:root {
  --cream: #f5f2ec;
  --cream-2: #ece7de;
  --charcoal: #2b2d2a;
  --charcoal-2: #363834;
  --ink: #1f2120;
  --text: #2a2c29;
  --muted: #6d6b64;
  --faint: #9a968d;
  --line: #d5cfc3;
  --line-dark: rgba(255,255,255,0.18);
  --gold: #a89060;
  --on-dark: #efece5;
  --on-dark-muted: #b9b5ab;
  --hero-shade: rgba(20, 22, 20, 0.42);
  --e: cubic-bezier(0.16, 1, 0.3, 1);
  color-scheme: light;
}
@media (prefers-color-scheme: dark) {
  :root:not([data-theme="light"]) {
    --cream: #1c1d1b; --cream-2: #242624; --charcoal: #121312; --charcoal-2: #1a1b19;
    --ink: #efece5; --text: #e6e2da; --muted: #aaa69d; --faint: #7d7a72; --line: #3a3c38;
    --hero-shade: rgba(10, 11, 10, 0.5);
    color-scheme: dark;
  }
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0; background: var(--cream); color: var(--text);
  font-family: "Inter", "Helvetica Neue", Arial, sans-serif; font-weight: 300;
  font-size: 15.5px; line-height: 1.65; -webkit-font-smoothing: antialiased;
  overflow-x: hidden;
}
img { max-width: 100%; height: auto; display: block; }
a { color: inherit; }
a:focus-visible, button:focus-visible, input:focus-visible, textarea:focus-visible, select:focus-visible, label:focus-visible {
  outline: 2px solid var(--gold); outline-offset: 4px;
}
.skip { position: absolute; left: -9999px; top: 8px; background: var(--ink); color: var(--cream); padding: 10px 16px; z-index: 100; }
.skip:focus { left: 8px; }
.serif { font-family: "Cormorant Garamond", "Times New Roman", Georgia, serif; }
h1, h2, h3 { font-family: "Cormorant Garamond", "Times New Roman", Georgia, serif; font-weight: 400; margin: 0; line-height: 1.08; color: var(--ink); text-wrap: balance; letter-spacing: -0.005em; }
h1 { font-size: clamp(2.5rem, 5.6vw, 4.4rem); }
h2 { font-size: clamp(2.1rem, 4.2vw, 3.3rem); }
h3 { font-size: 1.45rem; }
p { margin: 0; }
.wrap { width: min(1240px, 100% - 40px); margin-inline: auto; }
section { padding-block: 96px; }
.eyebrow { font-size: 0.66rem; letter-spacing: 0.26em; text-transform: uppercase; color: var(--muted); font-weight: 400; display: inline-flex; align-items: center; gap: 16px; }
.eyebrow::after { content: ""; width: 56px; height: 1px; background: var(--line); }
.eyebrow.plain::after { display: none; }
.lead { font-family: "Cormorant Garamond", Georgia, serif; font-size: 1.35rem; line-height: 1.4; color: var(--muted); font-weight: 300; }
.cap { font-size: 0.74rem; color: var(--muted); margin-top: 12px; letter-spacing: 0.02em; }
.link-arrow { font-size: 0.78rem; letter-spacing: 0.04em; text-decoration: none; color: var(--ink); display: inline-flex; align-items: center; gap: 8px; }
.link-arrow::after { content: "↗"; font-size: 0.85em; }
.link-arrow:hover { color: var(--gold); }
.btn {
  display: inline-block; text-decoration: none; padding: 13px 26px;
  border: 1px solid currentColor; font-size: 0.72rem; letter-spacing: 0.22em; text-transform: uppercase; font-weight: 400;
}
.btn:hover { background: var(--ink); color: var(--cream); }
.btn.dark { color: var(--ink); }
.btn.light { color: var(--on-dark); }
.btn.light:hover { background: var(--on-dark); color: var(--charcoal); }

