@font-face{font-family:Barlow Condensed;font-style:normal;font-display:swap;font-weight:600;src:url(/assets/barlow-condensed-latin-600-normal-DepVgxBB.woff2) format("woff2"),url(/assets/barlow-condensed-latin-600-normal-BFJEwTuo.woff) format("woff")}@font-face{font-family:Barlow Condensed;font-style:normal;font-display:swap;font-weight:700;src:url(/assets/barlow-condensed-latin-700-normal-v1xN8_Wq.woff2) format("woff2"),url(/assets/barlow-condensed-latin-700-normal-Dmwat-ge.woff) format("woff")}@layer theme{:root,:host{--font-sans:-apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, "Helvetica Neue", "Noto Sans", Arial, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji";--font-mono:ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace;--spacing:.25rem;--default-font-family:var(--font-sans);--default-mono-font-family:var(--font-mono);--font-display:"Barlow Condensed", "Arial Narrow", sans-serif}}@layer base{*,:after,:before,::backdrop{box-sizing:border-box;border:0 solid;margin:0;padding:0}::file-selector-button{box-sizing:border-box;border:0 solid;margin:0;padding:0}html,:host{-webkit-text-size-adjust:100%;tab-size:4;line-height:1.5;font-family:var(--default-font-family,-apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, "Helvetica Neue", "Noto Sans", Arial, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji");font-feature-settings:var(--default-font-feature-settings,normal);font-variation-settings:var(--default-font-variation-settings,normal);-webkit-tap-highlight-color:transparent}hr{height:0;color:inherit;border-top-width:1px}abbr:where([title]){-webkit-text-decoration:underline dotted;text-decoration:underline dotted}h1,h2,h3,h4,h5,h6{font-size:inherit;font-weight:inherit}a{color:inherit;-webkit-text-decoration:inherit;text-decoration:inherit}b,strong{font-weight:bolder}code,kbd,samp,pre{font-family:var(--default-mono-font-family,ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace);font-feature-settings:var(--default-mono-font-feature-settings,normal);font-variation-settings:var(--default-mono-font-variation-settings,normal);font-size:1em}small{font-size:80%}sub,sup{vertical-align:baseline;font-size:75%;line-height:0;position:relative}sub{bottom:-.25em}sup{top:-.5em}table{text-indent:0;border-color:inherit;border-collapse:collapse}:-moz-focusring:where(:not(iframe)){outline:auto}progress{vertical-align:baseline}summary{display:list-item}ol,ul,menu{list-style:none}img,svg,video,canvas,audio,iframe,embed,object{vertical-align:middle;display:block}img,video{max-width:100%;height:auto}button,input,select,optgroup,textarea{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}::file-selector-button{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}:where(select:is([multiple],[size])) optgroup{font-weight:bolder}:where(select:is([multiple],[size])) optgroup option{padding-inline-start:20px}::file-selector-button{margin-inline-end:4px}::placeholder{opacity:1}@supports (not ((-webkit-appearance:-apple-pay-button))) or (contain-intrinsic-size:1px){::placeholder{color:currentColor}@supports (color:color-mix(in lab,red,red)){::placeholder{color:color-mix(in oklab,currentcolor 