/* ============================================================
   GULFSTREAM CAPITAL PARTNERS — Editorial Institutional Refresh
   Palette: deep navy, warm ivory, antique gold, slate text
   Type:    GT Sectra / Canela substitute via Fraunces + Söhne/Inter
   ============================================================ */

:root {
  /* ---- Editorial palette (Gulfstream coastal + ivory) ---- */
  --ink:          #0a2540;     /* deep navy */
  --ink-2:        #11304f;
  --ink-3:        #183d61;
  --paper:        #f3ede2;     /* warm ivory */
  --paper-2:      #e8dfca;     /* deeper ivory */
  --paper-3:      #d9cdb2;     /* sand */
  --cream:        #faf6ec;
  --gold:         #1a8ac2;     /* gulfstream teal-cyan (accent) */
  --gold-2:       #0e6a9c;     /* deeper cyan */
  --gold-soft:    #6fc3e0;     /* pale cyan */
  --rule:         #2a4565;     /* dark rule */
  --rule-light:   rgba(11,29,51,.12);
  --text:         #1a2840;
  --text-mid:     #4d5a72;
  --text-dim:     #7a8599;
  --text-inv:     #ede3d0;
  --text-inv-dim: #b8ad97;

  /* ---- Type ---- */
  --serif:   'Fraunces', 'GT Sectra', 'Tiempos Headline', 'Playfair Display', Georgia, serif;
  --sans:    'Inter', 'Söhne', 'Neue Haas Grotesk', system-ui, -apple-system, sans-serif;
  --mono:    'JetBrains Mono', ui-monospace, monospace;

  /* ---- Rhythm ---- */
  --max:          1360px;
  --gutter:       clamp(1.25rem, 4vw, 4rem);
  --section-y:    clamp(5rem, 9vw, 8.5rem);
}

/* Alt palette — "Deep Navy" (darker institutional) */
.theme-navy {
  --ink:  #0a1628;
  --ink-2:#0f1f3a;
  --ink-3:#152847;
  --paper:#f0ece3;
  --paper-2:#e4dcc8;
  --gold: #a6854a;
  --rule: #244169;
}

/* Alt palette — "Sand & Ink" (lighter, almost editorial paper) */
.theme-sand {
  --ink: #1d2a3a;
  --ink-2:#293a50;
  --paper:#f6f0e4;
  --paper-2:#ede2ca;
  --gold:#9a7a36;
}

* , *::before, *::after { margin:0; padding:0; box-sizing:border-box; }
html { scroll-behavior: smooth; font-size: 16px; }
body {
  font-family: var(--sans);
  background: var(--paper);
  color: var(--text);
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  font-feature-settings: "ss01","ss02","cv11";
  overflow-x: hidden;
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
button { font: inherit; }

/* ===================== TYPOGRAPHY ===================== */
.display {
  font-family: var(--serif);
  font-weight: 380;
  letter-spacing: -0.02em;
  line-height: 1.02;
  font-feature-settings: "ss01","onum","case";
}
.display em { font-style: italic; color: var(--gold); font-weight: 360; }

.eyebrow {
  font-family: var(--sans);
  font-size: .72rem;
  font-weight: 500;
  letter-spacing: .22em;
  text-transform: uppercase;
  color: var(--gold-2);
}
.eyebrow-inv { color: var(--gold-soft); }
.eyebrow::before {
  content: "";
  display: inline-block;
  width: 1.75rem;
  height: 1px;
  background: currentColor;
  vertical-align: middle;
  margin-right: .75rem;
  transform: translateY(-2px);
}

.kicker {
  font-family: var(--serif);
  font-style: italic;
  font-weight: 350;
  color: var(--gold);
}

.lede {
  font-family: var(--serif);
  font-weight: 350;
  font-size: clamp(1.15rem, 1.6vw, 1.5rem);
  line-height: 1.5;
  color: var(--text-mid);
  letter-spacing: -0.005em;
}

.body { font-size: .98rem; line-height: 1.7; color: var(--text-mid); }
.body-sm { font-size: .86rem; line-height: 1.65; color: var(--text-mid); }

/* Section label — numeric chapter marker */
.chapter {
  display: flex; align-items: baseline; gap: 1rem;
  font-family: var(--sans);
  font-size: .7rem;
  letter-spacing: .25em;
  text-transform: uppercase;
  color: var(--text-dim);
  margin-bottom: 1.75rem;
}
.chapter .num {
  font-family: var(--serif);
  font-style: italic;
  font-weight: 400;
  font-size: 1.4rem;
  color: var(--gold);
  letter-spacing: 0;
  text-transform: none;
}
.chapter .rule { flex:1; height: 1px; background: var(--rule-light); }

/* ===================== LAYOUT ===================== */
.wrap { max-width: var(--max); margin: 0 auto; padding: 0 var(--gutter); }
.section { padding: var(--section-y) 0; }
.section-paper  { background: var(--paper); color: var(--text); }
.section-paper2 { background: var(--paper-2); color: var(--text); }
.section-cream  { background: var(--cream); color: var(--text); }
.section-ink    { background: var(--ink); color: var(--text-inv); }
.section-ink2   { background: var(--ink-2); color: var(--text-inv); }

.section-ink .eyebrow, .section-ink2 .eyebrow { color: var(--gold-soft); }
.section-ink .body, .section-ink2 .body { color: var(--text-inv-dim); }
.section-ink .lede, .section-ink2 .lede { color: #d9cfba; }
.section-ink .chapter, .section-ink2 .chapter { color: #8a8372; }
.section-ink .chapter .rule, .section-ink2 .chapter .rule { background: rgba(237,227,208,.15); }

/* ===================== NAV ===================== */
.nav {
  position: fixed; top:0; left:0; right:0; z-index: 100;
  padding: 1.1rem var(--gutter);
  display: flex; align-items: center; justify-content: space-between;
  transition: background .4s ease, padding .4s ease, border-color .4s ease;
  border-bottom: 1px solid transparent;
}
.nav.scrolled {
  background: rgba(11, 29, 51, .92);
  backdrop-filter: blur(14px);
  -webkit-backdrop-filter: blur(14px);
  border-bottom-color: rgba(237,227,208,.08);
  padding-top: .75rem; padding-bottom: .75rem;
}
.nav-logo {
  display: flex; align-items: center; gap: .8rem;
  font-family: var(--serif);
  font-weight: 420;
  font-size: 1.2rem;
  letter-spacing: -.005em;
  color: var(--cream);
  line-height: 1;
}
.nav-logo .mark { color: var(--gold-soft); font-style: italic; }
.nav-logo .sub {
  font-family: var(--sans);
  font-size: .6rem;
  letter-spacing: .28em;
  text-transform: uppercase;
  color: var(--text-inv-dim);
  display: block;
  margin-top: .25rem;
  font-weight: 500;
}
.nav-logo .logo-stack { line-height: 1; }

.nav-right { display: flex; align-items: center; gap: 2.2rem; }
.nav-links { display: flex; gap: 2.1rem; align-items: center; }
.nav-links a {
  font-size: .72rem; font-weight: 500; letter-spacing: .18em; text-transform: uppercase;
  color: #d9cfba; transition: color .25s;
  position: relative; padding: .35rem 0;
}
.nav-links a::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: -2px;
  height: 1px; background: var(--gold-soft);
  transform: scaleX(0); transform-origin: left; transition: transform .35s;
}
.nav-links a:hover { color: var(--cream); }
.nav-links a:hover::after { transform: scaleX(1); }

.nav-login {
  display: inline-flex; align-items: center; gap: .5rem;
  padding: .6rem 1.2rem;
  font-size: .68rem; font-weight: 600; letter-spacing: .22em; text-transform: uppercase;
  color: var(--ink);
  background: var(--gold-soft);
  border: 1px solid var(--gold-soft);
  transition: all .3s;
}
.nav-login:hover { background: var(--cream); border-color: var(--cream); }
.nav-login svg { width: 12px; height: 12px; }

