/* =========================================================================
   WEBTECH REALTY — Design System
   Colour and tone extracted directly from the master logo.
   ========================================================================= */

:root {
  /* Brand colours — sampled from logo.jpeg */
  --maroon:        #941A33;   /* brand seal only — never a page fill */
  --maroon-deep:   #6E1326;
  --gold:          #CCA268;   /* the accent — used sparingly */
  --gold-warm:     #D9B27B;
  --gold-dim:      #8A6F47;
  --gold-soft:     rgba(204, 162, 104, 0.18);  /* hairline rules */
  --gold-faint:    rgba(204, 162, 104, 0.06);

  /* Surfaces */
  --charcoal:      #0E0E10;   /* page background */
  --charcoal-2:    #121214;
  --onyx:          #16161A;   /* cards / panels */
  --onyx-2:        #1B1B20;
  --hairline:      rgba(237, 231, 220, 0.08);
  --hairline-2:    rgba(237, 231, 220, 0.04);

  /* Typography */
  --off-white:     #EDE7DC;   /* body text — warm */
  --off-white-2:   #C9C3B8;
  --muted:         #9A9389;   /* small-caps labels */
  --muted-2:       #6E6962;

  /* Fonts */
  --font-display:  'Fraunces', 'Cormorant Garamond', Georgia, serif;
  --font-sans:     'Manrope', -apple-system, BlinkMacSystemFont, 'Inter', sans-serif;

  /* Rhythm */
  --container:     1240px;
  --container-narrow: 920px;
  --section-y:     clamp(80px, 12vw, 160px);
  --gutter:        clamp(20px, 4vw, 48px);

  /* Motion */
  --ease:          cubic-bezier(0.25, 0.1, 0.25, 1);
  --ease-quiet:    cubic-bezier(0.16, 1, 0.3, 1);
  --slow:          900ms;
  --med:           500ms;
  --fast:          240ms;
}

/* =========================================================================
   Base
   ========================================================================= */
*, *::before, *::after { box-sizing: border-box; }

html {
  background: var(--charcoal);
  color: var(--off-white);
  font-family: var(--font-sans);
  font-size: 16px;
  line-height: 1.55;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  text-rendering: optimizeLegibility;
  scroll-behavior: smooth;
}

body {
  margin: 0;
  background: var(--charcoal);
  color: var(--off-white);
  font-weight: 400;
  letter-spacing: 0.005em;
  overflow-x: hidden;
}

img, picture, video {
  max-width: 100%;
  height: auto;
  display: block;
}

a {
  color: var(--off-white);
  text-decoration: none;
  transition: color var(--fast) var(--ease);
}
a:hover { color: var(--gold); }

button {
  font-family: inherit;
  background: none;
  border: none;
  color: inherit;
  cursor: pointer;
  padding: 0;
}

::selection { background: var(--gold); color: var(--charcoal); }

/* =========================================================================
   Typography
   ========================================================================= */
h1, h2, h3, h4 {
  font-family: var(--font-display);
  font-weight: 400;
  letter-spacing: -0.01em;
  line-height: 1.08;
  color: var(--off-white);
  margin: 0;
  font-variation-settings: "opsz" 72, "SOFT" 60;
}

h1 { font-size: clamp(48px, 7vw, 92px); }
h2 { font-size: clamp(36px, 5vw, 64px); }
h3 { font-size: clamp(24px, 3vw, 36px); }
h4 { font-size: clamp(18px, 2vw, 22px); }

p { margin: 0 0 1em; max-width: 64ch; color: var(--off-white-2); }

.eyebrow {
  font-family: var(--font-sans);
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--gold);
  display: inline-block;
}

.lede {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: clamp(20px, 2.2vw, 28px);
  line-height: 1.4;
  color: var(--off-white);
  max-width: 36ch;
  font-style: italic;
  font-variation-settings: "opsz" 72, "SOFT" 100;
}

.muted { color: var(--muted); }

/* =========================================================================
   Layout
   ========================================================================= */
.container {
  width: 100%;
  max-width: var(--container);
  margin: 0 auto;
  padding: 0 var(--gutter);
}

.container--narrow {
  max-width: var(--container-narrow);
}

section {
  position: relative;
  padding: var(--section-y) 0;
}

.rule {
  height: 1px;
  width: 100%;
  background: var(--gold-soft);
  border: none;
  margin: 0;
}

.rule--short { width: 48px; height: 1px; background: var(--gold); display: inline-block; }

.section-head {
  display: grid;
  grid-template-columns: 1fr 2fr;
  gap: clamp(24px, 6vw, 80px);
  align-items: end;
  margin-bottom: clamp(48px, 8vw, 96px);
}
.section-head .eyebrow { align-self: start; padding-top: 6px; }
.section-head h2 { max-width: 14ch; }
@media (max-width: 760px) {
  .section-head { grid-template-columns: 1fr; gap: 16px; }
}

/* =========================================================================
   Navigation
   ========================================================================= */
.nav {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 50;
  padding: 22px var(--gutter);
  display: flex;
  align-items: center;
  justify-content: space-between;
  background: linear-gradient(180deg, rgba(14,14,16,0.92) 0%, rgba(14,14,16,0) 100%);
  backdrop-filter: blur(6px);
  -webkit-backdrop-filter: blur(6px);
  transition: padding var(--med) var(--ease), background var(--med) var(--ease);
}
.nav.is-scrolled {
  padding: 14px var(--gutter);
  background: rgba(14,14,16,0.96);
  border-bottom: 1px solid var(--hairline);
}

.nav__brand {
  display: flex;
  align-items: center;
  gap: 14px;
  color: var(--off-white);
}
.nav__brand img {
  width: 30px;
  height: auto;
  display: block;
}
.nav__brand-text {
  font-family: var(--font-sans);
  font-weight: 500;
  font-size: 13px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
}

.nav__links {
  display: flex;
  gap: 36px;
  align-items: center;
}
.nav__links a {
  font-size: 12px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  font-weight: 500;
  color: var(--off-white-2);
  position: relative;
}
.nav__links a::after {
  content: '';
  position: absolute;
  left: 0; right: 0; bottom: -8px;
  height: 1px;
  background: var(--gold);
  transform: scaleX(0);
  transform-origin: left;
  transition: transform var(--med) var(--ease-quiet);
}
.nav__links a:hover::after,
.nav__links a.is-active::after { transform: scaleX(1); }

.nav__toggle {
  display: none;
  width: 28px; height: 28px;
  position: relative;
}
.nav__toggle span {
  position: absolute; left: 0; right: 0; height: 1px;
  background: var(--off-white);
  transition: transform var(--med) var(--ease), opacity var(--fast) var(--ease);
}
.nav__toggle span:nth-child(1) { top: 9px; }
.nav__toggle span:nth-child(2) { top: 18px; }
.nav.is-open .nav__toggle span:nth-child(1) { top: 14px; transform: rotate(45deg); }
.nav.is-open .nav__toggle span:nth-child(2) { top: 14px; transform: rotate(-45deg); }

