:root {
    --ink: #101714;
    --ink-soft: #1b2420;
    --ivory: #f4f1e9;
    --paper: #fbfaf6;
    --sand: #e9e2d4;
    --gold: #bd9562;
    --gold-light: #d6bc91;
    --muted: #6d746f;
    --line: rgba(16, 23, 20, .16);
    --line-dark: rgba(255,255,255,.16);
    --serif: 'Manrope', Arial, sans-serif;
    --sans: 'Manrope', Arial, sans-serif;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body.hsi-v2-page { margin: 0; background: var(--ivory); color: var(--ink); font-family: var(--sans); -webkit-font-smoothing: antialiased; }
body.hsi-v2-page.menu-open { overflow: hidden; }
.hsi-v2 { overflow: clip; }
.hsi-v2 a { color: inherit; text-decoration: none; }
.hsi-v2 img { display: block; max-width: 100%; }
.hsi-v2 h1,.hsi-v2 h2,.hsi-v2 h3,.hsi-v2 h4,.hsi-v2 p,.hsi-v2 figure,.hsi-v2 blockquote { margin: 0; }
.hsi-v2 button { font: inherit; }
.hsi-v2 em { font-style: normal; }
.wrap { width: min(1480px, calc(100% - 96px)); margin: 0 auto; }
.section-pad { padding: 150px 0; }
.section-dark { background: var(--ink); color: #f7f5ef; }
.section-ivory { background: var(--ivory); color: var(--ink); }
.section-sand { background: var(--sand); color: var(--ink); }

.site-header {
    position: fixed; inset: 0 0 auto 0; height: 88px; z-index: 50;
    display: grid; grid-template-columns: 1fr auto 1fr; align-items: center;
    padding: 0 48px; transition: background .35s ease, color .35s ease, border-color .35s ease, height .35s ease;
    color: #fff; border-bottom: 1px solid transparent;
}
.site-header.is-scrolled { height: 72px; background: rgba(244,241,233,.96); color: var(--ink); border-color: var(--line); backdrop-filter: blur(14px); }
.brand { justify-self: start; display: inline-flex; align-items: center; }
.brand img { width: 110px; height: auto; transition: filter .3s ease, width .3s ease; }
.site-header:not(.is-scrolled) .brand img { filter: saturate(.9) brightness(1.25); }
.site-header.is-scrolled .brand img { width: 94px; }
.desktop-nav { display: flex; gap: 34px; align-items: center; }
.desktop-nav a { position: relative; font-size: 12px; font-weight: 600; letter-spacing: .04em; }
.desktop-nav a:after { content: ''; position: absolute; left: 0; right: 100%; bottom: -8px; height: 1px; background: currentColor; transition: right .3s ease; }
.desktop-nav a:hover:after { right: 0; }
.header-tools { justify-self: end; display: flex; align-items: center; gap: 28px; }
.language { display: flex; align-items: center; gap: 10px; font-size: 11px; font-weight: 700; letter-spacing: .1em; }
.language span { width: 24px; height: 1px; background: currentColor; opacity: .35; }
.language a { opacity: .42; }
.language a.active { opacity: 1; }
.menu-toggle { display: none; width: 34px; height: 34px; border: 0; padding: 0; background: transparent; color: inherit; position: relative; }
.menu-toggle span { position: absolute; left: 4px; right: 4px; height: 1px; background: currentColor; transition: transform .25s ease, top .25s ease; }
.menu-toggle span:first-child { top: 12px; }
.menu-toggle span:last-child { top: 21px; }
.menu-open .menu-toggle span:first-child { top: 17px; transform: rotate(45deg); }
.menu-open .menu-toggle span:last-child { top: 17px; transform: rotate(-45deg); }
.mobile-nav { display: none; }

