@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Manrope:wght@400;500;600;700;800&display=swap');
:root{--ink:#112f34;--teal:#147a7b;--aqua:#77d8c8;--line:#d9e2e1;--paper:#f7f9f8}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:110px}body{margin:0;color:var(--ink);background:white;font:17px/1.7 'DM Sans',Arial,sans-serif}a{color:inherit;text-decoration:none}button,input,textarea,select{font:inherit}a,button,input,select,textarea{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible{outline:3px solid #20a6a5;outline-offset:5px}img{max-width:100%;display:block}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:Manrope,Arial,sans-serif;font-weight:500;line-height:1.15;letter-spacing:-.045em}h1{font-size:clamp(3rem,6vw,5.75rem);margin-bottom:30px}h2{font-size:clamp(2rem,3.3vw,3.25rem);margin-bottom:26px}h3{font-size:1.5rem}p{color:#516669;margin-bottom:23px}.wrap{width:min(1240px,calc(100% - 100px));margin:auto}.eyebrow{font-size:.78rem;letter-spacing:.19em;font-weight:700;color:var(--teal);margin-bottom:28px}.lead{font-size:1.28rem;line-height:1.65}.teal{color:var(--teal)}.button{display:inline-flex;gap:34px;justify-content:space-between;align-items:center;background:var(--teal);color:white;padding:17px 24px;font-size:.94rem;font-weight:600;border:1px solid var(--teal);cursor:pointer;transition:background .2s}.button:hover{background:#0c5e61}.button.outline{background:transparent;border-color:#ffffff70}.button.outline:hover{background:#ffffff14}.text-link{display:inline-block;border-bottom:1px solid currentColor;padding:9px 0;font-size:.94rem;font-weight:600}.text-link span{margin-left:28px}header{background:white;position:sticky;top:0;z-index:10;border-bottom:1px solid #edf1f0}.header-inner{max-width:1450px;margin:auto;min-height:100px;padding:20px 42px;display:flex;align-items:center;justify-content:space-between;gap:25px}.brand{display:inline-flex;flex-direction:column;line-height:1.2;white-space:nowrap}.brand strong{font-family:Georgia,serif;font-size:31px;font-weight:400;letter-spacing:.09em}.brand small{font-size:9px;letter-spacing:.33em;margin-top:8px}.header-inner nav{display:flex;align-items:center;gap:25px;font-size:.83rem;font-weight:500}.header-inner nav a:hover,.header-inner nav a[aria-current]{color:var(--teal)}.header-inner nav .nav-cta{background:var(--ink);padding:12px 20px;color:white;margin-left:8px}.nav-cta span{margin-left:20px}.menu-toggle{display:none}.home-hero{position:relative;min-height:700px;height:calc(100svh - 100px);max-height:920px;background:#123f49;color:white;display:flex;align-items:center}.hero-photo,.hero-shade{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.hero-photo{object-position:center 48%}.hero-shade{background:linear-gradient(90deg,rgba(5,32,42,.88),rgba(5,32,42,.40) 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.eyebrow{color:var(--aqua)}.section-head{display:flex;align-items:start;justify-content:space-between;gap:55px;margin-bottom:50px}.section-head>p{max-width:450px}.section-head .text-link{white-space:nowrap}.service-strips a{display:grid;grid-template-columns:65px 1fr 25px;gap:20px;padding:28px 0;border-top:1px solid #ffffff30;align-items:center}.service-strips a:last-child{border-bottom:1px solid #ffffff30}.service-strips a:hover{color:var(--aqua)}.service-strips h3{margin:0;font-size:1.6rem}.service-strips span{color:var(--aqua);font-size:.9rem}.city-section{display:grid;grid-template-columns:1.05fr 1fr;gap:85px;padding-top:115px;padding-bottom:115px;align-items:center}.city-image{position:relative}.city-image img{width:100%;height:520px;object-fit:cover;object-position:75% center}.city-image span{position:absolute;bottom:0;left:0;background:var(--ink);color:white;padding:14px 22px;font-size:.7rem;letter-spacing:.15em}.statement{padding:100px 0;text-align:center;background:#edf4f2}.statement h2{font-size:clamp(2.5rem,4.4vw,4.2rem)}.statement p:last-child{margin-bottom:0;font-size:1.1rem}.cta{padding-top:100px;padding-bottom:100px;display:flex;align-items:center;justify-content:space-between;gap:45px}.cta h2{margin-bottom:0}.cta .button{min-width:230px}.inner-hero{background:var(--paper);padding:95px 0 80px}.inner-hero h1{max-width:1100px}.inner-hero .lead{max-width:730px;margin:0}.section{padding-top:90px;padding-bottom:90px}.