@charset "UTF-8";
:root{--ink:#173b3b;--muted:#566966;--paper:#fff;--wash:#f2f4f1;--line:#d6dfd9;--gold:#9b753e;--serif:Georgia,'Times New Roman',serif;--gutter:clamp(24px,5.8vw,104px)}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:110px}body{margin:0;background:var(--paper);color:var(--ink);font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.7}a{color:inherit;text-decoration:none}button,input,textarea{font:inherit}button{cursor:pointer}button,a,input,textarea{-webkit-tap-highlight-color:transparent}button:focus-visible,a:focus-visible,input:focus-visible,textarea:focus-visible,summary:focus-visible{outline:3px solid var(--gold);outline-offset:5px}img{display:block;width:100%;height:100%;object-fit:cover}h1,h2,h3,p,figure{margin:0}h1,h2,h3{font-family:var(--serif);font-weight:400}h1{font-size:clamp(3.5rem,6.15vw,6.6rem);line-height:1.05;letter-spacing:-.055em}h2{font-size:clamp(2.7rem,4.1vw,4.6rem);line-height:1.12;letter-spacing:-.045em}h3{font-size:clamp(1.8rem,2.1vw,2.3rem);line-height:1.2;letter-spacing:-.03em}em{color:#55796c;font-weight:400}p{color:var(--muted)}.eyebrow{font-size:.75rem;letter-spacing:.15em;font-weight:600;line-height:1.8;color:var(--ink);margin-bottom:24px}.eyebrow-line{display:inline-block;vertical-align:middle;width:25px;height:1px;background:var(--gold);margin-right:9px}.lead{font-size:1.2rem;line-height:1.65;color:var(--ink)}
.site-header{height:105px;padding:0 var(--gutter);background:#fffffffa;display:flex;align-items:center;justify-content:space-between;gap:40px;position:sticky;top:0;z-index:20;border-bottom:1px solid #e5eae5;backdrop-filter:blur(12px)}.brand{display:inline-flex;flex-direction:column;line-height:1;flex-shrink:0}.brand-name{font-family:var(--serif);font-size:3.55rem;letter-spacing:-.075em}.brand-name>span{color:var(--gold)}.brand-sub{font-size:.58rem;letter-spacing:.26em;margin:7px 0 0 5px}nav{display:flex;align-items:center;gap:clamp(18px,2.5vw,40px);font-size:.875rem}nav>a:not(.button){padding:12px 0}nav a:hover{color:var(--gold)}nav .button:hover{color:white}.menu-toggle{display:none}.button{display:inline-flex;align-items:center;justify-content:center;min-height:52px;max-width:100%;padding:14px 24px;background:var(--ink);color:white;border:1px solid var(--ink);font-size:.875rem;font-weight:500;text-align:center;line-height:1.5;transition:background .2s,border-color .2s}.button:hover{background:#315956;border-color:#315956}.button-small{min-height:44px;padding:11px 19px}.text-link{display:inline-block;border-bottom:1px solid #93a79a;padding-bottom:5px;font-size:.9rem;line-height:1.6}.text-link:hover{color:var(--gold);border-color:var(--gold)}
.hero{display:grid;grid-template-columns:.96fr 1.04fr;gap:0;padding:30px 30px 0 var(--gutter);min-height:650px;max-width:1800px;margin:auto}.hero-copy{padding:clamp(36px,4.7vw,80px) 36px 40px 0;position:relative;z-index:1}.hero .eyebrow{margin-bottom:29px}.hero h1{white-space:nowrap}.hero-intro{color:var(--ink);font-size:1.3rem;line-height:1.55;margin-top:28px}.hero-description{max-width:370px;font-size:.95rem;margin-top:14px}.hero-actions{display:flex;align-items:center;gap:25px;flex-wrap:wrap;margin-top:30px}.hero-signoff{display:flex;align-items:center;gap:13px;margin-top:44px}.mini-monogram{width:42px;height:42px;background:#e8ede6;display:grid;place-items:center;font-family:var(--serif);font-size:1.5rem;font-style:italic}.hero-signoff strong,.hero-signoff>div>span{display:block;font-weight:400;line-height:1.6}.hero-signoff