:root{--ink:#171717;--muted:#6a6a66;--paper:#f6f5f2;--white:#fff;--soft:#eeede8;--line:#d2d1cc;--accent:#171717;--width:1320px;--serif:'Iowan Old Style','Palatino Linotype','Book Antiqua',Palatino,Baskerville,Georgia,serif;color-scheme:light}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;color:var(--ink);background:var(--paper);font:15px/1.75 Arial,Helvetica,sans-serif}body.menu-open{overflow:hidden}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button{cursor:pointer}a,button,input,select,textarea{touch-action:manipulation}img{display:block;max-width:100%}p,h1,h2,h3,figure{margin:0}h1,h2,h3{font-family:var(--serif);font-weight:400;letter-spacing:-.045em;line-height:1.05}h1{font-size:clamp(3.5rem,6vw,6rem)}h2{font-size:clamp(2.5rem,4.8vw,4.5rem)}h3{font-size:2rem}a:focus-visible,button:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible,[tabindex]:focus-visible{outline:2px solid #9a7940;outline-offset:5px}.shell{width:min(var(--width),calc(100% - 128px));margin-inline:auto}.section{padding-block:110px}.skip{position:fixed;top:-90px;left:20px;background:white;color:black;padding:12px;z-index:150}.skip:focus{top:10px}.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}[hidden]{display:none!important}.eyebrow,.location-label{font:400 .65rem/1.6 Arial,sans-serif;letter-spacing:.16em;text-transform:uppercase}.eyebrow{margin-bottom:25px}.location-label{color:var(--muted);margin-bottom:12px}
.site-header{height:76px;position:fixed;left:0;right:0;top:0;z-index:100;background:transparent;color:white;transition:background .2s}.site-header.is-solid,.site-header.menu-is-open{background:#111}.header-inner{height:100%;display:flex;align-items:center;justify-content:space-between;gap:30px;position:relative;z-index:3}.development-brand{display:flex;align-items:baseline;gap:7px;width:max-content;flex-shrink:0;line-height:1}.brand-name{font:700 .7rem/1.2 Arial,sans-serif;letter-spacing:.12em}.brand-group{font:400 .7rem/1.2 Arial,sans-serif;letter-spacing:.12em}.menu-toggle{display:flex;align-items:center;gap:20px;background:transparent;border:0;color:inherit;padding:10px 0 10px 15px;min-height:44px;position:relative;z-index:3}.menu-label{font-size:.62rem;letter-spacing:.12em;text-transform:uppercase}.menu-icon{width:25px;height:20px;display:flex;flex-direction:column;justify-content:space-between}.menu-icon i{height:1px;width:100%;display:block;background:currentColor;transition:transform .2s}.menu-toggle[aria-expanded=true] .menu-icon i:nth-child(1){transform:translateY(9.5px) rotate(45deg)}.menu-toggle[aria-expanded=true] .menu-icon i:nth-child(2){opacity:0}.menu-toggle[aria-expanded=true] .menu-icon i:nth-child(3){transform:translateY(-9.5px) rotate(-45deg)}#site-navigation{position:fixed;inset:0;z-index:1;background:#111;color:#fff;overflow-y:auto;padding-block:130px 60px}.menu-layout{display:grid;grid-template-columns:1fr .8fr;gap:100px;align-items:center;min-height:calc(100svh - 190px)}.menu-links{display:flex;flex-direction:column;align-items:flex-start;gap:13px}.menu-links>a{font:400 clamp(1.7rem,3.2vw,3rem)/1.3 var(--serif);letter-spacing:-.025em;display:flex;justify-content:space-between;align-items:center;gap:40px;width:100%;padding-block:6px}.menu-links>a>span{font-family:Arial,sans-serif;font-size:1.2rem;color:#888}.menu-links>a:hover,.menu-links>a[aria-current=page]{color:#bdbab2}.menu-feature img{width:100%;height:260px;object-fit:cover;filter:grayscale(1)}.menu-feature>p{font-size:.61rem;letter-spacing:.15em;text-transform:uppercase;color:#aaa;margin-top:24px}.menu-feature h2{font-size:2.5rem;line-height:1.15;margin-top:17px}.inner-page:not(.land-detail-page):not(.projects-page):not(.contact-page) main{padding-top:76px}
.button{display:inline-flex;align-items:center;justify-content:center;gap:26px;min-height:46px;border:1px solid #999;background:transparent;color:inherit;padding:11px 24px;font:400 .7rem/1.4 Arial,sans-serif;letter-spacing:.1em;text-transform:uppercase;transition:background .2s,color .2s,border-color .2s;white-space:nowrap}.button:hover{background:#171717;border-color:#171717;color:#fff}.button>span[aria-hidden]{font-size:1rem;line-height:1}.text-link{display:inline-flex;align-items:center;gap:24px;min-height:44px;border-bottom:1px solid #a9a9a3;font-size:.65rem;font-weight:400;letter-spacing:.08em;text-transform:uppercase;padding-block:10px;position:relative}.text-link:hover{border-color:#171717}.text-link>span[aria-hidden]{font-size:1.1rem;line-height:1}
.portfolio-hero,.page-image-banner,.contact-hero{height:100svh;min-height:700px;max-height:1120px;position:relative;background:#30332e;color:#fff;overflow:hidden}.hero-photo,.page-image-banner>img,.contact-hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.hero-photo{object-position:50% 53%}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,#0009,#0002 80%),linear-gradient(0deg,#0005,transparent 60%)}.hero-content,.banner-content,.contact-hero>.shell{height:100%;position:relative;display:flex;flex-direction:column;align-items:flex-start;justify-content:center;padding-block:140px 120px}.hero-content>p:first-child,.banner-content>.eyebrow{font-size:.6rem;letter-spacing:.19em;text-transform:uppercase;margin-bottom:31px}.hero-content h1{font-size:clamp(3.6rem,5.6vw,5.7rem);line-height:1.07;letter-spacing:-.045em;max-width:1200px}.hero-description{font-size:1.35rem;line-height:1.6;margin-top:28px;color:#eee;max-width:55ch}.hero-content>.button{margin-top:45px}.portfolio-hero .button,.page-image-banner .button,.contact-hero .button{border-color:#ffffff80;background:#0002;color:white}.portfolio-hero .button:hover,.page-image-banner .button:hover,.contact-hero .button:hover{background:white;color:#111;border-color:white}.banner-content h1{font-size:clamp(4rem,7vw,6.5rem);line-height:1.05;max-width:18ch}.banner-content>p:not(.eyebrow){font-size:1.12rem;line-height:1.65;margin-top:30px;max-width:55ch}.banner-content>.button{margin-top:40px}.hero-actions{display:flex;gap:15px;margin-top:38px;flex-wrap:wrap}.page-image-banner.land-banner .hero-shade{background:linear-gradient(90deg,#000a,#0002 90%),linear-gradient(0deg,#0005,transparent)}
