:root{
  --canvas:#FFFFFF; --canvas-2:#EFF7F8; --aqua-tint:#E4F3F5;
  --ink:#173A44; --ink-soft:#4C6670;
  --teal-deep:#0C6C90; --teal-deeper:#08506B; --teal:#1E8CA3; --teal-bright:#30A8B4;
  --stone:#D6E6E9; --maxw:1140px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:'Hanken Grotesk',system-ui,sans-serif;color:var(--ink);background:var(--canvas);line-height:1.6;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
h1,h2,h3{font-family:'Fraunces',Georgia,serif;font-weight:500;line-height:1.12;letter-spacing:-.01em}
.wrap{max-width:var(--maxw);margin:0 auto;padding:0 24px}
.eyebrow{display:inline-flex;align-items:center;gap:10px;font-size:.74rem;font-weight:600;letter-spacing:.18em;text-transform:uppercase;color:var(--teal-deep);margin-bottom:18px}
.eyebrow svg{flex:0 0 auto;stroke:var(--teal-bright)}
/* nav */
.nav{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.9);backdrop-filter:blur(10px);border-bottom:1px solid var(--stone)}
.nav__in{display:flex;align-items:center;justify-content:space-between;height:74px}
.nav__logo{height:44px;width:auto}
.nav__links{display:flex;align-items:center;gap:28px;list-style:none}
.nav__links a{text-decoration:none;font-size:.92rem;font-weight:500;color:var(--ink-soft);transition:color .2s}
.nav__links a:hover{color:var(--teal-deep)}
.nav__links a.is-current{color:var(--ink);font-weight:600}
.nav__cta{font-weight:600!important;background:var(--teal-deep);color:#fff!important;padding:10px 18px;border-radius:999px;transition:background .2s}
.nav__cta:hover{background:var(--teal-deeper)}
.nav__toggle{display:none;background:none;border:0;cursor:pointer;padding:6px}
.nav__toggle span{display:block;width:24px;height:2px;background:var(--ink);margin:5px 0;transition:.25s}
/* buttons */
.btn{display:inline-flex;align-items:center;gap:9px;text-decoration:none;font-weight:600;font-size:.98rem;padding:14px 26px;border-radius:999px;transition:transform .15s,background .2s,box-shadow .2s;cursor:pointer;border:0}
.btn:hover{transform:translateY(-2px)}
.btn--primary{background:var(--teal-deep);color:#fff;box-shadow:0 8px 24px rgba(8,80,107,.28)}
.btn--primary:hover{background:var(--teal-deeper)}
.btn--ghost{background:rgba(255,255,255,.14);color:#fff;border:1px solid rgba(255,255,255,.55)}
.btn--ghost:hover{background:rgba(255,255,255,.24)}
/* hero */
.hero{position:relative;min-height:min(82vh,720px);display:flex;align-items:flex-end;overflow:hidden}
.hero__bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(8,55,72,.28) 0%,rgba(8,55,72,.2) 38%,rgba(7,45,62,.82) 100%)}
.hero__in{position:relative;z-index:2;color:#fff;padding:0 24px 66px;max-width:var(--maxw);margin:0 auto;width:100%}
.hero__status{display:inline-block;font-size:.78rem;font-weight:600;letter-spacing:.04em;background:var(--teal-deep);color:#fff;padding:6px 14px;border-radius:999px;margin-bottom:22px}
.hero h1{font-size:clamp(2.7rem,7vw,5rem);color:#fff;margin-bottom:14px}
.hero__lead{font-size:clamp(1.05rem,2.2vw,1.35rem);max-width:42ch;color:#EAF6F7;font-weight:400}
.hero__loc{display:flex;align-items:center;gap:9px;margin-top:20px;font-size:.95rem;color:#CFEAEF;font-weight:500}
.hero__btns{display:flex;flex-wrap:wrap;gap:14px;margin-top:30px}
/* sections */
section{padding:88px 0}
.sec-head{max-width:640px;margin:0 auto 52px;text-align:center}
.sec-head h2{font-size:clamp(1.9rem,3.6vw,2.7rem);margin-bottom:14px}
.sec-head p{color:var(--ink-soft);font-size:1.06rem}
.intro__grid{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
.intro h2{font-size:clamp(1.8rem,3.5vw,2.6rem);margin-bottom:22px}
