:root{--navy:#0F2A4A;--navy-dark:#0A1F38;--ink:#16181D;--paper:#F7F5F1;--paper-2:#F0ECE3;--gold:#B8863B;--gold-light:#D9B978;--built:#2F6B4F;--ongoing:#B8863B;--upcoming:#3E5C76;--line:#E4DFD6;--display:"Fraunces", serif;--body:"Inter", sans-serif;--mono:"IBM Plex Mono", monospace}*{box-sizing:border-box;margin:0;padding:0}html{scroll-behavior:smooth}body{font-family:var(--body);background:var(--paper);color:var(--ink);line-height:1.5}a{color:inherit}img,svg{display:block;max-width:100%}.wrap{max-width:1180px;margin:0 auto;padding:0 28px}:focus-visible{outline:2px solid var(--gold);outline-offset:3px}@media(prefers-reduced-motion:reduce){*{animation:none!important;transition:none!important}}header.nav{position:sticky;top:0;z-index:50;background:#0f2a4af5;backdrop-filter:blur(6px)}.nav-inner{display:flex;align-items:center;justify-content:space-between;height:78px}.wordmark{font-family:var(--display);font-weight:500;font-size:1.5rem;color:#fff;letter-spacing:.02em;text-decoration:none}.wordmark span{color:var(--gold-light)}.logo-link{display:inline-flex;align-items:center;text-decoration:none}.logo-img{height:62px;width:auto;display:block}.footer-logo .logo-img{height:104px}nav.links{display:flex;gap:34px;list-style:none}nav.links a{color:#e9e4d8;text-decoration:none;font-size:.92rem;letter-spacing:.04em;text-transform:uppercase;font-weight:500;padding-bottom:4px;border-bottom:1px solid transparent;transition:border-color .2s,color .2s}nav.links a:hover,nav.links a[aria-current=page]{color:#fff;border-color:var(--gold)}.nav-cta{background:var(--gold);color:var(--navy-dark);font-weight:600;padding:10px 20px;border-radius:2px;text-decoration:none;font-size:.85rem;letter-spacing:.03em;text-transform:uppercase;white-space:nowrap}.nav-mobile-toggle{display:none;background:none;border:none;color:#fff;font-size:1.6rem;cursor:pointer}.mobile-menu{display:none;background:var(--navy-dark)}.mobile-menu.open{display:block}.mobile-menu ul{list-style:none;padding:14px 28px 22px}.mobile-menu a{display:block;padding:12px 0;color:#e9e4d8;text-decoration:none;font-size:.95rem;letter-spacing:.04em;text-transform:uppercase;border-bottom:1px solid rgba(255,255,255,.08)}.hero{position:relative;overflow:hidden;background:linear-gradient(160deg,var(--navy) 0%,var(--navy-dark) 78%);color:#fff;padding:110px 0 0}.hero-inner{position:relative;z-index:2;padding-bottom:120px}.eyebrow{font-family:var(--mono);font-size:.78rem;letter-spacing:.14em;text-transform:uppercase;color:var(--gold-light);margin-bottom:22px;display:flex;align-items:center;gap:10px}.eyebrow:before{content:"";width:28px;height:1px;background:var(--gold-light)}.hero h1{font-family:var(--display);font-weight:400;font-size:clamp(2.4rem,5.4vw,4.2rem);line-height:1.08;max-width:820px;letter-spacing:-.01em}.hero h1 em{font-style:italic;font-weight:300;color:var(--gold-light)}.hero p.lede{margin-top:26px;max-width:520px;font-size:1.08rem;color:#c9d3de;font-weight:400}.hero-ctas{display:flex;gap:16px;margin-top:40px;flex-wrap:wrap}.btn-primary{background:var(--gold);color:var(--navy-dark);font-weight:600;padding:15px 30px;text-decoration:none;border-radius:2px;font-size:.92rem;letter-spacing:.02em;transition:background .2s,transform .2s;display:inline-block;border:none;cursor:pointer}.btn-primary:hover{background:var(--gold-light);transform:translateY(-1px)}.btn-secondary{border:1px solid rgba(255,255,255,.35);color:#fff;font-weight:500;padding:14px 29px;text-decoration:none;border-radius:2px;font-size:.92rem;transition:border-color .2s,background .2s;display:inline-block}.btn-secondary:hover{border-color:#fff;background:#ffffff0f}.hero-video{position:absolute;inset:0;width:100%;height:100%;-o-object-fit:cover;object-fit:cover;z-index:0;opacity:.32}.hero:after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(160deg,#0f2a4ab8,#0a1f38e6 78%)}.skyline{position:absolute;left:0;right:0;bottom:0;height:180px;opacity:.5;z-index:2}.stats{background:var(--navy-dark)}.stats-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid rgba(255,255,255,.08)}.stat{padding:34px 28px;border-right:1px solid rgba(255,255,255,.08)}.stat:last-child{border-right:none}.stat .num{font-family:var(--mono);font-size:1.9rem;color:var(--gold-light);font-weight:500}.stat .label{font-size:.78rem;color:#9fadbd;text-transform:uppercase;letter-spacing:.06em;margin-top:6px}.section{padding:96px 0}.section-alt{background:var(--paper-2)}.section-head{max-width:640px;margin-bottom:56px}.section-head.center{margin-left:auto;margin-right:auto;text-align:center}.section-head.center .eyebrow{justify-content:center}.section-head .eyebrow{color:var(--gold)}.section-head .eyebrow:before{background:var(--gold)}.section-head h2{font-family:var(--display);font-weight:400;font-size:clamp(1.8rem,3.4vw,2.6rem);color:var(--ink);letter-spacing:-.01em}.section-head p{margin-top:16px;color:#54595f;font-size:1rem;max-width:520px}.section-head.center p{margin-left:auto;margin-right:auto}.pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line)}.pillar{background:var(--paper);padding:40px 34px}.pillar .tag{font-family:var(--mono);font-size:.72rem;color:var(--gold);letter-spacing:.08em;text-transform:uppercase}.pillar h3{font-family:var(--display);font-size:1.5rem;font-weight:500;margin:14px 0 12px}.pillar p{color:#54595f;font-size:.94rem}.prose-block{max-width:720px}.prose-block p{color:#3e444b;font-size:1.06rem;line-height:1.8;margin-bottom:20px}.prose-block p:last-child{margin-bottom:0}.statement{border-left:3px solid var(--gold);padding:6px 0 6px 26px;margin:8px 0 44px}.statement .k{font-family:var(--mono);font-size:.72rem;color:var(--gold);letter-spacing:.1em;text-transform:uppercase}.statement p{font-family:var(--display);font-weight:400;font-size:clamp(1.4rem,2.6vw,1.9rem);color:var(--ink);line-height:1.35;margin-top:12px}.owners-list{display:flex;flex-direction:column;gap:64px}.owner-row{display:grid;grid-template-columns:300px 1fr;gap:48px;align-items:start}.owner-aside{position:sticky;top:100px}.owner-photo{width:100%;aspect-ratio:4/5;-o-object-fit:cover;object-fit:cover;border-radius:6px;background:linear-gradient(135deg,var(--navy) 0%,#1B4270 100%);border:1px solid var(--line)}.owner-name{font-family:var(--display);font-size:1.5rem;font-weight:500;margin-top:20px}.owner-title{font-family:var(--mono);font-size:.76rem;color:var(--gold);letter-spacing:.06em;text-transform:uppercase;margin-top:5px}.owner-bio{color:#4a4f54;font-size:1rem;line-height:1.8}.owner-bio p{margin-bottom:18px}.owner-bio p:last-child{margin-bottom:0}.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:22px;counter-reset:step}.step{background:#fff;border:1px solid var(--line);border-radius:4px;padding:28px 24px;position:relative}.step .step-num{font-family:var(--mono);font-size:.8rem;font-weight:500;color:#fff;background:var(--navy);width:34px;height:34px;border-radius:50%;display:flex;align-items:center;justify-content:center;margin-bottom:16px}.step h4{font-family:var(--display);font-size:1.2rem;font-weight:500;margin-bottom:8px}.step p{color:#54595f;font-size:.9rem}.map-section{background:var(--paper-2)}.map-card{background:#fff;border:1px solid var(--line);border-radius:4px;overflow:hidden;box-shadow:0 20px 50px -30px #0f2a4a59}.map-toolbar{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:14px;padding:18px 