:root{
  --ink:#101820; --ink-2:#47525C; --ink-3:#7B858E;
  --paper:#F6F2EA; --cream:#EEE7DA; --line:#E2D9C9;
  --grain:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='240' height='240' viewBox='0 0 240 240'%3E%3Cfilter id='n' x='0' y='0' width='100%25' height='100%25'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.45' numOctaves='3' seed='7' stitchTiles='stitch'/%3E%3CfeColorMatrix type='saturate' values='0'/%3E%3CfeComponentTransfer%3E%3CfeFuncA type='linear' slope='.3'/%3E%3C/feComponentTransfer%3E%3C/filter%3E%3Crect width='240' height='240' filter='url%28%23n%29'/%3E%3C/svg%3E"); --tint:#F1E8D8;
  --acc:#8A6533; --acc-deep:#6B4E26; --night:#2A1F0E; --acc-lit:#B08A55;
  --on-dark:#FEFDFB; --on-dark-2:rgba(254,253,251,.72); --on-dark-3:rgba(254,253,251,.5); --line-dark:rgba(254,253,251,.16);
  --serif:'Fraunces',Georgia,'Times New Roman',serif;
  --sans:'Instrument Sans',-apple-system,BlinkMacSystemFont,'Segoe UI',sans-serif;
  --mono:'IBM Plex Mono',ui-monospace,SFMono-Regular,Menlo,monospace;
  --gutter:clamp(20px,4vw,56px);
  --max:1280px;
  --ease:cubic-bezier(.2,.7,.1,1);
  color-scheme:light;
}
*{margin:0;padding:0;box-sizing:border-box}
html{-webkit-text-size-adjust:100%}
html.lenis,html.lenis body{height:auto}
.lenis.lenis-stopped{overflow:clip}
.lenis.lenis-smooth iframe{pointer-events:none}
.progress{position:fixed;left:0;right:0;top:0;height:2px;z-index:80;background:var(--acc-lit);transform-origin:left;transform:scaleX(0);pointer-events:none}
body{font-family:var(--sans);font-size:17px;line-height:1.6;color:var(--ink);background:var(--paper);-webkit-font-smoothing:antialiased;overflow-x:hidden}
img,video{display:block;max-width:100%}
a{color:inherit}
:focus-visible{outline:2px solid var(--acc-lit);outline-offset:3px;border-radius:2px}
::selection{background:var(--acc);color:var(--paper)}

.wrap{max-width:var(--max);margin:0 auto;padding-inline:var(--gutter)}
h1,h2,h3{font-family:var(--serif);font-weight:400;line-height:1.05;letter-spacing:-.022em;text-wrap:balance;font-variation-settings:"opsz" 144}
h1 em,h2 em{font-style:italic;font-weight:300}
.label{font-family:var(--mono);font-size:11.5px;font-weight:500;letter-spacing:.14em;text-transform:uppercase;color:var(--acc)}
.label.dim{color:var(--ink-3)}
.lede{font-size:clamp(18px,1.5vw,20px);line-height:1.55;color:var(--ink-2);max-width:36em}
p{text-wrap:pretty}


/* Fraunces has a narrow word space at display sizes; open it up a little */
h1,h2,h3{word-spacing:.1em}
.hero h1,.p-hero h1,.cta h2,.about h2,.panel h3{word-spacing:.15em}
.quote blockquote{word-spacing:.1em}
.hero .label,.hero .lede{text-shadow:0 1px 14px rgba(0,0,0,.45)}

/* ---------- Buttons ---------- */
.btn{display:inline-flex;align-items:center;gap:12px;font-family:var(--sans);font-size:15px;font-weight:600;letter-spacing:.005em;padding:15px 26px;border-radius:999px;text-decoration:none;border:1px solid transparent;cursor:pointer;transition:background .3s var(--ease),color .3s var(--ease),border-color .3s var(--ease),transform .3s var(--ease)}
.btn .arr{display:inline-block;transition:transform .35s var(--ease)}
.btn:hover .arr{transform:translateX(4px)}
.btn-solid{background:var(--acc);color:var(--on-dark)}
.btn-solid:hover{background:var(--acc-deep)}
.btn-line{border-color:var(--line);color:var(--ink)}
.btn-line:hover{border-color:var(--ink)}
.btn-light{background:var(--paper);color:var(--acc-deep)}
.btn-light:hover{background:var(--tint)}
.btn-ghost-light{border-color:rgba(254,253,251,.4);color:var(--on-dark)}
.btn-ghost-light:hover{border-color:var(--on-dark);background:rgba(254,253,251,.06)}
.text-link{display:inline-flex;gap:10px;align-items:center;font-weight:600;font-size:15px;text-decoration:none;color:var(--acc-deep);border-bottom:1px solid currentColor;padding-bottom:3px}
.text-link:hover .arr{transform:translateX(4px)}
.text-link .arr{transition:transform .35s var(--ease)}

/* ---------- Header ---------- */
header.site{position:fixed;top:0;left:0;right:0;z-index:60;padding-top:env(safe-area-inset-top,0px);color:var(--ink);background:rgba(254,253,251,0);border:1px solid transparent;border-radius:0;box-shadow:0 0 0 rgba(16,24,32,0);-webkit-backdrop-filter:blur(0) saturate(1);backdrop-filter:blur(0) saturate(1);transition:top .6s var(--ease),left .6s var(--ease),right .6s var(--ease),border-radius .6s var(--ease),background .5s var(--ease),border-color .5s var(--ease),box-shadow .5s var(--ease),color .4s var(--ease),backdrop-filter .5s var(--ease),-webkit-backdrop-filter .5s var(--ease)}
header.site::before{content:"";position:absolute;inset:0;border-radius:inherit;pointer-events:none;opacity:0;transition:opacity .5s var(--ease);background:linear-gradient(180deg,rgba(255,255,255,.55),rgba(255,255,255,0) 55%);mix-blend-mode:soft-light}
header.site .nav{transition:height .6s var(--ease)}
header.site .wrap{transition:padding .6s var(--ease)}
header.site.glass{top:calc(10px + env(safe-area-inset-top,0px));padding-top:0;left:max(12px,calc(50% - 650px));right:max(12px,calc(50% - 650px));border-radius:18px;background:rgba(254,253,251,.52);border-color:rgba(255,255,255,.6);box-shadow:0 12px 40px -12px rgba(16,24,32,.22),0 2px 6px rgba(16,24,32,.05),inset 0 1px 0 rgba(255,255,255,.7);-webkit-backdrop-filter:blur(22px) saturate(1.8);backdrop-filter:blur(22px) saturate(1.8)}
header.site.glass::before{opacity:1}
header.site.glass .nav{height:62px}
header.site.glass .wrap{padding-inline:clamp(16px,2vw,26px)}
header.site.glass.dark{background:rgba(34,24,8,.28);border-color:rgba(255,255,255,.16);color:var(--on-dark);box-shadow:0 12px 40px -12px rgba(0,0,0,.45),inset 0 1px 0 rgba(255,255,255,.14)}
header.site.glass.dark::before{background:linear-gradient(180deg,rgba(255,255,255,.18),rgba(255,255,255,0) 60%);mix-blend-mode:normal}
header.site.over{color:var(--on-dark)}
.nav{display:flex;align-items:center;justify-content:space-between;height:78px;gap:24px}
.logo{display:flex;align-items:baseline;gap:9px;text-decoration:none;color:inherit}
.logo b{font-family:var(--serif);font-weight:500;font-size:25px;letter-spacing:.02em;font-variation-settings:"opsz" 72}
.logo span{font-family:var(--mono);font-size:10.5px;letter-spacing:.24em;text-transform:uppercase;opacity:.75}
.nav-links{display:flex;align-items:center;gap:36px}
.nav-links a{font-size:14.5px;font-weight:500;text-decoration:none;position:relative;padding:6px 0;opacity:.82;transition:opacity .2s}
.nav-links a:hover,.nav-links a.active{opacity:1}
.nav-links a:not(.btn)::after{content:"";position:absolute;left:0;right:0;bottom:0;height:1px;background:currentColor;transform:scaleX(0);transform-origin:left;transition:transform .45s var(--ease)}
.nav-links a:not(.btn):hover::after,.nav-links a.active:not(.btn)::after{transform:scaleX(1)}
.nav-links .btn{padding:11px 20px;font-size:14px;opacity:1}
header.site .nav-links .btn{background:var(--acc);color:var(--on-dark)}
header.site .nav-links .btn:hover{background:var(--acc-deep)}
header.site.over .nav-links .btn,header.site.glass.dark .nav-links .btn{background:var(--paper);color:var(--acc-deep)}
header.site.glass.dark .nav-links .btn:hover{background:var(--tint)}
.menu-btn{display:none;background:none;border:0;color:inherit;cursor:pointer;padding:10px;margin:-10px;font-family:var(--mono);font-size:12px;letter-spacing:.18em;text-transform:uppercase;align-items:center;gap:10px}
.menu-btn i{display:grid;gap:5px;width:22px}
.menu-btn i::before,.menu-btn i::after{content:"";height:1.5px;background:currentColor;display:block;transition:transform .35s var(--ease)}
body.menu-open .menu-btn i::before{transform:translateY(3.25px) rotate(45deg)}
body.menu-open .menu-btn i::after{transform:translateY(-3.25px) rotate(-45deg)}