.intro p{color:var(--ink-soft);font-size:1.06rem;margin-bottom:16px;max-width:52ch}
.intro p:last-child{margin-bottom:0}
.alt{background:var(--canvas-2)}
.tint{background:var(--aqua-tint)}
/* value/glance cards */
.cards{display:grid;gap:22px}
.cards.c4{grid-template-columns:repeat(4,1fr)}
.cards.c3{grid-template-columns:repeat(3,1fr)}
.card{background:var(--canvas);border:1px solid var(--stone);border-radius:16px;padding:30px 26px;transition:transform .2s,box-shadow .2s}
.card:hover{transform:translateY(-4px);box-shadow:0 14px 30px rgba(23,58,68,.09)}
.card__num{font-family:'Fraunces',serif;font-size:2.4rem;font-weight:600;color:var(--teal-deep);line-height:1}
.card__icon{width:34px;height:34px;color:var(--teal-deep);margin-bottom:6px}
.card h3{font-size:1.12rem;margin:14px 0 8px}
.card p{font-size:.95rem;color:var(--ink-soft)}
/* homes cards */
.homes{display:grid;grid-template-columns:1fr 1fr;gap:30px}
.home-card{background:var(--canvas);border:1px solid var(--stone);border-radius:20px;overflow:hidden;display:flex;flex-direction:column;transition:transform .2s,box-shadow .2s}
.home-card:hover{transform:translateY(-5px);box-shadow:0 20px 44px rgba(23,58,68,.12)}
.home-card__img{aspect-ratio:16/10;width:100%;object-fit:cover;background:var(--aqua-tint)}
.home-card__body{padding:30px 30px 34px;display:flex;flex-direction:column;flex:1}
.home-card__loc{font-size:.8rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--teal-bright);margin-bottom:8px}
.home-card h3{font-size:1.7rem;margin-bottom:12px}
.home-card p{color:var(--ink-soft);font-size:1rem;margin-bottom:22px;flex:1}
.home-card .link{text-decoration:none;font-weight:600;color:var(--teal-deep);display:inline-flex;align-items:center;gap:8px;transition:gap .2s}
.home-card:hover .link{gap:13px}
/* feature blocks */
.feature__grid{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:center}
.feature__grid.flip .feature__media{order:2}
.feature__media{background:var(--aqua-tint);border-radius:18px;aspect-ratio:4/3;display:flex;align-items:center;justify-content:center;color:var(--teal-deep);border:1px solid var(--stone);overflow:hidden}
.feature__media img{width:100%;height:100%;object-fit:cover}
.feature__placeholder{text-align:center;padding:30px;font-size:.92rem;font-weight:500;opacity:.75}
.feature h2{font-size:clamp(1.7rem,3.2vw,2.3rem);margin-bottom:18px}
.feature p{color:var(--ink-soft);font-size:1.05rem;margin-bottom:14px;max-width:50ch}
.feature ul{list-style:none;margin-top:18px;display:grid;gap:12px}
.feature li{display:flex;gap:12px;align-items:flex-start;font-size:1rem}
.feature li svg{flex:0 0 auto;margin-top:3px;color:var(--teal-bright)}
/* dark band */
.band{background:var(--teal-deep);color:#EAF6F7}
.band__in{display:grid;grid-template-columns:1fr 1.1fr;gap:52px;align-items:center}
.band .eyebrow{color:#BFE6EC}.band .eyebrow svg{stroke:#BFE6EC}
.band h2{color:#fff;font-size:clamp(1.8rem,3.5vw,2.5rem);margin-bottom:20px}
.band p{color:#D7EEF1;font-size:1.07rem;margin-bottom:16px;max-width:52ch}
.band__media{background:rgba(255,255,255,.07);border:1px solid rgba(255,255,255,.18);border-radius:18px;aspect-ratio:4/3;display:flex;align-items:center;justify-content:center;color:#CFEAEF;text-align:center;padding:30px;font-weight:500}
/* tour */
.tour{display:flex;flex-wrap:wrap;gap:20px;align-items:center;justify-content:space-between;background:var(--canvas);border:1px solid var(--stone);border-radius:18px;padding:30px 34px}
.tour h3{font-size:1.5rem;margin-bottom:6px}.tour p{color:var(--ink-soft)}
/* team */
.team{display:grid;grid-template-columns:repeat(4,1fr);gap:26px}
