:root {
  --ink: #10151f;
  --muted: #637083;
  --paper: #f6f3ed;
  --panel: #ffffff;
  --navy: #10151f;
  --steel: #263343;
  --blue: #183c63;
  --gold: #b8905b;
  --line: rgba(16, 21, 31, 0.13);
  --shadow: 0 26px 80px rgba(16, 21, 31, 0.18);
}

* {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
  scroll-padding-top: 90px;
}

body {
  margin: 0;
  color: var(--ink);
  background: var(--paper);
  font-family: Inter, ui-sans-serif, system-ui, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  line-height: 1.5;
}

img {
  display: block;
  max-width: 100%;
}

a {
  color: inherit;
}

.skip-link {
  position: absolute;
  width: 1px;
  height: 1px;
  overflow: hidden;
  clip: rect(0, 0, 0, 0);
  white-space: nowrap;
}

.skip-link:focus {
  z-index: 30;
  top: 12px;
  left: 12px;
  width: auto;
  height: auto;
  padding: 10px 14px;
  clip: auto;
  color: white;
  background: var(--navy);
}

.site-header {
  position: fixed;
  z-index: 20;
  top: 0;
  right: 0;
  left: 0;
  display: grid;
  grid-template-columns: minmax(130px, 1fr) auto minmax(130px, 1fr);
  gap: 16px;
  align-items: center;
  min-height: 82px;
  padding: 14px clamp(18px, 4vw, 54px);
  color: white;
  background: linear-gradient(180deg, rgba(16, 21, 31, 0.9), rgba(16, 21, 31, 0.18), rgba(16, 21, 31, 0));
  transition: background 180ms ease, box-shadow 180ms ease, min-height 180ms ease;
}

.site-header.is-scrolled,
.site-header.is-open {
  min-height: 72px;
  color: white;
  background: rgba(16, 21, 31, 0.96);
  box-shadow: 0 12px 34px rgba(16, 21, 31, 0.14);
  backdrop-filter: blur(16px);
}

.brand {
  display: inline-flex;
  justify-self: start;
  align-items: center;
  text-decoration: none;
}

.brand img {
  width: 118px;
  height: auto;
  filter: drop-shadow(0 12px 28px rgba(0, 0, 0, 0.3));
  transition: width 180ms ease, filter 180ms ease;
}

.site-header.is-scrolled .brand img,
.site-header.is-open .brand img {
  width: 104px;
  filter: none;
}

.header-title {
  justify-self: center;
  color: inherit;
  font-size: clamp(0.9rem, 1.5vw, 1.08rem);
  font-weight: 760;
  letter-spacing: 0.08em;
  text-align: center;
  text-decoration: none;
  text-transform: uppercase;
}

.nav-toggle {
  justify-self: end;
  display: grid;
  gap: 5px;
  width: 44px;
  height: 44px;
  place-content: center;
  border: 1px solid rgba(255, 255, 255, 0.32);
  border-radius: 6px;
  background: rgba(16, 21, 31, 0.48);
}

.nav-toggle span {
  width: 20px;
  height: 2px;
  background: white;
  transition: transform 160ms ease, opacity 160ms ease, background 160ms ease;
}

.site-header.is-scrolled .nav-toggle,
.site-header.is-open .nav-toggle {
  border-color: rgba(255, 255, 255, 0.24);
  background: rgba(255, 255, 255, 0.08);
}

.site-header.is-scrolled .nav-toggle span,
.site-header.is-open .nav-toggle span {
  background: white;
}

.nav-toggle[aria-expanded="true"] span:nth-child(1) {
  transform: translateY(7px) rotate(45deg);
}

.nav-toggle[aria-expanded="true"] span:nth-child(2) {
  opacity: 0;
}

.nav-toggle[aria-expanded="true"] span:nth-child(3) {
  transform: translateY(-7px) rotate(-45deg);
}

.site-nav {
  position: absolute;
  top: calc(100% - 4px);
  right: clamp(14px, 4vw, 46px);
  left: clamp(14px, 4vw, 46px);
  display: grid;
  max-height: 0;
  overflow: hidden;
  padding: 0 12px;
  border: 1px solid transparent;
  border-radius: 8px;
  opacity: 0;
  transform: translateY(-8px);
  color: var(--ink);
  background: white;
  box-shadow: var(--shadow);
  transition: max-height 200ms ease, opacity 160ms ease, transform 160ms ease, padding 160ms ease;
}

.site-nav.is-open {
  max-height: 420px;
  padding: 12px;
  border-color: var(--line);
  opacity: 1;
  transform: translateY(0);
}

.site-nav a {
  padding: 12px 11px;
  border-radius: 6px;
  font-size: 0.9rem;
  font-weight: 760;
  text-decoration: none;
}

.site-nav a:hover {
  background: rgba(24, 60, 99, 0.08);
}

.nav-contact {
  color: white !important;
  background: var(--navy);
}

.hero {
  position: relative;
  display: grid;
  min-height: 94svh;
  align-items: end;
  overflow: hidden;
  color: white;
  background: var(--navy);
}

