:root{
  --abyss:#0A2540;--deep:#0E3A66;--water:#1C6FB5;--aqua:#46C6FF;--aqua-bright:#7FDBFF;
  --sand:#E8DCC8;--paper:#F6F4EF;--ink:#0C1E22;--muted:#5a6b78;--line:#dbe2ea;
  --apply:#F40009;--apply-deep:#C70000;
  --display:'Fraunces',Georgia,serif;--body:'Inter',-apple-system,system-ui,sans-serif;
}
*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:88px}
body{font-family:var(--body);background:var(--paper);color:var(--ink);line-height:1.65;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}a{color:inherit;text-decoration:none}
.wrap{max-width:1200px;margin:0 auto;padding:0 28px}
.eyebrow{font-size:11px;font-weight:600;letter-spacing:.32em;text-transform:uppercase;color:var(--water)}
h1,h2,h3{font-family:var(--display);font-weight:500;line-height:1.08;letter-spacing:-.01em;color:var(--ink)}
.btn{display:inline-flex;align-items:center;gap:8px;padding:14px 28px;border-radius:3px;font-weight:600;font-size:14px;letter-spacing:.02em;transition:.22s;border:1.5px solid transparent;cursor:pointer}
.btn-apply{background:var(--apply);color:#fff!important}
.btn-apply:hover{background:var(--apply-deep);transform:translateY(-2px);box-shadow:0 12px 28px rgba(244,0,9,.3)}
.btn-water{background:var(--water);color:#fff!important}
.btn-water:hover{background:var(--deep)}
.btn-ghost{border-color:var(--line);color:var(--ink)}
.btn-ghost:hover{border-color:var(--water);color:var(--water)}
.btn-line{border-color:rgba(255,255,255,.4);color:#fff!important}
.btn-line:hover{border-color:var(--aqua);color:var(--aqua)!important}
/* AWARD BAR */
.award{background:var(--abyss);color:var(--sand);text-align:center;font-size:12px;letter-spacing:.12em;text-transform:uppercase;padding:8px 16px;font-weight:600}
.award b{color:var(--aqua)}.award .s{color:var(--aqua)}
/* HEADER */
header{position:sticky;top:0;z-index:50;background:var(--abyss);border-bottom:1px solid rgba(70,198,255,.18)}
.nav{display:flex;align-items:center;justify-content:space-between;height:74px;gap:16px}
.brand{display:flex;align-items:center;gap:12px}
.brand .mk{width:34px;height:34px;border-radius:50%;border:1.5px solid var(--water);display:flex;align-items:center;justify-content:center;flex:none}
.brand .mk span{width:12px;height:12px;border-radius:50%;background:var(--water)}
.brand b{font-family:var(--display);font-weight:600;font-size:19px;color:#fff;line-height:1}
.brand small{display:block;font-size:9px;letter-spacing:.3em;text-transform:uppercase;color:var(--water);margin-top:2px;font-family:var(--body);font-weight:600}
.nav-links{display:flex;gap:24px;align-items:center;list-style:none}
.nav-links a{font-size:14px;font-weight:500;color:rgba(255,255,255,.82);padding-bottom:2px;border-bottom:2px solid transparent}
.nav-links a:hover,.nav-links a.active{color:var(--aqua);border-color:var(--aqua)}
.nav-cta{background:var(--apply);color:#fff!important;padding:10px 20px;border-radius:3px;font-weight:600;border:0!important}
.nav-cta:hover{background:var(--apply-deep)}
.burger{display:none;background:none;border:0;font-size:26px;color:#fff;cursor:pointer}
/* HERO with WebGL water */
.hero{position:relative;height:92vh;min-height:580px;overflow:hidden;background:var(--abyss)}
.hero #wgl{position:absolute;inset:0;width:100%;height:100%;display:block}
.hero .fallback{position:absolute;inset:0;background-size:cover;background-position:center 42%}
.hero .fade{position:absolute;inset:0;pointer-events:none;background:
  linear-gradient(90deg,rgba(8,28,46,.74),rgba(8,28,46,.28) 46%,rgba(8,28,46,0) 72%),
  linear-gradient(180deg,rgba(8,28,46,.4),transparent 26%,transparent 68%,var(--paper) 100%)}
.hero-inner{position:absolute;inset:0;z-index:3;display:flex;align-items:center}
