html,
body {
	overflow-x: clip;
	max-width: 100%;
}

#inner-page-wrapper {
	padding-top: 40px;
	overflow-x: clip;
	max-width: 100%;
}

#inner-page-wrapper > .container {
	width: 100%;
	max-width: 1480px;
	overflow-x: visible;
}

.ip-banner::before {
	opacity: .5;
	background: linear-gradient(to top, #000, rgb(0 0 0 / 0%));
	height: 60%;
	bottom: 0;
	top: auto;
}

.ip-banner::after {
	content: '';
	pointer-events: none;
	position: absolute;
	width: 100%;
	height: 60%;
	top: 0;
	left: 0;
	z-index: 1;
	background: linear-gradient(to bottom, #000, rgb(0 0 0 / 0%));
	opacity: 0.5;
}

.ip-new-dev {
	padding: 30px 0 100px;
	padding: 1.875vw 0 6.25vw;
}

.ip-new-dev-section + .ip-new-dev-section {
	margin-top: 100px;
	margin-top: 6.25vw;
}


/* -------------------------------------------------------------------------- */
/* Carousel                                                                   */
/* -------------------------------------------------------------------------- */

.ip-new-dev-carousel-wrap {
	display: flex;
	align-items: stretch;
	gap: 12px;
	gap: 0.75vw;
}

.ip-new-dev-carousel-arrow {
	flex: 0 0 auto;
	align-self: center;
	background: transparent;
	padding: 0;
	cursor: pointer;
	opacity: 0.7;
	transition: opacity var(--default-transition);
	z-index: 2;
}

.ip-new-dev-carousel-arrow.is-slot-hidden {
	visibility: hidden;
	pointer-events: none;
	opacity: 0;
}

/* Keep back/next aligned to the reveal image, not the taller text block */
.ip-new-dev.is-selected .ip-new-dev-carousel-wrap {
	align-items: flex-start;
}

.ip-new-dev.is-selected .ip-new-dev-carousel-arrow {
	align-self: flex-start;
	display: flex;
	align-items: center;
	justify-content: center;
	height: clamp(320px, 33.5625vw, 537px);
}

.ip-new-dev-carousel-arrow:hover,
.ip-new-dev-carousel-arrow:focus {
	opacity: 1;
}

.ip-new-dev-stage {
	flex: 1 1 auto;
	min-width: 0;
	width: 100%;
	position: relative;
}

.ip-new-dev-carousel,
.ip-new-dev-reveal {
	width: 100%;
	transition:
		opacity 0.55s cubic-bezier(0.4, 0, 0.2, 1),
		visibility 0.55s cubic-bezier(0.4, 0, 0.2, 1),
		transform 0.55s cubic-bezier(0.4, 0, 0.2, 1);
}

.ip-new-dev-carousel {
	aspect-ratio: 1401 / 537;
	min-height: clamp(320px, 33.5625vw, 537px);
	max-height: 537px;
	opacity: 1;
	visibility: visible;
	transform: translateY(0);
	position: relative;
	z-index: 1;
}

.ip-new-dev.is-selected .ip-new-dev-carousel {
	position: absolute;
	left: 0;
	right: 0;
	top: 0;
	opacity: 0;
	visibility: hidden;
	pointer-events: none;
	transform: translateY(8px);
	z-index: 0;
}

.ip-new-dev-reveal {
	position: absolute;
	left: 0;
	right: 0;
	top: 0;
	opacity: 0;
	visibility: hidden;
	pointer-events: none;
	transform: translateY(12px);
	z-index: 0;
}

.ip-new-dev.is-selected .ip-new-dev-reveal {
	position: relative;
	opacity: 1;
	visibility: visible;
	pointer-events: auto;
	transform: translateY(0);
	z-index: 1;
}

/* Keep in layout for transitions; do not use display:none */
.ip-new-dev-carousel[hidden],
.ip-new-dev-reveal[hidden] {
	display: block !important;
}

.ip-new-dev-carousel .slick-list {
	height: 100%;
	margin: 0 -11px;
}

.ip-new-dev-carousel .slick-track {
	display: flex !important;
	align-items: stretch;
	height: 100%;
}

