:root {
  --ink: #102a2d;
  --ink-deep: #082023;
  --cream: #f3f0e9;
  --paper: #fbfaf7;
  --white: #fff;
  --line: rgba(16, 42, 45, .18);
  --muted: #647274;
  --accent: #b98b4b;
  --shell: min(1180px, calc(100% - 48px));
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body { margin: 0; background: var(--paper); color: var(--ink); font-family: Inter, "Helvetica Neue", Arial, sans-serif; font-size: 16px; line-height: 1.65; -webkit-font-smoothing: antialiased; }
a { color: inherit; text-decoration: none; }
button, input, textarea { font: inherit; }
img { max-width: 100%; }
.shell { width: var(--shell); margin-inline: auto; }

.site-header { position: absolute; z-index: 10; top: 0; left: 0; width: 100%; color: var(--ink); background: rgba(255, 255, 255, .96); border-bottom: 1px solid rgba(16, 42, 45, .12); -webkit-backdrop-filter: blur(14px); backdrop-filter: blur(14px); }
.nav-wrap { height: 88px; display: flex; align-items: center; justify-content: space-between; }
.brand-logo { display: flex; width: 90px; height: 80px; align-items: center; overflow: hidden; }
.brand-logo img { display: block; width: 90px; height: auto; }
.site-nav { display: flex; align-items: center; gap: 30px; font-size: 12px; font-weight: 500; letter-spacing: .025em; }
.site-nav a { position: relative; opacity: .68; transition: opacity .2s ease; }
.site-nav > a:not(.nav-contact)::after, .nav-dropdown-trigger::after { content: ""; position: absolute; right: 0; bottom: -10px; left: 0; border-top: 1px solid var(--accent); transform: scaleX(0); transform-origin: left; transition: transform .2s ease; }
.site-nav a:hover, .site-nav a[aria-current="page"] { opacity: 1; }
.site-nav > a[aria-current="page"]::after, .site-nav > a:hover::after, .nav-dropdown-trigger[aria-current="page"]::after, .nav-dropdown:hover .nav-dropdown-trigger::after { transform: scaleX(1); }
.site-nav .nav-contact { opacity: 1; padding: 10px 18px; background: var(--ink-deep); border: 1px solid var(--ink-deep); border-radius: 2px; color: var(--white); }
.nav-dropdown { position: relative; }
.nav-dropdown-trigger { display: inline-flex; align-items: center; }
.nav-dropdown-chevron { display: none; }
.nav-dropdown-menu { position: absolute; top: calc(100% + 18px); left: -18px; width: 218px; padding: 8px; background: rgba(255,255,255,.99); border: 1px solid var(--line); border-radius: 2px; box-shadow: 0 18px 36px rgba(8,32,35,.12); opacity: 0; visibility: hidden; transform: translateY(-5px); transition: opacity .18s ease, visibility .18s ease, transform .18s ease; }
.nav-dropdown-menu::before { content: ""; position: absolute; right: 0; bottom: 100%; left: 0; height: 19px; }
.nav-dropdown-menu a { display: block; padding: 10px 12px; border-radius: 2px; color: var(--ink); font-size: 11px; letter-spacing: .035em; opacity: .66; }
.nav-dropdown-menu a:hover, .nav-dropdown-menu a:focus-visible { background: var(--cream); opacity: 1; }
.nav-dropdown:hover .nav-dropdown-menu { opacity: 1; visibility: visible; transform: translateY(0); }
.menu-toggle { display: none; padding: 8px; background: none; border: 0; color: inherit; }

.eyebrow { margin: 0 0 22px; color: #587174; font-size: 11px; font-weight: 700; letter-spacing: .2em; text-transform: uppercase; }
.eyebrow.light { color: rgba(255, 255, 255, .68); }
h1, h2, h3, p { margin-top: 0; }
h1, h2 { margin-bottom: 0; font-family: Georgia, "Times New Roman", serif; font-weight: 400; letter-spacing: -.035em; }
h1 { font-size: clamp(54px, 7vw, 92px); line-height: .98; }
h2 { font-size: clamp(40px, 5vw, 64px); line-height: 1.08; }
.section { padding: 130px 0; }
.section-anchor { scroll-margin-top: 24px; }
.section-heading { display: grid; grid-template-columns: 1.5fr .5fr; gap: 8vw; align-items: end; margin-bottom: 80px; }
.section-heading.top-align { align-items: start; }
.section-heading > p { margin: 0 0 8px; color: var(--muted); }

