:root{
  --navy:#172633; --navy-2:#223647; --white:#FFFFFF; --mist:#F3F5F6; --line:#DDE3E6;
  --ink:#1B2630; --ink-2:#4A5864; --muted:#7A8791; --gold:#B08E5A; --gold-dk:#8E6F42;
  --serif:"Marcellus", "Trajan Pro", Georgia, serif;
  --sans:"Mulish", "Avenir Next", "Helvetica Neue", Arial, sans-serif;
  --gut:clamp(16px,5vw,64px);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion: reduce){html{scroll-behavior:auto}}
body{margin:0;background:var(--white);color:var(--ink);font-family:var(--sans);font-size:17px;line-height:1.7;padding-inline:var(--gut)}
.bleed{margin-inline:calc(-1*var(--gut));padding-inline:var(--gut)}
.wrap{max-width:1200px;margin-inline:auto}
a{color:inherit;text-decoration:none}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}
h1,h2,h3{font-family:var(--serif);font-weight:400;margin:0;line-height:1.15;text-wrap:balance}
p{margin:0}
.kicker{font-size:12px;font-weight:700;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-dk)}
.btn{display:inline-block;font-size:13px;font-weight:700;letter-spacing:.16em;text-transform:uppercase;padding:16px 28px;background:var(--gold);color:var(--white);border:1px solid var(--gold);transition:background .25s,color .25s}
.btn:hover{background:var(--gold-dk);border-color:var(--gold-dk)}
.btn.out{background:transparent;color:var(--white);border-color:rgba(255,255,255,.8)}
.btn.out:hover{background:var(--white);color:var(--navy)}
.btn.navy{background:var(--navy);border-color:var(--navy)}
.btn.navy:hover{background:var(--navy-2)}

/* header */
.topbar{background:var(--navy);color:rgba(255,255,255,.8);font-size:13px}
.topbar .wrap{display:flex;justify-content:space-between;gap:16px;padding-block:9px;flex-wrap:wrap}
.topbar b{color:var(--white);font-weight:600;letter-spacing:.04em}
header.site{position:sticky;top:env(safe-area-inset-top,0px);z-index:20;background:var(--white);border-bottom:1px solid var(--line)}
header.site .wrap{display:flex;align-items:center;justify-content:space-between;gap:24px;padding-block:16px}
.logo{display:flex;align-items:center;gap:14px}
.logo .mono{width:46px;height:46px;border:1.5px solid var(--navy);display:grid;place-items:center;font-family:var(--serif);font-size:18px;color:var(--navy);letter-spacing:.04em}
.logo .nm{line-height:1.1}
.logo .nm b{display:block;font-family:var(--serif);font-weight:400;font-size:20px;letter-spacing:.08em;color:var(--navy)}
.logo .nm span{font-size:10.5px;font-weight:700;letter-spacing:.3em;color:var(--gold-dk)}
header.site nav{display:flex;align-items:center;gap:30px;font-size:14px;font-weight:600;color:var(--ink-2)}
header.site nav a:hover{color:var(--gold-dk)}
header.site nav .btn{padding:12px 20px;font-size:12px;color:var(--white)}
@media (max-width:900px){header.site nav a:not(.btn){display:none}.topbar .hide-sm{display:none}}

/* hero */
.hero{position:relative;background:var(--navy);color:var(--white);min-height:clamp(520px,72vh,760px);display:flex;align-items:center;overflow:hidden}
.hero .photo{position:absolute;inset:0;background:
  linear-gradient(180deg,rgba(23,38,51,.25) 0%,rgba(23,38,51,.55) 60%,rgba(23,38,51,.85) 100%),
  radial-gradient(90% 60% at 70% 38%,#E7C99A 0%,rgba(231,201,154,0) 55%),
  linear-gradient(180deg,#8FA7B5 0%,#C7B9A0 46%,#5D7384 47%,#2B4252 100%)}
.hero .photo img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero .inner{position:relative;padding-block:90px;max-width:760px}
.hero h1{font-size:clamp(40px,6vw,74px);text-shadow:0 2px 24px rgba(0,0,0,.25)}
.hero p.sub{font-size:clamp(17px,1.6vw,20px);margin-top:22px;color:rgba(255,255,255,.9);max-width:52ch}
.hero .ctas{display:flex;flex-wrap:wrap;gap:14px;margin-top:36px}
.hero .kicker{color:#EBD3A8}

