:root{
  --cream:#F6F1E9;
  --paper:#FBF8F3;
  --ink:#1B1714;
  --ink-soft:#4F4740;
  --muted:#6E655C;
  --line:#DDD3C5;
  --red:#8C0D12;
  --red-dark:#6E0A0E;
  --charcoal:#201C19;
  --font-display:'Cormorant Garamond','Georgia',serif;
  --font-caps:'Cinzel','Georgia',serif;
  --font-body:'Work Sans','Helvetica Neue',sans-serif;
  --text-xs:clamp(.75rem,.72rem + .15vw,.8125rem);
  --text-sm:clamp(.875rem,.85rem + .12vw,.9375rem);
  --text-base:clamp(1rem,.97rem + .15vw,1.0625rem);
  --text-lg:clamp(1.25rem,1.15rem + .4vw,1.5rem);
  --text-xl:clamp(2rem,1.6rem + 1.6vw,3rem);
  --text-hero:clamp(2.75rem,1.8rem + 4vw,5.25rem);
  --section:clamp(4.5rem,9vw,8.5rem);
  --radius:2px;
  --header-h:76px;
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:var(--header-h)}
body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--font-body);font-size:var(--text-base);line-height:1.65;-webkit-font-smoothing:antialiased}
img{display:block;max-width:100%;height:auto}
figure{margin:0}
a{color:inherit}
h1,h2,h3{margin:0;font-weight:600;letter-spacing:-.01em}
h1,h2{font-family:var(--font-display);line-height:1.08}
h2{font-size:var(--text-xl)}
h3{font-family:var(--font-body);font-size:var(--text-lg);font-weight:500;line-height:1.3;letter-spacing:-.005em}
p{margin:0}
.wrap{width:min(1200px,100% - 2*clamp(1.25rem,4vw,3rem));margin-inline:auto}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
.skip{position:absolute;left:-999px;top:0;background:var(--ink);color:#fff;padding:.5rem 1rem;z-index:100}
.skip:focus{left:1rem;top:1rem}
:focus-visible{outline:2px solid var(--red);outline-offset:3px}

/* eyebrow */
.eyebrow{display:flex;align-items:center;gap:.85rem;font-family:var(--font-caps);font-size:var(--text-xs);letter-spacing:.22em;text-transform:uppercase;color:var(--red);margin-bottom:1.25rem;font-weight:600}
.eyebrow .rule{display:inline-block;width:2.25rem;height:1.5px;background:currentColor}
.eyebrow.light{color:#E7B9B0}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5rem;background:var(--red);color:#fff;text-decoration:none;font-family:var(--font-body);font-weight:500;font-size:var(--text-sm);letter-spacing:.02em;padding:.95rem 1.6rem;border:0;border-radius:var(--radius);cursor:pointer;transition:background .2s ease,transform .2s ease}
.btn:hover{background:var(--red-dark)}
.btn:active{transform:translateY(1px)}
.btn-small{padding:.6rem 1.1rem}
.link-arrow{font-size:var(--text-sm);font-weight:500;text-decoration:none;border-bottom:1px solid var(--line);padding-bottom:.2rem;transition:border-color .2s}
.link-arrow:hover{border-color:var(--red)}

/* header */
.site-header{position:sticky;top:0;z-index:50;background:rgba(251,248,243,.92);backdrop-filter:saturate(1.2) blur(10px);-webkit-backdrop-filter:saturate(1.2) blur(10px);border-bottom:1px solid transparent;transition:border-color .2s}
.site-header.scrolled{border-color:var(--line)}
.header-inner{display:flex;align-items:center;justify-content:space-between;height:var(--header-h)}
.brand{display:flex;align-items:center;gap:.8rem;text-decoration:none}
.brand img{width:68px;height:auto}
.brand-text{display:flex;flex-direction:column;line-height:1}
.brand-name{font-family:var(--font-caps);font-weight:600;font-size:1.15rem;letter-spacing:.06em;text-transform:uppercase}
.brand-sub{font-family:var(--font-caps);font-size:.66rem;letter-spacing:.42em;text-transform:uppercase;color:var(--red);margin-top:.35rem}
.nav ul{list-style:none;margin:0;padding:0;display:flex;align-items:center;gap:2rem}
.nav a:not(.btn){text-decoration:none;font-size:var(--text-sm);font-weight:500;color:var(--ink-soft);transition:color .2s}
.nav a:not(.btn):hover{color:var(--red)}
.nav-toggle{display:none;background:none;border:0;width:44px;height:44px;cursor:pointer;position:relative}
.nav-toggle span:not(.sr){position:absolute;left:11px;right:11px;height:1.5px;background:var(--ink);transition:transform .25s}
.nav-toggle span:nth-child(1){top:17px}
.nav-toggle span:nth-child(2){top:26px}
.nav-toggle[aria-expanded="true"] span:nth-child(1){transform:translateY(4.5px) rotate(45deg)}
.nav-toggle[aria-expanded="true"] span:nth-child(2){transform:translateY(-4.5px) rotate(-45deg)}