.member__img{width:100%;aspect-ratio:1;object-fit:cover;border-radius:16px;background:var(--aqua-tint);margin-bottom:16px}
.member h3{font-size:1.15rem;margin-bottom:2px}
.member .role{color:var(--teal-bright);font-weight:600;font-size:.88rem;margin-bottom:10px}
.member p{font-size:.92rem;color:var(--ink-soft)}
/* quote */
.quote{background:var(--teal-deeper);color:#fff;text-align:center}
.quote blockquote{font-family:'Fraunces',serif;font-size:clamp(1.5rem,3.4vw,2.2rem);line-height:1.3;max-width:18ch;margin:0 auto 26px;color:#fff}
.quote .who{color:#BFE6EC;font-weight:600;letter-spacing:.05em;text-transform:uppercase;font-size:.82rem;margin-bottom:30px}
.quote .full{max-width:60ch;margin:0 auto;color:#D7EEF1;font-size:1.02rem}
/* cohort */
.cohort__in{max-width:760px;margin:0 auto;text-align:center}
.cohort h2{font-size:clamp(1.8rem,3.5vw,2.5rem);margin-bottom:22px}
.cohort p{color:var(--ink-soft);font-size:1.1rem;margin-bottom:16px}
/* location */
.loc__grid{display:grid;grid-template-columns:1fr 1.25fr;gap:48px;align-items:stretch}
.loc h2{font-size:clamp(1.8rem,3.5vw,2.5rem);margin-bottom:24px}
.loc__row{display:flex;gap:14px;margin-bottom:20px;align-items:flex-start}
.loc__row svg{flex:0 0 auto;color:var(--teal-deep);margin-top:3px}
.loc__row strong{display:block;font-family:'Fraunces',serif;font-weight:600;font-size:1.05rem;margin-bottom:2px}
.loc__row span,.loc__row a{color:var(--ink-soft);font-size:1rem;text-decoration:none}
.loc__row a:hover{color:var(--teal-deep)}
.loc__map{border-radius:18px;overflow:hidden;border:1px solid var(--stone);min-height:360px}
.loc__map iframe{width:100%;height:100%;border:0;display:block;min-height:360px}
/* cta */
.cta{background:var(--teal-deep);color:#fff;text-align:center}
.cta h2{color:#fff;font-size:clamp(1.9rem,4vw,2.8rem);margin-bottom:16px}
.cta p{color:#D7EEF1;font-size:1.1rem;max-width:48ch;margin:0 auto 32px}
.cta .btn--primary{background:#fff;color:var(--teal-deep)}
.cta .btn--primary:hover{background:#EAF6F7}
.cta__btns{display:flex;gap:14px;justify-content:center;flex-wrap:wrap}
/* footer */
.foot{background:var(--ink);color:#AEC3C9;padding:64px 0 34px}
.foot__grid{display:grid;grid-template-columns:1.5fr 1fr 1fr;gap:40px;margin-bottom:46px}
.foot__logo{height:42px;margin-bottom:16px}
.foot p{font-size:.95rem;line-height:1.7}
.foot h4{font-family:'Fraunces',serif;color:#fff;font-weight:600;font-size:1.05rem;margin-bottom:16px}
.foot ul{list-style:none}.foot li{margin-bottom:9px}
.foot a{color:#AEC3C9;text-decoration:none;font-size:.95rem;transition:color .2s}
.foot a:hover{color:#fff}
.foot__bar{border-top:1px solid rgba(255,255,255,.13);padding-top:24px;display:flex;justify-content:space-between;flex-wrap:wrap;gap:12px;font-size:.85rem;color:#7E969D}
.reveal{opacity:0;transform:translateY(22px);transition:opacity .7s ease,transform .7s ease}
.reveal.in{opacity:1;transform:none}
@media(max-width:880px){
  .nav__links{position:fixed;inset:74px 0 auto 0;flex-direction:column;gap:0;background:var(--canvas);border-bottom:1px solid var(--stone);padding:8px 0;transform:translateY(-140%);transition:transform .3s;align-items:stretch}
  .nav__links.open{transform:none}.nav__links li{padding:0 24px}
  .nav__links a{display:block;padding:14px 0;border-bottom:1px solid var(--stone)}.nav__links li:last-child a{border-bottom:0}
  .nav__toggle{display:block}
  .intro__grid,.feature__grid,.feature__grid.flip,.band__in,.loc__grid,.homes{grid-template-columns:1fr;gap:34px}
  .feature__grid.flip .feature__media{order:0}
  .cards.c4,.team{grid-template-columns:1fr 1fr}.cards.c3{grid-template-columns:1fr}
