:root{--ink:#1d211f;--ink-2:#303431;--paper:#f7f4ee;--white:#fffefa;--stone:#d9d3c8;--stone-2:#ebe7df;--green:#34483e;--copper:#a97843;--line:#1d211f2e;--max:1380px;--radius:0px}*{box-sizing:border-box}html{scroll-behavior:smooth}body{color:var(--ink);background:var(--paper);-webkit-font-smoothing:antialiased;margin:0;font-family:Aptos,Helvetica Neue,Arial,sans-serif;font-size:16px;line-height:1.6}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a{-webkit-tap-highlight-color:transparent}button:focus-visible,a:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:2px solid var(--copper);outline-offset:4px}img{max-width:100%}h1,h2,h3,p{margin-top:0}h1,h2,h3{letter-spacing:-.045em;font-weight:500;line-height:1.02}h1{font-size:clamp(3.5rem,7.8vw,8.3rem)}h2{font-size:clamp(2.25rem,4.2vw,4.6rem)}h3{font-size:clamp(1.3rem,2vw,1.85rem)}.container{width:min(calc(100% - 64px), var(--max));margin-inline:auto}.section{padding:clamp(5.5rem,10vw,9.5rem) 0}.narrow{max-width:900px}.skip-link{z-index:1000;background:var(--white);padding:.8rem 1rem;position:fixed;top:-5rem;left:1rem}.skip-link:focus{top:1rem}.eyebrow{color:var(--green);letter-spacing:.16em;text-transform:uppercase;align-items:center;gap:.45rem;margin-bottom:1.35rem;font-size:.74rem;font-weight:700;line-height:1.2;display:flex}.eyebrow:before{content:"";background:currentColor;width:24px;height:1px}.eyebrow.light{color:#ffffffb8}.large-copy{color:#1d211fb8;max-width:670px;font-size:clamp(1.05rem,1.5vw,1.35rem);line-height:1.55}.fine-print{color:#1d211f94;font-size:.82rem;line-height:1.55}.button{border:1px solid var(--ink);border-radius:var(--radius);background:var(--ink);color:#fff;cursor:pointer;letter-spacing:.055em;text-transform:uppercase;justify-content:center;align-items:center;gap:.65rem;min-height:50px;padding:.85rem 1.2rem;font-size:.82rem;font-weight:700;transition:background .25s,color .25s,transform .2s;display:inline-flex}.button:hover{background:var(--green)}.button:active{transform:translateY(1px)}.button-small{min-height:42px;padding:.65rem .9rem;font-size:.7rem}.button-light{border-color:var(--white);background:var(--white);color:var(--ink)}.button-light:hover{background:var(--stone)}.button-row{flex-wrap:wrap;align-items:center;gap:1.35rem;display:flex}.text-link{letter-spacing:.04em;text-transform:uppercase;border-bottom:1px solid;align-items:center;gap:.55rem;padding:.35rem 0;font-size:.82rem;font-weight:700;display:inline-flex}.text-link.light{color:#fff}.text-link.dark{color:var(--ink)}.site-header{z-index:100;-webkit-backdrop-filter:blur(18px);backdrop-filter:blur(18px);background:#f7f4eef0;border-bottom:1px solid #1d211f1f;position:sticky;top:0}.header-inner{grid-template-columns:auto 1fr auto;align-items:center;gap:2rem;width:min(100% - 48px,1480px);min-height:78px;margin-inline:auto;display:grid}.brand{align-items:center;gap:.65rem;display:inline-flex}.brand-mark{border:1px solid var(--ink);width:34px;height:40px;color:var(--ink);place-items:center;font-size:1.1rem;font-weight:800;line-height:1;display:grid}.brand-name{flex-direction:column;line-height:1;display:flex}.brand-name strong{letter-spacing:.18em;font-size:.95rem}.brand-name small{color:#1d211fa6;letter-spacing:.22em;margin-top:.35rem;font-size:.51rem}.desktop-nav{justify-content:center;gap:clamp(1rem,2vw,2.2rem);display:flex}.desktop-nav