:root{
  --black:#070707; --ink:#171717; --graphite:#2f2f2f; --muted:#6b6760; --line:rgba(7,7,7,.13);
  --paper:#f7f4ef; --soft:#ebe6dd; --white:#fff; --bronze:#a8794b; --max:1360px;
  --serif: Georgia, "Times New Roman", serif; --sans: Inter, "Helvetica Neue", Arial, sans-serif;
}
*{box-sizing:border-box} html{scroll-behavior:smooth} body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);line-height:1.5;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility} a{color:inherit;text-decoration:none} img{display:block;width:100%;height:100%;object-fit:cover;filter:grayscale(1)}
.header{position:fixed;top:0;left:0;right:0;z-index:50;padding:23px 42px;color:var(--white);transition:.25s ease}.header.scrolled{color:var(--black);background:rgba(247,244,239,.91);backdrop-filter:blur(18px);border-bottom:1px solid var(--line)}.header-inner{max-width:var(--max);margin:0 auto;display:flex;align-items:center;justify-content:space-between;gap:30px}.logo-stacked{display:inline-flex;flex-direction:column;align-items:flex-start;line-height:.92;text-transform:uppercase;letter-spacing:.15em;min-width:168px}.logo-stacked .logo-mark{font-family:var(--serif);font-weight:400;font-size:36px;letter-spacing:-.08em}.logo-stacked .logo-name{margin-top:10px;font-weight:560;font-size:17px;letter-spacing:.27em}.logo-stacked .logo-sub{margin-top:9px;font-size:12px;letter-spacing:.42em;opacity:.82}.logo-stacked .logo-accent{display:block;width:34px;height:1px;background:var(--bronze);margin-top:11px}.nav{display:flex;gap:25px;align-items:center;font-size:11px;text-transform:uppercase;letter-spacing:.16em}.nav a{opacity:.84;position:relative}.nav a:after{content:"";position:absolute;left:0;bottom:-9px;width:0;height:1px;background:var(--bronze);transition:width .18s ease}.nav a:hover:after{width:100%}.menu-btn{display:none;background:none;border:0;color:inherit;text-transform:uppercase;letter-spacing:.16em;font-size:12px}
.full-bleed{width:100%}.container{max-width:var(--max);margin:0 auto;padding:0 42px}.section{padding:132px 0;border-bottom:1px solid var(--line)}.dark{background:var(--black);color:var(--white);border:0}.soft{background:var(--soft)}.hero{min-height:100svh;position:relative;display:flex;align-items:flex-end;overflow:hidden;color:var(--white);background:var(--black)}.hero-bg{position:absolute;inset:0}.hero-bg img{opacity:.88;animation:heroZoom 28s ease-out forwards}.hero-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.38),rgba(0,0,0,.18) 38%,rgba(0,0,0,.78));}.hero-content{position:relative;z-index:2;max-width:var(--max);width:100%;margin:0 auto;padding:190px 42px 96px}.overline,.eyebrow{display:block;margin:0 0 22px;font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--bronze);font-weight:760}.hero h1,h2{font-family:var(--serif);font-weight:400;letter-spacing:-.058em;line-height:.95;margin:0}.hero h1{font-size:clamp(60px,9vw,140px);max-width:1000px}.hero-lead{margin:34px 0 0;max-width:680px;font-size:clamp(18px,2vw,25px);line-height:1.34;color:rgba(255,255,255,.82)}.scroll-note{position:absolute;z-index:2;right:42px;bottom:42px;font-size:11px;text-transform:uppercase;letter-spacing:.18em;color:rgba(255,255,255,.7)}
h2{font-size:clamp(44px,6vw,86px)}h3{margin:0;font-size:28px;line-height:1.08;letter-spacing:-.035em;font-weight:540}.copy{margin:0;color:var(--muted);font-size:18px;max-width:730px}.copy.large{font-size:clamp(23px,2.7vw,36px);line-height:1.22;color:var(--ink);letter-spacing:-.032em}.dark .copy{color:rgba(255,255,255,.68)}.dark .copy.large{color:var(--white)}.button{display:inline-flex;align-items:center;justify-content:center;margin-top:34px;padding:15px 22px;min-height:48px;border:1px solid var(--black);background:var(--black);color:var(--white);font-size:12px;letter-spacing:.16em;text-transform:uppercase;transition:.2s ease}.button:hover{background:transparent;color:var(--black);transform:translateY(-1px)}.button.light{border-color:var(--white);background:var(--white);color:var(--black)}.button.light:hover{background:transparent;color:var(--white)}
