%;max-width:100%;height:clamp(420px,34vw,560px);min-height:0;max-height:none;display:flex;overflow:visible}.listing-detail-media .project-carousel-image-button{background:0 0;justify-content:center;align-items:center;width:100%;height:100%;display:flex;position:relative;inset:auto;overflow:visible}.listing-detail-media .project-carousel-image{width:auto;max-width:100%;height:auto;max-height:100%;display:block;position:relative}.listing-detail-media .project-carousel-dots{margin-top:14px}.listing-extra-section{padding-top:clamp(30px,4vw,56px)}.listing-extra-layout{gap:clamp(28px,4vw,54px);max-width:980px;margin:0 auto;display:grid}.listing-extra-layout h2,.listing-inquiry-form h2{letter-spacing:.18em;text-transform:uppercase;margin:0 0 18px;font-family:Arial,Helvetica,sans-serif;font-size:1.05rem;font-weight:700}.listing-highlights ul{color:var(--muted);margin:0;padding-left:20px;line-height:1.8}.listing-property-description p{color:var(--muted);margin:0;line-height:1.85}.listing-property-description p+p{margin-top:1rem}.listing-map iframe{border:0;width:100%;height:340px;display:block}.listing-inquiry-trigger{background:var(--foreground);border:1px solid var(--foreground);color:#fff;cursor:pointer;letter-spacing:.14em;text-transform:uppercase;justify-content:center;min-height:45px;margin-top:2px;padding:13px 22px;font-size:.72rem;font-weight:700;display:inline-flex}.listing-inquiry-overlay{z-index:2147483647;background:#09131dc7;align-items:center;padding:clamp(18px,5vw,56px);display:grid;position:fixed;inset:0}.listing-inquiry-dialog{background:var(--surface);width:min(100%,560px);max-width:560px;max-height:min(840px,92svh);margin:0 auto;position:relative;overflow-y:auto;box-shadow:0 26px 80px #00000057}.listing-inquiry-close{color:var(--foreground);cursor:pointer;z-index:2;background:0 0;border:0;justify-content:center;align-items:center;width:44px;height:44px;display:inline-flex;position:absolute;top:10px;right:10px}.listing-inquiry-form{background:var(--surface-warm);text-align:left;border:0;gap:13px;margin-top:0;padding:clamp(24px,5vw,42px);display:grid}.listing-inquiry-form p{color:var(--muted);margin:-8px 0 4px;font-family:Georgia,Times New Roman,serif;font-style:italic;line-height:1.5}.listing-inquiry-form label{color:var(--muted);letter-spacing:.12em;text-transform:uppercase;gap:7px;font-size:.72rem;font-weight:700;display:grid}.listing-inquiry-form button:disabled{cursor:progress;opacity:.72}.listing-honeypot{display:none}.listing-inquiry-message{color:var(--muted);font-size:.9rem;line-height:1.55}.listing-inquiry-message.is-success{color:var(--accent-dark)}.listing-inquiry-message.is-error{color:#8b0000}.team-detail-page{background:var(--surface)}.team-detail-intro{z-index:2;padding:clamp(132px,15vw,188px) clamp(22px,6vw,86px) clamp(54px,7vw,88px);position:relative}.team-detail-heading{text-align:center;max-width:960px;margin:0 auto clamp(34px,5vw,62px)}.team-detail-heading h1{margin:0;font-family:Georgia,Times New Roman,serif;font-size:clamp(1.9rem,3.4vw,3.2rem);font-weight:500;line-height:1.06}.team-detail-heading p{color:var(--muted);letter-spacing:.18em;text-transform:uppercase;margin:18px 0 0;font-size:.78rem;font-weight:700}.team-detail-feature{grid-template-columns:minmax(0,1.25fr) minmax(280px,.75fr);align-items:end;gap:clamp(28px,5vw,76px);max-width:1260px;margin:0 auto;display:grid}.team-detail-lead-image,.team-detail-inline-image,.team-detail-closing-image{background:var(--surface-warm);margin:0;position:relative;overflow:hidden}.team-detail-lead-image{aspect-ratio:1.42}.team-detail-inline-image{align-self:stretch;min-height:460px}.team-detail-closing-image{aspect-ratio:.86}.team-detail-lead-image