:root {
  --ink: #101a31;
  --navy: #0b1f46;
  --royal: #173f7a;
  --gold: #c4a76c;
  --cream: #f7f4ed;
  --paper: #ece6dc;
  --muted: #626b7d;
  --line: rgba(16, 26, 49, 0.16);
  --progress: 0%;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; background: var(--cream); }
body {
  margin: 0;
  overflow-x: hidden;
  background: var(--cream);
  color: var(--ink);
  font-family: Inter, "Helvetica Neue", Arial, sans-serif;
  -webkit-font-smoothing: antialiased;
}
a { color: inherit; text-decoration: none; }
img { display: block; max-width: 100%; }
button { color: inherit; font: inherit; }
::selection { background: var(--gold); color: #fff; }
.sr-only {
  position: absolute;
  width: 1px;
  height: 1px;
  padding: 0;
  margin: -1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
  border: 0;
}

.progress {
  position: fixed;
  z-index: 200;
  inset: 0 0 auto;
  height: 3px;
  background: transparent;
  pointer-events: none;
}
.progress span {
  display: block;
  width: var(--progress);
  height: 100%;
  background: var(--gold);
}

.site-header {
  position: fixed;
  z-index: 100;
  inset: 0 0 auto;
  height: 94px;
  padding: 0 clamp(22px, 4.5vw, 76px);
  display: flex;
  align-items: center;
  justify-content: space-between;
  color: #fff;
  border-bottom: 1px solid rgba(255,255,255,.25);
  transition: height .3s ease, background .3s ease, box-shadow .3s ease;
}
.site-header.scrolled {
  height: 76px;
  background: rgba(11,31,70,.96);
  box-shadow: 0 12px 30px rgba(5,14,34,.18);
  backdrop-filter: blur(14px);
}
.brand { display: flex; align-items: center; gap: 14px; }
.brand-mark {
  width: 46px;
  height: 46px;
  display: grid;
  place-items: center;
  border: 1px solid currentColor;
  font: 600 13px/1 Inter, sans-serif;
  letter-spacing: .08em;
}
.brand-copy { display: flex; flex-direction: column; gap: 5px; }
.brand-copy strong {
  font: 500 18px/1 "Cormorant Garamond", Georgia, serif;
  letter-spacing: .04em;
}
.brand-copy small {
  font-size: 8px;
  font-weight: 700;
  letter-spacing: .2em;
  text-transform: uppercase;
}
nav { display: flex; align-items: center; gap: clamp(18px,2.4vw,38px); }
nav a {
  font-size: 10px;
  font-weight: 700;
  letter-spacing: .15em;
  text-transform: uppercase;
}
.nav-cta { padding: 13px 18px; border: 1px solid rgba(255,255,255,.6); }
.nav-cta:hover, .nav-cta:focus-visible { background: #fff; color: var(--navy); }
.menu-button { display: none; width: 44px; height: 44px; border: 0; background: transparent; }
.menu-button span { display: block; height: 1px; margin: 6px 0; background: currentColor; }

h1, h2, h3, p { margin-top: 0; }
h1, h2, h3 { font-family: "Cormorant Garamond", Georgia, serif; font-weight: 500; }
h2 { margin-bottom: 0; font-size: clamp(50px,6vw,92px); line-height: .97; letter-spacing: -.035em; }
.eyebrow {
  margin: 0 0 24px;
  font-size: 9px;
  font-weight: 700;
  letter-spacing: .28em;
  line-height: 1.5;
  text-transform: uppercase;
}
.eyebrow.dark { color: var(--muted); }
.section { padding: clamp(92px,11vw,180px) clamp(24px,7.5vw,132px); }
.section-label {
  margin-bottom: clamp(48px,6vw,88px);
  color: rgba(16,26,49,.46);
  font: 600 9px/1 Inter, sans-serif;
  letter-spacing: .2em;
  text-transform: uppercase;
}
.light-label { color: rgba(255,255,255,.48); }