.hero-text{max-width:640px}
.kick{display:flex;align-items:center;gap:14px;margin-bottom:20px}
.kick .ln{width:44px;height:1px;background:var(--aqua)}
.kick .eyebrow{color:var(--aqua)}
.hero h1{color:#fff;font-size:clamp(42px,6.5vw,84px);font-weight:500;text-shadow:0 2px 30px rgba(0,0,0,.4)}
.hero h1 .sw{color:var(--aqua);font-style:italic}
.cur{display:inline-block;width:3px;height:.9em;background:var(--aqua);margin-left:3px;vertical-align:-2px;animation:bl 1s steps(1) infinite}
@keyframes bl{50%{opacity:0}}
.hero p{color:rgba(255,255,255,.92);font-size:18px;max-width:46ch;margin-top:22px;line-height:1.7;text-shadow:0 1px 16px rgba(0,0,0,.45)}
.hero-actions{display:flex;gap:14px;flex-wrap:wrap;margin-top:32px}
.scroll-cue{position:absolute;bottom:24px;left:50%;transform:translateX(-50%);z-index:4;color:rgba(255,255,255,.8);font-size:10px;letter-spacing:.3em;text-transform:uppercase;display:flex;flex-direction:column;align-items:center;gap:8px}
.scroll-cue .d{width:5px;height:5px;border-radius:50%;background:var(--aqua);animation:fa 1.8s ease-in-out infinite}
@keyframes fa{0%{opacity:0;transform:translateY(-7px)}50%{opacity:1}100%{opacity:0;transform:translateY(7px)}}
/* page hero (interior pages) */
.phero{position:relative;padding:64px 0 54px;background:linear-gradient(180deg,var(--abyss),var(--deep));color:#fff;overflow:hidden}
.phero h1{color:#fff;font-size:clamp(32px,4.4vw,52px);margin:10px 0 8px}
.phero p{color:rgba(255,255,255,.82);max-width:60ch}
.phero .eyebrow{color:var(--aqua)}
/* strip */
.strip{background:var(--abyss);color:var(--sand);padding:18px 0;overflow:hidden;border-top:1px solid rgba(70,198,255,.16);border-bottom:1px solid rgba(70,198,255,.16)}
.strip-tr{display:flex;gap:50px;white-space:nowrap;animation:sl 28s linear infinite;font-family:var(--display);font-style:italic;font-size:17px;color:var(--sand)}
.strip-tr span{display:flex;align-items:center;gap:50px}
.strip-tr span::after{content:"\25C6";color:var(--aqua);font-size:9px;font-style:normal}
@keyframes sl{to{transform:translateX(-50%)}}
section{padding:84px 0}
.band{background:#fff;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}
.sec-head{max-width:680px;margin-bottom:42px}
.sec-head h2{font-size:clamp(28px,3.5vw,44px);margin-top:10px}
.sec-head h2 em{font-style:italic;color:var(--water)}
.two{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.two p{color:var(--muted);margin-top:14px}
.rounded{border-radius:6px;width:100%;height:420px;object-fit:cover;box-shadow:0 24px 50px rgba(11,42,51,.18)}
.checklist{list-style:none;display:grid;gap:11px;margin-top:18px}
.checklist li{padding-left:30px;position:relative;font-size:15.5px}
.checklist li::before{content:"";position:absolute;left:0;top:6px;width:17px;height:17px;border-radius:50%;background:var(--water);
  -webkit-mask:url('data:image/svg+xml,<svg xmlns="http://www.w3.org/2000/svg" viewBox="0 0 24 24" fill="white"><path d="M9 16.2 4.8 12l-1.4 1.4L9 19 21 7l-1.4-1.4z"/></svg>') center/contain no-repeat;
  mask:url('data:image/svg+xml,<svg xmlns="http://www.w3.org/2000/svg" viewBox="0 0 24 24" fill="white"><path d="M9 16.2 4.8 12l-1.4 1.4L9 19 21 7l-1.4-1.4z"/></svg>') center/contain no-repeat}
/* tiles */
.tiles{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.tile{position:relative;border-radius:6px;overflow:hidden;display:block;aspect-ratio:4/3;box-shadow:0 12px 30px rgba(11,42,51,.14)}
.tile img{width:100%;height:100%;object-fit:cover;transition:.4s}
.tile:hover img{transform:scale(1.06)}
.tile span{position:absolute;left:0;right:0;bottom:0;padding:16px 18px;background:linear-gradient(transparent,rgba(8,28,46,.9));color:#fff;font-family:var(--display);font-weight:600;font-size:18px}