50%,transparent)}}}textarea{resize:vertical}::-webkit-search-decoration{-webkit-appearance:none}::-webkit-date-and-time-value{min-height:1lh;text-align:inherit}::-webkit-datetime-edit{display:inline-flex}::-webkit-datetime-edit-fields-wrapper{padding:0}::-webkit-datetime-edit{padding-block:0}::-webkit-datetime-edit-year-field{padding-block:0}::-webkit-datetime-edit-month-field{padding-block:0}::-webkit-datetime-edit-day-field{padding-block:0}::-webkit-datetime-edit-hour-field{padding-block:0}::-webkit-datetime-edit-minute-field{padding-block:0}::-webkit-datetime-edit-second-field{padding-block:0}::-webkit-datetime-edit-millisecond-field{padding-block:0}::-webkit-datetime-edit-meridiem-field{padding-block:0}::-webkit-calendar-picker-indicator{line-height:1}:-moz-ui-invalid{box-shadow:none}button,input:where([type=button],[type=reset],[type=submit]){appearance:button}::file-selector-button{appearance:button}::-webkit-inner-spin-button{height:auto}::-webkit-outer-spin-button{height:auto}[hidden]:where(:not([hidden=until-found])){display:none!important}}@layer components;@layer utilities{.absolute{position:absolute}.flex{display:flex}.flex-wrap{flex-wrap:wrap}.gap-6{gap:calc(var(--spacing) * 6)}}:root{color:#252821;font-synthesis:none;text-rendering:optimizelegibility;-webkit-font-smoothing:antialiased;background:#f4f2eb;font-family:Arial,Helvetica,sans-serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:120px}body{margin:0}::selection{color:#252821;background:#d4dbab}a{color:inherit;text-decoration:none}button,input,textarea,select{font:inherit}button,a,input,textarea,select{-webkit-tap-highlight-color:transparent}:focus-visible{outline-offset:5px;outline:3px solid #877147}p{color:#5a5e53;margin:0 0 20px;line-height:1.7}h1,h2,h3{margin:0;font-weight:600}h1,h2,.service h3,.asset-grid h3{font-family:var(--font-display)}h2{letter-spacing:-.02em;margin-bottom:28px;font-size:clamp(40px,4.3vw,64px);line-height:1.03}h3{margin-bottom:15px;font-size:20px;line-height:1.2}.shell{width:min(1280px,100% - 112px);margin-inline:auto}.section{padding-block:104px}.eyebrow,.edition,.index-label,.drawing-caption,.fee-strip,.footer-bottom{letter-spacing:.12em;font-family:Arial,sans-serif;font-size:11px;font-weight:600}.eyebrow{color:inherit;margin-bottom:26px}.lead{font-size:18px;line-height:1.65}.button{cursor:pointer;border:1px solid #0000;justify-content:space-between;align-items:center;gap:28px;min-height:50px;padding:15px 23px;font-size:14px;font-weight:600;transition:background .15s,color .15s;display:inline-flex}.button span,.text-link span{font-size:21px;line-height:1}.button-dark{color:#fff;background:#252821}.button-dark:hover{background:#4d5640}.button-outline{border-color:#9b9e91}.button-outline:hover{background:#e5e6da}.text-link{border-bottom:1px solid #949887;justify-content:space-between;align-items:center;gap:25px;min-height:44px;padding-block:9px;font-size:14px;font-weight:600;display:inline-flex}.text-link:hover{color:#596840;border-color:currentColor}.site-header{z-index:20;background:#f4f2eb;border-bottom:1px solid #d9dacf;position:sticky;top:0}.header-inner{align-items:center;gap:30px;height:99px;display:flex}.brand{flex-direction:column;flex-shrink:0;display:inline-flex}.brand strong{font-family:var(--font-display);letter-spacing:-.025em;font-size:41px;font-weight:700;line-height:.9}.brand strong span{color:#858c6c;padding-left:4px}.brand>span{letter-spacing:.16em;margin-top:8px;font-size:9px;font-weight:700}.navigation{align-items:center;gap:25px;margin-left:auto;display:flex}.navigation a{padding-block:15px;font-size:12px;font-weight:600}.navigation a:hover{text-underline-offset:6px;text-decoration:underline}.header-actions{order:2}.header-cta{gap:20px;padding-inline:17px;font-size:12px}.menu-toggle{display:none}.skip-link{z-index:40;color:#fff;background:#252821;padding:15px;position:fixed;top:-100px;left:20px}.skip-link:focus{top:10px}.hero{padding:46px 0 