@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&display=swap');
:root{--ink:#1b2b2c;--ink2:#314447;--paper:#f7f4ed;--warm:#ebe6dc;--chalk:#fffefa;--line:#d4d2ca;--accent:#a57750;--mute:#5d6b6a;--light:#e6e7e2;--width:1560px;--gutter:clamp(22px,4.1vw,76px)}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font:400 16px/1.58 'DM Sans',Arial,sans-serif;-webkit-font-smoothing:antialiased}body,button,input,select,textarea{font-family:'DM Sans',Arial,sans-serif}button,input,select,textarea{font-size:inherit}button{cursor:pointer}img{display:block;width:100%}a{color:inherit;text-decoration:none}h1,h2,h3,p,figure,dl{margin:0}h1,h2,h3{font-weight:500;line-height:1.06;letter-spacing:-.055em}h1{font-size:clamp(3.6rem,7.5vw,8.8rem)}h2{font-size:clamp(2.8rem,5.2vw,6rem)}h3{font-size:clamp(1.5rem,2.4vw,2.5rem)}em{font-family:'Instrument Serif',Georgia,serif;font-weight:400;letter-spacing:-.035em}strong{font-weight:600}::selection{background:#b59a76;color:#142527}.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}.skip-link{position:absolute;left:1rem;top:-5rem;z-index:200;background:white;color:var(--ink);padding:1rem}.skip-link:focus{top:1rem}:focus-visible{outline:3px solid #bf783e;outline-offset:3px}.kicker{font-size:.72rem;font-weight:700;letter-spacing:.19em;line-height:1.45;text-transform:uppercase;color:var(--accent);margin-bottom:1.7rem}.icon-chevron{height:24px;width:24px;flex:none}.line-link{display:inline-block;font-size:.87rem;font-weight:700;border-bottom:1px solid currentColor;padding-bottom:.38rem;transition:color .25s}.line-link:hover{color:var(--accent)}.button{min-height:54px;display:inline-flex;align-items:center;justify-content:center;border:1px solid transparent;padding:1rem 1.55rem;font-size:.86rem;font-weight:700;line-height:1.2;letter-spacing:.02em;white-space:nowrap;transition:background .25s,color .25s,border-color .25s,transform .3s}.button:hover{transform:translateY(-2px)}.button-light{background:var(--paper);color:var(--ink)}.button-light:hover{background:white}.button-dark{background:var(--ink);color:white}.button-dark:hover{background:#43585a}.button-outline{border-color:var(--ink);color:var(--ink);background:transparent}.button-outline:hover{color:white;background:var(--ink)}
/* Navigation */
.header{position:sticky;top:0;z-index:100;background:rgba(247,244,237,.97);border-bottom:1px solid rgba(27,43,44,.13);backdrop-filter:blur(14px);transition:background .35s,border .35s}.header-inner{max-width:var(--width);height:84px;margin:auto;padding:0 var(--gutter);display:flex;align-items:center;justify-content:space-between;gap:2rem}.wordmark{display:inline-flex;flex-direction:column;flex:none;line-height:1;color:var(--ink)}.wordmark span{font-size:1.12rem;font-weight:700;letter-spacing:.075em;white-space:nowrap}.wordmark small{font-size:.58rem;font-weight:600;letter-spacing:.37em;margin-top:9px;white-space:nowrap}.primary-nav{display:flex;align-items:center;gap:clamp(1rem,2.2vw,2.5rem)}.primary-nav>a{font-size:.83rem;font-weight:600;white-space:nowrap;transition:opacity .25s}.primary-nav>a:hover{opacity:.55}.primary-nav>a[aria-current=page]{border-bottom:1px solid;padding:0 0 5px;margin-bottom:-5px}.primary-nav .nav-action{border:1px solid var(--ink);padding:.76rem 1.2rem;margin-left:.6rem}.primary-nav .nav-action:hover{background:var(--ink);color:white;opacity:1}.menu-button{display:none}.is-home .header{position:absolute;width:100%;background:transparent;border:0;color:white;backdrop-filter:none}.is-home .wordmark,.is-home .primary-nav{color:white}.is-home .primary-nav .nav-action{border-color:rgba(255,255,255,.7)}.is-home .primary-nav .nav-action:hover{background:white;color:var(--ink)}.is-home .header.scrolled{position:fixed;background:rgba(27,43,44,.94);backdrop-filter:blur(12px);border-bottom:1px solid #4b6061}
/* Homepage */
.home-hero{position:relative;min-height:720px;height:min(900px,100svh);background:#1d2c2e;color:white;overflow:hidden}.hero-scenes,.hero-scene,.hero-scene img,.hero-scrim{position:absolute;inset:0;width:100%;height:100%}.hero-scene{opacity:0;transition:opacity 1.3s ease}.hero-scene.active{opacity:1}.hero-scene img{object-fit:cover;object-position:center;transform:scale(1.06);transition:transform 8.5s ease-out}.hero-scene.active img{transform:scale(1)}.hero-scrim{background:linear-gradient(90deg,rgba(9,24,27,.74),rgba(9,24,27,.34) 58%,rgba(9,24,27,.11)),linear-gradient(0deg,rgba(9,24,27,.49),transparent 54%)}.hero-layout{position:relative;z-index:1;max-width:var(--width);height:100%;margin:auto;padding:160px var(--gutter) 58px;display:flex;flex-direction:column;justify-content:space-between}.hero-label{align-self:flex-end;font-size:.68rem;font-weight:600;letter-spacing:.17em}.hero-label span{margin:0 .8rem;opacity:.5}.hero-main{display:flex;justify-content:space-between;align-items:end;gap:3rem}.hero-copy{max-width:860px;animation:hero-enter .9s .1s both}.hero-copy .kicker{color:#e8d4b7}.hero-copy h1{margin-bottom:1.6rem}.hero-copy>p{font-size:clamp(1.05rem,1.65vw,1.32rem);max-width:560px;line-height:1.48;margin-bottom:2rem;color:#f3f1ec}.hero-links{display:flex;align-items:center;gap:2.4rem;flex-wrap:wrap}.hero-secondary{font-size:.85rem;font-weight:700;border-bottom:1px solid white;padding-bottom:.4rem}.hero-control{width:160px;display:flex;gap:.8rem;align-items:center;flex-wrap:wrap;font-size:.72rem;font-weight:700;letter-spacing:.12em}.hero-index{flex:1}.hero-control button{border:0;background:none;color:white;font-size:.72rem;text-transform:uppercase;letter-spacing:.1em;padding:.4rem}.hero-progress{height:1px;width:100%;background:#ffffff70;overflow:hidden}.hero-progress span{display:block;height:100%;width:0;background:white;transform-origin:left}.home-hero[data-playing=true] .hero-progress span{animation:hero-progress 7s linear infinite}@keyframes hero-enter{from{opacity:0;transform:translateY(34px)}to{opacity:1;transform:none}}@keyframes hero-progress{from{width:0}to{width:100%}}
.paths{max-width:var(--width);margin:auto;padding:0 var(--gutter);display:grid;grid-template-columns:repeat(3,1fr);border-bottom:1px solid var(--line)}.path{position:relative;padding:2.5rem 2.1rem 2.7rem 0;display:flex;gap:1.2rem;border-right:1px solid var(--line);transition:background .3s}.path+.path{padding-left:2.1rem}.path:last-child{border:0}.path-num{font:italic 1.5rem 'Instrument Serif',Georgia,serif;color:var(--accent);line-height:1}.path h2{font-family:'DM Sans',Arial,sans-serif;font-size:1.18rem;font-weight:600;letter-spacing:-.04em;margin-bottom:.3rem}.path p{font-size:.84rem;color:var(--mute)}.path svg{margin-left:auto;width:21px;transition:transform .3s}.path:hover svg{transform:translateX(5px)}.path:hover h2{color:var(--accent)}.section{max-width:var(--width);padding:clamp(5rem,9vw,10rem) var(--gutter);margin:auto}.section-grid{display:grid;grid-template-columns:1.15fr .65fr;gap:8vw;align-items:end}.work-intro h2{max-width:800px}.work-intro p:not(.kicker){font-size:clamp(1.1rem,1.6vw,1.4rem);line-height:1.5;color:#495b5b;margin-bottom:2rem}.story{display:grid;grid-template-columns:56% 44%;background:var(--ink);color:white}.story-visual{min-height:850px}.story-frame{position:sticky;top:84px;height:calc(100vh - 84px);min-height:640px;overflow:hidden;background:#233538}.story-img{position:absolute;inset:0;height:100%;object-fit:cover;opacity:0;transform:scale(1.04);transition:opacity .9s,transform 1.5s}.story-img.active{opacity:1;transform:scale(1)}.story-caption{position:absolute;left:var(--gutter);bottom:2.5rem;font-size:.65rem;letter-spacing:.15em;background:rgba(21,40,43,.75);padding:.55rem .7rem}.story-copy{padding:0 clamp(3rem,7vw,9rem)}.story-step{min-height:78vh;display:flex;flex-direction:column;align-items:start;justify-content:center;opacity:.38;transition:opacity .5s}.story-step.active{opacity:1}.story-step .kicker{color:#c5a57e}.story-step h3{font:400 clamp(3rem,4.7vw,5.8rem)/.98 'Instrument Serif',Georgia,serif;letter-spacing:-.03em;max-width:620px;margin-bottom:1.8rem}.story-step p{max-width:400px;color:#d4dedb;font-size:1.05rem}.section-title{display:flex;align-items:end;justify-content:space-between;gap:3rem;margin-bottom:3.2rem}.section-title h2{max-width:860px}.section-title>p{max-width:350px;color:var(--mute)}.featured-layout{display:grid;grid-template-columns:1.2fr .8fr;grid-template-rows:repeat(2,1fr);gap:1.3rem}.featured-layout .featured-1{grid-row:span 2}.featured-layout .featured-1 .home-card-photo{height:680px}.featured-layout .home-card-photo{height:290px}.quiet-note{font-size:.78rem;color:var(--mute);margin-top:1.4rem}.plan-feature{display:grid;grid-template-columns:1fr 1fr;min-height:660px;background:#223637;color:white}.plan-feature-copy{padding:clamp(4rem,8vw,9rem) var(--gutter);display:flex;flex-direction:column;align-items:start;justify-content:center}.plan-feature-copy .kicker{color:#d3b697}.plan-feature-copy h2{max-width:690px}.plan-feature-copy p{max-width:540px;color:#d2dcd9;font-size:1.08rem;margin:2rem 0}.plan-feature-image{position:relative;display:block;background:#e7e4da;overflow:hidden;padding:5rem}.plan-feature-image img{height:100%;object-fit:contain;filter:contrast(1.05);transition:transform .7s}.plan-feature-image:hover img{transform:scale(1.035)}.plan-feature-image>span{position:absolute;left:2rem;bottom:1.7rem;background:var(--paper);color:var(--ink);padding:.8rem 1rem;display:flex;gap:2rem;align-items:center;font-size:.7rem;letter-spacing:.13em}.plan-feature-image small{font-size:.65rem}.neighborhood-feature{display:grid;grid-template-columns:1fr 1fr;background:var(--warm)}.neighborhood-image{min-height:580px}.neighborhood-image img{height:100%;object-fit:cover}.neighborhood-copy{padding:clamp(4rem,8vw,8rem);display:flex;flex-direction:column;align-items:start;justify-content:center}.neighborhood-copy h2{max-width:600px}.neighborhood-copy p{max-width:530px;color:#596966;font-size:1.1rem;margin:2rem 0}.contact-band{background:#1b2b2c;color:white;padding:clamp(5rem,7vw,8rem) max(var(--gutter),calc((100vw - var(--width))/2 + var(--gutter)));display:flex;align-items:end;justify-content:space-between;gap:4rem}.contact-band .kicker{color:#d0b18c}.contact-band h2{max-width:850px}.contact-band p:not(.kicker){color:#c7d4cf;margin-top:1.4rem;max-width:600px}.contact-band .button{flex:none}
