/* Architectural grid, warm materials, precise typography. No external fonts or animation library. */
:root{--xl-ink:#101a1e;--xl-muted:#536267;--xl-paper:#f5f3ed;--xl-line:rgba(23,42,47,.17);--xl-accent:#a8d4c0;--xl-night:#102327;--xl-radius:3px}
html{scroll-padding-top:104px}body{font-family:Inter,"Segoe UI",Arial,sans-serif}*{box-sizing:border-box}a,button,summary{-webkit-tap-highlight-color:transparent}button,input,select,textarea{font:inherit}a:focus-visible,button:focus-visible,summary:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid #41c1c6;outline-offset:5px}button,a,summary{touch-action:manipulation}[hidden]{display:none!important}.skip-link{position:fixed;top:-100px;left:20px;z-index:120;background:#fff;color:#102327;padding:16px}.skip-link:focus{top:12px}
.xl-header{position:fixed;inset:0 0 auto;z-index:90;display:flex;align-items:center;justify-content:space-between;gap:24px;padding:18px clamp(22px,4vw,72px);height:90px;color:#f5f5f0;background:rgba(10,23,27,.97);border-bottom:1px solid #ffffff20}.xl-brand{display:inline-flex;gap:13px;align-items:center;color:inherit;text-decoration:none;flex-shrink:0}.xl-brand img{width:46px;height:46px;object-fit:contain}.xl-brand>span{font-size:18px;font-weight:600;letter-spacing:-.03em}.xl-brand small{display:block;font-size:11px;font-weight:400;letter-spacing:.06em;margin-top:3px;color:#b8c9c9}.xl-nav{display:flex;align-items:center;gap:clamp(18px,2vw,34px)}.xl-nav>a,.xl-expertises>summary{font-size:14px;font-weight:500;letter-spacing:0;color:inherit;text-decoration:none;white-space:nowrap}.xl-nav a:hover,.xl-nav a[aria-current]{color:var(--xl-accent)}.xl-nav>.xl-contact{padding:13px 16px;background:var(--xl-accent);color:#102327;display:flex;gap:18px}.xl-expertises{position:relative}.xl-expertises summary{cursor:pointer;list-style:none;display:flex;gap:12px;align-items:center;min-height:44px}.xl-expertises summary::-webkit-details-marker{display:none}.xl-expertises>div{position:absolute;top:54px;left:-22px;min-width:315px;padding:12px;background:#152d31;box-shadow:0 14px 36px #0004;border:1px solid #ffffff25}.xl-expertises a{display:flex;align-items:center;justify-content:space-between;gap:24px;padding:15px 12px;font-size:14px;color:#f5f5f0;text-decoration:none}.xl-expertises a+a{border-top:1px solid #ffffff14}.xl-menu-button{display:none;min-height:44px;padding:10px 14px;background:transparent;color:white;border:1px solid #ffffff50}
.xl-footer{display:grid;grid-template-columns:1.25fr 1fr 1.15fr 1.15fr;gap:40px;padding:64px clamp(24px,5vw,88px) 28px;background:#0e1d21;color:#d7e1df;min-height:0}.xl-footer>div{display:flex;flex-direction:column;align-items:flex-start;gap:12px}.xl-footer p{font-size:15px;line-height:1.7;color:#a8bdbb;margin:6px 0}.xl-footer h2{font:500 12px/1.6 Inter,"Segoe UI",sans-serif;letter-spacing:.12em;text-transform:uppercase;color:#9cb4b1;margin:0 0 9px}.xl-footer a{font-size:14px;line-height:1.5;color:inherit;text-decoration:none}.xl-footer a:hover{color:#fff;text-decoration:underline;text-underline-offset:4px}.xl-footer .xl-legal{grid-column:1/-1;padding-top:24px;margin-top:8px;border-top:1px solid #ffffff20;font-size:12px;line-height:1.7;color:#a2b6b5;letter-spacing:0}
/* Keep the film untouched; overlays are transform/opacity only. */