.hero { min-height: 100svh; position: relative; display: flex; align-items: flex-end; overflow: hidden; }
.hero-media { position: absolute; inset: 0; background-size: cover; background-position: center 46%; transform: scale(1.03); }
.hero-wash { position: absolute; inset: 0; background: linear-gradient(180deg, rgba(6,13,10,.18) 0%, rgba(6,13,10,.28) 42%, rgba(6,13,10,.82) 100%), linear-gradient(90deg, rgba(6,13,10,.58) 0%, rgba(6,13,10,.12) 60%); }
.hero-content { position: relative; z-index: 2; padding: 160px 0 72px; }
.eyebrow { display: flex; justify-content: space-between; border-bottom: 1px solid rgba(255,255,255,.28); padding-bottom: 14px; font-size: 11px; text-transform: uppercase; letter-spacing: .16em; color: rgba(255,255,255,.76); }
.hero h1 { max-width: 1050px; margin-top: 58px; font-family: var(--sans); font-size: clamp(58px, 6vw, 98px); font-weight: 400; line-height: .96; letter-spacing: -.055em; }
.hero h1 em { color: var(--gold-light); font-weight: 500; }
.hero-bottom { margin-top: 64px; display: grid; grid-template-columns: 1fr auto; gap: 80px; align-items: end; }
.hero-bottom p { width: min(580px, 100%); font-size: 16px; line-height: 1.8; color: rgba(255,255,255,.76); }
.scroll-cue { display: flex; align-items: center; gap: 28px; font-size: 12px; letter-spacing: .05em; }
.scroll-cue i { width: 46px; height: 46px; border: 1px solid rgba(255,255,255,.34); border-radius: 50%; display: grid; place-items: center; font-style: normal; transition: background .25s ease, color .25s ease; }
.scroll-cue:hover i { background: var(--gold-light); color: var(--ink); }

.section-kicker { font-size: 11px; font-weight: 700; text-transform: uppercase; letter-spacing: .16em; color: #68706b; }
.section-dark .section-kicker { color: var(--gold-light); }
.section-intro h2, .history h2, .philosophy h2, .philanthropy h2, .contact h2 { margin-top: 30px; font-family: var(--sans); font-size: clamp(48px, 5.2vw, 82px); line-height: 1.02; font-weight: 400; letter-spacing: -.045em; }
.section-intro h2 em, .history h2 em, .philosophy h2 em, .philanthropy h2 em, .contact h2 em { color: var(--gold); font-weight: 400; }

.about-grid { margin-top: 110px; display: grid; grid-template-columns: minmax(0, .9fr) minmax(0, 1.1fr); gap: 12vw; padding-top: 40px; border-top: 1px solid var(--line); }
.about-lead p { font-family: var(--sans); font-size: clamp(32px, 3.6vw, 56px); line-height: 1.08; letter-spacing: -.035em; }
.about-copy { display: grid; gap: 28px; align-content: start; }
.about-copy p { font-size: 16px; line-height: 1.9; color: #5d645f; }

.history-grid { display: grid; grid-template-columns: minmax(0, .95fr) minmax(0, 1.05fr); gap: 9vw; align-items: start; }
.history-visual { position: sticky; top: 110px; }
.legacy-photo { position: relative; }
.legacy-photo:before { content: ''; position: absolute; left: -28px; top: -28px; width: 54%; height: 42%; border: 1px solid rgba(214,188,145,.55); z-index: 0; }
.legacy-photo img { position: relative; z-index: 1; width: 100%; aspect-ratio: 4/5; object-fit: cover; filter: grayscale(.55) sepia(.18) contrast(1.06); }
.legacy-photo figcaption { margin-top: 14px; font-size: 10px; text-transform: uppercase; letter-spacing: .13em; color: rgba(255,255,255,.52); }
.timeline { margin-top: 70px; border-top: 1px solid var(--line-dark); }
.timeline-row { display: grid; grid-template-columns: 120px 1fr; gap: 30px; padding: 24px 0 28px; border-bottom: 1px solid var(--line-dark); }
.timeline-row span { font-family: var(--sans); font-size: 28px; color: var(--gold-light); }
.timeline-row p { font-size: 14px; line-height: 1.75; color: rgba(255,255,255,.68); }
.history blockquote { margin-top: 58px; padding-left: 28px; border-left: 1px solid var(--gold); font-family: var(--sans); font-size: 28px; line-height: 1.38; color: rgba(255,255,255,.9); }
.history blockquote cite { display: block; margin-top: 18px; font-family: var(--sans); font-size: 11px; letter-spacing: .08em; color: var(--gold-light); font-style: normal; }