@media (max-width: 860px) {
  .nav__links {
    position: fixed;
    top: 0; right: 0; bottom: 0;
    width: min(86vw, 380px);
    background: var(--charcoal-2);
    border-left: 1px solid var(--hairline);
    flex-direction: column;
    align-items: flex-start;
    justify-content: center;
    padding: 60px 40px;
    gap: 24px;
    transform: translateX(100%);
    transition: transform var(--med) var(--ease-quiet);
  }
  .nav.is-open .nav__links { transform: translateX(0); }
  .nav__links a { font-size: 14px; }
  .nav__toggle { display: block; z-index: 10; }
}

/* =========================================================================
   Buttons
   ========================================================================= */
.btn {
  display: inline-flex;
  align-items: center;
  gap: 14px;
  padding: 18px 32px;
  font-family: var(--font-sans);
  font-size: 12px;
  font-weight: 500;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  border: 1px solid var(--gold);
  color: var(--gold);
  background: transparent;
  cursor: pointer;
  transition: background var(--med) var(--ease), color var(--med) var(--ease);
  text-decoration: none;
}
.btn:hover {
  background: var(--gold);
  color: var(--charcoal);
}
.btn svg, .btn .arrow {
  width: 16px;
  transition: transform var(--med) var(--ease);
}
.btn:hover .arrow { transform: translateX(4px); }

.btn--primary {
  background: var(--gold);
  color: var(--charcoal);
}
.btn--primary:hover {
  background: var(--gold-warm);
  color: var(--charcoal);
}

.btn--ghost {
  border-color: var(--hairline);
  color: var(--off-white);
}
.btn--ghost:hover {
  border-color: var(--gold);
  background: transparent;
  color: var(--gold);
}

/* =========================================================================
   HOME — Hero (simplified: crown + rule + tagline, quiet "alive" ground)
   ========================================================================= */
.hero {
  min-height: 100vh;
  min-height: 100svh;
  display: grid;
  place-items: center;
  position: relative;
  padding: 120px var(--gutter) 80px;
  overflow: hidden;
  background: radial-gradient(ellipse at 50% 45%, #181318 0%, var(--charcoal) 62%);
}
/* Two slow-drifting gold pools — like the idle glow of a lamp, not a screensaver. */
.hero::before,
.hero::after {
  content: '';
  position: absolute;
  pointer-events: none;
  border-radius: 50%;
  will-change: transform, opacity;
}
.hero::before {
  width: 70vw; height: 70vw;
  top: -8%; left: 8%;
  background: radial-gradient(circle, rgba(204,162,104,0.085) 0%, transparent 62%);
  animation: heroDriftA 26s var(--ease) infinite alternate;
}
.hero::after {
  width: 60vw; height: 60vw;
  bottom: -12%; right: 4%;
  background: radial-gradient(circle, rgba(148,26,51,0.07) 0%, transparent 64%);
  animation: heroDriftB 32s var(--ease) infinite alternate;
}
@keyframes heroDriftA {
  0%   { transform: translate3d(-4%, -2%, 0) scale(1);    opacity: 0.7; }
  100% { transform: translate3d(6%, 5%, 0)  scale(1.12);  opacity: 1; }
}
@keyframes heroDriftB {
  0%   { transform: translate3d(3%, 4%, 0)  scale(1.08);  opacity: 0.55; }
  100% { transform: translate3d(-5%, -3%, 0) scale(1);    opacity: 0.85; }
}
/* Barely-there film grain over the glow, so the light reads as physical. */
.hero__grain {
  position: absolute; inset: 0;
  pointer-events: none;
  opacity: 0.04;
  mix-blend-mode: overlay;
  background-image: url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='160' height='160'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='0.85' numOctaves='2' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E");
}
.hero__inner {
  text-align: center;
  position: relative;
  z-index: 1;
  max-width: 1100px;
}

.hero__crown {
  width: clamp(72px, 9vw, 108px);
  margin: 0 auto 36px;
  opacity: 0;
  transform: translateY(8px);
  animation: crownIn 1100ms var(--ease-quiet) 200ms forwards;
}
@keyframes crownIn {
  to { opacity: 1; transform: translateY(0); }
}

.hero__wordmark {
  font-family: var(--font-display);
  font-weight: 300;
  font-size: clamp(48px, 9vw, 124px);
  letter-spacing: 0.06em;
  line-height: 1;
  color: var(--off-white);
  font-variation-settings: "opsz" 72, "SOFT" 80;
}
.hero__wordmark .ch {
  display: inline-block;
  opacity: 0;
  transform: translateY(28px);
  animation: charIn 900ms var(--ease-quiet) forwards;
}
@keyframes charIn {
  to { opacity: 1; transform: translateY(0); }
}
.hero__wordmark .ch.sp { width: 0.3em; }

.hero__rule {
  margin: 40px auto 24px;
  width: 0;
  height: 1px;
  background: var(--gold);
  animation: ruleIn 1400ms var(--ease-quiet) 900ms forwards;
}
@keyframes ruleIn { to { width: clamp(120px, 18vw, 260px); } }

.hero__tag {
  font-family: var(--font-sans);
  font-size: 12px;
  letter-spacing: 0.36em;
  text-transform: uppercase;
  color: var(--gold);
  opacity: 0;
  animation: fadeIn 900ms var(--ease) 1600ms forwards;
}
@keyframes fadeIn { to { opacity: 1; } }

.hero__sub {
  margin-top: 56px;
  font-family: var(--font-display);
  font-style: italic;
  font-weight: 400;
  font-size: clamp(18px, 2vw, 22px);
  color: var(--off-white);
  font-variation-settings: "opsz" 72, "SOFT" 100;
  opacity: 0;
  animation: fadeIn 1100ms var(--ease) 2100ms forwards;
  max-width: 32ch;
  margin-left: auto;
  margin-right: auto;
}

.hero__scroll {
  position: absolute;
  bottom: 32px;
  left: 50%;
  transform: translateX(-50%);
  font-size: 10px;
  letter-spacing: 0.32em;
  text-transform: uppercase;
  color: var(--muted);
  display: flex;
  flex-direction: column;
  align-items: center;
  gap: 12px;
  opacity: 0;
  animation: fadeIn 1000ms var(--ease) 3800ms forwards;
}
.hero__scroll::after {
  content: '';
  width: 1px; height: 28px;
  background: linear-gradient(180deg, var(--gold), transparent);
  animation: scrollHint 2.4s var(--ease) infinite;
}
@keyframes scrollHint {
  0%   { transform: scaleY(0.2); transform-origin: top; opacity: 0; }
  40%  { transform: scaleY(1);   transform-origin: top; opacity: 1; }
  60%  { transform: scaleY(1);   transform-origin: bottom; opacity: 1; }
  100% { transform: scaleY(0);   transform-origin: bottom; opacity: 0; }
}

