:root{
  color-scheme:light;
  /* Layout: black heroes, header, CTA band and footer; white content blocks */
  --bg:#ffffff; --bg2:#f6f3ee; --bg3:#ece7df;
  --tx:#1c1a17; --mu:#6a6256; --gold:#8a6a3c; --gold2:#6f5530;
  --line:rgba(28,26,23,.12); --line2:rgba(28,26,23,.26);
  --goldbg:#c8a97e; --goldbg2:#e0c9a3; --ink:#16130f;
  --disp:"Cormorant Garamond",Georgia,serif; --sans:"Jost",system-ui,sans-serif; --logo:"Cinzel",Georgia,serif;
  --wrap:1240px; --gut:clamp(16px,4vw,40px);
}
.dk,.hdr,.ftr,.band,.lb,.mnav{
  --bg:#12110f; --bg2:#1a1815; --bg3:#221f1b;
  --tx:#ece6da; --mu:#a89f90; --gold:#c8a97e; --gold2:#e0c9a3;
  --line:rgba(200,169,126,.18); --line2:rgba(200,169,126,.35);
  background-color:var(--bg); color:var(--tx);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;background:var(--bg);color:var(--tx);font:300 17px/1.65 var(--sans);overflow-x:hidden}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
h1,h2,h3,h4{font-family:var(--disp);font-weight:400;line-height:1.08;margin:0;letter-spacing:-.01em}
h1{font-size:clamp(2.6rem,6.5vw,5.6rem)}
h2{font-size:clamp(2rem,4.2vw,3.5rem)}
.h3,h3{font-size:clamp(1.6rem,2.6vw,2.2rem)}
.h4{font-size:1.5rem;margin:2.2rem 0 1rem}
p{margin:0 0 1rem}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 var(--gut)}
.muted{color:var(--mu)} .small{font-size:.86rem}
.eyebrow{font:400 .72rem/1.4 var(--sans);letter-spacing:.32em;text-transform:uppercase;color:var(--gold);margin:0 0 1.1rem}
.lead{font-size:clamp(1.05rem,1.6vw,1.25rem);max-width:44rem;margin-top:1.4rem}
.lead2{font-size:1.12rem;line-height:1.75}
.row{display:flex;flex-wrap:wrap;gap:14px;margin-top:2.2rem}
.skip{position:absolute;left:-999px;top:0;background:var(--goldbg);color:var(--ink);padding:8px 14px;z-index:100}
.skip:focus{left:8px}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;background:var(--goldbg);color:var(--ink);border:1px solid var(--goldbg);padding:15px 30px;font:500 .72rem/1 var(--sans);letter-spacing:.24em;text-transform:uppercase;cursor:pointer;transition:background .2s,color .2s}
.btn:hover{background:var(--goldbg2);border-color:var(--goldbg2)}
.btn-o{background:transparent;color:var(--gold);border-color:var(--gold)} .btn-o:hover{background:var(--goldbg);border-color:var(--goldbg);color:var(--ink)}
.btn-s{padding:11px 18px;font-size:.64rem}
.wfull{width:100%;margin-top:12px}
.link{color:var(--gold);font-size:.8rem;letter-spacing:.2em;text-transform:uppercase;white-space:nowrap}
.link:hover{color:var(--gold2)}

