:root{
  --fjord:#1E4550; --fjord-2:#24525F; --lamp:#E2B866; --brass:#B8863B; --brass-ink:#8A6424;
  --bg:#F3F4F2; --surface:#E7E9E6; --line:#CDD3D2; --ink:#1B2326; --muted:#56636A;
  --on-dark:#F4EEE6; --on-dark-muted:#C9D6D9; --field:#FFFFFF; --win:#2C5B68;
  --display:"EB Garamond", "Garamond", Georgia, serif;
  --body:"Public Sans", "Helvetica Neue", Arial, sans-serif;
  color-scheme:light;
}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]){
  --bg:#121A1D; --surface:#19242A; --line:#2B3A40; --ink:#E8EDEC; --muted:#A9B7BC; --field:#1D2A30;
  --brass:#D2A65E; --brass-ink:#E2BC77; color-scheme:dark}}
:root[data-theme="dark"]{
  --bg:#121A1D; --surface:#19242A; --line:#2B3A40; --ink:#E8EDEC; --muted:#A9B7BC; --field:#1D2A30;
  --brass:#D2A65E; --brass-ink:#E2BC77; color-scheme:dark}
*{box-sizing:border-box}
body{background:var(--bg);color:var(--ink);font:400 17px/1.62 var(--body);margin:0}
a{color:inherit}
.wrap{max-width:1140px;margin:0 auto;padding-left:max(20px, env(safe-area-inset-left,0px));padding-right:max(20px, env(safe-area-inset-right,0px))}
h1,h2,h3{font-family:var(--display);font-weight:500;line-height:1.08;text-wrap:balance;margin:0}
h2{font-size:clamp(2rem,4.4vw,3.2rem)}
h3{font-size:1.45rem}
p{margin:0}
.lede{font-size:1.14rem;color:var(--muted);max-width:62ch}
:focus-visible{outline:2px solid var(--lamp);outline-offset:3px}

/* header */
.top{position:sticky;top:env(safe-area-inset-top,0px);z-index:20;background:var(--fjord);color:var(--on-dark)}
.top .wrap{display:flex;align-items:center;justify-content:space-between;gap:16px;padding-block:13px;flex-wrap:wrap}
.brand{text-decoration:none;display:flex;align-items:center;gap:.55em;font-family:var(--display);font-size:1.4rem;letter-spacing:.12em;font-weight:600;white-space:nowrap}
.brand .bmark{flex:none;width:1.5em;height:1.5em}
.brand i{font-style:italic;color:var(--lamp);letter-spacing:0;font-weight:500}
nav.links{display:flex;gap:22px;font-size:.93rem}
nav.links a{text-decoration:none;color:var(--on-dark-muted)}
nav.links a:hover{color:var(--on-dark)}
.tools{display:flex;align-items:center;gap:14px}
.inv-link{font-size:.88rem;color:var(--on-dark-muted);text-decoration:none;border-bottom:1px solid currentColor}
.lang{display:flex;border:1px solid rgba(255,255,255,.25);border-radius:999px;overflow:hidden}
.lang button{background:none;border:0;color:var(--on-dark-muted);font:600 .8rem/1 var(--body);padding:8px 12px;cursor:pointer}
.lang button[aria-pressed="true"]{background:var(--lamp);color:#1B2326}
@media (max-width:900px){nav.links{display:none}}

/* hero */
.hero{background:var(--fjord);color:var(--on-dark)}
.hero .wrap{display:grid;grid-template-columns:1.1fr .9fr;gap:44px;align-items:center;padding-block:64px 88px}
.hero h1{font-size:clamp(2.6rem,6vw,4.9rem);font-weight:400;letter-spacing:-.01em}
.hero .lede{color:var(--on-dark-muted);margin-top:24px}
.ctas{display:flex;gap:12px;flex-wrap:wrap;margin-top:32px}
.btn{display:inline-flex;align-items:center;justify-content:center;padding:14px 22px;font:600 .95rem/1 var(--body);text-decoration:none;border:1px solid var(--lamp);cursor:pointer;border-radius:2px}
.btn.solid{background:var(--lamp);color:#1B2326}
.btn.ghost{color:var(--on-dark);background:transparent}
.btn.ghost:hover{background:rgba(255,255,255,.07)}
.btn.line{color:var(--ink);background:transparent;border-color:var(--ink)}

