@layer properties{@supports (((-webkit-hyphens:none)) and (not (margin-trim:inline))) or ((-moz-orient:inline) and (not (color:rgb(from red r g b)))){*,:before,:after,::backdrop{--tw-border-style:solid;--tw-outline-style:solid;--tw-blur:initial;--tw-brightness:initial;--tw-contrast:initial;--tw-grayscale:initial;--tw-hue-rotate:initial;--tw-invert:initial;--tw-opacity:initial;--tw-saturate:initial;--tw-sepia:initial;--tw-drop-shadow:initial;--tw-drop-shadow-color:initial;--tw-drop-shadow-alpha:100%;--tw-drop-shadow-size:initial}}}@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;--container-lg:32rem;--container-xl:36rem;--text-5xl:3rem;--text-5xl--line-height:1;--text-6xl:3.75rem;--text-6xl--line-height:1;--default-transition-duration:.15s;--default-transition-timing-function:cubic-bezier(.4,0,.2,1);--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{.\!visible{visibility:visible!important}.invisible{visibility:hidden}.visible{visibility:visible}.absolute{position:absolute}.fixed{position:fixed}.relative{position:relative}.static{position:static}.sticky{position:sticky}.container{width:100%}@media (min-width:40rem){.container{max-width:40rem}}@media (min-width:48rem){.container{max-width:48rem}}@media (min-width:64rem){.container{max-width:64rem}}@media (min-width:80rem){.container{max-width:80rem}}@media (min-width:96rem){.container{max-width:96rem}}.mx-auto{margin-inline:auto}.block{display:block}.contents{display:contents}.flex{display:flex}.grid{display:grid}.hidden{display:none}.inline{display:inline}.table{display:table}.min-h-screen{min-height:100vh}.w-full{width:100%}.max-w-\[1120px\]{max-width:1120px}.max-w-lg{max-width:var(--container-lg)}.max-w-xl{max-width:var(--container-xl)}.flex-shrink{flex-shrink:1}.grow{flex-grow:1}.resize{resize:both}.flex-col{flex-direction:column}.place-items-center{place-items:center}.items-center{align-items:center}.justify-center{justify-content:center}.gap-6{gap:calc(var(--spacing)*6)}.rounded{border-radius:.25rem}.border{border-style:var(--tw-border-style);border-width:1px}.px-4{padding-inline:calc(var(--spacing)*4)}.px-6{padding-inline:calc(var(--spacing)*6)}.py-12{padding-block:calc(var(--spacing)*12)}.py-16{padding-block:calc(var(--spacing)*16)}.pt-8{padding-top:calc(var(--spacing)*8)}.pb-10{padding-bottom:calc(var(--spacing)*10)}.text-center{text-align:center}.text-5xl{font-size:var(--text-5xl);line-height:var(--tw-leading,var(--text-5xl--line-height))}.uppercase{text-transform:uppercase}.italic{font-style:italic}.underline{text-decoration-line:underline}.outline{outline-style:var(--tw-outline-style);outline-width:1px}.blur{--tw-blur:blur(8px);filter:var(--tw-blur,)var(--tw-brightness,)var(--tw-contrast,)var(--tw-grayscale,)var(--tw-hue-rotate,)var(--tw-invert,)var(--tw-saturate,)var(--tw-sepia,)var(--tw-drop-shadow,)}.filter{filter:var(--tw-blur,)var(--tw-brightness,)var(--tw-contrast,)var(--tw-grayscale,)var(--tw-hue-rotate,)var(--tw-invert,)var(--tw-saturate,)var(--tw-sepia,)var(--tw-drop-shadow,)}.transition{transition-property:color,background-color,border-color,outline-color,text-decoration-color,fill,stroke,--tw-gradient-from,--tw-gradient-via,--tw-gradient-to,opacity,box-shadow,transform,translate,scale,rotate,filter,-webkit-backdrop-filter,backdrop-filter,display,content-visibility,overlay,pointer-events;transition-timing-function:var(--tw-ease,var(--default-transition-timing-function));transition-duration:var(--tw-duration,var(--default-transition-duration))}@media (min-width:40rem){.sm\:px-6{padding-inline:calc(var(--spacing)*6)}.sm\:pt-12{padding-top:calc(var(--spacing)*12)}.sm\:pb-16{padding-bottom:calc(var(--spacing)*16)}.sm\:text-6xl{font-size:var(--text-6xl);line-height:var(--tw-leading,var(--text-6xl--line-height))}}}body{color:#292b29;background:#fff;font-family:Arial,Helvetica,sans-serif}@property --tw-border-style{syntax:"*";inherits:false;initial-value:solid}@property --tw-outline-style{syntax:"*";inherits:false;initial-value:solid}@property --tw-blur{syntax:"*";inherits:false}@property --tw-brightness{syntax:"*";inherits:false}@property --tw-contrast{syntax:"*";inherits:false}@property --tw-grayscale{syntax:"*";inherits:false}@property --tw-hue-rotate{syntax:"*";inherits:false}@property --tw-invert{syntax:"*";inherits:false}@property --tw-opacity{syntax:"*";inherits:false}@property --tw-saturate{syntax:"*";inherits:false}@property --tw-sepia{syntax:"*";inherits:false}@property --tw-drop-shadow{syntax:"*";inherits:false}@property --tw-drop-shadow-color{syntax:"*";inherits:false}@property --tw-drop-shadow-alpha{syntax:"<percentage>";inherits:false;initial-value:100%}@property --tw-drop-shadow-size{syntax:"*";inherits:false}
.sketch-type{--pencil:#292b29;--soft-pencil:#626660;--guide:#c9ccc6;--forest:#405b51;--wash:#f1f4f2;color:var(--pencil);font-family:var(--sketch-body), Arial, sans-serif;-webkit-font-smoothing:antialiased;--lightningcss-light:initial;--lightningcss-dark: ;color-scheme:light;font-size:16px;font-weight:400;line-height:1.75}html:has(.sketch-site){scroll-behavior:smooth;background:#fff;scroll-padding-top:110px}body:has(.sketch-site){background:#fff}.sketch-site{isolation:isolate;background:#fff;position:relative}.sketch-site:before{content:"";z-index:-1;pointer-events:none;opacity:.035;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='180' height='180'%3E%3Cfilter id='grain'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.82' numOctaves='3' stitchTiles='stitch'/%3E%3C/filter%3E%3Cpath fill='%23000' filter='url(%23grain)' opacity='.4' d='M0 0h180v180H0z'/%3E%3C/svg%3E");position:absolute;inset:0}.sketch-container{width:100%;max-width:1376px;margin-inline:auto;padding-inline:64px}.sketch-site *,.sketch-header *{box-sizing:border-box}.sketch-site :is(h1,h2,h3,h4,p,figure,blockquote,dl,dd,ul,ol){margin:0}.sketch-site :is(h1,h2,h3){font-family:var(--sketch-display), Georgia, serif;letter-spacing:-.035em;font-weight:500}.sketch-site h2{font-size:clamp(44px,4.5vw,64px);line-height:1.03}.sketch-site h2 em,.sketch-site h1 em,.sketch-site h3 em{color:var(--forest);font-weight:400}.sketch-site p{text-wrap:pretty}.sketch-site a,.sketch-header a{color:inherit;text-decoration:none}.sketch-type :is(a,button,summary):focus-visible{outline:2px solid var(--forest);outline-offset:6px;border-radius:1px}.sketch-type svg{flex-shrink:0}.sketch-hand{font-family:var(--sketch-hand), cursive;letter-spacing:0;color:var(--forest);font-size:28px;font-weight:400;line-height:1.15}.sketch-rule{fill:none;width:100%;height:8px;stroke:var(--guide);stroke-width:.85px;display:block;overflow:visible}.sketch-rule path+path{stroke-width:.5px;opacity:.5}.sketch-label{text-transform:uppercase;letter-spacing:.14em;color:var(--soft-pencil);align-items:center;gap:16px;font-size:11px;line-height:1.5;display:flex}.sketch-label>span:first-child{letter-spacing:.05em;font-size:12px}.sketch-label-rule{background:var(--guide);width:29px;height:1px;transform:rotate(-2deg)}.sketch-eyebrow{text-transform:uppercase;letter-spacing:.15em;color:var(--soft-pencil);align-items:center;gap:12px;font-size:11px;line-height:1.6;display:flex}.sketch-art{mix-blend-mode:multiply;filter:grayscale();width:100%;height:auto;display:block;-webkit-mask-image:linear-gradient(90deg,#0000,#000 4% 96%,#0000),linear-gradient(#0000,#000 5% 94%,#0000);mask-image:linear-gradient(90deg,#0000,#000 4% 96%,#0000),linear-gradient(#0000,#000 5% 94%,#0000);-webkit-mask-composite:source-in;mask-composite:intersect}.sketch-art-caption{letter-spacing:.12em;text-transform:uppercase;color:var(--soft-pencil);font-size:10px;line-height:1.65;display:block}.sketch-header{z-index:50;background:#fff;border-bottom:1px solid #e8e9e5;position:sticky;top:0}.sketch-header-inner{justify-content:space-between;align-items:center;gap:30px;min-height:88px;display:flex}.sketch-brand{flex-shrink:0;align-items:center;gap:13px;display:inline-flex}.sketch-brand>span{letter-spacing:.13em;font-size:13px;font-weight:600;line-height:1.3}.sketch-brand>span>span{font-weight:400}.sketch-brand-mark{object-fit:contain;filter:grayscale();width:39px;height:39px}.sketch-desktop-nav{align-items:center;gap:34px;display:flex}.sketch-desktop-nav>a{align-items:center;gap:12px;padding-block:12px;font-size:12px;display:flex;position:relative}.sketch-desktop-nav>a:after{content:"";border-bottom:1.5px solid var(--forest);transform-origin:0;border-radius:40% 15% 45% 25%;height:4px;transition:transform .18s;position:absolute;bottom:5px;left:0;right:0;transform:scaleX(0)rotate(-1deg)}.sketch-desktop-nav>a:hover:after,.sketch-desktop-nav>a[aria-current]:after{transform:scaleX(1)rotate(-1deg)}.sketch-desktop-nav .sketch-nav-contact{margin-left:12px}.sketch-menu-button{color:var(--pencil);font:500 12px/1.5 var(--sketch-body), sans-serif;cursor:pointer;background:0 0;border:none;align-items:center;gap:10px;min-height:44px;padding:10px 0 10px 10px;display:none}.sketch-mobile-nav{display:none}.sketch-skip{z-index:60;background:#fff;padding:12px 20px;font-size:14px;position:absolute;top:-100px;left:20px}.sketch-skip:focus{top:12px}.sketch-status-dot{background:var(--forest);border-radius:50%;flex-shrink:0;width:5px;height:5px}.sketch-site h1{letter-spacing:-.045em;margin:26px 0;font-size:clamp(66px,6.4vw,88px);line-height:.96}.sketch-site h1>span,.sketch-site h1>em{display:block}.sketch-site h1>em{margin-top:7px}.sketch-hero-description{max-width:435px;color:var(--soft-pencil);font-size:15px;line-height:1.8}.sketch-hero-actions{flex-wrap:wrap;align-items:center;gap:24px;margin-top:27px;display:flex}.sketch-button{border:1px solid var(--forest);border-radius:2px 3px 1px 2px;justify-content:center;align-items:center;gap:18px;min-height:48px;padding:12px 18px;font-size:12px;font-weight:500;transition:background .18s;display:inline-flex;color:var(--forest)!important}.sketch-button:hover{background:var(--wash)}.sketch-text-link{align-items:center;gap:9px;min-height:44px;font-size:12px;display:inline-flex;color:var(--forest)!important}.sketch-text-link:hover{text-underline-offset:6px;text-decoration:underline}.sketch-hero-foot{justify-content:space-between;align-items:center;gap:28px;margin-top:48px;margin-bottom:16px;display:flex}.sketch-hero-foot>span{letter-spacing:.12em;text-transform:uppercase;color:var(--soft-pencil);font-size:10px}.sketch-hero-foot>a{align-items:center;gap:12px;min-height:44px;font-size:11px;display:inline-flex}.sketch-hero-foot>a:hover{color:var(--forest)}.sketch-section{padding-top:76px}.sketch-about-grid{grid-template-columns:1.05fr 1fr;align-items:start;gap:95px;padding:38px 0 72px;display:grid}.sketch-about-title h2{max-width:490px}.sketch-about-title>.sketch-hand{margin-top:31px;font-size:26px;display:inline-block;transform:rotate(-4deg)}.sketch-prose p{color:var(--soft-pencil);font-size:15px;line-height:1.85}.sketch-prose p+p{margin-top:17px}.sketch-prose .sketch-lead{color:var(--pencil);margin-bottom:20px;font-size:18px;line-height:1.65}.sketch-section-intro{grid-template-columns:1.2fr 1fr;align-items:end;gap:110px;padding-top:36px;display:grid}.sketch-section-intro>p{color:var(--soft-pencil);max-width:410px;font-size:15px;line-height:1.85}.sketch-investment-index{border-block:1px solid #e3e5df;align-items:center;gap:42px;margin-top:38px;padding-block:11px;display:flex}.sketch-investment-index a{align-items:center;gap:14px;min-height:44px;font-size:12px;display:inline-flex}.sketch-investment-index a>span{color:var(--soft-pencil);font-size:10px}.sketch-investment-index a:hover{color:var(--forest);text-underline-offset:6px;text-decoration:underline}.sketch-study{align-self:center;min-width:0}.sketch-study>img{width:100%}.sketch-study figcaption{text-align:center;flex-direction:column;align-items:center;gap:20px;padding-top:8px;display:flex}.sketch-study .sketch-art-caption{font-size:9px}.sketch-study .sketch-hand{font-size:26px;transform:rotate(-4deg)}.sketch-business-grid{grid-template-columns:1.05fr 1fr;align-items:center;gap:70px;padding-block:67px 75px;display:grid}.sketch-business-copy h3{margin-block:17px 24px;font-size:clamp(39px,3.7vw,53px);line-height:1.05}.sketch-business-copy>p:not(.sketch-eyebrow){color:var(--soft-pencil);font-size:15px;line-height:1.85}.sketch-business-copy>p+p{margin-top:14px}.sketch-criteria{border-top:1px solid #e3e5df;padding:0;list-style:none;margin-block:24px 12px!important}.sketch-criteria li{border-bottom:1px solid #e3e5df;align-items:baseline;gap:17px;padding-block:10px;font-size:12px;display:flex}.sketch-criteria li>span{color:var(--forest);font:400 21px/1 var(--sketch-hand), cursive}.sketch-property{border-top:1px solid #e3e5df;padding-top:55px}.sketch-property-intro{grid-template-columns:1fr 1fr;align-items:end;gap:70px;display:grid}.sketch-property-intro h3{margin-top:16px;font-size:clamp(39px,3.7vw,53px);line-height:1.08}.sketch-property-intro>p{color:var(--soft-pencil);max-width:410px;font-size:15px;line-height:1.85}.sketch-property-studies{margin-top:28px}.sketch-property-item{grid-template-columns:.78fr 1.22fr;grid-template-areas:"copy art";align-items:center;gap:clamp(40px,5vw,80px);min-width:0;min-height:100svh;padding-block:clamp(64px,10svh,112px);display:grid}.sketch-property-item:first-child{min-height:calc(100svh - 240px)}.sketch-property-item+.sketch-property-item{border-top:1px solid #e3e5df}.sketch-property-item-reverse{grid-template-columns:1.22fr .78fr;grid-template-areas:"art copy"}.sketch-property-item>.sketch-study{grid-area:art;width:100%;min-width:0}.sketch-property-copy{grid-area:copy;max-width:390px}.sketch-property-copy h4{font:500 clamp(38px, 4.3vw, 60px) / 1.06 var(--sketch-display), Georgia, serif;letter-spacing:-.02em;margin-block:20px 26px}.sketch-property-copy h4 em{color:var(--forest);font-weight:400}.sketch-property-copy>p:not(.sketch-eyebrow){color:var(--soft-pencil);max-width:370px;font-size:15px;line-height:1.85}.sketch-property-next{margin-top:26px}.sketch-equities{border-top:1px solid #e3e5df;grid-template-columns:.9fr 1fr;align-items:center;gap:70px;padding:27px 0 38px;display:grid}.sketch-equities>div{align-items:baseline;gap:24px;display:flex}.sketch-equities .sketch-hand{font-size:23px;transform:rotate(-4deg)}.sketch-equities h3{font-size:31px;line-height:1.2}.sketch-equities>p{color:var(--soft-pencil);max-width:460px;font-size:13px;line-height:1.8}.sketch-ownership-intro{align-items:center}.sketch-ownership-grid{grid-template-columns:repeat(3,minmax(0,1fr));gap:46px;margin-top:47px;display:grid}.sketch-ownership-item{border-top:1px solid var(--guide);padding-top:20px}.sketch-ownership-item>.sketch-hand{margin-bottom:21px;font-size:24px;display:inline-block;transform:rotate(-6deg)}.sketch-ownership-item h3{margin-bottom:18px;font-size:32px;line-height:1.1}.sketch-ownership-item>p{color:var(--soft-pencil);font-size:14px;line-height:1.9}.sketch-ownership-note{text-align:center;font-size:27px;transform:rotate(-2deg);margin-block:45px 49px!important}.sketch-conversation-grid{grid-template-columns:1fr 1fr;align-items:center;gap:80px;padding-block:36px 65px;display:grid}.sketch-conversation-copy h2{margin-bottom:27px}.sketch-conversation-copy>p{color:var(--soft-pencil);max-width:480px;font-size:15px;line-height:1.85}.sketch-conversation-copy>p+p{margin-top:15px}.sketch-conversation-questions{counter-reset:question;padding:0;list-style:none;margin-top:24px!important}.sketch-conversation-questions li{counter-increment:question;align-items:baseline;gap:14px;padding-block:6px;font-size:14px;display:flex}.sketch-conversation-questions li:before{content:"0" counter(question);color:var(--forest);font:400 22px/1 var(--sketch-hand), cursive}.sketch-contact-grid{grid-template-columns:1fr 1.05fr;gap:80px;padding-block:36px 