@font-face{font-family:Barlow Condensed;font-style:normal;font-display:swap;font-weight:500;src:url(/assets/barlow-condensed-latin-500-normal-BgYH2mbd.woff2) format("woff2"),url(/assets/barlow-condensed-latin-500-normal-HIEiP5Ov.woff) format("woff")}@font-face{font-family:Barlow Condensed;font-style:normal;font-display:swap;font-weight:600;src:url(/assets/barlow-condensed-latin-600-normal-DepVgxBB.woff2) format("woff2"),url(/assets/barlow-condensed-latin-600-normal-BFJEwTuo.woff) format("woff")}@font-face{font-family:Manrope;font-style:normal;font-display:swap;font-weight:400;src:url(/assets/manrope-latin-400-normal-PaqtzbVb.woff2) format("woff2"),url(/assets/manrope-latin-400-normal-8tf8FM3T.woff) format("woff")}@font-face{font-family:Manrope;font-style:normal;font-display:swap;font-weight:500;src:url(/assets/manrope-latin-500-normal-BYYD-dBL.woff2) format("woff2"),url(/assets/manrope-latin-500-normal-DMZssgOp.woff) format("woff")}@font-face{font-family:Manrope;font-style:normal;font-display:swap;font-weight:600;src:url(/assets/manrope-latin-600-normal-4f0koTD-.woff2) format("woff2"),url(/assets/manrope-latin-600-normal-BqgrALkZ.woff) format("woff")}:root{font-family:Manrope,sans-serif;color:#283528;background:#f0eee5;font-synthesis:none;--cream:#f0eee5;--stone-warm:#e6e7db;--moss-deep:#263529;--moss-surface:#4c573b;--moss-mist:#c7cdb7;--text-muted:#626e55;--bone:var(--cream);--moss:var(--moss-surface);--forest:var(--moss-deep);--sage:var(--moss-mist);--olive-brand:#48612f;--olive-accent:#57752d;--olive-on-dark:#b2c779;--olive-tint:#c4d4a1;--olive-line:#83946d;--inset:clamp(36px,3.34vw,72px);--ease:cubic-bezier(.22,1,.36,1)}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:102px}body{margin:0}button,input,textarea,select{font:inherit}button,a{-webkit-tap-highlight-color:transparent}button{cursor:pointer}button,a,input,textarea,select{outline-offset:6px}button:focus-visible,a:focus-visible{outline:2px solid currentColor}a{color:inherit;text-decoration:none}button{color:inherit}img{display:block;max-width:100%;object-fit:cover}h1,h2,h3,p{margin:0}h1,h2,h3{font-weight:500}h1,h2{font-family:Barlow Condensed,sans-serif;line-height:.98;letter-spacing:-.025em}h2{font-size:clamp(52px,4.6vw,84px)}h3{font-size:25px;letter-spacing:-.035em}p{line-height:1.75}button{border:0}::selection{background:var(--moss-mist);color:#263529}.section-inset{padding-left:var(--inset);padding-right:var(--inset)}.eyebrow{font-size:10px;font-weight:600;letter-spacing:.14em;line-height:1.5}.skip-link{position:fixed;z-index:200;top:12px;left:12px;padding:14px;background:var(--bone);transform:translateY(-160%)}.skip-link:focus{transform:none}.site-header{height:108px;padding:0 var(--inset);display:flex;align-items:center;gap:30px;position:sticky;top:0;z-index:30;background:var(--bone);transition:height .35s var(--ease),box-shadow .35s}.site-header.scrolled{height:78px;box-shadow:0 1px #26352920}.wordmark{font-family:Barlow Condensed,sans-serif;font-weight:600;font-size:23px;line-height:.94;letter-spacing:.012em;display:flex;flex-direction:column;flex-shrink:0}.wordmark i{font-style:normal;color:#78825d}.header-location{font-size:9px;letter-spacing:.12em;margin-left:10px;align-self:center}.site-header nav{display:flex;gap:30px;margin-left:auto;font-size:12px;font-weight:500}.site-header nav a{position:relative;padding:10px 0}.site-header nav a:after{content:"";height:1px;position:absolute;bottom:4px;left:0;width:100%;background:currentColor;transform:scaleX(0);transform-origin:left;transition:transform .3s}.site-header nav a:hover:after{transform:scaleX(1)}.header-phone{font-size:12px;font-weight:600;border-left:1px solid #26352930;padding:12px 0 12px 26px;margin-left:10px}.phone-symbol{font-size:19px;margin-right:9px}.hero{background:var(--moss);color:var(--bone);padding:27px var(--inset) 0;height:calc(100svh - 108px);min-height:565px;max-height:820px;position:relative;overflow:clip}.hero-topline,.hero-bottom{display:flex;justify-content:space-between;font-size:9px;letter-spacing:.12em}.hero-topline>span:first-child{display:flex;gap:9px;align-items:center}.status-dot{width:6px;height:6px;border-radius:50%;display:inline-block;background:var(--moss-mist)}.hero-grid{display:grid;grid-template-columns:5fr 7fr;align-items:center;height:calc(100% - 78px);gap:16px;max-width:1800px;margin:auto}.hero-copy{position:relative;z-index:2;padding-bottom:8px}.hero-copy>.eyebrow{color:#d6dac9;font-size:11px;letter-spacing:.025em;margin-bottom:22px}.hero h1{font-size:clamp(90px,8.8vw,154px);line-height:.91;margin-left:-3px}.hero h1 span{color:#c8cdae}.hero-description{font-size:13px;color:#e0e3d4;margin-top:26px;line-height:1.9}.button{padding:17px 21px;display:inline-flex;align-items:center;justify-content:space-between;gap:45px;font-size:12px;font-weight:600;min-height:52px;transition:background .25s,transform .3s var(--ease)}.button span{font-size:23px;font-weight:400;line-height:1}.button:hover{transform:translateY(-3px)}.button-bone{background:var(--bone);color:var(--forest);margin-top:28px}.button-bone:hover{background:var(--olive-tint)}.hero-secondary{display:flex;width:max-content;gap:24px;font-size:10px;margin-top:22px;color:#e0e3d4}.hero-secondary span{font-size:16px}.hero-bottom{height:51px;border-top:1px solid #f0eee530;align-items:center;letter-spacing:.1em}.hero-bottom>span:last-child{letter-spacing:.02em;display:flex;align-items:center;gap:36px}.hero-bottom a{font-size:22px}.intro{padding-top:106px;padding-bottom:92px;display:grid;grid-template-columns:1fr 2fr;gap:32px}.section-label{padding-top:12px}.intro h2{font-size:clamp(48px,4.05vw,72px)}.intro h2 span,.about h2 span{color:var(--olive-brand)}.intro-bottom{display:flex;justify-content:space-between;gap:60px;margin-top:30px}.intro-bottom p{max-width:480px;font-size:13px}.intro-note{font-size:9px;font-weight:600;letter-spacing:.1em;line-height:2;min-width:160px;padding-top:5px}.services{padding-top:38px;padding-bottom:112px}.section-heading{display:flex;align-items:flex-end;justify-content:space-between;margin-bottom:40px;border-top:1px solid #26352940;padding-top:28px}.section-heading h2{font-size:50px;margin-top:16px}.section-heading>p{font-size:11px;line-height:1.8}.service-experience{display:grid;grid-template-columns:5fr 7fr;gap:70px}.service-index{display:flex;flex-direction:column;justify-content:space-between;padding-bottom:42px}.service-row{background:transparent;min-height:49px;border-bottom:1px solid #26352925;text-align:left;display:grid;grid-template-columns:26px 1fr 18px;align-items:center;gap:15px;padding:12px 12px 12px 0;font-size:13px;font-weight:500;transition:padding .35s var(--ease),background .35s,color .35s}.service-row>span{font-size:9px;color:var(--text-muted)}.service-row b{font-size:19px;font-weight:400;opacity:0;transform:translate(-5px,5px);transition:all .3s}.service-row:hover{background:var(--stone-warm);padding-left:12px}.service-row.is-active{padding-left:15px;background:var(--moss);color:var(--bone)}.service-row.is-active b{opacity:1;transform:none}.service-detail{min-width:0}.service-image-wrap{position:relative;height:330px;overflow:hidden;background:#687350}.service-image-wrap img{width:100%;height:100%;object-position:35% 55%}.service-image-wrap.is-changing img{animation:material-reveal .65s var(--ease)}@keyframes material-reveal{0%{clip-path:inset(0 100% 0 0);transform:scale(1.04)}to{clip-path:inset(0);transform:scale(1)}}.image-annotation{position:absolute;bottom:18px;left:20px;background:var(--bone);padding:8px 