?html, body, div, span, applet, object, iframe,
h1, h2, h3, h4, h5, h6, p, blockquote, pre,
a, abbr, acronym, address, big, cite, code,
del, dfn, em, font, img, ins, kbd, q, s, samp,
small, strike, strong, sub, sup, tt, var,
b, u, i, center,
dl, dt, dd, ol, ul, li,
fieldset, form, label, legend,
table, caption, tbody, tfoot, thead, tr, th, td {
margin: 0;
padding: 0;
border: 0;
outline: 0;
font-size: 100%;
vertical-align: baseline;
background: transparent;
}
* {margin:0;padding:0;} 
ol, ul {list-style: none;}
blockquote, q {quotes: none;}
blockquote:before, blockquote:after,
q:before, q:after {content: ''; content: none;}

/* remember to define focus styles! */
:focus {outline: 0;}

/* remember to highlight inserts somehow! */
ins {text-decoration: none;}
del {text-decoration: line-through;}

/* tables still need 'cellspacing="0"' in the markup */
table {border-collapse: collapse; border-spacing: 0;}

/*-------- WELSH MAIN STYLES --------*/

body {
    line-height: 1;
    font-family: Arial, Verdana, "Sans-Serif"; 
    font-size: 11px;
    color: #696056;
    }
    
    #home{
        background: #fff url(../images/backgrounds/body_bg.jpg) repeat-x;
    }
    #interior{
        background: #fff url(../images/backgrounds/body_int_bg.jpg) repeat-x;
    }

html, body, form{overflow-x: hidden;}

h1,h2,h3,h4,h5,h6{
    line-height: 1.4em;
}

h1{ font-weight: normal;}

    #home #top h1{font-size: 62px; color: #fb881c; font-weight: normal; margin-bottom: 10px;}
    #interior #top h1{font-size: 38px; color: #333333; font-weight: normal; margin-bottom: 5px;}


h2{font-size: 24px; color: #ee7512; font-weight: normal; margin-bottom: 10px;}
h3{font-size: 20px; color: #333333; font-weight: normal;}

h4{font-size: 14px; color: #ee7512;}
h5{font-size: 20px; color: #999999;}
h6{font-size: 24px; color: #ee7512; font-weight: normal;}
h11{font-size: 48px; color: #fb881c; font-weight: normal; margin-bottom: 10px;}

.landing_desc h4{font-size: 14px; font-weight: bold; margin-left: 50px;}

.orange{
    font-weight: lighter;
    color: #fa7b13;
    text-transform: uppercase;
    border-bottom: 1px solid #ededed;
    padding: 0 0 10px 0;
    margin-bottom: 10px;
}

p{  
    font-size: 11px;
    margin: 0 0 5px 0;
    line-height: 1.7em;
}

#interior .left_col p{margin: 0 0 15px 50px; font-size: 11px;}

#interior .left_col ul{margin: 0 0 15px 50px;}
#interior .left_col ul li{margin: 0 0 5px 15px; list-style: disc;}

a{text-decoration: none; color: #fb881c;}
a:hover{color: #696056;}

.img{
    display: block;
}
.img line{
    display: inline;
}
img {
    border: 0 none;
    vertical-align: middle;
}

/*-------- WELSH LAYOUT STYLES --------*/

#wrapper{
    margin: 0 auto;
    width: 1000px;
    height: 100%;
    position: relative;
}

#header{
    width: 100%;
    height: 117px;
}

#utility{

}

#util_nav{
    width: 710px;
    float: left;
    padding: 24px 90px 0 0;
    height: 35px;
}   

    #util_nav ul{
        float: right;
    }
    #util_nav li{
        display: block;
        float: left;
        font-size: 10px;
        margin: 0; padding: 0 10px 0 15px;
        background: url(../images/icons/list_divider.gif) 0 3px no-repeat;
    }
        #util_nav li.no_bg{
            background: none;
        }
    
    #util_nav li a{
        color: #666;
        text-decoration: none;
        font-weight: bold;
    }
        #util_nav li a:hover{color: #fb881c;}