.hero { min-height: 760px; position: relative; display: flex; align-items: flex-end; overflow: hidden; color: var(--white); }
.hero-image, .hero-shade { position: absolute; inset: 0; }
.hero-image { background: url('../img/keystone-img.jpg') center 62% / cover no-repeat; transform: scale(1.01); }
.hero-shade { background: linear-gradient(90deg, rgba(4,25,29,.92) 0%, rgba(4,25,29,.7) 42%, rgba(4,25,29,.15) 78%), linear-gradient(0deg, rgba(4,25,29,.65), transparent 55%); }
.hero-inner { position: relative; padding-bottom: 102px; }
.hero h1 { max-width: 760px; margin-bottom: 26px; }
.hero-intro { max-width: 620px; margin-bottom: 42px; color: rgba(255,255,255,.8); font-size: 19px; line-height: 1.6; }
.hero-actions { display: flex; align-items: center; gap: 36px; }
.button { display: inline-flex; min-height: 52px; padding: 0 24px; align-items: center; justify-content: center; border: 0; border-radius: 2px; font-size: 12px; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; transition: background .2s, color .2s, transform .2s; cursor: pointer; }
.button:hover { transform: translateY(-2px); }
.button-light { background: var(--white); color: var(--ink-deep); }
.button-dark { background: var(--ink-deep); color: var(--white); }
.text-link { font-size: 13px; font-weight: 600; letter-spacing: .02em; }
.text-link span { padding-left: 8px; }

.intro-grid { display: grid; grid-template-columns: .85fr 1.15fr; gap: 10vw; align-items: start; }
.intro-copy { max-width: 640px; padding-top: 38px; color: var(--muted); }
.intro-copy .lead { color: var(--ink); font-size: 21px; line-height: 1.55; }
.intro-copy p:last-child { margin-bottom: 0; }
.proof-section { border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.proof-grid { display: grid; grid-template-columns: repeat(3, 1fr); }
.proof-item { min-height: 220px; padding: 48px 6vw 44px 0; display: flex; flex-direction: column; justify-content: space-between; border-right: 1px solid var(--line); }
.proof-item:not(:first-child) { padding-left: 6vw; }
.proof-item:last-child { border-right: 0; }
.proof-item strong { font: 400 54px/1 Georgia, serif; }
.proof-item span { max-width: 190px; color: var(--muted); font-size: 13px; line-height: 1.5; letter-spacing: .1em; text-transform: uppercase; }
.approach-section { background: var(--cream); }
.process-list { margin: 0; padding: 0; list-style: none; border-top: 1px solid var(--line); }
.process-list li { display: grid; grid-template-columns: 80px 1fr; gap: 24px; padding: 30px 0; border-bottom: 1px solid var(--line); }
.process-list li > span { padding-top: 4px; color: var(--accent); font-size: 11px; font-weight: 700; letter-spacing: .15em; }
.process-list div { display: grid; grid-template-columns: .65fr 1fr; gap: 7vw; }
.process-list h3 { margin: 0; font: 400 27px/1.2 Georgia, serif; }
.process-list p { max-width: 500px; margin: 0; color: var(--muted); }
.presence-section { background: var(--ink-deep); color: var(--white); }
.presence-grid { display: grid; grid-template-columns: .8fr 1.2fr; gap: 10vw; align-items: start; }
.presence-grid > div > p:last-child { max-width: 500px; margin-top: 28px; color: rgba(255,255,255,.6); }
.city-list { display: grid; grid-template-columns: repeat(2, 1fr); margin: 12px 0 0; padding: 0; list-style: none; border-top: 1px solid rgba(255,255,255,.18); }
.city-list li { padding: 18px 0; border-bottom: 1px solid rgba(255,255,255,.18); color: rgba(255,255,255,.8); font-size: 14px; }
.city-list li:nth-child(odd) { margin-right: 32px; }