  .foot__grid{grid-template-columns:1fr;gap:30px}
  section{padding:62px 0}
}
@media(max-width:520px){
  .cards.c4,.team{grid-template-columns:1fr}
  .hero__btns,.cta__btns{flex-direction:column;align-items:stretch}.btn{justify-content:center}
}
@media(prefers-reduced-motion:reduce){*{scroll-behavior:auto!important}.reveal{opacity:1;transform:none;transition:none}.btn:hover,.card:hover,.home-card:hover{transform:none}}
/* interior page header */
.pagehead{background:linear-gradient(135deg,#0C6C90 0%,#08506B 100%);color:#fff;padding:88px 0 78px}
.pagehead .eyebrow{color:#BFE6EC}.pagehead .eyebrow svg{stroke:#BFE6EC}
.pagehead h1{color:#fff;font-size:clamp(2.4rem,5.5vw,3.6rem);margin-bottom:16px}
.pagehead p{color:#D7EEF1;font-size:clamp(1.05rem,2vw,1.25rem);max-width:54ch}
/* contact homes */
.chomes{display:grid;grid-template-columns:1fr 1fr;gap:30px}
.chome{background:var(--canvas);border:1px solid var(--stone);border-radius:20px;overflow:hidden;display:flex;flex-direction:column}
.chome__map{height:240px;border:0;width:100%;display:block;background:var(--aqua-tint)}
.chome__body{padding:28px 30px 30px}
.chome__loc{font-size:.8rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--teal-bright);margin-bottom:8px}
.chome h3{font-size:1.5rem;margin-bottom:14px}
.chome__row{display:flex;gap:11px;margin-bottom:11px;align-items:flex-start;font-size:.97rem;color:var(--ink-soft)}
.chome__row svg{flex:0 0 auto;color:var(--teal-deep);margin-top:3px}
.chome__row a{color:var(--ink-soft);text-decoration:none}.chome__row a:hover{color:var(--teal-deep)}
.chome .link{display:inline-flex;align-items:center;gap:8px;text-decoration:none;font-weight:600;color:var(--teal-deep);margin-top:8px;transition:gap .2s}
.chome .link:hover{gap:13px}
@media(max-width:880px){.chomes{grid-template-columns:1fr;gap:24px}}
/* CQC rating */
.cqc__inner{max-width:720px;margin:0 auto;text-align:center}
.cqc__badge{margin:30px auto 0;min-height:130px;display:flex;justify-content:center;align-items:center;flex-wrap:wrap;gap:18px}
.cqc__badge img{max-height:150px;width:auto}
.cqc__fallback{margin-top:18px;font-size:.95rem;color:var(--ink-soft)}
.cqc__fallback a{color:var(--teal-deep);font-weight:600;text-decoration:none}
.cqc__fallback a:hover{text-decoration:underline}
/* photos in dark bands + stacked media */
.band__media.has-img{padding:0;overflow:hidden}
.band__media img{width:100%;height:100%;object-fit:cover;border-radius:inherit}
.media-stack{display:flex;flex-direction:column;gap:14px}
.media-stack img{width:100%;aspect-ratio:16/10;object-fit:cover;border-radius:14px;border:1px solid var(--stone)}
.btn--apply{background:#E8972E;color:#17304A;font-weight:700;font-size:1.05rem;padding:16px 34px;box-shadow:0 10px 26px rgba(232,151,46,.42)}.btn--apply:hover{background:#D9861B}
/* interior gallery */
.gallery{display:grid;grid-template-columns:1fr 1fr;gap:18px}
.gallery figure{position:relative;margin:0;border-radius:16px;overflow:hidden;border:1px solid var(--stone);aspect-ratio:4/3;background:var(--aqua-tint)}
.gallery figure.big{grid-column:span 2;grid-row:span 2;aspect-ratio:auto}
.gallery img{width:100%;height:100%;object-fit:cover;display:block;transition:transform .6s ease}
.gallery figure:hover img{transform:scale(1.03)}
.gallery figcaption{position:absolute;left:12px;bottom:12px;background:rgba(23,58,68,.82);color:#fff;font-size:.82rem;font-weight:600;padding:6px 11px;border-radius:999px}
@media(max-width:880px){.gallery{grid-template-columns:1fr 1fr}}
@media(max-width:520px){.gallery{grid-template-columns:1fr}.gallery figure.big{grid-column:auto;grid-row:auto;aspect-ratio:4/3}}