/* facade: windows light up one by one */
.facade{width:100%;max-width:470px;justify-self:center}
.facade svg{width:100%;height:auto;display:block}
.facade .wall{fill:#F4EEE6}
.facade .roof{fill:#16353E}
.facade .w{fill:var(--win);animation:lit .5s ease-out forwards}
.facade .door{fill:var(--lamp)}
.facade .cap{font:italic 500 15px var(--display);fill:var(--on-dark-muted)}
@keyframes lit{to{fill:var(--lamp)}}
@media (prefers-reduced-motion:reduce){.facade .w{animation:none;fill:var(--lamp)}}
@media (max-width:860px){.hero .wrap{grid-template-columns:1fr;padding-block:44px 60px}.facade{max-width:360px}}
section[id]{scroll-margin-top:72px}

/* bands */
.band{padding-block:84px}
.band.alt{background:var(--surface)}
.head{display:grid;gap:16px;margin-bottom:40px;max-width:780px}
.kicker{font-family:var(--display);font-style:italic;color:var(--brass-ink);font-size:1.2rem}

/* facts */
.facts{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));border-top:2px solid var(--ink)}
.facts div{padding:22px 18px 22px 0;border-bottom:1px solid var(--line)}
.facts b{display:block;font-family:var(--display);font-size:clamp(2.2rem,4vw,3rem);font-weight:500;line-height:1}
.facts span{display:block;margin-top:10px;color:var(--muted);font-size:.95rem;max-width:26ch}
.src{margin-top:16px;font-size:.8rem;color:var(--muted)}
@media (max-width:820px){.facts{grid-template-columns:repeat(2,minmax(0,1fr))}}

/* categories: room keys */
.keys{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:20px}
.keys article{background:var(--field);border:1px solid var(--line);border-radius:10px 10px 60px 60px;padding:26px 22px 40px;display:grid;gap:10px;align-content:start;min-width:0}
.keys .yr{font-family:var(--display);font-size:1rem;color:var(--brass-ink)}
.keys p{color:var(--muted);font-size:.95rem}
@media (max-width:900px){.keys{grid-template-columns:1fr 1fr}}
@media (max-width:520px){.keys{grid-template-columns:1fr}}

/* plan */
.plan{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:2px;background:var(--line);border:2px solid var(--line)}
.plan article{background:var(--bg);padding:28px;display:grid;gap:12px;align-content:start}
.plan ul{margin:0;padding-left:1.1em;display:grid;gap:6px;color:var(--muted)}
.plan .tag{font:600 .78rem/1 var(--body);color:var(--brass-ink);letter-spacing:.04em}
@media (max-width:760px){.plan{grid-template-columns:1fr}}

/* owners */
.owners{background:var(--fjord);color:var(--on-dark)}
.owners .wrap{display:grid;grid-template-columns:1fr 1fr;gap:48px;align-items:start}
.owners .kicker{color:var(--lamp)}
.owners .lede{color:var(--on-dark-muted)}
.owners ul{margin:0;padding-left:1.1em;display:grid;gap:10px;color:var(--on-dark-muted)}
@media (max-width:820px){.owners .wrap{grid-template-columns:1fr}}

/* partners */
.partners{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:28px 40px}
.partners div{display:grid;gap:8px}
.partners p{color:var(--muted)}
@media (max-width:720px){.partners{grid-template-columns:1fr}}

/* contact */
.contact .wrap{display:grid;grid-template-columns:.9fr 1.1fr;gap:48px}
form{display:grid;gap:14px}
label{display:grid;gap:6px;font-size:.9rem;font-weight:600}
input,select,textarea{font:400 1rem/1.4 var(--body);padding:12px 14px;border:1px solid var(--line);background:var(--field);color:var(--ink);border-radius:2px;width:100%}
textarea{min-height:130px;resize:vertical}
.msg{padding:12px 14px;border-left:3px solid var(--lamp);background:var(--surface)}
.copy{display:flex;gap:10px;align-items:center;flex-wrap:wrap}
.copy code{font:500 1rem var(--body);user-select:all}
@media (max-width:820px){.contact .wrap{grid-template-columns:1fr}}
.contact .head{align-content:start}

footer{background:var(--fjord);color:var(--on-dark-muted);padding-block:36px;font-size:.88rem}
footer .wrap{display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap}