/* Shared cards and collection surfaces */
.home-card,.plan-card{min-width:0}.home-card-link,.plan-card>a{display:block;height:100%}.home-card-photo{height:310px;position:relative;overflow:hidden;background:#dcd8cf}.home-card-photo img{height:100%;object-fit:cover;transition:transform .7s cubic-bezier(.2,.7,.3,1)}.home-card:hover .home-card-photo img{transform:scale(1.045)}.photo-count{position:absolute;right:.8rem;bottom:.8rem;background:rgba(15,32,35,.83);padding:.3rem .55rem;color:white;font-size:.65rem;text-transform:uppercase;letter-spacing:.08em}.home-card-meta{display:flex;justify-content:space-between;gap:1rem;font-size:.69rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--accent);margin-top:1.2rem}.home-card-meta span:last-child{color:var(--mute)}.home-card h3{font-family:'DM Sans',Arial,sans-serif;font-size:clamp(1.3rem,2vw,2rem);font-weight:500;letter-spacing:-.045em;margin:.65rem 0 .15rem}.home-card> a >p{font-size:.84rem;color:var(--mute)}.home-card-facts{border-top:1px solid var(--line);margin-top:1.3rem;padding-top:.9rem;display:flex;gap:.45rem;color:#4d6060;font-size:.77rem;font-weight:600;flex-wrap:wrap}.dot-sep{color:#c3beb4}.catalog-hero,.plans-intro{display:grid;grid-template-columns:.95fr 1.05fr;min-height:520px;background:var(--ink);color:white}.catalog-hero>div:first-child,.plans-intro-copy{padding:clamp(4rem,7vw,8rem) var(--gutter);display:flex;flex-direction:column;align-items:start;justify-content:center}.catalog-hero .kicker,.plans-intro .kicker{color:#d4b68c}.catalog-hero h1,.plans-intro h1{font-size:clamp(3.5rem,6.2vw,7.7rem)}.catalog-hero p:not(.kicker),.plans-intro p:not(.kicker){max-width:530px;color:#d1dad6;font-size:1.05rem;margin-top:2rem}.catalog-hero-photo,.plans-intro-image{position:relative;min-height:520px;overflow:hidden}.catalog-hero-photo img,.plans-intro-image img{height:100%;object-fit:cover}.catalog-hero-photo>span,.plans-intro-image>span{position:absolute;bottom:1.5rem;right:var(--gutter);background:rgba(20,40,43,.78);font-size:.65rem;letter-spacing:.12em;text-transform:uppercase;color:white;padding:.5rem .7rem}.catalog-shell{max-width:var(--width);margin:auto;padding:3rem var(--gutter) 8rem}.filter-bar{display:flex;align-items:end;gap:.75rem;flex-wrap:wrap;padding-bottom:1.4rem;border-bottom:1px solid var(--line)}.filter-bar label{display:flex;flex-direction:column;gap:.42rem;color:#354749;font-size:.66rem;letter-spacing:.14em;text-transform:uppercase;font-weight:700;min-width:130px;flex:1}.filter-bar label:first-child{flex:1.5}.filter-bar input,.filter-bar select{appearance:none;width:100%;height:48px;background:var(--chalk);border:1px solid #bcc4c0;border-radius:0;padding:0 .75rem;color:var(--ink);font-size:.88rem;letter-spacing:0;text-transform:none;font-weight:500}.filter-bar select{padding-right:1.9rem;background-image:url('data:image/svg+xml,%3Csvg xmlns="http://www.w3.org/2000/svg" width="13" height="8" viewBox="0 0 13 8"%3E%3Cpath d="m1 1 5.5 5L12 1" fill="none" stroke="%231b2b2c" stroke-width="1.4"/%3E%3C/svg%3E');background-position:right .8rem center;background-repeat:no-repeat}.filter-clear{border:0;background:transparent;border-bottom:1px solid var(--ink);height:42px;padding:0 .1rem;font-size:.78rem;font-weight:700}.catalog-status{display:flex;justify-content:space-between;gap:2rem;color:var(--mute);font-size:.78rem;padding:1rem 0 2.5rem}.catalog-status p:first-child{color:var(--ink);font-weight:700}.home-grid,.plan-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));column-gap:1.4rem;row-gap:3.8rem}.empty{padding:4rem;background:var(--warm);text-align:center}.plan-card{border:1px solid var(--line);background:#fdfcf8;transition:border-color .25s,transform .4s}.plan-card:hover{border-color:#9eaa9f;transform:translateY(-3px)}.plan-card-image{height:270px;background:#eceae3;position:relative;padding:1.3rem;overflow:hidden}.plan-card-image img{height:100%;object-fit:contain;mix-blend-mode:multiply;transition:transform .5s}.plan-card:hover img{transform:scale(1.025)}.plan-card-image>span{position:absolute;bottom:.7rem;left:.7rem;background:rgba(27,43,44,.86);color:white;text-transform:uppercase;font-size:.6rem;letter-spacing:.12em;padding:.35rem .5rem}.plan-no-media{height:100%;display:grid;place-items:center;text-transform:uppercase;font-size:.7rem;letter-spacing:.2em}.plan-card-content{padding:1.45rem}.plan-card-top{display:flex;justify-content:space-between;gap:1rem;font-size:.68rem;letter-spacing:.11em;text-transform:uppercase;font-weight:700;color:var(--accent)}.plan-card h3{font-family:'DM Sans',Arial,sans-serif;font-size:clamp(1.45rem,2vw,2.05rem);font-weight:500;margin:1rem 0 1.8rem}.plan-card-bottom{display:flex;justify-content:space-between;gap:.5rem;border-top:1px solid var(--line);padding-top:1.1rem;font-size:.75rem;color:var(--mute)}.plan-card-bottom i{font-style:normal;color:#c1bdb4;margin:0 .2rem}.plan-card-bottom svg{width:18px;height:18px;transition:transform .3s}.plan-card:hover svg{transform:translateX(4px)}
