:root{--charcoal:#292d32;--steel:#4a4f55;--ink:#3a3632;--ivory:#f4efe6;--paper:#fcfaf5;--gold:#d2b47a;--muted:#aaa79f;--line:rgba(58,54,50,.17);--serif:'Cormorant Garamond',Georgia,serif;--sans:'Manrope',Arial,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:26px}body{margin:0;background:var(--ivory);color:var(--ink);font:14px/1.7 var(--sans);-webkit-font-smoothing:antialiased}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea,summary{-webkit-tap-highlight-color:transparent}button{cursor:pointer}button:disabled{cursor:default}img{display:block;max-width:100%}h1,h2,h3,p{margin:0}h1,h2,h3{font-weight:400}h1,h2{font-family:var(--serif);line-height:1.02;letter-spacing:-.035em}h2{font-size:clamp(44px,4.65vw,72px)}em{font-weight:400;font-style:normal;color:#a8874b}.wrap{width:min(1280px,calc(100% - 112px));margin-inline:auto}.section{padding-block:112px}.eyebrow{font-size:10px;letter-spacing:2.7px;font-weight:500;text-transform:uppercase;margin-bottom:25px}.button{min-height:56px;padding:17px 25px;border:1px solid transparent;display:inline-flex;align-items:center;justify-content:space-between;gap:30px;font-size:12px;font-weight:500;transition:background .2s,transform .2s}.button span{font-size:21px;line-height:1}.button:hover{transform:translateY(-2px)}.gold{background:linear-gradient(110deg,#e5cea0,#f0dfac 30%,#cda767);color:#292d32}.dark{background:var(--charcoal);color:var(--ivory)}.dark:hover{background:#3b4148}.underlined{display:inline-flex;align-items:center;justify-content:space-between;gap:30px;font-size:12px;padding-block:10px;border:0;border-bottom:1px solid #a8874b;background:none;color:var(--ink)}.underlined span{font-size:21px;line-height:1}.underlined:hover{color:#9b793c}.skip-link{position:fixed;top:8px;left:8px;padding:12px;background:white;z-index:100;transform:translateY(-150%)}.skip-link:focus{transform:none}:focus-visible{outline:2px solid #ac8741;outline-offset:5px}
.header{height:120px;padding-inline:56px;display:flex;align-items:center;justify-content:space-between;background:var(--charcoal);color:var(--ivory);position:relative;z-index:10;border-bottom:1px solid rgba(255,255,255,.1)}.brand{width:128px}.header nav{display:flex;align-items:center;gap:43px;font-size:12px}.header nav>a:hover{color:var(--gold)}.header .nav-contact{margin-left:20px;padding:13px 0 13px 27px;border-left:1px solid rgba(255,255,255,.2);display:flex;gap:60px;align-items:center}.nav-contact span{font-size:22px;color:var(--gold)}.menu-toggle{display:none}.hero{position:relative;background:var(--charcoal);min-height:700px;overflow:hidden;color:var(--ivory)}.hero-image{position:absolute;inset:0 0 0 40%;overflow:hidden}.hero-image img{width:100%;height:100%;object-fit:cover;object-position:46% center;filter:saturate(.73) brightness(.78)}.hero-image:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,var(--charcoal),rgba(41,45,50,.48) 28%,rgba(41,45,50,.04) 65%),linear-gradient(0deg,rgba(41,45,50,.8),transparent 25%)}.image-credit{position:absolute;right:56px;bottom:119px;color:#e6d8be;font-size:8px;letter-spacing:1.6px;z-index:1}.hero-content{position:relative;z-index:2;padding-top:115px;padding-bottom:160px;pointer-events:none}.hero-content a{pointer-events:auto}.hero .eyebrow{color:#d5bf91}.hero h1{font-size:clamp(66px,6.8vw,102px);max-width:840px}.hero h1 em{color:#e5cea0}.hero-copy{margin-top:30px;color:#d0cfc9;line-height:1.9;font-size:14px}.hero-actions{display:flex;align-items:center;gap:38px;margin-top:40px}.text-link{font-size:12px;display:flex;gap:22px;align-items:center}.text-link span{font-size:21px;color:var(--gold)}.hero-bottom{position:absolute;bottom:28px;left:0;right:0;z-index:2;display:flex;justify-content:space-between;align-items:center;border-top:1px solid rgba(255,255,255,.2);padding-top:24px;font-size:9px;letter-spacing:1.8px}.hero-bottom a{display:flex;align-items:center;gap:24px;letter-spacing:0;font-size:11px}.hero-bottom a span{font-size:21px;color:var(--gold)}
