@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:wght@400;500;600&family=Inter:wght@400;500;600;700&display=swap');

:root {
  --charcoal: #1F2933;
  --charcoal-2: #243440;
  --stone: #B3B0A8;
  --stone-2: #E6E3DE;
  --ivory: #F7F6F3;
  --ivory-2: #FEFCF8;
  --copper: #C47A5A;
  --copper-2: #B0674A;
  --muted: #6F756F;
  --line: rgba(31, 41, 51, .14);
  --shadow: 0 24px 80px rgba(31, 41, 51, .08);
  --shadow-strong: 0 30px 90px rgba(31, 41, 51, .14);
  --serif: 'Cormorant Garamond', Georgia, serif;
  --sans: 'Inter', system-ui, -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;
}

* { box-sizing: border-box; }

html {
  scroll-behavior: smooth;
  scroll-padding-top: 110px;
}

body {
  margin: 0;
  background: var(--ivory);
  color: var(--charcoal);
  font-family: var(--sans);
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}

a { color: inherit; text-decoration: none; }

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

::selection {
  background: rgba(196, 122, 90, .24);
}

:focus-visible {
  outline: 2px solid var(--copper);
  outline-offset: 4px;
}

.container {
  width: min(1180px, calc(100% - 40px));
  margin-inline: auto;
}

.section {
  padding: clamp(82px, 8vw, 118px) 0;
  position: relative;
}

.site-header {
  position: fixed;
  top: 18px;
  left: 50%;
  transform: translateX(-50%);
  width: min(1180px, calc(100% - 36px));
  z-index: 50;
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 12px 18px 12px 20px;
  background: rgba(247, 246, 243, .78);
  -webkit-backdrop-filter: blur(22px);
  backdrop-filter: blur(22px);
  border: 1px solid rgba(31, 41, 51, .1);
  box-shadow: 0 14px 44px rgba(31, 41, 51, .08);
  transition: .25s ease;
}

.site-header.scrolled {
  top: 10px;
  background: rgba(247, 246, 243, .9);
}

.brand img {
  width: 210px;
  height: auto;
  object-fit: contain;
  image-rendering: auto;
  opacity: 1;
  filter: none;
  transform: none;
}

.nav {
  display: flex;
  align-items: center;
  gap: 26px;
  font-size: 12px;
  letter-spacing: .12em;
  text-transform: uppercase;
  color: rgba(31, 41, 51, .72);
}

.nav a { transition: .2s ease; }
.nav a:hover { color: var(--charcoal); }

.nav-cta {
  padding: 11px 16px;
  border: 1px solid var(--charcoal);
  color: var(--charcoal) !important;
  background: rgba(255,255,255,.26);
}

.nav-toggle {
  display: none;
  width: 42px;
  height: 42px;
  border: 1px solid var(--line);
  background: transparent;
  cursor: pointer;
  align-items: center;
  justify-content: center;
  flex-direction: column;
  gap: 6px;
}

.nav-toggle span {
  width: 18px;
  height: 1px;
  background: var(--charcoal);
}

.hero {
  min-height: 100svh;
  display: grid;
  align-items: center;
  overflow: hidden;
  padding-top: 104px;
  padding-bottom: 82px;
}

.hero-bg {
  position: absolute;
  inset: 0;
  background:
    radial-gradient(circle at 70% 30%, rgba(196, 122, 90, .12), transparent 35%),
    linear-gradient(135deg, var(--ivory-2), var(--ivory));
  z-index: -2;
}

.architectural-grid {
  position: absolute;
  inset: 0;
  opacity: .42;
  background-image:
    linear-gradient(rgba(31, 41, 51, .055) 1px, transparent 1px),
    linear-gradient(90deg, rgba(31, 41, 51, .045) 1px, transparent 1px);
  background-size: 72px 72px;
  -webkit-mask-image: radial-gradient(circle at 50% 50%, black, transparent 74%);
  mask-image: radial-gradient(circle at 50% 50%, black, transparent 74%);
}

.hero-content {
  display: grid;
  grid-template-columns: minmax(0, 1.08fr) minmax(300px, .56fr);
  gap: clamp(56px, 8vw, 118px);
  align-items: center;
  padding-top: 22px;
}

.hero-text { max-width: 900px; }

.eyebrow {
  margin: 0 0 18px;
  color: var(--copper);
  font-size: 12px;
  letter-spacing: .24em;
  text-transform: uppercase;
  font-weight: 600;
}

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

h1 {
  margin-bottom: 26px;
  max-width: 900px;
  font-family: var(--serif);
  font-weight: 500;
  line-height: .92;
  letter-spacing: 0;
  font-size: clamp(56px, 7.4vw, 106px);
}