a{letter-spacing:.035em;font-size:.75rem;font-weight:650;position:relative}.desktop-nav a:after{content:"";background:var(--copper);height:1px;transition:right .25s;position:absolute;bottom:-.45rem;left:0;right:100%}.desktop-nav a:hover:after,.desktop-nav a.active:after{right:0}.header-actions{align-items:center;gap:1rem;display:flex}.phone-link{align-items:center;gap:.4rem;font-size:.75rem;font-weight:650;display:inline-flex}.menu-toggle{border:1px solid var(--line);width:42px;height:42px;color:var(--ink);background:0 0;justify-content:center;align-items:center;display:none}.mobile-nav{display:none}.home-hero{color:#fff;background:var(--ink);align-items:flex-end;min-height:calc(100dvh - 78px);display:flex;position:relative;overflow:hidden}.hero-image{object-fit:cover;object-position:57% center}.hero-scrim{background:linear-gradient(90deg,#0c110fe0 0%,#0c110f94 37%,#0c110f14 72%),linear-gradient(#0000 55%,#0c110f8c);position:absolute;inset:0}.hero-content{z-index:2;padding-bottom:clamp(7rem,13vh,10rem);position:relative}.hero-content h1{max-width:880px;color:var(--white);margin-bottom:1.5rem;font-size:clamp(3.7rem,8vw,8rem)}.hero-content h1 em{color:#c49a6c;font-style:italic;font-weight:400}.hero-copy{color:#ffffffc7;max-width:590px;margin-bottom:2rem;font-size:clamp(1rem,1.5vw,1.25rem)}.hero-meta{z-index:2;color:#ffffffad;letter-spacing:.12em;text-transform:uppercase;justify-content:space-between;align-items:center;font-size:.68rem;display:flex;position:absolute;bottom:1.5rem;left:2rem;right:2rem}.hero-meta a{align-items:center;gap:.5rem;display:flex}.trust-strip{border-bottom:1px solid var(--line);background:var(--white)}.trust-grid{grid-template-columns:repeat(4,1fr);display:grid}.trust-grid div{border-left:1px solid var(--line);padding:2rem clamp(1rem,2vw,2.4rem)}.trust-grid div:last-child{border-right:1px solid var(--line)}.trust-grid strong,.trust-grid span{display:block}.trust-grid strong{letter-spacing:.02em;font-size:.85rem}.trust-grid span{color:#1d211f94;margin-top:.25rem;font-size:.72rem}.section-heading{justify-content:space-between;align-items:flex-end;gap:3rem;margin-bottom:clamp(3rem,6vw,5.5rem);display:flex}.section-heading h2{max-width:800px;margin-bottom:0}.section-heading>p,.offset-heading>p{color:#1d211fa6;max-width:410px;margin-bottom:.5rem}.offset-heading{align-items:flex-start}.paths-section{background:var(--paper)}.path-list{border-top:1px solid var(--line)}.path-row{border-bottom:1px solid var(--line);grid-template-columns:55px 70px 1fr auto;align-items:center;gap:1rem;min-height:160px;transition:background .25s,padding .25s;display:grid}.path-row:hover{background:var(--white);padding-inline:1rem}.path-number{color:#1d211f73;letter-spacing:.12em;align-self:start;padding-top:2rem;font-size:.7rem}.path-icon{color:var(--copper)}.path-row h3{margin:0 0 .65rem;font-size:clamp(1.65rem,2.8vw,3rem)}.path-row p{color:#1d211f9e;max-width:610px;margin:0}.path-arrow{transition:transform .25s}.path-row:hover .path-arrow{transform:translate(4px,-4px)}.image-story{background:var(--ink);color:#fff}.image-story-grid{grid-template-columns:1.3fr .8fr;align-items:center;gap:clamp(3rem,8vw,9rem);display:grid}.image-story-grid.reverse{grid-template-columns:.8fr 