/* Detail pages */
.breadcrumbs{max-width:var(--width);padding:1.4rem var(--gutter) 0;margin:auto;font-size:.75rem;color:var(--mute)}.breadcrumbs a{text-decoration:underline;text-underline-offset:3px}.breadcrumbs span{margin:0 .65rem}.home-detail-top{max-width:var(--width);padding:4rem var(--gutter) 3rem;margin:auto;display:flex;align-items:end;justify-content:space-between;gap:2rem}.home-detail-top .kicker{margin-bottom:1rem}.home-detail-top h1{font-size:clamp(3.4rem,6vw,7.5rem)}.home-detail-top p:not(.kicker){font-size:1.1rem;color:var(--mute);margin-top:.65rem}.detail-gallery{background:#243739}.gallery-stage{position:relative;height:min(690px,60vw);min-height:420px;max-width:var(--width);margin:auto;overflow:hidden}.gallery-stage img{height:100%;object-fit:cover;transition:opacity .32s}.gallery-stage img.changing{opacity:.25}.gallery-indicator{position:absolute;right:var(--gutter);bottom:1.3rem;color:white;background:#182e31bb;padding:.45rem .65rem;font-size:.68rem;letter-spacing:.1em}.gallery-tools{max-width:var(--width);margin:auto;padding:1rem var(--gutter);color:#dbe1dd;display:flex;align-items:center;justify-content:space-between;gap:2rem}.gallery-tools p{font-size:.72rem;max-width:380px}.gallery-thumbs{display:flex;gap:.5rem;overflow-x:auto}.gallery-thumb{padding:0;border:2px solid transparent;background:none;width:80px;height:56px;flex:none;opacity:.6;transition:opacity .2s,border-color .2s}.gallery-thumb img{width:100%;height:100%;object-fit:cover}.gallery-thumb.active{opacity:1;border-color:#d5c09d}.detail-info{max-width:var(--width);padding:clamp(5rem,8vw,9rem) var(--gutter);margin:auto;display:grid;grid-template-columns:1fr .82fr;gap:10vw}.detail-lead h2{margin-bottom:1.6rem}.detail-lead>p:not(.kicker){color:#546564;font-size:1.08rem;max-width:640px}.detail-actions{display:flex;flex-wrap:wrap;gap:.8rem;margin-top:2.5rem}.stats-grid{display:grid;grid-template-columns:repeat(2,1fr);border-top:1px solid var(--line)}.stat{padding:1.4rem .5rem 1.5rem 0;border-bottom:1px solid var(--line)}.stat strong{display:block;font-size:2.3rem;font-weight:500;letter-spacing:-.06em}.stat span{font-size:.67rem;text-transform:uppercase;letter-spacing:.13em;color:var(--mute)}.detail-data dl{margin-top:2rem}.detail-data dl>div{display:flex;justify-content:space-between;gap:1rem;border-bottom:1px solid var(--line);padding:.7rem 0;font-size:.86rem}.detail-data dt{color:var(--mute)}.detail-data dd{margin:0;text-align:right}.detail-data dd a{text-decoration:underline}.detail-data>p{font-size:.72rem;color:var(--mute);margin-top:1.5rem}.detail-location{display:grid;grid-template-columns:1fr 1fr;background:var(--warm)}.detail-location>div:first-child{padding:clamp(4rem,7vw,8rem) var(--gutter);display:flex;flex-direction:column;align-items:start;justify-content:center}.detail-location h2{margin-bottom:1rem}.detail-location p:not(.kicker){color:var(--mute);margin-bottom:2rem}.location-image{position:relative;min-height:520px}.location-image img{height:100%;object-fit:cover}.location-image span{position:absolute;bottom:1rem;left:1rem;color:#fff;background:#1b2b2ccc;padding:.4rem .6rem;font-size:.62rem;letter-spacing:.1em}.related-section{padding-top:6rem}.plan-hero{display:grid;grid-template-columns:1fr .95fr;min-height:600px;background:var(--ink);color:white}.plan-hero-copy{padding:clamp(4rem,7vw,8rem) var(--gutter);display:flex;flex-direction:column;align-items:start;justify-content:center}.plan-hero-copy .kicker{color:#d3b18a}.plan-hero-copy h1{max-width:760px;font-size:clamp(3.5rem,6.5vw,8rem)}.plan-hero-copy>p{font-size:1.15rem;color:#c9d8d2;margin-top:1.3rem}.plan-hero-specs{display:flex;gap:.6rem 1.2rem;flex-wrap:wrap;margin:2.5rem 0;font-size:.78rem;text-transform:uppercase;letter-spacing:.1em;border-top:1px solid #677979;padding-top:1.2rem}.plan-hero-specs span:not(:last-child){border-right:1px solid #607371;padding-right:1.2rem}.plan-hero-photo{position:relative;min-height:600px;background:#e7e4db;overflow:hidden}.plan-hero-photo img{height:100%;object-fit:cover}.plan-hero-photo img[src*="-main.webp"]{object-fit:contain;padding:3rem}.plan-hero-photo span{position:absolute;bottom:1rem;right:1rem;color:white;background:#1b2b2ccc;padding:.4rem .6rem;font-size:.66rem}.plan-drawings{max-width:var(--width);padding:clamp(5rem,8vw,9rem) var(--gutter);margin:auto}.plan-drawings-heading{display:flex;justify-content:space-between;gap:4rem;align-items:end;margin-bottom:2.5rem}.plan-drawings-heading