.group-intro{display:grid;grid-template-columns:1fr 1fr;gap:60px 70px;align-items:center}.intro-heading h2{font-size:clamp(2.7rem,4.3vw,4.2rem);line-height:1.06;max-width:14ch}.intro-heading>p{font-size:.88rem;color:var(--muted);max-width:54ch;line-height:1.85;margin-top:29px}.intro-heading>.button{margin-top:36px}.intro-visual img{width:100%;height:510px;object-fit:cover;filter:grayscale(.9);opacity:.88}.portfolio-facts{display:grid;grid-template-columns:1fr 1fr 1.4fr;grid-column:1/-1;border-top:1px solid var(--line)}.portfolio-facts>div{display:flex;flex-direction:column;padding:32px 30px 0;gap:20px}.portfolio-facts>div:first-child{padding-left:0}.portfolio-facts>div+div{border-left:1px solid var(--line)}.portfolio-facts strong{font:400 3rem/1.2 Arial,sans-serif;letter-spacing:-.04em}.portfolio-facts>div:last-child strong{font-size:2.8rem}.portfolio-facts span{font-size:.59rem;letter-spacing:.11em;text-transform:uppercase;color:var(--muted)}.section-heading{margin-bottom:45px}.section-heading h2{max-width:19ch}.section-heading>p{font-size:.9rem;color:var(--muted);max-width:66ch;margin-top:25px;line-height:1.8}.section-heading>.eyebrow{color:var(--muted);margin-top:0;margin-bottom:22px}.land-section{padding-top:30px}.project-grid{display:grid;grid-template-columns:1fr 1fr;gap:60px 34px}.project-card{min-width:0;position:relative}.project-image{display:block;aspect-ratio:1.4;background:var(--soft);overflow:hidden}.project-image img{width:100%;height:100%;object-fit:cover;transition:transform .45s}.project-image:hover img{transform:scale(1.025)}.project-copy{padding-top:23px}.project-copy h3{font-size:2.1rem;line-height:1.2;letter-spacing:-.03em}.project-copy h3 a:hover{text-decoration:underline;text-decoration-thickness:1px;text-underline-offset:6px}.project-card-bottom{display:flex;align-items:center;justify-content:space-between;gap:20px;margin-top:18px}.project-card-bottom>span{font-size:.7rem;color:var(--muted)}.project-card-bottom .text-link{font-size:.6rem}.view-all-projects{margin-top:45px}.section-note{font-size:.66rem;color:var(--muted);line-height:1.8;max-width:95ch;margin-top:28px}.section-note a{text-decoration:underline;text-underline-offset:3px;margin-left:5px}
.construction{padding-top:0}.review-note{font-size:.72rem;color:var(--muted);display:flex;gap:18px;align-items:baseline;border-left:1px solid #aaa;padding-left:17px;line-height:1.7}.review-note strong{font-weight:400;white-space:nowrap;color:var(--ink)}.gallery-toolbar{display:flex;justify-content:space-between;align-items:center;margin-block:35px 22px}.gallery-toolbar>p{font-size:.68rem;color:var(--muted)}.gallery-toolbar>div{display:flex;gap:9px}.gallery-button{width:44px;height:44px;border:1px solid #aaa;background:transparent;color:var(--ink);font-size:1.1rem}.gallery-button:hover{background:#171717;color:white;border-color:#171717}.construction-gallery{display:grid;grid-auto-flow:column;grid-auto-columns:calc((100% - 64px)/3);gap:32px;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:thin;scrollbar-color:#bcbcb4 transparent;padding-bottom:24px}.construction-card{min-width:0;position:relative;scroll-snap-align:start}.construction-image{display:block;aspect-ratio:1.05;overflow:hidden;background:var(--soft)}.construction-image img{width:100%;height:100%;object-fit:cover;transition:transform .4s}.construction-image:hover img{transform:scale(1.025)}.construction-card>.location-label{margin-top:22px}.construction-card h3{font-size:1.85rem;line-height:1.15}.construction-card>.text-link{margin-top:16px;font-size:.6rem}
.location-section{background:var(--soft)}.location-grid{display:grid;grid-template-columns:330px minmax(0,1fr);gap:50px}.location-choices{border-top:1px solid #c5c5bf}.location-choice{display:grid;grid-template-columns:1fr auto;gap:7px 12px;text-align:left;width:100%;padding:22px 16px;border:0;border-bottom:1px solid #c5c5bf;background:transparent;color:var(--ink)}.location-choice>span:first-child{font-size:.84rem;font-weight:400}.location-choice>small{grid-column:1;font-size:.68rem;color:var(--muted)}.location-choice .choice-arrow{grid-column:2;grid-row:1/3;align-self:center;font-size:1.15rem}.location-choice.is-active{background:#171717;color:white;border-color:#171717}.location-choice.is-active>small{color:#bdbdb7}.location-choice:hover:not(.is-active){background:#e1e0da}.selected-location{padding:30px 8px 0}.selected-location h3{font-size:1.6rem;line-height:1.2}.selected-location>p{font-size:.7rem;color:var(--muted);margin-top:17px;line-height:1.8}.selected-location .text-link{font-size:.6rem;margin-top:16px}.map-panel{background:#f9f9f6;min-width:0}.map-topline,.map-caption{display:flex;justify-content:space-between;gap:18px;align-items:center;padding:16px 20px;font-size:.7rem}.map-topline>a{font-size:.65rem;text-decoration:underline;text-underline-offset:3px;white-space:nowrap}.map-stage{height:480px;background:#ddd}.map-stage iframe,.detail-map{display:block;width:100%;height:100%;border:0;filter:grayscale(1) contrast(.96)}.map-caption{font-size:.63rem;color:var(--muted)}.map-caption>span:last-child{white-space:nowrap}.invitation{display:flex;align-items:center;justify-content:space-between;gap:60px}.invitation h2{font-size:clamp(2.6rem,4.5vw,4.3rem)}.invitation p{font-size:.86rem;color:var(--muted);margin-top:26px}
.site-footer{background:#121212;color:#f7f6f2;padding-top:70px;border:0}.footer-main{display:grid;grid-template-columns:1.2fr 1fr 1.1fr;gap:70px;padding-bottom:65px}.footer-main>.development-brand{align-self:start;margin-top:4px}.footer-main>div{display:flex;flex-direction:column;gap:11px;font-size:.74rem;color:#b6b5ae}.footer-main h2{font:400 .62rem/1.5 Arial,sans-serif;letter-spacing:.13em;text-transform:uppercase;color:#fff;margin-bottom:10px}.footer-main p{font-size:.75rem;line-height:1.9}.footer-main a:hover{color:#fff}.footer-main .text-link{align-self:flex-start;color:white;border-color:#64645f;font-size:.6rem;margin-top:10px}.footer-bottom{border-top:1px solid #33332f;display:flex;justify-content:space-between;gap:25px;padding-block:24px;color:#9e9d96;font-size:.61rem}