img,.team-detail-inline-image img,.team-detail-closing-image img{object-fit:cover}.team-detail-accolades{color:var(--foreground);padding-bottom:clamp(10px,2vw,28px)}.team-detail-accolades ul{gap:0;margin:0;padding:0;list-style:none;display:grid}.team-detail-accolades li{border-top:1px solid var(--line);color:var(--muted);padding:16px 0;font-size:clamp(1rem,1.3vw,1.2rem);line-height:1.5}.team-detail-accolades li:first-child{border-top-color:var(--accent)}.team-detail-bio{background:var(--surface-warm);z-index:2;padding:clamp(72px,9vw,126px) clamp(22px,6vw,86px);position:relative}.team-detail-bio-intro,.team-detail-story{grid-template-columns:minmax(280px,.92fr) minmax(320px,.78fr);gap:clamp(34px,6vw,86px);max-width:1180px;margin:0 auto;display:grid}.team-detail-bio-intro{align-items:center}.team-detail-story{align-items:start;margin-top:clamp(46px,7vw,88px)}.team-detail-bio-copy .section-header{text-align:left;margin-bottom:28px;margin-left:0}.team-detail-bio-copy .section-header p:not(.eyebrow){margin-left:0}.team-detail-lead-bio p,.team-detail-story-copy p,.team-detail-story-copy li{color:var(--muted);margin:0;line-height:1.85}.team-detail-lead-bio p{color:var(--foreground);font-size:clamp(1.08rem,1.6vw,1.32rem);line-height:1.75}.team-detail-bio-copy h3,.team-detail-bio-copy h4,.team-detail-story-copy h3,.team-detail-story-copy h4{letter-spacing:.16em;text-transform:uppercase;margin:1.8rem 0 .75rem;font-size:1.05rem;line-height:1.4}.team-detail-bio-copy strong,.team-detail-story-copy strong,.team-detail-bio-copy em,.team-detail-story-copy em{color:var(--foreground)}.team-detail-bio-copy ul,.team-detail-bio-copy ol,.team-detail-story-copy ul,.team-detail-story-copy ol{color:var(--muted);margin:1rem 0 0;padding-left:1.2rem}.team-detail-bio-copy li+li,.team-detail-story-copy li+li{margin-top:.45rem}.team-detail-story-copy{columns:2 260px;column-gap:clamp(28px,4vw,58px);padding-top:clamp(12px,3vw,42px)}.team-detail-story-copy p,.team-detail-story-copy ul,.team-detail-story-copy ol{break-inside:avoid}.team-detail-story-copy p+p{margin-top:1.2rem}.news-card{border-bottom:1px solid var(--line);text-align:center;grid-template-rows:8.5rem 1.2rem auto;row-gap:12px;min-height:190px;padding:30px 22px;display:grid}.news-card time{color:var(--muted);text-transform:uppercase;font-size:.82rem;display:block}.news-detail-page{background:var(--surface)}.news-detail-article{max-width:1180px;margin:0 auto;padding:clamp(138px,15vw,190px) clamp(22px,6vw,86px) clamp(76px,9vw,128px)}.news-detail-header{text-align:center;max-width:840px;margin:0 auto clamp(34px,5vw,62px)}.news-detail-meta{color:var(--accent-dark);letter-spacing:.14em;text-transform:uppercase;flex-wrap:wrap;justify-content:center;gap:8px 12px;margin-bottom:20px;font-size:.72rem;font-weight:700;display:flex}.news-detail-meta span:before{content:"/";margin-right:12px}.news-detail-header h1{margin:0;font-family:Georgia,Times New Roman,serif;font-size:clamp(2.15rem,4vw,3.8rem);font-weight:500;line-height:1.06}.news-detail-header p{color:var(--muted);max-width:760px;margin:24px auto 0;font-size:clamp(1.05rem,1.5vw,1.25rem);line-height:1.75}.news-detail-image{aspect-ratio:16/8.5;background:linear-gradient(135deg, #1424341a, #c4d6001a), var(--surface-warm);margin:0 auto clamp(42px,6vw,78px);position:relative;overflow:hidden}.news-detail-image img{object-fit:contain}.news-detail-body{color:var(--muted);max-width:760px;margin:0 auto;font-size:1.02rem;line-height:1.85}.news-detail-body p,.news-detail-body ul,.news-detail-body ol,.news-detail-body blockquote{margin:0}.news-detail-body p+p,.news-detail-body