:root{--ink:#151c17;--paper:#f7f8f3;--white:#fff;--lime:#d8ed9c;--muted:#586159;--line:#d7dcd3;--dark-line:#3d453d;--gutter:clamp(24px,5vw,88px);--font:"Manrope","Segoe UI",Arial,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:94px}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--font);font-size:16px;line-height:1.65;-webkit-font-smoothing:antialiased}button,a,input{font:inherit}a{color:inherit}button{cursor:pointer}img{display:block;max-width:100%}button:focus-visible,a:focus-visible,summary:focus-visible,[tabindex]:focus-visible{outline:3px solid #6a8d35;outline-offset:6px}h1,h2,h3,p,figure{margin:0}h1,h2,h3{font-weight:500;line-height:1.08;letter-spacing:-.055em}h2{font-size:clamp(2.5rem,4.8vw,5.1rem)}p+p{margin-top:20px}p{max-width:75ch}a{text-underline-offset:5px}[hidden]{display:none!important}.section{padding:100px var(--gutter);max-width:1800px;margin:auto}.eyebrow,.section-meta,.small-number,.tab-number,.location-strip,.image-label{font-size:.78rem;font-weight:650;letter-spacing:.11em;text-transform:uppercase}.eyebrow{display:flex;align-items:center;gap:16px;line-height:1.5}.short-rule{height:1px;width:38px;background:currentColor;display:inline-block}.section-top{display:flex;justify-content:space-between;align-items:center;gap:24px;margin-bottom:62px}.section-meta{color:var(--muted);font-weight:500}.lead{font-size:clamp(1.22rem,1.75vw,1.6rem);line-height:1.5;letter-spacing:-.025em}.text-link{display:inline-flex;align-items:center;gap:28px;margin-top:24px;text-decoration:none;border-bottom:1px solid currentColor;padding-bottom:7px;font-size:.94rem;font-weight:650}.text-link span{font-size:1.2rem}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:38px;padding:17px 22px;text-decoration:none;font-size:.94rem;font-weight:700;border:1px solid transparent;transition:background .2s,transform .2s}.button:hover{transform:translateY(-2px)}.button-lime{background:var(--lime);color:var(--ink)}.button-lime:hover{background:#e6f7bb}.button span{font-size:1.2rem}.skip-link{position:fixed;left:16px;top:-100px;z-index:50;padding:12px;background:white;color:var(--ink)}.skip-link:focus{top:16px}
.site-header{height:90px;background:var(--ink);color:#fff;display:flex;align-items:center;justify-content:space-between;padding:0 var(--gutter);gap:32px;border-bottom:1px solid #3c443b;position:relative;z-index:5}.wordmark{display:flex;gap:15px;align-items:center;text-decoration:none;font-size:.87rem;font-weight:800;line-height:1.2;letter-spacing:.12em;flex-shrink:0}.brand-mark{display:flex;align-items:center;justify-content:center;width:43px;height:43px;border:1px solid #899382;font-size:1.15rem;font-weight:500;letter-spacing:-.09em}.brand-mark>span{font-size:.8rem;align-self:flex-start;margin-top:5px;letter-spacing:0}.site-header nav{display:flex;gap:30px}.site-header nav a{font-size:.86rem;text-decoration:none;color:#dbe0d7}.site-header nav a:hover{color:var(--lime)}.nav-cta{display:flex;align-items:center;gap:28px;text-decoration:none;font-size:.86rem;border-bottom:1px solid #7c8973;padding-bottom:7px;color:var(--lime)}