.mobile-menu{position:fixed;inset:0;z-index:55;background:var(--night);color:var(--on-dark);padding:calc(110px + env(safe-area-inset-top,0px)) var(--gutter) calc(40px + env(safe-area-inset-bottom,0px));display:flex;flex-direction:column;justify-content:space-between;opacity:0;visibility:hidden;transition:opacity .45s var(--ease),visibility .45s}
body.menu-open .mobile-menu{opacity:1;visibility:visible}
body.menu-open header.site{top:env(safe-area-inset-top,0px);left:0;right:0;border-radius:0;background:transparent;border-color:transparent;box-shadow:none;color:var(--on-dark);-webkit-backdrop-filter:none;backdrop-filter:none}
body.menu-open header.site::before{opacity:0}
.mobile-menu nav{display:grid;gap:4px}
.mobile-menu nav a{font-family:var(--serif);font-size:clamp(38px,10vw,56px);font-weight:300;text-decoration:none;line-height:1.2;display:flex;align-items:baseline;gap:18px;transform:translateY(16px);opacity:0;transition:transform .6s var(--ease),opacity .6s var(--ease)}
.mobile-menu nav a small{font-family:var(--mono);font-size:11px;letter-spacing:.14em;color:var(--on-dark-3)}
.mobile-menu nav a.active{font-style:italic}
body.menu-open .mobile-menu nav a{transform:none;opacity:1}
body.menu-open .mobile-menu nav a:nth-child(2){transition-delay:.04s}
body.menu-open .mobile-menu nav a:nth-child(3){transition-delay:.08s}
body.menu-open .mobile-menu nav a:nth-child(4){transition-delay:.12s}
body.menu-open .mobile-menu nav a:nth-child(5){transition-delay:.16s}
.mobile-menu .mm-foot{font-size:14.5px;color:var(--on-dark-2);display:grid;gap:4px}
.mobile-menu .mm-foot a{text-decoration:none}

/* ---------- Pages ---------- */
.page{display:none}
.page.active{display:block;animation:pageIn .7s var(--ease) both}
@keyframes pageIn{from{opacity:0}to{opacity:1}}

/* ---------- Reveal ---------- */
.js .rv{opacity:0;transform:translateY(28px);transition:opacity 1s var(--ease),transform 1s var(--ease)}
.js .rv.in{opacity:1;transform:none}
.js .rv.d1{transition-delay:.08s}.js .rv.d2{transition-delay:.16s}.js .rv.d3{transition-delay:.24s}

/* ---------- Split headings ---------- */
.sw{display:inline-block;overflow:hidden;vertical-align:top;padding:.06em .16em .26em 0;margin:-.06em -.16em -.26em 0}
.wsplit.done .sw{overflow:visible}
.sw>span{display:inline-block;transform:translateY(108%);transition:transform 1.15s var(--ease);transition-delay:calc(var(--i,0) * 38ms)}
.wsplit.in .sw>span{transform:none}

/* ---------- Hero ---------- */
.hero-pin{position:relative;height:175vh;background:var(--paper)}
.hero{position:sticky;top:0;height:100vh;height:100svh;min-height:600px;display:flex;flex-direction:column;justify-content:flex-end;color:var(--on-dark);overflow:hidden;isolation:isolate}
.hero-media{position:absolute;inset:0;z-index:-2;background:var(--night);overflow:hidden;will-change:clip-path}
.hero-media video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transform:scale(1.08);animation:heroZoom 2.8s var(--ease) forwards;transition:opacity .45s linear}
.hero-media video.b{opacity:0}
@keyframes heroZoom{to{transform:scale(1)}}
.hero-media::after{content:"";position:absolute;inset:0;background:
  linear-gradient(to top,rgba(28,20,6,.92) 0%,rgba(28,20,6,.55) 38%,rgba(28,20,6,.12) 70%,rgba(28,20,6,.35) 100%),
  linear-gradient(to right,rgba(28,20,6,.55) 0%,rgba(28,20,6,0) 60%)}
.hero-grid-lines{position:absolute;inset:0;z-index:-1;will-change:opacity;pointer-events:none;display:grid;grid-template-columns:repeat(4,1fr);max-width:var(--max);margin:0 auto;padding-inline:var(--gutter)}
.hero-grid-lines span{border-left:1px solid rgba(254,253,251,.07)}
.hero-grid-lines span:last-child{border-right:1px solid rgba(254,253,251,.07)}
.hero-inner{padding-top:110px;padding-bottom:clamp(32px,5vh,64px);will-change:transform,opacity}
.hero .label{color:#E3CFA8;display:flex;gap:14px;align-items:center;margin-bottom:28px}
.hero .label::before{content:"";width:34px;height:1px;background:currentColor}
.hero h1{font-size:clamp(44px,min(8vw,12.5vh),124px);max-width:none!important;line-height:.94;letter-spacing:-.035em;font-weight:300;max-width:11ch}
.hero h1 .ln{display:block;overflow:hidden;padding:.04em .12em .2em 0;margin:-.04em -.12em -.2em 0}
.hero h1.done .ln{overflow:visible}
.hero h1 .ln>span{display:inline-block;transform:translateY(105%);animation:lineUp 1.3s var(--ease) forwards}
.hero h1 .ln:nth-child(2)>span{animation-delay:.12s}
.hero h1 .ln:nth-child(3)>span{animation-delay:.24s}
.hero h1 em{color:#EBD9B4}
@keyframes lineUp{to{transform:none}}
.hero-row{display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,.9fr);gap:48px;align-items:end;margin-top:clamp(28px,4vw,48px)}
.hero .lede{color:var(--on-dark-2);max-width:31em}
.hero-ctas{display:flex;gap:12px;flex-wrap:wrap;margin-top:30px}
.hero-ledger{border-top:1px solid var(--line-dark);display:grid;font-size:14px}
.hero-ledger div{display:grid;grid-template-columns:120px 1fr;gap:16px;padding:13px 0;border-bottom:1px solid var(--line-dark)}
.hero-ledger dt{font-family:var(--mono);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--on-dark-3);padding-top:2px}
.hero-ledger dd{color:var(--on-dark)}
.hero-fade{opacity:0;animation:fadeUp 1.1s var(--ease) .55s forwards}
.hero-fade.late{animation-delay:.75s}
@keyframes fadeUp{from{opacity:0;transform:translateY(18px)}to{opacity:1;transform:none}}
.hero-foot{display:flex;justify-content:space-between;gap:20px;align-items:center;margin-top:clamp(36px,5vw,56px);padding-top:20px;border-top:1px solid var(--line-dark);font-size:12.5px;color:var(--on-dark-3)}
.scroll-cue{display:flex;align-items:center;gap:12px;font-family:var(--mono);font-size:11px;letter-spacing:.16em;text-transform:uppercase;text-decoration:none;color:var(--on-dark-2)}
.scroll-cue i{width:1px;height:28px;background:rgba(254,253,251,.25);position:relative;overflow:hidden}
.scroll-cue i::after{content:"";position:absolute;left:0;top:-40%;width:1px;height:40%;background:var(--on-dark);animation:cue 2.2s var(--ease) infinite}
@keyframes cue{to{top:110%}}

