/* Layout: full-bleed hero, then alternating half/half panels on tinted grounds, dashed hairlines as the structural motif, deep-green footer. */
:root{
  --paddock:#1B3029;      /* primary deep green: hero wash, buttons, headings */
  --paddock-2:#24402F;    /* slightly lighter green for footer panels */
  --sage:#EDF2EE;         /* tinted section ground */
  --linen:#F8F4EC;        /* warm section ground */
  --paper:#FFFFFF;
  --ink:#1B3029;
  --text:#46524C;         /* body text, green-biased grey */
  --muted:#5E7A69;        /* eyebrows, secondary text */
  --mist:#B8D0C1;         /* italic accent on dark */
  --gold:#E3C07E;         /* italic accent on dark, second voice */
  --rule:#D7E0DA;
  --on-dark:#FFFFFF;
  --on-dark-dim:rgba(255,255,255,.72);
  --serif:"EB Garamond",Garamond,"Times New Roman",serif;
  --sans:"Hanken Grotesk","Helvetica Neue",Arial,sans-serif;
  --wrap:1240px;
  --gutter:clamp(16px,4vw,40px);
}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]){
  --paper:#0F1814; --sage:#14211B; --linen:#19221C; --ink:#E6EEE8; --text:#B9C6BE; --muted:#8FB09C; --rule:#2C3D34; --paddock:#1B3029; --paddock-2:#20382B; color-scheme:dark}}
:root[data-theme="dark"]{
  --paper:#0F1814; --sage:#14211B; --linen:#19221C; --ink:#E6EEE8; --text:#B9C6BE; --muted:#8FB09C; --rule:#2C3D34; --paddock:#1B3029; --paddock-2:#20382B; color-scheme:dark}

*{box-sizing:border-box}
html{scroll-behavior:smooth}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}.site-head,.site-head .bar{transition:none}}
body{margin:0;background:var(--paper);color:var(--text);font:400 18px/1.6 var(--sans);-webkit-font-smoothing:antialiased}
img,video{max-width:100%;display:block}
a{color:inherit}
:focus-visible{outline:2px solid var(--gold);outline-offset:3px}

.wrap{max-width:var(--wrap);margin-inline:auto;padding-inline:var(--gutter)}
.eyebrow{font:500 14px/1.2 var(--sans);letter-spacing:.005em;color:var(--muted);margin:0}
.display{font-family:var(--serif);font-weight:400;color:var(--ink);letter-spacing:-.01em;line-height:1.08;text-wrap:balance;margin:0}
.display em{font-style:normal;color:inherit}
.btn{display:inline-flex;align-items:center;gap:10px;font:500 15px/1 var(--sans);letter-spacing:.005em;text-decoration:none;padding:15px 26px;border:1px solid transparent;transition:background .2s,color .2s,border-color .2s}
.btn-solid{background:var(--paddock);color:var(--on-dark)}
.btn-solid:hover{background:#2C4A3B}
.btn-light{background:#fff;color:#1B3029}
.btn-light:hover{background:var(--linen)}
:root[data-theme="dark"] .btn-solid, :root:not([data-theme="light"]) .btn-solid{border-color:transparent}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]) .btn-solid{background:#2E5240}}
:root[data-theme="dark"] .btn-solid{background:#2E5240}

/* Header */
.site-head{position:fixed;inset:0 0 auto 0;z-index:50;color:var(--on-dark);padding-top:env(safe-area-inset-top,0px);transition:background-color .3s ease,box-shadow .3s ease}
.site-head.scrolled,.site-head.menu-open{background:#1B3029;box-shadow:0 1px 0 rgba(255,255,255,.08),0 8px 24px rgba(10,20,16,.18)}
.site-head.scrolled .bar{height:68px;border-bottom-color:transparent}
.site-head .bar{display:flex;align-items:center;justify-content:space-between;gap:24px;height:84px;border-bottom:1px solid rgba(255,255,255,.25);transition:height .3s ease,border-color .3s ease}
.brand img{height:42px;width:auto}
.nav{display:flex;align-items:center;gap:30px}
.nav a{font:400 15px/1 var(--sans);letter-spacing:.005em;text-decoration:none;color:var(--on-dark-dim);transition:color .2s}
.nav a:hover{color:#fff}
.head-cta{display:flex;align-items:center;gap:18px}
.head-cta .ghost{font:400 15px/1 var(--sans);letter-spacing:.005em;text-decoration:none;color:#fff;padding:13px 20px;background:rgba(255,255,255,.1);border:1px solid rgba(255,255,255,.18)}
.head-cta .ghost:hover{background:rgba(255,255,255,.18)}
.menu-btn{display:none;background:none;border:1px solid rgba(255,255,255,.3);color:#fff;font:500 14px/1 var(--sans);letter-spacing:.005em;padding:12px 14px;cursor:pointer}