.hero, .image-story, .bull-section, .closing-section {
  position: relative;
  isolation: isolate;
  overflow: hidden;
  color: #fff;
}
.hero {
  min-height: max(100svh, 920px);
  padding: 145px clamp(24px,7.5vw,132px) 175px;
  display: flex;
  align-items: center;
}
.parallax {
  --offset: 0px;
  position: absolute;
  z-index: -3;
  inset: -8%;
  background-position: center;
  background-repeat: no-repeat;
  background-size: cover;
  transform: translate3d(0,var(--offset),0) scale(1.06);
  will-change: transform;
}
.hero-image { background-image: url("assets/front-rendering.jpeg"); background-position: center 58%; }
.hero-overlay {
  position: absolute;
  z-index: -2;
  inset: 0;
  background:
    linear-gradient(90deg,rgba(6,20,49,.9) 0%,rgba(9,34,75,.58) 44%,rgba(9,34,75,.08) 78%),
    linear-gradient(0deg,rgba(6,18,43,.66),transparent 45%);
}
.hero-content { width: min(800px,73vw); }
h1 {
  max-width: 780px;
  margin: 0 0 28px;
  font-size: clamp(76px,10vw,150px);
  line-height: .76;
  letter-spacing: -.045em;
}
h1 span {
  display: block;
  margin-bottom: 30px;
  font: 500 clamp(18px,2vw,31px)/1 Inter, sans-serif;
  letter-spacing: .36em;
  text-transform: uppercase;
}
.listing-status {
  width: fit-content;
  margin-bottom: 22px;
  padding: 9px 13px;
  border: 1px solid rgba(255,255,255,.54);
  background: rgba(8,31,72,.42);
  font-size: 9px;
  font-weight: 700;
  letter-spacing: .18em;
  text-transform: uppercase;
  backdrop-filter: blur(8px);
}
.hero-intro {
  max-width: 630px;
  margin-bottom: 24px;
  font: 500 clamp(21px,2vw,29px)/1.45 "Cormorant Garamond", Georgia, serif;
}
.hero-construction {
  width: min(660px,100%);
  margin: 0 0 28px;
  padding: 15px 18px 16px;
  display: block;
  color: #fff;
  background: rgba(7,27,64,.68);
  border: 1px solid rgba(255,255,255,.32);
  border-left: 3px solid var(--gold);
  box-shadow: 0 18px 50px rgba(3,14,34,.18);
  backdrop-filter: blur(12px);
  transition: background .22s ease, transform .22s ease;
}
.hero-construction:hover,
.hero-construction:focus-visible { background: rgba(18,57,114,.88); transform: translateY(-2px); }
.hero-construction-label {
  display: block;
  margin-bottom: 8px;
  color: rgba(255,255,255,.62);
  font-size: 7px;
  font-weight: 700;
  letter-spacing: .18em;
  text-transform: uppercase;
}
.hero-construction strong {
  display: block;
  font: 500 clamp(19px,1.7vw,25px)/1.15 "Cormorant Garamond",Georgia,serif;
}
.hero-construction strong span { margin-right: 10px; color: #f1d18d; }
.hero-construction small {
  display: block;
  margin-top: 8px;
  color: rgba(255,255,255,.7);
  font-size: 8px;
  font-weight: 600;
  letter-spacing: .08em;
  text-transform: uppercase;
}
.actions { display: flex; align-items: center; gap: 28px; flex-wrap: wrap; }
.button {
  min-height: 52px;
  padding: 0 24px;
  display: inline-flex;
  align-items: center;
  justify-content: center;
  gap: 18px;
  border: 0;
  font-size: 9px;
  font-weight: 700;
  letter-spacing: .17em;
  text-transform: uppercase;
  transition: background .22s ease, color .22s ease;
}
.button-light { background: var(--cream); color: var(--navy); }
.button-light:hover, .button-light:focus-visible { background: var(--gold); color: #fff; }
.button-outline { border: 1px solid rgba(255,255,255,.55); color: #fff; }
.button-outline:hover, .button-outline:focus-visible { background: #fff; color: var(--navy); }
.text-link {
  display: inline-flex;
  align-items: center;
  padding-bottom: 7px;
  border-bottom: 1px solid currentColor;
  font-size: 9px;
  font-weight: 700;
  letter-spacing: .16em;
  text-transform: uppercase;
}
.light { color: #fff; }
.hero-stats {
  position: absolute;
  right: clamp(24px,4.5vw,76px);
  bottom: 42px;
  left: clamp(24px,7.5vw,132px);
  display: grid;
  grid-template-columns: repeat(4,1fr);
  border-top: 1px solid rgba(255,255,255,.42);
}
.hero-stats div { min-height: 88px; padding: 20px 24px 0; border-right: 1px solid rgba(255,255,255,.27); }
.hero-stats div:first-child { padding-left: 0; }
.hero-stats div:last-child { border-right: 0; }
.hero-stats strong, .hero-stats span { display: block; }
.hero-stats strong { margin-bottom: 7px; font: 500 28px/1 "Cormorant Garamond", Georgia, serif; }
.hero-stats span { font-size: 8px; font-weight: 700; letter-spacing: .13em; text-transform: uppercase; }
.rendering-note {
  position: absolute;
  z-index: 3;
  right: 20px;
  bottom: 10px;
  margin: 0;
  color: rgba(255,255,255,.7);
  font-size: 7px;
  letter-spacing: .04em;
}