.hero{min-height:720px;height:min(860px,calc(100svh - 90px));position:relative;overflow:hidden;color:white;background:#343d30;isolation:isolate}.hero-image{width:100%;height:100%;object-fit:cover;position:absolute;inset:0;z-index:-3;object-position:center 51%}.hero-scrim{position:absolute;inset:0;z-index:-2;background:linear-gradient(90deg,rgba(12,24,17,.78),rgba(12,24,17,.3) 63%,rgba(12,24,17,.09)),linear-gradient(0deg,rgba(10,21,14,.7),transparent 42%)}.hero-content{padding:clamp(75px,10vh,125px) var(--gutter) 135px;max-width:1400px}.hero .eyebrow{color:#e3edcf;margin-bottom:35px}.hero h1{font-size:clamp(3.3rem,6.6vw,7.6rem);font-weight:500;line-height:1.03;letter-spacing:-.065em}.hero h1 span{color:#e3edcc}.hero-description{max-width:580px;margin-top:30px;color:#f1f3ed;font-size:1.06rem;line-height:1.7}.hero .button{margin-top:35px}.hero-bottom{position:absolute;bottom:27px;left:var(--gutter);right:var(--gutter);display:flex;align-items:center;justify-content:space-between;gap:20px}.image-label{font-size:.75rem;font-weight:500;letter-spacing:.055em;border-left:2px solid var(--lime);padding:4px 12px;max-width:520px}.scroll-link{display:flex;gap:20px;align-items:center;font-size:.83rem;text-decoration:none}.location-strip{display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;border-bottom:1px solid var(--line);padding:24px var(--gutter);font-size:.72rem;letter-spacing:.08em;background:#eaf0df}.location-strip>span:first-child{font-weight:800}.intro-grid{display:grid;grid-template-columns:1fr 1fr;gap:10%}.intro-copy>p:not(.lead){color:var(--muted);font-size:1.03rem}.thesis-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:48px;margin-top:78px}.thesis-grid article{border-top:1px solid var(--line);padding-top:22px}.small-number{color:#64784b;font-variant-numeric:tabular-nums}.thesis-grid h3{font-size:1.5rem;letter-spacing:-.035em;margin:22px 0 14px}.thesis-grid p{font-size:.96rem;color:var(--muted)}
.visions{background:var(--ink);color:var(--paper)}.visions-intro{padding-bottom:0}.visions .section-meta{color:#b9c2b2}.vision-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:50px}.vision-heading>p{max-width:365px;color:#c4cbbf;font-size:1.05rem;padding-bottom:5px}.concept-disclosure{margin-top:35px;max-width:950px;color:#b4bfaa;font-size:.85rem;line-height:1.65}.vision-tabs{display:grid;grid-template-columns:repeat(3,1fr);margin-top:48px;border-top:1px solid var(--dark-line)}.vision-tab{background:transparent;color:#c8cebf;border:0;border-bottom:3px solid transparent;display:flex;align-items:flex-start;gap:18px;text-align:left;padding:25px 20px 24px 0;min-width:0;transition:background .2s,color .2s}.vision-tab+.vision-tab{padding-left:22px;border-left:1px solid var(--dark-line)}.vision-tab[aria-selected="true"]{color:var(--lime);border-bottom-color:var(--lime)}.vision-tab:hover{background:#222b21;color:#ecf7d7}.tab-number{font-size:.76rem;padding-top:3px;letter-spacing:.04em}.tab-name{font-size:clamp(.95rem,1.3vw,1.15rem);font-weight:600;line-height:1.4}.tab-name small{display:block;color:#a8b39f;font-size:.82rem;font-weight:400;margin-top:7px}.tab-arrow{margin-left:auto;font-size:1.35rem;opacity:0}.vision-tab[aria-selected="true"] .tab-arrow{opacity:1}.vision-panel{animation:panel-enter .5s ease}.vision-figure{position:relative;max-width:1800px;margin:auto;overflow:hidden;background:#35422c}.vision-figure>img{width:100%;height:clamp(420px,52vw,780px);object-fit:cover;object-position:center}.vision-figure figcaption{display:flex;justify-content:space-between;gap:25px;position:absolute;left:var(--gutter);right:var(--gutter);bottom:25px;font-size:.82rem;font-weight:550;z-index:2;pointer-events:none}.vision-figure::after{content:"";position:absolute;bottom:0;left:0;right:0;height:120px;background:linear-gradient(transparent,rgba(8,16,10,.78));pointer-events:none}.expand-image{position:absolute;right:var(--gutter);top:25px;padding:11px 16px;border:1px solid #ffffff66;background:#18251bbd;backdrop-filter:blur(12px);color:white;font-size:.8rem;display:flex;gap:24px;align-items:center}.expand-image:hover{background:#18251b}.expand-image