/* investor area */
.conf{font-size:.82rem;color:var(--brass-ink);font-weight:600;margin-bottom:14px}
.terms{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:2px;background:var(--line);border:2px solid var(--line);margin-block:8px 40px}
.terms div{background:var(--bg);padding:20px}
.terms b{display:block;font-family:var(--display);font-size:2rem;font-weight:500;line-height:1}
.terms span{display:block;margin-top:8px;color:var(--muted);font-size:.9rem}
@media (max-width:820px){.terms{grid-template-columns:1fr 1fr}}
.tbl{overflow-x:auto;margin-block:16px 32px}
table{border-collapse:collapse;width:100%;min-width:520px;font-size:.95rem}
th,td{padding:10px 12px;border-bottom:1px solid var(--line);text-align:right}
th:first-child,td:first-child{text-align:left}
thead th{background:var(--fjord);color:var(--on-dark);font-weight:600}
.docs{list-style:none;padding:0;margin:0;display:grid;gap:10px}
.docs a{display:flex;justify-content:space-between;gap:12px;padding:14px 16px;border:1px solid var(--line);background:var(--field);text-decoration:none}
.docs a span:last-child{color:var(--muted);font-size:.85rem}
.who{font-size:.85rem;color:var(--on-dark-muted);display:flex;gap:12px;align-items:center}
.who a{color:var(--on-dark)}
.na{padding-block:96px}
.na h1{font-size:clamp(2.2rem,5vw,3.4rem);margin-bottom:16px}
.grid2{display:grid;grid-template-columns:1fr 1fr;gap:40px}
@media (max-width:820px){.grid2{grid-template-columns:1fr}}
.list{margin:0;padding-left:1.1em;display:grid;gap:8px;color:var(--muted)}

/* window delays (no inline styles: CSP) */
.facade .w[data-d="25"]{animation-delay:0.25s}
.facade .w[data-d="36"]{animation-delay:0.36s}
.facade .w[data-d="47"]{animation-delay:0.47s}
.facade .w[data-d="58"]{animation-delay:0.58s}
.facade .w[data-d="69"]{animation-delay:0.69s}
.facade .w[data-d="80"]{animation-delay:0.80s}
.facade .w[data-d="91"]{animation-delay:0.91s}
.facade .w[data-d="102"]{animation-delay:1.02s}
.facade .w[data-d="113"]{animation-delay:1.13s}
.facade .w[data-d="124"]{animation-delay:1.24s}
.facade .w[data-d="135"]{animation-delay:1.35s}
.facade .w[data-d="146"]{animation-delay:1.46s}
.facade .w[data-d="157"]{animation-delay:1.57s}
.facade .w[data-d="168"]{animation-delay:1.68s}
.facade .w[data-d="179"]{animation-delay:1.79s}
.facade .w[data-d="190"]{animation-delay:1.90s}
.facade .w[data-d="201"]{animation-delay:2.01s}
.facade .w[data-d="212"]{animation-delay:2.12s}
.facade .w[data-d="223"]{animation-delay:2.23s}
.facade .w[data-d="234"]{animation-delay:2.34s}
.facade .w[data-d="245"]{animation-delay:2.45s}
.facade .w[data-d="256"]{animation-delay:2.56s}
.facade .w[data-d="267"]{animation-delay:2.67s}
.facade .w[data-d="278"]{animation-delay:2.78s}
.facade .w[data-d="289"]{animation-delay:2.89s}
.m0{margin:0}
.ih{font-size:clamp(2.4rem,5vw,3.6rem)}
.h2s{font-size:2rem;margin-bottom:12px}
.h2s.mt{margin:24px 0 16px}