*,:before,:after{box-sizing:border-box;margin:0;padding:0}html{scroll-behavior:smooth;-webkit-font-smoothing:antialiased;-moz-osx-font-smoothing:grayscale}body{color:var(--text-primary);background:var(--bg);font-family:Times New Roman,Georgia,serif;line-height:1.6;overflow-x:hidden}:root{--baby-blue:#2a7ab5;--baby-blue-light:#1a5a8a;--accent:#1a73a7;--accent-bright:#1565a0;--bg:#fff;--bg-surface:#f5f5f7;--bg-card:#f0f0f2;--border:#d2d2d7;--text-primary:#1d1d1f;--text-secondary:#515154;--text-muted:#86868b;--white:#fff;--contrast:#000;--nav-bg:#ffffffb3;--nav-bg-scroll:#ffffffd9;--nav-border:#00000014;--overlay-gradient-start:#ffffff1a;--overlay-gradient-end:#00000080;--ease-out:cubic-bezier(.16, 1, .3, 1);--ease-in-out:cubic-bezier(.4, 0, .2, 1)}.reveal{opacity:0;transition:opacity .9s var(--ease-out), transform .9s var(--ease-out);transform:translateY(40px)}.reveal.visible{opacity:1;transform:translateY(0)}.reveal-delay-1{transition-delay:.1s}.reveal-delay-2{transition-delay:.2s}.reveal-delay-3{transition-delay:.3s}.reveal-delay-4{transition-delay:.4s}.reveal-delay-5{transition-delay:.5s}.reveal-scale{opacity:0;transition:opacity 1s var(--ease-out), transform 1s var(--ease-out);transform:scale(.92)}.reveal-scale.visible{opacity:1;transform:scale(1)}.reveal-left{opacity:0;transition:opacity .9s var(--ease-out), transform .9s var(--ease-out);transform:translate(-60px)}.reveal-left.visible{opacity:1;transform:translate(0)}.reveal-right{opacity:0;transition:opacity .9s var(--ease-out), transform .9s var(--ease-out);transform:translate(60px)}.reveal-right.visible{opacity:1;transform:translate(0)}.side-nav{z-index:90;opacity:0;flex-direction:column;align-items:flex-end;gap:0;transition:opacity .5s;display:flex;position:fixed;top:50%;right:32px;transform:translateY(-50%)}.side-nav.visible{opacity:1}.side-nav-item{cursor:pointer;align-items:center;gap:12px;padding:10px 0;text-decoration:none;display:flex}.side-nav-item .dot-label{letter-spacing:2px;text-transform:uppercase;color:var(--text-muted);opacity:0;white-space:nowrap;pointer-events:none;font-size:10px;transition:opacity .25s,transform .25s,color .25s;transform:translate(8px)}.side-nav-item:hover .dot-label{opacity:1;color:var(--text-secondary);transform:translate(0)}.side-nav-item.active .dot-label{opacity:1;color:var(--accent);transform:translate(0)}.side-nav-item .dot{background:var(--text-muted);flex-shrink:0;width:10px;height:10px;transition:background .3s,transform .3s,box-shadow .3s}.side-nav-item:hover .dot{background:var(--text-secondary);transform:scale(1.3)}.side-nav-item.active .dot{background:var(--accent);transform:scale(1.4);box-shadow:0 0 12px #1a73a766}.side-nav-line{background:var(--border);flex-shrink:0;width:1px;height:8px;margin-right:4.5px}.nav{z-index:100;background:var(--nav-bg);-webkit-backdrop-filter:blur(20px);border-bottom:1px solid var(--nav-border);justify-content:space-between;align-items:center;padding:16px 48px;transition:background .3s;display:flex;position:fixed;top:0;left:0;right:0}.nav-logo{letter-spacing:3px;text-transform:uppercase;color:var(--text-primary);align-items:center;gap:10px;font-size:15px;font-weight:700;display:flex}.nav-logo-img{opacity:.85;object-fit:contain}.nav-logo span{color:var(--accent)}.nav-links{gap:32px;list-style:none;display:flex}.nav-links