@font-face{font-family:"DM Sans";src:url('/assets/dm-sans-400.woff2?v=e9f7c2608e8a') format('woff2');font-style:normal;font-weight:400;font-display:swap}
@font-face{font-family:"DM Sans";src:url('/assets/dm-sans-500.woff2?v=1411fd060f7b') format('woff2');font-style:normal;font-weight:500;font-display:swap}
@font-face{font-family:"DM Sans";src:url('/assets/dm-sans-600.woff2?v=185f3494392b') format('woff2');font-style:normal;font-weight:600 900;font-display:swap}
@font-face{font-family:Cormorant;src:url('/assets/cormorant-400.woff2?v=afbfdf66bfc3') format('woff2');font-weight:400;font-style:normal;font-display:swap}
@font-face{font-family:Cormorant;src:url('/assets/cormorant-italic-400.woff2?v=fb02a24c60e3') format('woff2');font-weight:400;font-style:italic;font-display:swap}
:root{--navy:#11284d;--ink:#182c46;--muted:#526073;--gold:#c9a547;--gold-dark:#806218;--line:#d8dfe5;--paper:#fff;--soft:#f1f4f7;--gutter:clamp(1.4rem,4.4vw,5rem)}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:2rem}body{margin:0;background:var(--paper);color:var(--ink);font:400 1rem/1.7 "DM Sans",Arial,sans-serif;-webkit-font-smoothing:antialiased}h1,h2,h3,p,figure{margin:0}h1,h2,h3{font-weight:400}h1,h2{font-family:Cormorant,Georgia,serif;line-height:1.02}h2{font-size:clamp(2.8rem,4.1vw,4.3rem);letter-spacing:-.025em}h3{line-height:1.25}p+p{margin-top:1.15rem}a{color:inherit;text-decoration:none}a:focus-visible{outline:3px solid #397bcb;outline-offset:6px}img{display:block;width:100%;height:auto}figure{min-width:0}.shell{width:min(100% - var(--gutter)*2,1380px);margin-inline:auto}.section{padding-block:clamp(4rem,6.8vw,7rem)}.eyebrow{font-size:.875rem;letter-spacing:.13em;text-transform:uppercase;font-weight:500;line-height:1.6}.section-label{color:var(--gold-dark);margin-bottom:1.7rem}.section-label span{margin-left:1.2rem;color:var(--ink)}.skip-link{position:fixed;top:-6rem;left:1rem;z-index:20;padding:1rem;background:white;color:var(--navy)}.skip-link:focus{top:1rem}.header-inner{min-height:102px;display:flex;align-items:center;justify-content:space-between;gap:2rem}.brand{display:block;flex-shrink:0}.brand-image{position:relative;display:block;width:212px;height:66px;overflow:hidden}.brand-image img{position:absolute;max-width:none;width:252px;height:auto;left:-20px;top:-15px}.header-inner nav{display:flex;align-items:center;gap:clamp(1rem,2.8vw,3rem)}.header-inner nav a{font-size:.875rem;min-height:44px;display:flex;align-items:center;border-bottom:1px solid transparent}.header-inner nav a:hover{border-bottom-color:var(--gold-dark)}.hero{display:grid;grid-template-columns:43% 57%;background:var(--navy);color:#fff;min-height:660px}.hero-copy{padding:3.5rem 2.5rem 1.65rem var(--gutter);display:flex;align-items:flex-start;flex-direction:column;position:relative;z-index:1}.hero .eyebrow{color:#dfc782;max-width:26rem}.hero h1{font-size:clamp(3.5rem,6.15vw,6.6rem);margin-top:1.8rem;letter-spacing:-.025em}.hero h1 em{color:#e0c785;font-weight:400}.hero-description{max-width:28rem;color:#dbe3ee;line-height:1.8;margin-top:1.7rem}.light-link{display:inline-flex;align-items:center;justify-content:space-between;gap:2.5rem;min-height:48px;border-bottom:1px solid #7e90a8;margin-top:1.5rem;font-size:.9375rem}.light-link:hover{color:#e0c785;border-color:#e0c785}.light-link span{font-size:1.4rem}.hero-signature{font-size:.75rem;letter-spacing:.1em;color:#d4dfeb;margin-top:auto;padding-top:3.1rem;display:flex;flex-wrap:wrap;gap:.35rem 1rem}.hero-signature span{color:#9fb0c6}.hero-photo{position:relative;min-height:100%;background:#294667}.hero-photo img{width:100%;height:100%;position:absolute;object-fit:cover;object-position:54% center}.hero-photo figcaption{position:absolute;bottom:0;left:0;right:0;display:flex;align-items:flex-end;align-items:last baseline;justify-content:space-between;gap:1rem;padding:3rem 2rem 1.5rem;color:white;background:linear-gradient(transparent,rgba(8,20,41,.88));font-size:.8125rem}.hero-photo