.hero-copy {
  max-width: 710px;
  color: rgba(31, 41, 51, .72);
  font-size: clamp(18px, 2vw, 22px);
}

.hero-actions {
  display: flex;
  gap: 14px;
  margin-top: 38px;
  flex-wrap: wrap;
}

.button {
  display: inline-flex;
  justify-content: center;
  align-items: center;
  min-height: 50px;
  padding: 0 22px;
  border: 1px solid var(--charcoal);
  font-size: 12px;
  letter-spacing: .14em;
  text-transform: uppercase;
  font-weight: 600;
  transition: .2s ease;
}

.button.primary {
  background: var(--charcoal);
  color: var(--ivory);
}

.button.primary:hover {
  background: var(--copper);
  border-color: var(--copper);
}

.button.secondary {
  background: transparent;
  color: var(--charcoal);
}

.button.secondary:hover {
  background: rgba(31, 41, 51, .06);
}

.hero-visual {
  position: relative;
  min-height: 438px;
}

.hero-visual::before {
  content: "";
  position: absolute;
  inset: 40px 10px auto auto;
  width: min(42vw, 360px);
  aspect-ratio: 1;
  border: 1px solid rgba(31, 41, 51, .12);
  transform: rotate(-8deg);
}

.asset-card,
.market-panel {
  position: absolute;
  border: 1px solid rgba(31, 41, 51, .14);
  box-shadow: var(--shadow-strong);
}

.asset-card {
  inset: 16px 22px auto auto;
  width: min(100%, 360px);
  min-height: 360px;
  padding: 54px 28px 28px;
  background: linear-gradient(150deg, rgba(254, 252, 248, .86), rgba(230, 227, 222, .62));
}

.hero-emblem {
  position: absolute;
  top: 0;
  left: 16px;
  width: 58px;
  height: auto;
  opacity: .18;
  filter: none;
  transform: none;
  z-index: 2;
}

.asset-facade {
  display: grid;
  grid-template-columns: repeat(5, 1fr);
  align-items: end;
  gap: 10px;
  height: 190px;
  padding: 0 10px;
  border-bottom: 1px solid rgba(31, 41, 51, .18);
}

.asset-facade span {
  display: block;
  background:
    linear-gradient(rgba(247,246,243,.22) 1px, transparent 1px),
    linear-gradient(90deg, rgba(247,246,243,.18) 1px, transparent 1px),
    var(--charcoal);
  background-size: 100% 24px, 18px 100%, auto;
}

.asset-facade span:nth-child(1) { height: 56%; opacity: .55; }
.asset-facade span:nth-child(2) { height: 76%; background-color: var(--stone); }
.asset-facade span:nth-child(3) { height: 92%; }
.asset-facade span:nth-child(4) { height: 68%; background-color: var(--copper); }
.asset-facade span:nth-child(5) { height: 84%; opacity: .7; }

.asset-rows {
  display: grid;
  gap: 12px;
  margin-top: 34px;
}

.asset-rows span {
  height: 9px;
  background: rgba(31, 41, 51, .12);
}

.asset-rows span:nth-child(1) { width: 82%; }
.asset-rows span:nth-child(2) { width: 58%; }
.asset-rows span:nth-child(3) { width: 70%; background: rgba(196, 122, 90, .24); }

.market-panel {
  right: 0;
  bottom: 24px;
  width: min(82%, 292px);
  padding: 24px;
  background: var(--charcoal);
  color: var(--ivory);
}

.market-panel span {
  display: block;
  margin-bottom: 9px;
  color: rgba(247, 246, 243, .64);
  font-size: 11px;
  letter-spacing: .17em;
  text-transform: uppercase;
}

.market-panel strong {
  display: block;
  font-family: var(--serif);
  font-size: 34px;
  font-weight: 500;
  line-height: 1;
}

.market-line {
  position: relative;
  height: 54px;
  margin-top: 22px;
  border-bottom: 1px solid rgba(247, 246, 243, .18);
  background:
    linear-gradient(135deg, transparent 0 24%, rgba(216, 154, 124, .72) 25% 27%, transparent 28% 48%, rgba(216, 154, 124, .72) 49% 51%, transparent 52% 100%);
}

.hero-footer {
  grid-column: 1 / -1;
  display: flex;
  align-items: center;
  gap: 14px;
  margin-top: 72px;
  flex-wrap: wrap;
  color: rgba(31, 41, 51, .55);
  font-size: 11px;
  letter-spacing: .22em;
  text-transform: uppercase;
}