/* =========================================================================
   HOME — Image showcase (slow crossfade)
   ========================================================================= */
.showcase {
  padding: 0;
}
.showcase__frame {
  position: relative;
  width: 100%;
  height: clamp(360px, 70vh, 760px);
  overflow: hidden;
  background: var(--charcoal);
}
.showcase__slide {
  position: absolute;
  inset: 0;
  background-size: cover;
  background-position: center;
  opacity: 0;
  transform: scale(1.04);
  transition: opacity 1800ms var(--ease-quiet), transform 9s linear;
}
.showcase__slide.is-active {
  opacity: 1;
  transform: scale(1.0);
}
.showcase__slide::after {
  content: '';
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(14,14,16,0.35) 0%, transparent 30%, transparent 60%, rgba(14,14,16,0.65) 100%);
}
.showcase__caption {
  position: absolute;
  left: var(--gutter);
  bottom: 40px;
  z-index: 2;
  color: var(--off-white);
  max-width: 520px;
  padding-right: 96px; /* leave room for dots */
}
.showcase__caption .eyebrow { margin-bottom: 10px; }
.showcase__caption h3 {
  font-family: var(--font-display);
  font-weight: 400;
  font-size: clamp(22px, 3vw, 36px);
  font-style: italic;
  font-variation-settings: "opsz" 72, "SOFT" 100;
}
@media (max-width: 560px) {
  .showcase__caption {
    bottom: 64px;
    padding-right: 0;
    max-width: 100%;
    right: var(--gutter);
  }
}
.showcase__dots {
  position: absolute;
  right: var(--gutter);
  bottom: 24px;
  z-index: 2;
  display: flex;
  gap: 16px;
}
.showcase__dot {
  width: 26px;
  height: 1px;
  background: rgba(237,231,220,0.3);
  position: relative;
  cursor: pointer;
  padding: 12px 0;          /* generous touch target */
  background-clip: content-box;
}
.showcase__dot::after {
  content: '';
  position: absolute;
  left: 0; top: 50%;
  height: 1px; width: 0;
  background: var(--gold);
  transform: translateY(-0.5px);
  transition: width var(--fast) var(--ease);
}
.showcase__dot.is-active::after { width: 100%; }

/* =========================================================================
   HOME — Explore projects dropdown
   ========================================================================= */
.explore {
  text-align: center;
  padding: clamp(80px, 12vw, 140px) 0 clamp(80px, 12vw, 140px);
}
.explore .eyebrow { margin-bottom: 20px; }
.explore h2 {
  font-style: italic;
  margin-bottom: 48px;
  font-variation-settings: "opsz" 72, "SOFT" 100;
}
/* The "Explore Projects" button eases away as the tiles take its place.
   grid-template-rows animates true height, so the reveal is genuinely smooth. */
.explore__cta {
  display: grid;
  grid-template-rows: 1fr;
  justify-items: center;
  opacity: 1;
  transition: grid-template-rows 720ms var(--ease-quiet), opacity 460ms var(--ease);
}
.explore__cta > .btn { overflow: hidden; min-height: 0; }
.explore.is-open .explore__cta {
  grid-template-rows: 0fr;
  opacity: 0;
  pointer-events: none;
}

/* Two small tiles, identical size, side by side — the button "becomes" these. */
.explore__split {
  display: grid;
  grid-template-rows: 0fr;
  transition: grid-template-rows 860ms var(--ease-quiet);
}
.explore.is-open .explore__split {
  grid-template-rows: 1fr;
}
.explore__row {
  overflow: hidden;
  min-height: 0;
  display: flex;
  justify-content: center;
  align-items: stretch;
  gap: clamp(12px, 2vw, 22px);
  padding-top: clamp(10px, 2vw, 24px);
  opacity: 0;
  transform: translateY(14px);
  transition: opacity 720ms var(--ease) 160ms, transform 820ms var(--ease-quiet) 160ms;
}
.explore.is-open .explore__row {
  opacity: 1;
  transform: translateY(0);
}
.explore__pane {
  position: relative;
  width: clamp(148px, 34vw, 264px);   /* both tiles exactly the same size */
  aspect-ratio: 4 / 3;
  overflow: hidden;
  display: flex;
  align-items: center;
  justify-content: center;
  text-align: center;
  color: var(--off-white);
}
.explore__pane-img {
  position: absolute; inset: 0;
  background-size: cover;
  background-position: center;
  transform: scale(1.04);
  transition: transform 1200ms var(--ease-quiet);
  z-index: 0;
}
.explore__pane-img::after {
  content: '';
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(8,8,10,0.50) 0%, rgba(8,8,10,0.42) 55%, rgba(8,8,10,0.66) 100%);
  transition: background 500ms var(--ease);
}
.explore__pane:hover .explore__pane-img,
.explore__pane:focus-visible .explore__pane-img { transform: scale(1.09); }
.explore__pane:hover .explore__pane-img::after,
.explore__pane:focus-visible .explore__pane-img::after {
  background: linear-gradient(180deg, rgba(8,8,10,0.34) 0%, rgba(8,8,10,0.28) 55%, rgba(8,8,10,0.55) 100%);
}
/* Residential tile crossfades between two Shiv Heights views, like the showcase. */
.explore__pane--swap .explore__pane-img {
  opacity: 0;
  transition: opacity 1500ms var(--ease-quiet), transform 1200ms var(--ease-quiet);
}
.explore__pane--swap .explore__pane-img.is-active { opacity: 1; }
.explore__pane-body { position: relative; z-index: 1; padding: 16px; }
.explore__pane-label {
  font-family: var(--font-display);
  font-weight: 300;
  font-style: italic;
  font-variation-settings: "opsz" 72, "SOFT" 100;
  font-size: clamp(16px, 1.7vw, 22px);
  line-height: 1.1;
  color: var(--off-white);
  position: relative;
  transition: color 280ms var(--ease);
}
.explore__pane-label::after {
  content: '';
  position: absolute;
  left: 50%; right: 50%; bottom: -6px;
  height: 1px;
  background: var(--gold);
  transition: left 360ms var(--ease-quiet), right 360ms var(--ease-quiet);
}
.explore__pane:hover .explore__pane-label,
.explore__pane:focus-visible .explore__pane-label { color: var(--gold-warm); }
.explore__pane:hover .explore__pane-label::after,
.explore__pane:focus-visible .explore__pane-label::after { left: 0; right: 0; }

/* =========================================================================
   HOME — About / Vision
   ========================================================================= */
.about {
  background: var(--charcoal);
  border-top: 1px solid var(--hairline-2);
}
.about__grid {
  display: grid;
  grid-template-columns: 1fr 1.4fr;
  gap: clamp(40px, 8vw, 120px);
  align-items: start;
}
@media (max-width: 860px) {
  .about__grid { grid-template-columns: 1fr; gap: 40px; }
}
.about__copy h2 { margin-bottom: 28px; max-width: 14ch; font-style: italic; font-variation-settings: "opsz" 72, "SOFT" 100; }
.about__copy p { font-size: 17px; line-height: 1.7; }

