:root{--navy:#102a38;--deep:#0b202c;--gold:#ba9857;--ink:#21343e;--muted:#53636b;--pale:#f2f4f3;--line:#d9dfdf}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:100px}body{margin:0;color:var(--ink);font-family:Arial,Helvetica,sans-serif;font-size:16px;line-height:1.75}a{color:inherit}img{display:block;width:100%;object-fit:cover}p{margin:0 0 1.4rem}.wrap{width:min(1200px,88%);margin:auto}header{background:white;position:sticky;top:0;z-index:20;border-bottom:1px solid #e8ecec}.nav{min-height:100px;display:flex;justify-content:space-between;align-items:center;gap:25px}.brand{font-family:Georgia,serif;font-size:2.15rem;letter-spacing:.12em;text-decoration:none;line-height:1.1;display:inline-block}.brand span{font-family:Arial,sans-serif;display:block;font-size:.63rem;letter-spacing:.11em;margin-top:10px;font-weight:600}nav{display:flex;align-items:center;gap:26px}nav a{text-decoration:none;font-size:.875rem}nav a:hover{color:#89672e}.nav-contact{border:1px solid #a98445;padding:9px 18px}.menu{display:none}.hero{min-height:650px;position:relative;color:#fff;display:flex;flex-direction:column;justify-content:center}.hero-img,.hero-shade{position:absolute;inset:0;height:100%}.hero-img{object-position:center 55%}.hero-shade{background:linear-gradient(90deg,rgba(7,27,39,.94),rgba(7,27,39,.70) 48%,rgba(7,27,39,.10))}.hero-content{position:relative;padding-top:65px;padding-bottom:85px}.eyebrow{font-size:.75rem;font-weight:600;letter-spacing:.17em;color:#8b692f;margin-bottom:24px}.hero .eyebrow,.development .eyebrow,.contact .eyebrow{color:#d8b978}h1,h2,h3{font-family:Georgia,'Times New Roman',serif;font-weight:400;line-height:1.12;margin:0}h1{font-size:clamp(3rem,5.1vw,4.6rem);letter-spacing:-.035em}em{font-weight:400;color:var(--gold)}h1 em{color:#dec590}h2{font-size:clamp(2.1rem,3.15vw,3rem);letter-spacing:-.03em;margin-bottom:28px}h3{font-size:1.65rem}.hero-intro{font-size:1.1rem;line-height:1.8;color:#e2e8eb;margin:28px 0 32px}.button{display:inline-block;text-decoration:none;padding:14px 24px;font-size:.875rem;font-weight:600;border:1px solid transparent;transition:background .15s}.gold{background:#c5a465;color:#0b202c}.gold:hover{background:#ddbe81}.navy{background:var(--navy);color:white}.navy:hover{background:#244756}.hero-foot{position:relative;border-top:1px solid #ffffff3b;display:flex;justify-content:space-between;padding:19px 0;font-size:.7rem;letter-spacing:.1em;color:#e0e6e9}.intro{padding:85px 0}.intro-grid{display:grid;grid-template-columns:1fr 1fr;gap:70px}.intro h2{font-size:2.5rem}.intro p:not(.eyebrow){color:var(--muted)}.definition{border-left:2px solid var(--gold);padding-left:23px;font-family:Georgia,serif;font-style:italic;font-size:1.2rem;line-height:1.6;margin-bottom:0}.section{padding:90px 0}.pale{background:var(--pale)}.section-top{display:flex;justify-content:space-between;align-items:center;border-bottom:1px solid var(--line);padding-bottom:20px;margin-bottom:45px;gap:15px}.section-top .eyebrow{margin:0}.section-top>span{font-size:.8rem;color:var(--muted)}.split{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}.split p{color:var(--muted)}figure{margin:0}.construction-image img{height:445px}.construction-image figcaption{font-family:Georgia,serif;padding:14px 0;border-bottom:1px solid var(--line);font-size:1.05rem;font-style:italic;color:var(--muted)}.project-types{margin:50px 0 40px}.project-types .eyebrow{margin-bottom:14px}.project-types>div{display:flex;flex-wrap:wrap;gap:10px}.project-types span{font-size:.875rem;padding:9px 14px;border:1px solid #d3dbdc;background:#fff}.partner{border-top:1px solid #c9d1d3;padding-top:35px;display:grid;grid-template-columns:1fr 1.7fr;gap:65px}.partner .eyebrow{margin-bottom:14px}.partner h3{font-size:2.7rem;margin-bottom:12px}.partner-sub{font-size:.8rem;color:var(--muted)}.partner p{color:var(--muted)}.text-link{display:inline-block;text-decoration:none;border-bottom:1px solid var(--gold);padding-bottom:5px;font-size:.9rem;font-weight:600}.text-link:hover{color:#8b692f}.development{background:var(--navy);color:#fff}.development .section-top{border-color:#ffffff24}.development .section-top>span{color:#b3c1c8}.development .split p{color:#cfdae0}.development-visual{position:relative;padding-bottom:55px}.development-visual>img{height:430px}.target{position:absolute;right:-20px;bottom:0;background:var(--gold);padding:25px 35px;color:var(--deep);min-width:265px}.target strong{font-family:Georgia,serif;font-size:3.8rem;font-weight:400;line-height:1;display:block}.target span{display:block;font-size:.7rem;letter-spacing:.1em;margin-top:12px}.strategies{display:grid;grid-template-columns:repeat(3,1fr);gap:35px;margin-top:70px}.strategies>div{border-top:1px solid #ffffff35;padding-top:24px}.strategies span{color:#c6aa74;font-size:.8rem}.strategies h3{font-size:1.45rem;margin:12px 0}.strategies p{font-size:.9rem;color:#b9c9d1;margin:0}.capital-grid{grid-template-columns:1.2fr 1fr}.capital-image{height:320px}.experience,.bio{border-top:1px