:root{--paper:#F4F1EA;--ink:#161513;--red:#E5432D;--mute:#6C665B;--rule:rgba(22,21,19,.24);--serif:'Newsreader',Georgia,serif;--mono:'IBM Plex Mono',ui-monospace,Menlo,monospace}
*{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{margin:0;background:var(--paper);color:var(--ink);font:400 18px/1.55 var(--serif);overflow-x:hidden}
a{color:inherit}
img{display:block;max-width:100%}
.wrap{max-width:1360px;margin:0 auto;padding:0 clamp(18px,3vw,44px)}
.mono,.eyebrow{font:400 11.5px/1.4 var(--mono);letter-spacing:.12em;text-transform:uppercase;color:var(--mute)}
:focus-visible{outline:2px solid var(--red);outline-offset:3px}

/* header */
.hd{border-bottom:1px solid var(--ink);margin-bottom:0}
.hd .wrap{display:flex;align-items:center;justify-content:space-between;gap:24px;padding-top:22px;padding-bottom:16px}
.brand{text-decoration:none;display:block;line-height:1}
.brand b{display:block;font:400 clamp(26px,3vw,34px)/1 var(--serif);letter-spacing:.16em}
.brand span{display:block;font:400 8.5px/1 var(--mono);letter-spacing:.62em;margin-top:7px;padding-left:2px}
.nav{display:flex;align-items:center;gap:clamp(18px,3vw,40px)}
.nav a.l{text-decoration:none;font-size:18px;padding:4px 0;border-bottom:1px solid transparent}
.nav a.l:hover,.nav a.l[aria-current]{border-color:var(--ink)}
.nav i{width:1px;height:34px;background:var(--ink);display:block}
.btn{display:inline-block;border:1px solid var(--ink);padding:11px 24px;text-decoration:none;font:400 17px/1.2 var(--serif);background:transparent;color:var(--ink);cursor:pointer;transition:background .2s,color .2s,border-color .2s}
.btn:hover{background:var(--ink);color:var(--paper)}
.btn.red{border-color:var(--red);color:var(--red)}
.btn.red:hover{background:var(--red);color:var(--paper)}
.btn.solid{background:var(--red);border-color:var(--red);color:var(--paper)}
.btn.solid:hover{background:var(--ink);border-color:var(--ink)}
.menu-btn{display:none;background:none;border:0;padding:10px;margin:-10px;cursor:pointer;width:46px;height:46px;position:relative}
.menu-btn i{position:absolute;left:10px;right:10px;height:1.5px;background:var(--ink);transition:transform .25s,top .25s}
.menu-btn i:nth-child(1){top:17px}.menu-btn i:nth-child(2){top:24px}.menu-btn i:nth-child(3){top:31px}
.menu-open .menu-btn i:nth-child(1){top:24px;transform:rotate(45deg)}
.menu-open .menu-btn i:nth-child(2){opacity:0}
.menu-open .menu-btn i:nth-child(3){top:24px;transform:rotate(-45deg)}

/* type */
h1,h2,h3{font-weight:400;margin:0;letter-spacing:-.02em}
h1{font-size:clamp(44px,6.2vw,92px);line-height:.98}
h2{font-size:clamp(34px,4.2vw,58px);line-height:1.02}
.lede{font-size:clamp(19px,1.7vw,24px);line-height:1.4;color:#3B372F;max-width:30ch;margin:0}
.rule{width:56px;height:1px;background:var(--ink);margin:26px 0}

/* plan svg */
.planSvg{width:100%;height:auto;display:block;overflow:visible}
.planSvg .t{font:400 9.5px var(--mono);fill:var(--ink)}
.planSvg .dt{font-size:9px}
.planSvg .lbl{fill:#2a2824}
.planSvg .w-out{fill:none;stroke:var(--ink);stroke-width:9;stroke-linejoin:miter}
.planSvg .w-in{fill:none;stroke:var(--ink);stroke-width:3.4}
.planSvg .fx *{fill:none;stroke:var(--ink);stroke-width:1.15;stroke-linecap:round;stroke-linejoin:round}
.planSvg .fill{fill:transparent;transition:fill .25s}
.planSvg .rm.hot .fill{fill:var(--red)}
.planSvg .rm.ph{cursor:pointer;outline:none}
.planSvg .rm.ph:not(.hot):hover .fill,.planSvg .rm.ph:not(.hot):focus-visible .fill{fill:rgba(229,67,45,.2)}
.planSvg .gap{stroke:var(--paper);stroke-width:7;fill:none}
.planSvg .wn,.planSvg .dr{stroke:var(--ink);stroke-width:1;fill:none}
.planSvg .dm{stroke:var(--ink);stroke-width:.8;fill:none}
.planSvg .dm-c *{stroke:var(--ink);stroke-width:.9;fill:none}
.planSvg .dm-c text{fill:var(--ink);stroke:none}

