:root{--ink:#20282c;--ink2:#2c3539;--paper:#fff;--soft:#f1f2f2;--line:#d8dcde;--muted:#626b70;--max:1420px;--ease:cubic-bezier(.2,.75,.2,1);--shadow:0 18px 55px rgba(20,28,32,.12)}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;font-family:Arial,Helvetica,sans-serif;color:var(--ink);background:#fff;font-size:16px;line-height:1.55}body.admin-bar .site-header{top:32px}a{color:inherit;text-decoration:none}img{display:block;max-width:100%;height:auto}svg{width:1em;height:1em;fill:none;stroke:currentColor;stroke-width:1.8;stroke-linecap:round;stroke-linejoin:round}.wrap{width:min(calc(100% - 72px),var(--max));margin:auto}.eyebrow{font-size:12px;text-transform:uppercase;letter-spacing:.24em;margin-bottom:16px;color:var(--muted)}.eyebrow.inverse{color:#fff}.button{display:inline-flex;align-items:center;gap:12px;padding:14px 20px;border:1px solid currentColor;font-size:14px;transition:.25s var(--ease)}.button svg,.text-link svg,.header-cta svg,.lot-copy span svg,.project-copy b svg{width:18px;height:18px}.button.light{background:#fff;color:var(--ink);border-color:#fff}.button.dark{background:var(--ink);color:#fff;border-color:var(--ink)}.button:hover{transform:translateY(-2px)}.text-link{display:inline-flex;align-items:center;gap:10px;padding-bottom:4px;border-bottom:1px solid currentColor;font-size:14px}.reveal{opacity:0;transform:translateY(24px);transition:.75s var(--ease)}.reveal.visible{opacity:1;transform:none}
.site-header{position:fixed;top:0;left:0;right:0;z-index:100;background:rgba(32,40,44,.96);color:#fff;border-bottom:1px solid rgba(255,255,255,.22);backdrop-filter:blur(10px)}.header-grid,.grid-bg,.hero-grid{position:absolute;inset:0;pointer-events:none;background-image:linear-gradient(rgba(255,255,255,.055) 1px,transparent 1px),linear-gradient(90deg,rgba(255,255,255,.055) 1px,transparent 1px);background-size:72px 72px}.site-header.scrolled{box-shadow:0 12px 30px rgba(0,0,0,.14)}.nav{height:78px;display:flex;align-items:center;gap:34px;position:relative}.wordmark{font-size:21px;letter-spacing:.01em;white-space:nowrap}.menu{margin-left:auto;display:flex;gap:31px;align-items:center;font-size:13px}.menu a{padding:29px 0;position:relative}.menu a:after{content:"";position:absolute;left:0;right:100%;bottom:18px;height:1px;background:#fff;transition:.25s}.menu a:hover:after{right:0}.header-cta{display:inline-flex;align-items:center;gap:10px;background:#fff;color:var(--ink);padding:12px 17px;font-size:13px}.menu-toggle{display:none;background:none;border:0;padding:8px}.menu-toggle span{display:block;width:26px;height:2px;background:#fff;margin:5px}
.hero{height:min(760px,78vh);min-height:610px;margin-top:78px;position:relative;overflow:hidden;display:flex;align-items:center;color:#fff}.hero-image{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 62%}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(20,27,31,.84) 0%,rgba(20,27,31,.66) 37%,rgba(20,27,31,.12) 72%,rgba(20,27,31,.04) 100%)}.hero-grid{z-index:1}.hero-copy{position:relative;z-index:2}.hero h1{font-size:clamp(56px,7.4vw,108px);line-height:.91;font-weight:400;letter-spacing:-.055em;margin:0 0 28px}.hero p{font-size:20px;max-width:640px;margin:0 0 34px;color:#f1f3f3}.hero-caption{position:absolute;right:max(36px,calc((100vw - var(--max))/2));bottom:38px;z-index:2;font-size:12px;letter-spacing:.24em;text-transform:uppercase}
