:root{--paper:#f3f1eb;--paper-deep:#e8e5dc;--ink:#22231f;--muted:#716f68;--line:rgba(34,35,31,.18);--accent:#a64e32;--serif:"Iowan Old Style", "Palatino Linotype", "Book Antiqua", Georgia, serif;--sans:Inter, "Helvetica Neue", Arial, sans-serif;--mono:"SFMono-Regular", Consolas, monospace;--gutter:clamp(24px,8.4vw,132px);--header:78px}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:calc(var(--header) + 20px)}body{margin:0;background:var(--paper);color:var(--ink);font:15px/1.65 var(--sans);-webkit-font-smoothing:antialiased}img{display:block;max-width:100%}a{color:inherit;text-decoration:none}button,input{font:inherit}button{color:inherit}.skip-link{position:fixed;z-index:30;top:12px;left:12px;padding:10px 14px;background:white;transform:translateY(-150%)}.skip-link:focus{transform:translateY(0)}.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}
.site-header{height:var(--header);padding:0 var(--gutter);display:flex;align-items:center;justify-content:space-between;position:sticky;top:0;z-index:20;background:rgba(243,241,235,.96);backdrop-filter:blur(12px);border-bottom:1px solid var(--line)}.brand img,.footer-brand img{width:144px;height:auto;filter:brightness(0);mix-blend-mode:multiply}.main-nav{display:flex;align-items:center;gap:clamp(22px,3vw,47px);font-size:12px;letter-spacing:.025em}.main-nav>a{transition:color .25s}.main-nav>a:hover,.main-nav>a[aria-current=page]{color:var(--accent)}.nav-contact{border:1px solid var(--ink);padding:10px 15px}.nav-contact span,.text-link span{color:var(--accent);padding-left:14px}.menu-toggle{display:none}
.hero{height:min(780px,calc(100svh - var(--header)));min-height:610px;position:relative;overflow:hidden;color:#f8f6ef;background:#24251f}.hero-photo,.hero-overlay{position:absolute;inset:0}.hero-photo{background:url('/assets/hero.webp') center 50%/cover no-repeat;animation:hero-settle 1.6s cubic-bezier(.2,.7,.1,1) both}.hero-overlay{background:linear-gradient(90deg,rgba(24,25,22,.66),rgba(24,25,22,.22) 66%,rgba(24,25,22,.03)),linear-gradient(0deg,rgba(24,25,22,.42),transparent 60%)}.hero-copy{position:absolute;left:var(--gutter);top:19%;max-width:960px}.eyebrow,.section-kicker{font:10px/1.4 var(--mono);letter-spacing:.12em;text-transform:uppercase}.eyebrow{color:var(--accent);margin:0 0 23px}.eyebrow-light{color:rgba(248,246,239,.9)}.eyebrow-mark{display:inline-block;width:7px;height:7px;margin:0 11px 1px 0;background:#c26f51;border-radius:50%}.hero h1,.page-hero h1,.project-detail h1{font:400 clamp(58px,8.4vw,118px)/.94 var(--serif);letter-spacing:-.05em;margin:0}.hero h1 em,.contact-band h2 em{font-weight:400;color:#d7a48e}.hero-bottom{width:min(550px,80vw);display:flex;justify-content:space-between;align-items:flex-end;margin-top:52px}.hero-bottom p{font:12px/1.8 var(--mono);color:rgba(248,246,239,.82);margin:0}.circle-link{width:48px;height:48px;border:1px solid rgba(248,246,239,.68);display:grid;place-items:center;border-radius:50%;font-size:20px;transition:background .25s,color .25s}.circle-link:hover{background:#f8f6ef;color:var(--ink)}.hero-side-label{position:absolute;right:var(--gutter);bottom:32px;display:flex;align-items:center;gap:11px;font:10px var(--mono);color:#e3dfd5}.hero-side-label i{width:42px;height:1px;background:#e3dfd5}
