@layer theme{:root,:host{--font-sans:ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji";--font-mono:ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace;--spacing:.25rem;--default-font-family:var(--font-sans);--default-mono-font-family:var(--font-mono)}}@layer base{*,:after,:before,::backdrop{box-sizing:border-box;border:0 solid;margin:0;padding:0}::file-selector-button{box-sizing:border-box;border:0 solid;margin:0;padding:0}html,:host{-webkit-text-size-adjust:100%;tab-size:4;line-height:1.5;font-family:var(--default-font-family,ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji");font-feature-settings:var(--default-font-feature-settings,normal);font-variation-settings:var(--default-font-variation-settings,normal);-webkit-tap-highlight-color:transparent}hr{height:0;color:inherit;border-top-width:1px}abbr:where([title]){-webkit-text-decoration:underline dotted;text-decoration:underline dotted}h1,h2,h3,h4,h5,h6{font-size:inherit;font-weight:inherit}a{color:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;-webkit-text-decoration:inherit;text-decoration:inherit}b,strong{font-weight:bolder}code,kbd,samp,pre{font-family:var(--default-mono-font-family,ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace);font-feature-settings:var(--default-mono-font-feature-settings,normal);font-variation-settings:var(--default-mono-font-variation-settings,normal);font-size:1em}small{font-size:80%}sub,sup{vertical-align:baseline;font-size:75%;line-height:0;position:relative}sub{bottom:-.25em}sup{top:-.5em}table{text-indent:0;border-color:inherit;border-collapse:collapse}:-moz-focusring{outline:auto}progress{vertical-align:baseline}summary{display:list-item}ol,ul,menu{list-style:none}img,svg,video,canvas,audio,iframe,embed,object{vertical-align:middle;display:block}img,video{max-width:100%;height:auto}button,input,select,optgroup,textarea{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}::file-selector-button{font:inherit;font-feature-settings:inherit;font-variation-settings:inherit;letter-spacing:inherit;color:inherit;opacity:1;background-color:#0000;border-radius:0}:where(select:is([multiple],[size])) optgroup{font-weight:bolder}:where(select:is([multiple],[size])) optgroup option{padding-inline-start:20px}::file-selector-button{margin-inline-end:4px}::placeholder{opacity:1}@supports (not ((-webkit-appearance:-apple-pay-button))) or (contain-intrinsic-size:1px){::placeholder{color:currentColor}@supports (color:color-mix(in lab, red, red)){::placeholder{color:color-mix(in oklab, currentcolor 50%, transparent)}}}textarea{resize:vertical}::-webkit-search-decoration{-webkit-appearance:none}::-webkit-date-and-time-value{min-height:1lh;text-align:inherit}::-webkit-datetime-edit{display:inline-flex}::-webkit-datetime-edit-fields-wrapper{padding:0}::-webkit-datetime-edit{padding-block:0}::-webkit-datetime-edit-year-field{padding-block:0}::-webkit-datetime-edit-month-field{padding-block:0}::-webkit-datetime-edit-day-field{padding-block:0}::-webkit-datetime-edit-hour-field{padding-block:0}::-webkit-datetime-edit-minute-field{padding-block:0}::-webkit-datetime-edit-second-field{padding-block:0}::-webkit-datetime-edit-millisecond-field{padding-block:0}::-webkit-datetime-edit-meridiem-field{padding-block:0}::-webkit-calendar-picker-indicator{line-height:1}:-moz-ui-invalid{box-shadow:none}button,input:where([type=button],[type=reset],[type=submit]){appearance:button}::file-selector-button{appearance:button}::-webkit-inner-spin-button{height:auto}::-webkit-outer-spin-button{height:auto}[hidden]:where(:not([hidden=until-found])){display:none!important}}@layer components;@layer utilities{.start{inset-inline-start:var(--spacing)}.contents{display:contents}.antialiased{-webkit-font-smoothing:antialiased;-moz-osx-font-smoothing:grayscale}}:root{--black:#050505;--white:#f4f4ef;--muted:#9b9b95;--line:#f4f4ef2e;--pad:clamp(22px,4.2vw,72px)}*{box-sizing:border-box}html{scroll-behavior:smooth;background:var(--black)}body{background:var(--black);color:var(--white);-webkit-font-smoothing:antialiased;margin:0;font-family:Helvetica