:root {
  --sand: #f6f2ec;
  --shell: #fbf9f5;
  --ink: #1f2a2e;
  --muted: #6b7377;
  --line: #e2dbd0;
  --gulf: #2f6f73;
  --gulf-deep: #1d4a4d;
  --serif: "Cormorant Garamond", Georgia, serif;
  --sans: "Jost", "Helvetica Neue", Arial, sans-serif;
  --gutter: clamp(16px, 5vw, 72px);
}
* { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; }
body { background: var(--shell); color: var(--ink); font: 300 17px/1.7 var(--sans); -webkit-font-smoothing: antialiased; overflow-x: hidden; }
img { display: block; max-width: 100%; }
button { font: inherit; color: inherit; background: none; border: 0; cursor: pointer; }
a { color: inherit; }

h1, h2, h3, .brand { font-family: var(--serif); font-weight: 300; letter-spacing: .01em; }
h1 { font-size: clamp(56px, 11vw, 150px); line-height: .95; }
h2 { font-size: clamp(32px, 4.2vw, 54px); line-height: 1.12; margin-bottom: 20px; text-wrap: balance; }
h3 { font-size: clamp(26px, 2.6vw, 34px); line-height: 1.2; margin-bottom: 12px; }
.eyebrow, .role { font-size: 12px; letter-spacing: .28em; text-transform: uppercase; font-weight: 400; color: var(--gulf); margin-bottom: 18px; }
.fine { font-size: 13px; color: var(--muted); }

/* nav */
.nav { position: fixed; inset: 0 0 auto; z-index: 50; display: flex; justify-content: space-between; align-items: center; padding: 22px var(--gutter); color: #fff; transition: background .4s, color .4s, padding .4s; }
.nav.solid { background: rgba(251,249,245,.94); backdrop-filter: blur(10px); color: var(--ink); padding-block: 14px; border-bottom: 1px solid var(--line); }
.brand { font-size: 26px; text-decoration: none; }
.brand span { font-style: italic; }
.nav nav { display: flex; gap: 32px; align-items: center; font-size: 13px; letter-spacing: .14em; text-transform: uppercase; }
.nav nav a { text-decoration: none; opacity: .9; }
.nav nav a:hover { opacity: 1; }
.nav-cta { border: 1px solid currentColor; padding: 9px 18px; }
@media (max-width: 860px) { .nav nav a:not(.nav-cta) { display: none; } .nav nav { gap: 0; } .nav-cta { font-size: 11px; padding: 8px 12px; } }

/* hero */
.hero { position: relative; height: 100svh; min-height: 620px; color: #fff; overflow: hidden; }
.hero img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; transform: scale(1.06); animation: settle 2.4s cubic-bezier(.2,.6,.2,1) forwards; }
@keyframes settle { to { transform: scale(1); } }
.hero-shade { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(10,20,22,.45) 0%, rgba(10,20,22,.05) 35%, rgba(10,20,22,.15) 55%, rgba(10,20,22,.7) 100%); }
.hero-copy { position: absolute; left: var(--gutter); right: var(--gutter); bottom: clamp(56px, 11vh, 120px); max-width: 900px; }
.hero .eyebrow { color: #fff; opacity: .9; }
.lede { font-size: clamp(18px, 1.6vw, 22px); max-width: 560px; margin: 22px 0 34px; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 28px; align-items: center; }
.hero-note { position: absolute; right: var(--gutter); bottom: 32px; font-size: 12px; letter-spacing: .24em; text-transform: uppercase; opacity: .85; }
@media (max-width: 700px) { .hero-note { display: none; } }

.btn { display: inline-block; background: var(--ink); color: #fff; text-decoration: none; padding: 16px 30px; font-size: 13px; letter-spacing: .18em; text-transform: uppercase; font-weight: 400; transition: background .3s; }
.btn:hover { background: var(--gulf-deep); }
.btn-light { background: #fff; color: var(--ink); }
.btn-light:hover { background: var(--sand); }
.link-light { font-size: 13px; letter-spacing: .16em; text-transform: uppercase; text-decoration: none; border-bottom: 1px solid rgba(255,255,255,.5); padding-bottom: 4px; }

/* facts */
.facts { display: grid; grid-template-columns: repeat(5, 1fr); border-bottom: 1px solid var(--line); background: var(--shell); }
.facts div { padding: 34px 16px; text-align: center; border-right: 1px solid var(--line); }
.facts div:last-child { border-right: 0; }
.facts strong { display: block; font: 300 clamp(32px, 3.6vw, 46px)/1 var(--serif); margin-bottom: 8px; }
.facts span { font-size: 11px; letter-spacing: .2em; text-transform: uppercase; color: var(--muted); }
@media (max-width: 760px) { .facts { grid-template-columns: repeat(2, 1fr); } .facts div { border-bottom: 1px solid var(--line); } .facts div:nth-child(2n) { border-right: 0; } .facts div:last-child { grid-column: span 2; border-bottom: 0; } }

section { padding: clamp(80px, 12vw, 160px) var(--gutter); }
.section-head { max-width: 760px; margin: 0 auto clamp(48px, 6vw, 80px); text-align: center; }
.section-head p:not(.eyebrow) { color: var(--muted); }

