@charset "UTF-8";
:root{color-scheme:light;--ink:#152530;--muted:#52616c;--line:#d9dee1;--accent:#265ceb;--paper:#fff;--serif:Georgia,'Times New Roman',serif;--sans:-apple-system,BlinkMacSystemFont,'Segoe UI',Arial,sans-serif}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:110px}
body{margin:0;background:var(--paper);color:var(--ink);font:400 17px/1.7 var(--sans);-webkit-font-smoothing:antialiased}
a{color:inherit;text-decoration:none}
button{font:inherit}
img{display:block;max-width:100%}
h1,h2,h3,p,blockquote{margin:0}
h1,h2,h3{font-weight:500;line-height:1.12}
a,button{-webkit-tap-highlight-color:transparent}
a:focus-visible,button:focus-visible{outline:3px solid var(--accent);outline-offset:7px}
.shell{width:min(1280px,calc(100% - 112px));margin-inline:auto}
.section-space{padding-block:112px}
.site-header{position:sticky;top:0;z-index:20;background:#fff;border-bottom:1px solid var(--line)}
.header-inner{display:flex;align-items:center;justify-content:space-between;gap:40px;min-height:104px}
.brand{display:block;flex:0 1 290px;min-width:0}
.brand img{width:100%;height:auto}
.site-header nav{display:flex;align-items:center;gap:34px;flex-shrink:0}
.site-header nav a{font-size:14px;font-weight:600;line-height:1.4;padding:15px 0;position:relative}
.site-header nav a::after{content:'';position:absolute;bottom:8px;left:0;width:0;height:2px;background:var(--accent);transition:width .2s}
.site-header nav a:hover::after{width:100%}
.menu-toggle{display:none;flex-shrink:0;width:44px;height:44px;background:transparent;border:1px solid var(--line);align-items:center;justify-content:center;flex-direction:column;gap:6px;cursor:pointer}
.menu-toggle span{width:19px;height:1.5px;background:currentColor}
.skip-link{position:fixed;top:12px;left:12px;z-index:100;padding:10px 16px;background:var(--ink);color:#fff;transform:translateY(-200%)}
.skip-link:focus{transform:translateY(0)}
.eyebrow{font-size:13px;font-weight:600;letter-spacing:.12em;line-height:1.4;text-transform:uppercase}
.section-heading h1,.section-heading h2{font-size:clamp(36px,4.3vw,62px);letter-spacing:-.045em}
.section-heading{margin-bottom:46px}
/* Hughes Group: precise, generous, and grounded in the company's history. */
.group-hero{display:grid;grid-template-columns:1.04fr 1fr;margin-top:38px;min-height:574px}
.quote-panel{display:flex;align-items:center;padding:52px;background:var(--ink);color:#fff;position:relative}
.quote-panel blockquote p{font-size:clamp(28px,3vw,45px);font-weight:450;line-height:1.24;letter-spacing:-.035em}
.quote-panel blockquote footer{font-size:14px;color:#b6c1c9;margin-top:34px;letter-spacing:.01em}
.group-hero-photo{min-width:0;overflow:hidden}
.group-hero-photo img{width:100%;height:100%;object-fit:cover;object-position:55% 50%}
.company-actions{display:flex;flex-direction:column;gap:9px}
.company-button{display:inline-flex;align-items:center;justify-content:center;gap:9px;min-height:44px;padding:9px 13px;border:1px solid #bdc8d0;font-size:13px;font-weight:500;line-height:1.3;white-space:nowrap;transition:background .2s,border-color .2s}
.company-button svg{width:15px;height:15px;fill:none;stroke:currentColor;stroke-width:1.6;stroke-linecap:round;stroke-linejoin:round;flex-shrink:0}
.company-button:hover{background:#edf2f6;border-color:#8297a6}
.company-directory{border-top:1px solid #aab4bb}
.company-row{display:grid;grid-template-columns:minmax(0,1fr) 250px 190px;align-items:center;gap:30px;padding:32px 8px;border-bottom:1px solid var(--line);min-height:140px;transition:background .2s}
.company-row h3{font-size:clamp(20px,2vw,28px);letter-spacing:-.025em;max-width:430px}
