:root{--pine:#091f19;--forest:#122e25;--cream:#f2efe4;--ink:#19392c;--gold:#ccb47d;--muted-gold:#ad925c;--paper-ink:#556057;--line:rgba(206,184,134,.24);--pad:clamp(24px,5.8vw,92px);--serif:Georgia,'Times New Roman',serif;--sans:Arial,Helvetica,sans-serif;color-scheme:light}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:105px}body{margin:0;background:var(--pine);color:var(--cream);font-family:var(--sans);font-size:16px;line-height:1.65;-webkit-font-smoothing:antialiased}body.menu-open{overflow:hidden}::selection{background:var(--gold);color:var(--pine)}a{color:inherit;text-decoration:none}button{font:inherit;color:inherit}button,a{-webkit-tap-highlight-color:transparent}button{cursor:pointer}button:focus-visible,a:focus-visible{outline:2px solid var(--gold);outline-offset:7px}h1,h2,h3,p,figure{margin:0}h1,h2,h3{font-weight:400}h1,h2,h3,em{font-family:var(--serif)}h2{font-size:clamp(42px,5.35vw,80px);line-height:1.08;letter-spacing:-.045em}h2 em,h3 em{font-weight:400;color:var(--muted-gold)}p{overflow-wrap:break-word}img{max-width:100%;display:block}button{border-radius:0}button:disabled{cursor:default}.skip-link{position:fixed;top:10px;left:20px;z-index:100;padding:10px 20px;background:var(--cream);color:var(--pine);transform:translateY(-160%)}.skip-link:focus{transform:none}
.site-header{position:fixed;z-index:30;top:0;left:0;width:100%;height:101px;display:flex;align-items:center;justify-content:space-between;gap:28px;padding:0 var(--pad);transition:background .35s,border-color .35s,box-shadow .35s;border-bottom:1px solid transparent}.site-header.is-scrolled,.site-header.menu-is-open{background:rgba(9,31,25,.96);border-bottom-color:var(--line);backdrop-filter:blur(15px)}.brand{display:flex;flex-direction:column;align-items:flex-start;flex-shrink:0}.brand>span{font-family:var(--serif);font-size:27px;letter-spacing:.24em;line-height:1.2;color:#e0ca98}.brand small{font-size:10px;letter-spacing:.15em;margin-top:7px;color:#bcbfAD}.site-nav{display:flex;align-items:center;gap:32px;font-size:14px}.site-nav>a{position:relative;transition:color .2s}.site-nav>a:hover{color:var(--gold)}.nav-contact{padding:10px 18px;border:1px solid rgba(204,180,125,.55)}.nav-contact span{margin-left:15px;font-size:19px}.menu-toggle{display:none;background:none;border:0;padding:12px 0;align-items:center;gap:15px;font-size:14px}.menu-toggle i{width:23px;height:9px;border-top:1px solid currentColor;border-bottom:1px solid currentColor;transition:transform .2s}
.intro{position:relative;min-height:680px}.motion-enabled .intro{height:190svh;min-height:1292px}.intro-sticky{position:relative;isolation:isolate;height:100svh;min-height:680px;overflow:hidden;background:#091f19}.motion-enabled .intro-sticky{position:sticky;top:0}.intro-haze{position:absolute;z-index:-1;inset:0;background:radial-gradient(ellipse at 50% 39%,rgba(106,124,74,.18),transparent 44%),radial-gradient(ellipse at 12% 90%,rgba(38,76,56,.19),transparent 48%),linear-gradient(110deg,#071b15,#0b221b 55%,#081a15)}.intro-haze:after{content:'';position:absolute;inset:0;background:linear-gradient(90deg,transparent,rgba(168,147,90,.025),transparent);opacity:.7}.intro-rule{position:absolute;top:135px;bottom:128px;width:1px;background:linear-gradient(transparent,rgba(204,180,125,.19) 20%,rgba(204,180,125,.19) 