:root{--navy:#102b43;--deep:#0b2134;--gold:#c7a45d;--ink:#17334a;--muted:#536572;--paper:#f3f5f6;--line:#d7dfe4;--serif:Georgia,'Times New Roman',serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:95px}body{margin:0;color:var(--ink);font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}a:focus-visible,button:focus-visible{outline:3px solid #bd8e30;outline-offset:5px}img{max-width:100%;display:block}.skip{position:fixed;top:-70px;left:20px;padding:10px;background:white;z-index:100}.skip:focus{top:10px}.header{height:98px;padding:0 5%;display:flex;align-items:center;justify-content:space-between;background:white;position:relative;z-index:10}.brand{display:flex;align-items:center;gap:13px;font-family:var(--serif);font-size:27px;letter-spacing:2px;line-height:1.05;font-weight:bold}.brand-small{display:block;font:10px/2 Arial,sans-serif;letter-spacing:2.3px}.mark{display:flex;align-items:flex-end;gap:4px;height:33px}.mark i{width:5px;background:var(--gold);height:22px}.mark i:nth-child(2){height:33px}.mark i:nth-child(3){height:27px}nav{display:flex;align-items:center;gap:32px;font-size:14px}nav a:hover{color:#866321}.nav-contact{border-bottom:1px solid var(--gold);padding:8px 0}.nav-contact span{margin-left:12px}.menu-toggle{display:none}.hero{display:grid;grid-template-columns:1fr 1fr;min-height:635px;background:var(--navy);color:white}.hero-copy{padding:74px 8% 36px 10%;display:flex;flex-direction:column;align-items:flex-start}.eyebrow{font-size:12px;letter-spacing:2px;font-weight:bold;margin:0 0 24px;line-height:1.7}.hero .eyebrow,.acquisitions .eyebrow{color:var(--gold)}h1,h2{font-family:var(--serif);font-weight:normal;letter-spacing:-1.6px;line-height:1.13;margin:0}h1{font-size:clamp(42px,4.45vw,72px)}h1 em{color:var(--gold);font-weight:normal}h2{font-size:clamp(36px,3.35vw,52px)}h3{line-height:1.4}.hero-intro{max-width:490px;font-size:18px;line-height:1.7;color:#d7e1e8;margin:26px 0 30px}.hero-actions{display:flex;flex-wrap:wrap;gap:22px;align-items:center}.button{min-height:50px;padding:13px 19px;display:inline-flex;gap:22px;align-items:center;justify-content:space-between;font-size:14px;font-weight:bold;transition:background .2s}.gold{background:var(--gold);color:var(--deep)}.gold:hover{background:#dfbf7a}.text-link{font-size:14px;font-weight:bold;border-bottom:1px solid var(--gold);padding-bottom:8px;display:inline-flex;align-items:center;gap:20px}.text-link:hover{color:#8e6d2c}.light{color:white}.file-label{font-size:12px;letter-spacing:1px;font-weight:normal}.hero-foot{margin-top:auto;padding-top:48px;display:flex;gap:26px;font-size:10px;letter-spacing:1.4px;color:#b2c2cc}.hero-photo{position:relative;min-height:635px;overflow:hidden}.hero-photo img{width:100%;height:100%;position:absolute;object-fit:cover;object-position:58% center}.photo-caption{position:absolute;bottom:0;left:0;right:0;padding:48px 28px 22px;background:linear-gradient(transparent,rgba(5,22,35,.86));display:flex;justify-content:space-between;color:white;font-size:12px;gap:15px}.photo-caption span:first-child{letter-spacing:2px;font-weight:bold}.market-strip{padding:28px 5%;display:flex;justify-content:space-between;align-items:center;gap:20px;border-bottom:1px solid var(--line)}.market-strip>span{font-size:10px;letter-spacing:1.5px;color:var(--muted)}.market-strip p{font-family:var(--serif);font-size:26px;margin:0}.market-strip b{color:var(--gold);margin:0 20px;font-weight:normal}.section{padding:90px max(5%,calc((100vw - 1360px)/2));scroll-margin-top:10px}.about{display:grid;grid-template-columns:1fr 1fr;gap:45px 80px}.about .eyebrow,.project .eyebrow,.contact .eyebrow{color:#8a682c}.about-copy p{margin:0 0 20px;color:var(--muted)}.about-copy .large-copy{font-size:21px;color:var(--ink);line-height:1.55}.about-copy .text-link{margin-top:8px}.principles{grid-column:1/-1;display:grid;grid-template-columns:repeat(3,1fr);gap:46px;padding-top:30px}.principles article{border-top:1px solid var(--line);padding-top:24px}.principles span{color:#8a682c;font:15px var(--serif)}.principles h3{font-size:19px;margin:14px 0 10px}.principles p{color:var(--muted);margin:0;max-width:350px}.project{background:var(--paper)}.section-heading{display:flex;justify-content:space-between;gap:25px;align-items:flex-end;margin-bottom:35px}.section-heading