:root{--navy:#022348;--navy-deep:#001b38;--navy-soft:#153a5b;--gold:#d5ab68;--gold-pale:#f5e9d5;--cream:#fbf9f4;--paper:#fff;--ink:#1a2c3b;--muted:#586c7a;--line:#e8e8e3;--mint:#e9f1ef;--radius:16px;--shadow:0 24px 65px rgba(1,28,53,.13)}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);background:var(--cream);font-family:Inter,'Segoe UI',Arial,sans-serif;line-height:1.55;-webkit-font-smoothing:antialiased}a{text-decoration:none;color:inherit}a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible,summary:focus-visible{outline:3px solid #d49c31;outline-offset:3px}img{max-width:100%;display:block}button,input,select,textarea{font:inherit}button{cursor:pointer}.skip-link{position:absolute;left:12px;top:-100px;z-index:110;background:white;color:var(--navy);padding:12px}.skip-link:focus{top:12px}.container{width:min(1200px,calc(100% - 52px));margin-inline:auto}.section{padding:96px 0}.section-tight{padding:64px 0}.surface{background:#fff}.eyebrow{display:inline-flex;align-items:center;gap:10px;letter-spacing:.16em;text-transform:uppercase;font-size:11px;font-weight:800;color:#8e692b}.eyebrow:before{content:'';height:2px;width:25px;background:var(--gold)}h1,h2,h3,p{margin-top:0}h1,h2,.display{font-family:Georgia,'Times New Roman',serif;font-weight:500;letter-spacing:-.035em}h1{font-size:clamp(46px,6.6vw,88px);line-height:1.075;margin:22px 0}h2{font-size:clamp(35px,4.4vw,58px);line-height:1.15;margin:14px 0 23px}h3{font-size:23px;line-height:1.25;margin:0 0 12px}.lead{font-size:19px;color:var(--muted);line-height:1.75;max-width:680px}.text-small{font-size:13px}.muted{color:var(--muted)}.max-copy{max-width:690px}.section-head{display:flex;align-items:end;justify-content:space-between;gap:26px;margin-bottom:40px}.section-head h2{margin-bottom:0}.pill{display:inline-flex;align-items:center;gap:7px;padding:6px 13px;border:1px solid #e0d5c1;border-radius:999px;font-size:12px;font-weight:700;letter-spacing:.05em;text-transform:uppercase;color:var(--navy)}.btn{display:inline-flex;align-items:center;justify-content:center;gap:9px;min-height:50px;padding:12px 22px;border:1px solid transparent;border-radius:5px;font-size:13px;letter-spacing:.06em;text-transform:uppercase;font-weight:800;white-space:nowrap;transition:transform .2s,background .2s,border-color .2s}.btn:hover{transform:translateY(-2px)}.btn-primary{background:var(--gold);color:var(--navy)}.btn-primary:hover{background:#e8be7b}.btn-navy{background:var(--navy);color:white}.btn-navy:hover{background:#0c3c66}.btn-outline{border-color:#bac6cc;background:transparent;color:var(--navy)}.btn-outline:hover{background:#e7f0f3}.btn-white{background:white;color:var(--navy)}.link-arrow{display:inline-flex;gap:10px;align-items:center;font-weight:800;color:var(--navy);font-size:14px}.link-arrow:hover{text-decoration:underline;text-underline-offset:5px}.btns{display:flex;flex-wrap:wrap;gap:12px}
/* site navigation */
.announcement{background:var(--navy-deep);color:#fff;text-align:center;font-size:11px;letter-spacing:.1em;text-transform:uppercase;padding:9px 16px}.announcement span{color:var(--gold);font-weight:800;margin-right:9px}.site-header{position:relative;z-index:50;background:white;border-bottom:1px solid #e9eaeb}.nav-inner{min-height:83px;display:flex;gap:20px;align-items:center;justify-content:space-between}.brand{display:inline-flex;align-items:center;gap:9px;color:var(--navy);min-width:181px}.brand-mark{display:block;width:35px;height:31px}.brand-word{font-family:Georgia,'Times New Roman',serif;font-size:34px;line-height:1;letter-spacing:-.06em}.brand-tag{display:block;letter-spacing:.13em;font-size:9px;font-weight:800;line-height:1.7;text-transform:uppercase;margin-top:4px}.nav-links{display:flex;align-items:center;justify-content:center;gap:clamp(12px,1.5vw,24px);list-style:none;padding:0;margin:0}.nav-links a{position:relative;font-size:12px;color:#3b5165;font-weight:750;white-space:nowrap;padding:33px 0}.nav-links a[aria-current='page']{color:var(--navy)}.nav-links a[aria-current='page']:after,.nav-links a:hover:after{content:'';position:absolute;height:2px;background:var(--gold);left:0;right:0;bottom:27px}.nav-action{min-height:42px;padding:10px 15px;font-size:11px}.mobile-menu{display:none;align-items:center;gap:9px;padding:10px 14px;background:white;color:var(--navy);border:1px solid var(--line);border-radius:5px;font-size:12px;font-weight:800}.mobile-menu svg{width:18px;height:18px}
