:root {
  --bg: #faf9f6;
  --paper: #ffffff;
  --warm: #edf0f5;
  --ink: #16213a;
  --ink-mid: #3a465c;
  --mute: #677182;
  --rule: #dbdfe7;
  --rule-soft: #e7eaf0;
  --accent: #0d3a70;
  --accent-deep: #092a52;
  --foot: #0c1f3c;
  --gold: #a3823e;
  --max: 1220px;
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  background: var(--bg);
  color: var(--ink);
  font-family: 'Manrope', -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;
  font-size: 16.5px;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}
a { color: var(--accent); text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 3px; text-decoration-color: rgba(13,58,112,0.4); }
a:hover { color: var(--accent-deep); text-decoration-color: var(--accent-deep); }
img { max-width: 100%; }
h1, h2, h3 {
  font-family: 'EB Garamond', 'Iowan Old Style', Georgia, serif;
  font-weight: 500;
  margin: 0;
  color: var(--ink);
}
h1, h2 {
  text-transform: uppercase;
  letter-spacing: 0.08em;
  line-height: 1.14;
}
p { margin: 0 0 16px; }
.wrap { max-width: var(--max); margin: 0 auto; padding: 0 36px; }
section { padding: 104px 0; }

.eyebrow {
  font-size: 11.5px;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  color: var(--gold);
  font-weight: 400;
  margin-bottom: 20px;
  display: block;
}

/* Buttons */
.btn {
  display: inline-flex;
  align-items: center;
  justify-content: center;
  padding: 15px 28px;
  background: var(--accent);
  color: #fff;
  text-decoration: none;
  font-family: 'Manrope', sans-serif;
  font-size: 12px;
  font-weight: 500;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  border: 1px solid var(--accent);
  cursor: pointer;
  transition: background 0.2s ease, border-color 0.2s ease, color 0.2s ease;
}
.btn:hover { background: var(--accent-deep); border-color: var(--accent-deep); color: #fff; }
.btn-ghost { background: transparent; color: var(--ink); border-color: var(--rule); }
.btn-ghost:hover { background: transparent; border-color: var(--ink); color: var(--ink); }
.actions { display: flex; gap: 14px; flex-wrap: wrap; align-items: center; }

/* Header */
header.site { border-bottom: 1px solid var(--rule); background: var(--bg); position: relative; z-index: 50; }
.head-row {
  display: flex;
  align-items: center;
  justify-content: space-between;
  max-width: var(--max);
  margin: 0 auto;
  padding: 18px 36px;
  gap: 24px;
}
.brand { display: flex; align-items: center; gap: 16px; text-decoration: none; }
.brand img { height: 38px; width: auto; display: block; }
.brand-text {
  font-size: 12.5px;
  color: var(--mute);
  line-height: 1.35;
  border-left: 1px solid var(--rule);
  padding-left: 16px;
}
.brand-text b { display: block; font-family: 'EB Garamond', Georgia, serif; color: var(--ink); font-weight: 600; font-size: 17px; text-transform: uppercase; letter-spacing: 0.08em; }
nav.primary { display: flex; gap: 28px; align-items: center; font-size: 14px; font-weight: 500; }
nav.primary > a, .nav-item > a {
  color: var(--ink);
  text-decoration: none;
  padding-bottom: 2px;
  border-bottom: 1px solid transparent;
}
nav.primary > a:hover, .nav-item > a:hover { border-bottom-color: var(--ink); }
nav.primary .nav-cta {
  background: var(--accent);
  color: #fff;
  padding: 10px 20px;
  border: 1px solid var(--accent);
  font-size: 12px;
  text-transform: uppercase;
  letter-spacing: 0.16em;
}
nav.primary .nav-cta:hover { background: var(--accent-deep); border-color: var(--accent-deep); }
.menu-btn { display: none; }

/* Dropdown */
.nav-item { position: relative; }
.caret { font-size: 10px; color: var(--mute); }
.drop {
  position: absolute;
  top: calc(100% + 12px);
  left: -18px;
  min-width: 280px;
  background: var(--paper);
  border: 1px solid var(--rule);
  padding: 8px 0;
  display: none;
}
.drop::before { content: ""; position: absolute; top: -13px; left: 0; right: 0; height: 13px; }
.drop a {
  display: block;
  padding: 12px 20px;
  text-decoration: none;
  color: var(--ink);
  font-size: 14px;
  border-bottom: 1px solid var(--rule-soft);
}
.drop a:last-child { border-bottom: none; }
.drop a span { display: block; font-size: 11.5px; text-transform: uppercase; letter-spacing: 0.16em; color: var(--mute); font-weight: 400; margin-top: 2px; }
.drop a:hover { background: var(--bg); }
@media (hover: hover) {
  .has-drop:hover .drop { display: block; }
}
.has-drop.open .drop { display: block; }