/* The Firm — nighttime aerial of The Presidential filling the empty column. */
.about__aside { position: relative; }
.about__aerial {
  position: relative;
  width: 100%;
  aspect-ratio: 3 / 4;
  margin-top: 28px;
  background-size: cover;
  background-position: center;
  border: 1px solid var(--hairline);
  filter: saturate(0.95) brightness(0.9);
  overflow: hidden;
}
.about__aerial::after {
  content: '';
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(14,14,16,0.14) 0%, transparent 34%, rgba(14,14,16,0.46) 100%);
}
/* On mobile the aerial becomes the backdrop and the copy sits over it. */
@media (max-width: 860px) {
  .about__grid {
    position: relative;
    overflow: hidden;
    border: 1px solid var(--hairline);
    padding: clamp(28px, 7vw, 48px);
  }
  .about__aside { position: static; }
  .about__aside .eyebrow { position: relative; z-index: 1; }
  .about__aerial {
    position: absolute;
    inset: 0;
    width: auto;
    aspect-ratio: auto;
    margin: 0;
    border: none;
    z-index: 0;
    filter: saturate(0.95) brightness(0.78);
  }
  .about__aerial::after {
    background: linear-gradient(180deg, rgba(10,10,12,0.66) 0%, rgba(10,10,12,0.70) 45%, rgba(10,10,12,0.86) 100%);
  }
  .about__copy { position: relative; z-index: 1; }
  .about__copy p { color: var(--off-white); text-shadow: 0 1px 16px rgba(8,8,10,0.65); }
}

.vision {
  margin-top: 64px;
  border-top: 1px solid var(--hairline);
  padding-top: 40px;
}
.vision__toggle {
  display: flex;
  align-items: center;
  justify-content: space-between;
  width: 100%;
  padding: 8px 0;
  font-size: 12px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--gold);
  font-weight: 500;
}
.vision__toggle .icon {
  width: 16px; height: 16px;
  position: relative;
  transition: transform var(--med) var(--ease-quiet);
}
.vision__toggle .icon::before,
.vision__toggle .icon::after {
  content: '';
  position: absolute;
  background: var(--gold);
  transition: transform var(--med) var(--ease-quiet);
}
.vision__toggle .icon::before {
  top: 50%; left: 0; right: 0; height: 1px; transform: translateY(-50%);
}
.vision__toggle .icon::after {
  top: 0; bottom: 0; left: 50%; width: 1px; transform: translateX(-50%);
}
.vision.is-open .vision__toggle .icon::after { transform: translateX(-50%) scaleY(0); }
.vision__panel {
  max-height: 0;
  overflow: hidden;
  transition: max-height 700ms var(--ease-quiet);
}
.vision.is-open .vision__panel { max-height: 1400px; }
.vision__inner {
  padding: 40px 0 8px;
  display: grid;
  grid-template-columns: 320px 1fr;
  gap: clamp(32px, 6vw, 64px);
}
@media (max-width: 760px) {
  .vision__inner { grid-template-columns: 1fr; }
}
.vision__portrait {
  width: 100%;
  aspect-ratio: 4/5;
  background-size: cover;
  background-position: center;
  border: 1px solid var(--hairline);
  filter: saturate(0.9) contrast(1.02);
}
.vision__body .eyebrow { margin-bottom: 12px; }
.vision__body h3 {
  font-family: var(--font-display);
  font-weight: 300;
  font-size: clamp(26px, 3vw, 36px);
  margin-bottom: 20px;
  font-style: italic;
  font-variation-settings: "opsz" 72, "SOFT" 100;
}
.vision__body p { font-size: 16px; line-height: 1.75; }
.vision__body .sig {
  margin-top: 28px;
  font-family: var(--font-display);
  font-style: italic;
  font-size: 18px;
  color: var(--gold);
  font-variation-settings: "opsz" 72, "SOFT" 100;
}

/* =========================================================================
   Contact (Get in touch)
   ========================================================================= */
.contact {
  background: var(--charcoal-2);
  border-top: 1px solid var(--hairline-2);
}
.contact__grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(40px, 8vw, 96px);
}
@media (max-width: 860px) {
  .contact__grid { grid-template-columns: 1fr; gap: 56px; }
}
.contact__head h2 { font-style: italic; font-variation-settings: "opsz" 72, "SOFT" 100; max-width: 14ch; margin-bottom: 28px; }
.contact__head p { font-size: 17px; line-height: 1.7; color: var(--off-white-2); }

.contact__details {
  margin-top: 56px;
  border-top: 1px solid var(--hairline);
  padding-top: 32px;
  display: grid;
  gap: 24px;
}
.contact__detail .eyebrow { margin-bottom: 6px; display: block; }
.contact__detail .v {
  font-family: var(--font-display);
  font-size: 19px;
  font-style: italic;
  font-variation-settings: "opsz" 72, "SOFT" 100;
  color: var(--off-white);
}
.contact__detail a:hover .v { color: var(--gold); }
.contact__detail a .v { transition: color var(--fast) var(--ease); }

/* Form */
.form { display: grid; gap: 22px; }
.form__row {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 22px;
}
@media (max-width: 600px) { .form__row { grid-template-columns: 1fr; } }
.form__field { position: relative; }
.form__field label {
  position: absolute;
  top: 16px;
  left: 0;
  font-size: 11px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--muted);
  pointer-events: none;
  transition: transform var(--fast) var(--ease), color var(--fast) var(--ease);
  transform-origin: left;
}
.form__field input,
.form__field textarea,
.form__field select {
  width: 100%;
  background: transparent;
  border: none;
  border-bottom: 1px solid var(--hairline);
  color: var(--off-white);
  font-family: inherit;
  font-size: 15px;
  padding: 18px 0 12px;
  outline: none;
  transition: border-color var(--fast) var(--ease);
  border-radius: 0;
}
.form__field textarea { resize: vertical; min-height: 100px; }
.form__field input:focus,
.form__field textarea:focus,
.form__field select:focus {
  border-color: var(--gold);
}
.form__field input:focus + label,
.form__field input:not(:placeholder-shown) + label,
.form__field textarea:focus + label,
.form__field textarea:not(:placeholder-shown) + label,
.form__field select:focus + label,
.form__field.is-filled label {
  transform: translateY(-18px) scale(0.85);
  color: var(--gold);
}
.form__field select {
  appearance: none;
  -webkit-appearance: none;
  background-image: linear-gradient(45deg, transparent 50%, var(--muted) 50%),
                    linear-gradient(135deg, var(--muted) 50%, transparent 50%);
  background-position: calc(100% - 18px) calc(50% + 2px), calc(100% - 12px) calc(50% + 2px);
  background-size: 6px 6px;
  background-repeat: no-repeat;
}
.form__field select option { background: var(--onyx); color: var(--off-white); }