p+ul,.news-detail-body p+ol,.news-detail-body p+blockquote,.news-detail-body p+.news-detail-body-image,.news-detail-body ul+p,.news-detail-body ol+p,.news-detail-body blockquote+p,.news-detail-body .news-detail-body-image+p{margin-top:1.25rem}.news-detail-body blockquote{border-left:4px solid var(--accent);color:var(--foreground);padding:6px 0 6px clamp(20px,3vw,34px);font-family:Georgia,Times New Roman,serif;font-size:clamp(1.12rem,1.45vw,1.36rem);font-style:italic;line-height:1.62}.news-detail-body blockquote p{color:inherit;line-height:inherit;white-space:pre-line}.news-detail-body h2,.news-detail-body h3,.news-detail-body h4{color:var(--foreground);margin:2.4rem 0 1rem;font-family:Georgia,Times New Roman,serif;font-weight:500;line-height:1.12}.news-detail-body h2{font-size:clamp(1.9rem,3vw,2.8rem)}.news-detail-body h3{font-size:clamp(1.45rem,2.2vw,2rem)}.news-detail-body ul,.news-detail-body ol{padding-left:1.25rem}.news-detail-body li+li{margin-top:.55rem}.news-detail-body strong,.news-detail-body em{color:var(--foreground)}.news-detail-body a{color:var(--accent-dark);text-underline-offset:.18em;font-weight:700;text-decoration:underline;text-decoration-thickness:1px}.news-detail-body a:hover,.news-detail-body a:focus-visible{color:var(--foreground)}.news-detail-body-image{background:var(--surface-warm);margin:clamp(28px,5vw,48px) auto}.news-detail-body-image img{width:100%;height:auto;display:block}.about-body{color:var(--muted);max-width:760px;margin:0 auto;font-size:1.02rem;line-height:1.85}.about-body p,.about-body ul,.about-body ol,.about-body blockquote{margin:0}.about-body p+p,.about-body p+ul,.about-body p+ol,.about-body p+blockquote,.about-body p+.about-body-image,.about-body ul+p,.about-body ol+p,.about-body blockquote+p,.about-body .about-body-image+p{margin-top:1.25rem}.about-body blockquote{border-left:4px solid var(--accent);color:var(--foreground);padding:6px 0 6px clamp(20px,3vw,34px);font-family:Georgia,Times New Roman,serif;font-size:clamp(1.12rem,1.45vw,1.36rem);font-style:italic;line-height:1.62}.about-body h2,.about-body h3,.about-body h4{color:var(--foreground);margin:2.4rem 0 1rem;font-family:Georgia,Times New Roman,serif;font-weight:500;line-height:1.12}.about-body h2{font-size:clamp(1.9rem,3vw,2.8rem)}.about-body h3{font-size:clamp(1.45rem,2.2vw,2rem)}.about-body ul,.about-body ol{padding-left:1.25rem}.about-body li+li{margin-top:.55rem}.about-body strong,.about-body em{color:var(--foreground)}.about-body a{color:var(--accent-dark);text-underline-offset:.18em;font-weight:700;text-decoration:underline;text-decoration-thickness:1px}.about-body a:hover,.about-body a:focus-visible{color:var(--foreground)}.about-body-image{background:var(--surface-warm);margin:clamp(28px,5vw,48px) auto}.about-body-image img{width:100%;height:auto;display:block}.home-news-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:22px;max-width:1240px;margin:0 auto;display:grid}.home-news-card{background:var(--surface-warm);color:inherit;grid-template-rows:auto 1fr;min-width:0;text-decoration:none;display:grid;overflow:hidden}.home-news-image{aspect-ratio:1.35;background:linear-gradient(135deg, #1424341a, #c4d6001a), var(--surface);position:relative;overflow:hidden}.home-news-image img{object-fit:cover;transition:transform .36s}.home-news-card:hover .home-news-image img,.home-news-card:focus-visible .home-news-image img{transform:scale(1.04)}.home-news-copy{gap:14px;padding:24px;display:grid}.home-news-meta{color:var(--accent-dark);letter-spacing:.12em;text-transform:uppercase;flex-wrap:wrap;align-items:center;gap:8px 12px;font-size:.68rem;font-weight:700;display:flex}.home-news-meta