a{letter-spacing:1.5px;text-transform:uppercase;color:var(--text-secondary);cursor:pointer;font-size:12px;text-decoration:none;transition:color .2s}.nav-links a:hover{color:var(--text-primary)}.hero{text-align:center;flex-direction:column;justify-content:center;align-items:center;height:100vh;display:flex;position:relative;overflow:hidden}.hero-bg{z-index:0;position:absolute;inset:0}.hero-bg:after{content:"";z-index:1;background:#00000073;position:absolute;inset:0}.hero-bg img{object-fit:cover;opacity:1;width:100%;height:100%;transition:transform 8s ease-out;transform:scale(1.1)}.hero.loaded .hero-bg img{transform:scale(1)}.hero-content{z-index:2;max-width:900px;padding:0 40px;position:relative}.hero-logo{filter:brightness(0)invert();object-fit:contain;opacity:0;animation:hero-fade-in 1s var(--ease-out) .1s forwards;margin-bottom:20px;transform:translateY(20px)}.hero-label{letter-spacing:5px;text-transform:uppercase;color:#a8d4f0;opacity:0;animation:hero-fade-in 1s var(--ease-out) .3s forwards;margin-bottom:24px;font-size:12px;transform:translateY(20px)}.hero-title{letter-spacing:-1px;color:#fff;opacity:0;animation:hero-fade-in 1.2s var(--ease-out) .5s forwards;margin-bottom:20px;font-size:clamp(56px,9vw,110px);font-weight:700;line-height:1;transform:translateY(30px)}.hero-subtitle{color:#fffc;letter-spacing:1px;opacity:0;max-width:650px;animation:hero-fade-in 1s var(--ease-out) .8s forwards;margin:0 auto 40px;font-size:clamp(18px,2.5vw,24px);font-weight:400;line-height:1.6;transform:translateY(20px)}.hero-meta{opacity:0;animation:hero-fade-in 1s var(--ease-out) 1.1s forwards;justify-content:center;gap:40px;display:flex}.hero-meta-item{text-align:center}.hero-meta-value{color:#a8d4f0;font-size:28px;font-weight:700;line-height:1.2}.hero-meta-label{letter-spacing:2px;text-transform:uppercase;color:#ffffff80;margin-top:4px;font-size:11px}.hero-scroll{z-index:2;opacity:0;animation:hero-fade-in 1s var(--ease-out) 1.5s forwards;position:absolute;bottom:40px;left:50%;transform:translate(-50%)}.hero-scroll-line{background:linear-gradient(#a8d4f0,#0000);width:1px;height:48px;margin:0 auto 8px;animation:2s ease-in-out infinite scroll-pulse}.hero-scroll-text{letter-spacing:2px;text-transform:uppercase;color:#ffffff80;font-size:10px}@keyframes hero-fade-in{to{opacity:1;transform:translateY(0)}}@keyframes scroll-pulse{0%,to{opacity:.4}50%{opacity:1}}.statement-section{text-align:center;justify-content:center;align-items:center;min-height:100vh;padding:120px 48px;display:flex}.statement-text{max-width:1000px;color:var(--text-primary);font-size:clamp(32px,5vw,64px);font-weight:600;line-height:1.25}.statement-text .highlight{color:var(--accent)}.statement-text .dim{color:var(--text-muted)}.image-break{height:70vh;position:relative;overflow:hidden}.image-break img{object-fit:cover;will-change:transform;width:100%;height:120%;position:absolute;top:-10%}.image-break .image-overlay{background:linear-gradient(to bottom, var(--overlay-gradient-start), var(--overlay-gradient-end));z-index:1;position:absolute;inset:0}.image-break .image-caption-block{z-index:2;position:absolute;bottom:48px;left:48px}.image-break .image-caption-block h3{color:var(--white);margin-bottom:4px;font-size:32px;font-weight:700}.image-break .image-caption-block p{color:#fff9;font-size:15px}.stats-section{max-width:1200px;margin:0 