solid var(--line);border-bottom:1px solid var(--line);margin-top:40px}summary{cursor:pointer;list-style:none;padding:20px 0;font-size:.9rem;font-weight:600;display:flex;justify-content:space-between;gap:15px}summary::-webkit-details-marker{display:none}summary span{font-size:1.2rem;color:#8b692f}details[open]>summary span{transform:rotate(45deg)}.disclaimer{font-size:.875rem;color:var(--muted)}.transactions{display:grid;grid-template-columns:repeat(4,1fr);gap:25px;padding-bottom:30px}.deal img{height:130px;margin-bottom:14px}.deal h3{font-size:1.15rem;margin-bottom:8px}.deal strong{display:block;font-size:1rem}.deal p{font-size:.8rem;color:var(--muted);margin:6px 0}.about-grid{display:grid;grid-template-columns:330px 1fr;gap:85px;align-items:start}.portrait img{aspect-ratio:4/5;object-position:center top}.role{color:#8b692f;font-size:.9rem;margin:9px 0 25px}.about-grid p:not(.eyebrow):not(.role){color:var(--muted)}.education{font-size:.875rem;display:flex;flex-direction:column;gap:7px;border-left:2px solid var(--gold);padding-left:18px}.bio{margin-top:25px}.bio p{font-size:.95rem}.contact{background:var(--deep);color:white;padding:80px 0}.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:center}.contact h2{font-size:3.5rem}.contact p{color:#b9c9d1}.contact-details{border-left:1px solid #ffffff29;padding-left:65px;display:flex;flex-direction:column;align-items:flex-start}.contact-details h3{font-size:1.8rem}.contact-details p{margin:10px 0 22px}.contact-details a{text-decoration:none;font-size:1.1rem;margin:3px 0}.contact-details a:hover{color:#d8b978}.contact-details>span{font-size:.875rem;color:#b9c9d1;margin-top:23px}footer{display:flex;justify-content:space-between;align-items:center;gap:30px;padding:35px 0}footer .brand{font-size:1.65rem}footer p{font-size:.75rem;color:var(--muted);margin:0}.skip{position:absolute;left:12px;top:-100px;background:white;padding:10px;z-index:30}.skip:focus{top:10px}:focus-visible{outline:3px solid #ad833b;outline-offset:5px}@media(min-width:1500px){.hero{min-height:720px}}@media(max-width:1000px){.nav{min-height:85px}.brand{font-size:1.8rem}nav{gap:15px}nav a{font-size:.8rem}.brand span{font-size:.54rem}.split,.intro-grid{gap:35px}.about-grid{grid-template-columns:270px 1fr;gap:45px}.transactions{grid-template-columns:repeat(2,1fr)}.target{right:0}.partner{gap:30px}.contact-details{padding-left:35px}}@media(max-width:760px){html{scroll-padding-top:85px}.wrap{width:88%}.nav{min-height:82px}.menu{display:block;border:1px solid var(--line);background:white;padding:8px 12px;color:var(--navy);font:inherit;font-size:.875rem}.nav nav{display:none;position:absolute;top:82px;left:0;width:100%;background:#fff;padding:22px 6%;border-bottom:1px solid var(--line)}.nav nav.open{display:flex;flex-direction:column;align-items:stretch;gap:10px}nav a{padding:8px;font-size:1rem}.hero{min-height:610px}.hero-content{padding:60px 0}.hero .eyebrow{font-size:.67rem}.hero-shade{background:linear-gradient(90deg,rgba(7,27,39,.90),rgba(7,27,39,.58))}h1{font-size:3rem}.desktop{display:none}.hero-intro{font-size:1rem}.hero-foot{font-size:.65rem}.hero-foot span:last-child{display:none}.intro,.section{padding:60px 0}.intro-grid,.split,.partner,.about-grid,.contact-grid{grid-template-columns:1fr;gap:30px}.intro h2{font-size:2.15rem}.section-top{display:block;margin-bottom:30px}.section-top>span{display:block;margin-top:8px;font-size:.75rem}.construction-image img{height:300px}.project-types{margin-top:35px}.partner{gap:23px}.development-visual>img{height:300px}.reverse>div:last-child{grid-row:1}.target{padding:20px 27px;min-width:230px}.target strong{font-size:3.2rem}.strategies{grid-template-columns:1fr;gap:25px;margin-top:45px}.capital-image{height:260px}.portrait{max-width:280px}.contact{padding:60px 0}.contact h2{font-size:3rem}.contact-details{border-left:0;border-top:1px solid #ffffff29;padding:30px 0 0}.contact-grid{gap:10px}footer{flex-direction:column;align-items:flex-start;gap:20px}h2{font-size:2.3rem}.deal img{height:110px}.transactions{gap:20px}.brand span{font-size:.52rem;letter-spacing:.08em}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

/* Service imagery and expanded team profile */
.service-cards{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:30px;margin-top:50px}.service-cards a{text-decoration:none}.service-cards img{aspect-ratio:1.07;object-fit:cover;margin-bottom:22px}.service-cards h3{font-size:1.55rem;margin-bottom:16px}.service-cards p{font-size:.95rem;color:var(--muted)}.service-cards a:hover h3{color:#8b692f}.construction-intro h2{font-size:clamp(2rem,2.8vw,2.8rem)}#team .about-grid>div>h3{font-size:2.7rem}#team .portrait{position:sticky;top:130px}.contact-details strong{color:#fff;font-weight:500}@media(max-width:760px){.service-cards{grid-template-columns:1fr;gap:30px}.service-cards img{max-height:360px;object-fit:contain;object-position:left}#team .portrait{position:static}.service-cards h3{font-size:1.7rem}}