.construction-section {
  padding-top: clamp(54px,6vw,88px);
  padding-bottom: clamp(58px,6.5vw,96px);
  background:
    linear-gradient(rgba(17,26,51,.035) 1px,transparent 1px),
    linear-gradient(90deg,rgba(17,26,51,.035) 1px,transparent 1px),
    #f0ece4;
  background-size: 54px 54px;
}
.construction-section .section-label { margin-bottom: clamp(28px,3vw,42px); }
.construction-heading {
  display: grid;
  grid-template-columns: minmax(0,.76fr) minmax(420px,1.24fr);
  gap: clamp(34px,5vw,78px);
  align-items: center;
}
.construction-heading .eyebrow { margin-bottom: 14px; }
.construction-heading h2 { max-width: 640px; font-size: clamp(36px,4vw,58px); line-height: 1; }
.construction-summary {
  padding: 2px 0 2px clamp(22px,3vw,44px);
  border-left: 1px solid var(--line);
}
.status-pill {
  width: fit-content;
  margin-bottom: 12px;
  padding: 7px 10px;
  display: inline-flex;
  align-items: center;
  gap: 9px;
  color: var(--royal);
  background: rgba(255,255,255,.72);
  border: 1px solid rgba(23,63,122,.18);
  font-size: 8px;
  font-weight: 700;
  letter-spacing: .16em;
  text-transform: uppercase;
}
.status-pill i {
  width: 8px;
  height: 8px;
  background: var(--gold);
  border-radius: 50%;
  box-shadow: 0 0 0 5px rgba(196,167,108,.16);
}
.construction-summary h3 { margin-bottom: 8px; font-size: clamp(24px,2.3vw,34px); line-height: 1.08; }
.construction-summary p { margin-bottom: 8px; color: #566073; font-size: 12px; line-height: 1.55; }
.construction-summary small { color: #7b8290; font-size: 8px; line-height: 1.7; letter-spacing: .05em; }
.construction-timeline {
  margin: clamp(32px,3.5vw,50px) 0 0;
  padding: 0;
  display: grid;
  grid-template-columns: repeat(6,minmax(128px,1fr));
  overflow-x: auto;
  overscroll-behavior-inline: contain;
  scrollbar-color: rgba(23,63,122,.38) transparent;
  scrollbar-width: thin;
  list-style: none;
  border-top: 1px solid rgba(16,26,49,.12);
  border-left: 1px solid rgba(16,26,49,.12);
}
.construction-timeline li {
  position: relative;
  min-height: 116px;
  padding: 18px clamp(12px,1.4vw,21px) 17px;
  background: rgba(255,255,255,.28);
  border-right: 1px solid rgba(16,26,49,.12);
  border-bottom: 1px solid rgba(16,26,49,.12);
}
.construction-timeline li.current {
  background: var(--navy);
  color: #fff;
  box-shadow: 0 26px 60px rgba(7,22,53,.18);
}
.timeline-marker {
  width: 26px;
  height: 26px;
  margin-bottom: 11px;
  display: inline-grid;
  place-items: center;
  color: var(--royal);
  background: rgba(240,236,228,.92);
  border: 1px solid rgba(23,63,122,.34);
  border-radius: 50%;
  font-size: 8px;
  font-weight: 700;
}
.construction-timeline li.complete .timeline-marker {
  color: #fff;
  background: var(--royal);
  border-color: var(--royal);
}
.construction-timeline li.current .timeline-marker {
  color: var(--navy);
  background: var(--gold);
  border-color: var(--gold);
  box-shadow: 0 0 0 4px rgba(196,167,108,.18);
}
.construction-timeline small {
  display: block;
  color: var(--gold);
  font-size: 6px;
  font-weight: 700;
  line-height: 1.45;
  letter-spacing: .11em;
  text-transform: uppercase;
}
.construction-timeline strong {
  display: block;
  margin: 7px 0 0;
  font: 500 clamp(17px,1.45vw,21px)/1.08 "Cormorant Garamond",Georgia,serif;
}
.progress-social {
  margin-top: 16px;
  padding: clamp(18px,2vw,26px);
  display: grid;
  grid-template-columns: auto 1fr auto;
  gap: clamp(18px,2.4vw,34px);
  align-items: center;
  background: rgba(255,255,255,.78);
  border: 1px solid rgba(16,26,49,.13);
  box-shadow: 0 14px 38px rgba(18,33,63,.06);
}
.social-monogram {
  width: clamp(44px,4vw,58px);
  aspect-ratio: 1;
  display: grid;
  place-items: center;
  color: var(--gold);
  background: var(--navy);
  font: 500 clamp(24px,2.4vw,34px)/1 "Cormorant Garamond",Georgia,serif;
}
.progress-social .eyebrow { margin-bottom: 5px; }
.progress-social h3 { margin-bottom: 5px; font-size: clamp(23px,2.4vw,32px); line-height: 1.04; }
.progress-social h3 span { color: var(--royal); }
.progress-social p:not(.eyebrow) { margin: 0; color: #626c7d; font-size: 11px; line-height: 1.5; }
.social-actions { display: flex; gap: 10px; flex-wrap: wrap; justify-content: flex-end; }
.social-button { min-width: 126px; min-height: 42px; padding-inline: 17px; color: #fff; background: var(--royal); }
.social-button:hover,
.social-button:focus-visible { background: var(--gold); }

.intro-grid { display: grid; grid-template-columns: 1.12fr .72fr; gap: clamp(60px,10vw,170px); align-items: end; }
.intro-copy .lead, .family-copy .lead {
  margin-bottom: 24px;
  font: 500 clamp(24px,2.2vw,34px)/1.4 "Cormorant Garamond", Georgia, serif;
}
.intro-copy > p:not(.lead), .family-copy > p:not(.eyebrow,.lead), .standards-heading > p {
  color: var(--muted);
  font-size: 14px;
  line-height: 1.9;
}
.feature-grid {
  margin-top: clamp(80px,10vw,150px);
  display: grid;
  grid-template-columns: repeat(3,1fr);
  border-block: 1px solid var(--line);
}
.feature-grid article { padding: 42px clamp(20px,3.2vw,50px) 46px 0; }
.feature-grid article + article { padding-left: clamp(20px,3.2vw,50px); border-left: 1px solid var(--line); }
.feature-grid span, .family-details span, .standards-list span { color: var(--gold); font: 600 13px/1 "Cormorant Garamond", Georgia, serif; }
.feature-grid h3, .family-details h3, .standards-list h3 {
  margin: 26px 0 15px;
  font-size: 26px;
  line-height: 1.15;
}
.feature-grid p, .family-details p, .standards-list p { margin: 0; color: var(--muted); font-size: 13px; line-height: 1.8; }