.editorial-grid{display:grid;grid-template-columns:.86fr 1.14fr;gap:92px;align-items:center}.editorial-copy .copy.large{margin:36px 0 24px}.image-collage{display:grid;grid-template-columns:1fr 1fr;grid-template-rows:250px 320px 250px;gap:18px}.image-collage figure{margin:0;overflow:hidden;background:#111}.collage-a{grid-column:1/3}.collage-b{grid-row:2/4}.collage-d{grid-column:2}.pillars{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-top:110px}.pillars article{background:var(--paper);min-height:315px;padding:48px;display:flex;flex-direction:column;justify-content:space-between}.pillars span,.services-list span,.process-grid span{font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:var(--bronze);font-weight:740}.pillars p{color:var(--muted);margin:24px 0 0}
.statement{min-height:80vh;position:relative;display:flex;align-items:center;overflow:hidden}.statement-bg{position:absolute;inset:0;opacity:.25}.statement-inner{position:relative;z-index:1}.statement h2{max-width:980px}.statement p{max-width:690px;margin:34px 0 0;font-size:clamp(22px,2.6vw,36px);line-height:1.25;color:rgba(255,255,255,.74);letter-spacing:-.03em}.context-header{max-width:870px}.context-layout{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center;margin-top:70px}.image-wide{height:520px;overflow:hidden;background:#111}.context-copy{display:grid;gap:24px}.emphasis{margin:8px 0 0;padding-top:28px;border-top:1px solid var(--line);font-size:13px;letter-spacing:.16em;text-transform:uppercase;color:var(--bronze);font-weight:760}
.section-heading{max-width:970px;margin-bottom:76px}.section-heading.compact{max-width:1060px}.section-heading .copy.large{margin-top:32px}.advisory-editorial{display:grid;grid-template-columns:.95fr 1.05fr;gap:86px;align-items:start}.editorial-image-stack{display:grid;grid-template-columns:1fr 1fr;gap:18px}.editorial-image-stack img{height:310px}.editorial-image-stack img:first-child{grid-column:1/3;height:420px}.services-list{border-top:1px solid var(--line)}.services-list article{display:grid;grid-template-columns:70px 250px 1fr;gap:28px;padding:29px 0;border-bottom:1px solid var(--line)}.services-list p{margin:0;color:var(--muted)}.process-grid{display:grid;grid-template-columns:repeat(5,1fr);gap:30px}.process-grid article{border-top:1px solid rgba(255,255,255,.18);padding-top:28px}.process-grid h3{margin:18px 0 12px}.process-grid p{margin:0;color:rgba(255,255,255,.62);font-size:15px}
.metrics{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-bottom:78px}.metrics article{background:var(--paper);padding:46px}.metrics strong{display:block;font-family:var(--serif);font-size:clamp(38px,4.2vw,66px);font-weight:400;letter-spacing:-.055em;line-height:.92}.metrics span{display:block;margin-top:17px;color:var(--muted);font-size:12px;letter-spacing:.14em;text-transform:uppercase}.project-feature{display:grid;grid-template-columns:1.25fr .75fr;background:var(--white);border:1px solid var(--line);margin-bottom:36px}.project-feature-img{min-height:600px}.project-feature-copy{padding:64px;align-self:center}.project-feature-copy h3{font-family:var(--serif);font-size:clamp(42px,5vw,74px);font-weight:400;letter-spacing:-.055em}.project-feature-copy p{color:var(--muted)}dl{margin:34px 0 0;border-top:1px solid var(--line)}dl div{padding:18px 0;border-bottom:1px solid var(--line)}dt{font-size:11px;letter-spacing:.15em;text-transform:uppercase;color:var(--muted)}dd{margin:5px 0 0;font-weight:600}.project-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}.project-grid article{position:relative;height:450px;overflow:hidden;background:#111;color:var(--white)}.project-grid article:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(0,0,0,.05),rgba(0,0,0,.74));}.project-grid img{transition:transform .7s ease}.project-grid article:hover img{transform:scale(1.045)}.project-grid div{position:absolute;z-index:1;left:28px;right:28px;bottom:28px}.project-grid span{font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--bronze);font-weight:700}.project-grid h3{font-family:var(--serif);font-weight:400;font-size:34px;margin:9px 0}.project-grid p{margin:0;color:rgba(255,255,255,.75)}
.myhome-showcase{display:grid;grid-template-columns:.9fr 1.1fr;background:var(--white);border:1px solid var(--line);overflow:hidden}.myhome-black{min-height:580px;background:var(--black);display:flex;align-items:center;justify-content:center;padding:64px}.myhome-black img{width:min(86%,470px);height:min(86%,470px);object-fit:contain;filter:none}.myhome-copy{padding:70px;align-self:center}.myhome-copy h2{font-size:clamp(58px,8vw,112px)}.subline{font-family:var(--serif);font-size:clamp(28px,3vw,42px);line-height:1.08;letter-spacing:-.04em;margin:10px 0 28px}.tag-row{display:flex;gap:9px;flex-wrap:wrap;margin:32px 0 0}.tag-row span{border:1px solid var(--line);padding:8px 10px;font-size:11px;letter-spacing:.13em;text-transform:uppercase;color:var(--muted)}.investment-gallery{display:grid;grid-template-columns:1.2fr .8fr 1fr;gap:18px;margin-top:38px}.investment-gallery figure{margin:0;height:360px;overflow:hidden;background:#111}.investment-gallery figure:first-child{height:460px}.investment-gallery figure:nth-child(2){margin-top:90px}