.page-hero { min-height: 650px; position: relative; display: flex; align-items: flex-end; overflow: hidden; color: var(--white); background-image: var(--hero-image); background-position: center; background-size: cover; }
.page-hero-shade { position: absolute; inset: 0; background: linear-gradient(90deg, rgba(4,25,29,.94) 0%, rgba(4,25,29,.7) 44%, rgba(4,25,29,.22) 80%), linear-gradient(0deg, rgba(4,25,29,.62), transparent 55%); }
.page-hero-content { position: relative; padding-bottom: 88px; }
.page-hero-content h1 { max-width: 900px; font-size: clamp(52px, 6.4vw, 86px); }
.page-hero-content > p:last-child { max-width: 660px; margin: 26px 0 0; color: rgba(255,255,255,.76); font-size: 19px; }
.page-hero-content.narrow h1 { max-width: 760px; }

.audience-grid { display: grid; grid-template-columns: repeat(3, 1fr); margin-top: 72px; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.audience-grid article { min-height: 330px; padding: 42px 42px 42px 0; border-right: 1px solid var(--line); }
.audience-grid article:not(:first-child) { padding-left: 42px; }
.audience-grid article:last-child { border-right: 0; }
.audience-grid span, .service-card > span, .principles-grid span, .commitment-list span { display: block; margin-bottom: 42px; color: var(--accent); font-size: 11px; font-weight: 700; letter-spacing: .16em; }
.audience-grid h3, .service-card h3, .principles-grid h3 { margin-bottom: 18px; font: 400 29px/1.2 Georgia, serif; letter-spacing: -.02em; }
.audience-grid p, .service-card p, .principles-grid p { color: var(--muted); }
.audience-grid .text-link { display: inline-block; margin-top: 18px; color: var(--ink); font-size: 12px; }
.split-feature { display: grid; grid-template-columns: 1fr 1fr; gap: 8vw; align-items: center; }
.feature-image { min-height: 520px; overflow: hidden; }
.feature-image img { width: 100%; height: 520px; display: block; object-fit: cover; }
.feature-copy > p:not(.eyebrow) { margin: 30px 0; color: var(--muted); font-size: 18px; }
.mini-stats { display: grid; grid-template-columns: repeat(3, 1fr); margin-top: 48px; border-top: 1px solid var(--line); }
.mini-stats div { padding: 24px 18px 0 0; }
.mini-stats strong { display: block; font: 400 36px/1 Georgia, serif; }
.mini-stats span { display: block; margin-top: 10px; color: var(--muted); font-size: 10px; line-height: 1.4; letter-spacing: .1em; text-transform: uppercase; }
.roles-section { padding-top: 112px; }
.role-columns { display: grid; grid-template-columns: repeat(3, 1fr); margin-top: 72px; border-top: 1px solid var(--line); }
.role-columns ul { margin: 0; padding: 25px 38px 25px 0; list-style: none; border-right: 1px solid var(--line); }
.role-columns ul:not(:first-child) { padding-left: 38px; }
.role-columns ul:last-child { border-right: 0; }
.role-columns li { padding: 15px 0; border-bottom: 1px solid var(--line); color: var(--muted); font-size: 14px; }

.services-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 1px; margin-top: 72px; background: var(--line); border: 1px solid var(--line); }
.service-card { padding: 52px; background: var(--paper); }
.service-card .broker-note { margin-top: 28px; padding-top: 24px; border-top: 1px solid var(--line); font-size: 13px; }
.broker-note strong { display: block; margin-bottom: 6px; color: var(--ink); font-size: 10px; letter-spacing: .12em; text-transform: uppercase; }
.commitment-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 10vw; align-items: start; }
.commitment-list { border-top: 1px solid rgba(255,255,255,.2); }
.commitment-list > div { display: grid; grid-template-columns: 60px 1fr; padding: 24px 0; border-bottom: 1px solid rgba(255,255,255,.2); }
.commitment-list span { margin: 5px 0 0; }
.commitment-list h3 { margin: 0; font: 400 27px/1.2 Georgia, serif; }

