:root{font-family:Arial,Helvetica,sans-serif;color:#112b36;background:#f2f7f6}*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0}a{color:inherit}.nav{height:90px;display:flex;justify-content:space-between;align-items:center;padding:12px max(5vw,20px);background:#fff;position:relative;z-index:2}.brand img{display:block;width:260px;max-width:50vw}.nav nav{display:flex;gap:27px;font-size:13px;font-weight:700}.nav nav a{text-decoration:none}.hero{position:relative;height:670px;background:#112b36;color:#fff;overflow:hidden}.hero-image{position:absolute;inset:0;background:url('hero.jpg') center 48%/cover no-repeat}.hero:before{content:'';position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(4,26,39,.88),rgba(5,30,43,.66) 38%,rgba(5,30,43,.05) 78%)}.hero-content{position:relative;z-index:2;max-width:780px;padding:120px 0 0 max(6vw,25px)}.eyebrow{text-transform:uppercase;letter-spacing:.17em;font-weight:800;font-size:12px;color:#39b9b7}.hero .eyebrow{color:#b4eeec}.hero h1{font-size:clamp(46px,6vw,86px);line-height:1.02;letter-spacing:-.055em;margin:25px 0}.hero-content>p:not(.eyebrow){font-size:22px;line-height:1.5}.button{display:inline-flex;gap:30px;margin-top:28px;background:#54c9c3;padding:18px 22px;color:#0d3040;text-decoration:none;font-size:13px;font-weight:800;text-transform:uppercase;letter-spacing:.08em}.image-note{position:absolute;z-index:2;right:25px;bottom:20px;font-size:11px;color:#e5f1ed}.intro{display:grid;grid-template-columns:220px 1fr;gap:60px;background:#0e3541;color:#fff;padding:60px max(6vw,25px);align-items:start}.intro span{color:#65cfc9;font-size:12px;letter-spacing:.16em;font-weight:800}.intro h2{font-size:clamp(33px,4vw,60px);line-height:1.1;letter-spacing:-.04em;margin:0 0 20px}.intro p{font-size:clamp(17px,2vw,25px);line-height:1.4;max-width:900px;margin:0}.section{padding:100px max(6vw,25px)}.section-heading{max-width:1200px;margin-bottom:40px}.section-heading h2,.about h2,.contact h2{font-size:clamp(40px,5vw,72px);letter-spacing:-.055em;line-height:1.04;margin:20px 0}.section-heading em{font-style:normal;color:#2c9b9b}.section-heading>p:last-child{font-size:17px;line-height:1.55;color:#537078;max-width:700px}.grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:22px;max-width:1400px}.grid article{background:#fff;box-shadow:0 14px 50px #123c4313}.photo{height:320px;overflow:hidden}.photo img{height:100%;width:100%;object-fit:cover}.card-body{padding:35px 38px 45px;min-height:230px}.card-body span{font-size:11px;letter-spacing:.15em;font-weight:800;color:#168f95}.card-body h3{font-size:30px;letter-spacing:-.03em;margin:13px 0}.card-body p{line-height:1.6;color:#536a71;margin:0}.illustration-note{font-size:12px;color:#617b7d;margin-top:30px}.about{background:#0f3441;color:#fff;display:grid;grid-template-columns:1fr 1fr;min-height:570px}.about-image img{width:100%;height:100%;object-fit:cover}.about-copy{padding:75px 7vw 70px 6vw}.about-copy p:not(.eyebrow){line-height:1.7;color:#d3e3e5;font-size:17px}.contact{padding:100px max(6vw,25px);background:#dcefee}.contact p:last-child{font-size:17px;color:#4c6669}footer{padding:35px max(6vw,25px);display:flex;gap:30px;justify-content:space-between;background:#102b37;color:#b9d0d2;font-size:12px}footer strong{color:#fff;letter-spacing:.1em}@media(max-width:700px){.nav{height:90px;gap:2px;flex-direction:column;justify-content:center}.brand img{width:195px;max-width:70vw}.nav nav{gap:18px;font-size:11px}.hero{height:660px}.hero-image{background-position:66% center}.hero:before{background:linear-gradient(90deg,rgba(3,25,38,.82),rgba(4,27,39,.48)),linear-gradient(0deg,rgba(4,27,39,.38),transparent)}.hero-content{padding:95px 25px 0}.hero-content>p:not(.eyebrow){font-size:19px}.intro{grid-template-columns:1fr;gap:22px;padding:50px 25px}.section{padding:65px 18px}.grid{grid-template-columns:1fr}.photo{height:250px}.card-body{padding:26px;min-height:0}.card-body h3{font-size:26px}.about{grid-template-columns:1fr}.about-image{height:290px}.about-copy{padding:55px 25px}.contact{padding:70px 25px}footer{flex-direction:column;gap:10px}}

.priority{background:#e9f3ef;padding:78px max(6vw,25px)}.priority-heading h2,.residential h2{font-size:clamp(38px,5vw,68px);letter-spacing:-.05em;line-height:1.08;max-width:900px;margin:15px 0 36px}.priority-stack{display:grid;gap:18px;max-width:1400px}.priority-item{display:grid;grid-template-columns:42% 1fr;background:#fff;min-height:300px}.priority-item img{width:100%;height:100%;max-height:400px;object-fit:cover}.priority-item>div{padding:42px 48px;align-self:center}.priority-item span{font-size:12px;color:#238d91;letter-spacing:.14em;font-weight:800}.priority-item h3{font-size:clamp(27px,3vw,45px);letter-spacing:-.04em;line-height:1.12;margin:14px 0}.priority-item p{font-size:17px;line-height:1.6;color:#4c6770;max-width:580px}.residential{padding:80px max(6vw,25px);background:#e3eff2}.residential>p:last-child{font-size:20px;line-height:1.65;max-width:900px;color:#365760}@media(max-width:700px){.priority{padding:55px 18px}.priority-item{grid-template-columns:1fr}.priority-item img{height:220px}.priority-item>div{padding:27px}.residential{padding:60px 25px}.residential>p:last-child{font-size:17px}}

