:root{--ink:#102230;--deep:#081824;--paper:#f3f1ec;--white:#fff;--gold:#c6a75f;--line:rgba(16,34,48,.18);--muted:#5f6a70}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:"DM Sans",sans-serif;font-size:16px;line-height:1.55}a{color:inherit}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:"Manrope",sans-serif}.site-header{height:92px;display:flex;align-items:center;justify-content:space-between;padding:0 clamp(24px,5vw,76px);position:absolute;z-index:20;width:100%;color:white;border-bottom:1px solid rgba(255,255,255,.18)}.brand{display:flex;align-items:center;gap:18px;text-decoration:none}.brand-mark{font:700 1.35rem/1 "Manrope";letter-spacing:.08em;color:var(--gold)}.brand-name{max-width:225px;font-size:.72rem;line-height:1.25;text-transform:uppercase;letter-spacing:.09em;color:rgba(255,255,255,.82)}nav{display:flex;align-items:center;gap:32px}nav a{text-decoration:none;font-size:.84rem;letter-spacing:.04em}.nav-cta{border:1px solid rgba(255,255,255,.55);padding:12px 18px}.menu-toggle{display:none}.hero{min-height:780px;background:var(--deep);color:white;display:grid;grid-template-columns:1.05fr .95fr;padding:150px clamp(24px,5vw,76px) 70px;gap:6vw;overflow:hidden}.hero-copy{align-self:center;position:relative;z-index:2}.eyebrow{text-transform:uppercase;letter-spacing:.18em;font-size:.73rem;font-weight:600;color:var(--gold);margin-bottom:28px}.hero h1{font-size:clamp(3.4rem,6.3vw,7.2rem);line-height:.92;letter-spacing:-.06em;margin-bottom:34px;font-weight:500}.hero h1 em{font-family:Georgia,serif;font-weight:400}.hero-lead{font-size:clamp(1.05rem,1.45vw,1.3rem);max-width:640px;color:rgba(255,255,255,.7);line-height:1.65}.hero-actions{display:flex;align-items:center;gap:34px;margin-top:44px}.button{display:inline-flex;text-decoration:none;padding:15px 22px;font-weight:600;font-size:.85rem;letter-spacing:.03em}.button.primary{background:var(--gold);color:var(--deep)}.text-link{text-decoration:none;font-size:.9rem;border-bottom:1px solid 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h2{font-size:clamp(2.2rem,4vw,4.6rem);line-height:1.08;letter-spacing:-.045em;font-weight:500;margin:0}.service-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line)}.service-card{padding:38px 34px 28px 0;border-right:1px solid var(--line);margin-right:34px}.service-card:last-child{border-right:0;margin-right:0}.service-card h3{font-size:1.45rem;margin:52px 0 22px}.service-card p{color:var(--muted);min-height:100px}.service-card ul{list-style:none;padding:24px 0 0;margin:0;border-top:1px solid var(--line)}.service-card li{padding:8px 0;font-size:.88rem}.approach{background:#dfe3e1;display:grid;grid-template-columns:.9fr 1.1fr;gap:9vw;align-items:start}.detail-image{height:720px;background-image:url('detail.jpg');background-position:55% center}.caption{font-size:.76rem;color:var(--muted);margin-top:14px}.approach-copy{padding-top:34px}.approach-copy>p:not(.eyebrow){max-width:620px;color:var(--muted);font-size:1.08rem;margin:30px 0 46px}.process-list{border-top:1px solid var(--line)}.process-list div{display:grid;grid-template-columns:115px 1fr;gap:25px;padding:21px 0;border-bottom:1px solid var(--line)}.process-list span{font-weight:600}.process-list p{margin:0;color:var(--muted)}.investment{background:var(--deep);color:white}.investment-intro{display:grid;grid-template-columns:1fr 2fr;margin-bottom:72px}.investment-content{display:grid;grid-template-columns:1.05fr .95fr;gap:9vw}.large-copy{font:400 clamp(1.5rem,2.5vw,2.5rem)/1.35 Georgia,serif;color:rgba(255,255,255,.82)}.criteria{border-top:1px solid rgba(255,255,255,.2)}.criteria div{padding:22px 0;border-bottom:1px solid rgba(255,255,255,.2);display:grid;grid-template-columns:155px 1fr;gap:24px}.criteria strong{font-family:"Manrope"}.criteria span{font-size:.9rem;color:rgba(255,255,255,.6)}.principle-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:2px}.principle-grid>div{background:white;padding:38px;min-height:300px}.principle-grid span{color:#957a3e;font-size:.75rem}.principle-grid h3{font-size:1.35rem;margin:72px 0 16px}.principle-grid p{color:var(--muted)}.contact{background:var(--gold);padding:110px clamp(24px,9vw,150px)}.contact .eyebrow{color:var(--deep)}.contact h2{font:500 clamp(2.7rem,6vw,6.8rem)/.98 "Manrope";letter-spacing:-.06em;margin-bottom:34px}.contact>p:not(.eyebrow):not(.contact-note){font-size:1.12rem;max-width:700px}.button.light{background:var(--deep);color:white;margin:20px 0}.contact-note{font-size:.78rem;margin:18px 0 0;opacity:.65}footer{background:var(--deep);color:white;padding:45px clamp(24px,6vw,92px);display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:30px;align-items:end}.footer-brand{display:flex;flex-direction:column}.footer-brand strong{font:700 1.4rem "Manrope";color:var(--gold)}.footer-brand span,footer p,.footer-meta{font-size:.72rem;color:rgba(255,255,255,.55);margin:0}.footer-meta{display:flex;gap:18px}.reveal{opacity:0;transform:translateY(18px);transition:opacity .7s ease,transform .7s ease}.reveal.visible{opacity:1;transform:none}
@media(max-width:900px){.site-header{height:76px}.brand-name{display:none}.menu-toggle{display:block;background:none;border:1px solid rgba(255,255,255,.45);color:white;padding:8px 12px}nav{display:none;position:absolute;top:76px;left:0;right:0;background:var(--deep);padding:24px;flex-direction:column;align-items:flex-start}nav.open{display:flex}.hero{grid-template-columns:1fr;padding-top:130px}.hero-visual{margin-left:12vw}.hero-image{height:460px}.section-heading,.investment-intro,.investment-content,.approach{grid-template-columns:1fr}.service-grid{grid-template-columns:1fr}.service-card{border-right:0;border-bottom:1px solid var(--line);margin-right:0}.service-card p{min-height:auto}.detail-image{height:480px}.principle-grid{grid-template-columns:1fr}footer{grid-template-columns:1fr}.footer-meta{flex-wrap:wrap}}
@media(max-width:560px){.hero{min-height:auto}.hero h1{font-size:3.35rem}.hero-actions{align-items:flex-start;flex-direction:column}.hero-visual{margin-left:0}.hero-image{height:390px;border-radius:140px 0 0}.hero-note{left:16px;bottom:-42px;width:calc(100% - 32px)}.statement{padding-top:130px}.section-pad{padding-top:86px;padding-bottom:86px}.process-list div,.criteria div{grid-template-columns:1fr;gap:5px}.contact{padding-top:86px;padding-bottom:86px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.reveal{opacity:1;transform:none;transition:none}}