.form__submit { margin-top: 16px; justify-self: start; }

.form__feedback {
  margin-top: 8px;
  font-size: 13px;
  color: var(--gold);
  display: none;
  font-style: italic;
  font-family: var(--font-display);
  font-variation-settings: "opsz" 72, "SOFT" 100;
}
.form__feedback.is-visible { display: block; }

/* =========================================================================
   Footer
   ========================================================================= */
.footer {
  border-top: 1px solid var(--hairline-2);
  padding: 56px var(--gutter) 36px;
  background: var(--charcoal);
}
.footer__inner {
  max-width: var(--container);
  margin: 0 auto;
  display: grid;
  grid-template-columns: 2fr 1fr;
  gap: 48px;
  align-items: start;
}
@media (max-width: 760px) {
  .footer__inner { grid-template-columns: 1fr; gap: 36px; }
}
.footer__brand { display: flex; align-items: center; gap: 14px; }
.footer__brand img { width: 36px; }
.footer__brand .name {
  font-size: 13px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  font-weight: 500;
}
.footer__brand .tag {
  display: block;
  margin-top: 4px;
  font-size: 10px;
  letter-spacing: 0.28em;
  color: var(--gold);
  text-transform: uppercase;
}
.footer__col h5 {
  font-family: var(--font-sans);
  font-size: 11px;
  font-weight: 500;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--muted);
  margin: 0 0 14px;
}
.footer__col a, .footer__col p {
  display: block;
  font-size: 14px;
  color: var(--off-white-2);
  margin: 0 0 6px;
  max-width: none;
}
.footer__legal {
  margin-top: 48px;
  padding-top: 24px;
  border-top: 1px solid var(--hairline-2);
  display: flex;
  justify-content: space-between;
  gap: 16px;
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted-2);
}
@media (max-width: 600px) {
  .footer__legal { flex-direction: column; }
}

/* =========================================================================
   Project (Commercial / Residential) — page primitives
   ========================================================================= */
.project-hero {
  position: relative;
  min-height: 92vh;
  min-height: 92svh;
  display: flex;
  align-items: flex-end;
  padding: 140px var(--gutter) 80px;
  overflow: hidden;
  background-color: var(--charcoal);
}
.project-hero__bg {
  position: absolute; inset: 0;
  background-size: cover;
  background-position: center;
  transform: scale(1.03);
  z-index: 0;
}
.project-hero__bg::after {
  content: '';
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(14,14,16,0.45) 0%, rgba(14,14,16,0.25) 40%, rgba(14,14,16,0.92) 100%);
}
/* Hero that switches between two views (e.g. sea view ⇄ the building). */
.project-hero--swap .project-hero__bg {
  opacity: 0;
  transition: opacity 1800ms var(--ease-quiet);
}
.project-hero--swap .project-hero__bg.is-active { opacity: 1; }
.project-hero__inner {
  position: relative;
  z-index: 1;
  width: 100%;
  max-width: var(--container);
  margin: 0 auto;
}
.project-hero .eyebrow { margin-bottom: 18px; }
.project-hero h1 {
  font-style: italic;
  font-variation-settings: "opsz" 72, "SOFT" 100;
  max-width: 13ch;
  margin-bottom: 24px;
}
.project-hero__meta {
  display: flex;
  gap: clamp(20px, 4vw, 56px);
  flex-wrap: wrap;
  margin-top: 56px;
  padding-top: 28px;
  border-top: 1px solid var(--gold-soft);
  max-width: 760px;
}
.project-hero__meta-item .eyebrow { font-size: 10px; }
.project-hero__meta-item .v {
  font-family: var(--font-sans);
  font-size: 14px;
  color: var(--off-white);
  margin-top: 6px;
  display: block;
  letter-spacing: 0.02em;
}

/* Two-column intro for projects */
.intro-block {
  display: grid;
  grid-template-columns: 1fr 1.4fr;
  gap: clamp(40px, 8vw, 120px);
  align-items: start;
}
@media (max-width: 860px) {
  .intro-block { grid-template-columns: 1fr; }
}
.intro-block .lede { max-width: 100%; }
.intro-block p { font-size: 17px; line-height: 1.75; }

/* Feature image strip */
.figure {
  margin: 0;
}
.figure__img {
  width: 100%;
  aspect-ratio: 16/9;
  background-size: cover;
  background-position: center;
  border: 1px solid var(--hairline-2);
}
.figure__caption {
  margin-top: 16px;
  font-family: var(--font-display);
  font-style: italic;
  font-size: 14px;
  color: var(--muted);
  font-variation-settings: "opsz" 72, "SOFT" 100;
  text-align: center;
  letter-spacing: 0.02em;
}

/* Amenities — quiet grid */
.amenities {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  background: var(--hairline-2);
  border: 1px solid var(--hairline-2);
}
@media (max-width: 860px) { .amenities { grid-template-columns: repeat(2, 1fr); } }
@media (max-width: 540px) { .amenities { grid-template-columns: 1fr; } }
.amenity {
  background: var(--charcoal);
  padding: 32px 28px;
  transition: background var(--med) var(--ease);
}
.amenity:hover { background: var(--onyx); }
.amenity .num {
  font-family: var(--font-display);
  font-style: italic;
  font-size: 12px;
  color: var(--gold);
  display: block;
  margin-bottom: 12px;
  font-variation-settings: "opsz" 72, "SOFT" 100;
}
.amenity h4 {
  font-family: var(--font-sans);
  font-size: 14px;
  font-weight: 500;
  letter-spacing: 0.04em;
  margin-bottom: 6px;
  color: var(--off-white);
}
.amenity p {
  font-size: 13px;
  line-height: 1.6;
  color: var(--off-white-2);
  margin: 0;
}

/* Image gallery (3-up) */
.gallery3 {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 4px;
  margin-top: 8px;
}
@media (max-width: 760px) { .gallery3 { grid-template-columns: 1fr; } }
.gallery3 .figure__img { aspect-ratio: 3/4; }

/* 2-up variant — collapses to 1 col on mobile */
.gallery2 {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 4px;
  margin-top: 8px;
}
@media (max-width: 760px) { .gallery2 { grid-template-columns: 1fr; } }
.gallery2 .figure__img { aspect-ratio: 4/3; }

/* intro-block 2-up — same collapse behaviour */
.intro-block--even { grid-template-columns: 1fr 1fr; }
@media (max-width: 860px) { .intro-block--even { grid-template-columns: 1fr; } }

