:root{--cyan:#08a9de;--cyan-dark:#008ec3;--cyan-pale:#e9f8fd;--navy:#0a2b3d;--navy-deep:#061e2b;--navy-soft:#163f53;--ink:#253843;--text:#5e7079;--line:#dfe7eb;--soft:#f3f6f7;--white:#fff;--shadow:0 18px 42px #0523321f;--shadow-strong:0 26px 64px #0523322e;--container:1180px;--font-display:var(--font-montserrat), Montserrat, Arial, Helvetica, sans-serif;--font-body:var(--font-open-sans), "Open Sans", Arial, Helvetica, sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth}body{min-width:320px;color:var(--text);background:var(--white);font-family:var(--font-body);-webkit-font-smoothing:antialiased;text-rendering:optimizelegibility;margin:0;font-size:15px;line-height:1.75}body.menu-open{overflow:hidden}a{color:inherit;text-decoration:none}img{max-width:100%;display:block}.image-position-47{object-position:center 47%}.resilient-image{opacity:1;background:#c8d7de;transition:opacity .28s,filter .35s,transform 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0;border:0;align-items:center;gap:4px;padding:0 10px;font-size:10px;font-weight:650;transition:color .2s;display:flex;position:relative}.desktop-nav>a:after,.nav-dropdown>a:after{content:"";background:var(--cyan);transform-origin:50%;height:3px;transition:transform .2s;position:absolute;bottom:0;left:10px;right:10px;transform:scaleX(0)}.desktop-nav>a:hover,.desktop-nav>a.active,.nav-dropdown:hover>a,.nav-dropdown.active>a{color:var(--cyan)}.desktop-nav>a:hover:after,.desktop-nav>a.active:after,.nav-dropdown:hover>a:after,.nav-dropdown.active>a:after{transform:scaleX(1)}.nav-dropdown{display:flex;position:relative}.dropdown-panel{background:var(--navy);border-top:3px solid var(--cyan);min-width:236px;box-shadow:var(--shadow-strong);opacity:0;visibility:hidden;padding:8px 0;transition:all .18s;position:absolute;top:calc(100% - 1px);left:0;transform:translateY(8px)}.nav-dropdown:hover .dropdown-panel,.nav-dropdown:focus-within 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45%,#03182357);position:absolute;inset:0}.hero-content{z-index:2;padding-block:105px 115px;position:relative}.hero-kicker{color:#7ddafb;font-family:var(--font-display);letter-spacing:.19em;text-transform:uppercase;align-items:center;gap:13px;margin-bottom:20px;font-size:11px;font-weight:700;display:inline-flex}.hero-kicker:before{content:"";background:var(--cyan);width:38px;height:2px}.home-hero h1{color:#fff;text-shadow:0 3px 20px #0003;max-width:710px}.home-hero p{color:#ffffffe3;text-shadow:0 2px 8px #00000040;max-width:760px;margin:28px 0 32px;font-size:16px;line-height:1.85}.home-hero .button-outline{color:#fff;border-color:#ffffffa6}.home-hero 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b{color:var(--navy);font-weight:600}.section{padding:92px 0}.tone-white{background:#fff}.tone-soft{background:var(--soft)}.tone-navy{background:var(--navy);color:#fff}.tone-cyan{background:var(--cyan);color:#fff}.kicker{color:var(--cyan);font-family:var(--font-display);letter-spacing:.18em;text-transform:uppercase;align-items:center;gap:12px;margin-bottom:18px;font-size:10px;font-weight:750;display:inline-flex}.kicker:before{content:"";background:currentColor;width:29px;height:2px}.kicker.light{color:#9be5ff}.section-heading{max-width:820px;margin-bottom:48px}.section-heading.center{text-align:center;margin-inline:auto}.section-heading.center .kicker{justify-content:center}.section-heading.center .kicker:after{content:"";background:currentColor;width:29px;height:2px}.section-heading h2{margin-bottom:18px}.section-heading p{color:var(--text);margin:0;font-size:16px;line-height:1.8}.intro-grid{grid-template-columns:.78fr 1.22fr;align-items:start;gap:clamp(50px,8vw,115px);display:grid}.intro-grid h2{max-width:450px}.lead-copy{color:#455b66;font-size:17px;line-height:1.85}.intro-grid .button{margin-top:10px}.rich-copy{color:var(--text);margin:23px 0 28px;font-size:15.5px;line-height:1.82}.rich-copy h3{margin:28px 0 13px}.rich-copy p:last-child{margin-bottom:0}.property-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:28px;display:grid}.property-card{background:#fff;transition:transform .22s,box-shadow .22s;box-shadow:0 1px #0823300d}.property-card:hover{box-shadow:var(--shadow);transform:translateY(-5px)}.property-media{background:#c8d7de;height:265px;display:block;position:relative;overflow:hidden}.property-media img{object-fit:cover;filter:grayscale()contrast(1.04);width:100%;height:100%;transition:transform .45s,filter .35s}.property-card:hover .property-media img{filter:grayscale(.1);transform:scale(1.045)}.property-media.image-failed:after,.split-image.image-failed:after,.project-image.image-failed:after,.property-detail-image.image-failed:after{content:"Image unavailable";color:#ffffffc7;background:var(--navy);font-family:var(--font-display);letter-spacing:.12em;text-transform:uppercase;place-items:center;font-size:10px;display:grid;position:absolute;inset:0}.property-media.image-failed,.split-image.image-failed,.project-image.image-failed,.property-detail-image.image-failed{position:relative}.property-overlay{color:#fff;opacity:0;font-family:var(--font-display);letter-spacing:.12em;text-transform:uppercase;background:#0097ccb8;justify-content:center;align-items:center;gap:9px;font-size:10px;font-weight:700;transition:opacity .25s;display:flex;position:absolute;inset:0}.property-card:hover .property-overlay{opacity:1}.property-copy{border:1px solid var(--line);border-top:0;padding:25px 25px 27px;position:relative}.property-copy:before{content:"";background:var(--cyan);width:46px;height:3px;position:absolute;top:0;left:24px}.property-copy h3{margin-bottom:10px;font-size:1.16rem}.property-copy h3 a:hover{color:var(--cyan)}.property-location{color:#87969d;text-transform:uppercase;letter-spacing:.04em;align-items:center;gap:6px;font-size:11px;display:flex}.property-location svg{color:var(--cyan)}.property-copy p{color:#667a84;margin:10px 0 0;font-size:13px}.stats-band{background:var(--navy);color:#fff;border-top:5px solid var(--cyan)}.stats-grid{grid-template-columns:repeat(4,1fr);min-height:178px;display:grid}.stats-grid>div{text-align:center;border-right:1px solid #ffffff1f;flex-direction:column;justify-content:center;align-items:center;display:flex}.stats-grid>div:first-child{border-left:1px solid #ffffff1f}.stats-grid strong{color:#fff;font-family:var(--font-display);font-size:2.55rem;font-weight:650;line-height:1}.stats-grid span{color:#a9c0ca;letter-spacing:.12em;text-transform:uppercase;margin-top:12px;font-size:10px;font-weight:600}.service-grid{grid-template-columns:repeat(4,minmax(0,1fr));gap:18px;display:grid}.service-card{border:1px solid var(--line);background:#fff;min-height:360px;padding:38px 30px 33px;transition:transform .22s,box-shadow .22s,border-color .22s;position:relative;overflow:hidden}.service-card:after{content:"";background:var(--cyan);transform-origin:0;width:100%;height:4px;transition:transform .25s;position:absolute;bottom:0;left:0;transform:scaleX(0)}.service-card:hover{box-shadow:var(--shadow);border-color:#0000;transform:translateY(-5px)}.service-card:hover:after{transform:scaleX(1)}.card-number{color:#edf1f3;font-family:var(--font-display);font-size:3.4rem;font-weight:800;line-height:1;position:absolute;top:9px;right:18px}.service-icon{width:66px;height:66px;color:var(--cyan);border:2px solid var(--cyan-pale);background:#f7fcfe;place-items:center;margin-bottom:27px;display:grid;position:relative}.service-card h3{margin-bottom:15px}.service-card p{color:#6e8088;font-size:13.5px;line-height:1.75}.read-more{color:var(--cyan-dark);font-family:var(--font-display);letter-spacing:.1em;text-transform:uppercase;align-items:center;gap:8px;margin-top:8px;font-size:10px;font-weight:700;display:inline-flex}.read-more:hover{color:var(--navy)}.split-section{background:#fff;grid-template-columns:1fr 1fr;min-height:600px;display:grid}.split-section.reverse .split-image{order:2}.split-image{background:#c8d7de;min-height:600px;overflow:hidden}.split-image img{object-fit:cover;filter:grayscale(.75)contrast(1.04);width:100%;height:100%}.split-copy{background:#fff;flex-direction:column;justify-content:center;padding:85px clamp(45px,7vw,115px);display:flex}.split-copy