@import "https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Playfair+Display:ital,wght@0,500;0,600;0,700;1,500;1,600&display=swap";@layer components;@layer theme{:root,:host{--font-sans:-apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, "Helvetica Neue", "Noto Sans", Arial, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji";--font-mono:ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace;--default-font-family:var(--font-sans);--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,-apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, "Helvetica Neue", "Noto Sans", Arial, 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:where(:not(iframe)){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 utilities{.static{position:static}}:root{--navy:#173a5c;--ink:#233344;--sky:#5b9bd5;--pale:#f3f8fb;--line:#dbe7ef;--gold:#f5cf6d}*{box-sizing:border-box}html{scroll-behavior:smooth}body{color:var(--ink);background:#fff;margin:0;font-family:DM Sans,sans-serif;font-size:16px;line-height:1.6}a{color:inherit;text-decoration:none}.wrap{width:min(1160px,100% - 48px);margin:auto}.section-pad{padding:112px 0}.eyebrow{letter-spacing:.16em;color:var(--sky);margin-bottom:14px;font-size:.7rem;font-weight:700}.nav{justify-content:space-between;align-items:center;gap:20px;height:90px;display:flex}.nav-actions,.brand,.nav-links{align-items:center;display:flex}.nav-links{gap:25px;font-size:.82rem;font-weight:600}.nav-links a{transition:color .2s}.nav-links a:hover{color:var(--sky)}header{z-index:10;-webkit-backdrop-filter:blur(12px);backdrop-filter:blur(12px);background:#ffffffeb;border-bottom:1px solid #dbe7efb3;position:sticky;top:0}.brand{color:var(--navy);letter-spacing:.08em;white-space:nowrap;gap:9px;font-size:1.1rem;font-weight:700}.brand em{letter-spacing:.16em;margin-top:-3px;font-size:.48rem;font-style:normal;display:block}.roof-mark{width:34px;height:26px;display:inline-block;position:relative}.roof-mark i,.roof-mark b{background:var(--navy);width:22px;height:5px;display:block;position:absolute;top:10px;left:0;transform:rotate(-38deg)}.roof-mark b{background:var(--sky);left:14px;transform:rotate(38deg)}.nav-actions{gap:8px}.nav-actions>a:not(.quote){width:29px;height:29px;color:var(--navy);place-items:center;display:grid}.nav-actions svg{width:17px}.quote,.button.primary{background:var(--navy);color:#fff;border-radius:5px;font-weight:700}.quote{margin-left:5px;padding:10px 14px;font-size:.72rem}.menu{color:var(--navy);background:0 0;border:0;padding:4px;display:none}.hero{align-items:center;min-height:680px;display:flex;position:relative;overflow:hidden}.hero-bg{background:radial-gradient(circle,#e6f4fd 0,#f5faff 48%,#0000 70%);border-radius:50%;width:67vw;height:700px;position:absolute;top:-20%;right:-15%}.hero-grid{grid-template-columns:1.05fr .95fr;align-items:center;gap:30px;padding:72px 0;display:grid;position:relative}.hero-copy h1,h2{color:var(--navy);margin:0;font-family:Playfair Display,serif;line-height:1.12}.hero-copy h1{letter-spacing:-.035em;max-width:700px;font-size:clamp(3rem,5vw,5rem);font-weight:600}.hero-copy h1 i{font-weight:500}.lead{color:#516474;max-width:560px;margin:25px 0 30px;font-size:1.06rem}.hero-buttons{gap:12px;display:flex}.button{align-items:center;gap:8px;padding:13px 19px;font-size:.86rem;display:inline-flex}.button svg{width:17px}.secondary{color:var(--navy);border:1px solid #b9cfdf;border-radius:5px;font-weight:700}.stats{grid-template-columns:repeat(4,1fr);gap:14px;max-width:650px;margin-top:62px;display:grid}.stats span{border-right:1px solid #cbdbe6;padding-right:10px;font-size:.65rem;line-height:1.25}.stats b{color:var(--sky);margin-bottom:5px;font-size:.72rem;display:block}.house-art{filter:drop-shadow(0 