.copy h1,.copy h2{font-family:Inter,"Segoe UI",sans-serif;font-weight:500;letter-spacing:-.06em;font-size:clamp(40px,4.4vw,68px);line-height:1.05}.copy h1 em,.copy h2 em{font-style:normal;font-weight:300;color:#e6eee9}.copy{top:49%;max-width:660px}.copy>p{font-size:17px;line-height:1.65;max-width:470px;text-shadow:0 1px 12px #0007}.scene-index,.copy .eyebrow,.eyebrow,.section-number{font-size:12px;letter-spacing:.13em}.film-shade{background:linear-gradient(90deg,rgba(5,17,20,.66),rgba(5,17,20,.2) 57%,transparent),linear-gradient(0deg,rgba(5,17,20,.5),transparent 30%)}.portal-action{border:1px solid #ffffff65;background:rgba(15,32,35,.77);padding:18px 22px;min-height:78px;max-width:455px;transition:background .2s,transform .2s,border-color .2s}.portal-action:hover{background:rgba(18,45,49,.95);border-color:#b8e5d4;transform:translateY(-2px)}.portal-action>span,.portal-action>small{font-size:12px;letter-spacing:.035em;line-height:1.5}.portal-action>strong{font:500 clamp(20px,2vw,27px)/1.2 Inter,"Segoe UI",sans-serif;letter-spacing:-.025em}.portal-action>i{font-size:28px}.copy .scene-legal{font-size:12px;line-height:1.5;max-width:435px}.scroll-cue{font-size:12px;margin-top:20px}.skip{font-size:12px;top:auto;bottom:29px;right:4vw;padding:12px 14px;background:#102327cc;border:1px solid #ffffff45}.chapter-dots{display:none}.film-chapters{position:absolute;left:4vw;bottom:28px;display:flex;gap:6px;z-index:4}.film-chapters button{border:1px solid #ffffff40;color:#ecf4ee;background:#102327cc;padding:10px 13px;font-size:12px;min-height:44px;cursor:pointer}.film-chapters button[aria-current="step"]{background:#b3d7c5;color:#102327;border-color:#b3d7c5}.film-chapters button span{opacity:.7;margin-right:6px}.film-loading{bottom:92px}.film-loading span{font-size:12px}.film-loading b{font-size:13px}.reduced-story article:first-child h1{font:500 clamp(34px,5vw,65px)/1.08 Inter,"Segoe UI",sans-serif;letter-spacing:-.05em}
/* Read one idea, then one action. */
.projects-section,.expertise-section,.founder-section,.contact-section{padding:88px clamp(24px,5vw,88px);min-height:0}.projects-section,.founder-section{background:var(--xl-paper);color:var(--xl-ink)}.section-heading{margin-bottom:38px}.section-heading h2,.expertise-intro h2,.founder-bio h2,.contact-intro h2,.partnership-copy h2{font:500 clamp(32px,3.6vw,54px)/1.1 Inter,"Segoe UI",sans-serif;letter-spacing:-.055em}.section-heading h2 em,.expertise-intro h2 em,.founder-bio h2 em,.contact-intro h2 em,.partnership-copy h2 em{font-style:normal;font-weight:300}.section-heading p,.expertise-intro p,.founder-bio p,.contact-intro p,.partnership-copy p{font-size:16px;line-height:1.75}.project-grid{gap:20px}.project-card{min-height:390px;border-radius:var(--xl-radius)}.project-card h3{font:500 clamp(26px,2.5vw,36px)/1.15 Inter,"Segoe UI",sans-serif;letter-spacing:-.04em}.project-card small{font-size:12px}.project-card p{font-size:14px;line-height:1.6}.project-card b{opacity:1;transform:none;font-size:13px;border-top:1px solid #ffffff55;padding-top:16px;margin-top:20px}.all-projects-link,.text-action{font-size:14px;min-height:44px;display:inline-flex;align-items:center;gap:18px}.partnership-section{min-height:0;padding:80px clamp(24px,5vw,88px);display:grid;grid-template-columns:1.2fr .8fr;gap:64px;background:#122a2d}.partnership-orbit{display:none}.partnership-steps{border-left:1px solid #ffffff25;padding-left:36px}.partnership-steps h3{font:500 21px/1.3 Inter,"Segoe UI",sans-serif}.partnership-steps