/* tagline band */
.band{background:var(--mist);text-align:center;padding-block:clamp(56px,8vw,96px)}
.band h2{font-size:clamp(30px,4vw,48px);color:var(--navy)}
.band .rule{width:70px;height:2px;background:var(--gold);margin:26px auto}
.band p{max-width:68ch;margin-inline:auto;color:var(--ink-2);font-size:18px}

/* about */
section.s{padding-block:clamp(72px,10vw,120px)}
.about{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,80px);align-items:center}
.about .img{aspect-ratio:4/5;max-width:100%;background:linear-gradient(160deg,#B9C6CE,#6F8494);position:relative;overflow:hidden}
.about .img::after{content:"";position:absolute;left:24px;top:24px;right:-24px;bottom:-24px;border:2px solid var(--gold);z-index:-1}
.about .imgwrap{position:relative;z-index:0;padding:0 24px 24px 0}
.about .imgwrap::before{content:"";position:absolute;left:24px;top:24px;right:0;bottom:0;border:2px solid var(--gold);z-index:-1}
.about h2{font-size:clamp(32px,3.6vw,46px);color:var(--navy);margin-top:14px}
.about .txt{display:grid;gap:18px;margin-top:24px;color:var(--ink-2)}
.about .btn{margin-top:32px;justify-self:start}
@media (max-width:860px){.about{grid-template-columns:1fr}}

/* homes */
.homes-head{text-align:center;margin-bottom:48px}
.homes-head h2{font-size:clamp(32px,4vw,50px);color:var(--navy);margin-top:12px}
.homes{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.home{display:block;position:relative;overflow:hidden;aspect-ratio:3/4;max-width:100%;color:var(--white)}
.home .bg{position:absolute;inset:0;transition:transform .6s ease}
.home:hover .bg{transform:scale(1.04)}
.home .bg img{width:100%;height:100%;object-fit:cover}
.home::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(23,38,51,0) 40%,rgba(23,38,51,.88) 100%)}
.home .cap{position:absolute;left:0;right:0;bottom:0;z-index:1;padding:30px}
.home .cap h3{font-size:28px}
.home .cap p{font-size:15px;color:rgba(255,255,255,.82);margin-top:6px}
.home .cap span{display:inline-block;margin-top:16px;font-size:12px;font-weight:700;letter-spacing:.18em;text-transform:uppercase;border-bottom:1px solid var(--gold);padding-bottom:4px}
.b1{background:linear-gradient(170deg,#9FB2BE,#435B6C)}
.b2{background:linear-gradient(170deg,#B8AE9C,#5A6166)}
.b3{background:linear-gradient(170deg,#C9CFD2,#6B7C88)}
@media (max-width:860px){.homes{grid-template-columns:1fr}.home{aspect-ratio:4/3}}

/* values */
.values{background:var(--navy);color:var(--white)}
.values .head{text-align:center;margin-bottom:56px}
.values .head h2{font-size:clamp(32px,4vw,48px);margin-top:12px}
.values .kicker{color:#E2C390}
.vals{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(20px,3vw,40px);text-align:center}
.vals svg{width:52px;height:52px;stroke:var(--gold);stroke-width:1.4;fill:none;margin-bottom:18px}
.vals h3{font-size:24px}
.vals p{color:rgba(255,255,255,.75);font-size:15.5px;margin-top:10px}
@media (max-width:900px){.vals{grid-template-columns:1fr 1fr;row-gap:48px}}
@media (max-width:520px){.vals{grid-template-columns:1fr}}

/* portfolio */
.pf-head{display:flex;justify-content:space-between;align-items:end;flex-wrap:wrap;gap:20px;margin-bottom:40px}
.pf-head h2{font-size:clamp(32px,4vw,50px);color:var(--navy);margin-top:12px}
.pf{display:grid;grid-template-columns:repeat(4,1fr);grid-auto-rows:220px;gap:12px}
.pf div{background:linear-gradient(160deg,#C8D1D6,#8396A3);position:relative;overflow:hidden}
.pf div:nth-child(2){background:linear-gradient(160deg,#D2CBBE,#8D8A82)}
.pf div:nth-child(4){background:linear-gradient(160deg,#B3C1CA,#56697A)}
.pf div:nth-child(5){background:linear-gradient(160deg,#D9DDDF,#98A5AE)}
.pf img{width:100%;height:100%;object-fit:cover}
.pf .t{grid-column:span 2;grid-row:span 2}
@media (max-width:760px){.pf{grid-template-columns:1fr 1fr;grid-auto-rows:160px}}