h2{max-width:850px}.plan-drawings-heading>p{max-width:330px;color:var(--mute);font-size:.9rem}.plan-drawing-viewer{display:grid;grid-template-columns:205px 1fr;border:1px solid var(--line);background:#fff}.drawing-tabs{display:flex;flex-direction:column;background:#e8e6df;padding:1.2rem}.drawing-tabs button{text-align:left;border:0;border-bottom:1px solid #cecfc9;background:none;padding:1.2rem .6rem;color:#596968;font-weight:600;font-size:.87rem}.drawing-tabs button[aria-selected=true]{color:var(--ink);border-bottom:2px solid var(--ink)}.drawing-panel{min-width:0;padding:2rem 3rem}.drawing-image{height:620px;display:flex;justify-content:center;align-items:center;overflow:hidden}.drawing-image img{height:100%;width:100%;object-fit:contain;transition:opacity .25s}.drawing-caption{border-top:1px solid var(--line);padding-top:1rem;display:flex;justify-content:space-between;gap:1rem;font-size:.8rem}.drawing-caption a{text-decoration:underline}.plan-detail-copy{max-width:var(--width);padding:0 var(--gutter) 8rem;margin:auto;display:grid;grid-template-columns:1fr 1fr;gap:8vw}.plan-detail-copy p{color:#566765;font-size:1.04rem;margin-bottom:1.2rem}.plan-links{display:flex;flex-wrap:wrap;gap:1rem 2rem;margin-top:2rem}
/* Communities */
.editorial-head{max-width:var(--width);padding:clamp(5rem,8vw,9rem) var(--gutter) 4rem;margin:auto;display:flex;justify-content:space-between;align-items:end;gap:5rem}.editorial-head h1{max-width:850px}.editorial-head>p{max-width:390px;color:var(--mute);font-size:1.08rem}.community-catalog{max-width:var(--width);padding:0 var(--gutter) 9rem;margin:auto;display:grid;grid-template-columns:repeat(3,1fr);gap:2rem 1.3rem}.community-card{display:block;background:#fdfcf8}.community-card-image{height:260px;overflow:hidden;background:#d8d6ce}.community-card-image img{height:100%;object-fit:cover;transition:transform .7s}.community-card:hover img{transform:scale(1.04)}.community-card-noimage{height:100%;background:#22383a;color:#899e9a;display:grid;place-items:center;font-size:.7rem;letter-spacing:.2em}.community-card-info{position:relative;padding:1.4rem 1.3rem 1.7rem}.community-card-info>span{font-size:.69rem;color:var(--accent);text-transform:uppercase;font-weight:700;letter-spacing:.12em}.community-card-info h3{font-family:'DM Sans';font-size:1.65rem;margin:.75rem 0 .35rem;max-width:85%}.community-card-info p{font-size:.8rem;color:var(--mute)}.community-card-info svg{position:absolute;right:1.3rem;bottom:1.5rem;width:19px}.community-detail-hero{max-width:var(--width);padding:3rem var(--gutter) 5rem;margin:auto;display:grid;grid-template-columns:.78fr 1fr;gap:5vw;min-height:520px}.community-detail-hero>div:first-child{display:flex;flex-direction:column;align-items:start;justify-content:center}.community-detail-hero h1{font-size:clamp(3.3rem,6vw,7rem)}.community-detail-hero p:not(.kicker){color:var(--mute);margin:1.2rem 0 2rem;font-size:1.1rem}.community-hero-actions{display:flex;align-items:center;gap:2rem;flex-wrap:wrap}.community-hero-actions>a:not(.button){font-size:.85rem;font-weight:700;border-bottom:1px solid}.community-detail-image{position:relative;min-height:500px;background:#d5d5ce}.community-detail-image img{height:100%;object-fit:cover}.community-detail-image>span{position:absolute;bottom:1rem;left:1rem;color:white;background:#1b2b2ccc;padding:.4rem .6rem;font-size:.65rem;letter-spacing:.1em}.community-detail-image.no-photo{background:#24393b;display:flex;align-items:end;padding:2rem;color:#a8b8b1;font:italic 3rem/1 'Instrument Serif';letter-spacing:-.02em}.opportunity-empty{background:var(--warm);padding:3rem}.opportunity-empty h3{margin-bottom:.6rem}.opportunity-empty p{color:var(--mute)}
/* Company and supporting routes */
.split-hero{min-height:650px;display:grid;grid-template-columns:1fr 1fr}.split-hero-photo{min-height:600px;overflow:hidden}.split-hero-photo img{height:100%;object-fit:cover}.split-hero-copy{padding:clamp(4rem,7vw,8rem) var(--gutter);display:flex;flex-direction:column;align-items:start;justify-content:center}.split-hero-copy h1{font-size:clamp(3.5rem,6.4vw,7.5rem)}.split-hero-copy>p:not(.kicker){color:var(--mute);font-size:1.08rem;max-width:580px;margin:2rem 0}.split-hero-copy .line-link{margin-top:1rem}.detail-small{font-size:.83rem!important;margin-top:1rem!important}.detail-small a{text-decoration:underline}.process-intro{max-width:var(--width);padding:clamp(5rem,8vw,9rem) var(--gutter) 3rem;margin:auto;display:flex;justify-content:space-between;align-items:end;gap:5rem}.process-intro>p{max-width:390px;color:var(--mute);font-size:1.05rem}.process-steps{max-width:var(--width);margin:auto;padding:0 var(--gutter) 8rem;display:grid;grid-template-columns:repeat(3,1fr);gap:1.3rem}.process-steps article{border-top:1px solid var(--ink);padding:1.5rem 1rem 0 0}.process-steps article>span{font-size:.7rem;letter-spacing:.15em;color:var(--accent);font-weight:700}.process-steps