/* Hamburger — hidden on desktop, shown ≤1100px alongside the dropped nav-links */
.nav-burger {
  display: none;
  width: 40px; height: 40px; padding: 0;
  background: transparent; border: 0; cursor: pointer;
  flex-direction: column; justify-content: center; align-items: center; gap: 5px;
}
.nav-burger span {
  display: block; width: 22px; height: 1.5px; background: var(--cream);
  transition: transform .3s, opacity .2s;
}
.nav.menu-open .nav-burger span:nth-child(1) { transform: translateY(6.5px) rotate(45deg); }
.nav.menu-open .nav-burger span:nth-child(2) { opacity: 0; }
.nav.menu-open .nav-burger span:nth-child(3) { transform: translateY(-6.5px) rotate(-45deg); }

/* Drawer */
.nav-drawer {
  position: fixed; inset: 64px 0 0 0;
  background: var(--ink); color: var(--cream);
  display: flex; flex-direction: column; gap: .25rem;
  padding: 2rem var(--gutter) 3rem;
  overflow-y: auto;
  z-index: 999;
}
.nav-drawer[hidden] { display: none; }
.nav-drawer a {
  font-family: var(--serif); font-size: 1.6rem; font-weight: 380;
  padding: 1rem 0; border-bottom: 1px solid rgba(237,227,208,.08);
  color: var(--cream);
}
.nav-drawer a:hover { color: var(--gold-soft); }
.nav-drawer .nav-drawer-cta {
  margin-top: 1.5rem; padding: 1rem 1.4rem;
  font-family: var(--sans); font-size: .72rem; font-weight: 600;
  letter-spacing: .22em; text-transform: uppercase;
  color: var(--ink); background: var(--gold-soft);
  text-align: center; border-bottom: 0;
}
.nav-drawer .nav-drawer-cta:hover { background: var(--cream); color: var(--ink); }

/* ===================== HERO ===================== */
.hero {
  min-height: 100vh;
  position: relative;
  display: flex; flex-direction: column; justify-content: space-between;
  padding: clamp(7rem, 12vh, 10rem) var(--gutter) clamp(3rem, 7vw, 6rem);
  background: var(--ink);
  color: var(--text-inv);
  overflow: hidden;
}
.hero-bg { position: absolute; inset: 0; z-index: 0; }
.hero-bg::before {
  /* fallback scenery painted with CSS if img missing */
  content: ""; position: absolute; inset: 0;
  background:
    radial-gradient(ellipse at 20% 30%, rgba(176,138,62,.15), transparent 50%),
    radial-gradient(ellipse at 80% 70%, rgba(36,65,105,.35), transparent 55%),
    linear-gradient(180deg, #0b1d33 0%, #0f2746 60%, #0a1628 100%);
}
.hero-bg img {
  position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover;
  opacity: .62;
  filter: saturate(1.3) contrast(1.06) hue-rotate(-6deg);
  will-change: transform, translate;
  animation: kenBurnsHero 18s ease-in-out infinite alternate;
  translate: 0 var(--parallax-y, 0);
}
@keyframes kenBurnsHero {
  from { transform: scale(1.18) translate(-3%, -2%); }
  to   { transform: scale(1.32) translate(3%, 2%); }
}
@media (prefers-reduced-motion: reduce) {
  .hero-bg img { animation: none !important; transform: none !important; }
}
.hero-bg::after {
  content: ""; position: absolute; inset: 0;
  background:
    linear-gradient(180deg, rgba(11,29,51,.35) 0%, rgba(11,29,51,.55) 55%, rgba(11,29,51,.98) 100%),
    linear-gradient(90deg, rgba(11,29,51,.45), transparent 55%);
}

.hero-inner {
  position: relative; z-index: 2;
  max-width: 1180px; margin: 0 auto; width: 100%;
  display: flex; flex-direction: column; justify-content: space-between;
  flex: 1; gap: clamp(3rem, 8vh, 5rem);
}
.hero-top { max-width: 720px; }
.hero-bot { width: 100%; }

.hero-meta {
  display: flex; align-items: center; gap: 1rem;
  font-family: var(--sans); font-size: .68rem; letter-spacing: .28em;
  text-transform: uppercase; color: var(--gold-soft);
  margin-bottom: 1.75rem;
}
.hero-meta .dot { width: 5px; height: 5px; background: var(--gold); border-radius: 50%; }
.hero-meta .rule { width: 48px; height: 1px; background: var(--gold-soft); opacity: .6; }

.hero h1 {
  font-family: var(--serif);
  font-size: clamp(3rem, 7.2vw, 6.2rem);
  font-weight: 360;
  line-height: .98;
  letter-spacing: -0.025em;
  margin-bottom: 1.75rem;
  max-width: 14ch;
}
.hero h1 em { font-style: italic; color: var(--gold-soft); font-weight: 340; }

.hero-sub {
  font-family: var(--serif);
  font-weight: 340;
  font-style: italic;
  font-size: clamp(1.1rem, 1.55vw, 1.4rem);
  line-height: 1.45;
  color: #d6c9ad;
  max-width: 44ch;
  margin-bottom: 2.75rem;
  letter-spacing: -0.005em;
}

.hero-ctas { display: flex; gap: 1rem; flex-wrap: wrap; margin-bottom: clamp(3rem, 6vw, 5rem); }

.btn {
  display: inline-flex; align-items: center; gap: .65rem;
  padding: 1rem 1.85rem;
  font-family: var(--sans);
  font-size: .72rem; font-weight: 600;
  letter-spacing: .2em; text-transform: uppercase;
  border: 1px solid transparent; cursor: pointer;
  transition: all .3s cubic-bezier(.2,.8,.2,1);
}
.btn-gold { background: var(--gold-soft); color: var(--ink); border-color: var(--gold-soft); }
.btn-gold:hover { background: var(--cream); border-color: var(--cream); transform: translateY(-1px); }
.btn-ghost { background: transparent; color: var(--cream); border-color: rgba(237,227,208,.3); }
.btn-ghost:hover { border-color: var(--gold-soft); color: var(--gold-soft); }
.btn-dark { background: var(--ink); color: var(--cream); border-color: var(--ink); }
.btn-dark:hover { background: var(--ink-3); border-color: var(--ink-3); }
.btn-outline-ink { background: transparent; color: var(--ink); border-color: rgba(11,29,51,.25); }
.btn-outline-ink:hover { background: var(--ink); color: var(--cream); border-color: var(--ink); }

.btn .arrow { display: inline-block; width: 18px; height: 1px; background: currentColor; position: relative; }
.btn .arrow::after { content:""; position: absolute; right: 0; top: -3px; width: 7px; height: 7px; border-top: 1px solid currentColor; border-right: 1px solid currentColor; transform: rotate(45deg); }
.btn:hover .arrow { width: 26px; transition: width .25s; }

/* Hero stat strip at bottom */
.hero-strip {
  position: relative; z-index: 2;
  display: grid;
  grid-template-columns: repeat(4, 1fr);
  gap: 0;
  border-top: 1px solid rgba(237,227,208,.15);
  padding-top: 1.5rem;
  max-width: 1180px; margin: 0 auto; width: 100%;
}
.hero-strip .cell {
  padding: .5rem 1.5rem .5rem 0;
  border-right: 1px solid rgba(237,227,208,.1);
}
.hero-strip .cell:last-child { border-right: none; }
.hero-strip .num {
  font-family: var(--serif);
  font-weight: 380;
  font-size: clamp(1.5rem, 2.2vw, 2.1rem);
  line-height: 1;
  color: var(--cream);
  letter-spacing: -0.02em;
  display: flex; align-items: baseline; gap: .1rem;
}
.hero-strip .num .unit {
  font-size: .6em; color: var(--gold-soft); margin-left: .1em; font-style: italic; font-weight: 360;
}
.hero-strip .lbl {
  margin-top: .55rem;
  font-family: var(--sans); font-size: .64rem; font-weight: 500;
  letter-spacing: .22em; text-transform: uppercase; color: var(--text-inv-dim);
}
.hero-strip-note {
  margin-top: 1.1rem;
  font-family: var(--sans); font-size: .62rem; font-weight: 500;
  letter-spacing: .22em; text-transform: uppercase;
  color: var(--text-inv-dim); opacity: .75;
}