p{font-size:15px;line-height:1.65}.partnership-steps small{font-size:12px;line-height:1.65}.expertise-section{background:#102327;color:#f3f6ee;gap:70px}.expertise-list a{padding:24px 0;min-height:76px}.expertise-list h3{font:400 clamp(20px,2.3vw,30px)/1.3 Inter,"Segoe UI",sans-serif;letter-spacing:-.03em}.expertise-list span{font-size:12px}.founder-section{gap:64px;align-items:center}.founder-visual{min-height:0;height:560px}.founder-visual img{object-position:65% center}.founder-bio{padding:0}.founder-bio .founder-lead{font-size:18px;line-height:1.65}.founder-visual span{font-size:12px}.contact-section{background:#163236;gap:64px}.brief-form label{font-size:13px;letter-spacing:.01em}.brief-form input,.brief-form select,.brief-form textarea{font-size:16px;min-height:48px}.brief-form .consent{font-size:13px;line-height:1.6}.brief-form .consent input{min-height:20px}.contact-intro>a{font-size:18px}
/* Investment: one choice per panel; primary text readable at every width. */
.selector-intro>p,.selector-help,.selector-step-title>p{font-size:16px;line-height:1.65}.selector-kicker,.selector-intro .eyebrow,.selector-step-heading>span,.selector-step-title>span{font-size:12px}.selector-progress button{min-height:58px}.selector-progress small,.selector-progress span{font-size:12px}.selector-progress strong{font-size:14px}.selector-type-card strong,.selector-city-card strong{font-family:Inter,"Segoe UI",sans-serif;letter-spacing:-.03em}.selector-type-card p,.selector-city-card p{font-size:14px}.selector-card-status,.selector-type-card small,.selector-city-card small{font-size:12px}.selector-project-copy p,.investment-project-lead{font-size:16px;line-height:1.7}.selector-project-copy small,.selector-back,.selector-project-facts span,.project-quick-facts dt,.investment-breadcrumb{font-size:12px}.investment-actions .button,.investment-actions a,.interest-form label{font-size:14px}.investment-note,.project-financial-note{font-size:13px;line-height:1.65}
/* Editorial service pages: concise overview, useful detail on demand. */
.view-seo .seo-landing{padding-top:136px}.view-seo .seo-landing h1{font:500 clamp(38px,4.3vw,65px)/1.07 Inter,"Segoe UI",sans-serif;letter-spacing:-.055em}.view-seo .seo-landing-copy>p:not(.eyebrow){font-size:18px;line-height:1.65}.view-seo .section{padding-left:clamp(24px,5vw,88px);padding-right:clamp(24px,5vw,88px)}.view-seo .seo-landing-visual{height:410px}.view-seo .seo-proof-strip{gap:10px;margin-top:32px}.view-seo .seo-proof-strip span{font-size:12px;padding:9px 13px;background:#edf1e9;border:1px solid #d9e1d7;box-shadow:none}.view-seo .section-heading h2,.view-seo .seo-faq h2,.view-seo .seo-final-cta h2{font:500 clamp(29px,3vw,44px)/1.15 Inter,"Segoe UI",sans-serif;letter-spacing:-.045em}.view-seo .seo-content,.view-seo .seo-faq{padding-top:60px;padding-bottom:60px}.view-seo .seo-service-grid{display:grid;grid-template-columns:1fr 1fr;gap:0 32px}.seo-service-grid>details{border-top:1px solid var(--xl-line);padding:0;background:transparent;align-self:start}.seo-service-grid>details summary{display:flex;gap:18px;align-items:center;padding:24px 4px;cursor:pointer;font-size:19px;list-style:none;min-height:76px}.seo-service-grid>details summary span{font-size:12px;color:#5b7975}.seo-service-grid>details summary::after{content:'+';margin-left:auto;color:#5b7975}.seo-service-grid>details[open] summary::after{content:'−'}.seo-service-grid>details