.project-financing-section { background: var(--cream); }
.financing-intro { display: grid; grid-template-columns: .9fr 1.1fr; gap: 10vw; align-items: start; }
.financing-intro h2 { max-width: 580px; }
.financing-lead { padding-top: 38px; }
.financing-lead p { max-width: 630px; color: var(--muted); }
.financing-lead p:first-child { color: var(--ink); font-size: 20px; line-height: 1.55; }
.financing-lead p:last-child { margin-bottom: 0; }
.financing-principles { display: grid; grid-template-columns: repeat(4, 1fr); margin-top: 76px; border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.financing-principles article { min-height: 245px; padding: 38px 32px 36px 0; border-right: 1px solid var(--line); }
.financing-principles article:not(:first-child) { padding-left: 42px; }
.financing-principles article:last-child { border-right: 0; }
.financing-principles span { display: block; margin-bottom: 38px; color: var(--accent); font-size: 11px; font-weight: 700; letter-spacing: .16em; }
.financing-principles h3 { margin-bottom: 14px; font: 400 29px/1.2 Georgia, serif; letter-spacing: -.02em; }
.financing-principles p { max-width: 280px; margin-bottom: 0; color: var(--muted); font-size: 14px; }
.financing-scope { display: grid; grid-template-columns: .9fr 1.1fr; gap: 10vw; align-items: start; padding-top: 76px; }
.financing-qualifier h3 { max-width: 520px; margin: 0 0 26px; font: 400 38px/1.18 Georgia, serif; letter-spacing: -.025em; }
.financing-qualifier > p:last-child { max-width: 560px; margin-bottom: 0; color: var(--muted); }
.financing-markets { display: grid; gap: 32px; }
.financing-markets > div { display: grid; grid-template-columns: 105px 1fr; gap: 26px; padding-top: 18px; border-top: 1px solid var(--line); }
.scope-label { margin: 3px 0 0; color: var(--ink); font-size: 10px; font-weight: 700; letter-spacing: .14em; text-transform: uppercase; }
.financing-markets ul { display: flex; flex-wrap: wrap; gap: 8px; margin: 0; padding: 0; list-style: none; }
.financing-markets li { padding: 6px 10px; border: 1px solid var(--line); border-radius: 2px; color: var(--muted); font-size: 11px; letter-spacing: .03em; }
.financing-cta { display: flex; align-items: center; justify-content: space-between; gap: 36px; margin-top: 76px; padding-top: 36px; border-top: 1px solid var(--line); }
.financing-cta p { max-width: 780px; margin: 0; font: 400 clamp(23px, 2.4vw, 32px)/1.3 Georgia, serif; letter-spacing: -.025em; }

.private-principles { padding: 0 0 120px; }
.principles-grid { display: grid; grid-template-columns: repeat(3, 1fr); background: var(--ink-deep); color: var(--white); }
.principles-grid article { padding: 54px; border-right: 1px solid rgba(255,255,255,.16); }
.principles-grid article:last-child { border-right: 0; }
.principles-grid p { color: rgba(255,255,255,.6); }
.private-feature .feature-image img { filter: saturate(.55); }