figcaption>span:first-child{font-weight:500;font-size:1rem}.hero-address{display:block;margin-top:.25rem;font-size:.8125rem;font-weight:400;line-height:1.5}.principles{background:var(--soft);border-bottom:1px solid var(--line)}.principles-inner{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));padding-block:1.3rem}.principles p{font-size:.875rem;text-align:center;margin:0;border-right:1px solid #cad4df}.principles p:first-child{text-align:left}.principles p:last-child{border:0;text-align:right}.about{display:grid;grid-template-columns:1fr 1fr;gap:7vw}.about-copy{padding-top:3.2rem;color:var(--muted)}.about-copy .lead{font-size:1.2rem;line-height:1.65;color:var(--ink)}.site-footer{background:var(--navy);color:#d1dce9}.footer-bottom{display:flex;justify-content:space-between;align-items:center;gap:1.5rem;padding-block:1.8rem;font-size:.8125rem}.footer-bottom a{display:inline-flex;align-items:center;min-height:44px}.footer-bottom p{margin:0}
@media(min-width:1650px){.hero-copy{padding-left:max(var(--gutter),calc((100vw - 1380px)/2))}.hero{min-height:750px}}
@media(max-width:1100px){.header-inner nav{gap:1.2rem}.hero{grid-template-columns:46% 54%;min-height:630px}.hero h1{font-size:6.3vw}.hero-copy{padding-right:2rem}.hero-signature{display:block}.hero-signature span{display:block;margin-top:.3rem}.about{gap:4vw}}
@media(max-width:800px){.header-inner{flex-direction:column;gap:.45rem;padding-block:1rem .6rem}.header-inner nav{width:100%;justify-content:center;gap:1.6rem;flex-wrap:wrap}.hero{grid-template-columns:1fr}.hero-copy{padding:3rem var(--gutter) 1.5rem}.hero h1{font-size:clamp(3.5rem,9.2vw,5.8rem)}.hero-description{max-width:32rem}.hero-photo{min-height:0;height:420px}.hero-photo img{object-position:center}.hero-signature{display:flex;padding-top:2.5rem}.hero-signature span{margin:0}.about{grid-template-columns:1fr;gap:2rem}.about-copy{padding-top:0}.principles p{font-size:.8125rem}.hero-photo figcaption{padding-inline:var(--gutter)}}
@media(max-width:480px){.header-inner nav{display:grid;grid-template-columns:1fr 1fr;gap:0 1rem;width:100%}.header-inner nav a{justify-content:center}.hero-photo{height:310px}.hero h1{font-size:clamp(3.1rem,12.2vw,4rem)}.hero-signature{flex-direction:column}.principles-inner{grid-template-columns:1fr;gap:.5rem}.principles p,.principles p:first-child,.principles p:last-child{text-align:left;border:0}.principles p{font-size:.875rem}.footer-bottom{align-items:flex-start;flex-direction:column;gap:.4rem}h2{font-size:2.8rem}.hero-photo figcaption span:last-child{font-size:.75rem;text-align:right}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*::before,*::after{transition:none!important;animation:none!important}}
.nav-contact{gap:1rem;color:var(--gold-dark)}.focus{background:var(--soft)}.focus-inner{display:grid;grid-template-columns:.85fr 1.15fr;gap:8vw}.focus-description{max-width:25rem;color:var(--muted);margin-top:1.8rem}.focus-list article{display:grid;grid-template-columns:2.3rem 1fr;gap:1.2rem;padding-block:1.7rem;border-top:1px solid #cbd5df}.focus-list article:first-child{padding-top:1.6rem}.focus-list article:last-child{border-bottom:1px solid #cbd5df}.focus-number{color:var(--gold-dark);font-size:.8125rem;padding-top:.15rem}.focus-list h3{font-size:1.35rem;line-height:1.4}.focus-list p{margin-top:.7rem;color:var(--muted);max-width:36rem}.section-top{display:grid;grid-template-columns:1.3fr 1fr;gap:8vw;align-items:end;margin-bottom:3.2rem}.section-top>p{color:var(--muted);max-width:30rem;padding-bottom:.35rem}.company-grid{display:grid;grid-template-columns:1fr 1fr;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.company-card{padding:2.5rem 3rem 2.4rem 0;display:flex;flex-direction:column;align-items:flex-start}.company-card+article{padding-left:3rem;padding-right:0;border-left:1px solid var(--line)}.company-role{color:var(--gold-dark);font-size:.8125rem;letter-spacing:.09em}.company-card