@import"https://fonts.googleapis.com/css2?family=Prata&family=Poppins:wght@300;400;500;600;700&display=swap";:root{--onyx: #1a1a1a;--gold: #C9A84C;--gold-hover: #d6b95e;--cream: #F5F3EE;--charcoal: #3a3a3a;--ink-2: #242424;--gray-warm: #a39f99;--gray-warm-on-light: #5c5851;--gray-cool: #b5b3ad;--line-dark: rgba(245, 243, 238, .14);--line-dark-soft: rgba(245, 243, 238, .07);--line-light: rgba(26, 26, 26, .12);--gold-soft: rgba(201, 168, 76, .16);--gold-line: rgba(201, 168, 76, .4);--font-display: "Prata", Georgia, serif;--font-body: "Poppins", -apple-system, sans-serif;--tracking-label: .2em;--tracking-wide: .08em;--space-4: 16px;--space-5: 24px;--radius-sm: 2px;--ease-brand: cubic-bezier(.25, .6, .3, 1);--duration-fast: .15s;--duration-base: .25s;--container: 580px}*{box-sizing:border-box}html{-webkit-text-size-adjust:100%;text-size-adjust:100%}html,body{margin:0;background:var(--onyx);-webkit-font-smoothing:antialiased}body{scroll-behavior:smooth;font-family:var(--font-body),sans-serif;font-size:16px;color:var(--cream);min-height:100vh;text-wrap:pretty;overflow-x:hidden;-webkit-tap-highlight-color:transparent}a{color:var(--cream);text-decoration:none;touch-action:manipulation}a:hover{color:var(--gold)}::-webkit-scrollbar{height:0;width:0}section[id]{scroll-margin-top:62px}button{font-family:inherit;touch-action:manipulation;-webkit-tap-highlight-color:transparent}img{max-width:100%;display:block}.wrap{max-width:var(--container);margin:0 auto;padding:0 max(20px,env(safe-area-inset-right)) 0 max(20px,env(safe-area-inset-left));box-sizing:border-box}.btn{font-family:var(--font-body);font-weight:500;letter-spacing:var(--tracking-label);text-transform:uppercase;border-radius:var(--radius-sm);cursor:pointer;transition:all var(--duration-fast) var(--ease-brand);border:1px solid transparent;display:inline-flex;align-items:center;justify-content:center}.btn:active{transform:scale(.98)}.btn[disabled]{opacity:.4;pointer-events:none}.btn-sm{padding:9px 19px;font-size:12.5px}.btn-md{padding:13px 27px;font-size:13.5px}.btn-lg{padding:17px 35px;font-size:14.5px}.btn-gold{background:var(--gold);color:var(--onyx)}.btn-gold:hover{background:var(--gold-hover)}.btn-primary{background:var(--cream);color:var(--onyx)}.btn-primary:hover{background:var(--gold)}.btn-outline{background:transparent;color:var(--cream);border-color:var(--line-dark)}.btn-outline:hover{color:var(--gold);border-color:var(--gold)}.btn-block{width:100%}.badge{display:inline-block;font-family:var(--font-body);font-weight:600;font-size:11.5px;letter-spacing:var(--tracking-label);text-transform:uppercase;padding:5px 12px;border-radius:var(--radius-sm)}.badge-gold{background:var(--gold);color:var(--onyx)}.badge-gold-soft{background:var(--gold-soft);color:var(--gold);border:1px solid var(--gold-line)}.badge-outline{background:transparent;color:var(--cream);border:1px solid var(--line-dark)}.field{display:flex;flex-direction:column;gap:8px;font-family:var(--font-body)}.field-label{font-size:11.5px;font-weight:500;letter-spacing:var(--tracking-label);text-transform:uppercase;color:var(--gray-cool)}.field input{background:#f5f3ee0d;color:var(--cream);font-family:var(--font-body);font-size:16px;font-weight:300;padding:12px 14px;border-radius:var(--radius-sm);outline:none;border:1px solid var(--line-dark);transition:border-color var(--duration-fast) var(--ease-brand);min-height:44px}.field input:focus{border-color:var(--gold)}.field input::placeholder{color:var(--gray-warm)}.chip{padding:9px 14px;min-height:40px;border-radius:var(--radius-sm);cursor:pointer;font-family:var(--font-body);font-size:12.5px;font-weight:500;letter-spacing:.08em;text-transform:uppercase;transition:all .16s ease;background:transparent;color:var(--gray-cool);border:1px solid