.project-catalogue{padding-top:100px}.project-catalogue>.eyebrow{color:var(--muted)}.project-catalogue>h2{font-size:clamp(2.8rem,4.9vw,4.6rem);line-height:1.08}.catalogue-toolbar{display:flex;align-items:center;justify-content:space-between;gap:30px;margin-block:38px 70px}.catalogue-toolbar>p{font-size:.7rem;color:var(--muted)}.project-filters{display:flex;flex-wrap:wrap;gap:7px}.project-filters button{min-height:44px;padding:11px 17px;border:1px solid #b8b7af;background:transparent;color:var(--ink);font-size:.66rem;letter-spacing:.035em}.project-filters button[aria-pressed=true]{background:#171717;color:white;border-color:#171717}.project-filters button:hover:not([aria-pressed=true]){background:#e5e4de}.catalogue-grid{display:flex;flex-direction:column;gap:90px}.catalogue-card{display:grid;grid-template-columns:1.1fr 1fr;gap:75px;align-items:center;position:relative;min-width:0}.catalogue-image{display:block;aspect-ratio:1.12;overflow:hidden;background:var(--soft)}.catalogue-image img{width:100%;height:100%;object-fit:cover;transition:transform .45s}.catalogue-image:hover img{transform:scale(1.025)}.catalogue-card:nth-child(even) .catalogue-image{order:2}.catalogue-copy{min-width:0;padding:15px 0}.catalogue-copy>p:first-child{font-size:.6rem;text-transform:uppercase;letter-spacing:.15em;color:var(--muted);margin-bottom:20px}.catalogue-copy h2{font-size:clamp(2.1rem,3.6vw,3.3rem);line-height:1.12;max-width:18ch}.catalogue-copy h2 a:hover{text-decoration:underline;text-decoration-thickness:1px;text-underline-offset:6px}.catalogue-copy>p:not(:first-child){font-size:.8rem;color:var(--muted);margin-top:16px}.catalogue-copy .catalogue-description{font-size:.86rem;line-height:1.85;max-width:47ch;margin-top:24px}.catalogue-link{display:inline-flex;align-items:center;gap:25px;min-height:46px;border:1px solid #aaa;padding:10px 23px;font-size:.65rem;text-transform:uppercase;letter-spacing:.09em;margin-top:30px}.catalogue-link:hover{background:#171717;color:white;border-color:#171717}.catalogue-link>span[aria-hidden]{font-size:1rem}.catalogue-note{font-size:.66rem;color:var(--muted);line-height:1.9;max-width:100ch;margin-top:65px}.catalogue-note a{text-decoration:underline;text-underline-offset:3px}
.land-project-content{padding-bottom:100px}.project-breadcrumb-row{display:flex;align-items:center;justify-content:space-between;gap:25px;padding-block:40px 65px}.project-breadcrumb{display:flex;align-items:center;gap:14px;flex-wrap:wrap;font-size:.67rem}.project-breadcrumb a:hover{text-decoration:underline;text-underline-offset:4px}.project-breadcrumb>span[aria-current]{color:var(--muted)}.next-project{font-size:.64rem;display:inline-flex;align-items:center;gap:20px;white-space:nowrap;position:relative;min-height:38px}.next-project:hover{text-decoration:underline;text-underline-offset:4px}.land-project-intro{display:grid;grid-template-columns:.9fr 1.1fr;gap:85px;align-items:start;scroll-margin-top:100px}.land-project-copy h2{font-size:clamp(2.8rem,4.2vw,4rem);line-height:1.08;max-width:13ch}.land-project-copy .project-region{font-size:.62rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);margin-block:28px}.land-project-copy>p:not(.project-region){font-size:.88rem;color:var(--muted);line-height:1.9;max-width:55ch;margin-top:20px}.land-project-copy>.text-link{margin-top:25px;font-size:.61rem}.land-project-photo img{width:100%;height:560px;object-fit:cover}.land-project-photo figcaption{font-size:.62rem;line-height:1.8;color:var(--muted);margin-top:14px}.land-project-photo a{text-decoration:underline;text-underline-offset:3px}.land-facts{padding-block:80px;border-bottom:1px solid var(--line)}.land-facts h2{font-size:2.2rem;margin-bottom:35px}.land-facts dl{display:grid;grid-template-columns:repeat(3,1fr);gap:35px;margin:0}.land-facts dl>div+div{border-left:1px solid var(--line);padding-left:35px}.land-facts dt{font-size:.6rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);margin-bottom:14px}.land-facts dd{margin:0;font-size:1.1rem;line-height:1.5}.neighbourhood-section{padding-block:85px;border-bottom:1px solid var(--line);scroll-margin-top:100px}.neighbourhood-grid{display:grid;grid-template-columns:1fr 1fr;gap:90px}.neighbourhood-group>h2{font-size:2rem;padding-bottom:24px;border-bottom:1px solid var(--line);margin-bottom:31px}.neighbourhood-place{position:relative;margin-top:35px}.neighbourhood-place h3{font-size:2rem;line-height:1.2}.neighbourhood-place>.location-label{font-size:.58rem;margin-bottom:9px}.neighbourhood-place>p:not(.location-label){font-size:.81rem;line-height:1.9;color:var(--muted);max-width:55ch;margin-top:15px}.neighbourhood-place>.text-link{font-size:.59rem;margin-top:13px}.neighbourhood-note{font-size:.65rem;color:var(--muted);line-height:1.9;margin-top:45px;max-width:110ch}.land-project-enquiry{display:flex;align-items:center;justify-content:space-between;gap:40px;padding-block:75px 85px}.land-project-enquiry h2{font-size:clamp(2.4rem,4vw,3.6rem)}.land-map-heading{display:flex;align-items:center;justify-content:space-between;gap:30px;margin-bottom:30px}.land-map-heading h2{font-size:2.3rem;line-height:1.15}.land-map-heading p{font-size:.74rem;color:var(--muted);margin-top:10px}.land-map-heading .text-link{font-size:.6rem;white-space:nowrap}.land-project-location .detail-map{height:500px;background:var(--soft)}.land-map-note{font-size:.64rem;color:var(--muted);line-height:1.9;margin-top:20px;max-width:115ch}
.project-detail{padding-top:38px}.back-link{display:inline-block;font-size:.68rem;margin-bottom:40px;min-height:30px}.back-link:hover{text-decoration:underline;text-underline-offset:4px}.detail-heading{margin-bottom:38px}.detail-heading h1{font-size:clamp(3rem,5.4vw,5rem);line-height:1.12;max-width:1100px}.detail-photo img{width:100%;height:570px;object-fit:cover}.detail-photo figcaption{font-size:.65rem;color:var(--muted);margin-top:15px}.construction-detail-copy{display:grid;grid-template-columns:1fr 1.2fr;gap:90px;padding-block:80px}.construction-detail-copy h2{font-size:3.3rem}.construction-detail-copy>div{font-size:.9rem;color:var(--muted)}.construction-detail-copy>div>p+p{margin-top:24px}.detail-enquiry{border-top:1px solid var(--line);padding-block:65px 85px;display:flex;align-items:center;justify-content:space-between;gap:40px}.detail-enquiry h2{font-size:3.5rem}