strong{font-size:.875rem}.hero-signoff>div>span{font-size:.75rem;color:var(--muted)}.hero-visual{min-height:620px;position:relative;overflow:hidden}.hero-visual>img{position:absolute;inset:0;object-position:47% center}.hero-visual:after{content:'';position:absolute;inset:65% 0 0;background:linear-gradient(transparent,#132f2e94);pointer-events:none}.hero-visual figcaption{position:absolute;bottom:32px;left:34px;right:24px;z-index:1;color:#fff}.hero-visual figcaption>span{display:block;font-size:1.8rem;font-family:var(--serif);letter-spacing:-.025em}.hero-visual small{font-size:.75rem}.photo-index{position:absolute;top:25px;right:26px;background:#fffffff0;color:var(--ink);padding:8px 12px;font-size:.7rem;letter-spacing:.12em}.intent-bar{display:flex;justify-content:space-between;align-items:center;gap:25px;margin:36px var(--gutter) 0;padding:22px 0 25px;border-bottom:1px solid var(--line)}.intent-bar>span{font-family:var(--serif);font-size:1.25rem}.intent-bar>a{font-size:.875rem;border-bottom:1px solid transparent;padding:8px 0}.intent-bar>a:hover{border-color:var(--gold);color:var(--gold)}
.section{padding:100px var(--gutter)}.section-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:40px;margin-bottom:52px}.section-heading>p{font-size:.95rem;margin-bottom:5px}.section-heading .eyebrow{margin-bottom:18px}.service-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:36px}.service{display:flex;flex-direction:column;border-top:1px solid var(--ink);padding-top:24px}.service-top{display:flex;align-items:center;justify-content:space-between;margin-bottom:27px}.number{font-family:var(--serif);font-size:1.6rem;color:var(--gold)}.service-category{font-size:.7rem;letter-spacing:.14em}.service h3{margin-bottom:18px}.service>p{font-size:.95rem}.service ul{padding:0;margin:24px 0 28px;list-style:none;color:var(--muted);font-size:.85rem}.service li{border-bottom:1px solid var(--line);padding:8px 0}.service .text-link{margin-top:auto;align-self:flex-start}
.about{background:var(--wash);display:grid;grid-template-columns:.92fr 1fr;gap:clamp(50px,9vw,150px);align-items:center}.portrait-card{max-width:480px}.portrait-placeholder{height:430px;background:#dbe4dd;position:relative;display:grid;place-items:center;overflow:hidden}.portrait-initials{font-family:var(--serif);font-size:13rem;font-style:italic;letter-spacing:-.1em;line-height:1;color:#6a8272;padding-right:20px}.portrait-label{position:absolute;bottom:22px;left:18px;right:18px;text-align:center;font-size:.65rem;letter-spacing:.18em;color:#425c4b}.portrait-footer{display:flex;justify-content:space-between;align-items:center;gap:20px;padding-top:20px}.portrait-footer>span:first-child{font-family:var(--serif);font-size:1.3rem}.portrait-footer>span:last-child{font-size:.6rem;letter-spacing:.15em}.about-copy>p:not(.eyebrow){margin-top:23px}.about-copy>p:not(.eyebrow):not(.lead){font-size:.95rem}.about-signature{margin-top:28px;display:flex;flex-direction:column;gap:23px;align-items:flex-start}.signature{font-family:var(--serif);font-style:italic;font-size:1.9rem;color:#48685c}