/* header */
.hdr{position:fixed;inset:0 0 auto;z-index:50;background-color:rgba(18,17,15,.92);backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px);border-bottom:1px solid var(--line);transition:background .3s}
.is-home .hdr:not(.solid){background:linear-gradient(rgba(10,9,8,.7),rgba(10,9,8,0));border-bottom-color:transparent;backdrop-filter:none;-webkit-backdrop-filter:none}
.hdr-in{display:flex;align-items:center;justify-content:space-between;gap:20px;height:78px}
.logo{display:inline-flex;flex-direction:column;align-items:center;line-height:1;color:var(--gold)}
.logo img{display:block;height:44px;width:auto}
.ftr .logo img{height:52px}
@media (max-width:980px){.logo img{height:38px}}
.logo-w{font:500 1.42rem/1 var(--logo);letter-spacing:.14em}
.logo-s{font:400 .58rem/1 var(--disp);letter-spacing:.78em;margin:6px -.78em 0 0;color:var(--gold2)}
.nav{display:flex;gap:34px}
.nav a{font-size:.7rem;letter-spacing:.24em;text-transform:uppercase;color:var(--mu);padding:6px 0;border-bottom:1px solid transparent;transition:color .2s}
.nav a:hover,.nav a[aria-current]{color:var(--gold)} .nav a[aria-current]{border-bottom-color:var(--gold)}
.hdr-r{display:flex;align-items:center;gap:18px}
.langs{display:flex;gap:2px;border:1px solid var(--line2)}
.langs a{font-size:.64rem;letter-spacing:.14em;padding:7px 8px;color:var(--mu)}
.langs a:hover{color:var(--gold)} .langs a.on{background:var(--goldbg);color:var(--ink)}
.burger{display:none;width:42px;height:42px;background:none;border:1px solid var(--line2);cursor:pointer;flex-direction:column;justify-content:center;align-items:center;gap:6px}
.burger span{display:block;width:18px;height:1px;background:var(--gold);transition:transform .25s}
.burger[aria-expanded="true"] span:first-child{transform:translateY(3.5px) rotate(45deg)}
.burger[aria-expanded="true"] span:last-child{transform:translateY(-3.5px) rotate(-45deg)}
.mnav{display:none}
@media (max-width:980px){
  .nav,.hdr-r>.langs,.hdr-r>.btn-s{display:none}
  .burger{display:flex}
  .hdr-in{height:68px}
  .mnav{display:flex;flex-direction:column;gap:4px;padding:10px var(--gut) 24px;background:var(--bg);border-bottom:1px solid var(--line)}
  .mnav[hidden]{display:none}
  .mnav a{font-family:var(--disp);font-size:1.6rem;padding:8px 0;color:var(--tx)}
  .mnav a[aria-current]{color:var(--gold)}
  .mnav .langs{align-self:flex-start;margin-top:14px} .mnav .langs a{font:400 .72rem var(--sans);padding:10px 12px}
}

/* hero */
.hero{position:relative;min-height:min(88svh,880px);display:flex;align-items:flex-end;overflow:hidden}
.hero-img,.phero-img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero-fade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(18,17,15,.35) 0%,rgba(18,17,15,.25) 35%,rgba(18,17,15,.8) 78%,var(--bg) 100%)}
.hero-in{position:relative;padding-bottom:clamp(60px,10vh,120px);padding-top:120px;width:100%}
.hero h1{max-width:15ch}
.phero{position:relative;min-height:min(70svh,720px);display:flex;align-items:flex-end;overflow:hidden}
.phero-none{background:radial-gradient(ellipse at 70% 30%,#2b261f,#12110f 70%)}
.phero-in{position:relative;padding:140px var(--gut) 56px;width:100%}

/* stats */
.stats{border-block:1px solid var(--line)}
.stats-in{display:grid;grid-template-columns:repeat(4,1fr)}
.stats-in div{padding:44px 16px;text-align:center;border-right:1px solid var(--line)}
.stats-in div:last-child{border-right:0}
.stats b{display:block;font:400 clamp(1.8rem,3.4vw,3rem)/1.1 var(--disp);color:var(--gold)}
.stats span{display:block;margin-top:10px;font-size:.66rem;letter-spacing:.26em;text-transform:uppercase;color:var(--mu)}
@media (max-width:760px){.stats-in{grid-template-columns:1fr 1fr}.stats-in div:nth-child(2){border-right:0}.stats-in div:nth-child(-n+2){border-bottom:1px solid var(--line)}}

/* sections */
.sec{padding-top:clamp(70px,10vw,130px)}
.sec0{padding-top:0}
.phdr{padding-top:clamp(130px,16vw,190px);padding-bottom:clamp(40px,6vw,70px)}
.sec-h{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;margin-bottom:48px;flex-wrap:wrap}
.split{display:grid;grid-template-columns:1fr 1.2fr;gap:clamp(24px,5vw,80px);align-items:start;margin-bottom:44px}
@media (max-width:860px){.split{grid-template-columns:1fr}}