.split-title { display: grid; grid-template-columns: .7fr 1.3fr; gap: 50px; align-items: start; }
.split-title h2 { margin-top: 0; }
.value-list { margin-top: 96px; border-top: 1px solid var(--line); }
.value-row { display: grid; grid-template-columns: 100px minmax(240px,.55fr) 1fr; gap: 30px; padding: 32px 0 36px; border-bottom: 1px solid var(--line); align-items: start; }
.value-number { font-family: var(--sans); font-size: 18px; color: var(--gold); }
.value-row h3 { font-size: 15px; letter-spacing: .06em; }
.value-row p { max-width: 700px; font-size: 14px; line-height: 1.85; color: #636a65; }

.philosophy-grid { display: grid; grid-template-columns: .9fr 1.1fr; gap: 10vw; }
.philosophy-title h2 { font-size: clamp(50px, 5vw, 82px); }
.philosophy-title > p { margin-top: 32px; max-width: 520px; font-size: 14px; line-height: 1.8; color: #646862; }
.principles { list-style: none; padding: 0; margin: 0; border-top: 1px solid rgba(16,23,20,.22); }
.principles li { display: grid; grid-template-columns: 72px 1fr; gap: 30px; padding: 28px 0; border-bottom: 1px solid rgba(16,23,20,.22); align-items: baseline; }
.principles span { font-family: var(--sans); font-size: 24px; color: #8f6f47; }
.principles p { font-size: 17px; line-height: 1.5; }

.portfolio-head { display: grid; grid-template-columns: .55fr 1.15fr .7fr; gap: 50px; align-items: end; }
.portfolio-head h2 { margin-top: 0; }
.portfolio-head > p { font-size: 13px; line-height: 1.75; color: rgba(255,255,255,.58); padding-bottom: 10px; }
.portfolio-group, .realestate-block, .asset-management { margin-top: 130px; }
.portfolio-group-head { display: grid; grid-template-columns: 110px 1fr; gap: 30px; padding-bottom: 30px; border-bottom: 1px solid var(--line-dark); }
.portfolio-group-head > span { font-family: var(--sans); font-size: 20px; color: var(--gold-light); }
.portfolio-group-head h3 { font-size: 22px; letter-spacing: .02em; }
.portfolio-group-head p { margin-top: 9px; max-width: 720px; font-size: 13px; line-height: 1.7; color: rgba(255,255,255,.55); }
.portfolio-list { display: grid; grid-template-columns: repeat(2, minmax(0,1fr)); }
.portfolio-item { min-height: 210px; display: grid; grid-template-columns: 50px minmax(160px,.7fr) 1.3fr; gap: 24px; align-items: start; padding: 32px 32px 34px 0; border-bottom: 1px solid var(--line-dark); }
.portfolio-item:nth-child(odd) { border-right: 1px solid var(--line-dark); padding-right: 38px; }
.portfolio-item:nth-child(even) { padding-left: 38px; }
.portfolio-index { font-family: var(--sans); color: rgba(214,188,145,.7); font-size: 17px; }
.portfolio-item h4 { font-family: var(--sans); font-size: 31px; font-weight: 400; line-height: 1; }
.portfolio-item p { font-size: 12.5px; line-height: 1.8; color: rgba(255,255,255,.58); }
.is-compact .portfolio-item { min-height: 165px; grid-template-columns: 42px minmax(140px,.75fr) 1.25fr; }
.is-compact .portfolio-item h4 { font-size: 25px; }