/* home hero */
.hero{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(24px,4vw,72px);padding:clamp(34px,5vw,72px) 0 clamp(30px,4vw,56px);align-items:center}
.hero .btns{display:flex;gap:14px;flex-wrap:wrap;margin-top:34px}
.stage{position:relative}
.leader{position:absolute;left:0;top:0;pointer-events:none;overflow:visible;z-index:2}
.leader line{stroke:var(--ink);stroke-width:1.2}
.leader circle{fill:var(--ink)}
.peek{position:absolute;z-index:3;margin:0;width:min(40%,290px);background:#fff;padding:6px 6px 9px;box-shadow:0 14px 34px -10px rgba(22,21,19,.42);right:-1%;bottom:2%;transform:rotate(1.4deg);pointer-events:none;transition:right .35s,left .35s,top .35s,bottom .35s}
.peek.l{right:auto;left:-1%;transform:rotate(-1.4deg)}
.peek.t{bottom:auto;top:2%}
.peek img{width:100%;aspect-ratio:3/2;object-fit:cover}
.peek figcaption{font:400 10.5px/1.3 var(--mono);color:var(--ink);padding:7px 3px 0;letter-spacing:.04em}
.facts{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--ink);border-bottom:1px solid var(--rule)}
.facts div{padding:18px 20px;border-left:1px solid var(--rule)}
.facts div:first-child{border-left:0;padding-left:0}
.facts span{display:block;font:400 11px var(--mono);letter-spacing:.14em;text-transform:uppercase;color:var(--mute)}
.facts b{display:block;font:400 clamp(24px,2.4vw,32px)/1.2 var(--serif);margin-top:4px}
.featured{display:flex;justify-content:space-between;align-items:center;gap:20px;flex-wrap:wrap;padding:18px 0 clamp(40px,6vw,90px)}
.featured a.k{font:400 12px var(--mono);letter-spacing:.06em;text-decoration:none;border-bottom:1px solid var(--ink)}

/* steps / about */
.sec{border-top:1px solid var(--ink);padding:clamp(40px,6vw,88px) 0}
.sec h2{max-width:14ch}
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(20px,3vw,48px);margin-top:clamp(28px,4vw,56px)}
.steps div{border-top:1px solid var(--rule);padding-top:16px}
.steps b{display:block;font:400 11.5px var(--mono);letter-spacing:.14em;color:var(--red);margin-bottom:10px}
.steps h3{font-size:26px;line-height:1.1;margin-bottom:8px}
.steps p{margin:0;color:#3B372F;font-size:17px}
.about{display:grid;grid-template-columns:5fr 7fr;gap:clamp(24px,5vw,80px)}
.about p{font-size:clamp(19px,1.6vw,22px);line-height:1.5;color:#3B372F;margin:0 0 18px;max-width:46ch}
.ft{border-top:1px solid var(--ink);padding:30px 0 40px}
.ft .wrap{display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap}
.ft p{margin:0;font:400 12px/1.7 var(--mono);color:var(--mute);letter-spacing:.04em}
.ft a{color:var(--ink)}