.direction{position:relative;padding-block:42px;border-bottom:1px solid var(--line)}.direction form{display:grid;grid-template-columns:1.15fr 1fr 1.2fr auto;gap:32px;align-items:end}.direction .eyebrow{font-size:8px;margin-bottom:4px;color:#917449;letter-spacing:2px}.direction h2{font-size:27px;letter-spacing:-.03em}.direction label{font-size:10px;color:#888175}.direction select{display:block;width:100%;height:41px;border:0;border-bottom:1px solid #cbc5bb;color:var(--ink);background:transparent;outline-offset:0;padding:0 22px 0 0;font-size:12px}.direction button{min-height:49px;padding:12px 20px;font-size:11px}
.approach{display:grid;grid-template-columns:1.15fr 1fr;gap:75px 100px}.approach .eyebrow{color:#8b714f}.approach-copy{padding-top:46px;color:#787266;line-height:1.85}.approach-copy .lead{font-family:var(--serif);font-size:30px;line-height:1.25;color:var(--ink);margin-bottom:22px;max-width:480px}.approach-copy .underlined{margin-top:24px}.principles{grid-column:1/-1;display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);padding-top:34px;gap:70px}.principles>div{position:relative;padding-left:44px}.principles span{position:absolute;left:0;top:4px;font-family:var(--serif);font-size:25px;color:#a8874b}.principles h3{font-size:13px;font-weight:500;margin-bottom:10px}.principles p{font-size:12px;color:#787266;max-width:300px;line-height:1.8}
.developments{background:var(--paper);border-block:1px solid rgba(58,54,50,.06)}.heading-row{display:flex;justify-content:space-between;align-items:end;gap:60px}.heading-row .eyebrow{color:#8b714f}.heading-note{max-width:350px;color:#787266;font-size:13px;padding-bottom:5px}.filter-row{display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid var(--line);margin-top:47px;margin-bottom:33px}.filters{display:flex;gap:34px}.filters button{padding:14px 0;border:0;border-bottom:2px solid transparent;background:none;color:#8a847a;font-size:11px}.filters button.active{border-color:#a8874b;color:var(--ink)}.result-count{font-size:10px;color:#8a847a}.projects{display:grid;grid-template-columns:repeat(2,1fr);gap:28px}.project[hidden]{display:none}.project-image{position:relative;border:0;padding:0;width:100%;height:330px;background:#3b4148;text-align:left;overflow:hidden;color:white}.project-image img{width:100%;height:100%;object-fit:cover;transition:transform .5s,filter .5s;filter:saturate(.78)}.project-image:hover img{transform:scale(1.045);filter:saturate(1)}.project-tag{position:absolute;top:19px;left:17px;padding:8px 9px;background:rgba(41,45,50,.72);font-size:7px;letter-spacing:1.2px;line-height:1}.image-arrow{position:absolute;bottom:19px;right:18px;height:37px;width:37px;background:var(--ivory);color:var(--ink);display:grid;place-items:center;font-size:20px}.project-info{padding-top:21px}.project-location{font-size:8px;letter-spacing:1.5px;color:#978163;margin-bottom:13px}.project h3{font-family:var(--serif);font-size:31px;line-height:1.12;letter-spacing:-.02em}.project-info>p:not(.project-location){margin-top:14px;color:#787266;font-size:12px;min-height:48px}.project-bottom{display:flex;justify-content:space-between;align-items:end;padding-top:24px;gap:10px}.project-bottom>div>span{display:block;font-size:8px;color:#8d877e;margin-bottom:4px}.project-bottom strong{font-size:15px;font-weight:500;white-space:nowrap}.project-bottom .underlined{font-size:10px;padding:2px 0;gap:19px}.project-note{margin-top:31px;padding-top:19px;border-top:1px solid var(--line);font-size:9px;color:#8a847a;max-width:990px;line-height:1.8}