/* hero */
.hero{padding:clamp(2.5rem,6vw,5rem) 0 clamp(3.5rem,7vw,6rem)}
.hero-grid{display:grid;grid-template-columns:1fr 1.15fr;gap:clamp(2rem,5vw,4.5rem);align-items:center}
.hero h1{font-size:var(--text-hero);line-height:1.02;letter-spacing:-.02em}
.hero h1 em{font-style:italic;font-weight:500;color:var(--red)}
.lede{margin-top:1.5rem;font-size:clamp(1.05rem,1rem + .3vw,1.2rem);color:var(--ink-soft);max-width:34rem}
.hero-actions{display:flex;flex-wrap:wrap;align-items:center;gap:1.25rem 2rem;margin-top:2.25rem}
.hero-media{position:relative}
.hero-media img{width:100%;aspect-ratio:4/3.4;object-fit:cover;border-radius:var(--radius)}
.hero-media::before{content:"";position:absolute;inset:auto auto -14px -14px;width:42%;height:42%;border-left:1.5px solid var(--red);border-bottom:1.5px solid var(--red);pointer-events:none}

/* pillars */
.pillars{background:var(--cream);border-block:1px solid var(--line)}
.pillars-grid{display:grid;grid-template-columns:repeat(3,1fr)}
.pillars-grid>div{padding:clamp(2rem,4vw,3rem) clamp(1rem,3vw,2.5rem)}
.pillars-grid>div+div{border-left:1px solid var(--line)}
.pillars-grid>div:first-child{padding-left:0}
.pillar-title{font-family:var(--font-display);font-size:1.6rem;font-weight:600;margin-bottom:.6rem}
.pillars p{color:var(--ink-soft);font-size:var(--text-sm);max-width:30ch}

/* sections */
.section{padding-block:var(--section)}
.section-head{max-width:46rem;margin-bottom:clamp(2.5rem,5vw,4rem)}
.section-intro{margin-top:1.25rem;color:var(--ink-soft);max-width:40rem}

/* services */
.services{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line)}
.services li{padding:2.25rem 2rem 2.5rem 0;border-bottom:1px solid var(--line)}
.services li:not(:nth-child(3n+1)){padding-left:2rem;border-left:1px solid var(--line)}
.services .num{display:block;font-family:var(--font-caps);font-size:var(--text-xs);letter-spacing:.2em;color:var(--red);margin-bottom:1.1rem}
.services h3{margin-bottom:.7rem}
.services p{color:var(--ink-soft);font-size:var(--text-sm)}

/* river */
.river{position:relative;min-height:clamp(340px,52vw,600px);overflow:hidden;display:grid}
.river img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.river-overlay{position:relative;display:flex;align-items:flex-end;padding-block:clamp(2.5rem,6vw,5rem);background:linear-gradient(to top,rgba(20,16,13,.72),rgba(20,16,13,.08) 65%)}
.river-quote{font-family:var(--font-display);font-style:italic;font-weight:500;color:#fff;font-size:clamp(1.9rem,1.3rem + 2.6vw,3.6rem);line-height:1.1;max-width:20ch}

/* approach */
.approach-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2.5rem,6vw,6rem);align-items:center}
.approach-media img{width:100%;aspect-ratio:4/5;object-fit:cover;border-radius:var(--radius)}
.steps{list-style:none;margin:2.5rem 0 0;padding:0;counter-reset:step}
.steps li{counter-increment:step;position:relative;padding:0 0 2rem 3.75rem}
.steps li:last-child{padding-bottom:0}
.steps li::before{content:counter(step);position:absolute;left:0;top:-.15rem;width:2.4rem;height:2.4rem;border:1.5px solid var(--red);border-radius:50%;display:grid;place-items:center;font-family:var(--font-display);font-size:1.25rem;font-weight:600;color:var(--red)}
.steps li:not(:last-child)::after{content:"";position:absolute;left:1.2rem;top:2.6rem;bottom:.4rem;width:1px;background:var(--line)}
.steps h3{margin-bottom:.4rem}
.steps p{color:var(--ink-soft);font-size:var(--text-sm)}

/* residents */
.residents{background:var(--charcoal);color:#EDE6DC}
.residents-grid{display:grid;grid-template-columns:1.2fr .8fr;gap:clamp(2.5rem,6vw,6rem);align-items:center}
.residents h2{color:#fff;margin-bottom:1.25rem}
.residents-copy>p{color:#CFC6BA;max-width:36rem}
.checks{list-style:none;margin:1.5rem 0 2rem;padding:0}
.checks li{position:relative;padding:.85rem 0 .85rem 2rem;border-bottom:1px solid rgba(255,255,255,.12)}
.checks li::before{content:"";position:absolute;left:0;top:1.35rem;width:.9rem;height:1.5px;background:#E07A70}
.note{font-size:var(--text-sm);color:#B9AFA3!important}
.note a{color:#fff;text-underline-offset:3px}
.residents-media img{width:100%;aspect-ratio:2/3;object-fit:cover;border-radius:var(--radius)}

