:root{--bg:#101d24;--panel:#15242c;--deep:#0c171d;--text:#eeeae1;--muted:#b3bdc0;--gold:#ddc59c;--line:#63716f66;--paper:#eee9de;--ink:#1b2c32;--serif:Georgia,'Times New Roman',serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:95px}body{margin:0;background:var(--bg);color:var(--text);font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.75;-webkit-font-smoothing:antialiased}button,a,summary{-webkit-tap-highlight-color:transparent}a{color:inherit;text-decoration:none}button{font:inherit;cursor:pointer}a:focus-visible,button:focus-visible,summary:focus-visible{outline:2px solid var(--gold);outline-offset:5px}img{display:block;width:100%;max-width:100%;height:auto}figure,blockquote{margin:0}p,h1,h2,h3{margin-top:0}p{margin-bottom:22px;color:var(--muted)}h1,h2,h3{line-height:1.13}em{font-family:var(--serif);font-weight:400;color:var(--gold)}strong{font-weight:700;color:var(--text)}.wrap{width:calc(100% - 42px);max-width:1200px;margin-left:auto;margin-right:auto}.section{padding-top:76px;padding-bottom:76px}figcaption{font-size:11px;line-height:1.6;letter-spacing:.3px;color:var(--muted);margin-top:12px}.skip-link{position:fixed;top:-90px;left:15px;background:var(--gold);padding:12px;z-index:100;color:var(--ink)}.skip-link:focus{top:10px}.site-header{height:80px;display:flex;align-items:center;justify-content:space-between;padding:0 21px;border-bottom:1px solid var(--line);background:#101d24f5;position:sticky;top:0;z-index:30}.brand{display:block;line-height:1}.brand-name{font-family:var(--serif);font-size:22px;letter-spacing:-.7px;white-space:nowrap}.brand-dot{color:var(--gold)}.brand-sub{display:block;margin-top:8px;font-size:8px;letter-spacing:2.6px;color:var(--gold)}.desktop-nav{display:none}.menu-toggle{border:1px solid #63716f88;width:44px;height:44px;background:transparent;display:flex;align-items:center;justify-content:center;flex-direction:column;gap:6px;color:var(--text);padding:10px;min-height:44px;margin:0}.menu-toggle span{height:1px;width:21px;background:currentColor;transition:transform .2s}.mobile-navigation[open] .menu-toggle span:first-child{transform:translateY(3.5px) rotate(45deg)}.mobile-navigation[open] .menu-toggle span:last-child{transform:translateY(-3.5px) rotate(-45deg)}
.mobile-menu {
  position: absolute;
  top: 100%;
  left: 0;
  right: 0;
  z-index: 1;
  max-height: calc(100vh - 136px);
  max-height: calc(100svh - 136px);
  overflow-y: auto;
  overscroll-behavior: contain;
  background: var(--bg);
  padding: 14px 28px;
  border-bottom: 1px solid var(--line);
  box-shadow: 0 16px 30px #0005;
}
.mobile-menu a {
  display: flex;
  align-items: center;
  gap: 20px;
  min-height: 48px;
  padding: 12px 0;
  font: 23px/1.3 var(--serif);
  border-bottom: 1px solid var(--line);
}
.mobile-menu a span {
  font: 11px Arial, sans-serif;
  color: var(--gold);
}
.mobile-menu .mobile-phone {
  font: 16px Arial, sans-serif;
  color: var(--gold);
  border: 0;
}
.hero{min-height:665px;height:calc(100svh - 80px);max-height:900px;position:relative;isolation:isolate;overflow:hidden;display:flex;flex-direction:column;justify-content:flex-end}.hero-photo{position:absolute;inset:0;z-index:-3;width:100%;height:100%;object-fit:cover;object-position:59% 45%}.hero-shade{position:absolute;inset:0;z-index:-2;background:linear-gradient(0deg,#0b171e 0%,#0b171ed9 18%,#0b171e75 55%,#0b171e0d 100%)}.hero-inner{padding-top:175px;padding-bottom:52px}.eyebrow{font-size:9px;letter-spacing:1.8px;line-height:1.7;color:var(--gold);font-weight:500}.hero .eyebrow{max-width:280px;display:flex;align-items:start;gap:10px;margin-bottom:23px;font-size:8px}.hero .eyebrow>span{width:23px;height:1px;background:var(--gold);flex-shrink:0;margin-top:7px}h1{font-size:clamp(38px,9.8vw,60px);font-weight:500;letter-spacing:-1.65px;margin-bottom:23px;line-height:1.08}h1 em{font-size:1.1em}.hero-subtitle{color:var(--text);font:italic 19px/1.5 var(--serif);margin-bottom:30px}.button{display:inline-flex;align-items:center;justify-content:space-between;gap:26px;min-height:54px;padding:15px 22px;background:var(--gold);color:var(--ink);font-size:13px;line-height:1.4;border:1px solid var(--gold);transition:background .2s,color .2s}.button>span{font-size:22px;line-height:1}.button:hover{background:#eee0c4}.hero-bottom{display:flex;justify-content:space-between;align-items:center;padding-bottom:22px;font-size:10px;line-height:1.4;color:#d1d2c6}.hero-bottom>a{font-size:9px}.hero-bottom>a span{margin-left:8px}.location-dot{display:inline-block;width:5px;height:5px;border-radius:50%;background:var(--gold);margin-right:5px}.section-kicker{display:flex;align-items:center;gap:12px;color:var(--gold);font-size:9px;letter-spacing:2px;margin-bottom:28px}.section-kicker>span{font-family:var(--serif);font-size:15px;letter-spacing:0}.section-kicker>i{height:1px;background:var(--line);width:46px}h2{font-family:var(--serif);font-size:clamp(32px,8vw,43px);font-weight:400;letter-spacing:-.8px;line-height:1.19;margin-bottom:28px}.section-intro{font-size:15px;line-height:1.8}.section-title-grid{margin-bottom:35px}.section-intro a{border-bottom:1px solid var(--line);white-space:nowrap}.story-chapter{display:grid;gap:26px}.year{font-family:var(--serif);font-size:35px;line-height:1.1;color:var(--gold);margin-bottom:24px}.year>span{font:8px/1.6 Arial,sans-serif;letter-spacing:1.5px;display:block;margin-top:10px}.story-text{font-size:15px;line-height:1.85}.product-photo{max-width:100%;display:grid;grid-template-columns:43% 1fr;gap:20px;align-items:end}.product-photo img{aspect-ratio:3/4;object-fit:cover;object-position:center}.product-photo figcaption{padding-bottom:8px}.coast-story{margin-top:55px}.coast-photo img{aspect-ratio:4/3;object-fit:cover;object-position:57% center}.turning-point{margin-top:45px;padding-top:35px;border-top:1px solid var(--line);font-size:15px}.story-conclusion{font-family:var(--serif);font-size:25px;line-height:1.45;color:var(--text);margin-top:30px;margin-bottom:0}.services{background:var(--panel)}.services-lead{margin-bottom:35px;max-width:650px;font-size:15px}.services-grid{display:grid;gap:28px}.advisor-photo img{max-height:470px;aspect-ratio:4/5;object-fit:cover;object-position:center 36%}.advisor-photo figcaption{font-family:var(--serif);font-size:19px;color:var(--gold);margin-top:14px}.accordion{border-top:1px solid var(--line)}.accordion details{border-bottom:1px solid var(--line)}summary{display:flex;align-items:center;gap:12px;list-style:none;padding:21px 0;cursor:pointer;min-height:69px}summary::-webkit-details-marker{display:none}summary h3{font:400 18px/1.35 var(--serif);margin:0;flex:1;min-width:0}.item-number{font-size:10px;color:var(--gold);font-variant-numeric:tabular-nums;flex-shrink:0;letter-spacing:1px}.plus{width:14px;height:14px;position:relative;flex-shrink:0;margin-left:4px}.plus:before,.plus:after{content:'';position:absolute;left:0;right:0;top:6px;height:1px;background:var(--gold)}.plus:after{transform:rotate(90deg);transition:transform .15s}details[open] summary .plus:after{transform:rotate(0)}.detail-body{padding:0 20px 8px 27px;font-size:14px;line-height:1.8}.detail-body