@font-face{font-family:Outfit;src:url('../assets/fonts/Outfit-Light.ttf') format('truetype');font-weight:300;font-display:swap}
@font-face{font-family:Outfit;src:url('../assets/fonts/Outfit-Medium.ttf') format('truetype');font-weight:500;font-display:swap}
:root{--bg:#101111;--ink:#f3f3ef;--muted:#a8aaa7;--rule:#343634;--red:#cb0000;--accent:#f36a60;--max:1320px;--font:Outfit,Arial,sans-serif;color-scheme:dark}
*{box-sizing:border-box;letter-spacing:0}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--bg);color:var(--ink);font:300 17px/1.65 var(--font)}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,summary:focus-visible{outline:2px solid var(--accent);outline-offset:6px}img{display:block;max-width:100%}button{cursor:pointer}button:disabled{cursor:default}[hidden]{display:none!important}h1,h2,h3,p{margin:0}h1,h2,h3{font-weight:300;line-height:1.1}h1{font-size:84px}h2{font-size:54px}h3{font-size:28px}p+p{margin-top:20px}.wrap{width:min(var(--max),calc(100% - 112px));margin:auto}.muted{color:var(--muted)}.eyebrow{font-size:12px;font-weight:500;text-transform:uppercase;display:block;margin-bottom:24px}.eyebrow:before{content:'';display:inline-block;width:22px;height:2px;background:var(--red);vertical-align:middle;margin-right:14px}.red{color:var(--accent)}.skip{position:absolute;left:16px;top:-70px;z-index:100;padding:12px;background:white;color:black}.skip:focus{top:10px}
.site-header{height:88px;position:relative;z-index:20;background:#101111;border-bottom:1px solid var(--rule)}.nav{height:100%;display:flex;align-items:center;justify-content:space-between;gap:28px}.brand{width:185px;flex-shrink:0;display:block}.brand img{width:100%;height:auto}.nav-links{display:flex;align-items:center;gap:32px}.nav-links a{font-size:14px;color:#bcbfbb;padding:10px 0;white-space:nowrap}.nav-links a:hover,.nav-links a[aria-current=page]{color:white}.nav-links .private-link{color:white;border-bottom:1px solid var(--red)}.private-link span{color:var(--accent);margin-left:7px}.nav-links .contact-link{margin-left:10px;color:white}.menu-button{display:none;width:44px;height:44px;border:1px solid var(--rule);background:none;color:white;position:relative}.menu-button span{position:absolute;left:11px;right:11px;top:15px;height:1px;background:white}.menu-button span+span{top:25px}.menu-button[aria-expanded=true] span{top:21px;transform:rotate(45deg)}.menu-button[aria-expanded=true] span+span{transform:rotate(-45deg)}
.hero{position:relative;isolation:isolate;height:min(740px,calc(100svh - 154px));min-height:535px;display:flex;align-items:flex-end;background:#242927;overflow:hidden}.hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 54%;z-index:-2}.hero:after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,rgba(0,0,0,.8),transparent 73%);z-index:-1}.hero-inner{padding:45px 0 52px}.hero h1{max-width:780px;font-size:90px;margin-bottom:16px}.hero .intro{max-width:560px;font-size:23px;line-height:1.35;color:white}.hero-bottom{display:flex;align-items:flex-end;justify-content:space-between;gap:30px;margin-top:28px}.hero-note{font-size:12px;text-align:right;color:#ddd}.actions{display:flex;gap:28px;align-items:center;flex-wrap:wrap}.button{display:inline-flex;gap:26px;align-items:center;justify-content:center;border:1px solid var(--ink);background:var(--ink);color:#101111;padding:13px 22px;font-size:14px;font-weight:500;min-height:48px;transition:background .2s,color .2s}.button:hover{background:#d9dcda}.button.dark{background:transparent;color:white;border-color:#646864}.button.dark:hover{border-color:white}.text-link{display:inline-flex;align-items:center;gap:20px;font-size:14px;border-bottom:1px