/* ---------- Principles ---------- */
.principles{background:var(--cream);border-bottom:1px solid var(--line)}
.principles .wrap{display:grid;grid-template-columns:repeat(3,1fr)}
.pr{padding:clamp(36px,4.5vw,60px) clamp(20px,2.6vw,40px) clamp(36px,4.5vw,56px);border-left:1px solid var(--line)}
.pr:first-child{border-left:0;padding-left:0}
.pr:last-child{padding-right:0}
.pr h3{font-size:clamp(26px,2.4vw,34px);font-style:italic;font-weight:300;margin:16px 0 12px;letter-spacing:-.015em}
.pr p{font-size:15.5px;color:var(--ink-2);max-width:30ch}

/* ---------- Sections ---------- */
.sec{padding-block:clamp(84px,11vw,160px)}
.sec-head{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(32px,6vw,96px);align-items:end;margin-bottom:clamp(48px,6vw,80px)}
.sec-head h2{font-size:clamp(38px,5vw,72px)}
.sec-head p{color:var(--ink-2);max-width:34em;font-size:18px}
.sec-head .label{margin-bottom:22px;display:block}

/* About (home) */
.about{display:grid;grid-template-columns:minmax(0,6fr) minmax(0,5fr);gap:clamp(40px,8vw,120px);align-items:start}
.about h2{font-size:clamp(44px,6.4vw,96px);font-weight:300;letter-spacing:-.03em}
.about .label{display:block;margin-bottom:26px}
.about .body p{color:var(--ink-2);margin-bottom:20px}
.about .body p:first-child{font-family:var(--serif);font-size:clamp(21px,1.9vw,25px);line-height:1.4;color:var(--ink);font-weight:400;letter-spacing:-.01em;font-variation-settings:"opsz" 36}
.ledger{list-style:none;border-top:1px solid var(--ink);margin-top:36px}
.ledger li{display:grid;grid-template-columns:minmax(0,190px) minmax(0,1fr);gap:24px;padding:20px 0;border-bottom:1px solid var(--line)}
.ledger strong{font-weight:600;font-size:15.5px}
.ledger span{color:var(--ink-2);font-size:15.5px}

/* Sectors */
.sectors-sec{background:var(--cream);border-block:1px solid var(--line)}
.sector-cards{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(16px,2vw,28px)}
.s-card{display:flex;flex-direction:column;text-decoration:none;color:inherit}
.s-card figure{position:relative;aspect-ratio:4/5;overflow:hidden;border-radius:4px;background:var(--line)}
.s-card figure img{width:100%;height:100%;object-fit:cover;transition:transform 1.4s var(--ease)}
.s-card:hover figure img{transform:scale(1.05)}
.s-card figure figcaption{position:absolute;left:18px;top:18px;font-family:var(--mono);font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--on-dark);background:rgba(28,20,6,.55);backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px);padding:7px 11px;border-radius:999px}
.s-card .s-body{padding-top:24px;display:grid;gap:10px}
.s-card h3{font-size:clamp(24px,2.1vw,30px);letter-spacing:-.015em}
.s-card p{color:var(--ink-2);font-size:15.5px}
.s-card .more{margin-top:6px;font-size:14px;font-weight:600;color:var(--acc-deep);display:inline-flex;gap:8px}
.s-card .more .arr{transition:transform .35s var(--ease)}
.s-card:hover .more .arr{transform:translateX(4px)}

/* Stacked sector panels */
.stack{position:relative;background:var(--cream)}
.panel{position:sticky;top:0;height:100vh;height:100svh;min-height:560px;overflow:hidden;color:var(--on-dark);display:flex;align-items:flex-end;isolation:isolate;transform-origin:50% 0;will-change:transform}
.panel .pimg{position:absolute;inset:-8% 0;z-index:-2}
.panel .pimg img{width:100%;height:100%;object-fit:cover;will-change:transform}
.panel::before{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(to top,rgba(28,20,6,.9) 0%,rgba(28,20,6,.45) 45%,rgba(28,20,6,.1) 75%),linear-gradient(to right,rgba(28,20,6,.5),rgba(28,20,6,0) 65%)}
.panel .shade{position:absolute;inset:0;z-index:1;background:#1C1406;opacity:0;pointer-events:none}
.panel .wrap{width:100%;padding-bottom:clamp(40px,8vh,96px);display:grid;grid-template-columns:minmax(0,7fr) minmax(0,5fr);gap:40px;align-items:end}
.panel .label{color:#E3CFA8;display:flex;gap:14px;align-items:center;margin-bottom:22px}
.panel .label b{font-weight:500;color:var(--on-dark-2)}
.panel h3{font-size:clamp(46px,7.6vw,120px);font-weight:300;letter-spacing:-.035em;line-height:.95}
.panel p{color:var(--on-dark-2);font-size:clamp(16px,1.3vw,18.5px);max-width:30em}
.panel .text-link{color:var(--on-dark);margin-top:22px}
.stack-intro{padding-block:clamp(84px,11vw,160px) clamp(48px,6vw,80px)}
.stack-intro .sec-head{margin-bottom:0}

/* Marquee */
.marquee{border-bottom:1px solid var(--line);background:var(--paper);overflow:hidden;padding-block:26px;display:flex;align-items:center;gap:0}
.marquee .mq-label{flex:none;padding-inline:var(--gutter) 8px}
.mq-view{flex:1;min-width:0;overflow:hidden;-webkit-mask-image:linear-gradient(to right,transparent,#000 8%,#000 92%,transparent);mask-image:linear-gradient(to right,transparent,#000 8%,#000 92%,transparent)}
.mq-track{display:flex;gap:0;white-space:nowrap;animation:mq 38s linear infinite;will-change:transform}
.mq-track span{font-family:var(--serif);font-size:clamp(26px,3vw,40px);font-weight:300;font-style:italic;padding-inline:28px;display:inline-flex;align-items:center;gap:56px;color:var(--ink)}
.mq-track span::after{content:"";width:7px;height:7px;border-radius:50%;background:var(--acc);display:inline-block;transform:translateX(28px)}
@keyframes mq{to{transform:translateX(-50%)}}
.js-mq .mq-track{animation:none}

