:root{--cream:#F4F0E6;--cream-2:#EBE5D6;--ink:#121C2C;--ink-2:#0B1220;--muted:#6B6558;--rule:#C9BFA6;--brass:#A98A5F;--white:#FFFDF8;}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{background:var(--cream);color:var(--ink);font-family:'Inter',system-ui,-apple-system,sans-serif;font-weight:400;font-size:16.5px;line-height:1.65;-webkit-font-smoothing:antialiased}
img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
.display{font-family:'Cormorant Garamond',Georgia,serif;font-weight:400;letter-spacing:.005em;line-height:1.08}
.eyebrow{font-size:12px;letter-spacing:.3em;text-transform:uppercase;font-weight:500;color:var(--muted)}
.rule-short{display:block;width:48px;height:1px;background:var(--brass);margin:20px 0}
header{position:fixed;top:0;left:0;right:0;z-index:50;background:rgba(244,240,230,.92);backdrop-filter:saturate(130%) blur(8px);-webkit-backdrop-filter:saturate(130%) blur(8px);border-bottom:1px solid rgba(201,191,166,.35)}
header.on-dark{background:rgba(11,18,32,.45);border-bottom:1px solid rgba(255,253,248,.12)}
header.on-dark .wordmark,header.on-dark .nav-links a{color:var(--white)}
header.on-dark .nav-links a::after{background:var(--white)}
.nav{max-width:1440px;margin:0 auto;display:flex;align-items:center;justify-content:space-between;padding:18px 48px;position:relative}
.wordmark{font-family:'Cormorant Garamond',serif;font-size:22px;font-weight:500;letter-spacing:.24em;text-transform:uppercase;color:var(--ink)}
.nav-toggle{display:none;background:transparent;border:0;cursor:pointer;font-size:24px;line-height:1;color:var(--ink);padding:6px 10px;font-family:inherit}
header.on-dark .nav-toggle{color:var(--white)}
.nav-links{display:flex;gap:28px;align-items:center}
.nav-links a{font-size:12.5px;letter-spacing:.2em;text-transform:uppercase;font-weight:500;color:var(--ink);position:relative;padding:8px 0;transition:color .25s;white-space:nowrap}
.nav-links a::after{content:"";position:absolute;left:0;right:0;bottom:-2px;height:1px;background:var(--brass);transform:scaleX(0);transform-origin:left;transition:transform .35s}
.nav-links a:hover::after,.nav-links a.active::after{transform:scaleX(1)}
.hero{position:relative;background:#000;overflow:hidden;color:var(--white)}
.hero--full{height:100vh;min-height:720px}
.hero__media{position:absolute;inset:0;background-size:cover;background-position:center 60%;transform:scale(1.04);filter:brightness(.88)}
.hero__video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transform:scale(1.04);filter:brightness(.88);z-index:0}
.hero__veil{position:absolute;inset:0;background:linear-gradient(180deg,rgba(11,18,32,.18) 0%,rgba(11,18,32,.05) 30%,rgba(11,18,32,.72) 100%)}
.hero__content{position:absolute;left:0;right:0;bottom:0;padding:0 72px 96px;max-width:1440px;margin:0 auto}
.hero__eyebrow{color:rgba(255,253,248,.85);margin-bottom:28px;font-size:12px;letter-spacing:.3em}
.hero h1{font-family:'Cormorant Garamond',serif;font-weight:300;font-size:clamp(44px,5.4vw,84px);line-height:1;letter-spacing:-.01em;max-width:22ch;color:var(--white)}
.hero h1 em{font-style:italic;font-weight:400;color:#F1E7CE}
.hero__sub{margin-top:32px;max-width:52ch;font-size:17px;line-height:1.7;color:rgba(255,253,248,.9);font-weight:300}
.page-hero{padding:220px 56px 80px;background:var(--cream);border-bottom:1px solid var(--rule)}
.page-hero__wrap{max-width:1280px;margin:0 auto}
.page-hero h1{font-family:'Cormorant Garamond',serif;font-weight:300;font-size:clamp(44px,5.8vw,80px);line-height:1;margin-top:16px;letter-spacing:-.01em}
.page-hero h1 em{font-style:italic;color:var(--brass);font-weight:400}
.page-hero p.lede{max-width:60ch;font-size:18.5px;line-height:1.75;color:#2A2F3A;margin-top:34px}
section{padding:140px 56px}
section.tight{padding:96px 56px}
section.dark{background:var(--ink);color:#DCD4BE}
.wrap{max-width:1280px;margin:0 auto}
.section-head{max-width:900px;margin-bottom:72px}
.section-head h2{font-family:'Cormorant Garamond',serif;font-weight:400;font-size:clamp(40px,4.4vw,64px);line-height:1.08;margin-top:12px;letter-spacing:-.005em}