.section{padding:110px 0}.section-tight{padding:0}.soft{background:var(--soft)}.section-title{display:grid;grid-template-columns:1.15fr .85fr;gap:90px;align-items:end;margin-bottom:50px}.section-title.compact{grid-template-columns:1fr auto;align-items:end}.section-title h2,.feature-copy h2,.project-intro h2,.values-copy h2,.quote-section h2,.plan-text h2{font-size:clamp(38px,4.5vw,66px);line-height:1.03;letter-spacing:-.035em;font-weight:400;margin:0}.section-title p{max-width:580px;color:var(--muted);font-size:18px}.project-grid{display:grid;grid-template-columns:1fr 1fr;gap:26px}.project-card{border:1px solid var(--line);background:#fff;transition:.25s}.project-card:hover{box-shadow:var(--shadow);transform:translateY(-3px)}.project-image,.project-placeholder{height:350px;overflow:hidden}.project-image img{width:100%;height:100%;object-fit:cover}.project-placeholder{display:grid;place-items:center;background:linear-gradient(135deg,#eff1f2,#d9dddf);position:relative}.project-placeholder:before{content:"";position:absolute;inset:0;filter:blur(6px);opacity:.28;background:linear-gradient(25deg,transparent 42%,#849096 43% 44%,transparent 45%),linear-gradient(-25deg,transparent 42%,#849096 43% 44%,transparent 45%)}.placeholder-drawing{position:relative;z-index:1;text-align:center;background:rgba(255,255,255,.8);padding:28px 34px}.placeholder-drawing span{display:block;width:64px;height:52px;border:2px solid #777;margin:0 auto 12px;position:relative}.placeholder-drawing span:before,.placeholder-drawing span:after{content:"";position:absolute;bottom:9px;height:2px;background:#777;transform-origin:left center}.placeholder-drawing span:before{width:38px;left:8px;transform:rotate(-38deg)}.placeholder-drawing span:after{width:27px;left:33px;transform:rotate(42deg)}.placeholder-drawing strong{font-weight:400}.project-copy{padding:24px 26px 28px}.project-copy>span{font-size:11px;letter-spacing:.17em;text-transform:uppercase;color:var(--muted)}.project-copy h3{font-size:28px;font-weight:400;margin:8px 0}.project-copy p{color:var(--muted);margin:0 0 16px}.project-copy b{display:inline-flex;gap:10px;align-items:center;font-size:14px;font-weight:400}
.metrics-band{position:relative;background:var(--ink);color:#fff}.metrics{min-height:150px;display:grid;grid-template-columns:repeat(3,1fr);position:relative;z-index:1}.metrics.four{grid-template-columns:repeat(4,1fr)}.metric{display:flex;align-items:center;gap:22px;padding:30px 34px;border-right:1px solid rgba(255,255,255,.25)}.metric:last-child{border-right:0}.metric-icon{font-size:50px;line-height:1}.metric strong{display:block;font-size:20px;font-weight:400}.metric span{display:block;font-size:13px;color:#d3d8da;margin-top:3px}
.feature-split{display:grid;grid-template-columns:1fr 1fr;min-height:620px;background:#fff}.feature-media{overflow:hidden}.feature-media img{width:100%;height:100%;object-fit:cover}.feature-copy{padding:85px max(50px,calc((100vw - var(--max))/2));padding-left:72px;display:flex;justify-content:center;flex-direction:column}.feature-copy p{color:var(--muted);max-width:660px}.feature-copy .text-link{align-self:flex-start;margin-top:18px}
.gg-feature{display:grid;grid-template-columns:.72fr 1.28fr;min-height:620px;background:var(--ink);position:relative;overflow:hidden}.gg-feature:before{content:"";position:absolute;left:31%;top:-15%;bottom:-15%;width:180px;background:#fff;transform:skewX(-12deg);z-index:2}.gg-copy{padding:85px 72px;color:#fff;display:flex;justify-content:center;flex-direction:column;position:relative;z-index:3}.gg-copy h2{font-size:clamp(44px,5.5vw,78px);font-weight:400;letter-spacing:-.04em;line-height:.98;margin:0 0 22px}.gg-copy p{color:#d5dbdd;max-width:510px}.gg-copy .button{align-self:flex-start;margin-top:20px}.gg-plan{position:relative;z-index:1;background:#fff}.gg-plan img{width:100%;height:100%;object-fit:cover;object-position:center}