.plans-section {
  position: relative;
  padding-top: clamp(72px,8vw,128px);
  background:
    linear-gradient(rgba(17,26,51,.035) 1px,transparent 1px),
    linear-gradient(90deg,rgba(17,26,51,.035) 1px,transparent 1px),
    #f0ece4;
  background-size: 54px 54px;
}
.plans-heading {
  margin-bottom: clamp(54px,7vw,92px);
  display: grid;
  grid-template-columns: minmax(0,1.25fr) minmax(300px,.55fr);
  gap: clamp(48px,8vw,135px);
  align-items: end;
}
.plans-heading h2 { max-width: 930px; font-size: clamp(48px,5.6vw,84px); }
.plans-intro p { margin-bottom: 24px; color: #535d70; font-size: 15px; line-height: 1.85; }
.plans-intro span {
  color: var(--royal);
  font-size: 8px;
  font-weight: 700;
  letter-spacing: .18em;
  text-transform: uppercase;
}
.plans-grid {
  display: grid;
  grid-template-columns: minmax(0,1.6fr) minmax(320px,.74fr);
  gap: 24px;
  align-items: stretch;
}
.plan-card {
  min-width: 0;
  display: flex;
  flex-direction: column;
  background: rgba(255,255,255,.88);
  border: 1px solid rgba(17,26,51,.12);
  box-shadow: 0 28px 75px rgba(18,33,63,.1);
}
.plan-image-button {
  position: relative;
  width: 100%;
  padding: 0;
  overflow: hidden;
  background: #f8f6f1;
  border: 0;
  cursor: zoom-in;
}
.plan-image-button img {
  width: 100%;
  aspect-ratio: 16/8;
  object-fit: contain;
  transition: transform .5s cubic-bezier(.2,.75,.2,1);
}
.plan-card:nth-child(2) .plan-image-button img { aspect-ratio: 1.12/1; }
.plan-image-button > span {
  position: absolute;
  right: 18px;
  bottom: 18px;
  padding: 12px 15px;
  color: white;
  background: rgba(11,31,70,.92);
  font-size: 8px;
  font-weight: 700;
  letter-spacing: .16em;
  text-transform: uppercase;
  transition: background .22s ease;
}
.plan-image-button:hover img,
.plan-image-button:focus-visible img { transform: scale(1.025); }
.plan-image-button:hover > span,
.plan-image-button:focus-visible > span { background: var(--gold); }
.plan-copy { flex: 1; padding: clamp(28px,3.6vw,52px); }
.plan-copy > span {
  color: var(--gold);
  font-size: 9px;
  font-weight: 700;
  letter-spacing: .18em;
  text-transform: uppercase;
}
.plan-copy h3 { margin: 17px 0; font-size: clamp(26px,2.5vw,38px); line-height: 1.15; }
.plan-copy p { margin-bottom: 26px; color: #596377; font-size: 13px; line-height: 1.8; }
.plan-link {
  padding: 0 0 7px;
  color: var(--royal);
  background: transparent;
  border: 0;
  border-bottom: 1px solid currentColor;
  cursor: pointer;
}
.contact-rail {
  margin-top: 24px;
  padding: clamp(34px,4.5vw,66px);
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 36px;
  color: white;
  background:
    radial-gradient(circle at 86% 10%,rgba(196,167,108,.35),transparent 32%),
    var(--navy);
}
.contact-rail .eyebrow { margin-bottom: 12px; color: rgba(255,255,255,.62); }
.contact-rail h3 { margin: 0; font-size: clamp(28px,3vw,45px); }
.contact-actions { display: flex; gap: 12px; flex-wrap: wrap; justify-content: flex-end; }
.sms-button { min-width: 190px; flex-direction: column; gap: 5px; padding-block: 11px; }
.sms-button small { font-size: 7px; letter-spacing: .12em; }

.market-section { padding: 0 clamp(24px,7.5vw,132px) clamp(92px,11vw,180px); }
.market-card {
  min-height: 430px;
  padding: clamp(48px,6vw,88px);
  display: grid;
  grid-template-columns: 1.3fr .7fr;
  gap: 42px clamp(42px,8vw,130px);
  align-items: center;
  color: #fff;
  background:
    radial-gradient(circle at 88% 12%,rgba(196,167,108,.28),transparent 34%),
    linear-gradient(135deg,var(--navy),var(--royal));
}
.market-card h2 { margin-bottom: 22px; font-size: clamp(48px,5.7vw,82px); }
.market-card p { max-width: 650px; color: rgba(255,255,255,.73); font-size: 14px; line-height: 1.8; }
.market-price { padding-left: clamp(28px,4vw,58px); border-left: 1px solid rgba(255,255,255,.28); }
.market-price small, .market-price span { display: block; font-size: 8px; font-weight: 700; letter-spacing: .18em; text-transform: uppercase; }
.market-price strong { display: block; margin: 18px 0; font: 500 clamp(40px,4.5vw,66px)/1 "Cormorant Garamond", Georgia, serif; white-space: nowrap; }
.market-card .actions { grid-column: 1/-1; }