.ip-new-dev-carousel .slick-slide {
	height: auto;
	float: none;
}

.ip-new-dev-carousel .slick-slide > div {
	height: 100%;
}

.ip-new-dev-slide {
	position: relative;
	height: 100%;
	min-height: clamp(320px, 33.5625vw, 537px);
	overflow: visible;
	display: block !important;
	background: transparent;
	padding: 0 11px;
	box-sizing: border-box;
}

.ip-new-dev-slide-trigger {
	position: relative;
	display: block;
	width: 100%;
	height: 100%;
	min-height: clamp(320px, 33.5625vw, 537px);
	border: 0;
	padding: 0;
	background: transparent;
	cursor: pointer;
	overflow: hidden;
	text-align: left;
}

.ip-new-dev-slide-media {
	position: absolute;
	inset: 0;
	width: 100%;
	height: 100%;
	overflow: hidden;
}

.ip-new-dev-slide-media canvas {
	display: block;
	width: 100%;
	height: 100%;
}

.ip-new-dev-slide-media img {
	position: absolute;
	inset: 0;
	width: 100%;
	height: 100%;
	object-fit: cover;
}

.ip-new-dev-slide-media::after {
	content: '';
	position: absolute;
	inset: 0;
	background: linear-gradient(to top, rgb(0 0 0 / 55%), rgb(0 0 0 / 12%));
	z-index: 1;
	pointer-events: none;
}

.ip-new-dev-slide-label {
	position: absolute;
	writing-mode: vertical-rl;
	text-orientation: mixed;
	bottom: 28px;
	bottom: 1.75vw;
	left: 20px;
	left: 1.25vw;
	transform: rotate(180deg);
	font-family: var(--font-family-default);
	font-size: min(15px, 0.9375vw);
	font-weight: 300;
	letter-spacing: 0.5em;
	text-transform: uppercase;
	color: #fff;
	white-space: nowrap;
	z-index: 2;
	pointer-events: none;
}

/* -------------------------------------------------------------------------- */
/* Reveal (selected tile)                                                     */
/* -------------------------------------------------------------------------- */

.ip-new-dev-reveal-layout {
	display: flex;
	align-items: center;
	gap: 48px;
	gap: 3vw;
	min-height: clamp(320px, 33.5625vw, 537px);
}

.ip-new-dev-reveal-ribbon {
	position: relative;
	flex: 0 0 clamp(200px, 16.4375vw, 263px);
	width: clamp(200px, 16.4375vw, 263px);
	min-height: clamp(320px, 33.5625vw, 537px);
	overflow: hidden;
}

.ip-new-dev-reveal-ribbon-media,
.ip-new-dev-reveal-ribbon-media canvas,
.ip-new-dev-reveal-ribbon-media img {
	height: 100%;
	min-height: clamp(320px, 33.5625vw, 537px);
}

.ip-new-dev-reveal-ribbon-media::after {
	content: '';
	position: absolute;
	inset: 0;
	background: linear-gradient(to top, rgb(0 0 0 / 45%), rgb(0 0 0 / 10%));
	z-index: 1;
	pointer-events: none;
}

.ip-new-dev-reveal-ribbon-label {
	position: absolute;
	writing-mode: vertical-rl;
	text-orientation: mixed;
	bottom: 28px;
	bottom: 1.75vw;
	left: 20px;
	left: 1.25vw;
	transform: rotate(180deg);
	font-family: var(--font-family-default);
	font-size: min(15px, 0.9375vw);
	font-weight: 300;
	letter-spacing: 0.5em;
	text-transform: uppercase;
	color: #fff;
	white-space: nowrap;
	z-index: 2;
}

.ip-new-dev-reveal-copy {
	flex: 1 1 auto;
	min-width: 0;
	padding-top: 20px;
	padding-top: 1.25vw;
}

.ip-new-dev-reveal-copy .section-title {
	margin-bottom: 24px;
	margin-bottom: 1.5vw;
	display: flex;
	align-items: flex-start;
	width: 100%;
	font-size: min(25.33px, 1.583125vw);
	line-height: 1.3;
}

.ip-new-dev-reveal-copy .section-title :is(h2, h3) {
	flex: 0 0 auto;
	max-width: none;
	width: auto;
	font-family: var(--font-family-title);
	font-size: min(25.33px, 1.583125vw);
	font-weight: 400;
	letter-spacing: 0.25em;
	text-transform: uppercase;
	color: #000;
	line-height: 1.3;
	margin: 0;
}

