:root{--navy:#081c27;--paper:#f3f2ed;--gold:#d9b786;--muted:#617078}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:88px}body{margin:0;background:var(--paper);color:var(--navy);font:16px/1.65 Arial,Helvetica,sans-serif}a{color:inherit;text-decoration:none}button{font:inherit;cursor:pointer}header{height:84px;padding:0 5%;display:flex;align-items:center;justify-content:space-between;background:var(--navy);color:white;position:sticky;top:0;z-index:10}.brand{font-size:15px;letter-spacing:3px;white-space:nowrap}.brand b{color:var(--gold)}.mark{font-size:33px;vertical-align:middle;margin-right:8px;color:var(--gold)}nav{display:flex;gap:30px;font-size:13px}nav a:hover{color:var(--gold)}.nav-contact{border-bottom:1px solid var(--gold)}.hero{position:relative;height:min(820px,86vh);min-height:600px;overflow:hidden;color:white}.hero>img{width:100%;height:100%;object-fit:cover;object-position:55%}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(3,18,29,.84),rgba(3,18,29,.15) 68%),linear-gradient(0deg,rgba(3,18,29,.65),transparent 40%)}.hero-copy{position:absolute;top:12%;left:7%;max-width:580px}.eyebrow{font-size:11px;letter-spacing:2.7px;font-weight:bold;color:#8a714b;margin:0 0 25px}.hero .eyebrow{color:var(--gold)}h1,h2,h3,p{margin-top:0}h1{font:normal clamp(55px,6vw,92px)/1.03 Georgia,serif;letter-spacing:-2px;margin-bottom:27px}.hero-copy>p:not(.eyebrow){max-width:440px;font-size:17px;color:#e4e8e9}.button{display:inline-flex;gap:32px;align-items:center;background:var(--gold);padding:17px 25px;font-size:14px;color:var(--navy)}.button:hover{background:#edcfa2}.button span{font-size:22px}.hero-bottom{position:absolute;bottom:30px;left:7%;right:7%;display:flex;justify-content:space-between;letter-spacing:2px;font-size:9px;color:#d8e3e6}.section{padding:100px 7%;max-width:1600px;margin:auto}h2{font:normal clamp(36px,4vw,58px)/1.12 Georgia,serif;letter-spacing:-1.3px;margin-bottom:28px}.intro{display:grid;grid-template-columns:1fr 1fr;gap:8%}.intro-copy{padding-top:37px}.quiet{font-size:12px;color:var(--muted)}.stats{margin:0 7% 90px;display:grid;grid-template-columns:repeat(4,1fr);border-block:1px solid #cbd1d0;padding:28px 0}.stats div{padding:0 26px;border-right:1px solid #cbd1d0}.stats div:first-child{padding-left:0}.stats div:last-child{border:0}.stats strong{font:normal 48px Georgia,serif}.stats strong span{font:14px Arial;margin-left:8px}.stats p{font-size:12px;margin:10px 0 0;color:var(--muted)}.wide-image{height:650px;position:relative;background:var(--navy)}.wide-image img{height:100%;width:100%;object-fit:cover}.wide-image:after{content:'';position:absolute;inset:0;background:linear-gradient(0deg,rgba(3,18,29,.75),transparent 70%)}.wide-image>div{position:absolute;bottom:50px;left:7%;z-index:1;color:white}.wide-image .eyebrow{color:var(--gold);display:block}.section-heading{max-width:720px}.section-heading>p:last-child{color:var(--muted);max-width:600px}.life-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:34px;margin-top:55px}.life-grid article{border-top:1px solid #b7c4c6;padding-top:25px}.life-grid span{font-size:10px;letter-spacing:2px;color:#8a714b}.life-grid h3{font:normal 26px/1.2 Georgia;margin:25px 0 18px}.life-grid p{font-size:14px;color:var(--muted)}.transit{display:grid;grid-template-columns:.9fr 1.1fr;gap:7%;align-items:center;background:#e6eae6;max-width:none}.transit p:not(.eyebrow){color:var(--muted);max-width:560px}.transit figure{margin:0}.transit img{width:100%;height:470px;object-fit:cover}.transit figcaption{font-size:11px;color:var(--muted);margin-top:9px}.gallery{display:grid;grid-template-columns:1fr 1fr;gap:22px;margin-top:45px}.tile{height:370px;border:0;background:var(--navy);position:relative;overflow:hidden;padding:0;color:white;text-align:left}.tile-wide{grid-column:span 2;height:480px}.tile img{height:100%;width:100%;object-fit:cover;transition:filter .25s}.tile:hover img{filter:brightness(1.1)}.tile span{position:absolute;bottom:0;left:0;right:0;display:flex;gap:20px;align-items:center;padding:25px;background:linear-gradient(0deg,rgba(0,15,28,.9),transparent);font-size:11px}.tile span b{font-weight:normal;font-size:16px;flex:1}.tile img.stadium{width:260%;height:260%;position:absolute;left:-58%;top:-63%}.tile img.skyline{width:210%;height:210%;position:absolute;left:-92%;top:-12%}.tile img.hulls{width:175%;height:175%;position:absolute;left:-4%;top:-56%}.tile img.gardens{width:280%;height:280%;position:absolute;left:-68%;top:-98%}.development{background:var(--navy);color:white;display:grid;grid-template-columns:1fr 1fr;gap:9%;max-width:none}.development .eyebrow{color:var(--gold)}.development p:not(.eyebrow){color:#b1c2c9;font-size:14px}.steps article{display:flex;gap:25px;border-top:1px solid #34505d;padding:25px 0}.steps article>span{color:var(--gold);font-size:12px}.steps h3{font:normal 24px Georgia;margin-bottom:10px}.steps p{margin-bottom:0}.contact{text-align:center;padding-block:110px}.contact>p:not(.eyebrow){max-width:510px;margin:0 auto 30px;color:var(--muted)}footer{background:#e5e8e3;padding:45px 7%;display:grid;grid-template-columns:1fr 1fr;gap:16px 40px;font-size:11px;color:var(--muted)}footer .brand{color:var(--navy)}footer p{margin:0;max-width:650px}footer span{text-align:right}dialog{border:0;padding:24px;background:var(--navy);color:white;width:95vw;max-width:1500px}dialog::backdrop{background:rgba(0,8,15,.92)}.viewer-image{height:75vh;overflow:hidden;position:relative;display:grid;place-items:center}.viewer-image img{width:100%;height:100%;object-fit:contain}.close{position:absolute;right:12px;top:10px;z-index:2;color:white;background:var(--navy);border:1px solid #67808c;width:40px;height:40px}.viewer-controls{display:flex;align-items:center;justify-content:space-between;gap:20px;margin-top:20px}.viewer-controls p{margin:0}.viewer-controls button{color:white;background:transparent;border:1px solid #67808c;width:45px;height:40px}:focus-visible{outline:3px solid #ca9954;outline-offset:4px}@media(max-width:850px){header{height:72px}.brand{font-size:12px;letter-spacing:1.8px}nav{gap:15px}nav a{font-size:11px}.nav-contact{display:none}.hero{min-height:640px}.hero-copy{top:12%;right:7%}.hero-copy h1{font-size:64px}.hero>img{object-position:45%}.hero-shade{background:linear-gradient(90deg,rgba(3,18,29,.85),rgba(3,18,29,.4))}.hero-bottom span:last-child{display:none}.section{padding:65px 6%}.intro,.transit,.development{grid-template-columns:1fr;gap:30px}.intro-copy{padding-top:0}.stats{grid-template-columns:1fr 1fr;margin:0 6% 60px;gap:25px}.stats div{padding:0!important;border:0}.stats strong{font-size:36px}.wide-image{height:450px}.life-grid{grid-template-columns:1fr 1fr;gap:22px}.transit img{height:350px}.tile,.tile-wide{height:280px}.gallery{gap:14px}.tile span{padding:15px;gap:8px}.tile span b{font-size:13px}footer{grid-template-columns:1fr}footer span{text-align:left}}@media(max-width:520px){nav a:first-child{display:none}h2{font-size:37px}.hero-copy h1{font-size:60px}.hero-copy>p:not(.eyebrow){font-size:15px}.eyebrow{font-size:9px}.life-grid{grid-template-columns:1fr}.gallery{grid-template-columns:1fr}.tile-wide{grid-column:span 1}.tile{height:270px}.viewer-image{height:60vh}.viewer-controls p{font-size:12px}.button{font-size:12px;gap:18px}}

/* Keep hero copy, action, and caption in flow so wrapped text cannot overlap. */
.hero{height:auto;min-height:min(820px,86vh);display:flex;flex-direction:column;gap:48px;padding:clamp(56px,7vw,96px) 7% 30px}
.hero>img{position:absolute;inset:0}
.hero-copy{position:relative;top:auto;left:auto;right:auto;width:100%;flex:none}
.hero-copy>p:not(.eyebrow){margin-bottom:28px}
.hero-copy .button{min-height:56px;line-height:1.4}
.hero-bottom{position:relative;bottom:auto;left:auto;right:auto;margin-top:auto;gap:24px;line-height:1.6}