/* Approach */
.approach{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(40px,7vw,110px);align-items:start}
.approach .sticky{position:sticky;top:130px}
.approach h2{font-size:clamp(38px,4.6vw,64px);margin:22px 0 24px}
.approach .sticky p{color:var(--ink-2)}
.steps{list-style:none;counter-reset:s}
.steps li{display:grid;grid-template-columns:72px minmax(0,1fr);gap:20px;padding:34px 0;border-top:1px solid var(--line);position:relative}
.steps li:last-child{border-bottom:1px solid var(--line)}
.steps li::before{content:"";position:absolute;left:0;top:-1px;height:1px;width:100%;background:var(--acc);transform:scaleX(0);transform-origin:left;transition:transform 1.2s var(--ease)}
.steps li.in::before{transform:scaleX(1)}
.steps .n{font-family:var(--mono);font-size:13px;color:var(--acc);padding-top:10px}
.steps h3{font-size:clamp(24px,2.3vw,32px);margin-bottom:8px;letter-spacing:-.015em}
.steps p{color:var(--ink-2);font-size:16px;max-width:36em}

/* Quote */
.quote{position:relative;color:var(--on-dark);background:var(--night);overflow:hidden;isolation:isolate}
.quote .tex{position:absolute;inset:-10% 0;z-index:-1;background-size:cover;background-position:center;opacity:.9}
.quote::after{content:"";position:absolute;inset:0;z-index:-1;background:rgba(40,28,10,.4)}
.quote .wrap{padding-block:clamp(100px,13vw,190px)}
.quote .label{color:#E3CFA8;display:block;margin-bottom:34px}
.quote blockquote{font-family:var(--serif);font-weight:300;font-size:clamp(34px,5.2vw,78px);line-height:1.08;letter-spacing:-.025em;max-width:17ch;font-variation-settings:"opsz" 144}
.quote blockquote .w{opacity:.28;transition:opacity .5s linear}
.quote blockquote .w.lit{opacity:1}
.quote cite{display:flex;gap:14px;align-items:center;margin-top:44px;font-style:normal;font-family:var(--mono);font-size:11.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--on-dark-2)}
.quote cite::before{content:"";width:34px;height:1px;background:currentColor}

/* Split w/ image */
.split{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(40px,7vw,110px);align-items:center}
.split h2{font-size:clamp(36px,4.4vw,62px);margin:22px 0 26px}
.split .body p{color:var(--ink-2);margin-bottom:18px}
.split .body .btn,.split .body .text-link{margin-top:14px}
.clip{position:relative;overflow:hidden;border-radius:4px;aspect-ratio:4/5;background:var(--line)}
.clip img{width:100%;height:100%;object-fit:cover;scale:1.24;transition:scale 1.8s var(--ease)}
.js .clip{clip-path:inset(12% 12% 12% 12%);transition:clip-path 1.4s var(--ease)}
.js .clip.in{clip-path:inset(0 0 0 0)}
.clip.in img{scale:1.14}
.clip .tag{position:absolute;left:18px;bottom:18px;font-family:var(--mono);font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--on-dark);background:rgba(28,20,6,.55);padding:7px 11px;border-radius:999px;backdrop-filter:blur(6px);-webkit-backdrop-filter:blur(6px)}

/* CTA */
.cta{background:var(--acc-deep);color:var(--on-dark);position:relative;overflow:hidden;isolation:isolate}
.cta::before{content:"";position:absolute;inset:0;z-index:-1;background:url('../img/texture.webp') center/cover;opacity:.55;mix-blend-mode:screen}
.cta .wrap{padding-block:clamp(84px,10vw,140px);display:grid;grid-template-columns:minmax(0,7fr) minmax(0,5fr);gap:clamp(40px,6vw,96px);align-items:end}
.cta h2{font-size:clamp(40px,5.6vw,84px);font-weight:300;letter-spacing:-.03em;margin-bottom:22px}
.cta p{color:var(--on-dark-2);max-width:32em;font-size:18px}
.cta .btn{margin-top:34px}
.cta dl{border-top:1px solid var(--line-dark)}
.cta dl div{display:grid;grid-template-columns:130px minmax(0,1fr);gap:16px;padding:16px 0;border-bottom:1px solid var(--line-dark);font-size:15.5px}
.cta dt{font-family:var(--mono);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--on-dark-3);padding-top:3px}
.cta dd a{text-decoration:none;border-bottom:1px solid transparent;transition:border-color .2s}
.cta dd a:hover{border-bottom-color:currentColor}

/* ---------- Inner page hero ---------- */
.p-hero{padding-top:calc(78px + clamp(64px,9vw,130px) + env(safe-area-inset-top,0px));padding-bottom:clamp(56px,7vw,100px);background:var(--cream);border-bottom:1px solid var(--line)}
.crumb{display:flex;gap:10px;align-items:center;margin-bottom:34px}
.crumb a{text-decoration:none;color:var(--ink-3)}
.crumb a:hover{color:var(--ink)}
.p-hero h1{font-size:clamp(46px,7.4vw,116px);font-weight:300;letter-spacing:-.035em;max-width:14ch;line-height:.98}
.p-hero .row{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,5fr);gap:48px;align-items:end;margin-top:clamp(32px,4vw,52px)}
.p-hero .lede{max-width:34em}
.p-hero .aside{font-size:14px;color:var(--ink-3);border-left:1px solid var(--line);padding-left:22px}
.p-hero .aside strong{display:block;font-family:var(--mono);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--acc);font-weight:500;margin-bottom:6px}

.band{height:clamp(260px,46vw,620px);overflow:hidden;position:relative;background:var(--night)}
.band img{position:absolute;left:0;top:-25%;width:100%;height:150%;object-fit:cover;will-change:transform}
.band .cap{position:absolute;right:var(--gutter);bottom:20px;font-family:var(--mono);font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--on-dark-2)}

/* Team */
.team{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(16px,2vw,28px)}
.member{display:flex;flex-direction:column}
.member .ph{aspect-ratio:1/1;overflow:hidden;border-radius:4px;background:#fff;border:1px solid var(--line)}
.member .ph img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.member:hover .ph img{transform:scale(1.035)}
.member .m-body{padding-top:24px;display:grid;gap:8px;flex:1}
.member h3{font-size:clamp(26px,2.2vw,32px);letter-spacing:-.015em}
.member .role{font-family:var(--mono);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--acc)}
.member p{color:var(--ink-2);font-size:15.5px;margin-top:6px}
.member .li{margin-top:auto;padding-top:16px;display:inline-flex;align-items:center;gap:8px;font-size:13.5px;font-weight:600;color:var(--acc-deep);text-decoration:none;width:max-content}
.member .li svg{width:15px;height:15px}
.member .li:hover{color:var(--acc)}

