:root{
  --paper:#f2efe7;
  --paper-2:#e7e1d6;
  --ink:#141817;
  --muted:#676b67;
  --rule:#c9c2b6;
  --blue:#0b456f;
  --blue-dark:#082f4d;
  --green:#749b3c;
  --green-dark:#4e6f2d;
  --brick:#8b4c38;
  --white:#fbfaf6;
  --shadow:0 22px 70px rgba(25,29,27,.11);
  --header-h:86px;
  --max:1440px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;background:var(--paper)}
body{margin:0;color:var(--ink);background:var(--paper);font-family:"Avenir Next",Avenir,"Helvetica Neue",Arial,sans-serif;line-height:1.55;letter-spacing:-.01em;padding-bottom:0}
body::selection{background:var(--blue);color:#fff}
a{color:inherit;text-decoration:none}
img{display:block;max-width:100%}
button,input,select,textarea{font:inherit;color:inherit}
button{cursor:pointer}
main{overflow:hidden}
.site-noise{position:fixed;inset:0;pointer-events:none;z-index:1000;opacity:.045;background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='180' height='180'%3E%3Cfilter id='n'%3E%3CfeTurbulence baseFrequency='.88' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)' opacity='.25'/%3E%3C/svg%3E")}
.site-header{height:var(--header-h);display:grid;grid-template-columns:1fr auto 1fr;align-items:center;gap:28px;padding:0 4vw;border-bottom:1px solid var(--rule);position:sticky;top:0;background:rgba(242,239,231,.95);backdrop-filter:blur(16px);z-index:90}
.brand{display:flex;align-items:center;gap:13px;justify-self:start}
.brand img{width:53px;height:53px;object-fit:contain}
.brand-copy{display:flex;flex-direction:column;line-height:1.04}
.brand-copy strong{font-size:14px;text-transform:uppercase;letter-spacing:.08em}
.brand-copy small{font-size:11px;color:var(--muted);margin-top:5px;letter-spacing:.02em}
.desktop-nav{display:flex;align-items:center;gap:34px;font-size:13px;letter-spacing:.02em}
.desktop-nav a{position:relative;padding:12px 0;color:#474c49}
.desktop-nav a::after{content:"";position:absolute;left:0;right:100%;bottom:4px;height:1px;background:var(--ink);transition:right .25s ease}
.desktop-nav a:hover::after,.desktop-nav a.is-active::after{right:0}
.desktop-nav a.is-active{color:var(--ink);font-weight:700}
.header-list{justify-self:end;background:var(--ink);color:#fff;padding:13px 17px;font-size:12px;text-transform:uppercase;letter-spacing:.08em;display:inline-flex;gap:16px;align-items:center}
.header-list:hover{background:var(--blue)}
.mobile-bottom-nav{display:none}
.kicker{font-size:11px;letter-spacing:.16em;text-transform:uppercase;font-weight:700;color:#4f5652;display:flex;align-items:center;gap:10px}
.kicker>span{display:block;width:34px;height:1px;background:currentColor}
.kicker.light{color:#dce2dc}
h1,h2,h3,p{margin-top:0}
h1,h2{font-weight:500;letter-spacing:-.045em;line-height:.96}
h1 em,h2 em{font-family:Georgia,"Times New Roman",serif;font-weight:400}
h3{line-height:1.08;letter-spacing:-.025em}
.btn{min-height:48px;display:inline-flex;align-items:center;justify-content:center;gap:20px;padding:0 20px;border:1px solid transparent;font-size:12px;text-transform:uppercase;letter-spacing:.08em;font-weight:700;transition:.25s ease;background:none}
.btn-primary{background:var(--blue);color:#fff;border-color:var(--blue)}
.btn-primary:hover{background:var(--blue-dark);border-color:var(--blue-dark)}
.btn-line{border-color:#8d8a82;background:transparent}
.btn-line:hover{border-color:var(--ink);background:rgba(255,255,255,.3)}
.btn-light{background:var(--white);color:var(--ink)}
.btn.full{width:100%}
.text-arrow{display:inline-flex;align-items:center;gap:14px;font-size:12px;text-transform:uppercase;letter-spacing:.1em;font-weight:800;border-bottom:1px solid currentColor;padding-bottom:5px}
.text-arrow span{transition:transform .2s}.text-arrow:hover span{transform:translate(3px,-3px)}
.text-arrow.large{font-size:13px}
.section-shell{max-width:var(--max);margin:0 auto;padding:110px 4vw}
.split-heading{display:grid;grid-template-columns:1.35fr .65fr;gap:70px;align-items:end;margin-bottom:54px}
.split-heading h2{font-size:clamp(44px,5vw,76px);margin:16px 0 0}
.split-heading>p{max-width:540px;color:var(--muted);font-size:17px;margin:0}

/* HOME */
.home-hero{min-height:calc(100svh - var(--header-h));display:grid;grid-template-columns:.9fr 1.1fr;max-width:var(--max);margin:0 auto;padding:44px 4vw 54px;gap:7vw;align-items:center}
.hero-copy h1{font-size:clamp(58px,6.8vw,112px);margin:18px 0 28px;max-width:900px}
.hero-copy>p{font-size:18px;max-width:630px;color:#555c58;margin-bottom:32px}
.hero-actions{display:flex;gap:12px;flex-wrap:wrap}
