@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Manrope:wght@400;500;600;700&display=swap');
:root{--ink:#0b1015;--paper:#f2efea;--gold:#bd9b58;--muted:#62685e;--line:#d8dacf}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--paper);color:var(--ink);font-family:'DM Sans',Arial,sans-serif;font-size:16px;line-height:1.6}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea{outline-offset:5px}button{cursor:pointer}img{display:block;width:100%;object-fit:cover}header{height:100px;display:flex;align-items:center;justify-content:space-between;padding:0 5%;border-bottom:1px solid var(--line);background:var(--paper)}.brand{display:flex;align-items:center;gap:14px;font-size:18px;font-weight:600;letter-spacing:3px;line-height:1.25}.brand small{display:block;font-size:9px;letter-spacing:3px;margin-top:5px}.mark{position:relative;font-family:Georgia,serif;font-size:39px;letter-spacing:-9px;border:1px solid var(--gold);padding:4px 16px 4px 6px;line-height:1.1}.mark span{font-size:24px}nav{display:flex;align-items:center;gap:32px;font-size:13px}.nav-cta{border-bottom:1px solid var(--ink);padding:10px 0}.nav-cta span{margin-left:18px}.menu{display:none}.hero{display:grid;grid-template-columns:46% 54%;min-height:730px;background:var(--ink);color:var(--paper)}.hero-copy{padding:70px 11% 26px;display:flex;align-items:flex-start;flex-direction:column}.eyebrow{font-size:10px;font-weight:600;letter-spacing:2.2px;margin:0 0 24px}h1,h2{font-family:Georgia,'Times New Roman',serif;font-weight:400;line-height:1.04;letter-spacing:-2px}h1{font-size:clamp(65px,6.6vw,108px);margin:5px 0 28px}em{font-weight:400}h1 em{color:var(--gold)}.lede{font-size:17px;color:#d2d6cc;margin:0 0 30px;line-height:1.7}.button{display:flex;align-items:center;justify-content:space-between;gap:30px;border:0;padding:17px 24px;font-size:13px;font-weight:600;transition:background .2s,transform 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1fr;gap:22px}.gallery-side{display:grid;gap:22px}.project{position:relative;display:block;border:0;padding:0;text-align:left;background:var(--ink);color:white;overflow:hidden;min-height:270px}.featured{min-height:620px}.project img{position:absolute;height:100%;transition:transform .5s}.project:hover img{transform:scale(1.025)}.project:after{content:'';position:absolute;inset:45% 0 0;background:linear-gradient(transparent,#000a)}.project-caption{position:absolute;bottom:24px;left:25px;right:25px;display:flex;justify-content:space-between;align-items:end;z-index:1}.project-caption small{font-size:8px;letter-spacing:1.8px}.project-caption strong{font-family:Georgia,serif;font-weight:400;display:block;font-size:25px;margin-top:5px}.project-caption b{font-size:24px}.approach{display:grid;grid-template-columns:1fr 1fr;gap:100px;background:var(--ink);color:var(--paper)}.approach h2 em{color:var(--gold)}.about-intro>p:not(.eyebrow){color:#bfc6b8;font-size:14px;max-width:410px;margin-top:30px}.steps{align-self:center}.steps article{display:flex;gap:26px;padding:30px 0;border-bottom:1px solid #4b5146}.steps article:first-child{border-top:1px solid #4b5146}.steps article>span{font-size:11px;color:var(--gold);padding-top:5px}.steps h3{font-family:Georgia,serif;font-size:25px;font-weight:400;margin:0 0 10px;line-height:1.3}.steps p{color:#bfc6b8;font-size:14px;margin:0}.faq{display:grid;grid-template-columns:1fr 1fr;gap:70px}details{border-bottom:1px solid var(--line);padding:19px 0}summary{cursor:pointer;font-size:14px;font-weight:500}details p{font-size:14px;color:var(--muted);max-width:480px}.contact{display:grid;grid-template-columns:1fr 1fr;gap:90px;background:#eae9e1}.contact>div>p:not(.eyebrow){max-width:310px;color:var(--muted)}.contact-note{max-width:340px;border-top:1px solid #cbcdbf;padding-top:20px;margin-top:35px}.contact-note strong{font-size:13px}.contact-note p{font-size:12px;color:var(--muted)}.area{display:block;font-size:9px;letter-spacing:1.3px;margin-top:28px}.field-row{display:grid;grid-template-columns:1fr 1fr;gap:20px}label{display:block;font-size:12px;margin-bottom:18px}label span{color:var(--muted)}input,select,textarea{display:block;width:100%;margin-top:8px;padding:12px;border:1px solid #c7cbbf;background:var(--paper);color:var(--ink);border-radius:0;font-size:14px}textarea{resize:vertical}form .button{width:100%}.privacy,.form-status{font-size:11px;color:var(--muted)}footer{display:flex;align-items:center;justify-content:space-between;gap:20px;padding:35px 5%;font-size:11px}footer p{font-family:Georgia,serif;font-size:18px}footer .brand{font-size:13px}footer .brand small{font-size:7px}dialog{border:0;padding:45px 20px 15px;background:var(--paper);width:min(950px,94vw);max-height:92vh}dialog::backdrop{background:#111c}dialog img{max-height:74vh;object-fit:contain}dialog p{margin-bottom:0;font-size:13px}.close{position:absolute;top:5px;right:12px;background:transparent;border:0;font-size:28px}.skip{position:absolute;top:-100px;padding:15px;background:white;z-index:10}.skip:focus{top:0}
@media(min-width:1500px){body{max-width:1800px;margin:auto}}@media(max-width:1000px){nav{gap:18px}.hero-copy{padding:55px 9% 25px}.hero{min-height:650px}.hero-image{min-height:650px}.hero-foot{gap:15px}.section{padding:75px 5%}.approach,.contact{gap:50px}.featured{min-height:540px}.project{min-height:260px}.statement p{font-size:19px}footer{flex-wrap:wrap}}@media(max-width:720px){header{height:80px;padding:0 6%;position:relative;z-index:4}.brand{font-size:15px}.menu{display:block;border:0;background:transparent;font-size:12px}.menu span{margin-left:8px}nav{display:none;position:absolute;top:80px;left:0;right:0;background:var(--paper);padding:25px 6%;box-shadow:0 10px 15px #0001}nav.open{display:flex;align-items:flex-start;flex-direction:column;gap:18px}.hero{grid-template-columns:1fr}.hero-copy{padding:45px 7% 30px}h1{font-size:76px;line-height:.98;margin:5px 0 25px}.hero-foot{padding-top:40px}.hero-image{min-height:410px}.hero-image img{object-position:center 56%}.hero-copy .eyebrow{font-size:8px}.statement{padding:22px 7%;flex-wrap:wrap}.statement p{font-size:20px;order:3;width:100%}.star{font-size:24px}.section{padding:60px 7%}.section-head{display:block;margin-bottom:30px}.section-head>p{margin-top:23px;max-width:100%}h2{font-size:43px}.service-grid{grid-template-columns:1fr}.service,.service+.service{padding:24px 0;border-left:0}.service+.service{border-top:1px solid var(--line)}.service h3{margin-top:20px}.service p{max-width:100%}.service-bottom{margin-top:18px}.gallery-grid{grid-template-columns:1fr}.featured{min-height:420px}.gallery-side{gap:20px}.project{min-height:320px}.project-caption strong{font-size:24px}.approach,.faq,.contact{grid-template-columns:1fr;gap:40px}.steps article{padding:25px 0}.field-row{grid-template-columns:1fr;gap:0}.contact-note{max-width:100%}footer{padding:35px 7%;display:grid;grid-template-columns:1fr 1fr}footer .brand{grid-column:1/-1}footer p{grid-column:1/-1;margin:0}footer>a:last-child{text-align:right}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