.image-story { min-height: min(880px,88svh); display: flex; justify-content: flex-end; }
.story-image { background-image: url("assets/grand-room-kitchen.jpeg"); }
.story-panel {
  width: min(570px,43vw);
  padding: clamp(70px,9vw,140px) clamp(35px,5vw,82px);
  display: flex;
  flex-direction: column;
  justify-content: center;
  background: rgba(11,31,70,.97);
}
.story-panel h2 { font-size: clamp(43px,4.7vw,72px); line-height: 1.02; }
.story-panel > p:last-child { margin: 30px 0 0; color: rgba(255,255,255,.72); font-size: 13px; line-height: 1.85; }
.ceiling-stats { margin-top: 48px; padding: 28px 0; display: grid; grid-template-columns: repeat(3,1fr); border-block: 1px solid rgba(255,255,255,.28); }
.ceiling-stats div + div { padding-left: 18px; border-left: 1px solid rgba(255,255,255,.22); }
.ceiling-stats strong, .ceiling-stats span { display: block; }
.ceiling-stats strong { margin-bottom: 8px; font: 500 27px/1 "Cormorant Garamond", Georgia, serif; }
.ceiling-stats span { font-size: 7px; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }

.family-copy { width: min(760px,68vw); margin-bottom: clamp(60px,8vw,110px); }
.family-copy h2 { margin-bottom: 34px; }
.family-layout { display: grid; grid-template-columns: 1.3fr .7fr; gap: clamp(42px,7vw,110px); align-items: center; }
.family-gallery { display: grid; grid-template-columns: repeat(2,1fr); gap: 22px; }
.family-gallery figure, .design-board { margin: 0; }
.gallery-feature { grid-column: 1/-1; }
.family-gallery img { width: 100%; aspect-ratio: 16/9; object-fit: cover; }
figcaption { margin-top: 11px; color: #6b7280; font-size: 7px; letter-spacing: .11em; text-transform: uppercase; }
.family-details article { padding: 34px 0; border-top: 1px solid var(--line); }
.family-details article:last-child { border-bottom: 1px solid var(--line); }
.family-details h3 { margin-top: 17px; }

.design-section {
  color: #fff;
  background:
    radial-gradient(circle at 84% 11%,rgba(54,102,170,.48),transparent 31%),
    var(--navy);
}
.design-heading { margin-bottom: clamp(60px,8vw,108px); display: grid; grid-template-columns: 1.2fr .7fr; gap: clamp(50px,9vw,150px); align-items: end; }
.design-heading > p { margin: 0; color: rgba(255,255,255,.68); font-size: 14px; line-height: 1.85; }
.selection-grid { margin-bottom: clamp(70px,9vw,126px); display: grid; grid-template-columns: repeat(4,1fr); border-top: 1px solid rgba(255,255,255,.23); border-left: 1px solid rgba(255,255,255,.15); }
.selection-grid article { min-height: 270px; padding: clamp(24px,2.7vw,42px); border-right: 1px solid rgba(255,255,255,.15); border-bottom: 1px solid rgba(255,255,255,.15); background: rgba(255,255,255,.025); }
.selection-grid span { color: var(--gold); font-size: 8px; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; }
.selection-grid h3 { margin: 50px 0 17px; font-size: 25px; line-height: 1.15; }
.selection-grid p { margin: 0; color: rgba(255,255,255,.63); font-size: 12px; line-height: 1.75; }
.design-media-grid { display: grid; grid-template-columns: minmax(0,1.62fr) minmax(310px,.58fr); gap: 24px; align-items: start; }
.design-board { padding: clamp(12px,1.5vw,24px); background: #e9e2d6; box-shadow: 0 34px 80px rgba(2,10,28,.4); }
.design-board img { width: 100%; }
.selection-board-window { aspect-ratio: 1354/1024; overflow: hidden; background: #f5f1e9; }
.selection-board-window img { width: 113.45%; max-width: none; }
.fixture-board { max-width: 600px; justify-self: end; }

.standards-section { display: grid; grid-template-columns: .72fr 1.28fr; gap: clamp(70px,10vw,170px); }
.standards-heading { position: sticky; top: 120px; align-self: start; }
.standards-heading h2 { margin-bottom: 30px; font-size: clamp(48px,5.2vw,78px); }
.standards-list { border-top: 1px solid var(--line); }
.standards-list article { display: grid; grid-template-columns: 42px .55fr 1fr; gap: 24px; align-items: baseline; padding: 31px 0; border-bottom: 1px solid var(--line); }
.standards-list h3 { margin: 0; font-size: 21px; }

.bull-section { min-height: 880px; padding: clamp(100px,12vw,180px) clamp(24px,7.5vw,132px); display: flex; align-items: center; }
.bull-image { background-image: url("assets/side-rendering.jpeg"); }
.bull-overlay {
  position: absolute;
  z-index: -2;
  inset: 0;
  background:
    linear-gradient(90deg,rgba(7,22,53,.9),rgba(10,34,74,.6) 50%,rgba(12,42,88,.16)),
    linear-gradient(0deg,rgba(6,18,43,.58),transparent 50%);
}
.bull-content { width: min(730px,64vw); }
.bull-content h2 { margin-bottom: 30px; font-size: clamp(54px,6vw,88px); }
.bull-content > p { max-width: 620px; color: rgba(255,255,255,.78); font-size: 15px; line-height: 1.85; }
.amenities { margin: 48px 0 34px; display: grid; grid-template-columns: repeat(2,1fr); border-top: 1px solid rgba(255,255,255,.3); }
.amenities span { padding: 17px 25px 17px 0; border-bottom: 1px solid rgba(255,255,255,.3); font-size: 9px; font-weight: 700; letter-spacing: .1em; text-transform: uppercase; }