var(--line-dark);white-space:nowrap}.chip.active{background:var(--gold);color:var(--onyx);border-color:var(--gold)}.seg{display:flex;border:1px solid var(--line-dark);border-radius:var(--radius-sm);overflow:hidden}.seg button{padding:9px 18px;min-height:38px;background:transparent;color:var(--gray-cool);border:0;cursor:pointer;font-family:var(--font-body);font-size:11px;font-weight:500;letter-spacing:.16em;text-transform:uppercase;transition:all .16s ease}.seg button.active{background:var(--gold);color:var(--onyx)}.gate{position:fixed;top:0;right:0;bottom:0;left:0;z-index:200;background:var(--onyx);overflow-y:auto;display:flex;justify-content:center}.gate-inner{width:100%;max-width:460px;box-sizing:border-box;padding:max(40px,env(safe-area-inset-top)) max(26px,env(safe-area-inset-right)) max(56px,env(safe-area-inset-bottom)) max(26px,env(safe-area-inset-left));display:flex;flex-direction:column;gap:24px}.gate-top{display:flex;justify-content:flex-end}.gate-brand{display:flex;flex-direction:column;align-items:center;gap:12px}.gate-brand img{width:84px;height:84px}.gate-brand-name{font-family:var(--font-display);font-size:28px;letter-spacing:.02em}.gate-tagline{font-size:11px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);text-align:center}.hr{height:1px;background:var(--line-dark);border:0;margin:0}.gate-title{font-family:var(--font-display);font-size:21px;line-height:1.35}.gate-body{margin:8px 0 0;font-size:15px;font-weight:300;line-height:1.65;color:var(--gray-cool)}.gate-fields{display:flex;flex-direction:column;gap:16px}.gate-group{display:flex;flex-direction:column;gap:9px}.gate-group-label{font-size:11.5px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--gray-cool)}.gate-chips{display:flex;flex-wrap:wrap;gap:7px}.gate-submit{display:flex;flex-direction:column;gap:12px}.gate-hint{font-size:12.5px;font-weight:300;line-height:1.6;color:var(--gray-warm);text-align:center}.gate-legal{font-size:11px;font-weight:300;line-height:1.7;color:var(--gray-warm);text-align:center;padding-top:6px;border-top:1px solid var(--line-dark)}.site-header{position:sticky;top:0;z-index:90;background:#1a1a1af0;-webkit-backdrop-filter:blur(10px);backdrop-filter:blur(10px);border-bottom:1px solid var(--line-dark)}.site-header-row{min-height:64px;display:flex;align-items:center;gap:10px}.site-header-row img{height:30px;width:auto;flex:none}.brand-block{display:flex;flex-direction:column;gap:1px;margin-right:auto;min-width:0;overflow:hidden}.brand-name,.brand-byline{white-space:nowrap;overflow:hidden;text-overflow:ellipsis}.brand-name{font-family:var(--font-display);font-size:16.5px;letter-spacing:.02em}.brand-byline{font-size:9.5px;font-weight:500;letter-spacing:.16em;text-transform:uppercase;color:var(--gray-warm)}.nav-menu{border-top:1px solid var(--line-dark);background:var(--onyx)}.nav-grid{padding:8px 20px 16px;display:grid;grid-template-columns:1fr 1fr;gap:2px}.nav-grid a{display:flex;align-items:baseline;gap:9px;padding:12px 8px;font-size:13.5px;font-weight:400;letter-spacing:.02em;color:var(--cream);border-bottom:1px solid var(--line-dark-soft)}.nav-num{font-size:10px;font-weight:500;color:var(--gold);min-width:16px}.hero{position:relative;min-height:76vh;min-height:76dvh;display:flex;align-items:flex-end}.hero-photo{position:absolute;top:0;right:0;bottom:0;left:0}.hero-scrim{position:absolute;top:0;right:0;bottom:0;left:0;pointer-events:none;background:linear-gradient(180deg,#1a1a1a8c,#1a1a1ab8 45%,#1a1a1af7)}.hero-content{position:relative;width:100%;padding:0 20px 