.hero-principles{margin-top:56px;border-top:1px solid var(--rule);padding-top:16px;display:flex;align-items:center;gap:12px;color:#555b58;text-transform:uppercase;font-size:10px;letter-spacing:.17em;max-width:620px}
.hero-principles i{height:1px;background:#9d9a91;flex:1}
.hero-composition{height:min(76vh,760px);min-height:560px;position:relative}
.hero-photo{position:absolute;display:block;overflow:hidden;background:#dcd7ce;box-shadow:var(--shadow)}
.hero-photo img{width:100%;height:100%;object-fit:cover;transition:transform .7s cubic-bezier(.2,.7,.2,1)}
.hero-photo:hover img{transform:scale(1.025)}
.hero-photo span{position:absolute;left:0;bottom:0;background:var(--white);padding:12px 16px;font-size:10px;letter-spacing:.13em;font-weight:800}
.hero-photo-main{inset:0 0 14% 16%}
.hero-photo-main img{object-position:center}
.hero-photo-land{left:0;bottom:0;width:46%;height:37%;border:8px solid var(--paper);box-shadow:none}
.hero-note{position:absolute;right:0;bottom:3%;width:42%;padding:22px;background:var(--blue);color:#fff;display:flex;flex-direction:column;gap:6px}
.hero-note b{font-size:10px;letter-spacing:.14em}.hero-note span{font-size:14px;color:#d5e0e7}
.district-band{border-top:1px solid var(--rule);border-bottom:1px solid var(--rule);display:grid;grid-template-columns:1.2fr repeat(3,1fr);max-width:var(--max);margin:0 auto}
.district-band>*{padding:25px 2.4vw;border-right:1px solid var(--rule);min-height:118px;display:flex;flex-direction:column;justify-content:center}
.district-band>*:last-child{border-right:0}
.district-band__lead small,.district-band a span{font-size:10px;letter-spacing:.15em;color:#68706a}
.district-band__lead strong{font-size:22px;margin-top:7px}.district-band a b{font-size:24px;font-weight:600}.district-band a small{color:#757a76;margin-top:5px}
.district-band a{transition:.25s}.district-band a:hover{background:var(--ink);color:#fff}.district-band a:hover small,.district-band a:hover span{color:#b7bfba}
.selected-section{padding-top:140px}
.editorial-properties{display:grid;grid-template-columns:1.45fr .55fr;gap:22px;min-height:820px}
.editorial-stack{display:grid;grid-template-rows:1fr 1fr;gap:22px}
.section-link-row{display:flex;justify-content:flex-end;padding-top:32px}

/* PROPERTY CARD */
.property-card{border:1px solid var(--rule);background:var(--white);position:relative;display:grid;grid-template-rows:auto 1fr;min-width:0;overflow:hidden}
.property-card__image{position:relative;overflow:hidden;display:block;background:#d7d5cd;min-height:330px}
.property-card__image img{width:100%;height:100%;object-fit:cover;transition:transform .55s cubic-bezier(.2,.7,.2,1)}
.property-card:hover .property-card__image img{transform:scale(1.025)}
.demo-label,.property-type-badge{position:absolute;top:14px;padding:8px 10px;background:rgba(251,250,246,.94);font-size:9px;letter-spacing:.12em;font-weight:800;text-transform:uppercase}
.demo-label{left:14px}.property-type-badge{right:14px;background:var(--blue);color:#fff}
.property-card__body{padding:24px;display:flex;flex-direction:column;align-items:flex-start}
.property-card__place{font-size:10px;letter-spacing:.14em;color:#6c716d;font-weight:800}
.property-card h3{font-size:28px;margin:11px 0 13px}.property-card h3 a:hover{color:var(--blue)}
.property-card__price{font-size:16px;font-weight:800;margin-bottom:18px;color:var(--blue)}
.property-card__facts{display:flex;flex-wrap:wrap;gap:0;margin:0 0 23px;border-top:1px solid #ddd8ce;border-bottom:1px solid #ddd8ce;width:100%}
.property-card__facts span{padding:9px 11px 9px 0;margin-right:11px;font-size:11px;color:#565c58;position:relative}
.property-card__facts span:not(:last-child)::after{content:"";position:absolute;right:0;top:11px;bottom:11px;width:1px;background:#d1ccc2}
.property-card .text-arrow{margin-top:auto}
.property-card--hero .property-card__image{min-height:580px}.property-card--hero h3{font-size:38px}.property-card--hero .property-card__body{padding:30px}
.property-card--compact{grid-template-columns:42% 58%;grid-template-rows:1fr}.property-card--compact .property-card__image{min-height:0;height:100%}.property-card--compact h3{font-size:22px}.property-card--compact .property-card__body{padding:20px}.property-card--compact .property-card__facts{display:none}
.property-card--wide{grid-column:span 2;grid-template-columns:1.1fr .9fr;grid-template-rows:1fr;min-height:480px}.property-card--wide .property-card__image{min-height:480px}.property-card--wide .property-card__body{padding:40px;justify-content:center}.property-card--wide h3{font-size:42px;max-width:620px}