.section-wrap{padding-left:var(--gutter);padding-right:var(--gutter)}.intro{padding-top:90px;padding-bottom:80px}.section-kicker{display:flex;justify-content:space-between;gap:16px;border-bottom:1px solid var(--line);padding:0 0 14px;color:#6d6a63}.intro-grid{display:grid;grid-template-columns:1.2fr .8fr;gap:8%;padding:68px 0 60px}.intro h2,.areas-heading h2,.selected-heading h2,.text-grid h2,.simple-cta h2{font:400 clamp(53px,7.2vw,94px)/.99 var(--serif);letter-spacing:-.04em;margin:0}.intro h2 em,.areas-heading h2 em,.selected-heading h2 em,.text-grid h2 em,.simple-cta h2 em,.page-hero h1 em{color:var(--accent);font-weight:400}.intro-copy{max-width:435px;padding-top:7px}.intro-copy p{font-size:14px;line-height:1.85;color:#5d5b54;margin:0 0 15px}.intro-copy .lead{font-size:18px;line-height:1.55;color:var(--ink)}.text-link{display:inline-flex;align-items:center;border-bottom:1px solid var(--ink);padding:0 0 8px;font-size:12px;margin-top:14px;transition:border-color .2s,color .2s}.text-link:hover{color:var(--accent);border-color:var(--accent)}.process-line{display:flex;align-items:center;gap:clamp(18px,5vw,72px);padding-top:23px;border-top:1px solid var(--line);font:10px var(--mono);letter-spacing:.1em;text-transform:uppercase}.process-line b{color:var(--accent);font:17px var(--serif)}
.areas{background:var(--paper-deep)}.areas-heading{padding-top:86px;padding-bottom:45px}.areas-heading h2{padding-top:58px}.area-row{display:grid;grid-template-columns:1fr 1fr;min-height:590px;border-top:1px solid var(--line)}.area-row.area-reverse .area-image{order:2}.area-row.area-reverse .area-copy{order:1}.area-image{position:relative;min-height:590px;overflow:hidden;background:#d6d1c7}.area-image img{width:100%;height:100%;min-height:590px;object-fit:cover;filter:saturate(.78);transition:transform .8s cubic-bezier(.2,.7,.1,1)}.area-image:hover img{transform:scale(1.025)}.area-image>span{position:absolute;top:25px;left:28px;font:11px var(--mono);color:white;text-shadow:0 1px 8px #333}.area-copy{align-self:center;padding:80px clamp(32px,7vw,100px)}.area-copy h3{font:400 clamp(42px,5.2vw,70px)/1 var(--serif);letter-spacing:-.035em;margin:0 0 25px}.area-copy h3 em{font-weight:400;color:var(--accent)}.area-copy>p:not(.eyebrow){max-width:440px;font-size:14px;line-height:1.85;color:#57554f}.area-copy ul,.service-list{list-style:none;margin:22px 0 21px;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:12px 15px;color:#4c4942;font-size:11px}.area-copy li:before,.service-list li:before{content:"/";color:var(--accent);margin-right:8px}
.selected-work{padding-top:95px;padding-bottom:112px}.selected-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:30px;padding:62px 0 47px}.selected-heading .text-link{white-space:nowrap;margin-bottom:10px}.project-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:45px 23px}.project-card{min-width:0}.project-card>a{display:block}.card-image{position:relative;overflow:hidden;background:#dfdcd4;aspect-ratio:1.32/1}.card-image img{width:100%;height:100%;object-fit:cover;filter:saturate(.78);transition:transform .65s cubic-bezier(.2,.7,.1,1)}.project-card>a:hover .card-image img{transform:scale(1.035)}.card-number{position:absolute;top:12px;left:13px;color:white;text-shadow:0 1px 7px rgba(0,0,0,.5);font:10px var(--mono)}.card-meta{display:flex;justify-content:space-between;align-items:center;margin-top:15px;color:var(--muted);font:9px var(--mono);letter-spacing:.1em;text-transform:uppercase}.card-meta span+span{font-size:15px;color:var(--accent)}.project-card h3{font:400 clamp(19px,2vw,25px)/1.16 var(--serif);margin:9px 0 6px}.project-card p{font-size:11px;line-height:1.6;color:#6a675f;margin:0;max-width:38em}
