:root{--forest:#153528;--deep:#0e271f;--ink:#183026;--cream:#f8f5ed;--paper:#fffdf8;--gold:#b89558;--line:#e7e1d4;--muted:#5e7066;--shadow:0 22px 65px rgba(8,31,22,.12)}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:#23352b;font-family:Arial,Helvetica,sans-serif;line-height:1.65;overflow-x:hidden}img{max-width:100%;display:block}a{text-decoration:none;color:inherit}button,input,select,textarea{font:inherit}button{cursor:pointer}.serif,h1,h2,h3{font-family:Georgia,'Times New Roman',serif;font-weight:normal;letter-spacing:-.035em}h1,h2,h3,p{margin-top:0}.container{width:min(1240px,calc(100% - 96px));margin-inline:auto}section{scroll-margin-top:104px}.eyebrow{letter-spacing:.24em;text-transform:uppercase;font-size:11px;font-weight:700;color:#9c793f}.section-title{font-size:clamp(36px,4vw,60px);line-height:1.13;margin:12px 0 20px}.btn{display:inline-flex;align-items:center;justify-content:center;gap:18px;font-size:11px;letter-spacing:.14em;text-transform:uppercase;font-weight:800;padding:16px 22px;border:1px solid transparent;transition:transform .2s,background .2s;white-space:nowrap}.btn:hover{transform:translateY(-2px)}.btn-gold{background:var(--gold);color:#14261f}.btn-dark{background:var(--forest);color:white}.btn-outline{border-color:#b4c4b8;color:var(--forest)}.btn-outline-light{border-color:#739181;color:#fff;background:transparent}.arrow{font-size:18px;line-height:1}
.site-header{height:90px;position:relative;z-index:30;background:rgba(250,248,242,.97);border-bottom:1px solid rgba(17,52,39,.12)}.nav-inner{width:min(1400px,calc(100% - 64px));height:100%;margin:auto;display:flex;align-items:center;justify-content:space-between;gap:24px}.brand{display:flex;align-items:center;gap:8px;flex-shrink:0;min-width:252px}.brand-mark{width:80px;height:73px;object-fit:contain;object-position:center}.brand>span{height:73px;display:flex;flex-direction:column;justify-content:center;align-items:center}.brand-name{display:block;text-align:center;font-family:Georgia,'Times New Roman',serif;font-size:25px;line-height:.88;letter-spacing:.075em;color:#183428}.brand-name span{display:block;font-size:16px;letter-spacing:.16em;margin-top:3px}.brand-tag{display:block;text-align:center;white-space:nowrap;font-size:7px;line-height:1;letter-spacing:.12em;text-transform:uppercase;font-weight:700;color:#a58147;margin-top:5px}.nav-links{display:flex;align-items:center;gap:clamp(13px,2vw,28px);margin-left:auto}.nav-links a{font-size:10px;text-transform:uppercase;font-weight:800;letter-spacing:.12em;white-space:nowrap;color:#2c4437}.nav-links a:hover{color:#ae8140}.nav-cta{padding:13px 16px!important}.menu-toggle{display:none;background:transparent;border:1px solid #d5d7ce;color:var(--forest);padding:11px;font-size:22px;line-height:1}
.hero{position:relative;min-height:670px;display:flex;align-items:center;background:#e7e5da;overflow:hidden}.hero-photo{position:absolute;inset:0;background:url('assets/hero-estate.webp') center 49%/cover no-repeat}.hero::before{content:'';position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(250,247,239,.99) 0%,rgba(250,247,239,.97) 20%,rgba(250,247,239,.83) 36%,rgba(250,247,239,.10) 68%,rgba(0,0,0,.02) 100%)}.hero-content{position:relative;z-index:2;width:min(640px,54%);padding:60px 0 77px;margin-left:max(48px,calc((100vw - 1240px)/2))}.hero h1{font-size:clamp(58px,6.25vw,94px);line-height:1.015;color:#143326;margin:21px 0 25px}.hero-lede{font-size:16px;max-width:505px;color:#43554a;line-height:1.9;margin-bottom:28px}.hero-actions{display:flex;flex-wrap:wrap;gap:12px}.hero-foot{position:absolute;z-index:2;bottom:0;left:0;right:0;background:rgba(17,51,39,.93);color:#e2d7bd;min-height:44px;display:flex;justify-content:center;align-items:center;font-size:10px;letter-spacing:.24em;text-transform:uppercase}
