:root{--navy:#111f2b;--lime:#d1ec84;--ink:#192832;--muted:#58646b;--line:#dce1e3}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:30px}body{margin:0;color:var(--ink);background:#fff;font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.6}a{color:inherit;text-decoration:none}a:focus-visible{outline:3px solid #6b9530;outline-offset:6px}.skip{position:absolute;left:16px;top:-80px;padding:10px;background:white;z-index:10}.skip:focus{top:10px}header{max-width:1440px;margin:auto;padding:25px 5%;display:flex;align-items:center;justify-content:space-between;gap:24px}.brand{display:inline-flex;flex-direction:column;line-height:1}.brand b{font-size:36px;letter-spacing:-2px}.brand b span{color:#83a547;font-size:25px;margin-left:5px}.brand small{font-size:10px;letter-spacing:2.6px;margin-top:8px}nav{display:flex;gap:36px;align-items:center;font-size:14px;font-weight:600}nav a:hover,.text-link:hover{color:#779a38}.nav-contact{border:1px solid #bcc4c9;padding:12px 21px}.nav-contact span{padding-left:22px}.hero{display:grid;grid-template-columns:1.08fr 1fr;background:var(--navy);color:white;max-width:1600px;margin:auto;min-height:675px}.hero-copy{padding:66px 8% 40px 9.2%}.eyebrow{font-size:12px;letter-spacing:1.8px;font-weight:700;margin:0 0 23px}.hero .eyebrow{color:var(--lime)}h1,h2,h3,p{margin-top:0}h1{font-size:clamp(48px,5.1vw,76px);font-weight:500;line-height:1.06;letter-spacing:-3px;margin-bottom:29px}h1 em{color:var(--lime);font-style:normal}.intro{font-size:17px;line-height:1.75;color:#c3cbd1;max-width:385px}.hero-actions{display:flex;align-items:center;gap:25px;margin-top:31px;flex-wrap:wrap}.button{display:inline-flex;justify-content:space-between;align-items:center;gap:30px;padding:16px 22px;font-size:14px;font-weight:700;transition:background .2s,transform .2s}.button:hover{transform:translateY(-2px);background:#e2f7ad}.lime{background:var(--lime);color:var(--navy)}.text-link{font-size:14px;border-bottom:1px solid #61717c;padding-bottom:5px}.text-link span{margin-left:12px}.region{display:flex;gap:14px;align-items:center;margin-top:50px;color:#aebcc5;font-size:13px;line-height:1.6}.region strong{font-weight:400;color:#e3e8ed}.region-icon{font-size:30px;color:var(--lime)}.hero-image{margin:0;position:relative;min-height:580px;overflow:hidden}.hero-image img{width:100%;height:100%;object-fit:cover;position:absolute;object-position:58% center}.hero-image:after{content:'';position:absolute;inset:50% 0 0;background:linear-gradient(transparent,#101b2490)}.photo-label{position:absolute;bottom:49px;left:35px;color:#fff;z-index:1;font-size:23px;letter-spacing:-.5px}.hero-image figcaption{position:absolute;bottom:22px;left:35px;color:#fff;z-index:1;font-size:12px}.intro-band{max-width:1280px;margin:auto;padding:70px 5%;display:grid;grid-template-columns:.65fr 1.55fr 1.25fr;gap:38px;align-items:start}.intro-band .eyebrow{padding-top:8px}.intro-band h2{font-size:29px;letter-spacing:-.9px;line-height:1.25;font-weight:500;margin:0}.intro-band>p:last-child{font-size:15px;color:var(--muted);margin:0}.section{padding:80px max(5%,calc((100% - 1152px)/2))}.services{background:#f2f4f5}.section-top{display:flex;justify-content:space-between;align-items:end;gap:50px;margin-bottom:42px}h2{font-size:44px;letter-spacing:-1.7px;line-height:1.15;font-weight:500;margin-bottom:0}.section-top>p{max-width:360px;color:var(--muted);font-size:16px;margin-bottom:0}.service-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid #cbd1d5}.service-grid article{padding:30px 25px 0 0;margin-right:25px;border-right:1px solid #d8dee1}.service-grid article:last-child{border-right:0;margin-right:0;padding-right:0}.number{font-size:13px;color:#64727a}.service-grid h3{font-size:21px;line-height:1.25;letter-spacing:-.5px;font-weight:500;margin:30px 0 17px}.service-grid p{color:var(--muted);font-size:15px;margin-bottom:0}.residents{padding-top:88px;padding-bottom:80px}.resident-heading{text-align:center;max-width:620px;margin:auto}.resident-heading>p:last-child{max-width:475px;margin:22px auto 36px;color:var(--muted)}.resident-cards{display:grid;grid-template-columns:1fr 1fr;gap:24px}.resource{padding:33px 