.section-head h2 em{font-style:italic;color:var(--brass);font-weight:400}
section.dark .section-head h2{color:#F1E7CE}
.stats-inner{display:grid;grid-template-columns:repeat(5,1fr);gap:28px;max-width:1440px;margin:0 auto}
.stat{text-align:center;border-left:1px solid rgba(255,253,248,.14);padding:8px 10px}
.stat:first-child{border-left:0}
.stat__num{font-family:'Cormorant Garamond',serif;font-weight:400;font-size:clamp(30px,3vw,46px);line-height:1;color:#F1E7CE;letter-spacing:.01em}
.stat__label{margin-top:14px;font-size:11.5px;letter-spacing:.28em;text-transform:uppercase;font-weight:500;color:rgba(255,253,248,.75);line-height:1.4}
.pgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:36px}
/* Portfolio view toggle */
.view-toggle{display:flex;gap:8px;justify-content:center;margin-bottom:28px}
.view-toggle button{background:transparent;border:1px solid var(--rule);color:var(--ink);font-family:Inter,sans-serif;font-size:11px;letter-spacing:.28em;text-transform:uppercase;font-weight:500;padding:14px 28px;cursor:pointer;transition:all .25s}
.view-toggle button:hover{color:var(--brass);border-color:var(--brass)}
.view-toggle button.active{background:var(--ink);color:var(--white);border-color:var(--ink)}
/* Filter pills */
.filter-pills{display:flex;gap:6px;justify-content:center;margin-bottom:56px;flex-wrap:wrap}
.filter-pills button{background:transparent;border:1px solid var(--rule);color:var(--muted);font-family:Inter,sans-serif;font-size:10.5px;letter-spacing:.26em;text-transform:uppercase;font-weight:500;padding:10px 22px;cursor:pointer;transition:all .25s;border-radius:999px}
.filter-pills button:hover{color:var(--brass);border-color:var(--brass)}
.filter-pills button.active{background:var(--brass);color:var(--white);border-color:var(--brass)}
.pcard[data-filter-hidden="true"]{display:none}
/* Map */
#map-view{display:none}
#map-view.active{display:block}
#map{height:680px;width:100%;border:1px solid var(--rule);background:#f0ede4}
.map-legend{display:flex;gap:24px;justify-content:center;margin-top:24px;flex-wrap:wrap;font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted);font-weight:500}
.map-legend span{display:inline-flex;align-items:center;gap:8px}
.map-legend i{width:10px;height:10px;border-radius:50%;display:inline-block}
.leaflet-popup-content-wrapper{border-radius:0;font-family:Inter,sans-serif;background:var(--white);box-shadow:0 10px 30px -10px rgba(11,18,32,.25)}
.leaflet-popup-content{margin:14px 18px;min-width:200px}
.leaflet-popup-tip{background:var(--white)}
.map-popup .name{font-family:'Cormorant Garamond',serif;font-size:20px;color:var(--ink);line-height:1.2;margin-bottom:4px}
.map-popup .loc{font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:var(--brass);font-weight:500;margin-bottom:10px}
.map-popup a{font-size:10px;letter-spacing:.24em;text-transform:uppercase;color:var(--ink);font-weight:500;border-bottom:1px solid var(--brass);padding-bottom:2px}
.map-popup a::after{content:" →";color:var(--brass)}
.pcard{display:block;background:var(--white);border:1px solid var(--rule);overflow:hidden;transition:transform .35s,box-shadow .35s}
.pcard:hover{transform:translateY(-4px);box-shadow:0 30px 60px -30px rgba(11,18,32,.25)}
.pcard__media{aspect-ratio:4/3;background:#1a2638 center/cover no-repeat;overflow:hidden}
.pcard__media img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s}
.pcard:hover .pcard__media img{transform:scale(1.04)}
.pcard__body{padding:22px 26px 26px;border-top:1px solid var(--rule)}
.pcard__name{font-family:'Cormorant Garamond',serif;font-weight:500;font-size:24px;line-height:1.2;margin-bottom:8px;color:var(--ink)}
.pcard__loc{font-size:11.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--brass);font-weight:500}
.pcard__status{font-size:11px;letter-spacing:.26em;text-transform:uppercase;color:var(--muted);margin-top:10px;font-weight:500}
.pd-hero{position:relative;height:86vh;min-height:620px;background:#000;overflow:hidden}
.pd-hero__media{position:absolute;inset:0;background-size:cover;background-position:center;filter:brightness(.88)}