34px;overflow:hidden}.hero-topline{justify-content:space-between;align-items:baseline;display:flex}.hero-topline .eyebrow{margin-bottom:25px}.edition{color:#6c7063;font-size:10px}.hero h1{letter-spacing:-.035em;font-size:clamp(100px,15.2vw,218px);font-weight:700;line-height:.93}.hero h1>span{color:#7b8464}.hero-grid{grid-template-columns:1fr 1.1fr;align-items:center;gap:45px;display:grid}.hero-copy{padding-top:36px}.hero-copy .lead{max-width:510px}.hero-buttons{flex-wrap:wrap;gap:12px;margin:28px 0;display:flex}.region{gap:10px;max-width:400px;margin-bottom:0;font-size:12px;display:flex}.region span{color:#596840;font-size:20px}.hero-art{color:#626b50}.industrial-drawing{width:100%;height:auto;display:block}.drawing-caption{border-top:1px solid #bfc3b1;justify-content:space-between;padding-top:13px;font-size:8px;display:flex}.fee-strip{letter-spacing:.06em;background:#e7e9dc;padding-block:22px;display:block}.fee-strip .shell{justify-content:space-between;align-items:center;gap:20px;display:flex}.fee-strip strong{letter-spacing:0;font-size:13px}.fee-minimum{letter-spacing:0;font-size:12px;font-weight:400}.fee-strip:hover{background:#dadfca}.section-intro{grid-template-columns:1fr 2.15fr;gap:50px;margin-bottom:45px;display:grid}.section-intro .eyebrow{padding-top:10px}.section-intro .lead{max-width:720px}.services-grid{border-top:1px solid #bfc2b5;grid-template-columns:repeat(3,1fr);display:grid}.service{flex-direction:column;padding:30px 30px 0;scroll-margin-top:120px;display:flex}.service:first-child{padding-left:0}.service:last-child{padding-right:0}.service+.service{border-left:1px solid #d6d8cb}.index-label{color:#6b7557;margin-bottom:35px;display:block}.service h3{max-width:290px;min-height:80px;font-size:38px;line-height:1.05}.service p{font-size:15px}.service .text-link{margin-top:auto}.operators-section{background:#e9e9e0}.operator-list{grid-template-columns:repeat(4,1fr);gap:0 28px;margin:0 0 50px;padding:0;list-style:none;display:grid}.operator-list li{border-top:1px solid #c4c7b9;gap:12px;padding-block:20px;font-size:14px;display:flex}.operator-list span{color:#727b5b}.asset-grid{border-top:1px solid #bfc2b5;grid-template-columns:1fr 2.15fr;gap:50px;padding-top:35px;display:grid}.asset-grid h3{font-size:29px}.asset-grid ul{color:#565c4c;grid-template-columns:repeat(3,1fr);gap:15px 30px;margin:0;padding:0;font-size:13px;list-style:none;display:grid}.why-grid,.fees-grid,.philosophy-grid,.buildings-grid,.contact-grid{grid-template-columns:1fr 1fr;gap:90px;display:grid}.why-grid .lead{max-width:430px}.principles article{border-top:1px solid #c5c8bb;gap:25px;padding-block:23px;display:flex}.principles article:first-child{border-top:0;padding-top:0}.principles p{margin-bottom:0;font-size:15px}.principles .index-label{padding-top:4px}.fees-section{color:#f4f2eb;background:#292d25}.fees-section p{color:#c0c6b5}.fees-section .eyebrow{color:#b4bf9a}.fees-section .text-link:hover{color:#d6e6b3}.fees-grid{align-items:center}.fees-grid>div:first-child>p:not(.eyebrow){max-width:470px}.fee-display{border-left:1px solid #5b6250;padding-left:70px}.fee-number{font-family:var(--font-display);color:#dce4c9;letter-spacing:-.04em;font-size:210px;font-weight:600;line-height:.9}.fee-number span{vertical-align:top;margin-left:10px;font-size:95px;line-height:1.5}.fee-display h3{margin-top:25px;font-size:23px}.fee-display .minimum{font-size:16px}.fee-display .fee-note{border-top:1px solid #5b6250;margin-top:28px;padding-top:25px;font-size:13px;line-height:1.7}.steps-grid{grid-template-columns:repeat(4,1fr);gap:32px;margin:0;padding:0;list-style:none;display:grid}.steps-grid