.intro{padding:75px 0 32px;background:var(--paper)}.intro-inner{display:flex;align-items:end;justify-content:space-between;gap:50px}.intro p{max-width:450px;color:var(--muted);font-size:15px}.intro .section-title{max-width:650px}.divisions{padding:24px 0 96px;background:var(--paper)}.division-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.division{background:#fff;box-shadow:0 10px 32px rgba(23,49,37,.07);overflow:hidden}.division-picture{height:235px;overflow:hidden}.division-picture img{width:100%;height:100%;object-fit:cover;transition:transform .65s}.snow-placeholder{background:radial-gradient(circle at 70% 20%,#355768 0,#183646 42%,#10242d 100%);color:#d6e7ed;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:7px}.snow-symbol{font-size:80px;line-height:1;opacity:.84}.snow-caption{font-size:10px;letter-spacing:.24em;text-transform:uppercase;color:#cedce2}.division:hover .division-picture img{transform:scale(1.06)}.division-copy{padding:30px 31px 34px;position:relative;border-top:4px solid var(--gold)}.division-number{font-family:Georgia,serif;color:#a98a52;font-size:13px}.division h3{font-size:30px;line-height:1.11;margin:12px 0}.division p{font-size:14px;color:var(--muted);min-height:91px}.text-link{font-size:11px;letter-spacing:.15em;text-transform:uppercase;font-weight:800;color:#8b713e;border-bottom:1px solid var(--gold);padding-bottom:8px;display:inline-flex;gap:16px;align-items:center}
.commercial{background:var(--deep);color:#fff;overflow:hidden}.commercial-grid{display:grid;grid-template-columns:1fr 1fr;min-height:530px}.commercial-copy{padding:95px 8vw 88px max(48px,calc((100vw - 1240px)/2))}.commercial .eyebrow{color:#dabf8e}.commercial h2{color:white;max-width:650px}.commercial-copy p{color:#c0d0c5;max-width:550px;font-size:15px;line-height:1.92;margin-bottom:30px}.commercial-visual{position:relative;min-height:510px}.commercial-visual img{width:100%;height:100%;object-fit:cover}.commercial-label{position:absolute;left:22px;bottom:24px;color:#fff;background:rgba(11,39,29,.88);font-size:10px;letter-spacing:.17em;text-transform:uppercase;padding:12px 17px}
.work{padding:100px 0 112px;background:#f5f2ea}.work-heading{display:flex;justify-content:space-between;align-items:end;gap:25px;margin-bottom:35px}.work-heading p{max-width:350px;color:#6d7a70}.work-grid{display:grid;grid-template-columns:1.24fr 1fr 1fr;gap:18px}.project{position:relative;min-height:360px;overflow:hidden;cursor:pointer;border:0;padding:0;text-align:left;background:#18382b;color:white}.project img{width:100%;height:100%;position:absolute;inset:0;object-fit:cover;transition:transform .6s}.project:hover img{transform:scale(1.05)}.project:before{content:'';position:absolute;inset:0;background:linear-gradient(transparent 45%,rgba(2,20,13,.83));z-index:1}.project-info{position:absolute;z-index:2;bottom:25px;left:27px;right:24px}.project-info small{display:block;color:#dbbb80;letter-spacing:.16em;font-size:10px;text-transform:uppercase;font-weight:700;margin-bottom:7px}.project-info strong{font-family:Georgia,serif;font-weight:normal;font-size:25px;line-height:1.2}.work-note{margin-top:17px;font-size:12px;color:#6c766f}
.heritage{padding:100px 0;background:var(--paper)}.heritage-layout{display:grid;grid-template-columns:.95fr 1.05fr;gap:74px;align-items:center}.heritage-pictures{display:grid;grid-template-columns:1fr 1fr;gap:13px}.heritage-pictures img{height:425px;object-fit:cover;width:100%}.heritage-pictures img:first-child{margin-top:40px;height:390px}.heritage-copy p{max-width:490px;color:var(--muted);font-size:15px;line-height:2}.metrics{display:flex;gap:36px;margin:30px 0}.metric strong{display:block;font-family:Georgia,serif;font-size:36px;font-weight:normal;color:var(--forest);line-height:1}.metric span{display:block;text-transform:uppercase;font-size:10px;letter-spacing:.12em;color:#738377;margin-top:8px}