span:before{content:"/";margin-right:12px}.home-news-card h3{margin:0;font-family:Georgia,Times New Roman,serif;font-size:clamp(1.5rem,2.3vw,2.05rem);font-weight:500;line-height:1.08}.home-news-card p{color:var(--muted);margin:0;line-height:1.65}.division-band,.testimonial-band{background:#f4f6fb}.testimonial-grid article{background:var(--surface);text-align:center;will-change:opacity, transform;border:1px solid #1424341a;grid-template-rows:3rem 25.5rem auto auto;align-content:start;place-items:start center;row-gap:20px;padding:42px 34px 36px;transition:opacity .26s,transform .26s;display:grid;position:relative;overflow:hidden;box-shadow:0 18px 46px #14243414}.testimonial-grid article:before{background:var(--accent);content:"";opacity:.72;height:5px;position:absolute;top:0;left:0;right:0}.testimonial-stars{color:#c4d6007a;letter-spacing:.18em;font-size:clamp(1.8rem,3vw,2.8rem);line-height:1}.testimonial-grid article p{color:var(--foreground);width:100%;margin:0;font-family:Georgia,Times New Roman,serif;font-size:1.04rem;font-style:italic;line-height:1.85}.testimonial-grid strong,.testimonial-grid span{width:100%;display:block}.testimonial-grid strong{margin-top:0}.testimonial-grid span{color:var(--muted);margin-top:-14px}.testimonial-carousel{gap:26px;display:grid}.testimonial-carousel .testimonial-grid{overflow:hidden}.testimonial-grid-out article{opacity:0;transform:translate(-48px)}.testimonial-grid-in article{animation:.46s cubic-bezier(.2,.7,.2,1) both testimonial-fly-in}.testimonial-grid-in article:nth-child(2){animation-delay:70ms}.testimonial-grid-in article:nth-child(3){animation-delay:.14s}@keyframes testimonial-fly-in{0%{opacity:0;transform:translate(56px)}to{opacity:1;transform:translate(0)}}.testimonial-carousel-dots{justify-content:center;gap:12px;display:flex}.testimonial-carousel-dots button{cursor:pointer;background:0 0;border:0;justify-content:center;align-items:center;width:28px;height:28px;padding:0;display:inline-flex}.testimonial-carousel-dots button:before{content:"";background:#14243438;border-radius:999px;width:9px;height:9px}.testimonial-carousel-dots button.is-active:before{background:#142434db}@media (prefers-reduced-motion:reduce){.testimonial-grid article{transition:none;animation:none}.testimonial-grid-out article,.testimonial-grid-in article{opacity:1;transform:none}}.process-grid{counter-reset:step;padding:0;list-style:none;position:relative}.process-grid:before{background:var(--line);content:"";height:1px;position:absolute;top:24px;left:calc(10% + 24px);right:calc(10% + 24px)}.process-grid>li{text-align:center;z-index:1;padding:0 18px;position:relative}.process-grid span{background:var(--surface);border:1px solid var(--accent-dark);border-radius:999px;justify-content:center;align-items:center;width:48px;height:48px;margin-bottom:34px;display:inline-flex}.process-grid h3{letter-spacing:.32em;text-transform:uppercase;font-family:inherit;font-size:.86rem;font-weight:800;line-height:1.3}.process-grid small{color:var(--accent-dark);letter-spacing:0;margin-top:22px;font-family:Georgia,Times New Roman,serif;font-size:1rem;font-style:italic;display:block}.process-grid small:after{background:var(--line);content:"";width:38px;height:2px;margin:28px auto 0;display:block}.process-grid ul{color:var(--muted);text-align:left;margin:34px 0 0;padding:0;font-size:.92rem;line-height:1.45;list-style:none;display:grid}.process-grid ul li{border-bottom:1px solid var(--line);margin:0;padding:13px 0;font-size:.84rem}.process-grid ul li:first-child{border-top:1px solid