li{border-top:1px solid #aab09e;padding-top:25px}.step-number{font-family:var(--font-display);color:#818b6b;margin-bottom:22px;font-size:54px;display:block}.steps-grid h3{min-height:50px}.steps-grid p{font-size:14px}.philosophy-section{background:#e9e9e0}.diligence-list{margin:35px 0 0;padding:0;list-style:none}.diligence-list li{border-bottom:1px solid #c8cbbe;gap:15px;padding-block:12px;font-size:14px;display:flex}.diligence-list span{color:#6a7553}.philosophy-copy{padding-top:52px}.buildings-grid{align-items:center}.building-art{color:#626c50;background:#e6e8db;padding:30px}.building-art .eyebrow{font-size:9px}.building-art .drawing-caption{gap:10px;font-size:7px}.buildings-grid p:not(.eyebrow){font-size:15px}.buildings-grid .building-note{font-size:13px}.about-section{border-top:1px solid #cdd0c1}.about-section .section-intro{margin-bottom:0}.founder{margin-top:85px;font-size:14px}.founder strong{color:#252821}.contact-section{background:#e0e4d3}.contact-grid{gap:100px}.contact-grid h1,.contact-grid h2{font-family:var(--font-display);letter-spacing:-.02em;margin-bottom:25px;font-size:clamp(46px,5vw,70px);line-height:1}.contact-location{margin-top:45px;font-size:14px}.form-grid{grid-template-columns:1fr 1fr;gap:20px;display:grid}.contact-form label{font-size:12px;font-weight:600;display:block}.required{color:#606954;font-size:10px;font-weight:400}input,select,textarea{color:#252821;background:#f3f4ec;border:1px solid #aeb6a0;border-radius:0;width:100%;min-height:47px;margin-top:9px;padding:12px;font-size:16px}textarea{resize:vertical}.contact-form>label{margin-top:22px}.form-note{margin:16px 0;font-size:12px}.form-note a{text-underline-offset:3px;text-decoration:underline}.form-status{margin:14px 0 0;font-size:14px}.inquiry-preview{margin-top:20px}.inquiry-preview .text-link{margin-right:15px}.footer{color:#f4f2eb;background:#252821;padding:58px 0 25px}.footer-top{grid-template-columns:1.2fr 1.4fr 1fr;align-items:start;gap:35px;display:grid}.footer-top p,.footer-top a:not(.brand){color:#c7cabb;margin-bottom:4px;font-size:13px}.footer nav{justify-content:flex-end;gap:24px;display:flex}.footer nav a{align-items:center;min-height:44px;display:inline-flex}.footer a:hover{color:#e0e7cf}.disclaimer{color:#b7beaa;max-width:1000px;margin:45px 0 30px;font-size:12px;line-height:1.8}.footer-bottom{color:#afb79f;border-top:1px solid #515847;justify-content:space-between;padding-top:20px;font-size:10px;display:flex}.legal-page{max-width:840px;padding-block:80px 110px}.legal-page h1{font-size:clamp(56px,7vw,90px);line-height:1}.legal-date{margin-top:20px;font-size:13px}.legal-page section{margin-top:38px}.legal-page h2{letter-spacing:0;margin-bottom:13px;font-family:Arial,sans-serif;font-size:22px;line-height:1.3}.legal-page p a{overflow-wrap:anywhere;text-decoration:underline}@media(min-width:1600px){.hero{padding-top:65px}}@media(max-width:1099px){.shell{width:calc(100% - 64px)}.header-inner{justify-content:space-between;height:88px}.header-actions{align-items:center;gap:20px;display:flex}.menu-toggle{cursor:pointer;background:0 0;border:0;min-height:48px;font-size:14px;display:block}.navigation{background:#f4f2eb;border-bottom:1px solid #bfc2b5;padding:18px 32px 25px;display:none;position:absolute;top:88px;left:0;right:0}.navigation.is-open{flex-direction:column;align-items:stretch;gap:0;display:flex}.navigation a{min-height:50px;font-size:16px}.section{padding-block:75px}.hero-grid{gap:20px}.hero-copy .lead{font-size:16px}.edition{font-size:8px}.service{padding-inline:20px}.service