80%,transparent)}.rule-left{left:var(--pad)}.rule-right{right:var(--pad)}.intro-side{position:absolute;top:43%;display:flex;gap:15px;flex-direction:column;color:#b5bca7;font-size:11px;line-height:1.6;letter-spacing:.15em}.intro-side-left{left:calc(var(--pad) + 27px)}.intro-side-right{right:calc(var(--pad) + 27px);text-align:right}.intro-content{height:100%;display:flex;flex-direction:column;align-items:center;justify-content:center;padding:115px 24px 110px;text-align:center}.coin-stage{position:relative;width:clamp(245px,39svh,406px);aspect-ratio:1;flex-shrink:0;will-change:transform,opacity;filter:drop-shadow(0 24px 34px rgba(0,0,0,.36))}.coin-stage canvas{position:absolute;width:100%;height:100%;inset:0;opacity:0;transition:opacity .3s}.coin-stage.is-rendered canvas{opacity:1}.coin-fallback{position:absolute;inset:5%;width:90%;height:90%;object-fit:cover;clip-path:circle(48.9% at 50% 50.1%);transition:opacity .3s}.coin-stage.is-rendered .coin-fallback{opacity:0}.intro-type{margin-top:16px;will-change:transform,opacity}.eyebrow{font-size:12px;font-family:var(--sans);font-weight:400;letter-spacing:.15em;line-height:1.6}.intro-type>.eyebrow{color:#c5b890;font-size:11px;letter-spacing:.22em;margin-bottom:15px}.intro h1{font-size:clamp(66px,9vw,133px);line-height:.96;letter-spacing:.055em;margin-left:.055em;color:#eee9d9}.intro-tagline{font-family:var(--serif);font-size:clamp(20px,2.1vw,28px);font-style:italic;color:#ccb785;margin-top:16px;line-height:1.4}.intro-bottom{position:absolute;left:var(--pad);right:var(--pad);bottom:28px;display:grid;grid-template-columns:1fr 1fr 1fr;align-items:end;gap:15px}.intro-bottom>p{font-size:12px;line-height:1.7;color:#b4bda9}.scroll-cue{display:flex;flex-direction:column;align-items:center;justify-self:center;gap:15px;line-height:1;color:#d3c6a5}.scroll-cue>span:first-child{font-size:10px;letter-spacing:.19em}.scroll-line{display:block;height:30px;width:1px;background:linear-gradient(var(--gold),rgba(204,180,125,.15));transform-origin:top}.motion-control{justify-self:end;display:flex;align-items:center;gap:9px;padding:10px 0;line-height:1;background:none;border:0;color:#b4bda9;font-size:12px}.motion-symbol{font-size:16px;line-height:1}.motion-control:hover{color:var(--gold)}
.section-pad{padding:100px var(--pad)}.section-light{background:var(--cream);color:var(--ink)}.section-top{display:flex;justify-content:space-between;align-items:center;gap:24px;padding-bottom:35px;border-bottom:1px solid rgba(25,57,44,.19);margin-bottom:65px}.section-top>.eyebrow{font-size:12px;letter-spacing:.13em}.section-note{font-family:var(--serif);font-size:16px;font-style:italic;line-height:1.4;color:var(--paper-ink)}.story-grid{display:grid;grid-template-columns:1.15fr 1fr;gap:clamp(50px,9vw,145px);align-items:center}.story h2{font-size:clamp(47px,5.5vw,84px)}.story-copy{max-width:430px;margin:12px 0 0 auto}.story-copy>p{color:var(--paper-ink);line-height:1.85;margin-bottom:22px}.story-copy>.lead{font-family:var(--serif);font-size:28px;line-height:1.45;color:var(--ink);margin-bottom:24px}.text-link{display:inline-flex;align-items:center;justify-content:space-between;gap:30px;font-size:14px;padding:9px 0;border-bottom:1px solid var(--muted-gold);margin-top:10px}.text-link>span{font-size:24px;line-height:1;transition:transform .2s}.text-link:hover>span{transform:translate(3px,-3px)}.story-notes{display:grid;grid-template-columns:repeat(3,1fr);gap:38px;margin-top:92px;border-top:1px solid rgba(25,57,44,.19);padding-top:35px}.small-number{font-size:12px;color:#887342;letter-spacing:.06em}.story-notes h3{font-size:25px;line-height:1.3;margin:13px 0 10px}.story-notes p{font-size:14px;line-height:1.7;color:var(--paper-ink)}