h3{font-family:Cormorant,Georgia,serif;font-size:clamp(2.25rem,3.1vw,3.4rem);margin-top:1.45rem;line-height:1.1}.company-legal{font-size:.8125rem;margin-top:.5rem;letter-spacing:.015em;color:var(--muted)}.company-card>p:not(.eyebrow):not(.company-legal){color:var(--muted);margin-top:1.6rem;max-width:34rem}.text-link{display:inline-flex;align-items:center;justify-content:space-between;min-height:48px;gap:2.4rem;border-bottom:1px solid var(--ink);font-size:.9375rem;margin-top:auto;padding-top:1.8rem}.text-link span{font-size:1.35rem}.text-link:hover{color:var(--gold-dark);border-color:var(--gold-dark)}.portfolio{padding-top:0}.featured-project{display:grid;grid-template-columns:1.5fr 1fr;background:var(--navy);color:white}.featured-image{position:relative}.featured-image img{height:100%;object-fit:cover;object-position:center;min-height:470px}.featured-image figcaption{position:absolute;bottom:0;left:0;right:0;padding:2rem 1.5rem 1rem;background:linear-gradient(transparent,rgba(5,17,35,.8));font-size:.75rem;color:#fff}.featured-image figcaption a{text-decoration:underline;text-underline-offset:3px}.featured-copy{padding:2.8rem;align-self:center}.featured-copy>.eyebrow{color:#e0c785;font-size:.8125rem;letter-spacing:.1em}.featured-copy h3{font:400 clamp(3rem,4.4vw,4.8rem)/.98 Cormorant,Georgia,serif;margin-top:1.7rem;letter-spacing:-.02em}.featured-copy .project-location{font-size:.875rem;margin-top:1rem;color:#d6e0ed}.featured-copy>p:not(.eyebrow):not(.project-location){margin-top:1.8rem;color:#d6e0ed;line-height:1.75}.featured-copy dl{display:grid;grid-template-columns:1fr 1fr;margin:2rem 0 0;padding-top:1.3rem;border-top:1px solid #506079;gap:1rem}.featured-copy dt{font-size:.8125rem;color:#a8bad1}.featured-copy dd{margin:.4rem 0 0;font-size:1.0625rem}.project-grid{display:grid;grid-template-columns:1fr 1fr;gap:2.5rem;margin-top:3rem}.project img{height:auto;width:100%;aspect-ratio:1.5;object-fit:contain;background:var(--soft)}.project figcaption{padding-top:1.25rem}.project-type{display:flex;justify-content:space-between;gap:.5rem;font-size:.75rem;text-transform:uppercase;letter-spacing:.09em;color:var(--gold-dark);flex-wrap:wrap}.project-type>span{font-size:.75rem;color:var(--muted);text-transform:none;letter-spacing:0}.project h3{font-family:Cormorant,Georgia,serif;font-size:2.15rem;margin-top:.8rem}.project figcaption>p:not(.project-type){font-size:.9375rem;margin-top:.5rem;color:var(--muted)}.project figcaption .project-partner{border-top:1px solid var(--line);margin-top:1.2rem;padding-top:.75rem;font-size:.8125rem;display:flex;gap:1rem;align-items:center;flex-wrap:wrap}.project-partner strong{font-weight:500;color:var(--ink);font-size:.9375rem}.contact{border-top:1px solid var(--line);display:grid;grid-template-columns:1.3fr 1fr;gap:8vw;align-items:center}.contact h2{font-size:clamp(3.2rem,4.6vw,5rem)}.contact h2 em{color:var(--gold-dark)}.contact-details>p{color:var(--muted);max-width:30rem;margin-bottom:1.6rem}.contact-link{display:flex;justify-content:space-between;align-items:center;gap:1rem;border-bottom:1px solid var(--line);padding-block:1.1rem;font-size:clamp(1.15rem,1.6vw,1.6rem);line-height:1.6}.contact-link small{display:block;color:var(--muted);font-size:.8125rem;margin-bottom:.35rem}.contact-link>span:first-child{min-width:0;overflow-wrap:anywhere}.contact-link>span:last-child{font-size:1.6rem}.contact-link:hover{color:var(--gold-dark);border-color:var(--gold-dark)}.footer-top{display:flex;align-items:center;justify-content:space-between;gap:2rem;padding-block:3rem;border-bottom:1px solid #415570}.footer-top>p{font-size:.875rem;margin:0;color:#bdcada}.footer-top nav{display:flex;gap:1.6rem;flex-wrap:wrap;font-size:.8125rem}.footer-top a{display:inline-flex;align-items:center;min-height:44px}.footer-top a:hover,.footer-bottom a:hover{color:#e0c785}.footer-bottom a{gap:1rem}
@media(max-width:1100px){.header-inner nav{gap:1rem}.header-inner{gap:1.2rem}.brand-image{width:190px;height:63px}.brand-image img{width:230px;left:-18px;top:-13px}.focus-inner,.section-top,.contact{gap:4vw}.company-card{padding-right:2rem}.company-card+article{padding-left:2rem}.featured-copy{padding:2rem}.featured-image img{min-height:500px}.featured-copy h3{font-size:3.4rem}.footer-top{flex-wrap:wrap}.footer-top nav{margin-left:auto}}