/* Hero */
.hero { padding: 92px 0 88px; }
.hero-grid {
  display: grid;
  grid-template-columns: 1.05fr 0.85fr;
  gap: 68px;
  align-items: center;
}
.hero h1 { font-size: clamp(40px, 4.8vw, 66px); margin-bottom: 26px; }
.hero p.lead { font-size: 18.5px; color: var(--ink-mid); max-width: 54ch; margin-bottom: 34px; }
.proof-line {
  margin-top: 40px;
  padding-top: 22px;
  border-top: 1px solid var(--rule);
  font-size: 11.5px;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  color: var(--mute);
  max-width: 60ch;
}
.hero-photo, .why-photo { margin: 0; }
.hero-photo img {
  width: 100%;
  aspect-ratio: 4 / 5;
  object-fit: cover;
  display: block;
  background: var(--warm);
}
.hero-photo figcaption, .why-photo figcaption, .door figcaption {
  font-size: 12.5px;
  color: var(--mute);
  padding-top: 10px;
}
.uc-flag {
  display: inline-block;
  font-size: 11.5px;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  color: var(--accent);
  border: 1px solid var(--rule);
  padding: 8px 16px;
  margin-bottom: 26px;
}

/* Section heads */
.sec-head {
  display: flex;
  align-items: end;
  justify-content: space-between;
  gap: 40px;
  margin-bottom: 56px;
}
.sec-head h2 { font-size: clamp(30px, 3.6vw, 46px); }
.sec-head p { color: var(--mute); max-width: 40ch; margin: 0; font-size: 16px; }
.sec-head.center { flex-direction: column; align-items: center; text-align: center; margin-bottom: 44px; }
.sec-head.center .eyebrow { justify-content: center; }

/* Doors */
.doors { background: var(--paper); border-top: 1px solid var(--rule); border-bottom: 1px solid var(--rule); }
.door-grid {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 48px;
}
.door-img { display: block; overflow: hidden; aspect-ratio: 16 / 10; background: var(--warm); }
.door-img img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  display: block;
  transition: transform 0.6s cubic-bezier(.2,.8,.2,1);
}
.door:hover .door-img img { transform: scale(1.04); }
.door-body { padding: 26px 0 0; }
.door-status {
  font-size: 11.5px;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  font-weight: 400;
  margin-bottom: 12px;
  color: var(--mute);
}
.door-status.live { color: #2e6b46; }
.door-status.soon { color: var(--accent); }
.door h3 { font-size: 30px; text-transform: uppercase; letter-spacing: 0.08em; margin-bottom: 14px; line-height: 1.18; }
.door p { font-size: 15.5px; color: var(--ink-mid); margin-bottom: 24px; max-width: 52ch; }

/* Mission quote */
.mission { background: var(--foot); color: #d6dce8; padding: 96px 0; }
.mission-inner { max-width: 880px; margin: 0 auto; padding: 0 36px; text-align: center; }
.mission .label { font-size: 11.5px; text-transform: uppercase; letter-spacing: 0.16em; color: #9fb0cc; margin-bottom: 28px; }
.mission blockquote {
  margin: 0;
  font-family: 'EB Garamond', Georgia, serif;
  font-style: italic;
  font-weight: 500;
  font-size: clamp(26px, 3vw, 38px);
  line-height: 1.3;
  color: #f0f3f8;
}
.mission cite { display: block; margin-top: 30px; font-style: normal; font-size: 11.5px; letter-spacing: 0.16em; text-transform: uppercase; color: #9fb0cc; }

