:root{--red:#bf1e2e;--red2:#a91725;--ink:#1d1b1a;--muted:#5d5853;--line:#e7e2dc;--soft:#f6f3ef;--dark:#151515;--max:1240px}*{box-sizing:border-box;margin:0;padding:0}html{scroll-behavior:smooth}body{font-family:Montserrat,Arial,sans-serif;color:var(--ink);background:white;line-height:1.55;-webkit-font-smoothing:antialiased}img{display:block;max-width:100%}a{text-decoration:none;color:inherit}h1,h2,h3{font-family:"Source Serif 4",Georgia,serif;font-weight:500;letter-spacing:-.018em}.wrap{max-width:var(--max);margin:auto;padding:0 38px}.narrow{max-width:780px}.svg-defs{position:absolute}.eyebrow{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--red);font-weight:700;margin-bottom:20px}.rule{width:44px;border:0;border-top:2px solid var(--red);margin:28px 0}.btn{display:inline-flex;align-items:center;gap:14px;border:1px solid var(--red);padding:14px 20px;color:var(--red);font-size:11px;font-weight:700;letter-spacing:.1em;text-transform:uppercase;transition:.2s}.btn svg,.text-link svg,.arrow-link svg{width:19px;height:9px}.btn:hover{background:var(--red);color:#fff}.btn.solid{background:var(--red);color:#fff}.btn.solid:hover{background:var(--red2)}.btn.light{border-color:#fff;color:#fff}.btn.light:hover{background:#fff;color:var(--dark)}.text-link,.arrow-link{display:inline-flex;align-items:center;gap:11px;color:var(--red);font-size:11px;font-weight:700;letter-spacing:.09em;text-transform:uppercase}.actions{display:flex;align-items:center;gap:18px;flex-wrap:wrap}.site-header{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.97);border-bottom:1px solid var(--line);backdrop-filter:blur(8px)}.bar{height:98px;display:flex;align-items:center;gap:28px}.brand{width:225px;margin-right:auto}.brand img{width:100%;max-height:70px;object-fit:contain;object-position:left center}nav ul{display:flex;align-items:center;list-style:none;gap:28px}nav li{position:relative}nav a{display:block;font-size:11px;letter-spacing:.1em;text-transform:uppercase;font-weight:600;padding:10px 0}nav a:hover,nav a.active{color:var(--red)}nav a.active:after{content:"";height:2px;background:var(--red);position:absolute;left:0;right:0;bottom:3px}.subnav{display:none;position:absolute;top:38px;left:-24px;background:#fff;border:1px solid var(--line);min-width:210px;padding:10px 20px;box-shadow:0 15px 40px rgba(0,0,0,.08)}.subnav a{padding:10px 0;border-bottom:1px solid var(--line);white-space:nowrap}.subnav a:last-child{border:0}.has-sub:hover .subnav,.has-sub:focus-within .subnav{display:block}.header-cta{margin-left:14px}.menu-toggle{display:none;background:none;border:0}.menu-toggle span{display:block;width:25px;height:2px;background:var(--ink);margin:5px}.hero{padding:72px 0 60px}.hero-grid{display:grid;grid-template-columns:.88fr 1.12fr;gap:38px;align-items:center}.hero-copy{padding:10px 0}.hero h1{font-size:clamp(2.55rem,4.4vw,4.6rem);line-height:1.03}.hero h1 span{color:var(--red)}.hero p{font-size:14px;color:var(--muted);max-width:530px;margin-bottom:28px}.hero-art img{width:100%;height:500px;object-fit:contain;object-position:center}.band{padding:86px 0}.band.soft,.soft{background:var(--soft)}.band.dark{background:var(--dark);color:#fff}.section-heading{margin-bottom:42px}.section-heading.split{display:grid;grid-template-columns:1fr .8fr;gap:90px;align-items:end}.section-heading.row{display:flex;justify-content:space-between;align-items:end;gap:30px}.section-heading h2,.proof-intro h2{font-size:clamp(2rem,3.2vw,3.35rem);line-height:1.08}.section-heading p{font-size:14px;color:var(--muted);max-width:600px}.service-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.service-card{padding:34px 28px 32px;border-right:1px solid var(--line);transition:.2s}.service-card:last-child{border:0}.service-card:hover{background:#fff}.service-card .index{font-family:"Source Serif 4",serif;font-size:2.1rem;color:var(--red);display:block;margin-bottom:36px}.service-card h3{font-size:1.35rem;margin-bottom:14px}.service-card