:root{--green:#1f3d2b;--deep:#172f22;--line:#6b8f71;--copper:#c87d4f;--rust:#b85c38;--cream:#f5f1e8;--muted:#a9bca9;--font:'Poppins',sans-serif;--mono:'IBM Plex Mono',monospace}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;background:var(--green);color:var(--cream);font-family:var(--font);font-size:16px;line-height:1.7}a{color:inherit;text-decoration:none}button{font:inherit}a,button{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,[tabindex]:focus-visible{outline:3px solid var(--copper);outline-offset:7px}header{height:104px;padding:0 5%;display:flex;align-items:center;justify-content:space-between;position:absolute;z-index:5;width:100%;border-bottom:1px solid #f5f1e830}.wordmark{font-size:18px;line-height:1.1;font-weight:700;letter-spacing:.06em;display:inline-block}.wordmark>span{font-size:22px;letter-spacing:.015em}.brand-dot{color:var(--copper)}nav{display:flex;gap:36px;align-items:center;font-size:14px}nav a:hover{color:#e3b08d}.nav-contact{border:1px solid #f5f1e888;padding:11px 26px}.menu{display:none}.story{height:280vh;min-height:1500px}.stage{height:100svh;min-height:690px;position:sticky;top:0;overflow:hidden;background:#2e3d31}.hero-image{position:absolute;width:100%;height:100%;object-fit:cover;object-position:65% 50%;will-change:transform}.shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(12,27,19,.88),rgba(12,27,19,.50) 44%,rgba(12,27,19,.04) 90%),linear-gradient(0deg,#102318aa,transparent 35%)}.hero-copy,.second-copy{position:absolute;left:8%;top:22%;width:min(670px,75%)}.eyebrow,.section-label{font-family:var(--mono);font-size:12px;letter-spacing:.14em;line-height:1.6;font-weight:400}.hero-copy .eyebrow{color:#ead5c3;margin-bottom:27px}h1{font-size:clamp(52px,5.6vw,88px);line-height:1.08;letter-spacing:-.055em;font-weight:500;margin:0 0 28px}p{margin:0 0 24px}.intro{font-size:16px;max-width:465px;color:#e4e5da;line-height:1.9}.button{display:inline-flex;justify-content:center;align-items:center;background:var(--copper);color:#152a1e;padding:17px 29px;font-size:14px;font-weight:600;min-height:52px;transition:background .2s,transform .2s}.button:hover{background:#df9c72;transform:translateY(-2px)}.hero-bottom{position:absolute;bottom:42px;left:5%;right:5%;display:flex;justify-content:space-between;font-family:var(--mono);font-size:12px;letter-spacing:.045em;align-items:center}.divider{margin:0 13px;color:var(--copper)}.hero-bottom a{display:flex;gap:20px;align-items:center}.scroll-mark{height:34px;width:18px;border:1px solid #f5f1e870;border-radius:15px;position:relative}.scroll-mark:after{content:'';position:absolute;width:2px;height:7px;background:var(--cream);top:8px;left:7px}.image-note{position:absolute;right:5%;bottom:15px;font-size:10px;color:#e7e6ddaa}.progress{position:absolute;bottom:0;height:3px;width:100%;background:#ffffff18}.progress i{display:block;height:100%;background:var(--copper);transform:scaleX(0);transform-origin:left}.second-copy{opacity:0;visibility:hidden;top:30%;pointer-events:none}.second-copy h2{font-size:clamp(48px,5.5vw,80px);margin:24px 0}.second-copy p:last-child{font-size:19px}.section{padding:110px 8%;scroll-margin-top:0}h2{font-weight:500;font-size:clamp(36px,4vw,59px);line-height:1.2;letter-spacing:-.045em;margin:0 0 40px}h3{font-size:25px;font-weight:500;line-height:1.3;letter-spacing:-.025em;margin:0 0 18px}em{font-style:normal;color:#dca17b}.soft{color:var(--muted)}.section-label{color:var(--muted);margin-bottom:30px}.manifesto{display:grid;grid-template-columns:1fr 