/* Tables */
.spec-wrap {
  width: 100%;
  overflow-x: auto;
  -webkit-overflow-scrolling: touch;
}
.spec-table {
  width: 100%;
  min-width: 480px;
  border-collapse: collapse;
  margin: 16px 0 0;
}
.spec-table th, .spec-table td {
  text-align: left;
  padding: 18px 16px;
  border-bottom: 1px solid var(--hairline);
  font-size: 14px;
}
.spec-table th {
  font-family: var(--font-sans);
  font-weight: 500;
  font-size: 11px;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--muted);
}
.spec-table td {
  color: var(--off-white);
  font-family: var(--font-display);
  font-style: italic;
  font-variation-settings: "opsz" 72, "SOFT" 100;
  font-size: 16px;
}
.spec-table td.label {
  font-style: normal;
  font-family: var(--font-sans);
  color: var(--off-white-2);
  font-size: 14px;
}
.spec-table tr:hover td { color: var(--gold); }

/* Location list */
.locality {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 0;
  border-top: 1px solid var(--hairline);
}
@media (max-width: 760px) { .locality { grid-template-columns: 1fr; } }
.locality__item {
  padding: 22px 0;
  border-bottom: 1px solid var(--hairline);
  display: flex;
  align-items: baseline;
  gap: 20px;
}
.locality__item .marker {
  font-family: var(--font-display);
  font-style: italic;
  color: var(--gold);
  font-size: 12px;
  width: 28px;
  font-variation-settings: "opsz" 72, "SOFT" 100;
}
.locality__item .title {
  font-size: 14px;
  color: var(--off-white);
  letter-spacing: 0.02em;
}
.locality__item .dist {
  font-family: var(--font-display);
  font-style: italic;
  color: var(--muted);
  margin-left: auto;
  font-size: 13px;
  font-variation-settings: "opsz" 72, "SOFT" 100;
}

/* Project mini CTA strip */
.cta-strip {
  text-align: center;
  padding: clamp(80px, 12vw, 140px) 0;
  border-top: 1px solid var(--hairline-2);
}
.cta-strip .eyebrow { margin-bottom: 20px; }
.cta-strip h2 {
  font-style: italic;
  font-variation-settings: "opsz" 72, "SOFT" 100;
  max-width: 14ch;
  margin: 0 auto 36px;
}

/* =========================================================================
   Editorial — full-bleed quote / hero band (brochure-flavoured)
   ========================================================================= */
.bleed {
  position: relative;
  min-height: 78vh;
  min-height: 78svh;
  padding: clamp(80px, 12vw, 140px) var(--gutter);
  display: flex;
  align-items: center;
  background-size: cover;
  background-position: center;
  overflow: hidden;
}
.bleed::before {
  content:'';
  position:absolute; inset:0;
  background: linear-gradient(180deg, rgba(14,14,16,0.55) 0%, rgba(14,14,16,0.35) 40%, rgba(14,14,16,0.65) 100%);
}
.bleed--light::before {
  background: linear-gradient(180deg, rgba(14,14,16,0.15) 0%, rgba(14,14,16,0.05) 50%, rgba(14,14,16,0.35) 100%);
}
.bleed__inner {
  position: relative;
  z-index: 1;
  max-width: var(--container);
  width: 100%;
  margin: 0 auto;
}
.bleed__quote {
  font-family: var(--font-display);
  font-weight: 300;
  font-style: italic;
  font-variation-settings: "opsz" 72, "SOFT" 100;
  font-size: clamp(36px, 6vw, 76px);
  line-height: 1.05;
  max-width: 18ch;
  color: var(--off-white);
}
.bleed__attr {
  margin-top: 32px;
  font-size: 11px;
  letter-spacing: 0.36em;
  text-transform: uppercase;
  color: var(--gold);
}

/* Stat block — for the investment-case section */
.stats {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 0;
  border-top: 1px solid var(--gold-soft);
  border-bottom: 1px solid var(--gold-soft);
  margin: 16px 0 0;
}
@media (max-width: 760px) { .stats { grid-template-columns: 1fr; } }
.stats__item {
  padding: 36px 24px;
  border-right: 1px solid var(--hairline-2);
}
.stats__item:last-child { border-right: none; }
@media (max-width: 760px) {
  .stats__item { border-right: none; border-bottom: 1px solid var(--hairline-2); }
  .stats__item:last-child { border-bottom: none; }
}
.stats__num {
  font-family: var(--font-display);
  font-weight: 300;
  font-size: clamp(40px, 5vw, 64px);
  line-height: 1;
  color: var(--off-white);
  font-variation-settings: "opsz" 72, "SOFT" 80;
  display: block;
}
.stats__label {
  margin-top: 10px;
  font-size: 11px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--gold);
  display: block;
}
.stats__cite {
  font-size: 11px;
  letter-spacing: 0.18em;
  text-transform: uppercase;
  color: var(--muted-2);
  margin-top: 18px;
  display: block;
}

/* Quiet section divider with a small gold asterisk */
.glyph {
  display: block;
  text-align: center;
  color: var(--gold);
  font-family: var(--font-display);
  font-style: italic;
  font-size: 20px;
  margin: 0 auto 36px;
}

/* Pillared 4-up grid for "what makes it appealing" */
.pillars {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 0;
}
@media (max-width: 760px) { .pillars { grid-template-columns: 1fr; } }
.pillars__item {
  padding: 36px 32px;
  border-top: 1px solid var(--hairline);
  border-left: 1px solid var(--hairline);
}
.pillars__item:nth-child(-n+2) { border-top: 1px solid var(--gold-soft); }
.pillars__item:nth-child(odd)  { border-left: none; }
@media (max-width: 760px) {
  .pillars__item { border-left: none; }
  .pillars__item:first-child { border-top: 1px solid var(--gold-soft); }
}
.pillars__head {
  font-family: var(--font-sans);
  font-size: 11px;
  letter-spacing: 0.28em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 12px;
}
.pillars__title {
  font-family: var(--font-display);
  font-style: italic;
  font-weight: 300;
  font-size: clamp(20px, 2vw, 24px);
  font-variation-settings: "opsz" 72, "SOFT" 100;
  margin-bottom: 12px;
  color: var(--off-white);
}
.pillars__body {
  font-size: 14px;
  line-height: 1.65;
  color: var(--off-white-2);
  margin: 0;
}

/* Side-image + copy block — for amenity reveals */
.split {
  display: grid;
  grid-template-columns: 1.2fr 1fr;
  gap: 0;
  align-items: stretch;
  border-top: 1px solid var(--hairline-2);
  border-bottom: 1px solid var(--hairline-2);
}
@media (max-width: 860px) { .split { grid-template-columns: 1fr; } }
.split--flip { grid-template-columns: 1fr 1.2fr; }
@media (max-width: 860px) { .split--flip { grid-template-columns: 1fr; } }
.split__img {
  background-size: cover;
  background-position: center;
  min-height: 480px;
}
.split__body {
  padding: clamp(40px, 6vw, 80px);
  display: flex;
  flex-direction: column;
  justify-content: center;
}
.split__body .eyebrow { margin-bottom: 14px; }
.split__body h2 {
  font-style: italic;
  font-variation-settings: "opsz" 72, "SOFT" 100;
  max-width: 14ch;
  margin-bottom: 22px;
}
.split__body p { font-size: 16px; line-height: 1.7; }
.split__list {
  margin: 24px 0 0;
  padding: 0;
  list-style: none;
}
.split__list li {
  padding: 12px 0;
  border-top: 1px solid var(--hairline);
  font-size: 13px;
  letter-spacing: 0.02em;
  color: var(--off-white);
}
.split__list li::before {
  content: '— ';
  color: var(--gold);
  margin-right: 6px;
}