h3{font-family:'Instrument Serif',Georgia,serif;font-size:clamp(2.4rem,3.1vw,4rem);font-weight:400;line-height:1.06;margin:2.3rem 0 1.3rem}.process-steps p{max-width:340px;min-height:5.5rem;color:var(--mute);margin-bottom:2rem}.process-steps a{font-size:.85rem;font-weight:700;border-bottom:1px solid;padding-bottom:.3rem}.large-image-break{height:min(700px,60vw);min-height:420px}.large-image-break img{height:100%;object-fit:cover}.company-hero{height:min(820px,80vw);min-height:640px;position:relative;color:white;background:var(--ink)}.company-hero-image,.company-hero-image img{position:absolute;inset:0;width:100%;height:100%}.company-hero-image img{object-fit:cover}.company-hero:before{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(12,29,32,.8),rgba(12,29,32,.14))}.company-hero-copy{position:relative;z-index:2;max-width:var(--width);margin:auto;padding:clamp(8rem,16vw,14rem) var(--gutter)}.company-hero-copy .kicker{color:#ead1ad}.company-hero-copy h1{max-width:930px}.company-hero-copy p:not(.kicker){font-size:1.08rem;margin-top:2rem;max-width:520px}.company-statement{max-width:var(--width);padding:8rem var(--gutter);margin:auto;display:grid;grid-template-columns:1fr .68fr;gap:8vw}.company-statement p{font-size:1.12rem;color:var(--mute);margin-bottom:2rem}.people-section{max-width:var(--width);padding:0 var(--gutter) 8rem;margin:auto}.people-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.4rem;margin-bottom:2rem}.people-grid img{height:440px;object-fit:cover;object-position:top;background:#e5e2dc}.people-grid h3{font-family:'DM Sans';font-size:1.5rem;margin:1.2rem 0 .2rem}.people-grid p{color:var(--mute);font-size:.84rem}.company-more{display:grid;grid-template-columns:1fr 1fr;background:var(--warm)}.company-more a{padding:5rem var(--gutter);border-right:1px solid #c8c8c0}.company-more span{font-size:.7rem;color:var(--accent);letter-spacing:.15em;font-weight:700}.company-more h2{font-size:clamp(2rem,3vw,3.4rem);max-width:600px;margin:2rem 0}.company-more svg{transition:transform .3s}.company-more a:hover svg{transform:translateX(7px)}.contact-hero{display:grid;grid-template-columns:1.1fr .9fr;min-height:530px}.contact-hero>div:first-child{padding:clamp(5rem,8vw,9rem) var(--gutter);display:flex;flex-direction:column;align-items:start;justify-content:center}.contact-hero h1{font-size:clamp(3.5rem,6.2vw,7.5rem)}.contact-hero p:not(.kicker){max-width:550px;color:var(--mute);font-size:1.1rem;margin-top:2rem}.contact-art img{height:100%;object-fit:cover}.contact-main{max-width:var(--width);margin:auto;padding:6rem var(--gutter) 9rem;display:grid;grid-template-columns:.85fr 1.15fr;gap:10vw}.contact-direct h2{font-size:clamp(2.7rem,4vw,4.5rem);margin-bottom:2rem}.contact-direct>a{display:block;font-size:clamp(1.1rem,1.8vw,1.5rem);margin:.7rem 0;border-bottom:1px solid;max-width:max-content}.contact-direct p{font-size:.82rem;color:var(--mute);max-width:370px;margin-top:3rem}.inquiry-form{display:grid;grid-template-columns:1fr 1fr;gap:1.5rem}.inquiry-form label{display:flex;flex-direction:column;gap:.5rem;text-transform:uppercase;letter-spacing:.12em;font-size:.69rem;font-weight:700}.inquiry-form label:nth-child(n+3){grid-column:span 2}.inquiry-form input,.inquiry-form select,.inquiry-form textarea{border:1px solid #b8c0bb;background:#fff;padding:.9rem;color:var(--ink);font-size:.95rem;font-weight:400;letter-spacing:0;text-transform:none;border-radius:0;width:100%}.inquiry-form button{justify-self:start}.form-feedback{font-size:.78rem;align-self:center;color:var(--mute)}
/* Footer and motion */
.footer{background:#142629;color:#eef1ed;padding:5.5rem max(var(--gutter),calc((100vw - var(--width))/2 + var(--gutter))) 2rem}.footer-main{display:grid;grid-template-columns:2.1fr 1fr 1fr 1.25fr;gap:2.5rem}.footer .wordmark{color:white}.footer-lead p{max-width:300px;margin:1.9rem 0;color:#aebebb;font-size:.85rem}.footer-contact{font:italic 2rem 'Instrument Serif',Georgia,serif;border-bottom:1px solid #adc0b9;padding-bottom:.25rem}.footer-col h2{font:700 .7rem 'DM Sans';color:#d0ac80;text-transform:uppercase;letter-spacing:.16em;margin-bottom:1.2rem}.footer-col a{display:block;font-size:.84rem;color:#d0dcd7;padding:.36rem 0}.footer a:hover{color:white;text-decoration:underline}.footer-end{border-top:1px solid #4a5c59;margin-top:5rem;padding-top:1.3rem;display:flex;justify-content:space-between;gap:2rem;color:#9baea8;font-size:.7rem}.reveal{opacity:1;transform:none;transition:opacity .75s ease,transform .75s cubic-bezier(.2,.7,.2,1)}.js-motion .reveal{opacity:0;transform:translateY(34px)}.js-motion .reveal.in-view{opacity:1;transform:none}
@media(max-width:1080px){.primary-nav{gap:1rem}.primary-nav>a{font-size:.76rem}.footer-main{grid-template-columns:1.7fr 1fr 1fr}.footer-col:last-child{grid-column:2 / 4}.featured-layout .featured-1 .home-card-photo{height:600px}.catalog-hero h1,.plans-intro h1{font-size:clamp(3.4rem,6vw,6rem)}}