.services{background:var(--charcoal);color:var(--ivory)}.service-layout{display:grid;grid-template-columns:1fr 1fr;gap:115px;align-items:center}.service-picture{height:635px;position:relative;overflow:hidden}.service-picture img{height:100%;width:100%;object-fit:cover;object-position:30% center;filter:saturate(.63) brightness(.86)}.service-image-label{position:absolute;bottom:27px;left:25px;font-size:7px;letter-spacing:1.7px;color:#e7d9ba}.services .eyebrow{color:var(--gold)}.services h2 em{color:#e5cea0}.service-tabs{display:flex;gap:32px;margin-top:36px;border-bottom:1px solid rgba(255,255,255,.17)}.service-tabs button{padding:10px 0 15px;border:0;border-bottom:2px solid transparent;background:none;color:#93938e;font-size:12px}.service-tabs [aria-selected=true]{color:#e5cea0;border-color:#e5cea0}.service-content h3{font-family:var(--serif);font-size:31px;margin-block:27px 14px}.service-content #service-description{font-size:12px;color:#b9b9b3;line-height:1.9;min-height:68px}.service-content ul{margin:20px 0 26px;padding:0;list-style:none;font-size:11px;color:#d0cfc9}.service-content li{padding-block:4px}.service-content li:before{content:'—';color:var(--gold);margin-right:12px}.underlined.light{color:var(--ivory);border-color:var(--gold)}
.contact{display:grid;grid-template-columns:1fr 1.15fr;gap:110px}.contact-intro .eyebrow{color:#8b714f}.contact-intro>p:not(.eyebrow){font-size:13px;color:#787266;margin-top:24px;line-height:1.9}.contact-numbers{display:flex;flex-direction:column;max-width:280px;margin-block:34px}.contact-numbers>span{font-size:8px;letter-spacing:1.7px;color:#978163;margin-bottom:8px}.contact-numbers a{font-size:22px;letter-spacing:-.05em;display:flex;justify-content:space-between;line-height:1.8}.contact-numbers a span{color:#a8874b}.contact-intro .underlined{font-size:10px;gap:16px}.inquiry-form{padding-top:28px}.inquiry-form label{font-size:10px;display:block;color:#787266}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:28px}.inquiry-form input,.inquiry-form select,.inquiry-form textarea{display:block;width:100%;border:0;border-bottom:1px solid #c9c1b4;border-radius:0;background:transparent;padding:12px 0 13px;color:var(--ink);font-size:12px;min-height:47px;margin-bottom:27px}.inquiry-form textarea{resize:vertical;min-height:97px;margin-bottom:24px}.inquiry-form input::placeholder,.inquiry-form textarea::placeholder{color:#a09a8d;font-size:11px}.inquiry-form button{width:100%;justify-content:space-between}.form-note{margin-top:13px;color:#8a847a;font-size:9px;line-height:1.8}.faq{padding-top:0;display:grid;grid-template-columns:1fr 1.15fr;gap:110px}.faq .eyebrow{color:#8b714f}.faq h2{font-size:49px}.faq details{border-bottom:1px solid var(--line)}.faq summary{cursor:pointer;list-style:none;display:flex;justify-content:space-between;align-items:center;gap:20px;padding:22px 0;font-size:12px}.faq summary::-webkit-details-marker{display:none}.faq summary span{color:#a8874b;font-size:24px;font-weight:400;line-height:1;transition:transform .2s}.faq details[open] summary span{transform:rotate(45deg)}.faq details p{font-size:11px;line-height:1.9;color:#787266;padding:0 35px 22px 0}
.footer{background:linear-gradient(135deg,#faf7f0,#ede4d5);border-top:1px solid var(--line);padding:50px 0 24px}.footer-main{display:grid;grid-template-columns:1fr 1fr .7fr;gap:70px;align-items:center;padding-bottom:48px}.footer-brand{width:155px}.footer-statement{font-family:var(--serif);font-size:38px;line-height:1.1;letter-spacing:-.025em}.footer-location{font-size:8px;letter-spacing:2px;color:#978163;margin-top:19px}.footer-main nav{display:flex;flex-direction:column;font-size:11px;gap:12px;align-items:start}.footer-main nav a:hover{color:#a8874b}.footer-bottom{border-top:1px solid var(--line);padding-top:21px;display:flex;justify-content:space-between;gap:20px;color:#8a847a;font-size:9px}.plain-button{border:0;padding:0;background:none;color:inherit;font-size:inherit}.plain-button:hover{text-decoration:underline}
