:root{--ink:#3c4035;--olive:#526043;--olive-deep:#394733;--gold:#b77b37;--cream:#fbf5e8;--warm:#f2e8d2;--line:#d9d2c4;--muted:#656b5d;--max:1240px;--serif:Georgia,"Times New Roman",serif;--sans:Arial,Helvetica,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:82px}body{margin:0;color:var(--ink);background:#fff;font:17px/1.6 var(--sans);overflow-x:hidden}a{color:inherit}img{max-width:100%;display:block}button,input,textarea{font:inherit}h1,h2,h3,p{overflow-wrap:normal;word-break:normal}h1,h2,h3{margin:0;font-family:var(--serif);font-weight:500;line-height:1.08}h1{font-size:clamp(48px,5.3vw,75px);letter-spacing:-.042em}h2{font-size:clamp(41px,4.6vw,65px);letter-spacing:-.035em}h3{font-size:27px}.skip-link{position:fixed;z-index:100;top:12px;left:12px;padding:10px 14px;color:#fff;background:var(--olive);transform:translateY(-150%)}.skip-link:focus{transform:none}.site-header{position:sticky;z-index:40;top:0;min-height:82px;padding:0 max(24px,calc((100vw - var(--max))/2));display:grid;grid-template-columns:1fr auto 110px;align-items:center;gap:40px;border-bottom:1px solid var(--line);background:rgba(255,255,255,.97)}.site-name{text-decoration:none;font:700 24px/1 var(--serif)}.site-name span{color:var(--gold);font:800 11px/1 var(--sans)}.main-nav{display:flex;gap:31px}.main-nav a{text-decoration:none;font-size:14px;font-weight:760}.main-nav a:hover,.main-nav a:focus-visible{color:var(--gold)}.brand{width:108px;justify-self:end}.brand img{width:100%;height:auto}.menu-button{display:none}.eyebrow{margin:0 0 18px;color:var(--gold);font-size:11px;font-weight:850;letter-spacing:.17em;text-transform:uppercase}.button{min-height:52px;width:fit-content;padding:13px 23px;display:inline-flex;align-items:center;justify-content:center;text-decoration:none;font-size:14px;font-weight:850}.button.dark{color:#fff;background:var(--olive)}.button.dark:hover,.button.dark:focus-visible{background:var(--olive-deep)}.button.light{color:var(--olive);background:#fff}.button.light:hover,.button.light:focus-visible{background:var(--warm)}.image-frame{position:relative;margin:0;overflow:hidden}.image-frame img{width:100%;height:100%;object-fit:cover}.image-frame figcaption{position:absolute;right:9px;bottom:9px;padding:4px 7px;color:#fff;background:rgba(35,43,31,.84);font-size:10px;line-height:1.15}
.hero{position:relative;min-height:790px;background:var(--warm)}.hero-image{height:790px}.hero-image img{object-position:center center}.hero-card{position:absolute;left:max(24px,calc((100vw - var(--max))/2));bottom:70px;width:min(560px,calc(100% - 48px));padding:51px 54px 48px;background:var(--cream)}.hero-card>p:not(.eyebrow){margin:25px 0 29px;color:var(--muted);font-size:18px}.gather{padding:117px max(24px,calc((100vw - var(--max))/2)) 126px;background:#fff}.gather-intro{max-width:790px}.gather-items{margin-top:77px;display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:36px}.gather-items article{padding-top:25px;border-top:2px solid var(--gold)}.gather-items span{color:var(--gold);font-size:13px;font-weight:850}.gather-items h3{margin:35px 0 17px}.gather-items p{max-width:340px;margin:0;color:var(--muted);font-size:16px}.living{min-height:670px;display:grid;grid-template-columns:55% 45%;background:var(--olive)}.living-image{min-height:670px}.living-image img{object-position:45% center}.living-copy{max-width:630px;padding:88px max(24px,calc((100vw - var(--max))/2)) 88px 63px;display:flex;flex-direction:column;align-items:flex-start;justify-content:center;color:#fff}.living-copy .eyebrow{color:#e9ba80}.living-copy>p:not(.eyebrow){margin:26px 0 31px;color:#e2e7dd}
.contact-section{padding:110px 0 122px;background:var(--cream)}.contact-heading,.contact-layout{width:min(calc(100% - 48px),var(--max));margin-right:auto;margin-left:auto}.contact-heading{margin-bottom:45px}.contact-layout{display:grid;grid-template-columns:minmax(0,1fr) 326px;gap:46px;align-items:start}#contact-form{padding:42px;border:1px solid var(--line);background:#fff}fieldset{margin:0;padding:0;border:0}legend{margin-bottom:15px;font-size:14px;font-weight:800}.radio-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:10px}.radio-grid label{position:relative;cursor:pointer}.radio-grid input{position:absolute;opacity:0;pointer-events:none}.radio-grid span{min-height:54px;padding:10px 12px;display:flex;align-items:center;justify-content:center;border:1px solid var(--line);font-size:14px;font-weight:750;text-align:center}.radio-grid input:checked+span{color:#fff;border-color:var(--olive);background:var(--olive)}.radio-grid input:focus-visible+span{outline:3px solid rgba(82,96,67,.24);outline-offset:2px}.form-grid{margin-top:25px;display:grid;grid-template-columns:1fr 1fr;gap:18px}.field{display:flex;flex-direction:column;gap:7px}.field.wide{grid-column:1/-1}.field>span{font-size:14px;font-weight:760}.field input,.field textarea{width:100%;border:1px solid var(--line);border-radius:0;background:#fffefb}.field