@font-face{font-family:Archivo;src:url(../images/archivo-normal.woff2) format('woff2');font-weight:100 900;font-display:swap}
:root{--paper:#f3f3ef;--ink:#171917;--accent:#ec4b35;--muted:#686b65;--line:#d2d4cc;--pad:clamp(24px,5vw,88px);--sans:Archivo,Arial,Helvetica,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:105px}body{margin:0;font:15px/1.65 var(--sans);background:var(--paper);color:var(--ink)}body.dialog-open{overflow:hidden}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit;color:inherit}button{border:0;background:none;cursor:pointer}img{display:block;max-width:100%}h1,h2,h3,p,figure{margin:0}h1,h2,h3{line-height:1.04;letter-spacing:-.065em;font-weight:500}h2{font-size:calc(clamp(42px,5.3vw,82px) * var(--fp-heading-scale,1))}a,button{-webkit-tap-highlight-color:transparent}button:focus-visible,a:focus-visible,summary:focus-visible{outline:3px solid var(--accent);outline-offset:5px}input:focus-visible,textarea:focus-visible,select:focus-visible{outline:2px solid var(--accent);outline-offset:2px}::selection{background:var(--accent);color:white}[hidden]{display:none!important}.page-pad{padding-inline:var(--pad)}.accent{color:var(--accent)}.eyebrow{font-size:calc(10px * var(--fp-text-scale,1));line-height:1.7;letter-spacing:.095em;font-weight:550}.square{display:inline-block;width:6px;height:6px;background:var(--accent);vertical-align:middle;margin-right:12px}.sr-only{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap}.skip{position:fixed;top:-100px;left:20px;background:var(--ink);color:white;padding:12px;z-index:100}.skip:focus{top:10px}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:40px;min-height:54px;padding:15px 22px;font-size:calc(12px * var(--fp-text-scale,1));font-weight:550;border-radius:2px;transition:background .2s,color .2s}.button>span:not(.sr-only){font-size:calc(23px * var(--fp-text-scale,1));line-height:1}.dark,.primary{background:var(--ink);color:white}.dark:hover,.primary:hover{background:var(--accent)}.outline{border:1px solid var(--ink)}.outline:hover{background:var(--ink);color:white}.light{background:var(--paper);color:var(--ink)}.light:hover{background:var(--ink);color:white}.line-link{display:inline-flex;justify-content:space-between;align-items:center;gap:35px;padding:12px 0;border-bottom:1px solid currentColor;font-size:calc(12px * var(--fp-text-scale,1));text-align:left;line-height:1.4}.line-link>span{font-size:calc(22px * var(--fp-text-scale,1))}.line-link:hover{color:var(--accent)}
.header{height:108px;position:fixed;inset:0 0 auto;z-index:30;padding-inline:var(--pad);display:flex;justify-content:space-between;align-items:center;color:#fff;border-bottom:1px solid #ffffff35;transition:background .25s,color .25s,height .25s}.header.scrolled{height:80px;background:var(--paper);color:var(--ink);border-color:var(--line)}.brand{display:flex;align-items:center;gap:13px}.brand-icon{width:25px;height:36px;flex-shrink:0}.brand>span{font-size:calc(28px * var(--fp-text-scale,1));letter-spacing:-.055em;font-weight:700;line-height:1}.brand-end{font-weight:350}.brand small{display:block;font-size:calc(7px * var(--fp-text-scale,1));letter-spacing:.13em;margin-top:8px;font-weight:450}.header nav{display:flex;align-items:center;gap:34px;font-size:calc(12px * var(--fp-text-scale,1))}.header nav a{padding-block:12px}.header nav a:hover{opacity:.7}.header sup{font-size:calc(12px * var(--fp-text-scale,1));margin-left:3px}.header .nav-contact{padding:11px 22px;border:1px solid #ffffff80;border-radius:30px;margin-left:15px;display:flex;gap:35px;align-items:center}.header.scrolled .nav-contact{border-color:var(--ink)}.nav-contact span{font-size:calc(20px * var(--fp-text-scale,1))}.menu-toggle{display:none}.reading-progress{position:absolute;left:0;bottom:-1px;width:100%;height:2px;transform:scaleX(0);transform-origin:left;background:var(--accent)}
.hero{height:100svh;min-height:720px;max-height:1100px;position:relative;color:white;isolation:isolate;background:#3c443d;overflow:hidden}.hero-image-wrap,.hero-image-wrap:after,.hero-grid{position:absolute;inset:0}.hero-image-wrap{z-index:-3}.hero-image-wrap img{width:100%;height:100%;object-fit:cover;object-position:50% 46%;filter:saturate(.65);animation:hero-arrive 1.4s ease-out}.hero-image-wrap:after{content:'';background:linear-gradient(90deg,#11181070 0%,#11181018 70%),linear-gradient(0deg,#101911a6 0%,transparent 60%,#10191160 100%)}.hero-grid{z-index:-2;display:grid;grid-template-columns:repeat(4,1fr);pointer-events:none;padding-inline:var(--pad)}.hero-grid i{border-right:1px solid #ffffff10}.hero-topline{position:absolute;top:150px;left:var(--pad);right:var(--pad);display:flex;justify-content:space-between;font-size:calc(9px * var(--fp-text-scale,1));letter-spacing:.09em}.status-dot{display:inline-block;width:6px;height:6px;border-radius:50%;background:var(--accent);margin-right:10px}.hero-main{position:absolute;bottom:185px;left:var(--pad);right:var(--pad);display:flex;align-items:flex-end;justify-content:space-between;gap:40px}.hero