auto;padding:140px 48px}.stats-header{text-align:center;margin-bottom:80px}.stats-header .section-label{letter-spacing:4px;text-transform:uppercase;color:var(--accent);margin-bottom:16px;font-size:12px}.stats-header h2{color:var(--text-primary);font-size:clamp(36px,4.5vw,56px);font-weight:700;line-height:1.15}.stats-grid{grid-template-columns:repeat(4,1fr);gap:2px;display:grid}.stat-card{background:var(--bg-card);text-align:center;border:1px solid var(--border);padding:48px 32px}.stat-card .stat-number{color:var(--accent-bright);margin-bottom:8px;font-size:clamp(40px,4vw,56px);font-weight:700;line-height:1.1}.stat-card .stat-label{letter-spacing:1.5px;text-transform:uppercase;color:var(--text-muted);font-size:13px}.content-section{max-width:1200px;margin:0 auto;padding:140px 48px}.section-label{letter-spacing:4px;text-transform:uppercase;color:var(--accent);margin-bottom:16px;font-size:12px}.section-title{color:var(--text-primary);margin-bottom:24px;font-size:clamp(36px,4.5vw,56px);font-weight:700;line-height:1.15}.section-subtitle{color:var(--text-secondary);max-width:700px;margin-bottom:64px;font-size:18px;line-height:1.7}.program-grid{grid-template-columns:1fr 1fr;gap:2px;display:grid}.program-card{background:var(--bg-card);border:1px solid var(--border);padding:56px 48px;position:relative;overflow:hidden}.program-card .card-number{color:var(--accent);opacity:.9;margin-bottom:8px;font-size:clamp(60px,6vw,80px);font-weight:700;line-height:1}.program-card .card-unit{color:var(--text-muted);letter-spacing:1px;margin-bottom:20px;font-size:16px}.program-card h3{color:var(--text-primary);margin-bottom:12px;font-size:22px;font-weight:700}.program-card p{color:var(--text-secondary);font-size:15px;line-height:1.7}.split-section{grid-template-columns:1fr 1fr;min-height:80vh;display:grid}.split-section.reverse{direction:rtl}.split-section.reverse>*{direction:ltr}.split-image{position:relative;overflow:hidden}.split-image img{object-fit:cover;width:100%;height:100%}.split-text{background:var(--bg-surface);flex-direction:column;justify-content:center;padding:80px 64px;display:flex}.split-text .section-label{margin-bottom:16px}.split-text h2{color:var(--text-primary);margin-bottom:24px;font-size:clamp(32px,3.5vw,44px);font-weight:700;line-height:1.2}.split-text p{color:var(--text-secondary);margin-bottom:16px;font-size:16px;line-height:1.8}.timeline-section{background:var(--bg-surface);padding:140px 48px}.timeline-inner{max-width:1200px;margin:0 auto}.timeline-track{grid-template-columns:repeat(4,1fr);gap:0;margin-top:64px;display:grid;position:relative}.timeline-track:before{content:"";background:var(--border);height:1px;position:absolute;top:24px;left:0;right:0}.timeline-phase{padding:0 24px;position:relative}.timeline-phase:before{content:"";background:var(--accent);width:12px;height:12px;position:absolute;top:19px;left:24px}.timeline-phase .phase-label{letter-spacing:3px;text-transform:uppercase;color:var(--accent);margin-bottom:8px;padding-top:52px;font-size:11px}.timeline-phase .phase-title{color:var(--text-primary);margin-bottom:4px;font-size:22px;font-weight:700}.timeline-phase .phase-period{color:var(--text-muted);margin-bottom:16px;font-size:13px}.timeline-phase .phase-items{list-style:none}.timeline-phase .phase-items li{color:var(--text-secondary);padding:6px 0 6px 