p{font-size:16px;line-height:1.75;padding:0 20px 24px 40px;margin:0;color:#526267}.view-seo .seo-crosslink{margin-top:40px;padding:28px;border:1px solid var(--xl-line);background:#eff2eb}.view-seo .seo-crosslink h2{font:500 24px/1.3 Inter,"Segoe UI",sans-serif;letter-spacing:-.035em}.view-seo .button{font-size:14px;min-height:46px;line-height:1.4}.view-seo .seo-faq summary{font-size:17px;line-height:1.5;padding:20px 0}.view-seo .seo-faq p{font-size:16px;line-height:1.75}.view-seo .seo-final-cta{padding-top:48px;padding-bottom:48px;background:#132b2f;color:white}.view-seo .seo-final-cta p{color:#d1dddb}.view-seo .directory-topline{font-size:12px}.seo-landing-visual figcaption{font-size:12px;line-height:1.5;padding:10px 0;color:#5c6b70}.seo-local-links{display:flex;flex-wrap:wrap;gap:12px 24px;margin-top:26px}.seo-local-links a{font-size:14px;color:#205a5e;text-decoration:underline;text-underline-offset:5px;padding:8px 0}.view-seo .seo-landing-visual:has(figcaption){overflow:visible;margin-bottom:28px}
.selector-path small,.selector-path b,.selector-panel>header>span,.choice-body small,.choice-body em,.selector-legal,.selector-announcement{font-size:12px;line-height:1.5}.selector-path strong{font-size:15px}.selector-choice .choice-body strong{font-family:Inter,"Segoe UI",sans-serif;letter-spacing:-.04em}.selector-project-summary,.project-subtitle{font-size:16px;line-height:1.7}.selector-project-link,.selector-back,.project-contact-link,.project-download>small,.project-download>span,.project-key-facts dt,.project-inline-notice,.project-legal,.project-visual-disclosure,.interest-privacy{font-size:13px;line-height:1.6}.selector-path button,.selector-back{min-height:44px}.xl-project-directory{padding-top:150px;min-height:85svh}.xl-project-directory h1{font:500 clamp(38px,4vw,60px)/1.1 Inter,"Segoe UI",sans-serif;letter-spacing:-.05em}.xl-project-directory .project-card h2{font:500 30px/1.15 Inter,"Segoe UI",sans-serif;letter-spacing:-.03em}.seo-context-links{padding:36px 5vw;border-top:1px solid #ccd6cd}
@media(min-width:851px){.copy{left:5vw}.film-rail{height:650svh}}
@media(max-width:1180px){.xl-brand>span{font-size:16px}.xl-nav{gap:18px}.xl-nav>a,.xl-expertises>summary{font-size:13px}.xl-header{padding-inline:24px}.xl-contact{gap:8px!important}}
@media(max-width:1080px){.xl-menu-button{display:flex;gap:15px;align-items:center}.xl-nav{display:none;position:absolute;inset:89px 0 auto;background:#102327;padding:18px 24px 28px;border-bottom:1px solid #ffffff40;max-height:calc(100dvh - 89px);overflow:auto;align-items:stretch;gap:0}.xl-nav.is-open{display:flex;flex-direction:column}.xl-nav>a{font-size:17px;padding:18px 0;border-bottom:1px solid #ffffff20}.xl-nav>.xl-contact{padding:17px 18px;margin-top:14px;justify-content:space-between}.xl-expertises>summary{font-size:17px;padding:16px 0}.xl-expertises>div{position:static;min-width:0;box-shadow:none;border:0;background:#193439;padding:4px 10px}.xl-expertises a{font-size:15px}.xl-footer{grid-template-columns:1fr 1fr}.section-heading{gap:24px}.founder-section,.partnership-section{gap:32px}.copy>p{max-width:430px}.view-seo .seo-landing-visual{height:350px}}
