:root{--black:#070707;--black-2:#101010;--paper:#f2f0ea;--paper-2:#dedbd3;--silver:#c7cbd0;--line:rgba(255,255,255,.18);--dark-line:rgba(7,7,7,.18);--silo:#ca0013;--pad:clamp(1.25rem,4vw,4.8rem);--max:1600px}
*{box-sizing:border-box}html{scroll-behavior:smooth;background:var(--black)}body{margin:0;background:var(--paper);color:var(--black);font-family:"Hanken Grotesk",Arial,sans-serif;font-size:16px;line-height:1.45;overflow-x:hidden}body.menu-open{overflow:hidden}img{display:block;max-width:100%}a{color:inherit;text-decoration:none}button{font:inherit}::selection{background:#d7dbe0;color:#050505}
.skip{position:fixed;left:1rem;top:-5rem;background:#fff;color:#000;padding:.8rem 1rem;z-index:200}.skip:focus{top:1rem}.grain{position:fixed;inset:0;pointer-events:none;z-index:90;opacity:.035;background-image:url("data:image/svg+xml,%3Csvg viewBox='0 0 180 180' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.8' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)'/%3E%3C/svg%3E")}.shell{width:min(100%,var(--max));margin:auto;padding-inline:var(--pad)}
.site-header{position:absolute;inset:0 0 auto;z-index:100;color:#fff;border-bottom:1px solid var(--line)}.nav{height:clamp(74px,7vw,94px);display:flex;align-items:center;justify-content:space-between;gap:2rem}.logo img{width:clamp(128px,12vw,190px);height:auto}.nav-links{display:flex;align-items:center;gap:clamp(1rem,2.2vw,2.5rem);font-size:.75rem;text-transform:uppercase;letter-spacing:.13em;font-weight:700}.nav-links a{position:relative;padding:.5rem 0}.nav-links a:after{content:"";position:absolute;left:0;right:100%;bottom:0;height:1px;background:currentColor;transition:right .25s}.nav-links a:hover:after,.nav-links a[aria-current="page"]:after{right:0}.nav-cta{border:1px solid currentColor!important;padding:.8rem 1rem!important}.nav-cta:after{display:none}.menu-button{display:none;color:inherit;background:none;border:0;text-transform:uppercase;font-size:.72rem;letter-spacing:.12em;font-weight:700;padding:.8rem}.mobile-menu{display:none}
.hero{min-height:100svh;background:var(--black);color:#fff;position:relative;display:flex;align-items:flex-end;overflow:hidden;padding:clamp(130px,14vw,190px) 0 clamp(2rem,5vw,5rem)}.hero:before{content:"95";position:absolute;right:-.04em;top:4%;font-size:clamp(20rem,58vw,72rem);line-height:.74;font-weight:900;letter-spacing:-.14em;color:transparent;-webkit-text-stroke:1px rgba(255,255,255,.11);transform:skewX(-7deg);pointer-events:none}.hero-grid{width:100%;display:grid;grid-template-columns:minmax(0,1.9fr) minmax(260px,.6fr);gap:5vw;align-items:end;position:relative;z-index:2}.eyebrow{display:flex;align-items:center;gap:.8rem;font-size:.72rem;text-transform:uppercase;letter-spacing:.16em;font-weight:700}.eyebrow:before{content:"";display:block;width:2.5rem;height:2px;background:currentColor}.display{font-size:clamp(4.8rem,12vw,13.5rem);line-height:.76;letter-spacing:-.085em;text-transform:uppercase;margin:clamp(2.5rem,8vh,6rem) 0 0;font-weight:900}.display .metal,.metal-text{background:linear-gradient(168deg,#fff 5%,#777f86 26%,#f7f9fa 47%,#727b84 65%,#e7ecef 84%,#fff);-webkit-background-clip:text;background-clip:text;color:transparent}.hero-side{border-top:1px solid var(--line);padding-top:1.5rem}.hero-side p{font-size:clamp(1.1rem,1.5vw,1.5rem);line-height:1.3;margin:0 0 2.2rem}.hero-side .meta{font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:#aaa}
.ticker{background:#e8ebed;color:#080808;overflow:hidden;border-block:1px solid #080808;padding:.9rem 0;white-space:nowrap;font-size:.72rem;letter-spacing:.16em;font-weight:800;text-transform:uppercase}.ticker-track{display:inline-block;animation:ticker 24s linear infinite}@keyframes ticker{to{transform:translateX(-50%)}}