.property-feature{display:grid;grid-template-columns:1.1fr 1fr;background:var(--wash)}.property-feature>figure{position:relative;min-height:470px;overflow:hidden}.property-feature>figure>img{position:absolute;object-position:center 52%}.property-feature figcaption{position:absolute;bottom:18px;left:18px;right:18px;background:#fffffff2;padding:8px 12px;font-size:.7rem;line-height:1.5;width:fit-content}.property-copy{padding:55px clamp(30px,4vw,65px);display:flex;flex-direction:column;justify-content:center;align-items:flex-start}.section-number{font-size:.65rem;letter-spacing:.17em;line-height:1.8;color:#546d62;margin-bottom:30px}.property-copy h3{font-size:clamp(2rem,2.7vw,3rem)}.property-copy>p:not(.external-note){margin:22px 0 28px;font-size:.95rem}.external-note{font-size:.75rem;margin-top:14px;line-height:1.7}
.region{background:var(--ink);color:white;padding:90px var(--gutter);display:grid;grid-template-columns:1.15fr 1fr;gap:clamp(50px,8vw,130px)}.region h2{font-size:clamp(2.8rem,4.8vw,5.2rem)}.region .eyebrow{color:#d2dcce}.region em{color:#bfcdbb}.region-coordinate{display:block;font-size:.65rem;letter-spacing:.17em;color:#b4c7bc;margin-top:35px}.region-copy{padding-top:44px}.region-copy p{color:#d3dfd8;font-size:.95rem}.region-copy .lead{font-size:1.25rem;color:white}.region-copy>p+p{margin-top:24px}.region-tags{display:flex;flex-wrap:wrap;gap:10px;margin:30px 0}.region-tags>span{font-size:.75rem;padding:6px 14px;border:1px solid #66847b}.region .text-link{border-color:#78978a;color:white}.region .text-link:hover{color:#e3cc9f}
.faq{display:grid;grid-template-columns:.8fr 1.2fr;gap:80px}.faq>div>p:last-child{margin-top:25px;font-size:.95rem}.faq-list{padding-top:7px}.faq details{border-bottom:1px solid var(--line)}.faq details:first-child{border-top:1px solid var(--line)}summary{cursor:pointer;list-style:none;padding:23px 35px 23px 0;position:relative;line-height:1.6;font-size:1rem}summary::-webkit-details-marker{display:none}summary:after{content:'+';position:absolute;right:6px;top:20px;font-size:1.4rem;color:var(--gold)}details[open]>summary:after{content:'−'}.faq details>p{font-size:.95rem;padding:0 25px 23px 0}.faq details a{border-bottom:1px solid #a0b3a5}
.contact{background:var(--wash);display:grid;grid-template-columns:1fr 1.1fr;gap:clamp(45px,7vw,110px)}.contact .lead{margin-top:25px}address{font-style:normal;color:var(--muted);font-size:.95rem;margin:30px 0 24px}address strong{font-weight:500;display:block;color:var(--ink);margin-bottom:7px}address>span{display:block}.contact-note{margin-top:37px;font-size:.85rem}.contact form{background:#fff;padding:35px;align-self:start}.form-heading{display:flex;align-items:center;justify-content:space-between;margin-bottom:20px;gap:15px}.form-kicker{font-size:.72rem;letter-spacing:.15em}.preview-tag{background:#edf1ea;padding:3px 9px;font-size:.7rem;color:#53684e}.form-note{font-size:.8rem;line-height:1.7;margin-bottom:25px}.topic-options{margin:0 0 25px;padding:0;border:0;display:flex;gap:8px;flex-wrap:wrap}.topic-options legend{font-size:.85rem;margin-bottom:12px}.topic-options label{cursor:pointer;position:relative}.topic-options input{position:absolute;width:1px;height:1px;opacity:0}.topic-options label>span{display:block;padding:8px 12px;border:1px solid var(--line);font-size:.8rem;line-height:1.4}.topic-options input:checked+span{color:white;background:var(--ink);border-color:var(--ink)}.topic-options input:focus-visible+span{outline:3px solid var(--gold);outline-offset:4px}.field-row{display:grid;grid-template-columns:1fr 1fr;gap:22px}.field{display:block;font-size:.85rem;line-height:1.7;color:var(--ink)}.required{color:#795b31}.field input,.field textarea{display:block;width:100%;min-width:0;border:0;border-bottom:1px solid #9bad9f;border-radius:0;background:transparent;padding:10px 0 12px;color:var(--ink);font-size:1rem;margin:0 0 