@media(max-width:800px){.focus-inner{grid-template-columns:1fr;gap:2.5rem}.focus-heading h2 br:nth-child(2){display:none}.focus-description{max-width:35rem}.section-top{grid-template-columns:1fr;gap:1.7rem}.section-top>p{max-width:36rem}.featured-project{grid-template-columns:1fr}.featured-image img{min-height:0;height:auto;max-height:none}.featured-copy{padding:2.3rem}.featured-copy h3 br{display:none}.featured-copy h3{font-size:3.8rem}.featured-copy h3 br::after{content:' '}.featured-copy>p:not(.eyebrow){max-width:35rem}.featured-copy dl{max-width:26rem}.project-grid{gap:1.5rem}.contact{grid-template-columns:1fr;gap:2rem}.contact-details>p{max-width:35rem}.contact h2 br:nth-child(2){display:none}.contact-link{font-size:1.4rem}.footer-top{gap:1.5rem}.footer-top nav{margin-left:0;width:100%}.header-inner nav{gap:0 1.4rem}.company-card h3{font-size:2.5rem}.company-role{font-size:.75rem}}
@media(max-width:650px){.company-grid{grid-template-columns:1fr}.company-card,.company-card+article{padding:2rem 0;border-left:0}.company-card+article{border-top:1px solid var(--line)}.company-role{font-size:.8125rem}.company-card h3{font-size:2.8rem}.project-grid{grid-template-columns:1fr;gap:2.6rem}.project img{aspect-ratio:auto}.project-type{font-size:.8125rem}.featured-copy h3{font-size:3.35rem}.project h3{font-size:2.35rem}.section-top{margin-bottom:2.5rem}}
@media(max-width:480px){.header-inner nav{gap:0 1rem}.header-inner nav .nav-contact{grid-column:1/-1;min-height:40px;padding-bottom:.2rem}.featured-copy{padding:1.6rem}.featured-copy h3{font-size:3rem}.focus-list article{grid-template-columns:1.7rem 1fr;gap:.65rem}.focus-list h3{font-size:1.2rem}.contact h2{font-size:3.1rem}.contact-link{font-size:1.25rem}.footer-top{align-items:flex-start;flex-direction:column}.footer-top nav{gap:1.25rem}.portfolio .section-label{font-size:.8125rem}.portfolio .section-label span{margin-left:.6rem}}

@media (min-width:801px) and (max-width:960px){.header-inner{flex-direction:column;gap:.4rem;padding-block:1rem .6rem}.header-inner nav{justify-content:center;gap:1.6rem;flex-wrap:wrap}}

/* Extended property portfolio */
.portfolio-jump{display:flex;gap:.4rem 1.65rem;flex-wrap:wrap;margin:-1rem 0 2.4rem;padding-bottom:1.25rem;border-bottom:1px solid var(--line)}.portfolio-jump a{font-size:.875rem;display:inline-flex;align-items:center;min-height:44px;color:var(--muted)}.portfolio-jump a:hover{color:var(--gold-dark);text-decoration:underline;text-underline-offset:5px}.property-collection{background:var(--soft);padding-top:4.5rem}.property-intro{max-width:43rem;margin-bottom:3.4rem}.property-intro>p:last-child{color:var(--muted);margin-top:1.4rem}.property-group+.property-group{margin-top:4.5rem}.property-group-heading{display:flex;align-items:baseline;justify-content:space-between;gap:1.5rem;padding-bottom:1.25rem;border-bottom:1px solid #cbd5df;margin-bottom:1.8rem}.property-group-heading h3{font-family:Cormorant,Georgia,serif;font-size:2.4rem;letter-spacing:-.02em}.property-group-heading p{font-size:.875rem;color:var(--muted);margin:0}.property-cards{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:2.5rem 1.8rem}.property-card{min-width:0}.property-image{background:#dce3e9;overflow:hidden;aspect-ratio:3/2}.property-image img{width:100%;height:100%;object-fit:cover;object-position:var(--photo-position,center)}.property-card-copy{padding-top:1.2rem}.property-category{font-size:.8125rem;text-transform:uppercase;letter-spacing:.075em;color:var(--gold-dark)}.property-card h4{font:400 1.9rem/1.15 Cormorant,Georgia,serif;margin:.55rem 0 .7rem;letter-spacing:-.01em}.property-address{font-size:.9375rem;color:var(--muted);line-height:1.6;margin:0;font-style:normal}.property-photo-credit{font-size:.75rem;line-height:1.65;color:var(--muted);margin-top:1.05rem;display:block}.property-photo-credit a{text-decoration:underline;text-underline-offset:3px}.property-extra{color:var(--muted);font-size:.875rem;margin-top:.8rem}.property-group-single .property-cards{grid-template-columns:1fr}.property-group-single .property-card{display:grid;grid-template-columns:1.3fr 1fr;gap:3rem;align-items:center}.property-group-single .property-card-copy{padding:1rem 0}.property-group-single .property-card h4{font-size:3rem}.property-group-single .property-image{aspect-ratio:1.9}.property-group-single .property-extra{max-width:28rem}.property-collection+.contact{border-top:0}
