@font-face{font-family:'Instrument Sans';font-style:normal;font-weight:400;font-stretch:100%;font-display:swap;src:url(assets/fonts/instrument-sans-0.woff2) format('woff2');unicode-range:U+20-17e,U+2013-2014,U+2018-2019,U+201c-201e,U+2026,U+2190-2193,U+2197,U+2199;}@font-face{font-family:'Instrument Sans';font-style:normal;font-weight:500;font-stretch:100%;font-display:swap;src:url(assets/fonts/instrument-sans-0.woff2) format('woff2');unicode-range:U+20-17e,U+2013-2014,U+2018-2019,U+201c-201e,U+2026,U+2190-2193,U+2197,U+2199;}@font-face{font-family:'Instrument Sans';font-style:normal;font-weight:600;font-stretch:100%;font-display:swap;src:url(assets/fonts/instrument-sans-0.woff2) format('woff2');unicode-range:U+20-17e,U+2013-2014,U+2018-2019,U+201c-201e,U+2026,U+2190-2193,U+2197,U+2199;}:root{--paper:#F3F0EA;--ink:#242622;--olive:#465044;--muted:#62665e;--line:#c9cbc2;--frame:#e3e2da;--gutter:48px;--header:80px;--ease:cubic-bezier(.22,1,.36,1);color-scheme:light;font-family:'Instrument Sans',Arial,sans-serif;font-synthesis:none;}*,*::before,*::after{box-sizing:border-box;}html{scroll-behavior:smooth;scroll-padding-top:calc(var(--header) + 16px);-webkit-text-size-adjust:100%;}body{margin:0;background:var(--paper);color:var(--ink);font-size:16px;line-height:1.55;-webkit-font-smoothing:antialiased;}body.locked{overflow:hidden;}h1,h2,h3,p,figure{margin:0;}h1,h2,h3{font-weight:500;line-height:1.12;letter-spacing:-.045em;text-wrap:balance;}h2{font-size:36px;}img{display:block;width:100%;max-width:100%;height:auto;}a{color:inherit;text-decoration:none;}button{border:0;padding:0;border-radius:0;color:inherit;background:none;font:inherit;cursor:pointer;touch-action:manipulation;}a,button{-webkit-tap-highlight-color:transparent;}:focus-visible{outline:2px solid var(--olive);outline-offset:5px;}.site-footer:focus-visible{outline-color:var(--paper);}[hidden]{display:none !important;}::selection{background:var(--olive);color:var(--paper);}.wrap{width:calc(100% - 2 * var(--gutter));max-width:1600px;margin-inline:auto;}.svg-defs{position:absolute;width:0;height:0;overflow:hidden;}.icon{flex:0 0 auto;width:22px;height:22px;fill:none;stroke:currentColor;stroke-width:1.5;stroke-linecap:round;stroke-linejoin:round;}.icon-prev,#gallery-prev .icon{transform:rotate(180deg);}.icon-up{transform:rotate(-90deg);}.text-link{display:inline-flex;align-items:center;gap:16px;min-height:44px;min-width:44px;font-size:14px;font-weight:500;text-underline-offset:6px;}.text-link .icon{transition:translate .25s var(--ease);}.text-link:hover{text-decoration:underline;}.text-link:hover .icon{translate:3px 0;}.button{display:inline-flex;justify-content:space-between;align-items:center;gap:24px;min-height:56px;padding:16px 24px;background:var(--olive);color:var(--paper);font-size:14px;font-weight:500;transition:background .2s,translate .2s;}.button:hover{background:var(--ink);}.button:active{translate:0 1px;}.skip-link{position:fixed;top:8px;left:8px;z-index:50;padding:12px 16px;background:var(--ink);color:var(--paper);transform:translateY(-150%);}.skip-link:focus{transform:none;}.site-header{position:sticky;top:0;z-index:20;height:var(--header);background:var(--paper);border-bottom:1px solid rgba(36,38,34,0.07);}.header-inner{height:100%;display:flex;align-items:center;justify-content:space-between;gap:32px;}.brand{display:flex;align-items:center;gap:12px;min-height:44px;flex-shrink:0;}.brand img{object-fit:contain;}.brand-monogram{width:44px;height:44px;}.brand-name{width:110px;height:42px;}.desktop-nav{display:flex;align-items:center;gap:32px;margin-left:auto;margin-right:48px;}.desktop-nav a{min-height:44px;display:inline-flex;align-items:center;font-size:14px;text-underline-offset:6px;}.desktop-nav a:hover{text-decoration:underline;}.menu-toggle,.mobile-menu{display:none;}.hero{display:grid;grid-template-columns:3.8fr 8.2fr;gap:40px;min-height:520px;height:min(75svh,820px);margin-bottom:104px;}.hero-content{display:flex;flex-direction:column;justify-content:space-between;padding-block:28px;min-width:0;}.hero-location{color:var(--muted);font-size:13px;font-weight:500;}.hero-message{padding-bottom:8px;}.hero