@media(max-width:850px){html{scroll-padding-top:90px}.xl-header{height:76px;padding:12px 20px}.xl-brand img{width:38px;height:38px}.xl-brand small{font-size:10px}.xl-nav{top:75px;max-height:calc(100dvh - 75px)}.copy{top:46%;left:24px;right:24px;width:auto;max-width:530px}.copy h1,.copy h2{font-size:clamp(34px,7vw,51px);line-height:1.06}.copy>p{font-size:16px;line-height:1.55}.copy .eyebrow{font-size:11px}.scene-index{font-size:11px;margin-bottom:10px}.copy .portal-action{margin-top:20px;padding:14px 16px;min-height:72px}.copy .portal-action>strong{font-size:22px}.copy .scene-legal{font-size:11px;line-height:1.45;margin-top:12px}.film-chapters{bottom:24px;left:20px;right:20px;gap:5px}.film-chapters button{flex:1;padding:10px 6px;font-size:11px}.film-chapters button span{display:none}.skip{bottom:82px;right:20px;font-size:11px;padding:8px 10px}.film-loading{bottom:138px}.projects-section,.expertise-section,.founder-section,.contact-section,.partnership-section{padding:60px 24px;gap:28px}.section-heading h2,.expertise-intro h2,.founder-bio h2,.contact-intro h2,.partnership-copy h2{font-size:36px}.project-card{min-height:410px}.partnership-section{grid-template-columns:1fr}.partnership-steps{display:none}.founder-visual{height:420px}.founder-bio p{font-size:16px}.xl-footer{gap:30px;padding:44px 24px 24px}.view-seo .seo-landing{padding-top:112px}.view-seo .seo-landing h1{font-size:40px}.view-seo .seo-landing-copy>p:not(.eyebrow){font-size:17px}.view-seo .seo-service-grid{grid-template-columns:1fr}.view-seo .seo-crosslink{padding:24px}.view-seo .seo-landing-visual{height:300px}.view-seo .seo-landing-visual:has(figcaption){margin-bottom:45px}.view-seo .seo-content,.view-seo .seo-faq{padding-block:44px}}
@media(max-width:480px){.xl-footer{grid-template-columns:1fr}.xl-footer>div:first-child{padding-bottom:18px;border-bottom:1px solid #ffffff25}.copy{left:20px;right:20px}.copy h1,.copy h2{font-size:35px}.copy>p{font-size:15px}.film-chapters button{font-size:10px}.section-heading h2,.founder-bio h2{font-size:33px}}
@media(max-height:660px) and (min-width:851px){.copy{top:51%}.copy h1,.copy h2{font-size:40px}.scene-index{display:none}.copy>p{font-size:15px;margin-top:12px}.copy .portal-action{margin-top:14px;min-height:64px;padding:12px 18px}.copy .portal-action>small{display:none}.copy .scene-legal{display:none}}
.project-card>div{transform:none}.portal-action::after{display:none}.portal-action::before{background:linear-gradient(110deg,#a8d4c025,transparent)}.selector-intro h1{font:500 clamp(44px,5.3vw,74px)/1.03 Inter,"Segoe UI",sans-serif;letter-spacing:-.06em}.selector-intro h1 em{font-weight:300;font-style:normal;color:#bfd4c8}.selector-intro>p:not(.eyebrow){font:400 16px/1.65 Inter,"Segoe UI",sans-serif;margin-top:22px;color:#c1cdca}.selector-panel h2{font:400 clamp(27px,2.8vw,40px)/1.15 Inter,"Segoe UI",sans-serif;letter-spacing:-.04em}.selector-path span{font-size:13px;letter-spacing:.06em}.selector-path button[aria-current]{background:#a8d4c022;color:white}.selector-legal{color:#a8b9b2;letter-spacing:.01em;text-transform:none}.selector-choice.is-coming{opacity:.7}.selector-path{margin-top:20px}
@media(max-width:850px){.selector-intro h1{font-size:44px}.selector-intro h1 br{display:none}.selector-intro h1 em::before{content:' '}.selector-panel h2{font-size:29px}.selector-panel>header{margin-bottom:20px}.selector-path{margin-top:24px}.selector-path span{font-size:12px}.selector-intro>p:not(.eyebrow){font-size:16px}.film-stage{background:#101e22}.film-video{object-fit:contain;background:transparent}.film-poster{background-color:#101e22}.film-shade{background:linear-gradient(0deg,#102327f0,rgba(16,35,39,.16) 55%,rgba(16,35,39,.15))}}