#search{
    width: 200px;
    float: right;
    padding-top: 20px;
}

form.search_field{position: relative;}

.searchbox {
    background: transparent url('../images/backgrounds/searchbox_bg.gif') no-repeat;
    width: 185px;
    height: 19px;
    float: left;
    position: relative;
    overflow: hidden;
}
.searchbox input {
    background: none;
    border: none;
    font-size: 11px;
    width: 175px;
    padding: 3px 0 0 5px;
}
input.search_btn{
    float: right;
    width: 15px;
    padding: 0; margin: 0;
}



#footer {
    position: relative;
    padding: 15px 0 0 0;
    font-size: 10px;
    height: 46px;
    clear:both;
    text-align: right;
    background: url(../images/backgrounds/footer_bg.gif) repeat-x;
} #footer p{margin-right: 90px;}

    .footer_leftside {
        position: absolute;
        top: 0; left: -100%;
        width: 100%;
        height: 61px;
        background: url(../images/backgrounds/footer_bg.gif) repeat-x;
    }
    .footer_rightside {
        position: absolute;
        top: 0; right: -19px;
        width: 19px;
        height: 61px;
        background: url(../images/backgrounds/footer_right_bg.gif) no-repeat;
    }
    
    /*-------- WELSH CONTENT STYLES --------*/
    #content{
        padding-bottom: 58px;
        position: relative;
    }
    
    #home #top{
        width: 790px;
        height: 248px;
        padding: 85px 0 0 210px;
        background: url(../images/backgrounds/top_home_bg.jpg) no-repeat;
    }  #home #top p{
            font-size: 14px;
            margin-left: 200px;
            margin-right: 80px;
            color: #333333;
        }
        .top_decor{
            position: absolute;
            top: 0px;
        }
    
    .home_feature{
        float: right;
        position: relative;
    }
        .home_feature .right_home_band{
            position: absolute;
            top: 0; right: -100%;
            background: #dfe7d9;
            width: 100%;
            height: 218px;
            border-bottom: 5px solid #333;
        }
        
        #home_trio{
            padding: 30px 0 0 50px;
            width: 800px;
            float: left;
        }
            #home_trio p{
                padding-right: 50px;
            }
            #home_trio .col_sm{
                width: 200px;
                float: left;    
            }
            #home_trio .col_med{
                width: 280px;
                float: left;    
            }

            #home_trio .col_lrg{
                width: 300px;
                float: left;    
            }
    
    #interior{
    }
    
        .landing_desc{
            padding-bottom: 5px;
            margin-bottom: 10px;
            background: url(../images/backgrounds/rule_bg.gif) bottom left repeat-x;
        }
    
    #interior #top{
        background: #dfe7d9 url(../images/backgrounds/top_int_bg.gif) bottom left repeat-x;
        position: relative;
    }
        #interior #top p{
            font-size: 14px;
            color: #333333;
        }
        
        #interior.one #top{
            background: #dfe7d9 url(../images/backgrounds/top_int_270_bg.jpg) bottom left no-repeat;
            height: 250px;
            position: relative;
        }
        #interior.two #top{
            height: 135px;
            position: relative;
        }
        
        
        .int_decor_top{position: absolute; top: 0; left: -100px;}
    
    #top .right_col{padding: 0 0 0 0;}
    
    .left_col{
        float: left;
        width: 594px;
        padding: 50px 0 0 0;
        position: relative;
    }
        .left_wide{
        float: left;
        width: 680px;
        padding: 50px 0 0 0;
        position: relative;
    }
    .state{
        padding: 0 0 0 0;
        display: none;
    }
    .main_col{
        padding-top: 30px;
        min-height:300px;
        height:auto !important;
        height:300px;
    }   
    .intro{
        min-height:300px;
        height:auto !important;
        height:300px;
    }
        .portfolio .left_col p{
            width: 480px;
        }
    
    .mid_col{
        width: 107px;
        float: left;
        position: relative;
    }
    
    .right_col{
        width: 299px;
        float: left;
        padding: 50px 0 0 0;
        position: relative;
    }   
    
        .map_col{
            width: 406px;
            float: left;
            padding: 0 0 0 0;
            position: absolute;
            top: 320px;
            right: 0;
        }
        