/* homes */
.pagehd{display:flex;justify-content:space-between;align-items:flex-end;gap:24px;flex-wrap:wrap;padding:clamp(28px,4vw,56px) 0 clamp(20px,2.6vw,34px)}
.filters{display:flex;gap:12px;flex-wrap:wrap}
.filters select{appearance:none;-webkit-appearance:none;font:400 16px var(--serif);color:var(--ink);background:transparent url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%23161513' stroke-width='1.4'/%3E%3C/svg%3E") no-repeat right 16px center;border:1px solid var(--ink);border-radius:999px;padding:11px 40px 11px 22px;cursor:pointer;min-height:46px}
.count{font:400 12px var(--mono);letter-spacing:.08em;color:var(--mute);margin:0 0 14px}
.grid{display:grid;grid-template-columns:repeat(3,1fr);gap:0;border-top:1px solid var(--rule);border-left:1px solid var(--rule)}
.hcard{position:relative;display:flex;flex-direction:column;text-decoration:none;padding:20px 20px 0;border-right:1px solid var(--rule);border-bottom:1px solid var(--rule);transition:background .25s}
.hcard[hidden]{display:none}
.hcard:hover,.hcard:focus-visible{background:rgba(229,67,45,.06);outline:none;box-shadow:inset 0 0 0 1px var(--red)}
.hcard .plan{aspect-ratio:1.28;display:flex;align-items:center;justify-content:center;padding:6px 2px 0}
.hcard .plan svg{width:100%;height:100%}
.hmeta{margin-top:auto}
.peek2{position:absolute;right:6%;top:14%;width:44%;margin:0;background:#fff;padding:5px;box-shadow:0 14px 30px -10px rgba(22,21,19,.45);opacity:0;transform:translateY(8px) rotate(1.4deg);transition:opacity .25s,transform .25s;pointer-events:none;z-index:2}
.peek2 img{width:100%;aspect-ratio:3/2;object-fit:cover}
.hcard:hover .peek2,.hcard:focus-visible .peek2{opacity:1;transform:rotate(1.4deg)}
.hmeta{display:flex;justify-content:space-between;align-items:flex-end;gap:16px;padding:14px 0 20px;font:400 13px/1.7 var(--mono)}
.hmeta b{display:block;font-weight:400;font-size:14px}
.hmeta span{color:var(--mute)}
.hmeta em{font-style:normal;border-left:1px solid var(--rule);padding-left:18px;color:var(--mute)}
.none{padding:48px 0;color:var(--mute)}

/* apartment */
.apt{display:grid;grid-template-columns:minmax(0,1.08fr) 1px minmax(0,1fr);gap:clamp(20px,3vw,48px);padding:clamp(24px,3.4vw,48px) 0 clamp(40px,6vw,80px)}
.apt .vr{background:var(--rule)}
.apt h1{font-size:clamp(38px,4.4vw,64px);margin:10px 0 6px}
.photo{position:relative;background:#E9E4D8}
.photo img{width:100%;aspect-ratio:3/2;object-fit:cover;transition:opacity .15s}
.photo img.fade{opacity:.2}
.pnav{display:flex;align-items:center;justify-content:space-between;gap:12px;padding:14px 0;border-bottom:1px solid var(--ink);font:400 13px var(--mono);letter-spacing:.04em}
.pnav button{background:none;border:0;font:400 26px/1 var(--serif);cursor:pointer;padding:8px 14px;margin:-8px -14px;color:var(--ink)}
.pnav button:hover{color:var(--red)}
.dl{display:grid;grid-template-columns:1fr 1fr;gap:0 clamp(20px,3vw,40px);padding-top:18px}
.rooms button,.rooms .plain{display:flex;justify-content:space-between;width:100%;background:none;border:0;border-bottom:1px solid transparent;font:400 13px/1.9 var(--mono);color:var(--ink);text-align:left;padding:0;cursor:pointer}
.rooms .plain{color:var(--mute);cursor:default}
.rooms button:hover{color:var(--red)}
.rooms button.on{color:var(--red)}
.dl .facts2 div{display:flex;justify-content:space-between;gap:12px;font:400 13px/1.9 var(--mono)}
.dl .facts2 span{color:var(--mute)}
.dl .facts2 b{font-weight:400;text-align:right}
.price{display:flex;justify-content:space-between;align-items:center;gap:16px;flex-wrap:wrap;margin-top:22px;padding-top:18px;border-top:1px solid var(--rule)}
.price p{margin:0;font-size:21px}
.apt .btn.wide{display:block;text-align:center;margin-top:16px;padding:16px}