/* cards */
.grid2{display:grid;grid-template-columns:repeat(2,1fr);gap:clamp(20px,3vw,40px)}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:24px;margin-top:32px}
@media (max-width:980px){.grid3{grid-template-columns:1fr 1fr}}
@media (max-width:760px){.grid2,.grid3{grid-template-columns:1fr}}
.card{display:flex;flex-direction:column;background:var(--bg2);border:1px solid var(--line);transition:border-color .3s}
.card:hover{border-color:var(--line2)}
.card-m{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--bg3)}
.card-m img{width:100%;height:100%;object-fit:cover;transition:transform .8s cubic-bezier(.2,.7,.2,1)}
.card:hover .card-m img{transform:scale(1.04)}
.tag{position:absolute;left:14px;top:14px;background:rgba(18,17,15,.82);color:#c8a97e;font-size:.62rem;letter-spacing:.22em;text-transform:uppercase;padding:7px 11px;border:1px solid var(--line2)}
.card-b{padding:26px 26px 24px;display:flex;flex-direction:column;flex:1}
.card-b h3{margin-bottom:12px}
.card-b .muted{font-size:.96rem}
.card-f{margin-top:auto;padding-top:18px;border-top:1px solid var(--line);display:flex;justify-content:space-between;align-items:baseline;gap:12px;flex-wrap:wrap}
.price{font:400 1.75rem/1 var(--disp);color:var(--gold)}
.yield{font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;color:var(--tx)}
.grid3 .card-b{padding:20px}.grid3 .card-b h3{font-size:1.6rem}.grid3 .price{font-size:1.45rem}.grid3 .card-b .muted{display:none}
.nophoto{width:100%;height:100%;min-height:100%;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:12px;background:radial-gradient(ellipse at 60% 30%,#2e2820,#17150f 75%);text-align:center;padding:20px}
.np-n{font:400 clamp(1.8rem,3.4vw,2.6rem)/1 var(--disp);color:var(--gold2)}
.np-t{font-size:.66rem;letter-spacing:.26em;text-transform:uppercase;color:var(--mu)}

/* services */
.svc{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-top:48px}
.svc>div{background:var(--bg);padding:clamp(28px,3.4vw,44px)}
.svc h3{margin:18px 0 12px}
.num{font:400 1.5rem var(--disp);color:var(--gold);margin:0}
@media (max-width:860px){.svc{grid-template-columns:1fr}}

/* city */
.city{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
.city figure{margin:0}
.city img{aspect-ratio:3/4;width:100%;object-fit:cover;background:var(--bg3)}
.city figcaption{display:flex;justify-content:space-between;gap:10px;flex-wrap:wrap;margin-top:12px;font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--mu)}
.city figcaption a{letter-spacing:0;text-transform:none}
@media (max-width:760px){.city{grid-template-columns:1fr}.city img{aspect-ratio:4/3}}