/* floor plan cards */
.fp-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:22px}
.fp{background:#fff;border:1px solid var(--line);border-radius:6px;padding:30px;transition:.2s}
.fp:hover{transform:translateY(-4px);box-shadow:0 16px 36px rgba(11,42,51,.12)}
.fp .n{font-family:var(--display);font-size:42px;color:var(--water);line-height:1}
.fp h3{font-size:21px;margin:6px 0 4px}
.fp .spec{font-size:13.5px;font-weight:600;color:var(--muted)}
.fp .price{font-size:17px;font-weight:700;color:var(--apply);margin:8px 0 16px}
/* gallery */
.gal{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}
.gal a{display:block;border-radius:6px;overflow:hidden;aspect-ratio:3/2;background:#e9edf1}
.gal img{width:100%;height:100%;object-fit:cover;transition:.4s}
.gal a:hover img{transform:scale(1.05)}
.lb{position:fixed;inset:0;background:rgba(8,28,46,.96);display:none;align-items:center;justify-content:center;z-index:100}
.lb.open{display:flex}
.lb img{max-width:90vw;max-height:86vh;border-radius:4px}
.lb .x{position:absolute;top:18px;right:26px;color:#fff;font-size:40px;background:none;border:0;cursor:pointer}
.lb .pv,.lb .nx{position:absolute;top:50%;transform:translateY(-50%);color:#fff;font-size:54px;background:none;border:0;cursor:pointer;padding:14px}
.lb .pv{left:10px}.lb .nx{right:10px}
.lb .cap{position:absolute;bottom:22px;left:0;right:0;text-align:center;color:rgba(255,255,255,.85);font-size:14px}
/* portal */
.portal{display:grid;gap:13px;max-width:420px}
.portal .btn{justify-content:center;font-size:15px;padding:15px}
/* tour */
.tourbox{background:#fff;border:1px solid var(--line);border-radius:8px;overflow:hidden}
.tourph{aspect-ratio:16/9;background:linear-gradient(135deg,var(--deep),var(--water));display:flex;flex-direction:column;align-items:center;justify-content:center;color:#fff;gap:16px;text-align:center;padding:30px}
.tourph .play{width:78px;height:78px;border-radius:50%;border:2px solid #fff;display:flex;align-items:center;justify-content:center}
.tourph .play::after{content:"";border-left:20px solid #fff;border-top:12px solid transparent;border-bottom:12px solid transparent;margin-left:5px}
.tour-frame{aspect-ratio:16/9}
.tour-frame iframe{width:100%;height:100%;border:0;display:block}
/* contact / cards */
.cards{display:grid;grid-template-columns:1fr 1fr;gap:24px}
.card{background:#fff;border:1px solid var(--line);border-radius:6px;padding:30px}
.card h3{font-size:19px;margin-bottom:12px}
.card ul{list-style:none;display:grid;gap:9px;font-size:15px}
.card a{color:var(--water);font-weight:600}
.hours{display:grid;grid-template-columns:1fr auto;gap:7px 22px;font-size:15px}
.hours dt{color:var(--muted)}.hours dd{text-align:right;font-weight:600}
.map-frame{border-radius:8px;overflow:hidden;border:1px solid var(--line)}
.map-frame iframe{width:100%;height:420px;border:0;display:block}
/* apply */
.apply-frame{background:#fff;border:1px solid var(--line);border-radius:8px;overflow:hidden;box-shadow:0 12px 30px rgba(11,42,51,.08)}
.apply-frame iframe{width:100%;height:980px;border:0;display:block}
/* end cta */
.endcta{padding:104px 0;background:linear-gradient(180deg,var(--water),var(--deep));color:#fff;text-align:center}
.endcta h2{color:#fff;font-size:clamp(30px,4vw,54px)}
.endcta p{color:rgba(255,255,255,.85);max-width:46ch;margin:16px auto 30px;font-size:17px}
/* footer */
footer.site{background:var(--abyss);color:rgba(255,255,255,.7);padding:50px 0 30px;font-size:14px}
footer.site h4{color:#fff;font-family:var(--display);font-weight:500;font-size:17px;margin-bottom:12px}
.foot{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:42px;margin-bottom:28px}