11px;font-size:8px;letter-spacing:.12em}.service-counter{position:absolute;right:20px;top:18px;color:var(--bone);background:#263529dd;padding:8px 10px;font-size:10px;letter-spacing:.08em}.service-copy{padding:23px 0 21px}.service-copy .eyebrow{font-size:8px;color:var(--olive-brand)}.service-copy h3{font-family:Barlow Condensed,sans-serif;font-size:38px;line-height:1.05;letter-spacing:-.01em;margin:10px 0 14px}.service-copy>p:not(.eyebrow){font-size:12px;max-width:490px;min-height:43px}.text-button{display:inline-flex;align-items:center;justify-content:space-between;gap:35px;border-bottom:1px solid #26352980;padding:0 0 7px;background:none;font-size:11px;font-weight:600;margin-top:22px}.text-button>span{font-size:21px;transition:transform .25s}.text-button:hover>span{transform:translate(3px,-3px)}.reel-controls{display:flex;gap:6px;align-items:center;border-top:1px solid #26352925;padding-top:13px}.reel-controls>span{font-size:8px;letter-spacing:.07em;margin-right:auto}.reel-controls button{width:33px;height:33px;background:transparent;border:1px solid #26352940;font-size:18px;transition:background .25s}.reel-controls button:hover{background:var(--sage)}.property-story{background:var(--forest);color:var(--bone);height:1450px;position:relative;--assembly:0}.story-sticky{position:sticky;top:78px;height:min(720px,calc(100svh - 78px));min-height:540px;padding:40px var(--inset) 26px;overflow:clip}.story-heading{position:relative;z-index:4;display:grid;grid-template-columns:1fr 1.4fr .7fr;gap:30px;align-items:start}.story-heading>.eyebrow{padding-top:7px;color:var(--moss-mist)}.story-heading h2{font-size:clamp(46px,4.3vw,72px)}.story-heading h2 span{color:var(--sage)}.story-heading>p:last-child{font-size:11px;color:var(--moss-mist);padding-top:8px}.material-scene{position:absolute;inset:31% 15% 15% 23%;perspective:1200px;transform:rotate(-5deg);--assembly:inherit}.material-slice{position:absolute;inset:0;will-change:transform}.material-slice img{width:100%;height:100%;object-position:50% 50%}.material-grass{clip-path:polygon(0 0,72% 0,0 88%);transform:translate(calc((1 - var(--assembly))*-65px),calc((1 - var(--assembly))*-32px)) rotate(calc((1 - var(--assembly))*-8deg));z-index:2}.material-stone{clip-path:polygon(0 88%,72% 0,76% 0,100% 100%,0 100%);transform:translateY(calc((1 - var(--assembly))*60px));z-index:1}.material-wood{clip-path:polygon(72% 0,100% 0,100% 100%,76% 0);transform:translate(calc((1 - var(--assembly))*90px),calc((1 - var(--assembly))*-20px)) rotate(calc((1 - var(--assembly))*8deg));z-index:3}.material-marker{position:absolute;font-size:8px;letter-spacing:.1em;padding:8px 10px;background:var(--bone);color:var(--forest);z-index:5;transform:rotate(5deg)}.marker-one{left:8%;top:18%}.marker-two{left:40%;bottom:8%}.marker-three{right:0;top:30%}.story-foot{position:absolute;bottom:26px;left:var(--inset);right:var(--inset);display:flex;align-items:center;gap:35px;font-size:8px;letter-spacing:.1em;color:var(--moss-mist)}.story-progress{height:1px;background:#c3c9aa35;flex:1}.story-progress i{display:block;background:var(--sage);height:1px;width:100%;transform:scaleX(var(--assembly));transform-origin:left}.about{padding-top:120px;padding-bottom:110px;display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:center}.about-photo{position:relative;height:440px}.about-photo img{height:100%;width:100%;object-position:50% 50%}.about-photo>span{position:absolute;bottom:0;left:0;background:var(--bone);padding:16px 20px 0 0;font-size:9px;letter-spacing:.08em}.about-copy h2{font-size:clamp(50px,4.4vw,78px);margin:23px 0 28px}.about-copy>p:not(.eyebrow){font-size:13px;max-width:450px;margin-bottom:15px}.about-signoff{display:flex;justify-content:space-between;gap:15px;border-top:1px solid #26352930;padding-top:20px;margin-top:28px;font-size:10px}.about-signoff>span:last-child{font-size:8px;letter-spacing:.1em}.contact{background:var(--moss-mist);padding-top:40px;padding-bottom:70px}.contact-top{display:flex;align-items:center;justify-content:space-between}.contact-top>span{font-size:8px;letter-spacing:.08em}.contact-main{display:flex;justify-content:space-between;align-items:center;padding:55px 7% 50px 0}.contact-main h2{font-size:clamp(85px,8.6vw,150px);line-height:.95}.contact-main h2 span{color:var(--olive-brand)}.contact-disc{height:154px;width:154px;border-radius:50%;background:var(--forest);color:var(--bone);display:flex;flex-direction:column;align-items:center;justify-content:center;gap:10px;transition:transform .6s var(--ease),background .3s}.contact-disc>span{font-size:48px;line-height:1}.contact-disc small{font-size:8px;letter-spacing:.12em;line-height:1.5}.contact-disc:hover{transform:rotate(-8deg);background:#4c573b}.contact-details{display:grid;grid-template-columns:1.5fr 1fr 1fr;border-top:1px solid #26352935;padding-top:26px;gap:40px}.contact-details .eyebrow{display:block;font-size:8px;margin-bottom:14px}.contact-details a{display:block;font-family:Barlow Condensed,sans-serif;font-size:31px;line-height:1.45;width:max-content}.contact-details a span{display:inline-block;font-size:23px;margin-left:20px;transition:transform .3s}.contact-details a:hover span{transform:translate(3px,-3px)}address{font-style:normal;font-size:13px;line-height:1.9}.contact-details>p{font-size:12px;padding-top:26px}.footer{background:var(--forest);color:var(--bone);--ground-progress:1}.footer-ground{position:relative;height:390px;overflow:clip;background:#78825d}.footer-ground>div{position:absolute;inset:0;background-image:none;background-size:cover;background-position:50% 50%;will-change:transform}.footer-ground>div:nth-child(1){background-image:url(/media/library/final-gruen.webp);clip-path:inset(0 66.66% 0 0);transform:translateY(calc((1 - var(--ground-progress))*-65px))}.footer-ground>div:nth-child(2){background-image:url(/media/library/final-stein.webp);clip-path:inset(0 33.33% 0 33.33%);transform:translateY(calc((1 - var(--ground-progress))*65px))}.footer-ground>div:nth-child(3){background-image:url(/media/library/final-holz.webp);clip-path:inset(0 0 0 66.66%);transform:translateY(calc((1 - var(--ground-progress))*-100px))}.footer-ground:after{content:"";position:absolute;inset:0;background:#17241136}.footer-ground>p{position:absolute;z-index:2;left:var(--inset);bottom:40px;font-family:Barlow Condensed,sans-serif;font-size:75px;line-height:.92;letter-spacing:-.02em;text-shadow:0 2px 30px #14200c80}.footer-ground>p span{color:var(--olive-tint)}.footer-info{position:relative;display:flex;align-items:center;justify-content:space-between;padding:38px var(--inset);border-bottom:1px solid #f0eee525}.footer-info nav{position:absolute;left:50%;transform:translate(-50%);display:flex;gap:28px;font-size:11px;white-space:nowrap}.footer-info>a:last-child{font-size:10px}.footer-bottom{position:relative;display:flex;align-items:center;justify-content:space-between;padding:22px var(--inset) 32px;font-size:8px;color:var(--moss-mist)}.footer-bottom a{color:var(--bone);border-bottom:1px solid #c3c9aa80}.floating-contact{position:fixed;right:28px;bottom:25px;z-index:40;background:var(--forest);color:var(--bone);height:52px;padding:0 0 0 18px;display:flex;align-items:center;gap:13px;font-size:11px;box-shadow:0 5px 25px #17241125;border:1px solid #bfc6aa40;transition:transform .3s,opacity .3s}.floating-plus{font-size:26px;width:49px;height:50px;display:grid;place-items:center;border-left:1px solid #bfc6aa40;margin-left:4px;transition:background .3s}.floating-contact:hover .floating-plus{background:var(--olive-brand)}.floating-contact.in-contact{opacity:0;pointer-events:none;transform:translateY(15px)}dialog{position:fixed;inset:auto 28px 25px auto;padding:0;border:none;background:var(--bone);color:var(--forest);width:510px;max-width:calc(100vw - 56px);max-height:calc(100svh - 50px);margin:0;overflow:auto;box-shadow:0 24px 90px #101a1150;transform-origin:calc(100% - 70px) calc(100% - 26px)}dialog[open]{animation:panel-in .55s var(--ease)}dialog.is-closing{animation:panel-out .3s ease-in forwards}dialog::backdrop{background:#14201560;-webkit-backdrop-filter:blur(4px);backdrop-filter:blur(4px)}@keyframes panel-in{0%{opacity:0;clip-path:inset(90% 0 0 65%);transform:translateY(12px) scale(.9)}to{opacity:1;clip-path:inset(0);transform:none}}@keyframes panel-out{to{opacity:0;clip-path:inset(90% 0 0 65%);transform:translateY(12px) scale(.95)}}.dialog-shell{padding:27px 35px 25px}.dialog-top{display:flex;justify-content:space-between;align-items:center}.dialog-top>.eyebrow{font-size:8px}.close-contact{display:flex;gap:15px;align-items:center;background:none;font-size:9px;padding:0}.close-contact>span{font-size:25px}.dialog-shell h2{font-size:65px;margin:24px 0 12px}.dialog-intro{font-size:12px}.dialog-phones{display:flex;justify-content:space-between;gap:15px;border-top:1px solid #26352925;border-bottom:1px solid #26352925;margin:20px 0;padding:14px 0;font-size:12px;font-weight:600}form label{font-size:10px;display:block;font-weight:600}input,select,textarea{display:block;width:100%;border:0;border-bottom:1px solid #26352955;background:transparent;border-radius:0;color:var(--forest);padding:11px 0;font-size:12px;outline-offset:3px}input::placeholder,textarea::placeholder{color:var(--text-muted);font-weight:400}textarea{resize:vertical;max-height:140px;min-height:70px}form>label{margin-top:17px}.form-pair{display:grid;grid-template-columns:1fr 1fr;gap:20px}.field-error{display:block;font-size:9px;line-height:1.5;color:#9b3e2a;font-weight:500}.field-error:not(:empty){margin-top:5px}input[aria-invalid=true],textarea[aria-invalid=true]{border-color:#9b3e2a}.honey{position:absolute;width:1px;height:1px;overflow:hidden;clip-path:inset(50%)}.form-note{font-size:10px;line-height:1.6;margin:16px 0;color:var(--text-muted)}.button-dark{background:var(--forest);color:var(--bone);width:100%;min-height:47px;padding:12px 17px}.button-dark:disabled{cursor:not-allowed;opacity:.5;transform:none}.form-status{font-size:11px;line-height:1.5;margin-top:10px}.modal-open{overflow:hidden}.modal-open .floating-contact{opacity:0;pointer-events:none}.icon-sprite{position:absolute;width:0;height:0;overflow:hidden;pointer-events:none}.ui-icon{display:block;width:1em;height:1em;fill:none;stroke:currentColor;stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round}.footer-info>a:last-child,.dialog-phones a{display:inline-flex;align-items:center;gap:.45em}.footer-info>a:last-child .ui-icon{font-size:.95em}.site-header.scrolled{height:108px;background:var(--stone-warm);box-shadow:0 1px #26352930}.hero-bottom>span:last-child{padding-right:190px}.service-row>span,.service-copy .eyebrow{color:var(--text-muted)}.service-row.is-active>span{color:var(--olive-tint)}.story-sticky{top:108px;height:min(720px,calc(100svh - 108px))}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation-duration:.01ms!important;transition-duration:.01ms!important;scroll-behavior:auto!important}.hero-plane,.material-slice,.footer-ground>div{transform:none!important}.property-story{height:800px}.story-sticky{position:relative;top:0}.story-progress i{transform:scaleX(1)}}.intro-aside .intro-note{display:block;margin-top:30px}.intro-main{min-width:0;text-align:right}.intro-main .intro-bottom{justify-content:flex-end}.footer-bottom>span:nth-child(2){position:absolute;left:50%;transform:translate(-50%);white-space:nowrap}.button,.header-phone,.floating-contact{border-radius:38px;position:relative;isolation:isolate;overflow:hidden;box-shadow:inset 0 1px #fff5,inset 0 -2px #14200c20,0 4px 10px #14200c12}.button:before,.header-phone:before,.floating-contact:before{content:"";position:absolute;inset:0;z-index:-1;background:var(--moss-mist);transform:translate(-105%) skew(-12deg);transition:transform .55s var(--ease);border-radius:inherit}.button:hover:before,.header-phone:hover:before,.floating-contact:hover:before{transform:translate(0) skew(0)}.button{padding:7px 7px 7px 24px;gap:28px;min-height:55px}.button>span{width:41px;height:41px;display:grid;place-items:center;border-radius:50%;background:var(--forest);color:var(--bone);font-size:23px;transition:transform .45s var(--ease),background .3s}.button:hover>span{transform:rotate(9deg);background:var(--olive-brand)}.button-dark>span{background:var(--moss-mist);color:var(--forest)}.button-dark:before,.floating-contact:before{background:var(--olive-brand)}.button-dark:disabled:before{display:none}.button-dark:disabled:hover>span{transform:none}.header-phone{border:1px solid #26352925;padding:7px 16px 7px 7px;display:flex;align-items:center;gap:11px;min-height:45px;transition:transform .3s}.phone-symbol{display:grid;place-items:center;width:30px;height:30px;background:var(--forest);color:var(--bone);border-radius:50%;margin:0;transition:transform .3s}.header-phone:hover .phone-symbol{transform:rotate(12deg)}.floating-contact{position:fixed;padding:5px 5px 5px 18px;height:56px;gap:11px;overflow:hidden}.floating-plus{width:43px;height:43px;border:0;border-radius:50%;background:var(--moss-mist);color:var(--forest);margin-left:4px;transition:transform .5s var(--ease)}.floating-contact:hover .floating-plus{background:var(--olive-tint);transform:rotate(90deg)}.reel-controls button{border-radius:50%}.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip-path:inset(50%);white-space:nowrap;border:0}.process{padding-top:18px;padding-bottom:18px;padding-inline:clamp(28px,2.2vw,48px)}.process-heading{display:grid;grid-template-columns:1fr 1.5fr 1fr;align-items:center;gap:40px;border-top:1px solid #26352935;padding:20px 0}.process-heading h2{font-size:54px}.process-heading h2 span{color:var(--olive-brand)}.process-heading>p:last-child{font-size:12px;justify-self:end}.process-experience{display:grid;grid-template-columns:190px 1fr;gap:28px;position:relative;align-items:stretch}.process-index{display:flex;flex-direction:column;justify-content:center;gap:20px}.process-choice{display:grid;grid-template-columns:23px 1fr;position:relative;gap:12px;align-items:center;text-align:left;background:none;padding:14px 4px 17px;color:var(--text-muted)}.process-choice>span{font-size:10px}.process-choice strong{font-size:14px;font-weight:500}.process-choice i{position:absolute;bottom:0;left:35px;right:4px;height:2px;background:#26352925;overflow:hidden}.process-choice b{display:block;width:100%;height:100%;background:var(--forest);transform:scaleX(0);transform-origin:left}.process-choice.is-current{color:var(--forest)}.process-choice.is-current strong{font-weight:600}.process-choice.is-current b{transform:scaleX(var(--step-progress,0))}.process-choice.is-complete b{transform:scaleX(1)}.process-window{height:min(720px,calc(100svh - 290px));position:relative;overflow:hidden;background:var(--forest);border-radius:3px}.process-frame{position:absolute;inset:0;visibility:hidden;opacity:0;transform:translateY(18%);clip-path:inset(100% 0 0);transition:transform .85s var(--ease),clip-path .85s var(--ease),opacity .65s,visibility .85s;overflow:hidden;color:var(--bone)}.process-frame.is-current{visibility:visible;opacity:1;transform:none;clip-path:inset(0);z-index:2}.process-frame.is-past{transform:translateY(-14%);clip-path:inset(0 0 100%);opacity:0;visibility:hidden}.process-frame img{width:100%;height:100%;object-position:70% 55%;transform:scale(1.04);transition:transform 3.8s linear}.process-frame.is-current img{transform:scale(1)}.process-frame[data-frame="1"] img,.process-frame[data-frame="2"] img,.process-frame[data-frame="3"] img{object-position:65% 50%}.process-frame-shade{position:absolute;inset:0;background:linear-gradient(90deg,#1a291bf0,#1a291bc4 31%,#1a291b0d 85%)}.process-frame-number{position:absolute;left:35px;top:22px;font-family:Barlow Condensed,sans-serif;font-size:clamp(88px,12svh,130px);line-height:1;color:var(--olive-tint)}.process-frame-copy{position:absolute;left:40px;bottom:54px;width:46%;max-width:370px}.process-frame-copy .eyebrow{font-size:10px;color:var(--olive-tint);margin-bottom:14px}.process-frame-copy h3{font-family:Barlow Condensed,sans-serif;font-size:clamp(46px,5.7svh,57px);line-height:.98;letter-spacing:-.02em;margin-bottom:22px}.process-frame-copy>p:last-child{font-size:12px;line-height:1.8;max-width:310px}.process-frame-note{position:absolute;bottom:25px;left:40px;font-size:8px;letter-spacing:.13em}.process-controls{display:flex;flex-direction:column;align-items:center;justify-content:space-between;padding:8px 0;font-size:10px}.process-controls>div{display:flex;flex-direction:column;gap:12px}.process-controls button{border:1px solid #26352935;border-radius:50%;width:44px;height:44px;background:transparent;font-size:20px;display:grid;place-items:center;transition:background .3s,transform .3s}.process-controls button:hover{background:var(--moss-mist);transform:translateY(-2px)}.process-controls #process-play{background:var(--forest);color:var(--bone);font-size:16px}.process-mode{writing-mode:vertical-rl;letter-spacing:.12em;font-size:8px}@media(prefers-reduced-motion:reduce){.hero-landscape,.hero-plane,.process-frame,.process-frame img{transform:none!important}.process-frame{transition:none!important}.button:before,.header-phone:before,.floating-contact:before{transition:none}}@media(scripting:none){.process-window{height:auto}.process-frame{position:relative;visibility:visible;opacity:1;clip-path:none;transform:none;height:500px}.process-index,.process-controls{display:none}.process-experience{display:block}}.process-frame{display:grid;grid-template-rows:auto minmax(0,1fr) auto;row-gap:16px;padding:20px 40px}.process-frame img{position:absolute;inset:0}.process-frame-number{position:relative;left:auto;top:auto;grid-row:1;z-index:1}.process-frame-copy{position:relative;left:auto;bottom:auto;grid-row:2;align-self:end;z-index:1}.process-frame-note{position:relative;left:auto;bottom:auto;grid-row:3;z-index:1}.site-header{position:fixed;inset:24px 0 auto;margin-inline:auto;width:calc(100% - 96px);max-width:1760px;height:86px;padding:0 8px;display:flex;gap:36px;color:#faf9ef;background:transparent;border:1px solid transparent;border-radius:8px;box-shadow:none;z-index:30;transition:width .55s var(--ease),max-width .55s var(--ease),top .55s var(--ease),height .55s var(--ease),padding .55s var(--ease),background .35s,color .35s,box-shadow .35s}.site-header .header-brand{display:flex;align-items:center;gap:22px;flex-shrink:0}.header-brand>span{font-family:Barlow Condensed,sans-serif;font-weight:600;font-size:24px;line-height:.98;letter-spacing:.02em}.header-brand i{font-style:normal;color:#d1d9b9}.header-brand small{font-size:8px;letter-spacing:.15em;max-width:85px;line-height:1.6}.site-header nav{display:flex;gap:30px;margin-left:auto;font-size:12px;white-space:nowrap}.site-header nav a{padding:12px 0}.site-header nav a:after{bottom:6px}.header-action{display:flex;gap:22px;align-items:center;justify-content:center;font-size:12px;font-weight:500;padding:14px 17px;border:1px solid #faf9ef6b;border-radius:4px;background:#f0eee508;transition:background .25s,border-color .25s,color .25s;white-space:nowrap}.header-action i{font-size:20px;font-style:normal;transition:transform .25s}.header-action:hover{background:#f0eee5;color:#263529;border-color:#f0eee5}.header-action:hover i{transform:translate(2px,-2px)}.site-header.is-island{top:16px;width:calc(100% - 96px);max-width:900px;height:78px;padding:0 24px;background:#f0eee5f5;color:#263529;border-color:#26352919;box-shadow:0 8px 32px #26352914,0 1px 3px #2635290c;-webkit-backdrop-filter:blur(18px);backdrop-filter:blur(18px)}.site-header.is-island .header-brand>span{font-size:21px}.site-header.is-island .header-brand i{color:var(--olive-brand)}.site-header.is-island .header-brand small{display:none}.site-header.is-island .header-action{border-color:#26352930;background:#263529;color:#f0eee5}.site-header.is-island .header-action:hover{background:#455839}.video-hero{height:100svh;min-height:650px;position:relative;isolation:isolate;overflow:hidden;background:#263529;color:#faf9ef;display:grid;place-items:center;padding:125px 48px}.hero-media,.hero-tone{position:absolute;inset:0;pointer-events:none}.hero-media{z-index:-3}.hero-media img,.hero-media video{position:absolute;width:100%;height:100%;inset:0;object-fit:cover;object-position:50% 52%}.hero-media video{opacity:0;transition:opacity .7s}.video-hero.is-playing .hero-media video,.video-hero.has-played .hero-media video{opacity:1}.hero-tone{z-index:-2;background:linear-gradient(180deg,#142116a6,#14211640 28%,#1421163d 76%,#142116b3),radial-gradient(ellipse 70% 65% at 50% 48%,#162415a6,#16241560 55%,#16241529)}.video-hero-copy{width:100%;max-width:1150px;text-align:center;position:relative;padding:0;display:flex;flex-direction:column;align-items:center}.video-hero-copy>.eyebrow{font-size:10px;letter-spacing:.2em;color:#f2f1e6;margin:0 0 28px;line-height:1.5}.video-hero h1{font-size:clamp(88px,7.8vw,148px);line-height:.94;letter-spacing:-.02em;font-weight:500;margin:0;text-wrap:balance}.video-hero h1 span{color:var(--olive-on-dark)}.video-hero-description{font-size:13px;line-height:1.85;color:#f2f1e6;margin:27px 0 30px;text-wrap:balance}.hero-action{position:relative;display:inline-flex;align-items:center;justify-content:center;gap:30px;min-height:56px;padding:0 23px;border:1px solid #f3f1e5;border-radius:4px;background:#f0eee5;color:#263529;font-size:12px;font-weight:600;box-shadow:inset 0 1px #fff9,0 3px #b5bca7;isolation:isolate;overflow:hidden;transition:transform .3s var(--ease),box-shadow .3s}.hero-action:before{content:"";position:absolute;inset:0;background:var(--olive-tint);z-index:-1;transform:translateY(102%);transition:transform .4s var(--ease)}.hero-action i{font-style:normal;font-size:22px;transition:transform .35s var(--ease)}.hero-action:hover{transform:translateY(-2px);box-shadow:inset 0 1px #fff9,0 5px #b5bca7}.hero-action:hover:before{transform:none}.hero-action:hover i{transform:translateY(3px)}.video-hero-foot{position:absolute;left:56px;right:56px;bottom:42px;display:flex;align-items:center;min-height:32px}.hero-playback{background:transparent;border:0;font-size:10px;display:flex;gap:10px;align-items:center;color:#faf9ef;padding:8px 0}.hero-playback[hidden]{display:none}.playback-icon{display:grid;place-items:center;width:25px;height:25px;border:1px solid #faf9ef73;border-radius:3px;font-size:11px}.site-header :focus-visible,.video-hero :focus-visible{outline:2px solid currentColor;outline-offset:6px}@media(prefers-reduced-motion:reduce){.site-header,.header-action,.header-action