@font-face{font-family:Rubik;src:url('./assets/fonts/Rubik-Regular.ttf') format('truetype');font-weight:400;font-display:swap}
:root{--ink:#262823;--muted:#6c6f65;--paper:#f5f4ef;--line:#d6d6cc;--acid:#c5df36;--shell:min(2160px,calc(100% - 120px));--ease:cubic-bezier(.22,.75,.2,1)}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:40px}body{margin:0;background:var(--paper);color:var(--ink);font:400 16px/1.6 Rubik,Arial,sans-serif}body:has(dialog[open]){overflow:hidden}a{color:inherit;text-decoration:none}button,input{font:inherit}button,a,input{-webkit-tap-highlight-color:transparent}button{cursor:pointer}button:disabled{cursor:default}img{display:block;max-width:100%}svg{display:block}button svg,a svg{width:20px;height:20px;stroke-width:1.4;flex-shrink:0}button{color:inherit}a:focus-visible,button:focus-visible,input:focus-visible{outline:2px solid var(--ink);outline-offset:5px}button{border:0;background:none}h1,h2,h3,p,figure{margin:0}h1,h2,h3,b,strong{font-weight:400}.shell{width:var(--shell);margin-inline:auto}.eyebrow{display:block;font-size:11px;line-height:1.5;letter-spacing:.14em;color:var(--muted);text-transform:uppercase;margin-bottom:28px}h1{font-size:clamp(52px,5.4vw,138px);line-height:1.025;letter-spacing:-.042em}h2{font-size:clamp(38px,3.7vw,88px);line-height:1.1;letter-spacing:-.035em;text-wrap:balance}h3{font-size:24px;line-height:1.2;letter-spacing:-.02em}p{max-width:65ch}i{font-style:normal}::selection{background:var(--acid);color:var(--ink)}
.site-header{height:106px;display:flex;align-items:center;justify-content:space-between;position:relative;z-index:20;border-bottom:1px solid var(--line)}.brand{display:block;flex-shrink:0}.brand img{width:142px;height:65px;object-fit:contain}.header-note{font-size:11px;color:var(--muted);letter-spacing:.05em;margin-left:5vw}.header-actions{display:flex;align-items:center;gap:44px}.header-project{font-size:13px;position:relative}.header-project::after{content:'';position:absolute;bottom:-5px;left:0;width:100%;height:1px;background:var(--ink);transform-origin:left;transform:scaleX(.35);transition:transform .35s}.header-project:hover::after{transform:scaleX(1)}.menu-trigger{display:flex;align-items:center;gap:12px;font-size:13px;padding:12px 0 12px 12px}.menu-trigger svg{width:26px}.site-menu{position:absolute;right:60px;top:94px;z-index:19;display:flex;flex-direction:column;gap:0;background:rgba(245,244,239,.97);border:1px solid var(--line);backdrop-filter:blur(20px);width:270px;padding:28px;opacity:0;visibility:hidden;transform:translateX(15px);transition:opacity .35s,transform .45s var(--ease),visibility .35s}.site-menu.is-open{opacity:1;visibility:visible;transform:none}.site-menu-label{font-size:10px;color:var(--muted);letter-spacing:.12em;margin-bottom:16px}.site-menu a{font-size:17px;padding:11px 0;transition:padding .25s}.site-menu a:hover{padding-left:8px}
.hero{padding-top:52px}.hero-intro{display:grid;grid-template-columns:1.15fr .85fr;align-items:end;gap:60px;margin-bottom:46px}.hero-intro .eyebrow{margin-bottom:20px}.hero-intro-copy{justify-self:end;width:310px;padding-bottom:5px}.hero-intro-copy p{font-size:15px;line-height:1.75;color:var(--muted);margin-bottom:34px}.line-link{display:flex;align-items:center;justify-content:space-between;gap:24px;position:relative;width:min(100%,340px);padding:0 0 14px;font-size:14px;border-bottom:1px solid var(--line)}.line-link::after{position:absolute;content:'';bottom:-1px;left:0;height:1px;width:100%;background:var(--ink);transform:scaleX(0);transform-origin:left;transition:transform .5s var(--ease)}.line-link:hover::after{transform:scaleX(1)}.line-link svg{transition:transform .4s}.line-link:hover svg{transform:translate(3px,-3px)}
