@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');
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.audiences{display:grid;grid-template-columns:1fr 1fr;gap:30px;background:#faf9f6}.audience-card{background:white}.audience-card>img{height:250px;width:100%;object-fit:cover}.audience-card>div{padding:30px}.audience-card h2{font-size:32px}.audience-card p:not(.eyebrow){font-size:14px;line-height:1.8;color:var(--muted)}.concept-note{grid-column:1/-1;font-size:10px;color:var(--muted);margin:0}.project-info a:hover{color:#a55c09}.safety{display:grid;grid-template-columns:1fr 1fr;gap:80px;background:#f4f3ef}.safety p,.coverage p{font-size:14px;line-height:1.9;max-width:530px;color:var(--muted)}.safety-points h3{margin-bottom:7px}.safety-points p{margin-bottom:25px}.coverage{background:#202829;color:white}.coverage p{color:#c4cdca}.province-map{display:grid;grid-template-columns:repeat(5,1fr);gap:8px;margin-top:40px}.province-map>div{padding:30px 15px;background:#344441;border-top:3px solid var(--orange);min-height:135px}.province-map b{font-size:35px;display:block;font-family:Manrope,Arial;font-weight:500}.province-map span{display:block;font-size:11px;margin-top:13px;color:#d3ddd7}.faq{max-width:1050px;margin:auto}.faq details{border-bottom:1px solid var(--line);padding:22px 0}.faq summary{cursor:pointer;font-size:16px;font-weight:600}.faq details p{font-size:14px;line-height:1.8;color:var(--muted);padding-top:15px;max-width:700px}.quote-form{max-width:1050px;margin:auto}.quote-form form{display:grid;grid-template-columns:1fr 1fr;gap:22px}.quote-form label{font-size:12px;font-weight:600;display:flex;flex-direction:column;gap:9px}.quote-form input,.quote-form select,.quote-form textarea{font:inherit;font-size:14px;border:1px solid #c8cfc8;background:white;padding:14px;width:100%;border-radius:0}.wide{grid-column:1/-1}.form-note,.form-result{font-size:12px;line-height:1.8;color:var(--muted)}.project-detail{max-width:1150px;margin:auto}.project-detail h1{font-size:clamp(42px,7vw,85px);margin:35px 0}.project-facts{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;border-block:1px solid var(--line);padding:25px 0;margin-bottom:25px}.project-facts span{font-size:10px;letter-spacing:.1em;color:var(--muted)}.project-facts h3{font-size:17px;margin:14px 0 0}.project-detail>.gallery-empty{margin:40px 0}.project-detail>p{color:var(--muted);font-size:14px;line-height:1.8}@media(max-width:680px){.audiences,.safety{display:block}.audience-card{margin-bottom:25px}.safety-points{margin-top:30px}.province-map{grid-template-columns:repeat(3,1fr)}.province-map>div{padding:20px 12px}.province-map span{font-size:10px}.quote-form form{grid-template-columns:1fr}.project-facts{grid-template-columns:1fr 1fr}.audience-card>img{height:220px}}