Neue,Helvetica,Arial,sans-serif}a{color:inherit;text-decoration:none}img{display:block}.site-header{z-index:10;height:104px;padding:0 var(--pad);border-bottom:1px solid var(--line);justify-content:space-between;align-items:center;display:flex;position:absolute;inset:0 0 auto}.brand img{width:clamp(188px,17vw,258px);height:auto}.desktop-nav{align-items:center;gap:clamp(24px,3vw,48px);font-size:12px;display:flex}.desktop-nav>a:not(.nav-contact){color:#aaa;transition:color .2s}.desktop-nav>a:hover{color:#fff}.nav-contact{border-left:1px solid var(--line);padding-left:clamp(24px,3vw,48px)}.nav-contact span,.nav-portal span,.text-link span,.primary-link span{margin-left:14px}.mobile-portal{letter-spacing:.08em;text-transform:uppercase;font-size:11px;display:none}.hero{min-height:100svh;padding:150px var(--pad) clamp(46px,7vw,92px);border-bottom:1px solid var(--line);flex-direction:column;justify-content:flex-end;display:flex;position:relative;overflow:hidden}.hero-photo{object-fit:cover;object-position:center 52%;filter:grayscale()contrast(1.08)brightness(.9);width:100%;height:100%;position:absolute;inset:0}.hero-shade{background:linear-gradient(90deg,#000000a8 0%,#00000047 52%,#00000014 100%),linear-gradient(#0000003d 0%,#00000005 44%,#00000094 100%);position:absolute;inset:0}.section-label{color:var(--muted);letter-spacing:.14em;text-transform:uppercase;font-size:12px}.hero-copy{z-index:1;position:relative}.hero h1{letter-spacing:-.065em;text-shadow:0 2px 28px #00000038;max-width:13ch;margin:0;font-size:clamp(56px,8vw,124px);font-weight:500;line-height:.88}.hero h1 span{display:block}.hero-bottom{justify-content:space-between;align-items:flex-end;gap:32px;margin-top:clamp(42px,7vw,92px);display:flex}.hero-bottom p{color:#ecece7;max-width:38ch;margin:0;font-size:clamp(16px,1.35vw,20px);font-weight:300;line-height:1.55}.text-link{white-space:nowrap;border-bottom:1px solid #fff;padding-bottom:8px;font-size:13px}.operate,.partnership,.community-proof,.contact,.closing,footer{padding-left:var(--pad);padding-right:var(--pad)}.light-surface{background:var(--white);color:var(--black)}.light-surface .section-label{color:#6d6d68}.contact h2{letter-spacing:-.055em;margin:28px 0;font-size:clamp(46px,7.5vw,112px);font-weight:500;line-height:.92}.operate{background:var(--black);min-height:clamp(720px,88svh,960px);color:var(--white);padding-top:clamp(82px,9vw,140px);padding-bottom:clamp(82px,9vw,140px);position:relative;overflow:hidden}.operate-photo{object-fit:cover;object-position:70% center;filter:grayscale()contrast(1.08)brightness(.78);width:100%;height:100%;position:absolute;inset:0}.operate-shade{background:linear-gradient(90deg,#000000db 0%,#000000b8 55%,#0009 100%),linear-gradient(#00000040,#00000080);position:absolute;inset:0}.operate-content{z-index:1;position:relative}.operate .section-label{color:#ffffffa3}.service-list{border-top:1px solid #ffffff52;margin-top:clamp(52px,7vw,92px)}.service-row{border-bottom:1px solid var(--line);grid-template-columns:minmax(280px,.95fr) 1fr;align-items:baseline;gap:clamp(32px,6vw,100px);padding:42px 0 46px;display:grid}.service-row h3{letter-spacing:-.035em;margin:0;font-size:clamp(24px,2.3vw,37px);font-weight:400}.service-row p{color:#fffc;max-width:46ch;margin:0;font-size:16px;font-weight:300;line-height:1.65}.partnership{border-bottom:1px solid #0505052e;padding-top:clamp(64px,7vw,92px);padding-bottom:clamp(68px,7.5vw,98px)}.partnership-content{grid-template-columns:minmax(0,1.05fr) minmax(280px,.48fr);align-items:end;gap:clamp(44px,7vw,110px);margin-top:clamp(34px,4.5vw,58px);display:grid}.partnership h2{letter-spacing:-.05em;max-width:16ch;margin:0;font-size:clamp(40px,4.9vw,76px);font-weight:500;line-height:.95}.partnership-content>p{color:#444440;max-width:43ch;margin:0 0 4px;font-size:16px;font-weight:300;line-height:1.65}.community-proof{border-bottom:1px solid #0505052e;padding-top:clamp(48px,5vw,70px);padding-bottom:clamp(52px,5.5vw,76px)}.community-marks{border-top:1px solid #05050533;border-bottom:1px solid #05050533;grid-template-columns:repeat(3,1fr);margin-top:32px;display:grid}.community-mark{aspect-ratio:4/3;background:#d8d8d3;min-width:0;margin:0;overflow:hidden}.community-mark+.community-mark{border-left:1px