html,body{background:#f3f1ec;color:#121212}
:root{--bg:#f3f1ec;--fg:#121212;--muted:rgba(18,18,18,.62);--line:rgba(18,18,18,.16);--accent:#a24b2e;--ease:cubic-bezier(.22,1,.36,1);--gut:clamp(20px,5vw,64px);--wrap:1280px}
*{box-sizing:border-box}
body{margin:0;font-family:"Inter Tight",-apple-system,"Helvetica Neue",Arial,sans-serif;font-size:17px;line-height:1.6;-webkit-font-smoothing:antialiased;overflow-x:clip}
::selection{background:var(--fg);color:var(--bg)}
a{color:inherit;text-decoration:none}
p a{text-decoration:underline;text-decoration-color:var(--line);text-underline-offset:3px;transition:text-decoration-color .2s}
p a:hover{text-decoration-color:var(--accent)}
em{font-family:"Instrument Serif",Georgia,serif;font-style:italic;font-weight:400;color:var(--muted)}
.wrap{max-width:var(--wrap);margin:0 auto;padding:0 var(--gut)}
:focus-visible{outline:2px solid var(--fg);outline-offset:3px;border-radius:4px}

/* nav */
.top{position:absolute;top:0;left:0;right:0;z-index:20;padding-top:env(safe-area-inset-top)}
.nav{display:flex;align-items:center;justify-content:space-between;height:76px}
.brand{display:flex;align-items:center;gap:12px}
.mark{width:52px;height:auto;color:var(--fg);display:block}
.brand-name{font-size:15px;font-weight:500;letter-spacing:-.01em;white-space:nowrap}
.brand-sub{font-weight:400;color:var(--muted)}
nav{display:flex;align-items:center;gap:clamp(14px,2.4vw,28px);font-size:14px}
nav a{color:var(--muted);transition:color .2s}
nav a:hover{color:var(--fg)}
.btn{display:inline-flex;align-items:center;gap:10px;background:var(--fg);color:var(--bg);border-radius:999px;padding:13px 22px;font-size:15px;font-weight:500;line-height:1;border:1px solid var(--fg);transition:background .2s,color .2s,transform .15s}
.btn:hover{background:transparent;color:var(--fg)}
.btn:active{transform:scale(.97)}
.btn .arr{display:inline-block;transition:transform .25s var(--ease)}
.btn:hover .arr{transform:translateX(3px)}
.btn.ghost{background:transparent;color:var(--fg);border-color:var(--line)}
.btn.ghost:hover{border-color:var(--fg)}
nav .btn.small{padding:9px 16px;font-size:13px;color:var(--bg)}
nav .btn.small:hover{color:var(--fg)}

/* hero */
.hero{position:relative;min-height:100vh;min-height:100dvh;display:flex;flex-direction:column;padding-top:76px}
.hero-stage{flex:1;display:flex;align-items:flex-end;padding-bottom:clamp(24px,4vh,56px);width:100%}
.hero-copy{max-width:62rem}
.eyebrow{font-size:12px;font-weight:500;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);margin:0 0 clamp(18px,3vh,32px)}
.h1{font-size:clamp(44px,7.2vw,104px);font-weight:400;line-height:.95;letter-spacing:-.035em;margin:0 0 clamp(20px,3vh,32px)}
.h1 .line{display:block;overflow:hidden;padding-bottom:.06em;margin-bottom:-.06em}
.h1 .line>span{display:block}
.sub{font-size:clamp(16px,1.4vw,19px);line-height:1.55;color:var(--muted);max-width:36rem;margin:0 0 clamp(22px,3vh,36px)}
.ctas{display:flex;flex-wrap:wrap;gap:12px}
.skyline{position:relative;width:100%;color:var(--fg);line-height:0}
.skyline svg{display:block;width:100%;height:clamp(110px,16vw,190px)}
@media (min-width:901px){.skyline svg{width:58%;margin-left:auto;margin-right:var(--gut)}}
.skyline .baseline{height:1px;background:var(--fg);transform-origin:center;transform:scaleX(0)}