2fr;gap:50px}.manifesto>.section-label{padding-top:10px}.manifesto-bottom{display:grid;grid-template-columns:1fr 1fr;gap:35px;max-width:810px}.manifesto-bottom p{color:#c5d0c3}.situations{background:var(--cream);color:var(--green)}.situations .section-label{color:#566c59}.section-top{display:flex;justify-content:space-between;align-items:end;gap:50px}.section-top>p{max-width:370px;margin-bottom:46px;color:#526656;font-size:15px}.chooser{display:grid;grid-template-columns:1fr 1.65fr;border-top:1px solid #1f3d2b40;border-bottom:1px solid #1f3d2b40}.tabs{padding:25px 45px 25px 0;display:flex;flex-direction:column;gap:0;border-right:1px solid #1f3d2b30}.tabs button{border:0;border-bottom:1px solid #1f3d2b20;background:transparent;color:#607364;text-align:left;padding:21px 0;font-size:19px;cursor:pointer;display:flex;gap:18px;align-items:center}.tabs button:last-child{border-bottom:0}.tabs button span{font-family:var(--mono);font-size:12px}.tabs button[aria-selected=true]{color:var(--green);font-weight:600}.tabs button[aria-selected=true] span{color:var(--rust)}.situation-panel{padding:40px 0 40px 55px;display:grid;grid-template-columns:40px 1fr;gap:20px}.panel-number{font-family:var(--mono);color:var(--rust);font-size:14px}.situation-panel p{color:#526656;max-width:560px;font-size:15px}.situation-panel ul{list-style:none;padding:0;margin:24px 0;font-size:14px}.situation-panel li{padding:8px 0;border-bottom:1px solid #1f3d2b20}.text-link{display:inline-block;border-bottom:1px solid var(--copper);padding-bottom:5px;font-size:14px;font-weight:500}.text-link:hover{color:var(--rust)}.property-types{display:flex;justify-content:space-between;gap:20px;margin-top:38px;font-family:var(--mono);font-size:12px;letter-spacing:.07em;color:#566c59}.process{background:var(--deep)}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:55px;margin-top:65px}.steps article{border-top:1px solid #a9bca94d;padding-top:25px}.steps article>span{color:var(--copper);font-family:var(--mono);font-size:14px;display:block;margin-bottom:45px}.steps p{color:var(--muted);font-size:15px;max-width:310px}.people{display:grid;grid-template-columns:1fr 1.05fr;gap:90px}.people-intro>p:not(.section-label){color:#c5d0c3;max-width:440px}.people-intro h2{font-size:clamp(35px,3.2vw,48px)}.bios article{padding:0 0 30px;border-bottom:1px solid #a9bca944;margin-bottom:35px}.bios article:last-child{margin-bottom:0}.bio-top{display:flex;gap:20px;align-items:center;margin-bottom:23px}.initial{height:52px;width:52px;border:1px solid #a9bca957;display:grid;place-items:center;font-size:18px}.bio-top .eyebrow{font-size:11px;color:var(--muted);letter-spacing:.09em}.bios h3{margin-bottom:6px}.bio-role{color:#dca17b;font-size:14px;margin-bottom:14px}.bios p:last-child{color:#c5d0c3;font-size:14px;margin:0}.contact{text-align:center;border-top:1px solid #a9bca944;padding-top:100px;padding-bottom:100px;background:radial-gradient(ellipse at 50% 100%,#38543b,transparent 75%)}.contact .eyebrow{color:var(--muted)}.contact h2{font-size:clamp(40px,4.7vw,70px);margin:30px 0}.contact>p:not(.eyebrow){color:#c5d0c3}.phone{display:block;margin-top:20px;font-family:var(--mono);font-size:14px}footer{display:flex;justify-content:space-between;gap:40px;align-items:center;padding:45px 5%;background:var(--deep);border-top:1px solid #a9bca925}footer p{font-size:13px;color:var(--muted);margin:0}footer>div{display:flex;gap:22px;flex-wrap:wrap;font-size:12px}footer>div>span{width:100%;color:var(--muted);text-align:right}.skip{position:fixed;top:-100px;left:16px;z-index:20;background:var(--cream);color:var(--green);padding:10px}.skip:focus{top:10px}
