:root{--ink:#171b18;--paper:#f2f0e9;--gold:#c9b38d;--ease-out:cubic-bezier(.23,1,.32,1)}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:80px}body{margin:0;background:var(--paper);color:var(--ink);font-family:Arial,sans-serif;font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}button,input,select{font:inherit}button,a,input,select{touch-action:manipulation}button{cursor:pointer}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible{outline:3px solid #b68a47;outline-offset:5px}h1,h2,h3,h4,p,figure{margin:0}h1,h2,h3,h4{font-family:Didot,'Bodoni MT',Georgia,serif;font-weight:400;line-height:1.08}em{font-weight:400}p{max-width:65ch}h2{font-size:clamp(42px,5vw,78px);letter-spacing:-2px}h3{font-size:34px}.eyebrow{font-size:11px;letter-spacing:2.4px;font-weight:600;line-height:1.6}.brand{font-size:16px;font-weight:700;letter-spacing:3.2px;font-family:Arial,sans-serif}.skip{position:fixed;top:-100px;left:10px;z-index:100;background:white;color:black;padding:12px}.skip:focus{top:10px}header{position:absolute;z-index:3;top:0;left:0;right:0;color:white;display:flex;align-items:center;padding:32px 4%;gap:45px}.header-link{margin-left:auto;font-size:12px}header button{border:0;background:none;color:white;font-size:11px;letter-spacing:2px;padding:12px}header button span{font-size:20px;margin-left:12px}.hero{position:relative;height:95svh;min-height:680px;max-height:1100px;color:white;display:grid;place-items:center;text-align:center;background:#242822}.hero-image,.hero-shade{position:absolute;width:100%;height:100%;inset:0;object-fit:cover}.hero-shade{background:linear-gradient(180deg,#0005,#0003 35%,#0009)}.hero-copy{position:relative;padding:100px 20px 80px}.hero h1{font-size:clamp(64px,7.7vw,124px);letter-spacing:-4px;margin:22px 0}.hero-sub{font-size:15px;margin:0 auto 30px;line-height:1.8}.outline{display:inline-flex;gap:42px;border:1px solid #ffffff9c;padding:16px 24px;font-size:11px;letter-spacing:1.8px;align-items:center;min-height:52px}.hero-bottom{position:absolute;bottom:30px;left:4%;right:4%;display:flex;justify-content:space-between;font-size:10px;letter-spacing:1.7px}.film-section{padding:100px 7% 80px}.section-heading{text-align:center;margin:auto auto 50px}.section-heading h2{margin:20px 0 24px}.section-heading p{margin:auto}.film-frame{background:#111;line-height:0}video{width:100%;aspect-ratio:16/9;display:block}.film-caption{display:flex;justify-content:space-between;gap:40px;margin-top:18px;font-size:11px;line-height:1.7}.film-caption span{letter-spacing:1.3px;white-space:nowrap}.film-caption p{max-width:550px;color:#5a5f59}.story{padding:70px 7% 120px;display:grid;grid-template-columns:1.2fr 1fr;gap:70px 7%;align-items:center}.story-heading{padding-bottom:20px}.story-heading h2{margin:20px 0 25px}.story-heading p:last-child{max-width:420px}.story img{width:100%;display:block;object-fit:cover}.living{grid-column:2;grid-row:1 / span 2;align-self:start;margin-top:80px}.living img{aspect-ratio:3/4}.kitchen{grid-column:1}.kitchen img{aspect-ratio:4/3}.story figcaption{font-size:10px;letter-spacing:1.7px;margin-top:14px}.story-note{grid-column:2;max-width:350px}.large-number{font-family:Georgia,serif;font-size:65px;color:#9b8e74}.story-note h3{margin:10px 0 20px}.text-link{display:inline-block;border-bottom:1px solid;margin-top:20px;padding-bottom:6px;font-size:13px}.approach{background:var(--ink);color:var(--paper);padding:100px 9%}.approach h2{margin:25px 0 65px}.approach h2 em{color:var(--gold)}.service-list