24px;line-height:1.6}.field textarea{resize:vertical}.field input::placeholder,.field textarea::placeholder{font-size:.85rem;color:#77827c}.fineprint{font-size:.75rem;line-height:1.7;color:#52665d}.contact form>button{margin-top:24px}#form-result{border-top:1px solid var(--line);padding-top:25px;margin-top:30px}.result-heading{font-size:.9rem;color:var(--ink);margin-bottom:15px}#prepared-message{padding:14px;background:var(--wash);font-size:.9rem}.result-actions{display:flex;align-items:center;gap:20px;flex-wrap:wrap}#copy-status{margin-top:15px}.contact [hidden]{display:none!important}
footer{padding:45px var(--gutter) 24px}.footer-main{display:flex;align-items:center;justify-content:space-between;gap:30px;padding-bottom:35px}.footer-main>p{font-family:var(--serif);font-size:1.6rem;color:var(--ink)}.back-to-top{font-size:.8rem;padding:10px 0;border-bottom:1px solid var(--line)}.footer-bottom{display:flex;justify-content:space-between;align-items:center;gap:25px;border-top:1px solid var(--line);padding-top:20px;font-size:.7rem;color:var(--muted)}.footer-bottom>div{display:flex;gap:23px;flex-wrap:wrap}.footer-bottom button{padding:7px 0;border:0;background:transparent;font-size:inherit;color:inherit;min-height:36px}dialog{background:white;color:var(--ink);border:0;padding:45px;max-width:650px;width:calc(100% - 32px);max-height:85vh;overflow:auto}dialog::backdrop{background:#102e2db3;backdrop-filter:blur(3px)}dialog h2{font-size:2.2rem;padding-right:15px;margin-bottom:25px}dialog p{font-size:.95rem;margin:16px 0}dialog a{text-decoration:underline;overflow-wrap:anywhere}.dialog-close{position:absolute;right:9px;top:5px;background:none;border:0;color:var(--ink);font-size:2rem;min-width:44px;min-height:44px}.skip{position:fixed;top:-100px;left:20px;z-index:50;background:#fff;padding:15px}.skip:focus{top:12px}
@media(min-width:1800px){.section,.region,footer,.intent-bar{padding-left:max(var(--gutter),calc((100vw - 1580px)/2));padding-right:max(var(--gutter),calc((100vw - 1580px)/2))}.intent-bar{margin:36px 0 0}.site-header{padding:0 max(var(--gutter),calc((100vw - 1580px)/2))}}
@media(max-width:1100px){.hero{padding-right:20px;min-height:620px}.hero-visual{min-height:590px}.hero h1{font-size:clamp(3.25rem,6.1vw,4.8rem)}nav{gap:20px;font-size:.8rem}.hero-actions{gap:20px}.hero-intro{font-size:1.15rem}.hero-copy{padding-top:45px;padding-right:28px}.hero-signoff{margin-top:30px}.service-grid{gap:26px}.about{gap:55px}.portrait-placeholder{height:400px}.region{gap:50px}.faq{gap:45px}.contact{gap:45px}.contact form{padding:26px}}
@media(max-width:900px){nav{gap:16px}nav>a:nth-child(4){display:none}.button-small{padding:10px 15px}.hero h1{white-space:normal;font-size:3.55rem}.service h3{font-size:1.7rem}.service-category{font-size:.6rem;letter-spacing:.12em}.hero-actions{align-items:flex-start;flex-direction:column}.hero-signoff{display:none}.hero-visual{min-height:600px}.hero-copy{padding-bottom:25px}.intent-bar{gap:18px}.intent-bar>span{font-size:1.1rem}.intent-bar>a{font-size:.78rem}.property-copy{padding:35px 28px}.about{gap:40px}.contact{grid-template-columns:1fr 1.15fr;gap:30px}.field-row{grid-template-columns:1fr;gap:0}}