solid #6e726e;padding-bottom:6px}.text-link:hover{border-color:var(--accent);color:var(--accent)}.private-ribbon{border-bottom:1px solid var(--rule);background:#181a18}.private-ribbon .wrap{display:flex;justify-content:space-between;align-items:center;gap:20px;padding-top:23px;padding-bottom:23px;font-size:14px}.private-ribbon strong{font-weight:500;margin-right:23px}.private-ribbon .text-link{white-space:nowrap}.section{padding:100px 0;border-bottom:1px solid var(--rule)}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:32px;margin-bottom:45px}.section-heading h2{max-width:680px}.split{display:grid;grid-template-columns:1fr 1fr;gap:96px}.split .body-copy{padding-top:7px;max-width:550px}.body-copy p{color:var(--muted)}.body-copy .text-link{margin-top:28px}.statement{font-size:40px;line-height:1.23;max-width:680px}.scope-list{margin-top:52px;border-top:1px solid var(--rule)}.scope-row{display:grid;grid-template-columns:55px 1fr 1fr 24px;gap:25px;align-items:center;padding:27px 0;border-bottom:1px solid var(--rule)}.scope-row .num{color:#888e87;font-size:12px}.scope-row h3{font-size:25px}.scope-row p{font-size:15px;color:var(--muted)}.scope-row:hover h3{color:var(--accent)}.scope-row .arrow{font-size:22px}
.work-grid{display:grid;grid-template-columns:1fr 1fr;gap:48px 28px}.work-image{aspect-ratio:1.52;overflow:hidden;background:#1b1d1b}.work-image img{width:100%;height:100%;object-fit:cover;transition:transform .5s}.work:hover img{transform:scale(1.025)}.work-info{display:flex;justify-content:space-between;gap:24px;margin-top:18px}.work-info h3{font-size:25px;margin-bottom:7px}.work-info p{font-size:13px;color:var(--muted)}.work-info>span{font-size:22px}.work-note{font-size:13px;color:var(--muted);margin-top:28px}.private-feature{background:#181b18}.private-feature .split{align-items:center}.private-word{font-size:94px;line-height:1.05;margin:20px 0 24px}.private-feature h2{font-size:39px;line-height:1.2;max-width:570px}.private-feature p{color:#bec2bb;max-width:530px;margin-top:24px}.private-feature .actions{margin-top:34px}.private-visual{position:relative}.private-visual img{width:100%;aspect-ratio:1;object-fit:cover}.private-visual figcaption{font-size:12px;color:var(--muted);margin-top:10px}.private-benefits{display:grid;grid-template-columns:repeat(3,1fr);gap:40px;margin-top:55px;padding-top:28px;border-top:1px solid var(--rule)}.private-benefits h3{font-size:20px;margin-bottom:12px}.private-benefits p{font-size:15px;margin:0;color:var(--muted)}.principles{display:grid;grid-template-columns:repeat(3,1fr);gap:48px;margin-top:48px}.principle{border-top:1px solid var(--rule);padding-top:25px}.principle .num{font-size:12px;color:var(--accent);display:block;margin-bottom:20px}.principle h3{font-size:23px;margin-bottom:16px}.principle p{font-size:15px;color:var(--muted)}.cta{padding:85px 0}.cta .wrap{display:flex;align-items:center;justify-content:space-between;gap:45px}.cta h2{font-size:47px;max-width:760px}.cta p{color:var(--muted);margin-top:18px}.footer{border-top:1px solid var(--rule);padding:42px 0 25px}.footer-top{display:flex;justify-content:space-between;gap:32px}.footer .brand{width:160px;margin-left:-12px}.footer p{font-size:13px;color:var(--muted);margin-top:14px}.footer-links{display:flex;gap:24px;flex-wrap:wrap;font-size:14px}.footer-bottom{display:flex;justify-content:space-between;gap:24px;padding-top:35px;font-size:12px;color:var(--muted)}.page-top{padding:80px 0 66px;border-bottom:1px solid var(--rule)}.page-top h1{max-width:900px;font-size:70px}.page-top .lead{font-size:22px;line-height:1.5;color:var(--muted);max-width:680px;margin-top:25px}.page-top .eyebrow{margin-bottom:24px}.filters{display:flex;gap:25px;flex-wrap:wrap;margin-bottom:35px;border-bottom:1px solid var(--rule)}.filters button{background:none;border:0;border-bottom:2px solid transparent;color:var(--muted);font-size:14px;padding:10px 0 17px}.filters button[aria-pressed=true]{color:white;border-color:var(--red)}.filters button:hover{color:white}.count{font-size:13px;color:var(--muted);margin-bottom:25px}.service-detail{display:grid;grid-template-columns:70px 1fr 1fr;gap:35px;padding:48px 0;border-bottom:1px solid var(--rule);scroll-margin-top:20px}.service-detail h2{font-size:35px}.service-detail p{color:var(--muted);margin-top:18px}.service-detail ul{padding-left:20px;margin:5px 0 20px;color:#c2c6bf}.service-detail li{margin-bottom:9px}.number{font-size:13px;color:var(--accent)}.private-hero h1{font-size:110px}.private-hero .intro{max-width:680px;font-size:28px}.private-hero>img{object-position:center 60%}.offmarket{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--rule);border-bottom:1px solid var(--rule);margin-top:40px}.offmarket article{padding:32px 30px 32px 0}.offmarket article+article{border-left:1px solid var(--rule);padding-left:30px}.offmarket h3{font-size:23px;margin:16px 0}.offmarket p{font-size:15px;color:var(--muted)}.dinner-image{width:100%;aspect-ratio:1.3;object-fit:cover}.dinner-copy h2{margin-bottom:28px}.dinner-copy p{color:var(--muted)}.dinner-meta{margin-top:28px;border-top:1px solid var(--rule)}.dinner-meta div{display:flex;justify-content:space-between;gap:20px;font-size:14px;padding:14px 0;border-bottom:1px solid var(--rule)}.dinner-meta span{color:var(--muted)}.dinner-meta strong{font-weight:300}.faq{max-width:900px;margin:0 auto}.faq h2{margin-bottom:35px}.faq details{border-top:1px solid var(--rule);padding:22px 0}.faq details:last-child{border-bottom:1px solid var(--rule)}.faq summary{font-size:20px;cursor:pointer}.faq details p{color:var(--muted);margin-top:20px;max-width:750px}.contact-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:100px}.contact-grid h2{font-size:37px}.contact-grid p{color:var(--muted);margin-top:24px}.contact-address{margin-top:40px;display:grid;gap:13px;font-size:17px;overflow-wrap:anywhere}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:25px}.form-field{display:flex;flex-direction:column;gap:8px;min-width:0}.form-field.full,.form-grid .full{grid-column:1/-1}label{font-size:13px;color:#c4c8c1}input,select,textarea{width:100%;min-width:0;border:0;border-bottom:1px solid #656960;border-radius:0;background:#181a18;color:white;padding:13px 10px;font-size:16px}textarea{min-height:135px;resize:vertical}input::placeholder,textarea::placeholder{color:#92978e}.form-note{font-size:12px;color:var(--muted);margin-top:0!important}.form-status{color:var(--ink)!important;font-size:14px}.consent{display:flex;align-items:flex-start;gap:10px;font-size:13px}input[type=checkbox]{width:17px;height:17px;flex-shrink:0;accent-color:var(--red)}.email-result{padding:25px 0;border-top:1px solid var(--rule);margin-top:28px}.email-result .actions{margin-top:20px}.email-result textarea{height:210px;margin-top:15px}.project-lead{font-size:27px;color:#d0d3cd;max-width:900px}.project-meta{display:grid;grid-template-columns:repeat(3,1fr);gap:25px;margin-top:35px}.project-meta div{border-top:1px solid var(--rule);padding-top:16px;font-size:14px}.project-meta span{color:var(--muted);display:block;margin-bottom:8px}.gallery{display:grid;grid-template-columns:1fr 1fr;gap:24px;margin-top:45px}.gallery img{width:100%;height:100%;aspect-ratio:1.4;object-fit:cover}.narrative{max-width:850px}.narrative h2{font-size:32px;margin:36px 0 18px}.narrative p{color:var(--muted)}.empty-project{padding:80px 0;border-bottom:1px solid var(--rule)}
