:root {
  --ink: #0a0a0a;
  --paper: #f5f4f0;
  --white: #ffffff;
  --soft: #d8d6cf;
  --line: rgba(10, 10, 10, 0.18);
  --muted: #66635d;
  --serif: "Bodoni Moda", "Didot", "Times New Roman", serif;
  --sans: "Montserrat", Arial, sans-serif;
  --header-height: 112px;
  --page-pad: clamp(22px, 4vw, 72px);
  --max: 1480px;
  --ease: cubic-bezier(.22,.61,.36,1);
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; background: var(--paper); }
body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: var(--sans);
  font-size: 16px;
  line-height: 1.7;
  -webkit-font-smoothing: antialiased;
}
body.menu-open { overflow: hidden; }
img { display: block; width: 100%; }
a { color: inherit; text-decoration: none; }
button, input, textarea, select { font: inherit; }
button { color: inherit; }
::selection { background: var(--ink); color: var(--white); }

.skip-link {
  position: fixed; left: 16px; top: -100px; z-index: 2000;
  background: var(--white); color: var(--ink); padding: 12px 18px;
}
.skip-link:focus { top: 16px; }

.site-header {
  height: var(--header-height);
  position: fixed; inset: 0 0 auto; z-index: 1000;
  display: grid; grid-template-columns: 1fr auto 1fr; align-items: center;
  padding: 0 var(--page-pad);
  border-bottom: 1px solid rgba(255,255,255,.22);
  color: var(--white);
  transition: background .35s ease, color .35s ease, height .35s ease, border-color .35s ease;
}
.site-header.is-scrolled,
.site-header.header-light {
  background: rgba(245,244,240,.96); color: var(--ink);
  border-color: var(--line); backdrop-filter: blur(14px);
}
.site-header.is-scrolled { height: 92px; }
.header-mark { justify-self: start; display: flex; align-items: center; gap: 14px; }
.header-mark img { width: 140px; height: 98px; object-fit: contain; filter: invert(1); transition: filter .3s ease, width .35s ease, height .35s ease; }
.site-header.is-scrolled .header-mark img { width: 104px; height: 72px; }
.site-header.is-scrolled .header-mark img,
.site-header.header-light .header-mark img { filter: none; }
.header-wordmark { display: none; text-transform: uppercase; letter-spacing: .28em; font-size: 10px; font-weight: 500; }
.main-nav { display: flex; align-items: center; gap: clamp(22px, 2.8vw, 46px); }
.main-nav > a:not(.mobile-menu-brand) {
  position: relative; text-transform: uppercase; letter-spacing: .17em; font-size: 10px; font-weight: 500;
}
.main-nav > a:not(.mobile-menu-brand)::after {
  content: ""; position: absolute; left: 0; right: 100%; bottom: -8px; height: 1px; background: currentColor;
  transition: right .3s var(--ease);
}
.main-nav > a:not(.mobile-menu-brand):hover::after, .main-nav > a:not(.mobile-menu-brand)[aria-current="page"]::after { right: 0; }
.mobile-menu-brand, .mobile-menu-socials, .mobile-home-link { display: none; }
.header-right { justify-self: end; display: flex; align-items: center; gap: clamp(16px, 1.8vw, 28px); }
.header-socials { display: flex; align-items: center; gap: 13px; }
.header-socials a { width: 22px; height: 22px; display: inline-flex; align-items: center; justify-content: center; opacity: .72; transition: opacity .2s ease, transform .2s ease; }
.header-socials a:hover { opacity: 1; transform: translateY(-1px); }
.header-socials svg { width: 16px; height: 16px; fill: none; stroke: currentColor; stroke-width: 1.65; stroke-linecap: round; stroke-linejoin: round; }
.header-socials a:first-child svg path { fill: currentColor; stroke: none; }
.header-socials .social-dot { fill: currentColor; stroke: none; }
.header-socials .social-fill { fill: currentColor; stroke: none; }
.header-action { justify-self: end; }
.header-action a {
  display: inline-flex; align-items: center; justify-content: center;
  min-height: 44px; padding: 0 22px; border: 1px solid currentColor;
  text-transform: uppercase; letter-spacing: .18em; font-size: 9px; font-weight: 600;
  transition: background .25s ease, color .25s ease;
}
.header-action a:hover { background: currentColor; color: var(--paper); }
.site-header:not(.is-scrolled):not(.header-light) .header-action a:hover { color: var(--ink); }
.menu-toggle { display: none; background: none; border: 0; padding: 10px 0 10px 15px; cursor: pointer; }
.menu-toggle span { display: block; width: 27px; height: 1px; margin: 6px 0; background: currentColor; transition: transform .3s ease, opacity .3s ease; }
.menu-toggle[aria-expanded="true"] span:first-child { transform: translateY(7px) rotate(45deg); }
.menu-toggle[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
.menu-toggle[aria-expanded="true"] span:last-child { transform: translateY(-7px) rotate(-45deg); }