/* project page */
.pgrid{display:grid;grid-template-columns:1.5fr 1fr;gap:clamp(30px,5vw,80px);align-items:start}
@media (max-width:900px){.pgrid{grid-template-columns:1fr}}
.chips{list-style:none;padding:0;margin:0;display:flex;flex-wrap:wrap;gap:10px}
.chips li{border:1px solid var(--line2);padding:9px 15px;font-size:.74rem;letter-spacing:.14em;text-transform:uppercase;color:var(--tx)}
.pbox{background:var(--bg2);border:1px solid var(--line);padding:clamp(24px,3vw,36px);position:sticky;top:100px}
.pbig{font:400 clamp(2.6rem,4.4vw,3.6rem)/1 var(--disp);color:var(--gold);margin:0 0 8px}
.pbox dl{margin:22px 0 8px;border-top:1px solid var(--line)}
.pbox dl div{display:flex;justify-content:space-between;padding:12px 0;border-bottom:1px solid var(--line)}
.pbox dt{color:var(--mu)} .pbox dd{margin:0}
.pbox .small{margin:14px 0 0}
.big-l{display:block;font:400 1.5rem/1.3 var(--disp);color:var(--gold);margin-bottom:10px;word-break:break-word}
.inv{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-top:36px}
.inv>div{background:var(--bg2);padding:24px 20px;display:flex;flex-direction:column;gap:6px}
.inv span{font-size:.66rem;letter-spacing:.22em;text-transform:uppercase;color:var(--mu)}
.inv b{font:400 2.1rem/1.1 var(--disp);color:var(--gold)}
.inv em{font-style:normal;font-size:.82rem;color:var(--mu)}
@media (max-width:640px){.inv{grid-template-columns:1fr}}
.note{margin-top:14px}
.gal{display:grid;grid-template-columns:repeat(4,1fr);grid-auto-rows:clamp(140px,17vw,230px);gap:10px;margin-top:28px}
.gal-i{padding:0;border:0;background:var(--bg3);cursor:zoom-in;overflow:hidden}
.gal-i img{width:100%;height:100%;object-fit:cover;transition:transform .6s,opacity .3s}
.gal-i:hover img{transform:scale(1.04)}
.gal-i.big{grid-column:span 2;grid-row:span 2}
.gal-i.wide{grid-column:span 2}
@media (max-width:760px){.gal{grid-template-columns:1fr 1fr;grid-auto-rows:150px}}
.bimg{display:grid;gap:16px}
.bimg.n1{grid-template-columns:1fr}.bimg.n1 img{aspect-ratio:16/9;max-height:560px}
.bimg.n2{grid-template-columns:1fr 1fr}.bimg.n3{grid-template-columns:repeat(3,1fr)}
.bimg figure{margin:0}.bimg img{width:100%;aspect-ratio:4/5;object-fit:cover}
.bimg figcaption{margin-top:10px}
@media (max-width:760px){.bimg.n2,.bimg.n3{grid-template-columns:1fr}.bimg img{aspect-ratio:4/3}}
.plans{display:grid;gap:20px;margin-top:28px}
.plans img{background:#fff;padding:clamp(10px,2vw,28px);width:100%;max-height:900px;object-fit:contain}
.map{width:100%;border:1px solid var(--line);margin-top:24px;background:var(--bg3)}
.leaflet-container{font-family:var(--sans)}
.leaflet-popup-content-wrapper,.leaflet-popup-tip{background:var(--bg2);color:var(--tx);border-radius:0}
.leaflet-popup-content b{font:400 1.2rem var(--disp);color:var(--gold)}
.leaflet-container a.leaflet-popup-close-button{color:var(--mu)}
.map .leaflet-tile-pane{filter:grayscale(.85) brightness(.75) contrast(1.05) sepia(.25)}

/* lightbox */
.lb{position:fixed;inset:0;z-index:90;background:rgba(10,9,8,.95);display:flex;align-items:center;justify-content:center;padding:20px}
.lb[hidden]{display:none}
.lb figure{margin:0;max-width:min(1400px,92vw);text-align:center}
.lb img{max-height:82svh;width:auto;margin:0 auto}
.lb figcaption{margin-top:12px;color:var(--mu);font-size:.8rem;letter-spacing:.2em;text-transform:uppercase}
.lb button{position:absolute;background:none;border:0;color:var(--gold);font:300 3rem/1 var(--disp);cursor:pointer;padding:10px 16px}
.lb-x{top:10px;right:14px}.lb-p{left:6px;top:50%;transform:translateY(-50%)}.lb-n{right:6px;top:50%;transform:translateY(-50%)}

/* about */
.about{display:grid;grid-template-columns:1fr 1fr;gap:clamp(30px,6vw,90px);align-items:center}
.about-img{width:100%;aspect-ratio:4/5;object-fit:cover}
.about h2{margin-bottom:22px}
.vals{margin-top:36px;display:grid;gap:26px}
.vals>div{border-left:1px solid var(--gold);padding-left:22px}
.vals h3{color:var(--gold);font-size:1.6rem;margin-bottom:6px}
@media (max-width:860px){.about{grid-template-columns:1fr}}