.real-estate-layout{display:grid;grid-template-columns:1.05fr .95fr;gap:88px;align-items:center}.criteria-card{background:rgba(255,255,255,.06);border:1px solid rgba(255,255,255,.15);padding:52px}.criteria-card h3{font-family:var(--serif);font-size:44px;font-weight:400}.criteria-card ul{list-style:none;margin:34px 0 0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:12px}.criteria-card li{border-top:1px solid rgba(255,255,255,.18);padding-top:14px;color:rgba(255,255,255,.72);font-size:15px}.real-estate-images{display:grid;grid-template-columns:1fr 1fr 1fr;gap:18px;margin-top:80px}.real-estate-images img{height:360px}.real-estate-images img:nth-child(2){height:460px;margin-top:-60px}.founder-layout{display:grid;grid-template-columns:.9fr 1.1fr;gap:92px;align-items:center}.founder-image{height:760px;overflow:hidden;background:#ddd}.founder-image img{object-position:center top}.founder-copy .copy.large{margin:34px 0 24px}.founder-facts{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-top:42px}.founder-facts article{background:var(--paper);padding:28px}.founder-facts strong{display:block;font-family:var(--serif);font-size:30px;font-weight:400;letter-spacing:-.04em}.founder-facts span{display:block;margin-top:10px;font-size:11px;letter-spacing:.13em;text-transform:uppercase;color:var(--muted)}
.final-cta{position:relative;min-height:88vh;display:flex;align-items:center;overflow:hidden}.final-bg{position:absolute;inset:0;opacity:.24}.final-inner{position:relative;z-index:1}.final-inner h2{font-size:clamp(62px,9vw,138px)}.final-inner p{max-width:720px;margin:34px 0 0;font-size:clamp(20px,2.2vw,30px);line-height:1.3;color:rgba(255,255,255,.75);letter-spacing:-.025em}.contact-lines{display:flex;gap:24px;flex-wrap:wrap;margin-top:46px;color:rgba(255,255,255,.7);font-size:13px;letter-spacing:.13em;text-transform:uppercase}.footer{display:flex;justify-content:space-between;gap:24px;padding:30px 42px;background:var(--black);color:rgba(255,255,255,.65);font-size:12px;letter-spacing:.13em;text-transform:uppercase}.footer a:hover{color:var(--white)}.reveal{opacity:0;transform:translateY(26px);transition:opacity .75s ease,transform .75s ease}.reveal.visible{opacity:1;transform:none}@keyframes heroZoom{from{transform:scale(1)}to{transform:scale(1.06)}}
@media (max-width:1100px){.nav{display:none}.menu-btn{display:block}.editorial-grid,.context-layout,.advisory-editorial,.project-feature,.myhome-showcase,.real-estate-layout,.founder-layout{grid-template-columns:1fr}.project-grid{grid-template-columns:1fr 1fr}.process-grid,.metrics,.pillars{grid-template-columns:1fr 1fr}.services-list article{grid-template-columns:60px 1fr}.services-list article p{grid-column:2}.founder-image{height:620px}.investment-gallery,.real-estate-images{grid-template-columns:1fr}.investment-gallery figure,.investment-gallery figure:first-child,.investment-gallery figure:nth-child(2),.real-estate-images img,.real-estate-images img:nth-child(2){height:360px;margin-top:0}}
@media (max-width:700px){.header{padding:20px}.container,.hero-content{padding-left:22px;padding-right:22px}.section{padding:86px 0}.logo-mark{font-size:22px}.logo-line{height:33px}.logo-word strong{font-size:15px}.logo-word small{font-size:9px}.hero h1{font-size:clamp(52px,14vw,84px)}.scroll-note{display:none}.image-collage{grid-template-columns:1fr;grid-template-rows:none}.image-collage figure,.collage-a,.collage-b,.collage-c,.collage-d{grid-column:auto;grid-row:auto;height:270px}.pillars,.process-grid,.metrics,.project-grid,.founder-facts{grid-template-columns:1fr}.pillars article,.myhome-copy,.project-feature-copy,.criteria-card{padding:34px 26px}.project-feature-img,.myhome-black{min-height:380px}.myhome-black img{width:88%;height:88%}.project-grid article{height:380px}.footer{flex-direction:column;padding:28px 22px}.contact-lines{flex-direction:column;gap:12px}}