@media(max-width:1000px){.property-cards{grid-template-columns:repeat(2,minmax(0,1fr));gap:2.3rem 1.5rem}.property-group-single .property-card{gap:2rem}.property-group-single .property-card h4{font-size:2.5rem}}
@media(max-width:650px){.portfolio-jump{gap:.25rem 1rem}.property-cards{grid-template-columns:1fr;gap:2.5rem}.property-group-heading{align-items:flex-start;flex-direction:column;gap:.35rem}.property-group-heading h3{font-size:2.2rem}.property-group+.property-group{margin-top:3.5rem}.property-card h4{font-size:2.2rem}.property-image{aspect-ratio:1.5}.property-group-single .property-card{grid-template-columns:1fr;gap:0}.property-group-single .property-image{aspect-ratio:1.5}.property-group-single .property-card-copy{padding-top:1.3rem}.property-intro{margin-bottom:2.8rem}}

.property-image img{object-fit:contain}.property-image{background:#e3e8ed}.property-group-single .property-image{background:#dce4eb}

/* Responsive image wrappers preserve the original layout. */
picture{display:block}.property-image picture{width:100%;height:100%}.featured-image picture{height:100%}.focus-photo{margin-top:2rem}.focus-photo img{display:block;width:100%;height:auto;background:#dce4eb}.focus-photo figcaption{display:flex;justify-content:space-between;gap:.5rem 1rem;flex-wrap:wrap;font-size:.8125rem;line-height:1.6;color:var(--muted);padding-top:.75rem}.focus-photo figcaption span:first-child{color:var(--ink)}
@media(max-width:800px){.focus-photo{max-width:46rem;margin-top:1.8rem}.featured-image picture{height:auto}}

.footer-affiliates{margin-left:auto;min-width:0}.footer-affiliates>p{font-size:.875rem;line-height:1.5;color:#bdcada;margin:0 0 .7rem}.footer-affiliates nav{margin:0;gap:1rem 2rem}.footer-affiliates a{display:flex;flex-direction:column;align-items:flex-start;justify-content:center;font-size:1rem;line-height:1.5;min-height:48px}.footer-affiliates small{font-size:.8125rem;color:#bdcada}.footer-affiliates a:hover small{color:inherit}@media(max-width:800px){.footer-affiliates{flex-basis:100%;margin-left:0}}

/* Investment category introductions. */
.portfolio-activity{display:grid;grid-template-columns:1fr 1.2fr;gap:2rem;align-items:center;padding:1.8rem 0 2.3rem}.portfolio-activity h3{font:400 2.4rem/1.1 Cormorant,Georgia,serif;letter-spacing:-.02em}.portfolio-activity p{color:var(--muted);max-width:38rem;margin:0}.development-heading{font-size:1rem;font-weight:500;margin:0 0 1.2rem}.property-group-description{color:var(--muted);max-width:58rem;margin:0 0 1.8rem}.portfolio-activity-financing{margin-top:4.5rem;border-top:1px solid #cbd5df;padding-top:2rem;padding-bottom:0}@media(max-width:650px){.portfolio-activity{grid-template-columns:1fr;gap:1rem}.portfolio-activity h3{font-size:2.2rem}.portfolio-activity-financing{margin-top:3.5rem}}

/* Brand artwork shared by company headings and footer links. */
.visually-hidden{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.company-card .company-brand{display:flex;align-items:center;height:6rem;max-width:100%;margin-top:1.45rem;line-height:1}
.brand-devco{display:inline-flex;align-items:center;gap:1rem;max-width:100%;color:#090909}
.xl-monogram{position:relative;display:block;flex:none;width:5.5rem;aspect-ratio:750/485;overflow:hidden;clip-path:polygon(0 0,90% 0,90% 55%,100% 55%,100% 100%,0 100%)}
.xl-monogram img{position:absolute;max-width:none;width:266.666667%;height:auto;left:-28.666667%;top:-27.835052%}