/* Hero */
.hero{position:relative;background:#1B3029;color:#fff;overflow:hidden;isolation:isolate}
.hero video,.hero .poster{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2;filter:grayscale(1) contrast(1.05)}
.hero::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(27,48,41,.94) 0%,rgba(27,48,41,.78) 45%,rgba(27,48,41,.55) 100%)}
.hero .inner{padding-block:clamp(170px,22vw,230px) clamp(90px,11vw,140px)}
.hero .eyebrow{color:var(--mist);margin-bottom:22px}
.hero h1{font-family:var(--serif);font-weight:400;font-size:clamp(46px,7.4vw,92px);line-height:1.02;letter-spacing:-.01em;margin:0 0 40px;max-width:13ch;text-wrap:balance}
.hero h1 em{font-style:normal}
.hero h1 .a{color:inherit}
.hero h1 .b{color:inherit}
.hero-foot{display:flex;flex-wrap:wrap;align-items:center;gap:28px 40px}
.platform-strip{display:flex;flex-wrap:wrap;gap:8px 22px;font:500 14px/1 var(--sans);letter-spacing:.005em;color:var(--on-dark-dim)}
.platform-strip a{color:inherit;text-decoration:none;transition:color .2s}
.platform-strip a:hover{color:#fff;text-decoration:underline;text-underline-offset:5px;text-decoration-thickness:1px}
.platform-strip a+a::before{content:"/";display:inline-block;margin-right:22px;color:rgba(255,255,255,.3);text-decoration:none}

/* About split */
.about{padding-block:clamp(72px,10vw,120px)}
.about .grid{display:grid;grid-template-columns:1fr 1fr}
.about .left{padding:56px 48px 56px 0;border-right:1px solid var(--rule);border-bottom:1px solid var(--rule)}
.about .right{padding:56px 0 56px 60px;border-top:1px solid var(--rule);margin-top:-1px;align-self:start}
.about h2{font-size:clamp(36px,4.8vw,58px);margin-top:18px}
.about p{margin:0;max-width:52ch}
.about .right p+p{margin-top:18px}

/* Figures band */
.figures{border-top:1px solid var(--rule)}
.figures dl{display:grid;grid-template-columns:repeat(4,1fr);margin:0}
.figures dl>div{padding:40px 28px 44px;border-right:1px solid var(--rule)}
.figures dl>div:first-child{padding-left:0}
.figures dl>div:last-child{border-right:0}
.figures dt{font-family:var(--serif);font-weight:400;font-size:clamp(42px,5vw,62px);line-height:1;color:var(--ink);letter-spacing:-.01em;font-variant-numeric:tabular-nums}
.figures dd{margin:14px 0 0;font-size:15px;line-height:1.45;color:var(--text);max-width:22ch}

/* Platform panels */
.panel{display:grid;grid-template-columns:1fr 1fr;min-height:560px}
.panel .media{position:relative;overflow:hidden;min-height:340px}
.panel .media img,.panel .media video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform 1.2s ease}
.panel:hover .media img{transform:scale(1.03)}
@media (prefers-reduced-motion:reduce){.panel .media img{transition:none}.panel:hover .media img{transform:none}}
.panel .copy{padding:clamp(48px,7vw,96px) clamp(24px,5vw,72px);display:flex;flex-direction:column;justify-content:center;gap:22px;min-width:0}
.panel.flip .media{order:2}
.panel h2{font-size:clamp(34px,4.4vw,54px)}
.panel p{margin:0;max-width:50ch}
.bg-linen{background:var(--linen)}
.bg-sage{background:var(--sage)}
.terms{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));margin:6px 0 4px;border-top:1px solid var(--rule);border-bottom:1px solid var(--rule)}
.terms div{padding:16px 16px 16px 0;min-width:0}
.terms div+div{padding-left:16px;border-left:1px solid var(--rule)}
.terms dt{font:500 13px/1.2 var(--sans);letter-spacing:.005em;color:var(--muted)}
.terms dd{margin:8px 0 0;font-family:var(--serif);font-size:23px;line-height:1.2;color:var(--ink);font-variant-numeric:tabular-nums}
.tag{position:absolute;left:20px;bottom:20px;background:rgba(27,48,41,.86);color:#fff;font:500 13px/1 var(--sans);letter-spacing:.005em;padding:9px 12px}