.hero-footer i {
  width: 4px;
  height: 4px;
  background: var(--copper);
  display: block;
  border-radius: 50%;
}

.metrics {
  margin-top: -70px;
  position: relative;
  z-index: 3;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  background: var(--charcoal);
  color: var(--ivory);
  box-shadow: var(--shadow);
  border: 1px solid rgba(247, 246, 243, .08);
}

.metrics article {
  padding: 44px 28px;
  border-right: 1px solid rgba(247, 246, 243, .14);
}

.metrics article:last-child { border-right: none; }

.metrics strong {
  display: block;
  font-family: var(--serif);
  font-size: clamp(42px, 5vw, 64px);
  line-height: 1;
  font-weight: 500;
  color: var(--ivory);
}

.metrics span {
  display: block;
  margin-top: 12px;
  font-size: 12px;
  letter-spacing: .16em;
  text-transform: uppercase;
  color: rgba(247, 246, 243, .68);
}

.split {
  display: grid;
  grid-template-columns: minmax(0, .9fr) minmax(0, 1fr);
  gap: clamp(44px, 7vw, 80px);
  align-items: start;
}

.section-intro h2,
.markets h2,
.relationship h2,
.contact h2 {
  font-family: var(--serif);
  font-weight: 500;
  line-height: 1.02;
  letter-spacing: 0;
  font-size: clamp(44px, 6vw, 78px);
  margin-bottom: 20px;
}

.section-copy,
.section-intro p,
.markets p,
.relationship p,
.contact p {
  color: rgba(31, 41, 51, .68);
  font-size: 18px;
}

.narrow { max-width: 780px; }
.centered { text-align: center; margin-inline: auto; }

.cards {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 1px;
  margin-top: 64px;
  background: var(--line);
  border: 1px solid var(--line);
}

.cards article {
  background: rgba(255,255,255,.35);
  padding: 42px 36px;
  min-height: 300px;
  transition: background .2s ease, transform .2s ease;
}

.cards article:hover {
  background: rgba(255,255,255,.56);
  transform: translateY(-2px);
}

.cards article span {
  display: block;
  color: var(--copper);
  letter-spacing: .18em;
  font-size: 12px;
  margin-bottom: 56px;
}

.cards h3,
.timeline h3,
.leader-grid h3 {
  font-family: var(--serif);
  font-weight: 500;
  font-size: 32px;
  line-height: 1;
  margin-bottom: 18px;
}

.cards p,
.timeline p,
.leader-grid p {
  color: rgba(31, 41, 51, .65);
}

.focus {
  background: var(--ivory-2);
  border-top: 1px solid var(--line);
  border-bottom: 1px solid var(--line);
}

.criteria-grid {
  margin-top: 56px;
  display: grid;
  grid-template-columns: repeat(7, minmax(0, 1fr));
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
}

.criteria-grid article {
  background: var(--ivory-2);
  padding: 30px 22px;
}

.criteria-grid span {
  display: block;
  font-size: 11px;
  letter-spacing: .16em;
  text-transform: uppercase;
  color: var(--copper);
  margin-bottom: 18px;
}

.criteria-grid strong {
  font-family: var(--serif);
  font-weight: 500;
  font-size: 24px;
  line-height: 1.05;
}

.process {
  background: var(--charcoal);
  color: var(--ivory);
}

.process .eyebrow,
.process .timeline span { color: #D89A7C; }

.process .section-intro h2 { color: var(--ivory); }

.timeline {
  margin-top: 70px;
  display: grid;
  grid-template-columns: repeat(6, minmax(0, 1fr));
  gap: 0;
  border-top: 1px solid rgba(247, 246, 243, .18);
  border-left: 1px solid rgba(247, 246, 243, .18);
}

.timeline article {
  min-height: 320px;
  padding: 28px 22px;
  border-right: 1px solid rgba(247, 246, 243, .18);
  border-bottom: 1px solid rgba(247, 246, 243, .18);
}

.timeline span {
  display: block;
  font-size: 11px;
  letter-spacing: .2em;
  margin-bottom: 74px;
}

.timeline h3 { color: var(--ivory); font-size: 30px; }
.timeline p { color: rgba(247, 246, 243, .68); font-size: 14px; }

.markets-layout {
  display: grid;
  grid-template-columns: minmax(0, .8fr) minmax(0, 1fr);
  gap: clamp(46px, 7vw, 90px);
  align-items: start;
}

.market-list {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
}

.market-list span {
  background: rgba(255,255,255,.34);
  padding: 25px 22px;
  font-family: var(--serif);
  font-size: 26px;
  line-height: 1.05;
}