article{border-top:1px solid #ffffff30;padding:30px 0;display:grid;grid-template-columns:60px 1fr 1fr;gap:25px}.service-list article>span{font-size:11px;color:var(--gold)}.service-list p{color:#c7ccc5;font-size:14px}.fine{font-size:12px;line-height:1.7}.approach>.fine{margin-top:40px;color:#c7ccc5}.inquiry{padding:120px 9%;display:grid;grid-template-columns:1fr 1fr;gap:10%;align-items:start}.inquiry h2{margin:25px 0 30px}.inquiry-intro .fine{margin-top:30px}form{border-top:1px solid #938b7c;padding-top:28px}form h4{font-size:36px;margin:10px 0}form p{font-size:12px;margin:12px 0}label{display:block;font-size:12px;margin:18px 0}input,select{display:block;width:100%;padding:12px 0;border:0;border-bottom:1px solid #aaa89f;background:transparent;border-radius:0;color:var(--ink);min-height:48px}input[readonly]{color:#60655e}.button{width:100%;background:var(--ink);color:white;border:0;padding:18px 20px;display:flex;justify-content:space-between;font-size:12px;letter-spacing:.5px}#demo-result:not(:empty){padding:15px;border-left:2px solid #74613c;background:#e6e2d8}.conversation{display:grid;grid-template-columns:1fr 1fr;background:#202820;color:white}.conversation>img{width:100%;height:100%;object-fit:cover;min-height:670px}.conversation>div{padding:80px 12%}.conversation h2{margin:25px 0}.conversation p{font-size:14px}.conversation .outline{margin:30px 0 18px}.conversation .fine{font-size:11px;color:#c8cfc7}footer{padding:50px 4%;display:flex;align-items:flex-start;gap:5%;font-size:10px}footer .brand{margin-right:auto}footer p{max-width:360px}dialog{position:fixed;inset:0;width:100%;max-width:none;height:100%;max-height:none;margin:0;border:0;background:#111713;color:white;padding:10vh 12%;z-index:20}dialog::backdrop{background:#111}dialog nav{display:flex;flex-direction:column;gap:12px;margin:35px 0}dialog nav a{font-family:Didot,Georgia,serif;font-size:clamp(30px,5vw,65px)}dialog>p:last-child{color:#aab6ab;font-size:13px}#menu-close{position:absolute;top:25px;right:4%;background:transparent;border:0;color:white;padding:15px}.reveal{opacity:1}.motion-ready .reveal{opacity:0;transform:translateY(24px);transition:opacity .7s var(--ease-out),transform .7s var(--ease-out)}.motion-ready .reveal.seen{opacity:1;transform:none}@media(hover:hover) and (pointer:fine){.outline:hover{background:#ffffff18}.text-link:hover{opacity:.65}dialog nav a:hover{color:var(--gold)}}@media(max-width:760px){header{padding:20px 6%;gap:10px}.header-link{display:none}header button{margin-left:auto}.hero{height:90svh;min-height:620px}.hero-image{object-position:60% center}.hero h1{font-size:63px;letter-spacing:-2px;line-height:1}.hero-copy{padding:110px 20px 95px}.hero .eyebrow{font-size:9px;letter-spacing:1.6px}.hero-sub{font-size:13px}.hero-bottom{bottom:24px;font-size:8px;gap:20px;left:6%;right:6%}.hero-bottom span{max-width:220px}.hero-bottom a{white-space:nowrap}.film-section{padding:65px 6% 40px}h2{font-size:44px;letter-spacing:-1.6px}.section-heading p:last-child{font-size:13px}.film-frame{margin:0 -6.8%}.film-caption{display:block}.film-caption p{margin-top:10px}.story{padding:35px 6% 65px;display:flex;flex-direction:column;gap:30px;align-items:stretch}.story-heading{padding:0}.story-heading p:last-child{font-size:14px}.living{margin:0 0 0 15%}.living img{aspect-ratio:4/5}.kitchen{margin-right:15%;margin-top:-75px;position:relative;border:6px solid var(--paper);border-left:0}.kitchen