.destination{background:#e4e3d4;color:var(--ink)}.destination .section-top{margin-bottom:47px}.destination-title{display:flex;align-items:center;justify-content:space-between;gap:30px;margin-bottom:43px}.destination-title h2{font-size:clamp(54px,7vw,105px);letter-spacing:-.015em;line-height:1}.destination-title p{font-family:var(--serif);font-size:clamp(18px,2vw,26px);line-height:1.3;margin-top:12px}.destination-title p span{letter-spacing:.055em}.development-status{font-size:12px;letter-spacing:.08em;text-transform:uppercase;padding:8px 15px;border:1px solid rgba(25,57,44,.35);flex-shrink:0}.destination-grid{display:grid;grid-template-columns:1.75fr 1fr;gap:clamp(28px,5vw,76px);align-items:center}.destination-figure{min-width:0}.project-image{position:relative;overflow:hidden;background:#344d37;width:100%;aspect-ratio:1.07}.project-image img{position:absolute;max-width:none;width:124.27185%;height:auto;top:-23.8%;left:0}.destination-figure figcaption{font-size:12px;color:#576157;line-height:1.6;margin-top:12px}.destination-copy>.eyebrow{font-size:11px;line-height:1.8;color:#655a3d;margin-bottom:22px}.destination-copy h3{font-size:clamp(32px,3.1vw,46px);line-height:1.13;letter-spacing:-.035em;margin-bottom:25px}.destination-copy>p:not(.eyebrow){color:#4d5c51;margin-bottom:19px;font-size:15px;line-height:1.85}.destination-detail{border-top:1px solid rgba(25,57,44,.19);margin-top:25px;padding-top:20px}.destination-detail>span{font-size:10px;letter-spacing:.15em;color:#6b6b50}.destination-detail p{font-size:14px;line-height:1.8;margin-top:8px}.destination-copy .text-link{margin-top:22px}.destination-features{display:flex;align-items:center;justify-content:space-between;border-top:1px solid rgba(25,57,44,.24);margin-top:42px;padding-top:25px;gap:20px}.destination-features>span{font-family:var(--serif);font-size:23px;color:#3d5443}.destination-features>span+span{border-left:1px solid rgba(25,57,44,.24);padding-left:clamp(30px,8vw,130px)}
.vision{background:var(--forest);color:var(--cream)}.vision .section-top,.contact .section-top{border-color:var(--line)}.vision .section-top>.eyebrow,.contact .section-top>.eyebrow{color:var(--gold)}.vision .section-note,.contact .section-note{color:#c0c8b4}.vision-grid{display:grid;grid-template-columns:1.45fr 1fr;gap:65px;align-items:end;margin-bottom:64px}.vision h2{font-size:clamp(43px,5.35vw,80px)}.vision h2 em{color:var(--gold)}.vision-intro{color:#c5cdbd;max-width:425px;line-height:1.85}.vision-row{display:grid;grid-template-columns:55px 1fr 1.1fr;gap:24px;align-items:center;border-top:1px solid var(--line);padding:29px 0}.vision-row .small-number{color:#bfab7b}.vision-row h3{font-size:clamp(24px,2.5vw,36px);line-height:1.3}.vision-row>p{font-size:15px;line-height:1.8;color:#c5cdbd;max-width:435px}.vision-signoff{border-top:1px solid var(--line);padding-top:37px;margin-top:1px;text-align:center;font-family:var(--serif);font-style:italic;font-size:20px;color:#cab581;line-height:1.8}