/* intro */
.intro { display: grid; grid-template-columns: 1fr 1.1fr; gap: clamp(40px, 7vw, 110px); align-items: center; max-width: 1400px; margin: 0 auto; }
.intro-text p:not(.eyebrow) { color: var(--muted); margin-bottom: 18px; max-width: 560px; }
.intro-img img { aspect-ratio: 4/5; object-fit: cover; width: 100%; }
@media (max-width: 900px) { .intro { grid-template-columns: 1fr; } .intro-img img { aspect-ratio: 3/2; } }

/* exteriors */
.exteriors { background: var(--sand); }
.ext-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 12px; max-width: 1500px; margin: 0 auto; }
.ext { overflow: hidden; aspect-ratio: 3/2; }
.ext img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s cubic-bezier(.2,.6,.2,1); }
.ext:hover img { transform: scale(1.04); }
.ext-wide { grid-column: span 2; grid-row: span 2; }
@media (max-width: 900px) { .ext-grid { grid-template-columns: repeat(2, 1fr); } }

/* interiors */
.room { display: grid; grid-template-columns: 1.6fr 1fr; gap: clamp(28px, 5vw, 80px); align-items: center; max-width: 1400px; margin: 0 auto clamp(64px, 9vw, 130px); }
.room img { width: 100%; aspect-ratio: 3/2; object-fit: cover; }
.room-flip { grid-template-columns: 1fr 1.6fr; }
.room-flip img { order: 2; }
.room-copy p { color: var(--muted); max-width: 420px; }
.num { display: block; font: italic 300 20px var(--serif); color: var(--gulf); margin-bottom: 10px; }
@media (max-width: 900px) { .room, .room-flip { grid-template-columns: 1fr; } .room-flip img { order: 0; } }

.palette { max-width: 1000px; margin: 0 auto; text-align: center; }
.swatches { display: grid; grid-template-columns: repeat(5, 1fr); gap: 10px; }
.swatches img { width: 100%; aspect-ratio: 1/2.2; object-fit: cover; }

/* plans */
.plans { background: var(--sand); }
.tabs { display: flex; justify-content: center; gap: 6px; margin-bottom: 40px; flex-wrap: wrap; }
.tabs button { padding: 12px 22px; font-size: 12px; letter-spacing: .2em; text-transform: uppercase; border-bottom: 1px solid transparent; color: var(--muted); }
.tabs button[aria-selected="true"] { color: var(--ink); border-color: var(--ink); }
.plan-panel { max-width: 1400px; margin: 0 auto; }
.plan { display: grid; grid-template-columns: 2fr 1fr; gap: clamp(28px, 4vw, 60px); align-items: center; }
.plan[hidden] { display: none; }
.plan-img { background: #fff; padding: clamp(10px, 2vw, 28px); }
.plan ul { list-style: none; }
.plan li { display: flex; justify-content: space-between; gap: 16px; padding: 14px 0; border-bottom: 1px solid var(--line); }
.plan li b { font-weight: 400; }
.plan li span { color: var(--muted); font-size: 14px; text-align: right; }
.plans > .fine { text-align: center; margin-top: 32px; }
@media (max-width: 900px) { .plan { grid-template-columns: 1fr; } }

/* team */
.team-grid { display: grid; grid-template-columns: repeat(3, 1fr); max-width: 1200px; margin: 0 auto; border-top: 1px solid var(--line); }
.team-grid > div { padding: 40px 32px; border-right: 1px solid var(--line); }
.team-grid > div:last-child { border-right: 0; }
.team-grid p:not(.role) { color: var(--muted); }
@media (max-width: 800px) { .team-grid { grid-template-columns: 1fr; } .team-grid > div { border-right: 0; border-bottom: 1px solid var(--line); padding-inline: 0; } }