i,.hero-action,.hero-action:before,.hero-action i,.hero-media video{transition:none}}@media(scripting:none){.site-header{position:absolute}.hero-playback{display:none}}.hero-action:active:before{background:var(--olive-on-dark)}.floating-contact{right:28px;bottom:25px;height:56px;padding:0;gap:0;border:0;border-radius:6px;background:transparent;box-shadow:none;overflow:visible;filter:drop-shadow(0 5px 12px #1523182b);isolation:isolate;transition:transform .3s var(--ease),opacity .25s}.floating-contact:before{display:none}.ticket-label{height:56px;display:flex;align-items:center;padding:0 23px;background:var(--olive-brand);color:#f0eee5;border-radius:6px 0 0 6px;font-size:11px;box-shadow:inset 0 1px #ffffff20;-webkit-mask:radial-gradient(circle 5px at 100% 0,transparent 98%,#000) top,radial-gradient(circle 5px at 100% 100%,transparent 98%,#000) bottom;mask:radial-gradient(circle 5px at 100% 0,transparent 98%,#000) top,radial-gradient(circle 5px at 100% 100%,transparent 98%,#000) bottom;-webkit-mask-size:100% 51%;mask-size:100% 51%;-webkit-mask-repeat:no-repeat;mask-repeat:no-repeat;transition:background .3s}.floating-contact .floating-plus{width:55px;height:56px;margin:0;border:0;border-left:1px dashed #52644585;border-radius:0 6px 6px 0;background:var(--olive-tint);color:var(--moss-deep);transform:none;box-shadow:inset 0 1px #ffffff60;-webkit-mask:radial-gradient(circle 5px at 0 0,transparent 98%,#000) top,radial-gradient(circle 5px at 0 100%,transparent 98%,#000) bottom;mask:radial-gradient(circle 5px at 0 0,transparent 98%,#000) top,radial-gradient(circle 5px at 0 100%,transparent 98%,#000) bottom;-webkit-mask-size:100% 51%;mask-size:100% 51%;-webkit-mask-repeat:no-repeat;mask-repeat:no-repeat;transition:background .3s}.floating-plus i{font-style:normal;font-size:29px;font-weight:400;transition:transform .4s var(--ease)}.floating-contact:hover .floating-plus{background:var(--olive-tint);transform:none}.floating-contact:hover .floating-plus i{transform:rotate(90deg)}.floating-contact:focus-visible{outline:2px solid #f0eee5;outline-offset:4px;box-shadow:0 0 0 7px var(--moss-deep)}.floating-contact[aria-expanded=true] .floating-plus i{transform:rotate(45deg)}#contact-dialog{inset:auto 28px 25px auto;width:470px;max-height:calc(100svh - 48px);max-width:calc(100vw - 56px);border:1px solid #26352925;border-radius:8px;background:#f0eee5;box-shadow:0 18px 80px #14201540;transform-origin:100% 100%;overscroll-behavior:contain;scrollbar-width:thin;scrollbar-color:var(--olive-line) var(--stone-warm)}#contact-dialog[open]{animation:ticket-panel-in .48s var(--ease) both}#contact-dialog.is-closing{animation:ticket-panel-out .23s ease-in both}#contact-dialog::backdrop{background:#14201545;-webkit-backdrop-filter:blur(3px);backdrop-filter:blur(3px)}#contact-dialog .dialog-shell{padding:23px 29px 25px}#contact-dialog .dialog-top{padding-bottom:15px;border-bottom:1px dashed var(--olive-line)}#contact-dialog .close-contact{min-height:32px;gap:9px;border-radius:3px;padding:0 5px;color:var(--olive-brand)}#contact-dialog .close-contact:hover{background:var(--stone-warm)}#contact-dialog h2{font-size:57px;margin:18px 0 9px}#contact-dialog .dialog-intro{font-size:12px;line-height:1.7}#contact-dialog .dialog-phones{margin:17px 0 20px;padding:13px 0;gap:10px;font-size:12px}#contact-dialog .dialog-phones a{padding:4px 0}#contact-dialog .form-pair{gap:18px}#contact-dialog form>label{margin-top:15px}#contact-dialog textarea{min-height:65px}#contact-dialog .form-note{margin:13px 0}#contact-dialog [type=submit]{border-radius:4px;min-height:47px}#contact-dialog :focus-visible{outline:2px solid var(--olive-accent);outline-offset:4px}@keyframes ticket-panel-in{0%{opacity:.4;clip-path:inset(calc(100% - 56px) 0 0 calc(100% - 174px) round 6px);transform:translateY(5px) scale(.98)}to{opacity:1;clip-path:inset(0 round 8px);transform:none}}@keyframes ticket-panel-out{0%{opacity:1;clip-path:inset(0 round 8px);transform:none}to{opacity:0;clip-path:inset(calc(100% - 56px) 0 0 calc(100% - 174px) round 6px);transform:translateY(5px) scale(.98)}}@media(prefers-reduced-motion:reduce){#contact-dialog[open],#contact-dialog.is-closing{animation:none}.floating-contact,.floating-plus i,.ticket-label{transition:none}}#contact-dialog :is(input,textarea,select):focus{outline:none;box-shadow:none;background:transparent}#contact-dialog :is(input,textarea,select):focus-visible{outline:none;border-bottom-color:var(--olive-accent)}#contact-dialog :is(input,textarea,select):not([aria-invalid=true]){border-bottom-color:var(--olive-line)}#contact-dialog :is(input,textarea,select):not([aria-invalid=true]):focus-visible{border-bottom-color:var(--olive-accent)}:root{--green-accent:var(--olive-accent);--line-subtle:color-mix(in srgb,var(--olive-brand) 24%,transparent);--line-strong:color-mix(in srgb,var(--olive-brand) 48%,transparent);--line-on-dark:color-mix(in srgb,var(--olive-tint) 28%,transparent);--contact-surface:color-mix(in srgb,var(--cream) 84%,var(--olive-brand))}::selection{background:var(--olive-tint);color:var(--moss-deep)}.intro .section-label,.intro-note,.services .section-heading .eyebrow,.about-copy>.eyebrow,.about-photo>span,.process-heading>.eyebrow{color:var(--olive-brand)}.section-heading,.process-heading,.about-signoff,.reel-controls{border-color:var(--line-subtle)}.about-signoff>span:last-child{color:var(--olive-brand)}.service-row{border-color:var(--line-subtle)}.service-row:hover{background:var(--stone-warm);color:var(--olive-brand)}.service-row.is-active{background:var(--olive-brand);color:var(--cream)}.service-row.is-active>span{color:var(--cream)}.service-row.is-active b{color:var(--olive-on-dark)}.service-copy .eyebrow,.image-annotation{color:var(--olive-brand)}.service-counter{background:color-mix(in srgb,var(--moss-deep) 88%,transparent);color:var(--olive-tint)}.service-image-wrap{background:var(--moss-surface)}.text-button{border-color:var(--line-strong)}.text-button:hover,.text-button:focus-visible{color:var(--green-accent);border-color:var(--green-accent)}.reel-controls button{border-color:var(--line-strong);color:var(--olive-brand)}.reel-controls button:hover{background:var(--olive-brand);color:var(--cream)}.story-heading>.eyebrow,.story-heading h2 span{color:var(--olive-on-dark)}.story-heading>p:last-child,.story-foot{color:var(--olive-tint)}.material-marker{background:var(--cream);color:var(--olive-brand)}.story-progress{background:var(--line-on-dark)}.story-progress i{background:var(--olive-on-dark)}.process-choice{color:var(--text-muted)}.process-choice.is-current{color:var(--olive-brand)}.process-choice.is-current>span,#process-position{color:var(--green-accent)}.process-choice i{background:var(--line-subtle)}.process-choice b{background:var(--green-accent)}.process-choice.is-complete b{background:var(--olive-line)}.process-frame-number,.process-frame-copy .eyebrow{color:var(--olive-on-dark)}.process-frame-note{color:var(--olive-tint)}.process-controls button{color:var(--olive-brand);border-color:var(--line-strong)}.process-controls button:hover,.process-controls #process-play{background:var(--olive-brand);color:var(--cream)}.process-controls #process-play:hover{background:var(--green-accent)}.process-mode{color:var(--text-muted)}.contact{background:var(--contact-surface)}.contact .eyebrow,.contact-top>span,.contact-details a{color:var(--olive-brand)}.contact-details{border-color:var(--line-strong)}.contact-details