.contact-band{position:relative;min-height:520px;background:#262720;color:#f8f6ef;display:flex;align-items:center;overflow:hidden}.contact-image{position:absolute;inset:0 0 0 45%;background:url('/assets/property.webp') center/cover no-repeat;opacity:.28;mask-image:linear-gradient(90deg,transparent,#000 35%)}.contact-copy{position:relative;padding:75px var(--gutter)}.contact-copy h2{font:400 clamp(63px,8vw,106px)/.95 var(--serif);letter-spacing:-.04em;margin:0}.contact-copy>p:not(.eyebrow){color:rgba(248,246,239,.74);font-size:13px;margin:23px 0 0}.contact-button{display:inline-flex;gap:34px;align-items:center;margin-top:31px;padding:13px 17px;border:1px solid rgba(248,246,239,.64);font-size:12px;transition:background .2s,color .2s}.contact-button span{color:#d7a48e}.contact-button:hover{background:#f8f6ef;color:var(--ink)}.contact-dark{border-color:var(--ink);color:var(--ink)}.contact-dark:hover{background:var(--ink);color:#fff}
.site-footer{padding:43px var(--gutter) 18px}.footer-top{display:grid;grid-template-columns:1fr 1fr 1fr;gap:20px;align-items:start}.footer-brand img{width:125px}.footer-top>p{font-size:11px;color:#716f68;line-height:1.8;margin:0}.footer-contact{display:flex;flex-direction:column;gap:9px;font-size:11px}.footer-contact a:hover{color:var(--accent)}.footer-bottom{display:flex;justify-content:space-between;border-top:1px solid var(--line);padding-top:14px;margin-top:40px;color:#76736c;font:9px var(--mono);letter-spacing:.06em}
.page-hero-plain{padding-top:50px;padding-bottom:78px}.page-hero h1{font-size:clamp(58px,8.5vw,112px);padding-top:77px}.page-lead{max-width:660px;color:#5e5b54;font-size:17px;line-height:1.65;margin:27px 0 0}.text-section{padding-top:47px;padding-bottom:92px;border-top:1px solid var(--line)}.text-grid{display:grid;grid-template-columns:1fr 1fr;gap:10%;padding-top:54px}.text-grid h2{font-size:clamp(48px,6vw,77px)}.text-grid>div{max-width:550px}.text-grid>div>p{font-size:14px;line-height:1.9;color:#5e5b54;margin:0 0 17px}.about-areas{display:grid;grid-template-columns:repeat(3,1fr);background:var(--paper-deep);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.about-areas>a{position:relative;padding:35px var(--gutter) 43px 30px;border-right:1px solid var(--line);min-height:188px;transition:background .25s}.about-areas>a:hover{background:#ded9ce}.about-areas>a>span{font:10px var(--mono);color:var(--accent)}.about-areas h3{font:400 29px var(--serif);margin:14px 0 5px}.about-areas p{font-size:11px;color:#66635d;margin:0}.about-areas b{position:absolute;right:20px;bottom:22px;color:var(--accent);font-weight:400}.simple-cta{padding-top:90px;padding-bottom:105px}.simple-cta h2{font-size:clamp(54px,7vw,92px)}
.division-hero{display:grid;grid-template-columns:1fr 1fr;min-height:min(680px,calc(100svh - var(--header)))}.division-photo{min-height:520px;background:#e1ddd3}.division-photo img{width:100%;height:100%;min-height:520px;object-fit:cover}.division-copy{align-self:center;padding:70px clamp(35px,7vw,110px)}.division-copy h1{font-size:clamp(48px,6vw,78px);padding:0}.division-copy .page-lead{font-size:16px;margin-top:22px}.division-copy .contact-button{border-color:var(--ink)}.division-copy .eyebrow{margin-bottom:20px}.service-list{grid-template-columns:1fr 1fr;margin-top:25px;font-size:12px}.related-work{padding-top:40px;padding-bottom:90px;border-top:1px solid var(--line)}.related-work .page-lead{font-size:14px;margin-top:22px}