.contact-hero>img{object-position:70% 50%}.contact-hero:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,#000b,#0002)}.contact-hero>.shell{z-index:1}.contact-hero .eyebrow{font-size:.6rem;color:#e2e0d9}.contact-hero h1{font-size:clamp(4rem,7vw,6.5rem);line-height:1.03}.contact-hero>.shell>p:not(.eyebrow){font-size:1.13rem;color:#eee;line-height:1.8;margin-top:28px}.contact-hero .button{margin-top:35px}.contact-enquiry{display:grid;grid-template-columns:.8fr 1.2fr;gap:115px}.contact-intro h2{font-size:clamp(3rem,4.2vw,4rem);line-height:1.08}.contact-intro>.eyebrow{color:var(--muted)}.contact-intro>p:not(.eyebrow){font-size:.88rem;color:var(--muted);line-height:1.9;margin-top:26px;max-width:39ch}#development-enquiry{display:flex;flex-direction:column;gap:23px}.form-pair{display:grid;grid-template-columns:1fr 1fr;gap:20px}#development-enquiry label{display:flex;flex-direction:column;gap:9px;font-size:.73rem}#development-enquiry input,#development-enquiry select,#development-enquiry textarea{width:100%;min-width:0;border:1px solid #bab9b2;border-radius:0;background:transparent;padding:14px;color:var(--ink);font-size:1rem}#development-enquiry textarea{resize:vertical}#development-enquiry>.button{align-self:flex-start}.form-help,.form-fallback,#enquiry-status{font-size:.66rem;color:var(--muted);line-height:1.9}.form-help{margin-top:-6px}.enquiry-review{padding:30px;background:#fff;border:1px solid var(--line);scroll-margin-top:110px}.enquiry-review h3{font-size:1.8rem}.enquiry-review dl{margin-block:25px}.enquiry-review dl>div+div{margin-top:19px}.enquiry-review dt{font-size:.61rem;color:var(--muted);text-transform:uppercase;letter-spacing:.07em;margin-bottom:6px}.enquiry-review dd{margin:0;font-size:.85rem;white-space:pre-wrap;overflow-wrap:anywhere;line-height:1.8}.enquiry-review>p{font-size:.7rem;color:var(--muted)}.review-edit{background:transparent;color:var(--ink);border:0;border-bottom:1px solid #aaa;padding-inline:0;margin-top:20px}
.image-sources{max-width:950px}.image-sources>h1{font-size:4.8rem}.image-sources>p{font-size:.9rem;color:var(--muted);line-height:1.9;margin-top:30px}.image-sources ul{list-style:none;padding:0;margin-top:35px}.image-sources li{padding-top:26px;margin-top:28px;border-top:1px solid var(--line);scroll-margin-top:110px}.image-sources li h2{font-size:1.85rem;margin-bottom:13px}.image-sources li p{font-size:.8rem;color:var(--muted);line-height:1.8}.image-sources li a{text-decoration:underline;text-underline-offset:4px}.context-sources-heading{font-size:3rem;margin-top:70px}
@media(max-width:1100px){.shell{width:calc(100% - 80px)}.group-intro{gap:50px}.intro-visual img{height:470px}.catalogue-card{gap:45px}.location-grid{grid-template-columns:285px minmax(0,1fr);gap:30px}.land-project-intro{gap:45px}.land-project-photo img{height:510px}.neighbourhood-grid{gap:60px}.contact-enquiry{gap:60px}.footer-main{gap:40px}}
@media(max-width:850px){.shell{width:calc(100% - 56px)}.section{padding-block:80px}.menu-layout{gap:50px;grid-template-columns:1fr .7fr}.menu-links>a{font-size:2rem}.menu-feature img{height:210px}.menu-feature h2{font-size:2rem}.hero-content h1{font-size:4.4rem;max-width:15ch}.hero-description{font-size:1.15rem}.group-intro{gap:40px}.intro-heading h2{font-size:3.2rem}.intro-visual img{height:440px}.portfolio-facts>div{padding-inline:20px}.portfolio-facts strong{font-size:2.6rem}.portfolio-facts>div:last-child strong{font-size:2.2rem}.construction-gallery{grid-auto-columns:calc((100% - 28px)/2);gap:28px}.location-grid{grid-template-columns:1fr}.location-choices{display:grid;grid-template-columns:1fr 1fr}.location-choice{border-right:1px solid #c5c5bf}.selected-location{padding-inline:0}.catalogue-card{gap:35px}.catalogue-copy h2{font-size:2.6rem}.catalogue-toolbar{align-items:flex-start;flex-direction:column-reverse;gap:20px}.land-project-copy h2{font-size:3rem}.land-project-photo img{height:480px}.land-project-enquiry h2{font-size:2.8rem}.land-project-enquiry .button{font-size:.6rem;gap:18px;padding-inline:18px}.contact-enquiry{gap:40px}.detail-enquiry h2{font-size:2.8rem}}
@media(max-width:650px){html{scroll-padding-top:95px}.shell{width:calc(100% - 40px)}.section{padding-block:60px}.site-header{height:70px}.brand-name,.brand-group{font-size:.61rem;letter-spacing:.08em}.development-brand{gap:5px}.menu-label{font-size:.55rem}.menu-toggle{gap:12px}.menu-icon{width:23px;height:18px}.menu-toggle[aria-expanded=true] .menu-icon i:nth-child(1){transform:translateY(8.5px) rotate(45deg)}.menu-toggle[aria-expanded=true] .menu-icon i:nth-child(3){transform:translateY(-8.5px) rotate(-45deg)}#site-navigation{padding-block:110px 35px}.menu-layout{grid-template-columns:1fr;min-height:0;gap:35px}.menu-links{gap:9px}.menu-links>a{font-size:2.1rem;line-height:1.3;padding-block:6px}.menu-feature{display:none}.portfolio-hero,.page-image-banner,.contact-hero{height:94svh;min-height:660px;max-height:960px}.hero-content,.banner-content,.contact-hero>.shell{padding-block:120px 80px}.hero-content>p:first-child,.banner-content>.eyebrow{font-size:.56rem;letter-spacing:.15em;margin-bottom:25px}.hero-content h1{font-size:clamp(3.1rem,11.8vw,4.1rem);line-height:1.08;max-width:13ch}.hero-description{font-size:1.03rem;line-height:1.65;margin-top:25px;max-width:32ch}.hero-content>.button{margin-top:35px}.hero-photo{object-position:54% 50%}.button{font-size:.61rem;letter-spacing:.07em;padding:11px 20px;gap:23px;min-height:46px}.text-link{font-size:.59rem;gap:20px}.banner-content h1{font-size:clamp(3.3rem,12.7vw,4.5rem);line-height:1.06;max-width:14ch}.banner-content>p:not(.eyebrow){font-size:1rem;margin-top:25px}.banner-content>.button{margin-top:32px}.hero-actions{gap:12px;margin-top:32px}.hero-actions .button{font-size:.58rem;padding-inline:15px;gap:20px}.group-intro{grid-template-columns:1fr;gap:35px}.intro-heading h2{font-size:2.85rem;max-width:16ch}.intro-heading>p{margin-top:24px;font-size:.87rem}.intro-heading>.button{margin-top:28px}.intro-visual