@import url('https://fonts.googleapis.com/css2?family=Barlow+Condensed:wght@500;600;700&family=DM+Sans:wght@400;500;600;700&display=swap');
:root{--black:#090909;--ink:#171717;--paper:#f5f5f2;--copper:#bd8754;--muted:#a9a9a6}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:95px}body{margin:0;background:var(--black);color:#fafaf7;font-family:'DM Sans',Arial,sans-serif;font-size:16px;line-height:1.65}a{color:inherit;text-decoration:none}button{font:inherit;cursor:pointer}button,a,summary{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid var(--copper);outline-offset:6px}header{height:105px;padding:0 5%;display:flex;align-items:center;gap:35px;border-bottom:1px solid #292929;background:#000}header nav{display:flex;gap:30px;margin-left:auto;font-size:14px}header nav a{color:#cececb}header nav a:hover{color:white}.brand{display:block;width:190px;flex-shrink:0}.logo-window{position:relative;display:block;width:190px;height:78px;overflow:hidden}.logo-window img{position:absolute;width:190px;height:auto;top:-38px}.button{background:var(--copper);color:#0b0b0b;border:1px solid var(--copper);padding:15px 22px;display:inline-flex;align-items:center;justify-content:space-between;gap:30px;font-weight:600;font-size:14px;transition:background .2s}.button:hover{background:#d7a677}.button span{font-size:21px;line-height:1}.header-cta{padding:11px 18px;margin-left:10px}.menu{display:none}.hero{display:grid;grid-template-columns:1fr 1fr;min-height:710px}.hero-copy{padding:64px 6% 24px 10%;display:flex;flex-direction:column}.eyebrow{font-size:12px;letter-spacing:2px;font-weight:600;color:var(--copper);margin:0 0 25px;line-height:1.5}.small-line{display:inline-block;width:23px;height:1px;background:var(--copper);vertical-align:middle;margin-right:10px}h1,h2,h3,p,figure{margin-top:0}h1,h2{font-family:'Barlow Condensed','Arial 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.large-copy{font-size:25px;color:var(--ink);line-height:1.5}.dark{color:var(--ink);margin-top:10px}.sip-section{display:grid;grid-template-columns:1fr 1fr;gap:8%;background:#151615}.panel-photo{margin:0;display:flex;flex-direction:column;justify-content:center}.panel-photo img{width:100%;height:600px;object-fit:cover;filter:saturate(.8)}.panel-photo figcaption{font-size:12px;color:#a4a4a0;margin-top:12px}.sip-copy>p{color:#b5b5b0}.sip-copy>.eyebrow{color:var(--copper)}.benefit{display:flex;gap:22px;border-top:1px solid #3b3b38;padding-top:22px;margin-top:22px}.benefit>span{color:var(--copper);font-size:13px}.benefit h3{font-size:17px;line-height:1.4;margin-bottom:8px}.benefit p{font-size:14px;line-height:1.75;color:#b5b5b0;margin:0}.fine{font-size:12px;line-height:1.8;margin:25px 0 0}.section-head{display:flex;justify-content:space-between;align-items:end;gap:35px}.section-head>p{font-size:15px;color:#aaa}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:55px;margin-top:35px}.step-number{display:flex;align-items:center;gap:25px;color:var(--copper);font-size:15px}.step-number i{height:1px;background:#3b3b36;flex:1}.steps h3{font-size:23px;font-weight:500;letter-spacing:-.5px;margin:25px 0 12px}.steps p{font-size:15px;color:#aaa}.area{background:#ad7848;color:#0a0a09;text-align:center;padding-top:75px;padding-bottom:75px}.area .eyebrow{color:#222}.area p:not(.eyebrow){max-width:530px;margin:0 auto 30px}.area-tag{font-size:12px;letter-spacing:1.7px;border-top:1px solid #785434;padding-top:20px;display:inline-block}.faq{background:var(--paper);color:var(--ink);display:grid;grid-template-columns:.85fr 1.15fr;gap:80px}.faq>div>p{color:#63635e}.faq>div>.eyebrow{color:#85572e}details{border-bottom:1px solid #d0d0cb}summary{cursor:pointer;font-size:17px;font-weight:500;list-style:none;display:flex;align-items:center;justify-content:space-between;gap:25px;padding:23px 