.people-heading{display:grid;grid-template-columns:1.5fr 1fr;gap:55px;align-items:end}.people-heading h2{font-size:clamp(42px,4.6vw,67px)}.people-heading>p{max-width:330px;justify-self:end;color:var(--paper-ink)}.people-grid{display:grid;grid-template-columns:1fr 1fr;gap:8vw;margin-top:60px}.people-grid article{padding-top:28px;border-top:1px solid rgba(25,57,44,.22)}.people-grid .eyebrow{font-size:10px;color:#77653e;letter-spacing:.13em}.people-grid h3{font-size:clamp(26px,2.55vw,37px);line-height:1.3;margin:14px 0 16px}.people-grid article>p:last-child{color:var(--paper-ink);max-width:450px;line-height:1.85;font-size:15px}
.contact{background:#0a1e18}.contact-grid{display:grid;grid-template-columns:1.2fr 1fr;gap:10vw;align-items:center}.contact h2{font-size:clamp(49px,6.2vw,93px)}.contact h2 em{color:var(--gold)}.contact-copy{max-width:390px}.contact-copy>p{color:#c2cbb8;line-height:1.85;font-size:16px}.contact-link{display:flex;align-items:center;justify-content:space-between;gap:20px;font-family:var(--serif);font-size:clamp(22px,2.05vw,29px);line-height:1.5;border-bottom:1px solid var(--gold);padding:20px 0 15px;margin:20px 0 16px}.contact-link>span{font-family:var(--sans);font-size:30px;transition:transform .2s}.contact-link:hover>span{transform:translate(3px,-3px)}.email-link{font-size:14px;color:#c4b286}.email-link:hover{text-decoration:underline;text-underline-offset:5px}.site-footer{padding:0 var(--pad) 28px;background:#0a1e18;color:#bdc8b6}.footer-top{border-top:1px solid var(--line);padding:45px 0;display:grid;grid-template-columns:1fr 1fr 1fr;gap:25px;align-items:center}.footer-brand{font-family:var(--serif);letter-spacing:.12em;font-size:clamp(32px,4.2vw,61px);color:#d6c095;line-height:1.2}.footer-top>p{font-family:var(--serif);font-size:20px;line-height:1.6;justify-self:center}.footer-top>p em{color:#c8b486}.back-to-top{font-size:13px;justify-self:end;display:flex;gap:18px;align-items:center}.back-to-top span{font-size:22px;color:var(--gold)}.footer-bottom{display:flex;justify-content:space-between;gap:20px;border-top:1px solid var(--line);padding-top:23px;font-size:11px;color:#a5b29e}
@media(min-width:1700px){.section-pad{padding-left:max(var(--pad),calc((100vw - 1516px)/2));padding-right:max(var(--pad),calc((100vw - 1516px)/2))}}
@media(max-height:780px) and (min-width:851px){.intro-sticky{min-height:650px}.coin-stage{width:285px}.intro-content{padding-top:108px;padding-bottom:85px}.intro h1{font-size:89px}.intro-type>.eyebrow{margin-bottom:11px}.intro-tagline{font-size:22px;margin-top:11px}.intro-bottom{bottom:21px}.intro-type{margin-top:8px}}
@media(max-width:1100px){.intro-side{font-size:9px;gap:12px}.intro-side-left{left:calc(var(--pad) + 19px)}.intro-side-right{right:calc(var(--pad) + 19px)}.site-nav{gap:24px}.story-grid{gap:55px}.story-copy>.lead{font-size:25px}.section-pad{padding-top:82px;padding-bottom:82px}.destination-grid{grid-template-columns:1.25fr 1fr;gap:35px}.destination-copy h3{font-size:33px}.destination-copy>p:not(.eyebrow){font-size:14px}.vision-grid{gap:40px}.vision-row{grid-template-columns:38px 1fr 1.2fr}.destination-features>span+span{padding-left:45px}}
