:root{
  --navy:#0B1F3F; --navy-deep:#061530; --navy-line:#1F3A66;
  --red:#C8102E; --red-dark:#A00D25;
  --ink:#14213A; --text:#46536A; --muted:#7A879C;
  --line:#DCE3EC; --wash:#F2F5F9; --white:#FFFFFF;
  --blue:#3B7BF0; --green:#2FBF71;
  --wrap:1180px;
  --font:'Archivo', 'Helvetica Neue', Arial, sans-serif;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;scroll-padding-top:84px}
body{font-family:var(--font);color:var(--text);background:var(--white);font-size:17px;line-height:1.6;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
:focus-visible{outline:3px solid var(--blue);outline-offset:2px}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 24px}
h1,h2,h3{color:var(--ink);font-stretch:78%;font-weight:800;line-height:1.05;letter-spacing:-0.01em}
h2{font-size:clamp(2rem,4vw,3rem);margin-bottom:14px}
h3{font-size:1.35rem;font-stretch:85%;margin-bottom:8px}
.lede{font-size:1.1rem;max-width:62ch}
section{padding:96px 0}
.section-head{margin-bottom:48px;max-width:720px}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:8px;font-family:inherit;font-weight:700;font-size:1rem;padding:14px 26px;border-radius:4px;text-decoration:none;border:2px solid transparent;cursor:pointer;transition:background .15s}
.btn-red{background:var(--red);color:#fff}
.btn-red:hover{background:var(--red-dark)}
.btn-ghost{border-color:rgba(255,255,255,.35);color:#fff}
.btn-ghost:hover{background:rgba(255,255,255,.08)}
.btn-navy{background:var(--navy);color:#fff}
.btn-navy:hover{background:var(--navy-deep)}

/* header */
.site-header{position:sticky;top:0;z-index:50;background:var(--navy-deep);border-bottom:1px solid var(--navy-line)}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;height:72px;gap:20px}
.brand{display:flex;align-items:center;text-decoration:none}
.brand img{height:56px;width:auto}
.brand b{font-size:1.65rem;font-weight:900;font-stretch:70%;letter-spacing:.02em}
.brand small{font-size:.58rem;color:#9FB3D6;margin-top:4px;letter-spacing:.01em}
.nav{display:flex;align-items:center;gap:26px}
.nav a{color:#C9D6EC;text-decoration:none;font-size:.95rem;font-weight:500}
.nav a:hover{color:#fff}
.nav .btn{padding:10px 18px;color:#fff;font-size:.92rem}
.menu-btn{display:none;background:none;border:1px solid var(--navy-line);color:#fff;font:inherit;padding:8px 12px;border-radius:4px}

/* hero */
.hero{background:var(--navy-deep);color:#C9D6EC;padding:72px 0 64px;overflow:hidden}
.hero .wrap{display:grid;grid-template-columns:1fr 1.05fr;gap:40px;align-items:center}
.hero h1{color:#fff;font-size:clamp(2.6rem,5.6vw,4.6rem);font-stretch:72%;margin-bottom:22px}
.hero p{font-size:1.15rem;max-width:52ch;margin-bottom:32px}
.hero-actions{display:flex;flex-wrap:wrap;gap:12px;margin-bottom:44px}
.facts{display:flex;flex-wrap:wrap;gap:36px;border-top:1px solid var(--navy-line);padding-top:24px}
.facts div{line-height:1.25}
.facts b{display:block;color:#fff;font-size:1.9rem;font-stretch:75%;font-weight:800}
.facts span{font-size:.88rem;color:#9FB3D6}
.footprint > svg{width:100%;height:auto;display:block}
.footprint figcaption{font-size:.82rem;color:#7F95BB;margin-top:6px;text-align:right}
.footprint .dot{opacity:0;animation:pop .5s ease-out forwards}
.footprint .link{opacity:0;animation:fade 1.2s ease-out forwards}
@keyframes pop{from{opacity:0;transform:scale(.2)}to{opacity:1;transform:scale(1)}}
@keyframes fade{to{opacity:1}}
@media (prefers-reduced-motion:reduce){.footprint .dot,.footprint .link{animation:none;opacity:1}html{scroll-behavior:auto}}

