:root{--ink:var(--brand-secondary);--ink-2:color-mix(in srgb, var(--brand-secondary) 85%, white);--teal:var(--brand-primary);--teal-deep:color-mix(in srgb, var(--brand-primary) 80%, black);--teal-glass:var(--header-bg);--mist:var(--neutral-200);--mist-2:var(--bg-subtle);--bone:var(--neutral-100);--white:var(--bg-page);--text:var(--text-primary);--text-2:var(--text-secondary);--text-3:var(--text-muted);--line:var(--border-default);--line-dark:color-mix(in srgb, var(--text-on-dark) 18%, transparent);--danger:var(--color-error);--danger-soft:color-mix(in srgb, var(--color-error) 10%, white);--sans:var(--font-heading);--serif:var(--font-body);--track:var(--letter-spacing-heading);--track-wide:calc(var(--letter-spacing-heading) * 2.25);--fs-md:calc((var(--fs-sm) + var(--fs-base)) / 2);--h-display:clamp(var(--fs-2xl), 1.6rem + 4.4vw, var(--fs-display));--h-1:clamp(var(--fs-xl), 1.4rem + 2.6vw, var(--fs-4xl));--h-2:clamp(var(--fs-lg), 1.2rem + 1.8vw, calc(var(--fs-2xl) * 1.14));--h-3:calc(var(--fs-base) * 1.11);--kicker:var(--fs-xs);--body:var(--fs-base);--small:var(--fs-sm);--ui:var(--fs-xs);--s-1:var(--space-1);--s-2:var(--space-2);--s-3:var(--space-3);--s-4:var(--space-4);--s-5:var(--space-5);--s-6:var(--space-6);--s-7:var(--space-7);--s-8:var(--space-8);--s-9:calc(var(--space-8) * 1.5);--s-10:calc(var(--space-8) * 2);--s-11:calc(var(--space-8) * 2.75);--band-gap:clamp(var(--s-7), 4vw, var(--s-9));--band-pad:clamp(var(--s-8), 6vw, var(--s-10));--band-feather:clamp(2.5rem, 5vw, 5rem);--band-bleed:0rem;--band-bleed-gap:var(--gutter);--r:var(--radius-sm);--ease:cubic-bezier(.22, 1, .36, 1);--t-fast:.16s;--t:.32s;--t-slow:.9s;--bar-h:2.25rem;--head-h:var(--header-height);--subnav-h:3.5rem;--wrap:var(--container-max-width);--measure:40rem;--gutter:clamp(1.25rem, 4vw, 3.5rem)}*,:before,:after{box-sizing:border-box}html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;scroll-padding-top:calc(var(--head-h) + 1rem)}body{background:var(--white);color:var(--text);font-family:var(--serif);font-size:var(--body);font-weight:var(--font-weight-body);line-height:var(--line-height-base);-webkit-font-smoothing:antialiased;margin:0}img,svg,video{max-width:100%;display:block}img{height:auto}p,h1,h2,h3,h4,ul,ol,dl,dd,figure{margin:0}ul,ol{padding:0}a{color:inherit}button{font:inherit;color:inherit;cursor:pointer;background:0 0;border:0;padding:0}:focus{outline:none}:focus-visible{outline:var(--focus-ring-width) solid var(--focus-ring-color);outline-offset:4px}.on-dark :focus-visible,.section--ink :focus-visible,.site-footer :focus-visible,.overlay :focus-visible{outline-color:var(--text-on-dark)}::selection{background:var(--brand-primary);color:var(--on-primary)}[hidden]{display:none!important}.sr-only{clip:rect(0 0 0 0);white-space:nowrap;border:0;width:1px;height:1px;margin:-1px;padding:0;position:absolute;overflow:hidden}h1,h2,h3,h4,.sans{font-family:var(--sans);font-weight:var(--font-weight-heading);line-height:var(--line-height-tight);letter-spacing:var(--track);text-transform:uppercase;color:inherit;text-wrap:balance}h1{font-size:var(--h-1)}h2{font-size:var(--h-2)}h3{font-size:var(--h-3);letter-spacing:.06em}.kicker{font-family:var(--sans);font-size:var(--kicker);letter-spacing:var(--track-wide);text-transform:uppercase;color:var(--teal);margin-bottom:var(--s-4);font-weight:500;display:block}.on-dark .kicker,.section--ink .kicker{color:color-mix(in srgb, var(--text-on-dark) 72%, transparent)}.statement{font-family:var(--sans);font-weight:300;font-size:var(--h-display);letter-spacing:-.01em;text-transform:none;line-height:1.02}.lede{font-size:var(--fs-lg);color:var(--text-2);line-height:1.55}.on-dark .lede,.section--ink .lede{color:color-mix(in srgb, var(--text-on-dark) 82%, transparent)}.prose{max-width:var(--measure)}.prose p+p{margin-top:1.1em}.prose h2,.prose h3{margin:1.6em 0 .6em}.prose ul{padding-left:1.2em}.prose a,.job__body a,.nearby a,.plan-card__blurb a,.notice a,.section-head p a,.fee dd a,.field__hint a{color:var(--link-color);-webkit-text-decoration:var(--link-decoration);text-decoration:var(--link-decoration);text-underline-offset:.2em}.prose a:hover,.job__body a:hover,.nearby a:hover,.plan-card__blurb a:hover,.notice a:hover,.section-head p a:hover,.fee dd a:hover,.field__hint a:hover{-webkit-text-decoration:var(--link-hover-decoration);text-decoration:var(--link-hover-decoration)}.center{text-align:center}.center .prose{margin-inline:auto}.measure{max-width:var(--measure)}.measure--center{margin-inline:auto}.muted{color:var(--text-3)}.wrap{width:min(100% - 2 * var(--gutter), var(--wrap));margin-inline:auto}.wrap--narrow{width:min(100% - 2 * var(--gutter), 52rem);margin-inline:auto}@media (min-width:87.5rem){.page-wide>.sec:not([data-section=welcome],[data-section=communities-grid],[data-section=portfolio-map]){--wrap:1000vw;--gutter:clamp(24px, 5vw, 96px);--band-bleed-gap:clamp(24px, 5vw, 96px)}.page-wide>.sec:not([data-section=welcome],[data-section=communities-grid],[data-section=portfolio-map])[style*=--sec-width] .wrap{width:calc((100% - 2 * var(--gutter)) * var(--sec-width,1))}}.section{padding-block:calc(var(--band-gap) * var(--sec-space,1))}.section--tight{padding-block:calc(var(--band-gap) * .75 * var(--sec-space,1))}.section--mist,.section--bone,.section--ink{padding-block:calc(var(--band-pad) * var(--sec-space,1))}.section--mist,.section--bone{background:linear-gradient(to bottom, var(--edge-top,transparent), var(--band-color) var(--band-feather), var(--band-color) calc(100% - var(--band-feather)), var(--edge-bottom,transparent))}.section--mist{--band-color:var(--mist-2)}.section--bone{--band-color:var(--bone)}.section--ink{--band-color:var(--ink);background:linear-gradient(to bottom, var(--edge-top,transparent) 0, color-mix(in srgb, var(--ink) 10.4%, var(--edge-top,transparent)) calc(var(--band-feather) * .2), color-mix(in srgb, var(--ink) 35.2%, var(--edge-top,transparent)) calc(var(--band-feather) * .4), color-mix(in srgb, var(--ink) 64.8%, var(--edge-top,transparent)) calc(var(--band-feather) * .6), color-mix(in srgb, var(--ink) 89.6%, var(--edge-top,transparent)) calc(var(--band-feather) * .8), var(--ink) var(--band-feather));color:var(--text-on-dark)}.section-head{max-width:44rem;margin-bottom:clamp(var(--s-7), 6vw, var(--s-9))}.section-head--center{text-align:center;margin-inline:auto}.section-head p{margin-top:var(--s-5);font-size:var(--body);color:var(--text-2)}.section--ink .section-head p{color:color-mix(in srgb, var(--text-on-dark) 78%, transparent)}.section-head--row{justify-content:space-between;align-items:flex-end;gap:var(--s-5);flex-wrap:wrap;max-width:none;display:flex}.section-head--row>div{max-width:44rem}.grid{gap:var(--s-6);display:grid}.grid--2{grid-template-columns:repeat(auto-fit,minmax(min(100%,20rem),1fr))}.grid--3{grid-template-columns:repeat(auto-fit,minmax(min(100%,17rem),1fr))}.grid--4{grid-template-columns:repeat(auto-fit,minmax(min(100%,13rem),1fr))}.btn{justify-content:center;align-items:center;gap:var(--s-2);min-height:3.25rem;padding:var(--btn-pad-y) var(--btn-pad-x);font-family:var(--sans);font-size:var(--ui);letter-spacing:var(--btn-tracking);text-transform:var(--btn-transform);white-space:nowrap;border-radius:var(--btn-radius);transition:background-color var(--t-fast) var(--ease), color var(--t-fast) var(--ease), border-color var(--t-fast) var(--ease), transform var(--t-fast) var(--ease), box-shadow var(--t-fast) var(--ease), background-size var(--t) var(--ease);border:1px solid #0000;font-weight:500;line-height:1;text-decoration:none;display:inline-flex}.btn svg{width:1rem;height:1rem}.btn:hover{transform:var(--btn-hover-transform);box-shadow:var(--btn-hover-shadow);-webkit-text-decoration:var(--btn-hover-decoration);text-decoration:var(--btn-hover-decoration);text-underline-offset:.3em}.btn:not(:disabled):active{box-shadow:none;transition-duration:70ms;transform:translateY(1px)scale(.98)}:is(.chip,.revs__arrow,.revs__btn,.slideshow__nav button,.foot-social