.property-card--tall .property-card__image{min-height:520px}

/* BUILD STORY */
.build-story{background:var(--blue-dark);color:#fff;padding:120px 4vw 130px}
.build-story__header{max-width:var(--max);margin:0 auto 65px;display:grid;grid-template-columns:1fr .65fr;gap:60px;align-items:end}
.build-story__header h2{font-size:clamp(50px,6vw,88px);margin:16px 0 0}.build-story__header p{color:#c8d3d8;max-width:490px;font-size:17px}
.build-story__body{max-width:var(--max);margin:0 auto;display:grid;grid-template-columns:340px 1fr;border-top:1px solid rgba(255,255,255,.22);border-bottom:1px solid rgba(255,255,255,.22)}
.build-steps{border-right:1px solid rgba(255,255,255,.22)}
.build-step{width:100%;border:0;border-bottom:1px solid rgba(255,255,255,.18);background:transparent;color:#b9c8cf;display:grid;grid-template-columns:45px 1fr;gap:17px;padding:27px 24px;text-align:left;transition:.25s}
.build-step:last-child{border-bottom:0}.build-step span{font-size:10px;letter-spacing:.13em}.build-step b{display:block;font-size:20px;color:#dfe8ec}.build-step small{font-size:11px;color:#8fa4ae}.build-step.is-active{background:#f1eee7;color:var(--ink)}.build-step.is-active b{color:var(--ink)}.build-step.is-active small{color:#666d68}
.build-canvas{min-height:680px;position:relative;display:flex;align-items:center;justify-content:center;padding:70px;background-image:linear-gradient(rgba(255,255,255,.045) 1px,transparent 1px),linear-gradient(90deg,rgba(255,255,255,.045) 1px,transparent 1px);background-size:40px 40px}
.build-canvas svg{width:min(95%,920px);height:auto;overflow:visible;filter:drop-shadow(0 35px 38px rgba(0,0,0,.22))}
.build-canvas__meta{position:absolute;top:25px;left:30px;display:flex;gap:20px;align-items:center;font-size:10px;letter-spacing:.14em}.build-canvas__meta b{font-size:11px;color:#cddadd}
.build-progress{position:absolute;left:30px;right:30px;bottom:26px;height:2px;background:rgba(255,255,255,.16)}.build-progress span{display:block;height:100%;background:#fff;width:20%;transition:width .7s cubic-bezier(.2,.7,.2,1)}
.stage-boundary,.stage-foundation,.stage-structure,.stage-home{opacity:0;transform:translateY(16px);transform-origin:center;transition:opacity .75s ease,transform .8s cubic-bezier(.2,.7,.2,1)}
.build-canvas[data-stage="1"] .stage-boundary,.build-canvas[data-stage="2"] .stage-boundary,.build-canvas[data-stage="3"] .stage-boundary,.build-canvas[data-stage="4"] .stage-boundary{opacity:1;transform:none}
.build-canvas[data-stage="2"] .stage-foundation,.build-canvas[data-stage="3"] .stage-foundation,.build-canvas[data-stage="4"] .stage-foundation{opacity:1;transform:none}
.build-canvas[data-stage="3"] .stage-structure,.build-canvas[data-stage="4"] .stage-structure{opacity:1;transform:none}
.build-canvas[data-stage="4"] .stage-home{opacity:1;transform:none}.build-canvas[data-stage="4"] .stage-structure{opacity:.35}

/* KNOWLEDGE */
.knowledge-grid{display:grid;grid-template-columns:1.15fr .85fr 1fr;gap:18px}
.knowledge-card{min-height:430px;border:1px solid var(--rule);padding:34px;display:flex;flex-direction:column;background:var(--white);transition:transform .25s,box-shadow .25s}
.knowledge-card:hover{transform:translateY(-5px);box-shadow:var(--shadow)}
.knowledge-card>span{font-size:11px;color:#737973}.knowledge-card small{margin-top:auto;font-size:10px;letter-spacing:.15em;font-weight:800}.knowledge-card h3{font-size:34px;margin:14px 0}.knowledge-card p{color:#626862}.knowledge-card b{font-size:11px;text-transform:uppercase;letter-spacing:.11em;margin-top:20px}
.knowledge-card--dark{background:var(--ink);color:#fff;border-color:var(--ink)}.knowledge-card--dark p{color:#bac0bc}
.knowledge-card--green{background:var(--green);color:#fff;border-color:var(--green)}.knowledge-card--green p{color:#e4eddc}
.design-language{background:var(--brick);color:#fff;display:grid;grid-template-columns:.7fr 1.3fr;min-height:760px}
.design-language__copy{padding:110px 7vw;display:flex;flex-direction:column;justify-content:center}.design-language__copy h2{font-size:clamp(52px,6vw,86px);margin:18px 0 28px}.design-language__copy p{max-width:500px;color:#eeddd6;font-size:17px}
.design-collage{position:relative;min-height:760px;overflow:hidden}.design-collage figure{position:absolute;margin:0;background:#ddd}.design-collage img{width:100%;height:100%;object-fit:cover}.design-collage figcaption{position:absolute;left:0;bottom:0;background:var(--white);color:var(--ink);font-size:9px;letter-spacing:.13em;font-weight:800;padding:10px 13px}.collage-a{inset:0 0 0 19%}.collage-b{left:0;bottom:0;width:43%;height:54%;border:10px solid var(--brick)}