/* NAV */
.nav { position: sticky; top: 0; z-index: 20; background: var(--cream); border-bottom: 1px solid var(--line); }
.nav .wrap { display: flex; align-items: center; justify-content: space-between; gap: 24px; padding-block: 16px; }
.wordmark { text-decoration: none; display: flex; align-items: center; gap: 14px; color: var(--ink); }
.wordmark img { height: 46px; width: auto; }
.wordmark .a { font-family: "Cormorant Garamond", Georgia, serif; font-size: 1.45rem; letter-spacing: 0.32em; font-weight: 400; display: block; line-height: 1; }
.wordmark .b { font-size: 0.55rem; letter-spacing: 0.34em; text-transform: uppercase; color: var(--muted); display: block; margin-top: 4px; }
.nav ul { list-style: none; margin: 0; padding: 0; display: flex; gap: 30px; align-items: center; }
.nav li a { text-decoration: none; font-size: 0.68rem; letter-spacing: 0.22em; text-transform: uppercase; color: var(--text); }
.nav li a:hover, .nav li a[aria-current="page"] { color: var(--gold); }
.nav li.cta a { border: 1px solid var(--ink); padding: 10px 18px; letter-spacing: 0.06em; text-transform: none; font-size: 0.78rem; color: var(--ink); }
.nav li.cta a:hover { background: var(--ink); color: var(--cream); }
.menu-toggle { display: none; }
.menu-btn { display: none; font-size: 0.68rem; letter-spacing: 0.22em; text-transform: uppercase; border: 1px solid var(--ink); padding: 10px 16px; cursor: pointer; color: var(--ink); }
@media (max-width: 960px) {
  .menu-btn { display: inline-block; }
  .nav ul { display: none; position: absolute; left: 0; right: 0; top: 100%; background: var(--cream); flex-direction: column; align-items: flex-start; gap: 0; padding: 8px 20px 20px; border-bottom: 1px solid var(--line); }
  .nav ul li { width: 100%; border-top: 1px solid var(--line); }
  .nav ul li a { display: block; padding: 14px 0; }
  .nav li.cta a { display: inline-block; margin-top: 12px; }
  .menu-toggle:checked ~ .wrap .nav-inner ul { display: flex; }
  .nav { position: sticky; }
  .nav .wrap { position: relative; }
  .wordmark img { height: 40px; }
}

/* HERO */
.hero { position: relative; min-height: min(78vh, 720px); display: grid; align-items: center; color: #f4f1ea; isolation: isolate; overflow: hidden; }
.hero-media { position: absolute; inset: 0; z-index: -2; overflow: hidden; }
.hero-media img { width: 100%; height: 100%; object-fit: cover; object-position: 50% 42%; }
.hero::after { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, rgba(20,22,20,0.62) 0%, var(--hero-shade) 45%, rgba(20,22,20,0.15) 100%); }
.hero .wrap { padding-block: 80px; }
.hero .eyebrow { color: #d8d3c8; }
.hero .eyebrow::after { background: rgba(255,255,255,0.4); }
.hero h1 { color: #f7f4ee; margin: 22px 0 32px; max-width: 18ch; text-shadow: 0 2px 18px rgba(0,0,0,0.3); }
.hero .btn { color: #f7f4ee; }
.hero .btn:hover { color: var(--charcoal); background: #f7f4ee; }
.page-hero { padding-block: 72px 56px; border-bottom: 1px solid var(--line); }
.page-hero h1 { margin: 18px 0 18px; max-width: 20ch; }

/* APPROACH */
.approach-top { display: grid; grid-template-columns: 1fr 1.2fr; gap: 48px; align-items: start; }
.approach-top .lead { margin-top: 18px; max-width: 48ch; }
.approach-top h2 { max-width: 14ch; }
.approach-title { margin: 56px 0 28px; }
.duo { display: grid; grid-template-columns: 1.75fr 1fr; gap: 24px; }
.duo figure { margin: 0; }
.duo img { width: 100%; height: 100%; object-fit: cover; aspect-ratio: 16 / 10; }
.duo .tall img { aspect-ratio: auto; height: 100%; }
@media (max-width: 900px) { .approach-top { grid-template-columns: 1fr; gap: 20px; } .duo { grid-template-columns: 1fr; } .duo .tall img { aspect-ratio: 4 / 3; } }

