:root{--navy-50: #EEF2F7;--navy-100: #D6DFEC;--navy-200: #A8B8CF;--navy-300: #7991B1;--navy-400: #4D6A92;--navy-500: #2A4E7C;--navy-600: #1B3A6B;--navy-700: #142B51;--navy-800: #0E1F3B;--navy-900: #081427;--steel-50: #EDF3F9;--steel-100: #CFE0EE;--steel-200: #9EC0DD;--steel-300: #6BA0CB;--steel-400: #4385B8;--steel-500: #2A6FAE;--steel-600: #1F578C;--steel-700: #174369;--steel-800: #0F3149;--steel-900: #082136;--sage-100: #DDE7D2;--sage-500: #556D42;--sage-600: #445A36;--clay-400: #B07A55;--clay-500: #8F6043;--gold-50: #FBF4E1;--gold-100: #F5E5B6;--gold-200: #EBCF7D;--gold-300: #DAB148;--gold-400: #C49628;--gold-500: #A77C1A;--cream-50: #FBF8F2;--cream-100: #F4EFE6;--cream-200: #EAE2D2;--cream-300: #D8CDB7;--stone-400: #A89E8C;--stone-500: #7A7263;--stone-600: #54503F;--ink-700: #2C2A24;--ink-800: #1A1916;--ink-900: #0E0D0B;--paper: #FFFFFF;--shadow-ink: rgba(14, 31, 59, .12);--color-bg: var(--cream-50);--color-surface: var(--paper);--color-surface-2: 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31, 59, .06);--shadow-sm: 0 2px 6px -1px rgba(14, 31, 59, .08), 0 1px 2px rgba(14, 31, 59, .05);--shadow-md: 0 8px 22px -8px rgba(14, 31, 59, .16), 0 2px 6px -2px rgba(14, 31, 59, .08);--shadow-lg: 0 22px 50px -18px rgba(14, 31, 59, .24), 0 6px 14px -6px rgba(14, 31, 59, .1);--shadow-inset: inset 0 0 0 1px rgba(14, 31, 59, .08);--ease-out: cubic-bezier(.22, .61, .36, 1);--ease-in-out: cubic-bezier(.65, 0, .35, 1);--ease-emph: cubic-bezier(.34, 1.42, .64, 1);--dur-fast: .15s;--dur-base: .22s;--dur-slow: .42s;--container-narrow: 760px;--container-base: 1100px;--container-wide: 1280px;--hairline: 1px solid 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var(--s-4);color:var(--color-fg-2);text-wrap:pretty}.lead{font-size:var(--fs-lead);line-height:var(--lh-loose);color:var(--color-fg-1)}small,.small{font-size:var(--fs-small);color:var(--color-fg-2)}.meta,.eyebrow{font-family:var(--font-body);font-size:var(--fs-meta);font-weight:var(--fw-semibold);letter-spacing:var(--tracking-eyebrow);text-transform:uppercase;color:var(--color-accent)}.data-figure{font-family:var(--font-display);font-size:var(--fs-data);font-weight:var(--fw-regular);font-variant-numeric:lining-nums tabular-nums;letter-spacing:var(--tracking-tight);color:var(--color-primary);line-height:1}a{color:var(--color-link);text-decoration:underline;text-decoration-thickness:1px;text-underline-offset:3px;transition:color var(--dur-fast) var(--ease-out)}a:hover{color:var(--color-link-hover)}hr{border:0;height:1px;background:var(--color-divider);margin:var(--s-8) 0}code,pre,kbd,samp{font-family:var(--font-mono);font-size:.92em}*{box-sizing:border-box}html{scroll-behavior:smooth}body{background:var(--cream-50);overflow-x:clip}::selection{background:var(--steel-100);color:var(--ink-800)}:root{--accent: var(--steel-500);--accent-hover: var(--steel-600);--accent-soft: var(--steel-100);--money: var(--gold-400)}.container{max-width:var(--container-wide);margin:0 auto;padding:0 32px}.container-base{max-width:var(--container-base);margin:0 auto;padding:0 32px}img{max-width:100%}.eyebrow{font-family:var(--font-body);font-weight:700;letter-spacing:.16em;text-transform:uppercase;font-size:12px;color:var(--accent);display:inline-flex;align-items:center;gap:12px;margin:0 0 18px}.eyebrow:before{content:"";width:30px;height:2px;background:var(--accent);flex-shrink:0}.eyebrow.center{justify-content:center}.eyebrow.on-dark{color:var(--steel-300)}.eyebrow.on-dark:before{background:var(--steel-400)}.site-header{position:sticky;top:0;z-index:60;background:#fbf8f2f0;backdrop-filter:saturate(140%) blur(6px);border-bottom:1px solid transparent;transition:border-color var(--dur-base) var(--ease-out),box-shadow var(--dur-base) var(--ease-out)}.site-header.scrolled{border-bottom-color:var(--cream-200);box-shadow:var(--shadow-xs)}.site-header .inner{max-width:var(--container-wide);margin:0 auto;padding:16px 32px;display:flex;align-items:center;gap:28px}.brand{display:flex;align-items:center;gap:9px;text-decoration:none;flex-shrink:0}.brand .brand-mark{color:var(--navy-600);flex-shrink:0}.brand .wm{font-family:var(--font-display);font-size:21px;font-weight:600;color:var(--navy-700);letter-spacing:-.02em;line-height:1}.brand .wm .b4{color:var(--accent)}.brand .wm .llc{font-family:var(--font-body);font-size:11px;font-weight:600;color:var(--stone-500);letter-spacing:.08em;margin-left:6px;text-transform:uppercase;vertical-align:baseline}.site-nav{display:flex;align-items:center;gap:28px;margin-left:auto}.site-nav a{font-family:var(--font-body);font-size:14px;color:var(--ink-700);text-decoration:none;font-weight:500;transition:color var(--dur-fast) var(--ease-out)}.site-nav a:hover{color:var(--accent)}.site-nav a.nav-cta{background:transparent;color:var(--navy-600);border:1.5px solid var(--navy-600);padding:8px 16px;border-radius:var(--r-md);font-weight:600;font-size:13px;transition:all var(--dur-fast) var(--ease-out)}.site-nav a.nav-cta:hover{background:var(--navy-600);color:var(--cream-50)}.nav-toggle{display:none}.hero{position:relative;background:var(--cream-50);padding:84px 0 92px}.hero .eyebrow{margin-bottom:22px}.hero h1{font-family:var(--font-display);font-weight:600;line-height:1.14;letter-spacing:-.025em;margin:0 0 32px;font-size:clamp(2.6rem,3.2vw + 1rem,4rem);color:var(--navy-700);max-width:15em}.hero h1 em{font-style:italic;color:var(--accent)}.hero .lead{font-family:var(--font-body);line-height:1.6;color:var(--stone-600);margin:0 0 32px;font-size:clamp(1.0625rem,.6vw + 1rem,1.3rem);max-width:60ch}.hero .cta-row{display:flex;gap:14px;align-items:center;flex-wrap:wrap}.btn{font-family:var(--font-body);font-size:15px;font-weight:600;padding:13px 24px;border-radius:var(--r-md);border:1.5px solid transparent;cursor:pointer;transition:all var(--dur-fast) var(--ease-out);line-height:1;text-decoration:none;display:inline-flex;align-items:center;gap:9px;white-space:nowrap}.btn-primary{background:var(--navy-600);color:var(--cream-50)}.btn-primary:hover{background:var(--navy-700);color:var(--cream-50)}.btn-accent{background:var(--accent);color:var(--cream-50)}.btn-accent:hover{background:var(--accent-hover);color:var(--cream-50)}.btn-secondary{background:transparent;color:var(--navy-600);border-color:var(--navy-600)}.btn-secondary:hover{background:var(--navy-600);color:var(--cream-50)}.btn svg{width:17px;height:17px}.section{padding:92px 0}.section.tight{padding:72px 0}.section.cream{background:var(--cream-50)}.section.muted{background:var(--cream-100)}.section.paper{background:var(--paper)}.section.navy{background:var(--navy-700);color:var(--cream-50)}section[id]{scroll-margin-top:84px}.section-head{max-width:720px;margin:0 0 56px}.section-head.center{margin-left:auto;margin-right:auto;text-align:center}.section-head h2{font-family:var(--font-display);font-size:clamp(2rem,2vw + 1rem,2.8rem);font-weight:600;line-height:1.08;letter-spacing:-.02em;color:var(--navy-700);margin:0 0 16px;text-wrap:balance}.section.navy .section-head h2{color:var(--cream-50)}.section-head h2 em{font-style:italic;color:var(--accent)}.section.navy .section-head h2 em{color:var(--steel-300)}.section-head .lead{font-family:var(--font-body);font-size:1.18rem;line-height:1.6;color:var(--stone-600);margin:0}.section.navy .section-head .lead{color:var(--navy-100)}.stat-strip{background:var(--navy-800);color:var(--cream-50);padding:60px 0}.stat-strip .grid{display:grid;grid-template-columns:repeat(4,1fr);gap:32px;border-top:3px solid var(--accent);padding-top:32px}.stat-strip .fig{font-family:var(--font-display);font-size:clamp(2.4rem,2.4vw + 1rem,3.4rem);font-weight:400;line-height:.95;letter-spacing:-.022em;color:var(--cream-50);font-variant-numeric:lining-nums tabular-nums}.stat-strip .fig .u{color:var(--steel-300)}.stat-strip .fig .money{color:var(--gold-300)}.stat-strip .cap{font-family:var(--font-body);font-size:13.5px;color:var(--navy-100);line-height:1.5;margin-top:14px;max-width:230px}.