/* services */
.trades{display:grid;grid-template-columns:repeat(3,1fr);border-top:3px solid var(--ink)}
.trade{padding:32px 32px 8px 0}
.trade + .trade{padding-left:32px;border-left:1px solid var(--line)}
.trade ul{list-style:none;margin-top:18px}
.trade li{padding:9px 0;border-top:1px solid var(--line);font-size:.97rem;color:var(--ink)}

/* project types */
.wash{background:var(--wash)}
.types{display:grid;grid-template-columns:repeat(4,1fr);gap:24px}
.type .ph{aspect-ratio:4/3;margin-bottom:18px}
.type p{font-size:.95rem}
.ph{background:repeating-linear-gradient(135deg,#E3E9F1 0 12px,#EBF0F6 12px 24px);border:1px dashed #B9C5D6;border-radius:3px;display:flex;align-items:center;justify-content:center;color:var(--muted);font-size:.8rem;text-align:center;padding:12px}

/* featured work */
.work{display:grid;gap:64px}
.job{display:grid;grid-template-columns:1.2fr 1fr;gap:48px;align-items:center}
.job:nth-child(even){grid-template-columns:1fr 1.2fr}.job:nth-child(even) .ph{order:2}
.job .ph{aspect-ratio:16/10}
.job .meta{font-size:.9rem;color:var(--red);font-weight:700;margin-bottom:6px}
.job .where{font-size:.92rem;color:var(--muted);margin-bottom:14px}
.scope{display:inline-block;font-size:.8rem;font-weight:700;color:var(--navy);background:#E4ECF8;padding:4px 10px;border-radius:3px;margin-top:16px}

/* builders */
.anchor-builder{background:var(--navy);color:#C9D6EC;border-left:6px solid var(--red);padding:32px 36px;margin-bottom:36px;border-radius:3px}
.anchor-builder h3{color:#fff;font-size:1.7rem}
.builder-list{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line)}
.builder-list li{list-style:none;padding:14px 14px 14px 0;border-bottom:1px solid var(--line);display:flex;justify-content:space-between;gap:8px;align-items:baseline}
.builder-list strong{color:var(--ink);font-weight:600;font-size:.98rem}
.builder-list span{font-size:.78rem;color:var(--muted);white-space:nowrap}
.note{font-size:.92rem;color:var(--muted);margin-top:20px}

/* map */
.map-frame{width:100%;height:620px;border:0;border-radius:3px;background:var(--navy-deep);display:block}
.map-links{margin-top:14px;font-size:.95rem}
.map-links a{color:var(--navy);font-weight:700}

/* why */
.dark{background:var(--navy);color:#C9D6EC}
.dark h2,.dark h3{color:#fff}
.reasons{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--navy-line)}
.reason{padding:32px 32px 32px 0;border-bottom:1px solid var(--navy-line)}
.reason:not(:nth-child(3n+1)){padding-left:32px;border-left:1px solid var(--navy-line)}
.reason h3::before{content:"";display:block;width:28px;height:4px;background:var(--red);margin-bottom:16px}
.reason p{font-size:.97rem}

/* cta band */
.band{background:var(--red);color:#FFE3E7;padding:64px 0}
.band .wrap{display:flex;align-items:center;justify-content:space-between;gap:24px;flex-wrap:wrap}
.band h2{color:#fff;margin-bottom:6px}
.band .btn{background:#fff;color:var(--red)}
.band .btn:hover{background:#FFE9EC}