/* Prestigevir supplied brand artwork, framed in CSS without modifying the image. */
header{background:#0b1015;color:#f2efea;border-bottom-color:#34383c}header .nav-cta{border-color:#bd9b58}.brand-art{display:block;width:260px;height:90px;background-image:url(assets/brand.jpg);background-size:624px 416px;background-position:-363px -155px;background-repeat:no-repeat}.contact-links{display:flex;flex-direction:column;gap:8px;margin-top:20px;font-size:17px}.contact-links a:hover{text-decoration:underline}footer{background:#0b1015;color:#f2efea}header .brand,footer .brand{letter-spacing:0}.phone-link{color:#d4b573}.form-status a{text-decoration:underline}
@media(max-width:1000px){nav{gap:15px;font-size:11px}.brand-art{width:230px;height:80px;background-size:552px 368px;background-position:-321px -138px}}
@media(max-width:720px){nav{background:#0b1015;font-size:14px}.brand-art{width:210px;height:73px;background-size:504px 336px;background-position:-293px -126px}.menu{color:#f2efea}}

.property-gallery{margin-bottom:65px}.property-heading{display:flex;justify-content:space-between;align-items:end;gap:35px;margin-bottom:28px}.property-heading h3,.concept-heading h3{font:400 36px/1.15 Georgia,serif;margin:0}.property-heading>p{max-width:340px;font-size:14px;color:var(--muted);margin:0}.property-photos{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px}.property-photo{padding:0;border:0;background:var(--paper);color:var(--ink);text-align:left;overflow:hidden}.property-photo:first-child{grid-column:1/-1}.property-photo img{height:340px;object-fit:cover}.property-photo:first-child img{height:560px;object-position:center 50%}.property-photo span{display:flex;justify-content:space-between;gap:12px;padding:14px 16px;font-size:13px}.property-photo:hover img{filter:brightness(1.04)}.concept-heading{margin-bottom:25px;padding-top:35px;border-top:1px solid var(--line)}.concept-heading p:not(.eyebrow){font-size:14px;color:var(--muted)}.lightbox-controls{display:flex;gap:14px;align-items:center;justify-content:space-between;margin-top:12px}.lightbox-controls p{margin:0;text-align:center}.lightbox-controls button{background:transparent;border:1px solid var(--line);padding:8px 16px;color:var(--ink)}
@media(max-width:1000px){.property-photo img{height:290px}.property-photo:first-child img{height:470px}}@media(max-width:720px){.property-heading{display:block}.property-heading>p{margin-top:18px;max-width:100%}.property-photos{grid-template-columns:repeat(2,minmax(0,1fr));gap:12px}.property-photo img{height:240px}.property-photo:first-child img{height:330px}.property-photo span{font-size:11px;padding:12px}.property-heading h3,.concept-heading h3{font-size:30px}.lightbox-controls p{font-size:11px}}@media(max-width:420px){.property-photo img{height:200px}}

