:root{--navy:#071b33;--navy2:#0d2948;--gold:#c9a15b;--gold2:#e0c58a;--ink:#132235;--cream:#f5f1e8;--white:#fff;--muted:#66717e;--line:rgba(201,161,91,.38)}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;color:var(--ink);font-family:"DM Sans",sans-serif;background:#fff;font-size:16px;line-height:1.65}a{color:inherit}h1,h2{font-family:"Playfair Display",serif;line-height:1.08;margin:0;font-weight:600}h2{font-size:clamp(2.3rem,4.6vw,4.5rem)}p{margin:0}.site-header{height:88px;display:flex;align-items:center;justify-content:space-between;padding:0 clamp(24px,5vw,76px);background:var(--navy);color:#fff;position:relative;z-index:20}.brand{display:flex;align-items:center;gap:14px;text-decoration:none}.brand-mark{width:46px;height:46px;border:1px solid var(--gold);display:grid;place-items:center;color:var(--gold2);font-family:"Playfair Display",serif;font-weight:700;letter-spacing:-1px}.brand-name{font-size:.92rem;letter-spacing:.16em}.brand-name strong{color:var(--gold2);font-weight:600}.nav{display:flex;align-items:center;gap:35px}.nav a{text-decoration:none;font-size:.9rem;color:#dce3eb}.nav a:hover{color:var(--gold2)}.nav-cta{border:1px solid var(--gold);padding:10px 18px}.menu-toggle{display:none;background:none;border:0}.hero{min-height:calc(100vh - 88px);position:relative;display:flex;align-items:center;color:#fff;overflow:hidden}.hero-image{position:absolute;inset:0;background:url("assets/exterior.jpg") center 56%/cover no-repeat;transform:scale(1.01)}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(3,15,29,.96) 0%,rgba(5,21,40,.77) 45%,rgba(5,21,40,.15) 78%)}.hero-content{position:relative;z-index:2;width:min(770px,90%);margin-left:clamp(24px,8vw,130px);padding:80px 0 130px}.eyebrow,.section-kicker{text-transform:uppercase;letter-spacing:.2em;font-size:.78rem;font-weight:700;color:#9b7640;margin-bottom:25px}.hero .eyebrow{color:var(--gold2)}h1{font-size:clamp(3.25rem,7vw,7.1rem);letter-spacing:-.035em}.hero h1 em{font-weight:600;color:var(--gold2)}.hero-copy{max-width:650px;font-size:1.18rem;color:#dbe3eb;margin-top:30px}.hero-actions{display:flex;align-items:center;gap:32px;margin-top:38px}.button{display:inline-block;text-decoration:none;padding:14px 22px;font-weight:700;letter-spacing:.03em}.button-gold{background:var(--gold);color:var(--navy)}.button-gold:hover{background:var(--gold2)}.text-link{text-decoration:none;border-bottom:1px solid rgba(255,255,255,.5);padding:8px 0}.hero-note{position:absolute;right:clamp(20px,5vw,78px);bottom:38px;z-index:3;width:290px;display:flex;gap:18px;align-items:flex-start}.hero-note span{color:var(--gold2);font-family:"Playfair Display",serif;font-size:1.6rem}.hero-note p{font-size:.85rem;color:#e4e9ee;border-left:1px solid var(--gold);padding-left:18px}.statement{display:grid;grid-template-columns:1fr 2.3fr;gap:8vw;padding:clamp(80px,11vw,160px) clamp(24px,8vw,130px);background:var(--cream)}.statement h2{max-width:850px}.statement div>p{font-size:1.13rem;max-width:720px;margin-top:35px;color:#4f5b69}.strategy{background:var(--navy);color:white;padding:clamp(80px,10vw,145px) clamp(24px,7vw,110px)}.section-kicker.light{color:var(--gold2)}.strategy .section-heading{display:flex;align-items:end;justify-content:space-between;margin-bottom:65px}.strategy-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line)}.strategy