main { overflow: clip; }
.container { width: min(calc(100% - (var(--page-pad) * 2)), var(--max)); margin-inline: auto; }
.section { padding: clamp(88px, 11vw, 170px) 0; }
.section-tight { padding: clamp(64px, 7vw, 110px) 0; }
.section-black { background: var(--ink); color: var(--white); }
.section-white { background: var(--white); }
.eyebrow {
  display: flex; align-items: center; gap: 13px; margin: 0 0 22px;
  text-transform: uppercase; letter-spacing: .25em; font-size: 10px; font-weight: 600;
}
.eyebrow::before { content: ""; width: 38px; height: 1px; background: currentColor; }
.display, h1, h2, h3 { font-family: var(--serif); font-weight: 400; line-height: .98; letter-spacing: -.025em; margin: 0; }
h1 { font-size: clamp(64px, 11vw, 178px); }
h2 { font-size: clamp(46px, 7vw, 108px); }
h3 { font-size: clamp(30px, 4vw, 55px); }
p { margin: 0 0 1.4em; }
.lead { font-size: clamp(19px, 2vw, 27px); line-height: 1.55; font-weight: 300; }
.copy-large { font-size: clamp(18px, 1.7vw, 24px); line-height: 1.65; font-weight: 300; }
.muted { color: var(--muted); }
.kicker { text-transform: uppercase; letter-spacing: .2em; font-size: 10px; font-weight: 600; }

.btn-row { display: flex; flex-wrap: wrap; gap: 14px; margin-top: 34px; }
.btn {
  min-height: 54px; display: inline-flex; align-items: center; justify-content: center; gap: 14px;
  padding: 0 28px; border: 1px solid currentColor; background: transparent;
  text-transform: uppercase; letter-spacing: .18em; font-size: 10px; font-weight: 600; cursor: pointer;
  transition: background .25s ease, color .25s ease, transform .25s ease;
}
.btn:hover { background: var(--ink); color: var(--white); transform: translateY(-2px); }
.btn-dark { background: var(--ink); color: var(--white); border-color: var(--ink); }
.btn-dark:hover { background: transparent; color: var(--ink); }
.btn-light { border-color: var(--white); color: var(--white); }
.btn-light:hover { background: var(--white); color: var(--ink); }
.text-link {
  display: inline-flex; align-items: center; gap: 14px; padding-bottom: 6px;
  border-bottom: 1px solid currentColor; text-transform: uppercase; letter-spacing: .16em; font-size: 10px; font-weight: 600;
}
.text-link span { transition: transform .2s ease; }
.text-link:hover span { transform: translateX(5px); }

.hero {
  min-height: 100svh; position: relative; display: flex; align-items: flex-end; color: var(--white); background: var(--ink);
}
.hero-media { position: absolute; inset: 0; overflow: hidden; }
.hero-media img { height: 100%; object-fit: cover; object-position: center; transform: scale(1.03); animation: heroZoom 10s ease-out both; }
.hero-media::after {
  content: ""; position: absolute; inset: 0;
  background: linear-gradient(90deg, rgba(0,0,0,.82) 0%, rgba(0,0,0,.26) 58%, rgba(0,0,0,.42) 100%), linear-gradient(0deg, rgba(0,0,0,.55), transparent 58%);
}
.hero-inner { position: relative; z-index: 2; width: 100%; padding: calc(var(--header-height) + 90px) var(--page-pad) clamp(50px, 7vw, 95px); }
.hero-title { max-width: 1300px; }
.hero-title .line { display: block; overflow: hidden; padding-bottom: .06em; }
.hero-title .line > span { display: block; animation: titleUp .95s .15s var(--ease) both; }
.hero-title .line:nth-child(2) > span { animation-delay: .28s; font-style: italic; padding-left: clamp(30px, 12vw, 190px); }
.hero-bottom {
  display: grid; grid-template-columns: 1.2fr .8fr; gap: 40px; align-items: end; margin-top: clamp(30px, 5vw, 70px); border-top: 1px solid rgba(255,255,255,.45); padding-top: 25px;
}
.hero-bottom p { max-width: 720px; margin: 0; font-size: clamp(15px, 1.3vw, 19px); font-weight: 300; }
.hero-meta { justify-self: end; margin-left: 0; margin-right: clamp(78px, 7vw, 135px); transform: none; text-align: right; text-transform: uppercase; letter-spacing: .2em; font-size: 9px; line-height: 2; max-width: 190px; }
.scroll-cue { position: absolute; right: var(--page-pad); bottom: 28px; z-index: 2; writing-mode: vertical-rl; text-transform: uppercase; letter-spacing: .22em; font-size: 8px; }
@keyframes heroZoom { from { transform: scale(1.11); } to { transform: scale(1.03); } }
@keyframes titleUp { from { opacity: 0; transform: translateY(115%); } to { opacity: 1; transform: none; } }