h3{font-size:33px}.section-intro{grid-template-columns:1fr 2fr;gap:30px}.why-grid,.fees-grid,.philosophy-grid,.buildings-grid,.contact-grid{gap:45px}.fee-display{padding-left:40px}.steps-grid{grid-template-columns:repeat(2,1fr)}.steps-grid h3{min-height:0}.operator-list,.asset-grid ul{grid-template-columns:repeat(2,1fr)}.contact-grid{grid-template-columns:.8fr 1.2fr}.footer-top{grid-template-columns:1fr 1fr}.footer nav{grid-column:1/-1;justify-content:flex-start}.building-art{padding:20px}}@media(max-width:700px){html{scroll-padding-top:100px}.shell{width:calc(100% - 40px)}.section{padding-block:60px}.header-inner{gap:10px;height:80px}.brand strong{font-size:33px}.brand>span{font-size:7px}.header-actions{gap:8px}.header-cta{gap:12px;min-height:44px;padding:10px 12px;font-size:11px}.header-cta span{display:none}.menu-toggle{padding:8px;font-size:12px}.navigation{padding-inline:20px;top:80px}.hero{padding-top:33px}.hero-topline .eyebrow{margin-bottom:24px;font-size:9px}.edition{display:none}.hero h1{white-space:nowrap;font-size:clamp(54px,17.3vw,120px)}.hero-grid{grid-template-columns:1fr;gap:15px}.hero-copy{padding-top:24px}.hero-copy .lead{font-size:16px}.hero-art{width:100%;max-width:480px;margin-inline:auto}.hero-buttons{margin-block:23px}.hero-buttons .button{flex:1;gap:10px;padding-inline:15px;font-size:13px}.region{max-width:340px}.fee-strip .shell{flex-direction:column;align-items:flex-start;gap:10px}.fee-strip .shell>span:first-child{font-size:9px}.fee-strip strong{font-size:12px}.fee-minimum{font-size:11px}.section-intro,.asset-grid,.why-grid,.fees-grid,.philosophy-grid,.buildings-grid,.contact-grid{grid-template-columns:1fr;gap:25px}.section-intro{margin-bottom:25px}.section-intro .eyebrow{margin-bottom:0;padding-top:0}.lead{font-size:17px}.services-grid{grid-template-columns:1fr}.service,.service:first-child,.service:last-child{padding:27px 0 30px}.service+.service{border-top:1px solid #bfc2b5;border-left:0}.service h3{max-width:none;min-height:0;font-size:36px}.service .index-label{margin-bottom:17px}.service .text-link{align-self:flex-start}.operator-list{gap:0 20px;margin-bottom:30px}.operator-list li{gap:8px;padding-block:16px;font-size:12px}.asset-grid{gap:10px}.asset-grid ul{gap:14px 20px;font-size:12px}.principles{margin-top:20px}.fee-display{border-top:1px solid #5b6250;border-left:0;margin-top:12px;padding:35px 0 0}.fee-number{font-size:170px}.fee-number span{font-size:75px}.steps-grid{grid-template-columns:1fr;gap:10px}.steps-grid li{grid-template-columns:50px 1fr;gap:0 18px;display:grid}.step-number{grid-row:1/3;font-size:40px}.steps-grid p{grid-column:2}.philosophy-copy{padding-top:5px}.building-art{order:2;margin-top:20px}.founder{margin-top:20px}.about-section .section-intro>div:first-child{justify-content:space-between;align-items:baseline;gap:15px;display:flex}.about-section .founder{margin:0 0 10px;font-size:12px}.contact-grid{gap:30px}.contact-location{margin-top:22px}.form-grid{gap:18px 14px}.form-grid label:last-child{grid-column:1/-1}.contact-form .button{width:100%}.footer-top{grid-template-columns:1fr;gap:25px}.footer-top p,.footer-top a:not(.brand),.disclaimer{font-size:14px}.footer-bottom{gap:20px;font-size:9px}.legal-page{padding-block:55px 70px}.legal-page h2{font-size:21px}}@media(max-width:360px){.form-grid{grid-template-columns:1fr}.fee-strip strong{font-size:11px}.fee-minimum{font-size:10px}.header-cta{padding-inline:8px}.header-actions{gap:0}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,:before,:after{transition:none!important}}