/* contact */
.cgrid{display:grid;grid-template-columns:1.4fr 1fr;gap:clamp(30px,5vw,70px);align-items:start}
@media (max-width:860px){.cgrid{grid-template-columns:1fr}}
.form{display:grid;gap:18px}
.form label{display:grid;gap:8px}
.form label span{font-size:.66rem;letter-spacing:.24em;text-transform:uppercase;color:var(--mu)}
.form input,.form textarea,.form select{width:100%;background:var(--bg2);border:1px solid var(--line2);color:var(--tx);padding:14px 16px;font:300 1rem var(--sans);border-radius:0;outline:none;-webkit-appearance:none;appearance:none}
.form select{background-image:linear-gradient(45deg,transparent 50%,var(--gold) 50%),linear-gradient(135deg,var(--gold) 50%,transparent 50%);background-position:calc(100% - 20px) 50%,calc(100% - 15px) 50%;background-size:5px 5px;background-repeat:no-repeat}
.form input:focus,.form textarea:focus,.form select:focus{border-color:var(--gold)}
.form .two{display:grid;grid-template-columns:1fr 1fr;gap:18px}
@media (max-width:560px){.form .two{grid-template-columns:1fr}}
.form .btn{justify-self:start}

/* band + footer */
.band{margin-top:clamp(80px,10vw,140px);background:var(--bg2);border-block:1px solid var(--line)}
.band-in{display:flex;justify-content:space-between;align-items:center;gap:30px;padding-block:clamp(44px,6vw,72px);flex-wrap:wrap}
.band h2{font-size:clamp(1.8rem,3.4vw,2.8rem);margin-bottom:10px}
.band p{color:var(--mu);margin:0}
.ftr-in{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:30px;padding-block:56px 36px}
.ftr .logo{align-items:flex-start;margin-bottom:16px}.ftr .logo-s{margin-right:0}
.ftr-c{display:flex;flex-direction:column;gap:8px;font-size:.92rem}
.ftr-c a:hover{color:var(--gold)}
.ftr-b{display:flex;justify-content:space-between;gap:12px;flex-wrap:wrap;padding-block:20px 30px;border-top:1px solid var(--line)}
@media (max-width:760px){.ftr-in{grid-template-columns:1fr}}

@media (prefers-reduced-motion:reduce){*{transition:none!important;scroll-behavior:auto!important}}

/* legal */
.legal{max-width:820px}
.legal h2{margin:48px 0 16px}
.ldl{margin:0 0 20px;border-top:1px solid var(--line)}
.ldl div{display:grid;grid-template-columns:minmax(140px,260px) 1fr;gap:16px;padding:12px 0;border-bottom:1px solid var(--line)}
.ldl dt{color:var(--mu);font-size:.8rem;letter-spacing:.12em;text-transform:uppercase}
.ldl dd{margin:0;min-width:0;overflow-wrap:anywhere}
@media (max-width:560px){.ldl div{grid-template-columns:1fr;gap:4px}}

.stats b.sm{font-size:clamp(1.25rem,2vw,1.7rem);line-height:1.35;letter-spacing:.02em}
.phdr{padding-bottom:clamp(50px,7vw,90px)}
.phdr .lead{color:var(--mu)}
.band{margin-top:clamp(80px,10vw,140px)}
/* signature */
.sig{text-align:center}
.sig h2{max-width:22ch;margin:0 auto}
.sig-img{width:min(760px,100%);height:auto;margin:40px auto 10px}
.vals-row{grid-template-columns:repeat(3,1fr);text-align:left;margin-top:48px}
@media (max-width:860px){.vals-row{grid-template-columns:1fr}}
/* resources */
.res{display:grid;grid-template-columns:1fr 1fr;gap:clamp(30px,4vw,60px)}
@media (max-width:860px){.res{grid-template-columns:1fr}}
.res-g h2{margin-bottom:16px}
.res-g ul{list-style:none;padding:0;margin:0;border-top:1px solid var(--line)}
.res-g li{display:flex;justify-content:space-between;align-items:baseline;gap:18px;padding:14px 0;border-bottom:1px solid var(--line)}
.res-g li span{min-width:0}
.res-a{flex:none;font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold);white-space:nowrap}
.res-a em{font-style:normal;color:var(--mu);margin-right:8px}
@media (max-width:560px){.res-g li{flex-direction:column;gap:6px}}
/* references */
.ref{margin:0;background:var(--bg2);border:1px solid var(--line)}
.ref-m{position:relative;aspect-ratio:4/3;overflow:hidden;background:var(--bg3)}
.ref-m img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.ref-m img.ref-x{opacity:0;transition:opacity .5s}
.ref:hover .ref-m img.ref-x:nth-child(2){opacity:1}
.ref figcaption{padding:18px 20px}
.ref h3{font-size:1.5rem;margin-bottom:4px}