.page-hero { padding: calc(var(--header-height) + clamp(90px, 11vw, 175px)) 0 clamp(80px, 10vw, 155px); border-bottom: 1px solid var(--line); }
.page-hero h1 { max-width: 1220px; font-size: clamp(66px, 10vw, 155px); }
.page-hero .intro { display: grid; grid-template-columns: 1fr minmax(300px, 570px); gap: 60px; align-items: end; margin-top: 60px; }
.page-hero .intro p { margin: 0; }
.page-hero-dark { background: var(--ink); color: var(--white); border: 0; }

.intro-grid { display: grid; grid-template-columns: .75fr 1.25fr; gap: clamp(50px, 9vw, 150px); align-items: start; }
.intro-grid .sticky { position: sticky; top: 120px; }
.award-strip { display: grid; grid-template-columns: repeat(3, 1fr); margin-top: 75px; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.award-item { padding: 30px 24px; border-right: 1px solid var(--line); }
.award-item:last-child { border-right: 0; }
.award-item strong { display: block; font-family: var(--serif); font-size: 34px; font-weight: 400; line-height: 1; margin-bottom: 10px; }
.award-item span { display: block; text-transform: uppercase; letter-spacing: .16em; font-size: 9px; }

.featured-project { position: relative; background: var(--ink); color: var(--white); }
.project-visual { min-height: min(820px, 82svh); position: relative; overflow: hidden; }
.project-visual img { position: absolute; inset: 0; height: 100%; object-fit: cover; transition: transform 1s var(--ease), filter .5s ease; }
.project-visual::after { content: ""; position: absolute; inset: 0; background: linear-gradient(0deg, rgba(0,0,0,.78), rgba(0,0,0,.03) 65%); }
.project-visual:hover img { transform: scale(1.025); }
.project-overlay { position: absolute; inset: auto var(--page-pad) clamp(45px, 7vw, 90px); z-index: 3; }
.project-showcase-head { display: flex; align-items: center; justify-content: space-between; gap: 30px; margin-bottom: 18px; }
.project-number { font-family: var(--serif); font-size: 20px; }
.project-showcase-controls { display: flex; align-items: center; gap: 13px; }
.project-showcase-controls button { width: 38px; height: 38px; display: grid; place-items: center; border: 1px solid rgba(255,255,255,.55); background: transparent; color: var(--white); cursor: pointer; font-size: 17px; transition: background .2s ease, color .2s ease; }
.project-showcase-controls button:hover { background: var(--white); color: var(--ink); }
.project-showcase-controls span { min-width: 54px; text-align: center; text-transform: uppercase; letter-spacing: .16em; font-size: 8px; }
.project-overlay h2 { max-width: 950px; color: var(--white); }
.project-visual img, .project-overlay h2, .project-data { transition: opacity .25s ease, transform .25s ease; }
.project-visual.is-changing img, .project-visual.is-changing .project-overlay h2, .project-visual.is-changing .project-data { opacity: .4; transform: translateY(5px); }
.btn-quiet { background: rgba(0,0,0,.14); }
.project-data { display: grid; grid-template-columns: repeat(4, 1fr); gap: 0; border-top: 1px solid rgba(255,255,255,.4); margin-top: 35px; }
.project-data div { padding: 22px 20px 0 0; }
.project-data span { display: block; text-transform: uppercase; letter-spacing: .18em; font-size: 8px; opacity: .7; }
.project-data strong { display: block; margin-top: 6px; font-size: 13px; font-weight: 400; }

.three-col { display: grid; grid-template-columns: repeat(3, 1fr); gap: 0; border-top: 1px solid var(--line); }
.service-card { padding: 42px clamp(22px, 3vw, 50px) 20px 0; border-right: 1px solid var(--line); min-height: 310px; }
.service-card + .service-card { padding-left: clamp(22px, 3vw, 50px); }
.service-card:last-child { border-right: 0; }
.service-card-top { display: flex; align-items: flex-start; justify-content: space-between; gap: 24px; margin-bottom: 58px; }
.service-index { font-size: 10px; letter-spacing: .2em; margin: 0; }
.service-icon-wrap { width: 64px; height: 64px; display: grid; place-items: center; flex: 0 0 auto; background: var(--ink); color: var(--white); }
.service-icon { width: 34px; height: 34px; fill: none; stroke: currentColor; stroke-width: 1.65; stroke-linecap: round; stroke-linejoin: round; opacity: 1; }
.service-card h3 { font-size: clamp(31px, 3vw, 50px); margin-bottom: 25px; }
.service-card p { max-width: 390px; color: var(--muted); }

.split-feature { display: grid; grid-template-columns: 1fr 1fr; min-height: 720px; }
.split-feature .image { min-height: 640px; }
.split-feature .image img { height: 100%; object-fit: cover; }
.split-feature .content { display: flex; flex-direction: column; justify-content: center; padding: clamp(60px, 8vw, 140px); }
.split-feature .content h2 { margin-bottom: 38px; }