.ip-new-dev-reveal-copy .section-title.with-line::after {
	flex: 1 1 auto;
	min-width: 48px;
	margin-left: 40px;
	margin-left: 2.5vw;
	margin-right: 0;
	margin-top: calc(0.65em - 0.5px);
	align-self: flex-start;
}

.ip-new-dev-reveal-copy .section-text p {
	font-size: min(15px, 0.9375vw);
	line-height: 2;
	letter-spacing: 0.025em;
	color: #454545;
}

/* -------------------------------------------------------------------------- */
/* Communities and Development                                                */
/* -------------------------------------------------------------------------- */

.ip-new-dev-communities-default[hidden],
.ip-new-dev-communities-detail[hidden] {
	display: block !important;
}

.ip-new-dev-communities {
	position: relative;
}

.ip-new-dev-communities-default,
.ip-new-dev-communities-detail {
	width: 100%;
	transition:
		opacity 0.55s cubic-bezier(0.4, 0, 0.2, 1),
		visibility 0.55s cubic-bezier(0.4, 0, 0.2, 1),
		transform 0.55s cubic-bezier(0.4, 0, 0.2, 1);
}

.ip-new-dev-communities-default {
	position: relative;
	opacity: 1;
	visibility: visible;
	transform: translateY(0);
	z-index: 1;
}

.ip-new-dev.is-selected .ip-new-dev-communities-default {
	position: absolute;
	left: 0;
	right: 0;
	top: 0;
	opacity: 0;
	visibility: hidden;
	pointer-events: none;
	transform: translateY(-8px);
	z-index: 0;
}

.ip-new-dev-communities-detail {
	position: absolute;
	left: 0;
	right: 0;
	top: 0;
	opacity: 0;
	visibility: hidden;
	pointer-events: none;
	transform: translateY(12px);
	z-index: 0;
}

.ip-new-dev.is-selected .ip-new-dev-communities-detail {
	position: relative;
	opacity: 1;
	visibility: visible;
	pointer-events: auto;
	transform: translateY(0);
	z-index: 1;
}

.ip-new-dev-communities-layout {
	display: grid;
	grid-template-columns: minmax(0, 1fr) minmax(0, 1.65fr);
	column-gap: 60px;
	column-gap: 3.75vw;
	align-items: center;
}

.ip-new-dev-communities-heading.section-title {
	margin-bottom: 30px;
	margin-bottom: 1.875vw;
	width: 100%;
	overflow: visible;
}

.ip-new-dev-communities-heading.section-title.with-line::after {
	display: none;
}

.ip-new-dev-communities-heading.section-title :is(h1, h2) {
	display: block;
	max-width: none;
	width: 100%;
}

.ip-new-dev-communities-content {
	min-width: 0;
	overflow: visible;
}

.ip-new-dev-communities-title-row {
	display: flex;
	align-items: center;
	/* 100% = content col; + gap reaches image left edge, no overlap */
	width: calc(100% + 60px);
	width: calc(100% + 3.75vw);
}

.ip-new-dev-communities-title-row::after {
	content: '';
	flex: 1 1 auto;
	height: 1px;
	background: #ccc;
	margin-left: 40px;
	margin-left: 2.5vw;
	min-width: 48px;
}

.ip-new-dev-communities-title-rest {
	display: block;
}

.ip-new-dev-communities-content .section-text p {
	line-height: 2;
}

.ip-new-dev-communities-image {
	width: 100%;
	min-width: 0;
}

.ip-new-dev-communities-cta {
	display: flex;
	justify-content: center;
	align-items: center;
	flex-wrap: wrap;
	gap: 60px;
	gap: 3.75vw;
	margin-top: 50px;
	margin-top: 3.125vw;
}

.ip-new-dev-resources {
	display: grid;
	grid-template-columns: repeat(3, minmax(0, 1fr));
	gap: 30px;
	gap: 1.875vw;
	margin-top: 50px;
	margin-top: 3.125vw;
}

.ip-new-dev-resource a {
	display: block;
	text-decoration: none;
	color: inherit;
}

.ip-new-dev-resource-image {
	position: relative;
	overflow: hidden;
}

.ip-new-dev-resource-image::after {
	content: '';
	position: absolute;
	inset: 0;
	background: rgb(0 0 0 / 35%);
	z-index: 1;
	pointer-events: none;
	transition: background var(--default-transition);
}