h2{max-width:620px}.consultation-cta{color:#fff;background:var(--cyan);padding:76px 0;position:relative;overflow:hidden}.consultation-cta:after{content:"";border:50px solid #ffffff14;border-radius:50%;width:390px;height:390px;position:absolute;top:-140px;right:-110px}.consultation-inner{z-index:1;justify-content:space-between;align-items:center;gap:55px;display:flex;position:relative}.consultation-inner>div{max-width:780px}.consultation-inner h2{color:#fff;font-size:clamp(2rem,3.3vw,3.2rem)}.consultation-inner p{color:#ffffffe6;margin:18px 0 0}.consultation-cta .button-outline{color:#fff;border-color:#ffffffc7;flex:none}.consultation-cta .button-outline:hover{color:var(--cyan-dark);background:#fff;border-color:#fff}.checklist-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:24px;display:grid}.checklist-card{border:1px solid var(--line);background:#fff;padding:32px 34px;box-shadow:0 10px 28px #0828370b}.checklist-heading{color:var(--cyan);align-items:center;gap:15px;margin-bottom:21px;display:flex}.checklist-heading h3{color:var(--navy)}.checklist-card li{color:#5d727d;border-bottom:1px solid #edf1f3;align-items:flex-start;gap:10px;padding:9px 0;font-size:13.5px;display:flex}.checklist-card li:last-child{border:0}.checklist-card li svg{color:var(--cyan);flex:none;margin-top:5px}.wide-note{border-left:4px solid var(--cyan);max-width:960px;box-shadow:var(--shadow);background:#fff;align-items:flex-start;gap:24px;padding:30px 34px;display:flex}.wide-note svg{color:var(--cyan);flex:none}.wide-note p{margin:0;font-size:15px}.cta-card{border-left:5px solid var(--cyan);box-shadow:var(--shadow);background:#fff;justify-content:space-between;align-items:center;gap:55px;padding:50px;display:flex}.cta-card>div{max-width:800px}.cta-card h2{margin-bottom:17px}.cta-card p{margin:0}.project-list{gap:26px;display:grid}.project-card{border:1px solid var(--line);background:#fff;grid-template-columns:42% 58%;min-height:310px;display:grid;box-shadow:0 12px 34px #08283711}.project-card:nth-child(2n){grid-template-columns:58% 42%}.project-card:nth-child(2n) .project-image{order:2}.project-image{background:#c8d7de;min-height:310px;overflow:hidden}.project-image img{object-fit:cover;filter:grayscale(.55);width:100%;height:100%}.project-copy{flex-direction:column;justify-content:center;padding:42px 48px;display:flex;position:relative}.project-index{color:#edf1f3;font-family:var(--font-display);font-size:3.4rem;font-weight:800;line-height:1;position:absolute;top:13px;right:23px}.project-copy h3{max-width:520px;margin-bottom:12px;font-size:1.4rem}.project-address{color:var(--cyan-dark);letter-spacing:.035em;text-transform:uppercase;align-items:flex-start;gap:7px;font-size:11px;font-weight:650;display:flex}.project-address svg{flex:none;margin-top:4px}.project-copy>p:last-child{margin:8px 0 0;font-size:13.5px}.resource-grid{grid-template-columns:repeat(4,minmax(0,1fr));gap:20px;display:grid}.resource-card{border:1px solid var(--line);background:#fff;flex-direction:column;min-height:330px;padding:32px 27px;transition:transform .2s,box-shadow 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solid var(--cyan);background:#fff;flex-direction:column;min-height:245px;padding:31px;transition:transform .2s,box-shadow .2s;display:flex}.link-card:hover{box-shadow:var(--shadow);transform:translateY(-5px)}.link-card h3{margin-bottom:14px}.link-card p{color:#6c7f88;font-size:13.5px}.link-card span{color:var(--cyan-dark);font-family:var(--font-display);letter-spacing:.1em;text-transform:uppercase;align-items:center;gap:7px;margin-top:auto;font-size:10px;font-weight:700;display:flex}.quote-block{background:var(--navy);color:#fff;max-width:970px;margin:0 auto 55px;padding:54px 65px;position:relative}.quote-block>span{color:var(--cyan);font-family:Georgia,serif;font-size:6rem;line-height:1;position:absolute;top:8px;left:28px}.quote-block p{color:#fff;font-family:var(--font-display);margin:0 0 20px;font-size:clamp(1.35rem,2.3vw,2.15rem);line-height:1.48;position:relative}.quote-block 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