.contact-hero { padding: 230px 0 120px; background: var(--ink-deep); color: var(--white); }
.contact-hero-grid { display: grid; grid-template-columns: 1.25fr .75fr; gap: 10vw; align-items: end; }
.contact-hero h1 { max-width: 780px; font-size: clamp(54px, 7vw, 92px); }
.contact-hero-grid > div:first-child > p:last-child { max-width: 620px; margin: 28px 0 0; color: rgba(255,255,255,.68); font-size: 18px; }
.contact-details { border-top: 1px solid rgba(255,255,255,.2); }
.contact-details a, .contact-details p { display: block; margin: 0; padding: 22px 0; border-bottom: 1px solid rgba(255,255,255,.2); font-size: 14px; }
.contact-details small { display: block; margin-bottom: 5px; color: rgba(255,255,255,.5); font-size: 9px; letter-spacing: .16em; text-transform: uppercase; }
.form-layout { display: grid; grid-template-columns: .7fr 1.3fr; gap: 10vw; align-items: start; }
.form-layout > div > p:last-child { max-width: 420px; margin-top: 28px; color: var(--muted); }
.contact-form { display: grid; grid-template-columns: repeat(2, 1fr); gap: 26px 22px; }
.field { display: flex; flex-direction: column; gap: 8px; }
.field-full { grid-column: 1 / -1; }
.field label { font-size: 10px; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; }
.field input, .field textarea { width: 100%; padding: 14px 0; border: 0; border-bottom: 1px solid var(--line); border-radius: 0; outline: 0; background: transparent; color: var(--ink); resize: vertical; }
.field input:focus, .field textarea:focus { border-color: var(--ink); }
.form-submit { display: flex; align-items: center; justify-content: space-between; gap: 30px; margin-top: 12px; }
.form-submit p { max-width: 360px; margin: 0; color: var(--muted); font-size: 11px; }
.form-honeypot { display: none !important; }
.form-messaging { max-width: 420px; }
.form-status { display: none; margin-top: 8px !important; color: var(--ink) !important; font-weight: 600; }
.form-status.is-visible { display: block; }
.form-status.is-error { color: #9f3f34 !important; }
.form-submit .button:disabled { opacity: .58; cursor: wait; transform: none; }

.stories-intro { margin-bottom: 80px; }
.stories-intro h2 { max-width: 720px; }
.story-list { border-top: 1px solid var(--line); }
.story { display: grid; grid-template-columns: .85fr 1.15fr; gap: 8vw; align-items: center; padding: 76px 0; border-bottom: 1px solid var(--line); }
.story.reverse { grid-template-columns: 1.15fr .85fr; }
.story.reverse .story-image { order: 2; }
.story-image { height: 450px; overflow: hidden; }
.story-image img { width: 100%; height: 100%; display: block; object-fit: cover; filter: saturate(.72); }
.story-type { margin-bottom: 16px; color: var(--accent); font-size: 10px; font-weight: 700; letter-spacing: .15em; text-transform: uppercase; }
.story h3 { margin: 0 0 30px; font: 400 38px/1.15 Georgia, serif; letter-spacing: -.025em; }
.story dl { margin: 0; }
.story dt { margin-top: 18px; font-size: 10px; letter-spacing: .12em; text-transform: uppercase; }
.story dd { margin: 5px 0 0; color: var(--muted); }
.story ul { margin: 26px 0 0; padding: 22px 0 0; list-style: none; border-top: 1px solid var(--line); }
.story li { position: relative; padding: 6px 0 6px 18px; font-size: 13px; }
.story li::before { content: ""; position: absolute; left: 0; top: 15px; width: 5px; border-top: 1px solid var(--accent); }

.contact-section { padding: 105px 0; background: var(--paper); }
.contact-inner { display: flex; align-items: end; justify-content: space-between; gap: 40px; }
.contact-inner h2 { max-width: 720px; }
.site-footer { padding: 14px 0; background: #ccd4cf; color: rgba(8,32,35,.72); border-top: 1px solid rgba(8,32,35,.12); }
.footer-inner { min-height: 60px; display: grid; grid-template-columns: 82px 1fr auto; align-items: center; gap: 32px; }
.brand-logo-footer { width: 72px; height: 60px; background: transparent; }
.brand-logo-footer img { width: 72px; }
.footer-inner p { margin: 0; font-size: 10px; letter-spacing: .015em; }
.copyright { text-align: right; }

@media (min-width: 801px) and (max-width: 1100px) {
  .financing-principles { grid-template-columns: repeat(2, 1fr); }
  .financing-principles article, .financing-principles article:not(:first-child) { min-height: 210px; padding: 34px 36px 32px 0; border-bottom: 1px solid var(--line); }
  .financing-principles article:nth-child(even) { padding-left: 36px; border-right: 0; }
  .financing-principles article:nth-child(n+3) { border-bottom: 0; }
}