.quote-section { text-align: center; }
.quote-section blockquote { max-width: 1160px; margin: 0 auto; font-family: var(--serif); font-size: clamp(43px, 6vw, 90px); line-height: 1.05; }
.quote-section cite { display: block; margin-top: 35px; font-style: normal; text-transform: uppercase; letter-spacing: .2em; font-size: 9px; }

.development-grid { display: grid; grid-template-columns: repeat(12, 1fr); gap: 24px; }
.development-card { position: relative; min-height: 640px; overflow: hidden; background: #ddd; color: var(--white); }
.development-card:nth-child(1) { grid-column: span 8; }
.development-card:nth-child(2) { grid-column: span 4; }
.development-card:nth-child(3) { grid-column: span 5; min-height: 520px; }
.development-card:nth-child(4) { grid-column: span 7; min-height: 520px; }
.development-card img { position: absolute; inset: 0; height: 100%; object-fit: cover; filter: grayscale(1); transition: transform .7s var(--ease), filter .5s ease; }
.development-card::after { content: ""; position: absolute; inset: 0; background: linear-gradient(0deg, rgba(0,0,0,.78), rgba(0,0,0,.05) 68%); }
.development-card:hover img { transform: scale(1.035); filter: grayscale(.2); }
.development-card .card-content { position: absolute; z-index: 2; inset: auto 32px 32px; }
.development-card h3 { margin: 8px 0 15px; }
.development-card p { margin: 0; max-width: 520px; font-size: 13px; }
.card-status { text-transform: uppercase; letter-spacing: .18em; font-size: 8px; }
.card-placeholder { background: var(--ink); }
.card-placeholder::before { content: "MH"; position: absolute; right: -20px; top: 8%; font-family: var(--serif); font-size: 270px; color: rgba(255,255,255,.05); }

.gallery-grid { display: grid; grid-template-columns: repeat(12, 1fr); gap: 20px; }
.gallery-item { position: relative; overflow: hidden; min-height: 430px; cursor: zoom-in; border: 0; padding: 0; background: transparent; }
.gallery-item:nth-child(1), .gallery-item:nth-child(4) { grid-column: span 7; }
.gallery-item:nth-child(2), .gallery-item:nth-child(3) { grid-column: span 5; }
.gallery-item:nth-child(5) { grid-column: 3 / span 8; min-height: 600px; }
.gallery-item img { height: 100%; object-fit: cover; transition: transform .6s var(--ease); }
.gallery-item:hover img { transform: scale(1.025); }
.lightbox { position: fixed; inset: 0; z-index: 2000; background: rgba(0,0,0,.94); display: none; align-items: center; justify-content: center; padding: 6vw; }
.lightbox.is-open { display: flex; }
.lightbox img { max-width: 100%; max-height: 86vh; width: auto; }
.lightbox-close { position: absolute; top: 24px; right: 30px; background: none; color: white; border: 0; font-size: 38px; cursor: pointer; }

.facts-grid { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.fact { padding: 34px 24px; border-right: 1px solid var(--line); }
.fact:last-child { border-right: 0; }
.fact .number { font-family: var(--serif); font-size: clamp(45px, 5vw, 80px); line-height: 1; }
.fact p { margin: 14px 0 0; text-transform: uppercase; letter-spacing: .16em; font-size: 9px; }

.process-list { border-top: 1px solid rgba(255,255,255,.25); margin-top: 65px; }
.process-row { display: grid; grid-template-columns: 100px 1fr 1fr; gap: 35px; padding: 35px 0; border-bottom: 1px solid rgba(255,255,255,.25); align-items: start; }
.process-row .num { font-family: var(--serif); font-size: 30px; }
.process-row h3 { font-size: clamp(32px, 3vw, 48px); }
.process-row p { max-width: 540px; color: rgba(255,255,255,.7); }

.contact-grid { display: grid; grid-template-columns: .85fr 1.15fr; gap: clamp(60px, 10vw, 160px); align-items: start; }
.contact-details { border-top: 1px solid var(--line); margin-top: 45px; }
.contact-line { padding: 24px 0; border-bottom: 1px solid var(--line); }
.contact-line span { display: block; text-transform: uppercase; letter-spacing: .18em; font-size: 8px; color: var(--muted); margin-bottom: 7px; }
.contact-heading { font-family: var(--sans); font-size: clamp(38px, 5vw, 72px); font-weight: 300; line-height: 1.12; letter-spacing: -.035em; }
.contact-line a, .contact-line address { font-family: var(--sans); font-size: clamp(17px, 1.45vw, 23px); font-weight: 400; line-height: 1.5; letter-spacing: -.015em; font-style: normal; overflow-wrap: anywhere; }
.contact-form { display: grid; grid-template-columns: 1fr 1fr; gap: 24px; }
.form-group { position: relative; }
.form-group.full { grid-column: 1 / -1; }
.form-group label { display: block; text-transform: uppercase; letter-spacing: .18em; font-size: 8px; font-weight: 600; margin-bottom: 9px; }
.form-group input, .form-group textarea, .form-group select {
  width: 100%; border: 0; border-bottom: 1px solid var(--ink); background: transparent; border-radius: 0; padding: 12px 0 15px; outline: 0;
}
.form-group textarea { min-height: 150px; resize: vertical; }
.form-group input:focus, .form-group textarea:focus, .form-group select:focus { border-bottom-width: 2px; }
.form-status { grid-column: 1 / -1; min-height: 25px; font-size: 13px; }