.construction-feature{margin:72px 0 0;position:relative}.construction-feature img,.investment-feature img{display:block;width:100%;height:auto;object-fit:cover}.construction-feature img{aspect-ratio:16/7}.construction-feature figcaption{position:absolute;left:0;bottom:0;background:var(--deep);color:white;padding:22px 26px;min-width:250px}.construction-feature figcaption p{margin:5px 0 0;font-size:.75rem;color:rgba(255,255,255,.55)}.investment-feature{margin:0 0 66px;display:grid;grid-template-columns:2fr 1fr;align-items:end}.investment-feature img{grid-column:1/-1;grid-row:1;aspect-ratio:16/6.5}.investment-feature figcaption{grid-column:2;grid-row:1;background:var(--gold);color:var(--deep);padding:28px;font-size:.9rem;line-height:1.5;z-index:1}.investment-feature figcaption span{display:block;margin-top:12px;text-transform:uppercase;letter-spacing:.13em;font-size:.66rem;opacity:.65}
@media(max-width:900px){.construction-feature{margin-top:50px}.construction-feature img{aspect-ratio:4/3}.investment-feature{grid-template-columns:1fr;margin-bottom:50px}.investment-feature img{aspect-ratio:4/3}.investment-feature figcaption{grid-column:1;margin:0 18px -30px;transform:translateY(-30px)}}

/* Keep the opening project statement beneath the building image. */
.hero-visual{display:flex;flex-direction:column}.hero-note{position:static;left:auto;bottom:auto;width:100%;min-height:92px;align-items:flex-start}.hero-note p{max-width:430px}.hero-image{flex:none}
@media(max-width:560px){.hero-note{width:100%;margin:0;min-height:auto}.statement{padding-top:110px}}

.contact-details{font-size:.9rem;margin:18px 0 0;color:rgba(8,24,36,.72)}.contact-details p{margin:4px 0}.contact-details a,.footer-contact a{text-underline-offset:3px}.footer-contact{display:grid;gap:5px}