footer.site ul{list-style:none;display:grid;gap:8px}
footer.site a:hover{color:#fff}
.foot-bot{border-top:1px solid rgba(70,198,255,.16);padding-top:20px;font-size:12px;color:rgba(255,255,255,.5);line-height:1.7}
.reveal{opacity:0;transform:translateY(16px);transition:.6s}.reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none}.strip-tr{animation:none}}
@media(max-width:880px){
  .nav-links{display:none;position:absolute;top:74px;left:0;right:0;background:var(--abyss);flex-direction:column;padding:14px 0;border-bottom:1px solid rgba(70,198,255,.18)}
  .nav-links.open{display:flex}.nav-links li{width:100%;text-align:center;padding:8px 0}.burger{display:block}
  .two{grid-template-columns:1fr;gap:36px}.tiles{grid-template-columns:1fr 1fr}.fp-grid{grid-template-columns:1fr}
  .gal{grid-template-columns:1fr 1fr}.cards{grid-template-columns:1fr}.foot{grid-template-columns:1fr}
}
@media(max-width:560px){.tiles,.gal{grid-template-columns:1fr}}

/* property hero (Ken-Burns drift) */
.phero-img{position:relative;height:88vh;min-height:560px;overflow:hidden;background:var(--abyss)}
.phero-img .bg{position:absolute;inset:-4%;background-size:cover;background-position:center;animation:kb 24s ease-in-out infinite alternate;will-change:transform}
@keyframes kb{0%{transform:scale(1.04) translate(0,0)}100%{transform:scale(1.12) translate(-1.5%,-1%)}}
.phero-img .fade{position:absolute;inset:0;pointer-events:none;background:linear-gradient(90deg,rgba(8,28,46,.78),rgba(8,28,46,.32) 46%,rgba(8,28,46,0) 74%),linear-gradient(180deg,rgba(8,28,46,.45),transparent 26%,transparent 66%,var(--paper) 100%)}
.phero-img .inner{position:absolute;inset:0;z-index:3;display:flex;align-items:center}
@media (prefers-reduced-motion:reduce){.phero-img .bg{animation:none}}

.award{background:var(--abyss);color:var(--sand);text-align:center;font-size:12px;letter-spacing:.12em;text-transform:uppercase;padding:8px 16px;font-weight:600}
.award b{color:var(--aqua)}
.amen{display:grid;grid-template-columns:1fr 1fr;gap:24px}
.plogo{background:#fff;border-radius:6px;padding:22px;display:flex;align-items:center;justify-content:center;border:1px solid var(--line)}
.plogo img{max-height:110px;width:auto}
.props{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.pc{background:#fff;border:1px solid var(--line);border-radius:6px;overflow:hidden;display:flex;flex-direction:column;transition:.2s}
.pc:hover{transform:translateY(-4px);box-shadow:0 16px 36px rgba(11,42,51,.12)}
.pc img{width:100%;aspect-ratio:3/2;object-fit:cover}
.pc .b{padding:20px 22px 24px;display:flex;flex-direction:column;gap:6px;flex:1}
.pc h3{font-size:21px}.pc .m{font-size:13.5px;color:var(--muted)}
.pc .l{margin-top:auto;padding-top:10px;display:flex;gap:10px;flex-wrap:wrap}
.pc .l a{font-size:13px;font-weight:600}
.pc .l .go{color:var(--water)}.pc .l .ap{color:var(--apply)}
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:20px;margin-top:34px}
.stat{border-left:2px solid var(--aqua);padding-left:16px}.stat b{display:block;font-family:var(--display);font-size:40px;font-weight:500;color:#fff;line-height:1.1}
.stat span{font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.7)}
.phero-img .fade{background:linear-gradient(90deg,rgba(8,28,46,.88),rgba(8,28,46,.6) 45%,rgba(8,28,46,.15) 78%),linear-gradient(180deg,rgba(8,28,46,.5),transparent 24%,transparent 70%,rgba(8,28,46,.35) 100%)!important}
.brandmk{font-family:var(--body);font-weight:800;letter-spacing:.04em;color:#F7941D}
@media(max-width:880px){.props{grid-template-columns:1fr 1fr}.amen{grid-template-columns:1fr}.stats{grid-template-columns:1fr 1fr}}
@media(max-width:560px){.props{grid-template-columns:1fr}}