.property-grid { display: grid; grid-template-columns: repeat(2,minmax(0,1fr)); gap: 1px; background: var(--line-dark); margin-top: 44px; }
.property { background: var(--ink); display: grid; grid-template-columns: 1.12fr .88fr; min-height: 320px; }
.property-image { overflow: hidden; min-height: 320px; }
.property-image img { width: 100%; height: 100%; object-fit: cover; filter: saturate(.72) contrast(1.03); transition: transform .7s cubic-bezier(.2,.7,.2,1), filter .5s ease; }
.property:hover .property-image img { transform: scale(1.035); filter: saturate(.95) contrast(1.03); }
.property-copy { padding: 34px; display: flex; flex-direction: column; }
.property-copy > span { font-family: var(--sans); color: var(--gold-light); font-size: 17px; }
.property-copy h4 { margin-top: auto; font-family: var(--sans); font-size: 34px; font-weight: 400; }
.property-copy p { margin-top: 12px; font-size: 12.5px; line-height: 1.7; color: rgba(255,255,255,.58); }
.asset-management { border-top: 1px solid var(--line-dark); border-bottom: 1px solid var(--line-dark); padding: 54px 0 58px; }
.asset-management .portfolio-group-head { border: 0; padding: 0; }
.asset-lead { margin-top: 42px; margin-left: 140px; max-width: 960px; font-family: var(--sans); font-size: clamp(30px,3.4vw,52px); line-height: 1.12; color: rgba(255,255,255,.9); }

.philanthropy-intro { display: grid; grid-template-columns: 1fr .9fr; gap: 9vw; align-items: end; }
.philanthropy-intro > p { font-family: var(--sans); font-size: 31px; line-height: 1.36; color: #4f554f; padding-bottom: 8px; }
.cause-groups { margin-top: 110px; }
.cause-group { display: grid; grid-template-columns: .42fr 1.58fr; gap: 8vw; padding: 58px 0 64px; border-top: 1px solid var(--line); }
.cause-head { display: grid; align-content: start; gap: 14px; }
.cause-head span { font-family: var(--sans); font-size: 18px; color: var(--gold); }
.cause-head h3 { font-size: 13px; letter-spacing: .08em; }
.cause-list { display: grid; grid-template-columns: repeat(2,minmax(0,1fr)); column-gap: 54px; }
.cause { padding: 0 0 26px; margin-bottom: 26px; border-bottom: 1px solid var(--line); }
.cause h4 { font-family: var(--sans); font-size: 28px; font-weight: 400; }
.cause p { margin-top: 9px; font-size: 12.5px; line-height: 1.75; color: #666d68; }

.team-head { display: grid; grid-template-columns: .55fr 1.1fr .65fr; gap: 50px; align-items: end; }
.team-head h2 { margin-top: 0; }
.team-head > p { font-size: 13px; line-height: 1.75; color: #646862; padding-bottom: 8px; }
.team-grid { margin-top: 100px; border-top: 1px solid var(--line); }
.person { display: grid; grid-template-columns: 280px 1fr; gap: 64px; padding: 42px 0; border-bottom: 1px solid var(--line); }
.person-media { width: 280px; aspect-ratio: 4/5; overflow: hidden; background: var(--ink); }
.person-media img { width: 100%; height: 100%; object-fit: cover; filter: saturate(.72); }
.person-media.helio img { object-position: 78% center; }
.person-media.monogram { display: grid; place-items: center; }
.monogram { font-family: var(--sans); font-size: 92px; color: var(--gold-light); }
.person-copy { display: grid; grid-template-columns: minmax(220px,.55fr) 1fr; gap: 70px; padding-top: 12px; }
.person-title h3 { font-family: var(--sans); font-size: 46px; font-weight: 400; line-height: .95; }
.person-title span { display: block; margin-top: 16px; font-size: 10px; font-weight: 700; letter-spacing: .12em; text-transform: uppercase; color: #7f684a; }
.person-copy > p { max-width: 740px; font-size: 13.5px; line-height: 1.85; color: #5f6661; }