h1{font-size:calc(clamp(90px,10.5vw,174px) * var(--fp-heading-scale,1));line-height:.94;letter-spacing:-.075em;font-weight:530;max-width:80%}.hero-aside{padding-bottom:6px;width:250px;flex-shrink:0}.hero-aside p{font-size:calc(13px * var(--fp-text-scale,1));line-height:1.65;color:#fff}.hero-link{margin-top:30px;display:flex;justify-content:space-between;align-items:center;border-bottom:1px solid #ffffff80;padding-bottom:12px;font-size:calc(11px * var(--fp-text-scale,1))}.hero-link span{font-size:calc(24px * var(--fp-text-scale,1))}.hero-bottom{position:absolute;left:var(--pad);right:var(--pad);bottom:36px;border-top:1px solid #ffffff50;display:flex;align-items:center;padding-top:27px;gap:25px}.scroll-link{width:45px;height:45px;border:1px solid #ffffff80;border-radius:50%;display:grid;place-items:center;font-size:calc(22px * var(--fp-text-scale,1));flex-shrink:0}.hero-location>span{font-size:calc(9px * var(--fp-text-scale,1));letter-spacing:.1em}.hero-location p{font-size:calc(11px * var(--fp-text-scale,1));color:#f4f4ed;margin-top:4px}.hero-pagination{display:flex;gap:22px;margin-left:auto;width:40%;max-width:520px}.hero-pagination button{color:white;flex:1;text-align:left;font-size:calc(11px * var(--fp-text-scale,1));padding:10px 0;position:relative;opacity:.6}.hero-pagination button[aria-pressed=true]{opacity:1}.hero-pagination button>span{display:block;font-size:calc(9px * var(--fp-text-scale,1));margin-bottom:8px}.hero-pagination button i{display:block;height:2px;background:#ffffff55;margin-top:15px}.hero-pagination button[aria-pressed=true] i{background:var(--accent)}.hero-next{color:white;font-size:calc(32px * var(--fp-heading-scale,1));margin-left:15px;width:45px;height:50px}.hero-next:hover{color:var(--accent)}
.positioning{padding-block:calc(105px * var(--fp-section-scale,1)) 0}.positioning-main{display:grid;grid-template-columns:1.35fr .65fr;gap:100px;align-items:end;margin-top:38px}.positioning h2{font-size:calc(clamp(42px,4.8vw,75px) * var(--fp-heading-scale,1))}.positioning h2>span{color:#93978e}.positioning-copy{padding-bottom:4px;max-width:380px}.positioning-copy p{color:var(--muted);font-size:calc(14px * var(--fp-text-scale,1))}.positioning-copy .line-link{margin-top:20px}.disciplines{margin-top:80px;padding-block:25px;display:grid;grid-template-columns:repeat(4,1fr);border-block:1px solid var(--line);font-size:calc(10px * var(--fp-text-scale,1));color:var(--muted)}.disciplines span{padding-left:27px;border-left:1px solid var(--line)}.disciplines span:first-child{padding-left:0;border-left:0}.disciplines b{font-size:calc(20px * var(--fp-text-scale,1));color:var(--ink);font-weight:450;letter-spacing:-.04em;margin-left:25px}
.portfolio{padding-top:calc(118px * var(--fp-section-scale,1));padding-bottom:calc(90px * var(--fp-section-scale,1))}.portfolio-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:40px}.portfolio-heading h2{font-size:calc(clamp(50px,7.3vw,118px) * var(--fp-heading-scale,1));margin-top:23px;letter-spacing:-.075em;line-height:1}.portfolio-heading h2 sup{font-size:calc(17px * var(--fp-text-scale,1));vertical-align:top;display:inline-block;letter-spacing:-.02em;margin:12px 0 0 15px}.portfolio-heading>p{font-size:calc(12px * var(--fp-text-scale,1));color:var(--muted);margin-bottom:7px}.portfolio-toolbar{display:flex;justify-content:space-between;align-items:center;border-block:1px solid var(--line);margin:48px 0 40px;padding:14px 0;gap:20px}.filters{display:flex;gap:6px;flex-wrap:wrap}.filters button{font-size:calc(11px * var(--fp-text-scale,1));padding:10px 14px;border-radius:25px;min-height:42px}.filters button.active{background:var(--ink);color:white}.filters button:not(.active):hover{background:#e2e4dc}.filters button>span{font-size:calc(8px * var(--fp-text-scale,1));vertical-align:super;margin-left:7px}.portfolio-tools{display:flex;gap:20px;align-items:center}.city-filter select{font-size:calc(11px * var(--fp-text-scale,1));border:0;background:transparent;padding:10px 25px 10px 6px;min-height:42px;max-width:180px}.view-switch{display:flex;align-items:center;gap:4px;border-left:1px solid var(--line);padding-left:15px}.view-switch button{width:38px;height:38px;display:grid;place-items:center;opacity:.4}.view-switch button[aria-pressed=true]{opacity:1}.view-switch svg{width:17px;height:17px;fill:currentColor}.property-grid{display:grid;grid-template-columns:1.15fr 1fr;gap:65px 8%;align-items:start}.property:nth-child(even){padding-top:125px}.property-open{padding:0;display:block;text-align:left;width:100%;position:relative}.property-image{display:block;position:relative;aspect-ratio:1.15;overflow:hidden;background:#ddd}.property:nth-child(even) .property-image{aspect-ratio:.95}.property-image img{width:100%;height:100%;object-fit:cover;filter:saturate(.82);transition:transform .8s cubic-bezier(.2,.7,.2,1),filter .6s}.property-open:hover