a,.portfolio__reset,.portfolio__explore,.plan-pick__tab,.plan-tabs__list button):active{transition-duration:70ms;transform:scale(.96)}.btn--solid{background:var(--btn-bg);color:var(--btn-fg);border-color:var(--btn-border)}.btn--solid:hover{background:var(--btn-hover-bg);color:var(--btn-hover-fg);border-color:var(--btn-hover-bg)}.btn--teal{background:var(--brand-primary);color:var(--on-primary);border-color:var(--brand-primary)}.btn--teal:hover{background:var(--teal-deep);border-color:var(--teal-deep)}.btn--line{background:linear-gradient(var(--ink), var(--ink)) no-repeat 0 100% / 100% 0;color:var(--ink);border-color:var(--ink);transition-duration:var(--t)}.btn--line:hover{color:var(--on-secondary);background-size:100% 100%}.btn--white{background:var(--bg-surface);color:var(--ink);border-color:var(--brand-primary)}.btn--white:hover{background:var(--mist);border-color:var(--teal-deep)}.btn--white-line{background-color:color-mix(in srgb, var(--hero-scrim-color) calc(var(--hero-scrim-opacity) * 150%), transparent);background-image:linear-gradient(var(--bg-surface), var(--bg-surface));color:var(--text-on-dark);border-color:color-mix(in srgb, var(--text-on-dark) 70%, transparent);transition-duration:var(--t);background-position:0 100%;background-repeat:no-repeat;background-size:100% 0}.btn--white-line:hover{color:var(--ink);border-color:var(--bg-surface);background-size:100% 100%}.btn--sm{min-height:2.5rem;font-size:var(--fs-xs);padding:.6rem 1.2rem}.btn--wrap{white-space:normal;text-align:center;line-height:1.35}.btn--wrap svg{flex:none}.btn:disabled{opacity:.55;cursor:not-allowed}.btn-row{gap:var(--s-3);flex-wrap:wrap;align-items:center;display:flex}.btn-row--center{justify-content:center}.text-link{font-family:var(--sans);font-size:var(--ui);letter-spacing:var(--track-wide);text-transform:uppercase;color:var(--ink);align-items:center;gap:.6em;font-weight:500;text-decoration:none;display:inline-flex}.text-link:after{content:"";width:2rem;height:1px;transition:width var(--t) var(--ease);background:currentColor}.text-link:hover:after{width:3rem}.on-dark .text-link,.section--ink .text-link{color:var(--text-on-dark)}.announce{z-index:120;min-height:var(--bar-h);padding:.4rem var(--gutter);background:var(--ink);color:var(--text-on-dark);font-family:var(--sans);font-size:var(--fs-xs);letter-spacing:var(--track-wide);text-transform:uppercase;text-align:center;justify-content:center;align-items:center;font-weight:500;display:flex;position:relative}.announce a{color:inherit;white-space:nowrap;text-overflow:ellipsis;align-items:center;gap:.6em;max-width:100%;text-decoration:none;display:inline-flex;overflow:hidden}.announce a:hover{text-underline-offset:.3em;text-decoration:underline}.announce svg{width:.9rem;height:.9rem}.site-top{position:var(--header-position);z-index:110;top:0}.site-top--bar{top:calc(-1 * var(--bar-h))}.site-header{height:var(--head-h);background:var(--header-bg);-webkit-backdrop-filter:var(--header-blur);color:var(--header-text);transition:background-color var(--t) var(--ease);position:relative}.site-header.is-scrolled{background:var(--header-bg-scrolled)}body.has-announce{padding-top:0}.head-in{justify-content:space-between;align-items:center;gap:var(--s-5);height:100%;padding-inline:clamp(1.25rem,2.5vw,2.75rem);display:flex}.brand{color:inherit;flex:none;align-items:center;text-decoration:none;display:inline-flex}.brand__logo{object-fit:contain;object-position:left center;width:clamp(12.5rem,24vw,20rem);height:auto;max-height:60px;display:block}.brand__mark{flex:none;width:2.75rem;height:2.75rem}.nav{align-items:center;gap:var(--s-2);display:none}.nav a{min-height:2.75rem;font-family:var(--sans);font-size:var(--ui);letter-spacing:var(--track-wide);text-transform:uppercase;color:var(--header-text);white-space:nowrap;align-items:center;padding:0 .9rem;font-weight:500;text-decoration:none;display:inline-flex;position:relative}.nav a:after{content:"";background:var(--header-text);transform-origin:0;height:1px;transition:transform var(--t) var(--ease);position:absolute;bottom:.45rem;left:.9rem;right:.9rem;transform:scaleX(0)}.nav a:hover:after,.nav a[aria-current=page]:after{transform:scaleX(1)}.head-actions{align-items:center;gap:var(--s-3);display:flex}.icon-btn{border:1px solid color-mix(in srgb, var(--header-text) 55%, transparent);width:2.75rem;height:2.75rem;color:var(--header-text);transition:background-color var(--t-fast) var(--ease);border-radius:50%;justify-content:center;align-items:center;text-decoration:none;display:inline-flex}.icon-btn:hover{background:color-mix(in srgb, var(--header-text) 16%, transparent)}.icon-btn svg{width:1.15rem;height:1.15rem}.head-cta{display:none}.menu-btn{width:2.75rem;height:2.75rem;color:var(--header-text);justify-content:center;align-items:center;display:inline-flex}.menu-btn svg{width:1.6rem;height:1.6rem}.icon-btn--tour{display:none}@media (min-width:52rem){.nav{gap:0;margin-left:auto;display:flex}.nav a{font-size:var(--fs-xs);letter-spacing:.12em;padding:0 .6rem}.nav a:after{left:.6rem;right:.6rem}.brand__logo{width:clamp(12rem,22vw,20rem)}}@media (min-width:64rem){.nav{gap:var(--s-2)}.nav a{font-size:var(--ui);letter-spacing:var(--track-wide);padding:0 .9rem}.nav a:after{left:.9rem;right:.9rem}}@media (min-width:66rem){.icon-btn--tour{display:inline-flex}}@media (min-width:82rem){.head-cta{display:inline-flex}}.overlay{z-index:130;background:var(--ink);color:var(--text-on-dark);opacity:0;visibility:hidden;transition:opacity var(--t) var(--ease), transform var(--t) var(--ease), visibility 0s linear var(--t);grid-template-rows:auto 1fr;grid-template-columns:1fr;display:grid;position:fixed;inset:0;overflow-y:auto;transform:translateY(-2%)}.overlay.is-open{opacity:1;visibility:visible;transition-delay:0s;transform:none}.overlay__close{top:.75rem;right:max(.75rem, calc(var(--gutter) - .5rem));z-index:3;width:2.75rem;height:2.75rem;color:var(--text-on-dark);transition:background-color var(--t-fast);border-radius:50%;justify-content:center;align-items:center;display:inline-flex;position:absolute}.overlay__close:hover{background:color-mix(in srgb, var(--text-on-dark) 12%, transparent)}.overlay__close svg{width:1.6rem;height:1.6rem}.overlay__photo{background:var(--ink);place-items:center;min-height:36svh;display:grid;position:relative;overflow:hidden}.overlay__photo>img{object-fit:cover;object-position:50% var(--photo-y,50%);width:100%;height:100%;position:absolute;inset:0}.overlay__photo .water-loop{object-position:50% var(--photo-y,50%);-webkit-mask-position:50% var(--photo-y,50%);-webkit-mask-position:50% var(--photo-y,50%);mask-position:50% var(--photo-y,50%)}.overlay__brand{z-index:1;justify-items:center;gap:var(--s-4);padding:var(--s-7) var(--s-6);text-align:center;display:grid;position:relative}.overlay__brand a{display:block}.overlay__brand img{width:min(20rem,72vw);height:auto;filter:drop-shadow(0 1px 2px color-mix(in srgb, var(--hero-scrim-color) calc(var(--hero-scrim-opacity) * 170%), transparent)) drop-shadow(0 6px 26px color-mix(in srgb, var(--hero-scrim-color) calc(var(--hero-scrim-opacity) * 130%), transparent));display:block}.overlay__brand p{font-family:var(--sans);font-size:var(--ui);letter-spacing:var(--track-wide);text-transform:uppercase;color:color-mix(in srgb, var(--text-on-dark) 85%, transparent);text-shadow:0 1px 2px color-mix(in srgb, var(--hero-scrim-color) calc(var(--hero-scrim-opacity) * 170%), transparent), 0 2px 12px color-mix(in srgb, var(--hero-scrim-color) calc(var(--hero-scrim-opacity) * 146%), transparent)}.overlay__panel{--overlay-pad:var(--gutter);align-content:stretch;gap:var(--s-7);padding:var(--s-7) var(--overlay-pad) var(--s-6);grid-template-rows:1fr auto;display:grid}.overlay__cols{gap:var(--s-6);align-self:center;display:grid}.overlay__primary{gap:.55rem;list-style:none;display:grid}.overlay__secondary ul{gap:.25rem;list-style:none;display:grid}.overlay__primary a,.overlay__secondary