input{height:50px;padding:10px 12px}.field textarea{min-height:135px;padding:12px;resize:vertical}.field input:focus,.field textarea:focus{border-color:var(--olive);outline:0;box-shadow:0 0 0 3px rgba(82,96,67,.13)}.honeypot{position:absolute;left:-9999px}.privacy{margin-top:22px;display:grid;grid-template-columns:18px minmax(0,1fr);gap:10px;align-items:start;font-size:14px;cursor:pointer}.privacy input{width:17px;height:17px;margin:4px 0 0;accent-color:var(--olive)}.privacy a,.terms a{text-underline-offset:3px}.terms{margin:10px 0 0 28px;font-size:14px}.form-status{margin:15px 0 0;color:#9b3c30;font-size:14px;font-weight:700}.form-status:empty{display:none}#contact-form button{min-height:52px;margin-top:24px;padding:12px 24px;border:0;color:#fff;background:var(--gold);font-weight:850;cursor:pointer}#contact-form button:hover,#contact-form button:focus-visible{background:#94602b}.personal-contact{position:sticky;top:106px;padding:40px 33px 37px;border-top:9px solid var(--gold);color:#fff;background:var(--olive)}.contact-kicker{margin:0 0 30px;color:#e9ba80;font-size:11px;font-weight:850;letter-spacing:.15em;text-transform:uppercase}.personal-contact h2{font-size:42px}.personal-contact>p:nth-of-type(2){margin:4px 0 25px;color:#e2e7dd}.personal-contact a{display:block;width:fit-content;margin-top:8px;font-weight:760;text-underline-offset:4px}.contact-note{margin:30px 0 0;padding-top:22px;border-top:1px solid rgba(255,255,255,.24);color:#e2e7dd;font-size:14px}footer{padding:36px max(24px,calc((100vw - var(--max))/2));display:grid;grid-template-columns:1fr auto auto;align-items:center;gap:28px;color:#e2e7dd;background:var(--olive-deep);font-size:13px}.footer-name{display:flex;flex-direction:column}.footer-name span{color:#fff;font:20px var(--serif)}.footer-name small{color:#bfcabc;font-size:11px}footer nav{display:flex;gap:18px}footer a{text-underline-offset:4px}
@media(max-width:1080px){.site-header{grid-template-columns:1fr auto 104px;gap:20px}.brand{width:101px}.main-nav{gap:18px}.living-copy{padding-left:44px}.contact-layout{grid-template-columns:minmax(0,1fr) 290px}}
@media(max-width:850px){html{scroll-padding-top:0}.site-header{position:relative;min-height:76px;padding:0 18px;grid-template-columns:1fr auto auto;gap:12px}.menu-button{width:42px;height:42px;padding:10px;border:0;display:flex;flex-direction:column;justify-content:center;gap:7px;background:transparent;cursor:pointer}.menu-button i{width:22px;height:2px;display:block;background:var(--ink);transition:transform 170ms ease}.menu-button[aria-expanded="true"] i:first-of-type{transform:translateY(4.5px) rotate(45deg)}.menu-button[aria-expanded="true"] i:last-of-type{transform:translateY(-4.5px) rotate(-45deg)}.main-nav{position:absolute;z-index:20;top:76px;right:0;left:0;padding:18px 24px 24px;display:none;flex-direction:column;gap:0;border-top:1px solid var(--line);background:#fff}.main-nav.is-open{display:flex}.main-nav a{padding:11px 0;font-size:16px}.brand{width:91px}.hero{min-height:0;display:flex;flex-direction:column}.hero-image{height:530px;order:2}.hero-image img{object-position:60% center}.hero-card{position:static;order:1;width:100%;padding:74px max(24px,calc((100vw - 690px))/2) 82px}.gather{padding:92px 24px 106px}.gather-items{gap:19px}.living{grid-template-columns:1fr}.living-image{min-height:0;height:580px}.living-copy{max-width:none;padding:80px max(24px,calc((100vw - 690px))/2) 85px}.contact-section{padding:90px 0 100px}.contact-layout{grid-template-columns:1fr}.personal-contact{position:static}footer{grid-template-columns:1fr auto}footer>span:last-child{grid-column:1/-1}}
@media(max-width:600px){body{font-size:16px}.site-header{padding:0 14px;gap:7px}.site-name{font-size:21px}.site-name span{font-size:10px}.brand{width:82px}.hero-card{padding:62px 16px 67px}h1{font-size:clamp(41px,11.5vw,56px)}.hero-card>p:not(.eyebrow){font-size:17px}.hero-image{height:365px}.hero-image img{object-position:100% center}.gather{padding:74px 16px 81px}.gather-intro h2,.living-copy h2,.contact-heading h2{font-size:clamp(38px,11vw,50px)}.gather-items{margin-top:49px;grid-template-columns:1fr;gap:30px}.gather-items h3{margin:18px 0 11px}.living-image{height:390px}.living-image img{object-position:39% center}.living-copy{padding:66px 16px 74px}.contact-section{padding:72px 0 80px}.contact-heading,.contact-layout{width:calc(100% - 32px)}.contact-heading{margin-bottom:33px}#contact-form{padding:23px 18px 25px}.radio-grid,.form-grid{grid-template-columns:1fr}.radio-grid span{min-height:48px;justify-content:flex-start;text-align:left}.field.wide{grid-column:auto}#contact-form button{width:100%;padding-right:12px;padding-left:12px}.personal-contact{padding:32px 24px}footer{padding:30px 16px;grid-template-columns:1fr;gap:20px}footer nav{flex-wrap:wrap}footer>span:last-child{grid-column:auto}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{transition-duration:.01ms!important}}