p{margin-bottom:17px}.experience{display:grid;gap:20px;margin-top:65px;border-top:1px solid var(--line);padding-top:35px}.serif-title{font:400 30px/1.25 var(--serif);letter-spacing:-.5px;margin-bottom:24px}.experience .eyebrow{margin-bottom:19px}.experience-copy{font-size:15px}.service-gallery{display:grid;grid-template-columns:41% 1fr;gap:12px;align-items:stretch;margin:25px 0 40px}.service-gallery figure{overflow:hidden}.service-gallery img{height:100%;min-height:240px;object-fit:cover}.service-gallery figure:first-child img{object-position:62% center}.service-gallery figure:last-child img{object-position:30% center}.approach-copy{display:grid;gap:12px;font-size:15px}.large-copy{font:400 27px/1.4 var(--serif);color:var(--text);letter-spacing:-.4px}.approach-copy strong{font-weight:bold;color:var(--gold)}.why-intro{display:grid;gap:15px;font-size:15px}.sea-detail img{aspect-ratio:4/3;object-fit:cover}.personal-case{background:var(--paper);color:var(--ink);padding:32px 24px;margin:45px 0}.case-label{font-size:8px;letter-spacing:1.8px;color:#74674e}.personal-case blockquote{font:400 29px/1.3 var(--serif);letter-spacing:-.6px;margin-bottom:25px}.personal-case blockquote em{color:#977744}.personal-case p:not(.case-label){color:#526064;font-size:14px;line-height:1.85}.personal-case p:last-child{margin-bottom:0}.risk-grid{display:grid;gap:35px}.document-column{display:grid;grid-template-columns:1fr 1fr;gap:12px;align-items:start}.photo-open{border:0;background:none;padding:0;color:inherit;display:block;width:100%}.document-viewport{overflow:hidden;aspect-ratio:0.66;background:#d8d2c6;grid-column:1}.document-viewport img{width:121%;max-width:none;margin-left:-11.2%;height:100%;object-fit:cover;object-position:center}.photo-hint{grid-row:2;grid-column:1;font-size:8px;line-height:1.8;letter-spacing:1px;color:var(--muted)}.photo-hint span{display:block;color:var(--gold)}.coast-small{grid-column:2;grid-row:1/3;height:100%}.coast-small img{height:100%;object-fit:cover;object-position:34% center}.terrace-panorama{margin-top:45px}.terrace-panorama img{aspect-ratio:4/3;object-fit:cover}.pricing{background:var(--paper);color:var(--ink)}.pricing .section-kicker,.pricing .item-number{color:#8d7247}.pricing .section-kicker i{background:#786b5144}.pricing em{color:#8d7247}.pricing .section-intro{color:#59676c}.price-layout{display:grid;gap:28px}.price-house img{aspect-ratio:4/3;object-fit:cover}.price-list article{display:grid;grid-template-columns:20px 1fr auto;gap:12px;padding:25px 0;border-top:1px solid #7f8a873b}.price-list h3{font:400 24px/1.25 var(--serif);letter-spacing:-.4px;margin-bottom:11px}.price-list p{font-size:13px;line-height:1.8;color:#59676c;margin-bottom:0}.price{font-family:var(--serif);font-size:30px;line-height:1;white-space:nowrap;letter-spacing:-1px}.price small{font-size:19px}.price-list .individual{grid-template-columns:20px 1fr}.individual-label{display:block;font:italic 25px/1.3 var(--serif);color:#8d7247;margin-top:20px}.button.dark{background:var(--ink);border-color:var(--ink);color:var(--paper);margin-top:5px;width:100%}.button.dark:hover{background:#324850}.pricing-gallery{display:grid;grid-template-columns:1fr 1fr;gap:12px;margin-top:32px}.pricing-gallery figure{overflow:hidden}.pricing-gallery figure:first-child{grid-column:1/-1}.pricing-gallery figure img{height:100%;object-fit:cover;aspect-ratio:4/3}.pricing-gallery figure:nth-child(2) img{aspect-ratio:3/4;object-position:center}.floorplan{position:relative;align-self:stretch;overflow:hidden;background:#ded5c6}.floorplan