@layer properties{@supports (((-webkit-hyphens:none)) and (not (margin-trim:inline))) or ((-moz-orient:inline) and (not (color:rgb(from red r g b)))){*,:before,:after,::backdrop{--tw-rotate-x:initial;--tw-rotate-y:initial;--tw-rotate-z:initial;--tw-skew-x:initial;--tw-skew-y:initial;--tw-border-style:solid;--tw-shadow:0 0 #0000;--tw-shadow-color:initial;--tw-shadow-alpha:100%;--tw-inset-shadow:0 0 #0000;--tw-inset-shadow-color:initial;--tw-inset-shadow-alpha:100%;--tw-ring-color:initial;--tw-ring-shadow:0 0 #0000;--tw-inset-ring-color:initial;--tw-inset-ring-shadow:0 0 #0000;--tw-ring-inset:initial;--tw-ring-offset-width:0px;--tw-ring-offset-color:#fff;--tw-ring-offset-shadow:0 0 #0000;--tw-blur:initial;--tw-brightness:initial;--tw-contrast:initial;--tw-grayscale:initial;--tw-hue-rotate:initial;--tw-invert:initial;--tw-opacity:initial;--tw-saturate:initial;--tw-sepia:initial;--tw-drop-shadow:initial;--tw-drop-shadow-color:initial;--tw-drop-shadow-alpha:100%;--tw-drop-shadow-size:initial}}}@layer theme{:root,:host{--font-sans:system-ui, -apple-system, "Segoe UI", Helvetica, Arial, sans-serif;--font-serif:Garamond, "Times New Roman", serif;--font-mono:ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace;--ease-out:cubic-bezier(.16, 1, .3, 1);--default-font-family:var(--font-sans);--default-mono-font-family:var(--font-mono);--color-paper:#f3f1ec;--color-ink:#151310;--color-mute:#15131094;--color-hairline:#1513102e;--color-ochre:#b4591e;--color-amber:#d9873a;--color-dusk:#28404b;--color-steel:#4f7b99;--color-sand:#a89085;--color-paper-mute:#f3f1eca3;--color-paper-hairline:#f3f1ec38;--font-ar-display:"Geeza Pro", "Times 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optgroup{font-weight:bolder}:where(select:is([multiple],[size])) optgroup option{padding-inline-start:20px}::file-selector-button{margin-inline-end:4px}::placeholder{opacity:1}@supports (not ((-webkit-appearance:-apple-pay-button))) or (contain-intrinsic-size:1px){::placeholder{color:currentColor}@supports (color:color-mix(in lab, red, red)){::placeholder{color:color-mix(in oklab, currentcolor 50%, 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3vw, 2.5rem);--header-h:4.5rem;--horizon-h:140px;--horizon:linear-gradient(180deg, #151310 0%, #151310 18%, #3a2110 60%, #7a3f16 100%);--type-residential:var(--color-ochre);--type-investment:var(--color-amber);--type-commercial:var(--color-steel);--type-hospitality:var(--color-sand);--type-competition:var(--color-dusk);--accent:var(--color-ochre)}[data-type]{--accent:var(--color-ochre)}html{--lightningcss-light:initial;--lightningcss-dark: ;color-scheme:light;-webkit-text-size-adjust:100%}html,body{overflow-x:clip}body{background-color:var(--color-paper);color:var(--color-ink);font-family:var(--font-serif);font-size:var(--text-body);line-height:var(--text-body--line-height);-webkit-font-smoothing:antialiased;-moz-osx-font-smoothing:grayscale;text-rendering:optimizelegibility}[dir=rtl] body{font-family:var(--font-ar), var(--font-serif);font-size:calc(var(--text-body) * 1.15)}[lang=ar]{font-family:var(--font-ar), var(--font-serif)}[dir=rtl] [lang=en]{font-family:var(--font-serif)}:focus-visible{outline-offset:3px;outline:1px solid}::selection{background-color:var(--color-ink);color:var(--color-paper)}[dir=rtl] ::selection{background-color:var(--color-dusk);color:var(--color-paper)}a{color:inherit;text-decoration:none}@media (prefers-reduced-motion:reduce){*,:before,:after{scroll-behavior:auto!important;transition-duration:.01ms!important;animation-duration:.01ms!important;animation-iteration-count:1!important}}}@layer components{.site-header{z-index:40;color:var(--color-ink);background:var(--color-paper);transition:color .22s var(--ease), background-color .22s var(--ease), translate .22s var(--ease);position:fixed;inset-block-start:0;inset-inline:0}.site-header[data-hero]{color:var(--color-paper);background:0 0}html[data-past-hero] .site-header[data-hero]{color:var(--color-ink);background:var(--color-paper)}html[data-scroll-dir=down] .site-header{translate:0 -100%}.site-header-in{min-block-size:var(--header-h);justify-content:space-between;align-items:center;gap:1rem;display:flex}.site-wordmark{font-size:1.375rem}.site-nav.label{font-family:var(--font-sans);letter-spacing:.04em;text-transform:none;align-items:center;gap:2rem;font-size:.75rem;line-height:1;display:flex}[dir=rtl] .site-header .site-nav.label{font-family:var(--font-ar), var(--font-sans);letter-spacing:0;font-size:.8125rem}.site-nav a{align-items:center;min-block-size:2.5rem;display:inline-flex}.site-nav a[lang=ar]{font-family:var(--font-ar), var(--font-sans);letter-spacing:0;font-size:.8125rem}@media not all and (min-width:48rem){:root{--header-h:3.5rem}.site-wordmark{font-size:1.125rem}.site-nav.label{gap:1.25rem}}.site-footer{background:var(--color-ink);color:var(--color-paper);margin-block-start:clamp(5rem,10vw,9rem)}.footer-grid{row-gap:2.5rem;padding-block-start:clamp(2.25rem,3.5vw,3rem)}.footer-mark{grid-column:1/-1}.footer-mark svg{block-size:auto;inline-size:min(21rem,70%)}.footer-contact,.footer-meta{grid-column:1/-1;align-content:start;gap:.5rem;display:grid}@media (min-width:48rem){.footer-mark{grid-column:1/7}.footer-contact{grid-column:7/10}.footer-meta{grid-column:10/-1}}.footer-small{color:var(--color-paper-mute);flex-wrap:wrap;justify-content:space-between;gap:.35rem 2rem;padding-block-start:1.5rem;display:flex}.footer-horizon{block-size:var(--horizon-h);background:var(--horizon);opacity:clamp(.35, calc(.35 + var(--p,1) * 2.2), 1)}.page-head{padding-block:calc(var(--header-h) + clamp(2.5rem, 6vw, 5rem)) clamp(1.5rem, 3vw, 2.5rem)}.status{white-space:nowrap;align-items:center;gap:.45em;display:inline-flex}.status-dot{background:var(--accent);border-radius:50%;flex:none;block-size:.45rem;inline-size:.45rem}.nf-page{align-content:center;min-block-size:55vh;padding-block-end:5rem}.ix{z-index:0;padding-block-start:calc(var(--header-h) + 1.5rem);position:relative}.archive-name,.archive-num,.ix-filter,.ix-view{font-family:var(--font-sans);letter-spacing:0;text-transform:none;font-size:.75rem;line-height:1.4}[dir=rtl] :is(.archive-name,.archive-num,.ix-filter,.ix-view){font-family:var(--font-ar), var(--font-sans);font-size:.8125rem}.ix-filter-rail{z-index:10;pointer-events:none;position:absolute;inset:0}.ix-filter{inline-size:100%;padding-inline:var(--gutter);text-align:center;color:var(--color-ink);grid-template-columns:repeat(8,minmax(0,1fr));display:grid;position:sticky;inset-block-start:calc(50svh - .5lh)}.ix-filter .ix-pick{pointer-events:auto;justify-self:center;align-items:center;gap:.3em;padding-block:.75rem;display:inline-flex}.ix-filter .ix-pick:first-child{grid-column:2/span 