44px;box-sizing:border-box;display:flex;flex-direction:column;gap:20px}.hero-badges{display:flex;gap:7px;flex-wrap:wrap}.hero-title{margin:0;font-family:var(--font-display);font-weight:400;font-size:38px;line-height:1.2;letter-spacing:-.01em}.hero-body{margin:0;font-size:16.5px;font-weight:300;line-height:1.65;color:var(--cream);max-width:42ch}.hero-stats{display:flex;flex-wrap:wrap;gap:24px;padding-top:4px}.hero-stat{display:flex;flex-direction:column;gap:3px}.hero-stat-value{font-family:var(--font-display);font-size:24px;color:var(--gold)}.hero-stat-label{font-size:10px;font-weight:500;letter-spacing:.16em;text-transform:uppercase;color:var(--gray-cool)}.hero-photo,.project-photo,.deal-photo,.record-photo,.team-photo{overflow:hidden;background:var(--ink-2)}.hero-photo img,.project-photo img,.deal-photo img,.record-photo img,.team-photo img{width:100%;height:100%;object-fit:cover;display:block}.for-who-wrap{padding:28px 20px 0;box-sizing:border-box}.for-who{display:flex;flex-direction:column;gap:18px;border:1px solid var(--gold-line);border-radius:var(--radius-sm);background:var(--ink-2);padding:20px}.for-who-block{display:flex;flex-direction:column;gap:7px}.for-who-label{font-size:11px;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--gray-cool)}.for-who-label.gold{color:var(--gold)}.for-who-block p{margin:0;font-size:15px;font-weight:300;line-height:1.6;color:var(--cream)}.for-who-divider{height:1px;background:var(--line-dark)}.section{padding:52px 20px 8px;box-sizing:border-box}.section-head{display:flex;align-items:baseline;gap:10px;margin-bottom:22px}.section-num{font-size:11px;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--gold)}.section-title{margin:0;font-family:var(--font-display);font-weight:400;font-size:27px}.section-sub{margin:0 0 20px;font-size:15px;font-weight:300;line-height:1.6;color:var(--gray-cool)}.edges{display:flex;flex-direction:column;gap:1px;border-top:1px solid var(--line-dark)}.edge{display:flex;gap:16px;padding:18px 2px;border-bottom:1px solid var(--line-dark);align-items:flex-start}.edge-num{font-family:var(--font-display);font-size:16px;color:var(--gold);min-width:24px;padding-top:1px}.edge-body{display:flex;flex-direction:column;gap:5px}.edge-title{font-size:11.5px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;color:var(--cream)}.edge-text{font-size:15px;font-weight:300;line-height:1.6;color:var(--gray-cool)}.model-list{display:flex;flex-direction:column;gap:12px}.model-card{border-radius:var(--radius-sm);background:#1f1f1f;border:1px solid var(--line-dark);transition:border-color .18s ease,background .18s ease}.model-card.open{background:var(--ink-2);border-color:var(--gold-line)}.model-card-btn{width:100%;background:transparent;border:0;cursor:pointer;text-align:left;padding:20px;display:flex;flex-direction:column;gap:10px;color:inherit;font-family:inherit}.model-card-top{display:flex;align-items:center;justify-content:space-between;gap:10px}.model-card-num{font-size:11px;font-weight:500;letter-spacing:.2em;color:var(--gold)}.model-card-cue{font-size:11px;font-weight:500;letter-spacing:.12em;text-transform:uppercase;color:var(--gray-warm)}.model-card-heading{display:flex;align-items:baseline;justify-content:space-between;gap:12px}.model-card-title{margin:0;font-family:var(--font-display);font-weight:400;font-size:21px;line-height:1.28}.model-card-chev{font-size:18px;color:var(--gray-warm);transition:transform .18s ease;flex:none}.model-card-sub{margin:0;font-size:14.5px;font-weight:300;line-height:1.6;color:var(--gray-cool)}.model-card-detail{padding:0 20px 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var(--line-dark);border-radius:var(--radius-sm);overflow:hidden;background:var(--ink-2)}.project-photo{position:relative;height:180px}.project-photo-scrim{position:absolute;top:0;right:0;bottom:0;left:0;pointer-events:none;background:linear-gradient(180deg,#1a1a1a40,#1a1a1ae6)}.project-photo-tag{position:absolute;left:18px;right:18px;bottom:14px;display:flex;flex-direction:column;gap:7px;pointer-events:none}.project-photo-tag .badge{align-self:flex-start}.project-photo-addr{font-family:var(--font-display);font-size:21px;line-height:1.3}.project-photo-meta{font-size:11.5px;font-weight:400;letter-spacing:.1em;text-transform:uppercase;color:var(--gray-cool)}.project-body{padding:20px 18px;display:flex;flex-direction:column;gap:20px}.project-stats{display:grid;grid-template-columns:1fr 1fr;gap:16px}.stat-label{font-size:10.5px;font-weight:500;letter-spacing:.14em;text-transform:uppercase;color:var(--gray-warm);display:block}.stat-value{font-family:var(--font-display);font-size:20px;display:block;margin-top:4px}.stat-value.gold{color:var(--gold)}.stat-value.cream{color:var(--cream)}.funding{display:flex;flex-direction:column;gap:9px;padding-top:16px;border-top:1px solid var(--line-dark)}.funding-top{display:flex;align-items:baseline;justify-content:space-between}.funding-label{font-size:11px;font-weight:500;letter-spacing:.16em;text-transform:uppercase;color:var(--gray-cool)}.funding-status{font-size:13px;font-weight:500;color:var(--gold)}.funding-track{height:5px;background:#f5f3ee1a;border-radius:2px;overflow:hidden}.funding-bar{height:100%;background:var(--gold)}.funding-meta{display:flex;justify-content:space-between;font-size:12px;font-weight:300;color:var(--gray-warm)}.subhead-row{display:flex;align-items:center;justify-content:space-between;gap:12px;margin:30px 0 14px}.subhead{font-size:12px;font-weight:600;letter-spacing:.16em;text-transform:uppercase;color:var(--cream)}.stage-list{border-top:1px solid var(--line-dark)}.stage-item{border-bottom:1px solid var(--line-dark)}.stage-btn{width:100%;background:transparent;border:0;cursor:pointer;padding:15px 2px;display:flex;align-items:center;gap:13px;text-align:left;min-height:44px;color:inherit}.stage-dot{width:9px;height:9px;flex:none;border-radius:50%}.stage-main{display:flex;flex-direction:column;gap:3px;flex:1;min-width:0}.stage-name{font-size:14.5px}.stage-dates{font-size:12.5px;font-weight:300;color:var(--gray-warm)}.stage-status{font-size:10.5px;font-weight:500;letter-spacing:.12em;text-transform:uppercase}.stage-chev{font-size:16px;color:var(--gray-warm);transition:transform .18s ease}.stage-detail{padding:0 2px 18px 35px;display:flex;flex-direction:column;gap:12px}.stage-detail p{margin:0;font-size:14.5px;font-weight:300;line-height:1.65;color:var(--gray-cool)}.stage-facts{display:flex;flex-wrap:wrap;gap:18px}.fact{display:flex;flex-direction:column;gap:3px}.fact-label{font-size:10px;font-weight:500;letter-spacing:.14em;text-transform:uppercase;color:var(--gray-warm)}.fact-value{font-size:14px;font-weight:500;letter-spacing:.02em}.gantt{border:1px solid var(--line-dark);border-radius:var(--radius-sm);padding:14px 12px 16px;background:var(--ink-2)}.gantt-axis{position:relative;height:18px;margin-bottom:8px;border-bottom:1px solid var(--line-dark)}.gantt-axis span{position:absolute;top:0;font-size:9.5px;font-weight:500;letter-spacing:.08em;color:var(--gray-warm);text-align:center}.gantt-rows{position:relative;display:flex;flex-direction:column;gap:8px}.gantt-today{position:absolute;top:-4px;bottom:-4px;width:1px;background:#f5f3ee73;z-index:2}.gantt-row{display:flex;flex-direction:column;gap:3px}.gantt-row-label{font-size:11px;font-weight:400;letter-spacing:.02em;color:var(--gray-cool)}.gantt-track{position:relative;height:9px;background:#f5f3ee0f;border-radius:1px}.gantt-bar{position:absolute;top:0;bottom:0;border-radius:1px}.gantt-legend{display:flex;flex-wrap:wrap;gap:14px;margin-top:14px;padding-top:12px;border-top:1px solid var(--line-dark)}.gantt-legend-item{display:flex;align-items:center;gap:6px;font-size:10px;font-weight:500;letter-spacing:.12em;text-transform:uppercase;color:var(--gray-warm)}.gantt-swatch{width:10px;height:4px;border-radius:1px}.permit-list{margin-top:14px;border-top:1px solid var(--line-dark)}.permit-row{display:flex;align-items:center;gap:12px;padding:13px 2px;border-bottom:1px solid