.section{padding:clamp(5rem,10vw,10rem) 0}.section.black{background:var(--black);color:#fff}.section.paper{background:var(--paper);color:var(--black)}.section.silver{background:linear-gradient(155deg,#e9ecee,#aab1b7 35%,#f5f6f6 62%,#929aa2);color:#080808}.section-head{display:grid;grid-template-columns:.45fr 1.55fr;gap:5vw;margin-bottom:clamp(3rem,6vw,6rem)}.index{font-size:.72rem;letter-spacing:.15em;text-transform:uppercase;font-weight:700}.headline{font-size:clamp(3.4rem,8vw,9rem);line-height:.84;letter-spacing:-.07em;text-transform:uppercase;margin:0;font-weight:900}.headline.serif{font-family:Newsreader,Georgia,serif;font-weight:400;text-transform:none;letter-spacing:-.045em;line-height:.92}.intro-copy{display:grid;grid-template-columns:.45fr 1.55fr;gap:5vw}.intro-copy p{grid-column:2;margin:0;max-width:820px;font-size:clamp(1.3rem,2.5vw,2.25rem);line-height:1.22;letter-spacing:-.025em}
.three-grid{display:grid;grid-template-columns:repeat(3,1fr);border:1px solid currentColor}.division{min-height:540px;padding:clamp(1.5rem,3vw,3rem);display:flex;flex-direction:column;justify-content:space-between;border-right:1px solid currentColor;transition:background .25s,color .25s}.division:last-child{border-right:0}.division:hover{background:#fff;color:#080808}.division-number{font-size:.72rem;letter-spacing:.15em;text-transform:uppercase}.division h3{font-size:clamp(3rem,5vw,6rem);line-height:.78;letter-spacing:-.07em;text-transform:uppercase;margin:0 0 1.6rem}.division p{max-width:340px;margin:0;font-size:1.05rem}.text-link{display:inline-flex;align-items:center;border-bottom:1px solid currentColor;padding:.35rem 0;font-size:.72rem;text-transform:uppercase;letter-spacing:.14em;font-weight:800}
.silo-panel{display:grid;grid-template-columns:1fr 1fr;min-height:800px;background:#111;color:#fff}.silo-image{position:relative;overflow:hidden;min-height:580px}.silo-image img{width:100%;height:100%;object-fit:cover}.silo-image:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,transparent 65%,#111)}.silo-content{padding:clamp(3rem,6vw,7rem);display:flex;flex-direction:column;justify-content:space-between}.silo-content .index{color:#ff5665}.silo-logo{width:min(100%,470px);margin:3rem 0}.silo-content h2{font-size:clamp(3.5rem,7vw,8.5rem);line-height:.82;letter-spacing:-.075em;margin:0;text-transform:uppercase}.silo-content p{font-size:clamp(1.1rem,1.7vw,1.5rem);max-width:560px}.silo-button{display:inline-flex;width:max-content;background:var(--silo);color:#fff;padding:1rem 1.25rem;font-size:.72rem;letter-spacing:.13em;text-transform:uppercase;font-weight:800}
.projects-grid{display:grid;grid-template-columns:1.3fr .7fr;gap:1px;background:#111;border:1px solid #111}.project-card{background:#111;color:#fff;position:relative;min-height:clamp(420px,55vw,780px);overflow:hidden;display:flex;align-items:flex-end}.project-card img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;transition:transform .7s}.project-card:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 35%,rgba(0,0,0,.88))}.project-card:hover img{transform:scale(1.025)}.project-copy{position:relative;z-index:2;padding:clamp(1.5rem,3vw,3rem)}.project-copy h3{font-size:clamp(2.5rem,5vw,6.5rem);line-height:.88;letter-spacing:-.06em;text-transform:uppercase;margin:.8rem 0 1rem}.project-copy p{margin:0;max-width:520px;font-size:1rem}.project-card.small{min-height:calc(clamp(420px,55vw,780px)/2)}
.founder-strip{display:grid;grid-template-columns:.9fr 1.1fr;background:#0a0a0a;color:#fff}.founder-photo{min-height:760px}.founder-photo img{width:100%;height:100%;object-fit:cover;object-position:center 35%}.founder-content{padding:clamp(3rem,7vw,8rem);display:flex;flex-direction:column;justify-content:center}.founder-content h2{font-size:clamp(4rem,9vw,10rem);line-height:.78;letter-spacing:-.08em;text-transform:uppercase;margin:2rem 0}.founder-content p{font-size:clamp(1.2rem,2vw,1.7rem);line-height:1.32;max-width:650px}.fact-list{margin-top:3rem;border-top:1px solid var(--line)}.fact{display:flex;justify-content:space-between;gap:2rem;padding:1rem 0;border-bottom:1px solid var(--line);font-size:.72rem;letter-spacing:.12em;text-transform:uppercase}