/* home */
.home-hero{background:var(--navy);color:white;position:relative;overflow:hidden}.home-hero:after{content:'';position:absolute;width:530px;height:530px;left:-250px;top:5%;border:1px solid rgba(255,255,255,.07);border-radius:50%;pointer-events:none}.hero-grid{display:grid;grid-template-columns:43% 57%;min-height:646px}.hero-copy{padding:90px 55px 85px 0;display:flex;flex-direction:column;align-items:flex-start;justify-content:center;position:relative;z-index:1}.home-hero .eyebrow{color:var(--gold)}.hero-copy h1{max-width:630px}.hero-copy h1 em{font-style:italic;color:var(--gold)}.hero-copy p{font-size:17px;line-height:1.8;color:#d7e3ee;max-width:480px;margin-bottom:33px}.hero-image-wrap{position:relative;min-height:600px;margin-right:calc((1200px - 100vw)/2);overflow:hidden}.hero-image-wrap>img{width:100%;height:100%;object-fit:cover;object-position:center}.hero-image-wrap:before{content:'';position:absolute;inset:0;background:linear-gradient(90deg,rgba(2,35,72,.17),transparent 36%);z-index:1}.hero-image-note{position:absolute;bottom:28px;left:28px;z-index:2;background:#fff;color:var(--navy);border-radius:6px;padding:18px 22px;box-shadow:var(--shadow);display:flex;align-items:center;gap:18px}.hero-image-note strong{font-family:Georgia,serif;font-size:30px;line-height:1}.hero-image-note small{font-size:11px;text-transform:uppercase;letter-spacing:.08em;font-weight:750;display:block}.stats-row{background:#fff;border-bottom:1px solid var(--line)}.stats-grid{display:grid;grid-template-columns:repeat(4,1fr)}.stat{padding:32px 26px;border-right:1px solid var(--line);display:flex;align-items:center;gap:14px}.stat:first-child{padding-left:0}.stat:last-child{border-right:0}.stat-number{font-family:Georgia,serif;font-size:40px;line-height:1;color:var(--navy);white-space:nowrap}.stat-label{font-size:12px;letter-spacing:.06em;text-transform:uppercase;font-weight:700;color:var(--muted)}
/* cards & photo layouts */
.feature-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px}.feature-card{background:#fff;border:1px solid #e9e9e4;border-radius:var(--radius);padding:30px;transition:transform .25s,box-shadow .25s}.feature-card:hover{transform:translateY(-4px);box-shadow:var(--shadow)}.feature-icon{display:grid;place-items:center;width:46px;height:46px;border-radius:50%;background:#f4e9d6;color:var(--navy);margin-bottom:27px}.feature-icon svg{width:24px;height:24px;stroke:currentColor;stroke-width:1.7;fill:none;stroke-linecap:round;stroke-linejoin:round}.feature-card p{color:var(--muted);font-size:14px;margin:0}.feature-card .link-arrow{margin-top:20px}.photo-layout{display:grid;grid-template-columns:1.05fr .95fr;gap:18px;height:520px}.photo-layout>div{overflow:hidden;border-radius:10px}.photo-layout img{width:100%;height:100%;object-fit:cover;transition:transform .6s}.photo-layout img:hover{transform:scale(1.025)}.photo-side{display:grid;grid-template-rows:1fr 1fr;gap:18px}.photo-side>div{min-height:0;overflow:hidden;border-radius:10px}.two-col{display:grid;grid-template-columns:1fr 1fr;gap:68px;align-items:center}.text-feature ul,.check-list{list-style:none;padding:0;margin:24px 0}.text-feature li,.check-list li{display:flex;gap:13px;padding:9px 0;font-size:15px}.text-feature li:before,.check-list li:before{content:'✓';flex:0 0 22px;height:22px;border-radius:50%;background:#e8f2ee;color:#206451;font-size:13px;display:grid;place-items:center;font-weight:800}.image-frame{position:relative}.image-frame