dialog{border:0;padding:0;background:var(--paper);color:var(--ink);width:min(810px,calc(100% - 34px));max-height:88dvh;box-shadow:0 35px 100px rgba(0,0,0,.25)}dialog::backdrop{background:rgba(24,29,34,.75);backdrop-filter:blur(5px)}.dialog-close{position:absolute;right:16px;top:12px;width:40px;height:40px;display:grid;place-items:center;font-size:28px;color:var(--ink);border:0;background:var(--paper);z-index:1}.dialog-photo{height:235px;width:100%;object-fit:cover;filter:saturate(.8)}.dialog-body{padding:38px 42px}.dialog-body .eyebrow{color:#8b714f;font-size:8px;margin-bottom:15px}.dialog-body h2{font-size:52px;margin-bottom:19px}.dialog-body>p{font-size:12px;color:#787266;line-height:1.9}.detail-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:20px;border-block:1px solid var(--line);padding-block:20px;margin-block:25px}.detail-grid span{display:block;font-size:8px;letter-spacing:1.3px;color:#978163}.detail-grid strong{display:block;font-size:13px;font-weight:500;margin-top:7px}.plan-control{display:flex;align-items:center;justify-content:space-between;gap:20px;margin-top:25px}.plan-control h3{font-family:var(--serif);font-size:27px}.plan-control select{border:1px solid var(--line);background:none;padding:8px 14px;font-size:11px;color:var(--ink)}.plan-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-top:15px}.plan-grid>div{background:var(--paper);padding:16px 20px}.plan-grid span{display:block;color:#8a847a;font-size:9px}.plan-grid strong{display:block;font-size:17px;font-weight:500;margin-top:4px}.dialog-body .plan-note{font-size:9px;line-height:1.75;margin-top:12px}.dialog-actions{display:flex;align-items:center;gap:26px;margin-top:27px}.dialog-actions .button{font-size:10px;padding:12px 17px;min-height:45px}.dialog-actions .underlined{font-size:9px;gap:15px}.source-links{padding-left:16px;font-size:12px;line-height:1.8;margin:23px 0}.source-links li{margin-bottom:12px}.source-links a{text-decoration:underline;text-underline-offset:4px}
@media(min-width:1600px){.hero{min-height:800px}.hero-content{padding-top:160px}.hero-image{left:44%}}
@media(max-width:1100px){.wrap{width:calc(100% - 72px)}.header{padding-inline:36px}.hero h1{font-size:84px}.hero-image{left:32%}.direction form{gap:22px;grid-template-columns:1fr 1fr 1fr}.direction-title{grid-column:1/-1}.direction button{align-self:end}.approach{gap:55px 60px}.principles{gap:30px}.project-image{height:235px}.project h3{font-size:27px}.project-bottom{align-items:start;flex-direction:column;gap:12px}.service-layout{gap:60px}.contact,.faq{gap:60px}.service-picture{height:610px}.footer-main{gap:40px}.dialog-body{padding:32px}}
@media(max-width:760px){.wrap{width:calc(100% - 40px)}.section{padding-block:72px}.header{height:92px;padding-inline:20px}.brand{width:96px}.header .brand img{width:96px;height:auto}.menu-toggle{display:flex;flex-direction:column;justify-content:center;gap:7px;background:none;border:1px solid rgba(255,255,255,.2);width:42px;height:42px;padding:11px;color:var(--ivory)}.menu-toggle span{display:block;width:18px;height:1px;background:currentColor}.header nav{display:none;position:absolute;top:91px;left:0;right:0;background:var(--charcoal);padding:24px 20px 29px;gap:22px;align-items:start;flex-direction:column;border-top:1px solid rgba(255,255,255,.1);box-shadow:0 25px 25px rgba(0,0,0,.12)}.header nav.open{display:flex}.header .nav-contact{margin:0;padding:10px 0 0;border:0;gap:35px}.hero{min-height:710px}.hero-image{inset:0}.hero-image img{object-position:44% center;filter:saturate(.6) brightness(.5)}.hero-image:after{background:linear-gradient(90deg,rgba(41,45,50,.84),rgba(41,45,50,.4)),linear-gradient(0deg,var(--charcoal),transparent 