@media(max-width:850px){.hero{min-height:640px}.hero-copy{top:auto;right:auto}}
@media(max-width:520px){.hero-copy h1{font-size:clamp(42px,11.5vw,60px)}.hero{gap:40px}}

/* Responsive navigation, readable copy, and touch-friendly image viewing. */
.intro>*,.transit>*,.development>*,.gallery>*,.life-grid>*,.steps article>div{min-width:0}
.button{max-width:100%;overflow-wrap:anywhere;min-height:48px}
.button span{flex-shrink:0}
nav a{display:inline-flex;align-items:center;min-height:44px}
.wide-image>div{right:7%}
.close,.viewer-controls button{min-width:48px;min-height:48px;flex-shrink:0}
dialog{max-height:calc(100dvh - 24px);overflow:auto;overscroll-behavior:contain}
.viewer-image{height:min(65vh,700px);height:min(65dvh,700px)}
.viewer-controls p{min-width:0;overflow-wrap:anywhere}
@media(max-width:850px){
 html{scroll-padding-top:140px}
 header{height:auto;min-height:104px;flex-direction:column;align-items:stretch;padding:8px 5%;gap:2px}
 header .brand{align-self:flex-start;min-height:44px;display:flex;align-items:center}
 nav{flex-wrap:wrap;gap:0 12px;justify-content:space-between}
 nav a,nav a:first-child,nav .nav-contact{display:inline-flex;font-size:13px;min-height:44px}
 .nav-contact{border-bottom:0}
 .life-grid p,.development p:not(.eyebrow){font-size:16px}
 .hero-copy>p:not(.eyebrow){font-size:17px}
 .hero-copy h1{font-size:clamp(38px,8vw,64px)}
 .hero{min-height:600px}
 .button{font-size:14px}
 .transit img{height:auto;aspect-ratio:4/3;display:block}
 .gallery .tile-wide{height:auto;min-height:230px;aspect-ratio:16/10}
 .tile-wide img{object-fit:contain}
 .tile span b{font-size:15px}
 .quiet,footer,.transit figcaption{font-size:13px}
 dialog{padding:64px 14px 18px}
 .viewer-image{height:50vh;height:50dvh}
 .viewer-controls{gap:12px}
 .viewer-controls p{font-size:14px}
}
@media(max-width:520px){
 header{padding-inline:5%}
 nav{gap:0 8px}
 nav a,nav a:first-child,nav .nav-contact{font-size:12px}
 .hero-copy h1{font-size:clamp(36px,10.5vw,54px)}
 h2{font-size:clamp(30px,8.5vw,37px)}
 .hero{padding:44px 6% 28px;min-height:0}
 .eyebrow{font-size:11px;letter-spacing:1.8px}
 .section{padding-block:52px}
 .wide-image{height:380px}
 .wide-image>div{bottom:28px}
 .stats{gap:22px 14px}
 .stats strong{font-size:32px}
 .contact .button{padding:16px;gap:12px}
}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.tile img{transition:none}}

/* Investor overview shares the site's existing navy, gold, and serif styling. */
.hero-actions{display:flex;flex-wrap:wrap;gap:16px 26px;align-items:center}
.investor-link{display:inline-flex;align-items:center;gap:14px;min-height:48px;font-size:14px;border-bottom:1px solid var(--gold)}
.investor-link:hover{color:var(--gold)}
.investors{background:#e6eae6;max-width:none}
.investor-intro{display:grid;grid-template-columns:1fr 1fr;gap:8%;align-items:start}
.investor-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:36px;margin-top:32px}
.investor-grid article{border-top:1px solid #aab9b9;padding-top:26px}
.investor-grid .eyebrow{display:block;margin-bottom:20px}
.investors h3{font:normal 27px/1.2 Georgia,serif;margin-bottom:20px}
.investor-grid ul{padding-left:20px}.investor-grid li{margin-bottom:12px}
.investor-next{border-top:1px solid #aab9b9;margin-top:36px;padding-top:32px;display:flex;align-items:center;gap:36px;justify-content:space-between}
.investor-next>div{max-width:660px;min-width:0}.investor-next p{margin-bottom:0}.investor-next .button{flex-shrink:0}
@media(max-width:1000px){.investor-grid{grid-template-columns:1fr;gap:24px}.investor-next{flex-direction:column;align-items:flex-start}.investor-intro{gap:32px}}
@media(max-width:850px){.investor-intro{grid-template-columns:1fr;gap:0}.investor-grid{margin-top:20px}}
@media(max-width:520px){.investor-next .button{font-size:13px;padding:16px;gap:12px}}