.ip-new-dev-resource a:hover .ip-new-dev-resource-image::after,
.ip-new-dev-resource a:focus .ip-new-dev-resource-image::after {
	background: rgb(0 0 0 / 45%);
}

.ip-new-dev-resource-title {
	position: absolute;
	left: 50%;
	top: 50%;
	transform: translate(-50%, -50%);
	z-index: 2;
	font-family: var(--font-family-default);
	font-size: min(15px, 0.9375vw);
	font-weight: 500;
	letter-spacing: 0.5em;
	text-transform: uppercase;
	color: #fff;
	white-space: nowrap;
	text-align: center;
}

/* -------------------------------------------------------------------------- */
/* Other Counties                                                             */
/* -------------------------------------------------------------------------- */

.ip-new-dev-counties-title {
	justify-content: center;
	text-align: center;
}

.ip-new-dev-counties-title.with-line::after {
	display: none;
}

.ip-new-dev-counties-title h2 {
	margin-left: auto;
	margin-right: auto;
}

.ip-new-dev-counties-grid {
	display: grid;
	grid-template-columns: repeat(3, minmax(0, 1fr));
	gap: 35px;
	gap: 2.1875vw;
}

.ip-new-dev-county a {
	display: block;
	text-decoration: none;
	color: inherit;
}

.ip-new-dev-county-image {
	width: 100%;
	overflow: hidden;
}

.ip-new-dev-county-image img {
	transition: transform .5s ease;
}

.ip-new-dev-county a:hover .ip-new-dev-county-image img,
.ip-new-dev-county a:focus .ip-new-dev-county-image img {
	transform: scale(1.04);
}

.ip-new-dev-county-title {
	display: block;
	margin-top: 28px;
	margin-top: 1.75vw;
	text-align: center;
	font-family: var(--font-family-default);
	font-size: min(15px, 0.9375vw);
	font-weight: 500;
	letter-spacing: 0.5em;
	text-transform: uppercase;
	color: #000;
	line-height: 1.4;
}

/* -------------------------------------------------------------------------- */
/* Responsive                                                                 */
/* -------------------------------------------------------------------------- */

@media (prefers-reduced-motion: reduce) {
	.ip-new-dev-carousel,
	.ip-new-dev-reveal,
	.ip-new-dev-communities-default,
	.ip-new-dev-communities-detail {
		transition: none;
	}
}

@media (min-width: 992px) and (max-width: 1199px) {
	.ip-new-dev-slide-label,
	.ip-new-dev-reveal-ribbon-label {
		font-size: 13px;
		letter-spacing: 0.4em;
		left: 14px;
		bottom: 20px;
	}

	.ip-new-dev-reveal-copy .section-title,
	.ip-new-dev-reveal-copy .section-title :is(h2, h3) {
		font-size: 22px;
	}

	.ip-new-dev-reveal-copy .section-text p,
	.ip-new-dev-resource-title,
	.ip-new-dev-county-title {
		font-size: 14px;
	}

	.ip-new-dev-communities-heading.section-title :is(h1, h2) {
		font-size: 24px;
	}

	.ip-new-dev-communities-content .section-text p {
		font-size: 15px;
	}

	.ip-new-dev-communities-layout {
		grid-template-columns: minmax(0, 1fr) minmax(0, 1.4fr);
	}
}

@media (max-width: 991px) {
	.ip-new-dev {
		padding: 55px 0 70px;
	}

	.ip-new-dev-section + .ip-new-dev-section {
		margin-top: 60px;
	}

	.ip-new-dev-carousel-wrap {
		gap: 8px;
	}

	.ip-new-dev-stage {
		min-width: 0;
	}

	.ip-new-dev-carousel {
		aspect-ratio: auto;
		min-height: 280px;
		max-height: none;
	}

	.ip-new-dev-slide,
	.ip-new-dev-slide-trigger {
		min-height: 280px;
	}

	.ip-new-dev-slide {
		padding: 0 8px;
	}

	.ip-new-dev-slide-label,
	.ip-new-dev-reveal-ribbon-label {
		font-size: 14px;
		letter-spacing: 0.4em;
		left: 18px;
		bottom: 22px;
	}

	.ip-new-dev-reveal-layout {
		flex-direction: column;
		align-items: stretch;
		gap: 24px;
		min-height: 0;
	}