a{font-family:var(--sans);letter-spacing:var(--track-wide);text-transform:uppercase;color:var(--text-on-dark);transition:color var(--t-fast);padding:.3rem 0;font-weight:500;text-decoration:none;display:inline-block}.overlay__primary a{font-size:clamp(var(--fs-base), 1rem + .8vw, var(--fs-xl))}.overlay__secondary a{font-size:var(--fs-md);letter-spacing:.12em;color:color-mix(in srgb, var(--text-on-dark) 92%, transparent)}.overlay__primary a:hover,.overlay__secondary a:hover,.overlay__primary a[aria-current=page]{color:var(--mist);text-underline-offset:.35em;text-decoration:underline}.overlay__primary li,.overlay__secondary li{opacity:0;transition:opacity var(--t-slow) var(--ease), transform var(--t-slow) var(--ease);transition-delay:calc(var(--i,0) * 40ms + 80ms);transform:translateY(10px)}.overlay.is-open .overlay__primary li,.overlay.is-open .overlay__secondary li{opacity:1;transform:none}.overlay__secondary h3{font-size:var(--kicker);letter-spacing:var(--track-wide);text-transform:uppercase;color:color-mix(in srgb, var(--text-on-dark) 60%, transparent);margin:var(--s-5) 0 var(--s-2)}.overlay__secondary h3:first-child{margin-top:0}.overlay__actions{gap:var(--s-3);flex-wrap:wrap;display:flex}.overlay__actions a{border:1px solid var(--text-on-dark);background:var(--bg-surface);min-height:3rem;color:var(--ink);font-family:var(--sans);font-size:var(--ui);letter-spacing:var(--track-wide);text-transform:uppercase;transition:background-color var(--t-fast), color var(--t-fast);justify-content:center;align-items:center;padding:0 1.4rem;font-weight:500;text-decoration:none;display:inline-flex}.overlay__actions a:first-child,.overlay__actions a:hover{color:var(--text-on-dark);background:0 0}.overlay__actions a:first-child:hover{background:var(--bg-surface);color:var(--ink)}.overlay__social{gap:var(--s-4);display:flex}.overlay__social a{width:2.75rem;height:2.75rem;color:var(--text-on-dark);transition:background-color var(--t-fast);border-radius:50%;justify-content:center;align-items:center;display:inline-flex}.overlay__social a:hover{background:color-mix(in srgb, var(--text-on-dark) 12%, transparent)}.overlay__social svg{width:1.4rem;height:1.4rem}.overlay__foot{gap:var(--s-5);margin-inline:calc(-1 * var(--overlay-pad));display:grid}.overlay__row,.overlay__legal{padding-inline:var(--s-3)}.overlay__row{justify-content:space-between;align-items:center;gap:var(--s-4);flex-wrap:wrap;display:flex}.overlay__legal{align-items:flex-start;gap:var(--s-3);padding-top:var(--s-4);border-top:1px solid var(--line-dark);font-family:var(--sans);font-size:var(--fs-xs);letter-spacing:var(--track);text-transform:uppercase;color:color-mix(in srgb, var(--text-on-dark) 70%, transparent);--footer-text:var(--text-on-dark);flex-wrap:wrap;line-height:1.5;display:flex}.overlay__legal a,.overlay__legal button{font:inherit;letter-spacing:inherit;text-transform:inherit;color:inherit;text-decoration:none}.overlay__legal a:hover,.overlay__legal button:hover{color:var(--text-on-dark)}.overlay__legal .foot-portal{align-items:center;gap:.5em;padding-block:.15rem;display:inline-flex}.overlay__fold,.overlay__fold-btn{display:none}.overlay__fold-row{display:contents}@media (min-width:64rem){.overlay{grid-template-rows:1fr;grid-template-columns:minmax(20rem,min(48%,100% - 57rem)) 1fr}.overlay__photo{align-items:start;min-height:100%}.overlay__brand{padding-top:clamp(var(--s-9), 12svh, var(--s-11))}.overlay__brand img{width:min(20rem,26vw)}.overlay__panel{grid-template-rows:minmax(calc(var(--s-6) + var(--s-2)), 1fr) auto minmax(calc(var(--s-6) + var(--s-2)), 1fr) auto;--overlay-pad:clamp(var(--s-6), 3.5vw, 4.5rem);padding:0 var(--overlay-pad) var(--s-6);gap:0}.overlay__cols{gap:var(--s-8);grid-row:2;grid-template-columns:1fr 1fr;align-items:start}.overlay__foot{grid-row:4}.overlay__actions{gap:var(--s-4)}}@media (min-width:64rem) and (max-height:55rem){.overlay__panel{grid-template-rows:minmax(var(--s-6), 1fr) auto minmax(var(--s-6), 1fr) auto}.overlay__secondary li{display:flex}.overlay__secondary a{padding-block:.1rem}}@media not all and (min-width:64rem){.overlay{grid-template-rows:minmax(6.5rem,1fr) auto}.overlay__photo{--photo-y:100%;min-height:0;container-type:size}.overlay__brand{padding:clamp(.5rem, 6cqh, 2rem) var(--s-6);gap:clamp(.25rem,4cqh,1rem)}.overlay__brand img{width:clamp(11rem,105cqh,min(20rem,72vw))}.overlay__brand p{font-size:clamp(.625rem, 7cqh, var(--ui))}.overlay__panel{gap:var(--s-3);padding-block:var(--s-3)}.overlay__primary{gap:0}.overlay__primary a{padding-block:.125rem;line-height:1.35}.overlay__side{display:none}.overlay__fold-row{justify-content:space-between;align-items:center;gap:var(--s-3);display:flex}.overlay__fold-btn{margin-block:-.5rem;width:2.75rem;height:2.75rem;color:var(--text-on-dark);transition:background-color var(--t-fast);border-radius:50%;flex:none;justify-content:center;align-items:center;margin-right:-.75rem;display:inline-flex}.overlay__fold-btn:hover{background:color-mix(in srgb, var(--text-on-dark) 12%, transparent)}.overlay__fold-btn svg{width:1.4rem;height:1.4rem;transition:rotate var(--t) 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(min-width:90rem){.residents--with-flyer{--gutter:var(--s-6);--wrap:88rem;gap:var(--s-6);grid-template-columns:minmax(0,1fr) 38rem 17rem}.residents--with-flyer .residents__board{display:contents}.residents--with-flyer .residents__cards{gap:var(--s-6);grid-template-columns:minmax(0,1fr)}.residents--with-flyer .residents__team:before{content:" ";font-size:var(--kicker);margin-bottom:var(--s-4);display:block}}.residents__lead{margin-bottom:var(--s-6);color:var(--text-2)}.sr-dialog{z-index:200;padding:var(--s-4);background:color-mix(in srgb, var(--hero-scrim-color) 88%, transparent);place-items:center;display:grid;position:fixed;inset:0}.sr-dialog[hidden]{display:none}.sr-dialog__panel{overscroll-behavior:contain;width:min(100%,44rem);max-height:100%;padding:var(--s-5);background:var(--surface,#fff);border:1px solid var(--line);box-shadow:var(--shadow-lg);position:relative;overflow-y:auto}@media (min-width:40rem){.sr-dialog{padding:var(--s-5)}.sr-dialog__panel{padding:var(--s-7)}}.sr-dialog__panel h2{margin-bottom:var(--s-3)}.sr-dialog__panel:focus{outline:none}.sr-dialog__close{top:var(--s-4);right:var(--s-4);border:1px solid var(--line);width:2.5rem;height:2.5rem;color:var(--text-2);border-radius:50%;justify-content:center;align-items:center;display:inline-flex;position:absolute}.sr-dialog__close:hover{background:var(--mist);color:var(--text)}.sr-dialog__close svg{width:1.1rem;height:1.1rem}.sr-dialog__panel .kicker{padding-right:3rem;display:block}.pay-card{justify-items:center;gap:var(--s-2);padding:var(--s-5);text-align:center;border:1px solid var(--line);background:var(--surface,#fff);display:grid}.pay-card h2{font-size:var(--fs-lg);margin:0}.pay-card p{color:var(--text-2);margin:0}.pay-card .btn{margin-top:var(--s-2)}.pay-card__ring{background:var(--brand-primary);width:3rem;height:3rem;color:var(--on-primary,#fff);border-radius:50%;justify-content:center;align-items:center;display:inline-flex}.pay-card__ring svg{width:1.5rem;height:1.5rem}.pay-card__note{font-size:var(--fs-sm);color:var(--text-3)}.residents__flyer{margin:0}.residents__flyer h2{margin-bottom:var(--s-4)}.residents__flyer>a{max-width:38rem;display:block}.residents__pdf{aspect-ratio:8.5/11;border:var(--card-border);border-radius:var(--card-radius);max-width:38rem;box-shadow:var(--card-shadow);background:var(--mist);place-items:center;display:grid;overflow:hidden}.residents__pdf object{border:0;width:100%;height:100%;display:block}.residents__pdf object>a{margin:var(--s-6)}.residents__flyer>a img{border:var(--card-border);border-radius:var(--card-radius);width:100%;height:auto;box-shadow:var(--card-shadow);transition:box-shadow var(--t-fast) var(--ease), transform var(--t-fast) var(--ease);display:block}.residents__flyer>a:hover img{box-shadow:var(--shadow-lg);transform:translateY(-2px)}.residents__flyer figcaption{margin-top:var(--s-3);font-size:var(--fs-sm);color:var(--text-3)}@media (prefers-reduced-motion:reduce){.residents__flyer>a:hover img{transform:none}}.flyer-pages{--flyer-peek:clamp(.5rem, 1.4vw, .75rem);max-width:38rem}.flyer-pages__stack{margin:0 calc(var(--behind,1) * var(--flyer-peek)) calc(var(--behind,1) * var(--flyer-peek)) 0;touch-action:pan-y;display:grid;position:relative}.flyer-pages__sheet{z-index:var(--z,1);translate:calc(var(--p,0) * var(--flyer-peek)) calc(var(--p,0) * var(--flyer-peek));border:var(--card-border);border-radius:var(--card-radius);box-shadow:0 1px 2px color-mix(in srgb, var(--ink) 10%, transparent), 0 8px 22px color-mix(in srgb, var(--ink) 12%, transparent);transition:translate .42s var(--ease), box-shadow var(--t-fast) var(--ease), transform var(--t-fast) var(--ease);background:#fff;grid-area:1/1;position:relative;overflow:hidden}.flyer-pages__sheet[inert]:after{content:"";background:color-mix(in srgb, var(--ink) 6%, transparent);pointer-events:none;position:absolute;inset:0}.flyer-pages__sheet>a{height:100%;display:block}.flyer-pages__sheet img{object-fit:cover;width:100%;height:100%;display:block}.flyer-pages__sheet:not([inert]):hover{box-shadow:var(--shadow-lg);transform:translateY(-2px)}.flyer-pages__sheet.is-turning-on{z-index:20;animation:flyer-turn-on .46s var(--ease) both}.flyer-pages__sheet.is-turning-back{animation:flyer-turn-back .46s var(--ease) both}@keyframes flyer-turn-on{0%{opacity:1;transform:none}to{opacity:0;transform:translate(-34%)rotate(-6deg)}}@keyframes flyer-turn-back{0%{opacity:0;transform:translate(-34%)rotate(-6deg)}to{opacity:1;transform:none}}.flyer-pages__arrow{z-index:30;cursor:pointer;background:var(--brand-secondary);width:2.75rem;height:2.75rem;color:var(--on-secondary);box-shadow:0 6px 18px color-mix(in srgb, var(--brand-secondary) 35%, transparent);transition:background-color var(--t-fast), color var(--t-fast);border:0;border-radius:50%;place-items:center;padding:0;display:grid;position:absolute;top:50%;translate:0 -50%}.flyer-pages__arrow svg{width:1.15rem;height:1.15rem}.flyer-pages__arrow--prev{left:-1.375rem}.flyer-pages__arrow--next{right:-1.375rem}.flyer-pages__arrow:hover{background:var(--brand-primary);color:var(--on-primary)}.flyer-pages__arrow:focus-visible{outline:2px solid var(--brand-primary);outline-offset:3px}.flyer-pages__count{margin:var(--s-3) 0 0;font-family:var(--sans);font-size:var(--fs-xs);letter-spacing:var(--track-wide);text-transform:uppercase;color:var(--text-2)}@media not all and (min-width:40rem){.flyer-pages__arrow{top:calc(100% + var(--behind,1) * var(--flyer-peek) + var(--s-2));translate:none}.flyer-pages__arrow--prev{left:0}.flyer-pages__arrow--next{right:calc(var(--behind,1) * var(--flyer-peek) * -1)}.flyer-pages__count{min-height:2.75rem;margin-top:var(--s-2);justify-content:center;align-items:center;display:flex}}@media (prefers-reduced-motion:reduce){.flyer-pages__sheet{transition:none}.flyer-pages__sheet:not([inert]):hover{transform:none}}.team-list{gap:var(--s-5);margin-top:var(--s-6);grid-template-columns:repeat(auto-fill,minmax(min(100%,13rem),1fr));display:grid}.residents__team{align-self:start}.residents__team h2{font-size:var(--fs-lg)}@media (min-width:75rem){.residents__team .team-list{gap:var(--s-4);margin-top:var(--s-5);grid-template-columns:minmax(0,1fr)}}.team-list{padding-top:var(--s-4);border-top:2px solid var(--brand-primary)}.team-list li{gap:.15em;display:grid}.team-list__name{font-weight:600}.team-list__role{font-size:var(--fs-sm);color:var(--text-3)}.subnav__residents:after{content:"↗";opacity:.7;margin-left:.35em;font-size:.85em}.split__copy p+p{margin-top:1em}.split__copy .btn,.split__copy .text-link{margin-top:var(--s-6)}@media (min-width:60rem){.split{gap:clamp(var(--s-8), 7vw, var(--s-10));grid-template-columns:1.15fr 1fr}.split--reverse .split__media{order:2}.split--reverse .split__copy{justify-self:end}}.copy-band{text-align:center;max-width:40rem;margin-inline:auto}.copy-band h2{margin-bottom:var(--s-5)}.copy-band p+p{margin-top:1em}.copy-band .btn,.copy-band .text-link{margin-top:var(--s-6)}.plans-grid{gap:var(--s-6) var(--s-5);grid-template-columns:repeat(auto-fill,minmax(min(100%,18rem),1fr));display:grid}@media (min-width:80rem){.plans-grid--five{grid-template-columns:repeat(5,minmax(0,1fr))}}@media (min-width:46rem){.plans-grid--cap{max-width:calc(var(--cards) * 20rem);margin-inline:auto}}.section--listing>.wrap{--wrap:96rem}.section--listing .plans-grid{--per:1;flex-wrap:wrap;justify-content:center;display:flex}.section--listing .plans-grid>*{flex:0 0 calc((100% - (var(--per) - 1) * var(--s-5)) / var(--per));min-width:0}@media (min-width:36rem){.section--listing .plans-grid{--per:2}}@media (min-width:54rem){.section--listing .plans-grid{--per:3}}@media (min-width:72rem){.section--listing .plans-grid{--per:4}}@media (min-width:85rem){.section--listing .plans-grid{--per:5}}.section--listing{padding-top:calc(var(--band-gap) * .5 * var(--sec-space,1))}.section-head--placeholder{margin-bottom:var(--s-4)}.section-head--placeholder h2{font-size:var(--fs-sm);opacity:.55}@media (max-width:40rem){[data-section=communities-grid] .section:not(.section--listing) .plans-grid>:nth-child(n+4){display:none}}.plan-card{background:var(--bg-surface);border:var(--card-border);border-radius:var(--card-radius);box-shadow:var(--card-shadow);transition:transform .48s var(--ease), box-shadow .48s var(--ease), border-color var(--t) var(--ease);flex-direction:column;display:flex;position:relative;overflow:hidden}.section--mist .plan-card,.section--bone .plan-card{border-color:#0000}.plan-card__media{aspect-ratio:4/3;background:var(--mist);position:relative;overflow:hidden}.plan-card__media img{object-fit:cover;width:100%;height:100%;transition:transform 1.2s var(--ease)}.plan-card:hover .plan-card__media img{transform:scale(1.04)}@media (hover:hover){.plan-card:hover{box-shadow:0 24px 40px -24px color-mix(in srgb, var(--ink) 24%, transparent);transform:translateY(-3px)}}.plan-card__tag{background:var(--ink);color:var(--text-on-dark);font-family:var(--sans);font-size:var(--fs-xs);letter-spacing:var(--track-wide);text-transform:uppercase;padding:.45rem .85rem;font-weight:500;position:absolute;top:0;left:0}.plan-card__tag--soon{background:var(--ink)}.plan-card__body{padding:var(--card-pad) var(--card-pad) calc(var(--card-pad) * 1.33);text-align:center;flex-direction:column;flex:1;display:flex}.plan-card__city{font-family:var(--sans);font-size:var(--fs-xs);letter-spacing:var(--track-wide);text-transform:uppercase;color:var(--teal)}.plan-card :is(h2,h3){margin-top:var(--s-2);font-size:var(--fs-lg)}.plan-card :is(h2,h3) a{text-decoration:none}.plan-card :is(h2,h3) a:after{content:"";position:absolute;inset:0}.plan-card__spec{margin-top:var(--s-3);font-family:var(--sans);font-size:var(--fs-xs);letter-spacing:var(--track);text-transform:uppercase;color:var(--text-2)}.plan-card__spec span+span:before{content:"|";color:var(--line);margin:0 .6em}.plan-card__blurb{margin-top:var(--s-4);font-size:var(--fs-md);color:var(--text-2);line-height:1.55}.plan-card__foot{padding-top:var(--s-5);margin-top:auto}.plan-card__foot .text-link{justify-content:center}.plan-card__foot .text-link:after{display:none}.plan-card__foot .text-link{pointer-events:none;background-image:linear-gradient(var(--teal), var(--teal)), linear-gradient(currentColor, currentColor);transition:background-size var(--t) var(--ease);background-position:100% 100%,0 100%;background-repeat:no-repeat;background-size:0 1px,100% 1px;padding-bottom:.2em}.plan-card:hover .plan-card__foot .text-link,.plan-card:focus-within .plan-card__foot .text-link{background-position:0 100%,0 100%;background-size:100% 1px,100% 1px}.plan-card:focus-within{outline:2px solid var(--teal);outline-offset:4px}.filter-bar{justify-content:center;gap:var(--s-2);margin-bottom:var(--s-7);flex-wrap:wrap;display:flex}.chip{border:1px solid