.devco-name{display:flex;flex-direction:column;font-family:"DM Sans",Arial,sans-serif;font-size:1.65rem;font-weight:500;line-height:1.25;letter-spacing:.16em;white-space:nowrap}
.devco-name small{font:500 .75rem/1.4 "DM Sans",Arial,sans-serif;letter-spacing:.045em;margin-top:.4rem}
.deco-logo-viewport{position:relative;display:block;width:20rem;max-width:100%;aspect-ratio:1665/375;overflow:hidden}
.deco-logo-viewport img{position:absolute;max-width:none;width:120.12012%;height:auto;left:-10.21021%;top:-236%}
.brand-filters{position:absolute;width:0;height:0;overflow:hidden;pointer-events:none}
.footer-top .footer-parent-brand{flex:none;display:flex;align-items:center;justify-content:flex-start;min-height:4.75rem;padding:0}
.site-footer .brand-image,.site-footer .xl-monogram,.site-footer .deco-logo-viewport{filter:url(#footer-logo-gold)}
.footer-affiliates nav{align-items:flex-start;gap:1rem 1.25rem}
.footer-affiliates .affiliate-brand{gap:.6rem;align-items:flex-start;max-width:100%}
.affiliate-logo{display:flex;align-items:center;justify-content:flex-start;width:14.5rem;max-width:100%;height:4.75rem;color:var(--gold)}
.affiliate-logo .brand-devco{gap:.7rem;color:inherit}.affiliate-logo .xl-monogram{width:4rem}.affiliate-logo .devco-name{font-size:1.35rem}.affiliate-logo .devco-name small{font-size:.75rem;letter-spacing:.015em}.affiliate-logo .deco-logo-viewport{width:14.5rem}
.footer-affiliates .affiliate-brand small{margin:0}.footer-affiliates .devco-name small{margin-top:.4rem;color:inherit}
@media(max-width:480px){.brand-devco{gap:.75rem}.company-brand .xl-monogram{width:4.6rem}.company-brand .devco-name{font-size:1.45rem}.company-brand .devco-name small{letter-spacing:.02em}.company-card .company-brand{height:5.5rem}}

.master-planned{margin-top:4.5rem}.master-plan-card{display:grid;grid-template-columns:1.4fr 1fr;background:var(--soft)}.master-plan-image{align-self:center;min-width:0}.master-plan-image img{aspect-ratio:16/9;object-fit:contain}.master-plan-image figcaption{padding:.7rem 1rem;font-size:.75rem;color:var(--muted)}.master-plan-image figcaption a{text-decoration:underline;text-underline-offset:3px}.master-plan-copy{padding:2.5rem;display:flex;flex-direction:column;align-items:flex-start}.master-plan-copy>.eyebrow{color:var(--gold-dark);font-size:.8125rem;letter-spacing:.08em}.master-plan-copy h4{font:400 clamp(2.6rem,3.5vw,3.8rem)/1.05 Cormorant,Georgia,serif;margin:1rem 0 1.5rem;letter-spacing:-.02em}.master-plan-scale{font-size:1.6rem;line-height:1.3;color:var(--ink)}.master-plan-scale span{display:block;font-size:.8125rem;color:var(--muted);margin-top:.5rem}.master-plan-copy>p:last-of-type{color:var(--muted);font-size:.9375rem}.master-plan-copy .text-link{padding-top:1.5rem;margin-top:.4rem;width:100%;gap:1rem}
@media(max-width:1000px){.master-plan-copy{padding:1.7rem}}@media(max-width:800px){.master-plan-card{grid-template-columns:1fr}.master-plan-copy{padding:1.7rem 2rem 2rem}.master-plan-copy>p:last-of-type{max-width:35rem}.master-plan-copy .text-link{max-width:24rem}}@media(max-width:480px){.master-plan-copy{padding:1.5rem}.master-plan-copy h4{font-size:2.7rem}}
.property-group-retail .property-cards{grid-template-columns:repeat(2,minmax(0,1fr))}@media(max-width:650px){.property-group-retail .property-cards{grid-template-columns:1fr}}

/* Mobile composition: natural image proportions and a compact native menu. */
.mobile-navigation{display:none}
@media(max-width:800px){
  .header-inner{min-height:88px;flex-direction:row;flex-wrap:wrap;gap:1rem;padding-block:.75rem;position:relative}
  .header-inner .desktop-navigation{display:none}
  .site-header .brand-image{width:176px;height:54px}
  .site-header .brand-image img{width:212px;left:-17px;top:-12px}
  .mobile-navigation{display:block;margin-left:auto}
  .mobile-navigation summary{display:flex;align-items:center;justify-content:center;gap:.65rem;min-height:44px;padding:.5rem .7rem;list-style:none;cursor:pointer;font-size:.875rem;border:1px solid var(--line);border-radius:2px}
  .mobile-navigation summary::-webkit-details-marker{display:none}