.company-logo{display:flex;align-items:center;justify-content:center;padding:8px 10px;min-height:78px}
.company-logo img{max-height:72px;width:auto;max-width:230px;object-fit:contain}
.group-history{background:#f0f3f5}
.history-layout{display:grid;grid-template-columns:1fr 1.7fr;gap:100px}
.sticky-heading{position:sticky;top:145px;align-self:start}
.history-entry{padding:0 0 38px 30px;border-left:1px solid #b9c7d1;position:relative}
.history-entry::before{content:'';position:absolute;width:7px;height:7px;border-radius:50%;background:var(--accent);left:-4px;top:6px}
.history-entry:last-child{padding-bottom:0}
.history-entry .eyebrow{color:#466575;display:block;margin-bottom:18px}
.history-entry p{font-size:17px;line-height:1.82;color:#384a56}
.group-contact{background:var(--ink);color:#fff}
.contact-layout{display:grid;grid-template-columns:1fr 1.7fr;gap:100px}
.group-contact-details{display:grid;gap:42px}
.group-contact-details h3{font-size:13px;letter-spacing:.08em;text-transform:uppercase;color:#a5b6c2;margin-bottom:15px}
.group-contact-details p{font-size:23px;line-height:1.6;letter-spacing:-.015em}
.group-contact-details a:hover{text-decoration:underline;text-underline-offset:6px}
/* Hughes Development: architectural proportions and a gold/charcoal palette. */
.development{--ink:#252c27;--muted:#666d66;--line:#dcded6;--accent:#8b620d;--paper:#fff}
.development .brand{flex-basis:435px}
.development .site-header nav{gap:29px}
.development .site-header nav a{font-weight:500}
.development-hero{background:#f4f1e9;overflow:hidden}
.dev-hero-layout{display:grid;grid-template-columns:1.03fr 1fr;gap:64px;align-items:center;min-height:670px;padding-top:42px;padding-bottom:42px}
.dev-hero-copy{padding-block:24px}
.dev-hero-copy h1{font-family:var(--serif);font-size:clamp(47px,5.2vw,78px);line-height:1.05;letter-spacing:-.058em;font-weight:400;max-width:580px}
.dev-hero-copy>p{font-size:18px;color:#5e665c;line-height:1.65;max-width:430px;margin-top:29px}
.button{display:inline-flex;align-items:center;justify-content:center;min-height:51px;padding:12px 25px;background:var(--ink);color:#fff;font-size:14px;font-weight:500;margin-top:31px;transition:background .2s}
.button:hover{background:#79590e}
.dev-hero-photo{height:586px;position:relative;margin:0 0 0 8px}
.dev-hero-photo img{height:100%;width:100%;object-fit:cover;object-position:48% 50%;position:relative}
.development h2{font-family:var(--serif);font-size:clamp(36px,3.5vw,50px);font-weight:400;letter-spacing:-.045em;line-height:1.13}
.dev-about-layout{display:grid;grid-template-columns:1fr 1.45fr;gap:110px}
.dev-about-heading h2{max-width:350px}
.dev-about-heading>img{width:300px;aspect-ratio:250/166;object-fit:cover;margin-top:42px;border-bottom:5px solid #b08b3c}
.prose p{margin-bottom:24px;color:#555e55;line-height:1.83}
.prose p:last-child{margin-bottom:0}
.property-types{list-style:none;padding:0;margin:0 0 28px}
.property-types li{font-size:17px;padding:14px 0;border-bottom:1px solid var(--line);font-weight:500}
.property-types li:first-child{border-top:1px solid var(--line)}
.development-services{background:#252d27;color:#fff}
.dev-section-intro{display:grid;grid-template-columns:1fr 1fr;gap:90px;margin-bottom:54px;align-items:start}
.dev-section-intro>p{font-size:17px;line-height:1.8;color:var(--muted);padding-top:0}
.dev-section-intro h2{max-width:560px}
.development-services .dev-section-intro>p{color:#c2c9c1}
.service-list{display:grid;grid-template-columns:1fr 1fr;column-gap:66px;list-style:none;margin:0;padding:0;counter-reset:none}