.project-status{display:inline-block;padding:6px 11px;border-radius:3px;font-size:12px;font-weight:700;letter-spacing:.05em}.project-status.ongoing{background:#fff0df;color:#8a4400}.project-status.completed{background:#e8f0e9;color:#285c36}
/* Immersive direction: full-bleed architectural opening. */
body:has(.hero){background:#f5f3ed}.hero{position:relative;display:flex;min-height:820px;height:calc(100svh - 34px);isolation:isolate;background:#172126;color:white;overflow:hidden}.hero-picture{position:absolute;inset:0;z-index:-2;height:auto}.hero-picture>img{object-position:center;animation:architectural-drift 24s ease-in-out infinite alternate;filter:brightness(.78)}.hero:after{content:'';position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(9,19,24,.88),rgba(9,19,24,.32) 65%,rgba(9,19,24,.12)),linear-gradient(0deg,rgba(9,19,24,.55),transparent 50%)}body:has(.hero)>header{position:absolute;top:32px;left:0;right:0;z-index:20;background:transparent;border-bottom:1px solid #ffffff38;height:105px;color:white}.brand{background:white;padding:10px 15px}.brand img{width:170px}.hero-copy{padding:190px 7% 55px;width:100%;justify-content:center;align-items:flex-start}.hero h1{font-size:clamp(66px,7.6vw,120px);max-width:1020px;line-height:1.02;font-weight:600;letter-spacing:-.065em;text-shadow:0 3px 35px #0003;animation:opening-in 1s ease-out both}.hero .eyebrow{color:#f4b96c;font-size:11px;letter-spacing:.24em}.hero .intro{color:#e3e8e8;font-size:18px;max-width:540px}.hero-foot,.hero-foot strong{color:#e0e4df}.hero-foot{margin-top:35px}.image-label{display:none}.photo-note{bottom:25px;font-size:10px;color:#ddd}.expertise-strip{background:#f59b28;color:#18232a;padding:23px 7%;font-size:11px}.expertise-strip i{color:#18232a}.audiences{gap:24px;padding-top:100px;padding-bottom:100px;background:#f5f3ed}.audience-card{position:relative;min-height:530px;overflow:hidden;color:white;background:#172126}.audience-card>img{height:100%;position:absolute;inset:0;filter:brightness(.62);transition:transform .9s}.audience-card:hover>img{transform:scale(1.04)}.audience-card:after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,#101c24ef,transparent 85%);pointer-events:none}.audience-card>div{position:relative;z-index:1;padding:45px;min-height:530px;display:flex;flex-direction:column;justify-content:flex-end;align-items:flex-start}.audience-card h2{font-size:44px}.audience-card p:not(.eyebrow){color:#e1e5e6;max-width:380px}.audience-card .eyebrow{color:#ffc478}.services{background:#fff}.service-grid{border:0;gap:15px}.service-grid article{background:#f5f3ed;border:0;border-top:3px solid #f59b28;padding:35px 25px;transition:transform .3s}.service-grid article:hover{transform:translateY(-7px)}.projects{background:#14232a;color:#fff}.projects-top>p,.project-info span,.builder,.portfolio-note{color:#bfcaca}.filters button{border-color:#58666b;color:white}.filters button.active{background:#f59b28;border-color:#f59b28;color:#15232a}.project-art{height:220px;background-color:#30454c}.project-art b{font-size:110px;color:#f5e6cc}.project-info{padding-bottom:12px}.project-info a:hover{color:#ffc478}.project-status.ongoing{background:#f59b28;color:#1a272d}.project-status.completed{background:#2b493f;color:#d4eedc}.renovation{background:linear-gradient(90deg,#18272ce8,#18272c77),url('assets/hero.webp') center/cover;padding-block:130px}.renovation h2{font-size:clamp(40px,5vw,75px)}.renovation>p:not(.eyebrow){color:#e7e8e8}.contact{background:#eaa044}.contact p:not(.eyebrow){color:#29383c}.contact .button{background:#18272c;color:white}.section{scroll-margin-top:30px}@keyframes architectural-drift{from{transform:scale(1.02)}to{transform:scale(1.13) translateX(-1%)}}@keyframes opening-in{from{opacity:0;transform:translateY(24px)}to{opacity:1;transform:translateY(0)}}@media(max-width:680px){.hero{height:auto;min-height:840px}.hero-copy{padding:160px 6% 65px}.hero h1{font-size:clamp(52px,10vw,72px)}.hero .intro{font-size:16px}.hero-picture{height:100%}.hero-picture>img{object-position:60% center}.hero:after{background:linear-gradient(90deg,#0c1926de,#0c19266b)}body:has(.hero)>header{height:90px}.brand img{width:135px}.brand{padding:7px 10px}.menu{color:white}nav.open{color:#1d2427;top:90px}.audience-card>div{padding:28px;min-height:460px}.audience-card{min-height:460px}.audience-card h2{font-size:36px}.audience-card>img{height:100%}.renovation{padding-block:80px}.project-art{height:190px}}@media(prefers-reduced-motion:reduce){*{animation:none!important;transition:none!important}}
/* Light navigation with the original transparent PNG logo. */
body:has(.hero)>header{background:#f7f5ef;color:#1d2427;border-bottom:1px solid #e2dfd7}.brand{background:transparent;padding:0}.brand img{width:171px;height:auto}.menu{color:#1d2427}nav.open{background:#f7f5ef}.hero-copy{padding-top:200px}@media(max-width:680px){.brand img{width:150px}.hero-copy{padding-top:165px}}