35px;background:#edf1f3;display:flex;flex-direction:column;justify-content:space-between;min-height:280px;transition:background .2s}.resource:hover{background:#e0e7eb}.resource:nth-child(2){background:#ecf1df}.resource:nth-child(2):hover{background:#e0e9cd}.resource .eyebrow{font-size:11px}.resource h3{font-size:31px;font-weight:500;letter-spacing:-1px;line-height:1.2;margin:18px 0 10px}.resource p{color:var(--muted);font-size:15px;max-width:320px}.resource-action{border-top:1px solid #bfc8cc;padding-top:18px;margin-top:15px;display:flex;justify-content:space-between;font-size:14px;font-weight:700}.resource-action>span{font-size:21px}.resident-note{font-size:13px;text-align:center;color:var(--muted);margin:24px 0 0}.contact{background:var(--navy);color:white;padding-top:65px;padding-bottom:65px}.contact .eyebrow{color:var(--lime)}.contact-row{display:flex;justify-content:space-between;align-items:center;gap:40px}.contact h2{font-size:45px}.email{display:inline-block;color:#cbd4da;margin-top:25px;font-size:16px;border-bottom:1px solid #6b7780}footer{max-width:1280px;margin:auto;padding:42px 5%;display:flex;align-items:center;justify-content:space-between;gap:40px}footer p{font-size:14px;margin:0}footer p span{color:var(--muted);font-size:13px}.footer-right{display:flex;flex-direction:column;align-items:end;color:var(--muted);font-size:12px;gap:5px}@media(min-width:1600px){.hero-copy{padding-left:80px}}@media(max-width:1000px){nav{gap:20px}.hero-copy{padding-top:50px}h1{font-size:54px;letter-spacing:-2px}.hero{min-height:620px}.hero-actions{gap:20px}.intro-band{grid-template-columns:1fr 1fr}.intro-band .eyebrow{grid-column:1/-1;margin-bottom:0}.service-grid{grid-template-columns:1fr 1fr;gap:30px}.service-grid article:nth-child(2){border:0}.section{padding:65px 5%}}@media(max-width:640px){header{padding:20px 5%;gap:15px}.brand b{font-size:29px}.brand small{font-size:8px}nav{gap:15px;font-size:13px}nav a:first-child,nav a:nth-child(2){display:none}.nav-contact{padding:9px 12px}.nav-contact span{padding-left:8px}.hero{display:flex;flex-direction:column}.hero-copy{padding:45px 6% 35px}h1{font-size:52px}.hero .eyebrow{font-size:10px;letter-spacing:1.2px}.intro{font-size:16px}.region{margin-top:30px}.hero-image{min-height:340px}.hero-image img{object-position:50% 35%}.photo-label{font-size:22px;left:25px;bottom:40px}.hero-image figcaption{left:25px;bottom:15px}.intro-band{display:block;padding:45px 6%}.intro-band .eyebrow{margin-bottom:18px}.intro-band h2{font-size:28px;margin-bottom:20px}.section{padding:50px 6%}.section-top{display:block;margin-bottom:30px}h2,.contact h2{font-size:35px;letter-spacing:-1px}.section-top>p{margin-top:20px}.service-grid{gap:28px 15px}.service-grid article{margin-right:0;padding-right:15px;padding-top:22px}.service-grid h3{font-size:20px;margin-top:22px}.service-grid p{font-size:14px}.resident-cards{grid-template-columns:1fr}.resource{padding:28px;min-height:260px}.contact-row{display:block}.contact-row .button{margin-top:28px}.contact .eyebrow{font-size:11px}footer{flex-wrap:wrap;padding:35px 6%;gap:25px}.footer-right{align-items:start;flex-basis:100%;flex-direction:row;justify-content:space-between;font-size:11px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.button{transition:none}}

.brand img{width:285px;height:auto;display:block}footer .brand img{width:240px}@media(max-width:640px){.brand img{width:190px}nav a:nth-child(3){display:none}footer .brand img{width:230px}}@media(max-width:360px){.brand img{width:160px}}

/* Transparent brand navigation over an ambient video. */