.list-cta{max-width:var(--max);margin:0 auto;padding:92px 4vw;display:flex;justify-content:space-between;align-items:center;gap:50px;border-top:1px solid var(--rule)}.list-cta small{font-size:10px;letter-spacing:.14em;font-weight:800}.list-cta h2{font-size:52px;margin:10px 0 13px}.list-cta p{max-width:660px;color:var(--muted);margin:0}

/* LISTINGS PAGE */
.listing-hero{max-width:var(--max);margin:0 auto;padding:105px 4vw 70px;display:grid;grid-template-columns:1.3fr .7fr;gap:80px;align-items:end}.listing-hero h1{font-size:clamp(60px,7vw,105px);margin:18px 0 0}.listing-hero>p{font-size:17px;color:var(--muted);max-width:540px}
.property-filter-shell{max-width:var(--max);margin:0 auto;padding:0 4vw}.property-filters{display:grid;grid-template-columns:1.4fr repeat(3,1fr) auto;border:1px solid var(--rule);background:var(--white)}.property-filters label{padding:13px 15px;border-right:1px solid var(--rule)}.property-filters small{display:block;font-size:9px;letter-spacing:.14em;color:#717771;font-weight:800;margin-bottom:4px}.property-filters input,.property-filters select{width:100%;border:0;outline:0;background:transparent;font-size:14px;min-height:26px}.filter-submit{border:0;background:var(--ink);color:#fff;padding:0 25px;text-transform:uppercase;letter-spacing:.1em;font-size:10px;font-weight:800}.filter-status{display:flex;gap:6px;padding:14px 0;color:#626863;font-size:12px}.filter-loading{margin-left:auto;opacity:0;transition:.2s}.filter-loading.is-visible{opacity:1}.property-results-shell{padding-top:35px}.property-results{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:22px}.empty-results{grid-column:1/-1;border:1px dashed #aaa49b;padding:80px 30px;text-align:center;display:flex;flex-direction:column;gap:7px}.empty-results span{color:var(--muted)}
.listing-note{background:var(--ink);color:#fff;padding:80px max(4vw,calc((100vw - var(--max))/2 + 4vw));display:grid;grid-template-columns:.8fr 1.2fr;gap:80px}.listing-note small{font-size:10px;letter-spacing:.14em;color:#b1b8b4}.listing-note h2{font-size:48px;margin:12px 0 0}.listing-note p{color:#c0c7c3;max-width:700px;margin:0}

/* PROPERTY DETAIL */
.not-found-banner{background:#f0d9b6;padding:12px 4vw;font-size:12px;text-align:center}
.property-detail-hero{max-width:var(--max);margin:0 auto;padding:42px 4vw 74px;display:grid;grid-template-columns:1.15fr .85fr;gap:6vw;align-items:center}.detail-image-panel{position:relative;min-height:650px;background:#ddd;overflow:hidden}.detail-image-panel img{width:100%;height:100%;position:absolute;inset:0;object-fit:cover}.detail-image-label{position:absolute;left:18px;right:18px;bottom:18px;display:flex;justify-content:space-between;align-items:center;background:rgba(251,250,246,.95);padding:13px 15px;font-size:9px;letter-spacing:.12em;font-weight:800}.detail-summary .back-link,.back-link{display:inline-block;font-size:11px;text-transform:uppercase;letter-spacing:.1em;margin-bottom:50px}.detail-summary h1{font-size:clamp(50px,5.4vw,82px);margin:18px 0 20px}.detail-price{font-size:25px;color:var(--blue);font-weight:800;margin-bottom:22px}.detail-summary>p{font-size:17px;color:var(--muted);max-width:620px}.detail-fact-grid{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--rule);border-left:1px solid var(--rule);margin:28px 0}.detail-fact-grid>div{border-right:1px solid var(--rule);border-bottom:1px solid var(--rule);padding:16px}.detail-fact-grid small{display:block;font-size:8px;letter-spacing:.13em;color:#777c77}.detail-fact-grid b{display:block;font-size:14px;margin-top:4px}.detail-actions{display:flex;gap:10px;flex-wrap:wrap}
.detail-content{display:grid;grid-template-columns:minmax(0,1fr) 340px;gap:70px;padding-top:70px;border-top:1px solid var(--rule)}.detail-block{padding:10px 0 80px;border-bottom:1px solid var(--rule);margin-bottom:80px}.detail-block>small{font-size:10px;letter-spacing:.15em;color:#686e69;font-weight:800}.detail-block h2{font-size:50px;margin:14px 0 24px}.detail-block>p{font-size:17px;color:var(--muted);max-width:800px}.detail-spec-table{border-top:1px solid var(--rule);margin-top:35px}.detail-spec-table>div{display:grid;grid-template-columns:1fr 1.2fr;gap:30px;border-bottom:1px solid var(--rule);padding:14px 0}.detail-spec-table span{color:#6b716c}.detail-spec-table b{text-align:right}.verification-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:var(--rule);border:1px