/* about */
.about{display:grid;grid-template-columns:1.15fr 1fr;gap:64px}
.about p{margin-bottom:18px}
.families{border-top:3px solid var(--ink);margin-top:28px;padding-top:18px}
.families h3{font-size:1rem;font-stretch:100%;font-weight:700;color:var(--muted);margin-bottom:10px}
.families li{list-style:none;padding:10px 0;border-bottom:1px solid var(--line);color:var(--ink);font-weight:600;display:flex;justify-content:space-between}
.families li span{font-weight:400;color:var(--muted);font-size:.9rem}
.pillar{padding:28px 0;border-bottom:1px solid var(--line)}
.pillar:first-child{padding-top:0}
.pillar p{margin:0;font-size:.98rem}
.since{display:flex;align-items:baseline;gap:16px;margin-top:28px}
.since b{font-size:4.5rem;font-stretch:70%;font-weight:900;color:var(--red);line-height:1}
.since span{color:var(--ink);font-weight:600;line-height:1.35}

/* locations */
.offices{display:grid;grid-template-columns:repeat(5,1fr);border-top:3px solid var(--ink)}
.office{padding:22px 18px 22px 0}
.office + .office{padding-left:18px;border-left:1px solid var(--line)}
.office .region{font-size:.82rem;color:var(--red);font-weight:700}
.office h3{font-size:1.3rem;margin:4px 0 8px}
.office p{font-size:.92rem;line-height:1.5}
.office a{color:var(--navy);font-weight:700;text-decoration:none}
.office .hq{font-size:.78rem;color:var(--muted)}

/* contact + forms */
.contact{display:grid;grid-template-columns:1fr 1.15fr;gap:64px;align-items:start}
.contact dl{margin-top:28px}
.contact dt{font-size:.85rem;color:var(--muted);margin-top:18px}
.contact dd{color:var(--ink);font-weight:600;font-size:1.05rem}
.contact dd a{text-decoration:none}
.form-card{background:#fff;border:1px solid var(--line);border-top:4px solid var(--navy);border-radius:3px;padding:32px}
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.field{display:flex;flex-direction:column;margin-bottom:16px}
.field label,.legend{font-size:.85rem;font-weight:600;color:var(--ink);margin-bottom:6px}
.req{color:var(--red)}
input[type=text],input[type=email],input[type=tel],input[type=date],select,textarea{font:inherit;font-size:1rem;color:var(--ink);padding:11px 12px;border:1px solid #C3CDDB;border-radius:3px;background:#fff;width:100%}
textarea{min-height:120px;resize:vertical}
input:focus,select:focus,textarea:focus{outline:2px solid var(--blue);outline-offset:0;border-color:var(--blue)}
.hidden-field{position:absolute;left:-9999px}
.form-card .btn{width:100%;justify-content:center}
.invalid{border-color:var(--red)!important;background:#FFF6F7!important}
.err{color:var(--red);font-size:.88rem;font-weight:600;margin:-4px 0 14px;display:none}

/* footer */
.site-footer{background:var(--navy-deep);color:#8EA3C7;padding:48px 0;font-size:.9rem}
.site-footer .wrap{display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap}
.site-footer a{color:#C9D6EC}
.site-footer nav{display:flex;gap:20px;flex-wrap:wrap}