1.3fr}.story-image-wrap{background:var(--green);min-height:min(70vw,720px);position:relative;overflow:hidden}.story-image-wrap.landscape{min-height:570px}.story-image-wrap img{object-fit:cover}.image-label{color:#fff;letter-spacing:.13em;text-transform:uppercase;background:#1d211fd4;padding:.45rem .65rem;font-size:.58rem;position:absolute;bottom:1rem;right:1rem}.story-copy h2{margin-bottom:1.7rem}.story-copy p:not(.eyebrow){color:#ffffffad;margin-bottom:2rem;font-size:1.05rem}.story-copy .eyebrow{color:#c49a6c}.story-copy .text-link{color:#fff}.service-intro{background:var(--paper)}.service-intro .story-copy{color:var(--ink)}.service-intro .story-copy p:not(.eyebrow){color:#1d211fab}.community-list{border-top:1px solid var(--line)}.community-row{border-bottom:1px solid var(--line);grid-template-columns:65px 1fr 1.2fr auto;align-items:center;gap:2rem;padding:2.5rem 0;display:grid}.community-row>span{color:var(--copper);letter-spacing:.12em;font-size:.74rem}.community-row h3{margin:.2rem 0 0;font-size:clamp(1.8rem,3vw,3.2rem)}.community-row div p{color:#1d211f80;letter-spacing:.08em;text-transform:uppercase;margin:0;font-size:.72rem}.community-row>p{color:#1d211f9e;margin:0}.process-section{background:var(--stone-2)}.process-grid{border-top:1px solid var(--line);grid-template-columns:repeat(5,1fr);display:grid}.process-step{border-right:1px solid var(--line);min-height:295px;padding:1.5rem 1.4rem 1.5rem 0;position:relative}.process-step:not(:first-child){padding-left:1.4rem}.process-step span{color:var(--copper);letter-spacing:.14em;font-size:.7rem}.process-step h3{margin:5.5rem 0 1rem}.process-step p{color:#1d211f99;font-size:.88rem}.page-hero{border-bottom:1px solid var(--line);padding:clamp(7rem,12vw,12rem) 0 clamp(5rem,9vw,9rem)}.page-hero-light{background:var(--paper)}.page-hero-stone{background:var(--stone-2)}.page-hero-grid{grid-template-columns:.55fr 1.45fr;align-items:start;gap:3rem;display:grid}.page-hero h1{max-width:1000px;margin:0 0 2rem;font-size:clamp(3.4rem,7.2vw,7.5rem)}.availability-section{background:var(--white)}.availability-grid{grid-template-columns:1.2fr .8fr;align-items:center;gap:clamp(3rem,7vw,8rem);display:grid}.availability-copy h2{margin-bottom:1.5rem}.availability-copy>p:not(.eyebrow){color:#1d211fa3}.check-list{margin:2rem 0;padding:0;list-style:none}.check-list li{border-bottom:1px solid var(--line);align-items:center;gap:.75rem;padding:.65rem 0;display:flex}.check-list svg{color:var(--copper)}.note-band{background:var(--green);color:#fff}.note-band .eyebrow{color:#d1b28e}.note-band p:last-child{color:#ffffffa6;max-width:700px}.catalogue-note{border-left:2px solid var(--copper);color:#1d211f9e;max-width:890px;margin-bottom:3rem;padding-left:1.25rem;font-size:.88rem}.plan-grid{background:var(--line);border:1px solid var(--line);grid-template-columns:repeat(2,1fr);gap:1px;display:grid}.plan-card{background:var(--white);grid-template-columns:.75fr 1fr;min-height:410px;display:grid}.plan-drawing{background:#e6e2da;position:relative;overflow:hidden}.plan-drawing>span{z-index:2;color:#1d211f66;letter-spacing:.16em;font-size:.65rem;position:absolute;top:1rem;left:1rem}.plan-lines{background:linear-gradient(90deg,#0000 45%,#1d211f3d 46% 47%,#0000 48%),linear-gradient(#0000 39%,#1d211f3d 40% 41%,#0000 