.contact { min-height: 820px; position: relative; display: flex; align-items: flex-end; overflow: hidden; }
.contact-photo { position: absolute; inset: 0; background-size: cover; background-position: center 42%; filter: grayscale(.2) saturate(.75); }
.contact-overlay { position: absolute; inset: 0; background: linear-gradient(90deg, rgba(7,14,11,.96) 0%, rgba(7,14,11,.79) 43%, rgba(7,14,11,.25) 100%), linear-gradient(0deg,rgba(7,14,11,.8) 0%, transparent 55%); }
.contact-content { position: relative; z-index: 2; padding: 150px 0 86px; }
.contact h2 { max-width: 820px; }
.contact-grid { margin-top: 100px; display: grid; grid-template-columns: 1.3fr .7fr .7fr; gap: 70px; padding-top: 28px; border-top: 1px solid rgba(255,255,255,.25); }
.contact-grid span { font-size: 10px; text-transform: uppercase; letter-spacing: .13em; color: var(--gold-light); }
.contact-grid p { margin-top: 13px; font-size: 13px; line-height: 1.75; color: rgba(255,255,255,.74); }

.site-footer { background: #090e0c; color: rgba(255,255,255,.62); }
.footer-inner { min-height: 140px; display: grid; grid-template-columns: 1fr auto 1fr; gap: 30px; align-items: center; border-top: 1px solid rgba(255,255,255,.1); }
.footer-inner img { width: 94px; filter: saturate(.86) brightness(1.06); }
.footer-inner p { font-size: 10px; letter-spacing: .07em; }
.footer-inner a { justify-self: end; font-size: 10px; letter-spacing: .07em; }

.reveal { opacity: 0; transform: translateY(20px); transition: opacity .75s ease, transform .75s cubic-bezier(.2,.7,.2,1); }
.reveal.is-visible { opacity: 1; transform: translateY(0); }

@media (max-width: 1180px) {
    .wrap { width: min(100% - 64px, 1120px); }
    .desktop-nav { gap: 22px; }
    .desktop-nav a { font-size: 11px; }
    .portfolio-head, .team-head { grid-template-columns: .45fr 1.2fr; }
    .portfolio-head > p, .team-head > p { grid-column: 2; }
    .property { grid-template-columns: 1fr; }
    .property-image { min-height: 260px; }
    .property-copy { min-height: 210px; }
}

@media (max-width: 920px) {
    .section-pad { padding: 110px 0; }
    .wrap { width: calc(100% - 48px); }
    .site-header { height: 72px; padding: 0 24px; grid-template-columns: 1fr auto; }
    .site-header .desktop-nav { display: none; }
    .header-tools { gap: 20px; }
    .menu-toggle { display: block; }
    .mobile-nav { position: fixed; inset: 72px 0 0 0; z-index: 45; background: var(--ivory); color: var(--ink); padding: 44px 24px 70px; display: flex; flex-direction: column; transform: translateX(100%); transition: transform .35s cubic-bezier(.2,.7,.2,1); }
    .menu-open .mobile-nav { transform: translateX(0); }
    .mobile-nav a { padding: 18px 0; border-bottom: 1px solid var(--line); font-family: var(--sans); font-size: 30px; font-weight: 500; letter-spacing: -.03em; }
    .hero-content { padding-bottom: 48px; }
    .hero h1 { font-size: clamp(52px, 9vw, 78px); }
    .hero-bottom { grid-template-columns: 1fr; gap: 34px; }
    .scroll-cue { justify-self: start; }
    .about-grid, .history-grid, .philosophy-grid, .philanthropy-intro { grid-template-columns: 1fr; gap: 70px; }
    .history-visual { position: relative; top: auto; }
    .history-visual { max-width: 680px; }
    .split-title { grid-template-columns: 1fr; }
    .portfolio-head, .team-head { grid-template-columns: 1fr; gap: 26px; }
    .portfolio-head > p, .team-head > p { grid-column: auto; }
    .portfolio-list { grid-template-columns: 1fr; }
    .portfolio-item, .is-compact .portfolio-item { min-height: auto; grid-template-columns: 52px minmax(180px,.65fr) 1.35fr; padding: 28px 0; }
    .portfolio-item:nth-child(odd) { border-right: 0; padding-right: 0; }
    .portfolio-item:nth-child(even) { padding-left: 0; }
    .property-grid { grid-template-columns: 1fr; }
    .cause-group { grid-template-columns: 1fr; gap: 36px; }
    .person { grid-template-columns: 220px 1fr; gap: 40px; }
    .person-media { width: 220px; }
    .person-copy { grid-template-columns: 1fr; gap: 28px; }
    .contact-grid { grid-template-columns: 1fr 1fr; }
    .contact-grid > div:first-child { grid-column: 1 / -1; }
}