/* Contact band */
.contact{background:var(--paddock);color:#fff;position:relative;overflow:hidden}
.contact .inner{padding-block:clamp(72px,9vw,110px);display:grid;grid-template-columns:1.3fr 1fr;gap:40px;align-items:end}
.contact h2{font-family:var(--serif);font-weight:400;font-size:clamp(36px,5vw,62px);line-height:1.06;letter-spacing:-.01em;margin:16px 0 0;text-wrap:balance}
.contact h2 em{color:inherit;font-style:normal}
.contact .eyebrow{color:var(--mist)}
.contact p{color:var(--on-dark-dim);margin:0 0 26px;max-width:44ch}

/* Footer */
.foot{background:#16271F;color:var(--on-dark-dim);position:relative;overflow:hidden;font-size:15px}
.foot .inner{padding-block:72px 40px;position:relative;z-index:1}
.foot .brand img{height:46px}
.foot .cols{display:grid;grid-template-columns:repeat(3,auto);justify-content:start;gap:32px 64px;margin-top:40px;padding-block:32px;border-top:1px solid rgba(255,255,255,.18);border-bottom:1px solid rgba(255,255,255,.18);max-width:760px}
.foot h3{font:500 13px/1.2 var(--sans);letter-spacing:.005em;color:var(--mist);margin:0 0 14px}
.foot ul{list-style:none;margin:0;padding:0;display:grid;gap:8px}
.foot a{text-decoration:none;color:#fff}
.foot a:hover{color:var(--gold)}
.foot .addr{color:#fff;line-height:1.7}
.foot .legal{display:flex;flex-wrap:wrap;justify-content:space-between;gap:12px;margin-top:28px;font-size:13px;max-width:760px}
.maverick{position:absolute;right:-60px;bottom:-90px;width:min(560px,60vw);height:auto;opacity:.5;z-index:0;pointer-events:none}
.maverick path{fill:none;stroke:rgba(184,208,193,.55);stroke-width:1.1;stroke-dasharray:3 3;vector-effect:non-scaling-stroke}

/* Load sequence (from a visible rest state) */
@media (prefers-reduced-motion:no-preference){
  .hero .eyebrow,.hero h1,.hero-foot{animation:rise .9s cubic-bezier(.2,.7,.2,1) both}
  .hero h1{animation-delay:.08s}
  .hero-foot{animation-delay:.18s}
  @keyframes rise{from{transform:translateY(14px);opacity:.001}to{transform:none;opacity:1}}
}

/* Responsive */
@media (max-width:960px){
  .nav,.head-cta .ghost{display:none}
  .menu-btn{display:inline-block}
  .nav.open{display:flex;position:absolute;top:100%;max-height:calc(100vh - 84px);overflow-y:auto;left:0;right:0;flex-direction:column;align-items:flex-start;gap:0;background:#1B3029;padding:8px var(--gutter) 20px}
  .nav.open a{padding:14px 0;width:100%;border-bottom:1px solid rgba(255,255,255,.15)}
  .figures dl{grid-template-columns:repeat(2,1fr)}
  .figures dl>div:nth-child(2){border-right:0}
  .figures dl>div:nth-child(3){padding-left:0}
  .figures dl>div:nth-child(-n+2){border-bottom:1px solid var(--rule)}
  .contact .inner{grid-template-columns:1fr}
}
@media (max-width:800px){
  .about .grid{grid-template-columns:1fr}
  .about .left{padding:0 0 36px;border-right:0}
  .about .right{padding:36px 0 0;border-top:0;margin-top:0}
  .panel,.panel.flip{grid-template-columns:1fr;min-height:0}
  .panel .media,.panel.flip .media{order:0;aspect-ratio:16/10;min-height:0;max-width:100%}
  .panel .copy{padding:48px var(--gutter) 56px}
}
@media (max-width:520px){
  body{font-size:17px}
  .brand img{height:34px}
  .terms{grid-template-columns:1fr}
  .terms div+div{padding-left:0;border-left:0;border-top:1px solid var(--rule)}
  .figures dl>div{padding:28px 14px 30px}
  .figures dl>div:nth-child(odd){padding-left:0}
  .foot .cols{grid-template-columns:1fr 1fr}
  .platform-strip a+a::before{margin-right:12px}
  .platform-strip{gap:8px 12px}
}

/* ---------- Inner pages ---------- */
.nav a[aria-current="page"]{color:#fff;box-shadow:inset 0 -1px 0 var(--gold);padding-bottom:6px}