.hero-stage{height:clamp(360px,calc(100svh - 500px),730px);position:relative}.hero-media{width:100%;height:100%;position:relative;overflow:hidden;background:#d0d3c8;isolation:isolate}.hero-image{position:absolute;inset:0;height:100%;width:100%;object-fit:cover;object-position:center 59%;opacity:0;transition:opacity 1.15s var(--ease);will-change:opacity}.hero-image.is-active{opacity:1;z-index:1}.hero-stage.is-revealing .hero-image.is-active{animation:photo-unfold 1.4s var(--ease) both}.hero-overlay{position:absolute;z-index:3;left:36px;bottom:30px;background:rgba(245,244,239,.94);padding:21px 30px;min-width:245px;display:grid;gap:3px}.hero-overlay span{font-size:10px;letter-spacing:.11em;text-transform:uppercase;color:var(--muted)}.hero-overlay strong{font-size:36px;line-height:1.15;letter-spacing:-.035em}.hero-stage.is-revealing .hero-overlay{animation:caption-arrive .8s var(--ease) both}.hero-image-link{position:absolute;bottom:30px;right:36px;z-index:4;width:58px;height:58px;display:grid;place-items:center;background:var(--paper);transition:background .3s,transform .3s}.hero-image-link:hover{background:var(--acid);transform:translateY(-3px)}.hero-image-link svg{width:25px;height:25px}.hero-footer{min-height:86px;display:flex;align-items:center;justify-content:space-between;gap:30px;border-bottom:1px solid var(--line)}.hero-nav{display:flex;align-items:center;gap:25px}.hero-count{display:flex;align-items:baseline;gap:7px;font-size:12px;font-variant-numeric:tabular-nums}.hero-count span{color:var(--muted);font-size:10px}.hero-scale{display:flex;gap:8px}.hero-scale button{position:relative;width:32px;height:36px;padding:0}.hero-scale button::before{content:'';position:absolute;top:17px;left:0;height:2px;width:100%;background:var(--line)}.hero-scale button::after{content:'';position:absolute;top:17px;left:0;height:2px;width:100%;background:var(--ink);transform:scaleX(0);transform-origin:left}.hero-scale button.is-active::after{animation:slide-progress 7s linear both}.hero-scale button.is-active{width:48px}.hero-paused .hero-scale button.is-active::after{animation-play-state:paused}.hero-footnote{color:var(--muted);font-size:11px;letter-spacing:.04em}.hero-arrows{display:flex;gap:6px}.icon-button{height:42px;width:42px;display:grid;place-items:center;border:1px solid var(--line);transition:background .3s}.icon-button:hover{background:var(--acid)}.hero-nav>.icon-button{border:0;width:30px;height:34px}.hero-nav>.icon-button svg{width:14px;height:14px}
@keyframes photo-unfold{from{clip-path:inset(0 100% 0 0);transform:scale(1.015)}to{clip-path:inset(0);transform:scale(1)}}@keyframes caption-arrive{from{opacity:0;transform:translateY(10px)}to{opacity:1;transform:none}}@keyframes slide-progress{from{transform:scaleX(0)}to{transform:scaleX(1)}}
.purchase{padding:128px 0 118px;display:grid;grid-template-columns:1fr 1.2fr;gap:100px}.purchase-lead{display:flex;flex-direction:column}.purchase-lead h2{max-width:570px}.purchase-lead p{margin-top:26px;max-width:360px;color:var(--muted);font-size:14px}.purchase-lead img{width:87%;height:290px;object-fit:contain;mix-blend-mode:multiply;margin-top:32px}.purchase-content{padding-top:36px}.finance-cards{display:grid;grid-template-columns:1fr 1fr;gap:35px}.finance-card{display:flex;flex-direction:column;border-top:1px solid var(--ink);padding-top:24px;min-height:280px}.finance-card>span{font-size:13px}.finance-card