.service-list li{display:flex;align-items:baseline;gap:24px;padding:29px 0;border-top:1px solid #516055}
.service-list h3{font-size:22px;font-weight:400;letter-spacing:-.015em}
.project-list{border-top:1px solid #c1c6bd}
.project-row{padding:29px 0;border-bottom:1px solid var(--line)}
.project-row>div{display:grid;grid-template-columns:1fr 1fr;gap:36px;align-items:baseline}
.project-row h3{font:400 27px/1.25 var(--serif);letter-spacing:-.02em}
.project-row p{font-size:16px;color:var(--muted)}
.development-contact{background:#f4f1e9}
.contact-title{margin-bottom:46px}
.dev-contact-grid{display:grid;grid-template-columns:1fr 1fr 1fr;gap:48px}
.contact-block{padding-top:26px;border-top:1px solid #c7c2b4;min-width:0}
.contact-block h3{font-size:14px;color:#7f601f;letter-spacing:.05em;margin-bottom:25px}
.contact-block p{font-size:16px;line-height:1.8;margin-bottom:14px}
.contact-block strong{font-weight:500}
.contact-block a{border-bottom:1px solid #b29b6d;overflow-wrap:anywhere}
.contact-block a:hover{color:var(--accent)}
.contact-block .btn-secondary{display:inline-block;margin-top:8px;font-size:14px;font-weight:500;padding-bottom:4px}
.development-footer{padding:28px 0;background:#252d27;color:#c6ccc4}
.development-footer>.container{width:min(1280px,calc(100% - 112px));margin:auto;display:flex;justify-content:space-between;gap:25px}
.development-footer p{font-size:13px;line-height:1.6}
@media(min-width:1600px){.group-hero{min-height:620px}
.quote-panel{padding:66px}
.dev-hero-layout{gap:84px}
}
@media(max-width:1100px){.shell{width:calc(100% - 72px)}
.section-space{padding-block:88px}
.header-inner{min-height:90px;gap:28px}
.brand{flex-basis:250px}
.site-header nav{gap:25px}
.group-hero{min-height:520px}
.quote-panel{padding:38px}
.company-row{grid-template-columns:minmax(0,1fr) 205px 180px;gap:22px}
.company-logo img{max-width:190px}
.history-layout,.contact-layout{grid-template-columns:1fr 2fr;gap:64px}
.development .brand{flex-basis:370px}
.development .site-header nav{gap:22px}
.dev-hero-layout{gap:42px;min-height:570px}
.dev-hero-photo{height:490px}
.dev-hero-copy h1{font-size:clamp(45px,5.5vw,62px)}
.dev-about-layout{gap:70px}
.dev-section-intro{gap:60px}
.service-list{column-gap:45px}
.service-list h3{font-size:20px}
.project-row>div{grid-template-columns:1.1fr 1fr}
.dev-contact-grid{gap:28px}
.development-footer>.container{width:calc(100% - 72px)}
}
@media(max-width:800px){html{scroll-padding-top:90px}
.shell{width:calc(100% - 40px)}
.section-space{padding-block:64px}
.header-inner{min-height:80px;gap:25px}
.brand{flex-basis:250px}
.development .brand{flex-basis:400px}
.menu-toggle{display:flex}
.site-header nav{display:none;position:absolute;left:0;right:0;top:100%;padding:12px 20px 20px;background:white;border-bottom:1px solid var(--line);box-shadow:0 15px 18px #19252d09;flex-direction:column;gap:0;align-items:stretch}
.site-header nav a{padding:14px 2px;font-size:16px}
.site-header nav.open{display:flex}
.site-header nav a::after{display:none}
.group-hero{grid-template-columns:1fr 1fr;margin-top:20px;min-height:440px}
.quote-panel{padding:30px}
.quote-panel blockquote p{font-size:27px}
.quote-panel blockquote footer{font-size:13px;margin-top:26px}
.company-row{grid-template-columns:minmax(0,1fr) 180px;gap:16px;padding:25px 0;min-height:125px}
.company-row h3{font-size:20px}
.company-actions{grid-column:1/-1;flex-direction:row;flex-wrap:wrap}
.company-button{min-width:150px}
.company-logo{padding:0}
.company-logo img{max-width:155px;max-height:63px}
.history-layout,.contact-layout{grid-template-columns:1fr;gap:20px}
.sticky-heading{position:static}