a:hover{color:var(--green-accent)}.contact-disc{background:var(--olive-brand)}.contact-disc:hover{background:var(--green-accent)}#contact-dialog{background:var(--cream);border-color:var(--line-subtle)}#contact-dialog .eyebrow,#contact-dialog form label,#contact-dialog .dialog-phones a{color:var(--olive-brand)}#contact-dialog .dialog-phones{border-color:var(--line-subtle)}#contact-dialog select:has(option:checked:not([value=""])){color:var(--olive-brand);border-bottom-color:var(--green-accent)}#contact-dialog .button-dark{background:var(--olive-brand)}#contact-dialog .button-dark:before{background:var(--green-accent)}#contact-dialog .button-dark>span{background:var(--olive-tint);color:var(--moss-deep)}#contact-dialog .button-dark:not(:disabled):hover>span{background:var(--olive-on-dark)}.site-header.is-island{background:color-mix(in srgb,var(--cream) 96%,transparent);border-color:var(--line-subtle)}.site-header.is-island nav a:hover,.site-header.is-island nav a:focus-visible,.site-header.is-island nav a:active{color:var(--olive-brand)}.site-header.is-island nav a:after{background:var(--green-accent)}.footer{background:var(--moss-deep)}.footer-ground{background:var(--moss-surface)}.footer-ground:after{background:color-mix(in srgb,var(--moss-deep) 44%,transparent)}.footer-ground>p span,.footer .wordmark i{color:var(--olive-on-dark)}.footer-info{border-color:var(--line-on-dark)}.footer-info nav a:hover,.footer-info>a:last-child:hover{color:var(--olive-on-dark)}.footer-bottom{color:var(--olive-tint)}.footer-bottom a{color:var(--cream);border-color:var(--olive-on-dark)}.footer-bottom a:hover{color:var(--olive-on-dark)}.contact.contact-stage{position:relative;isolation:isolate;overflow:clip;padding:78px var(--inset) 0;background:var(--moss-deep);color:var(--cream)}.contact-landscape{position:absolute;inset:0;z-index:-1;overflow:hidden}.contact-landscape img{width:100%;height:100%;object-fit:cover;object-position:50% 70%;opacity:.48}.contact-landscape:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,var(--moss-deep) 2%,transparent 85%),linear-gradient(90deg,#263529c9,transparent 80%)}.contact-stage-content{max-width:1720px;margin:auto}.contact-stage .eyebrow{color:var(--olive-tint)}.contact-stage-heading h2{font-size:clamp(76px,7.1vw,126px);line-height:.96;margin:25px 0 0;letter-spacing:-.025em}.contact-stage-heading h2 span{color:var(--olive-on-dark)}.contact-stage-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(480px,.9fr);column-gap:clamp(70px,8vw,170px);align-items:start;margin-top:-38px}.contact-stage-personal{padding-top:78px;max-width:440px}.contact-stage-intro{font-size:14px;line-height:1.9;max-width:355px}.contact-stage-phones{margin-top:40px}.contact-stage-phones .eyebrow{font-size:9px;margin-bottom:12px}.contact-stage-phones a{display:flex;align-items:center;gap:32px;width:max-content;font-family:Barlow Condensed,sans-serif;font-size:clamp(32px,2.7vw,46px);line-height:1.45}.contact-stage-phones a span{font-family:Manrope,sans-serif;font-size:22px;color:var(--olive-on-dark);transition:transform .3s}.contact-stage-phones a:hover span{transform:translate(3px,-3px)}.contact-stage-address{border-top:1px solid var(--line-on-dark);margin-top:25px;padding-top:22px;display:flex;gap:40px;align-items:start}.contact-stage-address .eyebrow{font-size:9px;padding-top:4px}.contact-stage-address address{font-size:12px}.inquiry-board{position:relative;background:var(--cream);color:var(--moss-deep);padding:32px 36px 26px;border-radius:3px;box-shadow:0 20px 55px #10201440;border-top:3px solid var(--olive-on-dark)}.inquiry-board-heading{display:flex;justify-content:space-between;align-items:center;padding-bottom:24px;margin-bottom:23px;border-bottom:1px solid var(--line-subtle)}.inquiry-board .eyebrow{color:var(--olive-brand);font-size:9px}.inquiry-board h3{font-family:Barlow Condensed,sans-serif;font-size:37px;letter-spacing:-.02em;margin-top:8px}.board-mark{font-size:39px;color:var(--olive-brand)}.inquiry-board label{color:var(--olive-brand);font-size:11px}.inquiry-board input,.inquiry-board select,.inquiry-board textarea{padding:13px 0;border-bottom-color:var(--olive-line)}.inquiry-board textarea{min-height:79px}.inquiry-board form>label{margin-top:23px}.inquiry-board .form-pair{gap:24px}.inquiry-board :is(input,select,textarea):focus{outline:none;box-shadow:none;background:transparent}.inquiry-board :is(input,select,textarea):focus-visible{border-bottom-color:var(--green-accent)}.inquiry-board :is(input,textarea)[aria-invalid=true]{border-bottom-color:#9b3e2a}.inquiry-board .form-note{margin:18px 0;font-size:10px;max-width:370px}.inquiry-board .button{border-radius:4px;background:var(--olive-brand);min-height:51px}.inquiry-board .button>span{border-radius:2px;background:var(--olive-tint);color:var(--moss-deep);width:31px;height:31px}.inquiry-board .button:disabled{opacity:1;background:var(--stone-warm);color:var(--text-muted);box-shadow:none}.inquiry-board .button:disabled>span{background:transparent;color:var(--text-muted)}.contact-stage-signoff{display:flex;justify-content:space-between;border-top:1px solid var(--line-on-dark);margin-top:55px;padding:22px 0 28px;font-size:8px;letter-spacing:.14em;color:var(--olive-tint)}@media(prefers-reduced-motion:no-preference){.inquiry-board{animation:board-arrival linear both;animation-timeline:view();animation-range:entry 0% entry 80%}@keyframes board-arrival{0%{transform:translateY(35px);opacity:.65}to{transform:none;opacity:1}}}.contact-stage-grid{position:relative;min-height:547.5px}.inquiry-board{position:absolute;right:0;top:var(--board-top,0px);width:calc((100% - clamp(70px,8vw,170px)) * .9 / 1.9);min-width:480px;height:var(--board-height,548px);padding:23px 36px 22px;display:flex;flex-direction:column}.inquiry-board-heading{padding-bottom:15px;margin-bottom:16px;flex-shrink:0}.inquiry-board form{flex:1;display:flex;flex-direction:column;min-height:0}.inquiry-board form>label{margin-top:16px}.inquiry-board input,.inquiry-board select,.inquiry-board textarea{padding:10px 0}.inquiry-board textarea{min-height:64px;height:64px;max-height:64px;resize:none}.inquiry-board .form-note{margin:14px 0}.inquiry-board .button{margin-top:auto;flex-shrink:0}.inquiry-board .form-status:empty{margin:0}.menu-toggle,.mobile-menu{display:none}@media(max-width:1279px){:root{--inset:32px}html{scroll-padding-top:96px}.site-header{width:calc(100% - 48px);gap:20px}.site-header.is-island{width:calc(100% - 48px);max-width:900px}.header-brand small{display:none}.video-hero{min-height:600px;padding-inline:32px}.video-hero h1{font-size:clamp(76px,9vw,108px)}.intro{padding-block:80px;grid-template-columns:1fr 2fr;gap:24px}.intro h2{font-size:clamp(44px,5vw,62px)}.service-experience{grid-template-columns:minmax(270px,.9fr) minmax(0,1.1fr);gap:28px}.service-row{font-size:12px;gap:10px;min-height:52px}.service-image-wrap{height:300px}.services{padding-bottom:80px}.section-heading h2{font-size:46px}.service-copy h3{font-size:36px}.reel-controls button{width:44px;height:44px;flex-shrink:0}.property-story{height:1050px}.story-sticky{top:94px;height:calc(100svh - 94px);min-height:560px;padding-top:30px}.story-heading{grid-template-columns:1fr 2fr;gap:24px}.story-heading>p:last-child{grid-column:2}.story-heading h2{font-size:52px}.material-scene{inset:43% 9% 16% 14%}.story-foot{gap:15px;font-size:7px}.about{padding-block:80px;gap:36px}.about-photo{height:400px}.about-copy