solid #05050533}.community-mark img{object-fit:cover;filter:grayscale()contrast(1.08)brightness(.95);width:100%;height:100%}.community-mark.fernhill img{object-position:48% 43%}.community-mark.holly-oaks img{object-position:50% 25%}.community-mark.park-west img{object-position:center}.contact{padding-top:clamp(68px,8vw,108px);padding-bottom:clamp(72px,8.5vw,114px);position:relative;overflow:hidden}.contact-photo{object-fit:cover;object-position:center 52%;filter:grayscale()contrast(1.04)brightness(.94);width:100%;height:100%;position:absolute;inset:0}.contact-wash{background:linear-gradient(90deg,#f4f4efd6 0%,#f4f4efb3 58%,#f4f4ef7a 100%),linear-gradient(#f4f4ef94,#f4f4efc2);position:absolute;inset:0}.contact-content{z-index:1;position:relative}.contact-content>p:not(.section-label){color:#4d4d49;max-width:38ch;font-size:17px;line-height:1.6}.contact-actions{align-items:center;gap:30px;max-width:760px;margin-top:clamp(40px,5vw,62px);display:flex}.primary-link{border-top:1px solid;border-bottom:1px solid;justify-content:space-between;width:min(100%,560px);min-width:0;padding:18px 0;font-size:13px;display:inline-flex}.email-link{color:#61615c;border-bottom:1px solid #05050559;padding-bottom:4px;font-size:13px}.closing{background:var(--black);min-height:clamp(400px,49svh,550px);color:var(--white);align-items:center;padding-top:clamp(66px,7vw,94px);padding-bottom:clamp(66px,7vw,94px);display:flex;position:relative;overflow:hidden}.closing-photo{object-fit:cover;object-position:38% center;filter:grayscale()contrast(1.05)brightness(.92);width:100%;height:100%;position:absolute;inset:0}.closing-shade{background:linear-gradient(90deg,#00000094 0%,#0000005e 58%,#0003 100%),linear-gradient(#0000000f,#00000057);position:absolute;inset:0}.closing-content{z-index:1;width:100%;position:relative}.closing h2{letter-spacing:-.06em;text-wrap:balance;max-width:14ch;margin:clamp(28px,3.5vw,48px) 0 0;font-size:clamp(52px,6.6vw,100px);font-weight:500;line-height:.92}footer{border-top:1px solid var(--line);padding-top:32px;padding-bottom:34px}footer>img{width:160px;height:auto}.footer-meta{color:#92928c;margin-top:30px;font-size:12px}:focus-visible{outline-offset:5px;outline:1px solid}@media (max-width:760px){.site-header{height:78px}.brand img{width:182px}.desktop-nav{display:none}.mobile-portal{align-items:center;gap:8px;display:inline-flex}.hero{min-height:92svh;padding-top:115px}.hero-photo{object-position:58% center;filter:grayscale()contrast(1.05)brightness(.96)}.hero-shade{background:linear-gradient(90deg,#000000a8,#0000002e),linear-gradient(#0003,#0009)}.hero-copy{transform:translateY(-15svh)}.hero h1{letter-spacing:-.045em;max-width:none;font-size:clamp(32px,9.3vw,40px);font-weight:400;line-height:.97}.hero h1 span{white-space:nowrap}.hero-bottom{flex-direction:column;align-items:flex-start;gap:18px;margin-top:20px}.operate{min-height:0;padding-top:72px;padding-bottom:72px}.operate-photo{object-position:76% center}.operate-shade{background:linear-gradient(90deg,#000000d4,#000000b3),linear-gradient(#00000057,#0000008f)}.service-list{margin-top:48px}.service-row{grid-template-columns:1fr;gap:18px;padding:38px 0 42px}.partnership{padding-top:58px;padding-bottom:62px}.partnership-content{grid-template-columns:1fr;gap:28px;margin-top:34px}.partnership h2{max-width:15ch;font-size:clamp(36px,9.8vw,46px);line-height:.97}.community-proof{padding-top:44px;padding-bottom:48px}.community-marks{margin-top:26px}.community-mark{aspect-ratio:1}.contact-photo{object-position:48% center}.contact h2{font-size:clamp(44px,12vw,54px)}.contact-wash{background:linear-gradient(90deg,#f4f4efdb,#f4f4efa8),linear-gradient(#f4f4ef9e,#f4f4efcc)}.closing{min-height:44svh;padding-top:56px;padding-bottom:56px}.closing-photo{object-position:32% center}.closing-shade{background:linear-gradient(90deg,#0000009e,#00000057),linear-gradient(#00000014,#00000061)}.closing h2{max-width:13ch;margin-top:28px;font-size:clamp(40px,10.7vw,50px);line-height:.94}.contact-actions{flex-direction:column;align-items:flex-start}.primary-link{width:100%}}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}