.hero-inner{margin:0 auto}
@media(min-width:1600px){.hero{height:740px}.hero-inner{padding-bottom:64px}}
@media(max-width:1000px){.wrap{width:calc(100% - 64px)}.nav-links{gap:18px}.nav-links a{font-size:13px}.brand{width:145px}.split{gap:45px}.hero h1{font-size:72px}.hero .intro{font-size:21px}.private-word{font-size:76px}.private-feature h2{font-size:33px}.contact-grid{gap:45px}.scope-row{grid-template-columns:30px 1fr 1fr 18px}.service-detail{grid-template-columns:35px 1fr 1fr;gap:25px}.section{padding:76px 0}h2{font-size:43px}}
@media(max-width:720px){.wrap{width:calc(100% - 40px)}.site-header{height:72px}.brand{width:164px}.menu-button{display:block}.nav-links{display:none;position:absolute;top:71px;left:0;right:0;padding:20px;background:#101111;border-bottom:1px solid var(--rule);align-items:stretch;gap:0;flex-direction:column}.nav-links.open{display:flex}.nav-links a{font-size:18px;padding:13px 0}.nav-links .contact-link{margin-left:0}.hero{height:calc(100svh - 152px);min-height:505px;max-height:690px}.hero-inner{padding:30px 0}.hero h1{font-size:54px;max-width:100%}.hero .intro{font-size:20px;max-width:330px}.hero .eyebrow{font-size:11px}.hero-bottom{margin-top:25px}.hero-note{display:none}.hero>img{object-position:47% center}.actions{gap:20px}.button{padding:12px 17px;gap:18px}.private-ribbon .wrap{padding-top:20px;padding-bottom:20px;align-items:flex-start}.private-ribbon strong{display:block;margin:0 0 4px}.private-ribbon .ribbon-copy{font-size:12px;max-width:190px}.private-ribbon .text-link{font-size:12px;margin-top:5px;gap:10px}.section{padding:62px 0}.section-heading{align-items:flex-start;flex-direction:column;gap:22px;margin-bottom:32px}h2{font-size:38px}.statement{font-size:32px}.split{grid-template-columns:1fr;gap:35px}.scope-list{margin-top:35px}.scope-row{grid-template-columns:24px 1fr 20px;gap:14px;padding:23px 0}.scope-row h3{font-size:24px}.scope-row p{grid-column:2;grid-row:2;font-size:14px}.scope-row .arrow{grid-column:3;grid-row:1}.work-grid{grid-template-columns:1fr;gap:35px}.work-image{aspect-ratio:1.4}.work-info h3{font-size:24px}.private-word{font-size:76px}.private-feature h2{font-size:34px}.private-visual{margin:0}.private-visual img{aspect-ratio:1.3}.private-benefits{grid-template-columns:1fr;gap:26px;margin-top:35px}.private-benefits h3{margin-bottom:8px}.principles{grid-template-columns:1fr;gap:28px;margin-top:30px}.principle .num{margin-bottom:12px}.cta{padding:60px 0}.cta .wrap{align-items:flex-start;flex-direction:column;gap:28px}.cta h2{font-size:38px}.footer-top,.footer-bottom{flex-direction:column;gap:22px}.footer-links{gap:20px}.page-top{padding:55px 0 45px}.page-top h1{font-size:47px}.page-top .lead{font-size:20px}.service-detail{grid-template-columns:25px 1fr;padding:35px 0;gap:20px}.service-detail>div:last-child{grid-column:2}.service-detail h2{font-size:28px}.private-hero h1{font-size:82px}.private-hero .intro{font-size:24px}.offmarket{grid-template-columns:1fr}.offmarket article+article{border-left:0;border-top:1px solid var(--rule);padding-left:0}.dinner-copy h2{font-size:38px}.contact-grid{grid-template-columns:1fr;gap:45px}.form-grid{grid-template-columns:1fr}.form-field{grid-column:1}.project-meta{grid-template-columns:1fr}.gallery{grid-template-columns:1fr}.project-lead{font-size:23px}.filters{gap:20px}.filters button{font-size:13px}.faq summary{font-size:18px}.private-ribbon .text-link{flex-shrink:0}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}}