.page-hero{position:relative;background:#1B3029;color:#fff;overflow:hidden;isolation:isolate}
.page-hero>img,.page-hero>video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2;filter:grayscale(1) contrast(1.05)}
.page-hero::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(27,48,41,.95) 0%,rgba(27,48,41,.82) 50%,rgba(27,48,41,.62) 100%)}
.page-hero .inner{padding-block:clamp(150px,17vw,190px) clamp(64px,8vw,96px);display:grid;grid-template-columns:minmax(0,1.25fr) minmax(0,1fr);gap:32px 64px;align-items:end}
.page-hero .eyebrow{color:var(--mist);margin-bottom:20px}
.crumb{display:flex;gap:10px;flex-wrap:wrap}
.crumb span+span::before{content:"/";margin-right:10px;color:rgba(255,255,255,.35)}
.page-hero h1{font-family:var(--serif);font-weight:400;font-size:clamp(42px,6vw,76px);line-height:1.03;letter-spacing:-.01em;margin:0;text-wrap:balance}
.page-hero h1 em{font-style:normal;color:inherit}
.page-hero .lede{margin:0;color:var(--on-dark-dim);max-width:46ch;font-size:17px}

.section{padding-block:clamp(72px,9vw,112px)}
.section-head{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:24px 60px;align-items:end;margin-bottom:48px}
.section-head h2{font-size:clamp(34px,4.2vw,52px);margin-top:16px}
.section-head p{margin:0;max-width:52ch}

/* Spec sheet: label / value rows on dashed rules */
.spec{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));column-gap:60px;margin:0;border-top:1px solid var(--rule)}
.spec div{display:grid;grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);gap:16px;padding:20px 0;border-bottom:1px solid var(--rule);align-items:baseline}
.spec dt{font:500 14px/1.3 var(--sans);letter-spacing:.005em;color:var(--muted)}
.spec dd{margin:0;font-family:var(--serif);font-size:24px;line-height:1.3;color:var(--ink);font-variant-numeric:tabular-nums}

/* Cell grid: dashed-ruled cells for sectors, strategies, products */
.cells{display:grid;grid-template-columns:repeat(var(--cols,3),minmax(0,1fr));border-top:1px solid var(--rule);border-left:1px solid var(--rule)}
.cell{padding:32px 30px 36px;border-right:1px solid var(--rule);border-bottom:1px solid var(--rule);min-width:0;display:flex;flex-direction:column;gap:12px}
.cell h3{font-family:var(--serif);font-weight:400;font-size:28px;line-height:1.2;color:var(--ink);margin:0;letter-spacing:-.01em}
.cell p{margin:0;font-size:16px;line-height:1.6}
.cell .eyebrow{margin-bottom:2px}
.cells.on-tint .cell{background:var(--paper)}

/* Loan product cards */
.products{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:24px}
.product{background:var(--paper);border:1px solid var(--rule);padding:36px 34px 34px;display:flex;flex-direction:column;gap:16px;min-width:0}
.product h3{font-family:var(--serif);font-weight:400;font-size:34px;line-height:1.15;letter-spacing:-.01em;color:var(--ink);margin:0}
.product p{margin:0;font-size:16px}
.product dl{margin:6px 0 0;border-top:1px solid var(--rule)}
.product dl div{display:grid;grid-template-columns:minmax(0,.8fr) minmax(0,1.2fr);gap:14px;padding:12px 0;border-bottom:1px solid var(--rule);align-items:baseline}
.product dt{font:500 13px/1.3 var(--sans);letter-spacing:.005em;color:var(--muted)}
.product dd{margin:0;font-size:16px;color:var(--ink);font-variant-numeric:tabular-nums}
.product .note{font-size:14px;color:var(--muted);font-style:italic}

/* Project grid */
.projects{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:28px 24px}
.project{margin:0;min-width:0}
.project .ph{aspect-ratio:19/14;overflow:hidden;background:var(--sage);max-width:100%}
.project img{width:100%;height:100%;object-fit:cover;transition:transform .9s ease}
.project:hover img{transform:scale(1.04)}
@media (prefers-reduced-motion:reduce){.project img{transition:none}.project:hover img{transform:none}}
.project figcaption{display:flex;justify-content:space-between;gap:12px;padding-top:12px;border-bottom:1px solid var(--rule);padding-bottom:12px}
.project .kind{font:500 13px/1.3 var(--sans);letter-spacing:.005em;color:var(--muted)}
.project .state{font-family:var(--serif);font-size:21px;color:var(--ink)}
.more{margin-top:40px}