strong{font-size:clamp(42px,3.3vw,76px);line-height:1.1;letter-spacing:-.05em;margin:22px 0 17px}.finance-card p{font-size:13px;color:var(--muted);max-width:210px}.finance-card a{display:flex;align-items:center;justify-content:space-between;gap:25px;border-bottom:1px solid var(--line);padding-bottom:10px;margin-top:28px;font-size:12px}.finance-card small{color:var(--muted);font-size:9px;line-height:1.5;margin-top:12px}.finance-card--dark strong{color:var(--ink)}.benefit-grid{display:grid;grid-template-columns:1fr 1fr;gap:30px 35px;margin-top:48px}.benefit-grid article{border-top:1px solid var(--line);padding-top:18px}.benefit-grid h3{font-size:18px;margin-bottom:11px}.benefit-grid p{font-size:12px;color:var(--muted);max-width:260px}
.about{border-top:1px solid var(--line);padding-top:30px;padding-bottom:112px}.about-top{display:flex;align-items:center;justify-content:space-between;margin-bottom:42px}.about-top .eyebrow{margin:0}.about-top img{width:90px;height:41px;object-fit:contain;opacity:.6}.about-grid{display:grid;grid-template-columns:1.2fr 1fr;gap:44px 100px;align-items:end}.about-copy p{color:var(--muted);font-size:15px;line-height:1.8;max-width:520px;margin-bottom:32px}.about-facts{grid-column:1/-1;display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin-top:24px}.about-facts article{padding:28px 32px 30px 0;display:grid;gap:13px;align-content:start}.about-facts article+article{border-left:1px solid var(--line);padding-left:44px}.about-facts strong{font-size:clamp(45px,4vw,88px);line-height:1.12;letter-spacing:-.045em}.about-facts span{font-size:12px;color:var(--muted)}.about-coverage{display:grid;grid-template-columns:1fr 1.2fr;gap:100px;padding-top:58px}.about-coverage .eyebrow{margin-bottom:14px}.about-coverage h3{font-size:28px;margin-bottom:18px}.about-coverage p{font-size:13px;line-height:1.8;color:var(--muted);max-width:320px}.district-grid{display:grid;grid-template-columns:1fr 1fr;gap:0 36px}.district-grid article{font-size:13px;padding:16px 0;border-bottom:1px solid var(--line);position:relative}.district-grid article::after{content:'';position:absolute;right:0;top:23px;width:5px;height:5px;background:var(--acid)}
.services,.projects,.built{border-top:1px solid var(--line);padding:30px 0 110px}.section-head{display:grid;grid-template-columns:1.2fr 1fr;align-items:end;gap:100px;margin-bottom:50px}.section-head p{font-size:14px;line-height:1.8;color:var(--muted);max-width:350px}.service-rail{display:grid;grid-auto-flow:column;grid-auto-columns:calc((100% - 48px)/3);gap:24px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none;padding-bottom:8px}.service-rail::-webkit-scrollbar,.project-slider::-webkit-scrollbar{display:none}.service-card{scroll-snap-align:start;display:flex;flex-direction:column}.service-card img{width:100%;height:clamp(250px,27vw,510px);object-fit:cover;transition:clip-path .5s var(--ease);clip-path:inset(0)}.service-card:hover img{clip-path:inset(2%)}.service-caption{display:flex;align-items:flex-start;gap:18px;padding:21px 0 16px;border-bottom:1px solid var(--line)}.service-caption span{font-size:10px;color:var(--muted);padding-top:4px}.service-caption h3{font-size:19px;max-width:310px;line-height:1.35}.service-controls,.project-controls{display:flex;align-items:center;gap:12px;margin-top:28px}.service-controls>span{font-size:10px;color:var(--muted);margin:0 18px 0 6px}.service-controls button,.project-controls button{position:static;display:grid;place-items:center;height:42px;width:42px;border:1px