@media(max-width:820px){.header-inner{height:72px}.menu-button{display:block;border:0;background:none;padding:12px;z-index:3}.menu-button span{display:block;width:27px;height:2px;background:currentColor;margin:6px 0}.primary-nav{display:none;position:absolute;top:72px;left:0;right:0;background:var(--paper);color:var(--ink)!important;padding:1rem var(--gutter) 2rem;box-shadow:0 18px 30px #14262722;flex-direction:column;align-items:stretch;gap:0}.primary-nav.open{display:flex}.primary-nav>a{font-size:1rem;padding:.9rem 0;border-bottom:1px solid var(--line)}.primary-nav .nav-action{margin:.8rem 0 0;text-align:center}.is-home .menu-button{color:white}.is-home .primary-nav{background:var(--paper)}.is-home .header.scrolled .menu-button{color:white}.hero-layout{padding-top:130px}.hero-label{display:none}.hero-main{align-items:start;display:block}.hero-control{margin-top:3rem}.paths{grid-template-columns:1fr}.path,.path+.path{padding:1.5rem 0;border-right:0;border-bottom:1px solid var(--line)}.story{grid-template-columns:1fr}.story-visual{min-height:0}.story-frame{position:relative;height:62vw;min-height:370px;top:auto}.story-copy{padding:1.5rem var(--gutter) 3rem;display:grid;grid-template-columns:repeat(3,1fr);gap:2rem}.story-step{min-height:0;opacity:1;display:block}.story-step h3{font-size:2.7rem}.story-step p{font-size:.9rem}.section-grid{gap:4rem}.featured-layout .featured-1 .home-card-photo{height:480px}.featured-layout .home-card-photo{height:220px}.home-grid,.plan-grid,.community-catalog{grid-template-columns:repeat(2,1fr)}.plan-feature-image{padding:3rem}.filter-bar label{min-width:150px}.catalog-hero,.plans-intro{min-height:450px}.catalog-hero-photo,.plans-intro-image{min-height:450px}.detail-info{gap:4rem}.plan-hero,.community-detail-hero{grid-template-columns:1fr}.plan-hero-photo{height:500px;min-height:0}.community-detail-image{height:500px;min-height:0}.plan-drawing-viewer{grid-template-columns:150px 1fr}.drawing-image{height:510px}.drawing-panel{padding:1.5rem}.people-grid img{height:320px}.contact-main{gap:4rem}}
@media(max-width:600px){h1{font-size:clamp(3.4rem,14vw,5.8rem)}h2{font-size:clamp(2.8rem,10vw,4.6rem)}.wordmark span{font-size:.97rem}.wordmark small{font-size:.49rem}.home-hero{min-height:640px;height:92svh;max-height:850px}.hero-layout{padding:110px var(--gutter) 36px}.hero-scrim{background:linear-gradient(0deg,rgba(8,23,26,.8),rgba(8,23,26,.25) 70%,rgba(8,23,26,.38))}.hero-scene img{object-position:60%}.hero-copy h1{font-size:clamp(3.7rem,14.5vw,6.2rem)}.hero-copy>p{font-size:1rem}.hero-links{gap:1.5rem}.hero-control{margin-top:2rem}.section{padding-top:5rem;padding-bottom:5rem}.section-grid,.detail-info,.plan-detail-copy,.company-statement{grid-template-columns:1fr;gap:2.5rem}.work-intro p:not(.kicker){font-size:1.1rem}.story-frame{height:70vw;min-height:300px}.story-copy{display:block;padding:2.5rem var(--gutter)}.story-step{padding:1.5rem 0 2rem;border-bottom:1px solid #4e6363}.story-step h3{font-size:2.6rem}.story-step p{max-width:90%}.section-title,.process-intro,.editorial-head{display:block}.section-title>a,.section-title>p{margin-top:1.3rem}.featured-layout,.home-grid,.plan-grid,.community-catalog,.plan-feature,.neighborhood-feature,.catalog-hero,.plans-intro,.detail-location,.split-hero,.company-more,.contact-hero,.contact-main{grid-template-columns:1fr}.featured-layout{grid-template-rows:auto}.featured-layout .featured-1{grid-row:auto}.featured-layout .featured-1 .home-card-photo,.featured-layout .home-card-photo{height:270px}.plan-feature-copy{padding:5rem var(--gutter)}.plan-feature-image{height:400px;padding:2rem}.neighborhood-image{min-height:300px;height:340px}.neighborhood-copy{padding:5rem var(--gutter)}.contact-band{display:block;padding:5rem var(--gutter)}.contact-band .button{margin-top:2rem}.catalog-hero>div:first-child,.plans-intro-copy{padding:4rem var(--gutter)}.catalog-hero-photo,.plans-intro-image{min-height:300px;height:350px}.catalog-shell{padding-top:2rem;padding-bottom:6rem}.filter-bar{display:grid;grid-template-columns:1fr 1fr}.filter-bar label:first-child{grid-column:1/-1}.filter-bar label{min-width:0}.filter-bar label:nth-of-type(4){grid-column:1/-1}.filter-clear{justify-self:start}.catalog-status{display:block}.catalog-status p:last-child{margin-top:.3rem}.home-grid,.plan-grid{gap:3rem}.home-card-photo{height:260px}.plan-card-image{height:240px}.home-detail-top{display:block;padding-top:3rem}.home-detail-top .button{margin-top:2rem}.home-detail-top h1{font-size:clamp(3.2rem,11.5vw,5rem)}.gallery-stage{height:390px;min-height:0}.gallery-tools{display:block}.gallery-tools p{margin-bottom:.8rem}.gallery-thumb{width:70px;height:50px}.detail-info{padding-top:5rem;padding-bottom:5rem}.stats-grid{gap:.2rem}.detail-location>div:first-child{padding:5rem var(--gutter)}.location-image{min-height:300px;height:360px}.plan-hero-copy{padding:4rem var(--gutter)}.plan-hero-photo{height:360px}.plan-hero-photo