/* Principal profile */
.profile{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(32px,6vw,80px);align-items:start}
.portrait{margin:0;position:sticky;top:24px}
.portrait img{width:100%;aspect-ratio:768/808;object-fit:cover;filter:grayscale(1)}
.portrait figcaption{padding-top:16px;border-bottom:1px solid var(--rule);padding-bottom:16px}
.portrait .name{font-family:var(--serif);font-size:32px;color:var(--ink);letter-spacing:-.01em;display:block}
.portrait .role{font:500 14px/1.3 var(--sans);letter-spacing:.005em;color:var(--muted)}
.bio{min-width:0}
.bio h2{font-size:clamp(34px,4.2vw,52px);margin:16px 0 28px}
.bio p{margin:0 0 20px;max-width:62ch}
.highlights{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));margin:36px 0 8px;border-top:1px solid var(--rule)}
.highlights div{padding:22px 20px 22px 0;border-bottom:1px solid var(--rule)}
.highlights div:nth-child(even){padding-left:20px;border-left:1px solid var(--rule)}
.highlights dt{font-family:var(--serif);font-weight:400;font-size:36px;line-height:1;color:var(--ink);letter-spacing:-.01em;font-variant-numeric:tabular-nums}
.highlights dd{margin:10px 0 0;font-size:15px;line-height:1.45}

.list-plain{list-style:none;margin:0;padding:0;border-top:1px solid var(--rule)}
.list-plain li{padding:16px 0;border-bottom:1px solid var(--rule);font-size:16px}
.list-plain strong{display:block;font-family:var(--serif);font-weight:400;font-size:20px;color:var(--ink);margin-bottom:4px}

/* Contact page */
.contact-grid{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(32px,6vw,90px);align-items:start}
.reach dl{margin:28px 0 0;border-top:1px solid var(--rule)}
.reach dl div{padding:20px 0;border-bottom:1px solid var(--rule)}
.reach dt{font:500 14px/1.3 var(--sans);letter-spacing:.005em;color:var(--muted);margin-bottom:8px}
.reach dd{margin:0;font-family:var(--serif);font-size:25px;color:var(--ink);user-select:all}
.reach dd.plain{user-select:auto}
.reach h2{font-size:clamp(30px,3.4vw,42px);margin-top:16px}
.form{background:var(--linen);padding:clamp(28px,4vw,48px);display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:22px 20px}
.form .full{grid-column:1/-1}
.field{display:flex;flex-direction:column;gap:8px;min-width:0}
.field label{font:500 14px/1.3 var(--sans);letter-spacing:.005em;color:var(--muted)}
.field input:not([type="checkbox"]),.field select,.field textarea{font:400 17px/1.4 var(--sans);color:var(--ink);background:var(--paper);border:1px solid var(--rule);border-radius:0;padding:13px 14px;width:100%}
.field textarea{min-height:150px;resize:vertical}
.field input:not([type="checkbox"]):focus,.field select:focus,.field textarea:focus{outline:2px solid var(--muted);outline-offset:0;border-color:transparent}
.interests{display:flex;flex-wrap:wrap;gap:10px}
.interests label{display:inline-flex;align-items:center;gap:8px;padding:10px 14px;border:1px solid var(--rule);background:var(--paper);font:400 15px/1 var(--sans);color:var(--ink);text-transform:none;letter-spacing:0;cursor:pointer}
.interests input{accent-color:#1B3029;margin:0;width:16px;height:16px}
.form-foot{display:flex;flex-wrap:wrap;align-items:center;gap:16px 24px}
.form-foot .btn{border:0;cursor:pointer}
.form-status{margin:0;font-size:15px;color:var(--muted)}

@media (max-width:960px){
  .projects{grid-template-columns:repeat(3,minmax(0,1fr))}
  .page-hero .inner,.section-head{grid-template-columns:1fr}
  .cells{--cols:2 !important}
  .profile,.contact-grid{grid-template-columns:1fr}
  .portrait{position:static;max-width:420px}
}
@media (max-width:700px){
  .spec{grid-template-columns:1fr}
  .products{grid-template-columns:1fr}
  .projects{grid-template-columns:repeat(2,minmax(0,1fr));gap:22px 14px}
  .cells{--cols:1 !important}
  .form{grid-template-columns:1fr}
  .highlights{grid-template-columns:1fr}
  .highlights div:nth-child(even){padding-left:0;border-left:0}
}

