:root{
  --black:#0d0d0d;--ink:#111;--white:#fff;--paper:#fafaf8;--grey:#6b6b6b;--line:rgba(0,0,0,.14);--line-inv:rgba(255,255,255,.22);
  --font:"Inter",system-ui,-apple-system,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;
  --gutter:clamp(20px,5vw,72px);--max:1320px;--hdr:76px;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;font-family:var(--font);color:var(--ink);background:var(--white);font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block;height:auto}
a{color:inherit}
h1,h2,h3{font-weight:300;letter-spacing:-.02em;line-height:1.08;margin:0}
h2{font-size:clamp(34px,4.6vw,64px)}
h2 em,h1 em{font-style:italic;font-weight:300}
h3{font-size:clamp(22px,2vw,28px);font-weight:400}
p{margin:0 0 1.1em}
.eyebrow{font-size:12px;letter-spacing:.22em;text-transform:uppercase;font-weight:500;margin:0 0 22px;display:block}
.wrap{max-width:var(--max);margin:0 auto;padding:0 var(--gutter)}
.section{padding:clamp(80px,11vw,150px) 0}
.skip{position:absolute;left:-9999px;top:0;background:#000;color:#fff;padding:12px 18px;z-index:200}
.skip:focus{left:12px;top:12px}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:52px;padding:0 28px;border:1px solid currentColor;background:transparent;font:inherit;font-size:13px;letter-spacing:.16em;text-transform:uppercase;font-weight:500;text-decoration:none;cursor:pointer;transition:background .25s,color .25s}
.btn-solid{background:var(--black);color:#fff;border-color:var(--black)}
.btn-solid:hover{background:#333}
.btn-light{background:#fff;color:#000;border-color:#fff}
.btn-light:hover{background:transparent;color:#fff}
.btn-ghost-light{color:#fff;border-color:rgba(255,255,255,.6)}
.btn-ghost-light:hover{background:#fff;color:#000}
.link{font-size:13px;letter-spacing:.14em;text-transform:uppercase;font-weight:500;text-decoration:none;border-bottom:1px solid currentColor;padding-bottom:4px}
:focus-visible{outline:2px solid #8a8a8a;outline-offset:3px}

/* header */
.hdr{position:fixed;inset:0 0 auto 0;height:var(--hdr);z-index:60;background:rgba(13,13,13,.92);backdrop-filter:blur(10px);-webkit-backdrop-filter:blur(10px);color:#fff;border-bottom:1px solid rgba(255,255,255,.08)}
.hdr-in{height:100%;display:grid;grid-template-columns:1fr auto 1fr;align-items:center;gap:20px;max-width:1500px;margin:0 auto;padding:0 var(--gutter)}
.brand{text-decoration:none;font-size:12px;letter-spacing:.2em;text-transform:uppercase;font-weight:500;line-height:1.35}
.brand span{display:block;font-weight:300;opacity:.75;letter-spacing:.18em;font-size:10.5px}
.compass{justify-self:center}
.compass img{width:150px}
.nav{justify-self:end;display:flex;align-items:center;gap:22px;white-space:nowrap}
.nav a{font-size:12px;letter-spacing:.16em;text-transform:uppercase;text-decoration:none;opacity:.85}
.nav a:hover{opacity:1}
.nav .btn{min-height:42px;padding:0 20px;font-size:11.5px;opacity:1}
.call-m{display:none}
@media (max-width:1360px){.nav a.nl:first-child{display:none}}
@media (max-width:1120px){.nav a.nl{display:none}}
@media (max-width:720px){
  :root{--hdr:64px}
  .hdr-in{grid-template-columns:1fr auto 1fr;gap:10px}
  .brand{font-size:10px;letter-spacing:.14em}.brand span{display:none}
  .compass img{width:112px}
  .nav .btn{display:none}
  .call-m{display:inline-flex;font-size:11px!important;letter-spacing:.16em;border:1px solid rgba(255,255,255,.55);padding:9px 14px;opacity:1!important}
}