        
    .wide_col{
        width: 100%;
        float: left;
        padding: 50px 0 0 0;
        position: relative;
    } .no_pad{
            padding-top: 0px;
            margin-bottom: 0px; 
        }
    
        .right_col ul{margin-bottom: 10px;}
        .right_col li{
            display: block;
            padding: 8px 0 8px 0;
            border-bottom: 1px solid #e5e5e5;
        } .right_col li a{
            display: inline;
            font-size: 14px; color: #fb881c;
            text-decoration: none;
            font-weight: bold;
            padding: 0 10px 0 0;
            background: url(../images/icons/arrow_orange.gif) center right no-repeat;
        }   .right_col li a:hover{color: #333;}
        
        
        .right_col ul.port_list{margin: 45px 0 10px 85px;}
        .right_col ul.port_list li{
            display: block;
            padding: 4px 0 4px 0;
            border-bottom: none;
        } .right_col ul.port_list li a{
            display: inline;
            font-size: 11px; color: #333;
            text-decoration: none;
            font-weight: bold;
            padding: 0 15px 0 0;
            background: url(../images/icons/more_btn.gif) center right no-repeat;
        }   .right_col ul.port_list li a:hover{color: #fb881c;}
    
    .testimonial{
        margin-left: 0px;
        position: relative;
        background: url(../images/icons/plus.gif) 0 3px no-repeat;
        padding: 0 0 0 20px;
        margin-left: -20px;
    }
        .testimonial p{
            font-size: 18px;
        }
        
        .testimonial p.test_name{
            font-size: 18px;
        }
    
    .bottom_callout{
        width: 594px;
        margin: 0 0 5px 0;  
    }
        .bottom_callout_img{
            width: 175px; float: left;
        }
        .bottom_callout_copy{
        width: 394px;
        padding: 0 0 0 25px;
        float: left;
        } #interior .bottom_callout_copy p{margin: 0 0 5px 0px;}
    
    .construct_thumbs{
        width: 190px;
        float: left;
        margin-left: 10px;
        padding-bottom: 15px;
    } .construct_thumbs p{
            color: #333;
            font-weight: bold;
            padding: 5px 0;
        }
    
    .port_copy{
        width: 290px;
        float: left;
    }
    .port_img{
        width: 260px;
        margin-left: 40px;
        float: left;
    } #interior .port_img p{margin: 0 0 10px 0;}
      .port_img strong{text-transform: uppercase;}
      .port_img img{padding-bottom: 10px;}
      
    
    .prev_next{
        text-align: right;
        margin-top: 8px;
        font-weight: bold;
    }
    .prev{
        padding-left: 9px;
        background: url(../images/icons/prev_icon.gif) 0 3px no-repeat;
    }
    
    .next{
        padding-right: 9px;
        background: url(../images/icons/next_icon.gif) center right no-repeat;
    }
    
    .search_item{margin-bottom: 40px;}
    .search_left{
        width: 450px;
        float: left;
        padding-top: 0px;
        margin-left: 50px;
        _margin-left: 25px;
    }
        .search_left img{float: left;}
    
        .search_left .details{
            width: 304px;
            height: 89px;
            background-color: #f2f2f2;
            float: left;
            padding: 0 10px;
            margin-bottom: 30px;
        }
        
        .search_left .details .address_info{
            width: 177px;
            float: left;
        }   .search_left .details .address_info .heading{
                border-bottom: 1px solid #e3e3e3;
                padding: 10px 0 9px 14px;
                font-size: 14px;
                color: #333;
                font-weight: bold;
            }
            .search_left .details .address_info p{
                padding: 8px 0 0px 14px;
                font-weight: bold;
                font-size: 14px;
            }
            
        
        .search_left .details .email_brochure{
            width: 126px;
            float: left;
        } .search_left .details .email_brochure .heading{
                border-bottom: 1px solid #e3e3e3;
                padding: 13px 0 9px 0px;
                font-size: 11px;
                color: #333;
                font-weight: bold;
            }
        
        
    .search_right{
        width: 400px;
        padding-left: 100px;
        float: left;
    }
    
        
    .pager{
        background: #f5f5f5;
        border-bottom: 1px solid #e5e5e5;
        border-top: 1px solid #e5e5e5;
        padding: 20px;
        position: relative;
    }   
    