25px 30px #173a5c1f);justify-self:end;width:min(100%,500px)}.window-glow{animation:2.8s ease-in-out infinite glow}@keyframes glow{50%{opacity:.6}}.trust{background:#fff;padding-top:82px;padding-bottom:82px}.trust-grid{grid-template-columns:1fr 1fr;align-items:center;gap:100px;display:grid}.trust h2{font-size:2.3rem}.trust p,.section-heading p,.area p,.why p{color:#617484}.pale{background:var(--pale)}.section-heading{max-width:620px;margin-bottom:42px}.section-heading h2{font-size:2.65rem}.section-heading p{margin:14px 0 0}.centered{text-align:center;margin-left:auto;margin-right:auto}.service-cards{grid-template-columns:repeat(3,1fr);gap:22px;display:grid}.service-card{background:#fff;border:1px solid #e1ebf1;border-radius:12px;padding:31px;transition:transform .25s,box-shadow .25s}.service-card:hover{transform:translateY(-6px);box-shadow:0 14px 30px #173a5c17}.icon{width:43px;height:43px;color:var(--sky);background:#e9f3fa;border-radius:9px;place-items:center;display:grid}.icon svg{width:21px}.service-card h3{color:var(--navy);margin:20px 0 8px;font-family:Playfair Display,serif;font-size:1.45rem}.service-card p{color:#617484;margin:0 0 26px;font-size:.9rem}.service-card span{color:var(--navy);font-size:.76rem;font-weight:700}.service-card span b{color:var(--sky);margin-left:4px;font-size:1rem}.property-note{background:#e7f2f9;border-radius:10px;gap:17px;margin-top:24px;padding:23px 26px;display:flex}.property-note>svg{color:var(--sky);flex:none;margin-top:4px}.property-note p{color:#587081;margin:3px 0 0;font-size:.86rem}.area-grid,.why-grid{grid-template-columns:.75fr 1.25fr;align-items:center;gap:80px;display:grid}.area h2,.why h2{font-size:2.7rem}.muted{font-size:.85rem;font-weight:600;color:var(--navy)!important}.map-card{background:linear-gradient(135deg,#e8f3f9,#f9fcfe);border:1px solid #dbeaf2;border-radius:14px;height:410px;position:relative;overflow:hidden}.map-card:before{content:"";background:repeating-linear-gradient(45deg,#0000 0 35px,#5b9bd512 36px 37px);border:1px solid #5b9bd540;border-radius:10px;position:absolute;inset:17px}.map-lines{background:radial-gradient(at 40% 60%,#0000 0 28%,#5b9bd51f 29% 30%,#0000 31%),radial-gradient(at 56% 46%,#0000 0 27%,#1b3a5c1f 28% 29%,#0000 30%);position:absolute;inset:0}.pin{color:var(--navy);align-items:center;gap:2px;font-size:.72rem;font-weight:700;display:flex;position:absolute}.pin svg{width:20px;color:var(--sky);fill:#fff}.p0{top:52%;left:40%}.p1{top:30%;left:43%}.p2{top:43%;left:64%}.p3{top:70%;left:15%}.p4{top:62%;left:56%}.p5{top:75%;left:46%}.p6{top:41%;left:25%}.gta-label{color:#173a5c80;letter-spacing:.14em;font-size:.62rem;font-weight:700;position:absolute;bottom:27px;right:29px}.team-cards{grid-template-columns:1fr 1fr;gap:22px;display:grid}.profile{border:1px solid var(--line);border-radius:12px;gap:24px;padding:30px;display:flex}.profile-initials{background:var(--navy);color:#fff;border-radius:50%;flex:none;place-items:center;width:64px;height:64px;font-family:Playfair Display;font-size:1.4rem;display:grid}.profile-initials.light{background:#85b6df}.role{color:var(--sky);letter-spacing:.11em;margin:1px 0 5px;font-size:.65rem;font-weight:700}.profile h3{color:var(--navy);margin:0;font:600 1.5rem Playfair Display}.profile strong{color:#587081;font-size:.8rem}.profile p:last-child{color:#617484;margin:14px 0 0;font-size:.86rem}.standards{text-align:center;color:#526879;background:#f5f9fc;border-radius:8px;max-width:800px;margin:31px auto 0;padding:15px 25px;font-size:.78rem}.navy{background:var(--navy)}.light-heading h2{color:#fff;max-width:630px}.process-row{grid-template-columns:repeat(4,1fr);gap:0;margin-top:55px;display:grid}.process-row article{color:#fff;padding-right:27px;position:relative}.process-row