@font-face{font-family:Playfair;src:url('assets/playfair-regular.ttf') format('truetype');font-weight:400;font-style:normal;font-display:swap}@font-face{font-family:Playfair;src:url('assets/playfair-italic.ttf') format('truetype');font-weight:400;font-style:italic;font-display:swap}@font-face{font-family:Nunito;src:url('assets/nunito-sans.ttf') format('truetype');font-weight:400;font-style:normal;font-display:swap}
:root{--cream:#faf7f3;--linen:#ede6dc;--ink:#5c4f47;--red:#9b1b30;--gold:#c5a258;--border:#dcd1c5;--serif:Playfair,Georgia,serif;--sans:Nunito,Arial,sans-serif;--gutter:clamp(24px,5.8vw,104px)}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:105px}body{margin:0;color:var(--ink);background:var(--cream);font-family:var(--sans);font-size:16px;line-height:1.7}::selection{background:#f2ddd3;color:var(--red)}[hidden]{display:none!important}a{color:inherit;text-decoration:none}button,input,textarea,select{font:inherit}button,a,input,textarea,select,summary{-webkit-tap-highlight-color:transparent}a,button,summary{touch-action:manipulation}button{cursor:pointer}button:focus-visible,a:focus-visible,summary:focus-visible{outline:2px solid var(--red);outline-offset:6px}img{max-width:100%;display:block}p,h1,h2,h3,figure{margin:0}h1,h2,h3{font-family:var(--serif);font-weight:400}h2{font-size:clamp(38px,4.3vw,64px);line-height:1.18;letter-spacing:-1.8px}h2 em,h1 em{font-weight:400;color:var(--red)}.eyebrow{text-transform:uppercase;font-size:11px;letter-spacing:2.3px;line-height:1.6;color:var(--red)}.section{padding:100px var(--gutter)}.skip{position:absolute;left:20px;top:-80px;padding:12px;background:white;z-index:100}.skip:focus{top:12px}
.site-header{height:106px;display:flex;align-items:center;justify-content:space-between;padding:0 var(--gutter);border-bottom:1px solid var(--border);background:var(--cream);position:sticky;top:0;z-index:20}.brand{display:block;width:232px;margin-left:-16px}.brand img{width:100%;height:auto}.site-header nav{display:flex;align-items:center;gap:36px;font-size:13px}.site-header nav>a{position:relative}.site-header nav>a:not(.nav-contact):after{content:'';position:absolute;left:0;right:100%;height:1px;background:var(--red);bottom:-6px;transition:right .2s}.site-header nav>a:hover:after{right:0}.nav-contact{border:1px solid var(--red);color:var(--red);padding:11px 22px;margin-left:14px}.nav-contact span{margin-left:18px}.nav-contact:hover{background:var(--red);color:white}.menu-toggle{display:none}
.hero{display:grid;grid-template-columns:1fr 1fr;min-height:680px}.hero-copy{padding:70px 35px 32px var(--gutter);display:flex;flex-direction:column;align-items:flex-start}.hero h1{font-size:clamp(54px,5.4vw,86px);line-height:1.06;letter-spacing:-2.8px;margin:31px 0 28px}.hero-description{font-size:15px;line-height:1.8;max-width:400px}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:38px;min-height:52px;padding:13px 25px;border:1px solid transparent;font-size:12px;letter-spacing:.25px;transition:background .2s,color .2s,transform .2s}.button span{font-size:21px;line-height:1}.solid{background:var(--red);color:white;margin-top:30px}.solid:hover{background:#7e1426;transform:translateY(-2px)}.hero-footnote{width:100%;max-width:410px;display:flex;justify-content:space-between;border-top:1px solid var(--border);margin-top:auto;padding-top:25px;font-size:10px;text-transform:uppercase;letter-spacing:2px}.hero-footnote>span:last-child{font-size:23px;line-height:1}.hero-image{position:relative;min-height:680px;overflow:hidden;background:var(--linen)}.hero-image>img{position:absolute;width:100%;height:100%;object-fit:cover;object-position:50% 51%}.hero-image:after{content:'';position:absolute;inset:70% 0 0;background:linear-gradient(transparent,#2a201855)}.hero-image figcaption{position:absolute;bottom:33px;left:38px;right:25px;color:#fff;z-index:1;font-family:var(--serif);font-style:italic;font-size:21px}