/* Map image wrapper */
.map {
  width: 100%;
  background: var(--charcoal);
  border-top: 1px solid var(--hairline-2);
  border-bottom: 1px solid var(--hairline-2);
}
.map__img {
  display: block;
  width: 100%;
  height: auto;
  filter: invert(1) hue-rotate(180deg) saturate(0.4) brightness(1.1);
  mix-blend-mode: screen;
  opacity: 0.92;
}

/* =========================================================================
   Overview pages (Commercial / Residential) — lead + vision
   ========================================================================= */
.overview-lead {
  position: relative;
  min-height: 78vh;
  min-height: 78svh;
  display: flex;
  align-items: flex-end;
  padding: 150px var(--gutter) 72px;
  overflow: hidden;
  background-color: var(--charcoal);
}
.overview-lead__bg {
  position: absolute; inset: 0;
  background-size: cover;
  background-position: center;
  transform: scale(1.03);
  z-index: 0;
}
.overview-lead__bg::after {
  content: '';
  position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(14,14,16,0.50) 0%, rgba(14,14,16,0.30) 38%, rgba(14,14,16,0.94) 100%);
}
.overview-lead__inner {
  position: relative;
  z-index: 1;
  width: 100%;
  max-width: var(--container);
  margin: 0 auto;
}
.overview-lead .eyebrow { margin-bottom: 18px; }
.overview-lead h1 {
  font-style: italic;
  font-variation-settings: "opsz" 72, "SOFT" 100;
  max-width: 16ch;
}

.vision-statement {
  border-top: 1px solid var(--hairline-2);
}
.vision-statement .lede { max-width: 34ch; }
.vision-statement p { font-size: 17px; line-height: 1.75; }
.vision-statement .split__list { columns: 1; }

/* Image-left + copy-right; on mobile the image becomes the text backdrop. */
.vision-statement__grid {
  display: grid;
  grid-template-columns: 1fr 1.15fr;
  gap: clamp(32px, 5vw, 72px);
  align-items: center;
}
.vision-statement__media { position: relative; margin: 0; line-height: 0; }
.vision-statement__img {
  width: 100%;
  aspect-ratio: 4 / 5;
  background-size: cover;
  background-position: center;
  border: 1px solid var(--gold-soft);
}
.vision-statement__marker {
  position: absolute;
  left: 14px; bottom: 14px;
  z-index: 2;
  font-family: var(--font-sans);
  font-size: 10px;
  line-height: 1;
  letter-spacing: 0.2em;
  text-transform: uppercase;
  color: var(--off-white);
  background: rgba(8,8,10,0.58);
  padding: 8px 12px;
  backdrop-filter: blur(4px);
  -webkit-backdrop-filter: blur(4px);
}
.vision-statement__copy .eyebrow { display: block; margin-bottom: 16px; }
.vision-statement__copy h2 {
  font-style: italic;
  font-variation-settings: "opsz" 72, "SOFT" 100;
  max-width: 16ch;
  margin-bottom: 24px;
}
.vision-statement__copy .lede { margin-bottom: 20px; }

@media (max-width: 860px) {
  .vision-statement__grid {
    grid-template-columns: 1fr;
    position: relative;
    overflow: hidden;
    border: 1px solid var(--hairline);
  }
  .vision-statement__media { position: absolute; inset: 0; }
  .vision-statement__img {
    width: auto; height: 100%;
    aspect-ratio: auto;
    border: none;
  }
  /* grey scrim so the copy reads cleanly over the photo */
  .vision-statement__media::after {
    content: '';
    position: absolute; inset: 0;
    background: linear-gradient(180deg, rgba(14,14,16,0.62) 0%, rgba(14,14,16,0.72) 45%, rgba(14,14,16,0.86) 100%);
  }
  .vision-statement__copy {
    position: relative;
    z-index: 1;
    padding: clamp(28px, 7vw, 44px);
  }
  .vision-statement__copy p { color: var(--off-white); text-shadow: 0 1px 16px rgba(8,8,10,0.6); }
  .vision-statement__marker { left: auto; right: 14px; top: 14px; bottom: auto; }
}

/* =========================================================================
   Project cards — reusable grid (scales to many projects)
   ========================================================================= */
.project-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 4px;
  margin-top: 8px;
}
/* A lone card spans wide and stays elegant rather than stranded. */
.project-grid--single { grid-template-columns: 1fr; }
@media (max-width: 860px) { .project-grid { grid-template-columns: 1fr; } }

.project-card {
  position: relative;
  display: flex;
  flex-direction: column;
  background: var(--onyx);
  border: 1px solid var(--hairline-2);
  overflow: hidden;
  transition: border-color var(--med) var(--ease);
}
.project-card:hover { border-color: var(--gold-soft); }
.project-card__media {
  position: relative;
  overflow: hidden;
  aspect-ratio: 16/10;
}
.project-grid--single .project-card__media { aspect-ratio: 21/9; }
@media (max-width: 640px) { .project-grid--single .project-card__media { aspect-ratio: 4/3; } }
.project-card__img {
  position: absolute; inset: 0;
  background-size: cover;
  background-position: center;
  transform: scale(1.02);
  transition: transform 1200ms var(--ease-quiet);
}
.project-card:hover .project-card__img { transform: scale(1.06); }
.project-card__media::after {
  content: '';
  position: absolute; inset: 0;
  background: linear-gradient(180deg, transparent 45%, rgba(14,14,16,0.55) 100%);
}
.project-card__tag {
  position: absolute;
  top: 18px; left: 18px;
  z-index: 2;
  font-size: 10px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--charcoal);
  background: var(--gold);
  padding: 6px 12px;
}
.project-card__body {
  padding: clamp(28px, 4vw, 44px);
  display: flex;
  flex-direction: column;
  flex: 1;
}
.project-card__body .eyebrow { margin-bottom: 14px; }
.project-card__name {
  font-family: var(--font-display);
  font-weight: 300;
  font-style: italic;
  font-variation-settings: "opsz" 72, "SOFT" 100;
  font-size: clamp(28px, 3.4vw, 42px);
  line-height: 1.05;
  margin-bottom: 12px;
  color: var(--off-white);
}
.project-card__tagline {
  font-size: 15px;
  line-height: 1.6;
  color: var(--off-white-2);
  max-width: 46ch;
  margin: 0 0 28px;
}
.project-card__facts {
  margin: 0 0 32px;
  padding: 0;
  list-style: none;
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 18px 28px;
  border-top: 1px solid var(--hairline);
  padding-top: 26px;
}
@media (max-width: 480px) { .project-card__facts { grid-template-columns: 1fr; } }
.project-card__facts .k {
  display: block;
  font-size: 10px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--gold);
  margin-bottom: 6px;
}
.project-card__facts .val {
  font-size: 14px;
  color: var(--off-white);
  letter-spacing: 0.01em;
}
.project-card__cta { margin-top: auto; align-self: start; }