/* Investments rows */
.inv{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:clamp(36px,6vw,96px);align-items:center;padding-block:clamp(56px,7vw,100px);border-bottom:1px solid var(--line)}
.inv:first-child{padding-top:0}
.inv:last-child{border-bottom:0;padding-bottom:0}
.inv.flip .inv-media{order:2}
.inv h2{font-size:clamp(34px,4vw,56px);margin:18px 0 20px}
.inv p{color:var(--ink-2);max-width:34em}
.inv .inv-media{aspect-ratio:5/4}
.inv .typo-panel{aspect-ratio:5/4;border-radius:4px;background:var(--night);color:var(--on-dark);padding:clamp(28px,4vw,48px);display:flex;flex-direction:column;justify-content:space-between;position:relative;overflow:hidden;isolation:isolate}
.inv .typo-panel::before{content:"";position:absolute;inset:0;z-index:-1;background:url('../img/texture.webp') center/cover;opacity:.8}
.typo-panel .big{font-family:var(--serif);font-weight:300;font-style:italic;font-size:clamp(34px,4.4vw,64px);line-height:1;letter-spacing:-.03em}
.typo-panel .label{color:#E3CFA8}
.chips{display:flex;flex-wrap:wrap;gap:8px;margin-top:26px}
.chip{font-size:13.5px;font-weight:500;color:var(--acc-deep);background:var(--tint);border:1px solid rgba(138,101,51,.2);padding:7px 14px;border-radius:999px}

.ventures{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--ink)}
.venture{padding:36px clamp(20px,2.6vw,36px) 40px 0;border-right:1px solid var(--line)}
.venture+.venture{padding-left:clamp(20px,2.6vw,36px)}
.venture:last-child{border-right:0;padding-right:0}
.venture h3{font-size:clamp(23px,2vw,28px);margin:16px 0 12px;letter-spacing:-.015em}
.venture p{color:var(--ink-2);font-size:15.5px}

/* Contact */
.contact{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(40px,7vw,110px);align-items:start}
.c-list{border-top:1px solid var(--ink)}
.c-list div{padding:22px 0;border-bottom:1px solid var(--line);display:grid;gap:6px}
.c-list dd{font-family:var(--serif);font-size:clamp(21px,1.8vw,25px);letter-spacing:-.01em;line-height:1.3;font-variation-settings:"opsz" 36}
.c-list dd a{text-decoration:none;border-bottom:1px solid var(--line);transition:border-color .2s,color .2s}
.c-list dd a:hover{color:var(--acc);border-color:var(--acc)}
.form h2{font-size:clamp(32px,3.2vw,44px);margin-bottom:34px}
.f-row{display:grid;grid-template-columns:1fr 1fr;gap:28px}
.field{position:relative;margin-bottom:30px}
.field label{display:block;font-family:var(--mono);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-3);margin-bottom:8px}
.field input,.field textarea{width:100%;font:inherit;font-size:18px;color:var(--ink);background:transparent;border:0;border-bottom:1px solid var(--line);border-radius:0;padding:8px 0 12px;outline:none;resize:vertical;transition:border-color .25s}
.field input:focus,.field textarea:focus{border-bottom-color:var(--acc)}
.field::after{content:"";position:absolute;left:0;right:0;bottom:0;height:1.5px;background:var(--acc);transform:scaleX(0);transform-origin:left;transition:transform .5s var(--ease);pointer-events:none}
.field:focus-within::after{transform:scaleX(1)}
.form-note{display:none;margin-top:18px;font-size:15px;font-weight:600;color:var(--acc)}
.form-note.err{color:#8A2B22}
.form-note.show{display:block}
button.btn{font-family:var(--sans)}
button.btn[disabled]{opacity:.6;cursor:wait}

/* ---------- Footer ---------- */
footer{background:var(--paper);border-top:1px solid var(--line);padding-top:clamp(64px,8vw,110px);padding-bottom:calc(36px + env(safe-area-inset-bottom,0px));overflow:hidden}
.f-top{display:grid;grid-template-columns:minmax(0,6fr) minmax(0,3fr) minmax(0,3fr);gap:48px}
.f-top p{color:var(--ink-2);font-size:15.5px;max-width:30em}
.f-top h4{font-family:var(--mono);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-3);font-weight:500;margin-bottom:18px}
.f-top ul{list-style:none;display:grid;gap:10px}
.f-top ul a{text-decoration:none;font-size:15.5px;color:var(--ink-2);transition:color .2s}
.f-top ul a:hover{color:var(--ink)}
.wordmark{font-family:var(--serif);font-weight:300;font-size:clamp(60px,15vw,232px);line-height:.92;letter-spacing:-.05em;color:var(--ink);margin-top:clamp(56px,8vw,110px);padding-bottom:.1em;white-space:nowrap;font-variation-settings:"opsz" 144;display:flex;gap:.18em}
.wordmark em{font-style:italic;color:var(--acc)}
.legal{border-top:1px solid var(--line);margin-top:clamp(28px,4vw,48px);padding-top:26px;font-size:12.5px;color:var(--ink-3);display:grid;gap:12px}
.legal .row{display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap}

/* ---------- Paper texture ---------- */
body,.principles,.sectors-sec,.stack,.p-hero,footer,.marquee,.cta,.quote,.typo-panel{background-image:var(--grain);background-size:240px 240px;background-repeat:repeat;background-blend-mode:multiply}
html{background:var(--paper)}
a,button{-webkit-tap-highlight-color:transparent}


/* ---------- Equities additions ---------- */
.nav-links{gap:30px}
.panel .pic{position:absolute;right:var(--gutter);top:calc(96px + env(safe-area-inset-top,0px));z-index:2;font-family:var(--mono);font-size:10.5px;letter-spacing:.16em;text-transform:uppercase;color:var(--on-dark-2)}
.props{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:clamp(40px,5vw,72px) clamp(20px,3vw,44px)}
.props.three{grid-template-columns:repeat(3,minmax(0,1fr))}
.prop{display:flex;flex-direction:column}
.prop .p-media{position:relative;aspect-ratio:16/10;border-radius:4px;overflow:hidden;background:var(--line)}
.props.three .prop .p-media{aspect-ratio:16/10}
.prop .p-media.clip img{scale:1.08;translate:none!important}
.prop .p-media.clip.in img{scale:1.02}
.prop:hover .p-media.clip.in img{scale:1.06}
.prop .p-media img{transition:scale 1.8s var(--ease)}
.ph-type{background:var(--night)!important;background-image:url('../img/texture.webp')!important;background-size:cover!important;display:flex;align-items:flex-end;padding:clamp(20px,3vw,32px);color:var(--on-dark)}
.ph-type .big{font-family:var(--serif);font-weight:300;font-style:italic;font-size:clamp(34px,4vw,56px);letter-spacing:-.03em;line-height:1}
.badge{position:absolute;top:16px;left:16px;z-index:2;font-family:var(--mono);font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--night);background:var(--paper);padding:7px 11px;border-radius:999px}
.p-body{padding-top:22px;display:grid;gap:8px;align-content:start;flex:1}
.p-body h3{font-size:clamp(26px,2.4vw,34px);letter-spacing:-.015em}
.p-body .size{font-family:var(--mono);font-size:12px;letter-spacing:.04em;color:var(--acc-deep)}
.p-body p{color:var(--ink-2);font-size:15.5px}
.p-body .tenants{margin-top:8px;padding-top:14px;border-top:1px solid var(--line);font-size:14.5px;color:var(--ink-2);display:grid;grid-template-columns:90px 1fr;gap:12px}
.p-body .tenants strong{font-family:var(--mono);font-size:10.5px;letter-spacing:.14em;text-transform:uppercase;font-weight:500;color:var(--ink-3);padding-top:3px}
.p-body .text-link{margin-top:12px;justify-self:start}
.team5{display:grid;grid-template-columns:repeat(5,minmax(0,1fr));gap:clamp(14px,1.6vw,24px)}
.team5 .member .ph{background:#EDEAE6}
.team5 .member h3{font-size:clamp(21px,1.7vw,25px)}
.team5 .member .role{font-size:10.5px}
.svc{display:grid}
.svc-row{display:grid;grid-template-columns:minmax(0,3fr) minmax(0,5fr) minmax(0,5fr);gap:clamp(20px,4vw,64px);padding-block:clamp(36px,5vw,64px);border-top:1px solid var(--line);align-items:baseline}
.svc-row:first-child{border-top:1px solid var(--ink)}
.svc-row h2{font-size:clamp(30px,3.2vw,46px)}
.svc-row p{color:var(--ink-2)}
@media (max-width:1020px){
  .props.three{grid-template-columns:1fr 1fr}
  .props.three .prop:last-child{grid-column:1/-1}
  .team5{grid-template-columns:repeat(3,minmax(0,1fr))}
  .svc-row{grid-template-columns:1fr;gap:12px}
}
@media (max-width:640px){
  .props,.props.three{grid-template-columns:1fr;gap:48px}
  .team5{grid-template-columns:1fr 1fr;gap:28px 14px}
  .team5 .member .ph{aspect-ratio:1/1}
  .panel .pic{top:auto;bottom:14px;right:var(--gutter)}
  .p-body .tenants{grid-template-columns:1fr;gap:4px}
}