.introduction{text-align:center;background:var(--linen);padding-top:88px;padding-bottom:82px}.introduction h2{margin:22px 0;font-size:clamp(38px,4.3vw,62px)}.introduction>p:not(.eyebrow){max-width:585px;margin:auto;font-size:15px}.short-rule{display:block;background:var(--gold);height:1px;width:52px;margin:31px auto 0}.section-heading{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:end}.section-heading h2{margin-top:19px}.section-heading>p{max-width:360px;justify-self:end;padding-bottom:5px;font-size:15px}.service-list{margin-top:55px;border-top:1px solid var(--border)}details>summary{list-style:none;cursor:pointer}details>summary::-webkit-details-marker{display:none}.service{border-bottom:1px solid var(--border)}.service>summary{display:grid;grid-template-columns:70px 1fr 22px;align-items:center;gap:18px;padding:30px 0}.service-number{font-size:11px;letter-spacing:1px;color:var(--red)}.service-title{font-family:var(--serif);font-size:clamp(25px,2.6vw,38px);line-height:1.25}.expand{position:relative;width:18px;height:18px;flex-shrink:0}.expand:before,.expand:after{content:'';position:absolute;background:currentColor;top:8px;left:0;width:18px;height:1px}.expand:after{transform:rotate(90deg);transition:transform .2s}details[open]>summary .expand:after{transform:rotate(0)}.service-body{padding:0 40px 36px 88px;display:grid;grid-template-columns:1fr 1fr;column-gap:100px}.service-body>p{font-size:15px;max-width:420px}.service-body ul{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:16px 32px;font-size:13px}.service-body li:before{content:'—';color:var(--red);margin-right:10px}.text-link{display:inline-flex;align-items:center;gap:30px;font-size:12px;padding-bottom:6px;border-bottom:1px solid var(--red);width:fit-content;color:var(--red)}.text-link span{font-size:19px}.service-body .text-link{margin-top:26px}.text-link:hover{color:#651020;border-color:currentColor}
.approach{display:grid;grid-template-columns:1fr 1fr;background:var(--linen)}.approach-image{position:relative;overflow:hidden;min-height:740px}.approach-image>img{position:absolute;width:100%;height:100%;object-fit:cover;object-position:25% 75%;transform:scale(1.3)}.image-note{position:absolute;bottom:35px;left:var(--gutter);color:white;font:italic 27px var(--serif);text-shadow:0 1px 8px #342b22}.approach-copy{padding:75px var(--gutter) 65px 70px}.approach-copy h2{margin:21px 0 26px;font-size:clamp(37px,3.8vw,57px)}.approach-copy>p:not(.eyebrow){font-size:15px}.principles{list-style:none;margin:32px 0 0;padding:0}.principles li{display:flex;gap:23px;padding:21px 0;border-top:1px solid #d2c7b8}.principles li>span{color:var(--red);font-size:11px;padding-top:5px}.principles h3{font-size:21px;line-height:1.3;margin-bottom:7px}.principles p{font-size:13px;line-height:1.6}
.questions{display:grid;grid-template-columns:1fr 1fr;gap:90px}.questions h2{margin-top:20px;font-size:clamp(36px,3.6vw,54px)}.faq-list{border-top:1px solid var(--border)}.faq-list details{border-bottom:1px solid var(--border)}.faq-list summary{display:flex;align-items:center;justify-content:space-between;gap:25px;padding:25px 0;font-size:15px;line-height:1.5}.faq-list details>p{padding:0 25px 25px 0;font-size:14px;line-height:1.8}