.work{padding:88px max(6vw,25px);background:#112f3a;color:#fff}.work-head{max-width:920px}.work h2{font-size:clamp(38px,5vw,68px);letter-spacing:-.05em;line-height:1.07;margin:16px 0}.work-head>p:last-child{font-size:18px;line-height:1.6;color:#d1e1e2}.work-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px;margin-top:38px}.work-grid figure{margin:0;background:#fff;color:#173440}.work-grid img{width:100%;height:280px;object-fit:cover;display:block}.work-grid figcaption{font-size:14px;font-weight:700;padding:16px 20px}@media(max-width:700px){.work{padding:60px 18px}.work-grid{grid-template-columns:1fr}.work-grid img{height:220px}}

.decorative{padding:72px max(6vw,25px);background:#e9f4f2}.decorative h2{font-size:clamp(34px,4vw,55px);letter-spacing:-.045em;margin:15px 0}.decorative>div>p:last-child{font-size:17px;line-height:1.6;max-width:780px;color:#49686d}.decorative-grid{display:grid;grid-template-columns:1fr 1fr;gap:20px;margin-top:30px}.decorative figure{margin:0;background:#fff}.decorative img{width:100%;height:340px;object-fit:cover;display:block}.decorative figcaption{font-size:12px;line-height:1.45;padding:15px 18px;color:#52686d}@media(max-width:700px){.decorative{padding:55px 18px}.decorative-grid{grid-template-columns:1fr}.decorative img{height:250px}}

.planning{padding:80px max(6vw,25px);background:#f5faf8}.planning h2{font-size:clamp(36px,5vw,65px);letter-spacing:-.05em;margin:15px 0}.planning>p:not(.eyebrow){font-size:17px;max-width:900px;line-height:1.55;color:#536a71}.planning-grid{display:grid;grid-template-columns:1fr 1fr;gap:22px;margin-top:35px}.planning-grid article{padding:32px;background:#fff;box-shadow:0 8px 35px #123c4310}.planning-grid h3{font-size:28px;margin:0 0 10px}.planning-grid article>p{font-size:14px;line-height:1.5;min-height:65px;color:#536a71}.bar-row{display:grid;grid-template-columns:100px minmax(0,1fr) 80px;gap:12px;align-items:center;margin-top:20px;font-size:12px}.bar-row div{background:#d7e7e7;height:16px}.bar-row i{display:block;background:#34aeb0;height:100%}.bar-row b{text-align:right}@media(max-width:700px){.planning{padding:55px 18px}.planning-grid{grid-template-columns:1fr}.planning-grid article{padding:25px}.bar-row{grid-template-columns:75px minmax(0,1fr) 70px;gap:7px;font-size:11px}}


.contact-location,.contact-emails{display:inline-block;margin-top:13px;max-width:850px}.contact-emails{font-size:14px;color:#45646a}

.brand-opening{position:relative;min-height:100svh;display:flex;align-items:center;overflow:hidden;background:#082e51 url('southern-oaks-sunset.jpg') center center/cover no-repeat;color:#fff}.brand-opening-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(4,32,60,.94),rgba(7,59,91,.78) 48%,rgba(7,44,75,.33)),linear-gradient(0deg,rgba(0,24,46,.5),transparent 45%)}.brand-opening-content{position:relative;z-index:1;padding:9vh max(6vw,25px);max-width:950px}.brand-opening-kicker{font-size:13px;letter-spacing:.22em;font-weight:800;color:#9fe9e4}.brand-opening-logo{display:block;width:420px;max-width:78vw;margin:36px 0 20px;height:auto}.brand-opening h1{font-size:clamp(74px,12vw,180px);line-height:.84;letter-spacing:-.08em;margin:0;font-weight:900}.brand-opening h1 span{color:#91dfdc}.brand-opening-content>p:not(.brand-opening-kicker){font-size:clamp(19px,2.3vw,29px);max-width:670px;line-height:1.35;margin:34px 0}.brand-opening-link{display:inline-block;border:1px solid #a7e5e2;padding:15px 20px;text-decoration:none;text-transform:uppercase;font-weight:800;letter-spacing:.12em;font-size:12px}.brand-opening-link span{margin-left:25px;font-size:19px}.brand-opening-credit{position:absolute;right:25px;bottom:14px;max-width:60%;text-align:right;font-size:10px;color:#e2eded;z-index:1}@media(max-width:700px){.brand-opening{min-height:100svh;background-position:51% center}.brand-opening-content{padding:70px 20px 95px}.brand-opening-logo{width:285px}.brand-opening h1{font-size:clamp(62px,17vw,95px)}.brand-opening-credit{left:20px;right:20px;max-width:none;text-align:left;font-size:9px}}

.storm-shelters{padding:78px max(6vw,25px);background:#dbeaec;color:#16323f}.storm-shelters h2{font-size:clamp(36px,5vw,62px);letter-spacing:-.05em;line-height:1.07;margin:18px 0 26px}.storm-shelters>p:not(.eyebrow){font-size:18px;line-height:1.6;max-width:900px;color:#375763}.storm-shelters .storm-note{font-size:14px!important;color:#557077!important}@media(max-width:700px){.storm-shelters{padding:58px 20px}.storm-shelters>p:not(.eyebrow){font-size:16px}}