img{transform:scale(1.045);filter:saturate(1)}.property-label{position:absolute;top:17px;left:17px;color:white;background:#17191787;backdrop-filter:blur(4px);font-size:calc(8px * var(--fp-text-scale,1));letter-spacing:.09em;padding:7px 11px;border:1px solid #ffffff40;border-radius:30px}.property-hover{position:absolute;inset:50% auto auto 50%;transform:translate(-50%,-35%) scale(.8);background:var(--accent);color:#fff;width:100px;height:100px;border-radius:50%;display:grid;place-content:center;font-size:calc(12px * var(--fp-text-scale,1));line-height:1.5;opacity:0;transition:transform .35s,opacity .35s}.property-open:hover .property-hover,.property-open:focus-visible .property-hover{opacity:1;transform:translate(-50%,-50%) scale(1)}.property-info{display:block;padding-top:20px}.property-meta{display:flex;justify-content:space-between;gap:15px;font-size:calc(9px * var(--fp-text-scale,1));color:var(--muted);line-height:1.6}.property-meta>span:first-child{font-weight:550;letter-spacing:.08em;color:var(--ink)}.property-title{display:flex;align-items:center;justify-content:space-between;margin-top:10px;font-size:calc(clamp(25px,2.55vw,40px) * var(--fp-heading-scale,1));line-height:1.15;letter-spacing:-.055em;gap:15px}.property-arrow{font-size:calc(28px * var(--fp-text-scale,1));color:var(--ink);font-weight:350;transition:transform .2s}.property-open:hover .property-arrow{transform:translate(3px,-3px);color:var(--accent)}.property-description{display:block;font-size:calc(11px * var(--fp-text-scale,1));color:var(--muted);margin-top:12px}.property-number{position:absolute;top:0;right:-25px;writing-mode:vertical-rl;font-size:calc(9px * var(--fp-text-scale,1));color:var(--muted)}.property-grid.filtered .property{padding-top:0}.property-grid.list{display:block}.property-grid.list .property{padding:0;border-bottom:1px solid var(--line)}.property-grid.list .property-open{display:grid;grid-template-columns:130px 1fr 40px;gap:35px;align-items:center;padding:20px 0}.property-grid.list .property-image{aspect-ratio:1.4;width:130px}.property-grid.list .property-label,.property-grid.list .property-hover{display:none}.property-grid.list .property-info{padding:0}.property-grid.list .property-number{position:static;writing-mode:horizontal-tb;align-self:center;text-align:right}.property-grid.list .property-title{font-size:calc(30px * var(--fp-heading-scale,1))}.property-grid.list .property-description{margin-top:7px}.property-grid.list .property-meta>span:last-child{padding-right:0}.portfolio-bottom{display:flex;justify-content:space-between;align-items:center;border-top:1px solid var(--line);margin-top:70px;padding-top:30px;gap:35px}.portfolio-bottom p{font-size:calc(11px * var(--fp-text-scale,1));color:var(--muted)}#portfolio-empty{padding:60px 0}#portfolio-empty h3{font-size:calc(27px * var(--fp-text-scale,1));letter-spacing:-.04em}#portfolio-empty p{font-size:calc(13px * var(--fp-text-scale,1));margin:15px 0 25px;color:var(--muted)}
.manifesto{background:var(--ink);color:var(--paper);padding-top:65px;overflow:hidden}.manifesto-top{display:flex;justify-content:space-between;align-items:center}.manifesto-top>span{font-size:calc(8px * var(--fp-text-scale,1));color:#a4a99e;letter-spacing:.07em}.manifesto-layout{display:grid;grid-template-columns:1.25fr 1fr;gap:7%;align-items:center;margin-top:70px}.manifesto h2{font-size:calc(clamp(48px,5.7vw,90px) * var(--fp-heading-scale,1));line-height:1.04}.manifesto h2>span{color:#9caa90}.manifesto-copy>p{max-width:370px;font-size:calc(13px * var(--fp-text-scale,1));color:#b9bfb4;margin-top:35px}.manifesto-copy .line-link{margin-top:20px}.manifesto-photo{padding-top:30px}.manifesto-photo img{width:100%;aspect-ratio:.92;object-fit:cover;filter:saturate(.75)}.manifesto-photo figcaption{display:flex;gap:25px;justify-content:space-between;font-size:calc(8px * var(--fp-text-scale,1));letter-spacing:.08em;margin-top:15px}.manifesto-photo figcaption>span{font-size:calc(9px * var(--fp-text-scale,1));color:#bbc1b6;letter-spacing:0}.manifesto-word{font-size:23.5vw;letter-spacing:-.085em;line-height:.9;font-weight:500;color:#2b312b;padding-top:90px;transform:translateX(-.02em);user-select:none}
.living{display:grid;grid-template-columns:1fr 1fr;gap:9%;align-items:center;padding-block:calc(120px * var(--fp-section-scale,1))}.living-photo{position:relative;align-self:stretch}.living-photo>img{width:100%;height:100%;min-height:520px;object-fit:cover;filter:saturate(.75);object-position:65%}.living-photo>span{position:absolute;bottom:23px;left:23px;color:white;font-size:calc(8px * var(--fp-text-scale,1));letter-spacing:.1em;background:#17191790;padding:9px 12px}.living-copy>.eyebrow{margin-bottom:28px}.living h2{font-size:calc(clamp(45px,4.7vw,75px) * var(--fp-heading-scale,1))}.living-copy>p:not(.eyebrow){font-size:calc(13px * var(--fp-text-scale,1));max-width:420px;color:var(--muted);margin:27px 0 34px}.portal-link{display:flex;align-items:center;gap:20px;padding:22px 0;border-top:1px solid var(--line)}.portal-link>span:first-child{font-size:calc(9px * var(--fp-text-scale,1));color:var(--muted)}.portal-link strong{font-size:calc(27px * var(--fp-text-scale,1));font-weight:450;letter-spacing:-.055em}.portal-link small{font-size:calc(7px * var(--fp-text-scale,1));color:var(--muted);margin-left:auto;letter-spacing:.06em}.portal-link>span:not(:first-child):not(.sr-only){font-size:calc(25px * var(--fp-text-scale,1));margin-left:auto}.portal-link:hover{color:var(--accent)}.living-copy>.line-link{margin-top:15px}