/* ---------- Responsive ---------- */
@media (max-width:1020px){
  .nav-links{display:none}
  .menu-btn{display:inline-flex}
  .hero-row,.sec-head,.about,.approach,.split,.cta .wrap,.p-hero .row,.inv,.contact,.f-top{grid-template-columns:1fr}
  .inv.flip .inv-media{order:0}
  .approach .sticky{position:static}
  .sector-cards,.team{grid-template-columns:1fr 1fr}
  .sector-cards .s-card:last-child{grid-column:1/-1}
  .sector-cards .s-card:last-child figure{aspect-ratio:16/9}
  .team .member:last-child{grid-column:auto}
  .principles .wrap{grid-template-columns:1fr}
  .pr{border-left:0;border-top:1px solid var(--line);padding-inline:0}
  .pr:first-child{border-top:0}
  .ventures{grid-template-columns:1fr}
  .venture,.venture+.venture{padding-inline:0;border-right:0;border-bottom:1px solid var(--line)}
  .clip{aspect-ratio:4/3}
  .panel .wrap{grid-template-columns:1fr;gap:18px}
  .hero-pin{height:150vh}
}
@media (max-width:640px){
  body{font-size:16px}
  .sec{padding-block:68px}
  .sec-head{margin-bottom:36px;gap:18px}
  .stack-intro{padding-block:68px 36px}
  .hero-pin{height:145vh}
  .hero-inner{padding-top:96px;padding-bottom:22px}
  .hero .label{margin-bottom:18px;font-size:10.5px}
  .hero h1{font-size:clamp(42px,12.6vw,58px)}
  .hero-row{margin-top:20px;gap:0}
  .hero .lede{font-size:16px;line-height:1.5}
  .hero-ctas{margin-top:22px;gap:10px;flex-wrap:wrap}
  .hero .label{white-space:normal;line-height:1.5}
  .hero .label::before{display:none}
  .hero-ctas .btn{padding:13px 18px;font-size:14px;white-space:nowrap}
  .hero-ledger{display:none}
  .hero-foot{margin-top:28px;padding-top:14px}
  .hero-media video{object-position:64% 50%}
  .principles .wrap{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;gap:12px;padding-block:28px;scrollbar-width:none;-webkit-overflow-scrolling:touch}
  .principles .wrap::-webkit-scrollbar{display:none}
  .pr,.pr:first-child{flex:0 0 82%;scroll-snap-align:start;border:1px solid var(--line);border-radius:6px;padding:26px 22px;background:rgba(255,255,255,.35)}
  .pr h3{margin:12px 0 8px}
  .about h2{font-size:clamp(40px,11vw,54px)}
  .ledger{margin-top:28px}
  .ledger li{padding:16px 0}
  .panel .wrap{padding-bottom:44px}
  .panel h3{font-size:clamp(40px,11.5vw,56px)}
  .steps li{padding:26px 0}
  .quote .wrap{padding-block:84px}
  .quote blockquote{font-size:clamp(32px,9vw,44px)}
  .clip{aspect-ratio:4/3}
  .cta .wrap{padding-block:72px;gap:36px}
  .cta h2{font-size:clamp(38px,10.5vw,52px)}
  .p-hero{padding-top:calc(78px + 48px + env(safe-area-inset-top,0px));padding-bottom:48px}
  .p-hero h1{font-size:clamp(40px,11.5vw,56px)}
  .p-hero .row{margin-top:24px;gap:24px}
  .crumb{margin-bottom:22px}
  .band{height:240px}
  .member .ph{aspect-ratio:4/3}
  .member .ph img{object-position:50% 18%}
  .team{gap:44px}
  .inv{padding-block:52px;gap:26px}
  .inv h2{font-size:clamp(32px,9vw,42px);margin:12px 0 14px}
  .form h2{margin-bottom:24px}
  .field{margin-bottom:24px}
  .c-list dd{font-size:21px}
  .f-top{grid-template-columns:1fr 1fr;gap:36px 24px}
  .f-top>div:first-child,.f-top>p{grid-column:1/-1}
  .legal .row{flex-direction:column;gap:6px}
  .sector-cards,.team{grid-template-columns:1fr}
  .sector-cards .s-card:last-child figure{aspect-ratio:4/5}
  .f-row{grid-template-columns:1fr;gap:0}
  .ledger li{grid-template-columns:1fr;gap:4px}
  .hero-ledger div,.cta dl div{grid-template-columns:1fr;gap:2px}
  .hero-foot .hf-note{display:none}
  .hero-grid-lines{grid-template-columns:repeat(2,1fr)}
  .hero-grid-lines span:nth-child(n+3){display:none}
  .steps li{grid-template-columns:44px minmax(0,1fr);gap:12px}
  .wordmark{font-size:clamp(44px,15.5vw,110px)}
  .marquee .mq-label{display:none}
}

/* ================= Multi-page additions ================= */
.skip{position:absolute;left:12px;top:-60px;z-index:100;background:var(--night);color:var(--on-dark);padding:10px 16px;border-radius:6px;text-decoration:none;font-size:14px;transition:top .2s}
.skip:focus{top:12px}
.crumb{flex-wrap:wrap;row-gap:6px}
.crumb a{color:inherit;text-decoration:none}
.crumb a:hover{color:var(--ink)}

/* clickable property cards */
.prop{position:relative}
.prop-link{position:absolute;inset:0;z-index:1;border-radius:4px}
.prop-link:focus-visible{outline:2px solid var(--acc-lit);outline-offset:6px}
.prop .text-link{position:relative;z-index:2}
.prop h3{transition:color .25s}
.prop:hover h3{color:var(--acc-deep)}
.p-body .view{font-size:14px;font-weight:600;color:var(--acc-deep);display:inline-flex;gap:8px;margin-top:10px}
.p-body .view .arr{transition:transform .35s var(--ease)}
.prop:hover .view .arr{transform:translateX(4px)}