.lots-section{padding-top:90px}.lot-cards{display:grid;grid-template-columns:repeat(4,1fr);gap:22px}.lot-card{border:1px solid var(--line);background:#fff;transition:.25s}.lot-card:hover{transform:translateY(-3px);box-shadow:var(--shadow)}.lot-image{background:#f5f6f5}.lot-image.exact{height:270px;padding:12px}.lot-image.exact.tall{height:450px}.lot-image.exact img{width:100%;height:100%;object-fit:contain}.lot-copy{padding:20px}.lot-copy h3{font-weight:400;font-size:24px;margin:0 0 12px}.lot-copy dl{margin:0 0 14px}.lot-copy dl>div{display:flex;justify-content:space-between;border-top:1px solid var(--line);padding:7px 0}.lot-copy dt{color:var(--muted)}.lot-copy dd{margin:0}.lot-copy span{display:inline-flex;align-items:center;gap:8px;font-size:14px}
.site-footer{position:relative;background:var(--ink);color:#fff;padding:54px 0 24px}.footer-grid{display:grid;grid-template-columns:1.2fr .8fr .7fr .8fr;gap:54px;position:relative;z-index:1}.footer-brand{font-size:17px;margin-bottom:14px}.site-footer address{font-style:normal;color:#d3d8da;margin-bottom:8px}.site-footer a{font-size:13px}.footer-links a{display:block;margin:6px 0}.footer-claim{font-size:22px;line-height:1.2}.footer-bottom{position:relative;z-index:1;margin-top:40px;padding-top:20px;border-top:1px solid rgba(255,255,255,.22);display:flex;justify-content:space-between;gap:30px;color:#b5bdc0;font-size:11px}
.page-hero,.legal-hero{margin-top:78px;padding:115px 0 85px;background:var(--ink);color:#fff;position:relative;overflow:hidden}.page-hero:before,.legal-hero:before{content:"";position:absolute;inset:0;background-image:linear-gradient(rgba(255,255,255,.055) 1px,transparent 1px),linear-gradient(90deg,rgba(255,255,255,.055) 1px,transparent 1px);background-size:72px 72px}.page-hero .wrap,.legal-hero .wrap{position:relative;z-index:1}.page-hero h1,.legal-hero h1{font-size:clamp(54px,6.8vw,94px);font-weight:400;letter-spacing:-.05em;line-height:.95;margin:0 0 20px}.page-hero p{font-size:20px;color:#d7dcde;max-width:780px}
.about-hero{margin-top:78px;min-height:690px;display:grid;grid-template-columns:.54fr .46fr;background:linear-gradient(90deg,#fff 0 49%,rgba(255,255,255,.15) 71%),#eceeef}.about-copy{padding:90px max(55px,calc((100vw - var(--max))/2));padding-right:56px;display:flex;justify-content:center;flex-direction:column;z-index:2}.about-copy h1{font-size:clamp(58px,7vw,96px);font-weight:400;line-height:.9;letter-spacing:-.05em;margin:0 0 18px}.about-copy h2{font-size:32px;font-weight:400;line-height:1.15;margin:0 0 20px}.about-copy p{color:#4f575b;max-width:630px}.about-photo{overflow:hidden}.about-photo img{width:100%;height:100%;object-fit:cover;object-position:56% 28%}.values-grid{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}.values-photo{position:relative}.values-photo img{width:100%;height:620px;object-fit:cover}.image-quote{position:absolute;left:0;bottom:0;background:rgba(255,255,255,.9);padding:30px 36px;font-size:30px;line-height:1.15}.values-copy .value-item{display:grid;grid-template-columns:60px 1fr;gap:18px;margin:28px 0}.value-item>span{font-size:47px}.value-item h3{font-size:21px;font-weight:400;margin:0 0 4px}.value-item p{margin:0;color:var(--muted)}.quote-section{padding:90px 0;background:linear-gradient(90deg,#f6f7f7,#e9eced)}.quote-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px}.quote-grid blockquote{margin:0;background:#fff;padding:54px;font-size:48px;line-height:1.05;font-weight:400}.quote-grid blockquote small{display:block;font-size:11px;letter-spacing:.2em;text-transform:uppercase;margin-top:35px;color:var(--muted)}