img{height:290px}.portfolio-facts{grid-template-columns:1fr 1fr;gap:0}.portfolio-facts>div{padding:25px 15px 0;gap:17px}.portfolio-facts>div:nth-child(2){padding-right:0}.portfolio-facts>div:nth-child(3){grid-column:1/-1;border-left:0;border-top:1px solid var(--line);margin-top:25px;padding:25px 0 0}.portfolio-facts strong{font-size:2.9rem}.portfolio-facts span{font-size:.53rem;line-height:1.8;letter-spacing:.08em;max-width:22ch}.portfolio-facts>div:last-child strong{font-size:2.3rem}.section-heading{margin-bottom:32px}.section-heading h2{font-size:2.85rem;line-height:1.08;max-width:16ch}.section-heading>p{font-size:.85rem;margin-top:22px}.land-section{padding-top:0}.project-grid{grid-template-columns:1fr;gap:42px}.project-image{aspect-ratio:1.3}.project-copy h3{font-size:2rem;line-height:1.2}.project-card-bottom{gap:12px;margin-top:16px}.project-card-bottom>span{font-size:.65rem}.project-card-bottom 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40px;gap:15px}.project-breadcrumb{gap:7px;font-size:.6rem}.project-breadcrumb>span[aria-current]{display:none}.next-project{font-size:.6rem;min-height:25px;gap:12px}.land-project-intro{grid-template-columns:1fr;gap:30px}.land-project-copy h2{font-size:3rem;max-width:13ch}.land-project-copy .project-region{font-size:.58rem;margin-block:23px}.land-project-copy>p:not(.project-region){font-size:.85rem;line-height:1.9;margin-top:18px}.land-project-copy>.text-link{font-size:.57rem;margin-top:23px}.land-project-photo img{height:350px}.land-project-photo figcaption{font-size:.58rem}.land-facts{padding-block:45px}.land-facts h2{font-size:2.1rem;margin-bottom:30px}.land-facts dl{gap:22px}.land-facts dl>div+div{padding-left:15px}.land-facts dt{font-size:.54rem;margin-bottom:12px}.land-facts dd{font-size:.89rem}.neighbourhood-section{padding-block:50px}.neighbourhood-grid{grid-template-columns:1fr;gap:45px}.neighbourhood-group>h2{font-size:1.9rem;padding-bottom:21px;margin-bottom:25px}.neighbourhood-place{margin-top:30px}.neighbourhood-place h3{font-size:1.95rem}.neighbourhood-place>.location-label{font-size:.56rem}.neighbourhood-place>p:not(.location-label){font-size:.8rem}.neighbourhood-place>.text-link{font-size:.55rem}.neighbourhood-note{font-size:.6rem;margin-top:35px}.land-project-enquiry{align-items:flex-start;flex-direction:column;gap:30px;padding-block:50px 60px}.land-project-enquiry h2{font-size:2.65rem}.land-project-enquiry .button{font-size:.59rem;padding:11px 20px;gap:22px}.land-map-heading{flex-direction:column;align-items:flex-start;gap:18px;margin-bottom:25px}.land-map-heading h2{font-size:2.1rem;line-height:1.15}.land-map-heading p{font-size:.7rem}.land-map-heading .text-link{font-size:.57rem}.land-project-location .detail-map{height:370px}.land-map-note{font-size:.6rem}.project-detail{padding-top:28px}.back-link{font-size:.63rem;margin-bottom:30px}.detail-heading{margin-bottom:28px}.detail-heading h1{font-size:3rem}.detail-photo img{height:340px}.detail-photo figcaption{font-size:.6rem}.construction-detail-copy{grid-template-columns:1fr;gap:27px;padding-block:45px}.construction-detail-copy h2{font-size:2.8rem}.construction-detail-copy>div{font-size:.85rem}.detail-enquiry{flex-direction:column;align-items:flex-start;gap:27px;padding-block:45px 60px}.detail-enquiry h2{font-size:2.65rem}.contact-hero h1{font-size:clamp(3.8rem,14.8vw,5rem);line-height:1.04}.contact-hero .eyebrow{font-size:.56rem;margin-bottom:25px}.contact-hero>.shell>p:not(.eyebrow){font-size:1rem;line-height:1.8;margin-top:25px}.contact-enquiry{grid-template-columns:1fr;gap:35px}.contact-intro h2{font-size:3rem}.contact-intro>.eyebrow{font-size:.57rem;margin-bottom:20px}.contact-intro>p:not(.eyebrow){font-size:.85rem;margin-top:23px}.form-pair{grid-template-columns:1fr;gap:23px}#development-enquiry label{font-size:.7rem}#development-enquiry>.button{width:100%}.form-help,.form-fallback,#enquiry-status{font-size:.62rem}.enquiry-review{padding:23px}.enquiry-review h3{font-size:1.75rem}.image-sources>h1{font-size:3.25rem}.image-sources>p{font-size:.85rem}.image-sources li h2{font-size:1.7rem}.image-sources li p{font-size:.76rem}}
@media(max-width:380px){.hero-content h1{font-size:2.95rem}.hero-actions .button{font-size:.54rem;gap:12px;padding-inline:12px}.project-card-bottom{align-items:flex-start;flex-direction:column;gap:5px}.location-choices{grid-template-columns:1fr}.map-topline{flex-direction:column;gap:7px}.land-facts dl{grid-template-columns:1fr;gap:20px}.land-facts dl>div{display:grid;grid-template-columns:110px 1fr;gap:20px;align-items:baseline}.land-facts dl>div+div{border:0;padding:0}.land-facts dt{margin:0}.land-facts dd{font-size:.96rem}.footer-main{grid-template-columns:1fr}.contact-hero h1{font-size:3.5rem}.menu-links>a{font-size:1.9rem}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important;scroll-behavior:auto!important}}
/* Group story, reported land area and nearby context. */
.portfolio-area{grid-column:1/-1;border-top:1px solid var(--line);padding-top:46px;display:grid;grid-template-columns:1.5fr 1fr;gap:60px;align-items:end}.portfolio-area strong{font:400 clamp(4rem,7.8vw,7.5rem)/1 Arial,sans-serif;letter-spacing:-.065em;white-space:nowrap}.portfolio-area strong>span{font-size:1.8rem;letter-spacing:-.03em;margin-left:15px}.portfolio-area>div:first-child>p{font-size:.66rem;letter-spacing:.1em;text-transform:uppercase;margin-top:23px}.portfolio-area>div+div>p{font-size:.82rem;line-height:1.8;color:var(--muted);max-width:37ch}.portfolio-area .text-link{margin-top:14px;font-size:.57rem}.intro-heading>.eyebrow{color:var(--muted);margin-bottom:24px}.group-story{display:grid;grid-template-columns:1fr 1fr;gap:85px;border-top:1px solid var(--line)}.group-story h2{font-size:clamp(2.7rem,4.2vw,4.1rem);line-height:1.1;max-width:16ch}.group-story .eyebrow{color:var(--muted)}.story-copy p{font-size:.94rem;line-height:1.95;color:var(--muted)}.story-copy p+p{margin-top:25px}.joint-ventures{background:#191a17;color:var(--paper);margin-bottom:85px}.joint-venture-intro{display:grid;grid-template-columns:1fr 1fr;gap:85px}.joint-venture-intro h2{font-size:clamp(3rem,4.8vw,4.6rem);line-height:1.1}.joint-venture-intro .eyebrow{color:#b8b9b2}.joint-venture-intro>div+div p{font-size:.94rem;line-height:1.95;color:#cbcfc5;max-width:55ch}.joint-venture-intro>div+div p+p{margin-top:24px}.joint-venture-intro .button{margin-top:30px}.development-services{display:grid;grid-template-columns:repeat(4,1fr);gap:35px;margin-top:85px;border-top:1px solid #4a4c44;padding-top:35px}.development-services article>span{font-size:.65rem;color:#a7aaa0}.development-services h3{font-size:1.9rem;line-height:1.15;margin-top:23px;letter-spacing:-.03em}.development-services p{font-size:.78rem;line-height:1.9;color:#b8bcb1;margin-top:20px}.construction>.button{margin-top:22px}.nearby-reference{padding-bottom:70px;margin-bottom:65px;border-bottom:1px solid var(--line)}.context-heading{max-width:760px;margin-bottom:35px}.context-heading .eyebrow{color:var(--muted);font-size:.61rem}.context-heading h3{font-size:clamp(2.6rem,3.8vw,3.7rem);line-height:1.1}.context-heading>p:last-child{font-size:.87rem;line-height:1.9;color:var(--muted);margin-top:25px;max-width:70ch}.context-panorama{margin-bottom:30px}.context-panorama img{width:100%;aspect-ratio:2.25;object-fit:cover}.reference-image-pair{display:grid;grid-template-columns:1fr 1fr;gap:30px}.reference-image-pair figure{min-width:0}.reference-image-pair img{width:100%;aspect-ratio:1.8;object-fit:cover}.brigham-reference .reference-image-pair img{aspect-ratio:2.14;object-fit:contain;background:white}.nearby-reference figcaption{font-size:.6rem;line-height:1.8;color:var(--muted);margin-top:13px}.context-limit{font-size:.66rem;line-height:1.9;color:var(--muted);max-width:115ch;margin-top:25px}.context-limit a{text-decoration:underline;text-underline-offset:3px}#directory-count{font-size:.68rem;color:var(--muted);margin-block:20px 28px}.image-sources>.context-sources-heading{scroll-margin-top:110px}.image-sources a{overflow-wrap:anywhere}
@media(max-width:1000px){.portfolio-area{gap:40px}.group-story,.joint-venture-intro,.development-services{grid-template-columns:1fr 1fr;gap:40px 45px}}
@media(max-width:650px){.portfolio-area{grid-template-columns:1fr;gap:25px;padding-top:33px}.portfolio-area strong{font-size:clamp(3.8rem,17vw,5.3rem)}.portfolio-area strong>span{font-size:1.3rem;margin-left:9px}.portfolio-area>div:first-child>p{font-size:.57rem;margin-top:19px}.portfolio-area>div+div>p{font-size:.8rem;max-width:40ch}.portfolio-area .text-link{font-size:.55rem}.group-story h2{font-size:2.85rem}.story-copy p{font-size:.87rem}.joint-ventures{margin-bottom:50px}.joint-venture-intro h2{font-size:3.1rem}.joint-venture-intro>div+div p{font-size:.86rem}.joint-venture-intro .button{font-size:.59rem;gap:20px}.development-services{margin-top:50px;gap:35px 24px;padding-top:28px}.development-services h3{font-size:1.7rem;margin-top:17px}.development-services p{font-size:.75rem;line-height:1.85;margin-top:17px}.nearby-reference{padding-bottom:40px;margin-bottom:40px}.context-heading{margin-bottom:25px}.context-heading h3{font-size:2.6rem}.context-heading>p:last-child{font-size:.83rem;margin-top:22px}.context-heading .eyebrow{font-size:.55rem}.context-panorama{margin-bottom:23px}.context-panorama img{aspect-ratio:1.6}.reference-image-pair{grid-template-columns:1fr;gap:25px}.reference-image-pair img{aspect-ratio:1.8}.nearby-reference figcaption{font-size:.57rem;margin-top:10px}.context-limit{font-size:.61rem;margin-top:23px}}

/* Sourced property measurements and project pagination. */
.project-metrics{display:flex;flex-wrap:wrap;gap:22px 35px;margin-top:25px;padding-top:23px;border-top:1px solid var(--line)}.project-metrics>div{min-width:110px}.project-metrics dt{font-size:.55rem;letter-spacing:.09em;text-transform:uppercase;color:var(--muted);line-height:1.6}.project-metrics dd{font-size:1rem;line-height:1.55;margin:8px 0 0}.catalogue-copy .project-metrics{gap:18px 26px}.catalogue-copy .project-metrics dd{font-size:.93rem}.portfolio-totals{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:35px;margin:50px 0 25px;border-top:1px solid var(--line);padding-top:35px}.portfolio-totals:empty{display:none}.portfolio-totals>div{display:flex;flex-direction:column;gap:17px}.portfolio-totals strong{font:400 clamp(1.6rem,2.7vw,2.6rem)/1.2 Arial,sans-serif;letter-spacing:-.045em}.portfolio-totals span{font-size:.6rem;letter-spacing:.08em;text-transform:uppercase}.portfolio-totals small{font-size:.65rem;color:var(--muted);line-height:1.7}.metrics-basis{font-size:.68rem;color:var(--muted);line-height:1.9;max-width:110ch}.metrics-basis a{border-bottom:1px solid var(--line)}.project-pagination{display:flex;justify-content:center;align-items:center;flex-wrap:wrap;gap:8px;margin-top:65px}.project-pagination button{min-width:44px;min-height:44px;padding:10px 14px;background:transparent;border:1px solid var(--line);font-size:.75rem;color:var(--ink)}.project-pagination button[aria-current=page],.project-pagination button:hover:not(:disabled){background:var(--ink);color:var(--paper)}.project-pagination button:disabled{opacity:.4;cursor:default}.catalogue-toolbar{scroll-margin-top:110px}.detail-photo figcaption a{border-bottom:1px solid var(--line)}.land-facts .project-metrics{margin-top:0;border:0;padding:0}.land-facts>.metrics-basis{margin-top:30px}.construction-detail-copy .project-metrics{margin-bottom:28px}
@media(max-width:650px){.portfolio-totals{grid-template-columns:1fr;gap:25px;margin-top:35px;padding-top:28px}.portfolio-totals>div{display:grid;grid-template-columns:1fr 1fr;gap:10px 20px;padding-bottom:23px;border-bottom:1px solid var(--line);align-items:start}.portfolio-totals strong{font-size:1.7rem;grid-row:1/3;line-height:1.3}.portfolio-totals span{font-size:.56rem;line-height:1.7}.portfolio-totals small{font-size:.6rem}.metrics-basis{font-size:.63rem}.project-metrics{gap:20px 25px}.project-metrics dd{font-size:.94rem}.project-pagination{gap:5px;margin-top:40px}.project-pagination button{padding:10px;font-size:.7rem}.catalogue-toolbar{scroll-margin-top:100px}}
/* Keep each story and service column within the viewport. */
.group-story>*,.joint-venture-intro>*,.development-services>*,.portfolio-area>*{min-width:0}.development-services{grid-template-columns:repeat(4,minmax(0,1fr))}