figcaption{background:var(--paper)}.story-note{padding-left:15%;max-width:none}.large-number{font-size:45px}.approach{padding:65px 6%}.approach h2{font-size:40px;margin-bottom:35px}.service-list article{grid-template-columns:25px 1fr;gap:12px}.service-list h3{font-size:28px}.service-list p{grid-column:2}.inquiry{padding:65px 6%;display:block}.inquiry-intro{margin-bottom:40px}.conversation{display:flex;flex-direction:column}.conversation>img{min-height:0;height:260px}.conversation>div{padding:50px 8%}.conversation h2{font-size:52px}footer{padding:40px 6%;flex-direction:column;gap:20px}dialog{padding:100px 8%}dialog nav{gap:25px}dialog nav a{font-size:36px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.motion-ready .reveal{opacity:1;transform:none;transition:none}}
.brand{font-family:Georgia,serif;font-size:18px;font-weight:400;letter-spacing:2px;line-height:1.1}.brand small{display:block;font:8px Arial,sans-serif;letter-spacing:5px;text-align:center;margin-top:7px}.listing-price{font:44px Georgia,serif;margin-bottom:35px}.listing-price span{font:11px Arial,sans-serif;color:#c7ccc5;margin-left:20px}.property-facts{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid #ffffff40;border-bottom:1px solid #ffffff40;padding:35px 0;gap:20px}.property-facts strong{font:38px Georgia,serif;display:block;color:var(--gold)}.property-facts span{font-size:11px;text-transform:uppercase;letter-spacing:1.5px}@media(max-width:760px){.brand{font-size:14px;letter-spacing:1.4px}.property-facts{grid-template-columns:1fr 1fr;gap:30px}.listing-price{font-size:36px}.listing-price span{display:block;margin:12px 0}.hero h1{font-size:59px}}
.gallery{padding:0 7% 90px}.gallery h2{margin:20px 0}.gallery>div>p:last-child{font-size:13px}.gallery-track{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;gap:24px;padding:35px 0 22px;margin-bottom:12px}.gallery-item{flex:0 0 370px;scroll-snap-align:start;border:0;padding:0;background:none;text-align:left;color:var(--ink)}.gallery-item img{width:100%;aspect-ratio:4/3;object-fit:cover;display:block}.gallery-item span{display:block;font-size:10px;letter-spacing:1.3px;margin-top:12px;text-transform:uppercase}#image-viewer{padding:65px 4% 25px;text-align:center}#image-viewer img{width:100%;height:calc(100% - 50px);object-fit:contain}#image-caption{margin:15px auto;font-size:12px}#image-close{position:absolute;right:4%;top:12px;background:none;color:white;border:1px solid #fff6;padding:10px 20px}@media(max-width:760px){.gallery{padding:0 6% 60px}.gallery-item{flex-basis:85%}.gallery-track{gap:16px}}
@media(max-width:760px){.hero h1{font-size:52px}.hero-image{object-position:60% center}}
/* Requested correction: compact navigation and real, silent hero footage. */
#menu[hidden]{display:none}#menu{position:absolute;z-index:10;top:86px;right:4%;width:225px;background:#f2f0e9;color:#171b18;border:1px solid #c3c3b7;box-shadow:0 12px 30px #0002;padding:8px 16px}#menu nav{display:flex;flex-direction:column}#menu nav a{font:14px Arial,sans-serif;padding:12px 4px;border-bottom:1px solid #d6d6cc}#menu nav a:last-child{border-bottom:0}.hero-video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center;aspect-ratio:auto}.hero-copy{align-self:end;text-align:left;width:100%;padding:0 7% 110px}.hero h1{font-size:clamp(56px,6.2vw,95px);letter-spacing:-3px}.hero-sub{margin:0 0 24px}.hero-shade{background:linear-gradient(180deg,#0004,transparent 28%,#0001 40%,#000a)}#hero-toggle{color:white;border:1px solid #fff9;background:#14201970;font:11px Arial,sans-serif;letter-spacing:1px;padding:10px 