.discipline {
  background: var(--ivory-2);
}

.discipline-grid {
  margin-top: 55px;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
}

.discipline-grid article {
  padding: 34px 24px;
  min-height: 132px;
  background: var(--ivory-2);
  font-family: var(--serif);
  font-size: 28px;
  line-height: 1.08;
  display: flex;
  align-items: flex-end;
}

.partners {
  padding-top: 0;
  background: var(--ivory-2);
}

.partner-panel {
  display: grid;
  grid-template-columns: 1fr 1.1fr;
  gap: 60px;
  padding: 72px;
  background: var(--charcoal);
  color: var(--ivory);
}

.partner-panel h2 {
  font-family: var(--serif);
  font-size: clamp(42px, 5vw, 70px);
  line-height: 1;
  font-weight: 500;
}

.partner-panel p { color: rgba(247, 246, 243, .7); }

.partner-panel ul {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1px;
  list-style: none;
  padding: 0;
  margin: 0;
  background: rgba(247, 246, 243, .16);
  border: 1px solid rgba(247, 246, 243, .16);
}

.partner-panel li {
  padding: 22px;
  background: var(--charcoal);
  color: rgba(247, 246, 243, .82);
}

.relationship-card {
  padding: 84px;
  border: 1px solid var(--line);
  background: linear-gradient(135deg, rgba(255,255,255,.52), rgba(230, 227, 222, .5));
  box-shadow: 0 20px 70px rgba(31, 41, 51, .06);
}

.relationship-card p { max-width: 900px; }

.leadership {
  background: var(--ivory-2);
  border-top: 1px solid var(--line);
}

.leader-grid {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 1px;
  background: var(--line);
  border: 1px solid var(--line);
  margin-top: 50px;
}

.leader-grid article {
  padding: 42px;
  background: var(--ivory-2);
}

.leader-initials {
  width: 74px;
  height: 74px;
  display: grid;
  place-items: center;
  background: var(--charcoal);
  color: var(--ivory);
  font-family: var(--serif);
  font-size: 28px;
  margin-bottom: 48px;
}

.leader-grid article > span {
  display: block;
  margin-bottom: 14px;
  color: var(--copper);
  font-size: 12px;
  letter-spacing: .15em;
  text-transform: uppercase;
}

.contact {
  background:
    radial-gradient(circle at 80% 20%, rgba(196, 122, 90, .12), transparent 30%),
    var(--charcoal);
  color: var(--ivory);
}

.contact-layout {
  display: grid;
  grid-template-columns: .8fr 1fr;
  gap: 90px;
}

.contact h2 { color: var(--ivory); }
.contact p { color: rgba(247, 246, 243, .72); }

.email-link {
  display: inline-block;
  margin-top: 28px;
  color: #E5B19A;
  border-bottom: 1px solid rgba(229, 177, 154, .5);
}

.contact-form {
  display: grid;
  grid-template-columns: repeat(2, 1fr);
  gap: 18px;
  padding: 36px;
  border: 1px solid rgba(247, 246, 243, .18);
  background: rgba(247, 246, 243, .045);
}

.contact-form label {
  display: grid;
  gap: 8px;
  font-size: 11px;
  letter-spacing: .14em;
  text-transform: uppercase;
  color: rgba(247, 246, 243, .75);
}

.contact-form .full { grid-column: 1 / -1; }

input, select, textarea {
  width: 100%;
  border: 1px solid rgba(247, 246, 243, .18);
  background: rgba(247, 246, 243, .08);
  color: var(--ivory);
  padding: 14px 14px;
  font: inherit;
  outline: none;
  border-radius: 0;
  transition: border-color .2s ease, background .2s ease, box-shadow .2s ease;
}

input:focus,
select:focus,
textarea:focus {
  border-color: rgba(229, 177, 154, .78);
  background: rgba(247, 246, 243, .12);
  box-shadow: 0 0 0 4px rgba(196, 122, 90, .12);
}

textarea { resize: vertical; }

input::placeholder,
textarea::placeholder { color: rgba(247, 246, 243, .38); }

select { color: var(--ivory); }

select option {
  background: var(--ivory-2);
  color: var(--charcoal);
}

.contact-form .button.primary {
  background: var(--ivory);
  color: var(--charcoal);
  border-color: var(--ivory);
  cursor: pointer;
}

.footer {
  padding: 44px 0;
  background: var(--ivory);
  border-top: 1px solid var(--line);
}

.footer-inner {
  display: flex;
  justify-content: space-between;
  align-items: center;
  gap: 32px;
}

.footer img {
  width: 200px;
  height: auto;
  object-fit: contain;
  image-rendering: auto;
  opacity: 1;
  filter: none;
  transform: none;
}