.cta{background:#dfe2e4;color:#080808;min-height:70vh;display:flex;align-items:center}.cta h2{font-size:clamp(4.5rem,12vw,13rem);line-height:.76;letter-spacing:-.085em;text-transform:uppercase;margin:0}.cta-row{margin-top:4rem;display:flex;justify-content:space-between;align-items:end;gap:2rem}.cta-row p{font-size:clamp(1.1rem,2vw,1.5rem);max-width:520px;margin:0}
.site-footer{background:#070707;color:#fff;padding:4rem 0 2rem}.footer-top{display:grid;grid-template-columns:1.3fr repeat(2,.55fr);gap:4rem;padding-bottom:5rem}.footer-logo img{width:min(260px,80%);height:auto}.footer-note{color:#aaa;max-width:360px;margin-top:1.5rem}.footer-col h3{font-size:.7rem;color:#888;text-transform:uppercase;letter-spacing:.15em;margin:0 0 1.2rem}.footer-col a{display:block;margin:.65rem 0}.footer-bottom{display:flex;justify-content:space-between;gap:2rem;border-top:1px solid var(--line);padding-top:1.5rem;color:#888;font-size:.68rem;text-transform:uppercase;letter-spacing:.12em}
.page-hero{min-height:75svh;background:#090909;color:#fff;display:flex;align-items:flex-end;padding:clamp(140px,16vw,220px) 0 clamp(3rem,7vw,7rem);position:relative;overflow:hidden}.page-hero.with-image{min-height:90svh}.page-hero-bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.page-hero-overlay{position:absolute;inset:0;background:linear-gradient(90deg,rgba(0,0,0,.9),rgba(0,0,0,.2))}.page-hero .shell{position:relative;z-index:2}.page-title{font-size:clamp(5rem,14vw,15rem);line-height:.76;letter-spacing:-.085em;text-transform:uppercase;margin:2rem 0 0;max-width:1400px}.page-lead{font-size:clamp(1.3rem,2.6vw,2.4rem);line-height:1.2;max-width:800px;margin:3rem 0 0}.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(3rem,8vw,9rem);align-items:start}.split p{font-size:clamp(1.15rem,1.8vw,1.55rem)}.big-quote{font-family:Newsreader,Georgia,serif;font-size:clamp(3rem,6vw,7rem);line-height:.93;letter-spacing:-.04em;margin:0}.principles{border-top:1px solid currentColor}.principle{display:grid;grid-template-columns:.2fr .8fr 1fr;gap:2rem;padding:2.3rem 0;border-bottom:1px solid currentColor}.principle h3{margin:0;font-size:clamp(1.5rem,2.5vw,2.6rem);text-transform:uppercase;letter-spacing:-.04em}.principle p{margin:0;max-width:580px}
.criteria-grid{display:grid;grid-template-columns:repeat(2,1fr);border:1px solid currentColor}.criterion{min-height:320px;padding:clamp(1.5rem,3vw,3rem);border-right:1px solid currentColor;border-bottom:1px solid currentColor}.criterion:nth-child(even){border-right:0}.criterion:nth-last-child(-n+2){border-bottom:0}.criterion strong{font-size:clamp(3rem,6vw,7rem);display:block;letter-spacing:-.06em}.criterion h3{font-size:clamp(1.5rem,3vw,2.8rem);text-transform:uppercase;margin:2rem 0 1rem}.criterion p{margin:0;max-width:520px}.image-full{width:100%;height:min(78vh,900px);object-fit:cover}.portrait-layout{display:grid;grid-template-columns:minmax(340px,.85fr) 1.15fr;gap:clamp(3rem,8vw,10rem);align-items:start}.portrait-sticky{position:sticky;top:2rem}.portrait-sticky img{width:100%;max-height:86vh;object-fit:cover}.story h2{font-size:clamp(3rem,6vw,7rem);line-height:.9;letter-spacing:-.06em;text-transform:uppercase;margin:0 0 3rem}.story p{font-size:clamp(1.15rem,1.8vw,1.5rem);max-width:760px}.story .pull{font-family:Newsreader,Georgia,serif;font-size:clamp(2.4rem,4vw,4.5rem);line-height:1;margin:4rem 0}
