:root{--paper:#f8f7f2;--ink:#243a31;--muted:#68716a;--line:#dcded4;--green:#263e35;--cream:#eeeedc;--serif:Georgia,'Times New Roman',serif;--sans:'DM Sans',Arial,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:104px}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:15px;-webkit-font-smoothing:antialiased}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,textarea,select{-webkit-tap-highlight-color:transparent}button{cursor:pointer}button:focus-visible,a:focus-visible,summary:focus-visible{outline:3px solid #b48b55;outline-offset:6px}p{line-height:1.75}img{max-width:100%;display:block}h1,h2,h3,p{margin-top:0}h1,h2{font-family:'Manrope',Arial,sans-serif;font-weight:500;letter-spacing:-2.2px}h2{font-size:clamp(32px,3.4vw,48px);line-height:1.22;margin-bottom:24px}h3{font-size:20px;font-weight:500;letter-spacing:-.5px}em{font-family:var(--serif);font-weight:400}section[id]{scroll-margin-top:20px}.site-header{height:100px;padding:0 5%;display:flex;align-items:center;justify-content:space-between;background:var(--paper);position:sticky;top:0;z-index:20;border-bottom:1px solid #e8e9e0}.brand{display:flex;align-items:center;gap:13px;flex-shrink:0}.brand>span{font-family:'Manrope',Arial,sans-serif;font-weight:750;letter-spacing:2.7px;font-size:20px}.brand small{display:block;font:500 8px var(--sans);letter-spacing:3.6px;margin-top:5px}.site-header nav{display:flex;align-items:center;gap:32px;font-size:13px}.site-header nav>a:not(.button){padding:12px 0;position:relative}.site-header nav>a:not(.button):after{content:'';position:absolute;bottom:5px;left:0;width:0;height:1px;background:var(--green);transition:width .2s}.site-header nav>a:hover:after{width:100%}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:28px;padding:18px 23px;font-size:13px;font-weight:550;border:1px solid transparent;border-radius:3px;transition:background .2s,transform .2s;line-height:1.2}.button:hover{transform:translateY(-2px)}.button span{font-size:19px;font-weight:400}.button-dark{background:var(--green);color:#fff}.button-dark:hover{background:#3a5548}.button-cream{background:var(--cream);color:var(--ink)}.button-cream:hover{background:#fff}.nav-cta{margin-left:3px;padding:14px 22px}.menu-toggle{display:none}.hero{min-height:690px;height:calc(100svh - 122px);max-height:860px;margin:0 18px;position:relative;overflow:hidden;color:#fff;background:#445149}.hero-photo{position:absolute;width:100%;height:100%;object-fit:cover;object-position:center 57%}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(12,27,21,.78) 0%,rgba(16,33,25,.47) 44%,rgba(18,31,25,.1) 100%),linear-gradient(0deg,rgba(9,23,17,.55),transparent 35%)}.hero-content{position:relative;z-index:1;padding:82px 6% 115px}.eyebrow{font-size:10px;letter-spacing:2px;font-weight:550;margin-bottom:25px;line-height:1.4}.green{color:#68775b}.hero .eyebrow{display:flex;align-items:center;gap:12px;color:#e0e7d9}.small-line{width:27px;height:1px;background:#d1d8c7}.hero h1{font-size:clamp(58px,5.7vw,85px);line-height:1.08;letter-spacing:-3.5px;margin-bottom:26px}.hero h1 em{color:#e2e6cb;letter-spacing:-2px}.hero-description{font-size:15px;color:#eceee6;line-height:1.8;margin-bottom:31px}.hero-actions{display:flex;align-items:center;gap:28px}.text-link{font-size:12px;display:flex;align-items:center;gap:17px}.text-link:hover{color:#e2e6cb}.hero-bottom{position:absolute;bottom:27px;left:6%;right:6%;padding-top:21px;border-top:1px solid #ffffff45;display:flex;justify-content:space-between;font-size:10px;letter-spacing:1.5px}.hero-bottom a{letter-spacing:0;font-size:11px;display:flex;gap:20px}.hero-caption{position:absolute;right:30px;top:50%;writing-mode:vertical-rl;font-size:10px;letter-spacing:1px;color:#f1f3e7}.section-wrap{max-width:1400px;padding:90px 7%;margin:0 auto}.intro{display:grid;grid-template-columns:1.1fr 1fr;gap:11%;padding-top:89px;padding-bottom:85px}.intro h2{font-size:40px;margin:0}.intro-copy{padding-top:6px;color:var(--muted);font-size:14px}.intro-copy