var(--line)}.detail-section,.project-detail-page{background:var(--surface)}.project-detail-layout{grid-template-columns:minmax(280px,.78fr) minmax(360px,1.22fr);align-items:center;gap:clamp(42px,7vw,96px);max-width:1320px;min-height:100svh;margin:0 auto;padding:clamp(130px,16vh,190px) clamp(22px,6vw,86px) clamp(70px,9vw,120px);display:grid}.project-detail-copy{text-align:center;justify-self:center;max-width:430px}.project-detail-category{border-bottom:1px solid;min-width:min(230px,100%);margin:0 0 16px;padding-bottom:8px;font-family:Georgia,Times New Roman,serif;font-size:1.04rem;line-height:1.4;display:inline-block}.project-detail-copy h1{margin:0;font-family:Georgia,Times New Roman,serif;font-size:clamp(1.9rem,3.4vw,3.2rem);font-weight:500;line-height:1.06}.project-detail-address{color:var(--muted);letter-spacing:.06em;text-transform:uppercase;margin:18px 0 0;font-size:.9rem;font-weight:700;line-height:1.45}.project-detail-facts{color:var(--muted);letter-spacing:.08em;text-transform:uppercase;gap:5px;margin:18px 0 0;line-height:1.35;display:grid}.project-detail-facts div{justify-content:center;align-items:baseline;gap:.35em;display:flex}.project-detail-facts dt,.project-detail-facts dd{margin:0}.project-detail-facts dt{font-size:.72rem}.project-detail-facts dt:after{content:":"}.project-detail-facts dd{font-size:.78rem}.project-detail-description{margin-top:28px;font-size:1rem;line-height:1.42}.project-detail-description p{margin:0}.project-detail-description p+p{margin-top:1rem}.project-carousel{background:var(--surface);padding:clamp(26px,5vw,72px) clamp(18px,6vw,86px) 0}.project-carousel-detail{background:0 0;padding:0}.project-carousel-stage{aspect-ratio:16/9;background:var(--surface);max-width:1380px;min-height:360px;max-height:820px;margin:0 auto;position:relative;overflow:hidden}.project-carousel-detail .project-carousel-stage{aspect-ratio:.9;max-width:620px;min-height:520px;max-height:720px;overflow:visible}.project-carousel-image-button{cursor:zoom-in;background:0 0;border:0;padding:0;position:absolute;inset:0}.project-carousel-image{object-fit:contain;opacity:1;width:100%;height:100%;transition:opacity .18s;position:absolute}.project-carousel-image.is-fading{opacity:0}.project-carousel-stage>p{color:#fff;z-index:2;background:#0000009e;margin:0;padding:14px 18px;position:absolute;bottom:0;left:0;right:0}.project-carousel-controls{z-index:3;align-items:center;gap:10px;display:flex;position:absolute;bottom:22px;right:22px}.project-carousel-controls button{color:var(--ink);cursor:pointer;background:#ffffffe0;border:1px solid #ffffff75;justify-content:center;align-items:center;width:42px;height:42px;display:inline-flex}.project-carousel-controls span{color:#fff;letter-spacing:.12em;background:#0000009e;padding:12px 14px;font-size:.78rem;font-weight:700}.project-carousel-arrow{color:#142434c7;cursor:pointer;z-index:3;background:#ffffffdb;border:1px solid #14243424;border-radius:999px;justify-content:center;align-items:center;width:56px;height:56px;padding:0;display:inline-flex;position:absolute;top:50%;transform:translateY(-50%)}.project-carousel-arrow-previous{left:-74px}.project-carousel-arrow-next{right:-74px}.project-carousel-dots{justify-content:center;gap:14px;margin-top:18px;display:flex}.project-carousel-dots button{cursor:pointer;background:0 0;border:0;justify-content:center;align-items:center;width:28px;height:28px;padding:0;display:inline-flex}.project-carousel-dots button:before{content:"";background:#14243438;border-radius:999px;width:9px;height:9px}.project-carousel-dots button.is-active:before{background:#142434db}.project-carousel-thumbs{gap:10px;max-width:1380px;margin:16px auto 0;padding-bottom:4px;display:flex;overflow-x:auto}.project-carousel-thumbs