.hero-photo {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.hero-shade {
  position: absolute;
  inset: 0;
  background:
    linear-gradient(90deg, rgba(16, 21, 31, 0.92), rgba(16, 21, 31, 0.68) 42%, rgba(16, 21, 31, 0.18)),
    linear-gradient(180deg, rgba(16, 21, 31, 0.18), rgba(16, 21, 31, 0.78));
}

.hero-content {
  position: relative;
  width: min(1120px, calc(100% - 36px));
  padding: 148px 0 82px;
  margin: 0 auto;
}

.eyebrow {
  margin: 0 0 16px;
  color: #d8b77d;
  font-size: 0.74rem;
  font-weight: 900;
  letter-spacing: 0.15em;
  text-transform: uppercase;
}

.eyebrow.dark {
  color: var(--gold);
}

h1,
h2,
h3,
p {
  margin-top: 0;
}

h1,
h2 {
  font-weight: 580;
  line-height: 1.04;
  letter-spacing: 0;
}

h1 {
  max-width: 940px;
  margin-bottom: 22px;
  font-size: clamp(2.65rem, 5.7vw, 5.35rem);
}

h2 {
  margin-bottom: 18px;
  font-size: clamp(2rem, 4.8vw, 4.3rem);
}

h3 {
  margin-bottom: 10px;
  font-size: 1.14rem;
}

.hero-copy {
  max-width: 720px;
  color: rgba(255, 255, 255, 0.88);
  font-size: clamp(1.05rem, 2vw, 1.28rem);
}

.hero-actions,
.button-row {
  display: flex;
  flex-wrap: wrap;
  gap: 12px;
  margin-top: 30px;
}

.button {
  display: inline-flex;
  min-height: 48px;
  align-items: center;
  justify-content: center;
  padding: 13px 18px;
  border: 1px solid transparent;
  border-radius: 6px;
  font-weight: 820;
  text-decoration: none;
  transition: transform 160ms ease, box-shadow 160ms ease, background 160ms ease;
}

.button:hover {
  transform: translateY(-1px);
  box-shadow: 0 16px 34px rgba(16, 21, 31, 0.18);
}

.button.primary {
  color: white;
  background: var(--gold);
}

.button.secondary {
  border-color: rgba(255, 255, 255, 0.38);
  color: white;
  background: rgba(255, 255, 255, 0.11);
}

.button.dark-outline {
  border-color: var(--line);
  color: var(--ink);
  background: white;
}

.button.full {
  width: 100%;
}

.statement-band {
  width: min(1180px, calc(100% - 36px));
  margin: -38px auto 0;
  position: relative;
  z-index: 2;
  border: 1px solid var(--line);
  border-radius: 8px;
  padding: clamp(24px, 4vw, 36px);
  background: white;
  box-shadow: var(--shadow);
}

.statement-band p {
  max-width: 920px;
  margin: 0;
  color: var(--navy);
  font-size: clamp(1.12rem, 2vw, 1.55rem);
  font-weight: 520;
  line-height: 1.4;
}

.intro,
.platform,
.portfolio,
.growth,
.contact,
.policy {
  width: min(1160px, calc(100% - 36px));
  margin: 0 auto;
  padding: 96px 0;
}

.intro {
  display: grid;
  grid-template-columns: minmax(0, 0.92fr) minmax(280px, 0.78fr);
  gap: clamp(28px, 5vw, 78px);
  align-items: end;
  border-bottom: 1px solid var(--line);
}

.intro p:last-child,
.section-heading p,
.portfolio-copy p,
.growth-panel p,
.contact p {
  color: var(--muted);
  font-size: 1.06rem;
}

.section-heading {
  max-width: 860px;
  margin-bottom: 34px;
}

.capability-grid {
  display: grid;
  grid-template-columns: repeat(4, minmax(0, 1fr));
  gap: 1px;
  overflow: hidden;
  border: 1px solid var(--line);
  border-radius: 8px;
  background: var(--line);
}

.capability-grid article {
  min-height: 285px;
  padding: 28px;
  background: white;
}

.capability-grid span {
  display: inline-block;
  margin-bottom: 54px;
  color: var(--gold);
  font-size: 0.9rem;
  font-weight: 900;
}

.capability-grid p,
.growth-list p,
.property-list dd,
.contact-card dd {
  color: var(--muted);
}

.portfolio {
  display: grid;
  grid-template-columns: minmax(0, 0.95fr) minmax(320px, 0.72fr);
  gap: clamp(24px, 4vw, 54px);
  align-items: stretch;
  padding-top: 20px;
}

.portfolio-copy {
  padding: clamp(28px, 5vw, 58px);
  border-radius: 8px;
  color: white;
  background: linear-gradient(135deg, var(--navy), var(--blue));
}

.portfolio-copy p,
.portfolio-copy .property-list dd {
  color: rgba(255, 255, 255, 0.8);
}