img{width:145%;max-width:none;height:100%;object-fit:cover;object-position:left;margin-left:-13%}.floorplan span{position:absolute;bottom:10px;left:10px;padding:5px 9px;background:#1b2c32d9;color:#fff;font-size:9px}.contact-layout{display:grid;gap:35px}.contact-primary{display:flex;justify-content:space-between;align-items:center;border-bottom:1px solid var(--line);padding:12px 0 20px;font:400 25px/1.3 var(--serif);color:var(--gold);gap:20px}.phone-link{display:inline-block;font-size:24px;line-height:1.4;letter-spacing:-.6px;margin-top:24px}.contact-links{display:flex;gap:30px;margin-top:15px;font-size:12px;color:var(--muted)}.contact-links a{border-bottom:1px solid var(--line);padding-bottom:6px}.office{margin-top:35px}.office p{margin:12px 0;font-size:15px;line-height:1.6}.office>a{font-size:11px;color:var(--gold);display:inline-block;padding:8px 0}.wine-photo{margin-top:30px;max-width:170px}.wine-photo img{aspect-ratio:3/2;object-fit:cover;object-position:center 65%}.contact-portrait img{aspect-ratio:4/5;object-fit:cover;object-position:center 17%}.contacts{padding-bottom:60px}.footer{border-top:1px solid var(--line);padding-top:30px;padding-bottom:110px}.footer-top{display:flex;justify-content:space-between;align-items:center;gap:15px}.footer .brand-name{font-size:20px}.footer .brand-sub{font-size:7px}.back-top{font-size:10px;color:var(--muted)}.footer-bottom{margin-top:30px;font-size:9px;color:var(--muted);line-height:1.9}.footer-bottom p{font-size:9px;line-height:1.9;margin-bottom:15px}.mobile-contact{position:fixed;bottom:0;left:0;right:0;display:flex;align-items:stretch;background:#14242cf5;border-top:1px solid #ddc59c55;z-index:25;padding-bottom:env(safe-area-inset-bottom)}.mobile-contact a{width:50%;display:flex;align-items:center;justify-content:space-between;min-height:56px;padding:13px 22px;font-size:12px;line-height:1.2}.mobile-contact a:first-child{background:var(--gold);color:var(--ink)}.mobile-contact a span{font-size:20px}dialog{padding:52px 12px 12px;border:1px solid var(--line);background:var(--bg);color:var(--text);width:min(95vw,1100px);max-height:94svh;overflow:auto}dialog::backdrop{background:#000c}dialog figure{margin:0}dialog img{max-height:77svh;object-fit:contain;width:100%}dialog figcaption{text-align:center}.dialog-close{position:absolute;right:12px;top:8px;border:1px solid var(--line);padding:9px 15px;color:var(--text);background:var(--panel);font-size:12px}a,button,summary{touch-action:manipulation}@media(min-width:600px){.wrap{width:calc(100% - 80px)}.site-header{padding:0 40px}.hero-inner{padding-top:150px}h1{font-size:66px}.hero .eyebrow{font-size:9px;max-width:none}.hero-shade{background:linear-gradient(90deg,#0b171ee8,#0b171e66 65%,#0b171e22),linear-gradient(0deg,#0b171e,transparent 30%)}.hero-subtitle{font-size:23px}.hero-bottom{font-size:11px}.hero-bottom>a{font-size:11px}.section{padding-top:95px;padding-bottom:95px}.section-kicker{margin-bottom:35px}h2{font-size:44px}.product-photo{max-width:360px;grid-template-columns:1fr}.product-photo img{aspect-ratio:4/5}.product-photo figcaption{margin-top:0}.story-start{grid-template-columns:1.1fr .7fr;gap:40px}.year{font-size:40px}.year>span{font-size:9px}.story-conclusion{font-size:28px}.advisor-photo{max-width:500px}.service-gallery img{min-height:350px}.personal-case{padding:45px}.personal-case blockquote{font-size:39px}.document-column{max-width:650px}.price-list h3{font-size:27px}.price{font-size:38px}.price-list p{font-size:14px}.pricing-gallery{grid-template-columns:1.2fr 1fr 1fr}.pricing-gallery figure:first-child{grid-column:auto}.pricing-gallery