button{aspect-ratio:1.2;background:var(--surface-warm);cursor:pointer;border:2px solid #0000;flex:0 0 96px;padding:0;position:relative;overflow:hidden}.project-carousel-thumbs button.is-active{border-color:var(--accent-dark)}.project-carousel-thumbs img{object-fit:cover}.project-carousel-overlay{z-index:2147483647;background:#09131d;align-items:center;padding:clamp(18px,4vw,54px);display:grid;position:fixed;inset:0}.project-carousel-overlay-close{color:var(--foreground);cursor:pointer;z-index:2;background:#ffffffeb;border:0;justify-content:center;align-items:center;width:46px;height:46px;display:inline-flex;position:absolute;top:22px;right:22px}.project-carousel-overlay-image{width:100%;height:100%;position:relative}.project-carousel-empty .project-carousel-stage,.project-carousel-empty>div{background:var(--surface);min-height:320px}.fact-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:1px;max-width:980px;margin:40px auto 0;display:grid}.fact-grid div{background:var(--surface-warm);border:1px solid var(--line);text-align:center;padding:24px}.fact-grid dt{color:var(--muted);letter-spacing:.18em;text-transform:uppercase;font-size:.72rem}.fact-grid dd{margin:10px 0 0;font-family:Georgia,Times New Roman,serif;font-size:1.6rem}.filter-bar{border-block:1px solid var(--line);grid-template-columns:repeat(3,minmax(0,1fr));gap:16px;max-width:1240px;margin:0 auto 30px;padding:18px 0;display:grid}.filter-bar div{flex-wrap:wrap;align-items:center;gap:10px;display:flex}.filter-bar span{color:var(--muted);letter-spacing:.12em;text-transform:uppercase;font-size:.72rem}.filter-bar a,.button-link,.cta-band a,.contact-form button{background:var(--accent);color:var(--foreground);letter-spacing:.12em;text-transform:uppercase;border:0;justify-content:center;padding:13px 18px;font-size:.75rem;font-weight:700;display:inline-flex}.filter-bar a{border:1px solid var(--line);background:0 0;padding:9px 12px}.cta-band{border-top:1px solid var(--line);z-index:2;text-align:center;background:#f4f6fb;padding:clamp(80px,10vw,136px) 22px;position:relative}.cta-band p{color:var(--muted);max-width:620px;margin:18px auto;line-height:1.8}.cta-band small{color:var(--muted);letter-spacing:.18em;text-transform:uppercase;margin-top:22px;display:block}.contact-section{align-items:start}.contact-background-section{background:linear-gradient(135deg, #142434b8, #1919198a), var(--navy);color:#fff;align-items:center;min-height:100svh;padding:clamp(138px,14vw,188px) clamp(22px,6vw,86px) clamp(70px,9vw,120px);position:relative;overflow:hidden}.contact-background-image,.contact-background-scrim{position:absolute;inset:0}.contact-background-image{object-fit:cover;z-index:0;width:100%;height:100%}.contact-background-scrim{z-index:1;background:linear-gradient(90deg,#09131dc2,#09131d6b),linear-gradient(#09131d1f,#09131d6b)}.contact-background-section>.contact-copy,.contact-background-section>.contact-form{z-index:2;position:relative}.contact-background-section .section-header h2,.contact-background-section .section-header p:not(.eyebrow),.contact-background-section p,.contact-background-section a{color:#fff}.contact-background-section .contact-form{-webkit-backdrop-filter:blur(18px);backdrop-filter:blur(18px);color:var(--foreground);background:#ffffffe0}.contact-background-section .contact-form p,.contact-background-section .contact-form a{color:var(--foreground)}.contact-form{gap:18px;padding:30px;display:grid}.contact-form label{color:var(--muted);letter-spacing:.14em;text-transform:uppercase;gap:8px;font-size:.78rem;display:grid}.contact-form input,.contact-form textarea{border:1px solid