22px;border-bottom:1px solid var(--line)}.legend{display:flex;gap:18px;flex-wrap:wrap}.legend-item{display:flex;align-items:center;gap:7px;font-size:.82rem;color:#54595f}.legend-dot{width:9px;height:9px;border-radius:50%}#map{height:460px;width:100%;position:relative;z-index:1}.leaflet-container img,.leaflet-container svg{max-width:none!important}.map-hint{font-family:var(--mono);font-size:.74rem;color:#8a8f94;padding:14px 22px;border-top:1px solid var(--line);background:#fbfaf7}.filter-clear{display:none;font-family:var(--mono);font-size:.76rem;color:var(--navy);background:var(--gold-light);padding:7px 14px;border-radius:16px;border:none;cursor:pointer}.filter-clear.active{display:inline-flex;align-items:center;gap:6px}.leaflet-popup-content-wrapper{border-radius:3px}.popup-city{font-family:var(--display);font-size:1.15rem;margin-bottom:8px;color:var(--navy)}.popup-row{display:flex;align-items:center;gap:8px;font-size:.86rem;margin:5px 0;color:#3a3f44}.popup-dot{width:8px;height:8px;border-radius:50%;flex-shrink:0}.popup-btn{margin-top:10px;display:inline-block;background:var(--navy);color:#fff;font-size:.78rem;padding:7px 13px;border-radius:2px;text-decoration:none;cursor:pointer;border:none;font-family:var(--body);font-weight:600}.grid-toolbar{display:flex;justify-content:space-between;align-items:center;margin-bottom:30px;flex-wrap:wrap;gap:16px}.filters{display:flex;gap:10px;flex-wrap:wrap}.chip{font-family:var(--mono);font-size:.76rem;letter-spacing:.02em;padding:8px 15px;border-radius:16px;border:1px solid var(--line);background:#fff;color:#54595f;cursor:pointer;transition:all .15s}.chip.active{background:var(--navy);color:#fff;border-color:var(--navy)}.projects-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:22px}.card{background:#fff;border:1px solid var(--line);border-radius:4px;overflow:hidden;transition:transform .18s,box-shadow .18s;cursor:pointer}.card.hidden{display:none}.card:hover{transform:translateY(-3px);box-shadow:0 18px 40px -26px #0f2a4a66}.card-media{height:130px;background:linear-gradient(135deg,var(--navy) 0%,#1B4270 100%);position:relative;display:flex;align-items:center;justify-content:center;background-size:cover;background-position:center}.card-media svg{width:36px;height:36px;opacity:.5}.status-pill{position:absolute;top:10px;left:10px;font-family:var(--mono);font-size:.68rem;letter-spacing:.04em;text-transform:uppercase;padding:4px 9px;border-radius:12px;color:#fff}.card-body{padding:18px}.card-body .city{font-family:var(--mono);font-size:.7rem;color:var(--gold);text-transform:uppercase;letter-spacing:.06em}.card-body h4{font-family:var(--display);font-size:1.15rem;font-weight:500;margin:6px 0 4px}.card-body .meta{font-size:.82rem;color:#7a7f84}.card-body .expand-hint{margin-top:12px;font-family:var(--mono);font-size:.7rem;color:var(--gold);letter-spacing:.04em;text-transform:uppercase;display:flex;align-items:center;gap:5px}.featured-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}.modal-overlay{position:fixed;inset:0;background:#0a1423b8;z-index:200;display:none;align-items:center;justify-content:center;padding:24px}.modal-overlay.open{display:flex}.modal-panel{background:#fff;width:100%;max-width:860px;max-height:88vh;overflow-y:auto;border-radius:6px;position:relative;box-shadow:0 40px 90px -30px #00000080}.modal-close{position:absolute;top:16px;right:16px;z-index:5;background:#0f2a4ad9;color:#fff;border:none;width:36px;height:36px;border-radius:50%;cursor:pointer;font-size:1.15rem;line-height:1}.modal-close:hover{background:var(--navy-dark)}.modal-gallery{display:flex;flex-direction:column;gap:6px;padding:6px 