p{margin-bottom:16px}.underlined-link{display:inline-flex;align-items:center;gap:35px;border-bottom:1px solid #9aa28e;padding:9px 0;font-size:12px;color:var(--ink)}.underlined-link:hover{color:#71815c}.services{padding-top:64px;padding-bottom:86px;border-top:1px solid var(--line)}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:35px;margin-bottom:40px}.section-heading h2{margin:0}.section-heading .eyebrow{margin-bottom:17px}.section-heading>.underlined-link{margin-bottom:8px}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.service-card{position:relative;background:#eeefe6;border:1px solid #e3e5d9;padding:32px 30px 23px;transition:background .25s,transform .25s}.service-card:hover{background:#e8ebdf;transform:translateY(-4px)}.card-number{position:absolute;right:26px;top:28px;font-size:10px;letter-spacing:1px;color:#79836d}.service-card svg{width:43px;height:43px;stroke:#758265;stroke-width:1.2;margin-bottom:35px}.service-card h3{margin-bottom:13px}.service-card p{font-size:13px;color:var(--muted);max-width:280px;margin-bottom:27px}.card-link{background:none;border:0;border-top:1px solid #d1d7c6;padding:18px 0 0;color:var(--ink);font-size:11px;width:100%;display:flex;align-items:center;justify-content:space-between;text-align:left}.card-link span{font-size:20px}.owner-section{display:grid;grid-template-columns:1fr 1fr;background:var(--green);color:var(--paper);margin:0 18px}.owner-photo{position:relative;min-height:580px}.owner-photo>img{width:100%;height:100%;object-fit:cover;position:absolute}.photo-note{position:absolute;bottom:28px;left:28px;background:#f8f7f2f2;padding:19px 25px;display:flex;gap:19px;align-items:center;color:var(--green);font-size:12px;line-height:1.6}.note-mark{font-size:30px;color:#859275}.photo-note strong{font-weight:500}.owner-copy{padding:73px 12% 65px}.owner-copy .eyebrow{color:#c2ccb4}.owner-copy h2{font-size:43px;line-height:1.3}.owner-copy h2 em{color:#dee4c9}.owner-copy>p:not(.eyebrow){color:#c9d0c8;font-size:13px}.check-list{list-style:none;padding:0;margin:27px 0 34px}.check-list li{font-size:12px;padding:10px 0;border-bottom:1px solid #ffffff18}.check-list li:before{content:'✓';margin-right:13px;color:#c1cda4}.owner-copy .button{font-size:12px}.process{padding-top:98px;padding-bottom:89px}.heading-description{font-size:13px;color:var(--muted);margin-bottom:4px}.process-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:55px;padding-top:15px}.process-grid article{border-top:1px solid var(--line);padding-top:24px}.process-grid article>span{font:italic 35px var(--serif);color:#899474}.process-grid h3{margin:23px 0 13px;font-size:19px}.process-grid p{font-size:13px;color:var(--muted)}.resident-section{background:#ebece2;display:grid;grid-template-columns:1fr 1fr;gap:12%;padding-top:60px;padding-bottom:60px}.resident-section h2{margin-bottom:16px}.resident-section p:not(.eyebrow){font-size:13px;color:var(--muted);max-width:365px;margin:0}.resident-links{align-self:center}.resident-links>a{display:flex;justify-content:space-between;gap:20px;align-items:center;padding:24px 0;border-bottom:1px solid #ccd2c1;font-size:19px}.resident-links>a:first-child{border-top:1px solid 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.eyebrow{color:#c2ccb4}.contact h2{font-size:43px;line-height:1.3}.contact h2 em{color:#dce3c8}.contact-copy>p:not(.eyebrow){color:#c9d0c8;font-size:13px}.contact-wordmark{display:flex;gap:17px;align-items:center;margin-top:55px;color:#c2ccb4;font-size:11px;line-height:1.8}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:20px}label{display:block;font-size:10px;line-height:1.5;margin-bottom:19px;font-weight:500;letter-spacing:.25px}.optional{color:#c6cfc8;font-weight:400}input,select,textarea{display:block;width:100%;margin-top:8px;background:#ffffff08;color:#fff;border:1px solid #75897d;border-radius:2px;padding:13px 