p{margin:0}.section-heading .eyebrow{margin-bottom:14px}.section-heading>p{font-size:14px}.section-heading>p span{color:var(--muted)}.project-image{margin:0}.project-image img{width:100%;height:440px;object-fit:cover;object-position:center 72%}.project-image figcaption{font-size:12px;color:var(--muted);margin-top:10px}.project-details{display:grid;grid-template-columns:1.25fr 1fr;gap:90px;margin-top:28px}.project-story h3{font:27px/1.3 var(--serif);margin:0 0 18px}.project-story p{color:var(--muted)}.project-facts{margin:0}.project-facts>div{border-bottom:1px solid var(--line);padding:20px 0;display:flex;justify-content:space-between;gap:18px;align-items:center}.project-facts dt{font-size:11px;letter-spacing:1.5px;color:var(--muted)}.project-facts dd{margin:0;font:22px var(--serif);text-align:right}.acquisitions{background:var(--navy);color:white;display:grid;grid-template-columns:1fr 1.12fr;gap:100px}.acquisition-intro>p:not(.eyebrow){max-width:440px;color:#cad7df;margin:28px 0}.outline{border:1px solid #80909c;color:white;margin-top:6px}.outline:hover{background:#203e55}.acreage{display:flex;align-items:center;gap:25px;border-bottom:1px solid #42586a;padding-bottom:28px}.acreage strong{font:82px/1 var(--serif);color:var(--gold);white-space:nowrap}.acreage span{font-size:12px;letter-spacing:2px}.acreage p{color:#cad7df;font-size:14px;margin:6px 0 0}.criteria-row{padding:20px 0;border-bottom:1px solid #42586a;display:grid;grid-template-columns:130px 1fr;gap:22px}.criteria-row h3{margin:0;font-size:15px}.criteria-row p{margin:0;color:#cad7df;font-size:15px}.criteria-note{font-size:14px;color:#c9d5dd;border-left:2px solid var(--gold);padding-left:16px;margin:25px 0 0}.contact{display:grid;grid-template-columns:1fr 1fr;gap:100px}.contact>div>p:not(.eyebrow){max-width:430px;color:var(--muted);margin-top:24px}.contact-details{padding-top:10px}.contact-details h3{font:30px var(--serif);margin:0 0 8px}.contact-details .role{font-size:14px;margin:0 0 25px;color:var(--muted)}.email{display:block;font-size:clamp(15px,1.6vw,23px);border-bottom:1px solid var(--line);padding-bottom:16px;overflow-wrap:anywhere}.email span{margin-left:8px;color:#8a682c}.phone{display:inline-block;margin:20px 0;font-size:21px}address{font-style:normal;color:var(--muted);font-size:14px}footer{border-top:1px solid var(--line);padding:34px 5%;display:flex;gap:30px;align-items:center;justify-content:space-between}footer .brand{font-size:22px}footer p{color:var(--muted);font-size:12px}footer .mark{transform:scale(.85)}@media(min-width:1600px){.hero-copy{padding-left:max(10%,calc((100vw - 1360px)/2))}}@media(max-width:1050px){nav{gap:19px}.hero-copy{padding:55px 7%}.hero-photo,.hero{min-height:600px}.hero-foot{flex-direction:column;gap:8px}.market-strip>span:last-child{display:none}.about,.acquisitions,.contact{gap:45px}.section{padding:65px 5%}.project-details{gap:45px}.criteria-row{grid-template-columns:1fr;gap:5px}.acreage{gap:15px}.acreage strong{font-size:67px}}@media(max-width:760px){.header{height:80px}.brand{font-size:23px}.brand-small{font-size:9px}.menu-toggle{display:flex;gap:10px;background:none;border:1px solid var(--line);padding:8px 12px;color:var(--ink);font-size:14px}nav{display:none;position:absolute;left:0;right:0;top:80px;background:white;padding:24px 5%;border-top:1px solid var(--line);box-shadow:0 12px 18px #0001;align-items:flex-start}nav.open{display:flex;flex-direction:column;gap:18px}.hero{grid-template-columns:1fr}.hero-copy{padding:42px 6% 32px}h1{font-size:46px}.hero-intro{font-size:17px}.hero-photo{min-height:340px}.hero-photo img{object-position:center 55%}.hero-foot{flex-direction:row;padding-top:32px;gap:20px;font-size:9px}.market-strip{display:block;padding:22px 6%}.market-strip p{font-size:25px;margin-top:6px}.market-strip b{margin:0 10px}.section{padding:55px 6%}.about,.contact,.acquisitions,.project-details{grid-template-columns:1fr;gap:30px}.principles{grid-template-columns:1fr;gap:26px;padding-top:5px}.principles p{max-width:none}.section-heading{display:block}.section-heading>p{margin-top:20px}.project-image img{height:275px}.project-details{margin-top:26px}.project-facts>div:first-child{padding-top:0}.acquisitions{gap:40px}.criteria-row{grid-template-columns:115px 1fr;gap:20px}.acreage strong{font-size:76px}.contact-details{padding-top:0}.email{font-size:19px}.contact>div>p:not(.eyebrow){max-width:none}footer{align-items:flex-start;flex-direction:column;gap:14px;padding:30px 6%}footer p{margin:0}.eyebrow{font-size:11px;letter-spacing:1.5px}.hero .eyebrow{max-width:320px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}@media(max-width:370px){h1{font-size:40px}.criteria-row{grid-template-columns:1fr}.hero-foot{flex-direction:column}.acreage strong{font-size:65px}}