  .mobile-navigation summary::after{content:'';width:.45rem;height:.45rem;border-right:1px solid currentColor;border-bottom:1px solid currentColor;transform:translateY(-2px) rotate(45deg)}
  .mobile-navigation[open] summary::after{transform:translateY(2px) rotate(225deg)}
  .mobile-navigation summary:focus-visible{outline:3px solid #397bcb;outline-offset:4px}
  .header-inner .mobile-navigation nav{position:absolute;z-index:10;top:100%;left:0;right:0;display:grid;grid-template-columns:minmax(0,1fr);gap:0;width:auto;padding:.5rem 1.25rem 1rem;background:var(--paper);border:1px solid var(--line);box-shadow:0 12px 24px #11284d14}
  .header-inner .mobile-navigation nav a{justify-content:space-between;min-height:48px;padding:.6rem 0;border-bottom:1px solid var(--line);font-size:1rem}
  .header-inner .mobile-navigation nav a:last-child{border-bottom:0;padding-bottom:.6rem}
  .hero{min-height:0;grid-template-columns:minmax(0,1fr)}
  .hero-copy{padding:2.5rem var(--gutter) 1.75rem}
  .hero h1{font-size:clamp(2.55rem,8.8vw,4.5rem);line-height:1.06;max-width:100%;margin-top:1.3rem}
  .hero-description{margin-top:1.25rem;line-height:1.7}
  .hero-signature{flex-direction:row;flex-wrap:wrap;padding-top:1.65rem;gap:.3rem 1rem}
  .hero-photo{height:auto;min-height:0}
  .hero-photo img{position:static;width:100%;height:auto;object-fit:contain}
  .hero-photo figcaption{position:static;background:var(--navy);padding:1rem var(--gutter) 1.25rem;gap:.75rem 1.5rem;line-height:1.5}
  .hero-photo figcaption>span:first-child{min-width:0}
  .hero-photo .hero-address{font-size:.8125rem;text-align:left}
  .hero-caption-type{flex:none;max-width:8rem;text-align:right}
  .about>*,.focus-inner>*,.section-top>*,.company-card,.featured-copy,.contact>*,.master-plan-copy,.portfolio-activity>*{min-width:0}
  h1,h2,h3,h4{overflow-wrap:break-word}
  .section-label{display:flex;align-items:baseline;gap:.8rem;line-height:1.55}
  .section-label span,.portfolio .section-label span{margin-left:0}
  .featured-copy h3,.master-plan-copy h4{overflow-wrap:break-word}
  .contact-link{gap:.75rem}
}
@media(max-width:650px){
  :root{--gutter:clamp(1.25rem,5vw,2rem)}
  .section{padding-block:3.25rem}
  .portfolio{padding-top:0}
  h2,.contact h2{font-size:clamp(2.35rem,8.6vw,3rem);line-height:1.08;text-wrap:balance}
  h2 br{display:none}
  .hero-copy{padding-top:2rem}
  .hero .eyebrow{font-size:.8125rem;letter-spacing:.09em}
  .hero h1{font-size:clamp(2.55rem,10.6vw,3.6rem)}
  .hero-photo figcaption{gap:.6rem 1rem}
  .hero-photo .hero-address{font-size:.75rem}
  .hero-caption-type{font-size:.75rem;max-width:6.5rem}
  .principles-inner{grid-template-columns:minmax(0,1fr);gap:.45rem;padding-block:1.1rem}
  .principles p,.principles p:first-child,.principles p:last-child{font-size:.875rem;text-align:left;border:0}
  .section-label{margin-bottom:1.15rem;letter-spacing:.09em}
  .about,.section-top,.contact{gap:1.5rem}
  .about-copy .lead{font-size:1.125rem;line-height:1.7}
  .focus-inner{gap:2rem}
  .focus-description{margin-top:1.3rem}
  .focus-list article{grid-template-columns:1.4rem minmax(0,1fr);gap:.75rem;padding-block:1.4rem}
  .focus-list h3{font-size:1.2rem}
  .focus-photo figcaption{display:block}
  .focus-photo figcaption span{display:block}
  .focus-photo figcaption span+span{margin-top:.2rem}
  .company-card .company-brand{height:auto;min-height:4.5rem;margin-top:1.1rem}
  .company-role{letter-spacing:.065em}
  .company-card>p:not(.eyebrow):not(.company-legal){margin-top:1.2rem}
  .section-top{margin-bottom:2rem}
  .portfolio-jump{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:0 1rem;margin:0 0 1.8rem;padding-bottom:1rem}
  .portfolio-jump a{min-height:48px;line-height:1.4;padding:.6rem 0;border-bottom:1px solid var(--line);font-size:.875rem;overflow-wrap:anywhere}
  .featured-copy{padding:1.5rem}
  .featured-copy h3{font-size:clamp(2.5rem,9vw,3.35rem);line-height:1.08;margin-top:1.1rem}
  .featured-copy dl{grid-template-columns:repeat(2,minmax(0,1fr));gap:1rem .75rem}