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.step{background:var(--paper);border-radius:var(--r-lg);padding:34px 30px 30px;box-shadow:var(--shadow-sm),var(--shadow-inset);position:relative;display:flex;flex-direction:column}.step:before{content:"";position:absolute;left:30px;top:0;height:3px;width:42px;background:var(--accent)}.step .num{font-family:var(--font-mono);font-size:12px;font-weight:500;letter-spacing:.14em;color:var(--stone-500);margin:6px 0 18px}.step .ico{width:34px;height:34px;stroke:var(--navy-600);stroke-width:1.5;margin-bottom:16px}.step h3{font-family:var(--font-display);font-size:1.4rem;font-weight:600;color:var(--ink-700);margin:0 0 12px;letter-spacing:-.01em}.step p{font-family:var(--font-body);font-size:14.5px;line-height:1.6;color:var(--stone-600);margin:0}.ba-wrap{display:grid;grid-template-columns:1.25fr .75fr;gap:56px;align-items:center}.ba{position:relative;width:100%;aspect-ratio:16 / 10;border-radius:var(--r-xl);overflow:hidden;box-shadow:var(--shadow-lg);user-select:none;touch-action:none;background:var(--cream-200)}.ba .layer{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}.ba .after{z-index:1}.ba .before{z-index:2;clip-path:inset(0 50% 0 0)}.ba .tag{position:absolute;top:16px;z-index:4;font-family:var(--font-body);font-size:11px;font-weight:700;letter-spacing:.12em;text-transform:uppercase;padding:6px 12px;border-radius:var(--r-pill);background:#0e1f3bc7;color:var(--cream-50);backdrop-filter:blur(2px)}.ba .tag.tbefore{left:16px}.ba .tag.tafter{right:16px}.ba .handle{position:absolute;top:0;bottom:0;z-index:3;left:50%;width:2px;background:var(--cream-50);transform:translate(-1px);pointer-events:none}.ba .handle .knob{position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);width:44px;height:44px;border-radius:50%;background:var(--cream-50);box-shadow:var(--shadow-md);display:flex;align-items:center;justify-content:center;color:var(--navy-700)}.ba .handle .knob svg{width:22px;height:22px;stroke:var(--navy-700);stroke-width:2}.ba-range{position:absolute;inset:0;z-index:5;width:100%;height:100%;opacity:0;cursor:ew-resize;margin:0}.ba-copy h3{font-family:var(--font-display);font-size:1.7rem;font-weight:600;color:var(--navy-700);margin:0 0 14px;letter-spacing:-.015em}.ba-copy p{font-family:var(--font-body);font-size:1.0625rem;line-height:1.65;color:var(--stone-600);margin:0 0 24px}.ba-stats{display:flex;flex-direction:column;gap:0}.ba-stat{display:flex;align-items:baseline;gap:16px;padding:16px 0;border-top:1px solid var(--cream-200)}.ba-stat:first-child{border-top:0}.ba-stat .v{font-family:var(--font-display);font-size:1.7rem;font-weight:400;color:var(--money);letter-spacing:-.018em;line-height:1;min-width:4.5ch;font-variant-numeric:lining-nums tabular-nums}.ba-stat .v.plain{color:var(--navy-600)}.ba-stat .l{font-family:var(--font-body);font-size:14px;color:var(--stone-600);line-height:1.4}.focus-wrap{display:grid;grid-template-columns:.85fr 1.15fr;gap:64px;align-items:start}.focus-intro p{font-family:var(--font-body);font-size:1.0625rem;line-height:1.65;color:var(--stone-600);margin:0 0 20px}.focus-intro h2{font-family:var(--font-display);font-size:clamp(1.9rem,1.8vw + 1rem,2.5rem);font-weight:600;color:var(--navy-700);letter-spacing:-.02em;line-height:1.1;margin:0 0 18px}.focus-intro .pull{font-family:var(--font-display);font-style:italic;font-size:1.35rem;line-height:1.4;color:var(--navy-700);border-left:3px solid var(--accent);padding-left:22px;margin:28px 0 0}.focus-grid{display:grid;grid-template-columns:1fr 1fr;gap:12px 