/* Scroll cue */
.scroll-cue {
  position: absolute; right: var(--gutter); bottom: 1.5rem;
  display: flex; align-items: center; gap: .75rem;
  font-size: .6rem; letter-spacing: .3em; text-transform: uppercase;
  color: var(--text-inv-dim); z-index: 3;
  writing-mode: vertical-rl; transform: rotate(180deg);
}
.scroll-cue .line {
  width: 1px; height: 48px; background: var(--gold-soft);
  animation: scrollLine 2.4s ease-in-out infinite;
  transform-origin: top;
}
@keyframes scrollLine {
  0%, 100% { transform: scaleY(.3); opacity: .3; }
  50%      { transform: scaleY(1);  opacity: 1; }
}

/* ===================== INTRO STATEMENT ===================== */
.intro {
  padding: clamp(6rem, 10vw, 10rem) var(--gutter);
  background: var(--paper);
}
.intro-grid { display: grid; grid-template-columns: 1fr 2.1fr; gap: clamp(2rem, 6vw, 6rem); max-width: var(--max); margin: 0 auto; align-items: start; }
.intro-grid .col-left .eyebrow { margin-bottom: 1rem; }
.intro-grid .col-left .meta {
  font-family: var(--sans); font-size: .72rem; font-weight: 500;
  letter-spacing: .22em; text-transform: uppercase; color: var(--text-dim);
  margin-top: 2rem;
  padding-top: 1.25rem; border-top: 1px solid var(--rule-light);
  line-height: 1.9;
}
.intro-grid .col-left .meta strong { color: var(--text); font-weight: 600; display: block; }
.intro h2 {
  font-family: var(--serif);
  font-weight: 350;
  font-size: clamp(2.2rem, 4vw, 3.6rem);
  line-height: 1.1;
  letter-spacing: -0.022em;
  color: var(--ink);
  margin-bottom: 2rem;
}
.intro h2 em { font-style: italic; color: var(--gold); font-weight: 330; }
.intro-grid .col-right > p + p { margin-top: 1.2rem; }
.intro-grid .col-right .drop::first-letter {
  font-family: var(--serif);
  font-weight: 380;
  font-size: 3.6em;
  line-height: .85;
  float: left;
  padding: .1em .15em 0 0;
  color: var(--gold);
  font-style: italic;
}

/* ===================== STATS / TRACK RECORD ===================== */
.stats-band {
  background: var(--ink);
  color: var(--text-inv);
  padding: clamp(4rem, 6vw, 5.5rem) var(--gutter);
  border-top: 1px solid rgba(237,227,208,.08);
  border-bottom: 1px solid rgba(237,227,208,.08);
}
.stats-head {
  max-width: var(--max); margin: 0 auto 3rem;
  display: flex; justify-content: space-between; align-items: baseline; gap: 2rem; flex-wrap: wrap;
}
.stats-head h3 {
  font-family: var(--serif); font-weight: 340;
  font-size: clamp(1.6rem, 2.4vw, 2.2rem); letter-spacing: -0.015em;
  color: var(--cream); max-width: 28ch;
}
.stats-head h3 em { font-style: italic; color: var(--gold-soft); font-weight: 320; }
.stats-head .tag {
  font-family: var(--sans); font-size: .68rem;
  letter-spacing: .22em; text-transform: uppercase;
  color: var(--gold-soft);
}

.stats-grid {
  max-width: var(--max); margin: 0 auto;
  display: grid; grid-template-columns: repeat(4, 1fr); gap: 0;
}
.stat-cell {
  padding: 1.5rem 2rem 0 0;
  border-top: 1px solid rgba(237,227,208,.18);
  border-right: 1px solid rgba(237,227,208,.08);
  position: relative;
}
.stat-cell:last-child { border-right: none; }
.stat-cell::before {
  content: ""; position: absolute; top: -1px; left: 0; height: 2px; background: var(--gold); width: 40px;
}
.stat-cell .n {
  font-family: var(--serif); font-weight: 360;
  font-size: clamp(2.8rem, 4.2vw, 4rem);
  line-height: 1; color: var(--cream);
  letter-spacing: -0.025em;
  display: flex; align-items: baseline; gap: .05em;
}
.stat-cell .n .unit {
  font-size: .5em; color: var(--gold-soft); font-style: italic; font-weight: 360;
}
.stat-cell .l {
  margin-top: 1rem;
  font-family: var(--sans); font-size: .72rem; font-weight: 500;
  letter-spacing: .2em; text-transform: uppercase; color: #b5a98f;
}
.stat-cell .note {
  margin-top: .5rem;
  font-family: var(--serif); font-style: italic; font-weight: 340;
  font-size: .88rem; color: #8a8372;
}

/* ===================== PILLARS ===================== */
.pillars { padding: var(--section-y) var(--gutter); background: var(--paper); }
.pillars-inner { max-width: var(--max); margin: 0 auto; }
.pillars-head { text-align: center; max-width: 780px; margin: 0 auto 4.5rem; }
.pillars-head .chapter { justify-content: center; }
.pillars-head .chapter .rule { max-width: 60px; }
.pillars-head h2 {
  font-family: var(--serif); font-weight: 340;
  font-size: clamp(2.2rem, 3.6vw, 3.4rem);
  line-height: 1.12; letter-spacing: -0.022em; color: var(--ink);
  margin-top: 1rem;
}
.pillars-head h2 em { font-style: italic; color: var(--gold); font-weight: 320; }
.pillars-head .lede { margin-top: 1.5rem; max-width: 56ch; margin-left: auto; margin-right: auto; }

.pillars-grid {
  display: grid; grid-template-columns: repeat(3, 1fr);
  gap: 0;
  border-top: 1px solid var(--rule-light);
}
.pillar {
  padding: 2.75rem 2.5rem 2.5rem;
  border-bottom: 1px solid var(--rule-light);
  border-right: 1px solid var(--rule-light);
  position: relative;
  background: transparent;
  transition: background .35s ease;
}
.pillar:nth-child(3n) { border-right: none; }
.pillar:hover { background: var(--paper-2); }
.pillar .num {
  font-family: var(--serif);
  font-style: italic; font-weight: 360;
  color: var(--gold);
  font-size: 1.4rem; letter-spacing: -.01em;
  margin-bottom: 1.5rem; display: block;
}
.pillar .icon { width: 44px; height: 44px; margin-bottom: 1.4rem; color: var(--ink); }
.pillar h3 {
  font-family: var(--serif); font-weight: 380;
  font-size: 1.5rem; line-height: 1.2; letter-spacing: -0.012em;
  color: var(--ink); margin-bottom: .9rem;
}
.pillar p { font-size: .94rem; line-height: 1.7; color: var(--text-mid); }

/* ===================== IMAGE BAND ===================== */
.editorial-band {
  position: relative; height: clamp(360px, 55vh, 540px);
  overflow: hidden; background: var(--ink);
}
.editorial-band::before {
  content: ""; position: absolute; inset: 0;
  background:
    radial-gradient(ellipse at 30% 50%, rgba(176,138,62,.2), transparent 55%),
    linear-gradient(120deg, #0b1d33, #1a3352);
}
.editorial-band img {
  position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover;
  opacity: .45; filter: saturate(.9);
  will-change: transform;
  animation: kenBurns 24s ease-in-out infinite alternate;
  translate: 0 var(--parallax-y, 0);
}

/* Different band → different pan direction for variety */
.editorial-band.theme-walnut img  { animation: kenBurnsA 28s ease-in-out infinite alternate; }
.editorial-band.theme-stone img   { animation: kenBurnsB 32s ease-in-out infinite alternate; }
.editorial-band.theme-verdant img { animation: kenBurnsC 26s ease-in-out infinite alternate; }