/* responsive */
@media (max-width:1000px){
  .nav{display:none;position:absolute;top:72px;left:0;right:0;background:var(--navy-deep);flex-direction:column;align-items:flex-start;padding:16px 24px 24px;gap:16px;border-bottom:1px solid var(--navy-line)}
  .nav.open{display:flex}
  .menu-btn{display:block}
  .hero .wrap,.about,.contact,.job{grid-template-columns:1fr}
  .job:nth-child(even){grid-template-columns:1fr}.job:nth-child(even) .ph{order:0}
  .types,.builder-list{grid-template-columns:repeat(2,1fr)}
  .offices{grid-template-columns:repeat(2,1fr)}
  .office,.office + .office{padding:20px 16px 20px 0;border-left:0;border-bottom:1px solid var(--line)}
  .reasons{grid-template-columns:1fr 1fr}
  .reason,.reason:not(:nth-child(3n+1)){padding:28px 20px 28px 0;border-left:0}
}
@media (max-width:640px){
  section{padding:64px 0}
  .trades,.types,.builder-list,.reasons,.offices,.grid2{grid-template-columns:1fr}
  .trade,.trade + .trade{padding:24px 0 8px;border-left:0}
  .map-frame{height:480px}
  .form-card{padding:22px}
}
@media (max-width:640px){.facts{display:grid;grid-template-columns:1fr 1fr;gap:20px}}
/* multifamily emphasis */
.mf{display:grid;grid-template-columns:1.35fr 1fr;gap:48px;align-items:start}
.mf-trades{grid-template-columns:1fr 1fr}
.mf-points{margin-top:28px;display:grid;gap:14px}
.mf-points p{font-size:.98rem;padding-left:16px;border-left:3px solid var(--red)}
.mf-points b{color:var(--ink)}
.mf-dev{background:var(--navy);color:#C9D6EC;border-radius:3px;padding:28px 28px 30px;border-top:6px solid var(--green)}
.mf-dev h3{color:#fff;margin-bottom:12px}
.mf-dev ul{list-style:none;margin-bottom:22px}
.mf-dev li{padding:10px 0;border-bottom:1px solid var(--navy-line);display:flex;flex-direction:column}
.mf-dev strong{color:#fff;font-weight:600}
.mf-dev span{font-size:.85rem;color:#9FB3D6}
.mf-dev .btn{width:100%;justify-content:center}
@media (max-width:1000px){.mf{grid-template-columns:1fr}}
@media (max-width:640px){.mf-trades{grid-template-columns:1fr}}
.ph.illus-wrap{padding:0;border:0;background:none;overflow:hidden}
.illus{width:100%;height:100%;display:block}
.ph.photo{padding:0;border:0;background:var(--wash);overflow:hidden}
.ph.photo img{width:100%;height:100%;object-fit:cover}
.job .imgs{display:grid;gap:12px}
.job .imgs .ph{aspect-ratio:16/10}
.job .imgs .ph.small{aspect-ratio:auto;height:140px;width:60%}
.job:nth-child(even) .imgs{order:2}
@media (max-width:1000px){.job:nth-child(even) .imgs{order:0}}
/* hero interactive map */
#hero-map{height:540px;border-radius:4px;border:1px solid var(--navy-line);background:#1b2433}
.dark-tiles{filter:invert(1) hue-rotate(200deg) saturate(.35) brightness(.85) contrast(.95)}
.footprint figcaption{display:flex;flex-wrap:wrap;gap:16px;align-items:center;justify-content:flex-start;text-align:left;margin-top:10px}
.footprint .lg i{display:inline-block;width:10px;height:10px;border-radius:50%;margin-right:6px;vertical-align:-1px}
.footprint figcaption a{margin-left:auto;color:#C9D6EC;font-weight:600}
.leaflet-popup-content{font-family:var(--font);color:var(--ink)}
.pop h4{font-size:14px;margin-bottom:6px;color:var(--navy)}
.pop ul{padding-left:16px;font-size:12.5px}
.pop li{margin-bottom:3px}
.pop li span{color:var(--muted)}
.pop a{color:var(--navy);font-weight:700}
@media (max-width:640px){#hero-map{height:400px}}
/* inner pages */
.page-hero{padding:48px 0 52px}
.page-hero h1{font-size:clamp(2.2rem,4.6vw,3.6rem);max-width:20ch}
.page-hero p{max-width:62ch}
.crumbs{font-size:.85rem;color:#8EA3C7;margin-bottom:18px}