h2{font-size:50px}.about-signoff{flex-direction:column;gap:9px}.process{padding-inline:var(--inset);padding-block:24px}.process-heading{grid-template-columns:1fr 1.3fr 1fr;gap:20px}.process-heading h2{font-size:46px}.process-heading>p:last-child{font-size:11px}.process-experience{grid-template-columns:145px 1fr;gap:24px}.process-choice{gap:8px}.process-choice strong{font-size:13px}.process-window{height:clamp(400px,calc(100svh - 290px),590px)}.process-frame{padding:20px 26px}.process-frame-number{font-size:76px}.process-frame-copy{width:63%}.process-frame-copy h3{font-size:43px}.process-frame-copy>p:last-child{font-size:12px}.contact.contact-stage{padding-top:64px}.contact-stage-heading h2{font-size:clamp(64px,8vw,94px)}.contact-stage-grid{grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:32px;margin-top:38px;min-height:0;align-items:start}.contact-stage-personal{padding-top:0}.contact-stage-intro{font-size:14px}.contact-stage-phones{margin-top:30px}.contact-stage-phones a{font-size:36px}.contact-stage-address{flex-direction:column;gap:12px}.inquiry-board{position:relative;top:auto;right:auto;width:100%;min-width:0;height:auto;padding:26px 24px;animation:none}.inquiry-board h3{font-size:32px}.inquiry-board .form-pair{grid-template-columns:1fr;gap:18px}.inquiry-board input,.inquiry-board select,.inquiry-board textarea{font-size:16px}.inquiry-board label{font-size:12px}.inquiry-board textarea{height:100px;max-height:180px;resize:vertical}.inquiry-board .form-note{font-size:11px}.inquiry-board .button{margin-top:0}.contact-stage-signoff{margin-top:40px}.floating-contact{right:max(20px,env(safe-area-inset-right));bottom:calc(20px + env(safe-area-inset-bottom))}#contact-dialog{inset:auto max(20px,env(safe-area-inset-right)) calc(20px + env(safe-area-inset-bottom)) auto;max-height:calc(100dvh - 40px - env(safe-area-inset-top) - env(safe-area-inset-bottom));max-width:calc(100vw - 40px)}#contact-dialog :is(input,select,textarea){font-size:16px}#contact-dialog .close-contact{min-height:44px}.footer-info{gap:25px}.footer-info nav{gap:20px;font-size:12px}.footer-info nav a,.footer-info>a:last-child{min-height:44px;display:flex;align-items:center}.footer-info .wordmark{font-size:21px}.footer-bottom{font-size:8px}.footer-ground>p{font-size:68px}}@media(max-width:767px){:root{--inset:24px}html{scroll-padding-top:92px}.site-header,.site-header.is-island{top:calc(12px + env(safe-area-inset-top));width:calc(100% - 32px);height:66px;padding:0 14px;gap:16px;border-radius:6px}.header-brand>span,.site-header.is-island .header-brand>span{font-size:19px}.site-header nav{display:none}.menu-toggle{display:flex;align-items:center;gap:12px;margin-left:auto;padding:0 0 0 8px;min-height:44px;background:transparent;font-size:11px;color:inherit}.menu-toggle i{font-style:normal;font-size:24px;font-weight:400}.menu-toggle[aria-expanded=true] i{transform:rotate(45deg)}.mobile-menu[open]{display:block;position:fixed;inset:calc(12px + env(safe-area-inset-top)) 16px auto;width:calc(100% - 32px);max-width:none;max-height:calc(100dvh - 32px - env(safe-area-inset-top));border-radius:6px;background:var(--cream);color:var(--moss-deep);margin:0;animation:mobile-menu-in .3s var(--ease);overflow:auto}.mobile-menu::backdrop{background:#14201566;-webkit-backdrop-filter:blur(5px);backdrop-filter:blur(5px)}.mobile-menu-shell{padding:18px 24px 24px}.mobile-menu-top{display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid var(--line-subtle);padding-bottom:14px}.mobile-menu-top button{min-height:44px;background:none;font-size:11px;display:flex;gap:16px;align-items:center}.mobile-menu-top button span{font-size:26px}.mobile-menu nav{display:flex;flex-direction:column;padding:20px 0}.mobile-menu nav a{font-family:Barlow Condensed,sans-serif;font-size:38px;min-height:64px;display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid var(--line-subtle)}.mobile-menu nav a span{font-family:Manrope,sans-serif;font-size:10px;color:var(--olive-brand)}.mobile-menu-shell>p{font-size:9px;letter-spacing:.1em;color:var(--olive-brand)}body.menu-open{overflow:hidden}body.menu-open .floating-contact{visibility:hidden}@keyframes mobile-menu-in{0%{opacity:0;transform:translateY(-12px)}to{opacity:1;transform:none}}.video-hero{height:100svh;min-height:580px;max-height:900px;padding:105px var(--inset) 105px}.video-hero h1{font-size:clamp(54px,9.5vw,76px);line-height:.98}.video-hero-copy>.eyebrow{max-width:270px;font-size:8px;line-height:1.8;letter-spacing:.14em;margin-bottom:25px}.video-hero-description{font-size:13px;line-height:1.8;max-width:340px;margin:23px 0 28px}.video-hero-description br{display:none}.hero-action{min-height:52px;font-size:12px;gap:26px}.hero-media img,.hero-media video{object-position:60% 50%}.hero-tone{background:linear-gradient(180deg,#14211699,#14211688 45%,#14211666 80%,#142116bb)}.video-hero-foot{left:var(--inset);right:auto;bottom:calc(24px + env(safe-area-inset-bottom));min-height:44px}.hero-playback{min-height:44px;font-size:9px}.playback-icon{width:28px;height:28px}.intro{display:block;padding-block:64px}.intro-aside{display:flex;align-items:start;justify-content:space-between;gap:20px;margin-bottom:32px}.intro-aside .section-label{padding:0;font-size:9px}.intro-aside .intro-note{margin:0;min-width:0;padding:0;font-size:8px;text-align:right}.intro-main{text-align:left}.intro h2{font-size:clamp(41px,7.1vw,54px);line-height:1.05}.intro-main .intro-bottom{justify-content:start;margin-top:26px}.intro-bottom p{font-size:14px;line-height:1.8}.services{padding-top:0;padding-bottom:64px}.section-heading{display:block;margin-bottom:25px;padding-top:24px}.section-heading h2{font-size:44px;margin-top:12px}.section-heading>p{font-size:12px;margin-top:18px}.section-heading>p br{display:none}.service-experience{display:flex;flex-direction:column;gap:22px}.service-index{display:grid;grid-auto-flow:column;grid-template-rows:repeat(2,auto);grid-auto-columns:min(78vw,300px);justify-content:start;gap:0 10px;overflow-x:auto;overscroll-behavior-x:contain;scroll-snap-type:x proximity;scrollbar-width:thin;scrollbar-color:var(--olive-line) var(--stone-warm);padding:0 0 10px}.service-row{min-height:58px;padding:12px;grid-template-columns:20px 1fr 15px;gap:9px;font-size:12px;scroll-snap-align:start}.service-row.is-active{padding-left:12px}.service-row b{opacity:1;transform:none;font-size:17px}.service-image-wrap{height:auto;aspect-ratio:1.5}.service-image-wrap img{object-position:50% 50%}.image-annotation{font-size:7px;left:12px;bottom:12px;padding:7px}.service-counter{top:12px;right:12px;font-size:9px}.service-copy{padding:24px 0}.service-copy h3{font-size:36px;line-height:1.1}.service-copy>p:not(.eyebrow){font-size:14px;min-height:0;line-height:1.8}.service-copy .eyebrow{font-size:8px;line-height:1.8}.text-button{min-height:44px;font-size:12px}.reel-controls{gap:8px}.reel-controls>span{max-width:160px;font-size:7px;line-height:1.7}.property-story{height:auto!important;--assembly:1!important}.story-sticky{position:relative;top:0;height:auto;min-height:0;padding:48px var(--inset) 40px;overflow:hidden}.story-heading{display:flex;flex-direction:column;gap:20px}.story-heading h2{font-size:46px;line-height:1.02}.story-heading>.eyebrow{padding:0;font-size:9px}.story-heading>p:last-child{padding:0;font-size:13px}.story-heading>p:last-child br{display:none}.material-scene{position:relative;inset:auto;width:94%;height:300px;margin:40px