/* ---------- Navigation dropdown ---------- */
.dd{position:relative;display:flex;align-items:center}
.dd-top::after{content:"";display:inline-block;width:5px;height:5px;margin-left:8px;border-right:1px solid currentColor;border-bottom:1px solid currentColor;transform:translateY(-3px) rotate(45deg)}
.dd.is-active .dd-top{color:#fff}
.dd-menu{position:absolute;top:100%;left:-20px;min-width:220px;padding:10px 0;background:#1B3029;border:1px solid rgba(255,255,255,.14);display:none;flex-direction:column;margin-top:14px}
.dd-menu::before{content:"";position:absolute;left:0;right:0;top:-16px;height:16px}
.dd-menu a{padding:12px 20px;color:var(--on-dark-dim)}
.dd-menu a:hover,.dd-menu a[aria-current="page"]{color:#fff;background:rgba(255,255,255,.06);box-shadow:none;padding-bottom:12px}
.dd:hover .dd-menu,.dd:focus-within .dd-menu{display:flex}

/* ---------- Footer additions ---------- */
.foot-tag{margin:18px 0 0;max-width:46ch;color:var(--on-dark-dim)}
.foot h3.mt{margin-top:22px}
.foot .addr a{color:#fff}

/* ---------- Legal pages ---------- */
.page-hero-plain .inner{padding-block:clamp(150px,16vw,180px) clamp(56px,6vw,80px)}
.legal-wrap{display:grid;grid-template-columns:minmax(0,4fr) minmax(0,8fr);gap:clamp(32px,6vw,90px);align-items:start}
.legal-meta{position:sticky;top:24px;border-top:1px solid var(--rule);padding-top:20px}
.legal-meta p{margin:0 0 10px;font-size:16px}
.prose{min-width:0;max-width:68ch}
.prose h2{font-family:var(--serif);font-weight:400;font-size:30px;line-height:1.2;color:var(--ink);letter-spacing:-.01em;margin:44px 0 14px;padding-top:28px;border-top:1px solid var(--rule)}
.prose h2:first-child{margin-top:0;padding-top:0;border-top:0}
.prose h3{font:500 13px/1.3 var(--sans);letter-spacing:.005em;color:var(--muted);margin:26px 0 10px}
.prose p{margin:0 0 14px}
.prose ul{margin:0 0 16px;padding-left:1.1em}
.prose li{margin:6px 0}
.prose li::marker{color:var(--muted)}

/* ---------- Pull quote ---------- */
.pull{margin:0 auto;max-width:900px;padding:clamp(24px,4vw,40px) 0;border-top:1px solid var(--rule);border-bottom:1px solid var(--rule)}
.pull p{margin:0;font-family:var(--serif);font-weight:400;font-size:clamp(28px,3.4vw,42px);line-height:1.25;letter-spacing:-.01em;color:var(--ink);text-wrap:balance}
.pull em{font-style:normal;color:inherit}

/* ---------- Project filters ---------- */
.filter-bar{display:flex;flex-wrap:wrap;gap:10px;margin-bottom:16px}
.chip{font:500 14px/1 var(--sans);letter-spacing:.005em;padding:12px 16px;border:1px solid var(--rule);background:var(--paper);color:var(--ink);cursor:pointer;display:inline-flex;gap:8px;align-items:center}
.chip span{color:var(--muted);font-variant-numeric:tabular-nums}
.chip:hover{border-color:var(--muted)}
.chip[aria-pressed="true"]{background:#1B3029;border-color:#1B3029;color:#fff}
.chip[aria-pressed="true"] span{color:var(--mist)}
.filter-count{margin:0 0 28px;font-size:15px;color:var(--muted)}

@media (max-width:960px){
  .nav.open .dd{flex-direction:column;align-items:flex-start;width:100%}
  .nav.open .dd-menu{display:flex;position:static;margin:0;border:0;padding:0 0 0 16px;background:none;min-width:0;width:100%}
  .nav.open .dd-menu::before{display:none}
  .nav.open .dd-menu a{padding:12px 0}
  .nav.open .dd-top::after{display:none}
  .legal-wrap{grid-template-columns:1fr}
  .legal-meta{position:static}
}

.reach dd a{text-decoration:none}
.reach dd a:hover{color:var(--muted)}

/* Wide drone footage: keep the subject (right of frame) in view when cropped */
video.pos-right{object-position:72% 50%}


/* ================= Draft v2 refinements ================= */
:root{--gold-ink:#A9844A}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]){--gold-ink:#D9B979}}
:root[data-theme="dark"]{--gold-ink:#D9B979}

/* 4. Gold accent before section labels */
.eyebrow::before{content:"";display:inline-block;width:22px;height:1px;background:var(--gold-ink);vertical-align:middle;margin-right:12px;transform:translateY(-2px)}
.hero .eyebrow::before,.contact .eyebrow::before,.page-hero .eyebrow::before,.bleed .eyebrow::before{background:var(--gold)}
.site-head .bar{border-bottom-style:solid;border-bottom-color:rgba(255,255,255,.18)}