0}summary::-webkit-details-marker{display:none}summary:after{content:'+';font-size:24px;font-weight:400;color:#80532e}details[open] summary:after{content:'−'}details p{font-size:15px;line-height:1.9;color:#5b5b56;padding-right:25px}.contact{display:flex;justify-content:space-between;gap:45px;align-items:center}.contact p:not(.eyebrow){color:#b3b3b0}.contact-action p{font-size:13px;margin:18px 0 0}.contact-action .button{min-width:260px}footer{background:#000;border-top:1px solid #292929;padding:40px 7% 25px}.footer-top{display:flex;align-items:center;gap:65px;padding-bottom:35px}.footer-top p{font-size:14px;color:#aaa;line-height:1.5;margin:0}.footer-top>a:last-child{margin-left:auto;font-size:13px}.footer-bottom{border-top:1px solid #262626;padding-top:23px;display:flex;justify-content:space-between;gap:20px;font-size:12px;color:#aaa}.footer-bottom button{background:none;border:0;color:inherit;padding:0;font-size:12px}#credits{font-size:12px;color:#aaa;margin-top:30px;max-width:900px}#credits a{text-decoration:underline}dialog{background:#f5f5f2;color:#161616;border:0;padding:50px;max-width:540px;width:calc(100% - 36px)}dialog::backdrop{background:#000b}dialog h2{font-size:44px}dialog .eyebrow{color:#85572e}dialog p{font-size:16px}dialog .close{position:absolute;right:16px;top:10px;background:none;border:0;font-size:30px}.skip{position:absolute;left:15px;top:-80px;background:white;color:black;padding:10px;z-index:10}.skip:focus{top:10px}@media(min-width:1600px){.hero-copy{padding-top:90px}.hero{min-height:820px}}@media(max-width:1050px){header{gap:15px;padding:0 4%}header nav{gap:17px}header .brand,header .logo-window{width:160px}header .logo-window img{width:160px;top:-30px}.header-cta{display:none}.hero-copy{padding-top:50px;padding-left:8%}h1{font-size:75px}.hero-foot{flex-direction:column;gap:0}.section{padding:75px 6%}.sip-section{gap:6%}.panel-photo img{height:570px}.faq{gap:40px}.steps{gap:30px}}@media(max-width:700px){html{scroll-padding-top:75px}header{height:85px;padding:0 6%;position:relative;z-index:3;justify-content:space-between}header nav{display:none;position:absolute;top:85px;left:0;right:0;padding:22px 6%;background:#111;border-top:1px solid #333;flex-direction:column}header nav.open{display:flex}.menu{display:flex;gap:25px;background:transparent;color:#eee;border:1px solid #484848;padding:8px 13px;font-size:14px}.hero{grid-template-columns:1fr}.hero-copy{padding:42px 6% 30px}.eyebrow{font-size:10px;letter-spacing:1.5px}h1{font-size:clamp(61px,15vw,91px);line-height:1.03}.lede{font-size:16px;max-width:450px}.hero-actions{gap:20px}.hero-foot{flex-direction:row;padding-top:38px;font-size:11px}.hero-foot span:first-child{font-size:9px}.hero-image{height:420px;min-height:0}.hero-image>img{object-position:50% 60%}.image-label{bottom:65px;left:6%}.image-label b{font-size:35px}.hero-image figcaption{left:6%;font-size:11px}.principles{gap:15px;padding:20px 6%;justify-content:flex-start;flex-wrap:wrap;font-size:12px}.principles span:before{margin-right:8px}.section{padding:60px 6%}.intro,.sip-section,.faq{grid-template-columns:1fr;gap:25px}h2{font-size:49px}.intro-copy .large-copy{font-size:22px}.panel-photo img{height:360px}.sip-copy{padding-top:15px}.section-head{display:block}.steps{grid-template-columns:1fr;gap:20px;margin-top:25px}.steps h3{margin-top:17px}.area h2{font-size:46px}.faq{gap:5px}.contact{display:block}.contact-action{margin-top:30px}.footer-top{gap:20px;flex-wrap:wrap}.footer-top p{font-size:12px}.footer-top>a:last-child{margin-left:0}.footer-bottom{flex-direction:column;gap:10px;align-items:flex-start}dialog{padding:40px 25px}.button{min-height:48px}summary{font-size:16px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