@media (max-width: 640px) {
    .wrap { width: calc(100% - 32px); }
    .section-pad { padding: 88px 0; }
    .brand img { width: 92px; }
    .language { gap: 7px; }
    .language span { width: 16px; }
    .hero { min-height: 820px; }
    .hero-media { background-position: 58% center; }
    .eyebrow span:last-child { display: none; }
    .hero h1 { margin-top: 42px; font-size: 48px; line-height: 1.0; }
    .hero-bottom { margin-top: 42px; }
    .hero-bottom p { font-size: 14px; line-height: 1.7; }
    .section-intro h2, .history h2, .philosophy h2, .philanthropy h2, .contact h2 { font-size: 52px; }
    .about-grid { margin-top: 66px; gap: 50px; }
    .about-lead p { font-size: 40px; }
    .legacy-photo:before { left: -12px; top: -12px; }
    .timeline-row { grid-template-columns: 76px 1fr; gap: 18px; }
    .history blockquote { font-size: 23px; }
    .value-list { margin-top: 58px; }
    .value-row { grid-template-columns: 48px 1fr; gap: 18px 16px; }
    .value-row p { grid-column: 2; }
    .principles li { grid-template-columns: 48px 1fr; gap: 16px; }
    .portfolio-group, .realestate-block, .asset-management { margin-top: 88px; }
    .portfolio-group-head { grid-template-columns: 60px 1fr; gap: 16px; }
    .portfolio-group-head h3 { font-size: 17px; }
    .portfolio-item, .is-compact .portfolio-item { grid-template-columns: 36px 1fr; gap: 10px 14px; padding: 24px 0; }
    .portfolio-item h4, .is-compact .portfolio-item h4 { font-size: 28px; }
    .portfolio-item p { grid-column: 2; }
    .property { grid-template-columns: 1fr; }
    .property-image { min-height: 230px; }
    .property-copy { min-height: 190px; padding: 26px; }
    .asset-lead { margin-left: 0; font-size: 34px; }
    .cause-groups { margin-top: 70px; }
    .cause-list { grid-template-columns: 1fr; }
    .cause { margin-bottom: 20px; padding-bottom: 20px; }
    .person { grid-template-columns: 1fr; gap: 26px; padding: 32px 0; }
    .person-media { width: 100%; max-width: 330px; }
    .person-title h3 { font-size: 40px; }
    .contact { min-height: 760px; }
    .contact-overlay { background: linear-gradient(0deg, rgba(7,14,11,.97) 0%, rgba(7,14,11,.72) 66%, rgba(7,14,11,.38) 100%); }
    .contact-content { padding: 100px 0 62px; }
    .contact-grid { margin-top: 64px; grid-template-columns: 1fr; gap: 28px; }
    .contact-grid > div:first-child { grid-column: auto; }
    .footer-inner { min-height: 180px; grid-template-columns: 1fr auto; }
    .footer-inner p { grid-column: 1 / -1; order: 3; padding-bottom: 24px; }
}

@media (prefers-reduced-motion: reduce) {
    html { scroll-behavior: auto; }
    .reveal { opacity: 1; transform: none; transition: none; }
    .property-image img, .mobile-nav, .site-header { transition: none; }
}