.project-intro{display:grid;grid-template-columns:.8fr 1.2fr;gap:80px}.project-intro p{font-size:18px;color:var(--muted)}.plan-showcase{display:grid;grid-template-columns:.42fr 1.58fr;background:var(--ink);color:#fff}.plan-text{padding:70px;display:flex;justify-content:center;flex-direction:column}.plan-text p{color:#d4dade}.plan-showcase>a{background:#fff;display:block;min-height:620px}.plan-showcase>a img{width:100%;height:100%;object-fit:contain}.gallery-grid{display:grid;grid-template-columns:1fr 1fr;gap:22px}.gallery-grid a{min-height:420px;background:#fff;border:1px solid var(--line);padding:14px}.gallery-grid img{width:100%;height:100%;object-fit:contain}
.large-placeholder{min-height:620px;background:linear-gradient(135deg,#eff1f2,#d7dcde);display:grid;place-items:center}.large-placeholder .placeholder-drawing{padding:45px 60px}.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:start}.contact-grid h2{font-size:56px;font-weight:400;line-height:1.05}.contact-mail{display:inline-flex;gap:10px;align-items:center}.contact-mail svg{width:22px;height:22px}.contact-card{background:var(--ink);color:#fff;padding:48px}.contact-card h3{font-size:30px;font-weight:400;margin-top:0}.contact-card p{color:#d7dcde}.contact-card .button{margin-top:18px}.legal-content{padding:80px 0 110px}.legal-wrap{max-width:900px}.legal-wrap h2{font-size:28px;font-weight:400;margin:44px 0 10px}.legal-wrap p,.legal-wrap li{color:#4f575b}.legal-note{margin-top:40px;padding:22px;background:#f3f4f4;border-left:3px solid var(--ink)}
.lightbox{position:fixed;inset:0;background:rgba(12,16,18,.95);z-index:9999;display:none;align-items:center;justify-content:center;padding:30px}.lightbox.open{display:flex}.lightbox img{max-width:94vw;max-height:92vh;object-fit:contain;background:#fff}.lightbox-close{position:absolute;right:25px;top:12px;border:0;background:transparent;color:#fff;font-size:42px;cursor:pointer}
@media(max-width:1050px){body.admin-bar .site-header{top:46px}.wrap{width:min(calc(100% - 32px),var(--max))}.nav{height:72px}.wordmark{font-size:18px}.menu-toggle{display:block;margin-left:auto}.menu{display:none;position:absolute;left:0;right:0;top:72px;background:var(--ink);padding:20px 24px 28px;flex-direction:column;align-items:flex-start;gap:0}.menu.open{display:flex}.menu a{padding:10px 0}.header-cta{display:none}.hero{margin-top:72px}.section-title,.feature-split,.gg-feature,.about-hero,.values-grid,.project-intro,.plan-showcase,.contact-grid,.quote-grid{grid-template-columns:1fr}.project-grid{grid-template-columns:1fr}.metrics,.metrics.four{grid-template-columns:1fr 1fr}.metric:nth-child(2){border-right:0}.feature-media{min-height:440px}.feature-copy{padding:65px 28px}.gg-feature:before{display:none}.gg-copy{padding:65px 28px}.gg-plan{min-height:520px}.lot-cards{grid-template-columns:1fr 1fr}.about-copy{padding:70px 28px}.about-photo{min-height:600px}.footer-grid{grid-template-columns:1fr 1fr}.plan-text{padding:55px 28px}.plan-showcase>a{min-height:500px}}
@media(max-width:650px){.hero{min-height:650px}.hero h1{font-size:52px}.hero p{font-size:17px}.section{padding:75px 0}.section-title{gap:22px}.metrics,.metrics.four{grid-template-columns:1fr}.metric{border-right:0;border-bottom:1px solid rgba(255,255,255,.22)}.metric:last-child{border-bottom:0}.project-image,.project-placeholder{height:280px}.lot-cards{grid-template-columns:1fr}.lot-image.exact{height:auto;min-height:300px}.lot-image.exact.tall{height:auto;min-height:520px}.footer-grid{grid-template-columns:1fr}.footer-bottom{flex-direction:column}.about-photo{min-height:500px}.values-photo img{height:470px}.quote-grid blockquote{font-size:36px;padding:36px}.gallery-grid{grid-template-columns:1fr}}