.contact{padding:85px 0;background:var(--forest);color:white}.contact-layout{display:grid;grid-template-columns:1fr 1.1fr;gap:80px;align-items:start}.contact h2{color:white}.contact p{color:#c6d4c9;max-width:450px;line-height:1.85}.contact-lines{margin-top:40px;font-size:13px;color:#f1e9d9}.contact-lines a{border-bottom:1px solid #af9b75}.lead-form{display:grid;grid-template-columns:1fr 1fr;gap:13px}.lead-form label{display:flex;flex-direction:column;gap:7px;font-size:10px;letter-spacing:.1em;text-transform:uppercase;color:#e6ebdc}.lead-form .full{grid-column:1/-1}.lead-form input,.lead-form select,.lead-form textarea{border:1px solid #658173;background:#234536;color:white;border-radius:0;padding:12px 13px;min-height:47px;outline:none;width:100%;letter-spacing:normal;font-size:14px}.lead-form textarea{resize:vertical;min-height:110px}.lead-form input:focus,.lead-form textarea:focus,.lead-form select:focus{border-color:#dabb83}.lead-form option{background:#234536}.form-note{grid-column:1/-1;font-size:11px!important;color:#afc9b9!important;margin:2px 0}.form-submit{grid-column:1/-1;border:0;justify-self:start}.footer{padding:25px 0;background:#0b2119;color:#d1ded2}.footer-inner{display:flex;justify-content:space-between;gap:20px;font-size:11px;letter-spacing:.05em}.footer a{border-bottom:1px solid #647369}
.modal{position:fixed;inset:0;z-index:90;background:rgba(4,22,14,.92);display:none;align-items:center;justify-content:center;padding:40px}.modal.is-open{display:flex}.modal-content{width:min(1040px,100%);position:relative}.modal img{width:100%;max-height:78vh;object-fit:contain}.modal p{color:white;text-align:center;font-size:14px;margin:15px 0 0}.modal-close{position:absolute;right:0;top:-38px;background:transparent;border:0;color:white;font-size:30px}.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
@media(max-width:1180px){.nav-inner{width:calc(100% - 42px)}.nav-links{gap:13px}.nav-links a{font-size:9px}.brand{min-width:230px}.brand-name{font-size:22px}.brand-mark{width:65px}.nav-cta{padding:12px!important}.container{width:calc(100% - 64px)}}
@media(max-width:950px){.menu-toggle{display:block}.site-header{height:78px}.brand{min-width:0}.nav-links{display:none;position:absolute;top:78px;left:0;right:0;background:#fbf9f3;box-shadow:0 14px 25px #17312822;flex-direction:column;align-items:stretch;padding:25px 32px;gap:18px}.nav-links.is-open{display:flex}.nav-links a{font-size:12px}.hero{min-height:620px}.hero-content{width:min(650px,75%)}.hero::before{background:linear-gradient(90deg,rgba(250,247,239,.98),rgba(250,247,239,.77) 58%,rgba(250,247,239,.1))}.division-grid{gap:12px}.division-copy{padding:25px 23px}.division h3{font-size:26px}.commercial-copy{padding:65px 50px}.heritage-layout{gap:35px}.contact-layout{gap:35px}}
@media(max-width:720px){.container{width:calc(100% - 38px)}.site-header{height:73px}.nav-inner{width:calc(100% - 28px)}.nav-links{top:73px}.brand-mark{width:62px;height:57px}.brand>span{height:57px}.brand-name{font-size:19px;line-height:.9}.brand-name span{font-size:12px;margin-top:2px}.brand-tag{font-size:7px;margin-top:4px;line-height:1}.hero{min-height:660px;align-items:flex-start}.hero-photo{background-position:61% center}.hero::before{background:linear-gradient(180deg,rgba(250,247,239,.99) 0%,rgba(250,247,239,.95) 37%,rgba(250,247,239,.42) 72%,rgba(7,39,27,.02))}.hero-content{margin-left:19px;padding:47px 15px 0 0;width:calc(100% - 30px)}.hero h1{font-size:clamp(48px,11vw,69px);max-width:440px}.hero-lede{font-size:14px;max-width:470px;line-height:1.8}.hero-actions .btn{padding:13px 12px;font-size:9px;gap:8px}.hero-foot{font-size:8px;letter-spacing:.1em;text-align:center;padding:0 10px}.intro{padding-top:65px}.intro-inner{display:block}.intro-inner p{font-size:14px}.section-title{font-size:39px}.divisions{padding-bottom:65px}.division-grid{grid-template-columns:1fr}.division-picture{height:245px}.division p{min-height:0}.commercial-grid{grid-template-columns:1fr}.commercial-copy{padding:65px 19px 50px}.commercial-visual{min-height:290px;height:290px}.work{padding:65px 0}.work-heading{display:block}.work-grid{grid-template-columns:1fr}.project{min-height:320px}.heritage{padding:60px 0}.heritage-layout{grid-template-columns:1fr;gap:38px}.heritage-pictures{order:2}.heritage-copy{order:1}.heritage-pictures img{height:235px!important;margin:0!important}.metrics{gap:22px}.metric strong{font-size:31px}.metric span{font-size:9px}.contact{padding:65px 0}.contact-layout{grid-template-columns:1fr;gap:40px}.lead-form{grid-template-columns:1fr}.lead-form .full{grid-column:auto}.footer-inner{display:block;text-align:center;line-height:2}.modal{padding:16px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important}}