article:not(:last-child):after{content:"";background:#ffffff52;width:calc(100% - 27px);height:1px;position:absolute;top:15px;left:38px}.process-row span{color:#9dcaef;margin-bottom:28px;font-size:.8rem;font-weight:700;display:block}.process-row h3{margin:0 0 5px;font-family:Playfair Display;font-size:1.25rem}.process-row p{opacity:.7;margin:0;font-size:.82rem}.why{background:#f8fbfd}.expect-list{grid-template-columns:1fr 1fr;gap:13px;display:grid}.expect-list div{border:1px solid var(--line);color:var(--navy);background:#fff;border-radius:8px;align-items:center;gap:11px;padding:19px;font-size:.83rem;font-weight:700;display:flex}.expect-list svg{width:19px;color:var(--sky)}.contact{text-align:center;background:linear-gradient(130deg,#e7f3fa,#f5f9fd);padding:105px 0}.contact-inner{max-width:900px}.contact h2{font-size:3rem}.contact p{color:#5c7181;margin:14px auto 33px}.contact-buttons{grid-template-columns:repeat(3,1fr);gap:12px;display:grid}.contact-buttons a{text-align:left;color:var(--navy);background:#fff;border:1px solid #d7e5ef;border-radius:8px;align-items:center;gap:12px;padding:17px;font-size:.88rem;font-weight:700;transition:transform .2s;display:flex}.contact-buttons a:hover{transform:translateY(-3px)}.contact-buttons svg{width:22px;color:var(--sky)}.contact-buttons small{color:#6f8595;margin-top:2px;font-size:.67rem;font-weight:500;display:block}.contact-text{color:var(--navy);justify-content:center;align-items:center;gap:17px;margin-top:25px;font-size:.84rem;font-weight:700;display:flex}.contact-text i{border-left:1px solid #9eb9cd;height:16px}footer{color:#d8e5ef;background:#102f4c;padding:50px 0 18px}.footer-grid{grid-template-columns:1.2fr 1fr 1fr;gap:45px;display:grid}.footer-brand{color:#fff}.footer-grid p{color:#9fbbcf;margin:13px 0;font-size:.78rem}.footer-grid b{letter-spacing:.08em;text-transform:uppercase;color:#fff;margin-bottom:12px;font-size:.72rem;display:block}.footer-grid div:nth-child(2) a{align-items:center;gap:8px;margin:6px 0;font-size:.78rem;display:flex}.footer-grid svg{color:#93c4ea;width:14px}.footer-note{color:#8bbce0!important;margin-top:20px!important}.copyright{color:#9fbbcf;border-top:1px solid #ffffff21;margin-top:28px;padding-top:17px;font-size:.68rem}.copyright span{float:right}@media (width<=850px){.nav-links{display:none}.nav-links.open{border-bottom:1px solid var(--line);background:#fff;flex-direction:column;align-items:flex-start;gap:14px;padding:18px 24px;display:flex;position:absolute;top:89px;left:0;right:0}.menu{display:block}.small-quote{display:none}.hero{min-height:auto}.hero-grid,.area-grid,.why-grid{grid-template-columns:1fr;gap:30px}.hero-grid{padding:70px 0 20px}.house-art{justify-self:center;max-width:420px;margin-top:-20px}.stats{margin-top:38px}.trust-grid{gap:25px}.area-grid{gap:40px}.team-cards{grid-template-columns:1fr}.process-row{grid-template-columns:1fr 1fr;gap:28px}.process-row article:not(:last-child):after{display:none}.footer-grid{grid-template-columns:1fr 1fr}}@media (width<=560px){.wrap{width:min(100% - 32px,1160px)}.nav{height:68px}.nav-actions>a:not(.quote){display:none}.nav-links.open{top:79px}.section-pad{padding:75px 0}.hero-copy h1{font-size:2.85rem}.lead{font-size:.96rem}.hero-buttons{flex-direction:column;align-items:flex-start}.stats{grid-template-columns:1fr 1fr;gap:17px}.stats span:nth-child(2n){border:0}.trust-grid,.service-cards{grid-template-columns:1fr}.trust h2,.section-heading h2,.area h2,.why h2{font-size:2.2rem}.service-cards{gap:14px}.map-card{height:320px}.profile{gap:16px;padding:22px}.profile-initials{width:50px;height:50px;font-size:1.1rem}.process-row{grid-template-columns:1fr;gap:20px}.process-row span{margin-bottom:8px}.expect-list{grid-template-columns:1fr}.contact{padding:76px 