@keyframes kenBurns {
  from { transform: scale(1.05) translate(0, 0); }
  to   { transform: scale(1.12) translate(-1.5%, -1%); }
}
@keyframes kenBurnsA {
  from { transform: scale(1.04) translate(-1%, 0); }
  to   { transform: scale(1.14) translate(1.5%, -1.5%); }
}
@keyframes kenBurnsB {
  from { transform: scale(1.02) translate(1%, 0); }
  to   { transform: scale(1.10) translate(-2%, -1%); }
}
@keyframes kenBurnsC {
  from { transform: scale(1.06) translate(0, -1%); }
  to   { transform: scale(1.15) translate(-1.5%, 1%); }
}
@media (prefers-reduced-motion: reduce) {
  .editorial-band img { animation: none !important; transform: none !important; }
}
.editorial-band::after {
  content: ""; position: absolute; inset: 0;
  background: linear-gradient(180deg, rgba(11,29,51,.55), rgba(11,29,51,.85));
}

/* Theme variants ------------------------------------------------- */
/* Walnut (woodgrain) — warm, historical, "27 years" register */
.editorial-band.theme-walnut { background: #2a1810; }
.editorial-band.theme-walnut img { opacity: .55; filter: saturate(1.15) contrast(1.05); }
.editorial-band.theme-walnut::after {
  background: linear-gradient(180deg, rgba(42,24,16,.35), rgba(42,24,16,.78));
}
.editorial-band.theme-walnut blockquote { color: #f8ecd4; letter-spacing: -0.01em; }
.editorial-band.theme-walnut blockquote::before { color: #e3b87a; }
.editorial-band.theme-walnut .attrib { color: #e3b87a; }

/* Stone (architecture) — institutional, light, sober */
.editorial-band.theme-stone { background: #e8e3d8; }
.editorial-band.theme-stone img { opacity: .85; filter: saturate(.85) contrast(1); }
.editorial-band.theme-stone::before { display: none; }
.editorial-band.theme-stone::after {
  background: linear-gradient(90deg, rgba(232,227,216,1) 0%, rgba(232,227,216,1) 100%);
}
.editorial-band.theme-stone .band-content { color: var(--ink); }
.editorial-band.theme-stone blockquote { color: var(--ink); }
.editorial-band.theme-stone blockquote::before { color: var(--brand-cyan, #1a8ac2); }
.editorial-band.theme-stone .attrib { color: rgba(10,37,64,.6); }

/* Verdant (leaf) — resilience / organic / durability */
.editorial-band.theme-verdant { background: #0f2a1a; }
.editorial-band.theme-verdant img { opacity: .7; filter: saturate(1.1); }
.editorial-band.theme-verdant::after {
  background: linear-gradient(180deg, rgba(15,42,26,.25), rgba(15,42,26,.75));
}
.editorial-band.theme-verdant blockquote { color: #f2f6e8; }
.editorial-band.theme-verdant blockquote::before { color: #d4e3a8; }
.editorial-band.theme-verdant .attrib { color: #d4e3a8; }
.editorial-band .band-content {
  position: relative; z-index: 2; height: 100%;
  max-width: var(--max); margin: 0 auto;
  padding: 0 var(--gutter);
  display: flex; flex-direction: column; justify-content: center; align-items: flex-start;
  color: var(--cream);
}
.editorial-band blockquote {
  font-family: var(--serif); font-weight: 340; font-style: italic;
  font-size: clamp(1.6rem, 3.2vw, 2.8rem);
  line-height: 1.25; max-width: 20ch; letter-spacing: -0.015em;
}
.editorial-band blockquote::before {
  content: "\201C"; font-family: var(--serif); color: var(--gold-soft);
  font-size: 4rem; line-height: .8; display: block; margin-bottom: -.5rem;
  font-style: normal;
}
.editorial-band .attrib {
  margin-top: 1.75rem;
  font-family: var(--sans); font-size: .68rem; font-weight: 500;
  letter-spacing: .24em; text-transform: uppercase; color: var(--gold-soft);
}

/* ===================== PORTFOLIO ===================== */
.portfolio { padding: var(--section-y) var(--gutter); background: var(--paper-2); }
.portfolio-inner { max-width: var(--max); margin: 0 auto; }
.portfolio-head {
  display: grid; grid-template-columns: 1fr 1fr; gap: 4rem;
  align-items: end; margin-bottom: 3.5rem;
}
.portfolio-head h2 {
  font-family: var(--serif); font-weight: 340;
  font-size: clamp(2.2rem, 3.6vw, 3.4rem);
  line-height: 1.12; letter-spacing: -0.022em; color: var(--ink);
}
.portfolio-head h2 em { font-style: italic; color: var(--gold); font-weight: 320; }
.portfolio-head .right { color: var(--text-mid); max-width: 42ch; justify-self: end; }

.portfolio-layout {
  display: grid; grid-template-columns: 1.25fr 1fr; gap: clamp(1.5rem, 3vw, 3rem);
}

.map-stack { display: grid; grid-template-rows: auto; gap: 1.25rem; }
.map-stack .map.map-tx { aspect-ratio: 4 / 3; }

/* Map */
.map {
  position: relative; background: var(--cream);
  border: 1px solid var(--rule-light);
  overflow: hidden;
  aspect-ratio: 4 / 3;
}
.map svg { width: 100%; height: 100%; display: block; }
.map .state { fill: var(--paper-3); stroke: rgba(11,29,51,.15); stroke-width: .5; transition: fill .3s; }
.map .state.active { fill: var(--ink-3); }
.map .state.focused { fill: var(--gold); }

.map .pin {
  cursor: pointer;
  transition: all .3s cubic-bezier(.2,.8,.2,1);
}
.map .pin circle.outer { fill: var(--gold); opacity: .25; }
.map .pin circle.inner { fill: var(--gold); stroke: var(--ink); stroke-width: 2; }
.map .pin.active circle.outer { opacity: .5; r: 18; }
.map .pin.active circle.inner { fill: var(--ink); stroke: var(--gold); }

.map-caption {
  position: absolute; bottom: 1rem; left: 1rem; right: 1rem;
  font-family: var(--sans); font-size: .66rem; letter-spacing: .2em;
  text-transform: uppercase; color: var(--text-dim);
  display: flex; justify-content: space-between; gap: 1rem;
}
.map-caption .legend { display: flex; gap: 1.2rem; }
.map-caption .legend span { display: flex; align-items: center; gap: .4rem; }
.map-caption .legend .dot { width: 8px; height: 8px; border-radius: 50%; background: var(--gold); border: 1px solid var(--ink); }
.map-caption .legend .dot.tgt { background: var(--paper-3); border-color: rgba(11,29,51,.3); }

/* Property list */
.prop-list {
  display: flex; flex-direction: column;
  border-top: 1px solid var(--rule-light);
}
.prop {
  padding: 1.35rem 0 1.35rem;
  border-bottom: 1px solid var(--rule-light);
  display: grid; grid-template-columns: auto 1fr auto; gap: 1.25rem;
  align-items: start; cursor: pointer;
  transition: all .3s;
}
.prop:hover, .prop.active { padding-left: 1rem; padding-right: .5rem; background: var(--paper-3); }
.prop .mark {
  font-family: var(--serif); font-style: italic; font-weight: 360;
  color: var(--gold); font-size: 1.05rem; line-height: 1.4;
  min-width: 1.5rem;
}
.prop h4 {
  font-family: var(--serif); font-weight: 400;
  font-size: 1.15rem; color: var(--ink); line-height: 1.25;
  letter-spacing: -0.01em;
}
.prop .loc {
  font-family: var(--sans); font-size: .7rem; font-weight: 500;
  letter-spacing: .18em; text-transform: uppercase;
  color: var(--text-dim); margin-top: .45rem;
}
.prop .meta {
  text-align: right;
  font-family: var(--serif); font-style: italic;
  font-size: 1rem; color: var(--text); font-weight: 380;
}
.prop .meta .n { color: var(--ink); font-weight: 420; display: block; }
.prop .meta .l { font-size: .65rem; letter-spacing: .18em; text-transform: uppercase; color: var(--text-dim); font-style: normal; font-weight: 500; margin-top: .25rem; }