.portfolio{padding-top:0;padding-bottom:100px}.portfolio-tools{display:flex;justify-content:space-between;align-items:center;gap:25px;border-top:1px solid var(--line);padding:18px 0}.filter-list{display:flex;flex-wrap:wrap;gap:8px}.filter-list button{border:1px solid var(--line);background:transparent;border-radius:999px;padding:8px 14px;font-size:10px;cursor:pointer}.filter-list button[aria-pressed=true],.filter-list button:hover{background:var(--ink);color:var(--paper);border-color:var(--ink)}.search-label input{width:min(250px,28vw);border:0;border-bottom:1px solid var(--line);background:transparent;padding:9px 2px;font-size:11px;outline:none}.search-label input:focus{border-color:var(--accent)}.result-count{margin:0 0 20px;font:10px var(--mono);color:var(--muted)}.portfolio-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:42px 21px}.empty-state{padding:45px 0;text-align:center;color:var(--muted)}
.project-detail{padding-top:39px;padding-bottom:85px}.project-detail .section-kicker a{text-decoration:underline;text-underline-offset:3px}.detail-heading{max-width:850px;padding:67px 0 37px}.detail-heading .eyebrow{margin-bottom:15px}.project-detail h1{font-size:clamp(54px,8vw,105px)}.detail-heading .page-lead{margin-top:17px;font-size:16px}.detail-image{margin:0;background:#e0ddd5;max-height:710px;overflow:hidden}.detail-image img{width:100%;max-height:710px;object-fit:cover}.detail-bottom{display:flex;align-items:center;justify-content:space-between;gap:20px;border-bottom:1px solid var(--line);padding:18px 0}.detail-bottom p{font-size:12px;color:var(--muted);margin:0}.detail-bottom .text-link{margin:0}.legal-copy{max-width:930px;padding-top:0;padding-bottom:100px}.legal-copy h2{font:400 27px var(--serif);margin:28px 0 5px}.legal-copy p{font-size:13px;line-height:1.9;color:#5e5b54;max-width:780px}.legal-copy a{text-decoration:underline;text-underline-offset:3px;color:var(--accent)}.legal-note{border-left:2px solid var(--accent);padding:12px 16px;background:#ebe5da!important;color:#47443e!important;font-size:11px!important}
.reveal{opacity:0;transform:translateY(14px);transition:opacity .7s ease,transform .7s cubic-bezier(.2,.7,.1,1)}.reveal.is-visible{opacity:1;transform:translateY(0)}@keyframes hero-settle{from{transform:scale(1.04);opacity:.65}to{transform:scale(1);opacity:1}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important}.reveal{opacity:1;transform:none}}
@media(max-width:880px){:root{--header:70px}.site-header{padding-left:6vw;padding-right:6vw}.brand img{width:130px}.menu-toggle{display:flex;width:40px;height:40px;flex-direction:column;align-items:center;justify-content:center;gap:5px;background:none;border:0;cursor:pointer}.menu-toggle span{width:20px;height:1px;background:var(--ink);transition:transform .2s}.menu-toggle[aria-expanded=true] span:first-child{transform:translateY(3px) rotate(45deg)}.menu-toggle[aria-expanded=true] span:nth-child(2){transform:translateY(-3px) rotate(-45deg)}.main-nav{display:none;position:absolute;top:var(--header);left:0;right:0;background:var(--paper);padding:22px 6vw 28px;align-items:flex-start;flex-direction:column;gap:18px;border-bottom:1px solid var(--line)}.main-nav.open{display:flex}.nav-contact{padding:9px 