p{font-size:13px;color:var(--muted);min-height:112px;margin-bottom:20px}.development-proof{display:grid;grid-template-columns:.72fr 1.75fr;gap:70px}.proof-intro p{font-size:13.5px;color:var(--muted);margin:22px 0 28px}.route-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}.route-card{border:1px solid var(--line);background:#fff}.route-card img{width:100%;aspect-ratio:1.35;object-fit:cover}.route-content{padding:22px}.route-content h3{font-family:Montserrat,sans-serif;color:var(--red);font-size:12px;text-transform:uppercase;letter-spacing:.1em;margin-bottom:10px}.route-content p{font-size:12.5px;color:var(--muted)}.project-grid.four{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}.project-card{border:1px solid var(--line);background:#fff}.project-card img{width:100%;aspect-ratio:1.45;object-fit:cover}.project-card>div{padding:16px}.project-card span{display:block;color:var(--red);font-size:10px;text-transform:uppercase;letter-spacing:.1em;font-weight:700;margin-bottom:4px}.project-card h3{font-size:1.22rem;margin-bottom:5px}.project-card p{font-size:12px;color:var(--muted)}.ace-band{background:#faf8f5}.ace-grid{display:grid;grid-template-columns:.7fr 1.25fr 1.1fr;gap:28px;align-items:center}.ace-copy h2{font-size:clamp(2.3rem,3.4vw,3.6rem);line-height:1}.ace-copy p{font-size:13.5px;color:var(--muted);margin:20px 0 25px}.ace-photo{width:100%;aspect-ratio:1.35;object-fit:cover}.ace-detail img{width:100%;aspect-ratio:1.7;object-fit:cover}.ace-facts{display:grid;grid-template-columns:1fr 1fr;gap:0;border-top:1px solid var(--line)}.ace-facts span{font-size:10px;text-align:center;padding:16px 8px;border-right:1px solid var(--line)}.team-strip{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.team-strip a{display:flex;gap:20px;align-items:center;padding:26px;border-right:1px solid var(--line)}.team-strip a:last-child{border:0}.team-strip strong{font-family:"Source Serif 4",serif;font-size:2.2rem;color:var(--red);font-weight:500}.team-strip h3{font-size:1.15rem}.team-strip p{font-size:11px;color:var(--muted)}.callout{display:flex;justify-content:space-between;align-items:center;gap:35px}.callout h2{font-size:clamp(2rem,3.2vw,3.2rem);max-width:760px;color:inherit}.dark .eyebrow{color:#e45764}.page-hero{padding:78px 0 65px;border-bottom:1px solid var(--line)}.page-hero-grid{display:grid;grid-template-columns:1fr .8fr;gap:90px;align-items:end}.page-hero h1{font-size:clamp(2.7rem,4.4vw,4.5rem);line-height:1.04}.page-hero h1 span{color:var(--red)}.page-hero p{font-size:14.5px;color:var(--muted);max-width:570px}.two-col{display:grid;grid-template-columns:.7fr 1.3fr;gap:80px}.prose-grid h2,.scheme-grid h2{font-size:clamp(2.2rem,3.5vw,3.5rem)}.prose p{font-size:14.5px;color:var(--muted);margin-bottom:19px}.light-callout{padding-top:15px;padding-bottom:15px}.service-hero{padding-bottom:38px}.service-jump{display:flex;gap:36px;padding-top:28px}.service-jump a{font-size:11px;letter-spacing:.1em;text-transform:uppercase;color:var(--red);font-weight:700}.service-section{padding:95px 0;scroll-margin-top:95px}.service-layout{display:grid;grid-template-columns:65px 1.15fr .85fr;gap:38px;align-items:start}.service-layout.reverse{grid-template-columns:65px 1.15fr .85fr}.service-no{font-family:"Source Serif 4",serif;font-size:2rem;color:var(--red)}.service-layout h2{font-size:clamp(2.2rem,3.4vw,3.6rem);line-height:1.06}.service-layout .lead{font-size:14px;color:var(--muted);margin:22px 0 34px;max-width:700px}.service-layout>img{width:100%;max-height:520px;object-fit:cover}.mini-grid{display:grid;grid-template-columns:1fr 1fr;gap:0;border-top:1px solid var(--line);margin-bottom:30px}.mini-grid>div{padding:23px 24px 23px 0;border-bottom:1px solid var(--line)}.mini-grid>div:nth-child(odd){border-right:1px solid var(--line);padding-right:24px}.mini-grid>div:nth-child(even){padding-left:24px}.mini-grid h3{font-size:1.15rem;margin-bottom:7px}.mini-grid p{font-size:12.5px;color:var(--muted)}.service-quote,.landscape-sketch{border:1px