/* contact */
.cta-band{background:var(--mist)}
.cta{display:grid;grid-template-columns:1.3fr 1fr;gap:clamp(32px,6vw,80px);align-items:center}
.cta h2{font-size:clamp(34px,4.4vw,56px);color:var(--navy);margin-top:12px}
.cta p{color:var(--ink-2);margin-top:18px;max-width:50ch}
.cta .box{background:var(--white);border-top:3px solid var(--gold);padding:clamp(28px,4vw,40px);box-shadow:0 18px 40px -24px rgba(23,38,51,.35)}
.cta .box small{font-size:12px;font-weight:700;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
.cta .num{display:block;font-family:var(--serif);font-size:clamp(30px,3.4vw,40px);color:var(--navy);margin:8px 0 20px;user-select:all}
.copy{font-family:var(--sans);font-size:12px;font-weight:700;letter-spacing:.16em;text-transform:uppercase;background:var(--navy);color:var(--white);border:0;padding:13px 20px;cursor:pointer}
.copy:hover{background:var(--navy-2)}
@media (max-width:860px){.cta{grid-template-columns:1fr}}

footer{background:var(--navy);color:rgba(255,255,255,.72);font-size:15px}
footer .cols{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:40px;padding-block:64px 40px}
footer h4{font-family:var(--serif);font-weight:400;font-size:18px;color:var(--white);margin:0 0 14px;letter-spacing:.04em}
footer ul{list-style:none;margin:0;padding:0;display:grid;gap:8px}
footer a:hover{color:var(--white)}
footer .logo .mono{border-color:var(--white);color:var(--white)}
footer .logo .nm b{color:var(--white)}
footer .legal{border-top:1px solid rgba(255,255,255,.14);padding-block:22px 30px;font-size:13px;display:flex;justify-content:space-between;flex-wrap:wrap;gap:10px}
@media (max-width:760px){footer .cols{grid-template-columns:1fr}}

/* multi-page additions */
header.site nav a.on{color:var(--gold-dk)}
header.site nav a.on:not(.btn){box-shadow:inset 0 -2px 0 var(--gold);padding-bottom:4px}
.mnav{display:none;background:none;border:1px solid var(--line);padding:10px 12px;font:600 12px var(--sans);letter-spacing:.16em;text-transform:uppercase;color:var(--navy);cursor:pointer}
header.site .mmenu{display:none;border-top:1px solid var(--line);padding-block:8px 16px}
.mmenu a{display:block;padding:10px 0;font-weight:600;color:var(--ink-2);border-bottom:1px solid var(--line)}
header.site .mmenu.open{display:block;padding-block:8px 16px}
@media (max-width:900px){.mnav{display:inline-block}header.site nav .btn{display:none}}
.banner{position:relative;background:var(--navy);color:var(--white);padding-block:clamp(80px,11vw,140px) clamp(56px,7vw,90px);overflow:hidden}
.banner .photo{position:absolute;inset:0;background:linear-gradient(180deg,rgba(23,38,51,.55),rgba(23,38,51,.9)),linear-gradient(180deg,#8FA7B5 0%,#C7B9A0 46%,#5D7384 47%,#2B4252 100%)}
.banner .wrap{position:relative}
.banner .kicker{color:#EBD3A8}
.banner h1{font-size:clamp(38px,5.4vw,66px);margin-top:14px}
.banner p{margin-top:16px;max-width:56ch;color:rgba(255,255,255,.85);font-size:18px}
.crumb{font-size:13px;color:rgba(255,255,255,.7);margin-top:22px}
.crumb a{color:#EBD3A8}
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,80px);align-items:center}
.split + .split{margin-top:clamp(64px,9vw,110px)}
.split.rev .media{order:2}
.split .media{aspect-ratio:4/3;max-width:100%;background:linear-gradient(160deg,#B9C6CE,#6F8494)}
.split h2{font-size:clamp(30px,3.6vw,44px);color:var(--navy);margin-top:12px}
.split .txt{display:grid;gap:16px;color:var(--ink-2);margin-top:20px}
.checks{list-style:none;padding:0;margin:8px 0 0;display:grid;gap:10px}
.checks li{padding-left:28px;position:relative;color:var(--ink)}
.checks li::before{content:"";position:absolute;left:2px;top:.55em;width:12px;height:7px;border-left:2px solid var(--gold);border-bottom:2px solid var(--gold);transform:rotate(-45deg)}
@media (max-width:860px){.split{grid-template-columns:1fr}.split.rev .media{order:0}}
.filters{display:flex;flex-wrap:wrap;gap:10px;margin-bottom:28px}
.filters button{font:700 12px var(--sans);letter-spacing:.16em;text-transform:uppercase;padding:12px 18px;border:1px solid var(--line);background:var(--white);color:var(--ink-2);cursor:pointer}
.filters button[aria-pressed="true"]{background:var(--navy);border-color:var(--navy);color:var(--white)}
.pgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}
.pitem{position:relative;aspect-ratio:4/3;max-width:100%;overflow:hidden;background:linear-gradient(160deg,#C8D1D6,#8396A3)}
.pitem:nth-child(3n+2){background:linear-gradient(160deg,#D2CBBE,#8D8A82)}
.pitem:nth-child(3n){background:linear-gradient(160deg,#B3C1CA,#56697A)}
.pitem span{position:absolute;left:14px;bottom:14px;background:var(--white);font-size:11px;font-weight:700;letter-spacing:.16em;text-transform:uppercase;padding:6px 10px;color:var(--navy)}
@media (max-width:860px){.pgrid{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.pgrid{grid-template-columns:1fr}}
.info{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:56px}
.info div{border-top:2px solid var(--gold);padding-top:20px}
.info h3{font-size:22px;color:var(--navy)}
.info p,.info li{color:var(--ink-2);font-size:16px}
.info ul{margin:10px 0 0;padding-left:18px}
@media (max-width:860px){.info{grid-template-columns:1fr}}
.center{text-align:center}

