:root{
  --bg:#0E1A22; --bg2:#13232C; --card:rgba(255,255,255,.06); --ink:#EEEAE2; --muted:#A6B0B6;
  --brass:#B8956A; --brass-2:#A17F55; --line:rgba(255,255,255,.14); --paper:#FFFFFF;
  --serif:"Cormorant Garamond", Georgia, "Times New Roman", serif;
  --sans:"Jost", "Helvetica Neue", Arial, sans-serif;
  --max:1240px;
  color-scheme: dark;
}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
body{margin:0;font-family:var(--sans);font-weight:300;color:var(--ink);background:var(--bg);line-height:1.65;font-size:17px}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3{font-family:var(--serif);font-weight:500;line-height:1.05;margin:0 0 .45em;color:#fff}
h1{font-size:clamp(2.8rem,6.6vw,5.6rem)}
h2{font-size:clamp(2.1rem,4.2vw,3.4rem)}
h3{font-size:1.5rem}
h1 em,h2 em{font-style:italic}
p{margin:0 0 1em;max-width:62ch}
.wrap{max-width:var(--max);margin:0 auto;padding:0 clamp(20px,4.5vw,56px)}
.skip{position:absolute;left:-999px}.skip:focus{left:12px;top:12px;z-index:99;background:#fff;color:#000;padding:8px 12px}
:focus-visible{outline:2px solid var(--brass);outline-offset:3px}
.kicker{font-size:.72rem;letter-spacing:.3em;text-transform:uppercase;color:var(--brass);margin-bottom:1rem}
.hero .kicker{color:rgba(255,255,255,.78);text-shadow:0 1px 12px rgba(0,0,0,.6)}
.tag{font-size:.78rem;letter-spacing:.28em;text-transform:uppercase;color:var(--ink);opacity:.9}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.6rem;padding:1rem 1.9rem;font:inherit;font-weight:400;font-size:.78rem;letter-spacing:.22em;text-transform:uppercase;text-decoration:none;cursor:pointer;border:1px solid var(--brass);background:var(--brass);color:#fff;transition:background .2s,color .2s}
.btn:hover{background:var(--brass-2);border-color:var(--brass-2)}
.btn.line{background:transparent;color:var(--ink);border-color:rgba(255,255,255,.55)}
.btn.line:hover{background:rgba(255,255,255,.1);border-color:#fff}
.btn[disabled]{opacity:.45;cursor:not-allowed}
.row-btns{display:flex;gap:14px;flex-wrap:wrap;margin-top:26px}

/* header */
.hdr{position:fixed;inset:0 0 auto 0;z-index:40;color:#fff;transition:background .25s,box-shadow .25s}
.hdr .wrap{display:flex;align-items:center;justify-content:space-between;height:92px;gap:24px}
.hdr.solid{background:rgba(14,26,34,.92);backdrop-filter:blur(10px);box-shadow:0 1px 0 var(--line)}
.logo{display:flex;align-items:baseline;gap:18px;white-space:nowrap}
.logo a{text-decoration:none}
.logo .l1{font-family:var(--serif);font-size:1.6rem;letter-spacing:.34em;line-height:1;color:#fff}
.logo .l2{font-family:var(--sans);font-size:.62rem;letter-spacing:.3em;text-transform:uppercase;color:rgba(238,234,226,.7)}
.logo .l2 a{color:rgba(238,234,226,.85);padding:4px 0;border-bottom:1px solid transparent;transition:color .2s,text-shadow .2s,border-color .2s}
.logo .l2 a:hover{color:#fff;text-shadow:0 0 14px rgba(255,255,255,.55);border-bottom-color:var(--brass)}
.logo .l1:hover{text-shadow:0 0 16px rgba(255,255,255,.45)}
.nav{display:flex;align-items:center;gap:8px}
.nav a{text-decoration:none;font-size:.9rem;padding:.4rem .75rem;opacity:.9}
.nav a:hover,.nav a[aria-current=page]{opacity:1;text-decoration:underline;text-underline-offset:7px;text-decoration-thickness:1px}
.nav a.book{border:1px solid rgba(255,255,255,.7);padding:.75rem 1.6rem;margin-left:16px;font-size:.72rem;letter-spacing:.25em;text-transform:uppercase}
.nav a.book:hover{background:#fff;color:var(--bg);text-decoration:none}
.burger{display:none;background:none;border:1px solid var(--line);color:inherit;font:inherit;font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;padding:.6rem .9rem;cursor:pointer}
@media (max-width:960px){
  .burger{display:block}
  .nav{position:fixed;inset:92px 0 auto 0;background:var(--bg);flex-direction:column;align-items:flex-start;padding:10px 24px 28px;gap:0;display:none;border-bottom:1px solid var(--line)}
  .nav.open{display:flex}
  .nav a{padding:.6rem 0;font-size:1rem}
  .nav a.book{margin:14px 0 0}
  .hdr .wrap{height:76px}
  .nav{inset:76px 0 auto 0}
  .logo .l1{font-size:1.3rem}.logo .l2{display:none}
}