article{padding:35px 28px 15px;border-right:1px solid var(--line)}.strategy article:last-child{border:0}.strategy article span{color:var(--gold2);font-family:"Playfair Display",serif}.strategy h3{font-family:"Playfair Display",serif;font-size:2rem;margin:22px 0 14px}.strategy article p{color:#bdc9d5;font-size:.96rem}.housing{display:grid;grid-template-columns:1.1fr 1fr;min-height:760px}.housing-photo{overflow:hidden}.housing-photo img{width:100%;height:100%;object-fit:cover;display:block}.housing-copy{padding:clamp(60px,8vw,120px);align-self:center}.housing-copy>p:not(.section-kicker):not(.disclaimer){font-size:1.07rem;color:#55616e;margin:30px 0}.housing-copy ul{list-style:none;padding:0;margin:35px 0}.housing-copy li{border-top:1px solid #d9d3c8;padding:14px 0 14px 28px;position:relative}.housing-copy li::before{content:"";width:8px;height:8px;background:var(--gold);position:absolute;left:0;top:23px}.disclaimer{font-size:.78rem;color:#7a8189}.principles{background:var(--cream);display:grid;grid-template-columns:1.1fr 1fr;gap:10vw;padding:clamp(80px,10vw,150px) clamp(24px,8vw,130px)}.principle-list>div{padding:28px 0;border-top:1px solid #cfc6b8;display:grid;grid-template-columns:150px 1fr;gap:30px}.principle-list span{font-family:"Playfair Display",serif;font-size:1.4rem;color:#987239}.principle-list p{color:#5b6570}.contact{text-align:center;background:var(--navy2);color:white;padding:clamp(80px,10vw,140px) 24px}.contact h2{max-width:900px;margin:auto}.contact>p:not(.section-kicker){max-width:650px;margin:28px auto 38px;color:#c9d3dd}.button-outline{border:1px solid var(--gold);color:var(--gold2)}.button-outline:hover{background:var(--gold);color:var(--navy)}footer{display:grid;grid-template-columns:1fr auto auto;gap:40px;align-items:center;padding:35px clamp(24px,5vw,76px);background:#041223;color:#8fa0b2;font-size:.78rem}.footer-brand{display:flex;align-items:center;gap:12px;color:#dce4ec;font-weight:600;letter-spacing:.08em}.brand-mark.small{width:34px;height:34px}.menu-toggle{width:42px;height:42px;align-items:center;justify-content:center;flex-direction:column;gap:7px}.menu-toggle span{display:block;width:22px;height:1px;background:var(--gold2)}
@media(max-width:900px){.site-header{height:74px}.menu-toggle{display:flex}.nav{display:none;position:absolute;top:74px;left:0;right:0;background:var(--navy);padding:25px;flex-direction:column;align-items:stretch;border-top:1px solid rgba(255,255,255,.1)}.nav.open{display:flex}.hero{min-height:760px}.hero-content{margin-left:24px;padding-bottom:160px}.hero-note{left:24px;right:auto}.statement,.housing,.principles{grid-template-columns:1fr}.statement{gap:30px}.strategy .section-heading{display:block}.strategy-grid{grid-template-columns:1fr 1fr}.housing-photo{height:480px}.principles{gap:50px}footer{grid-template-columns:1fr;gap:12px}}
@media(max-width:560px){.brand-name{font-size:.7rem;letter-spacing:.11em}.brand-mark{width:40px;height:40px}h1{font-size:3.15rem}.hero-copy{font-size:1rem}.hero-actions{align-items:flex-start;flex-direction:column;gap:18px}.strategy-grid{grid-template-columns:1fr}.strategy article{border-right:0;border-bottom:1px solid var(--line);padding-left:0}.housing-photo{height:360px}.housing-copy{padding:65px 24px}.principle-list>div{grid-template-columns:1fr;gap:8px}.hero-note{width:270px}footer{padding-bottom:45px}}