figure img{aspect-ratio:4/3}.pricing-gallery figure:nth-child(2) img{aspect-ratio:4/3}.contact-portrait{max-width:600px}.phone-link{font-size:29px}.contact-primary{font-size:31px}.footer{padding-bottom:105px}.footer-bottom{display:flex;justify-content:space-between;gap:30px}.footer-bottom p{margin:0}}@media(min-width:900px){.site-header{height:91px;padding:0 max(40px,calc((100vw - 1280px)/2))}.brand-name{font-size:25px}.brand-sub{font-size:8px;letter-spacing:3px}.desktop-nav{display:flex;gap:27px;align-items:center;font-size:11px}.desktop-nav a{padding:15px 0;position:relative}.desktop-nav a:after{content:'';position:absolute;bottom:6px;left:0;right:0;height:1px;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform .2s}.desktop-nav a:hover:after,.desktop-nav a.active:after{transform:scaleX(1)}.mobile-navigation{display:none}.hero{height:760px;min-height:650px;max-height:calc(100svh - 90px);justify-content:center}.hero-photo{object-position:center 56%}.hero-shade{background:linear-gradient(90deg,#0b171eeb 0%,#0b171e95 39%,#0b171e19 78%),linear-gradient(0deg,#101d24,transparent 24%)}.hero-inner{padding-top:60px;padding-bottom:85px}.hero .eyebrow{margin-bottom:30px;letter-spacing:2px}h1{font-size:clamp(65px,6.7vw,92px);letter-spacing:-3px;line-height:1.03;max-width:700px}.hero-subtitle{font-size:24px;margin-top:26px;margin-bottom:33px}.hero-bottom{position:absolute;left:0;right:0;bottom:0;padding-bottom:30px}.button{font-size:13px;padding:18px 26px;min-width:240px}.section{padding-top:115px;padding-bottom:115px}.section-title-grid{display:grid;grid-template-columns:1.55fr 1fr;gap:80px;align-items:end;margin-bottom:55px}.section-title-grid h2{margin-bottom:0}h2{font-size:clamp(40px,4.1vw,58px);letter-spacing:-1.3px}.section-intro{font-size:15px;margin-bottom:7px}.section-kicker{margin-bottom:35px;font-size:10px}.story-start{grid-template-columns:1.3fr .7fr;gap:110px;align-items:center}.story-text{font-size:16px}.product-photo{max-width:350px;margin-left:auto}.product-photo img{aspect-ratio:4/5}.year{font-size:46px}.year>span{font-size:9px}.coast-story{grid-template-columns:1fr 1.15fr;align-items:center;gap:95px;margin-top:80px}.coast-photo{order:-1}.coast-photo img{aspect-ratio:4/3}.turning-point{padding-top:50px;margin-top:70px;font-size:16px}.story-conclusion{font-size:32px;max-width:630px}.services-grid{grid-template-columns:.83fr 1.4fr;gap:95px;align-items:start}.advisor-photo{position:sticky;top:120px;max-width:420px}.advisor-photo img{max-height:none;aspect-ratio:3/4}.services-lead{margin-bottom:40px;font-size:16px}summary{padding:23px 0;gap:20px}summary h3{font-size:22px}.item-number{font-size:10px}.detail-body{padding-left:38px;padding-right:30px;font-size:15px}.experience{grid-template-columns:1fr 1fr;gap:90px;padding-top:50px;margin-top:90px}.serif-title{font-size:36px}.experience-copy{font-size:15px}.service-gallery{grid-template-columns:.8fr 1.4fr;gap:25px;margin:35px 0 55px;height:430px}.service-gallery img{min-height:0;height:430px}.service-gallery figure:first-child img{object-position:center 40%}.service-gallery figure:last-child img{object-position:center}.approach-copy{grid-template-columns:1fr 1fr;gap:90px}.large-copy{font-size:32px;line-height:1.45}.why>h2{margin-bottom:45px}.why-intro{grid-template-columns:1.15fr 1fr;gap:85px;align-items:start;font-size:15px}.sea-detail{margin-top:8px}.sea-detail img{aspect-ratio:4/5;object-fit:cover;object-position:45% center}.personal-case{padding:55px 70px;margin:65px 0}.personal-case blockquote{font-size:47px;line-height:1.25;margin-bottom:32px}.personal-case