/* =========================================================================
   Back-link (detail pages → overview)
   ========================================================================= */
.backlink {
  display: inline-flex;
  align-items: center;
  gap: 10px;
  font-size: 11px;
  letter-spacing: 0.24em;
  text-transform: uppercase;
  color: var(--off-white-2);
  position: absolute;
  top: 120px;
  left: var(--gutter);
  z-index: 2;
}
.backlink .arrow { transition: transform var(--med) var(--ease); display: inline-block; }
.backlink:hover { color: var(--gold); }
.backlink:hover .arrow { transform: translateX(-4px); }
@media (max-width: 860px) { .backlink { top: 96px; } }

/* =========================================================================
   HOME — Leadership plate (founder on site, full-bleed backdrop + copy)
   ========================================================================= */
/* The whole frame is always shown (Webtech crane included) — never cropped.
   On wide screens it's capped by height and centred, so the charcoal page
   shows as quiet bars on the sides; on mobile it fills the width. Static. */
/* Editorial two-up: the framed photo on the left, the founder text in a column
   on the right. The photo shows whole (Webtech crane included); the page reads
   as one composed block rather than an image floating between bars. */
.leader {
  position: relative;
  margin: 40px 0 8px;
  background: var(--charcoal);
  display: flex;
  flex-direction: row-reverse;   /* image on the right, text on the left */
  align-items: center;
  justify-content: center;
  gap: clamp(28px, 5vw, 68px);
  overflow: hidden;
}
.leader__frame {
  position: relative;
  flex: 0 0 auto;
  display: block;
  line-height: 0;
  max-width: 56%;
  border: 1px solid var(--gold-soft);   /* a single quiet frame, nothing boxy */
}
.leader__img {
  display: block;
  width: auto;
  height: auto;
  max-width: 100%;
  max-height: min(80vh, 800px);
}
.leader__copy {
  position: relative;
  flex: 0 1 460px;
  max-width: 460px;
  margin: 0;
  text-align: left;
}
.leader__copy h3 {
  font-family: var(--font-display);
  font-weight: 500;                      /* thicker, same Fraunces face */
  font-style: italic;
  font-variation-settings: "opsz" 72, "SOFT" 0;
  font-size: clamp(30px, 3.1vw, 44px);
  letter-spacing: -0.01em;
  margin-bottom: 22px;
  color: var(--off-white);
}
.leader__copy p {
  font-size: clamp(14px, 1.05vw, 16px);
  line-height: 1.75;
  color: var(--off-white-2);
  max-width: 46ch;
  margin: 0;
}
@media (max-width: 768px) {
  .leader {
    flex-direction: column;
    gap: 28px;
    align-items: stretch;
  }
  .leader__frame { max-width: 100%; align-self: center; }
  .leader__copy { flex: 1 1 auto; max-width: 100%; padding: 0 2px; }
}

/* =========================================================================
   Sea-view accent — used only on the Shiv Heights detail page.
   Same design system; the metallic accent and surfaces shift cool, toward
   the sea the residences face. Achieved purely by remapping the tokens.
   ========================================================================= */
body.theme-sea {
  --charcoal:    #0B1216;
  --charcoal-2:  #0E161B;
  --onyx:        #111A20;
  --onyx-2:      #152129;
  --gold:        #8FBEDC;   /* light sea-sky blue — the accent */
  --gold-warm:   #AED5EE;
  --gold-dim:    #5E89A6;
  --gold-soft:   rgba(143, 190, 220, 0.22);
  --gold-faint:  rgba(143, 190, 220, 0.07);
  background: var(--charcoal);
}

/* =========================================================================
   Graphite accent — used only on The Presidential detail page.
   Same design system; the accent and surfaces shift to brushed platinum on a
   cooler, darker grey, for the commercial flagship. Token remap only.
   ========================================================================= */
body.theme-graphite {
  --charcoal:    #101113;
  --charcoal-2:  #15161A;
  --onyx:        #181A1E;
  --onyx-2:      #1F2126;
  --gold:        #AEB2AD;   /* brushed platinum — the accent */
  --gold-warm:   #CBCDC8;
  --gold-dim:    #7E817C;
  --gold-soft:   rgba(174, 178, 173, 0.20);
  --gold-faint:  rgba(174, 178, 173, 0.06);
  background: var(--charcoal);
}

/* =========================================================================
   Floor plans (sea-blueprint figures)
   ========================================================================= */
/* Keep the plans small and centred. */
.floors__set { max-width: 720px; margin: 0 auto; }
.floorplan { margin: 0; }
.floorplan + .floorplan__units, .floorplan__units { margin-top: clamp(18px, 3vw, 28px); }
.floorplan__img {
  display: block;
  width: 100%;
  height: auto;
  background: #0B1214;
  border: 1px solid var(--gold-soft);
}
.floorplan__cap {
  margin-top: 16px;
  font-family: var(--font-display);
  font-style: italic;
  font-size: 14px;
  letter-spacing: 0.02em;
  color: var(--muted);
  text-align: center;
  font-variation-settings: "opsz" 72, "SOFT" 100;
}
.floorplan__units {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: clamp(20px, 3vw, 36px);
  margin-top: clamp(28px, 4vw, 48px);
}
@media (max-width: 760px) { .floorplan__units { grid-template-columns: 1fr; } }
.floorplan--unit .floorplan__cap {
  text-align: left;
  font-style: normal;
  font-family: var(--font-sans);
  color: var(--off-white-2);
  font-size: 13px;
}
.floorplan--unit .floorplan__cap .eyebrow {
  display: block;
  margin-bottom: 6px;
}

/* =========================================================================
   Reveal-on-scroll (subtle)
   ========================================================================= */
.reveal {
  opacity: 0;
  transform: translateY(18px);
  transition: opacity 1000ms var(--ease-quiet), transform 1000ms var(--ease-quiet);
}
.reveal.is-in {
  opacity: 1;
  transform: translateY(0);
}

/* =========================================================================
   Reduced motion
   ========================================================================= */
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    animation-duration: 0.001ms !important;
    animation-delay: 0ms !important;
    transition-duration: 0.001ms !important;
  }
  .hero__crown, .hero__rule, .hero__tag, .hero__sub { opacity: 1 !important; transform: none !important; }
  .hero__rule { width: clamp(120px, 18vw, 260px); }
  .hero::before, .hero::after { animation: none !important; }
  .reveal { opacity: 1 !important; transform: none !important; }
}