.service{background:#e7e9e2;display:grid;grid-template-columns:1fr 1fr;gap:9%;padding-block:calc(80px * var(--fp-section-scale,1))}.service h2{font-size:calc(clamp(38px,3.7vw,58px) * var(--fp-heading-scale,1));margin:27px 0 23px}.service-heading>p:not(.eyebrow){font-size:calc(12px * var(--fp-text-scale,1));color:var(--muted)}.service-heading>p>a{display:inline-block;color:var(--ink);font-size:calc(19px * var(--fp-text-scale,1));margin-top:13px}.service-list{align-self:center}.service-list>button{border-top:1px solid #bdc3b7;padding:23px 0;display:flex;align-items:center;width:100%;text-align:left;gap:24px}.service-list>button>span:first-child{font-size:calc(9px * var(--fp-text-scale,1));color:var(--muted)}.service-list strong{font-size:calc(22px * var(--fp-text-scale,1));font-weight:450;letter-spacing:-.045em}.service-list>button>span:last-child{margin-left:auto;font-size:calc(25px * var(--fp-text-scale,1))}.service-list>button:hover{color:var(--accent)}.service-list>p{font-size:calc(10px * var(--fp-text-scale,1));color:var(--muted);border-top:1px solid #bdc3b7;padding-top:18px}
.acquisition{background:var(--accent);color:var(--ink);padding-block:calc(55px * var(--fp-section-scale,1)) 75px}.acquisition-top{display:flex;align-items:center;justify-content:space-between}.acquisition-top .eyebrow{font-size:calc(9px * var(--fp-text-scale,1))}.acquisition-symbol{font-size:calc(85px * var(--fp-heading-scale,1));line-height:1;font-weight:300}.acquisition-content{display:grid;grid-template-columns:1.5fr 1fr;gap:8%;align-items:end;margin-top:20px}.acquisition h2{font-size:calc(clamp(50px,6vw,94px) * var(--fp-heading-scale,1))}.acquisition-content>div{max-width:340px;justify-self:end}.acquisition p:not(.eyebrow){font-size:calc(13px * var(--fp-text-scale,1));line-height:1.65}.acquisition .button{margin-top:25px;width:100%}
.footer{padding-top:90px;padding-bottom:25px;overflow:hidden}.footer-top{display:flex;justify-content:space-between;align-items:flex-end;gap:40px}.footer-headline{display:block;font-size:calc(clamp(55px,7.3vw,118px) * var(--fp-heading-scale,1));line-height:1.1;letter-spacing:-.07em;margin-top:25px}.footer-headline>span:last-child{display:inline-block;margin-left:25px;font-size:.8em}.footer-contact{display:flex;flex-direction:column;gap:4px;font-size:calc(14px * var(--fp-text-scale,1));margin-bottom:8px}.footer-contact a:hover{color:var(--accent)}.footer-info{display:grid;grid-template-columns:1.4fr 1fr 1fr auto;gap:30px;padding-block:55px 65px;font-size:calc(11px * var(--fp-text-scale,1))}.footer-info p{color:var(--muted)}.footer-info>div{display:flex;flex-direction:column;gap:5px;align-items:flex-start}.footer-info button{font-size:calc(11px * var(--fp-text-scale,1));padding:0}.footer-info a:hover,.footer-info button:hover{color:var(--accent)}.back-top{display:grid;place-items:center;width:50px;height:50px;border:1px solid var(--line);border-radius:50%;font-size:calc(25px * var(--fp-text-scale,1))}.footer-word{font-size:calc(clamp(60px,13.6vw,240px) * var(--fp-heading-scale,1));letter-spacing:-.085em;font-weight:650;line-height:1.1;white-space:nowrap;margin-left:-.03em}.footer-word span{font-weight:300}.footer-bottom{display:flex;justify-content:space-between;gap:25px;border-top:1px solid var(--line);padding-top:25px;margin-top:30px;font-size:calc(8px * var(--fp-text-scale,1));color:var(--muted)}.footer-bottom>div{display:flex;gap:25px}
/* Layered object portraits and contact flows. */
dialog{border:0;background:var(--paper);color:var(--ink);padding:0;width:min(760px,calc(100% - 32px));max-height:92dvh;overscroll-behavior:contain;box-shadow:0 30px 120px #0004}dialog::backdrop{background:#0b100dc2;backdrop-filter:blur(7px)}.dialog-top{position:sticky;top:0;z-index:5;background:var(--paper);border-bottom:1px solid var(--line);padding:15px 28px;display:flex;justify-content:space-between;align-items:center;gap:20px}.dialog-top>.eyebrow{font-size:calc(9px * var(--fp-text-scale,1))}.close-dialog{display:flex;align-items:center;gap:25px;font-size:calc(11px * var(--fp-text-scale,1));min-height:36px}.close-dialog>span{font-size:calc(28px * var(--fp-text-scale,1));line-height:1}.property-dialog{width:min(1220px,calc(100% - 50px))}.detail-layout{display:grid;grid-template-columns:1fr 