solid var(--line);background:transparent;transition:background .3s;flex-shrink:0}.service-controls button:hover,.project-controls button:hover{background:var(--acid)}.service-progress,.project-progress{height:1px;background:var(--line);position:relative;overflow:hidden;flex:1;margin-right:25px}.service-progress i,.project-progress i{position:absolute;inset:0 auto 0 0;background:var(--ink);width:16.666%;transition:transform .45s var(--ease)}.section-head--projects{align-items:end}.project-tabs{display:flex;gap:22px;justify-self:end;border-bottom:1px solid var(--line)}.project-tabs button{padding:12px 0;font-size:13px;color:var(--muted);position:relative}.project-tabs button.is-active{color:var(--ink)}.project-tabs button.is-active::after{content:'';height:2px;background:var(--ink);position:absolute;bottom:-1px;left:0;width:100%}.project-slider{display:grid;grid-auto-flow:column;grid-auto-columns:calc((100% - 24px)/2);gap:24px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:none}.project-card{scroll-snap-align:start}.project-card.is-hidden{display:none}.project-card img{height:clamp(290px,28vw,540px);width:100%;object-fit:cover}.project-card>div{padding-top:24px;display:grid;grid-template-columns:1fr auto;align-items:baseline;gap:7px 22px}.project-card span{grid-column:1/-1;color:var(--muted);font-size:10px;letter-spacing:.09em;text-transform:uppercase}.project-card h3{font-size:30px;letter-spacing:-.035em}.project-card p{grid-column:1;color:var(--muted);font-size:12px}.project-card strong{grid-column:2;grid-row:2;font-size:14px}.project-controls{margin-top:35px}
.calculator{border-top:1px solid var(--line);border-bottom:1px solid var(--line);display:grid;grid-template-columns:1.1fr 1fr;gap:90px;padding:56px 0 70px}.calculator-visual{position:relative;display:flex;flex-direction:column;justify-content:center;min-width:0}.blueprint-top{display:flex;align-items:start;justify-content:space-between;gap:25px;font-size:10px;letter-spacing:.04em;color:var(--muted);margin-bottom:25px}.blueprint-top strong{font-size:11px;color:var(--ink);text-align:right}.house-blueprint{width:100%;height:auto;max-height:560px;stroke:#6b7262;stroke-width:1.5;fill:none;--house-scale:1}.blueprint-house{transform:scale(var(--house-scale));transform-origin:455px 620px;transition:transform .6s var(--ease)}.wall{fill:url('#brick-pattern');stroke-width:2}.material-block .wall{fill:url('#block-pattern')}.material-wood .wall{fill:url('#wood-pattern')}.house-blueprint pattern{stroke:#999f8f;stroke-width:.55}.window,.door{fill:var(--paper);stroke-width:1.5}.roof{stroke-width:2.4;stroke-linecap:round;stroke-linejoin:round}.floor-two{opacity:0;transform:translateY(130px);transition:opacity .6s,transform .8s var(--ease);transform-origin:455px 410px}.has-second-floor .floor-two{opacity:1;transform:none}.roof--one{transition:opacity .35s}.has-second-floor .roof--one{opacity:0}.blueprint-ground{stroke:#a7aa9e;stroke-width:.7}.calculator-panel h2{font-size:clamp(37px,3vw,68px)}.calculator-panel>p{font-size:13px;color:var(--muted);line-height:1.8;margin:22px 0 32px;max-width:360px}.calculator-form{display:grid;gap:24px}.calculator-form fieldset{border:0;margin:0;padding:0;min-width:0}.calculator-form legend{font-size:12px;display:flex;justify-content:space-between;width:100%;padding:0;margin-bottom:12px}.segmented{display:flex;gap:9px}.segmented label{flex:1;padding:13px 6px;text-align:center;border:1px solid var(--line);font-size:12px;cursor:pointer;position:relative;transition:background .25s,color .25s}.segmented input{position:absolute;opacity:0;inset:0;width:100%;height:100%;margin:0;cursor:pointer}.segmented label:has(input:checked){background:var(--ink);border-color:var(--ink);color:var(--paper)}.segmented label:has(input:focus-visible){outline:2px solid var(--ink);outline-offset:4px}.calculator-form input[type=range]{width:100%;accent-color:var(--ink);cursor:pointer}.estimate{border-top:1px solid var(--line);padding-top:22px;display:flex;justify-content:space-between;gap:24px;align-items:center}.estimate span{font-size:10px;color:var(--muted);max-width:140px}.estimate strong{font-size:27px;letter-spacing:-.03em;white-space:nowrap}.primary-button{display:flex;align-items:center;justify-content:space-between;gap:26px;padding:19px 22px;background:var(--ink);color:var(--paper);font-size:13px;width:100%;transition:background .3s,color .3s}.primary-button:hover{background:var(--acid);color:var(--ink)}
.built{border-top:0;padding-top:118px}.built-gallery{display:grid;grid-template-columns:1.35fr 1fr;gap:42px 26px;align-items:start}.built-gallery figure:first-child{grid-row:span 2}.built-gallery figure:first-child img{height:clamp(500px,53vw,1050px)}.built-gallery figure:not(:first-child) img{height:clamp(210px,22vw,430px)}.built-gallery img{width:100%;object-fit:cover}.built-gallery figcaption{display:flex;justify-content:space-between;gap:25px;padding:18px 0;border-bottom:1px solid var(--line)}.built-gallery figcaption span{font-size:10px;color:var(--muted)}.built-gallery figcaption b{font-size:13px;text-align:right}.built>.line-link{margin:42px 0 0 auto}
.contact{border-top:1px solid var(--line);display:grid;grid-template-columns:1.2fr 1fr;gap:100px;padding:40px 0 100px;align-items:end}.contact h2{max-width:650px}.contact>div>p{margin-top:24px;font-size:13px;color:var(--muted);max-width:360px}.contact-form label{font-size:11px;display:block;margin-bottom:16px}.contact-input-row{border-bottom:1px solid var(--ink);display:flex;align-items:center;gap:20px}.contact-form input{min-width:0;width:100%;padding:14px 0;border:0;background:transparent;font-size:17px}.contact-form button{font-size:12px;white-space:nowrap;display:flex;gap:16px;align-items:center;padding:15px 0}.contact-form input:focus{outline:0}.contact-input-row:focus-within{outline:2px solid var(--ink);outline-offset:6px}.form-note{font-size:10px;line-height:1.7;color:var(--muted);margin-top:20px}.footer{padding:36px 0 50px;border-top:1px solid var(--line);display:grid;grid-template-columns:1.2fr 1fr 1fr auto;gap:32px;align-items:start}.footer .brand img{width:125px;height:57px}.footer>div{display:flex;flex-direction:column;gap:9px;font-size:12px}.footer>span{font-size:10px;color:var(--muted);padding-top:5px}.footer a:hover{text-decoration:underline;text-underline-offset:4px}
.reveal{opacity:1;transform:none}.inquiry-dialog{border:1px solid var(--line);background:var(--paper);color:var(--ink);padding:58px;width:min(560px,calc(100% - 40px));max-height:90vh}.inquiry-dialog::backdrop{background:rgba(38,40,35,.45)}.inquiry-dialog h2{font-size:42px;line-height:1.15;margin-bottom:20px}.inquiry-dialog p{font-size:13px;color:var(--muted);margin-bottom:24px}.inquiry-dialog [data-inquiry-summary]{color:var(--ink);font-size:16px}.dialog-close{position:absolute;right:15px;top:15px;width:32px;height:32px}