42%);border:1px solid #1d211f59;position:absolute;inset:20% 14%;transform:rotate(-4deg)}.plan-lines:before,.plan-lines:after{content:"";border:1px solid #1d211f47;position:absolute}.plan-lines:before{inset:11% 48% 54% 8%}.plan-lines:after{inset:60% 10% 8% 42%}.plan-lines-2{transform:rotate(3deg)scale(.88)}.plan-lines-3{transform:rotate(-1deg)scaleY(.8)}.plan-card-copy{flex-direction:column;justify-content:center;padding:clamp(1.5rem,3vw,3rem);display:flex}.plan-card-copy h2{margin-bottom:1.8rem;font-size:clamp(2rem,3.5vw,3.5rem)}.spec-grid{grid-template-columns:repeat(2,1fr);gap:.8rem;margin-bottom:2rem;display:grid}.spec-grid span{color:#1d211fa3;align-items:center;gap:.45rem;font-size:.78rem;display:flex}.community-catalogue{padding-top:0}.community-feature{border-bottom:1px solid var(--line);grid-template-columns:80px 1fr 1fr .8fr;align-items:center;gap:2rem;min-height:270px;display:grid}.community-index{color:var(--copper);letter-spacing:.14em;font-size:.72rem}.community-feature h2{margin:0;font-size:clamp(2.3rem,4.5vw,4.6rem)}.community-feature>p{color:#1d211f9e}.community-feature>div:last-child{flex-direction:column;align-items:flex-start;gap:1.5rem;display:flex}.status-chip{border:1px solid var(--line);color:#1d211fb3;letter-spacing:.07em;text-transform:uppercase;padding:.4rem .65rem;font-size:.66rem}.regional-callout{background:var(--green);color:#fff}.regional-grid{grid-template-columns:1.2fr .8fr;align-items:end;gap:5rem;display:grid}.regional-grid h2{margin:0}.regional-grid>div:last-child p{color:#ffffffad}.services-list-section{background:var(--stone-2)}.services-list{border-top:1px solid var(--line)}.services-list article{border-bottom:1px solid var(--line);grid-template-columns:80px .8fr 1fr;gap:2rem;padding:2.8rem 0;display:grid}.services-list article>span{color:var(--copper);letter-spacing:.14em;font-size:.7rem}.services-list h2{margin:0;font-size:clamp(2rem,3.7vw,4rem)}.services-list p{color:#1d211fa3;margin:0}.process-detail{background:var(--white)}.process-vertical{border-top:1px solid var(--line);max-width:900px;margin-left:auto}.process-vertical>div{border-bottom:1px solid var(--line);grid-template-columns:70px .5fr 1fr;gap:2rem;padding:2rem 0;display:grid}.process-vertical span{color:var(--copper);font-size:.7rem}.process-vertical h3,.process-vertical p{margin:0}.process-vertical p{color:#1d211f9e}.about-grid{grid-template-columns:.85fr 1fr;align-items:center;gap:clamp(3rem,9vw,10rem);display:grid}.about-visual{min-height:720px;position:relative}.about-visual img{object-fit:cover;object-position:70% center}.about-grid h2{margin-bottom:2rem}.about-grid>div:last-child>p:not(.eyebrow){color:#1d211fa3;font-size:1.05rem}.values-section{background:var(--ink);color:#fff}.values-grid{border-top:1px solid #ffffff2e;grid-template-columns:repeat(5,1fr);display:grid}.values-grid article{border-right:1px solid #ffffff2e;min-height:300px;padding:1.5rem}.values-grid article:first-child{padding-left:0}.values-grid span{color:#c49a6c;font-size:.7rem}.values-grid h3{margin-top:5rem}.values-grid p{color:#ffffff9e;font-size:.86rem}.contact-section{background:var(--white)}.contact-grid{grid-template-columns:.75fr 1.2fr;gap:clamp(3rem,9vw,10rem);display:grid}.contact-aside h2{margin-bottom:1.5rem}.contact-aside>p:not(.eyebrow){color:#1d211f9e}.contact-details{border-top:1px