/* entrance choreography */
.e1,.e2,.e3,.e4,.e5,.e6{opacity:0;transform:translateY(22px)}
.h1 .line>span{transform:translateY(110%)}
.ready .e1{animation:rise .9s var(--ease) .3s forwards}
.ready .e2{animation:rise .9s var(--ease) .45s forwards}
.ready .e3{animation:rise .9s var(--ease) .55s forwards}
.ready .e4{animation:rise .9s var(--ease) .65s forwards}
.ready .e5{animation:rise .9s var(--ease) .8s forwards}
.ready .e6{animation:rise .9s var(--ease) .9s forwards}
@keyframes rise{to{opacity:1;transform:translateY(0)}}
.sky{stroke-dasharray:1 1;stroke-dashoffset:1;opacity:0}
.ready .sky{animation:draw 1.6s var(--ease) .5s forwards}
@keyframes draw{0%{opacity:1;stroke-dashoffset:1}100%{opacity:1;stroke-dashoffset:0}}
.ready .skyline .baseline{animation:base .8s var(--ease) 2s forwards}
@keyframes base{to{transform:scaleX(1)}}
.top{opacity:0;animation:fade .8s var(--ease) .1s forwards}
@keyframes fade{to{opacity:1}}

/* sections */
.sec{padding:clamp(72px,10vw,128px) 0 0}
.sec .wrap{border-top:1px solid var(--line);padding-top:clamp(28px,3vw,40px)}
.sec-head{display:flex;align-items:baseline;gap:14px;margin-bottom:clamp(28px,4vw,56px)}
.idx{font-size:12px;font-weight:500;letter-spacing:.18em;color:var(--accent)}
.lbl{font-size:12px;font-weight:500;letter-spacing:.18em;text-transform:uppercase;color:var(--muted)}
.h2{font-size:clamp(30px,4vw,56px);font-weight:400;line-height:1.02;letter-spacing:-.025em;margin:0 0 clamp(28px,4vw,56px);max-width:22ch}
h3{font-size:18px;font-weight:500;letter-spacing:-.01em;margin:0 0 10px}
.cols3{display:grid;grid-template-columns:repeat(3,1fr);gap:0}
.cols3 .col{padding:0 32px 8px 0;border-left:1px solid var(--line);padding-left:24px}
.cols3 .col:first-child{border-left:0;padding-left:0}
.cols3 p{margin:0;color:var(--muted);font-size:16px}
.note{margin:clamp(28px,4vw,48px) 0 0;color:var(--muted);font-size:15px}
.lead{font-size:clamp(18px,1.6vw,22px);line-height:1.5;color:var(--muted);max-width:40rem;margin:0 0 clamp(32px,5vw,64px)}
.services{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:0 48px}
.services li{display:flex;gap:20px;padding:24px 0;border-top:1px solid var(--line)}
.services .num{font-size:12px;font-weight:500;letter-spacing:.18em;color:var(--accent);padding-top:6px;min-width:28px}
.services p{margin:0;color:var(--muted);font-size:16px}
#owners .ctas{margin-top:clamp(28px,4vw,48px)}
.statements{display:grid;gap:clamp(8px,1.5vw,18px)}
.statement{font-size:clamp(30px,4.6vw,66px);font-weight:400;line-height:1.05;letter-spacing:-.03em;margin:0;padding:clamp(14px,2vw,26px) 0;border-bottom:1px solid var(--line)}
.statement:last-child{border-bottom:0}
.sec-contact{padding-bottom:clamp(72px,10vw,128px)}
.contact-grid{display:grid;grid-template-columns:repeat(4,1fr)}
.cell{display:flex;flex-direction:column;gap:10px;padding:8px 28px 8px 24px;border-left:1px solid var(--line)}
.cell:first-child{border-left:0;padding-left:0}
.cell .big{font-size:clamp(26px,2.6vw,38px);letter-spacing:-.03em;line-height:1.1;white-space:nowrap}
.cell .mid{font-size:18px;line-height:1.4}
.cell .small{font-size:13px;color:var(--muted);display:flex;align-items:center;gap:8px}
.dot{width:8px;height:8px;border-radius:50%;background:var(--accent);display:inline-block}
.cell a:hover{color:var(--accent)}