@media(max-width:850px){html{scroll-padding-top:93px}.site-header{height:86px}.brand>span{font-size:24px}.brand small{font-size:9px}.menu-toggle{display:flex}.site-nav{position:fixed;inset:86px 0 auto;background:#091f19;flex-direction:column;align-items:stretch;gap:0;padding:15px var(--pad) 34px;border-bottom:1px solid var(--line);visibility:hidden;opacity:0;transform:translateY(-10px);transition:opacity .2s,transform .2s,visibility .2s}.site-nav.is-open{visibility:visible;opacity:1;transform:none}.site-nav>a{font-size:21px;font-family:var(--serif);padding:16px 0;border-bottom:1px solid var(--line)}.site-nav .nav-contact{border:0;border-bottom:1px solid var(--line);display:flex;justify-content:space-between}.menu-toggle[aria-expanded=true] i{transform:rotate(-45deg);height:1px;border-bottom:0}.intro-side{display:none}.intro-rule{top:120px;bottom:130px}.story-grid{grid-template-columns:1fr 1fr;gap:35px}.story h2{font-size:48px}.story-copy>.lead{font-size:24px}.story-copy>p{font-size:15px;margin-bottom:18px}.story-notes{gap:20px;margin-top:60px}.story-notes h3{font-size:22px}.section-top{margin-bottom:46px;padding-bottom:24px}.destination-grid{grid-template-columns:1fr}.project-image{aspect-ratio:1.2}.project-image img{top:-26.7%}.destination-copy{display:grid;grid-template-columns:1fr 1fr;column-gap:38px;align-items:start}.destination-copy>.eyebrow{grid-column:1;margin:10px 0 18px}.destination-copy h3{grid-column:1;grid-row:2/span 2;font-size:41px}.destination-copy>p:not(.eyebrow){grid-column:2;font-size:16px}.destination-copy>p:nth-of-type(2){grid-row:1/span 2}.destination-copy>p:nth-of-type(3){grid-row:3}.destination-detail{grid-column:1;grid-row:4;margin-top:0}.destination-copy .text-link{grid-column:2;grid-row:4;justify-self:start;margin-top:12px}.destination-features>span{font-size:21px}.destination-features>span+span{padding-left:30px}.vision-grid{grid-template-columns:1fr;gap:27px}.vision-intro{max-width:550px}.vision h2{font-size:59px}.people-heading{grid-template-columns:1fr;gap:30px}.people-heading>p{justify-self:start;max-width:420px}.people-grid{gap:40px;margin-top:43px}.people-heading h2{font-size:52px}.people-grid h3{font-size:28px}.contact-grid{gap:42px;grid-template-columns:1.15fr 1fr}.contact h2{font-size:52px}.contact-link{font-size:23px}.footer-top>p{font-size:17px}.contact .section-note{max-width:210px;text-align:right}}
@media(max-width:600px){:root{--pad:24px}.site-header{height:82px}.site-nav{top:82px}.intro-sticky{min-height:650px}.motion-enabled .intro{min-height:1170px;height:180svh}.intro-content{padding:104px 18px 113px}.coin-stage{width:clamp(235px,35svh,330px)}.intro h1{font-size:clamp(63px,15.9vw,92px);letter-spacing:.04em;margin-left:.04em}.intro-type{margin-top:24px}.intro-type>.eyebrow{font-size:9px;letter-spacing:.18em;margin-bottom:17px}.intro-tagline{font-size:19px;margin-top:18px}.intro-rule{top:112px;bottom:110px;opacity:.6}.intro-bottom{bottom:25px;grid-template-columns:1fr 1fr}.intro-bottom>p{display:none}.scroll-cue{justify-self:start;align-items:flex-start;gap:12px}.scroll-line{height:23px}.scroll-cue>span:first-child{font-size:9px}.motion-control{font-size:11px;margin-bottom:17px}.section-pad{padding-top:61px;padding-bottom:62px}.section-top{align-items:flex-start;margin-bottom:35px;padding-bottom:20px}.section-top>.eyebrow{font-size:10px;letter-spacing:.1em}.section-note{font-size:14px;max-width:145px;text-align:right}.story-grid{grid-template-columns:1fr;gap:30px}.story h2{font-size:clamp(47px,11.8vw,69px)}.story-copy{margin:0;max-width:none}.story-copy>.lead{font-size:25px;max-width:340px}.story-copy>p{font-size:16px;line-height:1.85}.story-notes{grid-template-columns:1fr;gap:0;margin-top:45px;padding-top:0}.story-notes>div{display:grid;grid-template-columns:28px 