/* 1. One color grade for every property photo, full color on hover */
.panel .media img,.panel .media video,.project img,.bleed video{filter:saturate(.8) sepia(.07) contrast(1.04) brightness(1.01);transition:filter .6s ease,transform 1.2s ease}
.panel .media::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(27,48,41,0) 50%,rgba(27,48,41,.22));pointer-events:none;z-index:0}
.panel .media .tag{z-index:1}
.project .ph{position:relative}
.project:hover img{filter:none}

/* 5. Hover details */
.btn::after{content:"\2192";display:inline-block;margin-left:4px;transition:transform .25s ease}
.btn:hover::after{transform:translateX(5px)}
.ph-ov{position:absolute;left:0;right:0;bottom:0;padding:28px 16px 14px;color:#fff;font:500 14px/1.2 var(--sans);background:linear-gradient(180deg,rgba(17,32,26,0),rgba(17,32,26,.78));opacity:0;transform:translateY(8px);transition:opacity .35s ease,transform .35s ease;pointer-events:none}
.project:hover .ph-ov,.project:focus-within .ph-ov{opacity:1;transform:none}
.platform-strip a{position:relative}
.nav a:not(.dd-top){position:relative}
.nav > a:not([aria-current])::after{content:"";position:absolute;left:0;right:0;bottom:-6px;height:1px;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform .3s ease}
.nav > a:hover::after{transform:scaleX(1)}

/* 6. Bolder hero */
.hero{min-height:min(92vh,920px);display:flex;align-items:flex-end}
.hero .inner{width:100%;padding-block:200px clamp(90px,10vw,130px)}
.hero h1{font-size:clamp(38px,5.4vw,70px);line-height:1.04;max-width:14ch;margin-bottom:40px}
.hero-rule{display:block;width:72px;height:1px;background:var(--gold);margin-bottom:30px}
.scroll-cue{position:absolute;right:var(--gutter);bottom:36px;display:flex;flex-direction:column;align-items:center;gap:12px;color:rgba(255,255,255,.7);font:500 12px/1 var(--sans);letter-spacing:.2em;text-transform:uppercase;writing-mode:vertical-rl}
.scroll-cue i{display:block;width:1px;height:56px;background:linear-gradient(var(--gold),rgba(255,255,255,0));animation:cue 2.4s ease-in-out infinite}
@keyframes cue{0%{transform:scaleY(.3);transform-origin:top}50%{transform:scaleY(1);transform-origin:top}100%{transform:scaleY(.3);transform-origin:bottom}}

/* 2. Full-width Development moment on the homepage */
.bleed{position:relative;isolation:isolate;overflow:hidden;color:#fff;min-height:min(88vh,840px);display:flex;align-items:center;background:#1B3029}
.bleed video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:72% 50%;z-index:-2}
.bleed::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(90deg,rgba(17,32,26,.9) 0%,rgba(17,32,26,.66) 40%,rgba(17,32,26,.08) 78%)}
.bleed-inner{width:100%;padding-block:120px}
.bleed-copy{max-width:540px;display:flex;flex-direction:column;gap:22px}
.bleed h2,.bleed .display{font:400 clamp(40px,5.4vw,70px)/1.02 var(--serif);letter-spacing:-.01em;margin:0;text-wrap:balance;color:#fff}
.bleed p{margin:0;color:rgba(255,255,255,.82)}
.bleed .eyebrow{color:#B8D0C1}
.bleed .terms{border-color:rgba(255,255,255,.22)}
.bleed .terms div+div{border-left-color:rgba(255,255,255,.22)}
.bleed .terms dt{color:#B8D0C1}
.bleed .terms dd{color:#fff}
.bleed .tag{position:absolute;right:20px;bottom:20px;left:auto;z-index:1}

/* 3. Scroll reveal and number count-up (only when motion is allowed) */
html.rv .rv-item{opacity:0;transform:translateY(24px);transition:opacity .9s cubic-bezier(.2,.7,.2,1),transform .9s cubic-bezier(.2,.7,.2,1)}
html.rv .rv-item.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){
  .scroll-cue i{animation:none}
  .btn::after,.ph-ov,.nav > a::after{transition:none}
}
@media (max-width:860px){
  .hero{min-height:min(88vh,760px)}
  .scroll-cue{display:none}
  .bleed{min-height:0;align-items:flex-end}
  .bleed::after{background:linear-gradient(180deg,rgba(17,32,26,.25) 0%,rgba(17,32,26,.7) 45%,rgba(17,32,26,.92) 100%)}
  .bleed-inner{padding-block:300px 64px}
  .bleed .tag{top:84px;bottom:auto}
}