12px;font-size:12px;outline:none}input:focus,select:focus,textarea:focus{border-color:#dfe6c6;box-shadow:0 0 0 2px #dfe6c633}input::placeholder,textarea::placeholder{color:#c0c9c2;opacity:1}select{height:44px}select option{background:var(--green);color:#fff}textarea{resize:vertical;min-height:94px;max-height:300px}.submit-button{width:100%}.form-note{color:#c5cec5;font-size:9px;line-height:1.6;margin:12px 0 0}#form-status{font-size:13px;margin:12px 0 0}#form-status.error{color:#ffd5be}button:disabled{opacity:.65;cursor:wait}.site-footer{padding:46px 7% 24px;display:flex;align-items:center;justify-content:space-between;gap:25px;flex-wrap:wrap}.site-footer>.brand>span{font-size:17px}.site-footer>.brand small{font-size:7px;letter-spacing:3px}.site-footer>p{font-size:12px;color:var(--muted);margin:0}.site-footer>a:last-of-type{font-size:11px}.footer-bottom{width:100%;border-top:1px solid var(--line);padding-top:22px;margin-top:16px;display:flex;justify-content:space-between;gap:20px;font-size:9px;color:var(--muted)}.skip-link{position:fixed;top:-70px;left:15px;background:#fff;padding:15px;z-index:100}.skip-link:focus{top:10px}dialog{border:1px solid var(--line);background:var(--paper);color:var(--ink);max-width:570px;width:calc(100% - 32px);padding:49px 40px 38px;border-radius:5px;box-shadow:0 30px 120px #0003}dialog::backdrop{background:#14271fbb;backdrop-filter:blur(5px)}dialog h2{font-size:36px}dialog p:not(.eyebrow),dialog li{font-size:14px;line-height:1.8;color:var(--muted)}dialog ul{padding-left:20px;margin:20px 0 30px}.dialog-close{position:absolute;right:16px;top:10px;border:0;background:none;color:var(--ink);font-size:29px;padding:5px 10px}body.modal-open{overflow:hidden}
@media(min-width:1600px){.hero-content{padding-top:105px}.contact{padding-left:max(7%,calc((100vw - 1200px)/2));padding-right:max(7%,calc((100vw - 1200px)/2))}}
@media(max-width:1050px){.site-header{padding:0 4%;height:86px}.site-header nav{gap:20px;font-size:12px}.brand>span{font-size:17px}.brand small{font-size:7px;letter-spacing:3px}.brand img{width:40px}.hero{min-height:670px}.hero-content{padding-top:85px}.hero h1{font-size:69px}.section-wrap{padding-left:6%;padding-right:6%}.intro{gap:6%}.intro h2{font-size:35px}.service-card{padding-left:22px;padding-right:22px}.service-card h3{font-size:18px}.owner-copy{padding:60px 9%}.owner-copy h2{font-size:35px}.owner-photo{min-height:570px}.contact h2{font-size:36px}.contact{gap:6%}.process-grid{gap:30px}}
@media(max-width:860px){html{scroll-padding-top:78px}.site-header{height:78px;padding:0 22px}.brand{gap:9px}.brand>span{font-size:17px;letter-spacing:2px}.brand small{font-size:7px;letter-spacing:2.9px}.brand img{width:39px}.menu-toggle{display:flex;flex-direction:column;justify-content:center;gap:7px;background:transparent;border:0;width:44px;height:44px;padding:10px}.menu-toggle span{height:1px;width:24px;background:var(--ink);transition:transform .2s}.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)}.site-header nav{display:none;position:absolute;top:78px;left:0;right:0;padding:22px;background:var(--paper);border-bottom:1px solid var(--line);box-shadow:0 15px 20px #0001;align-items:stretch;gap:8px}.site-header nav.open{display:flex;flex-direction:column}.site-header nav>a:not(.button){padding:12px}.nav-cta{margin:10px 0 0}.hero{margin:0 10px;min-height:660px;height:calc(100svh - 88px);max-height:780px}.hero-photo{object-position:60% center}.hero-shade{background:linear-gradient(90deg,#0c1b15cc,#10211955),linear-gradient(0deg,#09171177,transparent)}.hero-content{padding:64px 25px 105px}.hero .eyebrow{font-size:8px;letter-spacing:1.8px;margin-bottom:30px}.hero h1{font-size:clamp(49px,10vw,69px);letter-spacing:-2.8px;line-height:1.13;margin-bottom:26px}.hero h1 em{letter-spacing:-2px}.hero-description{font-size:13px;max-width:310px}.desktop-break{display:none}.hero-actions{align-items:flex-start;flex-direction:column;gap:23px}.hero-actions .button{font-size:11px;padding:17px 