/* V5 refinements */
.group-intro .editorial-grid{grid-template-columns:1fr 1fr;gap:82px;align-items:stretch}.group-visual{margin:0;min-height:640px;overflow:hidden;background:#111}.group-visual img{object-position:center center}.context-section .image-wide{background:var(--paper);height:620px}.context-section .image-wide img{object-fit:contain;object-position:center center}.plan-stack{grid-template-columns:1fr 1fr}.plan-stack img,.plan-stack img:first-child{grid-column:auto;height:520px;object-position:center center}.project-grid em{display:block;margin-top:7px;font-style:normal;font-size:12px;line-height:1.35;color:rgba(255,255,255,.78);letter-spacing:.02em}.investment-note{max-width:720px;margin:42px auto 0;text-align:center;color:var(--muted);font-family:var(--serif);font-size:clamp(22px,2.5vw,34px);line-height:1.18;letter-spacing:-.035em}.real-estate-editorial{display:grid;grid-template-columns:1.18fr .82fr;gap:24px;margin-top:80px}.real-estate-editorial figure{margin:0;overflow:hidden;background:#111}.real-estate-main{height:620px}.real-estate-side{display:grid;gap:24px}.real-estate-side figure{height:298px}.real-estate-editorial img{object-position:center center}.final-cta .final-bg{display:block}