solid var(--rule);margin-top:34px}.verification-grid>div{background:var(--paper);padding:22px;min-height:150px;display:flex;flex-direction:column}.verification-grid span{font-size:10px;color:#727873}.verification-grid b{font-size:17px;margin-top:auto}.verification-grid small{font-size:9px;letter-spacing:.1em;color:var(--brick);margin-top:8px}.engineer-note{background:var(--blue);color:#fff;border:0!important;padding:40px!important;display:grid;grid-template-columns:1fr 1fr;gap:40px}.engineer-note small{color:#bfced6}.engineer-note h2{font-size:40px;margin-bottom:0}.engineer-note p{color:#d7e2e7!important;align-self:end}.detail-aside{position:relative}.inquiry-card{position:sticky;top:calc(var(--header-h) + 25px);border:1px solid var(--rule);padding:28px;background:var(--white)}.inquiry-card>small{font-size:9px;letter-spacing:.14em;color:#69706b;font-weight:800}.inquiry-card h3{font-size:28px;margin:14px 0}.inquiry-card p{color:var(--muted);font-size:14px}.inquiry-card .text-arrow{margin-top:22px}.related-section{padding-top:70px}.related-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.related-grid .property-card--compact{display:block}.related-grid .property-card--compact .property-card__image{height:260px}.related-grid .property-card--compact .property-card__facts{display:none}

/* LEARN */
.learn-hero{max-width:var(--max);margin:0 auto;padding:110px 4vw 95px}.learn-hero h1{font-size:clamp(64px,8vw,118px);margin:18px 0 30px;max-width:1100px}.learn-hero p{font-size:19px;color:var(--muted);max-width:700px}
.learn-index{padding-top:0;display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--rule)}.learn-index a{background:var(--white);padding:28px;min-height:165px;display:flex;flex-direction:column;transition:.2s}.learn-index a:hover{background:var(--ink);color:#fff}.learn-index span{font-size:10px;color:#727873}.learn-index b{font-size:22px;margin-top:auto}.learn-index small{color:#727873}
.guide-section{max-width:var(--max);margin:0 auto;padding:120px 4vw;display:grid;grid-template-columns:100px .75fr 1.25fr;gap:55px;border-top:1px solid var(--rule)}.guide-number{font-size:78px;line-height:1;font-weight:300;color:#a9a49a}.guide-copy small{font-size:10px;letter-spacing:.15em;font-weight:800}.guide-copy h2{font-size:58px;margin:15px 0 22px}.guide-copy p{color:var(--muted);font-size:17px}.guide-list{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:var(--rule)}.guide-list article{background:var(--paper);padding:25px;min-height:220px}.guide-list article span{font-size:10px;color:#767c76}.guide-list h3{font-size:25px;margin:28px 0 12px}.guide-list p{font-size:14px;color:var(--muted)}.guide-section--dark{max-width:none;background:var(--ink);color:#fff;padding-left:max(4vw,calc((100vw - var(--max))/2 + 4vw));padding-right:max(4vw,calc((100vw - var(--max))/2 + 4vw));border:0}.guide-section--dark .guide-number{color:#4c5350}.guide-section--dark .guide-copy p,.guide-section--dark .guide-list p{color:#b8c0bc}.guide-section--dark .guide-list{background:#3f4542}.guide-section--dark .guide-list article{background:#1d2220}.document-stack{border-top:1px solid var(--rule)}.document-stack>div{display:grid;grid-template-columns:50px .7fr 1.3fr;gap:20px;padding:20px 0;border-bottom:1px solid var(--rule)}.document-stack span{font-size:10px;color:#777c77}.document-stack b{font-size:18px}.document-stack p{color:var(--muted);font-size:14px;margin:0}.guide-section--green{max-width:none;background:var(--green);color:#fff;padding-left:max(4vw,calc((100vw - var(--max))/2 + 4vw));padding-right:max(4vw,calc((100vw - var(--max))/2 + 4vw));border:0}.guide-section--green .guide-number{color:#b8cb9d}.guide-section--green .guide-copy p{color:#edf3e6}.engineering-cards{display:grid;grid-template-columns:1fr 1fr;gap:14px}.engineering-cards article{background:#fff;color:var(--ink);padding:26px;min-height:230px}.engineering-cards small{font-size:9px;letter-spacing:.14em;color:#687069}.engineering-cards h3{font-size:28px;margin:40px 0 12px}.engineering-cards p{font-size:14px;color:var(--muted)}.legal-note{max-width:var(--max);margin:0 auto;padding:70px 4vw 110px;display:grid;grid-template-columns:250px 1fr;gap:60px}.legal-note b{font-size:28px}.legal-note p{color:var(--muted);max-width:900px}

/* FORMS */