/* ---------- Portfolio map ---------- */
.map-sec{padding-bottom:0}
.pm-wrap{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,4fr);gap:clamp(28px,4vw,64px);align-items:start}
.pmap{position:relative;border:1px solid var(--line);border-radius:6px;overflow:hidden;background:var(--paper);box-shadow:0 30px 60px -40px rgba(28,20,6,.35)}
.pm-svg{display:block;width:100%;height:auto}
.pm-bg{fill:#F8F4EC}
.pm-county{fill:#F2ECE1;stroke:#CFC2AA;stroke-width:1.2;stroke-linejoin:round}
.pm-county.wi{fill:#EBE4D7}
.pm-grat{fill:none;stroke:rgba(138,101,51,.13);stroke-width:1}
.pm-river{fill:none;stroke:#B99466;stroke-width:3.4;stroke-linecap:round;stroke-linejoin:round;opacity:.75}
.pm-clabel{font-family:var(--mono);font-size:14px;letter-spacing:.2em;fill:#A3957E;text-anchor:middle}
.pm-state{font-family:var(--mono);font-size:16px;letter-spacing:.34em;fill:#B5A992}
.pm-rlabel{font-family:var(--serif);font-style:italic;font-size:21px;fill:var(--acc-deep)}
.pm-glabel{font-family:var(--mono);font-size:12px;fill:#AB9F8A}
.pm-city{fill:var(--ink)}
.pm-cityl{font-family:var(--serif);font-style:italic;font-size:28px;fill:var(--ink);paint-order:stroke;stroke:#F2ECE1;stroke-width:6px}
.pm-hq{fill:var(--acc)}
.pm-hql{font-family:var(--mono);font-size:12.5px;letter-spacing:.14em;fill:var(--acc-deep);paint-order:stroke;stroke:#F2ECE1;stroke-width:5px}
.pm-leader{stroke:var(--night);stroke-width:1.6}
.pin{position:absolute;width:30px;height:30px;margin:-15px 0 0 -15px;border-radius:50%;background:var(--night);color:var(--paper);border:2px solid var(--paper);font-family:var(--mono);font-size:11px;font-weight:500;display:grid;place-items:center;text-decoration:none;box-shadow:0 6px 14px -4px rgba(28,20,6,.45);transition:transform .35s var(--ease),background .3s;z-index:2}
.pin.lease{background:var(--acc)}
.pin::after{content:"";position:absolute;inset:-8px;border-radius:50%;border:1.5px solid var(--acc);opacity:0;transform:scale(.6);transition:opacity .35s,transform .45s var(--ease)}
.pin:hover,.pin.hot,.pin:focus-visible{transform:scale(1.22);z-index:4}
.pin:hover::after,.pin.hot::after,.pin:focus-visible::after{opacity:1;transform:scale(1)}
.pin:focus-visible{outline:none}
.pm-card{position:absolute;z-index:6;width:250px;background:var(--paper);border:1px solid var(--line);border-radius:6px;box-shadow:0 24px 50px -18px rgba(28,20,6,.45);overflow:hidden;pointer-events:none;opacity:0;transform:translateY(6px) scale(.97);transition:opacity .25s,transform .35s var(--ease)}
.pm-card.show{opacity:1;transform:none}
.pm-card img{width:100%;aspect-ratio:16/10;object-fit:cover;display:block;background:var(--line)}
.pm-b{padding:12px 14px 14px}
.pm-name{font-family:var(--serif);font-size:20px;line-height:1.15;letter-spacing:-.01em}
.pm-meta{font-family:var(--mono);font-size:10.5px;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-3);margin-top:6px}
.pm-key{display:flex;flex-wrap:wrap;gap:8px 22px;margin-top:16px;font-family:var(--mono);font-size:11px;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-3)}
.pm-key span{display:inline-flex;align-items:center;gap:8px}
.pm-key i{width:12px;height:12px;border-radius:50%;display:inline-block}
.k-lease{background:var(--acc)} .k-man{background:var(--night)} .k-hq{background:var(--acc);border-radius:1px!important;transform:rotate(45deg) scale(.8)}
.pm-legend{list-style:none;border-top:1px solid var(--ink);counter-reset:none}
.pm-legend a{display:grid;grid-template-columns:40px minmax(0,1fr) auto;gap:12px;align-items:center;padding:14px 10px 14px 4px;border-bottom:1px solid var(--line);text-decoration:none;transition:background .25s,padding .35s var(--ease)}
.pm-legend a:hover,.pm-legend a.hot{background:var(--tint);padding-left:12px}
.pm-legend .n{font-family:var(--mono);font-size:12px;color:var(--acc-deep)}
.pm-legend .nm{display:block;font-family:var(--serif);font-size:clamp(19px,1.5vw,22px);line-height:1.2;letter-spacing:-.01em}
.pm-legend .ct{display:block;font-size:13.5px;color:var(--ink-3);margin-top:2px}
.pm-legend .st{font-family:var(--mono);font-size:10px;letter-spacing:.12em;text-transform:uppercase;color:var(--acc-deep);background:var(--tint);border:1px solid rgba(138,101,51,.25);padding:5px 9px;border-radius:999px}
.pmap.mini .pin{width:16px;height:16px;margin:-8px 0 0 -8px;border-width:2px;font-size:0;opacity:.8}
.pmap.mini .pin.cur{width:34px;height:34px;margin:-17px 0 0 -17px;background:var(--acc);opacity:1;z-index:5}
.pmap.mini .pin.cur::after{opacity:1;transform:scale(1);animation:ping 2.4s var(--ease) infinite}
@keyframes ping{0%{transform:scale(.7);opacity:.9}80%,100%{transform:scale(1.9);opacity:0}}

/* ---------- Property detail ---------- */
.pd-hero h1{max-width:18ch}
.pd-photo{margin-top:clamp(36px,5vw,64px)}
.pd-frame{aspect-ratio:1600/980}
.pd-frame img{object-position:50% 50%}
.pd-frame .badge{top:20px;left:20px}
.pd-grid{display:grid;grid-template-columns:minmax(0,6fr) minmax(0,5fr);gap:clamp(36px,6vw,96px);align-items:start}
.pd-grid .label{display:block;margin-bottom:20px}
.facts{border-top:1px solid var(--ink)}
.facts div{display:grid;grid-template-columns:150px minmax(0,1fr);gap:20px;padding:18px 0;border-bottom:1px solid var(--line)}
.facts dt{font-family:var(--mono);font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-3);padding-top:4px}
.facts dd{font-family:var(--serif);font-size:clamp(19px,1.6vw,22px);line-height:1.35;letter-spacing:-.01em;font-variation-settings:"opsz" 36}
.pd-actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:30px}
.pd-coords{display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;margin-top:14px;font-family:var(--mono);font-size:11.5px;letter-spacing:.08em;color:var(--ink-3)}
.pd-coords a{color:var(--acc-deep);text-decoration:none;font-family:var(--sans);font-size:14px;font-weight:600;letter-spacing:0}
.lease-h{font-size:clamp(34px,3.8vw,54px);margin:18px 0 18px}
.lease-p{color:var(--ink-2);max-width:32em;margin-bottom:30px}
.pnav-sec{padding-block:clamp(56px,7vw,100px)}
.pnav{display:grid;grid-template-columns:1fr 1fr;gap:clamp(16px,2vw,28px)}
.pnav-item{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,6fr);gap:20px;align-items:center;text-decoration:none;padding:14px;border:1px solid var(--line);border-radius:6px;background:rgba(255,255,255,.3);transition:border-color .3s,background .3s}
.pnav-item:hover{border-color:var(--acc);background:rgba(255,255,255,.6)}
.pnav-item.next{direction:rtl}
.pnav-item.next>*{direction:ltr}
.pn-img{display:block;aspect-ratio:16/10;overflow:hidden;border-radius:3px}
.pn-img img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.pnav-item:hover .pn-img img{transform:scale(1.05)}
.pn-t{display:grid;gap:6px}
.pn-name{font-family:var(--serif);font-size:clamp(20px,1.9vw,27px);line-height:1.15;letter-spacing:-.015em}
.pn-city{font-size:14px;color:var(--ink-3)}
.pnav-item.next .pn-t{text-align:right}
.pnav-all{margin-top:28px;text-align:center}
.nf .pd-actions{margin-top:36px}