.section-heading{margin-bottom:32px}
.history-entry{padding-left:24px}
.group-contact-details{grid-template-columns:1fr 1.5fr;gap:24px}
.group-contact-details p{font-size:21px}
.dev-hero-layout{gap:32px;min-height:520px;padding-block:36px;grid-template-columns:1.05fr 1fr}
.dev-hero-copy h1{font-size:46px}
.dev-hero-copy>p{font-size:16px}
.dev-hero-photo{height:440px;margin-left:0}
.dev-about-layout{gap:42px;grid-template-columns:1fr 1.5fr}
.dev-about-heading>img{margin-top:30px}
.dev-section-intro{gap:35px}
.dev-section-intro>p{padding-top:0;font-size:16px}
.service-list{column-gap:30px}
.service-list li{gap:15px;padding-block:24px}
.service-list h3{font-size:19px}
.project-row>div{grid-template-columns:1fr;gap:12px}
.project-row h3{font-size:26px}
.dev-contact-grid{grid-template-columns:1fr 1fr;gap:32px}
.contact-block:last-child{grid-column:1/-1}
.development-footer>.container{width:calc(100% - 40px);flex-direction:column;gap:8px}
}
@media(max-width:560px){body{font-size:16px}
.section-space{padding-block:56px}
.header-inner{min-height:76px}
.brand{flex-basis:218px}
.development .brand{flex-basis:300px}
.section-heading h1,.section-heading h2{font-size:38px}
.group-hero{display:flex;flex-direction:column;min-height:0}
.quote-panel{padding:34px 28px 38px}
.quote-panel blockquote p{font-size:30px;line-height:1.25}
.group-hero-photo{height:228px}
.group-hero-photo img{object-position:center 48%}
.company-row{grid-template-columns:minmax(0,1fr);gap:12px;min-height:0;padding:25px 0}
.company-actions{margin-top:12px}
.company-button{flex:1 1 auto}
.company-row h3{font-size:21px;line-height:1.25}
.company-logo{grid-column:1;justify-content:flex-start;min-height:60px;margin-top:13px}
.company-logo img{max-width:225px;max-height:65px}
.history-entry p{font-size:16px;line-height:1.85}
.history-entry{padding-bottom:30px}
.group-contact-details{grid-template-columns:1fr;gap:30px}
.group-contact-details p{font-size:21px}
.dev-hero-layout{grid-template-columns:1fr;gap:30px;padding-block:35px 42px}
.dev-hero-copy{padding:0}
.dev-hero-copy h1{font-size:50px;max-width:390px}
.dev-hero-copy>p{font-size:17px;margin-top:22px;max-width:380px}
.button{margin-top:25px;min-height:49px}
.dev-hero-photo{height:320px}
.dev-hero-photo img{object-position:50% 48%}
.development h2{font-size:38px}
.dev-about-layout{grid-template-columns:1fr;gap:30px}
.dev-about-heading{display:grid;grid-template-columns:1fr 120px;gap:0 24px;align-items:center}
.dev-about-heading h2{font-size:34px}
.dev-about-heading>img{width:120px;height:130px;object-fit:cover;margin:0;align-self:stretch}
.prose p{font-size:16px;line-height:1.8;margin-bottom:22px}
.property-types li{font-size:16px}
.dev-section-intro{grid-template-columns:1fr;gap:24px;margin-bottom:35px}
.service-list{grid-template-columns:1fr}
.service-list li{padding-block:23px}
.service-list h3{font-size:21px}
.project-row{padding-block:26px}
.project-row h3{font-size:25px}
.project-row p{font-size:16px}
.dev-contact-grid{grid-template-columns:1fr;gap:28px}
.contact-title{margin-bottom:30px}
.contact-block:last-child{grid-column:auto}
.contact-block{padding-top:22px}
.contact-block h3{margin-bottom:18px}
.development-footer{padding-block:25px}
}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}
*,*::before,*::after{transition:none!important}
}
@media(max-width:420px){.dev-about-heading{display:block}
.dev-about-heading h2{font-size:36px}
.dev-about-heading>img{width:250px;max-width:100%;height:auto;margin-top:25px}
.dev-about-layout{grid-template-columns:minmax(0,1fr)}
}
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}