img[src*="-main.webp"]{padding:1.5rem}.plan-drawings-heading{display:block}.plan-drawings-heading>p{margin-top:1.2rem}.plan-drawing-viewer{display:block}.drawing-tabs{flex-direction:row;overflow-x:auto;padding:.5rem}.drawing-tabs button{white-space:nowrap;padding:.8rem 1rem}.drawing-panel{padding:1rem}.drawing-image{height:450px}.plan-detail-copy{padding-bottom:5rem}.editorial-head{padding-top:5rem}.editorial-head>p{margin-top:2rem}.community-catalog{gap:1.5rem;padding-bottom:5rem}.community-card-image{height:250px}.community-detail-hero{padding-top:2rem}.community-detail-hero>div:first-child{padding:2rem 0}.community-detail-image{height:350px}.split-hero-photo{min-height:300px;height:350px;order:2}.split-hero-copy{padding:5rem var(--gutter);order:1}.process-intro{padding:5rem var(--gutter) 2rem}.process-intro>p{margin-top:1.5rem}.process-steps{grid-template-columns:1fr;gap:3rem;padding-bottom:5rem}.process-steps p{min-height:0}.large-image-break{height:350px;min-height:0}.company-hero{height:680px}.company-hero-copy{padding:9rem var(--gutter) 4rem}.company-statement{padding-top:5rem;padding-bottom:5rem}.people-grid{grid-template-columns:1fr;gap:2rem}.people-grid img{height:400px}.company-more a{padding:4rem var(--gutter)}.contact-art{height:330px}.contact-main{padding-top:5rem;padding-bottom:6rem}.contact-direct p{margin-top:2rem}.inquiry-form{grid-template-columns:1fr}.inquiry-form label:nth-child(n+3){grid-column:span 1}.footer{padding:5rem var(--gutter) 2rem}.footer-main{grid-template-columns:1fr 1fr}.footer-lead{grid-column:1/-1}.footer-col:last-child{grid-column:1/-1}.footer-end{display:block;margin-top:3rem}.footer-end>*{display:block;margin-top:.7rem}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation-duration:.01ms!important;transition-duration:.01ms!important}.reveal{opacity:1;transform:none}.hero-scene img{transform:none}}
/* Direct, restrained response across the site. Gallery motion is driven by Pointer Events in JS. */
.button,.home-card-link,.plan-card>a,.community-card,.path,.menu-button,.gallery-thumb,.filter-clear{transition:transform .22s ease-out,background-color .22s ease-out,opacity .22s ease-out,border-color .22s ease-out}
.button:active,.menu-button:active,.filter-clear:active{transform:scale(.985)}
.home-card-link:active,.plan-card>a:active,.community-card:active,.path:active{transform:scale(.993)}
.gallery-thumb:active{transform:scale(.95)}
.menu-scrim{display:none}
.hero-control{width:210px}
.hero-steppers{display:flex;gap:.15rem;align-items:center}
.hero-steppers button{font-size:0;width:31px;height:31px;border:1px solid #ffffff9c;border-radius:50%;position:relative;transition:background .2s,transform .2s}
.hero-steppers button:before{content:'';position:absolute;top:11px;left:11px;width:7px;height:7px;border-top:1.5px solid white;border-right:1.5px solid white;transform:rotate(45deg)}
.hero-steppers button[data-hero-prev]:before{left:13px;transform:rotate(-135deg)}
.hero-steppers button:hover{background:#ffffff36}.hero-steppers button:active{transform:scale(.94)}
.gallery-stage{touch-action:pan-y;cursor:grab;outline-offset:-5px}.gallery-stage.dragging{cursor:grabbing}
.gallery-track{display:flex;width:100%;height:100%;will-change:transform}
.gallery-slide{height:100%;flex:0 0 100%;overflow:hidden}
.gallery-slide img{width:100%;height:100%;object-fit:cover;user-select:none;-webkit-user-drag:none;transition:transform .18s ease-out}
.gallery-stage.pressed .gallery-slide img{transform:scale(.992)}
.gallery-stage.dragging .gallery-slide img{transition:none}
.gallery-indicator{pointer-events:none;background:rgba(17,35,38,.73);backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px);border:1px solid #ffffff55;padding:.55rem .8rem}
.drawing-panel[aria-busy=true] .drawing-image{cursor:progress}
@media(max-width:820px){
  body.menu-open{overflow:hidden}
  .menu-scrim{display:block;position:fixed;inset:0;z-index:99;border:0;background:rgba(9,24,27,.38);opacity:0;pointer-events:none;backdrop-filter:blur(2px);-webkit-backdrop-filter:blur(2px)}
  .menu-scrim.open{pointer-events:auto}
  .primary-nav{display:flex;visibility:hidden;opacity:0;transform:translate3d(0,-24px,0);border:1px solid rgba(27,43,44,.12);background:rgba(247,244,237,.97);backdrop-filter:blur(18px);-webkit-backdrop-filter:blur(18px);box-shadow:0 25px 45px #14262725;will-change:transform,opacity}
  .primary-nav.open{visibility:visible}
  .is-home .primary-nav{background:rgba(247,244,237,.97)}
}
@media(prefers-reduced-motion:reduce){.gallery-slide img,.button,.home-card-link,.plan-card>a,.community-card,.path,.menu-button,.gallery-thumb,.filter-clear{transition:none!important}.gallery-stage.pressed .gallery-slide img{transform:none}}
.gallery-slide.is-portrait{background:#e7e4dc;display:flex;align-items:center;justify-content:center}
.gallery-slide.is-portrait img{object-fit:contain;padding:clamp(1rem,3vw,2.5rem)}