span{font-size:1.2rem}.vision-detail{display:grid;grid-template-columns:1fr 1fr;gap:10%;padding-top:60px;padding-bottom:48px}.vision-detail .eyebrow{color:var(--lime);margin-bottom:23px}.vision-detail h3{font-size:clamp(2rem,3.6vw,3.9rem)}.vision-narrative>p:not(.lead){color:#bfc7b7;font-size:1rem}.vision-narrative dl{margin:30px 0 0;font-size:.88rem}.vision-narrative dl>div{display:grid;grid-template-columns:140px 1fr;gap:24px;border-top:1px solid var(--dark-line);padding:13px 0}.vision-narrative dt{color:#a8b49d}.vision-narrative dd{margin:0;color:#eef1e9}.vision-footnote{border-top:1px solid var(--dark-line);font-size:.8rem;color:#adb9a4;padding-top:22px;padding-bottom:23px}
.property-grid{display:grid;grid-template-columns:1fr .9fr;gap:9%;align-items:start}.property-copy .lead{margin-top:34px}.property-copy>p:not(.lead){color:var(--muted)}.property-copy>p.source-note{font-size:.89rem;line-height:1.7}.acreage{margin:42px 0 24px;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:25px 0;display:grid;gap:17px}.acreage strong{font-size:clamp(3.6rem,6vw,6rem);line-height:1;letter-spacing:-.065em;font-weight:500}.acreage strong span{font-size:1.4rem;letter-spacing:0;margin-left:12px}.acreage>span{font-size:.86rem;color:var(--muted);line-height:1.65}.acreage b{font-size:.78rem;font-weight:500}.property-map{padding:18px;background:#e9ede4;max-width:550px;margin-left:auto}.map-image-button{border:0;background:transparent;display:block;padding:0;width:100%;cursor:zoom-in}.property-map img{width:100%;height:auto}.property-map figcaption{font-size:.78rem;color:#4d5947;line-height:1.7;margin-top:14px}.property-context{display:grid;grid-template-columns:1fr 1.35fr;gap:10%;margin-top:100px;border-top:1px solid var(--line);padding-top:52px}.context-heading h3{font-size:2rem;line-height:1.2;margin-top:24px}.context-items details{border-bottom:1px solid var(--line)}.context-items summary{list-style:none;display:flex;align-items:center;gap:20px;cursor:pointer;padding:22px 0;font-size:1.02rem;font-weight:600;line-height:1.4}.context-items summary::-webkit-details-marker{display:none}.context-items summary>span:first-child{font-size:.75rem;color:#6e7e5c;font-weight:500}.details-symbol{margin-left:auto;font-size:1.4rem;font-weight:400;transition:transform .2s}.context-items details[open] .details-symbol{transform:rotate(45deg)}.detail-body{padding:0 10px 24px 39px;color:var(--muted);font-size:.94rem}.detail-body .text-link{font-size:.85rem}.materials{display:grid;grid-template-columns:1fr 1fr;gap:10%;border-top:1px solid var(--line);padding-top:70px;padding-bottom:80px}.materials h2{font-size:clamp(2.5rem,4vw,4rem);margin:22px 0}.materials p:not(.eyebrow){color:var(--muted)}.document-links a{padding:22px 0;display:flex;align-items:center;justify-content:space-between;gap:24px;text-decoration:none;border-bottom:1px solid var(--line);font-size:1.3rem;letter-spacing:-.035em}.document-links a:first-child{border-top:1px solid var(--line)}.document-links a:hover{color:#5a742f}.document-links small{display:block;color:var(--muted);font-size:.72rem;letter-spacing:.1em;margin-bottom:5px}.document-links a>span:last-child{font-size:1.65rem}