/* hero */
.hero{position:relative;min-height:100svh;display:flex;align-items:flex-end;overflow:hidden;background:var(--bg)}
.hero.short{min-height:64svh}
.hero .bg{position:absolute;inset:0;background-size:cover;background-position:center;opacity:0;transition:opacity 1.8s ease}

.hero .bg.on{opacity:1}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(14,26,34,.6) 0%,rgba(14,26,34,.15) 35%,rgba(14,26,34,.88) 100%)}
.hero.short::after{background:linear-gradient(180deg,rgba(14,26,34,.65) 0%,rgba(14,26,34,.3) 40%,rgba(14,26,34,.9) 100%)}
.hero .wrap{position:relative;z-index:2;width:100%;padding-bottom:clamp(40px,8vh,96px)}
.hero p.sub{font-size:1.15rem;max-width:46ch;opacity:.92}
.hero h1,.hero h2,.hero p{text-shadow:0 2px 24px rgba(0,0,0,.45)}
@media (prefers-reduced-motion:reduce){.hero .bg{transition:none}}

/* search */
.search{display:flex;flex-wrap:wrap;background:rgba(14,26,34,.82);backdrop-filter:blur(8px);border:1px solid var(--line);padding:6px;max-width:760px;margin-top:30px}
.search label{flex:1 1 150px;display:grid;padding:8px 18px;font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);border-right:1px solid var(--line)}
.search label:last-of-type{border-right:0}
.search input,.search select{border:0;font:inherit;font-size:1rem;color:#fff;background:transparent;padding:2px 0;min-width:0;color-scheme:dark}
.search button{flex:0 0 auto}
@media (max-width:640px){.search label{flex-basis:100%;border-right:0;border-bottom:1px solid var(--line)}.search button{width:100%;margin-top:6px}}

section{padding:clamp(70px,9vw,130px) 0}
section.tight{padding-top:0}
.alt{background:var(--bg2)}

/* own build operate slider */
.obo{position:relative;min-height:88svh;display:flex;align-items:center;overflow:hidden;padding:0;background:var(--bg)}
.obo .bg{position:absolute;inset:0;background-size:cover;background-position:center;opacity:0;transition:opacity 1.2s ease;transform:scale(1.02)}
.obo .bg.on{opacity:1}
.obo::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(14,26,34,.85) 0%,rgba(14,26,34,.35) 55%,rgba(14,26,34,.15) 100%)}
.obo .wrap{position:relative;z-index:2;width:100%;padding-top:80px;padding-bottom:80px}
.obo .word{font-size:clamp(4rem,11vw,9.5rem);margin:0 0 .15em;min-height:1.1em}
.obo .sub{font-size:1.25rem;min-height:2.4em;max-width:40ch;opacity:.95}
.obo .ctrl{display:flex;align-items:center;gap:40px;flex-wrap:wrap;margin-top:34px}
.dots{display:flex;gap:28px}
.dots button{background:none;border:0;color:var(--ink);font:inherit;font-size:.78rem;letter-spacing:.25em;padding:14px 0 0;cursor:pointer;position:relative;opacity:.6}
.dots button::before{content:"";position:absolute;top:0;left:0;right:0;height:1px;background:rgba(255,255,255,.3)}
.dots button.on{opacity:1}
.dots button.on::before{background:var(--brass)}