solid var(--line);padding:38px;margin-top:45px}.service-quote p{font-family:"Source Serif 4",serif;font-size:2rem;line-height:1.2}.landscape-sketch{min-height:320px;display:flex;flex-direction:column;justify-content:flex-end;background:linear-gradient(180deg,#fff,#f1ece6)}.tree-line{font-family:serif;font-size:7rem;color:#cfc7be;letter-spacing:-.3em}.landscape-sketch p{font-size:11px;text-transform:uppercase;letter-spacing:.1em;color:var(--muted)}.ace-feature{background:var(--soft)}.ace-feature-grid{display:grid;grid-template-columns:.7fr 1.3fr;gap:50px;align-items:center}.ace-feature h2{font-size:3rem}.ace-feature p{font-size:14px;color:var(--muted);margin:18px 0 25px}.ace-feature img{width:100%;aspect-ratio:1.65;object-fit:cover}.project-detail-list article{display:grid;grid-template-columns:1fr 1fr;gap:55px;align-items:center;padding:56px 0;border-top:1px solid var(--line);scroll-margin-top:100px}.project-detail-list article:first-child{border-top:0}.project-detail-list article:nth-child(even) img{order:2}.project-detail-list img{width:100%;aspect-ratio:1.45;object-fit:cover}.project-detail-list h2{font-size:2.35rem;line-height:1.08}.project-detail-list p{font-size:13.5px;color:var(--muted);margin-top:15px}.ace-hero{padding:72px 0;background:var(--soft)}.ace-hero-grid{display:grid;grid-template-columns:.7fr 1.3fr;gap:54px;align-items:center}.ace-hero h1{font-size:clamp(3rem,5vw,5.4rem);line-height:.98}.ace-hero h1 span{color:var(--red)}.ace-hero p{font-size:14px;color:var(--muted);margin:23px 0}.ace-hero img{width:100%;aspect-ratio:1.5;object-fit:cover}.unit-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.unit-grid article{padding:30px;border-right:1px solid var(--line)}.unit-grid article:last-child{border:0}.unit-grid span{font-size:10px;text-transform:uppercase;color:var(--red);letter-spacing:.09em;font-weight:700}.unit-grid h3{font-size:2.1rem;margin:8px 0}.unit-grid p{font-size:12.5px;color:var(--muted)}.ace-gallery{display:grid;grid-template-columns:1.1fr .9fr;gap:55px;align-items:center}.ace-gallery>img{width:100%;aspect-ratio:1.5;object-fit:cover}.ace-gallery h2{font-size:2.5rem}.ace-gallery p{font-size:13.5px;color:var(--muted);margin:16px 0 24px}.small-note{font-size:11px!important;margin-top:22px!important}.small-note a{color:var(--red)}.team-grid{display:grid;grid-template-columns:1fr 1fr;gap:0}.team-grid article{display:grid;grid-template-columns:110px 1fr;gap:30px;padding:50px;border-bottom:1px solid var(--line);border-right:1px solid var(--line)}.team-grid article:nth-child(even){border-right:0}.person-mark{font-family:"Source Serif 4",serif;font-size:4rem;color:var(--red);line-height:1}.team-grid h2{font-size:2rem}.team-grid p{font-size:13.5px;color:var(--muted);margin-top:12px}.contact-grid{display:grid;grid-template-columns:1.15fr .85fr;gap:80px}.field{margin-bottom:20px}.field label{display:block;font-size:10px;text-transform:uppercase;letter-spacing:.12em;font-weight:700;margin-bottom:7px}.field input,.field textarea,.field select{width:100%;border:1px solid var(--line);background:#fff;padding:14px;font:inherit;font-size:14px;border-radius:0}.field textarea{min-height:150px}.contact-aside{border-top:2px solid var(--red)}.contact-aside>div{padding:24px 0;border-bottom:1px solid var(--line)}.contact-aside span{font-size:10px;color:var(--red);text-transform:uppercase;letter-spacing:.12em;font-weight:700}.contact-aside p{font-size:14px;margin-top:7px}.simple-page{padding:120px 0}.simple-page h1{font-size:3.6rem}.simple-page p{margin:15px 0 28px;color:var(--muted)}.legal h2{font-size:1.7rem;margin:28px 0 10px}.site-footer{background:var(--dark);color:#d9d5d0;padding-top:48px}.footer-grid{display:grid;grid-template-columns:1.3fr 1fr 1fr auto;gap:50px;align-items:start}.footer-brand img{width:220px;max-height:90px;object-fit:contain;object-position:left center}.footer-brand p,.site-footer p{font-size:12px;color:#aaa39c;margin-top:12px}.footer-k{font-size:10px;letter-spacing:.12em;text-transform:uppercase;color:#fff;font-weight:700}.footer-links{display:flex;gap:18px;font-size:11px}.footer-bottom{border-top:1px solid #373737;margin-top:38px;padding-top:18px;padding-bottom:24px;display:flex;justify-content:space-between;font-size:10px;color:#817b75}.site-footer a:hover{color:white}