.prop-summary {
  margin-top: 2rem; padding: 1.5rem 0; border-top: 2px solid var(--ink);
  display: grid; grid-template-columns: repeat(4, 1fr); gap: 1.5rem;
}
.prop-summary .k .n {
  font-family: var(--serif); font-weight: 400;
  font-size: 1.75rem; color: var(--ink); line-height: 1;
  letter-spacing: -.02em;
}
.prop-summary .k .l {
  margin-top: .5rem;
  font-family: var(--sans); font-size: .62rem; font-weight: 500;
  letter-spacing: .2em; text-transform: uppercase; color: var(--text-dim);
}

/* ===================== THESIS ===================== */
.thesis { padding: var(--section-y) var(--gutter); background: var(--ink); color: var(--text-inv); }
.thesis-inner { max-width: var(--max); margin: 0 auto; }
.thesis-head { max-width: 780px; margin-bottom: 4rem; }
.thesis-head h2 {
  font-family: var(--serif); font-weight: 340;
  font-size: clamp(2.2rem, 3.8vw, 3.6rem);
  line-height: 1.08; letter-spacing: -0.022em; color: var(--cream);
  margin-top: 1rem;
}
.thesis-head h2 em { font-style: italic; color: var(--gold-soft); font-weight: 320; }
.thesis-head .lede { margin-top: 1.5rem; color: #d6c9ad; }

.thesis-grid {
  display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px;
  background: rgba(237,227,208,.1);
  border: 1px solid rgba(237,227,208,.1);
}
.t-card {
  background: var(--ink);
  padding: 2.5rem 2.25rem 2.75rem;
  position: relative; overflow: hidden;
  transition: background .45s ease;
}
.t-card:hover { background: var(--ink-2); }
.t-card .num {
  font-family: var(--serif); font-style: italic; font-weight: 360;
  color: var(--gold-soft); opacity: .6;
  font-size: 1.2rem; letter-spacing: -.01em;
  position: absolute; top: 2.5rem; right: 2.25rem;
}
.t-card .icon { width: 40px; height: 40px; color: var(--gold-soft); margin-bottom: 1.75rem; }
.t-card h3 {
  font-family: var(--serif); font-weight: 380;
  font-size: 1.4rem; line-height: 1.2; letter-spacing: -0.012em;
  color: var(--cream); margin-bottom: .9rem;
}
.t-card p { font-size: .92rem; line-height: 1.65; color: #b5a98f; }
.t-card .reveal-meta {
  margin-top: 1.5rem;
  padding-top: 1.25rem;
  border-top: 1px solid rgba(237,227,208,.1);
  max-height: 0; opacity: 0; overflow: hidden;
  transition: max-height .5s, opacity .4s, margin-top .5s, padding-top .5s;
  font-family: var(--serif); font-style: italic;
  color: var(--gold-soft); font-size: 1.15rem; font-weight: 360;
  letter-spacing: -.01em;
}
.t-card .reveal-meta .big {
  font-size: 2rem; font-weight: 400; color: var(--gold-soft); line-height: 1;
  display: block; margin-bottom: .35rem; font-style: italic;
}
.t-card:hover .reveal-meta { max-height: 200px; opacity: 1; }

/* ===================== OPPORTUNITY / CHART ===================== */
.opportunity { padding: var(--section-y) var(--gutter); background: var(--paper); }
.opportunity-inner { max-width: var(--max); margin: 0 auto; }
.opp-grid {
  display: grid; grid-template-columns: 1fr 1.2fr; gap: clamp(2.5rem, 6vw, 6rem);
  align-items: center;
}
.opp-grid h2 {
  font-family: var(--serif); font-weight: 340;
  font-size: clamp(2rem, 3.4vw, 3rem);
  line-height: 1.1; letter-spacing: -0.022em;
  color: var(--ink);
  margin: 1rem 0 1.75rem;
}
.opp-grid h2 em { font-style: italic; color: var(--gold); font-weight: 320; }

.big-stats { display: flex; flex-direction: column; gap: 1.5rem; margin-top: 2rem; }
.big-stat {
  display: grid; grid-template-columns: auto 1fr; gap: 1.5rem; align-items: baseline;
  padding: 1.25rem 0; border-bottom: 1px solid var(--rule-light);
}
.big-stat:last-child { border-bottom: none; }
.big-stat .n {
  font-family: var(--serif); font-weight: 380;
  font-size: clamp(3rem, 5vw, 4.5rem); line-height: .9;
  color: var(--ink); letter-spacing: -0.03em;
  min-width: 5ch;
}
.big-stat .n em { font-style: italic; color: var(--gold); font-weight: 340; }
.big-stat .d {
  font-family: var(--serif); font-style: italic; font-weight: 340;
  font-size: 1rem; line-height: 1.5; color: var(--text-mid);
}

/* Chart */
.chart {
  background: var(--cream);
  border: 1px solid var(--rule-light);
  padding: 2.5rem 2.25rem;
}
.chart h4 {
  font-family: var(--sans); font-size: .68rem; font-weight: 600;
  letter-spacing: .2em; text-transform: uppercase; color: var(--text-dim);
  margin-bottom: .35rem;
}
.chart .sub {
  font-family: var(--serif); font-style: italic; font-weight: 340;
  font-size: 1.25rem; color: var(--ink); margin-bottom: 2rem; line-height: 1.3;
  letter-spacing: -0.01em;
}
.chart .sub em { color: var(--gold); }

.bar-row {
  display: grid; grid-template-columns: 110px 1fr auto; align-items: center;
  gap: 1rem; padding: .65rem 0; border-bottom: 1px solid rgba(11,29,51,.06);
}
.bar-row:last-child { border-bottom: none; }
.bar-row .label {
  font-family: var(--sans); font-size: .72rem; font-weight: 500;
  letter-spacing: .12em; text-transform: uppercase;
  color: var(--text);
}
.bar-row .bar {
  position: relative; height: 6px; background: rgba(11,29,51,.06);
  overflow: hidden;
}
.bar-row .fill {
  position: absolute; inset: 0 auto 0 0; background: var(--paper-3);
  transform-origin: left; transform: scaleX(0);
  transition: transform 1.4s cubic-bezier(.2,.8,.2,1);
}
.bar-row.highlight .fill { background: linear-gradient(90deg, var(--gold), var(--gold-2)); }
.bar-row.highlight .label { color: var(--ink); font-weight: 700; }
.bar-row .val {
  font-family: var(--serif); font-style: italic; font-weight: 380;
  font-size: .9rem; color: var(--text-mid); min-width: 4ch; text-align: right;
}
.bar-row.highlight .val { color: var(--gold); }
.chart-note {
  margin-top: 1.5rem; font-family: var(--serif); font-style: italic;
  font-size: .8rem; color: var(--text-dim); line-height: 1.5;
}

/* ===================== TAX COMPARISON ===================== */
.tax { padding: var(--section-y) var(--gutter); background: var(--ink-2); color: var(--text-inv); }
.tax-inner { max-width: var(--max); margin: 0 auto; }
.tax-head { max-width: 780px; margin-bottom: 3.5rem; }
.tax-head h2 {
  font-family: var(--serif); font-weight: 340;
  font-size: clamp(2.2rem, 3.8vw, 3.4rem); line-height: 1.1; letter-spacing: -0.022em;
  color: var(--cream); margin-top: 1rem;
}
.tax-head h2 em { font-style: italic; color: var(--gold-soft); }
.tax-head .lede { margin-top: 1.25rem; color: #d6c9ad; max-width: 720px; }
.tax-eyebrow {
  font-family: var(--sans); font-size: .72rem; font-weight: 600;
  letter-spacing: .26em; text-transform: uppercase;
  color: var(--gold); margin-top: 1.5rem; margin-bottom: .75rem;
}