/* reveals */
.js .rv{opacity:0;transform:translateY(24px);transition:opacity .7s var(--ease),transform .7s var(--ease)}
.js .rv.in{opacity:1;transform:none}
.js .cols3 .col:nth-child(2),.js .services li:nth-child(2),.js .cell:nth-child(2),.js .statement:nth-child(2){transition-delay:.08s}
.js .cols3 .col:nth-child(3),.js .services li:nth-child(3),.js .cell:nth-child(3),.js .statement:nth-child(3){transition-delay:.16s}
.js .services li:nth-child(4),.js .cell:nth-child(4){transition-delay:.24s}

/* footer + grain */
.foot{border-top:1px solid var(--line);padding:40px 0 calc(40px + env(safe-area-inset-bottom));font-size:13px;color:var(--muted);line-height:1.7}
.foot-row{display:flex;align-items:center;gap:18px;flex-wrap:wrap}
.foot .mark{width:64px;color:var(--fg)}
.foot a:hover{color:var(--fg)}
.foot-links{display:flex;flex-wrap:wrap;gap:18px;margin-top:18px}
.grain{position:fixed;inset:0;pointer-events:none;z-index:100;opacity:.055;background-image:url("data:image/svg+xml,%3Csvg%20xmlns%3D%22http%3A%2F%2Fwww.w3.org%2F2000%2Fsvg%22%20width%3D%22240%22%20height%3D%22240%22%3E%3Cfilter%20id%3D%22g%22%3E%3CfeTurbulence%20type%3D%22fractalNoise%22%20baseFrequency%3D%220.9%22%20numOctaves%3D%222%22%20stitchTiles%3D%22stitch%22%2F%3E%3CfeColorMatrix%20values%3D%220%200%200%200%200%200%200%200%200%200%200%200%200%200%200%200%200%200%201%200%22%2F%3E%3C%2Ffilter%3E%3Crect%20width%3D%22240%22%20height%3D%22240%22%20filter%3D%22url%28%23g%29%22%2F%3E%3C%2Fsvg%3E");background-size:240px 240px}

/* policy pages (tenants, privacy, terms, text-messages) */
.policy{padding:calc(76px + clamp(40px,8vw,96px)) 0 clamp(72px,10vw,128px)}
.policy h1{font-size:clamp(36px,5vw,72px);font-weight:400;line-height:1;letter-spacing:-.03em;margin:0 0 clamp(28px,4vw,48px)}
.policy h2{font-size:clamp(22px,2.4vw,30px);font-weight:400;letter-spacing:-.02em;margin:clamp(32px,4vw,48px) 0 10px;padding-top:clamp(20px,3vw,28px);border-top:1px solid var(--line)}
.policy p,.policy li{color:var(--muted);max-width:44rem}
.policy img{max-width:100%;height:auto;border:1px solid var(--line)}

@media (max-width:900px){
  .cols3{grid-template-columns:1fr}
  .cols3 .col{border-left:0;padding:18px 0;border-top:1px solid var(--line)}
  .cols3 .col:first-child{border-top:0;padding-top:0}
  .services{grid-template-columns:1fr}
  .contact-grid{grid-template-columns:1fr 1fr}
  .cell{padding:16px 16px 16px 0;border-left:0;border-top:1px solid var(--line)}
  .cell:nth-child(-n+2){border-top:0}
  .cell:nth-child(2n){padding-left:16px;border-left:1px solid var(--line)}
}
@media (max-width:560px){
  .nav{height:64px}
  .hero{min-height:0}
  .hero-stage{padding-top:clamp(48px,10vh,96px)}
  .hero{padding-top:64px}
  .brand-sub{display:none}
  .mark{width:42px}
  nav{gap:12px;font-size:13px}
  nav .btn.small{display:none}
  .contact-grid{grid-template-columns:1fr}
  .cell,.cell:nth-child(2n){border-left:0;padding-left:0;border-top:1px solid var(--line)}
  .cell:first-child{border-top:0}
  .cell .big{white-space:normal}
}
@media (prefers-reduced-motion: reduce){
  .e1,.e2,.e3,.e4,.e5,.e6,.h1 .line>span,.top{opacity:1;transform:none;animation:none}
  .sky{opacity:1;stroke-dasharray:none;stroke-dashoffset:0;animation:none}
  .skyline .baseline{transform:none;animation:none}
  .js .rv{opacity:1;transform:none;transition:none}
}

.show-m{display:none}
@media (max-width:560px){.hide-m{display:none}.show-m{display:inline}}