.property-list,
dl {
  display: grid;
  gap: 18px;
  margin: 0;
}

.property-list {
  margin-top: 30px;
}

dt {
  margin-bottom: 4px;
  color: var(--gold);
  font-size: 0.76rem;
  font-weight: 900;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

dd {
  margin: 0;
  font-weight: 800;
  overflow-wrap: anywhere;
}

.property-card {
  display: grid;
  align-content: stretch;
  overflow: hidden;
  border-radius: 8px;
  background: white;
  box-shadow: var(--shadow);
}

.property-card img {
  width: 100%;
  height: 100%;
  min-height: 360px;
  object-fit: cover;
}

.property-card div {
  padding: 24px;
}

.property-card strong {
  display: block;
  margin-bottom: 8px;
  font-size: 1.16rem;
}

.property-card span {
  color: var(--muted);
}

.photo-band {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 14px;
  width: min(1160px, calc(100% - 36px));
  margin: 0 auto;
}

.photo-band figure {
  position: relative;
  min-height: 310px;
  margin: 0;
  overflow: hidden;
  border-radius: 8px;
  background: var(--navy);
}

.photo-band img {
  width: 100%;
  height: 100%;
  min-height: 310px;
  object-fit: cover;
}

.photo-band figcaption {
  position: absolute;
  right: 14px;
  bottom: 14px;
  left: 14px;
  padding: 10px 12px;
  border-radius: 6px;
  color: white;
  font-weight: 850;
  background: rgba(16, 21, 31, 0.72);
  backdrop-filter: blur(10px);
}

.growth {
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(320px, 0.72fr);
  gap: clamp(24px, 4vw, 58px);
  align-items: start;
}

.growth-panel {
  position: sticky;
  top: 100px;
}

.growth-list {
  display: grid;
  gap: 14px;
}

.growth-list article,
.contact-card {
  border: 1px solid var(--line);
  border-radius: 8px;
  background: white;
  box-shadow: 0 16px 40px rgba(16, 21, 31, 0.08);
}

.growth-list article {
  padding: 26px;
}

.contact {
  display: grid;
  grid-template-columns: minmax(0, 0.9fr) minmax(320px, 0.7fr);
  gap: clamp(24px, 4vw, 64px);
  align-items: start;
}

.contact-card {
  padding: 28px;
}

.contact-card dl {
  margin-bottom: 24px;
}

.site-footer {
  display: flex;
  flex-wrap: wrap;
  gap: 18px;
  align-items: center;
  justify-content: space-between;
  padding: 28px clamp(18px, 4vw, 54px);
  color: white;
  background: var(--navy);
}

.site-footer img {
  width: 116px;
}

.site-footer p {
  margin: 0;
  font-weight: 850;
}

.site-footer nav {
  display: flex;
  flex-wrap: wrap;
  gap: 14px;
}

.site-footer a {
  color: rgba(255, 255, 255, 0.82);
  text-decoration: none;
}

.simple-page {
  padding-top: 88px;
}

.simple-page .site-header {
  color: white;
}

.simple-nav {
  position: static;
  display: flex;
  max-height: none;
  padding: 0;
  border: 0;
  opacity: 1;
  transform: none;
  box-shadow: none;
  background: transparent;
}

.policy {
  max-width: 820px;
}

.policy h1 {
  color: var(--navy);
  font-size: clamp(2.6rem, 7vw, 5rem);
}

.policy h2 {
  margin-top: 34px;
  font-size: clamp(1.55rem, 4vw, 2.25rem);
}

.policy p {
  color: var(--muted);
  font-size: 1.04rem;
}

.policy-date {
  color: var(--gold) !important;
  font-weight: 850;
}

@media (min-width: 940px) {
  .nav-toggle {
    display: none;
  }

  .site-nav {
    position: static;
    display: flex;
    justify-self: end;
    max-height: none;
    padding: 0;
    border: 0;
    opacity: 1;
    transform: none;
    color: inherit;
    background: transparent;
    box-shadow: none;
  }

  .site-nav a {
    color: inherit;
  }

  .site-header:not(.is-scrolled) .nav-contact {
    background: rgba(255, 255, 255, 0.16);
  }
}

@media (max-width: 939px) {
  .site-header {
    grid-template-columns: auto 1fr auto;
  }

  .brand img {
    width: 96px;
  }

  .site-header.is-scrolled .brand img,
  .site-header.is-open .brand img {
    width: 90px;
  }

  .header-title {
    font-size: 0.78rem;
    letter-spacing: 0.04em;
  }

  .capability-grid,
  .photo-band {
    grid-template-columns: 1fr 1fr;
  }

  .intro,
  .portfolio,
  .growth,
  .contact {
    grid-template-columns: 1fr;
  }

  .growth-panel {
    position: static;
  }
}

@media (max-width: 620px) {
  .hero {
    min-height: 92svh;
  }

  .hero-shade {
    background: linear-gradient(180deg, rgba(16, 21, 31, 0.36), rgba(16, 21, 31, 0.94));
  }

  .capability-grid,
  .photo-band {
    grid-template-columns: 1fr;
  }

  .statement-band {
    margin-top: 0;
    width: 100%;
    border-right: 0;
    border-left: 0;
    border-radius: 0;
  }

  .hero-actions,
  .button {
    width: 100%;
  }

  .site-footer {
    display: grid;
  }
}