.contact{background:var(--red);color:white;display:grid;grid-template-columns:1fr 1fr;gap:100px;padding-top:86px;padding-bottom:90px}.contact .eyebrow{color:#ecd6cf;font-size:10px}.contact h2{margin:25px 0;color:white}.contact h2 em{color:#f2ddd3}.contact-intro>p:not(.eyebrow){font-size:15px;max-width:340px;color:#f5e7e2}.contact-email{display:inline-block;margin-top:22px;font-size:20px;border-bottom:1px solid #ffffff66}.contact-location{margin-top:10px;font-size:13px}.contact-panel{display:flex;align-items:center}.contact-panel h3{font-size:29px;line-height:1.3;margin-bottom:20px}.contact-panel p{font-size:15px;color:#f5e7e2}.contact-panel .text-link{color:white;border-color:#ffffff88;margin-top:25px}.opening-line{display:block;width:50px;height:1px;background:var(--gold);margin-bottom:30px}.contact form{width:100%}.contact label{display:block;font-size:12px;margin-bottom:7px}.contact input,.contact select,.contact textarea{border:0;border-bottom:1px solid #ffffff66;color:white;background:transparent;border-radius:0;padding:10px 0;width:100%;font-size:15px;outline-offset:4px;margin:0 0 23px}.contact input:focus,.contact select:focus,.contact textarea:focus{outline:1px solid white}.contact textarea{resize:vertical;min-height:85px}.contact textarea::placeholder{color:#e8c2c8}.contact option{background:var(--red);color:white}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:30px}.light{background:var(--cream);color:var(--red)}.light:hover{background:#f2ddd3}.contact .form-note,.contact .form-status{font-size:11px;line-height:1.6;margin-top:13px}.contact button:focus-visible,.contact a:focus-visible{outline-color:white}
.footer{padding:42px var(--gutter) 20px;display:grid;grid-template-columns:1fr 1fr auto;align-items:center;gap:20px}.footer>p{text-transform:uppercase;font-size:9px;letter-spacing:1.7px}.footer .brand{width:210px}.back-top{font-size:12px}.footer-bottom{grid-column:1/-1;border-top:1px solid var(--border);margin-top:15px;padding-top:20px;display:flex;justify-content:space-between;font-size:10px;gap:20px;color:#74645a}
@media(min-width:1600px){.hero{min-height:790px}.hero-image{min-height:790px}.hero-copy{padding-top:90px}.hero h1{font-size:90px}.hero-description{font-size:17px}}
@media(max-width:1100px){.site-header nav{gap:22px}.hero h1{font-size:61px}.hero-copy{padding-top:60px}.hero,.hero-image{min-height:650px}.hero-description{font-size:14px}.hero-footnote{padding-top:20px}.service-body{gap:35px}.service-body ul{grid-template-columns:1fr;gap:9px}.approach-copy{padding:65px 38px}.approach-image{min-height:710px}.questions,.contact{gap:55px}.brand{width:210px}.nav-contact{margin-left:0}}
@media(max-width:780px){html{scroll-padding-top:80px}.site-header{height:80px}.brand{width:205px}.site-header nav{display:none;position:absolute;left:0;right:0;top:79px;padding:22px var(--gutter) 30px;background:var(--cream);border-bottom:1px solid var(--border);box-shadow:0 15px 25px #5c4f4708}.site-header nav.is-open{display:flex;flex-direction:column;align-items:stretch;gap:0}.site-header nav>a{padding:15px 0;font-size:16px}.site-header nav>.nav-contact{padding:12px 18px;margin-top:12px;align-self:flex-start}.menu-toggle{display:flex;gap:13px;align-items:center;background:transparent;border:0;color:var(--ink);padding:12px 0 12px 12px;font-size:12px}.menu-lines{width:20px;height:12px;border-top:1px solid;border-bottom:1px