var(--line);background:var(--bg-surface);border-radius:var(--btn-radius);min-height:2.5rem;font-family:var(--sans);font-size:var(--fs-xs);letter-spacing:var(--track-wide);text-transform:uppercase;color:var(--text-2);transition:background-color var(--t-fast), color var(--t-fast), border-color var(--t-fast), transform var(--t-fast) var(--ease);align-items:center;padding:0 1.1rem;display:inline-flex}.chip:hover{border-color:var(--ink);color:var(--ink)}.chip[aria-pressed=true]{background:var(--ink);border-color:var(--ink);color:var(--on-secondary)}.filter-status{text-align:center;margin-bottom:var(--s-6);color:var(--text-3);font-size:var(--small)}.photo-band{isolation:isolate;color:var(--text-on-dark);padding-block:calc(var(--band-pad) * var(--sec-space,1)) var(--band-foot,calc(var(--band-pad) * var(--sec-space,1)));position:relative}.photo-band__media{z-index:-2;position:absolute;inset:0}.photo-band--full .photo-band__media{right:var(--band-bleed)}.photo-band__media img{object-fit:cover;width:100%;height:100%}.photo-band--full .photo-band__scrim{right:var(--band-bleed)}.photo-band__scrim{z-index:-1;position:absolute;inset:0}.photo-band .wrap{gap:var(--s-7);display:grid}.photo-band--full .wrap{width:auto;padding-inline:var(--band-bleed-gap) calc(var(--band-bleed) + var(--band-bleed-gap));margin-inline:0}.photo-band--edge{--band-bleed:0rem}.photo-band--edge .wrap{width:min(100% - 2 * var(--gutter), var(--wrap));margin-inline:auto;padding-inline:0}.photo-band .section-head{margin-bottom:0}.photo-band .section-head .btn-row{margin-top:var(--s-7)}.photo-band .section-head p{color:color-mix(in srgb, var(--text-on-dark) 80%, transparent)}.photo-band--drift{overflow:hidden}.photo-band--drift .photo-band__media{top:-16%;bottom:-16%}@supports (animation-timeline:view()){@media (prefers-reduced-motion:no-preference){.photo-band--drift .photo-band__media{animation:linear both band-drift;animation-timeline:view();animation-range:entry exit}}}@keyframes band-drift{0%{transform:translateY(-12%)}to{transform:translateY(12%)}}.contact-band .kicker{color:color-mix(in srgb, var(--text-on-dark) 80%, transparent)}.contact-band .split__copy p{color:color-mix(in srgb, var(--text-on-dark) 85%, transparent)}.contact-band .office-card{background:color-mix(in srgb, var(--ink) 88%, transparent)}.amenity-list{border-top:1px solid var(--line-dark);gap:0;list-style:none;display:grid}.amenity-list li{padding:var(--s-4) 0;border-bottom:1px solid var(--line-dark);font-family:var(--sans);font-size:var(--fs-md);letter-spacing:.04em;text-transform:uppercase;font-weight:400}.amenity-list li span{font-family:var(--serif);font-size:var(--fs-md);letter-spacing:0;text-transform:none;color:color-mix(in srgb, var(--text-on-dark) 72%, transparent);margin-top:.15rem;display:block}@media (min-width:48rem){:root{--band-bleed:clamp(2.5rem, 14vw, 20rem);--band-bleed-gap:clamp(1.5rem, 4vw, 3.5rem)}}@media (min-width:60rem){.photo-band .wrap{align-items:center;gap:var(--s-10);grid-template-columns:1fr 1fr}}.photo-band--full .wrap{grid-template-columns:1fr}.photo-band--full .amenity-list{column-gap:var(--s-7);grid-template-columns:repeat(auto-fill,minmax(min(100%,15rem),1fr))}.photo-band__scrim{background:linear-gradient(to bottom, transparent 0%, color-mix(in srgb, var(--ink) 30%, transparent) 32%, color-mix(in srgb, var(--ink) 80%, transparent) 62%, color-mix(in srgb, var(--ink) 94%, transparent) 100%)}.photo-band{align-content:end;display:grid}.photo-band--full{min-height:clamp(34rem,78vh,50rem);padding-top:var(--s-8);padding-bottom:var(--s-9)}@media (min-width:60rem){.photo-band--full{padding-top:calc(var(--s-8) + var(--s-10) / 2)}.photo-band--full .wrap{row-gap:calc(var(--s-10) / 2)}.photo-band .wrap{align-items:end}}.photo-band .kicker{color:var(--text-on-dark)}.photo-band .amenity-list{border-top:0}.photo-band .amenity-list li{padding-block:var(--s-3);border-bottom:0}.photo-band .amenity-list li span{font-family:var(--sans);font-weight:400;font-size:var(--fs-md);letter-spacing:0;text-transform:none;color:color-mix(in srgb, var(--text-on-dark) 92%, transparent);margin-top:.3rem}.photo-band .amenity-list li span:first-child{color:var(--text-on-dark);margin-top:0;font-weight:600}.amenity-icon{width:2.75rem;height:2.75rem;margin-bottom:var(--s-3);background-color:var(--teal);-webkit-mask:var(--m) center / contain no-repeat;-webkit-mask:var(--m) center / contain no-repeat;mask:var(--m) center / contain no-repeat;display:block}.photo-band .amenity-icon{background-color:var(--text-on-dark)}.photo-band--stack .wrap{grid-template-columns:1fr;align-items:start}.photo-band--stack .section-head{text-align:center;max-width:60rem;margin-inline:auto}.photo-band--stack .section-head p{max-width:44rem;margin-inline:auto}.photo-band--stack .section-head .btn-row{justify-content:center}.photo-band--stack .amenity-list{border-top:1px solid var(--line-dark);column-gap:var(--s-8)}.photo-band--stack{--band-foot:0px}.photo-band--stack .amenity-list li{border-top:1px solid var(--line-dark);border-bottom:0;margin-top:-1px}.photo-band--stack .photo-band__scrim{background:linear-gradient(to bottom, transparent 0%, color-mix(in srgb, var(--ink) 10%, transparent) 45%, color-mix(in srgb, var(--ink) 48%, transparent) 64%, color-mix(in srgb, var(--ink) 80%, transparent) 80%, color-mix(in srgb, var(--ink) 92%, transparent) 100%)}@media (min-width:40rem){.photo-band--stack .amenity-list{grid-template-columns:repeat(2,1fr)}}@media (min-width:64rem){.photo-band--stack .amenity-list{grid-template-columns:repeat(4,1fr)}}.photo-band--pair .wrap{align-items:start}.photo-band--pair .office-card,.photo-band--pair .photo-band__card{align-self:start}.photo-band--pair .amenity-list{border-top:1px solid var(--line-dark);column-gap:var(--s-8);grid-column:1/-1}.photo-band--pair .amenity-list li{border-top:1px solid var(--line-dark);border-bottom:0;margin-top:-1px}.photo-band--pair .amenity-list li .amenity-icon+span{color:var(--text-on-dark);margin-top:0;font-weight:600}.photo-band--pair{--band-foot:0px}@media (min-width:40rem){.photo-band--pair .amenity-list{grid-template-columns:repeat(2,1fr)}}@media (min-width:64rem){.photo-band--pair .amenity-list{--run:calc(100vw - 2 * var(--gutter));width:var(--run);margin-inline:calc((100% - var(--run)) / 2);grid-template-columns:repeat(4,1fr);grid-template-columns:repeat(auto-fit, minmax(max(11rem, (100% - (var(--amen-cols,4) - 1) * var(--s-8)) / var(--amen-cols,4)), 1fr))}}.photo-band--pair .photo-band__scrim{background:linear-gradient(to bottom, transparent 0%, color-mix(in srgb, var(--ink) 6%, transparent) 40%, color-mix(in srgb, var(--ink) 50%, transparent) 52%, color-mix(in srgb, var(--ink) 78%, transparent) 70%, color-mix(in srgb, var(--ink) 92%, transparent) 100%)}[data-part]{--lx:calc(var(--px) * 100%);--tx:calc(var(--px) * -100%);--ly:calc(var(--py) * 100%);--ty:calc(var(--py) * -100%)}[data-part=head]{--px:var(--p-head-x);--py:var(--p-head-y)}[data-part=card]{--px:var(--p-card-x);--py:var(--p-card-y)}[data-part=list]{--px:var(--p-list-x);--py:var(--p-list-y)}[data-part=words]{--px:var(--p-words-x);--py:var(--p-words-y)}.photo-band [data-part=head]{--lx0:0px;--tx0:0px;--ly0:100%;--ty0:-100%}.photo-band [data-part=list]{--lx0:100%;--tx0:-100%;--ly0:100%;--ty0:-100%}.photo-band [data-part=card]{--lx0:min(100%, calc(50% + var(--wrap) / 2));--tx0:-100%;--ly0:0px;--ty0:0px}.photo-band--pair [data-part=head]{--lx0:max(0px, calc(50% - var(--wrap) / 2));--ly0:0px;--ty0:0px}.photo-band--pair [data-part=list],.photo-band--stack [data-part=list]{--lx0:50%;--tx0:-50%}.photo-band--stack [data-part=head]{--lx0:50%;--tx0:-50%;--ly0:0px;--ty0:0px}.contact-band:not(.photo-band--pair) [data-part=head]{--lx0:max(0px, calc(50% - var(--wrap) / 2));--ly0:50%;--ty0:-50%}.contact-band:not(.photo-band--pair) [data-part=card]{--ly0:50%;--ty0:-50%}.close-band [data-part=words],.career-band [data-part=words]{--lx0:50%;--tx0:-50%;--ly0:100%;--ty0:-100%}@media (min-width:64rem){.sec[style*=--band-ratio]{container-type:inline-size}.sec[style*=--band-ratio]>:is(.photo-band,.close-band,.career-band){min-height:calc(100cqw * var(--band-ratio));align-content:stretch;display:grid}.sec[style*=--band-ratio]>:is(.photo-band,.close-band,.career-band)>.wrap{width:auto;max-width:none;min-height:100%;margin-inline:var(--gutter);padding:0;display:block;position:relative}.sec[style*=--band-ratio]>.photo-band--full>.wrap{margin-inline:var(--band-bleed-gap) calc(var(--band-bleed) + var(--band-bleed-gap))}.sec[style*=--band-ratio]>:is(.photo-band,.close-band,.career-band) [data-part]{box-sizing:border-box;left:var(--lx,var(--lx0));top:var(--ly,var(--ly0));translate:var(--tx,var(--tx0)) var(--ty,var(--ty0));margin:0;position:absolute}.sec[style*=--band-ratio]>.photo-band :is([data-part=head],[data-part=card]){width:calc(min(100%, var(--wrap)) / 2 - var(--s-10) / 2)}.sec[style*=--band-ratio]>.photo-band--full :is([data-part=head],[data-part=list]){width:calc(50% - var(--s-10) / 2)}.sec[style*=--band-ratio]>.photo-band--stack [data-part=head]{width:min(100%,60rem)}.sec[style*=--band-ratio]>.photo-band--stack [data-part=list]{width:min(100%, var(--wrap))}.sec[style*=--band-ratio]>.photo-band--pair [data-part=list]{width:100%}.sec[style*=--band-ratio]>:is(.close-band,.career-band) [data-part=words]{width:min(100%, var(--wrap))}.co-hero-wrap[style*=--hero-cols] .co-hero__in,.dev-hero-wrap[style*=--hero-cols] .dev-hero__in{width:auto;max-width:none;margin:0;padding:0;position:absolute;inset:0 24px}.co-hero-wrap[style*=--hero-cols] .co-glass,.dev-hero-wrap[style*=--hero-cols] .dev-glass{box-sizing:border-box;width:min(100%,46rem);left:calc(var(--hero-x) * 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dd{margin-top:var(--s-2);font-family:var(--sans);font-size:var(--fs-base);letter-spacing:.04em;text-transform:uppercase;font-weight:500}.fact dd a{text-decoration:none}.fact dd a[href^=tel\:]{white-space:nowrap}@media (max-width:47.99rem){.fact dd{font-size:var(--fs-md)}}.fact dd a:hover{text-underline-offset:.25em;text-decoration:underline}.fact dd small{font-family:var(--serif);font-size:var(--fs-md);letter-spacing:0;text-transform:none;color:var(--text-3);margin-top:.2rem;font-weight:400;display:block}@media (min-width:48rem){.facts{grid-template-columns:repeat(4,minmax(0,1fr))}.fact{border-bottom:0}.fact:nth-child(2n){border-right:1px solid var(--line)}.fact:last-child{border-right:0}}.facts--3{grid-template-columns:minmax(0,1fr)}.facts--3 .fact{border-right:0;border-bottom:1px solid var(--line)}.facts--3 .fact:last-child{border-bottom:0}@media (min-width:48rem){.facts--3{grid-template-columns:repeat(3,minmax(0,1fr))}.facts--3 .fact{border-right:1px solid var(--line);border-bottom:0}.facts--3 .fact:last-child{border-right:0}}.detail{gap:var(--s-8);grid-template-columns:minmax(0,1fr);display:grid}@media (min-width:64rem){.detail{gap:var(--s-10);grid-template-columns:minmax(0,1fr) 21rem}}.office-card{top:calc(var(--head-h) + 4.5rem);gap:var(--s-4);padding:var(--card-pad);background:var(--ink);color:var(--on-secondary);border-radius:var(--card-radius);display:grid;position:sticky}.office-card h3{font-size:var(--fs-sm);letter-spacing:var(--track-wide);color:color-mix(in srgb, var(--text-on-dark) 70%, transparent)}.office-card .btn{width:100%}.contact-lines{gap:var(--s-3);font-size:var(--fs-md);display:grid}.contact-lines a,.contact-lines>span{color:inherit;align-items:flex-start;gap:.6em;text-decoration:none;display:inline-flex}.contact-lines a:hover{text-underline-offset:.25em;text-decoration:underline}.contact-lines svg{opacity:.8;flex:none;width:1.1rem;height:1.1rem;margin-top:.2rem}.contact-lines address{font-style:normal}.contact-lines:empty{display:none}.hours{font-size:var(--fs-md);gap:.3rem;display:grid}.hours div{justify-content:space-between;gap:var(--s-3);display:flex}.hours span:last-child{font-variant-numeric:tabular-nums;opacity:.85}.nearby{gap:var(--s-6);grid-template-columns:repeat(auto-fit,minmax(min(100%,15rem),1fr));display:grid}.nearby h3{font-size:var(--fs-xs);letter-spacing:var(--track-wide);color:var(--teal);margin-bottom:var(--s-3)}.nearby ul{gap:.4rem;list-style:none;display:grid}.nearby li{text-indent:-1.1em;font-size:var(--fs-md);color:var(--text-2);padding-left:1.1em}.nearby li:before{content:"—";color:var(--teal);margin-right:.45em}.plan-list{gap:var(--s-3);display:grid}.plan-row{justify-content:space-between;align-items:center;gap:var(--s-3);padding:var(--s-4) var(--s-5);background:var(--bg-surface);border:var(--card-border);border-radius:var(--card-radius);box-shadow:var(--card-shadow);flex-wrap:wrap;display:flex}.plan-row__name{font-family:var(--sans);font-size:var(--fs-sm);letter-spacing:var(--track);text-transform:uppercase;font-weight:500}.plan-row__meta{gap:var(--s-2) var(--s-4);font-family:var(--sans);font-size:var(--fs-xs);letter-spacing:var(--track);text-transform:uppercase;color:var(--text-3);flex-wrap:wrap;display:flex}.plan-row__meta .avail{color:var(--teal);font-weight:500}.fees{gap:var(--s-3);display:grid}.fee{padding:var(--s-4) 0;border-bottom:1px solid var(--line);grid-template-columns:1fr;gap:.2rem;display:grid}.fee dt{font-family:var(--sans);font-size:var(--fs-xs);letter-spacing:var(--track-wide);text-transform:uppercase;color:var(--teal)}.fee dd{font-size:var(--fs-md)}.gallery{gap:var(--s-3);grid-template-columns:repeat(2,1fr);display:grid}.gallery button{aspect-ratio:4/3;background:var(--mist);cursor:zoom-in;display:block;overflow:hidden}.gallery img{object-fit:cover;width:100%;height:100%;transition:transform var(--t-slow) var(--ease)}.gallery button:hover img{transform:scale(1.03)}@media (min-width:40rem){.gallery{grid-template-columns:repeat(3,1fr)}.gallery button:first-child{grid-area:span 2/span 2}}.gallery button[style*=--item-scale]{aspect-ratio:calc(4 / 3 / var(--item-scale,1));grid-area:auto}.gallery button[style*=--item-scale][data-wide]{grid-column:1/-1}.gallery--masonry button[style*=--item-scale]{aspect-ratio:auto;width:calc(100% * clamp(.6, var(--item-scale,1), 1))}.gallery--masonry button[style*=--item-scale][data-wide]{width:100%}.plan-tile[style*=--item-scale][data-wide]{grid-column:1/-1}.plan-tile[style*=--item-scale] .plan-tile__media{aspect-ratio:calc(4 / 3 / var(--item-scale,1))}.lightbox{z-index:200;padding:var(--s-5);background:color-mix(in srgb, var(--hero-scrim-color) 94%, transparent);place-items:center;display:grid;position:fixed;inset:0}.lightbox[hidden]{display:none}.lightbox img{width:auto;max-width:min(100%,72rem);height:auto;max-height:82vh}.lightbox__close,.lightbox__prev,.lightbox__next{border:1px solid color-mix(in srgb, var(--text-on-dark) 50%, transparent);width:3rem;height:3rem;color:var(--text-on-dark);border-radius:50%;justify-content:center;align-items:center;display:inline-flex;position:absolute}.lightbox__close:hover,.lightbox__prev:hover,.lightbox__next:hover{background:color-mix(in srgb, var(--text-on-dark) 16%, transparent)}.lightbox__close{top:var(--s-4);right:var(--s-4)}.lightbox__prev{left:var(--s-3);top:50%;transform:translateY(-50%)}.lightbox__next{right:var(--s-3);top:50%;transform:translateY(-50%)}.lightbox svg{width:1.4rem;height:1.4rem}.lightbox--plan img{max-width:min(100%,60rem);max-height:78vh}.lightbox__caption{bottom:var(--s-4);justify-content:center;gap:var(--s-2) var(--s-4);max-width:min(100%,60rem);padding:0 var(--s-5);font-family:var(--sans);font-size:var(--fs-xs);letter-spacing:var(--track-wide);text-transform:uppercase;text-align:center;color:color-mix(in srgb, var(--text-on-dark) 80%, transparent);flex-wrap:wrap;display:flex;position:absolute;left:50%;transform:translate(-50%)}.lightbox__caption b{color:var(--text-on-dark);font-weight:500}.lightbox__count{bottom:var(--s-4);font-family:var(--sans);font-size:var(--fs-xs);letter-spacing:var(--track-wide);color:color-mix(in srgb, var(--text-on-dark) 80%, transparent);position:absolute;left:50%;transform:translate(-50%)}.lightbox img{transition:filter var(--t-fast) var(--ease)}.lightbox[data-waiting] img{filter:brightness(.4);transition-delay:.15s}.lightbox:after{content:"";border:2px