6px 0}.g-main-photo,.g-thumb{border:none;padding:0;margin:0;cursor:zoom-in;background:#0f2a4a;border-radius:3px;overflow:hidden;display:block;width:100%}.g-main-photo img{width:100%;aspect-ratio:16/9;-o-object-fit:cover;object-fit:cover;display:block;transition:transform .25s}.g-main-photo:hover img{transform:scale(1.02)}.g-thumbs{display:grid;grid-template-columns:repeat(auto-fit,minmax(90px,1fr));gap:6px}.g-thumb img{width:100%;aspect-ratio:4/3;-o-object-fit:cover;object-fit:cover;display:block;transition:transform .25s}.g-thumb:hover img{transform:scale(1.05)}.gallery-empty{background:linear-gradient(135deg,var(--navy) 0%,#1B4270 100%);display:flex;align-items:center;justify-content:center;height:220px;border-radius:3px;color:#ffffff80;font-family:var(--mono);font-size:.72rem;letter-spacing:.05em;text-transform:uppercase}.lightbox{position:fixed;inset:0;z-index:300;background:#060c16eb;display:none;align-items:center;justify-content:center;padding:32px}.lightbox.open{display:flex}.lightbox-img{max-width:96vw;max-height:92vh;-o-object-fit:contain;object-fit:contain;border-radius:4px;box-shadow:0 30px 80px -20px #000000b3}.lightbox-close{position:fixed;top:20px;right:24px;z-index:5;background:#ffffff1f;color:#fff;border:none;width:44px;height:44px;border-radius:50%;cursor:pointer;font-size:1.5rem;line-height:1}.lightbox-close:hover{background:#ffffff40}.modal-body{padding:32px 36px 40px}.modal-status-row{display:flex;align-items:center;gap:12px;margin-bottom:14px}.modal-body .city{font-family:var(--mono);font-size:.74rem;color:var(--gold);text-transform:uppercase;letter-spacing:.06em}.modal-body h3{font-family:var(--display);font-size:2rem;font-weight:500;margin:8px 0 0}.modal-meta-row{display:flex;gap:36px;flex-wrap:wrap;margin:24px 0;padding:20px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.modal-meta-item .k{font-family:var(--mono);font-size:.68rem;text-transform:uppercase;letter-spacing:.05em;color:#9aa0a6;margin-bottom:5px}.modal-meta-item .v{font-weight:600;font-size:1.02rem;color:var(--ink)}.modal-desc{color:#4a4f54;font-size:.98rem;line-height:1.75}.modal-scope,.modal-highlights{margin-top:24px}.modal-scope .k,.modal-highlights .k{font-family:var(--mono);font-size:.68rem;text-transform:uppercase;letter-spacing:.05em;color:#9aa0a6;margin-bottom:8px}.modal-scope-val{font-weight:600;font-size:1rem;color:var(--ink)}.modal-highlights ul{list-style:none;display:grid;gap:9px}.modal-highlights li{position:relative;padding-left:20px;color:#3e444b;font-size:.95rem;line-height:1.5}.modal-highlights li:before{content:"";position:absolute;left:2px;top:8px;width:7px;height:7px;border-radius:50%;background:var(--gold)}.modal-cta{margin-top:28px;display:inline-block;background:var(--navy);color:#fff;padding:13px 26px;border-radius:2px;text-decoration:none;font-weight:600;font-size:.9rem}.modal-cta:hover{background:var(--navy-dark)}@media(max-width:640px){.modal-body{padding:26px 22px 32px}}.cta-band{background:var(--gold);padding:64px 0;text-align:center}.cta-band h2{font-family:var(--display);font-weight:400;font-size:clamp(1.6rem,3vw,2.2rem);color:var(--navy-dark)}.cta-band p{margin-top:10px;color:#5c4318;font-size:.98rem}.cta-band .btn-primary{margin-top:26px;display:inline-block;background:var(--navy);color:#fff}.cta-band .btn-primary:hover{background:var(--navy-dark)}.page-hero{position:relative;background:linear-gradient(160deg,var(--navy) 0%,var(--navy-dark) 90%);color:#fff;padding:72px 0 