/* EXPERTISE */
.expertise { background: var(--charcoal); color: var(--on-dark); }
.expertise .eyebrow { color: var(--on-dark-muted); }
.expertise .eyebrow::after { background: var(--line-dark); }
.expertise h2 { color: var(--on-dark); }
.exp-grid { display: grid; grid-template-columns: 1.1fr 2fr; gap: 64px; align-items: start; }
.exp-cols { display: grid; grid-template-columns: repeat(3, 1fr); }
.exp-col { position: relative; padding: 8px 28px; display: grid; gap: 14px; align-content: start; }
.exp-col::before { content: ""; position: absolute; left: 0; top: 0; bottom: 0; width: 1px; background: var(--line-dark); }
.exp-col .n { font-size: 0.66rem; letter-spacing: 0.22em; color: var(--gold); }
.exp-col h3 { color: var(--on-dark); font-size: 1.5rem; }
.exp-col p { font-size: 0.86rem; color: var(--on-dark-muted); line-height: 1.6; }
.exp-col .link-arrow { color: var(--on-dark); font-size: 0.74rem; }
.exp-col .link-arrow:hover { color: var(--gold); }
@media (max-width: 960px) { .exp-grid { grid-template-columns: 1fr; gap: 40px; } }
@media (max-width: 640px) { .exp-cols { grid-template-columns: 1fr; gap: 28px; } .exp-col { padding: 0 0 0 20px; } }

/* RESIDENCES */
.res-head { display: grid; grid-template-columns: 2fr 1fr; gap: 48px; align-items: end; margin-bottom: 48px; }
.res-head h2 { margin-top: 18px; font-size: clamp(2.4rem, 5vw, 4rem); }
.res-head .lead { margin-top: 10px; }
.res-head .aside { border-left: 1px solid var(--line); padding-left: 28px; font-family: "Cormorant Garamond", Georgia, serif; font-size: 1.2rem; line-height: 1.45; color: var(--muted); }
.res-feature { margin: 0; }
.res-feature img { width: 100%; aspect-ratio: 16 / 9; object-fit: cover; }
.res-row { display: flex; align-items: center; gap: 24px; padding: 24px 0 40px; }
.res-row .n { font-family: "Cormorant Garamond", Georgia, serif; font-size: 2.2rem; color: var(--faint); font-weight: 300; padding-right: 24px; border-right: 1px solid var(--line); line-height: 1; }
.res-row h3 { font-size: 1.6rem; }
.res-row .sub { font-size: 0.64rem; letter-spacing: 0.24em; text-transform: uppercase; color: var(--muted); margin-top: 4px; }
.res-row .spacer { flex: 1; height: 1px; background: var(--line); min-width: 24px; }
.res-pair { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; }
.res-pair figure { margin: 0; }
.res-pair img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; }
.res-pair .res-row { padding-bottom: 0; }
.res-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; margin-top: 48px; }
.res-grid figure { margin: 0; }
.res-grid img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; }
@media (max-width: 860px) { .res-head { grid-template-columns: 1fr; gap: 20px; } .res-head .aside { border-left: 0; padding-left: 0; } .res-pair, .res-grid { grid-template-columns: 1fr; } .res-row .spacer { display: none; } }

/* ABOUT */
.about { background: var(--cream-2); }
.about-grid { display: grid; grid-template-columns: 1fr 1.1fr; gap: 64px; align-items: center; }
.about figure { margin: 0; }
.about img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; object-position: 68% 30%; }
.about h2 { margin: 18px 0 24px; }
.about .prose p { max-width: 56ch; }
.about .prose p + p { margin-top: 1em; }
.facts { margin-top: 32px; padding-top: 24px; border-top: 1px solid var(--line); display: grid; grid-template-columns: repeat(3, 1fr); gap: 20px; }
.facts dt { font-size: 0.62rem; letter-spacing: 0.22em; text-transform: uppercase; color: var(--muted); }
.facts dd { margin: 6px 0 0; font-family: "Cormorant Garamond", Georgia, serif; font-size: 1.15rem; line-height: 1.3; color: var(--ink); }
@media (max-width: 900px) { .about-grid { grid-template-columns: 1fr; gap: 32px; } .about img { aspect-ratio: 4 / 3; } .facts { grid-template-columns: 1fr; } }