1fr}.detail-media{position:relative;min-height:620px}.detail-media>img{width:100%;height:100%;position:absolute;inset:0;object-fit:cover}.detail-media>span{position:absolute;bottom:22px;left:22px;font-size:calc(9px * var(--fp-text-scale,1));letter-spacing:.1em;color:white;background:#171917aa;padding:10px 14px}.detail-content{padding:45px}.detail-content h2{font-size:calc(51px * var(--fp-heading-scale,1));margin:22px 0;overflow-wrap:anywhere}.detail-content>p:not(.eyebrow){font-size:calc(13px * var(--fp-text-scale,1));color:var(--muted)}.detail-facts{margin:30px 0}.detail-facts>div{display:grid;grid-template-columns:95px 1fr;border-top:1px solid var(--line);padding:12px 0;font-size:calc(11px * var(--fp-text-scale,1));gap:12px}.detail-facts dt{color:var(--muted)}.detail-facts dd{margin:0}.detail-note{display:flex;gap:8px;font-size:calc(10px * var(--fp-text-scale,1));color:var(--muted);margin:25px 0}.detail-note .square{flex-shrink:0;margin-top:5px}.detail-content>.line-link{display:table;font-size:calc(10px * var(--fp-text-scale,1));margin-top:15px}.detail-next{display:flex;justify-content:space-between;align-items:center;padding:20px 28px;border-top:1px solid var(--line)}.detail-next>span{font-size:calc(8px * var(--fp-text-scale,1));letter-spacing:.07em}.detail-next button{font-size:calc(12px * var(--fp-text-scale,1));display:flex;align-items:center;gap:45px;padding:8px 0}.detail-next button span{font-size:calc(25px * var(--fp-text-scale,1))}.concept-dialog{width:min(1050px,calc(100% - 32px))}.concept-content{padding:50px}.concept-content>h2{font-size:calc(64px * var(--fp-heading-scale,1));margin:25px 0}.concept-lede{font-size:calc(16px * var(--fp-text-scale,1));max-width:800px;color:var(--muted)}.concept-principles{display:grid;grid-template-columns:1fr 1fr;gap:35px;margin:45px 0}.concept-principles>section{border-top:1px solid var(--line);padding-top:20px}.concept-principles>section>span{font-size:calc(9px * var(--fp-text-scale,1));color:var(--accent)}.concept-principles h3{font-size:calc(27px * var(--fp-text-scale,1));margin:16px 0;letter-spacing:-.045em}.concept-principles p{font-size:calc(12px * var(--fp-text-scale,1));color:var(--muted)}.references{border-top:1px solid var(--line);padding-top:25px}.references>a{display:grid;grid-template-columns:140px 1fr 20px;gap:20px;align-items:center;border-bottom:1px solid var(--line);padding:22px 0}.references b{font-size:calc(21px * var(--fp-text-scale,1));font-weight:500;letter-spacing:-.04em}.references a>span{font-size:calc(12px * var(--fp-text-scale,1));color:var(--muted)}.references i{font-style:normal;font-size:calc(22px * var(--fp-text-scale,1))}.references>p:last-child{font-size:calc(10px * var(--fp-text-scale,1));color:var(--muted);margin-top:20px}.launch-note{background:#e7e9e2;padding:25px;margin-top:30px}.launch-note h3{font-size:calc(25px * var(--fp-text-scale,1));letter-spacing:-.04em}.launch-note p{font-size:calc(12px * var(--fp-text-scale,1));margin-top:15px}.dialog-content{padding:38px}.dialog-content h2{font-size:calc(49px * var(--fp-heading-scale,1));margin-bottom:23px}.dialog-content h2 em{font-style:normal;color:var(--muted)}.request-intro{font-size:calc(13px * var(--fp-text-scale,1));color:var(--muted);margin-bottom:25px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:20px}form label{display:flex;flex-direction:column;gap:7px;font-size:calc(11px * var(--fp-text-scale,1));font-weight:500;margin-bottom:18px}input,select,textarea{border:1px solid #b7bcb1;border-radius:0;padding:12px;background:transparent;font-size:calc(13px * var(--fp-text-scale,1));width:100%}textarea{resize:vertical}.form-note{font-size:calc(10px * var(--fp-text-scale,1));color:var(--muted);margin-bottom:23px}#request-dialog .close-dialog{font-size:calc(30px * var(--fp-heading-scale,1));width:40px;justify-content:center}.text-link{display:inline-block;font-size:calc(12px * var(--fp-text-scale,1));border-bottom:1px solid var(--line);padding:8px 0}#request-result h3{font-size:calc(28px * var(--fp-text-scale,1));margin:18px 0}#request-result>p:not(.eyebrow){font-size:calc(13px * var(--fp-text-scale,1));color:var(--muted)}#draft-preview{white-space:pre-wrap;overflow-wrap:anywhere;font:12px/1.6 var(--sans);background:#e7e9e2;padding:20px;max-height:230px;overflow:auto;margin-block:25px}#request-result>.text-link{display:block;margin-top:15px}
@keyframes hero-arrive{from{transform:scale(1.025)}to{transform:scale(1)}}
@media(min-width:1800px){.page-pad,.header{padding-inline:max(var(--pad),calc((100vw - 1600px)/2))}.hero-topline,.hero-main,.hero-bottom{left:max(var(--pad),calc((100vw - 1600px)/2));right:max(var(--pad),calc((100vw - 1600px)/2))}}
