:root{
  --ink:#12161B; --ink-2:#1E262E; --bone:#F5F2EB; --paper:#FFFFFF;
  --brass:#9C7C3C; --brass-lt:#C9A961; --line:rgba(18,22,27,.12); --mut:#5B6570;
  --ser:"Libre Caslon Display",Georgia,serif; --ui:"Inter Tight","Inter",system-ui,-apple-system,sans-serif;
  --pvh:42px;
}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{margin:0;background:var(--bone);color:var(--ink);font-family:var(--ui);font-size:17px;line-height:1.65;
  -webkit-font-smoothing:antialiased;overflow-x:hidden;padding-top:var(--pvh)}
img{max-width:100%;height:auto;display:block}
figure{margin:0}
a{color:inherit}
h1,h2,h3,h4{font-family:var(--ser);font-weight:400;margin:0;line-height:1.08;letter-spacing:-.015em}
h1{font-size:clamp(2.3rem,5vw,4.4rem)}
h2{font-size:clamp(1.85rem,3.4vw,3rem)}
h3{font-size:clamp(1.2rem,1.7vw,1.5rem)}
p{margin:0}
h1+p,h2+p,h3+p,h1+.lead,h2+.lead{margin-top:20px}
.wrap{width:min(1200px,92vw);margin:0 auto}
.narrow{width:min(820px,92vw);margin:0 auto}
.flushl{width:min(820px,92vw);margin:0;margin-left:max(4vw,calc((100vw - min(1200px,92vw))/2))}
@media(max-width:700px){.flushl{width:92vw;margin-left:4vw}}
.eyebrow{font-size:.83rem;font-weight:600;letter-spacing:.16em;text-indent:.16em;text-transform:uppercase;color:var(--brass)}
.lead{font-size:clamp(1.05rem,1.35vw,1.2rem);color:var(--mut);max-width:62ch}
.mut{color:var(--mut)}
section{padding:clamp(56px,6.4vw,104px) 0}

/* preview banner */
.pv{position:fixed;top:0;left:0;right:0;z-index:120;background:var(--ink);color:#fff;
  display:flex;align-items:center;justify-content:center;gap:16px;flex-wrap:nowrap;
  padding:8px 16px;font-size:.86rem;letter-spacing:.01em}
.pv .pv-short{display:none}
.pv a{display:inline-flex;align-items:center;min-height:44px;padding:0 18px;border-radius:999px;
  background:var(--brass-lt);color:#12161B;font-weight:600;text-decoration:none;font-size:.85rem;white-space:nowrap}
@media(max-width:760px){
  .pv{gap:10px;padding:6px 12px;font-size:.8rem}
  .pv .pv-long{display:none}.pv .pv-short{display:inline;white-space:nowrap}
}

/* nav */
.nav{position:fixed;top:var(--pvh);left:0;right:0;z-index:110;display:flex;align-items:center;justify-content:space-between;
  gap:18px;padding:16px clamp(16px,4vw,44px);transition:background .3s,box-shadow .3s,padding .3s}
.nav:before{content:"";position:absolute;inset:0;background:linear-gradient(to bottom,rgba(10,13,16,.68),rgba(10,13,16,0));
  pointer-events:none;transition:opacity .3s}
.nav.solid:before{opacity:0}
.nav.solid{background:rgba(245,242,235,.97);box-shadow:0 1px 0 var(--line);backdrop-filter:saturate(1.4) blur(8px)}
.nav.plain{background:rgba(245,242,235,.97);box-shadow:0 1px 0 var(--line)}
.nav.plain:before{opacity:0}
.brand{position:relative;display:block;padding:6px 0;text-decoration:none;color:#fff;z-index:2}
.nav.solid .brand,.nav.plain .brand{color:var(--ink)}
.brand b{font-family:var(--ser);font-weight:400;font-size:1.22rem;letter-spacing:.005em;display:block}
.brand span{display:block;font-size:.66rem;letter-spacing:.2em;text-indent:.2em;text-transform:uppercase;opacity:.78;margin-top:2px}
.nlinks{position:relative;display:flex;align-items:center;gap:28px;z-index:2}
.nlinks a{color:#fff;text-decoration:none;font-size:.92rem;font-weight:500;padding:10px 0;opacity:.92}
.nav.solid .nlinks a,.nav.plain .nlinks a{color:var(--ink)}
.nlinks a.cur{border-bottom:1px solid var(--brass-lt)}
.nlinks .pill{display:inline-flex;align-items:center;min-height:44px;padding:0 20px;border-radius:999px;
  background:var(--brass);color:#fff;font-weight:600;opacity:1}
.nav.solid .nlinks .pill,.nav.plain .nlinks .pill{color:#fff}
.burger{display:none;position:relative;z-index:2;width:46px;min-width:46px;height:44px;border:0;background:none;
  flex-direction:column;justify-content:center;align-items:center;gap:5px;cursor:pointer}
.burger i{display:block;width:22px;height:2px;background:#fff;border-radius:2px}
.nav.solid .burger i,.nav.plain .burger i{background:var(--ink)}
@media(max-width:960px){.nlinks{display:none}.burger{display:flex}}