.form-page-hero{max-width:var(--max);margin:0 auto;padding:70px 4vw 80px}.form-page-hero h1{font-size:clamp(62px,7vw,105px);margin:18px 0 25px}.form-page-hero p{font-size:18px;color:var(--muted);max-width:720px}.form-layout{display:grid;grid-template-columns:.65fr 1.35fr;gap:70px;padding-top:40px}.form-side-note{padding-right:35px}.form-side-note>small{font-size:10px;letter-spacing:.14em;font-weight:800}.form-side-note h2{font-size:43px;margin:15px 0 30px}.form-side-note ol{list-style:none;padding:0;margin:0;border-top:1px solid var(--rule);counter-reset:n}.form-side-note li{padding:13px 0;border-bottom:1px solid var(--rule);font-size:14px}.form-side-image{margin-top:30px;border:1px solid var(--rule)}.property-form,.contact-form{background:var(--white);border:1px solid var(--rule);padding:36px}.form-section-title{display:grid;grid-template-columns:45px 1fr;gap:16px;padding-bottom:20px;border-bottom:1px solid var(--rule);margin:10px 0 25px}.form-section-title>span{font-size:10px;color:#6e746f}.form-section-title b{font-size:22px;display:block}.form-section-title small{color:var(--muted)}.form-section-title:not(:first-child){margin-top:50px}.form-grid{display:grid;gap:14px}.form-grid.two{grid-template-columns:1fr 1fr}.form-grid.three{grid-template-columns:repeat(3,1fr)}.property-form label,.contact-form label{display:block;font-size:11px;text-transform:uppercase;letter-spacing:.08em;font-weight:800;margin-bottom:15px}.property-form input,.property-form select,.property-form textarea,.contact-form input,.contact-form select,.contact-form textarea{width:100%;background:var(--paper);border:1px solid #d3cdc2;padding:13px 14px;margin-top:7px;outline:none;text-transform:none;letter-spacing:0;font-weight:500}.property-form input:focus,.property-form select:focus,.property-form textarea:focus,.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{border-color:var(--blue);box-shadow:0 0 0 2px rgba(11,69,111,.08)}.upload-field{border:1px dashed #99938a;padding:22px;background:var(--paper);position:relative}.upload-field input{position:absolute;opacity:0;pointer-events:none}.upload-field span{display:inline-block;background:var(--ink);color:#fff;padding:10px 13px;margin-top:9px}.upload-field small{display:block;color:var(--muted);margin-top:10px;text-transform:none;letter-spacing:0}.form-submit{margin-top:10px}.form-response{margin-top:18px;font-size:13px;min-height:20px}.form-response.success{color:var(--green-dark)}.form-response.error{color:#a13c2b}
.contact-hero{max-width:var(--max);margin:0 auto;padding:110px 4vw 75px;display:grid;grid-template-columns:1fr .65fr;gap:80px;align-items:end}.contact-hero h1{font-size:clamp(68px,8vw,116px);margin:18px 0 0}.contact-hero>p{font-size:18px;color:var(--muted);max-width:550px}.contact-grid{display:grid;grid-template-columns:.7fr 1.3fr;gap:80px;padding-top:35px}.contact-info{border-top:1px solid var(--rule)}.contact-info>div{padding:20px 0;border-bottom:1px solid var(--rule)}.contact-info small{font-size:9px;letter-spacing:.14em;color:#6c726c;display:block}.contact-info b{display:block;font-size:18px;margin-top:4px}.contact-info .text-arrow{margin-top:35px}.inquiry-context{background:#e7ebdf;border-left:4px solid var(--green);padding:12px;margin-bottom:18px;font-size:13px}

/* FOOTER */
.site-footer{background:#0f1312;color:#fff;padding:65px 4vw 105px}.footer-mark{max-width:var(--max);margin:0 auto 55px;display:flex;align-items:center;gap:15px;padding-bottom:28px;border-bottom:1px solid #343a37}.footer-mark img{width:54px;filter:brightness(1.25)}.footer-mark span{font-size:16px}.footer-columns{max-width:var(--max);margin:0 auto;display:grid;grid-template-columns:.7fr .7fr 1.6fr;gap:60px}.footer-columns>div{display:flex;flex-direction:column;align-items:flex-start;gap:10px}.footer-columns small{font-size:9px;letter-spacing:.14em;color:#7f8b85;margin-bottom:7px}.footer-columns a{font-size:14px;color:#d2d8d4}.footer-columns a:hover{color:#fff}.footer-columns p{color:#919b96;margin:0;max-width:650px;font-size:13px}.footer-bottom{max-width:var(--max);margin:60px auto 0;border-top:1px solid #343a37;padding-top:18px;display:flex;justify-content:space-between;color:#7f8b85;font-size:11px;text-transform:uppercase;letter-spacing:.1em}
.toast{position:fixed;right:24px;bottom:24px;background:var(--ink);color:#fff;padding:14px 17px;z-index:200;transform:translateY(30px);opacity:0;pointer-events:none;transition:.25s;max-width:360px;font-size:13px}.toast.show{opacity:1;transform:none}

@media (max-width:1100px){
  .site-header{grid-template-columns:1fr auto}.desktop-nav{display:none}.header-list{display:inline-flex}
  .home-hero{grid-template-columns:1fr;min-height:auto;padding-top:78px}.hero-composition{height:720px;max-width:920px;width:100%;margin:20px auto 0}