.crumbs a{color:#C9D6EC;text-decoration:none}
.crumbs a:hover{text-decoration:underline}
.two-col{display:grid;grid-template-columns:1.6fr 1fr;gap:48px;align-items:start}
.hero-img{aspect-ratio:16/9}
.small-img{aspect-ratio:3/1;margin-top:12px}
.comm-list{list-style:none;columns:2;column-gap:24px}
.comm-list li{break-inside:avoid;padding:8px 0;border-bottom:1px solid var(--line);display:flex;flex-direction:column}
.comm-list strong{color:var(--ink);font-weight:600;font-size:.95rem}
.comm-list span{font-size:.82rem;color:var(--muted)}
.mf-dev .comm-list{columns:1}
.mf-dev .comm-list li{border-color:var(--navy-line)}
.mf-dev .comm-list strong{color:#fff}.mf-dev .comm-list span{color:#9FB3D6}
.facts-card{border:1px solid var(--line);border-top:4px solid var(--red);border-radius:3px;padding:24px;background:#fff}
.facts-card dt{font-size:.8rem;color:var(--muted);margin-top:12px}
.facts-card dd{color:var(--ink);font-weight:600}
.facts-card p{margin-top:16px;font-size:.97rem}
.facts-card .comm-list{columns:1}
.linkcards{display:grid;grid-template-columns:repeat(3,1fr);gap:12px;margin-top:16px}
.linkcards a{display:block;text-decoration:none;border:1px solid var(--line);border-left:4px solid var(--navy);background:#fff;padding:16px 18px;border-radius:3px}
.linkcards a:hover{border-left-color:var(--red)}
.linkcards b{display:block;color:var(--ink)}
.linkcards span{font-size:.88rem;color:var(--muted)}
.reg-grid{display:grid;gap:40px}
.reg-block h3 a{color:var(--ink);text-decoration:none}
.trade h3 a,.type h3 a,.job h3 a,.office h3 a{text-decoration:none;color:inherit}
.trade h3 a:hover,.type h3 a:hover,.job h3 a:hover,.office h3 a:hover{color:var(--red)}
.foot-cols{display:grid;grid-template-columns:repeat(3,auto);gap:40px}
.foot-cols nav{display:flex;flex-direction:column;gap:6px}
.foot-cols b{color:#fff;font-weight:600;margin-bottom:4px}
@media (max-width:1000px){.two-col{grid-template-columns:1fr}.linkcards{grid-template-columns:1fr 1fr}.foot-cols{grid-template-columns:1fr 1fr}}
@media (max-width:640px){.comm-list{columns:1}.linkcards,.foot-cols{grid-template-columns:1fr}}
/* dropdown nav */
.dd{position:relative;display:flex;align-items:center}
.dd-top::after{content:"";display:inline-block;margin-left:6px;border:4px solid transparent;border-top-color:currentColor;vertical-align:-1px}
.dd-menu{display:none;position:absolute;top:100%;left:-16px;min-width:260px;background:var(--navy-deep);border:1px solid var(--navy-line);border-top:3px solid var(--red);padding:8px 0;box-shadow:0 10px 24px rgba(0,0,0,.35);z-index:60}
.dd-menu a{display:block;padding:9px 18px;white-space:nowrap}
.dd-menu a:hover{background:var(--navy)}
.dd:hover .dd-menu,.dd:focus-within .dd-menu{display:block}
.dd::before{content:"";position:absolute;top:100%;left:0;right:0;height:14px}
.trade .more{margin-top:14px;font-size:.95rem}
.trade .more a{color:var(--red);font-weight:700}
@media (max-width:1000px){
  .dd{flex-direction:column;align-items:flex-start}
  .dd-top::after{display:none}
  .dd-menu{display:block;position:static;border:0;box-shadow:none;padding:6px 0 0 14px;min-width:0;background:none}
  .dd-menu a{padding:6px 0;font-size:.9rem;color:#9FB3D6}
  .dd::before{display:none}
}
#hero-map{position:relative;z-index:0}
.ver{margin-top:14px;font-size:.75rem;color:#5D77A3}
.nav .btn-service{border:2px solid rgba(255,255,255,.4);color:#fff;background:transparent}
.nav .btn-service:hover{background:rgba(255,255,255,.1);border-color:#fff}
.nav{gap:20px}
@media (max-width:1200px){.nav{gap:14px}.nav a{font-size:.9rem}}