.jobs{display:grid;grid-template-columns:repeat(2,1fr);border:1px solid currentColor}.job{padding:clamp(1.5rem,3vw,3rem);min-height:260px;border-right:1px solid currentColor;border-bottom:1px solid currentColor}.job:nth-child(even){border-right:0}.job:nth-last-child(-n+2){border-bottom:0}.job h3{font-size:clamp(2rem,4vw,4rem);line-height:.9;text-transform:uppercase;margin:0 0 2rem}.apply-panel{background:var(--silo);color:#fff;padding:clamp(3rem,7vw,8rem)}.apply-panel h2{font-size:clamp(4rem,9vw,10rem);line-height:.8;letter-spacing:-.075em;text-transform:uppercase;margin:0 0 3rem}.apply-panel p{font-size:clamp(1.2rem,2vw,1.7rem);max-width:720px}.apply-panel a{display:inline-flex;background:#fff;color:#090909;padding:1rem 1.2rem;margin-top:2rem;font-size:.72rem;text-transform:uppercase;letter-spacing:.14em;font-weight:800}.reveal{opacity:0;transform:translateY(30px);transition:opacity .7s ease,transform .7s ease}.reveal.visible{opacity:1;transform:none}
@media(max-width:960px){.nav-links{display:none}.menu-button{display:block}.mobile-menu{display:flex;position:fixed;inset:0;background:#080808;color:#fff;z-index:99;padding:8rem var(--pad) 3rem;flex-direction:column;justify-content:space-between;transform:translateX(100%);transition:transform .35s}.menu-open .mobile-menu{transform:none}.mobile-menu nav{display:flex;flex-direction:column;gap:1rem}.mobile-menu nav a{font-size:clamp(2.8rem,10vw,5rem);line-height:.9;text-transform:uppercase;letter-spacing:-.06em;font-weight:900}.mobile-menu small{color:#888;text-transform:uppercase;letter-spacing:.12em}.hero-grid{grid-template-columns:1fr}.hero-side{max-width:560px}.display{font-size:clamp(4.4rem,19vw,8rem)}.section-head,.intro-copy{grid-template-columns:1fr}.intro-copy p{grid-column:1}.three-grid{grid-template-columns:1fr}.division{min-height:390px;border-right:0;border-bottom:1px solid}.division:last-child{border-bottom:0}.silo-panel{grid-template-columns:1fr}.silo-image:after{background:linear-gradient(180deg,transparent 70%,#111)}.projects-grid{grid-template-columns:1fr}.project-card,.project-card.small{min-height:560px}.founder-strip{grid-template-columns:1fr}.founder-photo{min-height:auto;aspect-ratio:4/5}.split,.portrait-layout{grid-template-columns:1fr}.portrait-sticky{position:relative;top:auto}.footer-top{grid-template-columns:1fr 1fr}.footer-logo{grid-column:1/-1}.principle{grid-template-columns:.2fr .8fr}.principle p{grid-column:2}.criteria-grid,.jobs{grid-template-columns:1fr}.criterion,.job{border-right:0!important;border-bottom:1px solid!important}.criterion:last-child,.job:last-child{border-bottom:0!important}}
@media(max-width:600px){.page-title{font-size:clamp(4.2rem,20vw,7rem)}.headline{font-size:clamp(3.2rem,15vw,5.4rem)}.projects-grid .project-card,.project-card.small{min-height:500px}.footer-top{grid-template-columns:1fr}.footer-logo{grid-column:auto}.footer-bottom,.cta-row{align-items:flex-start;flex-direction:column}.fact{flex-direction:column;gap:.25rem}.silo-content{padding-block:4rem}.silo-logo{margin:2rem 0}.hero{min-height:92svh}.page-hero{min-height:68svh}}
@media(prefers-reduced-motion:reduce){*{scroll-behavior:auto!important}.ticker-track{animation:none}.reveal{opacity:1;transform:none;transition:none}}
.investment-criteria{background:#dedbd6;color:#0a0a0a;padding:clamp(5rem,9vw,9rem) 0}.criteria-title{display:grid;grid-template-columns:.18fr 1fr;gap:3vw;align-items:end}.criteria-title h2{font-family:Newsreader,Georgia,serif;font-size:clamp(4rem,7vw,8rem);font-weight:400;line-height:.9;letter-spacing:-.045em;margin:0}.investment-criteria-grid{display:grid;grid-template-columns:repeat(3,1fr);margin-top:clamp(5rem,8vw,8rem)}.investment-criterion{min-height:280px;padding:0 clamp(2rem,4vw,4.5rem);border-right:1px solid