/* mobile drawer */
.mmenu{position:fixed;inset:0;z-index:130;background:var(--ink);color:#fff;display:none;
  flex-direction:column;padding:28px clamp(20px,6vw,40px)}
.mmenu.open{display:flex}
.mmenu .top{display:flex;align-items:center;justify-content:space-between}
.mmenu .x{width:46px;height:46px;border:0;background:none;color:#fff;font-size:1.6rem;line-height:1;cursor:pointer}
.mmenu nav{margin-top:34px;display:flex;flex-direction:column;gap:2px}
.mmenu nav a{font-family:var(--ser);font-size:1.7rem;text-decoration:none;padding:12px 0;border-bottom:1px solid rgba(255,255,255,.12)}
.mmenu nav a.cur{color:var(--brass-lt)}
.mmenu .mcta{margin-top:auto;display:flex;flex-direction:column;gap:12px}
.mmenu .mcta a{display:flex;align-items:center;justify-content:center;min-height:54px;border-radius:999px;
  text-decoration:none;font-weight:600;font-family:var(--ui);font-size:1rem}
.mmenu .mcta a.a{background:var(--brass-lt);color:var(--ink)}
.mmenu .mcta a.b{border:1px solid rgba(255,255,255,.35);color:#fff}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:54px;padding:0 30px;border-radius:999px;
  text-decoration:none;font-weight:600;font-size:1rem;border:1px solid transparent;cursor:pointer;font-family:var(--ui)}
.btn.p{background:var(--brass);color:#fff}
.btn.g{border-color:rgba(255,255,255,.42);color:#fff}
.btn.d{border-color:var(--line);color:var(--ink);background:transparent}
.btns{display:flex;gap:14px;flex-wrap:wrap;margin-top:34px}
@media(max-width:760px){.btns{flex-direction:column}.btns .btn{width:100%}}

/* hero */
.hero{position:relative;min-height:min(92vh,860px);display:flex;align-items:flex-end;color:#fff;overflow:hidden}
.hero .bg{position:absolute;inset:0}
.hero .bg:after{content:"";position:absolute;inset:0;
  background:linear-gradient(to top,rgba(10,13,16,.86) 0%,rgba(10,13,16,.45) 46%,rgba(10,13,16,.3) 100%)}
.hero .inner{position:relative;padding:0 0 clamp(48px,7vw,90px);width:min(1200px,92vw);margin:0 auto}
.hero h1{max-width:19ch}
.hero .lead{color:rgba(255,255,255,.9);margin-top:22px}
.factbar{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.factbar div{background:var(--bone);padding:26px clamp(14px,2vw,28px)}
.factbar dt{font-size:.72rem;letter-spacing:.16em;text-indent:.16em;text-transform:uppercase;color:var(--mut);margin:0}
.factbar dd{margin:8px 0 0;font-family:var(--ser);font-size:1.16rem}
@media(max-width:860px){.factbar{grid-template-columns:repeat(2,1fr)}}