img{width:100%;aspect-ratio:5/4;object-fit:cover;border-radius:11px}.image-caption{position:absolute;right:-15px;bottom:-16px;background:white;padding:18px 20px;border-radius:6px;box-shadow:var(--shadow);font-size:13px;font-weight:750;color:var(--navy)}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}.service-card{display:flex;flex-direction:column;background:#fff;border:1px solid var(--line);border-radius:12px;overflow:hidden}.service-card img{height:210px;width:100%;object-fit:cover}.service-card .service-content{padding:27px;flex:1;display:flex;flex-direction:column}.service-card p{font-size:14px;color:var(--muted);flex:1}.callout{background:var(--navy);color:white;border-radius:11px;padding:60px;display:flex;align-items:center;justify-content:space-between;gap:40px;position:relative;overflow:hidden}.callout:after{content:'';position:absolute;right:-60px;bottom:-210px;width:400px;height:400px;border:1px solid rgba(255,255,255,.1);border-radius:50%;pointer-events:none}.callout .eyebrow{color:var(--gold)}.callout h2{max-width:800px;margin-bottom:12px}.callout p{color:#c9d9e7;margin:0}.callout .btn{position:relative;z-index:2}
/* subpages */
.page-hero{background:var(--navy);color:#fff;overflow:hidden}.page-hero-grid{display:grid;grid-template-columns:1fr 470px;min-height:395px;gap:55px;align-items:center}.page-hero-copy{padding:70px 0}.page-hero .eyebrow{color:var(--gold)}.page-hero h1{font-size:clamp(47px,5vw,68px);margin:18px 0}.page-hero p{font-size:17px;color:#d3e2ee;line-height:1.75;max-width:670px}.page-hero img{width:100%;height:100%;object-fit:cover;min-height:395px}.page-hero-no-photo{min-height:330px;display:flex;align-items:center}.page-hero-no-photo p{max-width:740px}.info-strip{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.info-tile{background:#fff;border:1px solid var(--line);border-radius:11px;padding:26px}.info-tile .tile-label{color:#816332;text-transform:uppercase;letter-spacing:.11em;font-size:11px;font-weight:850;margin-bottom:8px}.info-tile strong{font-size:21px;color:var(--navy)}.property-spotlight{display:grid;grid-template-columns:1.05fr .95fr;background:white;border-radius:16px;overflow:hidden;box-shadow:0 14px 55px rgba(2,35,72,.08)}.property-spotlight>.spotlight-photo{min-height:425px}.property-spotlight>.spotlight-photo img{width:100%;height:100%;object-fit:cover}.spotlight-copy{padding:50px}.spotlight-copy h2{font-size:47px}.mini-stats{display:flex;flex-wrap:wrap;gap:10px;margin:22px 0 28px}.mini-stats span{padding:8px 13px;border:1px solid #e3e6e6;border-radius:8px;color:var(--navy);font-size:13px;font-weight:750}.gallery-grid{display:grid;grid-template-columns:repeat(4,1fr);grid-auto-rows:190px;gap:11px}.gallery-item{border:0;background:transparent;padding:0;position:relative;overflow:hidden;border-radius:8px;cursor:zoom-in}.gallery-item img{width:100%;height:100%;object-fit:cover;transition:transform .45s}.gallery-item:hover img{transform:scale(1.06)}.gallery-item:first-child{grid-column:span 2;grid-row:span 2}.gallery-item:nth-child(6){grid-column:span 2}.gallery-item:after{content:attr(data-label);position:absolute;left:12px;bottom:11px;background:rgba(1,27,56,.84);color:white;font-size:11px;letter-spacing:.05em;border-radius:4px;padding:7px 10px}.gallery-trigger-note{font-size:13px;color:var(--muted);margin:13px 0 0}.amenity-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.amenity{padding:23px;background:#fff;border:1px solid var(--line);border-radius:10px}.amenity strong{display:block;color:var(--navy);margin-bottom:6px}.amenity p{color:var(--muted);font-size:14px;margin:0}.split-note{background:#f1eee6;padding:35px;border-left:3px solid var(--gold);border-radius:5px;color:#526170}.process{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.step{padding:25px 0 18px;border-top:2px solid #d8c19a}.step-num{font-family:Georgia,serif;color:#aa7c31;font-size:40px;line-height:1;margin-bottom:18px}.step p{font-size:14px;color:var(--muted)}