36px}.focus-item{display:flex;gap:13px;align-items:flex-start;padding:14px 0;border-top:1px solid var(--cream-200)}.focus-item svg{width:19px;height:19px;stroke:var(--accent);stroke-width:1.75;flex-shrink:0;margin-top:2px}.focus-item .fi-name{font-family:var(--font-body);font-size:15px;font-weight:600;color:var(--ink-700)}.focus-item .fi-sub{font-family:var(--font-body);font-size:13px;color:var(--stone-500);margin-top:2px;line-height:1.4}.proj-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.proj-card{background:var(--paper);border-radius:var(--r-lg);overflow:hidden;box-shadow:var(--shadow-sm),var(--shadow-inset);display:flex;flex-direction:column;transition:transform var(--dur-base) var(--ease-out),box-shadow var(--dur-base) var(--ease-out)}.proj-card:hover{transform:translateY(-3px);box-shadow:var(--shadow-md),var(--shadow-inset)}.proj-thumb{position:relative;aspect-ratio:3 / 2;overflow:hidden;background:var(--cream-200)}.proj-thumb .single-img{width:100%;height:100%;object-fit:cover;display:block}.ba.ba-compact{position:absolute;inset:0;width:100%;height:100%;aspect-ratio:auto;border-radius:0;box-shadow:none}.ba.ba-compact .tag{top:8px;font-size:9px;padding:4px 8px;letter-spacing:.1em}.ba.ba-compact .tag.tbefore{left:8px}.ba.ba-compact .tag.tafter{right:8px}.ba.ba-compact .handle .knob{width:34px;height:34px}.ba.ba-compact .handle .knob svg{width:17px;height:17px}.proj-body .lift.status-resold{color:var(--money)}.proj-body .lift.status-forsale{color:var(--accent)}.proj-body .lift.status-rental{color:var(--navy-600)}.proj-body .lift.status-adu{color:var(--stone-600)}.proj-body{padding:20px 22px 22px;display:flex;flex-direction:column;flex:1}.proj-body .addr{font-family:var(--font-display);font-size:1.18rem;font-weight:600;color:var(--ink-700);margin:0 0 3px;letter-spacing:-.01em}.proj-body .city{font-family:var(--font-body);font-size:13px;color:var(--stone-500);margin:0 0 16px}.proj-body .row{margin-top:auto;display:flex;align-items:baseline;justify-content:space-between;gap:12px;padding-top:14px;border-top:1px solid var(--cream-200)}.proj-body .scope{font-family:var(--font-body);font-size:12.5px;color:var(--stone-600)}.proj-body .lift{font-family:var(--font-display);font-size:1.05rem;font-weight:600;color:var(--money);letter-spacing:-.01em;white-space:nowrap}.proj-note{font-family:var(--font-body);font-size:13.5px;color:var(--stone-500);text-align:center;margin:32px auto 0;max-width:60ch;line-height:1.55}.about-card{display:grid;grid-template-columns:300px 1fr;gap:56px;align-items:start}.about-portrait{width:100%;aspect-ratio:4 / 5;border-radius:var(--r-lg);overflow:hidden;background:var(--navy-700);display:flex;align-items:center;justify-content:center;box-shadow:var(--shadow-md)}.about-portrait img{width:100%;height:100%;object-fit:cover;object-position:center 18%}.about-body .name{font-family:var(--font-display);font-size:2rem;font-weight:600;color:var(--navy-700);letter-spacing:-.02em;margin:0 0 4px}.about-body .role{font-family:var(--font-body);font-size:14px;font-weight:600;color:var(--accent);letter-spacing:.04em;margin:0 0 4px}.about-body .dre{font-family:var(--font-mono);font-size:12px;color:var(--stone-500);margin:0 0 22px}.about-body p{font-family:var(--font-body);font-size:1.0625rem;line-height:1.7;color:var(--stone-600);margin:0 0 18px;max-width:64ch}.about-body p strong{color:var(--ink-700);font-weight:600}.about-body p em{color:var(--ink-700);font-style:italic}.contact-band{background:var(--navy-700);color:var(--cream-50);padding:80px 0}.contact-band .inner{display:grid;grid-template-columns:1.3fr 1fr;gap:56px;align-items:center}.contact-band h2{font-family:var(--font-display);font-size:clamp(2rem,2.2vw + 1rem,2.8rem);font-weight:600;color:var(--cream-50);margin:0 0 14px;letter-spacing:-.02em;text-wrap:balance}.contact-band h2 em{font-style:italic;color:var(--steel-300)}.contact-band