var(--line-dark)}.permit-main{display:flex;flex-direction:column;gap:3px;flex:1}.permit-name{font-size:14px;font-weight:400;color:var(--cream)}.permit-ref{font-size:11.5px;font-weight:300;letter-spacing:.06em;color:var(--gray-warm)}.permit-status{font-size:11px;font-weight:500;letter-spacing:.12em;text-transform:uppercase}.budget-list{margin-top:14px;display:flex;flex-direction:column;gap:12px}.budget-row{display:flex;flex-direction:column;gap:6px}.budget-top{display:flex;align-items:baseline;gap:10px}.budget-label{font-size:13.5px;font-weight:400;color:var(--cream);flex:1}.budget-planned{font-size:12.5px;font-weight:300;color:var(--gray-warm)}.budget-actual{font-size:13.5px;font-weight:500;letter-spacing:.02em;min-width:72px;text-align:right}.budget-track{height:4px;background:#f5f3ee14;border-radius:1px;position:relative}.budget-bar{position:absolute;top:0;bottom:0;left:0;border-radius:1px}.budget-total{display:flex;justify-content:space-between;align-items:baseline;margin-top:18px;padding-top:14px;border-top:1px solid var(--gold-line)}.budget-total-label{font-size:12px;font-weight:500;letter-spacing:.16em;text-transform:uppercase;color:var(--gray-cool)}.budget-total-value{font-family:var(--font-display);font-size:19px;color:var(--gold)}.deal-list{display:flex;flex-direction:column;gap:14px}.deal-card{border:1px solid var(--line-dark);border-radius:var(--radius-sm);background:var(--ink-2);overflow:hidden;transition:border-color .18s ease}.deal-card:hover{border-color:var(--gold-line)}.deal-photo{position:relative;height:132px}.deal-photo-scrim{position:absolute;top:0;right:0;bottom:0;left:0;pointer-events:none;background:linear-gradient(180deg,#1a1a1a33,#1a1a1aeb)}.deal-photo-status{position:absolute;top:12px;left:14px;pointer-events:none}.deal-status-pill{display:inline-block;font-size:9.5px;font-weight:600;letter-spacing:.14em;text-transform:uppercase;padding:5px 10px;border-radius:999px}.deal-status-pill.hot{background:var(--gold);color:var(--onyx);border:1px solid var(--gold)}.deal-status-pill.open{background:var(--gold-soft);color:var(--gold);border:1px solid var(--gold-line)}.deal-photo-bottom{position:absolute;left:14px;right:14px;bottom:11px;display:flex;align-items:flex-end;justify-content:space-between;gap:10px;pointer-events:none}.deal-headline{display:flex;flex-direction:column;gap:4px}.deal-headline-value{font-family:var(--font-display);font-size:28px;line-height:1;color:var(--gold)}.deal-headline-sub{font-size:10.5px;font-weight:500;letter-spacing:.12em;text-transform:uppercase;color:var(--gray-cool)}.deal-term{font-size:10.5px;font-weight:500;letter-spacing:.1em;text-transform:uppercase;color:var(--gray-cool);text-align:right}.deal-btn{width:100%;background:transparent;border:0;cursor:pointer;text-align:left;min-height:44px;padding:15px 16px;display:flex;align-items:center;gap:12px;color:inherit}.deal-addr-block{display:flex;flex-direction:column;gap:3px;flex:1;min-width:0}.deal-address{font-size:15.5px;font-weight:400;color:var(--cream)}.deal-city{font-size:11.5px;font-weight:300;letter-spacing:.08em;text-transform:uppercase;color:var(--gray-warm)}.deal-min-block{display:flex;flex-direction:column;gap:3px;align-items:flex-end}.deal-min-label{font-size:9.5px;font-weight:500;letter-spacing:.14em;text-transform:uppercase;color:var(--gray-warm)}.deal-min-value{font-family:var(--font-display);font-size:18px;color:var(--cream)}.deal-chev{font-size:17px;color:var(--gray-warm);transition:transform .18s ease}.deal-detail{padding:4px 16px 18px;display:flex;flex-direction:column;gap:18px}.deal-rows{display:flex;flex-direction:column;gap:1px;border-top:1px solid var(--gold-line);padding-top:14px}.deal-row{display:flex;justify-content:space-between;align-items:baseline;gap:12px;padding:8px 0;border-bottom:1px solid 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