64px;overflow:hidden}.page-hero.with-photo{padding:0;min-height:340px;display:flex;align-items:flex-end}.page-hero-photo{position:absolute;inset:0;width:100%;height:100%;-o-object-fit:cover;object-fit:cover;opacity:.4}.page-hero.with-photo:after{content:"";position:absolute;inset:0;background:linear-gradient(0deg,#0a1f38e6,#0f2a4a80)}.page-hero .wrap{position:relative;z-index:2}.page-hero.with-photo .wrap{padding-bottom:44px}.page-hero h1{font-family:var(--display);font-weight:400;font-size:clamp(2rem,4.4vw,3.2rem);letter-spacing:-.01em;max-width:760px}.page-hero p.lede{margin-top:16px;max-width:560px;color:#c9d3de;font-size:1.05rem}.inquiry-cols{display:grid;grid-template-columns:.85fr 1.15fr;gap:60px;align-items:start}.contact-intro h2{font-family:var(--display);font-weight:400;font-size:1.7rem;margin-bottom:14px}.contact-intro p{color:#54595f;font-size:1rem;line-height:1.7;margin-bottom:26px}.contact-item{display:flex;gap:12px;align-items:flex-start;margin-bottom:18px}.contact-item .k{font-family:var(--mono);font-size:.68rem;color:var(--gold);letter-spacing:.06em;text-transform:uppercase;margin-bottom:3px}.contact-item a,.contact-item span{color:var(--ink);font-size:.98rem;text-decoration:none}.contact-item a:hover{color:var(--gold)}.form-card{background:#fff;border:1px solid var(--line);border-radius:6px;padding:34px 32px;box-shadow:0 20px 50px -34px #0f2a4a4d}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:16px}.field{margin-bottom:18px}.field label{display:block;font-family:var(--mono);font-size:.72rem;letter-spacing:.05em;text-transform:uppercase;color:#54595f;margin-bottom:7px}.field label .req{color:var(--gold)}.field input,.field select,.field textarea{width:100%;font-family:var(--body);font-size:.96rem;color:var(--ink);padding:12px 14px;border:1px solid var(--line);border-radius:3px;background:#fdfcfa;transition:border-color .15s}.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--gold)}.field textarea{min-height:130px;resize:vertical}.field .error-msg{display:none;color:#a6402f;font-size:.8rem;margin-top:6px}.field.invalid input,.field.invalid select,.field.invalid textarea{border-color:#a6402f}.field.invalid .error-msg{display:block}.honeypot{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}.form-status{margin-top:16px;padding:14px 16px;border-radius:3px;font-size:.9rem;display:none}.form-status.success{display:block;background:#e7f1eb;color:#1f5638;border:1px solid #B9D8C6}.form-status.error{display:block;background:#fbeae7;color:#8a2c1d;border:1px solid #E7C3BB}.form-submit{margin-top:8px}footer{background:var(--navy-dark);color:#8fa0b5;padding:50px 0 30px}.footer-inner{display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:20px}.footer-links{display:flex;gap:26px;list-style:none;font-size:.85rem}.footer-links a{text-decoration:none;color:#8fa0b5}.footer-links a:hover{color:#fff}.footer-contact{font-size:.85rem;color:#8fa0b5}.footer-contact a{color:var(--gold-light);text-decoration:none}.footer-bottom{margin-top:34px;padding-top:24px;border-top:1px solid rgba(255,255,255,.08);font-size:.76rem;color:#5e6e80;display:flex;justify-content:space-between;flex-wrap:wrap;gap:10px}@media(max-width:900px){nav.links{display:none}.nav-mobile-toggle{display:block}.stats-grid{grid-template-columns:repeat(2,1fr)}.pillars{grid-template-columns:1fr}.projects-grid{grid-template-columns:repeat(2,1fr)}.featured-grid{grid-template-columns:1fr}.steps{grid-template-columns:repeat(2,1fr)}.owner-row{grid-template-columns:1fr;gap:24px}.owner-aside{position:static;max-width:320px}.inquiry-cols{grid-template-columns:1fr;gap:40px}}@media(max-width:560px){.projects-grid{grid-template-columns:1fr}.hero-ctas{flex-direction:column;align-items:flex-start}.steps,.form-row{grid-template-columns:1fr}}