@media(max-width:1200px){.header nav{gap:23px;font-size:calc(11px * var(--fp-text-scale,1))}.header .nav-contact{margin-left:0;gap:20px}.hero h1{font-size:10.8vw}.hero-aside{width:210px}.hero-main{gap:20px}.hero-aside p{font-size:calc(12px * var(--fp-text-scale,1))}.hero-pagination{gap:15px;width:43%}.positioning-main{gap:65px}.portfolio-heading>p{max-width:230px;font-size:calc(11px * var(--fp-text-scale,1))}.portfolio-tools{gap:8px}.filters button{padding-inline:11px;font-size:calc(10px * var(--fp-text-scale,1))}.portfolio-toolbar{gap:10px}.property-title{font-size:calc(29px * var(--fp-text-scale,1))}.manifesto-layout{gap:6%}.portal-link{gap:12px}.portal-link strong{font-size:calc(25px * var(--fp-text-scale,1))}.portal-link small{display:none}.acquisition-content{gap:5%}.footer-contact{font-size:calc(12px * var(--fp-text-scale,1))}.detail-content{padding:32px}.detail-content h2{font-size:calc(43px * var(--fp-heading-scale,1))}}
@media(max-width:960px){.header{height:85px}.header.scrolled{height:72px}.brand>span{font-size:calc(26px * var(--fp-text-scale,1))}.menu-toggle{display:flex;gap:18px;align-items:center;color:inherit;font-size:calc(12px * var(--fp-text-scale,1));min-height:44px}.menu-toggle i{width:25px;height:10px;border-block:1px solid currentColor}.header nav{display:none;position:absolute;inset:85px 0 auto;background:var(--paper);color:var(--ink);padding:20px var(--pad) 30px;border-bottom:1px solid var(--line);box-shadow:0 25px 40px #0002}.header.scrolled nav{top:72px}.header nav.open{display:flex;flex-direction:column;align-items:stretch;gap:0}.header nav a{padding-block:15px;font-size:calc(20px * var(--fp-text-scale,1));letter-spacing:-.03em;border-bottom:1px solid var(--line)}.header nav .nav-contact{border:1px solid var(--ink);border-radius:0;justify-content:space-between;margin-top:20px;padding:12px 18px;font-size:calc(16px * var(--fp-text-scale,1))}.hero{min-height:720px;max-height:950px}.hero-topline{top:120px}.hero-topline>span:last-child{display:none}.hero-main{bottom:200px;display:block}.hero h1{font-size:13.2vw;max-width:100%}.hero-aside{display:flex;justify-content:space-between;align-items:flex-end;width:100%;margin-top:35px;gap:30px}.hero-aside p{font-size:calc(12px * var(--fp-text-scale,1))}.hero-link{min-width:230px;margin:0}.hero-pagination{width:43%;gap:12px}.hero-pagination button{font-size:calc(10px * var(--fp-text-scale,1))}.hero-next{display:none}.hero-location p{max-width:170px;font-size:calc(10px * var(--fp-text-scale,1))}.hero-location>span{font-size:calc(8px * var(--fp-text-scale,1))}.hero-bottom{gap:17px}.positioning{padding-top:calc(80px * var(--fp-section-scale,1))}.positioning-main{grid-template-columns:1fr;gap:30px;margin-top:30px}.positioning h2{font-size:calc(61px * var(--fp-heading-scale,1))}.positioning-copy{margin-left:auto;max-width:50%}.disciplines{margin-top:50px}.disciplines b{font-size:calc(17px * var(--fp-text-scale,1));margin-left:15px}.disciplines span{padding-left:15px}.portfolio{padding-top:calc(80px * var(--fp-section-scale,1));padding-bottom:calc(70px * var(--fp-section-scale,1))}.portfolio-heading{display:block}.portfolio-heading>p{max-width:none;margin-top:22px}.portfolio-toolbar{flex-wrap:wrap;margin-top:35px}.portfolio-tools{margin-left:auto}.property-grid{gap:50px 6%}.property:nth-child(even){padding-top:90px}.property-title{font-size:calc(25px * var(--fp-text-scale,1))}.property-number{right:-18px}.property-meta{font-size:calc(8px * var(--fp-text-scale,1));gap:10px}.manifesto-layout{grid-template-columns:1fr 1fr;align-items:start}.manifesto h2{font-size:calc(55px * var(--fp-heading-scale,1))}.manifesto-photo{padding-top:90px}.manifesto-photo img{aspect-ratio:.7}.manifesto-photo figcaption{display:block}.manifesto-photo figcaption>span{display:block;margin-top:5px}.living{gap:7%;padding-block:calc(80px * var(--fp-section-scale,1))}.living h2{font-size:calc(47px * var(--fp-heading-scale,1))}.living-photo>img{min-height:500px}.service{gap:7%;padding-block:calc(65px * var(--fp-section-scale,1))}.service h2{font-size:calc(40px * var(--fp-heading-scale,1))}.service-list strong{font-size:calc(19px * var(--fp-text-scale,1))}.service-list>button{gap:15px}.acquisition h2{font-size:calc(55px * var(--fp-heading-scale,1))}.acquisition-content{grid-template-columns:1.2fr 1fr}.acquisition-content p{font-size:calc(12px * var(--fp-text-scale,1))}.footer-top{display:block}.footer-contact{margin-top:30px;font-size:calc(14px * var(--fp-text-scale,1));gap:8px}.footer-info{grid-template-columns:1.2fr 1fr 1fr auto;gap:20px}.footer-word{font-size:13.2vw}.detail-layout{grid-template-columns:1fr}.detail-media{min-height:380px;max-height:380px}.detail-content{padding:35px}.detail-content h2{font-size:calc(46px * var(--fp-heading-scale,1))}.detail-content>.button{width:100%}}