80px;display:grid}.sketch-contact-grid>div>p:not(.sketch-eyebrow):not(.sketch-hand){color:var(--soft-pencil);max-width:480px;margin-top:26px;font-size:15px;line-height:1.85}.sketch-contact-place{border-top:1px solid var(--guide);max-width:320px;margin-top:38px;padding-top:28px}.sketch-contact-place address{color:var(--soft-pencil);margin-top:22px;font-size:14px;font-style:normal;line-height:1.95}.sketch-contact-place .sketch-hand{margin-top:24px;font-size:27px;display:inline-block;transform:rotate(-4deg)}.sketch-contact-form{border:1px solid var(--guide);background:#fff;border-radius:3px 2px 4px 1px;padding:32px;position:relative;box-shadow:4px 5px #f4f5f2,5px 6px #dfe2dc}.sketch-contact-form-heading{border-bottom:1px solid var(--guide);margin-bottom:24px;padding-bottom:23px}.sketch-contact-form-heading h3{margin-top:12px;font-size:31px;line-height:1.12}.sketch-contact-form label{color:var(--pencil);font-size:12px;font-weight:500;display:block}.sketch-contact-form :is(input:not([type]),input[type=email],select,textarea){border:1px solid var(--guide);width:100%;min-width:0;min-height:46px;color:var(--pencil);font:400 16px/1.5 var(--sketch-body), Arial, sans-serif;background:#fdfdfb;border-radius:2px;margin:8px 0 20px;padding:11px 12px;display:block}.sketch-contact-form :is(input,select,textarea):focus-visible{outline:2px solid var(--forest);outline-offset:2px}.sketch-contact-form textarea{resize:vertical;min-height:135px;margin-bottom:8px}.sketch-contact-form textarea::placeholder{color:#767a73}.sketch-contact-fields{grid-template-columns:1fr 1fr;gap:18px;display:grid}.sketch-contact-fields>label{min-width:0}.sketch-contact-hint{color:var(--soft-pencil);font-size:11px;line-height:1.6}.sketch-contact-trap{clip-path:inset(50%);width:1px;height:1px;position:absolute;overflow:hidden}.sketch-contact-captcha{min-height:66px;margin-block:24px 18px;font-size:12px}.sketch-contact-captcha p:not(:empty){color:var(--soft-pencil);margin-top:10px;line-height:1.6}.sketch-turnstile{min-height:65px}.sketch-contact-privacy{color:var(--soft-pencil);font-size:11px;line-height:1.75}.sketch-contact-submit{cursor:pointer;margin-top:22px}.sketch-contact-submit:disabled{cursor:wait;opacity:.6}.sketch-contact-status{color:#8a3429;font-size:13px;line-height:1.75}.sketch-contact-status:not(:empty){background:#faf4f0;border-left:2px solid;margin-bottom:24px;padding:14px 16px}.sketch-contact-status.is-sent{color:var(--forest);background:var(--wash);padding:28px}.sketch-contact-status.is-sent svg{margin-bottom:15px;display:block}.sketch-contact-status.is-sent strong{font:500 27px/1.15 var(--sketch-display), Georgia, serif}.sketch-contact-status.is-sent p{margin-top:15px}.sketch-footer-main{flex-wrap:wrap;justify-content:space-between;align-items:center;gap:24px;padding-block:30px;display:flex}.sketch-footer-main>p{color:var(--soft-pencil);font-size:12px}.sketch-back-top{align-items:center;gap:12px;min-height:44px;font-size:11px;display:inline-flex}.sketch-back-top:hover{text-underline-offset:5px;text-decoration:underline}.sketch-footer-bottom{color:var(--soft-pencil);border-top:1px solid #e7e9e2;flex-wrap:wrap;justify-content:space-between;align-items:center;gap:16px;padding-block:20px 27px;font-size:10px;display:flex}@media (max-width:1100px){.sketch-container{padding-inline:40px}.sketch-header-inner{min-height:78px}.sketch-desktop-nav{gap:24px}.sketch-desktop-nav .sketch-nav-contact{margin-left:0}.sketch-site h1{font-size:clamp(60px,7.2vw,77px)}.sketch-hero-copy>.sketch-eyebrow{letter-spacing:.12em;font-size:9px}.sketch-hero-actions{gap:10px 20px}.sketch-about-grid,.sketch-section-intro,.sketch-business-grid,.sketch-property-intro,.sketch-conversation-grid,.sketch-contact-grid{gap:45px}.sketch-equities{gap:35px}.sketch-equities>div{gap:17px}.sketch-equities .sketch-hand{font-size:21px}.sketch-ownership-grid{gap:30px}.sketch-footer-main>p{font-size:11px}}@media (max-width:900px) and (min-width:761px){.sketch-container{padding-inline:32px}.sketch-brand>span{font-size:11px}.sketch-desktop-nav{gap:20px}.sketch-desktop-nav>a{font-size:11px}.sketch-site