.project-art b.development-label{font-size:clamp(25px,3vw,42px);line-height:1.25;letter-spacing:-.04em;display:block;max-width:90%;padding-top:20px}.restoration{background:#eee9df}.restoration>p:not(.eyebrow){max-width:650px;line-height:1.85;color:#526063}

.project-art b.development-label{font-size:clamp(36px,4vw,56px);line-height:1.1;padding-top:8px;max-width:100%;position:relative;z-index:1}.project-art .unit-label{display:block;position:relative;z-index:1;font-family:Manrope,Arial,sans-serif;font-size:clamp(26px,2.5vw,34px);font-weight:500;letter-spacing:-.03em;margin-top:12px;color:#f5e6cc}.project-art{min-height:230px}.project-art span{bottom:18px}@media(max-width:400px){.project-art b.development-label{font-size:34px}.project-art .unit-label{font-size:26px}}

.property-maintenance{background:#f7f5ef}.property-maintenance>p:not(.eyebrow),.property-maintenance li{max-width:650px;color:#526063;line-height:1.85}.property-maintenance ul{padding-left:20px;margin-bottom:30px}
/* Refined brand header: original transparent mark, generous clear space. */
body:has(.hero)>header{background:#fffefb;height:112px;border-bottom:3px solid #ee982c;padding-inline:6%;box-shadow:0 5px 22px #0d182519}.brand{display:flex;align-items:center;padding:10px 0}.brand img{width:205px;height:auto}nav{letter-spacing:.02em}nav>.button.small{background:transparent;border:1px solid #dc9d51;color:#243138}.menu{padding:11px 16px;border:1px solid #d9d5ce;border-radius:2px;background:transparent;font-weight:600;letter-spacing:.04em}@media(max-width:680px){body:has(.hero)>header{height:108px;padding-inline:6%}.brand img{width:184px}.menu{font-size:12px;padding:10px 13px}nav.open{top:108px;background:#fffefb}.hero-copy{padding-top:180px}}
body:has(.hero)>header{height:105px;border-bottom:1px solid #e3dfd7;box-shadow:none;gap:25px;padding-inline:5%}.brand img{width:155px;max-width:none}header nav{display:flex;gap:24px;font-size:13px;letter-spacing:0}header .menu{display:none}header nav a{white-space:nowrap;padding-block:10px}header nav a:hover{color:#a75d0b}@media(max-width:850px){body:has(.hero)>header{height:135px;flex-direction:column;justify-content:center;gap:9px;padding:12px 4%}.brand{padding:0}.brand img{width:143px}header nav,header nav.open{display:flex;position:static;flex-direction:row;align-items:center;justify-content:center;gap:20px;padding:0;border:0;background:transparent;font-size:12px;width:100%}.hero-copy{padding-top:210px}}@media(max-width:480px){header nav,header nav.open{gap:8px;flex-wrap:wrap;font-size:11px}header nav a{padding-block:4px}.brand img{width:132px}}
header .brand img{width:138px}@media(max-width:850px){header .brand img{width:128px}}@media(max-width:480px){header .brand img{width:120px}}
.hero-picture>video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:1;filter:brightness(.78)}.hero-picture .photo-note{z-index:2}@media(prefers-reduced-motion:reduce){.hero-picture>video{display:none}}
@media(min-width:600px){body:has(.hero)>header{height:105px;flex-direction:row;justify-content:space-between;gap:22px;padding:0 4%}header nav,header nav.open{width:auto;gap:18px;font-size:12px;justify-content:flex-end}.brand img{width:138px}.hero-copy{padding-top:185px}}