solid color-mix(in srgb, var(--text-on-dark) 25%, transparent);border-top-color:var(--text-on-dark);opacity:0;pointer-events:none;width:2.5rem;height:2.5rem;transition:opacity var(--t-fast) var(--ease);border-radius:50%;margin:auto;position:absolute;inset:0}.lightbox[data-waiting]:after{opacity:1;transition-delay:.15s;animation:.8s linear infinite lightbox-turn}@keyframes lightbox-turn{to{transform:rotate(1turn)}}.notice{gap:var(--s-3);padding:var(--s-4) var(--s-5);background:var(--mist-2);border-left:3px solid var(--teal);font-size:var(--fs-md);color:var(--text-2);display:flex}.notice svg{width:1.2rem;height:1.2rem;color:var(--teal);flex:none;margin-top:.2rem}.team{gap:var(--s-6);grid-template-columns:repeat(auto-fit,minmax(min(100%,20rem),1fr));display:grid}.person{padding:var(--s-6) 0;border-top:1px solid var(--line)}.person h3{font-size:var(--fs-lg)}.person__role{margin-top:var(--s-2);font-family:var(--sans);font-size:var(--fs-xs);letter-spacing:var(--track-wide);text-transform:uppercase;color:var(--teal)}.person__summary{margin-top:var(--s-4);color:var(--text-2)}.person details{margin-top:var(--s-4)}.person summary{cursor:pointer;min-height:2.75rem;font-family:var(--sans);font-size:var(--fs-xs);letter-spacing:var(--track-wide);text-transform:uppercase;color:var(--ink);align-items:center;gap:.6em;list-style:none;display:inline-flex}.person summary::-webkit-details-marker{display:none}.person summary svg{width:.9rem;height:.9rem;transition:transform var(--t-fast) var(--ease)}.person details[open] summary svg{transform:rotate(180deg)}.person details p{margin-top:var(--s-3);color:var(--text-2)}.timeline{gap:0;list-style:none;display:grid}.timeline li{gap:var(--s-4);padding:var(--s-5) 0;border-top:1px solid var(--line);grid-template-columns:5.5rem 1fr;display:grid}.timeline li:last-child{border-bottom:1px solid var(--line)}.timeline strong{font-family:var(--sans);font-weight:500;font-size:var(--fs-base);letter-spacing:var(--track);text-transform:uppercase;color:var(--teal)}.timeline span{color:var(--text-2)}.jobs{gap:var(--s-6);display:grid}.job{padding:var(--s-7) 0;border-top:1px solid var(--line)}.job__head{justify-content:space-between;align-items:baseline;gap:var(--s-3);flex-wrap:wrap;display:flex}.job h3{font-size:var(--fs-lg)}.job__meta{font-family:var(--sans);font-size:var(--fs-xs);letter-spacing:var(--track-wide);text-transform:uppercase;color:var(--text-3)}.job__meta span+span:before{content:"|";color:var(--line);margin:0 .6em}.job__body{margin-top:var(--s-5);max-width:var(--measure);color:var(--text-2)}.job__body p+p{margin-top:1em}.job__cols{gap:var(--s-6);margin-top:var(--s-6);grid-template-columns:repeat(auto-fit,minmax(min(100%,14rem),1fr));max-width:44rem;display:grid}.job__cols h4{font-size:var(--fs-xs);letter-spacing:var(--track-wide);color:var(--teal);margin-bottom:var(--s-3)}.job__cols ul{color:var(--text-2);font-size:var(--fs-md);gap:.35rem;list-style:none;display:grid}.job .btn-row{margin-top:var(--s-6)}.car-lead{gap:clamp(var(--s-7), 5vw, var(--s-9));align-items:start;display:grid}@media (min-width:60rem){.car-lead{gap:clamp(var(--s-8), 7vw, var(--s-10));grid-template-columns:1fr 1.15fr}}.car-lead__title{margin-bottom:var(--s-6)}.car-lead__copy{max-width:var(--measure,34rem);color:var(--text-2);font-size:var(--fs-base);line-height:1.7}.car-lead__copy p+p{margin-top:1em}.car-pics{gap:var(--s-5);margin-top:var(--s-7);flex-wrap:wrap;display:flex}.car-pics__one{aspect-ratio:1;background:var(--mist);border-radius:clamp(.75rem,2vw,1.5rem);width:clamp(6rem,22vw,9rem);overflow:hidden}.car-pics__one img{object-fit:cover;width:100%;height:100%}.car-pics__one:nth-child(2n){margin-top:clamp(var(--s-5), 4vw, var(--s-8))}.car-ask{font-size:var(--h-display);letter-spacing:-.01em;text-transform:none;line-height:1.05}.car-strip{gap:var(--s-4);margin-top:clamp(var(--s-7), 5vw, var(--s-9));width:min(100% - 2 * var(--gutter), calc(var(--wrap) + 12rem));grid-template-columns:repeat(auto-fit,minmax(min(100%,15rem),1fr));margin-inline:auto;display:grid}.car-strip__one{aspect-ratio:4/3;background:var(--mist);overflow:hidden}.car-strip__one img{object-fit:cover;width:100%;height:100%}.car-say{font-family:var(--serif);color:var(--text);font-size:clamp(1.5rem,3.4vw,2.4rem);line-height:1.2}.car-say p+p{margin-top:.7em}.car-loves{gap:0;list-style:none;display:grid}.car-loves li{padding:var(--s-5) 0;border-bottom:1px solid var(--line)}.car-loves li:first-child{border-top:1px solid var(--line)}.car-loves strong{font-family:var(--serif);font-size:var(--fs-lg);color:var(--text);font-weight:600;display:block}.car-loves span{color:var(--text-2);font-size:var(--fs-md);margin-top:.3rem;display:block}.career-band{isolation:isolate;color:var(--text-on-dark);text-align:center;padding-block:calc(var(--band-pad) * 1.6 * var(--sec-space,1));position:relative}.career-band__media{z-index:-2;position:absolute;inset:0}.career-band__media img{object-fit:cover;width:100%;height:100%}.career-band__scrim{z-index:-1;position:absolute;inset:0}.career-band h2{font-family:var(--serif);letter-spacing:0;text-transform:none;font-size:clamp(2rem,6vw,4.2rem);font-weight:400;line-height:1.1}.career-band p{max-width:36rem;margin:var(--s-5) auto 0;color:color-mix(in srgb, var(--text-on-dark) 88%, transparent)}.hero__kicker,.hero h1 small,.hero__sub,.hero p.lede,.photo-band .section-head p,.close-band p,.career-band p,.contact-band .kicker,.contact-band .split__copy p{color:var(--text-on-dark)}.hero__kicker{text-wrap:pretty}@media (max-width:40rem){.hero .btn-row{grid-template-columns:minmax(0,max-content);display:grid}.hero .btn-row .btn{width:100%}}.car-join{gap:clamp(var(--s-7), 5vw, var(--s-9));align-items:start;display:grid}@media (min-width:60rem){.car-join{gap:clamp(var(--s-8), 7vw, var(--s-10));grid-template-columns:1fr 1.2fr}}.car-join__copy .btn-row{margin-top:var(--s-6)}.car-join__note{margin-top:var(--s-7);max-width:28rem;color:var(--text-2);font-size:var(--fs-md);line-height:1.7}.car-join__note p+p{margin-top:1em}.car-roles{gap:var(--s-3);grid-template-columns:repeat(2,minmax(0,1fr));list-style:none;display:grid}@media (min-width:30rem){.car-roles{grid-template-columns:repeat(3,minmax(0,1fr))}}.car-roles li{min-height:clamp(5.5rem,11vw,7.5rem);padding:var(--s-4);border-radius:var(--card-radius);text-align:center;font-family:var(--serif);font-size:var(--fs-md);color:var(--on-primary);background:var(--brand-primary);place-items:center;line-height:1.25;display:grid}.car-roles li:nth-child(6n+2):not(.car-roles__ask){background:color-mix(in srgb, var(--brand-primary) 34%, var(--bg-page));color:var(--text)}.car-roles li:nth-child(6n+3):not(.car-roles__ask){background:color-mix(in srgb, var(--brand-primary) 62%, var(--brand-secondary))}.car-roles li:nth-child(6n+4):not(.car-roles__ask){background:color-mix(in srgb, var(--brand-secondary) 72%, var(--brand-primary));color:var(--on-secondary)}.car-roles li:nth-child(6n+5):not(.car-roles__ask){background:color-mix(in srgb, 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textarea{resize:vertical;min-height:9rem}.field select{appearance:none;background:var(--select-bg) var(--select-chevron) no-repeat right .9rem center;border-width:var(--select-border-style);border-radius:var(--select-radius);padding-right:2.6rem}.field input:focus-visible,.field select:focus-visible,.field textarea:focus-visible{outline:var(--focus-ring-width) solid var(--focus-ring-color);outline-offset:2px;border-color:var(--focus-ring-color);box-shadow:none}.field [aria-invalid=true]{border-color:var(--danger)}.field__hint{font-size:var(--fs-md);color:var(--text-3)}.field__error{font-size:var(--fs-md);color:var(--danger)}.field__error:empty{display:none}.form-summary{padding:var(--s-4) var(--s-5);background:var(--danger-soft);color:var(--danger);border-left:3px solid var(--danger)}.form-summary h3{font-size:var(--fs-xs);letter-spacing:var(--track-wide);color:inherit}.form-summary