@media (max-width:1020px){
  .pm-wrap,.pd-grid{grid-template-columns:1fr}
  .pnav{grid-template-columns:1fr}
}
@media (max-width:640px){
  .pin{width:24px;height:24px;margin:-12px 0 0 -12px;font-size:9.5px;border-width:1.5px}
  .pm-glabel,.pm-clabel{display:none}
  .pm-card{display:none}
  .pin[data-slug="elk-river-crossing-i"]{translate:-9px 0}
  .pin[data-slug="elk-river-crossing-iii"]{translate:9px 0}
  .facts div{grid-template-columns:1fr;gap:4px;padding:14px 0}
  .pnav-item{grid-template-columns:110px minmax(0,1fr);gap:14px;padding:10px}
  .pnav-item.next{direction:ltr}
  .pnav-item.next .pn-t{text-align:left}
  .pd-actions .btn{flex:1 1 auto;justify-content:center}
}


/* ---------- Stats band ---------- */
.stats-band{background:var(--cream);border-block:1px solid var(--line);padding-block:clamp(40px,5vw,64px);background-image:var(--grain);background-size:240px 240px;background-blend-mode:multiply}
.sb-head{display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;padding-bottom:18px;border-bottom:1px solid var(--ink);margin-bottom:clamp(20px,3vw,34px)}
.sb-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr))}
.sb{padding:4px clamp(16px,2.4vw,36px);border-left:1px solid var(--line)}
.sb:first-child{border-left:0;padding-left:0}
.sb .num{font-family:var(--serif);font-weight:300;font-size:clamp(48px,5.6vw,92px);line-height:1;letter-spacing:-.035em;font-variant-numeric:tabular-nums lining-nums;font-variation-settings:"opsz" 144;white-space:nowrap}
.sb .num small{font-size:.32em;letter-spacing:.02em;margin-left:.3em;color:var(--acc-deep);font-style:italic}
.sb .lbl{margin-top:14px;font-size:15px;color:var(--ink-2);max-width:22ch}

/* ---------- Suites table ---------- */
.suites-wrap{overflow-x:auto;margin:-6px 0 34px}
.suites{width:100%;border-collapse:collapse;font-size:15px;min-width:420px}
.suites caption{text-align:left;padding-bottom:10px}
.suites th,.suites td{text-align:left;padding:14px 12px 14px 0;border-bottom:1px solid var(--line);vertical-align:top}
.suites thead th{font-family:var(--mono);font-size:10.5px;font-weight:500;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-3);border-bottom:1px solid var(--ink)}
.suites tbody th{font-family:var(--serif);font-weight:400;font-size:19px}
.suites td{color:var(--ink-2);font-variant-numeric:tabular-nums}
.suites tbody th,.suites td[data-l="Size"],.suites td[data-l="Asking rent"]{white-space:nowrap}
.contact>*,.pd-grid>*,.pm-wrap>*{min-width:0}

/* ---------- Tenant resources ---------- */
.res-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:clamp(20px,3vw,40px)}
.res{border-top:1px solid var(--ink);padding-top:26px;display:flex;flex-direction:column;align-items:flex-start;gap:14px}
.res h2{font-size:clamp(30px,3vw,42px)}
.res p{color:var(--ink-2);max-width:36em}
.res p a{color:var(--acc-deep)}
.res .note{font-size:14.5px;color:var(--ink);border-left:2px solid var(--acc);padding-left:14px}
.res .btn{margin-top:6px}
.tp-link{margin-top:10px;color:var(--acc-deep)}

@media (max-width:1020px){
  .sb-grid{grid-template-columns:1fr 1fr;row-gap:30px}
  .sb:nth-child(3){border-left:0;padding-left:0}
  .res-grid{grid-template-columns:1fr}
}
@media (max-width:640px){
  .sb .num{font-size:clamp(40px,12vw,56px)}
  .sb .lbl{font-size:14px}
  .suites{min-width:0}
  .suites thead{display:none}
  .suites tr{display:grid;grid-template-columns:1fr 1fr;gap:10px 16px;padding:16px 0;border-bottom:1px solid var(--line);border-top:1px solid var(--ink)}
  .suites th,.suites td{border:0;padding:0;white-space:normal!important}
  .suites tbody th{grid-column:1/-1;font-size:22px}
  .suites td::before{content:attr(data-l);display:block;font-family:var(--mono);font-size:10px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-3);margin-bottom:3px}
  .suites td[data-l="Previous use"]{grid-column:1/-1;order:3}
}


/* ---------- Short screens: keep the whole hero visible ---------- */
.hero{height:auto;min-height:100vh;min-height:100svh}
.hero-inner{width:100%}
@media (max-height:860px) and (min-width:641px){
  .hero-inner{padding-top:100px;padding-bottom:26px}
  .hero .label{margin-bottom:16px}
  .hero h1{font-size:clamp(40px,min(7.4vw,11.5vh),112px)}
  .hero .lede{font-size:17px}
  .hero-row{margin-top:20px}
  .hero-ctas{margin-top:20px}
  .hero-ledger div{padding:9px 0}
  .hero-foot{margin-top:22px;padding-top:12px}
}
@media (max-height:720px) and (min-width:641px){
  .hero-inner{padding-top:92px;padding-bottom:18px}
  .hero h1{font-size:clamp(38px,min(7vw,10.5vh),96px)}
  .hero-row{grid-template-columns:1fr}
  .hero-ledger{display:none}
  .hero-foot .hf-note{display:none}
}
@media (max-width:640px) and (max-height:700px){
  .hero-inner{padding-top:84px;padding-bottom:16px}
  .hero .label{margin-bottom:12px}
  .hero h1{font-size:clamp(34px,10.5vw,46px)}
  .hero .lede{font-size:15px;line-height:1.45}
  .hero-ctas{margin-top:16px}
  .hero-ctas .btn{padding:11px 16px;font-size:13.5px}
  .hero-foot{margin-top:18px}
}

@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.01ms!important;animation-iteration-count:1!important;transition-duration:.01ms!important;scroll-behavior:auto!important}
  .js .rv{opacity:1;transform:none}
  .js .clip{clip-path:none}
  .quote blockquote .w{opacity:1}
  .mq-track{animation:none}
  .hero-pin{height:auto}
  .hero{position:relative}
  .panel{position:relative}
  .sw>span{transform:none}
  .sw,.hero h1 .ln{overflow:visible}
  .pmap.mini .pin.cur::after{animation:none}
}