h1{font-size:59px}.sketch-business-grid{gap:32px}.sketch-ownership-item h3{font-size:29px}.sketch-equities>div{display:block}.sketch-equities h3{margin-top:10px}}@media (max-width:900px){.sketch-property-item,.sketch-property-item-reverse{grid-template-columns:1fr;grid-template-areas:"copy""art";align-content:center;gap:36px;padding-block:64px}.sketch-property-item:first-child{min-height:auto;padding-top:44px}.sketch-property-copy{width:100%;max-width:520px}.sketch-property-copy h4{font-size:clamp(40px,6.5vw,56px)}.sketch-property-copy>p:not(.sketch-eyebrow){max-width:475px}.sketch-property-item>.sketch-study{justify-self:center;max-width:680px}}@media (max-width:760px){html:has(.sketch-site){scroll-padding-top:96px}.sketch-container{padding-inline:25px}.sketch-header-inner{gap:12px;min-height:73px}.sketch-brand{gap:9px}.sketch-brand>span{letter-spacing:.1em;font-size:11px}.sketch-brand-mark{width:32px;height:32px}.sketch-desktop-nav{display:none}.sketch-menu-button{display:inline-flex}.sketch-mobile-nav:not([hidden]){border-bottom:1px solid var(--guide);background:#fff;padding:15px 25px 28px;display:block;position:absolute;inset:100% 0 auto;box-shadow:0 20px 30px #292b290d}.sketch-mobile-nav>a{font:500 30px/1.2 var(--sketch-display), Georgia, serif;border-bottom:1px solid #e5e7df;align-items:center;gap:18px;padding-block:14px;display:flex}.sketch-mobile-nav>a>svg{margin-left:auto}.sketch-mobile-index{font:400 19px/1 var(--sketch-hand), cursive;color:var(--soft-pencil)}.sketch-mobile-nav>p{color:var(--soft-pencil);margin-top:20px;font-size:12px}.sketch-hero-copy>.sketch-eyebrow{font-size:9px}.sketch-site h1{margin-block:23px;font-size:clamp(54px,11.8vw,79px);line-height:.98}.sketch-hero-description{max-width:460px;font-size:14px}.sketch-hero-actions{gap:13px 20px;margin-top:23px}.sketch-button{gap:13px;padding-inline:14px;font-size:11px}.sketch-text-link{gap:6px;font-size:11px}.sketch-hero-foot{gap:22px;margin-top:25px;margin-bottom:11px}.sketch-hero-foot>span{max-width:180px;font-size:8px;line-height:1.7}.sketch-hero-foot>a{flex-shrink:0;gap:8px;font-size:10px}.sketch-section{padding-top:49px}.sketch-label{letter-spacing:.13em;gap:12px;font-size:9px}.sketch-label>span:first-child{font-size:11px}.sketch-site h2{font-size:clamp(43px,9.3vw,60px)}.sketch-about-grid{grid-template-columns:1fr;gap:28px;padding-block:29px 46px}.sketch-about-title h2{max-width:490px}.sketch-about-title>.sketch-hand{margin-top:20px;font-size:25px}.sketch-prose p{font-size:15px}.sketch-prose .sketch-lead{font-size:18px}.sketch-section-intro{grid-template-columns:1fr;gap:23px;padding-top:29px}.sketch-section-intro>p{max-width:100%;font-size:15px}.sketch-investment-index{justify-content:space-between;gap:15px;margin-top:27px}.sketch-investment-index a{flex-direction:column;justify-content:center;align-items:flex-start;gap:2px;font-size:10px}.sketch-investment-index a>svg{display:none}.sketch-investment-index a>span{font-size:9px}.sketch-business-grid{grid-template-columns:1fr;gap:28px;padding-block:42px 46px}.sketch-business-copy{grid-row:1}.sketch-business-copy h3{margin-block:16px 22px;font-size:clamp(38px,8.4vw,49px)}.sketch-study{justify-self:center;width:100%;max-width:570px}.sketch-study figcaption{gap:15px;padding-top:5px}.sketch-study .sketch-art-caption{font-size:8px}.sketch-study .sketch-hand{font-size:24px}.sketch-property{padding-top:39px}.sketch-property-intro{grid-template-columns:1fr;gap:20px}.sketch-property-intro h3{font-size:42px}.sketch-property-intro>p{max-width:100%}.sketch-property-studies{margin-top:0}.sketch-property-item{gap:30px;padding-block:56px}.sketch-property-copy h4{margin-block:18px 22px;font-size:clamp(40px,8vw,52px)}.sketch-property-copy>p:not(.sketch-eyebrow){max-width:100%}.sketch-equities{grid-template-columns:1fr;gap:16px;padding-block:27px 34px}.sketch-equities>div{gap:25px}.sketch-equities