.faq-section { display: grid; grid-template-columns: .7fr 1.3fr; gap: clamp(70px,10vw,170px); color: #fff; background: var(--royal); }
.faq-heading { align-self: start; }
.faq-heading h2 { margin-bottom: 30px; font-size: clamp(48px,5.4vw,80px); }
.faq-heading > p { color: rgba(255,255,255,.7); font-size: 14px; line-height: 1.85; }
.faq-heading .button { margin-top: 20px; }
.faq-list { border-top: 1px solid rgba(255,255,255,.25); }
.faq-list details { border-bottom: 1px solid rgba(255,255,255,.25); }
.faq-list summary { padding: 28px 0; display: flex; align-items: center; justify-content: space-between; gap: 24px; cursor: pointer; list-style: none; font: 500 24px/1.2 "Cormorant Garamond", Georgia, serif; }
.faq-list summary::-webkit-details-marker { display: none; }
.faq-list summary span { position: relative; width: 18px; height: 18px; flex: 0 0 auto; }
.faq-list summary span::before, .faq-list summary span::after { content: ""; position: absolute; top: 8px; left: 0; width: 18px; height: 1px; background: #fff; }
.faq-list summary span::after { transform: rotate(90deg); transition: transform .2s ease; }
.faq-list details[open] summary span::after { transform: rotate(0); }
.faq-list details p { max-width: 760px; padding: 0 45px 28px 0; color: rgba(255,255,255,.7); font-size: 13px; line-height: 1.85; }

.closing-section { min-height: 760px; padding: clamp(100px,12vw,180px) clamp(24px,7.5vw,132px); display: flex; align-items: center; }
.closing-image { background-image: url("assets/front-rendering.jpeg"); background-position: center; }
.closing-overlay { position: absolute; z-index: -2; inset: 0; background: linear-gradient(90deg,rgba(6,20,49,.9),rgba(9,34,75,.46),rgba(9,34,75,.12)); }
.closing-content { width: min(760px,70vw); }
.closing-content h2 { margin-bottom: 30px; font-size: clamp(58px,7vw,100px); }
.closing-content > p { max-width: 590px; color: rgba(255,255,255,.78); font-size: 16px; line-height: 1.8; }
.closing-content .actions { margin-top: 34px; }

footer { padding: 58px clamp(24px,7.5vw,132px) 38px; color: #fff; background: #07162f; }
.footer-brand { display: flex; align-items: center; gap: 18px; }
.footer-brand strong { font: 500 23px/1 "Cormorant Garamond", Georgia, serif; }
.footer-brand p { margin: 7px 0 0; color: rgba(255,255,255,.58); font-size: 8px; letter-spacing: .12em; text-transform: uppercase; }
.footer-links { margin: 46px 0 36px; padding-block: 24px; display: flex; flex-wrap: wrap; gap: 18px 36px; border-block: 1px solid rgba(255,255,255,.18); }
.footer-links a { font-size: 9px; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; }
.disclaimer { max-width: 1100px; margin: 0; color: rgba(255,255,255,.45); font-size: 8px; line-height: 1.75; }

