*{box-sizing:border-box}
html,body{margin:0;padding:0}
body{background:#0a0b0e;color:#e8e4dc;font-family:'IBM Plex Sans',system-ui,sans-serif;-webkit-font-smoothing:antialiased}
a{color:#c9a84c;text-decoration:none;transition:color .12s cubic-bezier(.4,0,.2,1)}
a:hover{color:#d8b85e}
img{display:block;max-width:100%}
.wrap{max-width:1152px;margin:0 auto;padding:0 32px}
.eyebrow{font-family:'IBM Plex Mono',monospace;font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:#c9a84c}
.lbl{font-family:'IBM Plex Mono',monospace;font-size:10px;letter-spacing:.12em;text-transform:uppercase;color:#8a8f9a}
h1,h2,h3{margin:0}
p{margin:0}
/* header */
header{position:sticky;top:0;z-index:40;background:rgba(10,11,14,.95);backdrop-filter:blur(12px);border-bottom:1px solid #1e2028}
.rule{border-top:3px solid #c9a84c}
.hbar{height:68px;display:flex;align-items:center;justify-content:space-between;gap:32px}
.mark{font-family:'DM Serif Display',Georgia,serif;font-size:22px;letter-spacing:-.01em;color:#f0ede6;display:flex;align-items:baseline}
.mark:hover{color:#f0ede6}
.mark span.g{color:#c9a84c}
.mark span.sub{font-family:'IBM Plex Mono',monospace;font-size:10px;letter-spacing:.18em;text-transform:uppercase;color:#8a8f9a;margin-left:10px}
nav.main{display:flex;align-items:center;gap:28px}
nav.main a.tab{font-family:Georgia,serif;font-size:14px;padding:6px 0;border-bottom:2px solid transparent;color:#8a8f9a}
nav.main a.tab:hover{color:#c9a84c}
nav.main a.tab.on{color:#c9a84c;border-bottom-color:#c9a84c}
/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;font-weight:700;border:1.5px solid transparent;cursor:pointer;white-space:nowrap;line-height:1;font-family:inherit;transition:background .15s cubic-bezier(.4,0,.2,1),color .15s,border-color .15s}
.btn.sm{font-size:11px;padding:7px 14px;border-radius:6px;min-height:32px}
.btn.lg{font-size:15px;padding:14px 28px;border-radius:8px;min-height:48px}
.btn.gold{background:#c9a84c;color:#0a0b0d}
.btn.gold:hover{background:#d8b85e;color:#0a0b0d}
.btn.outline{background:transparent;color:#e8e4dc;border-color:#2a2d35}
.btn.outline:hover{border-color:#c9a84c;color:#c9a84c}
.btn.full{width:100%}
.badge{display:inline-flex;align-items:center;background:rgba(201,168,76,.12);color:#c9a84c;font-family:'IBM Plex Mono',monospace;font-size:11px;font-weight:500;letter-spacing:.05em;padding:3px 8px;border-radius:6px}
/* hero */
.hero{position:relative;min-height:620px;display:flex;align-items:flex-end;border-bottom:1px solid #1e2028}
.hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.5}
.hero .scrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,11,14,.55) 0%,rgba(10,11,14,.75) 45%,#0a0b0e 100%)}
.hero .wrap{position:relative;padding-bottom:88px;width:100%}
.h-xl{font-family:'DM Serif Display',Georgia,serif;font-size:64px;line-height:1.05;letter-spacing:-.02em;color:#f0ede6}
.h-lg{font-family:'DM Serif Display',Georgia,serif;font-size:56px;line-height:1.05;letter-spacing:-.02em;color:#f0ede6}
.h-serif{font-family:'Source Serif 4',Georgia,serif;color:#f0ede6;line-height:1.15;letter-spacing:-.02em}
.lead{font-size:18px;line-height:1.6;color:rgba(255,255,255,.72)}
.dim{color:#8a8f9a}
.tp{text-wrap:pretty}
/* sections */
section{border-top:1px solid #1e2028}
section.first{border-top:0}