@media (max-width: 800px) {
  :root { --shell: min(calc(100% - 32px), 1180px); }
  .nav-wrap { height: 76px; }
  .brand-logo { width: 78px; height: 70px; }
  .brand-logo img { width: 78px; }
  .menu-toggle { display: block; }
  .site-nav { display: none; position: absolute; top: 76px; left: 0; width: 100%; padding: 24px; background: rgba(255,255,255,.98); border-top: 1px solid var(--line); box-shadow: 0 18px 35px rgba(8,32,35,.08); flex-direction: column; align-items: flex-start; gap: 20px; }
  .site-nav.is-open { display: flex; }
  .nav-dropdown { width: 100%; }
  .nav-dropdown-chevron { display: none; }
  .nav-dropdown-menu { position: static; width: 100%; margin-top: 12px; padding: 4px 0 0 16px; background: transparent; border: 0; border-radius: 0; box-shadow: none; opacity: 1; visibility: visible; transform: none; }
  .nav-dropdown-menu::before { display: none; }
  .nav-dropdown-menu a { padding: 7px 12px; font-size: 11px; }
  .hero { min-height: 690px; }
  .hero-inner { padding-bottom: 72px; }
  .hero-actions { align-items: flex-start; flex-direction: column; gap: 22px; }
  .section { padding: 86px 0; }
  .intro-grid, .section-heading, .presence-grid, .split-feature, .commitment-grid, .contact-hero-grid, .form-layout, .story, .story.reverse, .financing-intro, .financing-scope { grid-template-columns: 1fr; gap: 44px; }
  .intro-copy { padding-top: 0; }
  .section-heading { margin-bottom: 54px; }
  .proof-grid { grid-template-columns: 1fr; }
  .proof-item, .proof-item:not(:first-child) { min-height: 160px; padding: 36px 0; border-right: 0; border-bottom: 1px solid var(--line); }
  .proof-item:last-child { border-bottom: 0; }
  .proof-item strong { margin-bottom: 26px; }
  .process-list div { grid-template-columns: 1fr; gap: 8px; }
  .process-list li { grid-template-columns: 48px 1fr; }
  .page-hero { min-height: 620px; }
  .page-hero-content { padding-bottom: 70px; }
  .page-hero-content > p:last-child { font-size: 17px; }
  .audience-grid, .principles-grid { grid-template-columns: 1fr; }
  .audience-grid article, .audience-grid article:not(:first-child), .principles-grid article { min-height: auto; padding: 38px 0; border-right: 0; border-bottom: 1px solid var(--line); }
  .principles-grid { padding: 0 24px; }
  .principles-grid article { border-color: rgba(255,255,255,.16); }
  .feature-image, .feature-image img { min-height: 380px; height: 380px; }
  .mini-stats { grid-template-columns: 1fr; }
  .mini-stats div { padding: 22px 0; border-bottom: 1px solid var(--line); }
  .role-columns, .services-grid { grid-template-columns: 1fr; }
  .role-columns ul, .role-columns ul:not(:first-child) { padding: 18px 0; border-right: 0; }
  .service-card { padding: 36px 26px; }
  .financing-lead { padding-top: 0; }
  .financing-principles { grid-template-columns: 1fr; margin-top: 54px; }
  .financing-principles article, .financing-principles article:not(:first-child) { min-height: auto; padding: 32px 0; border-right: 0; border-bottom: 1px solid var(--line); }
  .financing-principles article:last-child { border-bottom: 0; }
  .financing-principles span { margin-bottom: 24px; }
  .financing-scope { padding-top: 54px; }
  .financing-markets > div { grid-template-columns: 1fr; gap: 15px; }
  .financing-cta { align-items: flex-start; flex-direction: column; margin-top: 54px; }
  .contact-hero { padding: 190px 0 90px; }
  .contact-form { grid-template-columns: 1fr; }
  .field-full { grid-column: auto; }
  .form-submit, .contact-inner { align-items: flex-start; flex-direction: column; }
  .story.reverse .story-image { order: 0; }
  .story { padding: 55px 0; }
  .story-image { height: 330px; }
  .story h3 { font-size: 32px; }
  .site-footer { padding: 10px 0; }
  .footer-inner { min-height: 54px; grid-template-columns: 68px 1fr; gap: 18px; }
  .brand-logo-footer { width: 64px; height: 54px; }
  .brand-logo-footer img { width: 64px; }
  .footer-inner > p:not(.copyright) { display: none; }
  .copyright { text-align: right; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  * { transition: none !important; }
}