h1{font-size:clamp(34px,3.4vw,50px);letter-spacing:-.05em;font-weight:500;line-height:1.1;}.hero-lead{margin-top:22px;font-size:18px;line-height:1.5;color:var(--ink);}.hero-cta{margin-top:28px;gap:12px;font-size:13px;font-weight:500;}.hero-visual{min-width:0;overflow:hidden;background:var(--frame);}.hero-visual img{width:100%;height:100%;object-fit:cover;object-position:50% 60%;}.about{display:grid;grid-template-columns:5fr 6fr;gap:64px;align-items:center;margin-bottom:104px;}.about-visual{aspect-ratio:1.05;overflow:hidden;background:var(--frame);}.about-visual img{width:100%;height:100%;object-fit:cover;object-position:50% 30%;}.about-copy{max-width:480px;}.about-copy > p{font-size:18px;color:var(--muted);margin-block:22px 18px;line-height:1.6;}.properties{margin-bottom:104px;}.properties > h2{margin-bottom:48px;}.property-grid{display:grid;grid-template-columns:5fr 4fr 3fr;align-items:start;gap:32px;}.property{min-width:0;}.property:nth-child(2){padding-top:80px;}.property:nth-child(3){padding-top:160px;}.property-photo{display:block;width:100%;overflow:hidden;aspect-ratio:1;background:var(--frame);}.property:nth-child(2) .property-photo{aspect-ratio:.95;}.property:nth-child(3) .property-photo{aspect-ratio:.86;}.property-photo img{width:100%;height:100%;object-fit:cover;transition:transform .5s var(--ease);}@media (hover:hover){.property-photo:hover img{transform:scale(1.02);}}.property-caption{display:flex;align-items:start;justify-content:space-between;gap:12px;padding-top:24px;}.property-location,.perspective-location{font-size:11px;letter-spacing:.08em;text-transform:uppercase;color:var(--muted);margin-bottom:6px;font-weight:600;}.property-caption h3{font-size:18px;line-height:1.3;letter-spacing:-.025em;}.property-caption p{margin-top:8px;font-size:13px;color:var(--muted);}.property-caption .text-link{flex-shrink:0;gap:8px;margin-top:-8px;font-size:13px;}.perspective{margin-bottom:80px;}.perspective-frame{display:grid;grid-template-columns:1fr 1fr;gap:24px;padding-inline:var(--gutter);}.perspective-frame figure{min-width:0;}.perspective-frame img{width:100%;aspect-ratio:1.6;object-fit:cover;background:var(--frame);}.perspective-frame figcaption{padding-top:12px;font-size:13px;color:var(--muted);}.perspective-caption{display:flex;justify-content:space-between;gap:24px;align-items:center;padding-block:24px;}.perspective-caption h2{font-size:22px;letter-spacing:-.025em;}.perspective-caption p{margin-top:8px;font-size:14px;color:var(--muted);}.perspective.is-animated{height:min(135svh,1250px);min-height:850px;}.is-animated .perspective-stage{position:sticky;top:calc(var(--header) + 8px);}.is-animated .perspective-frame{position:relative;display:block;padding:0;height:min(72svh,780px);min-height:450px;overflow:hidden;clip-path:inset(0 var(--frame-inset,6%));}.is-animated .perspective-frame figure{position:absolute;inset:0;overflow:hidden;}.is-animated .perspective-frame img{height:100%;aspect-ratio:auto;transform:scale(var(--photo-scale,1.03));object-position:center;}.is-animated .perspective-frame figcaption{display:none;}.is-animated .perspective-garden{clip-path:polygon(0 0,var(--wipe-top,-38%) 0,var(--wipe-bottom,0%) 100%,0 100%);}.perspective-line{display:none;}.is-animated .perspective-line{display:block;position:absolute;inset:0;pointer-events:none;z-index:3;opacity:var(--line-opacity,0);background:#F3F0EA;clip-path:polygon(var(--wipe-top,-38%) 0,calc(var(--wipe-top,-38%) + 2px) 0,calc(var(--wipe-bottom,0%) + 2px) 100%,var(--wipe-bottom,0%) 100%);transition:opacity .15s ease;}.contact{display:flex;justify-content:space-between;align-items:center;gap:48px;padding-block:72px 88px;border-top:1px solid var(--line);}.contact-lead h2{font-size:clamp(32px,3.2vw,44px);letter-spacing:-.045em;}.contact-sub{font-size:clamp(28px,2.8vw,38px);letter-spacing:-.04em;line-height:1.2;color:var(--olive);margin-top:8px;font-weight:500;}.contact-action{display:flex;flex-direction:column;align-items:flex-start;gap:12px;}.contact-note{color:var(--muted);font-size:13px;margin:0;}.site-footer{background:var(--ink);color:var(--paper);}.footer-main{padding-block:48px 