:root{--header-height:94px}header{position:absolute;inset:0 0 auto;z-index:20;background:transparent;max-width:none;height:var(--header-height);padding:20px 5%;color:#fff}header .brand img{filter:brightness(0) invert(1)}header nav{gap:26px}header nav a{display:block!important;font-size:14px}header .nav-contact{border-color:#ffffff80}header nav a:hover{color:var(--lime)}.walkthrough{background:var(--navy);color:#fff}.tour-stage{position:relative;height:100svh;min-height:700px;overflow:hidden;background:var(--navy)}.tour-stage video,.tour-shade{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.tour-shade{background:linear-gradient(180deg,#061019a6,transparent 30%),linear-gradient(90deg,#061019aa,transparent 85%),linear-gradient(0deg,#061019b8,transparent 45%);pointer-events:none}.tour-copy{position:absolute;left:7%;right:7%;bottom:16%;max-width:720px}.tour-copy .eyebrow{color:var(--lime);font-size:13px;margin-bottom:23px}.tour-copy h1{font-size:clamp(48px,5.6vw,80px);line-height:1.06;margin-bottom:25px;letter-spacing:-2.8px}.tour-copy h1 em{color:var(--lime)}.tour-copy>p:last-of-type{font-size:17px;max-width:385px;line-height:1.7;margin-bottom:27px;color:#f0f2f3}.video-footer{position:absolute;left:5%;right:5%;bottom:23px;display:flex;align-items:center;justify-content:space-between;gap:20px}.tour-disclosure{font-size:12px;line-height:1.5;margin:0;color:#e0e5e8}#background-motion{flex-shrink:0;border:1px solid #ffffff70;background:#101b2440;color:white;padding:10px 15px;font:inherit;font-size:12px;cursor:pointer}#background-motion:focus-visible{outline:3px solid var(--lime);outline-offset:4px}
@media(max-width:900px){header .brand img{width:220px}header nav{gap:14px}header nav .nav-contact{padding:10px}.tour-copy{left:5%}}
@media(max-width:640px){:root{--header-height:120px}header{flex-wrap:wrap;justify-content:center;gap:16px;padding:20px 5%;height:var(--header-height)}header .brand img{width:205px}header nav{width:100%;justify-content:space-between;gap:10px}header nav a{font-size:12px}header nav .nav-contact{border:0;padding:0}.tour-stage{min-height:710px}.tour-stage video{object-position:57% center}.tour-copy{bottom:140px;right:5%}.tour-copy h1{font-size:50px;letter-spacing:-2px;margin-bottom:20px}.tour-copy>p:last-of-type{font-size:16px;max-width:310px;margin-bottom:22px}.tour-copy .eyebrow{font-size:11px;letter-spacing:1.2px;max-width:260px}.video-footer{bottom:22px;gap:15px}.tour-disclosure{font-size:11px;max-width:240px}.tour-shade{background:linear-gradient(180deg,#061019c0,transparent 35%),linear-gradient(90deg,#061019b0,#06101920),linear-gradient(0deg,#061019c9,transparent 80%)}}

.contact-layout{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:start}.contact-intro{color:#cbd4da;max-width:380px;margin:25px 0 0}.contact-layout .email{margin-top:20px}.form-fields{display:grid;grid-template-columns:1fr 1fr;gap:20px}.form-field{min-width:0}.form-field label{display:block;margin-bottom:7px;font-size:14px}.form-field label span{color:#b9c4cc}.form-field input,.form-field select,.form-field textarea{width:100%;border:1px solid #77858f;background:#1b2d3b;color:white;border-radius:0;padding:12px;font:inherit;font-size:16px;line-height:1.5}.form-field textarea{resize:vertical;min-height:130px}.form-field textarea::placeholder{color:#b9c4cc}.form-field input:focus,.form-field select:focus,.form-field textarea:focus{outline:2px solid var(--lime);outline-offset:2px}.form-wide{grid-column:1/-1}.form-note{font-size:14px;line-height:1.5;color:#cbd4da;margin:18px 0}.form-note:empty{display:none}#contact-form button{border:0;cursor:pointer;font-family:inherit}#contact{scroll-margin-top:25px}@media(max-width:900px){.contact-layout{gap:35px}.contact-layout h2{font-size:36px}}@media(max-width:640px){.contact-layout{grid-template-columns:1fr;gap:35px}.form-fields{grid-template-columns:1fr}.contact-layout h2{font-size:35px}}

.presence{display:grid;grid-template-columns:.85fr 1.15fr;align-items:center;gap:65px;padding-top:35px;padding-bottom:80px}.presence-copy>p:not(.eyebrow){color:var(--muted);max-width:420px;margin:24px 0}.presence-states{display:flex;gap:12px;flex-wrap:wrap}.presence-states span{padding:8px 16px;border:1px solid #b2c485;background:#f0f6e4;font-size:14px}.presence-map{margin:0;min-width:0}.presence-map img{display:block;width:100%;height:auto;border:1px solid var(--line)}.presence-map figcaption{font-size:12px;color:var(--muted);margin-top:10px}.presence-map figcaption a{text-decoration:underline;text-underline-offset:3px}@media(max-width:900px){.presence{gap:30px}.presence h2{font-size:36px}}@media(max-width:640px){.presence{grid-template-columns:1fr;padding-top:10px;gap:28px}.presence h2{font-size:35px}}