var(--line);padding:14px}.contact-form button{gap:8px}.contact-form-message{margin:0;font-size:.9rem;line-height:1.55}.contact-form-message.is-success{color:var(--accent-dark)}.contact-form-message.is-error{color:#8b0000}.contact-background-section .contact-form .contact-form-message.is-success{color:var(--accent-dark)}.contact-background-section .contact-form .contact-form-message.is-error{color:#8b0000}.maintenance-page{background:var(--navy)}.maintenance-section{color:#fff;text-align:center;place-items:center;min-height:100svh;padding:clamp(150px,16vw,210px) clamp(22px,6vw,86px) clamp(80px,9vw,128px);display:grid;position:relative;overflow:hidden}.maintenance-background-image,.maintenance-background-scrim{position:absolute;inset:0}.maintenance-background-image{object-fit:cover;z-index:0;width:100%;height:100%}.maintenance-background-scrim{z-index:1;background:linear-gradient(90deg,#09131dbd,#09131d7a),linear-gradient(#09131d2e,#09131d9e)}.maintenance-copy{z-index:2;max-width:860px;position:relative}.maintenance-copy .section-header{margin-bottom:28px}.maintenance-copy .section-header h1,.maintenance-copy .section-header p:not(.eyebrow),.maintenance-contact a{color:#fff}.maintenance-contact{flex-wrap:wrap;justify-content:center;align-items:center;gap:12px 22px;display:flex}.maintenance-contact a{letter-spacing:.14em;text-transform:uppercase;border-bottom:1px solid #ffffff7a;font-size:.78rem;font-weight:700}.site-footer{-webkit-backdrop-filter:blur(16px);backdrop-filter:blur(16px);color:#fff;z-index:2;background:linear-gradient(#09131deb,#09131db8);border-top:1px solid #ffffff29;grid-template-columns:minmax(260px,1fr) auto;gap:28px;padding:34px clamp(22px,6vw,86px);display:grid;position:relative}.footer-offices,.footer-contact{color:#ffffffb8;gap:12px;line-height:1.6;display:grid}.footer-offices .eyebrow{color:#ffffffeb;margin:0}.footer-offices address{white-space:pre-line;gap:6px;font-style:normal;display:grid}.footer-contact{align-content:center;justify-items:start}.footer-contact a{color:#fff;white-space:nowrap;align-items:center;gap:10px;text-decoration:none;display:inline-flex}.footer-contact svg{color:var(--accent);flex:none}.text-link{color:var(--accent-dark);border-bottom:1px solid;font-weight:700}@media (max-width:1000px){.hero{height:100dvh;min-height:100dvh}.development-project-grid{grid-template-columns:repeat(3,minmax(0,1fr))}.project-detail-layout{grid-template-columns:1fr;width:100%;min-height:0;overflow-x:clip}.project-detail-layout>.project-carousel-detail,.project-detail-layout>.project-detail-copy{box-sizing:border-box;width:100%;min-width:0}.listing-detail-layout{grid-template-columns:1fr}.listing-detail-summary{justify-self:center}.listing-detail-media .project-carousel-detail .project-carousel-stage{height:clamp(320px,56vw,500px)}.listing-results-grid,.listings-search-fields{grid-template-columns:repeat(2,minmax(0,1fr))}.home-listings-layout{grid-template-columns:1fr}.project-detail-copy{max-width:620px}.project-detail-layout>.project-carousel-detail .project-carousel-stage{max-width:100%}.project-detail-layout>.project-carousel-detail .project-carousel-arrow-previous{left:12px}.project-detail-layout>.project-carousel-detail .project-carousel-arrow-next{right:12px}.site-footer,.split-section,.contact-section{grid-template-columns:1fr}.contact-background-section,.maintenance-section{padding-top:clamp(210px,24vw,250px)}.site-header{grid-template-columns:1fr;justify-items:center;gap:16px;position:absolute}.site-nav{justify-content:center}.site-nav-left{order:2}.brand{order:1}.site-nav-right{order:3}.image-grid,.portfolio-grid,.card-grid,.team-grid,.news-grid,.division-grid,.testimonial-grid,.home-news-grid,.process-grid,.fact-grid,.filter-bar,.stats-band{grid-template-columns:1fr}.process-grid:before{display:none}.process-grid>li+li{margin-top:28px}.process-grid