.footer p {
  margin: 0 0 6px;
  font-size: 12px;
  letter-spacing: .16em;
  text-transform: uppercase;
  color: var(--charcoal);
}

.footer span {
  color: rgba(31, 41, 51, .55);
  font-size: 13px;
}

@media (max-width: 1000px) {
  .nav-toggle { display: flex; }
  .nav {
    position: absolute;
    top: calc(100% + 10px);
    left: 0;
    right: 0;
    flex-direction: column;
    align-items: stretch;
    background: rgba(247, 246, 243, .98);
    border: 1px solid var(--line);
    padding: 18px;
    gap: 0;
    opacity: 0;
    visibility: hidden;
    pointer-events: none;
    transform: translateY(-8px);
    transition: opacity .2s ease, transform .2s ease, visibility .2s ease;
  }

  .nav.open {
    opacity: 1;
    visibility: visible;
    pointer-events: auto;
    transform: translateY(0);
  }

  .nav a {
    padding: 14px 0;
    border-bottom: 1px solid var(--line);
  }

  .nav a:last-child { border-bottom: none; }

  .nav-cta {
    margin-top: 12px;
    text-align: center;
  }

  .cards,
  .discipline-grid,
  .leader-grid,
  .split,
  .markets-layout,
  .partner-panel,
  .contact-layout {
    grid-template-columns: 1fr;
  }

  .hero-content {
    grid-template-columns: 1fr;
    padding-top: 42px;
  }

  .hero-visual {
    min-height: 390px;
    max-width: 560px;
  }

  .asset-card {
    left: 0;
    right: auto;
    min-height: 344px;
  }

  .metrics article {
    border-bottom: 1px solid rgba(247, 246, 243, .14);
  }

  .metrics {
    grid-template-columns: repeat(2, minmax(0, 1fr));
  }

  .metrics article:nth-child(2n) { border-right: none; }
  .metrics article:nth-last-child(-n + 2) { border-bottom: none; }

  .cards article { min-height: auto; }
  .cards { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .criteria-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .timeline { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .timeline article { min-height: 240px; }
  .market-list { grid-template-columns: repeat(2, 1fr); }
  .discipline-grid { grid-template-columns: repeat(2, 1fr); }
  .partner-panel { padding: 44px; }
  .contact-layout { gap: 46px; }
}

@media (max-width: 640px) {
  .container { width: min(100% - 28px, 1180px); }
  .section { padding: 76px 0; }
  .site-header { width: calc(100% - 22px); top: 10px; }
  .brand img { width: 176px; }
  .hero { min-height: auto; padding-top: 124px; padding-bottom: 76px; }
  .hero-content { padding-top: 24px; gap: 38px; }
  h1 { font-size: clamp(54px, 17vw, 82px); }
  .hero-copy { font-size: 17px; }
  .hero-actions { flex-direction: column; }
  .button { width: 100%; }
  .hero-footer { margin-top: 48px; gap: 10px; font-size: 10px; }
  .hero-visual { min-height: 360px; }
  .hero-visual::before { width: 260px; }
  .hero-emblem { width: 46px; left: 10px; }
  .asset-card {
    width: calc(100% - 22px);
    min-height: 302px;
    padding: 22px;
  }
  .asset-facade { height: 158px; margin-top: 24px; }
  .market-panel {
    width: calc(100% - 38px);
    padding: 20px;
  }
  .market-panel strong { font-size: 28px; }
  .metrics { margin-top: 0; }
  .metrics { grid-template-columns: 1fr; }
  .metrics article {
    padding: 32px 22px;
    border-right: none;
    border-bottom: 1px solid rgba(247, 246, 243, .14);
  }
  .metrics article:nth-last-child(-n + 2) { border-bottom: 1px solid rgba(247, 246, 243, .14); }
  .metrics article:last-child { border-bottom: none; }
  .section-intro h2,
  .markets h2,
  .relationship h2,
  .contact h2 {
    font-size: 45px;
  }
  .criteria-grid,
  .market-list,
  .discipline-grid,
  .partner-panel ul,
  .cards,
  .timeline,
  .contact-form {
    grid-template-columns: 1fr;
  }
  .relationship-card { padding: 38px 24px; }
  .partner-panel { padding: 36px 24px; }
  .footer-inner {
    align-items: flex-start;
    flex-direction: column;
  }

  .footer img { width: 180px; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }

  *,
  *::before,
  *::after {
    transition-duration: .01ms !important;
    animation-duration: .01ms !important;
    animation-iteration-count: 1 !important;
  }
}