2}.ix-filter .ix-pick:nth-child(2){grid-column:4/span 2}.ix-filter .ix-pick:nth-child(3){grid-column:6/span 2}.archive-filter-top .ix-filter .ix-pick{grid-column:auto}.archive-filter-top .ix-filter{flex-wrap:wrap;justify-content:center;gap:0 clamp(1.5rem,3vw,2.5rem);margin-block-end:2rem;padding:0;display:flex;position:static}.ix-view{color:var(--color-mute);justify-content:flex-end;margin-block-end:1.5rem;display:flex}.ix-view [aria-hidden]{white-space:pre}.ix-pick{color:inherit;font:inherit;cursor:pointer;text-underline-offset:.18em;transition:text-decoration-color var(--dur-hover) var(--ease-brand), color var(--dur-hover) var(--ease-brand);background:0 0;border:0;padding:0;-webkit-text-decoration:underline #0000;text-decoration:underline #0000;text-decoration-thickness:1px}.ix-pick:hover,.ix-pick:focus-visible{text-decoration-color:currentColor}@supports (color:color-mix(in lab, red, red)){.ix-pick:hover,.ix-pick:focus-visible{-webkit-text-decoration-color:color-mix(in oklab, currentColor 45%, transparent);-webkit-text-decoration-color:color-mix(in oklab, currentColor 45%, transparent);-webkit-text-decoration-color:color-mix(in oklab, currentColor 45%, transparent);text-decoration-color:color-mix(in oklab, currentColor 45%, transparent)}}.ix-pick[aria-pressed=true]{color:var(--color-ink);text-decoration-color:currentColor}.archive{gap:8rem var(--gutter);grid-template-columns:repeat(2,minmax(0,1fr));padding-block-end:12vw;transition:opacity .3s;display:grid}.archive.is-swapping{opacity:0;transition-duration:.2s}@media (min-width:48rem){.archive{grid-template-columns:repeat(3,minmax(0,1fr))}}@media (min-width:64rem){.archive{grid-template-columns:repeat(4,minmax(0,1fr));column-gap:clamp(1.5rem,3vw,3rem)}}.archive-item{display:contents}.archive-card{grid-template-columns:2.25rem minmax(0,1fr) 2.25rem;grid-template-areas:"num frame."".name.";align-items:start;row-gap:.625rem;display:grid}.archive-num{color:var(--color-mute);grid-area:num;padding-block-start:.0625rem;line-height:1}.archive-frame{aspect-ratio:4/5;grid-area:frame;inline-size:100%;max-inline-size:11rem;margin-inline:auto;position:relative;overflow:hidden}[data-reveal].archive-frame.fade{transition-delay:calc(var(--n,0) * 60ms)}.archive-img{display:block;position:absolute;inset:0}.archive-img img{object-fit:cover;block-size:100%;inline-size:100%}.archive-img-alt{opacity:0;transition:opacity .25s cubic-bezier(.22,.61,.36,1)}@media (hover:hover){.archive-card:hover .archive-img-alt,.archive-card:focus-visible .archive-img-alt{opacity:1;transition-duration:.45s}}.archive-card:focus-visible{outline-offset:6px}.archive-name{text-align:center;color:var(--color-ink);grid-area:name}@media not all and (min-width:48rem){.archive-card{grid-template-columns:1.75rem minmax(0,1fr) 0;column-gap:.25rem}.archive-frame{max-inline-size:13rem}.archive{row-gap:3.5rem}}@media not all and (min-width:64rem){.ix-filter-rail{pointer-events:auto;position:static}.ix-filter{flex-wrap:wrap;justify-content:center;gap:0 1.25rem;margin-block-end:3rem;padding:0;display:flex;position:static}.ix-filter .ix-pick{grid-column:auto;padding-block:.35rem}}.pf-open{row-gap:1rem;padding-block:9rem 4rem}.draft-banner+article .pf-open{padding-block-start:5rem}.pf-open-num,.pf-open-id,.pf-lead{grid-column:1/-1}.pf-open-id{align-content:start;justify-items:start;gap:1rem;display:grid}.name.pf-title{text-wrap:balance;font-size:3rem;line-height:1.05}[dir=rtl] .name.pf-title{line-height:1.3}.lead.pf-lead{max-inline-size:32ch;font-size:1.75rem;line-height:1.3}[dir=rtl] .lead.pf-lead{line-height:1.5}@media (min-width:64rem){.pf-open-id{grid-column:1/5;align-self:baseline}.pf-lead{grid-column:7/12;align-self:baseline}}@media not all and (min-width:64rem){.pf-lead{margin-block-start:1.5rem}}@media not all and (min-width:48rem){.pf-open{padding-block:7rem 3rem}.name.pf-title{font-size:2.5rem}.lead.pf-lead{font-size:1.5rem}}.pf-facts-line{flex-wrap:wrap;gap:.25rem 0;display:flex}.pf-facts-line>span+span:before{content:"·";color:var(--color-mute);padding-inline:.6em}.pf-wide-wrap{padding-block-end:clamp(4rem,8vw,7rem)}.pf-wide{aspect-ratio:16/10;background:#e3e3df;position:relative;overflow:hidden}@supports (color:color-mix(in lab, red, red)){.pf-wide{background:color-mix(in srgb, var(--color-dusk) 8%, var(--color-paper))}}.pf-wide img{object-position:50% 100%}@media (min-width:64rem){.pf-wide{aspect-ratio:2}}.pf-section{row-gap:2.5rem;padding-block-end:clamp(3.5rem,7vw,6rem)}.pf-section-head,.pf-section-text{grid-column:1/-1}.pf-section-copy{display:contents}.pf-section-head{align-content:start;gap:.5rem;display:grid}@media (min-width:64rem){.pf-section-head{grid-column:1/5}.pf-section-text{grid-column:5/12}.pf-section[data-aside] .pf-section-copy{grid-column:1/6;align-content:start;row-gap:2.5rem;display:grid}.pf-section[data-aside] .pf-section-copy>*{grid-column:auto}.pf-section[data-aside]>.pf-section-copy+.run[data-layout=aside]{grid-column:6/-1;grid-template-columns:minmax(0,1fr);align-items:start}.pf-section[data-aside]>.pf-section-copy+.run[data-layout=aside] :is(.run-images,figcaption){grid-area:auto/1/auto/-1}}.pf-section-text p{max-inline-size:var(--container-measure);font-size:clamp(1rem,.35vw + .95rem,1.1875rem);line-height:1.6}.run[data-layout=full] .run-cell{background:0 0}.run{gap:var(--gutter);grid-column:1/-1;display:grid}.run-images{gap:var(--gutter);display:grid}.run[data-layout=pair] .run-images{grid-template-columns:repeat(2,minmax(0,1fr));align-items:start}@media (min-width:48rem){.run[data-layout=pair] .run-images{grid-template-columns:minmax(0,5fr) minmax(0,7fr)}.run[data-layout=pair] .run-images[data-tall=end]{grid-template-columns:minmax(0,7fr) minmax(0,5fr)}.run[data-layout=pair] .run-cell:nth-child(2){margin-block-start:clamp(2rem,6vw,5rem)}.run[data-layout=pair][data-level] .run-images{column-gap:var(--gutter);grid-template-columns:repeat(2,minmax(0,1fr));align-items:start}.run[data-layout=pair][data-level] .run-cell:nth-child(2){margin-block-start:0}}.run[data-layout=trio] .run-images{grid-template-columns:repeat(3,minmax(0,1fr))}@media not all and (min-width:48rem){.run[data-layout=trio] .run-images{grid-template-columns:minmax(0,1fr)}}.run-cell{background:#e3e3df;overflow:hidden}@supports (color:color-mix(in lab, red, red)){.run-cell{background:color-mix(in srgb, var(--color-dusk) 8%, var(--color-paper))}}.run-cell img{object-fit:cover;block-size:100%;inline-size:100%}.run-cell[data-contain=true]{background:0 0}.run-cell[data-contain=true] img{object-fit:contain}.run-cell[data-diagram=true]{mix-blend-mode:multiply;background:0 0}.run-cell[data-diagram=true] img{opacity:.92;filter:brightness(1.05)}@media (min-width:48rem){.run[data-layout=aside]{grid-template-columns:repeat(12,minmax(0,1fr));align-items:end}.run[data-layout=aside] .run-images{grid-area:1/6/auto/-1}.run[data-layout=aside] figcaption{grid-area:1/1/auto/6}}.pf-closing{text-align:center;padding-block:clamp(1rem,3vw,2rem) clamp(4rem,8vw,7rem)}.pf-closing p{max-inline-size:32ch;margin-inline:auto;font-style:italic}[dir=rtl] .pf-closing p{font-style:normal}.pf-rule{border:0;border-block-start:1px solid var(--color-ink);margin:0}.pf-facts{row-gap:3rem;padding-block-start:2rem}.pf-facts-main{grid-column:1/-1}@media (min-width:64rem){.pf-facts-main{grid-column:1/9}}.dl{font-family:var(--font-sans);grid-template-columns:minmax(7rem,1fr) minmax(0,2fr);font-size:.875rem;line-height:1.45;display:grid}[dir=rtl] .dl{font-family:var(--font-ar), var(--font-sans);font-size:1rem}.dl>div{display:contents}.dl dt,.dl dd{border-block-end:1px solid var(--color-hairline);padding-block:.6rem}.dl dt{color:var(--color-mute);padding-inline-end:1rem}.pf-drawings{margin-block-start:2.5rem}.pf-quote{padding-block:clamp(4rem,8vw,6rem) 0}.pf-quote blockquote{grid-column:1/-1;gap:.75rem;max-inline-size:44ch;margin:0;display:grid}@media (min-width:64rem){.pf-quote blockquote{grid-column:5/12}}.pf-related{gap:1.5rem;padding-block-start:clamp(4rem,8vw,6rem);display:grid}.pf-related-grid{gap:2rem var(--gutter);grid-template-columns:repeat(2,minmax(0,1fr));display:grid}@media not all and (min-width:48rem){.pf-related-grid>li:nth-child(5){display:none}}@media (min-width:48rem){.pf-related-grid{grid-template-columns:repeat(3,minmax(0,1fr))}}@media (min-width:64rem){.pf-related-grid{grid-template-columns:repeat(5,minmax(0,1fr))}}.pf-related .cover{aspect-ratio:3/2}.pf-related .card{gap:.5rem}.pf-nav{border-block-start:1px solid var(--color-hairline);grid-template-columns:minmax(0,1fr);margin-block-start:clamp(4rem,8vw,6rem);display:grid}.pf-nav a{align-content:start;gap:.35rem;padding-block:1.5rem;display:grid}.pf-nav .name{text-wrap:balance}.pf-nav-num{transition:color var(--dur-hover) var(--ease-brand)}.pf-nav a:hover .pf-nav-num,.pf-nav a:focus-visible .pf-nav-num{color:var(--accent)}.pf-nav-prev .name:before,.pf-nav-next .name:after{font-family:var(--font-sans);vertical-align:.2em;transition:translate var(--dur-hover) var(--ease-brand);font-size:.6em;display:inline-block}.pf-nav-prev .name:before{content:"←";margin-inline-end:.5em}.pf-nav-next .name:after{content:"→";margin-inline-start:.5em}[dir=rtl] .pf-nav-prev .name:before{content:"→"}[dir=rtl] .pf-nav-next .name:after{content:"←"}.pf-nav-prev:is(:hover,:focus-visible) .name:before{translate:-8px}.pf-nav-next:is(:hover,:focus-visible) .name:after,[dir=rtl] .pf-nav-prev:is(:hover,:focus-visible) .name:before{translate:8px}[dir=rtl] .pf-nav-next:is(:hover,:focus-visible) .name:after{translate:-8px}@media 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(min-width:64rem){.folio{row-gap:7rem}.folio-card{grid-column:var(--col);grid-row:var(--row);margin-block-start:var(--offset,0px)}}.home-survey{align-items:start;row-gap:3rem;padding-block-start:clamp(6rem,12vw,10rem)}.home-survey>.home-register,.home-survey>.home-draft-col{grid-column:1/-1}.home-survey>.home-draft-col{order:-1}.home-draft-col .cd{max-inline-size:18rem;margin-inline:auto}@media (min-width:64rem){.home-survey>.home-register{grid-area:1/1/auto/8}.home-survey>.home-draft-col{order:0;grid-area:1/8/auto/-1;justify-content:flex-end;display:flex;position:sticky;inset-block-start:calc(var(--header-h) + 1.5rem)}.home-draft-col .cd{inline-size:min(100%, calc((100svh - var(--header-h) - 3rem) * 717 / 864));max-inline-size:100%;margin-inline:0}}.cover{aspect-ratio:4/5;background:#dfdfdc;display:block;position:relative;overflow:hidden}@supports (color:color-mix(in lab, red, red)){.cover{background:color-mix(in srgb, var(--color-dusk) 10%, var(--color-paper))}}.cover img{object-fit:cover;block-size:100%;inline-size:100%}.card{align-content:start;gap:.6rem;display:grid}.card:focus-visible{outline-offset:4px}.card-name{transition:color var(--dur-hover) var(--ease-brand)}.card:hover .card-num,.card:focus-visible .card-num{color:var(--accent)}}@layer utilities{.invisible{visibility:hidden}.visible{visibility:visible}.absolute{position:absolute}.fixed{position:fixed}.relative{position:relative}.static{position:static}.sticky{position:sticky}.block{display:block}.contents{display:contents}.flex{display:flex}.grid{display:grid}.hidden{display:none}.inline{display:inline}.inline-flex{display:inline-flex}.table{display:table}.min-h-screen{min-height:100vh}.flex-1{flex:1}.grow{flex-grow:1}.transform{transform:var(--tw-rotate-x,) var(--tw-rotate-y,) var(--tw-rotate-z,) var(--tw-skew-x,) 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var(--tw-contrast,) var(--tw-grayscale,) var(--tw-hue-rotate,) var(--tw-invert,) var(--tw-saturate,) var(--tw-sepia,) var(--tw-drop-shadow,)}}@property --tw-rotate-x{syntax:"*";inherits:false}@property --tw-rotate-y{syntax:"*";inherits:false}@property --tw-rotate-z{syntax:"*";inherits:false}@property --tw-skew-x{syntax:"*";inherits:false}@property --tw-skew-y{syntax:"*";inherits:false}@property --tw-border-style{syntax:"*";inherits:false;initial-value:solid}@property --tw-shadow{syntax:"*";inherits:false;initial-value:0 0 #0000}@property --tw-shadow-color{syntax:"*";inherits:false}@property --tw-shadow-alpha{syntax:"<percentage>";inherits:false;initial-value:100%}@property --tw-inset-shadow{syntax:"*";inherits:false;initial-value:0 0 #0000}@property --tw-inset-shadow-color{syntax:"*";inherits:false}@property --tw-inset-shadow-alpha{syntax:"<percentage>";inherits:false;initial-value:100%}@property --tw-ring-color{syntax:"*";inherits:false}@property --tw-ring-shadow{syntax:"*";inherits:false;initial-value:0 0 #0000}@property --tw-inset-ring-color{syntax:"*";inherits:false}@property --tw-inset-ring-shadow{syntax:"*";inherits:false;initial-value:0 0 #0000}@property --tw-ring-inset{syntax:"*";inherits:false}@property --tw-ring-offset-width{syntax:"<length>";inherits:false;initial-value:0}@property --tw-ring-offset-color{syntax:"*";inherits:false;initial-value:#fff}@property --tw-ring-offset-shadow{syntax:"*";inherits:false;initial-value:0 0 #0000}@property --tw-blur{syntax:"*";inherits:false}@property --tw-brightness{syntax:"*";inherits:false}@property --tw-contrast{syntax:"*";inherits:false}@property --tw-grayscale{syntax:"*";inherits:false}@property --tw-hue-rotate{syntax:"*";inherits:false}@property --tw-invert{syntax:"*";inherits:false}@property --tw-opacity{syntax:"*";inherits:false}@property --tw-saturate{syntax:"*";inherits:false}@property --tw-sepia{syntax:"*";inherits:false}@property 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