/* Construction-first presentation */
.hero-project{margin:0;border:1px solid var(--navy-line);border-radius:4px;overflow:hidden;background:var(--navy)}
.hero-project>img{width:100%;height:340px;object-fit:cover;display:block}
.hero-project figcaption{padding:24px}.hero-project figcaption span{display:block;font-size:.75rem;letter-spacing:.12em;color:#9FB3D6}
.hero-project strong{display:block;font-size:1.55rem;color:#fff;margin:5px 0}.hero-project figcaption p{font-size:1rem;margin:0 0 12px}.hero-project a{color:white}
.coverage-map{margin:24px 0 36px}.coverage-map #coverage-map{height:420px;border:1px solid var(--line);border-radius:4px;background:#e3e9f1}.coverage-map figcaption{color:var(--muted);text-align:left;display:flex;flex-wrap:wrap;gap:16px}
.map-fallback{font-size:.9rem;margin-bottom:12px}
.process-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:36px;margin-top:28px}.process-grid span{font-weight:800;color:var(--red);font-size:1.15rem}.process-grid h3{margin:8px 0 12px}
.about-summary{display:flex;align-items:center;justify-content:space-between;gap:40px}.about-summary p{max-width:65ch}.about-summary .btn{flex-shrink:0}
.product-links{grid-template-columns:repeat(4,1fr)}
input[type=number],input[type=url]{font:inherit;font-size:1rem;color:var(--ink);padding:11px 12px;border:1px solid #C3CDDB;border-radius:3px;background:#fff;width:100%}
.form-note{font-size:.87rem;color:var(--muted);margin:18px 0}.field small{color:var(--muted);font-size:.82rem}
section[id]{scroll-margin-top:92px}.dd:focus-within .dd-menu{display:block}
@media(max-width:1250px){.nav{gap:14px}.nav a{font-size:.88rem}.nav .btn{padding:9px 12px}}
@media(max-width:1000px){.hero-project>img{height:320px}.process-grid{grid-template-columns:1fr;gap:22px}.product-links{grid-template-columns:repeat(2,1fr)}.about-summary{align-items:flex-start;flex-direction:column;gap:18px}}
@media(max-width:600px){.hero{padding:44px 0}.hero h1{font-size:2.65rem}.hero-project>img{height:250px}.product-links{grid-template-columns:1fr}.coverage-map #coverage-map{height:330px}.facts{gap:22px}.facts b{font-size:1.6rem}}

@media(max-width:1250px){.nav{display:none;position:absolute;top:72px;left:0;right:0;background:var(--navy-deep);flex-direction:column;align-items:flex-start;padding:16px 24px 24px;gap:16px;border-bottom:1px solid var(--navy-line);max-height:calc(100vh - 72px);overflow-y:auto}.nav.open{display:flex}.menu-btn{display:block}}

/* Photo-led project and product cards */
.linkcards a.photo-card{padding:0 0 20px;overflow:hidden;border-left:0;border-top:4px solid var(--navy);background:#fff;display:block}
.project-card-photo{display:block;width:100%;height:220px;object-fit:cover;border-bottom:1px solid var(--line)}
.linkcards a.photo-card>b,.linkcards a.photo-card>span{display:block;margin-left:20px;margin-right:20px}
.linkcards a.photo-card>b{margin-top:18px}.linkcards a.photo-card>span{margin-top:6px}
.linkcards a.photo-card>.project-card-scope{color:var(--navy);font-size:.82rem;font-weight:700;margin-top:14px}
.project-photo-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:24px}
.product-links .project-card-photo{height:170px}
@media(max-width:640px){.project-photo-grid{grid-template-columns:1fr}.project-card-photo,.product-links .project-card-photo{height:220px}}