/* hero */
.hero{display:grid;grid-template-columns:1.45fr 1fr;min-height:100vh;padding-top:var(--hdr);background:var(--black)}
.hero-img{position:relative;overflow:hidden;min-height:420px}
.hero-img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero-copy{color:#fff;padding:clamp(48px,6vw,96px) clamp(28px,4.5vw,80px);display:flex;flex-direction:column;justify-content:center}
.hero-copy h1{font-size:clamp(38px,4vw,62px);margin-bottom:14px}
.hero-copy h1 small{display:block;font-size:.42em;letter-spacing:.02em;margin-top:14px;opacity:.75;font-weight:300}
.tagline{font-size:clamp(22px,2vw,28px);font-weight:300;line-height:1.3;margin:28px 0 26px;padding-top:28px;border-top:1px solid var(--line-inv)}
.tagline em{font-style:italic}
.price{font-size:13px;letter-spacing:.2em;text-transform:uppercase;margin-bottom:34px}
.price b{display:block;font-size:30px;letter-spacing:0;font-weight:300;margin-top:6px;text-transform:none}
.hero-links{display:flex;gap:26px;flex-wrap:wrap;margin-top:30px}
.hero-links a{color:#fff;opacity:.85}
@media (max-width:900px){
  .hero{grid-template-columns:1fr;min-height:0}
  .hero-img{aspect-ratio:16/11;min-height:0}
}

/* stats */
.stats{border-bottom:1px solid var(--line)}
.stats-in{display:grid;grid-template-columns:repeat(4,1fr)}
.stat{padding:44px 26px;border-left:1px solid var(--line);text-align:center}
.stat:first-child{border-left:0}
.stat b{display:block;font-size:clamp(30px,3vw,44px);font-weight:300;letter-spacing:-.02em;line-height:1.1}
.stat span{display:block;font-size:11.5px;letter-spacing:.2em;text-transform:uppercase;color:var(--grey);margin-top:10px;line-height:1.5}
.stats-note{font-size:13px;color:var(--grey);text-align:center;padding:18px 0 0;margin:0}
@media (max-width:720px){
  .stats-in{grid-template-columns:1fr 1fr}
  .stat{padding:30px 12px}
  .stat:nth-child(3){border-left:0}
  .stat:nth-child(n+3){border-top:1px solid var(--line)}
}

/* lifestyle split (portrait media) */
.split{display:grid;grid-template-columns:minmax(0,.8fr) minmax(0,1fr);gap:clamp(40px,7vw,110px);align-items:center}
.portrait{aspect-ratio:4/5;overflow:hidden;background:#eee}
.portrait img{width:100%;height:100%;object-fit:cover}
.split .lede{font-size:19px}
@media (max-width:860px){
  .split{grid-template-columns:1fr}
  .life .split-copy h2{order:-1}
  .life .head-m{display:block;margin-bottom:28px}
  .life .head-d{display:none}
}
.head-m{display:none}

/* residence intro */
.intro{text-align:center;max-width:880px;margin:0 auto}
.intro p{font-size:19px;color:#333}
.intro .btn{margin-top:16px}
.wide-img{margin-top:clamp(56px,8vw,110px)}
.wide-img img{width:100%;aspect-ratio:16/8;object-fit:cover}

/* feature stories */
.story{display:grid;grid-template-columns:1.25fr 1fr;gap:clamp(36px,6vw,100px);align-items:center}
.story+.story{margin-top:clamp(80px,10vw,140px)}
.story.rev{grid-template-columns:1fr 1.25fr}
.story.rev .story-img{order:2}
.story-img img{width:100%;aspect-ratio:4/3;object-fit:cover}
.story h2{font-size:clamp(32px,3.6vw,52px);margin-bottom:26px}
.story .num{font-size:12px;letter-spacing:.22em;text-transform:uppercase;color:var(--grey);margin-bottom:18px;display:block}
@media (max-width:860px){.story,.story.rev{grid-template-columns:1fr}.story.rev .story-img{order:0}}

/* outdoor */
.outdoor{position:relative;min-height:88vh;display:flex;align-items:flex-end;color:#fff;overflow:hidden}
.outdoor img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.outdoor::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,0) 30%,rgba(0,0,0,.72) 100%)}
.outdoor .wrap{position:relative;z-index:2;padding-bottom:clamp(48px,7vw,96px);width:100%}
.outdoor h2{max-width:780px;margin-bottom:18px}
.outdoor p{max-width:560px;font-size:19px;margin-bottom:30px}