.about-company{display:grid;grid-template-columns:1fr 1.15fr;gap:70px;background:#f7f5ef}.about-story p{font-size:16px;line-height:1.9;color:#536062;margin-bottom:23px}.about-story p:first-child{font-size:19px;color:#29373d}@media(max-width:750px){.about-company{display:block}.about-story{margin-top:30px}}

.about-photo{width:100%;height:360px;object-fit:cover;object-position:center;margin-top:32px}@media(max-width:750px){.about-photo{height:300px}}

.basement-development{background:#eae5db}.basement-development p:not(.eyebrow){max-width:650px;line-height:1.85;color:#536062}
/* Compact opening so the next section is visible sooner. */
.hero{height:auto;min-height:640px;max-height:none}.hero-copy{padding:155px 7% 60px}.hero h1{font-size:clamp(54px,6vw,88px);line-height:1.03;margin-bottom:22px}.hero .intro{font-size:16px;margin-bottom:22px}@media(max-width:850px){.hero{min-height:630px}.hero-copy{padding-top:175px}}@media(max-width:599px){.hero{min-height:670px}.hero-copy{padding:175px 6% 40px}.hero h1{font-size:clamp(46px,10vw,60px)}}

.projects-top>p{font-size:14px;line-height:1.8;font-weight:400;max-width:260px;color:#c3cccc;letter-spacing:.01em}

header nav,header nav.open{font-size:15px;font-weight:600}@media(max-width:850px){header nav,header nav.open{font-size:13px;gap:14px}}@media(max-width:599px){header nav,header nav.open{font-size:12px;gap:10px}}

#contact.contact{background:#eee9df;padding:42px 6% 32px;border-top:3px solid #d99749;color:#23343a}#contact h2{font-size:clamp(28px,3vw,40px);margin-bottom:14px;line-height:1.15}#contact .eyebrow{color:#956025;margin-bottom:14px}#contact p:not(.eyebrow){margin-bottom:0;color:#52636a;font-size:14px}#quote-form{padding-top:38px}

#contact.contact{display:grid;grid-template-columns:1fr 260px;gap:28px;align-items:center;padding:18px 6%}#contact h2{font-size:clamp(25px,2.5vw,34px);margin-bottom:9px}#contact .eyebrow{margin-bottom:9px}#contact .contact-photo{width:260px;height:140px;object-fit:cover;object-position:center;border-radius:3px}#contact p:not(.eyebrow){line-height:1.5}@media(max-width:600px){#contact.contact{grid-template-columns:1fr 105px;gap:14px;padding:18px 5%}#contact .contact-photo{width:105px;height:125px}#contact h2{font-size:25px}#contact .eyebrow{font-size:9px}#contact p:not(.eyebrow){font-size:12px}}

#contact{scroll-margin-top:0;scroll-snap-margin-top:0}html:has(#contact:target){scroll-padding-top:0}#quote-form{padding-top:22px;padding-bottom:35px}#quote-form form{gap:16px}#quote-form textarea{min-height:90px}

#quote-form{padding-top:16px;padding-bottom:24px}#quote-form form{gap:10px 18px}#quote-form label{gap:5px;font-size:12px}#quote-form input,#quote-form select,#quote-form textarea{padding:9px 12px;font-size:14px}#quote-form textarea{height:70px;min-height:70px}#quote-form .form-note{margin:0;font-size:11px;line-height:1.4}#quote-form .button{padding:10px 18px}#quote-form .form-result{margin:0}#quote-form input[type=file]{padding:6px 10px}@media(max-width:599px){#quote-form input,#quote-form select,#quote-form textarea{font-size:16px;min-height:44px}#quote-form form{gap:12px}}