.process{background:var(--ink);color:var(--paper);max-width:none}.process .section-meta{color:#b6c0ac}.process .eyebrow{color:var(--lime)}.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:10%}.contact-grid h2{font-size:clamp(3.2rem,6vw,6.5rem)}.contact-grid>div>p:not(.lead){color:#bec8b4}.contact-grid .button{margin-top:27px}.process-steps{list-style:none;padding:0;margin:72px 0 0;display:grid;grid-template-columns:repeat(3,1fr);gap:45px}.process-steps li{border-top:1px solid var(--dark-line);padding-top:22px}.process-steps li>span{font-size:.78rem;color:var(--lime);display:block;margin-bottom:20px}.process-steps strong{font-weight:600;font-size:1.05rem}.process-steps p{font-size:.9rem;color:#b8c2ae;margin-top:8px;max-width:35ch}.site-footer{padding:45px var(--gutter);display:grid;grid-template-columns:.8fr 1fr 1.5fr;gap:40px;align-items:start;background:#0e140f;color:#bac4b0;font-size:.76rem;line-height:1.7}.footer-brand{font-size:1rem;letter-spacing:.1em;line-height:1.3;font-weight:650;text-decoration:none;color:#e7eddf}.footer-brand span{color:var(--lime);margin-left:10px}.site-footer p+p{margin-top:8px}.footer-note{max-width:65ch;color:#a8b29f}
.image-dialog{width:min(96vw,1600px);max-width:none;max-height:96svh;padding:0;background:#101810;color:white;border:1px solid #59664e;overflow:auto}.image-dialog::backdrop{background:#061008eb;backdrop-filter:blur(8px)}.dialog-close{position:sticky;top:0;z-index:2;float:right;background:#152016;color:white;border:0;border-left:1px solid #57654a;border-bottom:1px solid #57654a;padding:10px 20px;display:flex;gap:30px;align-items:center}.dialog-close span{font-size:1.8rem;line-height:1}.dialog-image-wrap{clear:both;display:flex;justify-content:center;background:#101810}.dialog-image-wrap img{width:auto;max-width:100%;max-height:77svh;object-fit:contain}.image-dialog>p{padding:18px 25px;font-size:.87rem;max-width:100%;color:#d5decf}.no-scroll{overflow:hidden}@keyframes panel-enter{from{opacity:.35;transform:translateY(8px)}to{opacity:1;transform:translateY(0)}}
@media(min-width:1800px){.hero-content{margin:auto;max-width:1800px}.hero h1{font-size:7.6rem}.location-strip{justify-content:center;gap:100px}.contact-grid,.process-steps,.process>.section-top{max-width:1624px;margin-left:auto;margin-right:auto}}
@media(max-width:1050px){.site-header nav{gap:18px}.nav-cta{font-size:.78rem;gap:15px}.site-header{gap:20px;height:80px}.hero{height:auto;min-height:700px}.hero h1{font-size:clamp(3.2rem,7.5vw,6rem)}.hero-content{padding-top:90px}.section{padding-top:76px;padding-bottom:76px}.visions-intro{padding-bottom:0}.vision-detail{padding-top:45px;padding-bottom:40px}.vision-footnote{padding-top:20px;padding-bottom:20px}.thesis-grid{gap:30px}.vision-tab{gap:12px}.tab-arrow{display:none}.tab-name{font-size:.96rem}.vision-narrative dl>div{grid-template-columns:110px 1fr;gap:16px}.property-grid{gap:7%}.site-footer{grid-template-columns:1fr 1fr}.footer-note{grid-column:1/-1;max-width:90ch}.vision-heading{gap:30px}.vision-heading>p{max-width:300px;font-size:.96rem}}
@media(max-width:760px){html{scroll-padding-top:20px}.site-header{height:76px}.site-header nav{display:none}.wordmark{font-size:.75rem;gap:12px}.brand-mark{width:37px;height:37px}.nav-cta{font-size:.75rem;gap:13px}.hero{min-height:700px}.hero-content{padding-top:75px;padding-bottom:155px}.hero h1{font-size:clamp(2.9rem,8.6vw,4.7rem);letter-spacing:-.065em}.hero-description{max-width:450px;font-size:1rem}.hero .eyebrow{font-size:.72rem;letter-spacing:.06em;gap:10px}.hero-bottom{align-items:flex-start;flex-direction:column;gap:20px}.image-label{font-size:.69rem;max-width:85%;line-height:1.5}.scroll-link{font-size:.75rem}.location-strip{display:grid;grid-template-columns:1fr 1fr;gap:12px 25px;font-size:.65rem;line-height:1.5}.section-top{margin-bottom:36px}.section-meta{display:none}.intro-grid,.vision-detail,.property-grid,.property-context,.materials,.contact-grid{grid-template-columns:1fr;gap:32px}.intro-copy{max-width:620px}.intro-grid h2{font-size:3.2rem}.thesis-grid{margin-top:48px;grid-template-columns:1fr;gap:24px}.thesis-grid