h3{font-size:30px}.sketch-equities>p{max-width:100%;font-size:14px}.sketch-ownership-grid{grid-template-columns:1fr;gap:27px;margin-top:32px}.sketch-ownership-item{grid-template-columns:30px 1fr;gap:0 14px;padding-top:24px;display:grid}.sketch-ownership-item>.sketch-hand{grid-area:1/1;margin:0;font-size:23px}.sketch-ownership-item h3{grid-column:2;margin-bottom:14px;font-size:31px}.sketch-ownership-item>p{grid-column:2}.sketch-ownership-note{font-size:25px;margin-block:33px 38px!important}.sketch-conversation-grid{grid-template-columns:1fr;gap:26px;padding-block:29px 42px}.sketch-conversation-copy>p{max-width:100%}.sketch-conversation-copy h2{margin-bottom:24px}.sketch-conversation-questions li{font-size:13px}.sketch-contact-grid{grid-template-columns:1fr;gap:35px;padding-block:29px 46px}.sketch-contact-grid>div>p:not(.sketch-eyebrow):not(.sketch-hand){margin-top:23px}.sketch-contact-form{padding:24px 20px}.sketch-contact-fields{grid-template-columns:1fr;gap:0}.sketch-contact-form-heading h3{font-size:30px}.sketch-contact-submit{width:100%}.sketch-contact-place{margin-top:28px;padding-top:24px}.sketch-contact-place address{margin-top:17px}.sketch-contact-place .sketch-hand{margin-top:19px;font-size:25px}.sketch-footer-main{gap:12px;padding-block:24px}.sketch-footer-main>p{order:3;width:100%;margin-top:6px;font-size:11px}.sketch-footer-main .sketch-brand>span{font-size:10px}.sketch-back-top{gap:7px;font-size:10px}.sketch-footer-bottom{justify-content:flex-start;gap:8px 24px;padding-block:19px 25px;font-size:9px}}@media (max-width:370px){.sketch-container{padding-inline:20px}.sketch-header-inner{gap:8px}.sketch-brand>span{font-size:9px}.sketch-brand-mark{width:28px;height:28px}.sketch-menu-button{gap:6px;font-size:11px}.sketch-site h1{font-size:51px}.sketch-hero-copy>.sketch-eyebrow{gap:8px;font-size:8px}.sketch-hero-actions{gap:6px 14px}.sketch-button{gap:12px;padding-inline:12px;font-size:10px}.sketch-text-link{font-size:10px}.sketch-hero-foot{gap:14px}.sketch-hero-foot>a{font-size:9px}.sketch-site h2{font-size:40px}.sketch-business-copy h3{font-size:37px}.sketch-criteria li{gap:12px;font-size:11px}.sketch-property-copy h4{font-size:38px}.sketch-equities>div{gap:18px}.sketch-equities h3,.sketch-ownership-item h3{font-size:28px}}@media (prefers-reduced-motion:reduce){html:has(.sketch-site){scroll-behavior:auto}.sketch-type *,.sketch-type :before,.sketch-type :after{transition:none!important;animation:none!important}}
.sketch-hero{padding-top:0}.hero-inner{flex-direction:column;min-height:min(800px,100svh - 89px);padding-top:35px;padding-bottom:20px;display:flex}.sketch-hero-grid{flex:1;grid-template-columns:.94fr 1.06fr;align-items:center;gap:12px;display:grid}.sketch-hero-copy{z-index:1;min-width:0;padding-block:20px;position:relative}.sketch-hero h1{font-size:clamp(58px,5.8vw,82px)}.hero-study{width:112%;min-width:0;margin:0 0 0 -6%!important}.hero-study>img{width:100%;height:auto;display:block}.hero-study-heading{color:var(--soft-pencil);letter-spacing:.15em;text-transform:uppercase;align-items:center;gap:16px;padding-inline:8%;font-size:8px;display:flex}.hero-study-rule{background:linear-gradient(90deg,#c9ccc6,#c9ccc640);flex:1;height:1px}.hero-study>figcaption{text-align:center;color:var(--forest);font-family:var(--sketch-display), Georgia, serif;margin-top:-8px;font-size:clamp(21px,2vw,27px);font-style:italic;line-height:1.5}.sketch-hero-foot{gap:24px;margin-top:30px;margin-bottom:15px}.hero-rule{background:#d5d9d3;height:1px}@media (max-width:1100px){.sketch-hero h1{font-size:clamp(54px,5.6vw,64px)}.hero-study-heading{gap:10px;font-size:7px}}@media (min-width:761px) and (max-width:959px){.hero-inner{min-height:0;padding-top:30px}.sketch-hero-grid{grid-template-columns:1fr;gap:22px}.sketch-hero-copy{padding-block:0}.sketch-hero h1{font-size:64px}.sketch-hero-description{max-width:540px}.hero-study{width:100%;max-width:680px;margin:10px auto 