/* Editorial blocks */
.tax-block {
  display: grid; grid-template-columns: 280px 1fr; gap: 4rem;
  padding: 3.5rem 0; border-top: 1px solid rgba(237,227,208,.12);
}
.tax-block:first-of-type { margin-top: 4rem; }
.tax-block-head { position: sticky; top: 6rem; align-self: start; }
.tax-block-num {
  font-family: var(--serif); font-style: italic; font-weight: 360;
  font-size: 2.2rem; color: var(--gold); display: block; margin-bottom: .75rem;
}
.tax-block-head h3 {
  font-family: var(--serif); font-weight: 360;
  font-size: 1.65rem; line-height: 1.15; color: var(--cream);
  letter-spacing: -0.012em;
}
.tax-block-body { max-width: 720px; }
.tax-block-body p {
  font-family: var(--serif); font-weight: 340; font-size: 1.05rem;
  line-height: 1.65; color: #d6c9ad; margin-bottom: 1.25rem;
}
.tax-block-body p em { font-style: italic; color: var(--gold-soft); }
.tax-block-body p:last-child { margin-bottom: 0; }
.tax-block-foot {
  margin-top: 1.5rem !important; padding-top: 1.5rem;
  border-top: 1px solid rgba(237,227,208,.08);
  font-style: italic !important; color: #b5a98f !important; font-size: .98rem !important;
}

/* Basis allocation visual */
.tax-basis {
  margin: 1.75rem 0 1.5rem; padding: 1.75rem;
  border: 1px solid rgba(237,227,208,.1); background: var(--ink);
}
.basis-row {
  display: grid; grid-template-columns: 140px 1fr; gap: 1.25rem;
  align-items: center; padding: .9rem 0;
  border-bottom: 1px solid rgba(237,227,208,.06);
}
.basis-row:last-child { border-bottom: none; }
.basis-row.muted { opacity: .55; }
.basis-life {
  font-family: var(--sans); font-size: .72rem; font-weight: 600;
  letter-spacing: .14em; text-transform: uppercase; color: var(--gold-soft);
}
.basis-row.muted .basis-life { color: #8a8372; }
.basis-bar {
  height: 6px; background: rgba(237,227,208,.06); position: relative; border-radius: 1px;
}
.basis-bar span {
  display: block; height: 100%; background: var(--gold); border-radius: 1px;
}
.basis-row.muted .basis-bar span { background: rgba(237,227,208,.25); }
.basis-desc {
  grid-column: 2; font-family: var(--serif); font-style: italic;
  font-size: .92rem; color: #b5a98f; margin-top: .35rem; line-height: 1.4;
}

/* Realized stat */
.tax-stat {
  float: right; margin: 0 0 1.25rem 2rem; padding: 1.5rem 1.75rem;
  border: 1px solid var(--gold); background: linear-gradient(180deg, rgba(176,138,62,.08), transparent);
  min-width: 240px;
}
.tax-stat-n {
  font-family: var(--serif); font-weight: 340; font-style: italic;
  font-size: 3.4rem; line-height: 1; color: var(--gold-soft);
  letter-spacing: -0.02em;
}
.tax-stat-n span { font-size: 2.2rem; }
.tax-stat-l {
  font-family: var(--sans); font-size: .72rem; font-weight: 500;
  letter-spacing: .14em; text-transform: uppercase; color: #b5a98f;
  margin-top: .85rem; line-height: 1.5;
}

/* Bullet list */
.tax-list { list-style: none; padding: 0; margin: 1.5rem 0; }
.tax-list li {
  font-family: var(--serif); font-weight: 340; font-size: 1.02rem;
  line-height: 1.6; color: #d6c9ad;
  padding: .85rem 0 .85rem 1.5rem; position: relative;
  border-bottom: 1px solid rgba(237,227,208,.06);
}
.tax-list li:last-child { border-bottom: none; }
.tax-list li::before {
  content: ''; position: absolute; left: 0; top: 1.4rem;
  width: 8px; height: 1px; background: var(--gold);
}
.tax-list li span {
  font-family: var(--sans); font-weight: 600; font-size: .78rem;
  letter-spacing: .1em; text-transform: uppercase; color: var(--cream);
  display: block; margin-bottom: .15rem;
}

.tax-grid { display: grid; grid-template-columns: 1fr 1fr auto 1fr; gap: 0; align-items: stretch; }
.tax-col {
  padding: 2.5rem 2rem;
  border: 1px solid rgba(237,227,208,.1);
  background: var(--ink);
}
.tax-col.feature { border-color: var(--gold); background: linear-gradient(180deg, rgba(176,138,62,.06), transparent 80%); }
.tax-col .tag {
  font-family: var(--sans); font-size: .65rem; font-weight: 600;
  letter-spacing: .24em; text-transform: uppercase;
  color: #b5a98f; margin-bottom: 1.25rem;
}
.tax-col.feature .tag { color: var(--gold); }
.tax-col h3 {
  font-family: var(--serif); font-weight: 360;
  font-size: 1.5rem; color: var(--cream); margin-bottom: 2rem; letter-spacing: -0.012em;
}
.tax-col .row {
  display: flex; justify-content: space-between; align-items: baseline;
  padding: .85rem 0;
  border-bottom: 1px solid rgba(237,227,208,.08);
}
.tax-col .row:last-of-type { border-bottom: none; }
.tax-col .row .k { font-family: var(--sans); font-size: .75rem; color: #8a8372; letter-spacing: .05em; }
.tax-col .row .v {
  font-family: var(--serif); font-style: italic; font-weight: 380;
  font-size: 1.1rem; color: var(--cream);
}
.tax-col.feature .row .v { color: var(--gold-soft); }

.tax-vs {
  display: flex; align-items: center; justify-content: center;
  font-family: var(--serif); font-style: italic; font-weight: 360;
  color: var(--gold-soft); font-size: 1.5rem;
  padding: 0 1rem;
  border-top: 1px solid rgba(237,227,208,.1);
  border-bottom: 1px solid rgba(237,227,208,.1);
}

.tax-callout {
  margin-top: 2.5rem;
  padding: 2.25rem;
  border: 1px solid var(--gold);
  background: linear-gradient(135deg, rgba(176,138,62,.08), transparent 60%);
  display: grid; grid-template-columns: 1.2fr 1fr; gap: 2rem; align-items: center;
}
.tax-callout .big {
  font-family: var(--serif); font-weight: 360;
  font-size: clamp(1.5rem, 2.4vw, 2.2rem); line-height: 1.2; color: var(--gold-soft);
  letter-spacing: -0.015em;
}
.tax-callout .big em { font-style: italic; color: var(--cream); }
.tax-callout .note {
  font-family: var(--serif); font-style: italic; font-weight: 340;
  font-size: 1rem; color: #d6c9ad; line-height: 1.5;
}

/* ===================== CASE STUDIES / CAROUSEL ===================== */
.cases { padding: var(--section-y) var(--gutter); background: var(--paper); }
.cases-inner { max-width: var(--max); margin: 0 auto; }
.cases-head {
  display: flex; justify-content: space-between; align-items: end; gap: 2rem;
  margin-bottom: 3rem; flex-wrap: wrap;
}
.cases-head h2 {
  font-family: var(--serif); font-weight: 340;
  font-size: clamp(2.2rem, 3.6vw, 3.2rem);
  line-height: 1.12; letter-spacing: -0.022em; color: var(--ink);
}
.cases-head h2 em { font-style: italic; color: var(--gold); font-weight: 320; }
.cases-nav { display: flex; gap: .5rem; }
.cases-nav button {
  width: 52px; height: 52px; border: 1px solid var(--rule-light);
  background: transparent; color: var(--ink); cursor: pointer;
  transition: all .3s; display: flex; align-items: center; justify-content: center;
}
.cases-nav button:hover { background: var(--ink); color: var(--cream); border-color: var(--ink); }
.cases-nav button svg { width: 18px; height: 18px; }