@media(min-width:1500px){.hero-copy{top:24%}}@media(max-width:900px){header{height:90px}.hero-copy{left:6%;width:80%}.section{padding:80px 6%}.manifesto{grid-template-columns:1fr;gap:15px}.people{gap:45px;grid-template-columns:1fr 1fr}.section-top{display:block}.section-top>p{margin-bottom:35px}.situation-panel{padding-left:30px;grid-template-columns:1fr}.panel-number{display:none}.tabs{padding-right:25px}.steps{gap:30px}.property-types{flex-wrap:wrap;justify-content:start}.hero-bottom{font-size:10px}}@media(max-width:650px){header{height:84px;padding:0 6%}.wordmark{font-size:14px}.wordmark>span{font-size:18px}.menu{display:block;background:transparent;color:var(--cream);border:1px solid #f5f1e870;padding:8px 14px;font-size:13px}nav{display:none;position:absolute;top:84px;left:0;right:0;background:var(--deep);padding:26px 6%;flex-direction:column;align-items:stretch;gap:24px}nav.open{display:flex}.nav-contact{width:fit-content}.story{height:auto;min-height:0}.stage{height:auto;min-height:790px;position:relative}.hero-image{object-position:65% 50%}.shade{background:linear-gradient(90deg,#12281eee,#12281e77),linear-gradient(0deg,#12281eaa,transparent)}.hero-copy{top:155px;width:88%;left:6%}h1{font-size:clamp(47px,11vw,65px)}.hero-copy .eyebrow{font-size:10px;letter-spacing:.10em}.intro{font-size:15px;max-width:360px}.hero-bottom{left:6%;bottom:42px;display:block}.hero-bottom>a{display:none}.hero-bottom>span{font-size:10px}.second-copy{display:none}.image-note{left:6%;right:auto;bottom:17px}.progress{display:none}.section{padding:65px 6%}h2{font-size:37px}.section-label{font-size:10px}.manifesto-bottom{grid-template-columns:1fr;gap:0}.manifesto-bottom p{font-size:15px}.chooser{grid-template-columns:1fr}.tabs{border-right:0;padding:10px 0;display:grid;grid-template-columns:1fr 1fr;gap:0 15px;border-bottom:1px solid #1f3d2b40}.tabs button{font-size:14px;padding:16px 0;gap:9px}.tabs button:last-child{border-bottom:1px solid #1f3d2b20}.situation-panel{padding:30px 0;min-height:440px}.situation-panel h3{font-size:26px}.property-types{font-size:10px;gap:14px 23px}.steps{grid-template-columns:1fr;gap:30px;margin-top:40px}.steps article>span{margin-bottom:22px}.steps p{max-width:none}.people{grid-template-columns:1fr;gap:45px}.contact h2{font-size:39px}.contact .eyebrow{font-size:10px}.contact p{font-size:15px}footer{align-items:start;flex-wrap:wrap;gap:25px;padding:35px 6%}footer>div{width:100%}footer>div>span{width:auto;text-align:left;margin-left:auto}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}.story{height:auto;min-height:0}.stage{position:relative;height:850px}.second-copy{display:none!important}.progress{display:none}.hero-image{transform:none!important}}

/* Supplied team portrait */
.team-portrait{margin:32px 0 25px;max-width:460px}.team-portrait img{display:block;width:100%;height:auto;border:1px solid #a9bca930}.team-portrait figcaption{font-family:var(--mono);font-size:12px;color:var(--muted);padding-top:12px}.people .bios{align-self:center}.bio-top{min-height:36px}@media(max-width:650px){.team-portrait{max-width:100%}.people .bios{align-self:stretch}}