.pd-meta-section{padding:96px 56px 56px}
.pd-meta-grid{display:grid;grid-template-columns:1fr 1fr;gap:96px;max-width:1280px;margin:0 auto;align-items:start}
.pd-meta-grid .lhs h1{font-family:'Cormorant Garamond',serif;font-weight:400;font-size:clamp(34px,3.4vw,52px);line-height:1.05;letter-spacing:-.005em}
.pd-meta-grid .lhs .loc{font-size:12px;letter-spacing:.3em;text-transform:uppercase;color:var(--brass);font-weight:500;margin-top:22px;display:block}
.pd-meta-grid .lhs .type{font-size:14px;color:var(--muted);margin-top:14px}
.pd-meta-grid .lhs .website{display:inline-block;margin-top:28px;font-size:12px;letter-spacing:.28em;text-transform:uppercase;font-weight:500;color:var(--ink);border-bottom:1px solid var(--brass);padding:4px 0 6px;transition:color .2s}
.pd-meta-grid .lhs .website:hover{color:var(--brass)}
.pd-meta-grid .lhs .website::after{content:" →";color:var(--brass)}
.pd-meta-grid .rhs{border-top:1px solid var(--rule);padding-top:32px}
.pd-meta-grid .rhs p{font-size:16px;line-height:1.8;color:#2A2F3A;max-width:58ch}
.pd-meta-grid .rhs p+p{margin-top:22px}
.pd-meta-grid .rhs .credit{font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted);margin-top:26px}
.pd-metabar{max-width:1280px;margin:48px auto 0;display:grid;grid-template-columns:repeat(4,1fr);gap:28px;padding-top:32px;border-top:1px solid var(--rule)}
.pd-metabar .k{font-size:11px;letter-spacing:.3em;text-transform:uppercase;color:var(--muted);margin-bottom:10px;font-weight:500}
.pd-metabar .v{font-family:'Cormorant Garamond',serif;font-size:28px;color:var(--ink);line-height:1.1}
.pd-gallery{background:var(--cream-2);padding:96px 56px}
.pd-gallery__grid{display:grid;grid-template-columns:repeat(3,1fr);gap:14px;max-width:1440px;margin:0 auto}
.pd-gallery__grid .big{grid-column:span 2;grid-row:span 2}
.pd-gallery__item{aspect-ratio:4/3;background:#1a2638 center/cover no-repeat;cursor:zoom-in;transition:transform .35s}
.pd-gallery__item:hover{transform:translateY(-2px)}
.pd-gallery__grid .big .pd-gallery__item{aspect-ratio:4/3;height:100%}
.pd-other{padding:96px 56px}
.philosophy{display:grid;grid-template-columns:1fr 1.4fr;gap:96px;align-items:start}
.philosophy p.body{font-size:17.5px;line-height:1.8;color:#2A2F3A;max-width:60ch}
.philosophy p.body+p.body{margin-top:24px}
.pullquote{font-family:'Cormorant Garamond',serif;font-style:italic;font-weight:400;font-size:clamp(26px,2.4vw,34px);line-height:1.35;color:var(--ink);border-left:1px solid var(--brass);padding:6px 0 6px 28px;margin:44px 0 0;max-width:44ch}
.pullquote .mark{color:var(--brass)}
.pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:64px;border-top:1px solid var(--rule);padding-top:72px}
.pillar .num{font-family:'Cormorant Garamond',serif;font-style:italic;font-size:22px;color:var(--brass)}
.pillar h3{font-family:'Cormorant Garamond',serif;font-weight:400;font-size:30px;line-height:1.1;margin:16px 0 22px}
.pillar p{font-size:16px;line-height:1.75;color:#3A3E48;max-width:42ch}
.land__grid{display:grid;grid-template-columns:1.1fr 1fr;gap:96px;align-items:start}
.land-row{display:flex;justify-content:space-between;align-items:baseline;gap:28px;border-top:1px solid var(--rule);padding-top:22px;padding-bottom:4px}
.land-row:first-child{border-top:0;padding-top:0}
.land-row .city{font-family:'Cormorant Garamond',serif;font-size:28px;font-weight:400;color:var(--ink);line-height:1.1}
.land-row .city small{display:block;font-family:'Inter',sans-serif;font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted);font-weight:500;margin-top:6px}
.land-row .area{font-family:'Cormorant Garamond',serif;font-size:30px;color:var(--brass);white-space:nowrap;text-align:right}
.land-row .area small{display:block;font-family:'Inter',sans-serif;font-size:10px;letter-spacing:.28em;color:var(--muted);text-align:right;margin-top:4px;font-weight:500}
.land__total{margin-top:40px;padding-top:30px;border-top:2px solid var(--ink);display:flex;justify-content:space-between;align-items:baseline;flex-wrap:wrap;gap:12px}