.cases-track-wrap { overflow: hidden; }
.cases-track {
  display: flex; gap: 2rem;
  transition: transform .7s cubic-bezier(.2,.8,.2,1);
}
.case-card {
  flex: 0 0 calc((100% - 4rem) / 3);
  background: var(--cream);
  border: 1px solid var(--rule-light);
  display: flex; flex-direction: column;
  min-height: 480px;
}
.case-card .photo {
  position: relative; aspect-ratio: 4 / 3; overflow: hidden;
  background: linear-gradient(135deg, var(--paper-3), var(--paper-2));
}
.case-card .photo img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s ease; }
.case-card:hover .photo img { transform: scale(1.04); }
.case-card .photo .badge {
  position: absolute; top: 1rem; left: 1rem;
  font-family: var(--sans); font-size: .62rem; font-weight: 600;
  letter-spacing: .22em; text-transform: uppercase;
  background: var(--cream); color: var(--ink); padding: .4rem .75rem;
}
.case-card .body {
  padding: 1.75rem 1.75rem 2rem; flex: 1; display: flex; flex-direction: column;
}
.case-card .loc {
  font-family: var(--sans); font-size: .68rem; font-weight: 500;
  letter-spacing: .22em; text-transform: uppercase; color: var(--gold-2);
  margin-bottom: .75rem;
}
.case-card h3 {
  font-family: var(--serif); font-weight: 400;
  font-size: 1.35rem; line-height: 1.2; letter-spacing: -0.012em;
  color: var(--ink); margin-bottom: .9rem;
}
.case-card p { font-size: .88rem; line-height: 1.65; color: var(--text-mid); margin-bottom: 1.5rem; }
.case-card .kpis {
  margin-top: auto; padding-top: 1.25rem; border-top: 1px solid var(--rule-light);
  display: grid; grid-template-columns: 1fr 1fr 1fr; gap: .75rem;
}
.case-card .kpi .n {
  font-family: var(--serif); font-weight: 400; font-style: italic;
  font-size: 1.3rem; color: var(--gold); letter-spacing: -0.01em; line-height: 1;
}
.case-card .kpi .l {
  font-family: var(--sans); font-size: .6rem; font-weight: 500;
  letter-spacing: .18em; text-transform: uppercase;
  color: var(--text-dim); margin-top: .45rem;
}

/* ===================== LEADERSHIP ===================== */
.team { padding: var(--section-y) var(--gutter); background: var(--paper-2); }
.team-inner { max-width: var(--max); margin: 0 auto; }
.team-head { text-align: center; margin-bottom: 4rem; max-width: 720px; margin-left: auto; margin-right: auto; }
.team-head .chapter { justify-content: center; }
.team-head .chapter .rule { max-width: 60px; }
.team-head h2 {
  font-family: var(--serif); font-weight: 340;
  font-size: clamp(2.2rem, 3.6vw, 3.4rem); line-height: 1.1; letter-spacing: -0.022em;
  color: var(--ink); margin-top: 1rem;
}
.team-head h2 em { font-style: italic; color: var(--gold); font-weight: 320; }
.team-head .lede { margin-top: 1.25rem; }

.team-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 2.5rem; }

.bio {
  background: var(--cream);
  border: 1px solid var(--rule-light);
  padding: 2.75rem 2.5rem;
  display: grid; grid-template-columns: auto 1fr; gap: 2rem; align-items: start;
}
.bio .portrait {
  width: 140px; height: 180px;
  background: linear-gradient(180deg, var(--paper-3), var(--paper-2));
  border: 1px solid var(--rule-light);
  overflow: hidden; flex-shrink: 0; position: relative;
}
.bio .portrait::before {
  /* silhouette placeholder */
  content: ""; position: absolute; inset: 0;
  background:
    radial-gradient(circle at 50% 38%, var(--ink-3) 22%, transparent 23%),
    radial-gradient(ellipse 60% 40% at 50% 100%, var(--ink-3) 50%, transparent 52%),
    linear-gradient(180deg, var(--paper-3) 0%, var(--paper-2) 100%);
  opacity: .6;
}
.bio .portrait img { width:100%; height:100%; object-fit: cover; position: relative; z-index: 1; }
.bio .role {
  font-family: var(--sans); font-size: .68rem; font-weight: 500;
  letter-spacing: .22em; text-transform: uppercase; color: var(--gold-2);
  margin-bottom: .65rem;
}
.bio h3 {
  font-family: var(--serif); font-weight: 400;
  font-size: 1.65rem; color: var(--ink); line-height: 1.15; letter-spacing: -0.015em;
  margin-bottom: 1.25rem;
  padding-bottom: 1.25rem;
  border-bottom: 1px solid var(--rule-light);
}
.bio p { font-size: .88rem; line-height: 1.7; color: var(--text-mid); }
.bio p + p { margin-top: .9rem; }
.bio .stats {
  margin-top: 1.5rem; padding-top: 1.25rem;
  border-top: 1px solid var(--rule-light);
  display: grid; grid-template-columns: 1fr 1fr; gap: 1rem;
}
.bio .stats .n {
  font-family: var(--serif); font-weight: 400; font-style: italic;
  font-size: 1.5rem; color: var(--gold); line-height: 1; letter-spacing: -0.01em;
}
.bio .stats .l {
  margin-top: .45rem;
  font-family: var(--sans); font-size: .62rem; font-weight: 500;
  letter-spacing: .2em; text-transform: uppercase; color: var(--text-dim);
}

/* ===================== CTA / CONTACT ===================== */
.cta-section { position: relative; padding: var(--section-y) var(--gutter); background: var(--ink); color: var(--text-inv); overflow: hidden; }
.cta-section::before {
  content: ""; position: absolute; inset: 0; z-index: 0;
  background:
    radial-gradient(ellipse at 80% 20%, rgba(176,138,62,.15), transparent 55%),
    linear-gradient(180deg, var(--ink) 0%, var(--ink-2) 100%);
}
/* Architecture accent — kept off; replaced by inline column */
.cta-section::after { content: none; }
.cta-inner { z-index: 3; }
.cta-inner { position: relative; z-index: 3; max-width: var(--max); margin: 0 auto;
  display: grid; grid-template-columns: 1fr 1fr clamp(220px, 24vw, 360px); gap: clamp(2rem, 4vw, 3.5rem);
  align-items: end;
}
.cta-chapter { grid-column: 1 / -1; margin-bottom: 0.5rem; }
.cta-headline {
  grid-column: 1 / -1;
  font-family: var(--serif); font-weight: 400;
  font-size: clamp(3rem, 7.5vw, 7rem);
  line-height: 1.02; letter-spacing: -0.025em;
  color: var(--text-inv);
  margin: 0 0 clamp(2.5rem, 5vw, 4rem);
  max-width: none;
}
.cta-headline em { font-style: italic; color: var(--gold); }
.cta-architecture {
  width: 100%;
  aspect-ratio: auto;
  height: calc(clamp(220px, 24vw, 360px) + 96px);
  background: url('img/architecture.jpg?v=4') no-repeat 45% center / cover;
  border: 1px solid rgba(255,255,255,.08);
  box-shadow: 0 30px 80px -30px rgba(0,0,0,.6);
  filter: brightness(1.25) contrast(1.02);
}
.cta-left .chapter { color: #8a8372; }
.cta-left .chapter .num { color: var(--gold-soft); }
.cta-left .chapter .rule { background: rgba(237,227,208,.2); }
.cta-left h2 {
  font-family: var(--serif); font-weight: 340;
  font-size: clamp(2.2rem, 4vw, 3.6rem); line-height: 1.08; letter-spacing: -0.022em;
  color: var(--cream); margin-top: 1rem;
}
.cta-left h2 em { font-style: italic; color: var(--gold-soft); }
.cta-left .lede { color: #d6c9ad; max-width: 42ch; font-size: clamp(1.25rem, 1.7vw, 1.55rem); line-height: 1.5; }