/* features list */
.feat-head{display:grid;grid-template-columns:1fr 1fr;gap:40px;align-items:end;margin-bottom:60px}
.feat-head p{color:#444;font-size:18px;margin:0}
.feat-grid{display:grid;grid-template-columns:repeat(2,1fr);column-gap:clamp(40px,6vw,96px)}
.feat-group h3{font-size:12px;letter-spacing:.22em;text-transform:uppercase;font-weight:500;padding:30px 0 6px}
.feat-group ul{list-style:none;margin:0;padding:0}
.feat-group li{padding:16px 0;border-top:1px solid var(--line);font-size:16px}
.feat-note{margin-top:40px;font-size:13px;color:var(--grey)}
@media (max-width:860px){.feat-head,.feat-grid{grid-template-columns:1fr}}

/* gallery */
.gal-head{display:flex;justify-content:space-between;align-items:end;gap:24px;margin-bottom:44px;flex-wrap:wrap}
.mosaic{display:grid;grid-template-columns:2fr 1fr 1fr;grid-template-rows:repeat(2,minmax(0,1fr));gap:10px;height:clamp(420px,52vw,720px)}
.mosaic button{position:relative;padding:0;border:0;background:#ddd;cursor:zoom-in;overflow:hidden}
.mosaic button:first-child{grid-row:span 2}
.mosaic img{width:100%;height:100%;object-fit:cover;transition:transform .8s ease}
.mosaic button:hover img{transform:scale(1.03)}
.mosaic .cap{position:absolute;left:16px;bottom:14px;color:#fff;font-size:12px;letter-spacing:.18em;text-transform:uppercase;text-shadow:0 1px 8px rgba(0,0,0,.6)}
@media (max-width:720px){
  .mosaic{grid-template-columns:1fr 1fr;grid-template-rows:auto;height:auto}
  .mosaic button{aspect-ratio:1/1}
  .mosaic button:first-child{grid-column:span 2;grid-row:auto;aspect-ratio:4/3}
  .mosaic button:nth-child(5){display:none}
}

/* lightbox */
.lb{position:fixed;inset:0;z-index:90;background:rgba(8,8,8,.97);color:#fff;display:none;flex-direction:column}
.lb.open{display:flex}
.lb-top{display:flex;justify-content:space-between;align-items:center;padding:16px var(--gutter);font-size:12px;letter-spacing:.18em;text-transform:uppercase}
.lb-close{background:none;border:1px solid rgba(255,255,255,.4);color:#fff;width:46px;height:46px;font-size:22px;cursor:pointer}
.lb-stage{flex:1;position:relative;display:flex;align-items:center;justify-content:center;min-height:0;padding:0 72px}
.lb-stage img{max-height:100%;max-width:100%;object-fit:contain}
.lb-nav{position:absolute;top:50%;transform:translateY(-50%);background:none;border:1px solid rgba(255,255,255,.35);color:#fff;width:50px;height:50px;font-size:22px;cursor:pointer}
.lb-prev{left:14px}.lb-next{right:14px}
.lb-cap{text-align:center;padding:14px var(--gutter) 6px;font-size:14px;letter-spacing:.04em;opacity:.9}
.lb-thumbs{display:flex;gap:6px;overflow-x:auto;padding:10px var(--gutter) 18px;scrollbar-width:thin}
.lb-thumbs button{flex:0 0 auto;width:84px;height:56px;padding:0;border:2px solid transparent;background:#222;cursor:pointer;opacity:.55}
.lb-thumbs button[aria-current="true"]{border-color:#fff;opacity:1}
.lb-thumbs img{width:100%;height:100%;object-fit:cover}
@media (max-width:720px){.lb-stage{padding:0 8px}.lb-nav{top:auto;bottom:-6px;transform:none;width:44px;height:44px}.lb-prev{left:auto;right:64px}.lb-next{right:10px}.lb-cap{padding-right:120px;text-align:left}}