18px;gap:20px}.hero-actions .text-link{font-size:11px}.hero-bottom{left:25px;right:25px;bottom:23px;padding-top:18px}.hero-bottom>span{font-size:8px;letter-spacing:1.4px}.hero-bottom a{font-size:0;gap:0}.hero-bottom a span{font-size:18px}.hero-caption{display:none}.section-wrap{padding:61px 27px}.intro{grid-template-columns:1fr;gap:24px}.intro h2{font-size:34px}.eyebrow{font-size:9px;margin-bottom:20px}.intro-copy{font-size:13px}.section-heading{align-items:flex-start;flex-direction:column;gap:16px;margin-bottom:28px}h2{font-size:33px;letter-spacing:-1.5px}.section-heading>.underlined-link{margin:0}.service-grid{grid-template-columns:1fr;gap:15px}.service-card{padding:28px}.service-card svg{margin-bottom:23px}.service-card h3{font-size:21px}.service-card p{max-width:none}.owner-section{grid-template-columns:1fr;margin:0 10px}.owner-photo{min-height:340px}.photo-note{bottom:20px;left:20px;font-size:10px;padding:14px 18px}.owner-copy{padding:46px 27px 49px}.owner-copy h2{font-size:35px}.owner-copy .button{font-size:11px;gap:20px}.process-grid{grid-template-columns:1fr;gap:20px;padding-top:0}.process-grid article{padding-top:20px}.process-grid h3{margin-top:16px}.process-grid p{margin-bottom:4px}.resident-section{grid-template-columns:1fr;gap:30px}.resident-links>a{font-size:17px}.faq{grid-template-columns:1fr;gap:13px}.faq h2{font-size:34px}.contact{grid-template-columns:1fr;gap:30px}.contact h2{font-size:35px}.contact-wordmark{display:none}.form-row{gap:14px}input,select,textarea{font-size:16px;padding:12px 10px}select{height:47px}label{font-size:10px}.site-footer{padding:35px 27px 22px;gap:25px}.site-footer>p{display:none}.site-footer>.brand>span{font-size:14px}.site-footer>.brand small{font-size:6px;letter-spacing:2.5px}.site-footer>.brand img{width:33px}.footer-bottom{font-size:8px;line-height:1.7;flex-direction:column;gap:5px;margin-top:0}dialog{padding:46px 25px 28px}dialog h2{font-size:30px}}
.form-row>*{min-width:0}input,select,textarea{min-width:0}
.site-header{height:132px;padding-top:32px}
.header-phone{position:absolute;top:0;left:0;width:100%;height:32px;padding:0 5%;display:flex;align-items:center;justify-content:flex-end;gap:9px;background:#ebece2;border-bottom:1px solid var(--line);font-size:12px;font-weight:550;letter-spacing:.3px}
.header-phone>span{font-size:8px;letter-spacing:1.5px;margin-right:7px;color:var(--muted)}
.header-phone svg{width:14px;height:14px}
.header-phone:hover{color:#596d43}
html{scroll-padding-top:136px}
.hero{height:calc(100svh - 154px)}
.contact-phone{display:flex;align-items:center;gap:17px;width:fit-content;max-width:100%;margin-top:28px;padding:20px 25px 20px 0;border-top:1px solid #ffffff30;border-bottom:1px solid #ffffff30}
.contact-phone svg{width:26px;height:26px;color:#c2ccb4;flex-shrink:0}
.contact-phone small{display:block;font-size:9px;letter-spacing:1.6px;color:#c2ccb4;margin-bottom:8px}
.contact-phone strong{font-size:27px;font-weight:450;letter-spacing:.5px;white-space:nowrap}
.contact-phone:hover strong{color:#dce3c8}
.contact-wordmark{margin-top:28px}
.contact-phone.contact-email{margin-top:0;border-top:0;padding-right:0}
.contact-email>span{min-width:0}
.contact-phone.contact-email strong{font-size:clamp(16px,2vw,22px);letter-spacing:0;white-space:normal;overflow-wrap:anywhere}
@media(min-width:861px) and (max-width:1050px){.site-header{height:118px}html{scroll-padding-top:122px}}
@media(max-width:860px){.site-header{height:110px}.site-header nav{top:110px}.header-phone{padding:0 22px}html{scroll-padding-top:114px}.hero{height:calc(100svh - 120px)}.contact-phone{margin-top:24px}.contact-phone strong{font-size:25px}}
@media(max-width:370px){.hero h1{font-size:42px}.hero-content{padding-left:22px;padding-right:22px}.hero-actions .button{gap:14px;padding:16px 13px}.form-row{grid-template-columns:1fr}.owner-copy h2,.contact h2{font-size:31px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}}