.hero .photo.has-img img{object-position:50% 38%}
.hero .photo.has-img::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(23,38,51,.86) 0%,rgba(23,38,51,.62) 42%,rgba(23,38,51,.12) 78%),linear-gradient(180deg,rgba(23,38,51,0) 60%,rgba(23,38,51,.5) 100%)}
@media (max-width:760px){.hero .photo.has-img::after{background:linear-gradient(180deg,rgba(23,38,51,.55),rgba(23,38,51,.82))}}
@media (min-width:901px){
  .hero .photo.has-img{left:auto;width:52%;background:var(--navy)}
  .hero .photo.has-img img{object-position:50% 45%}
  .hero .photo.has-img::after{background:linear-gradient(90deg,var(--navy) 0%,rgba(23,38,51,0) 22%)}
  .hero .inner{max-width:46%}
  .hero h1{font-size:clamp(40px,4.6vw,66px)}
}

.about .img img{width:100%;height:100%;object-fit:cover;display:block}
.pitem{border:0;padding:0;cursor:zoom-in;display:block}
.pitem img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .5s ease}
.pitem:hover img{transform:scale(1.03)}
.lb{position:fixed;inset:0;z-index:50;background:rgba(10,16,22,.94);display:flex;align-items:center;justify-content:center;padding:clamp(16px,4vw,48px)}
.lb img{max-width:100%;max-height:100%;object-fit:contain}
.lb button{position:absolute;background:none;border:0;color:#fff;font-size:44px;line-height:1;cursor:pointer;padding:12px}
.lb-x{top:calc(env(safe-area-inset-top,0px) + 8px);right:12px}
.lb-p{left:8px;top:50%;transform:translateY(-50%)}.lb-nx{right:8px;top:50%;transform:translateY(-50%)}
[hidden]{display:none!important}

.banner .photo.has-img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.banner .photo.has-img{background:var(--navy)}
.banner .photo.has-img::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(23,38,51,.55),rgba(23,38,51,.85))}
@media (min-width:901px){
  .banner .photo.has-img{left:auto;width:50%}
  .banner .photo.has-img::after{background:linear-gradient(90deg,var(--navy) 0%,rgba(23,38,51,0) 25%)}
  .banner .wrap > *{max-width:46%}
}

@media (min-width:901px){
  .banner .photo.has-img.full{left:0;width:100%}
  .banner .photo.has-img.full::after{background:linear-gradient(90deg,rgba(23,38,51,.9) 0%,rgba(23,38,51,.7) 40%,rgba(23,38,51,.25) 75%)}
}