/* generic layouts */
.split{display:grid;grid-template-columns:1.05fr .95fr;gap:clamp(32px,4.4vw,72px);align-items:stretch}
.split>*{min-width:0}
.split>*{align-self:center}
.split .frame{height:100%}
.split .frame img{height:100%;width:100%;object-fit:cover;min-height:320px}
.split.rev>*:first-child{order:2}
@media(max-width:900px){.split{grid-template-columns:1fr;gap:30px}.split.rev>*:first-child{order:0}
  .split .frame,.split .frame img{height:auto;min-height:0}
  .split .frame img{aspect-ratio:3/2}}
.frame{position:relative;background:var(--ink)}
.frame img{width:100%;height:auto}
.cap{margin-top:12px;font-size:.92rem;color:var(--mut);letter-spacing:.02em}
.dark{background:var(--ink);color:#fff}
.dark .lead,.dark .mut{color:rgba(255,255,255,.74)}
.dark .eyebrow{color:var(--brass-lt)}
.paper{background:var(--paper)}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(20px,2.4vw,32px);margin-top:44px}
@media(max-width:900px){.grid3{grid-template-columns:1fr}}
.card{background:var(--paper);border:1px solid var(--line);padding:clamp(24px,2.4vw,34px)}
.dark .card{background:rgba(255,255,255,.05);border-color:rgba(255,255,255,.14)}
.card .n{font-family:var(--ser);font-size:1rem;color:var(--brass);letter-spacing:.04em}
.dark .card .n{color:var(--brass-lt)}
.card h3{margin-top:14px}
.card p{margin-top:12px;color:var(--mut);font-size:.98rem}
.dark .card p{color:rgba(255,255,255,.74)}

/* steps */
.steps{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:var(--line);margin-top:44px;border:1px solid var(--line)}
.steps>div{background:var(--paper);padding:clamp(24px,3vw,40px)}
@media(max-width:820px){.steps{grid-template-columns:1fr}}
.steps .n{font-family:var(--ser);font-size:2rem;color:var(--brass)}

/* neighborhood rows */
.nrow{display:grid;grid-template-columns:1.02fr .98fr;gap:clamp(26px,3.4vw,52px);align-items:stretch;
  padding:clamp(34px,3.6vw,52px) 0;border-bottom:1px solid var(--line)}
.nrow:first-child{padding-top:0}
.nrow:last-child{border-bottom:0}
.nrow>div{min-width:0}
.nrow .frame{height:100%;min-height:100%}
.nrow .frame img{height:100%;width:100%;object-fit:cover;min-height:330px}
.nrow .txt{align-self:center;max-width:52ch}
.nrow .txt h2{font-size:clamp(1.6rem,2.5vw,2.3rem)}
.nrow .txt .lead{font-size:1.02rem;line-height:1.6;margin-top:14px}
.nrow:nth-child(even)>.txt{order:-1}
@media(max-width:900px){
  .nrow{grid-template-columns:1fr;gap:22px;padding:30px 0;align-items:start}
  .nrow:nth-child(even)>.txt{order:0}
  .nrow .frame,.nrow .frame img{height:auto;min-height:0}
  .nrow .frame img{aspect-ratio:3/2;object-fit:cover}
  .nrow .txt{max-width:none}
}
.tags{display:flex;flex-wrap:wrap;gap:8px;margin-top:18px;padding:0;list-style:none}
.tags li{font-size:.82rem;letter-spacing:.02em;padding:8px 14px;border:1px solid var(--line);border-radius:999px;background:var(--paper);color:var(--ink)}

/* gallery */
.gal{display:grid;grid-template-columns:repeat(3,1fr);gap:12px;margin-top:44px}
.gal figure{position:relative;overflow:hidden;background:var(--ink-2)}
.gal img{width:100%;height:100%;object-fit:cover;aspect-ratio:3/2}
@media(max-width:900px){.gal{grid-template-columns:repeat(2,1fr)}}
@media(max-width:560px){.gal{grid-template-columns:1fr}}