@media(max-width:980px){.wrap{padding:0 24px}.bar{height:84px}.brand{width:190px}nav{position:fixed;left:0;right:0;top:84px;background:#fff;border-bottom:1px solid var(--line);transform:translateY(-150%);transition:.25s}nav.open{transform:none}nav ul{display:block;padding:10px 24px 20px}nav li{border-bottom:1px solid var(--line)}nav a{padding:14px 0}.subnav{position:static;display:block!important;border:0;box-shadow:none;padding:0 0 10px 18px}.subnav a{font-size:10px}.menu-toggle{display:block}.header-cta{display:none}.hero-grid,.section-heading.split,.development-proof,.ace-grid,.page-hero-grid,.two-col,.service-layout,.service-layout.reverse,.ace-feature-grid,.project-detail-list article,.ace-hero-grid,.scheme-grid,.ace-gallery,.contact-grid,.footer-grid{grid-template-columns:1fr}.hero-art img{height:auto;max-height:460px}.service-grid{grid-template-columns:1fr 1fr}.service-card:nth-child(2){border-right:0}.project-grid.four{grid-template-columns:1fr 1fr}.team-strip{grid-template-columns:1fr 1fr}.route-grid{gap:14px}.service-layout>img{max-height:none}.service-no{display:none}.project-detail-list article:nth-child(even) img{order:0}.team-grid article{grid-template-columns:85px 1fr;padding:35px}.footer-links{justify-content:flex-start}.footer-bottom{display:block}.footer-bottom span{display:block;margin-top:6px}}
@media(max-width:600px){.wrap{padding:0 18px}.brand{width:168px}.hero{padding-top:45px}.hero h1{font-size:2.55rem}.band{padding:64px 0}.section-heading.row,.callout{display:block}.section-heading.row .text-link,.callout .btn{margin-top:22px}.service-grid,.project-grid.four,.route-grid,.team-strip,.unit-grid,.team-grid{grid-template-columns:1fr}.service-card,.service-card:nth-child(2),.team-strip a,.unit-grid article{border-right:0;border-bottom:1px solid var(--line)}.service-card p{min-height:0}.development-proof{gap:42px}.ace-facts{grid-template-columns:1fr 1fr}.page-hero{padding:55px 0 45px}.page-hero h1{font-size:2.65rem}.service-jump{overflow-x:auto;white-space:nowrap;gap:24px;padding-bottom:5px}.mini-grid{grid-template-columns:1fr}.mini-grid>div,.mini-grid>div:nth-child(odd),.mini-grid>div:nth-child(even){border-right:0;padding-left:0;padding-right:0}.team-grid article{border-right:0;grid-template-columns:70px 1fr;padding:30px 0}.person-mark{font-size:3rem}.stack-mobile,.wrap-actions{align-items:stretch}.actions.stack-mobile .btn,.wrap-actions .btn{justify-content:center;width:100%}.footer-grid{gap:32px}.footer-bottom{margin-top:28px}}

/* ---- V3 additions ---- */
a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible{outline:2px solid var(--red);outline-offset:3px}
.service-grid.compact .service-card p{display:none}.service-grid.compact .service-card h3{margin-bottom:30px}.service-grid.compact .service-card .index{margin-bottom:22px}.service-gateway .service-card p{min-height:150px}
.invest-strip{background:var(--dark);color:#fff}.invest-strip .eyebrow{color:#e45764}.invest-strip h2{font-size:clamp(2.2rem,3.4vw,3.6rem);line-height:1.05}.invest-strip p{max-width:720px;color:#c9c4bf;margin-top:18px;font-size:14px}.invest-strip-grid{display:grid;grid-template-columns:1fr auto;gap:55px;align-items:center}
.service-detail-grid{display:grid;grid-template-columns:.72fr 1.28fr;gap:80px;align-items:start}.service-detail-grid h2{font-size:clamp(2.2rem,3.4vw,3.5rem);line-height:1.06}.lead-copy{font-size:14px;color:var(--muted);margin-top:20px}.capability-list{border-top:1px solid var(--line)}.capability-list article{display:grid;grid-template-columns:.62fr 1.38fr;gap:28px;padding:25px 0;border-bottom:1px solid var(--line)}.capability-list h3{font-size:1.25rem}.capability-list p{font-size:13px;color:var(--muted)}