p{font-family:var(--font-body);font-size:1.1rem;line-height:1.6;color:var(--navy-100);margin:0;max-width:50ch}.contact-list{display:flex;flex-direction:column;gap:4px}.contact-item{display:flex;align-items:center;gap:16px;padding:16px 0;border-top:1px solid rgba(244,239,230,.14);text-decoration:none}.contact-item:first-child{border-top:0}.contact-item svg{width:22px;height:22px;stroke:var(--steel-300);stroke-width:1.5;flex-shrink:0}.contact-item .ci-label{display:block;font-family:var(--font-body);font-size:11.5px;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:var(--steel-300);margin-bottom:5px}.contact-item .ci-value{display:block;font-family:var(--font-display);font-size:1.2rem;color:var(--cream-50);white-space:nowrap;transition:color var(--dur-fast) var(--ease-out)}a.contact-item:hover .ci-value{color:var(--steel-200)}.site-footer{background:var(--navy-800);color:var(--cream-200);padding:56px 0 32px}.site-footer .top{display:flex;align-items:flex-start;justify-content:space-between;gap:40px;flex-wrap:wrap;padding-bottom:36px;border-bottom:1px solid rgba(244,239,230,.1)}.site-footer .f-lockup{display:inline-flex;align-items:center;gap:9px}.site-footer .f-brand .wm{font-family:var(--font-display);font-size:22px;font-weight:600;color:var(--cream-50);letter-spacing:-.02em}.site-footer .f-brand .wm .llc{font-family:var(--font-body);font-size:11px;font-weight:600;color:var(--navy-200);letter-spacing:.08em;margin-left:6px;text-transform:uppercase;vertical-align:baseline}.site-footer .f-brand .f-mark{color:var(--steel-300);flex-shrink:0}.site-footer .f-brand .wm .b4{color:var(--steel-300)}.site-footer .f-brand .tg{font-family:var(--font-body);font-size:13.5px;color:var(--navy-200);margin-top:10px;max-width:42ch;line-height:1.55}.site-footer .f-nav{display:flex;gap:28px;flex-wrap:wrap}.site-footer .f-nav a{font-family:var(--font-body);font-size:14px;color:var(--cream-200);text-decoration:none;transition:color var(--dur-fast) var(--ease-out)}.site-footer .f-nav a:hover{color:var(--cream-50)}.site-footer .meta{padding-top:26px;font-family:var(--font-body);font-size:12.5px;color:var(--navy-200);display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap}@media(prefers-reduced-motion:no-preference){.js .reveal{opacity:0;transform:translateY(14px);transition:opacity var(--dur-slow) var(--ease-out),transform var(--dur-slow) var(--ease-out)}.js .reveal.in{opacity:1;transform:none}}@media(max-width:980px){.ba-wrap,.focus-wrap{grid-template-columns:1fr;gap:36px}.about-card{grid-template-columns:220px 1fr;gap:40px}.proj-grid{grid-template-columns:repeat(2,1fr)}.contact-band .inner{grid-template-columns:1fr;gap:36px}}@media(max-width:760px){.container,.container-base{padding:0 20px}.section{padding:60px 0}.site-header .inner{padding:13px 20px}.hero{padding:60px 0 64px}.hero h1 br.lb,.site-nav{display:none}.site-nav.open{display:flex;position:absolute;top:100%;left:0;right:0;flex-direction:column;align-items:stretch;gap:0;background:var(--cream-50);border-bottom:1px solid var(--cream-200);padding:8px 20px 16px}.site-nav.open a{padding:12px 0;border-top:1px solid var(--cream-200)}.site-nav.open a.nav-cta{margin-top:10px;text-align:center;justify-content:center;border-top:1.5px solid var(--navy-600)}.nav-toggle{display:inline-flex;margin-left:auto;background:transparent;border:0;cursor:pointer;padding:6px}.nav-toggle svg{width:26px;height:26px;stroke:var(--navy-700);stroke-width:1.75}.stat-strip .grid{grid-template-columns:1fr 1fr;gap:28px 24px}.stat-strip .cap{max-width:none}.steps{grid-template-columns:1fr;gap:16px}.focus-grid{grid-template-columns:1fr}.about-card{grid-template-columns:1fr;gap:28px}.about-portrait{max-width:260px}.proj-grid{grid-template-columns:1fr}.section-head{margin-bottom:40px}}@media(max-width:460px){.stat-strip .grid{grid-template-columns:1fr}}