/* viewing */
.view{display:grid;grid-template-columns:minmax(0,1fr) 1px minmax(0,1fr);gap:clamp(24px,4vw,64px);padding:clamp(28px,4vw,56px) 0 clamp(40px,6vw,80px)}
.view .vr{background:var(--rule)}
.view h1{font-size:clamp(42px,5.4vw,78px);margin:14px 0 0}
.view .lede{max-width:40ch;margin-top:0;font-size:20px}
form label.f{display:block;font:400 11px var(--mono);letter-spacing:.14em;text-transform:uppercase;color:var(--mute);margin-bottom:6px}
.frow{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin-bottom:24px}
.frow.one{grid-template-columns:1fr}
.in{width:100%;font:400 16px var(--mono);color:var(--ink);background:transparent;border:0;border-bottom:1px solid var(--ink);padding:8px 0;border-radius:0}
.in::placeholder{color:#9b9588}
select.in{border:1px solid var(--ink);padding:12px 14px;appearance:none;-webkit-appearance:none;background:transparent url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%23161513' stroke-width='1.4'/%3E%3C/svg%3E") no-repeat right 14px center}
.chips{display:grid;grid-template-columns:repeat(4,1fr);gap:10px;margin-bottom:24px}
.chip{position:relative;display:block;cursor:pointer}
.chip input{position:absolute;opacity:0;inset:0;margin:0;cursor:pointer}
.chip span{display:block;border:1px solid var(--ink);text-align:center;padding:10px 4px;font:400 12px/1.25 var(--mono);transition:background .2s,color .2s}
.chip span b{display:block;font:400 22px/1.15 var(--serif)}
.chip.t span{padding:13px 4px;font-size:14px}
.chip input:checked+span{background:var(--red);border-color:var(--red);color:var(--paper)}
.chip input:focus-visible+span{outline:2px solid var(--ink);outline-offset:2px}
.send{display:block;width:100%;padding:18px;background:var(--red);color:var(--paper);border:0;font:400 20px var(--serif);cursor:pointer;transition:background .2s}
.send:hover{background:var(--ink)}
.ok{border:1px solid var(--ink);padding:28px}
.ok b{display:block;font:400 34px/1.1 var(--serif);margin-bottom:10px}
.ok p{margin:0 0 8px;color:#3B372F}
.map{position:relative;max-width:560px;margin:14px auto 0}
.map svg{width:100%;height:auto;display:block}
.dist{fill:transparent;stroke:var(--ink);stroke-width:1;transition:fill .2s}
.dist:hover{fill:rgba(22,21,19,.05)}
.dist.me{fill:rgba(229,67,45,.22);stroke:var(--red);stroke-width:2}
.t.dlab{font:400 10.5px var(--mono);fill:var(--ink);pointer-events:none}
.t.dlab.me{fill:var(--red);font-weight:500}
.contact{display:grid;grid-template-columns:1fr 1fr;gap:24px;border-top:1px solid var(--ink);margin-top:26px;padding-top:20px}
.contact p{margin:0;font:400 13px/1.8 var(--mono)}
.contact .mono{margin-bottom:8px}

/* reveal */
.rv{opacity:0;transform:translateY(14px);animation:rv .8s .1s forwards cubic-bezier(.2,.7,.2,1)}
@keyframes rv{to{opacity:1;transform:none}}
@media (prefers-reduced-motion:reduce){.rv{animation:none;opacity:1;transform:none}.peek,.peek2,.fill{transition:none}html{scroll-behavior:auto}}

/* tablet */
@media (max-width:1080px){
  .hero{grid-template-columns:1fr;gap:20px}
  .lede{max-width:34ch}
  .grid{grid-template-columns:repeat(2,1fr)}
  .apt,.view{grid-template-columns:1fr}
  .apt .vr,.view .vr{display:none}
  .apt .right,.view .right{border-top:1px solid var(--ink);padding-top:24px}
}
/* phone */
@media (max-width:760px){
  body{font-size:17px}
  .menu-btn{display:block}
  .nav{position:absolute;left:0;right:0;top:100%;z-index:20;background:var(--paper);border-bottom:1px solid var(--ink);flex-direction:column;align-items:stretch;gap:0;padding:6px clamp(18px,3vw,44px) 20px;display:none}
  .menu-open .nav{display:flex}
  .nav a.l{font-size:22px;padding:14px 0;border-bottom:1px solid var(--rule)}
  .nav i{display:none}
  .nav .btn{margin-top:16px;text-align:center;padding:15px}
  .hd{position:relative}
  .planSvg .lbl{display:none}
  .peek{width:46%}
  .facts{grid-template-columns:repeat(3,1fr)}
  .facts div:nth-child(4){display:none}
  .facts div{padding:14px 12px}
  .steps,.about,.grid,.contact,.dl,.frow{grid-template-columns:1fr}
  .frow{gap:22px}
  .grid{border-left:0}
  .hcard{border-left:1px solid var(--rule)}
  .peek2{display:none}
  .chips{gap:8px}
  .hero .btns .btn{flex:1;text-align:center;padding:15px 12px}
  .filters{width:100%}
  .filters select{flex:1;min-width:0;padding-left:16px}
  .dl .facts2{margin-top:18px}
}
@media (hover:none){.planSvg .rm.ph:not(.hot):hover .fill{fill:transparent}}

@media (pointer:coarse){.rooms button{padding:8px 0}}