ul{margin-top:var(--s-2);font-size:var(--fs-md);padding-left:1.2em}.form-success{padding:var(--s-6);background:var(--mist-2);border-left:3px solid var(--teal)}.form-success h3{font-size:var(--fs-sm);margin-bottom:var(--s-3)}.section-head:has(+.office-grid){margin-bottom:clamp(var(--s-6), 4vw, var(--s-7))}.section-head:has(+.portfolio){margin-bottom:clamp(var(--s-6), 4vw, var(--s-7))}.office-grid{gap:var(--s-6) var(--s-5);grid-template-columns:repeat(auto-fill,minmax(min(100%,16rem),1fr));display:grid}.office{padding-top:var(--s-5);border-top:1px solid var(--line)}.office h3{margin-top:var(--s-2);font-size:var(--fs-md)}.office h3 a{text-decoration:none}.office h3 a:hover{text-underline-offset:.25em;text-decoration:underline}.office .contact-lines{margin-top:var(--s-4);font-size:var(--fs-md)}.office .contact-lines svg{color:var(--teal);opacity:1}.hero+.sec[data-section=offices]>.section--mist{padding-top:calc(var(--band-pad) * .5 * var(--sec-space,1));--edge-top:var(--band-color)}.site-footer{background:var(--footer-bg);color:color-mix(in srgb, var(--footer-text) 80%, transparent);padding-block:clamp(var(--s-7), 4vw, var(--s-9)) calc(var(--s-5) + env(safe-area-inset-bottom,0px))}:is(main,.page-wide)>.sec:not(:has(~.sec))>.section{padding-bottom:var(--band-gap)}:is(main,.page-wide)>.sec:not(:has(~.sec))>.photo-band{padding-bottom:calc(var(--band-pad) * var(--sec-space,1))}:is(main,.page-wide)>.sec:not(:has(~.sec)) .photo-band__scrim{background:linear-gradient(to bottom, transparent 0%, color-mix(in srgb, var(--ink) 30%, transparent) 32%, color-mix(in srgb, var(--ink) 80%, transparent) 62%, color-mix(in srgb, var(--footer-bg) 94%, transparent) 86%, var(--footer-bg) 100%)}.site-footer>.wrap{width:calc(100% - 2 * var(--gutter))}.foot-grid{gap:var(--s-7);display:grid}@media (min-width:56rem){.foot-grid{gap:var(--s-8);grid-template-columns:1.5fr 1fr 1fr 1fr}}.site-footer h2,.site-footer h3{width:fit-content;font-size:var(--fs-xs);letter-spacing:var(--track-wide);color:color-mix(in srgb, var(--footer-text) 60%, transparent);padding-bottom:var(--s-3);border-bottom:1px solid var(--line-dark);margin-bottom:var(--s-4)}.site-footer ul{gap:.1rem;list-style:none;display:grid}.foot-fold__btn{display:none}.foot-fold+.foot-fold{margin-top:1.5rem}@media (max-width:55.99rem){.foot-grid{row-gap:0}.foot-brand{margin-bottom:var(--s-7)}.foot-fold{border-top:1px solid var(--line-dark)}.foot-grid>:last-child>.foot-fold:last-child{border-bottom:1px solid var(--line-dark)}.foot-fold+.foot-fold{margin-top:0}.site-footer .foot-fold>h2{border:0;width:auto;margin:0;padding:0}.foot-fold__title{display:none}.foot-fold__btn{justify-content:space-between;align-items:center;gap:var(--s-3);width:100%;min-height:3rem;padding:var(--s-3) 0;font:inherit;letter-spacing:inherit;text-transform:inherit;color:inherit;text-align:left;cursor:pointer;transition:color var(--t-fast);background:0 0;border:0;display:flex}.foot-fold__btn:hover{color:var(--footer-text)}.foot-fold__btn svg{width:1.25rem;height:1.25rem;transition:rotate var(--t) var(--ease);flex:none}.foot-fold__btn[aria-expanded=true] svg{rotate:180deg}.foot-fold:not([data-open])>.foot-fold__body{display:none}.foot-fold__body{padding-bottom:var(--s-4)}.site-footer .foot-bottom{padding-top:var(--s-4);border-top:0;margin-top:0}}.site-footer a{color:var(--footer-text);font-size:var(--fs-md);padding-block:.3rem;text-decoration:none;display:inline-block}.site-footer a:not(.foot-social a,.brand){background-image:linear-gradient(currentColor,currentColor);background-repeat:no-repeat;background-size:0 1px;background-position:right 0 bottom var(--ul-y,.25rem);transition:background-size var(--t) var(--ease), color var(--t-fast)}.site-footer a:not(.foot-social a,.brand):hover,.site-footer a:not(.foot-social a,.brand):focus-visible{background-size:100% 1px;background-position:left 0 bottom var(--ul-y,.25rem)}.foot-brand .brand{width:fit-content;margin-bottom:var(--s-3);padding-bottom:0;display:flex}.foot-brand .brand__logo{width:16rem;max-height:48px}.foot-brand p{max-width:26rem;font-size:var(--fs-md)}.foot-social{gap:var(--s-3);margin-top:var(--s-5);display:flex}.foot-social a{border:1px solid var(--line-dark);width:2.75rem;height:2.75rem;color:color-mix(in srgb, var(--footer-text) 80%, transparent);transition:background-color var(--t-fast), border-color var(--t-fast), color var(--t-fast), transform var(--t-fast) var(--ease);border-radius:50%;justify-content:center;align-items:center;display:inline-flex}.foot-social a:hover{background:color-mix(in srgb, var(--footer-text) 12%, transparent);border-color:color-mix(in srgb, var(--footer-text) 45%, transparent);color:var(--footer-text)}.foot-social svg{width:1.2rem;height:1.2rem}.foot-bottom{justify-content:flex-start;align-items:flex-start;gap:var(--s-3);margin-top:var(--s-8);padding-top:var(--s-3);border-top:1px solid 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14px;font-size:11px;font-weight:500;position:absolute;top:0;left:0}.dev-card__city{font-family:var(--sans);letter-spacing:.18em;text-transform:uppercase;color:var(--text-muted);margin-top:16px;font-size:11px;display:block}.dev-card__h{font-family:var(--sans);margin:6px 0 0;font-size:26px;font-weight:400}.dev-card__h a{color:inherit;text-decoration:none}.dev-card__h a:after{content:"";position:absolute;inset:0}.dev-card__h a:is(:hover,:focus-visible){text-underline-offset:.2em;text-decoration:underline}@media (prefers-reduced-motion:no-preference){.dev-card:is(:hover,:focus-within) .dev-card__media img{transform:scale(1.04)}}.dev-card__spec{font-family:var(--sans);letter-spacing:.12em;text-transform:uppercase;color:var(--ink);margin:8px 0 0;font-size:13px}.dev-card__blurb{color:var(--text-secondary);margin:12px 0 0;font-size:17px}.dev-split{grid-template-columns:repeat(auto-fit,minmax(min(100%,420px),1fr));align-items:stretch;margin-top:76px;display:grid}.dev-split__media{background:var(--mist);min-height:clamp(340px,36vw,560px);position:relative}.dev-split__media img{object-fit:cover;width:100%;height:100%;position:absolute;inset:0}.dev-split__copy{background:var(--ink);color:var(--text-on-dark);align-items:center;display:flex}.dev-split__in{padding:clamp(56px, 6vw, 96px) var(--dev-gutter)}.dev-split__h{font-family:var(--sans);text-wrap:pretty;max-width:20ch;margin:14px 0 16px;font-size:clamp(28px,3.4vw,42px);font-weight:300;line-height:1.1}.dev-split__lede{color:color-mix(in srgb, var(--text-on-dark) 91%, var(--ink));margin:0;font-size:19px}.dev-split__body p{color:color-mix(in srgb, var(--text-on-dark) 88%, var(--ink));margin:16px 0 0;font-size:17px}.dev-close{background:var(--mist);margin-top:0}.dev-close__in{padding:60px var(--dev-gutter) 66px;grid-template-columns:repeat(auto-fit,minmax(min(100%,320px),1fr));align-items:end;gap:36px 56px;display:grid}.dev-close__h{font-family:var(--sans);text-wrap:pretty;max-width:20ch;margin:0;font-size:clamp(28px,3.2vw,40px);font-weight:400;line-height:1.1}.dev-close__t{max-width:54ch;color:var(--text-secondary);margin:16px 0 0}.dev-btns{flex-wrap:wrap;gap:14px;display:flex}.dev-btn{font-family:var(--sans);letter-spacing:.18em;text-transform:uppercase;white-space:nowrap;border-radius:2px;font-size:12px;font-weight:500;line-height:1.2;text-decoration:none;display:inline-block}.dev-btn--solid{background:var(--ink);color:var(--text-on-dark);border:1px solid var(--ink);padding:15px 26px}.dev-btn--solid:hover{background:color-mix(in srgb, var(--ink) 82%, #000);border-color:color-mix(in srgb, var(--ink) 82%, #000)}.dev-btn--line{color:var(--ink);border:1px solid var(--ink);background:0 0;padding:14px 26px}.dev-btn--line:hover{background:var(--ink);color:var(--text-on-dark)}section.career-band{padding-bottom:var(--s-7)}.career-band__scrim{background:linear-gradient(to bottom, transparent 0%, transparent 44%, color-mix(in srgb, var(--ink) 30%, transparent) 60%, color-mix(in srgb, var(--ink) 72%, transparent) 76%, color-mix(in srgb, var(--ink) 92%, transparent) 100%)}