@media(max-width:760px){html{scroll-padding-top:95px}.site-header{height:83px;gap:20px}.brand-name{font-size:3rem}.brand-sub{font-size:.52rem;margin-top:5px}.menu-toggle{display:flex;align-items:center;gap:15px;background:none;border:1px solid var(--line);padding:10px 13px;min-height:44px;color:var(--ink);font-size:.85rem}.menu-lines{position:relative;width:17px;height:12px;border-top:1px solid var(--ink);border-bottom:1px solid var(--ink)}.menu-lines:before{content:'';position:absolute;left:0;right:0;top:5px;border-top:1px solid var(--ink)}nav{display:none;position:absolute;top:83px;left:0;right:0;background:#fff;padding:18px var(--gutter) 28px;box-shadow:0 12px 12px #14352d12;flex-direction:column;align-items:stretch;font-size:1rem;gap:8px}nav>a:nth-child(4){display:block}nav.open{display:flex}nav .button{margin-top:10px}.hero{display:flex;flex-direction:column;padding:0;min-height:0}.hero-copy{padding:46px var(--gutter) 33px}.hero .eyebrow{font-size:.68rem;margin-bottom:23px}.hero h1{font-size:clamp(3.45rem,10vw,5.1rem);white-space:normal;line-height:1.06}.hero-intro{font-size:1.22rem;margin-top:23px}.hero-description{max-width:440px}.hero-actions{flex-direction:row;align-items:center;gap:24px;margin-top:25px}.hero-visual{min-height:0;height:390px;margin-left:var(--gutter)}.hero-visual figcaption{bottom:23px;left:25px}.hero-visual figcaption>span{font-size:1.65rem}.photo-index{top:18px;right:18px}.intent-bar{margin-top:16px;display:grid;grid-template-columns:1fr 1fr;gap:4px 24px;padding:13px 0 22px}.intent-bar>span{font-size:1.2rem}.intent-bar>a{font-size:.8rem}.section{padding:65px var(--gutter)}.section-heading{align-items:flex-start;flex-direction:column;gap:23px;margin-bottom:36px}.section-heading>p{font-size:.95rem}.section-heading>div>h2{font-size:clamp(2.6rem,7vw,3.7rem)}.eyebrow{font-size:.68rem;margin-bottom:19px}.service-grid{grid-template-columns:1fr;gap:35px}.service-top{margin-bottom:18px}.service h3{font-size:2rem}.service-category{font-size:.72rem}.service ul{margin:20px 0 24px}.service>p{max-width:560px}.about{grid-template-columns:1fr;gap:40px}.about-copy{order:-1}.portrait-card{width:100%;max-width:none}.portrait-placeholder{height:320px}.portrait-initials{font-size:10rem}.about-copy h2{font-size:3.2rem}.property-feature{grid-template-columns:1fr}.property-feature>figure{min-height:360px}.property-copy{padding:35px 25px}.property-copy h3{font-size:2.3rem}.section-number{margin-bottom:20px}.region{grid-template-columns:1fr;padding:65px var(--gutter);gap:32px}.region h2{font-size:clamp(2.7rem,8vw,4rem)}.region-coordinate{margin-top:25px}.region-copy{padding:0}.region-tags{margin:25px 0}.faq{grid-template-columns:1fr;gap:30px}.faq h2{font-size:3rem}.faq>div>p:last-child{margin-top:20px}.faq summary{font-size:.95rem}.contact{grid-template-columns:1fr;gap:35px}.contact h2{font-size:clamp(2.8rem,8vw,4rem)}.contact-note{margin-top:25px}.contact form{padding:26px 22px}.field-row{grid-template-columns:1fr 1fr;gap:20px}.footer-main{flex-wrap:wrap}.footer-main>p{font-size:1.35rem}.footer-bottom{flex-direction:column;align-items:flex-start;gap:15px}.footer-bottom>div{gap:25px}.footer-bottom{font-size:.75rem}dialog{padding:35px 25px}}
@media(max-width:420px){.hero h1{font-size:3.3rem}.hero-actions{flex-direction:column;align-items:flex-start;gap:20px}.hero-visual{height:305px}.hero-copy{padding-top:35px}.hero-description{font-size:.925rem}.hero .eyebrow{font-size:.63rem;letter-spacing:.12em}.eyebrow-line{width:20px}.intent-bar{gap:4px 12px}.intent-bar>a{font-size:.74rem}.intent-bar>span{font-size:1.05rem}.field-row{grid-template-columns:1fr;gap:0}.topic-options{gap:7px}.topic-options label>span{font-size:.75rem;padding:8px 10px}.footer-main{gap:25px}.footer-main>p{font-size:1.15rem}.back-to-top{font-size:.75rem}.portrait-footer>span:first-child{font-size:1.2rem}.portrait-footer>span:last-child{font-size:.55rem}.property-feature>figure{min-height:300px}.property-copy h3{font-size:2rem}.contact .text-link{font-size:.85rem}.contact form{padding:25px 19px}.section-heading .eyebrow{font-size:.65rem}.region-coordinate{font-size:.6rem}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}