.services{background:#1c1c1a}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0;margin-top:35px;border-top:1px solid #44443e}.service-grid article{padding:32px 30px 0 0}.service-grid article+article{border-left:1px solid #44443e;padding-left:30px}.service-grid article>span{font-size:11px;letter-spacing:1.5px;color:var(--copper)}.service-grid h3{font-size:24px;line-height:1.25;font-weight:500;margin:23px 0 15px}.service-grid p{font-size:15px;color:#b8b8b2}.service-grid a{margin-top:10px}@media(max-width:700px){.service-grid{grid-template-columns:1fr}.service-grid article,.service-grid article+article{padding:28px 0;border-left:0;border-bottom:1px solid #44443e}}

.brand,.logo-window{width:180px}.logo-window{height:100px}.logo-window img{width:180px;top:-40px}@media(max-width:1050px){header .logo-window{height:85px}header .logo-window img{top:-35px}}
@media(max-width:1050px){header .logo-window img{width:140px;top:-27px;left:0}header .logo-window{height:83px}}

.service-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.other-services{max-width:680px;color:#b8b8b2;font-size:14px;margin:35px 0 0}.hero h1{font-size:clamp(58px,5.8vw,92px)}@media(max-width:700px){.service-grid{grid-template-columns:1fr}.hero h1{font-size:clamp(45px,11.8vw,78px)}}

.ownership{font-weight:600;color:#f5f5f2;font-size:15px;margin:0 0 20px}.ownership span{display:block;font-weight:400;font-size:12px;color:#bdbdb7;margin-top:2px}.tero-status{font-size:14px;color:#d3b394}

/* Clear reading and navigation on phones and larger screens. */
body{font-size:20px;line-height:1.65;color:#fafaf7}h1,h2,h3{font-family:'DM Sans',Arial,sans-serif;letter-spacing:-.025em;line-height:1.18}h2{font-size:clamp(32px,3.7vw,48px)}header{height:auto;min-height:112px;flex-wrap:wrap;padding:8px 5%;gap:22px}header nav{gap:10px;display:flex}header nav a{font-size:20px;color:#fafaf7;padding:12px 10px;min-height:52px;text-decoration:underline;text-underline-offset:5px}.header-cta{font-size:20px;margin-left:0}.button{font-size:20px;min-height:56px;padding:15px 20px;gap:15px;font-weight:700}.hero{min-height:0}.hero-copy{padding:50px 8% 45px 10%}.hero h1{font-size:clamp(38px,4.5vw,64px)}.eyebrow{font-size:18px!important;letter-spacing:0;line-height:1.5;margin-bottom:20px;color:#d7a677}.small-line{display:none}.ownership{font-size:22px;line-height:1.5}.ownership span{font-size:20px;color:#ddd}.lede{font-size:22px;color:#ddd;max-width:34ch;line-height:1.6}.hero-image{min-height:580px}.hero-image figcaption{font-size:18px;left:0;bottom:0;padding:16px 20px;background:#000e;width:100%;color:#fff}.text-link{font-size:20px;min-height:52px;align-items:center;text-decoration:underline;text-underline-offset:5px;border:0}.section{padding:64px 7%}.service-grid h3{font-size:28px;margin-top:0}.service-grid p,.other-services,.sip-copy>p,.benefit p,.steps p,details p,.contact p:not(.eyebrow){font-size:20px;color:#deded9}.service-grid article{padding-top:28px}.other-services{max-width:65ch}.sip-section{gap:6%;align-items:center}.panel-photo img{height:440px}.panel-photo figcaption{font-size:18px;color:#ddd}.sip-points{padding-left:26px}.sip-points li{margin:12px 0}.faq{gap:40px}.faq summary{font-size:22px;font-weight:600;line-height:1.45;min-height:64px}.faq details p{color:#393935;line-height:1.65;padding-right:0}.faq>div>p{font-size:20px;color:#393935}.contact-action p{font-size:20px}.contact>div{min-width:0}.footer-top{gap:28px;flex-wrap:wrap}.footer-top>a:last-child,.footer-bottom,.footer-bottom button,#credits{font-size:18px;line-height:1.65;color:#ddd}.footer-bottom{flex-wrap:wrap}.footer-bottom button,.footer-top>a:last-child{min-height:48px;text-decoration:underline}.footer-bottom button{text-align:left}#credits p{font-size:18px}.skip{font-size:20px}.contact-action .button{min-width:0}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid #e8b983;outline-offset:4px}
@media(max-width:1100px){header .header-cta{display:none}header nav{margin-left:auto}.hero-copy{padding-left:8%}.hero-image{min-height:580px}.contact{align-items:flex-start;flex-direction:column}.contact-action{margin-top:0}}
@media(max-width:700px){header{position:relative;padding:6px 6% 14px;gap:0;justify-content:center}header .brand{margin:auto}header nav,header nav.open{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));position:static;width:100%;margin:0;padding:0;gap:8px;background:transparent;border:0}header nav a{font-size:20px;text-align:center;background:#202020;border:1px solid #555;padding:10px;min-height:52px;text-decoration:none}.hero-copy{padding:32px 6%}.hero h1{font-size:38px}.hero-image{height:300px;min-height:300px}.lede{font-size:20px}.section{padding:45px 6%}.service-grid article,.service-grid article+article{padding:25px 0}.sip-section,.faq{grid-template-columns:1fr;gap:25px}.panel-photo img{height:300px}.faq summary{font-size:20px}.contact-action{margin-top:20px}.footer-bottom{align-items:flex-start}h2{font-size:32px}footer{padding:25px 6%}.footer-top>a:last-child{margin-left:auto}.hero-actions .button{width:100%;justify-content:center}}