.concierge-launcher {
  position: fixed;
  z-index: 205;
  right: 24px;
  bottom: 22px;
  min-width: 250px;
  padding: 11px 16px 11px 11px;
  display: flex;
  align-items: center;
  gap: 12px;
  color: white;
  background: var(--navy);
  border: 1px solid rgba(255,255,255,.24);
  box-shadow: 0 18px 46px rgba(5,14,34,.28);
  cursor: pointer;
  transition: transform .22s ease,background .22s ease,opacity .22s ease;
}
.concierge-launcher:hover,
.concierge-launcher:focus-visible { background: var(--royal); transform: translateY(-3px); }
.concierge-launcher.open { opacity: 0; pointer-events: none; transform: translateY(10px); }
.concierge-launcher > span:first-child {
  width: 42px;
  height: 42px;
  display: grid;
  place-items: center;
  flex: 0 0 auto;
  color: var(--navy);
  background: var(--gold);
  font: 500 16px/1 "Cormorant Garamond",Georgia,serif;
}
.concierge-launcher > span:last-child { display: flex; flex-direction: column; align-items: flex-start; gap: 4px; }
.concierge-launcher strong { font: 500 16px/1 "Cormorant Garamond",Georgia,serif; }
.concierge-launcher small {
  color: rgba(255,255,255,.58);
  font-size: 7px;
  font-weight: 700;
  letter-spacing: .17em;
  text-transform: uppercase;
}
.concierge-panel {
  position: fixed;
  z-index: 210;
  right: 24px;
  bottom: 22px;
  width: min(430px,calc(100vw - 32px));
  max-height: min(730px,calc(100svh - 44px));
  display: flex;
  flex-direction: column;
  color: var(--ink);
  background: var(--cream);
  border: 1px solid rgba(17,26,51,.16);
  box-shadow: 0 34px 90px rgba(5,14,34,.32);
  opacity: 0;
  pointer-events: none;
  transform: translateY(24px) scale(.98);
  transform-origin: bottom right;
  transition: opacity .22s ease,transform .22s ease;
}
.concierge-panel.open { opacity: 1; pointer-events: auto; transform: translateY(0) scale(1); }
.concierge-header {
  padding: 24px 24px 21px;
  display: flex;
  align-items: flex-start;
  justify-content: space-between;
  gap: 24px;
  color: white;
  background:
    radial-gradient(circle at 86% 10%,rgba(196,167,108,.38),transparent 32%),
    var(--navy);
}
.concierge-header .eyebrow { margin-bottom: 8px; color: rgba(255,255,255,.62); font-size: 7px; }
.concierge-header h2 { font-size: 31px; letter-spacing: -.02em; }
.concierge-header button,
.plan-modal-header button {
  width: 38px;
  height: 38px;
  display: grid;
  place-items: center;
  flex: 0 0 auto;
  color: inherit;
  background: transparent;
  border: 1px solid rgba(255,255,255,.38);
  border-radius: 50%;
  font: 200 23px/1 Arial,sans-serif;
  cursor: pointer;
}
.concierge-body {
  min-height: 150px;
  max-height: 270px;
  padding: 22px;
  overflow-y: auto;
  background: #eeebe4;
}
.concierge-message {
  width: fit-content;
  max-width: 88%;
  margin-bottom: 12px;
  padding: 12px 14px;
  font-family: Inter,"Helvetica Neue",Arial,sans-serif;
  font-size: 12px;
  line-height: 1.65;
}
.concierge-message.assistant { margin-right: auto; background: white; border: 1px solid rgba(17,26,51,.1); }
.concierge-message.user { margin-left: auto; color: white; background: var(--royal); }
.concierge-topics {
  padding: 15px 18px 8px;
  display: flex;
  gap: 7px;
  overflow-x: auto;
  border-top: 1px solid rgba(17,26,51,.1);
}
.concierge-topics button {
  padding: 8px 11px;
  flex: 0 0 auto;
  color: var(--royal);
  background: transparent;
  border: 1px solid rgba(23,63,122,.28);
  font-size: 8px;
  font-weight: 700;
  letter-spacing: .08em;
  text-transform: uppercase;
  cursor: pointer;
}
.concierge-topics button:hover,
.concierge-topics button:focus-visible { color: white; background: var(--royal); }
.concierge-form {
  margin: 8px 18px 0;
  display: grid;
  grid-template-columns: 1fr 48px;
  border: 1px solid rgba(17,26,51,.18);
}
.concierge-form input {
  min-width: 0;
  height: 48px;
  padding: 0 15px;
  color: var(--ink);
  background: white;
  border: 0;
  outline: 0;
  font: 12px Inter,"Helvetica Neue",Arial,sans-serif;
}
.concierge-form input:focus { box-shadow: inset 0 0 0 2px var(--royal); }
.concierge-form > button { color: white; background: var(--royal); border: 0; cursor: pointer; }
.concierge-footer {
  padding: 13px 18px 17px;
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 16px;
  color: #6f7683;
  font-size: 7px;
  letter-spacing: .04em;
}
.concierge-footer > div {
  display: flex;
  gap: 12px;
  color: var(--royal);
  font-size: 8px;
  font-weight: 700;
  letter-spacing: .08em;
  text-transform: uppercase;
}

.plan-modal {
  position: fixed;
  z-index: 300;
  inset: 0;
  width: 100%;
  max-width: none;
  height: 100%;
  max-height: none;
  margin: 0;
  padding: clamp(16px,3vw,46px);
  border: 0;
  color: var(--ink);
  background: rgba(4,13,32,.92);
  backdrop-filter: blur(12px);
}
.plan-modal:not([open]) { display: none; }
.plan-modal[open] { display: grid; place-items: center; }
.plan-modal::backdrop { background: rgba(4,13,32,.92); }
.plan-modal-card {
  width: min(1440px,100%);
  max-height: 100%;
  padding: clamp(18px,2.5vw,36px);
  overflow: auto;
  background: var(--cream);
  box-shadow: 0 35px 100px rgba(0,0,0,.36);
}
.plan-modal-header {
  margin-bottom: 20px;
  display: flex;
  align-items: flex-start;
  justify-content: space-between;
  gap: 24px;
}
.plan-modal-header > div > span {
  color: var(--gold);
  font-size: 8px;
  font-weight: 700;
  letter-spacing: .18em;
  text-transform: uppercase;
}
.plan-modal-header h2 { margin-top: 7px; font-size: clamp(28px,3vw,46px); }
.plan-modal-header button { color: var(--navy); border-color: rgba(11,31,70,.32); }
.plan-modal-image {
  padding: clamp(8px,1.5vw,20px);
  overflow: auto;
  background: white;
  border: 1px solid rgba(17,26,51,.1);
}
.plan-modal-image img { width: 100%; max-height: calc(100svh - 210px); object-fit: contain; }
.plan-modal-card > p {
  margin: 14px 0 0;
  color: #6b7280;
  font-family: Inter,"Helvetica Neue",Arial,sans-serif;
  font-size: 8px;
  letter-spacing: .06em;
  line-height: 1.6;
  text-transform: uppercase;
}

.reveal { opacity: 0; transform: translateY(28px); transition: opacity .7s ease, transform .7s ease; }
.reveal.visible { opacity: 1; transform: translateY(0); }

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .parallax { transform: scale(1.06); }
  .reveal { opacity: 1; transform: none; transition: none; }
}