.page-intro{background:var(--ink);color:var(--paper);padding:65px 7%}.page-intro h1{font-size:clamp(46px,6vw,82px);margin:20px 0}.page-intro>p:not(.eyebrow){color:#bfc6b8;max-width:600px}.breadcrumbs{display:flex;flex-wrap:wrap;gap:10px;font-size:12px;color:#d4b573}.breadcrumbs a{text-decoration:underline}.project-cards{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:28px}.project-card{display:block;background:var(--paper);border:1px solid var(--line)}.project-card img{height:430px;object-position:center}.card-copy{padding:24px}.card-copy small{font-size:10px;letter-spacing:1.6px;color:var(--muted)}.card-copy h3,.preview-copy h3{font:400 32px/1.2 Georgia,serif;margin:12px 0 20px}.card-copy>span{display:flex;justify-content:space-between;font-size:13px}.project-card:hover .card-copy>span{text-decoration:underline}.home-project-preview{display:grid;grid-template-columns:1.3fr 1fr;align-items:center;gap:60px}.preview-copy p:not(.eyebrow){font-size:14px;color:var(--muted);max-width:370px}.preview-copy .button{margin-top:25px;max-width:300px}.project-cover{height:540px;width:100%;object-fit:cover;object-position:center}.project-detail .property-photos .property-photo:first-child{grid-column:auto}.project-detail .property-photos .property-photo:first-child img{height:340px}.gallery-footer{display:flex;justify-content:space-between;flex-wrap:wrap;gap:20px;align-items:center;margin-top:35px}.gallery-footer .text-link{margin:0}.concept-card{display:grid;grid-template-columns:1fr 1fr;gap:28px;align-items:center;padding-top:35px;border-top:1px solid var(--line);margin-top:65px}.concept-card img{height:300px}.concept-card h3{font:400 30px/1.2 Georgia,serif}.concept-card p{font-size:14px;color:var(--muted)}@media(max-width:720px){.page-intro{padding:45px 7%}.page-intro h1{font-size:50px}.project-cards,.home-project-preview,.concept-card{grid-template-columns:1fr}.home-project-preview{gap:30px}.project-card img{height:340px}.project-cover{height:350px}.project-detail .property-photos .property-photo:first-child img{height:240px}.concept-card img{height:250px}}@media(max-width:420px){.project-detail .property-photos .property-photo:first-child img{height:200px}}
.page-intro .breadcrumbs{display:flex;position:static;background:transparent;padding:0;box-shadow:none;flex-direction:row;align-items:center;gap:10px;font-size:12px;margin-bottom:28px}

.property-photo .photo-kind{display:block;font-size:10px;color:var(--muted);margin-top:5px}.property-photo span span{display:block;padding:0}.project-image-note{padding:14px 7%;font-size:12px;background:#eae9e1;color:var(--muted)}

.portfolio-cover{min-height:480px;display:flex;flex-direction:column;justify-content:space-between;position:relative;overflow:hidden;background:#0b1015;color:#f2efea;padding:48px 42px;border:1px solid #34383c}.portfolio-lines{position:absolute;width:80%;height:100%;right:-23%;top:8%;color:#bd9b58;opacity:.17;pointer-events:none}.portfolio-cover-copy{position:relative;z-index:1}.portfolio-kicker{display:block;font-size:11px;letter-spacing:3px;color:#d4b573;margin-bottom:35px}.portfolio-cover-title{display:block;font:400 clamp(42px,4.4vw,66px)/1.08 Georgia,serif;letter-spacing:-1px}.portfolio-cover-title em{color:#bd9b58}.portfolio-cover-services{display:block;font-size:9px;letter-spacing:1.8px;margin-top:28px;color:#bfc6b8}.portfolio-cover-bottom{position:relative;display:flex;justify-content:space-between;align-items:center;border-top:1px solid #45433a;padding-top:20px;margin-top:35px;font-size:9px;letter-spacing:1.5px}.portfolio-cover-bottom b{font-size:25px;color:#d4b573}.portfolio-cover:hover{border-color:#bd9b58}.portfolio-cover:hover .portfolio-cover-bottom{text-decoration:underline}@media(max-width:720px){.portfolio-cover{min-height:420px;padding:35px 30px}.portfolio-cover-title{font-size:50px}.portfolio-cover-services{font-size:8px}}