16px;min-height:44px}.hero-bottom{align-items:center}@media(max-width:760px){#menu{top:77px;right:6%;width:200px;padding:6px 14px}#menu nav a{padding:11px 4px;font-size:13px}.hero-copy{padding:0 6% 120px}.hero h1{font-size:47px;letter-spacing:-1.8px;margin:16px 0}.hero-sub{font-size:12px}.hero .eyebrow{font-size:8px;max-width:250px}.hero-video{object-position:52% center}.hero-bottom{gap:12px}.hero-bottom span{max-width:190px}#hero-toggle{white-space:nowrap;font-size:10px;padding:10px}.hero .outline{padding:12px 18px}}
.ad-controls{display:flex;align-items:center;gap:12px;flex-wrap:wrap;padding:16px 0}.ad-controls button{background:var(--ink);border:1px solid var(--ink);color:white;padding:10px 18px;min-height:44px;font-size:12px}.ad-controls span{font-size:11px;color:#50584f}
/* Background-motion accessibility control lives in navigation, not over the film. */
#menu #hero-toggle{display:block;width:100%;text-align:left;color:#50584f;background:none;border:0;border-top:1px solid #d6d6cc;padding:13px 4px;font:11px Arial,sans-serif;letter-spacing:0;min-height:44px}
/* Audit correction: each room view occupies a complete landscape frame. */
.story{grid-template-columns:1.15fr 1fr;gap:30px;padding:55px 7% 65px;align-items:start}.story-heading{grid-column:1 / -1;display:grid;grid-template-columns:1.15fr 1fr;column-gap:50px;padding-bottom:10px}.story-heading .eyebrow{grid-column:1 / -1}.story-heading h2{font-size:clamp(40px,4vw,60px);margin:15px 0}.story-heading p:last-child{align-self:center;max-width:500px}.living{grid-column:1;grid-row:auto;margin:0;align-self:start}.kitchen{grid-column:2;margin:0;border:0;align-self:start}.living img,.kitchen img{aspect-ratio:3/2;object-fit:contain;background:#e8e5dd}.gallery h2{font-size:clamp(40px,4vw,60px)}.gallery{padding-bottom:65px}.approach{padding:65px 9%}.approach h2{font-size:54px;margin:20px 0 35px}.inquiry{padding:70px 9%}.agent-strip{display:flex;align-items:center;justify-content:space-between;gap:35px;padding:45px 7%;background:var(--ink);color:var(--paper)}.agent-strip h2{font-size:40px;letter-spacing:-1px;margin-top:12px}.agent-strip p{font-size:12px}.agent-strip .text-link{white-space:nowrap;margin:0}header{position:fixed;background:rgba(12,18,14,.6);backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px);padding:14px 4%;padding-top:calc(14px + env(safe-area-inset-top));z-index:15;min-height:72px}#menu{position:fixed;top:calc(75px + env(safe-area-inset-top));z-index:16}html{scroll-padding-top:95px}.hero h1{margin-bottom:24px}.hero-copy{padding-bottom:120px}@media(max-width:760px){header{padding:10px 6%;padding-top:calc(10px + env(safe-area-inset-top));min-height:65px}#menu{top:calc(68px + env(safe-area-inset-top))}.story{display:grid;grid-template-columns:1fr;padding:35px 6% 45px;gap:25px}.story-heading{display:block;grid-column:1;padding:0}.story-heading h2{font-size:40px}.living,.kitchen{grid-column:1;margin:0;border:0}.living img,.kitchen img{aspect-ratio:3/2}.gallery{padding-bottom:45px}.approach{padding:45px 6%}.approach h2{font-size:40px}.inquiry{padding:45px 6%}.agent-strip{padding:35px 6%;align-items:flex-start;flex-direction:column;gap:20px}.hero h1{font-size:62px}.hero-copy{padding-bottom:120px}}
header .logo-brand{display:block;line-height:0}header .logo-brand img{display:block;width:152px;height:76px;object-fit:contain}header{padding-top:env(safe-area-inset-top);padding-bottom:0;min-height:76px}#menu{top:calc(80px + env(safe-area-inset-top))}@media(max-width:760px){header .logo-brand img{width:132px;height:66px}header{min-height:66px;padding-top:env(safe-area-inset-top);padding-bottom:0}#menu{top:calc(70px + env(safe-area-inset-top))}}