  .district-band{grid-template-columns:repeat(3,1fr)}.district-band__lead{display:none}
  .editorial-properties{grid-template-columns:1fr;min-height:auto}.editorial-stack{grid-template-columns:1fr 1fr;grid-template-rows:auto}.property-card--compact{display:block}.property-card--compact .property-card__image{height:330px}
  .build-story__body{grid-template-columns:280px 1fr}.build-canvas{min-height:580px;padding:45px}
  .knowledge-grid{grid-template-columns:1fr 1fr}.knowledge-card--green{grid-column:1/-1}.design-language{grid-template-columns:1fr}.design-language__copy{padding:90px 6vw}.design-collage{min-height:650px}
  .property-detail-hero{grid-template-columns:1fr}.detail-image-panel{min-height:720px}.detail-content{grid-template-columns:1fr}.detail-aside{display:none}
  .guide-section{grid-template-columns:70px 1fr}.guide-list,.document-stack,.engineering-cards{grid-column:2}.guide-section--dark,.guide-section--green{padding-left:4vw;padding-right:4vw}
  .form-layout,.contact-grid{grid-template-columns:1fr}.form-side-note{padding-right:0}.form-side-image{max-width:600px}.contact-info{display:grid;grid-template-columns:1fr 1fr;gap:0 28px}.contact-info .text-arrow{grid-column:1/-1}
}

@media (max-width:760px){
  :root{--header-h:68px}
  body{padding-bottom:76px}
  .site-noise{display:none}.site-header{height:var(--header-h);padding:0 16px;grid-template-columns:1fr auto;border-bottom-color:#d3cec4}.brand img{width:40px;height:40px}.brand-copy strong{font-size:11px}.brand-copy small{font-size:9px}.header-list{font-size:9px;padding:10px 11px;gap:8px}
  .mobile-bottom-nav{display:grid;grid-template-columns:repeat(4,1fr);position:fixed;left:0;right:0;bottom:0;z-index:150;background:rgba(248,246,240,.97);border-top:1px solid var(--rule);padding-bottom:env(safe-area-inset-bottom)}
  .mobile-bottom-nav a{height:68px;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:5px;color:#717671;font-size:9px}.mobile-bottom-nav svg{width:20px;height:20px;fill:none;stroke:currentColor;stroke-width:1.7;stroke-linejoin:round}.mobile-bottom-nav a.is-active{color:var(--blue);font-weight:800}.mobile-bottom-nav a.is-active svg{stroke-width:2.2}
  .section-shell{padding:76px 18px}.kicker{font-size:9px}.kicker>span{width:24px}
  .home-hero{display:block;padding:60px 18px 50px}.hero-copy h1{font-size:clamp(52px,16vw,72px);margin:16px 0 22px}.hero-copy>p{font-size:16px}.hero-actions{display:grid;grid-template-columns:1fr 1fr}.btn{padding:0 13px;font-size:9px}.hero-principles{margin-top:38px;font-size:8px;gap:7px}
  .hero-composition{height:560px;min-height:0;margin-top:42px}.hero-photo-main{inset:0 0 17% 7%}.hero-photo-land{width:53%;height:31%;border-width:6px}.hero-note{width:54%;padding:14px;bottom:2%}.hero-note b{font-size:8px}.hero-note span{font-size:11px}
  .district-band{margin:0 18px;display:grid;grid-template-columns:1fr}.district-band a{min-height:92px;padding:17px 20px;border-right:0;border-bottom:1px solid var(--rule)}.district-band a:last-child{border-bottom:0}.district-band a b{font-size:20px}
  .selected-section{padding-top:82px}.split-heading{grid-template-columns:1fr;gap:24px;margin-bottom:34px}.split-heading h2{font-size:47px}.split-heading>p{font-size:15px}
  .editorial-properties,.editorial-stack{display:grid;grid-template-columns:1fr;gap:16px}.property-card--hero .property-card__image{min-height:390px}.property-card--hero h3{font-size:28px}.property-card--compact{display:grid;grid-template-columns:42% 58%}.property-card--compact .property-card__image{height:100%;min-height:235px}.property-card--compact h3{font-size:19px}.property-card--compact .property-card__price{font-size:13px}.property-card__body{padding:18px}.property-card h3{font-size:25px}.property-card__image{min-height:290px}.property-card__facts span{font-size:10px}.text-arrow{font-size:10px}
  .build-story{padding:80px 18px 82px}.build-story__header{grid-template-columns:1fr;gap:20px;margin-bottom:40px}.build-story__header h2{font-size:52px}.build-story__header p{font-size:15px}.build-story__body{display:flex;flex-direction:column}.build-steps{display:grid;grid-template-columns:repeat(5,1fr);order:2;border-right:0;border-top:1px solid rgba(255,255,255,.2);overflow-x:auto}.build-step{display:flex;flex-direction:column;padding:13px 8px;gap:6px;align-items:flex-start;border-right:1px solid rgba(255,255,255,.15);border-bottom:0;min-width:82px}.build-step b{font-size:13px}.build-step small{display:none}.build-canvas{order:1;min-height:420px;padding:30px 4px 55px;background-size:28px 28px}.build-canvas svg{width:105%}.build-canvas__meta{top:15px;left:16px}.build-progress{left:16px;right:16px;bottom:16px}