.land__total .big{font-family:'Cormorant Garamond',serif;font-size:clamp(32px,3.4vw,46px);color:var(--ink)}
.land__total .big em{font-style:italic;color:var(--brass)}
.land__total .lbl{font-size:11px;letter-spacing:.28em;text-transform:uppercase;color:var(--muted);font-weight:500}
.coinv-feature{display:grid;grid-template-columns:1fr 1.4fr;gap:72px;align-items:center;padding:72px 0;border-top:1px solid var(--rule)}
.coinv-feature:first-of-type{border-top:0;padding-top:0}
.coinv-feature__text h3{font-family:'Cormorant Garamond',serif;font-weight:400;font-size:clamp(30px,2.8vw,42px);line-height:1.1;margin-bottom:18px}
.coinv-feature__text .eyebrow{margin-bottom:14px}
.coinv-feature__text p{font-size:17px;line-height:1.8;color:#2A2F3A;max-width:52ch}
.coinv-feature__text p+p{margin-top:18px}
.coinv-feature__side{font-family:'Cormorant Garamond',serif;font-style:italic;font-size:22px;color:var(--brass);line-height:1.4;max-width:28ch}
.coinv-logo{max-height:52px;max-width:200px;width:auto;height:auto;margin-bottom:24px;opacity:.9}
.coinv-website{display:inline-block;margin-top:22px;font-size:11px;letter-spacing:.3em;text-transform:uppercase;font-weight:500;color:var(--ink);border-bottom:1px solid var(--brass);padding:4px 0 6px;transition:color .25s}
.coinv-website:hover{color:var(--brass)}
.coinv-website::after{content:" →";color:var(--brass)}
.press-link{display:block;transition:background .25s}
.press-link:hover{background:rgba(169,138,95,.05)}
.press-link:hover .land-row div[style*="Cormorant"]{color:var(--brass)}
footer.site-foot{background:var(--ink);color:#DCD4BE;padding:96px 56px 40px}
.foot{max-width:1280px;margin:0 auto;display:grid;grid-template-columns:1.5fr 1fr 1fr 1fr;gap:56px}
footer.site-foot h5{font-size:11px;letter-spacing:.32em;text-transform:uppercase;color:#BDB08F;margin-bottom:22px;font-weight:500}
.foot-lead{font-family:'Cormorant Garamond',serif;font-weight:300;font-style:italic;font-size:clamp(24px,2vw,30px);line-height:1.25;color:var(--white);max-width:22ch}
.foot-lead em{color:#E9DFC7;font-weight:400}
.foot a{display:block;font-size:14px;color:#DCD4BE;margin-bottom:9px}
.foot a:hover{color:var(--white)}
.foot-bottom{max-width:1280px;margin:72px auto 0;padding-top:28px;border-top:1px solid rgba(255,253,248,.15);display:flex;justify-content:space-between;font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:rgba(220,212,190,.7)}
.reveal{opacity:0;transform:translateY(18px);transition:opacity 1s,transform 1s}
.reveal.in{opacity:1;transform:none}
.lb{position:fixed;inset:0;background:rgba(11,18,32,.93);display:none;align-items:center;justify-content:center;z-index:100;cursor:zoom-out;padding:40px}
.lb.open{display:flex}
.lb img{max-width:94vw;max-height:90vh;box-shadow:0 30px 60px -30px rgba(0,0,0,.6)}
.lb .x{position:absolute;top:24px;right:30px;font-size:11px;letter-spacing:.32em;color:#E9DFC7;text-transform:uppercase;cursor:pointer}
@media (max-width:1200px){.stats-inner{grid-template-columns:repeat(3,1fr);gap:24px}.nav-links{gap:22px}}
@media (max-width:960px){
  .nav{padding:14px 22px}
  .nav-toggle{display:block}
  .nav-links{display:none;position:absolute;top:100%;left:0;right:0;background:var(--cream);border-bottom:1px solid var(--rule);padding:24px 22px 28px;flex-direction:column;gap:20px;align-items:flex-start;box-shadow:0 20px 40px -20px rgba(11,18,32,.2)}
  .nav-links.open{display:flex}
  header.on-dark .nav-links{background:rgba(11,18,32,.98);border-bottom:1px solid rgba(255,253,248,.15)}
  header.on-dark .nav-links a{color:var(--white)}
  section{padding:84px 22px}
  .page-hero{padding:140px 22px 60px}
  .hero__content{padding:0 22px 64px}
  .stats-inner,.pgrid,.pillars{grid-template-columns:1fr;gap:24px}
  .philosophy,.pd-meta-grid,.land__grid,.coinv-feature{grid-template-columns:1fr;gap:40px}
  .pd-metabar{grid-template-columns:1fr 1fr;gap:20px}
  .pd-gallery__grid{grid-template-columns:1fr;gap:10px}
  .pd-gallery__grid .big{grid-column:span 1;grid-row:span 1}
  .foot{grid-template-columns:1fr;gap:40px}
  .foot-bottom{flex-direction:column;gap:12px;margin-top:56px}
}