.investment-gallery{display:none}.real-estate-images{display:none}

@media (max-width:1100px){.group-intro .editorial-grid,.real-estate-editorial{grid-template-columns:1fr}.group-visual{min-height:460px}.plan-stack img,.plan-stack img:first-child{height:360px}.real-estate-main,.real-estate-side figure{height:360px}.context-section .image-wide{height:520px}}
@media (max-width:700px){.logo-stacked{min-width:118px}.logo-stacked .logo-mark{font-size:27px}.logo-stacked .logo-name{font-size:13px;letter-spacing:.22em}.logo-stacked .logo-sub{font-size:9px}.group-visual{min-height:320px}.plan-stack{grid-template-columns:1fr}.context-section .image-wide{height:430px}}


/* FINAL LOGO LOCKED */
.brand-logo{
  display:inline-flex;
  align-items:center;
  gap:14px;
  color:inherit;
  text-transform:uppercase;
  letter-spacing:0;
}
.brand-logo-mark{
  font-family:Inter,Arial,sans-serif;
  font-weight:800;
  font-size:25px;
  line-height:1;
  letter-spacing:-0.06em;
}
.brand-logo-line{
  width:1px;
  height:36px;
  background:var(--bronze);
  display:block;
}
.brand-logo-word{
  display:flex;
  flex-direction:column;
  justify-content:center;
  line-height:1;
}
.brand-logo-word strong{
  font-size:16px;
  line-height:1;
  font-weight:650;
  letter-spacing:.22em;
}
.brand-logo-word small{
  margin-top:7px;
  font-size:9px;
  line-height:1;
  letter-spacing:.38em;
  opacity:.78;
}

/* FINAL PAGE 2: one half-page image only */
.group-intro .editorial-grid{
  grid-template-columns:1fr 1fr;
  gap:86px;
  align-items:stretch;
}
.group-visual{
  margin:0;
  min-height:680px;
  height:100%;
  overflow:hidden;
  background:#111;
}
.group-visual img{
  object-fit:cover;
  object-position:center center;
}

/* FINAL CONTEXT IMAGE: show people, no bottom crop */
.context-section .image-wide{
  background:#f4f1ec;
  height:620px;
}
.context-section .image-wide img{
  object-fit:cover;
  object-position:center bottom;
}

/* FINAL SHAPING: two plan images only */
.plan-stack{
  display:grid;
  grid-template-columns:1fr 1fr;
  gap:18px;
}
.plan-stack img,
.plan-stack img:first-child{
  grid-column:auto;
  height:560px;
  object-fit:cover;
  object-position:center center;
}

/* FINAL CTA: image restored */
.final-cta .final-bg{display:block;}
.final-cta .final-bg img{object-position:center center;}

@media (max-width:1100px){
  .group-intro .editorial-grid{grid-template-columns:1fr;}
  .group-visual{min-height:460px;}
  .plan-stack img,.plan-stack img:first-child{height:380px;}
}
@media (max-width:700px){
  .brand-logo-mark{font-size:22px;}
  .brand-logo-line{height:32px;}
  .brand-logo-word strong{font-size:13px;letter-spacing:.2em;}
  .brand-logo-word small{font-size:8px;letter-spacing:.32em;}
  .group-visual{min-height:320px;}
  .plan-stack{grid-template-columns:1fr;}
  .context-section .image-wide{height:430px;}
}


/* V6 exact change: Development Advisory uses only one plan image */
.plan-stack{
  display:block !important;
}
.plan-stack img{
  width:100%;
  height:620px !important;
  object-fit:cover;
  object-position:center center;
}
@media (max-width:1100px){
  .plan-stack img{height:420px !important;}
}
@media (max-width:700px){
  .plan-stack img{height:340px !important;}
}