article{display:grid;grid-template-columns:25px 1fr;gap:0 18px}.thesis-grid h3{margin:0 0 12px;font-size:1.4rem}.thesis-grid p{grid-column:2}.small-number{padding-top:4px}.vision-heading{display:block}.vision-heading>p{max-width:500px;margin-top:22px}.concept-disclosure{font-size:.8rem;margin-top:24px}.vision-tabs{margin-top:30px;display:flex;overflow-x:auto;scrollbar-width:thin;scrollbar-color:#879874 #222b21}.vision-tab{min-width:225px;padding-top:20px;padding-bottom:20px;gap:12px}.vision-tab+.vision-tab{padding-left:18px}.tab-name{font-size:.95rem}.tab-name small{font-size:.76rem}.vision-figure>img{height:420px;object-position:center}.vision-figure figcaption{bottom:18px;font-size:.72rem;line-height:1.5;flex-direction:column;gap:3px}.expand-image{right:20px;top:18px;font-size:.75rem;padding:8px 12px;gap:12px}.vision-detail h3{font-size:2.65rem}.vision-detail .eyebrow{margin-bottom:18px}.vision-footnote{font-size:.76rem}.vision-narrative dl>div{grid-template-columns:120px 1fr}.property-map{max-width:100%;margin:12px 0 0;padding:16px}.property-copy h2{font-size:3rem}.acreage{margin-top:30px}.property-context{margin-top:55px;padding-top:36px}.context-heading h3{margin-top:18px}.detail-body{padding-left:0}.context-items summary{font-size:.94rem;gap:12px}.materials{padding-top:45px;padding-bottom:55px}.materials h2{margin-top:15px}.process-steps{grid-template-columns:1fr;gap:28px;margin-top:50px}.process-steps li{display:grid;grid-template-columns:25px 1fr;gap:0 18px}.process-steps li>span{margin-bottom:0;padding-top:3px}.process-steps p{grid-column:2;max-width:100%}.contact-grid h2{font-size:3.6rem}.site-footer{grid-template-columns:1fr;gap:25px;padding-top:35px;padding-bottom:35px}.footer-note{grid-column:auto}.image-dialog{width:96vw}.dialog-image-wrap img{max-height:73svh}.image-dialog>p{padding:15px;font-size:.8rem}}
.location-strip,.image-label,.tab-number,.document-links small,.context-items summary>span:first-child{font-size:.75rem}.site-header nav a{font-size:.875rem}.thesis-grid p,.detail-body,.process-steps p{font-size:1rem}
@media(max-width:760px){.vision-tabs{display:grid;grid-template-columns:1fr;overflow:visible}.vision-tab,.vision-tab+.vision-tab{width:100%;min-width:0;padding:16px 0;border-left:0;border-bottom:1px solid var(--dark-line);align-items:center}.vision-tab[aria-selected="true"]{border-bottom-color:var(--lime)}.tab-name{font-size:1rem}.tab-name small{font-size:.875rem;margin-top:3px}.tab-arrow{display:block}.hero .eyebrow,.scroll-link,.vision-figure figcaption{font-size:.75rem}.location-strip{font-size:.75rem;letter-spacing:.04em}.hero h1{font-size:clamp(2.75rem,8.6vw,4.7rem)}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{animation:none!important;transition:none!important}}
@media print{.site-header,.hero,.location-strip,.vision-tabs,.expand-image,.process,.site-footer,.image-dialog,.skip-link{display:none!important}body{color:#111;background:white;font-size:11pt}.section{padding:24px 0}.section-top{margin-bottom:20px}.visions{background:white;color:#111}.visions p,.visions dd,.visions dt{color:#333!important}.vision-panel[hidden]{display:block!important}.vision-panel{break-inside:avoid}.vision-figure>img{height:260px}.vision-figure figcaption{color:#111;position:static;padding:8px}.vision-figure::after{display:none}.vision-detail{padding:20px 0}.vision-detail h3{font-size:24pt}.property-map{max-width:350px}.button{display:none}h2{font-size:28pt}.property-context{margin-top:30px}.context-items details .detail-body{display:block}.section-meta{display:none}.materials{break-inside:avoid}}