0}.contact h2{font-size:2.4rem}.contact-buttons{grid-template-columns:1fr}.contact-text{flex-direction:column;gap:6px}.contact-text i{display:none}.footer-grid{grid-template-columns:1fr;gap:24px}.copyright span{float:none;margin-top:3px;display:block}}@media (prefers-reduced-motion:reduce){*,:before,:after{scroll-behavior:auto!important;transition-duration:.001ms!important;animation-duration:.001ms!important}}.alternate-call{color:var(--navy);text-underline-offset:4px;margin:12px 0 -24px;font-size:.79rem;font-weight:700;-webkit-text-decoration:underline #8bbce0;text-decoration:underline #8bbce0;display:block}.property-scene{justify-self:end;width:min(100%,520px);height:510px;position:relative}.photo-frame{border-radius:3px;position:absolute;inset:35px 22px 32px 42px;overflow:hidden;box-shadow:0 32px 65px #13324f3d}.photo-frame img{object-fit:cover;width:100%;height:100%;display:block}.photo-shade{background:linear-gradient(145deg,#08233b0f,#0000 45%,#08233b42);position:absolute;inset:0}.architect-line{pointer-events:none;border:1px solid #5b9bd58c;position:absolute}.line-one{border-bottom:0;border-left:0;width:160px;height:160px;top:0;right:0}.line-two{border-top:0;border-right:0;width:150px;height:145px;bottom:0;left:0}.blue-corner{background:var(--sky);width:102px;height:11px;position:absolute;bottom:12px;right:-5px}.confidence-tag{background:#fff;align-items:center;gap:9px;min-width:194px;padding:13px 17px 13px 12px;display:flex;position:absolute;top:118px;right:-18px;box-shadow:0 13px 30px #14324e29}.confidence-tag span{background:var(--navy);color:#fff;border-radius:50%;place-items:center;width:29px;height:29px;display:grid}.confidence-tag svg{width:15px}.confidence-tag b,.confidence-tag small{line-height:1.25;display:block}.confidence-tag b{letter-spacing:.1em;color:var(--navy);font-size:.57rem}.confidence-tag small{color:#708493;margin-top:3px;font-size:.65rem}.photo-caption{color:#fff;letter-spacing:.15em;font-size:.58rem;font-weight:600;position:absolute;bottom:48px;left:59px}.photo-caption span{letter-spacing:.03em;margin-right:7px;font-family:Playfair Display;font-size:1.05rem}@media (width<=850px){.property-scene{justify-self:center;max-width:420px;margin-top:0}}@media (width<=560px){.property-scene{width:100%;height:425px}.photo-frame{inset:28px 15px 27px 27px}.confidence-tag{top:82px;right:-4px}.photo-caption{bottom:41px;left:42px}.line-one{width:120px;height:120px}.line-two{width:110px;height:105px}}.portfolio-logo{align-items:center;width:134px;height:84px;display:flex;overflow:hidden}.portfolio-logo img{mix-blend-mode:multiply;width:134px;height:auto;display:block}.footer-brand{background:#e9f3f8;border-radius:2px;padding:0}.footer-brand img{mix-blend-mode:normal}@media (width<=560px){.nav{height:80px}.portfolio-logo{width:126px;height:78px}.portfolio-logo img{width:126px}}.hero{background:#e6f5fb}.hero-bg{background:radial-gradient(circle,#caeafa 0,#e9f7fc 48%,#0000 70%)}.hero-copy h1 span{color:#4397cb;font-weight:500;display:block}.property-scene{perspective:1100px}.photo-frame{transform-style:preserve-3d;background:#183a5c}.photo-panels{z-index:1;pointer-events:none;transform-style:preserve-3d;grid-template-columns:repeat(3,1fr);display:grid;position:absolute;inset:0}.photo-panels i{will-change:transform;background-image:url(https://images.unsplash.com/photo-1600585154340-be6161a56a0c?auto=format&fit=crop&w=1200&q=85);background-size:300% 100%;display:block;box-shadow:inset 0 0 0 1px #ffffff1f}.panel-left{background-position:0}.panel-middle{background-position:50%}.panel-right{background-position:100%}.photo-shade{z-index:2}.photo-caption{z-index:3}.confidence-tag{z-index:4}.architect-line,.blue-corner{z-index:5}