ul{text-align:center}.testimonial-grid article{grid-template-rows:3rem auto auto auto}.portfolio-card{grid-template-columns:minmax(120px,.72fr) minmax(0,1fr)}.hero-title{letter-spacing:.08em}.hero-left .hero-title{letter-spacing:0}.page-start-band{padding-top:220px}.team-detail-feature,.team-detail-bio-intro,.team-detail-story{grid-template-columns:1fr}.team-detail-accolades{padding-bottom:0}.team-detail-inline-image{min-height:360px}.team-detail-closing-image{aspect-ratio:1.3;max-width:620px}}@media (max-width:620px){.development-project-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.hero{height:100dvh;min-height:100dvh;padding-inline:20px}.site-nav a{font-size:.65rem}.site-header{padding-inline:16px}.brand img{width:min(220px,70vw);max-height:46px}.site-nav{gap:10px 14px}.site-nav .nav-contact{padding:8px 10px}.contact-background-section,.maintenance-section{padding-top:220px}.team-detail-intro{padding-top:150px}.team-detail-lead-image,.team-detail-inline-image,.team-detail-closing-image{aspect-ratio:1;min-height:0}.team-detail-bio-copy .section-header{text-align:center;margin-left:auto;margin-right:auto}.team-detail-bio-copy .section-header p:not(.eyebrow){margin-left:auto}.team-detail-story-copy{columns:1;padding-top:0}.development-project-card small{min-height:64px}.hero-title{font-size:2rem}.band,.split-section,.detail-section,.project-carousel,.contact-section,.testimonial-band{padding-inline:18px}.portfolio-card,.listing-results-grid,.listings-search-fields,.home-listings-layout .listings-search-fields{grid-template-columns:1fr}.listings-result-header{flex-direction:column-reverse;align-items:start}.featured-listing-slide{min-height:360px}.featured-listing-image{min-height:230px}.listing-detail-layout{padding-inline:0;gap:28px;padding-top:190px}.listing-detail-summary{box-sizing:border-box;width:100%;padding-inline:18px}.listing-detail-media{width:100%;max-width:none}.listing-detail-media .project-carousel-detail{width:100%}.listing-detail-media .project-carousel-detail .project-carousel-stage{height:clamp(240px,62vw,360px);min-height:0}.project-carousel-stage{min-height:280px}.project-carousel-detail .project-carousel-stage{min-height:360px;max-height:none}.project-carousel-arrow-previous{left:12px}.project-carousel-arrow-next{right:12px}.team-feature-image{aspect-ratio:4/3;min-height:280px}.project-carousel-controls{bottom:14px;right:14px}}@property --tw-rotate-x{syntax:"*";inherits:false}@property --tw-rotate-y{syntax:"*";inherits:false}@property --tw-rotate-z{syntax:"*";inherits:false}@property --tw-skew-x{syntax:"*";inherits:false}@property --tw-skew-y{syntax:"*";inherits:false}@property --tw-leading{syntax:"*";inherits:false}@property --tw-font-weight{syntax:"*";inherits:false}@property --tw-blur{syntax:"*";inherits:false}@property --tw-brightness{syntax:"*";inherits:false}@property --tw-contrast{syntax:"*";inherits:false}@property --tw-grayscale{syntax:"*";inherits:false}@property --tw-hue-rotate{syntax:"*";inherits:false}@property --tw-invert{syntax:"*";inherits:false}@property --tw-opacity{syntax:"*";inherits:false}@property --tw-saturate{syntax:"*";inherits:false}@property --tw-sepia{syntax:"*";inherits:false}@property --tw-drop-shadow{syntax:"*";inherits:false}@property --tw-drop-shadow-color{syntax:"*";inherits:false}@property --tw-drop-shadow-alpha{syntax:"<percentage>";inherits:false;initial-value:100%}@property --tw-drop-shadow-size{syntax:"*";inherits:false}