.address{background:var(--deep)}.address-intro{display:grid;grid-template-columns:1.1fr .9fr;gap:9%;align-items:center;margin-bottom:70px}.address-intro>div>p:not(.section-label){color:#c5d0c3;max-width:530px}.framework-portrait{margin:0;max-width:430px;justify-self:end}.framework-portrait img{display:block;width:100%;height:auto}.framework-portrait figcaption{font:12px/1.7 var(--mono);color:var(--muted);margin-top:14px}.address-pillars{scroll-margin-top:30px;border-top:1px solid #a9bca944}.address-item{border-bottom:1px solid #a9bca944}.address-item summary{display:grid;grid-template-columns:76px 1fr 26px;gap:22px;align-items:center;padding:26px 0;cursor:pointer;list-style:none}.address-item summary::-webkit-details-marker{display:none}.address-letter{font-size:45px;color:var(--copper);line-height:1.2;font-weight:500}.address-item strong{display:block;font-size:22px;font-weight:500;line-height:1.4}.address-item small{display:block;font:13px/1.7 var(--mono);color:var(--muted);margin-top:8px}.expand{font-size:27px;color:var(--copper)}.address-item[open] .expand{transform:rotate(45deg)}.address-item summary:focus-visible{outline:2px solid var(--copper);outline-offset:5px}.address-body{padding:0 45px 25px 98px;max-width:920px}.address-body>p{color:#c5d0c3}.address-body .address-question{color:var(--cream);border-left:2px solid var(--copper);padding-left:20px;margin-bottom:8px}.framework-close{display:flex;justify-content:space-between;gap:30px;align-items:center;margin-top:42px}.framework-close p{max-width:420px;margin:0;font-size:20px}@media(max-width:650px){.address-intro{grid-template-columns:1fr;gap:35px;margin-bottom:45px}.framework-portrait{max-width:100%;justify-self:stretch}.address-item summary{grid-template-columns:40px 1fr 18px;gap:12px;padding:23px 0}.address-letter{font-size:35px}.address-item strong{font-size:18px}.address-item small{font-size:12px}.address-body{padding:0 0 25px 52px;font-size:15px}.framework-close{display:block}.framework-close p{margin-bottom:24px}.framework-close .button{width:100%;padding:15px;font-size:13px}}

/* Three deliberately paced chapters; still photography, not video footage. */
.story{height:350svh;min-height:0}.stage{min-height:0;height:100svh}.hero-copy{top:19%;width:min(650px,78%)}h1{font-size:clamp(50px,5.2vw,82px)}.second-copy,.third-copy{position:absolute;left:8%;top:24%;width:min(720px,78%)}.third-copy{visibility:hidden;opacity:0}.second-copy h2,.third-copy h2{font-size:clamp(46px,5vw,76px);line-height:1.12;margin:24px 0}.third-copy>p:last-of-type{font-size:18px}.story-skip{position:absolute;top:130px;right:5%;font:12px var(--mono);padding:9px 0;border-bottom:1px solid #f5f1e866}.story-chapters{position:absolute;bottom:105px;left:8%;display:flex;gap:24px;font:11px var(--mono);letter-spacing:.07em;color:#f5f1e866}.story-chapters .active{color:var(--cream)}
@media(max-width:650px),(max-height:740px){.story{height:auto}.stage{height:auto;min-height:0;padding:150px 6% 115px}.hero-copy{position:relative;left:auto;top:auto;width:100%}.second-copy,.third-copy,.story-chapters,.story-skip{display:none!important}.hero-image,.shade{top:0;left:0}.hero-copy h1{font-size:clamp(46px,8vw,70px)}.hero-copy .intro{max-width:480px}.hero-bottom{bottom:42px}.stage .progress{display:none}}
@media(prefers-reduced-motion:reduce){.story{height:auto}.stage{height:auto;min-height:0;padding:155px 8% 120px}.hero-copy{position:relative;left:auto;top:auto;width:100%}.hero-image,.shade{top:0;left:0}.second-copy,.third-copy,.story-chapters,.story-skip{display:none!important}}