.cta-band { display: grid; grid-template-columns: 1fr auto; align-items: end; gap: 50px; }
.cta-band h2 { max-width: 1000px; }

.marquee { overflow: hidden; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); padding: 18px 0; }
.marquee-track { display: flex; width: max-content; animation: marquee 25s linear infinite; }
.marquee span { font-family: var(--serif); font-size: clamp(28px, 4vw, 52px); white-space: nowrap; padding-right: 50px; }
.marquee span::after { content: "◆"; font-family: var(--sans); font-size: 10px; margin-left: 50px; vertical-align: middle; }
@keyframes marquee { to { transform: translateX(-50%); } }

.site-footer { background: var(--ink); color: var(--white); padding: 85px var(--page-pad) 32px; }
.footer-top { display: grid; grid-template-columns: .9fr 1.1fr; gap: 90px; padding-bottom: 80px; }
.footer-logo img { width: 190px; max-height: 150px; object-fit: contain; object-position: left center; }
.footer-logo p { max-width: 460px; margin-top: 30px; color: rgba(255,255,255,.65); }
.footer-links { display: grid; grid-template-columns: repeat(3, 1fr); gap: 35px; }
.footer-links h4 { margin: 0 0 22px; text-transform: uppercase; letter-spacing: .2em; font-size: 9px; }
.footer-links a, .footer-links address { display: block; margin-bottom: 11px; color: rgba(255,255,255,.68); font-style: normal; font-size: 13px; }
.footer-links a:hover { color: var(--white); }
.footer-bottom { display: flex; justify-content: space-between; align-items: center; gap: 30px; border-top: 1px solid rgba(255,255,255,.2); padding-top: 26px; text-transform: uppercase; letter-spacing: .15em; font-size: 8px; color: rgba(255,255,255,.55); }
.footer-legal { display: flex; align-items: center; justify-content: center; gap: 22px; }
.footer-legal a { transition: color .2s ease; }
.footer-legal a:hover { color: var(--white); }

.reveal { opacity: 0; transform: translateY(32px); transition: opacity .8s var(--ease), transform .8s var(--ease); }
.reveal.is-visible { opacity: 1; transform: none; }
.reveal-delay-1 { transition-delay: .12s; }
.reveal-delay-2 { transition-delay: .24s; }

@media (max-width: 1320px) and (min-width: 1051px) {
  .header-mark img { width: 124px; height: 87px; }
  .site-header.is-scrolled .header-mark img { width: 96px; height: 66px; }
  .main-nav { gap: 21px; }
  .header-right { gap: 15px; }
  .header-socials { gap: 9px; }
  .header-action a { padding-inline: 16px; }
}

@media (max-width: 1050px) {
  :root { --header-height: 90px; }
  .site-header { grid-template-columns: 1fr auto; }
  .header-mark { transition: opacity .2s ease, visibility .2s ease; }
  .header-mark img, .site-header.is-scrolled .header-mark img { width: 110px; height: 74px; }

  .main-nav {
    position: fixed;
    inset: 0;
    z-index: 1001;
    width: 100vw;
    min-height: 100vh;
    min-height: 100dvh;
    padding: 124px var(--page-pad) 112px;
    background: #f5f4f0;
    color: var(--ink);
    display: flex;
    flex-direction: column;
    align-items: flex-start;
    justify-content: center;
    gap: 18px;
    overflow-y: auto;
    overscroll-behavior: contain;
    isolation: isolate;
    opacity: 0;
    visibility: hidden;
    pointer-events: none;
    transform: translateY(-8px);
    transition: opacity .28s ease, visibility .28s ease, transform .28s ease;
  }
  .main-nav.is-open {
    opacity: 1;
    visibility: visible;
    pointer-events: auto;
    transform: none;
  }
  .main-nav > a:not(.mobile-menu-brand) {
    font-family: var(--serif);
    font-size: clamp(37px, 8vw, 70px);
    letter-spacing: -.02em;
    text-transform: none;
    line-height: 1.05;
  }
  .main-nav > a:not(.mobile-menu-brand)::after { bottom: -3px; }