1fr;column-gap:14px;padding:21px 0;border-bottom:1px solid rgba(25,57,44,.17)}.story-notes .small-number{grid-row:1/span 2;padding-top:6px}.story-notes h3{margin:0 0 4px;font-size:23px}.story-notes p{grid-column:2;font-size:14px}.destination .section-top{margin-bottom:31px}.destination-title{align-items:flex-start;flex-direction:column;gap:20px;margin-bottom:25px}.destination-title h2{font-size:clamp(46px,12.1vw,69px)}.destination-title p{font-size:22px;margin-top:8px}.development-status{padding:5px 10px;font-size:10px}.project-image{aspect-ratio:.95}.project-image img{top:-21.2%}.destination-figure figcaption{font-size:11px}.destination-grid{gap:31px}.destination-copy{display:block}.destination-copy>.eyebrow{font-size:10px;line-height:1.8;margin:0 0 16px}.destination-copy h3{font-size:43px;margin-bottom:22px}.destination-copy>p:not(.eyebrow){font-size:16px}.destination-detail{margin-top:25px;padding-top:19px}.destination-copy .text-link{margin-top:16px;font-size:14px}.destination-features{display:flex;flex-direction:column;align-items:flex-start;gap:13px;margin-top:33px;padding-top:23px}.destination-features>span{font-size:21px}.destination-features>span+span{border:0;padding:0}.vision-grid{gap:26px;margin-bottom:34px}.vision h2{font-size:clamp(41px,10.4vw,59px)}.vision-intro{font-size:16px}.vision-row{grid-template-columns:27px 1fr;column-gap:13px;row-gap:9px;padding:24px 0;align-items:start}.vision-row .small-number{padding-top:7px}.vision-row h3{font-size:28px}.vision-row>p{grid-column:2;font-size:15px}.vision-signoff{font-size:18px;text-align:left;margin-top:7px;padding-top:25px}.people-heading h2{font-size:clamp(40px,9.9vw,55px)}.people-heading{gap:25px}.people-heading>p{font-size:16px}.people-grid{grid-template-columns:1fr;gap:29px;margin-top:34px}.people-grid article{padding-top:23px}.people-grid h3{font-size:30px;margin:13px 0}.people-grid article>p:last-child{font-size:16px}.contact .section-top .section-note{display:none}.contact-grid{grid-template-columns:1fr;gap:33px}.contact h2{font-size:clamp(49px,12.5vw,70px)}.contact-copy{max-width:none}.contact-link{font-size:25px;margin-top:13px}.footer-top{grid-template-columns:1fr 1fr;gap:29px;padding:31px 0}.footer-brand{font-size:35px}.footer-top>p{justify-self:end;font-size:15px}.back-to-top{justify-self:start;font-size:12px;grid-column:1/span 2}.footer-bottom{flex-direction:column;gap:8px;font-size:10px}.site-footer{padding-bottom:25px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}.motion-enabled .intro{height:auto;min-height:0}.motion-enabled .intro-sticky{position:relative}.coin-stage,.intro-type{will-change:auto}}

/* The story enters while the coin lifts, without intercepting native scrolling. */
.story{position:relative;z-index:2}.motion-enabled .story{margin-top:-65svh}
.intro-side,.intro-type>.eyebrow,.scroll-cue>span:first-child,.motion-control,.section-top>.eyebrow,.destination-copy>.eyebrow,.destination-detail>span,.people-grid .eyebrow,.development-status,.destination-figure figcaption,.footer-bottom{font-size:12px}
@media(max-width:600px){.intro-type>.eyebrow{font-size:12px}.scroll-cue>span:first-child{font-size:12px}.motion-control{font-size:12px}}
@media(prefers-reduced-motion:reduce){.motion-enabled .story{margin-top:0}}

.destination-copy>p:not(.eyebrow),.vision-row>p,.people-grid article>p:last-child{font-size:16px}