/* Transparent over the hero at the top; readable translucent surface after scroll. */
header{background:transparent;backdrop-filter:none;-webkit-backdrop-filter:none;transition:background-color 200ms ease-out}
header.is-scrolled{background:rgba(12,18,14,.6);backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px)}
@media(prefers-reduced-motion:reduce){header{transition:none}}

.office-view{grid-column:1;margin-top:25px}.office-view img{aspect-ratio:3/2;object-fit:contain;background:#e8e5dd}.office-copy{grid-column:2;align-self:center;max-width:400px;padding:25px 0 25px 25px}.office-copy h3{font-size:clamp(36px,3.5vw,52px);margin:20px 0}.office-copy>p:last-of-type{font-size:14px}@media(max-width:760px){.office-view{grid-column:1;margin-top:10px}.office-copy{grid-column:1;padding:0 0 15px;max-width:none}.office-copy h3{font-size:38px;margin:15px 0}}

/* Small, consistent corner radius; CTA labels use text without decorative arrows. */
.outline,.button,#menu-open,#hero-toggle,#image-close{border-radius:8px}
.button{justify-content:center}
.outline:active,.button:active{opacity:.8}

/* Compact dropdown: reversible motion anchored beneath the trigger. */
#menu{border-radius:16px;opacity:1;transform:translateY(0) scale(1);transform-origin:top right;visibility:visible;transition:opacity 200ms var(--ease-out),transform 200ms var(--ease-out),visibility 0s}
#menu[hidden]{display:block;opacity:0;transform:translateY(-6px) scale(.97);visibility:hidden;pointer-events:none;transition:opacity 200ms var(--ease-out),transform 200ms var(--ease-out),visibility 0s 200ms}
@media(prefers-reduced-motion:reduce){#menu,#menu[hidden]{transform:none;transition:opacity 150ms var(--ease-out),visibility 0s}#menu[hidden]{transition:opacity 150ms var(--ease-out),visibility 0s 150ms}}

/* Warm translucent dropdown surface; dark labels remain readable over footage. */
#menu{background:rgba(242,240,233,.78);backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px)}
#menu #hero-toggle{color:#374034}

/* Discreet motion settings, separate from property navigation. */
#accessibility-open{position:fixed;right:16px;bottom:calc(16px + env(safe-area-inset-bottom));z-index:17;min-height:44px;padding:10px 16px;border:1px solid #ffffff50;border-radius:24px;background:rgba(20,27,23,.88);color:#fff;font:12px Arial,sans-serif;box-shadow:0 2px 12px #0002}
#accessibility-panel{position:fixed;z-index:18;right:16px;bottom:calc(70px + env(safe-area-inset-bottom));width:min(290px,calc(100vw - 32px));padding:22px;border-radius:16px;background:rgba(242,240,233,.94);backdrop-filter:blur(12px);-webkit-backdrop-filter:blur(12px);box-shadow:0 8px 30px #0003;color:var(--ink)}
#accessibility-panel[hidden]{display:none}#accessibility-panel h2{font:24px Georgia,serif;letter-spacing:0;margin:0 0 10px}#accessibility-panel p{font-size:12px;margin:0 0 14px}#accessibility-panel #hero-toggle{width:100%;min-height:44px;background:var(--ink);color:#fff;border:0;border-radius:8px;letter-spacing:0;font:12px Arial,sans-serif}#accessibility-close{display:block;margin:10px 0 0 auto;min-height:44px;padding:8px 12px;border:0;background:none;color:var(--ink);font-size:12px;border-radius:8px}
@media(max-width:760px){#accessibility-panel{top:calc(82px + env(safe-area-inset-top));bottom:auto}}