.two{display:grid;grid-template-columns:1fr 1.15fr;gap:64px;align-items:start}
.svc-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:1px;background:#1e2028;border:1px solid #1e2028}
.svc{background:#111318;padding:32px 28px}
.svc h3{font-family:'Source Serif 4',Georgia,serif;font-size:20px;color:#f0ede6;margin-bottom:12px}
.svc p{font-size:14px;line-height:1.65;color:#8a8f9a}
.num{font-family:'IBM Plex Mono',monospace;font-size:10px;letter-spacing:.12em;color:#c9a84c;margin-bottom:16px}
.navy{background:#0B1D3A}
.wash{background:rgba(201,168,76,.04)}
.cards{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:24px}
.pcard{display:block;background:#0A1830;border:.5px solid rgba(255,255,255,.1);border-radius:4px;overflow:hidden;color:inherit;transition:border-color .15s}
.pcard:hover{border-color:rgba(201,168,76,.5);color:inherit}
.pcard img{width:100%;height:210px;object-fit:cover}
.pcard .body{padding:22px 22px 26px}
.pcard h3{font-family:'Source Serif 4',Georgia,serif;font-size:20px;color:#f0ede6;margin-bottom:8px}
.pcard .meta{font-family:'IBM Plex Mono',monospace;font-size:10px;letter-spacing:.12em;text-transform:uppercase;color:rgba(255,255,255,.45);margin-bottom:12px}
.pcard .scope{font-family:'IBM Plex Mono',monospace;font-size:12px;color:#c9a84c}
.cta{display:flex;align-items:center;justify-content:space-between;gap:40px;flex-wrap:wrap}
/* projects */
.proj{display:grid;grid-template-columns:1.15fr 1fr;gap:48px;align-items:center;border-top:1px solid #1e2028;padding-top:40px}
.proj.rev{grid-template-columns:1fr 1.15fr}
.proj img.big{width:100%;height:380px;object-fit:cover;border-radius:4px}
.proj h2{font-family:'Source Serif 4',Georgia,serif;font-size:30px;line-height:1.2;color:#f0ede6;margin:16px 0}
.proj .desc{font-size:15px;line-height:1.7;color:#8a8f9a;margin-bottom:28px}
.facts{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;border-top:1px solid #1e2028;padding-top:20px}
.facts div>div:last-child{font-size:14px;color:#e8e4dc;margin-top:8px}
.pair{display:grid;grid-template-columns:1fr 1fr;gap:12px}
/* services rows */
.srow{display:grid;grid-template-columns:80px 1fr 1.4fr;gap:32px;padding:36px 0;border-bottom:1px solid #1e2028;align-items:start}
.srow .n{font-family:'IBM Plex Mono',monospace;font-size:12px;color:#c9a84c;padding-top:6px}
.srow h2{font-family:'Source Serif 4',Georgia,serif;font-size:24px;line-height:1.25;color:#f0ede6}
.srow p{font-size:15px;line-height:1.7;color:#8a8f9a}
/* contact */
.cgrid{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:start}
.panel{background:#111318;border:1px solid #1e2028;border-radius:12px;padding:36px}
form.mz{display:flex;flex-direction:column;gap:20px}
form.mz label{display:flex;flex-direction:column;gap:8px}
form.mz input,form.mz textarea{background:#0f1114;border:1px solid #2a2d35;border-radius:4px;padding:11px 12px;color:#e8e4dc;font-size:14px;font-family:'IBM Plex Sans',system-ui,sans-serif}
form.mz textarea{resize:vertical}
form.mz input:focus,form.mz textarea:focus{outline:none;border-color:#c9a84c}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.hp{position:absolute;left:-9999px}
/* footer */
footer{border-top:1px solid #1e2028;background:#0f1114}
.fgrid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:48px;padding-top:56px;padding-bottom:40px}