  .knowledge-grid{grid-template-columns:1fr}.knowledge-card,.knowledge-card--green{grid-column:auto;min-height:360px;padding:27px}.knowledge-card h3{font-size:29px}.design-language{display:block}.design-language__copy{padding:78px 18px}.design-language__copy h2{font-size:54px}.design-collage{min-height:560px}.collage-a{left:8%}.collage-b{width:53%;height:44%;border-width:6px}.list-cta{margin:0 18px;padding:70px 0;display:block}.list-cta h2{font-size:43px}.list-cta .btn{margin-top:25px}
  .listing-hero{display:block;padding:72px 18px 42px}.listing-hero h1{font-size:62px}.listing-hero>p{margin-top:26px;font-size:15px}.property-filter-shell{padding:0 18px}.property-filters{grid-template-columns:1fr 1fr}.property-filters label{border-right:1px solid var(--rule);border-bottom:1px solid var(--rule)}.property-filters label:nth-child(even){border-right:0}.property-filters label:first-child{grid-column:1/-1;border-right:0}.filter-submit{grid-column:1/-1;min-height:46px}.property-results-shell{padding-top:24px}.property-results{grid-template-columns:1fr}.property-card--wide{grid-column:auto;display:block;min-height:0}.property-card--wide .property-card__image{min-height:360px}.property-card--wide .property-card__body{padding:22px}.property-card--wide h3{font-size:30px}.property-card--tall .property-card__image{min-height:390px}.listing-note{display:block;padding:65px 18px}.listing-note h2{font-size:40px}.listing-note p{margin-top:25px}
  .property-detail-hero{padding:20px 18px 58px;display:block}.detail-image-panel{min-height:500px}.detail-summary{padding-top:42px}.detail-summary .back-link{margin-bottom:34px}.detail-summary h1{font-size:55px}.detail-price{font-size:21px}.detail-summary>p{font-size:15px}.detail-fact-grid{grid-template-columns:1fr 1fr}.detail-content{padding-top:58px}.detail-block{padding-bottom:60px;margin-bottom:60px}.detail-block h2{font-size:42px}.detail-block>p{font-size:15px}.detail-spec-table>div{grid-template-columns:.8fr 1.2fr;font-size:13px}.verification-grid{grid-template-columns:1fr}.verification-grid>div{min-height:120px}.engineer-note{display:block;padding:28px!important}.engineer-note h2{font-size:37px}.engineer-note p{margin-top:24px}.related-grid{grid-template-columns:1fr}.related-grid .property-card--compact{display:grid}.related-grid .property-card--compact .property-card__image{height:auto;min-height:230px}
  .learn-hero{padding:78px 18px 60px}.learn-hero h1{font-size:62px}.learn-hero p{font-size:16px}.learn-index{padding:0 18px 70px;grid-template-columns:1fr 1fr;background:transparent;gap:1px}.learn-index a{border:1px solid var(--rule);min-height:135px;padding:18px}.learn-index b{font-size:18px}.guide-section{padding:75px 18px;display:grid;grid-template-columns:48px 1fr;gap:22px}.guide-number{font-size:48px}.guide-copy h2{font-size:43px}.guide-copy p{font-size:15px}.guide-list,.document-stack,.engineering-cards{grid-column:1/-1}.guide-list{grid-template-columns:1fr}.guide-list article{min-height:170px}.document-stack>div{grid-template-columns:36px 1fr}.document-stack p{grid-column:2}.engineering-cards{grid-template-columns:1fr}.guide-section--dark,.guide-section--green{padding-left:18px;padding-right:18px}.legal-note{display:block;padding:60px 18px 95px}.legal-note b{font-size:24px}.legal-note p{margin-top:18px}
  .form-page-hero{padding:42px 18px 55px}.form-page-hero .back-link{margin-bottom:40px}.form-page-hero h1{font-size:58px}.form-page-hero p{font-size:15px}.form-layout{padding-top:10px}.form-side-note h2{font-size:38px}.property-form,.contact-form{padding:22px}.form-grid.two,.form-grid.three{grid-template-columns:1fr}.contact-hero{display:block;padding:78px 18px 50px}.contact-hero h1{font-size:67px}.contact-hero>p{font-size:15px;margin-top:24px}.contact-grid{padding-top:10px}.contact-info{grid-template-columns:1fr}.contact-info .text-arrow{grid-column:auto}
  .site-footer{padding:55px 18px 90px}.footer-mark{margin-bottom:40px}.footer-columns{grid-template-columns:1fr;gap:38px}.footer-bottom{display:block}.footer-bottom span{display:block;margin-top:8px}
  .toast{left:18px;right:18px;bottom:90px}
}

@media (prefers-reduced-motion:reduce){*{scroll-behavior:auto!important;animation:none!important;transition:none!important}.property-card:hover .property-card__image img,.hero-photo:hover img{transform:none!important}}