  .mobile-menu-brand {
    display: block;
    position: absolute;
    top: max(18px, env(safe-area-inset-top));
    left: var(--page-pad);
    width: 132px;
    z-index: 1;
  }
  .mobile-menu-brand img {
    width: 100%;
    height: 88px;
    object-fit: contain;
    object-position: left center;
    filter: none;
  }
  .mobile-home-link { display: inline-block; }

  .mobile-menu-socials {
    display: flex;
    align-items: center;
    gap: 18px;
    position: absolute;
    left: var(--page-pad);
    right: var(--page-pad);
    bottom: max(28px, calc(env(safe-area-inset-bottom) + 18px));
    padding-top: 20px;
    border-top: 1px solid var(--line);
  }
  .mobile-menu-socials a {
    width: 36px;
    height: 36px;
    display: inline-flex;
    align-items: center;
    justify-content: center;
    color: var(--ink);
    opacity: .78;
    transition: opacity .2s ease, transform .2s ease;
  }
  .mobile-menu-socials a:hover { opacity: 1; transform: translateY(-1px); }
  .mobile-menu-socials svg {
    width: 22px;
    height: 22px;
    fill: none;
    stroke: currentColor;
    stroke-width: 1.65;
    stroke-linecap: round;
    stroke-linejoin: round;
  }
  .mobile-menu-socials a:first-child svg path,
  .mobile-menu-socials .social-dot,
  .mobile-menu-socials .social-fill { fill: currentColor; stroke: none; }

  .header-right { display: none; }
  .header-action { display: none; }
  .menu-toggle { display: block; justify-self: end; position: relative; z-index: 1003; }
  body.menu-open .site-header > .header-mark { opacity: 0; visibility: hidden; }
  body.menu-open .menu-toggle { color: var(--ink); }
  body.menu-open .site-header { border-color: transparent; background: transparent; backdrop-filter: none; }

  .hero-bottom, .page-hero .intro, .intro-grid, .contact-grid { grid-template-columns: 1fr; }
  .hero-meta { justify-self: end; text-align: right; margin-right: 0; transform: none; }
  .intro-grid .sticky { position: static; }
  .split-feature { grid-template-columns: 1fr; }
  .split-feature .content { order: 2; }
  .development-card:nth-child(n) { grid-column: span 6; }
  .project-data { grid-template-columns: repeat(2, 1fr); }
  .footer-top { grid-template-columns: 1fr; }
}

@media (max-width: 720px) {
  :root { --page-pad: 20px; }
  .header-wordmark { display: block; }
  .hero { min-height: 760px; }
  .hero-title .line:nth-child(2) > span { padding-left: 0; }
  .scroll-cue { display: none; }
  .hero-bottom { margin-top: 38px; padding-top: 18px; }
  .hero-meta { display: none; }
  .page-hero { padding-top: 145px; }
  .page-hero .intro { gap: 25px; margin-top: 35px; }
  .award-strip, .three-col, .facts-grid { grid-template-columns: 1fr; }
  .award-item, .service-card, .fact { border-right: 0; border-bottom: 1px solid var(--line); }
  .award-item:last-child, .service-card:last-child, .fact:last-child { border-bottom: 0; }
  .service-card + .service-card { padding-left: 0; }
  .service-card { min-height: 0; padding: 34px 0; }
  .service-card-top { margin-bottom: 30px; }
  .project-visual { min-height: 700px; }
  .project-overlay { inset-inline: 20px; }
  .project-showcase-head { align-items: flex-end; gap: 15px; }
  .project-showcase-controls { gap: 8px; }
  .project-showcase-controls button { width: 34px; height: 34px; }
  .project-showcase-controls span { min-width: 45px; }
  .project-data { grid-template-columns: 1fr 1fr; }
  .development-grid { gap: 14px; }
  .development-card:nth-child(n) { grid-column: 1 / -1; min-height: 520px; }
  .gallery-grid { gap: 12px; }
  .gallery-item:nth-child(n) { grid-column: 1 / -1; min-height: 390px; }
  .process-row { grid-template-columns: 50px 1fr; gap: 20px; }
  .process-row p { grid-column: 2; }
  .contact-form { grid-template-columns: 1fr; }
  .form-group.full { grid-column: auto; }
  .cta-band { grid-template-columns: 1fr; align-items: start; }
  .footer-links { grid-template-columns: 1fr 1fr; }
  .footer-bottom { flex-direction: column; align-items: flex-start; }
  .footer-legal { justify-content: flex-start; }
  .cookie-banner { grid-template-columns: 1fr; align-items: start; gap: 18px; }
  .cookie-actions { justify-content: flex-start; }
}

@media (max-width: 520px) {
  .cookie-banner { left: 10px; right: 10px; bottom: 10px; padding: 20px; }
  .cookie-actions { display: grid; grid-template-columns: 1fr; width: 100%; }
  .cookie-actions .btn { width: 100%; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *, *::before, *::after { animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
  .reveal { opacity: 1; transform: none; }
}