/* Original branding and supplied portrait */
.brand-logo{display:block;width:92px;height:92px;object-fit:contain}
.footer-main .brand-logo{width:110px;height:110px}
.contact-avatar{display:block;width:42px;height:42px;object-fit:cover;object-position:center 20%;border-radius:50%;flex-shrink:0}
.portrait-photo{aspect-ratio:1;overflow:hidden;background:#e9eaea}
.portrait-photo img{width:100%;height:100%;object-fit:cover;object-position:center}
@media(max-width:760px){.site-header .brand-logo{width:74px;height:74px}.portrait-card{max-width:480px}}
/* Accessible legal pages and persistent footer links */
.footer-bottom>div>a{display:inline-flex;align-items:center;min-height:36px;padding:7px 0;font-size:inherit}
.footer-bottom>div>a:hover,.legal-footer a:hover{color:var(--gold);text-decoration:underline}
.contact address>span+span{margin-top:13px}.contact address a{border-bottom:1px solid transparent}.contact address a:hover{border-color:var(--gold)}
.legal-main{max-width:960px;margin:0 auto;padding:70px 32px 90px}.legal-main>h1{font-size:clamp(2.7rem,6vw,4.7rem);white-space:normal;overflow-wrap:anywhere;margin-bottom:35px;letter-spacing:-.045em}.legal-intro{font-size:1.05rem;max-width:760px;margin-bottom:28px}.legal-content{font-size:1rem;line-height:1.8;overflow-wrap:anywhere}.legal-content h2{font-family:Arial,Helvetica,sans-serif;font-size:1.3rem;line-height:1.5;font-weight:500;letter-spacing:0;margin:36px 0 14px}.legal-content h2:first-child{margin-top:0}.legal-content p{margin:14px 0;color:var(--muted)}.legal-content address{font-size:1rem;margin:16px 0 22px}.legal-content address strong{font-weight:600}.legal-content li{color:var(--muted);margin-bottom:6px}.legal-content a,.legal-toc a{border-bottom:1px solid #9eafa4}.legal-content a:hover,.legal-toc a:hover{color:var(--gold);border-color:var(--gold)}.legal-content section{margin:34px 0;scroll-margin-top:125px}.legal-content section h2:first-child{margin-top:0}.legal-toc{display:grid;grid-template-columns:1fr 1fr;gap:10px 25px;padding:25px;background:var(--wash);margin:35px 0 45px;font-size:.85rem;line-height:1.6;align-items:start}.legal-toc a{width:fit-content}.legal-updated{font-size:.8rem!important;margin-top:40px!important}.legal-footer{display:flex;justify-content:center;gap:20px 30px;align-items:center;flex-wrap:wrap;border-top:1px solid var(--line);background:var(--wash);padding:25px var(--gutter);font-size:.85rem}.legal-footer>a{display:inline-flex;align-items:center;min-height:40px}.legal-footer [aria-current=page]{font-weight:600}.legal-footer>span{color:var(--muted);font-size:.75rem}.legal-embedded{border-top:1px solid var(--line)}.legal-embedded>h2{font-size:2.8rem;margin-bottom:28px}
@media(max-width:600px){.legal-main{padding:40px 24px 60px}.legal-main>h1{margin-bottom:25px}.legal-toc{grid-template-columns:1fr;gap:12px;padding:22px}.legal-content h2{font-size:1.2rem}.legal-footer{gap:12px 22px}.legal-footer>span{width:100%;text-align:center}.legal-embedded>h2{font-size:2.3rem}.legal-content section{scroll-margin-top:100px}}
.legal-toc{position:static;box-shadow:none}.legal-toc>a{padding:0}