@media(min-width:1900px){body{font-size:19px}.hero-intro-copy{width:430px}.hero-intro-copy p{font-size:20px}.hero-overlay{left:48px;bottom:40px;padding:26px 38px}.hero-overlay strong{font-size:48px}.hero-overlay span{font-size:12px}.hero-image-link{right:48px;bottom:40px}.hero-footer{height:100px}.hero-footnote{font-size:13px}.hero-intro{margin-bottom:60px}.hero{padding-top:68px}.purchase,.about-coverage{gap:140px}.purchase-lead img{height:430px}.purchase-content{padding-top:58px}.finance-card p,.benefit-grid p,.purchase-lead p,.about-copy p,.section-head p,.contact>div>p{font-size:17px}.benefit-grid h3{font-size:24px}.finance-card>span,.finance-card a,.line-link{font-size:16px}.eyebrow{font-size:12px}.service-caption h3{font-size:26px}.project-card h3{font-size:40px}.project-card strong{font-size:18px}.calculator-panel>p{font-size:16px}.calculator-form legend,.segmented label,.primary-button{font-size:15px}.contact-form input{font-size:22px}.contact-form button{font-size:15px}}
@media(max-width:1100px){:root{--shell:calc(100% - 64px)}.site-menu{right:32px}.header-note{display:none}.hero-intro{gap:35px}.hero-intro-copy{width:260px}.hero-intro-copy p{font-size:13px}.hero-footnote{display:none}.purchase{gap:45px;padding-top:95px}.purchase-content{padding-top:15px}.purchase-lead img{height:270px}.finance-cards,.benefit-grid{gap:24px}.about-grid,.about-coverage,.section-head,.contact{gap:50px}.calculator{gap:44px}.service-rail{grid-auto-columns:calc((100% - 24px)/2)}.service-card img{height:350px}.service-progress i{width:16.666%}.footer{grid-template-columns:1fr 1fr 1fr}.footer>span{grid-column:1/-1}.contact-input-row{flex-wrap:wrap;gap:0}.contact-form input{flex:1 0 100%}.contact-form button{padding-top:0}}
@media(max-width:700px){:root{--shell:calc(100% - 40px)}.site-header{height:82px}.brand img{width:117px;height:54px}.header-actions{gap:18px}.header-project{display:none}.menu-trigger{font-size:12px;gap:8px}.site-menu{right:20px;top:76px;width:240px;padding:22px}.hero{padding-top:35px}.hero-intro{grid-template-columns:1fr;gap:26px;margin-bottom:28px}h1{font-size:clamp(48px,11vw,74px)}.hero-intro .eyebrow{font-size:9px;margin-bottom:17px}.hero-intro-copy{justify-self:start;width:100%;display:flex;align-items:end;gap:25px}.hero-intro-copy p{font-size:11px;margin:0;max-width:55%}.hero-intro-copy .line-link{font-size:11px;width:auto;flex:1;gap:8px;padding-bottom:7px}.hero-intro-copy .line-link svg{width:16px}.hero-stage{height:390px}.hero-image{object-position:50% 55%}.hero-overlay{left:16px;bottom:16px;padding:15px 20px;min-width:180px}.hero-overlay strong{font-size:28px}.hero-overlay span{font-size:8px}.hero-image-link{right:16px;bottom:16px;width:40px;height:40px}.hero-image-link svg{width:20px;height:20px}.hero-footer{min-height:70px;gap:10px}.hero-nav{gap:12px}.hero-scale{gap:5px}.hero-scale button{width:16px}.hero-scale button.is-active{width:25px}.hero-count{font-size:10px;gap:4px}.hero-count span{font-size:8px}.hero-arrows{gap:4px}.hero-arrows .icon-button{width:33px;height:33px}.hero-arrows svg{width:16px}.hero-nav>.icon-button{width:22px}.eyebrow{font-size:9px;margin-bottom:20px}h2{font-size:37px;line-height:1.12}h3{font-size:22px}.purchase{display:flex;flex-direction:column;gap:32px;padding:76px 0}.purchase-lead p{font-size:13px;margin-top:20px}.purchase-lead img{width:100%;height:240px;margin-top:20px}.purchase-content{padding-top:0}.finance-card{min-height:230px}.finance-card strong{font-size:38px;margin-top:20px}.finance-card p{font-size:11px}.finance-card a{font-size:11px;margin-top:auto}.finance-card small{font-size:8px}.finance-cards{gap:22px}.benefit-grid{gap:26px 22px;margin-top:36px}.benefit-grid h3{font-size:17px}.benefit-grid 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