solid var(--line);margin:3rem 0}.contact-details>*{border-bottom:1px solid var(--line);align-items:center;gap:1rem;padding:1.2rem 0;display:flex}.contact-details span{flex-direction:column;font-size:.88rem;display:flex}.contact-details small{color:#1d211f80;letter-spacing:.1em;text-transform:uppercase;margin-bottom:.15rem;font-size:.65rem}.contact-form{background:var(--paper);flex-direction:column;gap:1.25rem;padding:clamp(1.5rem,4vw,4rem);display:flex}.field-grid{grid-template-columns:1fr 1fr;gap:1.25rem;display:grid}.contact-form label{letter-spacing:.05em;text-transform:uppercase;flex-direction:column;gap:.45rem;font-size:.72rem;font-weight:700;display:flex}.contact-form label>span{color:#1d211f80;font-weight:400}.contact-form input:not([type=checkbox]),.contact-form select,.contact-form textarea{width:100%;color:var(--ink);text-transform:none;background:0 0;border:0;border-bottom:1px solid #1d211f66;border-radius:0;outline:none;padding:.8rem 0;transition:border .2s}.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{border-color:var(--copper)}.contact-form textarea{resize:vertical}.contact-form .consent{letter-spacing:0;text-transform:none;flex-direction:row;align-items:flex-start;gap:.7rem;font-size:.7rem;font-weight:400;line-height:1.5}.consent input{width:17px;height:17px;accent-color:var(--green)}.contact-form .button{align-self:flex-start}.form-success{background:var(--paper);flex-direction:column;justify-content:center;align-items:flex-start;min-height:430px;padding:clamp(2rem,5vw,5rem);display:flex}.form-success svg{color:var(--green)}.form-success h3{max-width:520px;margin:1.5rem 0 1rem;font-size:clamp(2rem,4vw,3.5rem)}.form-success p{color:#1d211f9e;max-width:520px}.text-button{border:0;border-bottom:1px solid var(--ink);cursor:pointer;background:0 0;padding:.4rem 0}.legal-copy{max-width:900px;padding-top:6rem;padding-bottom:8rem}.legal-copy h2{margin:3rem 0 1rem;font-size:2rem}.legal-copy p{color:#1d211fb3}.not-found{text-align:center;flex-direction:column;justify-content:center;align-items:center;min-height:70dvh;padding:4rem 2rem;display:flex}.not-found h1{max-width:900px;margin-bottom:1.5rem;font-size:clamp(3rem,7vw,7rem)}.not-found p:not(.eyebrow){color:#1d211f9e;margin-bottom:2rem}.site-footer{color:#fff;background:#141816}.footer-top{grid-template-columns:1.3fr .9fr;gap:clamp(4rem,10vw,10rem);padding-top:clamp(5rem,10vw,9rem);padding-bottom:5rem;display:grid}.footer-prompt h2{max-width:760px;margin-bottom:2.5rem}.footer-links{grid-template-columns:repeat(3,1fr);gap:2rem;padding-top:1rem;display:grid}.footer-links>div{flex-direction:column;gap:.65rem;display:flex}.footer-label{color:#fff6;letter-spacing:.14em;text-transform:uppercase;margin-bottom:.65rem;font-size:.62rem}.footer-links a{color:#ffffffb3;font-size:.78rem}.footer-links a:hover{color:#fff}.footer-bottom{color:#ffffff73;letter-spacing:.05em;text-transform:uppercase;border-top:1px solid #ffffff26;justify-content:space-between;gap:1rem;padding-block:1.5rem;font-size:.65rem;display:flex}@media (max-width:1120px){.desktop-nav,.phone-link{display:none}.header-inner{grid-template-columns:auto 1fr}.header-actions{justify-content:flex-end}.menu-toggle{display:inline-flex}.mobile-nav{background:var(--paper);grid-template-rows:repeat(7,0fr);transition:grid-template-rows .28s,padding .28s;display:grid;position:absolute;inset:79px 0 auto;overflow:hidden}.mobile-nav a{border-bottom:1px solid #0000;width:min(100% - 48px,1480px);margin-inline:auto;font-size:1.3rem;overflow:hidden}.mobile-nav.open{border-bottom:1px solid var(--line);grid-template-rows:repeat(7,1fr);padding-block:1rem 2rem}.mobile-nav.open a{border-color:var(--line);padding:.75rem 0}.plan-card{grid-template-columns:1fr}.plan-drawing{min-height:260px}.plan-card-copy{min-height:330px}}@media (max-width:900px){.container{width:min(calc(100% - 40px), var(--max))}.header-inner{width:calc(100% - 32px);min-height:72px}.mobile-nav{top:73px}.home-hero{min-height:calc(100dvh - 72px)}.hero-scrim{background:linear-gradient(#0c110f21 0%,#0c110f94 43%,#0c110feb 100%)}.hero-image{object-position:63% center}.hero-content{padding-bottom:7rem}.trust-grid{grid-template-columns:repeat(2,1fr)}.section-heading,.page-hero-grid{grid-template-columns:1fr;gap:1.5rem;display:grid}.section-heading>p{max-width:650px}.image-story-grid,.image-story-grid.reverse,.availability-grid,.about-grid,.contact-grid,.regional-grid{grid-template-columns:1fr}.story-image-wrap{min-height:70vw}.image-story .story-copy{padding-bottom:1rem}.community-row{grid-template-columns:45px 1fr auto}.community-row>p{grid-column:2/-1}.process-grid,.values-grid{grid-template-columns:repeat(2,1fr)}.process-step,.values-grid article{border-bottom:1px solid var(--line);min-height:250px}.process-step h3,.values-grid h3{margin-top:3rem}.plan-grid{grid-template-columns:1fr}.community-feature{grid-template-columns:55px 1fr;gap:1rem;padding:2.5rem 0}.community-feature>p,.community-feature>div:last-child{grid-column:2}.services-list article{grid-template-columns:55px 1fr}.services-list article p{grid-column:2}.about-visual{min-height:70vw}.footer-top{grid-template-columns:1fr}}@media (max-width:600px){.container{width:calc(100% - 32px)}.header-actions .button{display:none}.brand-mark{width:30px;height:36px}.brand-name strong{font-size:.8rem}.home-hero h1{font-size:clamp(3.2rem,16vw,5rem)}.hero-copy{max-width:90%}.hero-meta{left:1rem;right:1rem}.trust-grid{grid-template-columns:1fr 1fr;width:100%}.trust-grid div{padding:1.3rem 1rem}.path-row{grid-template-columns:38px 1fr auto;min-height:145px}.path-icon{display:none}.path-row p{font-size:.86rem}.community-row{grid-template-columns:35px 1fr auto;gap:1rem}.process-grid,.values-grid{grid-template-columns:1fr}.process-step,.process-step:not(:first-child),.values-grid article,.values-grid article:first-child{border-right:0;min-height:auto;padding:1.8rem 0}.process-step h3,.values-grid h3{margin-top:2rem}.page-hero{padding-top:6rem}.page-hero h1{font-size:clamp(3.1rem,15vw,5rem)}.story-image-wrap,.story-image-wrap.landscape,.about-visual{min-height:105vw}.plan-card-copy{min-height:310px}.spec-grid,.field-grid{grid-template-columns:1fr}.process-vertical>div{grid-template-columns:45px 1fr}.process-vertical p{grid-column:2}.footer-links{grid-template-columns:1fr 1fr;row-gap:3rem}.footer-bottom{flex-direction:column}}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,:before,:after{transition-duration:.01ms!important;animation-duration:.01ms!important;animation-iteration-count:1!important}}