/* residences cards */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.card{display:block;text-decoration:none;color:inherit;background:var(--card);border:1px solid var(--line)}
.card img{width:100%;aspect-ratio:4/3;object-fit:cover}
.card .b{padding:22px 22px 26px}
.card h3{margin:0 0 .3rem;font-size:1.45rem}
.card .f{color:var(--muted);font-size:.92rem;margin:0 0 .9rem}
.card .pr{font-size:.95rem;color:var(--ink)}
.card .pr strong{font-family:var(--serif);font-size:1.6rem;font-weight:500;color:#fff}
@media (max-width:900px){.cards{grid-template-columns:1fr}}

.lede{font-family:var(--serif);font-size:clamp(1.6rem,2.8vw,2.3rem);line-height:1.3;max-width:30ch;color:#fff}
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,6vw,96px);align-items:center}
.split.top{align-items:start}
@media (max-width:880px){.split{grid-template-columns:1fr}}
.photo{width:100%;aspect-ratio:4/5;object-fit:cover}
.figs{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;border-top:1px solid var(--line);padding-top:28px;margin-top:40px}
.figs div{display:grid;gap:4px}
.figs strong{font-family:var(--serif);font-size:2.6rem;font-weight:500;line-height:1;color:var(--brass)}
.figs span{font-size:.85rem;color:var(--muted)}
@media (max-width:560px){.figs{grid-template-columns:1fr}}
.textlink{text-decoration:none;border-bottom:1px solid var(--brass);padding-bottom:2px;color:#fff}

.lines{display:grid;border-top:1px solid var(--line)}
.lines>div{display:grid;grid-template-columns:minmax(160px,.8fr) 2fr;gap:24px;padding:26px 0;border-bottom:1px solid var(--line)}
.lines h3{margin:0}
.lines p{margin:0;color:var(--muted)}
@media (max-width:640px){.lines>div{grid-template-columns:1fr;gap:6px}}

.gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}
.gallery img{width:100%;aspect-ratio:3/2;object-fit:cover}
@media (max-width:760px){.gallery{grid-template-columns:1fr 1fr}}

/* forms */
.form{display:grid;gap:16px;max-width:620px}
.form .two{display:grid;grid-template-columns:1fr 1fr;gap:16px}
@media (max-width:560px){.form .two{grid-template-columns:1fr}}
.form label{display:grid;gap:7px;font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;color:var(--muted)}
.form input,.form select,.form textarea{font:inherit;font-size:1rem;letter-spacing:0;text-transform:none;color:#fff;background:rgba(255,255,255,.05);border:1px solid var(--line);padding:.85rem .9rem;width:100%;color-scheme:dark}
.form textarea{min-height:120px}
.form .hp{position:absolute;left:-9999px}
.form .fine{font-size:.85rem;color:var(--muted);letter-spacing:0;text-transform:none}
.msg{display:none;padding:18px 20px;background:var(--card);border-left:2px solid var(--brass)}
.msg.show{display:block}
.err{color:#E39A9A;font-size:.92rem;min-height:1.2em}