.expertise-strip{background:#eee9df;color:#23343a;border-top:1px solid #ded8cd;border-bottom:1px solid #ded8cd}.expertise-strip i{color:#aa7435}

html:has(#projects:target),html:has(#services:target){scroll-padding-top:0}#projects,#services{scroll-margin-top:0}

html:has(#about:target){scroll-padding-top:0}#about{scroll-margin-top:0}

.service-grid article,.service-grid article:last-child{border:0;border-top:3px solid #f59b28;transition:transform .3s ease,box-shadow .3s ease,background .3s ease}.service-grid article:hover{transform:translateY(-6px);background:#fffaf1;box-shadow:0 14px 30px #25333b12}.service-icon{transition:transform .3s ease,color .3s ease}.service-grid article:hover .service-icon{transform:translateY(-3px);color:#d77d15}@media(prefers-reduced-motion:reduce){.service-grid article:hover,.service-grid article:hover .service-icon{transform:none}}

@media(min-width:900px){#projects{padding:34px 6%}.projects-top h2{font-size:34px;margin-bottom:12px}.projects-top .eyebrow{margin-bottom:14px}.filters{margin:10px 0 18px}.project-grid{gap:16px 24px}.project-art{height:115px;min-height:115px;padding:15px 20px}.project-art b.development-label{font-size:32px;padding-top:0}.project-art .unit-label{font-size:23px;margin-top:5px}.project-art span{font-size:8px;bottom:12px;right:14px}.project-info{padding-top:9px;padding-bottom:0}.project-info h3{font-size:19px;margin-bottom:3px}.project-status{padding:3px 8px;font-size:10px;margin:3px 0 5px}.project-info span{font-size:11px}.builder{margin:5px 0 0;font-size:10px}}

@media(min-width:900px){#projects{padding:55px 5%}.projects-top h2{font-size:40px;margin-bottom:20px}.project-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:28px}.project-art{height:185px;min-height:185px;padding:25px}.project-art b.development-label{font-size:38px}.project-art .unit-label{font-size:28px;margin-top:10px}.project-art span{bottom:18px;right:20px}.project-info{padding-top:15px}.project-info h3{font-size:21px;margin-bottom:7px}.project-status{padding:5px 9px;margin:5px 0 9px}.project-info span{font-size:12px}.builder{font-size:11px;margin-top:8px}}@media(min-width:1200px){.project-grid{grid-template-columns:repeat(4,minmax(0,1fr));gap:26px 18px}.project-art{height:190px;min-height:190px;padding:22px 18px}.project-art b.development-label{font-size:30px;line-height:1.2}.project-art .unit-label{font-size:25px;margin-top:12px}.project-art span{font-size:7px;left:18px;right:auto}.project-info h3{font-size:19px;min-height:50px}.project-info span{display:block;line-height:1.7}.project-status{display:inline-block}}

.project-art>span{color:#f5e6cc;font-size:11px;letter-spacing:.1em}

.project-art>span{font-size:15px;font-weight:600;color:#f5e6cc}

.homes-project{display:grid;grid-template-columns:1fr 1fr;margin-top:35px;background:#eee9df;color:#23343a}.homes-project img{width:100%;height:290px;object-fit:cover}.homes-project>div{padding:35px;display:flex;flex-direction:column;justify-content:center}.homes-project .eyebrow{font-size:10px;color:#966222;margin-bottom:17px}.homes-project h2{font-size:40px;margin-bottom:12px}.homes-project strong{font-size:17px;margin-top:10px;color:#966222}@media(max-width:600px){.homes-project{grid-template-columns:1fr}.homes-project img{height:220px}.homes-project>div{padding:25px}}

.project-info .project-status{display:table;margin:7px 0 8px}.project-info>span{display:block;line-height:1.5;margin:0}.project-info .builder{margin:4px 0 0;line-height:1.5}.project-info h3{min-height:0}

body:has(.hero)>header{top:0}

.about-photo{height:auto;max-height:620px;object-fit:contain;object-position:center;width:100%}@media(max-width:750px){.about-photo{height:auto;max-height:520px}}

.project-status.upcoming{display:inline-block;padding:6px 12px;border:1px solid #b3c9da;border-radius:5px;background:#e5eff6;color:#234b68;font-weight:700}.project.upcoming-blue .project-art{background:linear-gradient(135deg,#24455e,#3b6685);color:#fff}.project.upcoming-blue .project-art span{color:#dce9f2}