/* ================= Draft v2, round two ================= */

/* 6. Dark stats band (homepage) */
.figures-dark{background:#1B3029;border-top:0}
.figures-dark dl>div{border-right-color:rgba(255,255,255,.14)!important}
.figures-dark dl>div:nth-child(-n+2){border-bottom-color:rgba(255,255,255,.14)}
.figures-dark dt{color:var(--gold)}
.figures-dark dd{color:rgba(255,255,255,.75)}
.figures-dark dl>div{padding-block:52px 56px}

/* 1. Tenant ticker */
.ticker{background:var(--linen);border-bottom:1px solid var(--rule);padding-block:30px 34px;overflow:hidden}
.ticker-label{margin:0 0 16px;text-align:center;font:500 13px/1 var(--sans);color:var(--muted)}
.ticker-track{display:flex;width:max-content;animation:ticker 38s linear infinite}
.ticker:hover .ticker-track{animation-play-state:paused}
.ticker ul{display:flex;list-style:none;margin:0;padding:0}
.ticker li{font:400 clamp(24px,2.6vw,34px)/1 var(--serif);color:var(--ink);white-space:nowrap;padding-inline:34px;position:relative}
.ticker li::after{content:"";position:absolute;right:-3px;top:50%;width:6px;height:6px;border-radius:50%;background:var(--gold-ink);transform:translateY(-50%)}
@keyframes ticker{to{transform:translateX(-50%)}}

/* 2. Slimmer bar: wordmark collapses to the horse */
.brand{display:flex;align-items:center}
.brand .logo-mark{display:none;height:40px;width:auto}
.site-head.scrolled .bar{height:60px}
.site-head.scrolled .brand .logo-full{display:none}
.site-head.scrolled .brand .logo-mark{display:block}
.site-head.menu-open .brand .logo-full{display:block}
.site-head.menu-open .brand .logo-mark{display:none}

/* 3. Footer horse draws itself (solid fine line; fully drawn when motion is off) */
.maverick{opacity:.7}
.maverick path{stroke-dasharray:none;stroke:rgba(201,164,101,.55);stroke-width:1}
html.rv .maverick path{stroke-dasharray:1000;stroke-dashoffset:1000;transition:stroke-dashoffset 4s cubic-bezier(.45,.05,.3,1)}
html.rv .maverick.drawn path{stroke-dashoffset:0}
html.rv .maverick path:nth-child(2){transition-delay:.6s}
html.rv .maverick path:nth-child(3){transition-delay:1.1s}

/* 4. Depth: videos sit a little taller so they can drift */
.hero video,.hero .poster,.bleed video{height:120%;top:-10%;will-change:transform}

/* 5. Featured project */
.feature{margin:0 0 56px;display:grid;grid-template-columns:minmax(0,7fr) minmax(0,5fr);background:#1B3029;color:#fff;min-height:440px}
.feature-media{position:relative;overflow:hidden;min-height:300px}
.feature-media video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:72% 50%;filter:saturate(.85) sepia(.06)}
.feature-copy{padding:clamp(32px,5vw,56px);display:flex;flex-direction:column;justify-content:center;gap:14px}
.feature-copy .eyebrow{color:#B8D0C1}
.feature-copy .eyebrow::before{background:var(--gold)}
.feature-copy .display{color:#fff;font-size:clamp(36px,4vw,52px)}
.feature-place{margin:0;font:400 20px/1.3 var(--serif);font-style:italic;color:var(--gold)}
.feature-copy p:last-child{margin:0;color:rgba(255,255,255,.78);max-width:40ch}

/* 7. Smooth page changes */
@view-transition{navigation:auto}
::view-transition-old(root){animation:vt-out .28s ease both}
::view-transition-new(root){animation:vt-in .45s ease both}
@keyframes vt-out{to{opacity:0}}
@keyframes vt-in{from{opacity:0}}

@media (prefers-reduced-motion:reduce){
  .ticker-track{animation:none;flex-wrap:wrap;width:auto;justify-content:center}
  .ticker ul[aria-hidden]{display:none}
  .ticker ul{flex-wrap:wrap;justify-content:center;row-gap:14px}
  @view-transition{navigation:none}
}
@media (max-width:860px){
  .feature{grid-template-columns:1fr}
  .feature-media{aspect-ratio:16/10;min-height:0}
  .figures-dark dl>div{padding-block:32px 34px}
  .ticker li{padding-inline:22px}
}