@media (max-width: 980px) {
  .site-header { height: 76px; }
  .menu-button { display: block; }
  nav {
    position: absolute;
    top: 76px;
    right: 0;
    left: 0;
    padding: 22px clamp(22px,4.5vw,76px) 30px;
    display: none;
    flex-direction: column;
    align-items: stretch;
    gap: 0;
    background: rgba(11,31,70,.98);
    border-top: 1px solid rgba(255,255,255,.15);
  }
  nav.open { display: flex; }
  nav a { padding: 15px 0; border-bottom: 1px solid rgba(255,255,255,.14); }
  .nav-cta { margin-top: 12px; padding-inline: 16px; text-align: center; border: 1px solid rgba(255,255,255,.55); }
  .construction-heading, .intro-grid, .plans-heading, .plans-grid, .family-layout, .design-heading, .design-media-grid, .standards-section, .faq-section { grid-template-columns: 1fr; }
  .construction-heading, .intro-grid, .plans-heading, .family-layout, .design-heading, .standards-section, .faq-section { gap: 56px; }
  .construction-heading { grid-template-columns: minmax(0,.72fr) minmax(360px,1.28fr); gap: 34px; }
  .construction-summary { padding-left: 0; border-left: 0; }
  .progress-social { grid-template-columns: auto 1fr; }
  .social-actions { grid-column: 2; justify-content: flex-start; }
  .fixture-board { max-width: 620px; justify-self: start; }
  .feature-grid { grid-template-columns: 1fr; }
  .feature-grid article, .feature-grid article + article { padding: 34px 0; border-left: 0; border-bottom: 1px solid var(--line); }
  .feature-grid article:last-child { border-bottom: 0; }
  .market-card { grid-template-columns: 1fr; }
  .market-price { padding: 30px 0 0; border-top: 1px solid rgba(255,255,255,.25); border-left: 0; }
  .image-story { min-height: 900px; align-items: flex-end; }
  .story-panel { width: 100%; padding: 60px clamp(24px,7vw,70px); background: rgba(11,31,70,.93); }
  .family-copy, .bull-content, .closing-content { width: 100%; max-width: none; }
  .selection-grid { grid-template-columns: repeat(2,1fr); }
  .standards-heading { position: static; }
  .standards-list article { grid-template-columns: 36px .6fr 1fr; }
  .contact-rail { align-items: flex-start; flex-direction: column; }
  .contact-actions { justify-content: flex-start; }
}

@media (max-width: 640px) {
  .brand-copy strong { font-size: 16px; }
  .brand-copy small { font-size: 6px; letter-spacing: .15em; }
  .brand-mark { width: 40px; height: 40px; font-size: 11px; }
  .hero { min-height: 1120px; padding: 126px 22px 250px; align-items: flex-start; }
  .hero-content { width: 100%; }
  h1 { font-size: clamp(66px,22vw,94px); }
  h1 span { margin-bottom: 24px; font-size: 16px; letter-spacing: .25em; }
  .hero-intro { font-size: 21px; }
  .hero-construction { padding: 14px 15px; }
  .hero-construction strong { font-size: 19px; }
  .hero-construction strong span { display: block; margin: 0 0 5px; }
  .hero-stats { right: 22px; bottom: 46px; left: 22px; grid-template-columns: repeat(2,1fr); }
  .hero-stats div { min-height: 74px; padding: 16px 12px; border-bottom: 1px solid rgba(255,255,255,.27); }
  .hero-stats div:nth-child(odd) { padding-left: 0; }
  .section { padding: 86px 22px; }
  .construction-section { padding-top: 52px; padding-bottom: 58px; }
  .construction-section .section-label { margin-bottom: 26px; }
  .construction-heading { grid-template-columns: 1fr; gap: 24px; }
  .construction-heading h2 { font-size: 38px; }
  .construction-summary { padding-top: 20px; border-top: 1px solid var(--line); }
  .construction-summary small { display: none; }
  .construction-timeline { margin-right: -22px; padding-right: 22px; }
  .construction-timeline li { min-height: 108px; }
  .progress-social { padding: 20px; grid-template-columns: 1fr; gap: 14px; }
  .social-monogram,
  .progress-social p:not(.eyebrow) { display: none; }
  .social-actions { grid-column: 1; }
  .social-button { width: 100%; }
  .plans-section { padding-top: 76px; }
  .plans-grid { gap: 18px; }
  .plan-image-button img,
  .plan-card:nth-child(2) .plan-image-button img { aspect-ratio: auto; min-height: 220px; }
  .contact-rail { padding: 36px 22px; }
  .contact-actions, .sms-button { width: 100%; }
  .market-section { padding: 0 22px 86px; }
  .market-card { padding: 42px 24px; }
  .market-price strong { white-space: normal; }
  .ceiling-stats { gap: 12px; }
  .ceiling-stats div + div { padding-left: 12px; }
  .family-gallery { grid-template-columns: 1fr; }
  .gallery-feature { grid-column: auto; }
  .selection-grid { grid-template-columns: 1fr; }
  .selection-grid article { min-height: 230px; }
  .standards-list article { grid-template-columns: 32px 1fr; }
  .standards-list article p { grid-column: 2; }
  .bull-section, .closing-section { min-height: 820px; padding: 90px 22px; }
  .amenities { grid-template-columns: 1fr; }
  .faq-list summary { font-size: 21px; }
  .rendering-note { right: 10px; bottom: 7px; left: 10px; text-align: right; }
  footer { padding: 48px 22px 32px; }
  .concierge-launcher { right: 14px; bottom: 14px; min-width: 228px; }
  .concierge-panel { right: 8px; bottom: 8px; width: calc(100vw - 16px); max-height: calc(100svh - 16px); }
  .concierge-body { min-height: 120px; }
  .concierge-footer { align-items: flex-start; flex-direction: column; }
  .plan-modal { padding: 8px; }
  .plan-modal-card { padding: 16px; }
  .plan-modal-image img { max-height: calc(100svh - 190px); }
}