	.ip-new-dev-reveal-ribbon {
		width: 100%;
		flex-basis: auto;
		height: 280px;
		min-height: 280px;
		max-height: 280px;
	}

	.ip-new-dev.is-selected .ip-new-dev-carousel-arrow {
		height: 280px;
	}

	.ip-new-dev-reveal-ribbon-media {
		position: absolute;
		inset: 0;
		height: 100%;
		min-height: 0;
	}

	.ip-new-dev-reveal-ribbon-media canvas,
	.ip-new-dev-reveal-ribbon-media img {
		width: 100%;
		height: 100%;
		min-height: 0;
		max-height: none;
		object-fit: cover;
	}

	.ip-new-dev-reveal-ribbon-media canvas {
		/* Don't let the 263x537 canvas aspect inflate the ribbon */
		height: 100% !important;
	}

	.ip-new-dev-reveal-copy {
		padding-top: 0;
	}

	.ip-new-dev-reveal-copy .section-title {
		font-size: 24px;
		margin-bottom: 20px;
	}

	.ip-new-dev-reveal-copy .section-title :is(h2, h3) {
		font-size: 24px;
	}

	.ip-new-dev-reveal-copy .section-text p {
		font-size: 15px;
	}

	.ip-new-dev-communities-heading.section-title :is(h1, h2) {
		font-size: 28px;
		letter-spacing: 0.18em;
		max-width: 100%;
	}

	.ip-new-dev-communities-content .section-text p {
		font-size: 15px;
	}

	.ip-new-dev-communities-layout,
	.ip-new-dev-communities-layout--detail {
		display: flex;
		flex-direction: column;
		gap: 24px;
		width: 100%;
		max-width: 100%;
		overflow-x: clip;
	}

	.ip-new-dev-communities-content {
		width: 100%;
		max-width: 100%;
		box-sizing: border-box;
		min-width: 0;
		padding-left: 24px;
		padding-right: 24px;
	}

	.ip-new-dev-communities-title-row {
		width: 100%;
		max-width: 100%;
		box-sizing: border-box;
	}

	.ip-new-dev-communities-title-row::after {
		margin-left: 24px;
		min-width: 40px;
	}

	.ip-new-dev-communities-cta {
		gap: 24px;
		margin-top: 32px;
		padding-left: 24px;
		padding-right: 24px;
		box-sizing: border-box;
	}

	.ip-new-dev-resources {
		grid-template-columns: 1fr;
		max-width: 420px;
		margin-left: auto;
		margin-right: auto;
		padding-left: 24px;
		padding-right: 24px;
		box-sizing: border-box;
	}

	.ip-new-dev-resource-title {
		font-size: 14px;
		letter-spacing: 0.35em;
		white-space: normal;
		max-width: 90%;
		line-height: 1.4;
	}

	.ip-new-dev-counties-grid {
		grid-template-columns: repeat(2, minmax(0, 1fr));
		gap: 28px;
		max-width: 720px;
		margin: 0 auto;
	}

	.ip-new-dev-county-title {
		font-size: 14px;
		letter-spacing: 0.35em;
		margin-top: 18px;
	}
}

@media (max-width: 767px) {
	.ip-new-dev-carousel-wrap {
		gap: 4px;
	}

	.ip-new-dev-carousel-arrow {
		flex: 0 0 auto;
		transform: scale(0.85);
		transform-origin: center;
	}

	.ip-new-dev-slide-label,
	.ip-new-dev-reveal-ribbon-label {
		font-size: 13px;
		letter-spacing: 0.3em;
		left: 14px;
		bottom: 18px;
	}

	.ip-new-dev-reveal-copy .section-title,
	.ip-new-dev-reveal-copy .section-title :is(h2, h3) {
		font-size: 22px;
		letter-spacing: 0.18em;
	}

	.ip-new-dev-resource-title {
		font-size: 13px;
		letter-spacing: 0.3em;
	}

	.ip-new-dev-communities-cta {
		flex-direction: column;
		align-items: stretch;
	}

	.ip-new-dev-communities-cta .section-btn {
		justify-content: center;
	}

	.ip-new-dev-counties-grid {
		grid-template-columns: 1fr;
		max-width: 520px;
	}

	.ip-new-dev-county-title {
		font-size: 13px;
		letter-spacing: 0.3em;
	}
}