32px;display:grid;grid-template-columns:1fr 1fr 1fr;gap:48px;align-items:center;}.footer-brand{display:block;width:160px;}.footer-brand img{width:160px;height:100px;object-fit:contain;}.footer-address{font-size:14px;line-height:1.8;color:#d5d8cf;}.footer-address address{font-style:normal;}.footer-nav{display:flex;flex-direction:column;align-items:flex-start;justify-self:end;}.footer-nav a,.footer-nav button{display:inline-flex;align-items:center;gap:12px;min-height:44px;min-width:44px;font-size:14px;text-underline-offset:6px;}.footer-nav a:hover,.footer-nav button:hover{text-decoration:underline;}.footer-bottom{border-top:1px solid #4b4e46;min-height:72px;display:flex;align-items:center;justify-content:space-between;gap:24px;font-size:12px;color:#c6cbbf;}.footer-bottom .text-link{font-size:12px;}dialog{padding:0;border:0;margin:auto;background:var(--paper);color:var(--ink);max-width:calc(100% - 48px);max-height:calc(100dvh - 48px);overscroll-behavior:contain;}dialog::backdrop{background:rgb(36 38 34 / .72);}.property-dialog{width:1040px;}.dialog-toolbar{display:flex;align-items:center;justify-content:space-between;gap:24px;padding:8px 24px;position:sticky;top:0;z-index:2;background:var(--paper);border-bottom:1px solid var(--line);font-size:13px;}.dialog-close,.gallery-controls button{width:44px;height:44px;flex-shrink:0;display:grid;place-items:center;}.dialog-close:hover,.gallery-controls button:hover{background:var(--ink);color:var(--paper);}.dialog-body{display:grid;grid-template-columns:1.2fr 1fr;}.dialog-gallery{background:var(--frame);min-width:0;position:relative;}.dialog-gallery > img{width:100%;height:auto;aspect-ratio:3 / 2;object-fit:cover;}.gallery-controls{min-height:60px;display:flex;gap:24px;align-items:center;justify-content:space-between;padding:8px 16px;background:var(--paper);}#gallery-counter{font-size:14px;}#gallery-error{padding:24px;font-size:14px;}.dialog-copy{align-self:center;padding:40px;}.dialog-copy h2{font-size:30px;}.dialog-copy > p{margin-block:24px;color:var(--muted);}.privacy-dialog{width:640px;}.privacy-copy{padding:32px;}.privacy-copy h2{font-size:28px;}.privacy-copy p{margin-top:24px;}.opening{position:fixed;inset:0;z-index:40;pointer-events:none;display:grid;place-items:center;background:var(--ink);animation:opening-wipe 1.25s var(--ease) forwards;}.opening-compat-img{display:none;}.opening-center{display:flex;flex-direction:column;align-items:center;gap:20px;}.opening-svg{width:72px;height:72px;overflow:visible;}.opening-p1{stroke-dasharray:250;stroke-dashoffset:250;fill-opacity:0;animation:draw-p1 .32s var(--ease) forwards,fill-p1 .22s ease .26s forwards;}.opening-p2{stroke-dasharray:310;stroke-dashoffset:310;animation:draw-p2 .24s var(--ease) .4s forwards;}.opening-p3{stroke-dasharray:260;stroke-dashoffset:260;animation:draw-p3 .22s var(--ease) .48s forwards;}.opening-brand-name{width:160px;height:auto;opacity:0;transform:translateY(6px);animation:fade-brand .35s var(--ease) .46s forwards;}@keyframes draw-p1{to{stroke-dashoffset:0;}}@keyframes draw-p2{to{stroke-dashoffset:0;}}@keyframes draw-p3{to{stroke-dashoffset:0;}}@keyframes fill-p1{to{fill-opacity:1;}}@keyframes fade-brand{to{opacity:1;transform:translateY(0);}}@keyframes opening-wipe{0%,65%{clip-path:polygon(0 0,100% 0,100% 100%,0 100%);}99%{visibility:visible;}100%{clip-path:polygon(145% 0,100% 0,100% 100%,145% 100%);visibility:hidden;}}.image-reveal.pending img{clip-path:inset(0 0 100%);transform:scale(1.03);}.image-reveal.revealed img{clip-path:inset(0);transform:scale(1);transition:clip-path .9s var(--ease),transform .9s var(--ease);}@media (max-width:1199px){:root{--gutter:32px;}.desktop-nav{gap:24px;margin-right:16px;}.hero{grid-template-columns:4fr 8fr;gap:24px;}.hero h1{font-size:36px;}.property-grid{gap:24px;}.property-caption{flex-direction:column;gap:8px;}}@media (max-width:1023px){.desktop-nav{display:none;}.header-cta{margin-left:auto;}.menu-toggle{display:flex;flex-direction:column;align-items:center;justify-content:center;gap:7px;width:44px;height:44px;flex-shrink:0;}.menu-toggle span{height:1px;width:24px;background:currentColor;transition:transform .25s;}.menu-toggle[aria-expanded="true"] span:first-child{transform:translateY(4px) rotate(45deg);}.menu-toggle[aria-expanded="true"] span:last-child{transform:translateY(-4px) rotate(-45deg);}.mobile-menu{display:flex;position:fixed;inset:var(--header) 0 0;z-index:19;background:var(--paper);padding:32px var(--gutter);flex-direction:column;justify-content:space-between;visibility:hidden;}.mobile-menu.open{visibility:visible;}.mobile-menu nav{display:flex;flex-direction:column;align-items:flex-start;gap:8px;}.mobile-menu nav a{min-height:56px;font-size:32px;letter-spacing:-.04em;}.hero{grid-template-columns:4.8fr 7.2fr;min-height:500px;}.hero h1{font-size:34px;}.hero-cta{gap:8px;font-size:12px;}.about{grid-template-columns:1fr 1fr;gap:40px;}h2{font-size:30px;}.about-copy > p{font-size:16px;}.property-caption h3{font-size:16px;}.contact-lead h2,.contact-sub{font-size:30px;}.footer-main{gap:32px;}}@media (max-width:767px){:root{--gutter:24px;--header:72px;}.header-inner{gap:16px;}.brand{gap:10px;}.brand-monogram{width:36px;height:36px;}.brand-name{width:92px;height:35px;}.header-cta{display:none;}.hero{display:flex;flex-direction:column;height:auto;min-height:0;gap:0;margin-bottom:64px;}.hero-content{padding-block:16px 32px;}.hero-location{font-size:12px;}.hero-message{padding-block:24px 0;margin:0;}.hero h1{font-size:34px;line-height:1.08;}.hero-lead{margin-top:16px;font-size:16px;}.hero-cta{margin-top:16px;font-size:13px;}.hero-visual{width:calc(100% + 2 * var(--gutter));margin-left:calc(-1 * var(--gutter));height:400px;}.about{display:flex;flex-direction:column;align-items:stretch;gap:32px;margin-bottom:64px;}.about-visual{width:100%;aspect-ratio:1.15;}.about-copy{max-width:440px;}.about-copy h2{font-size:30px;}.about-copy > p{margin-block:16px;}.properties{margin-bottom:64px;}.properties > h2{font-size:30px;margin-bottom:32px;max-width:300px;}.property-grid{display:flex;flex-direction:column;gap:40px;}.property{width:100%;}.property:nth-child(2),.property:nth-child(3){padding-top:0;}.property-photo,.property:nth-child(2) .property-photo,.property:nth-child(3) .property-photo{aspect-ratio:1.12;}.property-caption{flex-direction:row;gap:12px;padding-top:16px;}.property-caption h3{font-size:18px;}.property-caption p{font-size:13px;margin-top:4px;}.perspective{margin-bottom:40px;}.perspective-frame{grid-template-columns:1fr;gap:24px;padding-inline:var(--gutter);}.perspective-caption{flex-direction:column;align-items:flex-start;gap:8px;}.perspective-caption p{font-size:14px;}.perspective.is-animated{height:auto;min-height:0;}.is-animated .perspective-stage{position:static;}.is-animated .perspective-frame{height:400px;min-height:0;clip-path:none;}.perspective-line{display:none !important;}.contact{flex-direction:column;align-items:flex-start;gap:32px;padding-block:40px 56px;}.contact-lead h2,.contact-sub{font-size:30px;}.button{gap:16px;padding-inline:20px;font-size:13px;}.footer-main{grid-template-columns:1fr 1fr;gap:24px;padding-block:32px 24px;align-items:start;}.footer-brand{width:136px;}.footer-brand img{width:136px;height:85px;}.footer-address{grid-column:1 / -1;grid-row:2;font-size:13px;}.footer-bottom{min-height:64px;flex-direction:column;align-items:flex-start;gap:8px;padding-block:16px;font-size:11px;}.footer-bottom .text-link{gap:8px;font-size:11px;white-space:nowrap;}dialog{max-width:calc(100% - 24px);max-height:calc(100dvh - 24px);}.dialog-toolbar{padding-inline:16px;}.dialog-body{grid-template-columns:1fr;}.dialog-copy{padding:24px;}.dialog-copy h2{font-size:26px;}.privacy-copy{padding:24px;}}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto;}*,*::before,*::after{animation:none !important;transition:none !important;}.opening{display:none;}.image-reveal.pending img{clip-path:none;}.image-reveal img{transform:none !important;}}