/* contact */
.contact{background:var(--cream)}
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2.5rem,6vw,6rem);align-items:start}
.contact-copy p:not(.eyebrow){margin-top:1.25rem;color:var(--ink-soft);max-width:30rem}
.email-link{display:inline-block;margin-top:2rem;font-family:var(--font-display);font-size:clamp(1.4rem,1.1rem + 1.2vw,2.1rem);font-weight:600;color:var(--red);text-decoration:none;border-bottom:1.5px solid currentColor;padding-bottom:.15rem;overflow-wrap:anywhere}
.email-link:hover{color:var(--red-dark)}
.contact-form{background:var(--paper);border:1px solid var(--line);padding:clamp(1.5rem,3.5vw,2.5rem);border-radius:var(--radius)}
.field{margin:0 0 1.25rem;border:0;padding:0}
.field label,.field legend{display:block;font-size:var(--text-sm);font-weight:500;margin-bottom:.45rem;padding:0}
.field input[type=text],.field input[type=email],.field textarea{width:100%;font:inherit;font-size:var(--text-base);color:var(--ink);background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:.75rem .9rem;transition:border-color .2s}
.field input:focus,.field textarea:focus{outline:none;border-color:var(--red);box-shadow:0 0 0 3px rgba(140,13,18,.12)}
.field textarea{resize:vertical;min-height:7.5rem}
.choices{display:flex;flex-wrap:wrap;gap:.6rem 1.4rem}
.choices label{display:flex;align-items:center;gap:.45rem;font-weight:400;margin:0;cursor:pointer}
.choices input{accent-color:var(--red);width:1rem;height:1rem;margin:0}
.form-error{color:var(--red);font-size:var(--text-sm);margin-bottom:1rem}
.form-hint{margin-top:1rem;font-size:var(--text-xs);color:var(--muted)}
.contact-form .btn{width:100%}

/* footer */
.site-footer{background:var(--paper);border-top:1px solid var(--line);padding-block:3rem}
.footer-inner{display:flex;align-items:center;justify-content:space-between;gap:2rem;flex-wrap:wrap}
.footer-logo{width:170px}
.footer-meta{text-align:right;font-size:var(--text-xs);color:var(--muted);display:grid;gap:.35rem}
.footer-meta a{color:var(--ink);text-decoration:none;font-weight:500;font-size:var(--text-sm)}
.footer-meta a:hover{color:var(--red)}

/* responsive */
@media (max-width:960px){
  .hero-grid,.approach-grid,.residents-grid,.contact-grid{grid-template-columns:1fr}
  .hero-media{order:-1}
  .hero-media img{aspect-ratio:16/10}
  .approach-media img{aspect-ratio:16/10}
  .residents-media{max-width:420px}
  .residents-media img{aspect-ratio:4/3}
  .services{grid-template-columns:repeat(2,1fr)}
  .services li,.services li:not(:nth-child(3n+1)){padding:2rem 1.5rem 2.25rem 0;border-left:0}
  .services li:nth-child(even){padding-left:1.5rem;border-left:1px solid var(--line)}
}
@media (max-width:760px){
  .nav-toggle{display:block}
  .nav ul{position:absolute;top:var(--header-h);left:0;right:0;flex-direction:column;align-items:stretch;gap:0;background:var(--paper);border-bottom:1px solid var(--line);padding:.5rem 1.25rem 1.25rem;display:none}
  .nav ul.open{display:flex}
  .nav li a:not(.btn){display:block;padding:.9rem 0;border-bottom:1px solid var(--line);font-size:var(--text-base)}
  .nav li .btn{margin-top:1rem;width:100%}
  .pillars-grid{grid-template-columns:1fr}
  .pillars-grid>div{padding:1.75rem 0}
  .pillars-grid>div+div{border-left:0;border-top:1px solid var(--line)}
  .pillars p{max-width:none}
  .services{grid-template-columns:1fr}
  .services li,.services li:nth-child(even),.services li:not(:nth-child(3n+1)){padding:1.75rem 0;border-left:0}
  .footer-inner{flex-direction:column;align-items:flex-start}
  .footer-meta{text-align:left}
}
@media (max-width:420px){
  .brand img{width:54px}
  .brand-name{font-size:1rem}
  .brand-sub{font-size:.6rem;letter-spacing:.34em}
  .hero-media::before{display:none}
}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
.privacy-note{font-size:var(--text-xs);color:var(--muted)}