solid;position:relative}.menu-toggle[aria-expanded=true] .menu-lines{border-bottom:0;transform:rotate(45deg);height:1px}.menu-toggle[aria-expanded=true] .menu-lines:after{content:'';position:absolute;top:-1px;left:0;width:20px;height:1px;background:currentColor;transform:rotate(90deg)}.hero{grid-template-columns:1fr;min-height:0}.hero-copy{padding:50px var(--gutter) 30px}.hero .eyebrow{font-size:9px;letter-spacing:1.7px}.hero h1{font-size:clamp(54px,9vw,78px);margin:24px 0;letter-spacing:-2px}.hero-description{font-size:15px}.hero-footnote{margin-top:40px;max-width:none}.hero-image{min-height:0;height:500px}.hero-image>img{object-position:center 51%}.hero-image figcaption{left:var(--gutter);font-size:20px}.section{padding:65px var(--gutter)}.introduction{padding-top:62px;padding-bottom:62px}.introduction h2{letter-spacing:-1.2px}.section-heading{grid-template-columns:1fr;gap:25px}.section-heading>p{justify-self:start;max-width:430px}.section-heading h2{margin-top:16px}.service-list{margin-top:34px}.service>summary{grid-template-columns:33px 1fr 18px;gap:12px;padding:24px 0}.service-title{font-size:26px}.service-body{padding:0 0 28px 45px;grid-template-columns:1fr;gap:23px}.service-body>p{font-size:14px}.service-body ul{font-size:12px;grid-template-columns:1fr 1fr;gap:12px}.service-body .text-link{margin-top:0}.approach{grid-template-columns:1fr}.approach-image{min-height:0;height:385px}.approach-image>img{object-position:center 66%;transform:scale(1.08)}.approach-copy{padding:55px var(--gutter)}.approach-copy h2{font-size:43px}.questions{grid-template-columns:1fr;gap:35px}.questions h2{font-size:43px}.faq-list summary{font-size:14px}.contact{grid-template-columns:1fr;gap:43px}.contact h2{font-size:46px}.contact-panel h3{font-size:27px}.footer{grid-template-columns:1fr auto;gap:8px;padding-top:30px}.footer>p{grid-column:1/-1;grid-row:2}.footer-bottom{flex-wrap:wrap;font-size:9px;row-gap:7px}.footer-bottom span:last-child{width:100%}.footer .brand{width:190px}.footer-bottom{margin-top:22px}.form-row{grid-template-columns:1fr;gap:0}}
@media(max-width:380px){.hero h1{font-size:49px}.hero-description{font-size:14px}.service-title{font-size:23px}.service-body ul{grid-template-columns:1fr}.hero-image{height:400px}.eyebrow{letter-spacing:1.7px}.introduction h2{font-size:35px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}

.contact fieldset{border:0;margin:0;padding:0;min-width:0}.contact .button #submit-label{font-size:12px;line-height:1.7}.contact fieldset:disabled .button{cursor:wait;opacity:.7}.form-trap{display:none}.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}

/* Private residences and community project positioning. */
.audiences{display:grid;grid-template-columns:1fr 1fr;gap:70px;max-width:1040px;margin:50px auto 0;text-align:left;border-top:1px solid #d2c7b8;padding-top:35px}.audiences article+article{border-left:1px solid #d2c7b8;padding-left:50px}.audiences h3{font-size:28px;line-height:1.3;margin:12px 0 16px;letter-spacing:-.5px}.audiences article>p:last-child{font-size:14px;line-height:1.8;max-width:425px}.audiences .eyebrow{font-size:10px;letter-spacing:1.6px}.service-body>div>p{font-size:15px;max-width:430px}.service-body .service-note{font-size:12px;color:var(--red);margin-top:17px;line-height:1.7}.service-body ul{align-content:start}
@media(max-width:780px){.audiences{grid-template-columns:1fr;gap:29px;margin-top:35px;padding-top:28px}.audiences article+article{border-left:0;border-top:1px solid #d2c7b8;padding-left:0;padding-top:29px}.audiences h3{font-size:27px}.audiences article>p:last-child{max-width:none}.service-body>div>p{font-size:14px}.service-body .service-note{font-size:12px}}