  .featured-copy>p:not(.eyebrow):not(.project-location){margin-top:1.25rem}
  .featured-image figcaption{position:static;background:#11284d;padding:.75rem 1rem;line-height:1.6}
  .project-grid{margin-top:2.25rem;gap:2.5rem}
  .project h3,.property-card h4,.property-group-single .property-card h4{font-size:2rem;line-height:1.15}
  .property-group-heading h3,.portfolio-activity h3{font-size:2.1rem;line-height:1.15}
  .property-group-heading{margin-bottom:1.5rem}
  .property-cards{gap:2rem}
  .property-card+.property-card{padding-top:2rem;border-top:1px solid #cbd5df}
  .property-image,.property-group-single .property-image{aspect-ratio:auto;background:transparent}
  .property-image picture,.property-image img{height:auto}
  .property-card-copy{padding-top:1rem}
  .property-category{letter-spacing:.05em;line-height:1.6}
  .property-address,.property-extra{font-size:1rem}
  .property-photo-credit{margin-top:.75rem;overflow-wrap:anywhere}
  .property-intro{margin-bottom:2.5rem}
  .master-planned,.property-group+.property-group,.portfolio-activity-financing{margin-top:3rem}
  .master-plan-copy{padding:1.5rem}
  .master-plan-copy h4{font-size:2.6rem}
  .footer-top{display:grid;grid-template-columns:minmax(0,1fr);gap:1rem;padding-block:2.25rem}
  .footer-affiliates{width:100%;margin-top:.5rem;padding-top:1.5rem;border-top:1px solid #415570}
  .footer-affiliates nav{display:grid;grid-template-columns:minmax(0,1fr);gap:1.5rem}
  .footer-affiliates>p{margin-bottom:1rem}
  .footer-bottom{align-items:flex-start;flex-direction:column;gap:.5rem;padding-block:1.25rem}
}
@media(max-width:360px){
  .header-inner{gap:.5rem}
  .mobile-navigation summary{padding-inline:.5rem}
  .hero-photo figcaption{flex-wrap:wrap}
  .hero-photo figcaption>span.hero-caption-type{max-width:none;text-align:left}
  .company-brand .xl-monogram{width:4rem}
  .company-brand .brand-devco{gap:.65rem}
  .company-brand .devco-name{font-size:1.35rem}
  .portfolio-jump{column-gap:.75rem}
}

/* Quieter affiliate branding on phones. */
@media(max-width:650px){
  .company-card .company-brand{min-height:3rem;margin-top:1rem}
  .company-brand .brand-devco{gap:.55rem}
  .company-brand .xl-monogram{width:3rem}
  .company-brand .devco-name{font-size:1.125rem}
  .company-brand .devco-name small{font-size:.625rem;letter-spacing:.015em;margin-top:.3rem}
  .company-brand .deco-logo-viewport{width:11.25rem}
  .footer-affiliates nav{gap:1rem}
  .footer-affiliates .affiliate-brand{gap:.25rem}
  .footer-affiliates .affiliate-logo{width:11rem;height:3rem}
  .affiliate-logo .brand-devco{gap:.5rem}
  .affiliate-logo .xl-monogram{width:2.5rem}
  .affiliate-logo .devco-name{font-size:1.0625rem}
  .footer-affiliates .devco-name small{font-size:.625rem;letter-spacing:.015em;margin-top:.25rem}
  .affiliate-logo .deco-logo-viewport{width:10rem}
}

/* Affiliate marks share one row and scale within each column. */
.footer-affiliates{width:30.25rem;max-width:100%}
.footer-affiliates nav{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));width:100%;max-width:30.25rem;gap:1.25rem}
.footer-affiliates .affiliate-brand{width:100%;min-width:0}
.footer-affiliates .affiliate-logo{container-type:inline-size;width:100%;max-width:14.5rem;height:auto;aspect-ratio:232/76}
.footer-affiliates .brand-devco{width:100%;gap:4.827586cqw}
.footer-affiliates .xl-monogram{width:27.586207cqw}
.footer-affiliates .devco-name{font-size:9.310345cqw}
.footer-affiliates .devco-name small{font-size:5.172414cqw;margin-top:2.758621cqw}
.footer-affiliates .deco-logo-viewport{width:100%}
.footer-affiliates .affiliate-brand>small{max-width:100%;overflow-wrap:anywhere}
@media(max-width:650px){
  .footer-affiliates nav{max-width:23rem;gap:1rem}
  .footer-affiliates .affiliate-logo{max-width:11rem;aspect-ratio:176/48}
  .footer-affiliates .brand-devco{gap:4.545455cqw}
  .footer-affiliates .xl-monogram{width:22.727273cqw}
  .footer-affiliates .devco-name{font-size:9.659091cqw}
  .footer-affiliates .devco-name small{font-size:5.681818cqw;margin-top:2.272727cqw}
}