/* support & contact */
.faq-list{display:grid;gap:12px}.faq-list details{background:#fff;border:1px solid var(--line);border-radius:10px;padding:0 24px}.faq-list summary{padding:21px 0;list-style:none;display:flex;align-items:center;justify-content:space-between;gap:15px;font-size:16px;font-weight:750;color:var(--navy);cursor:pointer}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary:after{content:'+';font-family:Arial,sans-serif;font-size:25px;line-height:1;font-weight:300;color:#aa7c31}.faq-list details[open] summary:after{content:'−'}.faq-list details p{color:var(--muted);font-size:14px;margin:0 0 22px;max-width:840px}.contact-layout{display:grid;grid-template-columns:.78fr 1.22fr;gap:42px;align-items:start}.contact-panel{border-radius:13px;background:var(--navy);color:white;padding:38px}.contact-panel h2{font-size:36px}.contact-panel p{color:#d1e0ed;font-size:15px}.contact-method{border-top:1px solid rgba(255,255,255,.15);padding:22px 0;display:block}.contact-method small{display:block;color:var(--gold);font-size:11px;letter-spacing:.13em;text-transform:uppercase;font-weight:850;margin-bottom:5px}.contact-method strong{font-size:17px;overflow-wrap:anywhere}.contact-method:hover strong{text-decoration:underline}.form-panel{background:#fff;border:1px solid var(--line);padding:35px;border-radius:13px;box-shadow:0 10px 40px rgba(1,28,53,.05)}.form-panel h2{font-size:36px;margin:0 0 9px}.form-panel .muted{font-size:14px;margin-bottom:24px}.form-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:17px}.field{display:flex;flex-direction:column;gap:6px}.field.full{grid-column:span 2}.field label{color:var(--navy);font-weight:800;font-size:12px}.field input,.field select,.field textarea{border:1px solid #cdd8df;background:#fff;border-radius:6px;padding:12px 13px;width:100%;color:var(--ink);min-height:45px}.field textarea{resize:vertical;min-height:130px}.field input::placeholder,.field textarea::placeholder{color:#8797a2}.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--navy)}.form-note{font-size:12px;color:var(--muted);margin:13px 0}.form-status{border-left:3px solid var(--gold);background:#fff8e9;padding:13px 16px;margin-top:16px;border-radius:3px;font-size:13px}.form-status:empty{display:none}.small-note{font-size:12px;color:#667987}
/* footer */
.footer{background:#001b36;color:white;padding:67px 0 25px}.footer-grid{display:grid;grid-template-columns:1.25fr .75fr .75fr .9fr;gap:42px}.footer .brand{color:white;margin-bottom:20px}.footer .brand-mark{color:var(--gold)}.footer-desc{color:#b9cbd8;font-size:14px;line-height:1.8;max-width:290px}.footer h4{font-size:12px;text-transform:uppercase;letter-spacing:.12em;color:var(--gold);margin:7px 0 22px}.footer a:not(.brand){display:block;color:#d5e1e9;font-size:14px;margin-bottom:12px}.footer a:hover{text-decoration:underline;text-underline-offset:4px}.footer-bottom{border-top:1px solid rgba(255,255,255,.15);margin-top:55px;padding-top:22px;display:flex;justify-content:space-between;gap:25px;color:#b3c4d0;font-size:12px}
/* modal */
.lightbox{border:0;padding:0;max-width:min(1000px,95vw);max-height:90vh;background:transparent;color:white}.lightbox::backdrop{background:rgba(0,15,31,.93)}.lightbox .lightbox-content{display:flex;flex-direction:column;align-items:center;gap:11px}.lightbox img{max-height:77vh;max-width:95vw;object-fit:contain;border-radius:5px}.lightbox figcaption{font-size:13px}.lightbox-close{position:fixed;top:17px;right:25px;z-index:3;border:0;color:white;background:rgba(0,0,0,.5);font-size:23px;width:40px;height:40px;border-radius:50%}.lightbox-arrows{position:fixed;left:20px;right:20px;top:50%;display:flex;justify-content:space-between;pointer-events:none}.lightbox-arrows button{pointer-events:auto;background:rgba(0,0,0,.6);color:white;border:1px solid #8c99a6;border-radius:50%;width:44px;height:44px;font-size:25px}