.fcol{display:flex;flex-direction:column;gap:12px}
.fmark{font-family:'DM Serif Display',Georgia,serif;font-size:22px;color:#f0ede6;margin-bottom:12px}
.legal{border-top:1px solid #1e2028;padding-top:20px;padding-bottom:40px;font-family:'IBM Plex Mono',monospace;font-size:11px;letter-spacing:.06em;color:rgba(255,255,255,.4)}
.estate{width:100%;height:380px;border-radius:4px;background:#0A1830;background-image:repeating-linear-gradient(135deg,rgba(201,168,76,.05) 0 1px,transparent 1px 14px);border:.5px solid rgba(255,255,255,.1);border-top:3px solid #c9a84c;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:16px;padding:32px;text-align:center}

.skip{position:absolute;left:-9999px;top:0;z-index:100;background:#c9a84c;color:#0a0b0d;padding:12px 18px;font-family:'IBM Plex Mono',monospace;font-size:12px;letter-spacing:.12em;text-transform:uppercase;border-radius:0 0 4px 0}
.skip:focus{left:0}
a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible{outline:2px solid #c9a84c;outline-offset:3px;border-radius:2px}
@media (max-width:900px){
 .wrap{padding:0 20px}
 .h-xl{font-size:40px}.h-lg{font-size:36px}
 .hero{min-height:480px}.hero .wrap{padding-bottom:56px}
 .two,.cgrid{grid-template-columns:1fr;gap:32px}
 .proj,.proj.rev{grid-template-columns:1fr;gap:24px}
 .proj img.big{height:240px}
 .srow{grid-template-columns:1fr;gap:12px;padding:28px 0}
 .srow .n{padding-top:0}
 .facts{grid-template-columns:1fr 1fr}
 .fgrid{grid-template-columns:1fr;gap:32px}
 nav.main{gap:16px}
 nav.main .tab{font-size:13px}
 nav.main .btn.sm{font-size:11px;padding:6px 12px;min-height:30px}
 .mark span.sub{display:none}
}

/* project detail */
.phero{position:relative;min-height:540px;display:flex;align-items:flex-end;border-bottom:1px solid #1e2028}
.phero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.45}
.phero .scrim{position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,11,14,.5) 0%,rgba(10,11,14,.8) 55%,#0a0b0e 100%)}
.phero .wrap{position:relative;padding-bottom:64px;padding-top:88px;width:100%}
.phero.noimg{min-height:auto;background-image:repeating-linear-gradient(135deg,rgba(201,168,76,.04) 0 1px,transparent 1px 14px)}
.crumb{font-family:'IBM Plex Mono',monospace;font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:#8a8f9a;margin-bottom:26px}
.crumb a{color:#8a8f9a}
.crumb a:hover{color:#c9a84c}
.strip{display:grid;grid-template-columns:repeat(auto-fit,minmax(150px,1fr));gap:1px;background:#1e2028;border-top:1px solid #1e2028;border-bottom:1px solid #1e2028}
.strip>div{background:#0f1114;padding:24px 22px}
.strip .v{font-family:'IBM Plex Mono',monospace;font-size:15px;color:#e8e4dc;margin-top:10px;line-height:1.4}
.bullets{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:0 40px}
.bullets li{font-size:15px;line-height:1.6;color:#8a8f9a;padding:14px 0 14px 22px;border-bottom:1px solid #1e2028;position:relative}
.bullets li:before{content:'';position:absolute;left:0;top:22px;width:8px;height:1px;background:#c9a84c}
.pnav{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:#1e2028;border-top:1px solid #1e2028}
.pnav a{background:#0f1114;padding:32px;display:flex;flex-direction:column;gap:10px;color:inherit}
.pnav a:hover{background:#111318;color:inherit}
.pnav a:hover .nm{color:#c9a84c}
.pnav a:last-child{text-align:right;align-items:flex-end}