/* faq */
.faq{margin-top:44px;border-top:1px solid var(--line)}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{cursor:pointer;list-style:none;padding:22px 44px 22px 0;position:relative;
  font-family:var(--ser);font-size:1.13rem}
.faq summary::-webkit-details-marker{display:none}
.faq summary:after{content:"+";position:absolute;right:6px;top:20px;font-size:1.35rem;color:var(--brass)}
.faq details[open] summary:after{content:"\2013"}
.faq .a{padding:0 0 24px;color:var(--mut);max-width:74ch;font-size:.99rem}

/* form */
.cta-split{display:grid;grid-template-columns:.95fr 1.05fr;gap:clamp(32px,5vw,80px)}
@media(max-width:960px){.cta-split{grid-template-columns:1fr}}
form{display:grid;gap:16px}
.f2{display:grid;grid-template-columns:1fr 1fr;gap:16px}
@media(max-width:620px){.f2{grid-template-columns:1fr}}
label{display:block;font-size:.8rem;letter-spacing:.12em;text-indent:.12em;text-transform:uppercase;color:var(--mut);margin-bottom:8px}
input,select,textarea{width:100%;min-width:0;min-height:52px;padding:14px 16px;border:1px solid var(--line);
  background:var(--paper);color:var(--ink);font:inherit;font-size:1rem;border-radius:2px}
.dark input,.dark select,.dark textarea{background:rgba(255,255,255,.06);border-color:rgba(255,255,255,.2);color:#fff}
textarea{min-height:120px;resize:vertical}
.fnote{font-size:.92rem;color:var(--mut)}
.dark .fnote{color:rgba(255,255,255,.6)}

/* contact strip / footer */
.cinfo{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
@media(max-width:820px){.cinfo{grid-template-columns:1fr}}
.cinfo a{color:inherit;text-decoration:none;display:inline-block;padding:11px 0;border-bottom:1px solid rgba(255,255,255,.28)}
footer{background:var(--ink);color:rgba(255,255,255,.72);padding:clamp(52px,6vw,84px) 0 34px;font-size:.92rem}
footer .fg{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:40px}
@media(max-width:820px){footer .fg{grid-template-columns:1fr}}
footer h4{font-family:var(--ui);font-size:.76rem;letter-spacing:.16em;text-indent:.16em;text-transform:uppercase;color:#fff;font-weight:600}
footer ul{list-style:none;margin:16px 0 0;padding:0}
footer ul a{color:rgba(255,255,255,.74);text-decoration:none;display:inline-block;padding:11px 14px 11px 0;min-width:44px}
footer .brandline{font-family:var(--ser);font-size:1.5rem;color:#fff}
.legal{margin-top:44px;padding-top:24px;border-top:1px solid rgba(255,255,255,.14);font-size:.9rem;line-height:1.7;color:rgba(255,255,255,.56)}
.legal p+p{margin-top:10px}

a[href^="tel:"]:not(.btn){display:inline-block;min-height:44px;padding:11px 0}
.mmenu .mcta a[href^="tel:"]{display:flex;padding:0}

/* reveals with failsafe */
@keyframes rvsafe{to{opacity:1;transform:none}}
.rv{opacity:0;transform:translateY(18px);transition:opacity .7s ease,transform .7s ease;animation:rvsafe .4s ease 1.1s forwards}
.rv.in{opacity:1;transform:none;animation:none}
@media(prefers-reduced-motion:reduce){.rv{opacity:1;transform:none;animation:none}}

/* lightbox */
.lb{position:fixed;inset:0;z-index:140;background:rgba(8,10,12,.94);display:none;align-items:center;justify-content:center;padding:24px}
.lb.open{display:flex}
.lb img{max-width:94vw;max-height:88vh;width:auto;height:auto}
.lb button{position:absolute;top:16px;right:16px;width:48px;height:48px;border:0;background:rgba(255,255,255,.12);color:#fff;font-size:1.5rem;cursor:pointer;border-radius:999px}
@media(max-width:760px){
  h1{font-size:2.15rem}
  .hero{min-height:auto;padding-top:150px}
  section{padding:52px 0}
  .btns{margin-top:26px}
  .grid3{margin-top:32px}
  .steps{margin-top:32px}
  .gal{margin-top:30px}
  .faq{margin-top:30px}
}