/* community */
.dark{background:var(--black);color:#fff}
.comm-top{display:grid;grid-template-columns:1fr 1fr;gap:clamp(40px,6vw,96px);align-items:end;margin-bottom:60px}
.comm-top p{opacity:.8;font-size:18px}
.comm-img img{width:100%;aspect-ratio:16/7;object-fit:cover}
.comm-img figcaption{font-size:11.5px;letter-spacing:.2em;text-transform:uppercase;opacity:.6;margin-top:14px}
.hl{display:grid;grid-template-columns:repeat(4,1fr);gap:0;margin-top:70px;border-top:1px solid var(--line-inv)}
.hl article{padding:34px 28px 0 0}
.hl article+article{padding-left:28px;border-left:1px solid var(--line-inv)}
.hl .n{font-size:12px;letter-spacing:.2em;opacity:.55}
.hl h3{margin:14px 0 14px;font-size:22px}
.hl p{opacity:.78;font-size:15.5px}
.comm-note{margin-top:50px;font-size:13.5px;opacity:.7;max-width:880px}
.comm-links{display:flex;gap:28px;flex-wrap:wrap;margin-top:22px}
.comm-links a{color:#fff}
@media (max-width:960px){.comm-top{grid-template-columns:1fr}.hl{grid-template-columns:1fr 1fr}.hl article,.hl article+article{padding:30px 22px 0 0;border-left:0}}
@media (max-width:560px){.hl{grid-template-columns:1fr}}

/* location */
.loc{display:grid;grid-template-columns:1fr 1.3fr;gap:clamp(40px,6vw,96px);align-items:center}
.loc address{font-style:normal;font-size:20px;line-height:1.5;margin:26px 0}
.loc-img img{width:100%;aspect-ratio:4/3;object-fit:cover}
.loc-note{font-size:14px;color:var(--grey);margin-top:22px}
@media (max-width:860px){.loc{grid-template-columns:1fr}}

/* inquire */
.inq-head{text-align:center;max-width:760px;margin:0 auto 70px}
.inq{display:grid;grid-template-columns:1fr 1.1fr;gap:clamp(40px,6vw,100px);align-items:start}
.agents{display:grid;gap:44px}
.agent{display:grid;grid-template-columns:150px 1fr;gap:26px;align-items:start}
.agent img{width:150px;aspect-ratio:4/5;object-fit:cover;background:#eee}
.agent h3{font-size:24px;margin-bottom:4px}
.agent .role{font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--grey);margin-bottom:14px}
.agent .ct a{display:block;text-decoration:none;font-size:15.5px;line-height:1.8}
.agent .ct a:hover{text-decoration:underline}
.agent .soc{display:flex;flex-wrap:wrap;gap:14px;margin-top:12px}
.agent .soc a{font-size:11.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--grey)}
.agent p.bio{font-size:15px;color:#444;margin-top:14px}
@media (max-width:520px){.agent{grid-template-columns:110px 1fr;gap:18px}.agent img{width:110px}}
.form-card{background:var(--paper);border:1px solid var(--line);padding:clamp(28px,4vw,52px)}
.form-card h3{font-size:clamp(26px,2.4vw,34px);font-weight:300;margin-bottom:12px}
.field{margin-bottom:18px}
.field label{display:block;font-size:12px;letter-spacing:.14em;text-transform:uppercase;font-weight:500;margin-bottom:8px}
.field input,.field select,.field textarea{width:100%;font:inherit;font-size:16px;padding:14px 14px;border:1px solid #bdbdbd;background:#fff;border-radius:0;color:#111;-webkit-appearance:none;appearance:none}
.field select{background-image:linear-gradient(45deg,transparent 50%,#111 50%),linear-gradient(135deg,#111 50%,transparent 50%);background-position:calc(100% - 20px) 50%,calc(100% - 14px) 50%;background-size:6px 6px;background-repeat:no-repeat;padding-right:40px}
.field textarea{min-height:110px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:2px solid #111;outline-offset:0;border-color:#111}
.field [aria-invalid="true"]{border-color:#a3241c;outline-color:#a3241c}
.err{display:none;color:#a3241c;font-size:13.5px;margin-top:6px}
.field.bad .err{display:block}
.req{color:#a3241c;margin-left:2px}
.consent{font-size:13px;color:#555;margin:16px 0 0;line-height:1.55}
.form-status{margin-top:18px;font-size:15px;padding:14px 16px;display:none}
.form-status.show{display:block}
.form-status.ok{background:#111;color:#fff}
.form-status.bad{background:#fbeeed;color:#7d1c15;border:1px solid #e4b7b3}
.hp{position:absolute!important;left:-10000px!important;width:1px;height:1px;overflow:hidden}
.form-card .btn{width:100%;margin-top:6px}
@media (max-width:960px){.inq{grid-template-columns:1fr}}