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:0 40px}.cards article{border-top:1px solid var(--line);padding:30px 0}.number{display:inline-block;color:var(--teal);font-size:.9rem;font-weight:600;letter-spacing:.06em;margin-bottom:30px}.cards h3{margin-bottom:16px}.cards p{font-size:1rem;margin-bottom:15px}.wide-image{padding-top:50px}.wide-image img{width:100%;height:420px;object-fit:cover}.split{display:grid;grid-template-columns:1fr 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label{display:block;font-size:.9rem;font-weight:500;margin-bottom:22px}input,select,textarea{display:block;width:100%;background:#f7f9f8;border:1px solid #cddad8;border-radius:0;padding:13px 14px;margin-top:8px;color:var(--ink);outline-color:var(--teal)}textarea{resize:vertical}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:22px}footer{background:#0c272c;color:#d6e4e3;padding-top:65px}.footer-main{display:flex;justify-content:space-between;gap:40px;align-items:center;padding-bottom:55px}.footer-main p{font-size:.95rem;color:#aac1c2;margin:0}.footer-main>a:last-child{font-size:.92rem;border-bottom:1px solid #77999a;padding-bottom:8px}.footer-bottom{border-top:1px solid #ffffff24;padding-top:24px;padding-bottom:26px;display:flex;justify-content:space-between;gap:20px;font-size:.75rem;color:#9bb6b8}.image-credit{font-size:.75rem;padding-bottom:15px;color:#9bb6b8}.image-credit a{text-decoration:underline}.skip{position:absolute;left:15px;top:-100px;z-index:99;background:white;padding:12px}.skip:focus{top:10px}@media(min-width:1500px){.hero-content{padding-left:15px}}@media(max-width:1180px){.header-inner{padding:20px 28px}.header-inner nav{gap:15px;font-size:.78rem}.brand strong{font-size:26px}.brand small{font-size:8px}.wrap{width:calc(100% - 70px)}.city-section{gap:45px}.contact-grid{gap:55px}}@media(max-width:950px){.menu-toggle{display:flex;gap:15px;background:transparent;border:0;color:var(--ink);cursor:pointer}.header-inner{min-height:85px}.header-inner nav{display:none;position:absolute;top:85px;left:0;right:0;background:white;padding:25px 35px;flex-direction:column;align-items:stretch;box-shadow:0 12px 15px #00000015;font-size:1rem}.header-inner nav.open{display:flex}.header-inner nav .nav-cta{margin-left:0;text-align:center}.home-hero{height:760px;min-height:650px}.intro{grid-template-columns:1fr;gap:10px}.cards{grid-template-columns:1fr 1fr}.contact-grid{grid-template-columns:1fr}.contact-grid aside p{max-width:550px}.service-detail article{grid-template-columns:40px 1fr}.service-detail article p{grid-column:2}.footer-main{flex-wrap:wrap}.split{gap:45px}.section-head{flex-direction:column;gap:10px}}@media(max-width:640px){body{font-size:16px}.wrap{width:calc(100% - 40px)}.header-inner{padding:18px 20px}.brand strong{font-size:25px}.home-hero{height:calc(100svh - 85px);min-height:650px;max-height:850px}.hero-content{padding-bottom:60px}.hero-content h1{font-size:4.6rem}.hero-content .eyebrow{font-size:.7rem;letter-spacing:.12em;max-width:270px}.hero-buttons{flex-direction:column;align-items:flex-start}.hero-bottom{font-size:.6rem;letter-spacing:.08em}.hero-bottom span:last-child{display:none}.hero-content p:not(.eyebrow){font-size:1.1rem}.button{padding:15px 20px}.intro,.city-section,.section,.cta{padding-top:65px;padding-bottom:65px}.city-section,.split{grid-template-columns:1fr;gap:30px}.city-image img{height:360px}.dark-section,.statement,.blueprint{padding:65px 0}.service-strips a{grid-template-columns:35px 1fr 20px;gap:10px}.service-strips h3{font-size:1.25rem;line-height:1.4}.cards{grid-template-columns:1fr}.cta{align-items:flex-start;flex-direction:column;gap:30px}.inner-hero{padding:65px 0 55px}.inner-hero h1{font-size:2.9rem}.lead{font-size:1.12rem}.wide-image img{height:280px}.service-detail article{gap:15px;grid-template-columns:30px 1fr;padding:30px 0}.service-detail h2{font-size:1.55rem}.steps article{grid-template-columns:45px 1fr;gap:15px}.steps h2{font-size:1.65rem}.steps .number{font-size:1.2rem}.form-row{grid-template-columns:1fr;gap:0}.contact-grid{padding-top:60px;padding-bottom:65px;gap:30px}.footer-main{flex-direction:column;align-items:flex-start;gap:30px}.footer-bottom{flex-direction:column;gap:10px}.eyebrow{font-size:.78rem}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