.pnav .nm{font-family:'Source Serif 4',Georgia,serif;font-size:20px;color:#f0ede6;transition:color .15s}
.tel{font-family:'IBM Plex Mono',monospace;font-size:13px;letter-spacing:.04em;color:#e8e4dc;white-space:nowrap}
.tel:hover{color:#c9a84c}
.subnav{position:sticky;top:68px;z-index:30;background:rgba(10,11,14,.95);backdrop-filter:blur(12px);border-bottom:1px solid #1e2028}
.subnav .wrap{display:flex;gap:26px;overflow-x:auto;scrollbar-width:none}
.subnav .wrap::-webkit-scrollbar{display:none}
.subnav a{font-family:'IBM Plex Mono',monospace;font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:#8a8f9a;padding:15px 0;border-bottom:2px solid transparent;white-space:nowrap}
.subnav a:hover{color:#c9a84c}
.subnav a.on{color:#c9a84c;border-bottom-color:#c9a84c}
.gtabs{display:flex;gap:8px;flex-wrap:wrap;margin-bottom:22px}
.gtabs button{font-family:'IBM Plex Mono',monospace;font-size:11px;letter-spacing:.12em;text-transform:uppercase;color:#8a8f9a;background:transparent;border:1px solid #2a2d35;border-radius:20px;padding:7px 15px;cursor:pointer;transition:all .15s cubic-bezier(.4,0,.2,1)}
.gtabs button:hover{border-color:#c9a84c;color:#c9a84c}
.gtabs button[aria-pressed="true"]{background:rgba(201,168,76,.12);border-color:#c9a84c;color:#c9a84c}
.gal a[hidden]{display:none}
/* gallery */
.gal{display:grid;gap:12px;grid-template-columns:repeat(4,1fr)}
.gal a{display:block;border-radius:4px;overflow:hidden;background:#0f1114;border:.5px solid rgba(255,255,255,.08);position:relative}
.gal a:hover{border-color:rgba(201,168,76,.5)}
.gal img{width:100%;height:100%;object-fit:cover;transition:opacity .15s}
.gal a:hover img{opacity:.85}
.gal .wide{grid-column:span 2}
.gal .tall{grid-row:span 2}
.gal .big{grid-column:span 2;grid-row:span 2}
.gal a>span{position:absolute;left:0;bottom:0;right:0;padding:10px 12px;background:linear-gradient(0deg,rgba(10,11,14,.85),transparent);font-family:'IBM Plex Mono',monospace;font-size:10px;letter-spacing:.12em;text-transform:uppercase;color:rgba(255,255,255,.8);opacity:0;transition:opacity .15s}
.gal a:hover>span{opacity:1}
.gal.h220{grid-auto-rows:212px}
.credit{font-family:'IBM Plex Mono',monospace;font-size:10px;letter-spacing:.12em;text-transform:uppercase;color:#61656e;margin-top:18px}
/* leasing + links */
.lease{display:flex;align-items:center;justify-content:space-between;gap:32px;flex-wrap:wrap;background:#111318;border:1px solid #2a2d35;border-left:3px solid #c9a84c;border-radius:8px;padding:26px 30px}
.lease .u{font-family:'IBM Plex Mono',monospace;font-size:15px;color:#e8e4dc;margin-top:10px}
.links{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:#1e2028;border:1px solid #1e2028;border-radius:4px;overflow:hidden}
.links a{background:#0f1114;padding:22px;display:flex;flex-direction:column;gap:10px;color:inherit}
.links a:hover{background:#131519;color:inherit}
.links a .t{font-size:15px;color:#c9a84c}
.links.two{grid-template-columns:repeat(2,1fr)}
.gal .full{grid-column:1/-1}
.gal.m3{grid-template-columns:repeat(3,1fr);grid-auto-rows:250px}
.gal.m4{grid-template-columns:repeat(4,1fr);grid-auto-rows:210px}
.gal a>span.always{opacity:1}
/* in-progress */
.phase{display:grid;grid-template-columns:repeat(5,1fr);gap:1px;background:#1e2028;border:1px solid #1e2028;border-radius:4px;overflow:hidden}