/* SERVICES */
.service { display: grid; grid-template-columns: 1fr 1.2fr; gap: 56px; align-items: center; padding-block: 64px; border-top: 1px solid var(--line); }
.service:first-of-type { border-top: 0; }
.service figure { margin: 0; }
.service img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; }
.service h2 { margin: 16px 0 20px; font-size: clamp(1.9rem, 3.4vw, 2.7rem); }
.service ul { margin: 22px 0 0; padding: 0; list-style: none; }
.service li { padding: 10px 0; border-top: 1px solid var(--line); font-size: 0.95rem; }
.service li:last-child { border-bottom: 1px solid var(--line); }
@media (max-width: 860px) { .service { grid-template-columns: 1fr; gap: 28px; } }

/* CTA BAND */
.band { background: var(--charcoal); color: var(--on-dark); padding-block: 72px; }
.band .wrap { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 28px; }
.band h2 { color: var(--on-dark); font-size: clamp(1.6rem, 3.4vw, 2.5rem); letter-spacing: 0.14em; text-transform: uppercase; font-weight: 300; }
.band .link-arrow { color: var(--on-dark); font-size: 0.7rem; letter-spacing: 0.22em; text-transform: uppercase; }
.band .link-arrow:hover { color: var(--gold); }

/* CONTACT */
.contact-grid { display: grid; grid-template-columns: 1.2fr 1fr; gap: 64px; align-items: start; }
.contact h2 { margin: 18px 0 20px; }
.contact .lead { max-width: 44ch; }
.contact .side { display: grid; gap: 22px; padding-top: 8px; }
.contact .side .k { font-size: 0.62rem; letter-spacing: 0.22em; text-transform: uppercase; color: var(--muted); }
.contact .side .v { font-family: "Cormorant Garamond", Georgia, serif; font-size: 1.35rem; color: var(--ink); margin-top: 4px; line-height: 1.3; }
.contact .side a { text-decoration: none; }
.contact .side a:hover { color: var(--gold); }
.contact .note { font-size: 0.8rem; color: var(--muted); margin-top: 20px; }
form.inquiry { display: grid; gap: 18px; }
form.inquiry label { display: grid; gap: 6px; font-size: 0.62rem; letter-spacing: 0.22em; text-transform: uppercase; color: var(--muted); }
form.inquiry input, form.inquiry select, form.inquiry textarea {
  font: inherit; font-size: 1rem; letter-spacing: 0; text-transform: none; color: var(--ink);
  background: transparent; border: 1px solid var(--line); padding: 12px 14px;
}
form.inquiry textarea { min-height: 140px; resize: vertical; }
form.inquiry .row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
@media (max-width: 860px) { .contact-grid { grid-template-columns: 1fr; gap: 32px; } form.inquiry .row { grid-template-columns: 1fr; } }

/* PRIVACY */
.prose-page { max-width: 760px; }
.prose-page h2 { font-size: 1.8rem; margin: 40px 0 12px; }
.prose-page p + p { margin-top: 1em; }
.prose-page p { color: var(--text); }

/* FOOTER */
footer { border-top: 1px solid var(--line); }
footer .wrap { padding-block: 34px; display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: 18px; font-size: 0.64rem; letter-spacing: 0.2em; text-transform: uppercase; color: var(--muted); }
footer nav ul { list-style: none; margin: 0; padding: 0; display: flex; gap: 22px; flex-wrap: wrap; }
footer nav a { text-decoration: none; }
footer nav a:hover { color: var(--gold); }
footer .legal { text-transform: none; letter-spacing: 0.02em; font-size: 0.72rem; width: 100%; color: var(--faint); }

@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } * { transition: none !important; animation: none !important; } }