/* residence */
.res-top{padding-top:118px}
.pics{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:260px 260px;gap:10px;position:relative}
.pics img{width:100%;height:100%;object-fit:cover;cursor:zoom-in;border-radius:4px}
.pics img:first-child{grid-row:1/3}
.pics .all{position:absolute;right:16px;bottom:16px;background:rgba(14,26,34,.85);color:#fff;border:1px solid rgba(255,255,255,.7);padding:.6rem 1.1rem;font:inherit;font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;cursor:pointer}
@media (max-width:760px){.pics{grid-template-columns:1fr 1fr;grid-template-rows:260px 140px}.pics img:first-child{grid-column:1/3;grid-row:1}.pics img:nth-child(n+4){display:none}}
.res{display:grid;grid-template-columns:1fr 420px;gap:clamp(32px,5vw,80px);align-items:start;padding-top:44px}
@media (max-width:1000px){.res{grid-template-columns:1fr}}
.res h1{font-size:clamp(2.4rem,4.6vw,3.8rem)}
.facts{display:flex;flex-wrap:wrap;gap:8px 22px;color:var(--muted);margin-bottom:26px}
.hl{display:grid;gap:18px;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:26px 0;margin:28px 0}
.hl strong{display:block;font-weight:400;color:#fff}
.hl span{color:var(--muted);font-size:.95rem}
.amen{columns:2;column-gap:32px;padding:0;margin:0;list-style:none}
.amen li{padding:8px 0;break-inside:avoid;border-bottom:1px solid var(--line)}
@media (max-width:560px){.amen{columns:1}}
.book{position:sticky;top:110px;border:1px solid var(--line);padding:26px;background:var(--bg2)}
.book .p{margin-bottom:16px}
.book .p strong{font-family:var(--serif);font-size:2.1rem;font-weight:500;color:#fff}
.book .p span{color:var(--muted)}
.cal-head{display:flex;justify-content:space-between;align-items:center;margin-bottom:8px}
.cal-head button{background:none;border:1px solid var(--line);color:#fff;width:34px;height:34px;cursor:pointer;font:inherit}
.cal-head button:disabled{opacity:.3;cursor:default}
.cal-head span{font-family:var(--serif);font-size:1.2rem}
.cal{display:grid;grid-template-columns:repeat(7,1fr);gap:2px;text-align:center;font-size:.9rem}
.cal .dow{font-size:.62rem;letter-spacing:.1em;color:var(--muted);padding:4px 0}
.cal button{aspect-ratio:1;border:0;background:none;font:inherit;font-size:.9rem;cursor:pointer;color:#fff}
.cal button:hover:not(:disabled){outline:1px solid var(--brass)}
.cal button:disabled{color:rgba(255,255,255,.3);text-decoration:line-through;cursor:default}
.cal button.past:disabled{text-decoration:none}
.cal button.in{background:rgba(184,149,106,.25)}
.cal button.edge{background:var(--brass);color:#fff}
.legend{font-size:.78rem;color:var(--muted);margin:8px 0 16px}
.sel{display:grid;grid-template-columns:1fr 1fr;border:1px solid var(--line);margin-bottom:12px}
.sel div{padding:8px 12px;font-size:.62rem;letter-spacing:.18em;color:var(--muted)}
.sel div+div{border-left:1px solid var(--line)}
.sel b{display:block;color:#fff;font-weight:400;font-size:.95rem;letter-spacing:0}
.book .form{gap:10px}
.book .form input,.book .form select{padding:.65rem .75rem}
.sum{display:grid;gap:6px;margin:14px 0;font-size:.95rem}
.sum div{display:flex;justify-content:space-between}
.sum .tot{border-top:1px solid var(--line);padding-top:10px;color:#fff}
.chk{display:flex!important;gap:10px!important;align-items:flex-start;color:var(--ink)!important;font-size:.88rem!important;letter-spacing:0!important;text-transform:none!important}
.chk input{width:auto!important;margin-top:4px}
.mbar{display:none}
@media (max-width:1000px){.mbar{display:flex;position:fixed;left:0;right:0;bottom:0;z-index:55;background:var(--bg2);border-top:1px solid var(--line);padding:12px 20px calc(12px + env(safe-area-inset-bottom));align-items:center;justify-content:space-between}.mbar strong{font-family:var(--serif);font-size:1.5rem;font-weight:500;color:#fff}.res-page .textus{bottom:92px}.book{position:static}}
.testbar{display:none;background:var(--card);border-left:2px solid var(--brass);font-size:.9rem;padding:10px 14px;margin-bottom:16px}
.testbar.show{display:block}