/* faq */
.faq{max-width:940px;margin:0 auto}
.faq h2{margin-bottom:48px}
.faq details{border-top:1px solid var(--line)}
.faq details:last-child{border-bottom:1px solid var(--line)}
.faq summary{list-style:none;cursor:pointer;padding:26px 44px 26px 0;font-size:clamp(18px,1.7vw,22px);font-weight:400;position:relative}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";position:absolute;right:4px;top:22px;font-size:26px;font-weight:300}
.faq details[open] summary::after{content:"\2212"}
.faq .a{padding:0 0 26px;color:#444;max-width:780px}

/* footer */
.ftr{background:var(--black);color:#fff;padding:80px 0 120px;font-size:14px}
.ftr-top{display:flex;justify-content:space-between;gap:40px;flex-wrap:wrap;align-items:flex-start;padding-bottom:40px;border-bottom:1px solid var(--line-inv)}
.ftr-top img{width:150px;margin-bottom:22px}
.ftr a{color:#fff}
.ftr .cols{display:flex;gap:56px;flex-wrap:wrap}
.ftr .cols div{line-height:1.9}
.ftr .cols b{display:block;font-weight:500;letter-spacing:.14em;text-transform:uppercase;font-size:12px;margin-bottom:6px}
.ftr .legal{padding-top:34px;opacity:.7;font-size:12.5px;line-height:1.7;max-width:1000px}
.ftr .legal p{margin-bottom:12px}

/* sticky mobile bar */
.sticky{display:none}
@media (max-width:720px){
  .sticky{display:grid;grid-template-columns:1fr 1.4fr;position:fixed;left:0;right:0;bottom:0;z-index:55;background:#000;border-top:1px solid rgba(255,255,255,.15);padding-bottom:env(safe-area-inset-bottom);transition:transform .25s}
  .sticky a{display:flex;align-items:center;justify-content:center;min-height:58px;color:#fff;text-decoration:none;font-size:12px;letter-spacing:.16em;text-transform:uppercase;font-weight:500}
  .sticky a+a{background:#fff;color:#000}
  .sticky.hide{transform:translateY(110%)}
  body{padding-bottom:calc(58px + env(safe-area-inset-bottom))}
}

/* registration modal */
.reg{position:fixed;inset:0;z-index:100;background:rgba(0,0,0,.78);display:none;overflow-y:auto;-webkit-overflow-scrolling:touch;padding:24px 16px}
.reg.open{display:block}
.reg-box{background:#fff;max-width:900px;margin:4vh auto;display:grid;grid-template-columns:.9fr 1fr}
.reg-img{position:relative;color:#fff;min-height:100%;background:#000}
.reg-img img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.75}
.reg-img .t{position:relative;padding:36px 32px;display:flex;flex-direction:column;justify-content:flex-end;height:100%;min-height:300px}
.reg-img .t b{font-size:12px;letter-spacing:.2em;font-weight:500;text-transform:uppercase}
.reg-img .t p{font-size:26px;font-weight:300;line-height:1.2;margin:12px 0 10px}
.reg-img .t small{font-size:13px;opacity:.9}
.reg-body{padding:clamp(28px,4vw,48px)}
.reg-body img.cl{width:120px;margin-bottom:24px}
.reg-body h2{font-size:clamp(26px,3vw,36px);margin-bottom:14px}
.reg-body .intro-t{font-size:15.5px;color:#444}
.reg-contact{font-size:13px;color:#555;margin-top:16px}
body.locked{overflow:hidden}
@media (max-width:760px){.reg{padding:0}.reg-box{grid-template-columns:1fr;margin:0;min-height:100%}.reg-img .t{min-height:170px;padding:24px 22px}.reg-img .t p{font-size:21px}}
.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}

/* property film */
.film-frame{background:#000;aspect-ratio:16/9;max-width:100%}
.film-frame video{width:100%;height:100%;display:block;object-fit:contain;background:#000}
.film-cap{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:var(--grey);margin-top:16px}