/* Company-led development presentation */
:root{--navy:#122a38;--deep:#0a1f2b;--gold:#cfb580;--ink:#19323e;--muted:#5b686e;--paper:#f5f3ed;--line:#dddeda}
.company-hero{grid-template-columns:1.8fr 1fr;min-height:640px;background:var(--deep)}
.company-hero .hero-copy{padding:76px 7% 76px 8%}.company-hero h1{font-size:clamp(44px,4.8vw,76px);letter-spacing:-2px}.company-hero .hero-intro{max-width:600px;margin:30px 0 34px}
.hero-aside{padding:82px 13% 55px 9%;border-left:1px solid #ffffff20;background:linear-gradient(135deg,#183645,#102733)}.hero-aside>.eyebrow{color:var(--gold);margin-bottom:28px}.focus-line{position:relative;border-top:1px solid #ffffff25;padding:22px 0 21px 38px}.focus-line>span{position:absolute;left:0;top:29px;color:var(--gold);font-size:12px}.focus-line h3{font:33px var(--serif);margin:0 0 9px}.focus-line p{font-size:15px;color:#c7d2d7;margin:0;max-width:260px}
.capabilities{background:var(--paper)}.capabilities .eyebrow,.process .eyebrow{color:#866631}.capability-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:30px;margin-top:48px}.capability-grid article{border-top:2px solid #baa16c;padding-top:22px}.card-number{font-size:11px;letter-spacing:1.4px;color:#75613c}.capability-grid h3{font:26px/1.25 var(--serif);margin:24px 0 16px}.capability-grid p{font-size:15px;color:var(--muted);margin:0}.development-types{border-top:1px solid var(--line);margin-top:48px;padding-top:27px}.development-types>span{font-size:11px;letter-spacing:1.7px;color:#76613b}.development-types p{margin:12px 0 0;font-size:16px}.development-types b{padding:0 12px;color:#9a814d}.process{display:grid;grid-template-columns:1fr 1fr;gap:80px}.process-list article{display:flex;gap:23px;border-bottom:1px solid var(--line);padding:0 0 23px;margin-bottom:24px}.process-list article>span{color:#8a682c;font-size:13px;padding-top:4px}.process-list h3{font-size:20px;margin:0 0 8px}.process-list p{color:var(--muted);font-size:15px;margin:0}.case-study{display:grid;grid-template-columns:1.15fr 1fr;background:white}.case-study .project-image img{height:100%;min-height:430px;object-position:center}.case-copy{padding:40px}.case-copy>.eyebrow{font-size:11px;margin-bottom:14px}.case-copy>h3{font:40px var(--serif);margin:0 0 20px}.case-copy>p:not(.eyebrow){font-size:15px;color:var(--muted)}.case-facts{display:flex;gap:35px;border-top:1px solid var(--line);padding-top:22px;margin:25px 0}.case-facts dt{font-size:10px;letter-spacing:1.5px;color:var(--muted)}.case-facts dd{margin:5px 0 0;font-size:17px}.market-strip{background:#fff}.about{gap:70px}.section-heading>p{max-width:310px}
@media(max-width:1050px){.company-hero{grid-template-columns:1.6fr 1fr}.company-hero .hero-copy{padding:60px 7%}.company-hero h1{font-size:55px}.hero-aside{padding:65px 9%}.capability-grid{grid-template-columns:1fr 1fr;gap:38px}.process{gap:45px}.case-copy{padding:30px}.case-study{grid-template-columns:1fr 1fr}nav{gap:20px;font-size:13px}}
@media(max-width:760px){.company-hero{grid-template-columns:1fr;min-height:0}.company-hero .hero-copy{padding:50px 6%}.company-hero h1{font-size:clamp(38px,8.5vw,60px);letter-spacing:-1.3px}.hero-aside{padding:30px 6%;border-left:0;border-top:1px solid #ffffff20}.hero-aside>.eyebrow{margin-bottom:20px}.focus-line{padding:16px 0 16px 35px}.focus-line>span{top:22px}.focus-line h3{font-size:26px}.focus-line p{max-width:none}.about,.process,.case-study{grid-template-columns:1fr;gap:30px}.capability-grid{margin-top:30px;gap:30px}.capability-grid h3{font-size:24px}.case-study{gap:0}.case-study .project-image img{height:275px;min-height:0}.case-copy{padding:27px}.development-types b{padding:0 4px}.section-heading>p{max-width:none}}
@media(max-width:450px){.capability-grid{grid-template-columns:1fr}.case-facts{gap:24px}.market-strip p{font-size:23px}.market-strip b{margin:0 7px}}