/* ownership */
.ownership { background: var(--gulf-deep); color: #f3efe8; }
.ownership .eyebrow, .ownership .role { color: #a9cfcf; }
.ownership .section-head p:not(.eyebrow) { color: #c4d3d2; }
.own-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; max-width: 1200px; margin: 0 auto; }
.own { border: 1px solid rgba(255,255,255,.2); padding: clamp(32px, 4vw, 56px); display: flex; flex-direction: column; }
.own-feature { background: rgba(255,255,255,.06); }
.own > p:not(.role) { color: #c4d3d2; margin-bottom: 24px; }
.own ul { list-style: none; margin-bottom: 36px; flex: 1; }
.own li { padding: 10px 0; border-top: 1px solid rgba(255,255,255,.14); font-size: 15px; }
.own .btn { background: #f3efe8; color: var(--ink); align-self: flex-start; }
.own .btn:hover { background: #fff; }
@media (max-width: 800px) { .own-grid { grid-template-columns: 1fr; } }

/* timeline */
.steps { list-style: none; display: grid; grid-template-columns: repeat(4, 1fr); max-width: 1200px; margin: 0 auto; counter-reset: s; }
.steps li { position: relative; padding: 34px 20px 0 0; border-top: 2px solid var(--line); }
.steps li::before { content: ""; position: absolute; top: -7px; left: 0; width: 12px; height: 12px; border-radius: 50%; background: var(--shell); border: 2px solid var(--line); }
.steps li.done { border-color: var(--gulf); }
.steps li.done::before { background: var(--gulf); border-color: var(--gulf); }
.steps li.now::before { border-color: var(--gulf); box-shadow: 0 0 0 6px rgba(47,111,115,.15); }
.steps span { display: block; font-size: 11px; letter-spacing: .2em; text-transform: uppercase; color: var(--gulf); margin-bottom: 6px; }
.steps b { font: 400 24px/1.25 var(--serif); }
@media (max-width: 800px) { .steps { grid-template-columns: 1fr 1fr; row-gap: 40px; } }

/* location */
.location { position: relative; padding: 0; min-height: 80vh; display: flex; align-items: flex-end; color: #fff; overflow: hidden; }
.location > img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; }
.location::after { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(14,30,32,.8), rgba(14,30,32,.25) 70%); }
.location-copy { position: relative; z-index: 1; max-width: 620px; padding: clamp(60px, 10vw, 120px) var(--gutter); }
.location .eyebrow { color: #bfe0de; }
.location-copy p:not(.eyebrow) { color: #e3ebea; margin-bottom: 16px; }
.addr { font-size: 12px; letter-spacing: .22em; text-transform: uppercase; }

/* inquire */
.form { max-width: 820px; margin: 0 auto; display: grid; grid-template-columns: 1fr 1fr; gap: 22px 28px; }
.form label { display: flex; flex-direction: column; gap: 8px; font-size: 12px; letter-spacing: .18em; text-transform: uppercase; color: var(--muted); }
.form input, .form select, .form textarea { font: 300 17px var(--sans); color: var(--ink); background: transparent; border: 0; border-bottom: 1px solid #cfc6b8; padding: 10px 0; border-radius: 0; text-transform: none; letter-spacing: 0; }
.form input:focus, .form select:focus, .form textarea:focus { outline: none; border-color: var(--ink); }
.form .full { grid-column: 1 / -1; }
.form .btn { justify-self: center; margin-top: 12px; }
.form .fine { text-align: center; }
.form .btn:disabled { opacity: .6; cursor: wait; }
.form-status { text-align: center; color: var(--gulf-deep); min-height: 1.7em; }
.hp { position: absolute; left: -9999px; width: 1px; height: 1px; opacity: 0; }
@media (max-width: 640px) { .form { grid-template-columns: 1fr; } }

footer { background: var(--ink); color: #c9cfd0; text-align: center; padding: 72px var(--gutter); }
footer .brand { color: #fff; font-size: 34px; margin-bottom: 6px; }
footer .fine { max-width: 720px; margin: 28px auto 0; color: #8b9496; }

/* lightbox */
.lightbox { position: fixed; inset: 0; z-index: 100; background: rgba(12,18,20,.94); display: flex; align-items: center; justify-content: center; padding: 56px 16px; }
.lightbox[hidden] { display: none; }
.lightbox img { max-height: 100%; max-width: min(1600px, 100%); object-fit: contain; }
.lightbox button { position: absolute; color: #fff; font-size: 44px; line-height: 1; padding: 12px 18px; opacity: .8; }
.lightbox button:hover { opacity: 1; }
.lb-close { top: 8px; right: 8px; }
.lb-prev { left: 4px; top: 50%; transform: translateY(-50%); }
.lb-next { right: 4px; top: 50%; transform: translateY(-50%); }

/* reveal */
.reveal { opacity: 0; transform: translateY(28px); transition: opacity 1s ease, transform 1s cubic-bezier(.2,.6,.2,1); }
.reveal.in { opacity: 1; transform: none; }
@media (prefers-reduced-motion: reduce) { .reveal { opacity: 1; transform: none; transition: none; } .hero img { animation: none; transform: none; } html { scroll-behavior: auto; } }