@media(max-width:1000px){.group-story,.joint-venture-intro{gap:45px}.development-services{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media(max-width:650px){.group-story,.joint-venture-intro{grid-template-columns:minmax(0,1fr);gap:33px}.development-services h3{font-size:1.55rem;overflow-wrap:anywhere}}
.land-facts .project-metrics>div{min-width:0}
.context-panorama img,.reference-image-pair img{height:auto}

/* Project offering and the owner-confirmed planning pathway. */
.project-offering,.project-timeline{padding-block:75px;border-top:1px solid var(--line);scroll-margin-top:110px}.project-offering{display:grid;grid-template-columns:1fr 1fr;gap:85px}.project-offering h2,.project-timeline h2{font-size:clamp(2.5rem,4vw,3.8rem);line-height:1.12}.project-offering h3{font-size:1.65rem;line-height:1.3;max-width:24ch;margin-top:26px}.project-offering>div>p,.timeline-intro>p,.timeline-pending>p{font-size:.94rem;line-height:1.9;color:var(--muted);max-width:65ch}.project-offering>div>p+p{margin-top:22px}.project-offering .text-link{margin-top:30px}.timeline-intro{display:grid;grid-template-columns:1fr 1fr;gap:85px;align-items:start;margin-bottom:45px}.timeline-stages{padding:0;list-style:none}.timeline-stage{display:grid;grid-template-columns:65px 1fr 1fr;gap:30px;padding:30px 0;border-top:1px solid var(--line)}.timeline-number{font-size:.85rem;padding-top:7px;font-variant-numeric:tabular-nums;color:var(--muted)}.timeline-stage h3{font-size:1.8rem;line-height:1.2}.timeline-status{font-size:.72rem;margin-top:14px;color:var(--muted)}.timeline-stage.is-current .timeline-status{color:var(--ink);font-weight:700}.timeline-stage.is-current .timeline-status:before{content:"";display:inline-block;width:7px;height:7px;border-radius:50%;background:currentColor;margin-right:8px}.timeline-period{font-size:1.1rem;line-height:1.4;margin-bottom:10px}.timeline-stage.is-current .timeline-period{font-size:1.65rem}.timeline-stage-copy>p+p{font-size:.85rem;color:var(--muted);line-height:1.85;max-width:54ch}.timeline-note{font-size:.72rem;line-height:1.9;color:var(--muted);margin-top:30px;max-width:90ch}.timeline-pending>p{margin-top:25px}
@media(max-width:750px){.project-offering,.timeline-intro{grid-template-columns:1fr;gap:25px}.project-offering,.project-timeline{padding-block:45px}.project-offering h3{font-size:1.55rem}.timeline-stage{grid-template-columns:30px minmax(0,1fr);gap:15px;padding:25px 0}.timeline-stage-heading{min-width:0}.timeline-stage-copy{grid-column:2}.timeline-stage h3{font-size:1.65rem;overflow-wrap:anywhere}.timeline-stage-copy>p+p{font-size:.85rem}.timeline-intro{margin-bottom:30px}.timeline-note{font-size:.7rem}}
.project-offering .text-link,.neighbourhood-place>.text-link{font-size:.75rem}.neighbourhood-place>.location-label{font-size:.75rem}.neighbourhood-place>p:not(.location-label){font-size:.9rem}.neighbourhood-section .section-heading>p{max-width:65ch}
@media(max-width:650px){#neighbourhood-title{font-size:2.2rem;overflow-wrap:anywhere}}

/* Connected timeline: the axis joins each milestone; the filled node marks current work. */
.timeline-stages{padding-top:18px}.timeline-stage{position:relative;grid-template-columns:40px minmax(0,1.1fr) minmax(0,1fr);gap:30px;padding:0 0 42px;border:0;align-items:start}.timeline-stage:before{content:"";position:absolute;left:17px;top:35px;bottom:0;border-left:1px solid #aaa9a3}.timeline-stage:last-child:before{display:none}.timeline-stage:last-child{padding-bottom:0}.timeline-number{position:relative;z-index:1;display:grid;place-items:center;width:36px;height:36px;padding:0;border:1px solid #8a8a84;border-radius:50%;background:var(--paper);font-size:.75rem;color:var(--ink)}.timeline-stage.is-current .timeline-number{background:var(--ink);color:var(--paper);border-color:var(--ink);box-shadow:0 0 0 5px var(--paper)}.timeline-stage h3{padding-top:2px;font-size:1.7rem}.timeline-stage-heading{padding-bottom:20px}.timeline-stage-copy{padding-bottom:20px}.timeline-stage.is-current .timeline-period{font-size:1.5rem}.timeline-note{margin-left:70px}
.offering-visuals,.offering-site-image{grid-column:1/-1;margin-top:10px}.offering-visuals{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:28px}.offering-visuals figure,.offering-site-image{min-width:0}.offering-visuals img{width:100%;height:auto;aspect-ratio:2.14;object-fit:contain;background:white}.offering-site-image img{width:100%;height:auto;aspect-ratio:2.25;object-fit:cover}.project-offering figcaption{font-size:.75rem;line-height:1.8;color:var(--muted);margin-top:15px}.development-potential,.project-zoning,.project-infrastructure{padding-block:75px;border-top:1px solid var(--line);scroll-margin-top:110px}.planning-intro{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:85px;margin-bottom:45px}.planning-intro h2{font-size:clamp(2.5rem,4vw,3.8rem);line-height:1.1;overflow-wrap:anywhere}.planning-intro>p{font-size:.94rem;line-height:1.9;color:var(--muted);max-width:65ch}.potential-reference{display:grid;grid-template-columns:1fr 2fr;gap:45px;border-block:1px solid var(--line);padding-block:32px}.potential-reference h3,.potential-calculation h3,.zoning-columns h3{font-size:1.9rem;line-height:1.2;margin-bottom:18px}.potential-reference p{font-size:.85rem;color:var(--muted);line-height:1.8}.potential-reference dl{display:grid;grid-template-columns:1fr 1fr;gap:25px 35px;margin:0}.potential-reference dt{font-size:.8rem;color:var(--muted)}.potential-reference dd{font-size:1.25rem;margin:8px 0 0}.potential-calculation{padding-block:35px;max-width:90ch}.potential-calculation p,.zoning-columns p{font-size:.92rem;color:var(--muted);line-height:1.95}.potential-calculation p+p,.zoning-columns p+p{margin-top:18px}.potential-calculation strong{color:var(--ink);font-weight:600}.scenario-table-wrap{max-width:100%;overflow-x:auto;overscroll-behavior-inline:contain}.scenario-table{width:100%;border-collapse:collapse;font-size:.85rem;text-align:left;min-width:640px}.scenario-table caption{text-align:left;font-size:.8rem;color:var(--muted);padding-bottom:18px}.scenario-table