/* photo tour + slideshow */
.tour{position:fixed;inset:0;background:var(--bg);z-index:80;display:none;overflow:auto}
.tour.open{display:block}
.tour .bar{position:sticky;top:0;display:flex;justify-content:space-between;align-items:center;padding:18px clamp(20px,4vw,48px);background:var(--bg);z-index:2}
.tour .bar button{background:none;border:1px solid rgba(255,255,255,.6);color:#fff;padding:.55rem 1rem;font:inherit;font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;cursor:pointer}
.tour .grid{max-width:960px;margin:0 auto;padding:10px 20px 60px;display:grid;gap:14px}
.tour .pair{display:grid;grid-template-columns:1fr 1fr;gap:14px}
.tour img{width:100%;aspect-ratio:3/2;object-fit:cover;cursor:zoom-in;border-radius:4px}
.tour .big img{aspect-ratio:3/2}
.lbx{position:fixed;inset:0;background:#05090c;z-index:90;display:none;align-items:center;justify-content:center}
.lbx.open{display:flex}
.lbx img{max-width:92vw;max-height:84vh;object-fit:contain}
.lbx .x{position:absolute;top:18px;right:20px;background:none;border:1px solid rgba(255,255,255,.6);color:#fff;padding:.55rem 1rem;font:inherit;font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;cursor:pointer;z-index:2}
.lbx .n{position:absolute;top:26px;left:24px;color:var(--muted);font-size:.85rem;letter-spacing:.1em}
.lbx .arrow{position:absolute;top:50%;transform:translateY(-50%);width:54px;height:54px;border-radius:50%;background:rgba(255,255,255,.12);border:1px solid rgba(255,255,255,.4);color:#fff;font-size:1.6rem;cursor:pointer;display:grid;place-items:center;opacity:0;transition:opacity .3s}
.lbx .arrow.prev{left:22px}.lbx .arrow.next{right:22px}
.lbx.moving .arrow{opacity:1}
.lbx .arrow:hover{background:rgba(255,255,255,.25)}
@media (hover:none){.lbx .arrow{opacity:1}}

/* giant + footer */
.giant{font-family:var(--serif);font-weight:400;font-size:clamp(4.8rem,20vw,20rem);letter-spacing:.3em;padding-left:.32em;line-height:.95;text-align:center;background:linear-gradient(180deg,rgba(184,149,106,.72) 0%,rgba(184,149,106,.42) 55%,rgba(184,149,106,.12) 100%);-webkit-background-clip:text;background-clip:text;color:transparent;padding-top:48px;padding-bottom:10px;overflow:hidden;white-space:nowrap}
.ftr{background:var(--bg);padding:50px 0 36px;font-size:.88rem;color:var(--muted);border-top:1px solid var(--line)}
.ftr .row{display:flex;flex-wrap:wrap;gap:10px 30px;justify-content:center;text-align:center}
.ftr a{text-decoration:none;color:var(--ink)}
.ftr a:hover{text-decoration:underline}
.ftr .reg{text-align:center;font-size:.78rem;margin-top:22px;opacity:.75;max-width:none}
.textus{position:fixed;right:22px;bottom:22px;z-index:60;background:rgba(14,26,34,.9);border:1px solid rgba(255,255,255,.7);color:#fff;text-decoration:none;font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;padding:.8rem 1.3rem;backdrop-filter:blur(8px)}
.textus:hover{background:#fff;color:var(--bg)}
.legal{padding-top:140px}
.legal .doc p,.legal .doc li{max-width:78ch;font-size:.97rem}
.legal .doc strong{color:#fff;font-weight:500}
.legal .doc table{border-collapse:collapse;width:100%;font-size:.9rem;margin:1rem 0}
.legal .doc td,.legal .doc th{border:1px solid var(--line);padding:8px;vertical-align:top}
.legal .doc a{color:var(--brass)}
.fill{color:var(--muted)}

.res .kicker.loc{margin:0 0 .6rem}