16px;font-size:14px;line-height:1.5;position:relative}.timeline-phase .phase-items li:before{content:"";background:var(--text-muted);width:6px;height:1px;position:absolute;top:12px;left:0}.finance-table-wrap{border:1px solid var(--border);margin-top:48px;overflow:hidden}.finance-table{border-collapse:collapse;width:100%;font-size:15px}.finance-table thead{background:var(--bg-card)}.finance-table th{text-align:left;letter-spacing:1.5px;text-transform:uppercase;color:var(--text-muted);border-bottom:1px solid var(--border);padding:16px 24px;font-size:11px;font-weight:600}.finance-table td{border-bottom:1px solid var(--border);color:var(--text-secondary);padding:16px 24px}.finance-table tbody tr:hover{background:#1a73a70a}.finance-table .val{color:var(--accent-bright);font-weight:600}.compare-section{max-width:1200px;margin:0 auto;padding:140px 48px}.compare-grid{grid-template-columns:1fr 1fr;gap:2px;margin-top:64px;display:grid}.compare-col{border:1px solid var(--border)}.compare-col .compare-header{letter-spacing:1px;text-transform:uppercase;border-bottom:1px solid var(--border);padding:28px 32px;font-size:18px;font-weight:700}.compare-col.ours .compare-header{background:var(--accent);color:#fff;border-bottom:1px solid var(--accent)}.compare-col.theirs .compare-header{background:var(--bg-card);color:var(--text-primary)}.compare-col .compare-body{background:var(--bg-card);padding:8px 0}.compare-item{border-bottom:1px solid var(--border);padding:16px 32px}.compare-item:last-child{border-bottom:none}.compare-item .compare-label{letter-spacing:1.5px;text-transform:uppercase;color:var(--text-muted);margin-bottom:4px;font-size:11px}.compare-item .compare-value{color:var(--text-primary);font-size:16px;font-weight:600}.risk-grid{gap:2px;margin-top:48px;display:grid}.risk-row{background:var(--bg-card);border:1px solid var(--border);grid-template-columns:280px 1fr;display:grid}.risk-row .risk-label{color:var(--text-primary);border-right:2px solid var(--accent);background:#1a73a70d;align-items:center;padding:24px 28px;font-size:15px;font-weight:700;display:flex}.risk-row .risk-mitigation{color:var(--text-secondary);padding:24px 28px;font-size:14px;line-height:1.7}.zoning-grid{grid-template-columns:1fr 1fr;gap:2px;margin-top:48px;display:grid}.zoning-card{background:var(--bg-card);border:1px solid var(--border);border-top:2px solid var(--accent);padding:40px 36px}.zoning-card .zoning-label{letter-spacing:2px;text-transform:uppercase;color:var(--accent);margin-bottom:12px;font-size:11px;font-weight:600}.zoning-card h4{color:var(--text-primary);margin-bottom:12px;font-size:20px;font-weight:700}.zoning-card p{color:var(--text-secondary);font-size:14px;line-height:1.7}.zoning-steps{margin-top:48px}.zoning-steps .step{border-bottom:1px solid var(--border);gap:24px;padding:20px 0;display:flex}.zoning-steps .step-num{color:var(--accent);text-align:right;flex-shrink:0;width:40px;font-size:24px;font-weight:700}.zoning-steps .step-content h4{color:var(--text-primary);margin-bottom:4px;font-size:16px;font-weight:700}.zoning-steps .step-content p{color:var(--text-secondary);font-size:14px;line-height:1.6}.capital-grid{grid-template-columns:1fr 1fr;gap:2px;margin-top:48px;display:grid}.capital-card{background:var(--bg-card);border:1px solid var(--border);padding:40px 36px}.capital-card .capital-pct{color:var(--accent-bright);margin-bottom:8px;font-size:48px;font-weight:700;line-height:1}.capital-card h4{color:var(--text-primary);margin-bottom:12px;font-size:17px;font-weight:700}.capital-card p{color:var(--text-secondary);font-size:14px;line-height:1.7}.gallery-section{grid-template-columns:1fr 1fr 1fr;gap:2px;padding:0;display:grid}.gallery-cell{aspect-ratio:4/3;cursor:pointer;position:relative;overflow:hidden}.gallery-cell img{object-fit:cover;width:100%;height:100%;transition:transform .6s var(--ease-out)}.gallery-cell:hover img{transform:scale(1.05)}.gallery-cell .gallery-label{color:var(--white);letter-spacing:.5px;background:linear-gradient(#0000,#000000b3);padding:32px 24px 16px;font-size:14px;font-weight:600;position:absolute;bottom:0;left:0;right:0}.closing{text-align:center;background:var(--bg);flex-direction:column;justify-content:center;align-items:center;min-height:100vh;padding:120px 48px;display:flex}.closing-logo{opacity:.7;object-fit:contain;margin-bottom:32px}.closing h2{color:var(--text-primary);letter-spacing:-1px;margin-bottom:16px;font-size:clamp(56px,8vw,96px);font-weight:700}.closing-accent{background:var(--accent);width:64px;height:3px;margin:24px auto}.closing-tagline{color:var(--baby-blue-light);max-width:600px;margin-bottom:56px;font-size:clamp(18px,2.5vw,24px);font-style:italic;line-height:1.6}.closing-team{gap:64px;margin-bottom:56px;display:flex}.closing-team .ct-name{color:var(--text-primary);margin-bottom:4px;font-size:17px;font-weight:700}.closing-team .ct-role{letter-spacing:1.5px;text-transform:uppercase;color:var(--accent);font-size:12px}.closing-meta{color:var(--text-muted);font-size:13px;line-height:1.8}.lightbox-overlay{z-index:500;cursor:pointer;background:#000000e6;justify-content:center;align-items:center;display:none;position:fixed;inset:0}.lightbox-overlay.active{display:flex}.lightbox-overlay img{object-fit:contain;max-width:90vw;max-height:90vh}@media (max-width:900px){.nav{padding:12px 24px}.nav-links,.side-nav{display:none}.stats-grid{grid-template-columns:1fr 1fr}.program-grid,.split-section{grid-template-columns:1fr}.split-section.reverse{direction:ltr}.split-image{height:40vh}.split-text{padding:48px 24px}.timeline-track{grid-template-columns:1fr 1fr;gap:24px}.timeline-track:before{display:none}.compare-grid,.zoning-grid,.capital-grid,.risk-row{grid-template-columns:1fr}.risk-row .risk-label{border-right:none;border-bottom:2px solid var(--accent)}.gallery-section{grid-template-columns:1fr}.closing-team{flex-direction:column;gap:24px}.hero-meta{flex-wrap:wrap;gap:24px}.content-section,.compare-section,.stats-section,.timeline-section,.statement-section{padding:80px 24px}}.watermark{opacity:.08;pointer-events:none;z-index:9999;filter:brightness(0)invert(0);width:48px;height:48px;position:fixed;bottom:24px;left:24px}@media (max-width:900px){.watermark{width:36px;height:36px;bottom:16px;left:16px}}::-webkit-scrollbar{width:6px}::-webkit-scrollbar-track{background:var(--bg-surface)}::-webkit-scrollbar-thumb{background:silver}::-webkit-scrollbar-thumb:hover{background:#999}@media (prefers-reduced-motion:reduce){.reveal,.reveal-scale,.reveal-left,.reveal-right{opacity:1;transition:none;transform:none}.hero-logo,.hero-label,.hero-title,.hero-subtitle,.hero-meta,.hero-scroll{opacity:1;animation:none;transform:none}}