    .pager .page_link{
            font-weight: bold;

            padding: 0px 5px;
    }   
    .pager .active_page{color: #696056;}
    .pager .next_link{
            font-weight: bold;
            padding: 0px 5px;
            padding-right: 9px;
            background: url(../images/icons/next_icon.gif) center right no-repeat;
            position: absolute;
            top:20px;
            *top:23px;
            right: 20px;
        }
    .pager .previous_link{
            font-weight: bold;
            padding: 0px 5px;
            padding-left: 9px;
            background: url(../images/icons/prev_icon.gif) center left no-repeat;
            position: absolute;
            top:20px;
            *top:23px;
            right: 100px;
        }
    .pipe{
            position: absolute;
            top:20px;
            right: 92px;
            color: #999;
    }
        
        
    
    .search_pager{margin-bottom: 30px;}
    
    .pager ul{
        width: 250px;
        float: left;
    }
        .pager ul li{
            float: left;
            font-weight: bold;
            padding: 8px 5px;
        }
        .pager ul li a{
            float: left;
            font-weight: bold;
            display: block;
        }

/*-------- PORTFOLIO STYLES --------*/

    .portfolio_item{
        margin-left: 50px;
        padding-bottom: 25px;
        *padding-bottom: 0px;
        margin-bottom: 0;
        *margin-bottom: 25px;

    }
        .portfolio_item img{padding-right: 17px; float: left;}
    
    .portfolio_details{
        float: left;
    }
        .portfolio_details .heading{
            font-weight: bold;
            color: #333;
            display: block;
            padding: 10px 0 5px 0;
            margin-bottom: 9px;
            border-bottom: 1px solid #e5e5e5;
        }
        
        .portfolio span{
            display: block;
            font-size: 10px;
            padding: 1px 0;
        }
        
            .portfolio_details h6{
                font-size: 26px;
                font-weight: normal;
                letter-spacing: -.08em;
                color: #fa7b13;
                padding: 0 0 0 0;
                margin: 0 0 0 0;
            }
            
            
        .sq_footage{width: 103px; float: left;}
        .floors{width: 52px; float: left;}
        .address{width: 99px; float: left; padding-right: 5px;}
        .agent{width: 81px; float: left; padding-right: 10px;}
        .contact{width: 100px; float: left;}
        
        .portfolio_meta{
            margin-top: 50px;
        }
    
/*-------- WELSH NAV STYLES --------*/

#main_nav{
list-style: none;
padding: 0;
margin: 67px 0 0 0;
float: left;
}

#main_nav ul li{
display: block;
float: left;
list-style: none;
margin: 0; padding: 0;
}

#main_nav a{
display: block;
overflow: hidden;
height: 0px !important;
height /**/: 36px; /*For IE5 Win */
padding: 36px 0 0 0;
}
#main_nav a:hover, #main_nav a.active{
background-position: 0 -36px;
}


a.main_nav1 { width:104px; background: url('../images/nav/nav_about.gif') 0 0 no-repeat;}
a.main_nav2 { width:132px; background: url('../images/nav/nav_services.gif') 0 0 no-repeat;}
a.main_nav3 { width:144px; background: url('../images/nav/nav_portfolio.gif') 0 0 no-repeat;}
a.main_nav4 { width:142px; background: url('../images/nav/nav_investors.gif') 0 0 no-repeat;}
a.main_nav5 { width:203px; background: url('../images/nav/nav_news.gif') 0 0 no-repeat;}
a.main_nav6 {width:188px;background:url('../images/nav/nav_property.gif') 0 0 no-repeat;}

#sub_nav{
    height: 54px;
    padding: 32px 0 0 0;
    width: 1000px;
    position: relative;
} 

#sub_nav .subnav_decor{
    width: 680px;
    height: 86px;
    position: absolute;
    top: 0;
    right: -250px;
    background: url(../images/backgrounds/subnav_bg.jpg) 0 0 no-repeat;
    z-index: 100;
}