50%)}.hero-content{padding-top:115px;padding-bottom:200px}.hero .eyebrow{font-size:8px;letter-spacing:2px}.hero h1{font-size:clamp(54px,10.7vw,76px);max-width:560px;line-height:1.06}.hero-copy{font-size:12px;line-height:1.85;max-width:390px;margin-top:26px}.hero-actions{gap:21px;margin-top:33px;flex-wrap:wrap}.hero-actions .button{padding:14px 17px;font-size:10px;gap:20px;min-height:51px}.hero .text-link{font-size:10px;gap:14px}.hero-bottom{bottom:25px;align-items:start;gap:20px;font-size:7px;letter-spacing:1px}.hero-bottom a{font-size:8px;gap:15px}.image-credit{right:20px;bottom:101px;font-size:6px;letter-spacing:1px}.direction{padding-block:28px}.direction form{grid-template-columns:1fr 1fr;gap:22px 18px}.direction button{grid-column:1/-1;justify-content:space-between}.direction-title h2{font-size:26px}.direction label{font-size:9px}.direction select{font-size:10px}.approach{grid-template-columns:1fr;gap:28px}.approach-copy{padding-top:0}.approach-copy .lead{font-size:27px}.approach-copy>p:not(.lead){font-size:12px}.principles{grid-template-columns:1fr;gap:26px;margin-top:10px;padding-top:28px}.principles>div{padding-left:42px}.principles p{max-width:none}.eyebrow{font-size:8px;letter-spacing:2px;margin-bottom:21px}h2{font-size:48px}.heading-row{display:block}.heading-note{margin-top:25px;max-width:400px;font-size:12px}.filter-row{margin-top:30px;display:block}.filters{gap:23px;justify-content:start}.filters button{font-size:9px;white-space:nowrap}.result-count{display:block;font-size:8px;padding-block:12px}.projects{grid-template-columns:1fr;gap:43px}.project-image{height:290px}.project h3{font-size:35px}.project-info>p:not(.project-location){min-height:0;max-width:380px}.project-bottom{flex-direction:row;align-items:end;padding-top:19px}.project-bottom .underlined{font-size:11px;gap:22px}.project-bottom strong{font-size:16px}.project-tag{font-size:7px}.project-note{font-size:8px}.service-layout{grid-template-columns:1fr;gap:45px}.service-picture{height:335px;order:2}.service-picture img{object-position:25% 55%}.service-content #service-description{min-height:0}.service-content h3{font-size:31px}.service-tabs{margin-top:28px}.services h2{font-size:56px}.contact{grid-template-columns:1fr;gap:42px}.contact-intro h2{font-size:57px}.contact-numbers a{font-size:23px;max-width:240px}.contact-numbers{margin-block:28px}.inquiry-form{padding-top:0}.form-row{gap:19px}.inquiry-form input,.inquiry-form select,.inquiry-form textarea{font-size:11px}.inquiry-form label{font-size:9px}.inquiry-form input::placeholder{font-size:9px}.faq{grid-template-columns:1fr;gap:25px;padding-top:0}.faq h2{font-size:45px}.faq summary{font-size:11px}.footer{padding-top:39px}.footer-main{grid-template-columns:1fr 1fr;gap:33px 20px;padding-bottom:34px}.footer-brand{width:127px}.footer-statement{font-size:29px}.footer-location{font-size:6px}.footer-main nav{grid-column:1/-1;flex-direction:row;flex-wrap:wrap;gap:22px;font-size:10px}.footer-bottom{flex-wrap:wrap;gap:12px 25px;font-size:8px}.footer-bottom>a{margin-left:auto}.dialog-body{padding:27px 22px}.dialog-body h2{font-size:39px}.dialog-photo{height:175px}.dialog-actions{flex-wrap:wrap;gap:15px}.dialog-body .plan-note{font-size:8px}.plan-grid>div{padding:13px}.plan-grid strong{font-size:14px}.plan-control h3{font-size:25px}.detail-grid strong{font-size:11px}.source-links{font-size:11px}}
@media(max-width:360px){.hero h1{font-size:51px}.hero-copy br{display:none}.hero-actions{gap:20px}.text-link{margin-left:4px}.filters{gap:17px}.project-image{height:235px}.form-row{grid-template-columns:1fr;gap:0}.footer-statement{font-size:25px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation-duration:.01ms!important;transition-duration:.01ms!important;animation-iteration-count:1!important}}