/* Dynamic property portfolio */
.portfolio-toolbar {
  display: flex;
  align-items: end;
  justify-content: space-between;
  gap: 35px;
  margin-bottom: 42px;
}
.portfolio-toolbar .eyebrow { margin-bottom: 0; }
.portfolio-filters { display: flex; flex-wrap: wrap; justify-content: flex-end; gap: 8px; }
.filter-button {
  border: 1px solid var(--line);
  background: transparent;
  padding: 10px 15px;
  cursor: pointer;
  text-transform: uppercase;
  letter-spacing: .14em;
  font-size: 8px;
  transition: background .2s ease, color .2s ease, border-color .2s ease;
}
.filter-button:hover,
.filter-button.is-active { background: var(--ink); color: var(--white); border-color: var(--ink); }
.dynamic-grid .development-card[hidden] { display: none; }
.property-loading,
.portfolio-empty { grid-column: 1 / -1; padding: 50px 0; font-family: var(--serif); font-size: 34px; }
.portfolio-empty { border-top: 1px solid var(--line); }
.development-card { display: block; }
.development-card:focus-visible { outline: 3px solid var(--white); outline-offset: -7px; }

/* Individual development */
.property-hero {
  position: relative;
  min-height: 100svh;
  display: flex;
  align-items: flex-end;
  background: var(--ink);
  color: var(--white);
}
.property-hero-media { position: absolute; inset: 0; overflow: hidden; }
.property-hero-media img { width: 100%; height: 100%; object-fit: cover; }
.property-hero-media::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(0deg, rgba(0,0,0,.86) 0%, rgba(0,0,0,.12) 70%), linear-gradient(90deg, rgba(0,0,0,.5), transparent 70%);
}
.property-hero-overlay {
  position: relative;
  z-index: 1;
  width: min(calc(100% - (var(--page-pad) * 2)), var(--max));
  margin-inline: auto;
  padding: calc(var(--header-height) + 100px) 0 clamp(48px, 7vw, 95px);
}
.property-hero h1 { max-width: 1180px; font-size: clamp(64px, 11vw, 170px); }
.property-hero-summary { max-width: 720px; margin: 30px 0 0; font-size: clamp(17px, 1.7vw, 24px); font-weight: 300; }
.property-intro { display: grid; grid-template-columns: .85fr 1.15fr; gap: clamp(55px, 9vw, 150px); }
.property-intro h2 { max-width: 650px; }
.property-facts {
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  margin-top: clamp(65px, 8vw, 110px);
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}
.property-fact { padding: 30px 22px; border-right: 1px solid var(--line); }
.property-fact:last-child { border-right: 0; }
.property-fact span { display: block; text-transform: uppercase; letter-spacing: .18em; font-size: 8px; color: var(--muted); margin-bottom: 8px; }
.property-fact strong { display: block; font-family: var(--serif); font-size: clamp(23px, 2.6vw, 39px); line-height: 1.15; font-weight: 400; }

.legal-copy { max-width: 900px; }
.legal-copy h2 { font-size: clamp(35px, 4vw, 58px); margin: 1.1em 0 .35em; }
.legal-copy h2:first-child { margin-top: 0; }
.legal-copy a { border-bottom: 1px solid currentColor; }
.footer-admin-link { margin-top: 25px; font-size: 9px !important; text-transform: uppercase; letter-spacing: .14em; }

@media (max-width: 1320px) and (min-width: 1051px) {
  .header-mark img { width: 124px; height: 87px; }
  .site-header.is-scrolled .header-mark img { width: 96px; height: 66px; }
  .main-nav { gap: 21px; }
  .header-right { gap: 15px; }
  .header-socials { gap: 9px; }
  .header-action a { padding-inline: 16px; }
}

@media (max-width: 1050px) {
  .property-intro { grid-template-columns: 1fr; }
  .property-facts { grid-template-columns: repeat(2, 1fr); }
  .property-fact:nth-child(2) { border-right: 0; }
  .property-fact:nth-child(-n+2) { border-bottom: 1px solid var(--line); }
}

@media (max-width: 720px) {
  .portfolio-toolbar { align-items: flex-start; flex-direction: column; }
  .portfolio-filters { justify-content: flex-start; }
  .property-hero { min-height: 760px; }
  .property-facts { grid-template-columns: 1fr; }
  .property-fact,
  .property-fact:nth-child(2) { border-right: 0; border-bottom: 1px solid var(--line); }
  .property-fact:last-child { border-bottom: 0; }
}


/* Founder profile */
.founder-note { margin-top: clamp(34px, 5vw, 64px); padding-top: 28px; border-top: 1px solid rgba(255,255,255,.28); }
.founder-note > span { display: block; margin-bottom: 15px; text-transform: uppercase; letter-spacing: .2em; font-size: 9px; font-weight: 600; }
.founder-note p { max-width: 690px; margin: 0; color: rgba(255,255,255,.72); font-size: clamp(15px, 1.25vw, 18px); }