@media(max-width:1140px){.nav-links{gap:14px}.nav-links a{font-size:11px}.brand{min-width:145px}.brand-word{font-size:31px}.nav-action{display:none}.hero-grid{grid-template-columns:46% 54%}.hero-image-wrap{margin-right:-26px}.hero-copy{padding-right:32px}.footer-grid{gap:25px}}
@media(max-width:900px){.section{padding:73px 0}.nav-inner{min-height:77px}.mobile-menu{display:inline-flex}.nav-links{position:absolute;left:0;right:0;top:100%;background:white;display:none;flex-direction:column;align-items:stretch;gap:0;padding:10px 26px 20px;box-shadow:0 14px 18px rgba(0,0,0,.1)}.nav-links.is-open{display:flex}.nav-links a{display:block;padding:12px;font-size:14px}.nav-links a[aria-current='page']:after,.nav-links a:hover:after{left:12px;right:auto;bottom:6px;width:28px}.hero-grid{grid-template-columns:1fr}.hero-copy{padding:62px 0 48px}.hero-copy h1{font-size:clamp(51px,9vw,75px);max-width:750px}.hero-image-wrap{min-height:420px;height:420px;margin:0 -26px}.stats-grid{grid-template-columns:repeat(2,1fr)}.stat{padding:25px}.stat:nth-child(2){border:0}.stat:nth-child(-n+2){border-bottom:1px solid var(--line)}.stat:first-child{padding-left:25px}.page-hero-grid{grid-template-columns:1.1fr .9fr;gap:20px}.page-hero h1{font-size:51px}.two-col{gap:28px}.contact-layout{gap:22px}.footer-grid{grid-template-columns:repeat(2,1fr)}.property-spotlight>.spotlight-photo{min-height:420px}.spotlight-copy{padding:30px}.gallery-grid{grid-auto-rows:150px}}
@media(max-width:640px){.container{width:calc(100% - 34px)}.announcement{font-size:9px;letter-spacing:.06em}.brand-mark{width:30px}.brand-word{font-size:30px}.brand-tag{font-size:8px}.hero-copy{padding:49px 0 39px}.hero-copy h1{font-size:49px;margin:16px 0}.hero-copy p{font-size:16px}.hero-image-wrap{height:310px;min-height:310px;margin:0 -17px}.hero-image-note{left:16px;bottom:14px;padding:12px 14px;gap:12px}.hero-image-note strong{font-size:24px}.hero-image-note small{font-size:10px}.stat{padding:22px 12px}.stat:first-child{padding-left:12px}.stat-number{font-size:31px}.stat-label{font-size:10px}.section{padding:61px 0}.section-tight{padding:42px 0}.section-head{display:block;margin-bottom:28px}.section-head .link-arrow{margin-top:14px}.lead{font-size:16px}h2{font-size:37px}.feature-grid,.service-grid,.amenity-grid,.info-strip,.process{grid-template-columns:1fr}.feature-card{padding:25px}.feature-icon{margin-bottom:18px}.photo-layout{height:auto;grid-template-columns:1fr;gap:10px}.photo-layout>div:first-child{height:290px}.photo-side{grid-template-columns:1fr 1fr;grid-template-rows:none;gap:10px;height:145px}.two-col{grid-template-columns:1fr;gap:34px}.image-caption{right:8px;bottom:8px}.callout{padding:34px 25px;display:block}.callout .btn{margin-top:24px}.page-hero-grid{display:block;min-height:auto}.page-hero-copy{padding:53px 0 47px}.page-hero h1{font-size:45px}.page-hero img{min-height:240px;height:260px;margin:0 -17px;max-width:calc(100% + 34px);width:calc(100% + 34px)}.page-hero-no-photo{min-height:280px}.property-spotlight{grid-template-columns:1fr}.property-spotlight>.spotlight-photo{min-height:auto;height:275px}.spotlight-copy{padding:28px}.spotlight-copy h2{font-size:37px}.gallery-grid{grid-template-columns:repeat(2,1fr);grid-auto-rows:150px}.gallery-item:first-child{grid-column:span 2;grid-row:span 2}.gallery-item:nth-child(6){grid-column:span 2}.contact-layout{grid-template-columns:1fr}.contact-panel{padding:30px}.form-panel{padding:24px}.form-grid{grid-template-columns:1fr}.field.full{grid-column:span 1}.footer{padding-top:50px}.footer-grid{grid-template-columns:1fr 1fr;gap:25px}.footer-grid>:first-child{grid-column:span 2}.footer-grid>:last-child{grid-column:span 2}.footer-bottom{flex-direction:column;margin-top:34px;gap:8px}.lightbox-arrows{left:8px;right:8px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}
/* Keep navigation handy during longer FAQ and property pages. */
.site-header{position:sticky;top:0}
[id]{scroll-margin-top:105px}