@media(max-width:640px){html{scroll-padding-top:88px}.header{height:80px}.header.scrolled{height:68px}.header nav{top:80px}.header.scrolled nav{top:68px}.brand-icon{width:22px;height:32px}.brand{gap:10px}.brand>span{font-size:calc(23px * var(--fp-text-scale,1))}.brand small{font-size:calc(6px * var(--fp-text-scale,1))}.menu-toggle{gap:12px;font-size:calc(11px * var(--fp-text-scale,1))}.hero{height:100svh;min-height:720px;max-height:900px}.hero-image-wrap img{object-position:55% 50%}.hero-image-wrap:after{background:linear-gradient(0deg,#111811d9 0%,#11181140 68%,#1118115c 100%)}.hero-topline{top:115px;font-size:calc(8px * var(--fp-text-scale,1));letter-spacing:.07em}.hero-main{bottom:193px}.hero h1{font-size:calc(clamp(55px,13.2vw,86px) * var(--fp-heading-scale,1));line-height:1.01;letter-spacing:-.075em}.hero-aside{display:block;margin-top:25px}.hero-aside p{font-size:calc(12px * var(--fp-text-scale,1))}.hero-link{display:inline-flex;min-width:0;gap:35px;margin-top:20px;font-size:calc(11px * var(--fp-text-scale,1));padding-bottom:7px}.hero-bottom{bottom:24px;padding-top:18px;display:grid;grid-template-columns:1fr auto;gap:20px 12px}.scroll-link{display:none}.hero-location>span{font-size:calc(8px * var(--fp-text-scale,1))}.hero-location p{font-size:calc(10px * var(--fp-text-scale,1));max-width:100%}.hero-pagination{grid-row:2;grid-column:1/3;margin:0;width:100%;max-width:none;gap:16px}.hero-pagination button{padding:0;font-size:calc(10px * var(--fp-text-scale,1));display:flex;flex-wrap:wrap;align-items:center;gap:8px}.hero-pagination button>span{margin:0;font-size:calc(8px * var(--fp-text-scale,1))}.hero-pagination button i{width:100%;margin-top:5px;height:2px}.hero-next{display:block;grid-column:2;grid-row:1;font-size:calc(28px * var(--fp-text-scale,1));height:37px;margin:0;width:37px}.positioning{padding-top:calc(65px * var(--fp-section-scale,1))}.eyebrow{font-size:calc(8px * var(--fp-text-scale,1))}.positioning-main{margin-top:28px;gap:28px}.positioning h2{font-size:calc(clamp(35px,8.9vw,55px) * var(--fp-heading-scale,1))}.positioning-copy{max-width:100%;margin:0}.positioning-copy p{font-size:calc(13px * var(--fp-text-scale,1));max-width:360px}.disciplines{grid-template-columns:1fr 1fr;gap:0;margin-top:45px;padding-block:0;border-bottom:0}.disciplines span{padding:18px 0;border:0;border-bottom:1px solid var(--line)}.disciplines span:nth-child(even){padding-left:15px}.disciplines b{font-size:calc(18px * var(--fp-text-scale,1));margin-left:17px}.portfolio{padding-top:calc(65px * var(--fp-section-scale,1));padding-bottom:calc(60px * var(--fp-section-scale,1))}.portfolio-heading h2{font-size:calc(clamp(39px,10.4vw,66px) * var(--fp-heading-scale,1));margin-top:22px;letter-spacing:-.065em}.portfolio-heading h2 sup{font-size:calc(11px * var(--fp-text-scale,1));margin:5px 0 0 5px}.portfolio-heading>p{font-size:calc(12px * var(--fp-text-scale,1));margin-top:19px}.portfolio-toolbar{padding-block:13px;margin:28px 0 30px;gap:14px}.filters{width:100%;gap:4px}.filters button{font-size:calc(9px * var(--fp-text-scale,1));padding:9px 10px;min-height:39px}.filters button>span{font-size:calc(7px * var(--fp-text-scale,1));margin-left:4px}.portfolio-tools{width:100%;justify-content:space-between;margin:0;border-top:1px solid var(--line);padding-top:11px}.city-filter{flex:1}.city-filter select{padding-left:0;max-width:100%;font-size:calc(12px * var(--fp-text-scale,1))}.view-switch{border:0;padding-left:0}.view-switch button{width:40px;height:40px}.property-grid{grid-template-columns:1fr;gap:38px}.property:nth-child(even){padding-top:0}.property-image,.property:nth-child(even) .property-image{aspect-ratio:1.1}.property:nth-child(3) .property-image{aspect-ratio:1}.property-number{display:none}.property-label{font-size:calc(7px * var(--fp-text-scale,1));top:13px;left:13px;padding:6px 10px}.property-info{padding-top:17px}.property-meta{font-size:calc(8px * var(--fp-text-scale,1))}.property-title{font-size:calc(27px * var(--fp-text-scale,1));margin-top:8px;gap:12px}.property-description{font-size:calc(10px * var(--fp-text-scale,1));margin-top:10px}.property-arrow{font-size:calc(25px * var(--fp-text-scale,1))}.property-hover{display:none}.portfolio-bottom{display:block;margin-top:40px;padding-top:23px}.portfolio-bottom p{font-size:calc(10px * var(--fp-text-scale,1))}.portfolio-bottom .button{margin-top:22px;width:100%;font-size:calc(10px * var(--fp-text-scale,1));gap:20px}.property-grid.list .property-open{grid-template-columns:75px 1fr;gap:16px;padding-block:20px}.property-grid.list .property-image{width:75px;aspect-ratio:.9}.property-grid.list .property-title{font-size:calc(19px * var(--fp-text-scale,1));gap:8px}.property-grid.list .property-meta{font-size:calc(7px * var(--fp-text-scale,1));display:block}.property-grid.list .property-meta>span:last-child{display:block;margin-top:2px}.property-grid.list .property-description{display:none}.property-grid.list .property-number{display:none}.property-grid.list .property-arrow{font-size:calc(20px * var(--fp-text-scale,1))}.manifesto{padding-top:40px}.manifesto-top>span{display:none}.manifesto-layout{grid-template-columns:1fr;gap:35px;margin-top:30px}.manifesto h2{font-size:calc(clamp(43px,11.5vw,70px) * var(--fp-heading-scale,1))}.manifesto-copy>p{font-size:calc(13px * var(--fp-text-scale,1));margin-top:25px}.manifesto-photo{padding-top:0}.manifesto-photo img{aspect-ratio:1.15}.manifesto-photo figcaption{display:flex;font-size:calc(8px * var(--fp-text-scale,1))}.manifesto-photo figcaption>span{margin:0;font-size:calc(8px * var(--fp-text-scale,1))}.manifesto-word{font-size:23vw;padding-top:50px;line-height:1.05}.living{grid-template-columns:1fr;gap:35px;padding-block:calc(65px * var(--fp-section-scale,1))}.living-photo>img{min-height:0;height:330px;object-position:50%}.living-photo>span{font-size:calc(7px * var(--fp-text-scale,1));left:15px;bottom:15px;padding:7px 10px}.living-copy>.eyebrow{margin-bottom:22px}.living h2{font-size:calc(clamp(43px,11.3vw,64px) * var(--fp-heading-scale,1))}.living-copy>p:not(.eyebrow){font-size:calc(13px * var(--fp-text-scale,1));margin:23px 0 28px}.portal-link{padding-block:20px;gap:18px}.portal-link strong{font-size:calc(28px * var(--fp-text-scale,1))}.living-copy>.line-link{font-size:calc(11px * var(--fp-text-scale,1))}.service{grid-template-columns:1fr;gap:32px;padding-block:calc(55px * var(--fp-section-scale,1))}.service h2{font-size:calc(39px * var(--fp-heading-scale,1))}.service-list strong{font-size:calc(21px * var(--fp-text-scale,1))}.service-list>button{gap:16px;padding-block:22px}.service-list>p{font-size:calc(9px * var(--fp-text-scale,1))}.acquisition{padding-block:calc(35px * var(--fp-section-scale,1)) 45px}.acquisition-symbol{font-size:calc(65px * var(--fp-heading-scale,1))}.acquisition-top .eyebrow{font-size:calc(8px * var(--fp-text-scale,1))}.acquisition-content{grid-template-columns:1fr;margin-top:25px;gap:28px}.acquisition h2{font-size:calc(clamp(39px,10.5vw,64px) * var(--fp-heading-scale,1))}.acquisition-content>div{max-width:none;justify-self:stretch}.acquisition-content p{font-size:calc(13px * var(--fp-text-scale,1));max-width:350px}.acquisition .button{width:auto;min-width:260px;margin-top:23px}.footer{padding-top:55px;padding-bottom:22px}.footer-top{display:block}.footer-headline{font-size:calc(clamp(41px,11.6vw,68px) * var(--fp-heading-scale,1));margin-top:20px;white-space:nowrap}.footer-headline>span:last-child{margin-left:10px}.footer-contact{font-size:calc(13px * var(--fp-text-scale,1));margin-top:25px}.footer-info{grid-template-columns:1fr 1fr;gap:28px 20px;padding-block:35px 40px;font-size:calc(11px * var(--fp-text-scale,1))}.footer-info>p{grid-column:1}.footer-info>div:nth-child(2){grid-column:2}.footer-info>div:nth-child(3){grid-column:1}.back-top{grid-column:2;justify-self:end;align-self:end;width:45px;height:45px}.footer-word{font-size:12.7vw}.footer-bottom{flex-wrap:wrap;gap:18px;padding-top:20px;margin-top:20px;font-size:calc(8px * var(--fp-text-scale,1))}.footer-bottom>span:first-child{width:100%}.footer-bottom>div{gap:20px}.footer-bottom>span:last-child{margin-left:auto;font-size:calc(7px * var(--fp-text-scale,1))}.dialog-top{padding:10px 18px;gap:15px}.dialog-top>.eyebrow{font-size:calc(7px * var(--fp-text-scale,1))}.close-dialog{font-size:calc(10px * var(--fp-text-scale,1));gap:12px}.close-dialog>span{font-size:calc(26px * var(--fp-text-scale,1))}.property-dialog{width:calc(100% - 24px)}.detail-media{min-height:290px;max-height:290px}.detail-content{padding:25px 22px}.detail-content h2{font-size:calc(36px * var(--fp-heading-scale,1));margin-block:18px}.detail-content>p:not(.eyebrow){font-size:calc(12px * var(--fp-text-scale,1))}.detail-facts>div{grid-template-columns:85px 1fr;font-size:calc(10px * var(--fp-text-scale,1))}.detail-note{font-size:calc(9px * var(--fp-text-scale,1))}.detail-content>.button{font-size:calc(11px * var(--fp-text-scale,1));padding-inline:17px}.detail-next{padding:13px 18px}.detail-next>span{font-size:calc(7px * var(--fp-text-scale,1))}.detail-next button{gap:20px;font-size:calc(11px * var(--fp-text-scale,1))}.concept-content{padding:28px 22px}.concept-content>h2{font-size:calc(38px * var(--fp-heading-scale,1));margin-block:20px}.concept-lede{font-size:calc(13px * var(--fp-text-scale,1))}.concept-principles{grid-template-columns:1fr;gap:25px;margin-block:30px}.concept-principles h3{font-size:calc(25px * var(--fp-text-scale,1))}.references>a{grid-template-columns:1fr 20px;gap:10px;padding-block:20px}.references b{font-size:calc(24px * var(--fp-text-scale,1))}.references a>span{grid-column:1;grid-row:2;font-size:calc(11px * var(--fp-text-scale,1))}.references i{grid-row:1;grid-column:2}.launch-note{padding:20px}.launch-note h3{font-size:calc(23px * var(--fp-text-scale,1))}.launch-note p{font-size:calc(11px * var(--fp-text-scale,1))}.dialog-content{padding:28px 22px}.dialog-content h2{font-size:calc(39px * var(--fp-heading-scale,1))}.form-row{grid-template-columns:1fr;gap:0}input,select,textarea{font-size:calc(16px * var(--fp-text-scale,1))}.form-note{font-size:calc(10px * var(--fp-text-scale,1))}.dialog-content .button{font-size:calc(11px * var(--fp-text-scale,1));gap:18px;width:100%}#request-result h3{font-size:calc(27px * var(--fp-text-scale,1))}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}}

/* Maintain word separation at large display sizes. */
h1,h2{word-spacing:.075em}