13px}.hero{height:calc(100svh - var(--header));min-height:570px}.hero-copy{left:7vw;right:7vw;top:22%}.hero h1{font-size:clamp(56px,12.6vw,92px)}.section-wrap{padding-left:7vw;padding-right:7vw}.intro{padding-top:70px;padding-bottom:60px}.intro-grid{grid-template-columns:1fr;gap:28px;padding:50px 0}.intro h2,.areas-heading h2,.selected-heading h2{font-size:clamp(52px,11vw,77px)}.areas-heading{padding-top:68px}.areas-heading h2{padding-top:45px}.area-row,.area-row.area-reverse{grid-template-columns:1fr}.area-row.area-reverse .area-image,.area-row.area-reverse .area-copy{order:initial}.area-image,.area-image img{min-height:0;height:62vw;max-height:510px}.area-copy{padding:42px 7vw 54px}.area-copy h3{font-size:clamp(44px,9.3vw,64px)}.selected-work{padding-top:70px;padding-bottom:80px}.project-grid,.portfolio-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:35px 16px}.selected-heading{padding:48px 0 34px;align-items:flex-start;flex-direction:column;gap:9px}.selected-heading .text-link{margin:0}.contact-band{min-height:450px}.contact-copy{padding:65px 7vw}.site-footer{padding-left:7vw;padding-right:7vw}.page-hero-plain{padding-top:39px;padding-bottom:61px}.page-hero h1{font-size:clamp(55px,11vw,85px);padding-top:57px}.text-section{padding-top:37px;padding-bottom:65px}.text-grid{grid-template-columns:1fr;gap:25px;padding-top:40px}.text-grid h2{font-size:clamp(48px,9vw,70px)}.about-areas>a{padding-left:20px;padding-right:20px}.division-hero{grid-template-columns:1fr;min-height:unset}.division-photo,.division-photo img{min-height:0;height:59vw;max-height:500px}.division-copy{padding:44px 7vw 58px}.division-copy h1{font-size:clamp(47px,9.2vw,70px)}.portfolio-tools{align-items:flex-start;flex-direction:column}.search-label input{width:min(360px,86vw)}.project-detail{padding-top:30px;padding-bottom:60px}}
@media(max-width:560px){.hero{min-height:540px}.hero-photo{background-position:59% center}.hero-copy{top:22%}.hero h1{font-size:clamp(53px,12.4vw,68px)}.hero-bottom{width:100%;margin-top:40px}.hero-bottom p{font-size:10px}.hero-side-label{right:7vw;bottom:22px}.section-kicker{font-size:8px}.intro h2,.areas-heading h2,.selected-heading h2{font-size:clamp(46px,11vw,60px)}.process-line{justify-content:space-between;gap:8px;font-size:8px;letter-spacing:.06em}.area-image,.area-image img{height:72vw}.area-copy ul{grid-template-columns:1fr}.project-grid,.portfolio-grid{grid-template-columns:1fr;gap:28px}.card-image{aspect-ratio:1.25/1}.selected-heading{padding-top:40px}.contact-band{min-height:420px}.contact-image{inset:0;opacity:.18;mask-image:linear-gradient(90deg,transparent,#000)}.contact-copy h2{font-size:clamp(59px,13vw,81px)}.footer-top{grid-template-columns:1fr 1fr;row-gap:23px}.footer-brand img{width:115px}.footer-top>p{font-size:10px}.footer-contact{grid-column:1/-1;flex-direction:row;gap:24px}.footer-bottom{margin-top:27px}.page-hero h1{font-size:clamp(49px,11.5vw,68px);padding-top:48px}.page-lead{font-size:15px}.about-areas{grid-template-columns:1fr}.about-areas>a{min-height:140px;border-right:0;border-bottom:1px solid var(--line);padding:23px 24px}.service-list{grid-template-columns:1fr}.portfolio-tools{gap:17px}.filter-list{gap:7px}.filter-list button{font-size:9px;padding:7px 11px}.detail-bottom{align-items:flex-start;flex-direction:column}.detail-image img{height:66vw}.legal-copy{padding-bottom:70px}}