#sub_nav ul{
    width: 100%;
    margin-left: -14px;
    position: relative;
    z-index: 500;
    }
    #sub_nav li{
        display: block;
        float: left;
        font-size: 11px;
        position: relative;
        margin: 0; padding: 0 6px 0 13px;
        background: url(../images/icons/list_subnav_divider.gif) 0 3px no-repeat;
    }   
        #sub_nav li span{cursor: pointer;}
        #sub_nav li.no_bg, #sub_nav ul.tert_nav li.no_bg{
            background: none;
        }
    #sub_nav li a{
        color: #fff;
        text-decoration: none;
        font-weight: bold;
    }
        #sub_nav li a:hover, #sub_nav li a.active{color: #333;}

#sub_nav ul.tert_nav{
    padding: 0 0 0 0;
    margin: 10px 0 0 0;
    position: absolute;
    bottom: -10px; left: 0;
    width: 500px;
}
#sub_nav ul.tert_nav li{
    display: inline;
    margin: 0; padding: 0 6px 0 13px;
    font-size: 11px;
    background: url(../images/icons/list_subnav_divider.gif) 0 3px no-repeat;
}
    #sub_nav ul.tert_nav li a{font-weight: normal;}
    #sub_nav ul li ul.tert_nav li a.active{font-weight: normal; color: #333;}

/*-------- WELSH TABLE STYLES --------*/
    
    table{
        width: 100%;
        margin-bottom: 45px;
    }
    table td{
        padding: 8px 25px 9px 0;
    }
    table tr.odd td{
        background-color: #f5f5f5;
        border-top: 1px solid #dcdcdc;
        border-bottom: 1px solid #dcdcdc;
    }
    
    table thead th{
        background: url(../images/backgrounds/table_head_bg.gif) repeat-x;
        height: 30px;
        padding: 20px 0 0 0;
        text-align: left;
        color: #fff;
        font-weight: bold;
        font-size: 14px;
    }

/*-------- WELSH FORM STYLES --------*/
.inline_form{
    margin-left: 50px;
}

label{
    display: block;
    font-weight: bold;
    padding: 0 0 5px 0;
    margin-top: 15px;
}

.btn_submit, .btn_cancel{
    float: left;
    margin: 15px 15px 0 0;
    padding: 0 0 0 0;
    display: block;
    width: 70px;
    height: 27px;
    overflow: hidden;
    text-indent: -9999px;
    border: none;
}
.btn_cancel{
    background: url(../images/buttons/btn_cancel.gif) no-repeat;
}
.btn_submit{
    background: url(../images/buttons/btn_submit.gif) no-repeat;
}
.btn_cancel:hover, .btn_submit:hover{
    background-position: 0 -27px;
}

/*-------- WELSH MISC STYLES --------*/

ul.normal_list{
    padding: 0 0 0 0;
    margin: 0 0 0 0 !important;

}
.normal_list li{


}

span.more_button{
    background: url(../images/icons/more_btn.gif) 0px 3px  no-repeat;
    display: inline-block;
    width: 11px;
    margin-left: 3px;
}

li.no_bg{
    background: none;
    border: none;
}

#interior .left_col p.copy_img{
    width: 50%;
    float: left;
    margin: 0 0 15px 50px;
    _margin: 0 0 15px 25px;
}

.decor_marg{margin-top: -50px;}

.relative{position: relative;}

.rule{height:3px; margin: 5px 0; width:100%; background: url(../images/backgrounds/rule_bg.gif) repeat-x; clear: both;}

#interior .left_col .rule{height:3px; margin: 5px 0 25px 48px; width:92%; background:url(../images/backgrounds/rule_bg.gif) repeat-x; clear: both;}

.floatL{float: left;}
.floatR{float: right;}

.clearL{clear: left;}
.clearR{clear: right;}
.clearB{clear: both;}

/** home dropdown styling **/
.selectBack, .selectBackTop
{
    background: #e5ece1;
    width: 170px;
    height: 32px;
    font-size: 12px;
    font-weight: bold;
    color: #696056;
    border: 0;
    padding: 5px;
}

.selectBackTop
{
    margin-bottom: 4px;
}

/** homepage news styles **/
.homePageNews div.landing_desc
{
    border-bottom: 0px;
    background: none;    
}

.homePageNews div.landing_desc h4
{
    font-size:11px;
    line-height:1.7em;
    margin:0 0 5px;
}