/* Image-free development states */
.development-placeholder { position: absolute; inset: 0; display: flex; flex-direction: column; align-items: center; justify-content: center; gap: 12px; background: #111; }
.development-placeholder span { font-family: var(--serif); font-size: clamp(110px, 13vw, 220px); line-height: .8; color: rgba(255,255,255,.1); }
.development-placeholder small { text-transform: uppercase; letter-spacing: .22em; font-size: 8px; color: rgba(255,255,255,.45); }
.property-hero-placeholder { position: absolute; inset: 0; display: grid; place-items: center; background: #111; }
.property-hero-placeholder span { font-family: var(--serif); font-size: clamp(180px, 28vw, 430px); color: rgba(255,255,255,.07); }
.property-hero-no-image .property-hero-media::after { background: linear-gradient(0deg, rgba(0,0,0,.72), rgba(0,0,0,.18)); }
section[hidden] { display: none !important; }

/* Cookie consent */
.cookie-banner { position: fixed; z-index: 2500; left: 22px; right: 22px; bottom: 22px; display: grid; grid-template-columns: minmax(0, 1fr) auto; align-items: end; gap: 35px; max-width: 1180px; margin-inline: auto; padding: 25px 28px; background: rgba(10,10,10,.98); color: var(--white); border: 1px solid rgba(255,255,255,.25); box-shadow: 0 24px 70px rgba(0,0,0,.32); backdrop-filter: blur(15px); }
.cookie-copy span { display: block; margin-bottom: 7px; text-transform: uppercase; letter-spacing: .2em; font-size: 9px; font-weight: 600; }
.cookie-copy p { max-width: 720px; margin: 0 0 5px; color: rgba(255,255,255,.72); font-size: 12px; line-height: 1.65; }
.cookie-copy a { border-bottom: 1px solid rgba(255,255,255,.45); font-size: 10px; }
.cookie-actions { display: flex; flex-wrap: wrap; justify-content: flex-end; gap: 10px; }
.cookie-actions .btn { min-height: 46px; padding-inline: 20px; }
.cookie-essential { color: var(--white); border-color: rgba(255,255,255,.45); }
.cookie-essential:hover { background: var(--white); color: var(--ink); }

/* Mobile cookie banner refinement — kept after the base consent styles so it wins the cascade. */
@media (max-width: 720px) {
  .cookie-banner {
    left: 12px;
    right: 12px;
    bottom: max(12px, env(safe-area-inset-bottom));
    display: flex;
    flex-direction: column;
    align-items: stretch;
    gap: 18px;
    width: auto;
    max-width: none;
    max-height: calc(100svh - 24px - env(safe-area-inset-bottom));
    margin: 0;
    padding: 20px;
    overflow-y: auto;
    border-radius: 2px;
  }

  .cookie-copy span {
    margin-bottom: 8px;
    font-size: 9px;
  }

  .cookie-copy p {
    max-width: none;
    margin-bottom: 8px;
    font-size: 13px;
    line-height: 1.55;
  }

  .cookie-copy a {
    display: inline-block;
    padding-block: 2px;
    font-size: 11px;
  }

  .cookie-actions {
    display: grid;
    grid-template-columns: repeat(2, minmax(0, 1fr));
    gap: 8px;
    width: 100%;
  }

  .cookie-actions .btn {
    width: 100%;
    min-height: 48px;
    padding: 12px 10px;
    white-space: normal;
    line-height: 1.25;
    text-align: center;
  }
}

@media (max-width: 380px) {
  .cookie-actions {
    grid-template-columns: 1fr;
  }
}

@media (max-width: 720px) {
  .main-nav { padding-top: 116px; padding-bottom: 102px; gap: 14px; }
  .main-nav > a:not(.mobile-menu-brand) { font-size: clamp(38px, 12vw, 56px); }
  .mobile-menu-brand { width: 118px; }
  .mobile-menu-brand img { height: 80px; }
  .mobile-menu-socials { gap: 14px; }
}

@media (max-height: 640px) and (max-width: 1050px) {
  .main-nav { justify-content: flex-start; gap: 10px; padding-top: 106px; padding-bottom: 88px; }
  .main-nav > a:not(.mobile-menu-brand) { font-size: clamp(31px, 7vh, 46px); }
  .mobile-menu-brand { width: 108px; }
  .mobile-menu-brand img { height: 70px; }
  .mobile-menu-socials { bottom: max(16px, calc(env(safe-area-inset-bottom) + 10px)); padding-top: 12px; }
}

/* Contact form anti-spam honeypot */
.hp-field { position: absolute !important; left: -10000px !important; width: 1px !important; height: 1px !important; overflow: hidden !important; }