/* Fees */
.fee-block { border-top: 1px solid var(--ink); margin-bottom: 64px; }
.fee-title {
  font-size: 13px;
  font-family: 'Manrope', sans-serif;
  font-weight: 500;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  padding: 20px 0 6px;
  color: var(--ink);
}
.fee-row {
  display: grid;
  grid-template-columns: 1.2fr 0.5fr 1.3fr;
  gap: 28px;
  align-items: baseline;
  padding: 24px 0;
  border-top: 1px solid var(--rule);
}
.fee-range { font-size: 16.5px; color: var(--ink); font-weight: 500; }
.fee-rate {
  font-family: 'EB Garamond', Georgia, serif;
  font-size: 34px;
  font-weight: 500;
  color: var(--accent);
  line-height: 1;
}
.fee-note { font-size: 14px; color: var(--mute); }
.fee-row.min { background: var(--paper); border: 1px solid var(--rule); padding: 24px 24px; margin-top: 18px; }
.plan-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 0; border: 1px solid var(--rule); }
.plan-card { padding: 38px 36px; background: var(--paper); }
.plan-card + .plan-card { border-left: 1px solid var(--rule); }
.plan-kicker { font-size: 11.5px; text-transform: uppercase; letter-spacing: 0.16em; color: var(--accent); margin-bottom: 12px; }
.plan-card h3 { font-size: 27px; text-transform: uppercase; letter-spacing: 0.08em; margin-bottom: 12px; }
.plan-card p { font-size: 15px; color: var(--ink-mid); margin: 0; }

/* Video */
.video-sec { background: var(--paper); border-top: 1px solid var(--rule); border-bottom: 1px solid var(--rule); }
.video-frame {
  max-width: 920px;
  margin: 0 auto;
  aspect-ratio: 16 / 9;
  background: var(--foot);
}
.video-frame iframe { width: 100%; height: 100%; border: 0; display: block; }

/* Team */
.team-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 40px; }
.member-photo {
  display: block;
  width: 100%;
  padding: 0;
  border: none;
  background: var(--warm);
  overflow: hidden;
  aspect-ratio: 4 / 5;
  cursor: zoom-in;
}
.member-photo img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center top;
  display: block;
  transition: transform 0.6s cubic-bezier(.2,.8,.2,1);
}
.member-photo:hover img { transform: scale(1.04); }
.member h3 { font-size: 24px; margin: 20px 0 4px; }
.member-role { font-size: 11.5px; text-transform: uppercase; letter-spacing: 0.16em; color: var(--accent); margin-bottom: 14px; }
.member p { font-size: 14.5px; color: var(--ink-mid); margin-bottom: 14px; }
.in-link {
  display: inline-flex;
  align-items: center;
  gap: 8px;
  font-size: 13.5px;
  font-weight: 500;
  text-decoration: none;
  color: var(--ink);
  border-bottom: 1px solid var(--rule);
  padding-bottom: 3px;
}
.in-link:hover { border-bottom-color: var(--ink); color: var(--ink); }

/* Why */
.why { background: var(--paper); border-top: 1px solid var(--rule); }
.why-grid { display: grid; grid-template-columns: 0.85fr 1fr; gap: 68px; align-items: center; }
.why-photo img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; display: block; background: var(--warm); }
.why-copy h2 { font-size: clamp(30px, 3.6vw, 46px); margin-bottom: 24px; }
.why-copy p { font-size: 16.5px; color: var(--ink-mid); }
.why-copy .actions { margin-top: 30px; }

/* Contact */
.contact { background: var(--bg); }
.contact-grid { display: grid; grid-template-columns: 0.9fr 1.1fr; gap: 56px; align-items: start; }
.contact-info, .uc-contact { border-top: 1px solid var(--ink); }
.info-row { padding: 20px 0; border-bottom: 1px solid var(--rule); }
.info-row .k, .newsletter .k {
  display: block;
  font-size: 11.5px;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  color: var(--mute);
  font-weight: 400;
  margin-bottom: 6px;
}
.info-row .v {
  font-family: 'EB Garamond', Georgia, serif;
  font-size: 24px;
  font-weight: 500;
  color: var(--ink);
  text-decoration: none;
}
.info-row .v:hover { color: var(--accent); }
.social-list { display: flex; flex-direction: column; gap: 8px; margin-top: 4px; }
.social-list a {
  display: inline-flex;
  align-items: center;
  gap: 9px;
  font-size: 14.5px;
  font-weight: 500;
  color: var(--ink);
  text-decoration: none;
}
.social-list a:hover { color: var(--accent); }
.newsletter { padding: 22px 0 0; }
.news-form { display: flex; gap: 10px; margin-top: 8px; flex-wrap: wrap; }
.news-form input {
  flex: 1;
  min-width: 200px;
  padding: 13px 16px;
  border: 1px solid var(--rule);
  background: var(--paper);
  font-family: 'Manrope', sans-serif;
  font-size: 14.5px;
  color: var(--ink);
}
.news-form input:focus { outline: none; border-color: var(--accent); }