.view-seo .seo-landing-hero{min-height:460px;grid-template-columns:1fr 1fr;background:#122a2e}.view-seo .seo-landing-copy{padding:42px}.view-seo .seo-landing h1{font-size:clamp(36px,4vw,56px)}.view-seo .seo-landing-copy>p:not(.eyebrow){margin-top:22px;font-size:17px}.view-seo .seo-landing-visual{height:auto;min-height:360px;display:grid;grid-template-rows:1fr auto;align-self:stretch}.view-seo .seo-landing-visual img{object-fit:cover;min-height:0}.view-seo .seo-landing-visual figcaption{padding:12px 18px;background:#edf0e8;color:#455c5b}.view-seo .seo-landing-visual:has(figcaption){margin-bottom:0}.view-seo .seo-proof-strip{background:transparent;padding:0;display:flex;flex-wrap:wrap}.view-seo .seo-proof-strip span{color:#3e5855;font-weight:500;letter-spacing:.04em}.view-seo .seo-crosslink .seo-button-ghost{color:#285650;border-color:#54776f}.view-seo .seo-faq{margin-top:0}.view-seo .seo-faq details{padding:6px 0}.view-seo .seo-faq summary{font-family:Inter,"Segoe UI",sans-serif}.view-seo .seo-service-grid{border:0}.view-seo .seo-landing-copy .button-primary,.view-seo .seo-final-cta .button-primary,.view-seo .seo-crosslink .button-primary{background:#b2d4bf;color:#13292c}.view-seo .seo-landing-copy .button-primary:hover,.view-seo .seo-final-cta .button-primary:hover{background:#d0e5d8}
@media(max-width:850px){.view-seo .seo-landing-hero{grid-template-columns:1fr;min-height:0}.view-seo .seo-landing-copy{padding:28px}.view-seo .seo-landing h1{font-size:36px}.view-seo .seo-landing-visual{min-height:0;height:300px}.view-seo .seo-landing-visual:has(figcaption){height:350px}.view-seo .seo-landing-visual img{height:100%;max-height:300px}}
.selector-announcement{position:absolute;width:1px;height:1px;overflow:hidden;clip-path:inset(50%);white-space:nowrap}
@media(max-width:850px){.investment-selector[data-active-step="project"] .selector-intro>p:not(.eyebrow),.investment-selector[data-active-step="city"] .selector-intro>p:not(.eyebrow){display:none}.investment-selector[data-active-step="project"] .selector-intro h1,.investment-selector[data-active-step="city"] .selector-intro h1{font-size:34px}.selector-project-media{min-height:0!important;aspect-ratio:4/3;height:auto!important}.selector-project-card>div{padding:24px}.selector-project-card h3{font-size:34px}.selector-panel{padding-bottom:16px}}
@media(max-width:600px){.video-stack{top:76px;height:auto;aspect-ratio:16/9;transform:none}.copy,.copy.visible{top:calc(76px + 56.25vw + 18px);transform:none}.copy .scene-index{display:none}.copy .eyebrow{margin-bottom:12px}.copy>p{margin-top:14px}.copy .scroll-cue{display:none}.copy .portal-action{margin-top:18px}.film-chapters{bottom:16px}.skip{bottom:74px}.film-stage{background:#102327}.film-shade{background:linear-gradient(0deg,#102327,transparent 35%)}.film-loading{bottom:auto;top:90px}}
@media(max-width:600px) and (max-height:740px){.copy h1,.copy h2{font-size:30px}.copy .eyebrow{display:none}.copy>p{font-size:14px;line-height:1.45}.copy .portal-action{padding:11px 14px;min-height:62px}.copy .portal-action>small,.copy .scene-legal{display:none}.copy .portal-action>strong{font-size:20px}.skip{display:none}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto!important}*,*::before,*::after{animation:none!important;transition:none!important}.film-rail{display:none}.project-card img{transform:none!important}}