auto;transform:rotate(-4deg);--assembly:1!important}.material-marker{font-size:7px;padding:7px}.marker-three{right:-8px;top:25%}.story-foot{position:static;display:flex;flex-wrap:wrap;font-size:7px;gap:16px;line-height:1.7}.story-foot>span:first-child{flex-basis:100%}.story-progress{min-width:60px}.about{display:flex;flex-direction:column;gap:32px;padding-block:64px}.about-photo{height:auto;aspect-ratio:1.2;width:100%}.about-photo>span{font-size:8px;padding-top:12px}.about-copy{width:100%}.about-copy h2{font-size:46px;margin:18px 0 25px;line-height:1.02}.about-copy>p:not(.eyebrow){font-size:14px;line-height:1.8}.about-signoff{font-size:10px;flex-direction:row;gap:16px;align-items:start}.about-signoff>span:last-child{max-width:85px;line-height:1.6}.process{padding:20px var(--inset) 36px}.process-heading{grid-template-columns:1fr;gap:12px;padding:20px 0 18px}.process-heading h2{font-size:43px;line-height:1}.process-heading>.eyebrow{font-size:9px}.process-heading>p:last-child{justify-self:start;font-size:11px;line-height:1.6}.process-heading>p:last-child br{display:none}.process-experience{display:flex;flex-direction:column;gap:16px}.process-index{display:grid;grid-template-columns:1fr 1fr;gap:4px 16px}.process-choice{min-height:44px;gap:7px;padding:9px 0 12px;grid-template-columns:20px 1fr}.process-choice strong{font-size:12px}.process-choice>span{font-size:9px}.process-choice i{left:27px;right:0}.process-window{height:clamp(340px,44svh,410px)}.process-frame{padding:16px 20px;row-gap:10px}.process-frame-number{font-size:56px}.process-frame-copy{width:100%;max-width:100%}.process-frame-copy .eyebrow{font-size:8px;margin-bottom:9px}.process-frame-copy h3{font-size:34px;margin-bottom:10px}.process-frame-copy>p:last-child{font-size:12px;line-height:1.65;max-width:310px}.process-frame-note{font-size:7px}.process-frame img{object-position:65% 50%}.process-frame-shade{background:linear-gradient(180deg,#1a291b26,#1a291b45 25%,#1a291be6 65%,#1a291bf5)}.contact.contact-stage{padding:56px var(--inset) 0}.contact-stage-heading h2{font-size:clamp(53px,9.8vw,76px);line-height:1;margin-top:22px}.contact-stage .eyebrow{font-size:9px}.contact-stage-grid{display:flex;flex-direction:column;gap:30px;margin-top:30px;min-height:0}.contact-stage-personal{max-width:none;width:100%}.contact-stage-intro{max-width:460px;font-size:14px}.contact-stage-phones{margin-top:26px}.contact-stage-phones .eyebrow{font-size:8px}.contact-stage-phones a{font-size:36px;min-height:48px}.contact-stage-address{flex-direction:row;gap:24px;margin-top:23px;padding-top:20px}.contact-stage-address address{font-size:13px}.inquiry-board{width:100%;padding:24px 22px;top:auto;height:auto;min-width:0;display:block}.inquiry-board-heading{margin-bottom:21px;padding-bottom:18px}.inquiry-board h3{font-size:32px}.board-mark{font-size:28px}.inquiry-board form{display:block}.inquiry-board form>label{margin-top:23px}.inquiry-board .form-pair{grid-template-columns:1fr;gap:23px}.inquiry-board input,.inquiry-board select,.inquiry-board textarea{padding:12px 0;font-size:16px}.inquiry-board textarea{min-height:100px;max-height:200px;height:100px}.inquiry-board .form-note{font-size:11px;margin:20px 0}.inquiry-board .button{min-height:50px}.contact-stage-signoff{margin-top:32px;padding:22px 0 28px;gap:18px;font-size:7px;line-height:1.8}.contact-stage-signoff span{max-width:48%}.contact-landscape img{object-position:45% 50%}.floating-contact{right:max(16px,env(safe-area-inset-right));bottom:calc(16px + env(safe-area-inset-bottom));height:48px}.ticket-label{height:48px;padding:0 16px;font-size:10px}.floating-contact .floating-plus{height:48px;width:46px}.floating-plus i{font-size:25px}#contact-dialog{inset:auto 8px calc(8px + env(safe-area-inset-bottom)) auto;width:calc(100% - 16px);max-width:none;max-height:calc(var(--panel-viewport,100dvh) - 16px - env(safe-area-inset-top) - env(safe-area-inset-bottom));border-radius:8px;scroll-padding-block:85px 30px;bottom:calc(var(--panel-keyboard-offset,0px) + 8px + env(safe-area-inset-bottom))}#contact-dialog .dialog-shell{padding:0 22px 24px}#contact-dialog .dialog-top{position:sticky;top:0;z-index:2;background:var(--cream);padding:10px 0;border-bottom:1px dashed var(--olive-line)}#contact-dialog .dialog-top>.eyebrow{font-size:8px}#contact-dialog .close-contact{min-height:44px;font-size:11px}#contact-dialog h2{font-size:48px;margin-top:21px}#contact-dialog .dialog-intro{font-size:13px}#contact-dialog .dialog-phones{font-size:12px;flex-wrap:wrap;gap:0 20px;margin:16px 0}#contact-dialog .dialog-phones a{min-height:44px;display:flex;align-items:center}#contact-dialog .form-pair{grid-template-columns:1fr;gap:20px}#contact-dialog form>label{margin-top:20px}#contact-dialog form label{font-size:12px}#contact-dialog :is(input,textarea,select){font-size:16px;min-height:44px}#contact-dialog textarea{min-height:95px}#contact-dialog .form-note{font-size:11px;line-height:1.7}.footer-ground{height:290px}.footer-ground>p{font-size:56px;bottom:30px}.footer-info{display:flex;flex-direction:column;align-items:center;padding:32px var(--inset) 24px;gap:20px}.footer-info .wordmark{text-align:center;font-size:23px}.footer-info nav{position:static;transform:none;justify-content:center;gap:25px;font-size:12px;flex-wrap:wrap}.footer-info>a:last-child{font-size:11px;align-self:center;justify-content:center}.footer-bottom{display:flex;flex-direction:column;text-align:center;gap:18px;padding:23px var(--inset) calc(95px + env(safe-area-inset-bottom));font-size:9px;line-height:1.8}.footer-bottom>span:nth-child(2){position:static;transform:none;white-space:nowrap}.footer-bottom>span:last-child{display:none}.footer-bottom a{display:inline-block;padding-block:10px}}@media(max-width:390px){:root{--inset:20px}.video-hero h1{font-size:54px}.intro h2,.section-heading h2{font-size:40px}.contact-stage-heading h2{font-size:51px}.inquiry-board{padding-inline:18px}.inquiry-board h3{font-size:30px}.process-frame{padding-inline:17px}.material-scene{height:260px}}@media(max-width:1279px)and (hover:none){.button:hover,.hero-action:hover{transform:none}.service-row:hover{padding-left:12px}.floating-contact:hover .floating-plus i{transform:none}}@media(max-width:767px)and (prefers-reduced-motion:reduce){.mobile-menu[open]{animation:none}.process-frame img{transform:none!important}}@media(max-width:1279px){.footer-ground>div:nth-child(1){background-image:image-set(url(/media/responsive/final-gruen-640.webp) 1x,url(/media/responsive/final-gruen-960.webp) 2x)}.footer-ground>div:nth-child(2){background-image:image-set(url(/media/responsive/final-stein-640.webp) 1x,url(/media/responsive/final-stein-960.webp) 2x)}.footer-ground>div:nth-child(3){background-image:image-set(url(/media/responsive/final-holz-640.webp) 1x,url(/media/responsive/final-holz-960.webp) 2x)}}@media(max-width:390px){.process{padding-bottom:24px}}@media(max-width:1279px){.footer-bottom a{border-bottom:0;text-decoration-line:underline;text-decoration-color:var(--olive-on-dark);text-decoration-thickness:1px;text-underline-offset:2px}}@media(min-width:768px)and (max-width:1279px){.property-story{height:calc(100svh + 520px);overflow:clip}.material-scene{--assembly:var(--tablet-assembly,0)}.material-grass{transform:translate(calc((1 - var(--assembly))*-28px),calc((1 - var(--assembly))*-18px)) rotate(calc((1 - var(--assembly))*-3deg))}.material-stone{transform:translateY(calc((1 - var(--assembly))*28px))}.material-wood{transform:translate(calc((1 - var(--assembly))*30px),calc((1 - var(--assembly))*-14px)) rotate(calc((1 - var(--assembly))*3deg))}.story-progress i{transform:scaleX(var(--tablet-assembly,0))}}