.logo-window{display:block;position:relative;overflow:hidden;width:220px;height:138.2px;flex-shrink:0;background:#fff}
.logo-window img{position:absolute;width:196.923%;max-width:none;height:auto;left:-48.718%;top:-7.143%}
.header-inner{min-height:162px;padding-top:12px;padding-bottom:12px}
.home-hero{height:calc(100svh - 162px)}
footer{background:#252e33}
footer .logo-window{width:320px;height:155.75px;background:#252e33}
footer .logo-window img{width:271.858%;left:-166.372%;top:-207.273%}
@media(max-width:1180px){.header-inner nav{gap:12px}.header-inner{gap:18px}}
@media(max-width:1050px){.menu-toggle{display:flex;gap:15px;background:transparent;border:0;color:var(--ink);cursor:pointer}.header-inner nav{display:none;position:absolute;top:162px;left:0;right:0;background:white;padding:25px 35px;flex-direction:column;align-items:stretch;box-shadow:0 12px 15px #00000015;font-size:1rem}.header-inner nav.open{display:flex}.header-inner nav .nav-cta{margin-left:0;text-align:center}}
@media(max-width:640px){.logo-window{width:180px;height:113.08px}.header-inner{min-height:133px;padding-top:10px;padding-bottom:10px}.header-inner nav{top:133px}.home-hero{height:calc(100svh - 133px)}footer .logo-window{width:280px;height:136.28px}}
/* Waterfront architecture concept: preserve the drawing detail alongside the headline. */
.home-hero .hero-photo{object-position:62% center}
.home-hero .hero-shade{background:linear-gradient(90deg,rgba(5,27,35,.75) 0%,rgba(5,27,35,.40) 38%,rgba(5,27,35,.03) 70%),linear-gradient(0deg,rgba(5,27,35,.68),transparent 24%)}
.home-hero .hero-bottom{font-size:.75rem;letter-spacing:.12em}
@media(max-width:640px){.home-hero .hero-photo{object-position:65% center}.home-hero .hero-shade{background:linear-gradient(90deg,rgba(5,27,35,.85),rgba(5,27,35,.40)),linear-gradient(0deg,rgba(5,27,35,.80),transparent 30%)}.home-hero .hero-bottom{flex-direction:column;gap:8px;letter-spacing:.06em}.home-hero .hero-bottom .concept-caption{display:block;font-size:.75rem;color:#c5d9d8}}
/* Beachfront series: preserve architectural drawings as visible content on small screens. */
.hero-art{position:absolute;inset:0;display:block;width:100%;height:100%;overflow:hidden}
.hero-art .hero-photo{width:100%;height:100%;object-fit:cover;object-position:center}
.city-image img{object-position:center}
.wide-image img{height:auto;max-height:none;aspect-ratio:auto}
.art-caption{font-size:.75rem;letter-spacing:.12em;margin:12px 0 0;color:var(--teal)}
@media(max-width:760px){
.home-hero{display:flex;flex-direction:column;align-items:stretch;height:auto;min-height:0;max-height:none;background:#102f35}
.hero-art{position:relative;inset:auto;order:0;width:100%;height:auto;overflow:visible}
.hero-art .hero-photo{position:static;display:block;width:100%;height:auto;object-fit:contain;aspect-ratio:auto}
.home-hero .hero-shade{display:none}
.home-hero .hero-content{order:1;padding-top:32px;padding-bottom:35px}
.home-hero .hero-content h1{font-size:clamp(3.3rem,12vw,5rem)}
.home-hero .hero-bottom{position:static;order:2;padding-bottom:22px;margin:0 auto;flex-direction:column;gap:8px}
.home-hero .hero-bottom .concept-caption{display:block}
.city-image img{width:100%;height:auto;object-fit:contain}
.city-image span{position:static;display:block;font-size:.75rem}
.wide-image img{width:100%;height:auto;object-fit:contain}
}
/* Show each sector concept in full, including its architectural plan details. */
.city-image img[src="/assets/multifamily-retail-concept.png"]{width:100%;height:auto;object-fit:contain}
.founder-grid{display:grid;grid-template-columns:minmax(260px,.85fr) minmax(0,1.2fr);gap:80px;align-items:center}
.founder-photo img{display:block;width:100%;height:auto;aspect-ratio:3/4;object-fit:cover;object-position:center 12%}
.founder-bio h2{margin-bottom:12px}
.founder-bio .founder-title{color:var(--aqua);margin-bottom:30px;font-size:1rem}
.founder-bio p:last-child{margin-bottom:0}
@media(max-width:760px){.founder-grid{grid-template-columns:1fr;gap:36px}.founder-photo{max-width:440px;width:100%;margin:0 auto}.founder-bio h2{font-size:2.3rem}}
.office-details{margin-top:38px;padding-top:28px;border-top:1px solid var(--line)}
.office-details .eyebrow{margin-bottom:12px}
.office-details address,.footer-office address{font-style:normal;font-size:1rem;line-height:1.7}
.footer-office address{margin-top:18px;color:#d6e4e3}