.finance-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-left:1px solid var(--line)}.finance-grid article{padding:28px;border-right:1px solid var(--line);border-bottom:1px solid var(--line);background:#fff}.finance-grid h3{font-size:1.2rem;margin-bottom:8px}.finance-grid p{font-size:12.5px;color:var(--muted)}.finance-note{font-size:12px;color:var(--muted);margin-top:24px;max-width:800px}
.director-callout{display:grid;grid-template-columns:120px 1fr;gap:40px;max-width:820px;align-items:start}.director-callout h2{font-size:2.5rem}.director-callout p{font-size:14px;color:var(--muted);margin-top:12px}
.landscape-plan{display:grid;grid-template-columns:.8fr 1.2fr;gap:70px;align-items:center}.landscape-plan h2{font-size:clamp(2.2rem,3.4vw,3.4rem);line-height:1.06}.landscape-plan p{font-size:14px;color:var(--muted);margin-top:18px}.plan-lines{height:320px;border:1px solid var(--line);position:relative;overflow:hidden;background:#fff}.plan-lines span{position:absolute;border:1px solid #c5bdb4;border-radius:50%}.plan-lines span:nth-child(1){width:420px;height:180px;left:-70px;top:55px}.plan-lines span:nth-child(2){width:270px;height:270px;right:-60px;top:-35px}.plan-lines span:nth-child(3){width:180px;height:90px;left:220px;bottom:25px}.plan-lines span:nth-child(4){width:12px;height:280px;border-radius:0;left:50%;top:20px;border-left:2px solid var(--red);border-right:0;border-top:0;border-bottom:0;transform:rotate(24deg)}.plan-lines span:nth-child(5){width:90px;height:90px;left:45%;top:105px;border-color:var(--red)}
.invest-hero{background:var(--soft)}.invest-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.invest-grid article{padding:34px;border-right:1px solid var(--line)}.invest-grid article:last-child{border:0}.invest-grid span,.process5 span{font-family:"Source Serif 4",serif;color:var(--red);font-size:1.6rem}.invest-grid h3{font-size:1.45rem;margin:22px 0 10px}.invest-grid p{font-size:13px;color:var(--muted)}.process5{display:grid;grid-template-columns:repeat(5,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.process5 article{padding:28px 22px;border-right:1px solid var(--line)}.process5 article:last-child{border:0}.process5 h3{font-size:1.2rem;margin:16px 0 8px}.process5 p{font-size:12px;color:var(--muted)}.invest-contact{display:grid;grid-template-columns:1.2fr .8fr;gap:70px;align-items:start}.invest-contact h2{font-size:clamp(2.2rem,3.4vw,3.4rem)}.invest-contact>div>p{font-size:14px;color:var(--muted);margin:18px 0 26px}.invest-contact aside{border-left:2px solid var(--red);padding:8px 0 8px 28px}.invest-contact aside p{font-size:11.5px;color:var(--muted)}
.bio-social{display:inline-flex;align-items:center;gap:8px;margin-top:18px;color:var(--red);font-size:11px;font-weight:700;letter-spacing:.08em;text-transform:uppercase}.bio-social svg{width:18px;height:18px}.social-row{display:flex;flex-direction:column;gap:10px;margin:12px 0 18px}.social-row a{display:flex;align-items:center;gap:9px;font-size:11px}.social-row svg{width:19px;height:19px}.footer-links{margin-top:14px}.hp{display:none}.brochure-link{position:relative}
@media(max-width:980px){.service-detail-grid,.landscape-plan,.invest-contact{grid-template-columns:1fr}.invest-strip-grid{grid-template-columns:1fr}.finance-grid{grid-template-columns:1fr 1fr}.process5{grid-template-columns:1fr 1fr 1fr}.process5 article:nth-child(3){border-right:0}.director-callout{grid-template-columns:90px 1fr}.footer-grid{grid-template-columns:1fr 1fr}.social-row{flex-direction:row}}
@media(max-width:600px){.finance-grid,.invest-grid,.process5{grid-template-columns:1fr}.finance-grid article,.invest-grid article,.process5 article{border-right:0}.capability-list article{grid-template-columns:1fr;gap:8px}.director-callout{grid-template-columns:70px 1fr}.footer-grid{grid-template-columns:1fr}.social-row{flex-direction:row;flex-wrap:wrap}}