th,.scenario-table td{border-bottom:1px solid var(--line);padding:18px 15px;font-weight:400;vertical-align:top;line-height:1.7}.scenario-table thead th{font-weight:600;background:var(--soft)}.potential-disclaimer{font-size:.75rem;line-height:1.85;color:var(--muted);max-width:110ch;margin-top:25px;scroll-margin-top:110px}.zoning-columns{display:grid;grid-template-columns:1fr 1fr;gap:85px}.zoning-columns .zone-label{color:var(--ink);font-weight:600;font-size:1rem}.zoning-columns .text-link{display:table;font-size:.75rem;margin-top:20px}.planning-review{font-size:.8rem;line-height:1.9;color:var(--muted);margin-top:35px;max-width:105ch}.infrastructure-story{display:grid;grid-template-columns:minmax(0,.7fr) minmax(0,1.6fr);gap:70px;border-top:1px solid var(--line);padding-block:35px;scroll-margin-top:110px}.infrastructure-meta>span{font-size:.8rem;font-weight:600}.infrastructure-meta>p{font-size:.8rem;color:var(--muted);line-height:1.85;margin-top:14px}.infrastructure-meta>p:first-of-type{color:var(--ink)}.infrastructure-copy h3{font-size:2rem;line-height:1.2;max-width:30ch;margin-bottom:22px}.infrastructure-copy>p{font-size:.92rem;color:var(--muted);line-height:1.95;max-width:70ch}.infrastructure-copy>p+p{margin-top:18px}.infrastructure-copy .text-link{font-size:.75rem;margin-top:23px;max-width:100%;overflow-wrap:anywhere}.metrics-footnote{display:block;font-size:.75rem;line-height:1.8;color:var(--muted);margin-top:18px;max-width:65ch;text-decoration:underline;text-underline-offset:4px}.land-facts .project-metrics{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:25px}.land-facts .project-metrics>div+div{border:0;padding:0}.land-facts .project-metrics dt{font-size:.75rem;line-height:1.7}.land-facts .project-metrics dd{font-size:1.25rem}.portfolio-totals{grid-template-columns:repeat(auto-fit,minmax(220px,1fr))}
@media(max-width:900px){.planning-intro,.zoning-columns{gap:40px}.infrastructure-story{gap:35px}.land-facts .project-metrics{grid-template-columns:1fr 1fr}.potential-reference{grid-template-columns:1fr;gap:25px}}
@media(max-width:650px){.timeline-stage{grid-template-columns:36px minmax(0,1fr);column-gap:20px;row-gap:0;padding-bottom:32px}.timeline-stage-heading{padding-bottom:12px}.timeline-stage-copy{grid-column:2;padding-bottom:0}.timeline-stage h3{font-size:1.55rem}.timeline-note{margin-left:56px}.offering-visuals,.planning-intro,.zoning-columns,.infrastructure-story{grid-template-columns:minmax(0,1fr);gap:25px}.offering-visuals{gap:27px;margin-top:0}.offering-site-image img{aspect-ratio:1.6}.development-potential,.project-zoning,.project-infrastructure{padding-block:45px}.planning-intro{margin-bottom:30px}.planning-intro h2{font-size:2.5rem}.potential-reference dl{gap:25px 20px}.potential-reference dd{font-size:1.05rem}.potential-reference dt{font-size:.75rem}.potential-calculation{padding-block:28px}.potential-disclaimer{font-size:.72rem}.infrastructure-story{padding-block:28px;gap:20px}.infrastructure-meta{display:flex;flex-wrap:wrap;gap:6px 18px}.infrastructure-meta>p{margin:0;font-size:.75rem}.infrastructure-meta>p:first-of-type{flex-basis:100%}.infrastructure-copy h3{font-size:1.8rem}.land-facts .project-metrics{gap:25px 18px}.land-facts .project-metrics>div{display:block}.land-facts .project-metrics dd{font-size:1.1rem}.land-facts .project-metrics dt{font-size:.7rem}.portfolio-totals{grid-template-columns:1fr}}
@media(prefers-reduced-motion:reduce){.timeline-stage,.timeline-number{animation:none;transition:none}}
.project-section-nav{display:flex;flex-wrap:wrap;gap:5px 25px;padding-bottom:35px}.project-section-nav a{font-size:.8rem;line-height:1.6;min-height:40px;display:flex;align-items:center;border-bottom:1px solid var(--line)}.project-section-nav a:hover{border-color:var(--ink)}

/* Named joint venture and illustrative completed-home gross sales. */
.project-card-address{font-size:.9rem;line-height:1.5;margin-top:12px;color:#45453f}
.end-value-summary{margin-top:24px;padding-block:20px;border-block:1px solid #d2d0c9;font-size:.9rem;line-height:1.55}
.end-value-summary a{display:block;text-decoration:none}.end-value-summary strong{margin-left:12px;font-size:1.15rem;font-weight:500}.end-value-summary span{display:block;font-size:.8rem;margin-top:6px;color:#45453f}.end-value-summary a:hover strong{text-decoration:underline;text-underline-offset:.2em}
.project-end-value{padding-block:72px;border-top:1px solid #d2d0c9;scroll-margin-top:110px}.end-value-calculation{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px;margin-block:36px 42px;border-block:1px solid #d2d0c9;padding-block:26px}.end-value-calculation dt{font-size:.85rem;line-height:1.5;margin-bottom:12px}.end-value-calculation dd{font-family:Georgia,serif;font-size:clamp(1.5rem,2.5vw,2.3rem);line-height:1.2;margin:0;font-variant-numeric:tabular-nums}
.end-value-method{max-width:74ch}.end-value-method h3,.end-value-market h3{font-size:1.6rem;margin-bottom:18px}.end-value-method p,.end-value-market p{font-size:.95rem;line-height:1.75;max-width:74ch;margin-bottom:18px}.end-value-table{font-variant-numeric:tabular-nums}.end-value-table strong{font-weight:600}.end-value-market{margin-top:44px}.end-value-market ul{list-style:none;margin:26px 0 0;padding:0}.end-value-market li{padding-block:22px;border-top:1px solid #d2d0c9}.end-value-market li strong{font-size:.95rem;font-weight:500}.end-value-market li p{margin-block:9px 8px}.end-value-market .text-link{font-size:.85rem}.project-end-value .potential-disclaimer{margin-top:34px}
@media(max-width:650px){.project-end-value{padding-block:48px;scroll-margin-top:90px}.end-value-calculation{grid-template-columns:1fr;gap:18px;margin-block:26px}.end-value-calculation>div{display:flex;justify-content:space-between;gap:20px;align-items:baseline}.end-value-calculation dt{max-width:17ch}.end-value-calculation dd{font-size:1.45rem;white-space:nowrap}.end-value-summary strong{display:block;margin:8px 0 0}.end-value-market{margin-top:32px}}

.table-scroll-hint{display:none}@media(max-width:650px){.table-scroll-hint{display:block;margin-top:8px;font-size:.8rem;line-height:1.5;color:#45453f}}