p:not(.case-label){font-size:15px;max-width:850px}.case-label{font-size:9px;letter-spacing:2px}.risk-grid{grid-template-columns:1.4fr .8fr;gap:85px;align-items:start}.risks summary h3{font-size:21px}.document-column{display:block;padding-top:5px}.document-viewport{aspect-ratio:.68;max-height:500px}.photo-hint{display:flex;justify-content:space-between;margin-top:12px;font-size:8px}.photo-hint span{display:inline}.coast-small{height:200px;margin-top:32px}.coast-small img{aspect-ratio:16/9;object-position:center}.terrace-panorama{margin-top:65px}.terrace-panorama img{aspect-ratio:2.3;object-position:center 64%}.terrace-panorama figcaption{text-align:right}.price-layout{grid-template-columns:1fr 1fr;gap:70px;align-items:start}.price-house{position:sticky;top:120px}.price-house img{aspect-ratio:4/5;object-fit:cover;object-position:38% center}.price-list article{padding-top:28px;padding-bottom:28px}.price-list h3{font-size:28px}.price-list p{font-size:14px}.price{font-size:40px}.price-list .button{margin-top:8px}.pricing-gallery{grid-template-columns:1.5fr .8fr .8fr;height:300px;gap:20px;margin-top:50px}.pricing-gallery figure img{height:300px;aspect-ratio:auto}.pricing-gallery figure:nth-child(2) img{aspect-ratio:auto}.floorplan img{height:300px}.contact-layout{grid-template-columns:1fr 1fr;gap:100px;align-items:start}.contact-copy h2{font-size:49px;margin-bottom:40px}.contact-portrait{max-width:none}.contact-portrait img{aspect-ratio:4/5;object-position:center 15%;max-height:650px}.contact-primary{font-size:30px}.phone-link{font-size:29px;margin-top:30px}.contact-links{margin-top:15px}.office{margin-top:45px}.wine-photo{max-width:230px;margin-top:30px}.wine-photo img{aspect-ratio:2;object-position:center 62%}.contacts{padding-bottom:90px}.footer{padding-top:35px;padding-bottom:35px}.footer-bottom{font-size:9px;margin-top:35px}.footer .brand-name{font-size:23px}.mobile-contact{display:none}.mobile-phone{display:none}}@media(min-width:1450px){.hero{height:840px}.section{padding-top:130px;padding-bottom:130px}}@media(max-width:360px){.wrap{width:calc(100% - 32px)}.site-header{padding:0 16px}.brand-name{font-size:20px}h1{font-size:35px}.hero .eyebrow{font-size:7px}.hero-subtitle{font-size:17px}.hero-bottom>a{font-size:8px}h2{font-size:30px}.price-list article{gap:8px;grid-template-columns:16px 1fr auto}.price-list h3{font-size:21px}.price{font-size:27px}.contact-primary{font-size:22px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important}}@media print{body{background:white;color:black}.hero{height:450px;max-height:none}.site-header{position:static}.mobile-contact,.mobile-navigation,.button,.photo-open,dialog{display:none}p{color:#333}details{display:block}details:not([open])>.detail-body{display:block!important}.section{padding:35px 0;break-inside:auto}.services,.pricing{background:white}.wrap{width:90%}h2,em,strong{color:black}.footer{padding-bottom:20px}.service-gallery{display:none}}

.crop-document .dialog-image-wrap{overflow:hidden;max-width:700px;margin:auto}.crop-document #dialog-image{width:121%;max-width:none;margin-left:-11.2%;height:auto;max-height:none;object-fit:initial}

.story-bmw {
  max-width: 580px;
  margin-top: 28px;
}

@media (min-width: 900px) {
  .turning-point {
    display: grid;
    grid-template-columns: minmax(0, 1.2fr) minmax(0, 1fr);
    align-items: start;
    column-gap: clamp(36px, 5vw, 72px);
  }

  .story-bmw {
    margin-top: 0;
  }
}
.story-bmw img {
  aspect-ratio: 5 / 4;
  height: auto;
  object-fit: cover;
  object-position: 50% 12%;
}