rgba(7,7,7,.18);display:flex;flex-direction:column}.investment-criterion:first-child{padding-left:0}.investment-criterion:last-child{border-right:0;padding-right:0}.criterion-number{display:flex;align-items:center;gap:1rem;color:#777;font-size:.72rem;font-weight:700;letter-spacing:.18em}.criterion-number span{display:block;width:2.25rem;height:1px;background:#c6a634}.investment-criterion h3{font-family:Newsreader,Georgia,serif;font-size:clamp(3.6rem,5.4vw,6.4rem);font-weight:400;line-height:.9;letter-spacing:-.045em;margin:2rem 0 2.6rem}.investment-criterion p{color:#686868;font-size:clamp(1rem,1.35vw,1.25rem);font-weight:600;line-height:1.45;margin:auto 0 0;max-width:360px}.contact-hero{min-height:100svh;background:#090909;color:#fff;display:flex;align-items:center;padding:clamp(140px,16vw,220px) 0 clamp(4rem,7vw,7rem)}.contact-grid{width:100%}.contact-hero h1{font-size:clamp(5rem,13vw,14rem);font-weight:900;line-height:.76;letter-spacing:-.085em;margin:clamp(3rem,7vw,6rem) 0;text-transform:uppercase}.contact-copy{border-top:1px solid var(--line);padding-top:2rem;display:flex;justify-content:space-between;align-items:flex-end;gap:3rem}.contact-copy p{font-family:Newsreader,Georgia,serif;font-size:clamp(2rem,4vw,4.6rem);line-height:1;letter-spacing:-.04em;max-width:900px;margin:0}.contact-copy a{font-size:.78rem;font-weight:800;letter-spacing:.14em;text-transform:uppercase;border-bottom:1px solid currentColor;padding:.4rem 0;white-space:nowrap}
@media(max-width:960px){.criteria-title{grid-template-columns:1fr}.investment-criteria-grid{grid-template-columns:1fr}.investment-criterion,.investment-criterion:first-child,.investment-criterion:last-child{min-height:0;padding:2.5rem 0;border-right:0;border-bottom:1px solid rgba(7,7,7,.18)}.investment-criterion:last-child{border-bottom:0}.investment-criterion h3{margin:1.5rem 0}.investment-criterion p{margin:0}.contact-copy{align-items:flex-start;flex-direction:column}}
@media(max-width:600px){.contact-hero h1{font-size:clamp(4rem,20vw,7rem)}.criteria-title h2{font-size:clamp(3.8rem,17vw,6rem)}}

/* Property: two consistent image-and-description sections. */
.property-page .site-header{position:relative;background:var(--black)}
.property-main{background:var(--paper);padding:clamp(3rem,6vw,6rem) 0 clamp(4rem,7vw,7rem)}
.property-intro{margin-bottom:clamp(2.5rem,5vw,5rem)}
.property-intro h1{font-size:clamp(3.25rem,9vw,9rem);font-weight:900;line-height:.88;letter-spacing:-.065em;text-transform:uppercase;margin:0}
.property-project{scroll-margin-top:2rem}
.property-project+.property-project{margin-top:clamp(3rem,6vw,6rem)}
.property-media{aspect-ratio:16/9;overflow:hidden;background:var(--paper-2)}
.property-media img{width:100%;height:100%;object-fit:cover}
.property-description{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,6vw,6rem);align-items:start;padding-top:clamp(1.75rem,3vw,3rem)}
.property-label{font-size:.875rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase;margin:0 0 1rem;color:#666}
.property-description h2{font-size:clamp(2.5rem,4.8vw,5rem);font-weight:800;line-height:.98;letter-spacing:-.055em;text-transform:uppercase;margin:0}
.property-copy{font-size:clamp(1.125rem,1.7vw,1.5rem);line-height:1.45;max-width:620px;margin:0}
/* Highlight the Back pillar in silver against Build and Develop. */
.display .back-highlight{display:inline-block;background:linear-gradient(135deg,#edf0f2,#aeb7bf);color:#090909;padding:.04em .065em .1em;margin:.08em 0 .08em -.065em}
.division.division-back{background:#c7cbd0;color:#080808;border-color:#fff}
.division.division-back:hover,.division.division-back:focus-visible{background:#e7eaed;color:#080808}
@media(max-width:700px){.property-description{grid-template-columns:1fr;gap:1.25rem}.property-media{aspect-ratio:4/3}.property-project+.property-project{margin-top:3.5rem}.property-copy{max-width:none}}