.phase>div{background:#0f1114;padding:22px 20px;display:flex;flex-direction:column;gap:12px}
.phase .dot{width:7px;height:7px;border-radius:50%;background:#2a2d35}
.phase .st{font-family:'IBM Plex Mono',monospace;font-size:13px;line-height:1.4;color:#4e525b}
.phase .done .dot{background:#8a8f9a}
.phase .done .st{color:#8a8f9a}
.phase .now{background:rgba(201,168,76,.06)}
.phase .now .dot{background:#c9a84c;box-shadow:0 0 0 4px rgba(201,168,76,.14)}
.phase .now .st{color:#c9a84c}
/* project status tracker */
.track{display:grid;grid-template-columns:repeat(6,1fr);gap:14px}
.track .stg{display:flex;flex-direction:column;gap:12px}
.track .seg{height:10px;border-radius:5px;background:#1e2028;position:relative;overflow:hidden}
.track .done .seg{background:#c9a84c}
.track .cur .seg{background:#1e2028}
.track .cur .seg:before{content:'';position:absolute;left:0;top:0;bottom:0;width:55%;background:#c9a84c;border-radius:5px}
.track .cur .seg:after{content:'';position:absolute;left:0;top:0;bottom:0;width:55%;background:rgba(255,255,255,.35);border-radius:5px;animation:trk 1.9s ease-in-out infinite}
@keyframes trk{0%,100%{opacity:0}50%{opacity:.5}}
.track .num{font-family:'IBM Plex Mono',monospace;font-size:10px;letter-spacing:.12em;color:#3f434b}
.track .cap{font-size:13px;line-height:1.35;color:#4e525b;text-wrap:pretty}
.track .done .num{color:#8a8f9a}
.track .done .cap{color:#8a8f9a}
.track .cur .num{color:#c9a84c}
.track .cur .cap{color:#f0ede6;font-weight:600}
.trackmeta{display:flex;align-items:baseline;gap:10px;flex-wrap:wrap;margin-top:26px;font-family:'IBM Plex Mono',monospace;font-size:12px;letter-spacing:.04em;color:#8a8f9a}
.trackmeta b{color:#c9a84c;font-weight:500}
@media (prefers-reduced-motion:reduce){.track .cur .seg:after{animation:none}}
@media (max-width:900px){.track{grid-template-columns:repeat(3,1fr)}}
@media (max-width:560px){.track{grid-template-columns:repeat(2,1fr)}}
.soon{border:1px dashed #2a2d35;border-radius:4px;background:repeating-linear-gradient(135deg,rgba(201,168,76,.035) 0 1px,transparent 1px 15px);padding:56px 40px;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:16px;text-align:center}
@media (max-width:900px){
 .phase{grid-template-columns:repeat(2,1fr)}
 .gal.m3,.gal.m4{grid-template-columns:repeat(2,1fr)}
 .links.two{grid-template-columns:1fr}
}
@media (max-width:900px){
 .gal{grid-template-columns:repeat(2,1fr)}
 .gal .big,.gal .wide{grid-column:span 2}
 .gal .big,.gal .tall{grid-row:span 1}
 .links{grid-template-columns:repeat(2,1fr)}
 .strip{grid-template-columns:repeat(2,1fr)}
 .bullets{grid-template-columns:1fr}
 .phero{min-height:420px}.phero .wrap{padding-bottom:44px;padding-top:56px}
 .pnav{grid-template-columns:1fr}
 .pnav a:last-child{text-align:left;align-items:flex-start}
}
@media (max-width:700px){
 .hbar{height:auto;padding-top:14px;padding-bottom:14px;flex-wrap:wrap;gap:12px}
 nav.main{width:100%;justify-content:space-between;gap:14px;flex-wrap:wrap}
 .subnav{top:0}
}
.fgrid{grid-template-columns:1.35fr .75fr 1.1fr 1fr}
nav.main a.tab{white-space:nowrap}
.mark span.sub{white-space:nowrap}
@media (max-width:1100px){.mark span.sub{display:none}}
@media (max-width:700px){.tab.cap{display:none}}
@media (max-width:900px){.fgrid{grid-template-columns:1fr}}