.cta-left .detail-list { margin-top: 2.5rem; display: flex; flex-direction: column; gap: 1.25rem; max-width: 44ch; }
.cta-left .detail {
  display: grid; grid-template-columns: auto 1fr; gap: 1rem; align-items: baseline;
  padding-top: 1rem; border-top: 1px solid rgba(237,227,208,.1);
}
.cta-left .detail .k {
  font-family: var(--sans); font-size: .62rem; font-weight: 500;
  letter-spacing: .22em; text-transform: uppercase; color: #8a8372;
}
.cta-left .detail .v {
  font-family: var(--serif); font-style: italic; font-weight: 340;
  font-size: 1.05rem; color: var(--cream);
}
.cta-left .detail .v a:hover { color: var(--gold-soft); }

/* Form */
.form { display: flex; flex-direction: column; gap: 1.1rem; }
.form .row { display: grid; grid-template-columns: 1fr 1fr; gap: 1rem; }
.form label {
  font-family: var(--sans); font-size: .62rem; font-weight: 500;
  letter-spacing: .22em; text-transform: uppercase;
  color: var(--text-inv-dim); display: block; margin-bottom: .4rem;
}
.form input, .form textarea, .form select {
  width: 100%; background: transparent;
  border: none; border-bottom: 1px solid rgba(237,227,208,.25);
  color: var(--cream); font-family: var(--sans); font-size: .95rem;
  padding: .65rem 0 .75rem; outline: none;
  transition: border-color .3s;
}
.form input:focus, .form textarea:focus, .form select:focus { border-bottom-color: var(--gold-soft); }
.form textarea { resize: vertical; min-height: 90px; }
.form select option { background: var(--ink); color: var(--cream); }

.form .submit-row {
  margin-top: 1rem;
  display: flex; justify-content: space-between; align-items: center; gap: 1rem;
}
.form .consent {
  font-family: var(--serif); font-style: italic; font-weight: 340;
  font-size: .8rem; color: #8a8372; max-width: 32ch; line-height: 1.45;
}

/* ===================== FOOTER ===================== */
footer {
  background: var(--ink-2); color: var(--text-inv);
  padding: 4rem var(--gutter) 2rem;
  border-top: 1px solid rgba(237,227,208,.08);
}
.footer-grid {
  max-width: var(--max); margin: 0 auto;
  display: grid; grid-template-columns: 2fr 1fr 1fr 1fr; gap: 3rem;
  padding-bottom: 3rem; border-bottom: 1px solid rgba(237,227,208,.1);
}
.footer-brand .mark {
  font-family: var(--serif); font-weight: 400;
  font-size: 1.5rem; color: var(--cream); letter-spacing: -.01em;
  margin-bottom: .4rem;
}
.footer-brand .mark em { font-style: italic; color: var(--gold-soft); font-weight: 360; }
.footer-brand .tagline {
  font-family: var(--serif); font-style: italic; font-weight: 340;
  font-size: .95rem; color: #b5a98f; max-width: 32ch; line-height: 1.5;
  margin-top: .5rem;
}

.footer-col h5 {
  font-family: var(--sans); font-size: .65rem; font-weight: 600;
  letter-spacing: .22em; text-transform: uppercase; color: var(--gold-soft);
  margin-bottom: 1.25rem;
}
.footer-col a {
  display: block; font-size: .85rem; color: #b5a98f;
  padding: .35rem 0; transition: color .25s;
}
.footer-col a:hover { color: var(--cream); }

.footer-legal {
  max-width: var(--max); margin: 0 auto;
  display: flex; justify-content: space-between; align-items: flex-start;
  gap: 2rem; padding-top: 2rem; flex-wrap: wrap;
}
.footer-legal .copyright {
  font-family: var(--sans); font-size: .7rem; color: #6a6355; letter-spacing: .05em;
}
.footer-legal .disclaim {
  font-family: var(--serif); font-style: italic; font-weight: 340;
  font-size: .72rem; color: #6a6355; line-height: 1.55; max-width: 60ch;
}

/* ===================== REVEAL ANIMATIONS ===================== */
.reveal {
  opacity: 0; transform: translateY(24px);
  transition: opacity .9s cubic-bezier(.2,.8,.2,1), transform .9s cubic-bezier(.2,.8,.2,1);
}
.reveal.visible { opacity: 1; transform: translateY(0); }

/* Stagger children when section is in view */
.stagger > * { opacity: 0; transform: translateY(20px); transition: opacity .7s, transform .7s; }
.stagger.in > * { opacity: 1; transform: translateY(0); }
.stagger.in > *:nth-child(1) { transition-delay: .05s; }
.stagger.in > *:nth-child(2) { transition-delay: .15s; }
.stagger.in > *:nth-child(3) { transition-delay: .25s; }
.stagger.in > *:nth-child(4) { transition-delay: .35s; }
.stagger.in > *:nth-child(5) { transition-delay: .45s; }
.stagger.in > *:nth-child(6) { transition-delay: .55s; }

/* ===================== RESPONSIVE ===================== */
@media (max-width: 1100px) {
  .nav-links { display: none; }
  .nav-login { display: none; }
  .nav-burger { display: inline-flex; }
  .portfolio-layout { grid-template-columns: 1fr; }
  .map { aspect-ratio: 16/9; }
  .map-stack .map.map-tx { aspect-ratio: 4/3; }
  .opp-grid { grid-template-columns: 1fr; }
  .cta-inner { grid-template-columns: 1fr; }
  .tax-grid { grid-template-columns: 1fr; }
  .tax-vs { display: none; }
  .tax-block { grid-template-columns: 1fr; gap: 1.5rem; }
  .tax-block-head { position: static; }
  .tax-stat { float: none; margin: 1.25rem 0; }
  .basis-row { grid-template-columns: 110px 1fr; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
  .stats-grid { grid-template-columns: 1fr 1fr; }
  .stat-cell:nth-child(2) { border-right: none; }
  .hero-strip { grid-template-columns: 1fr 1fr; }
  .pillars-grid { grid-template-columns: 1fr 1fr; }
  .pillar:nth-child(3n) { border-right: 1px solid var(--rule-light); }
  .pillar:nth-child(2n) { border-right: none; }
  .thesis-grid { grid-template-columns: 1fr 1fr; }
  .team-grid { grid-template-columns: 1fr; }
  .intro-grid { grid-template-columns: 1fr; gap: 2.5rem; }
  .portfolio-head { grid-template-columns: 1fr; gap: 1rem; }
  .portfolio-head .right { justify-self: start; }
  .case-card { flex: 0 0 calc((100% - 2rem) / 2); }
  .prop-summary { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 700px) {
  .pillars-grid, .thesis-grid { grid-template-columns: 1fr; }
  .pillar, .t-card { border-right: none !important; }
  .stats-grid { grid-template-columns: 1fr; }
  .stat-cell { border-right: none; }
  .hero-strip { grid-template-columns: 1fr 1fr; }
  .footer-grid { grid-template-columns: 1fr; }
  .bio { grid-template-columns: 1fr; }
  .bio .portrait { width: 100px; height: 130px; }
  .case-card { flex: 0 0 100%; }
  .prop-summary { grid-template-columns: 1fr 1fr; }
  .hero h1 { font-size: 3rem; }
  .tax-callout { grid-template-columns: 1fr; }
  .nav { padding: .9rem 1rem; }
}

/* ===================== A11Y UTILITIES ===================== */
/* Visually hidden but available to assistive tech (carousel live region etc.) */
.sr-only {
  position: absolute !important;
  width: 1px; height: 1px;
  padding: 0; margin: -1px;
  overflow: hidden; clip: rect(0,0,0,0);
  white-space: nowrap; border: 0;
}

/* Honor reduced-motion users globally for transforms / transitions */
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after {
    animation-duration: 0.001ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.001ms !important;
    scroll-behavior: auto !important;
  }
}

/* Focus visibility — keyboard navigation */
a:focus-visible, button:focus-visible, input:focus-visible,
select:focus-visible, textarea:focus-visible {
  outline: 2px solid var(--gold);
  outline-offset: 3px;
  border-radius: 2px;
}