20px!important}.hero-study-heading{padding-inline:2%;font-size:8px}.hero-study>figcaption{font-size:27px}}@media (max-width:760px){.hero-inner{min-height:0;padding-top:20px;padding-bottom:6px}.sketch-hero-grid{grid-template-columns:1fr;gap:16px}.sketch-hero-copy{padding-top:12px;padding-bottom:0}.sketch-hero h1{font-size:clamp(52px,9.4vw,76px)}.hero-study{width:100%;margin:10px 0 20px!important}.hero-study-heading{padding-inline:2%;font-size:8px}.hero-study>figcaption{font-size:24px}.sketch-hero-foot{gap:12px;margin-top:16px}}@media (min-width:960px) and (max-height:800px){.sketch-hero h1{font-size:clamp(54px,5vw,64px)}.sketch-hero-copy{padding-block:0}.hero-inner{padding-top:20px;padding-bottom:12px}.sketch-hero-foot{margin-top:12px;margin-bottom:8px}}
.drawing-study{width:100%;position:relative}.drawing-canvas{aspect-ratio:3/2;isolation:isolate;background:#fff;position:relative}.drawing-original{width:100%;height:auto;transition:opacity .35s;position:relative}.drawing-study[data-drawing=active] .drawing-original{opacity:0;transition-duration:.18s}.drawing-film{object-fit:contain;filter:grayscale()contrast(1.02);opacity:0;pointer-events:none;width:100%;height:100%;transition:opacity .35s;position:absolute;inset:0}.drawing-study[data-drawing=active] .drawing-film{opacity:1;transition-duration:.18s}.drawing-replay{min-height:44px;color:var(--soft-pencil);font:inherit;letter-spacing:.04em;cursor:pointer;background:0 0;border:0;align-items:center;gap:6px;padding:8px;font-size:10px;display:inline-flex;position:absolute;bottom:0;right:4%}.drawing-replay:hover{color:var(--forest)}.drawing-replay[aria-disabled=true]{cursor:default}.drawing-replay:focus-visible{outline:1px solid var(--forest);outline-offset:1px}@media (prefers-reduced-motion:reduce){.drawing-film,.drawing-replay{display:none}}@media (max-width:760px){.drawing-replay{font-size:9px;bottom:-5px;right:1%}}
.site-motion{--motion-ease:cubic-bezier(.22, 1, .36, 1)}.site-motion .sketch-label-rule{transform-origin:0}.sketch-header-inner{gap:24px}.sketch-desktop-nav{margin-left:auto}.sketch-header-controls{flex-shrink:0;align-items:center;gap:10px;display:flex}.sketch-motion-toggle{width:103px;min-height:44px;color:var(--soft-pencil);font:400 10px/1.5 var(--sketch-body), sans-serif;cursor:pointer;background:0 0;border:0;justify-content:center;align-items:center;gap:8px;display:inline-flex}.sketch-motion-toggle[hidden]{visibility:hidden;display:inline-flex}.sketch-motion-toggle:hover,.sketch-motion-toggle:focus-visible{color:var(--forest)}.sketch-desktop-nav>a:focus-visible:after{transform:scaleX(1)rotate(-1deg)}@media (prefers-reduced-motion:no-preference){.site-motion[data-site-motion=on] .sketch-mobile-nav:not([hidden]){animation:sketch-menu-enter .24s var(--motion-ease)}.site-motion[data-site-motion=on] :is(.sketch-button,.sketch-motion-toggle){transition:background-color .22s,color .22s}.site-motion[data-site-motion=on] a>svg{transition:translate .28s var(--motion-ease)}.site-motion[data-site-motion=on] a:is(:hover,:focus-visible)>svg{translate:3px -3px}.site-motion[data-site-motion=on] :is(.sketch-text-link,.sketch-investment-index a,.sketch-hero-foot a):is(:hover,:focus-visible)>svg{translate:0 3px}.site-motion[data-site-motion=on] .sketch-back-top:is(:hover,:focus-visible)>svg{translate:0 -3px}}@keyframes sketch-menu-enter{0%{opacity:.65;translate:0 -6px}to{opacity:1;translate:0}}html:has(.site-motion[data-site-motion=off]){scroll-behavior:auto}.site-motion[data-site-motion=off] *,.site-motion[data-site-motion=off] :before,.site-motion[data-site-motion=off] :after{transition:none!important}@media (max-width:1100px){.sketch-motion-toggle{width:44px}.sketch-motion-toggle>span{display:none}.sketch-header-inner{gap:20px}}@media (max-width:900px) and (min-width:761px){.sketch-header-inner{gap:14px}.sketch-desktop-nav{gap:17px}}@media (max-width:760px){.sketch-header-inner{gap:8px}.sketch-header-controls{gap:2px}}