.contact-form { background: var(--paper); border: 1px solid var(--rule); padding: 36px; }
.contact-form label {
  display: block;
  font-size: 11.5px;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  color: var(--mute);
  margin-bottom: 18px;
}
.contact-form input, .contact-form textarea, .contact-form select {
  display: block;
  width: 100%;
  margin-top: 7px;
  padding: 13px 14px;
  border: 1px solid var(--rule);
  background: var(--bg);
  font-family: 'Manrope', sans-serif;
  font-size: 15px;
  color: var(--ink);
  resize: vertical;
}
.contact-form input:focus, .contact-form textarea:focus, .contact-form select:focus { outline: none; border-color: var(--accent); }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 18px; }
.form-success {
  margin-top: 16px;
  padding: 16px 18px;
  border: 1px solid var(--accent);
  background: var(--warm);
  color: var(--accent-deep);
  font-size: 14.5px;
}

/* Under construction page */
.uc-overview { background: var(--paper); border-top: 1px solid var(--rule); border-bottom: 1px solid var(--rule); }
.uc-grid { display: grid; grid-template-columns: 1.1fr 0.9fr; gap: 64px; align-items: start; }
.uc-grid h2 { font-size: clamp(28px, 3.4vw, 42px); margin-bottom: 22px; }
.uc-grid p { font-size: 16.5px; color: var(--ink-mid); }

/* Footer */
footer.site { background: var(--foot); color: #aab8d0; padding: 72px 0 40px; }
.foot-grid {
  display: grid;
  grid-template-columns: 1.6fr 1fr 1fr 1fr;
  gap: 48px;
  max-width: var(--max);
  margin: 0 auto;
  padding: 0 36px;
}
.foot-brand img { height: 40px; width: auto; margin-bottom: 18px; display: block; background: #fff; padding: 6px 10px; }
.foot-brand p { font-size: 14px; color: #8e9fbe; max-width: 290px; margin: 0 0 18px; }
.foot-social a { display: inline-flex; align-items: center; gap: 9px; color: #aab8d0; font-size: 13.5px; text-decoration: none; }
.foot-social a:hover { color: #f0f3f8; }
footer h4 {
  font-family: 'Manrope', sans-serif;
  font-size: 11.5px;
  text-transform: uppercase;
  letter-spacing: 0.16em;
  color: #f0f3f8;
  font-weight: 500;
  margin: 0 0 16px;
}
footer ul { list-style: none; padding: 0; margin: 0; font-size: 14.5px; line-height: 2; }
footer ul a { color: #aab8d0; text-decoration: none; }
footer ul a:hover { color: #f0f3f8; }
.foot-meta {
  margin: 56px auto 0;
  padding: 22px 36px 0;
  max-width: var(--max);
  border-top: 1px solid #24395e;
  display: flex;
  justify-content: space-between;
  flex-wrap: wrap;
  gap: 12px;
  font-size: 12.5px;
  color: #7c8cab;
}

/* Lightbox */
.lightbox {
  position: fixed;
  inset: 0;
  background: rgba(8,18,36,0.92);
  z-index: 200;
  display: flex;
  align-items: center;
  justify-content: center;
  padding: 40px;
}
.lightbox[hidden] { display: none; }
.lightbox figure { margin: 0; max-width: 760px; width: 100%; }
.lightbox img { width: 100%; max-height: 78vh; object-fit: contain; display: block; }
.lightbox figcaption { color: #dce2ee; font-size: 13px; text-transform: uppercase; letter-spacing: 0.16em; padding-top: 14px; text-align: center; }
.lb-close {
  position: absolute;
  top: 22px;
  right: 30px;
  background: none;
  border: none;
  color: #fff;
  font-size: 38px;
  line-height: 1;
  cursor: pointer;
}

@media (max-width: 980px) {
  section { padding: 68px 0; }
  .hero { padding: 56px 0; }
  .hero-grid, .why-grid, .uc-grid, .contact-grid { grid-template-columns: 1fr; gap: 44px; }
  .door-grid { grid-template-columns: 1fr; }
  .team-grid { grid-template-columns: 1fr; gap: 48px; }
  .plan-grid { grid-template-columns: 1fr; }
  .plan-card + .plan-card { border-left: none; border-top: 1px solid var(--rule); }
  .fee-row { grid-template-columns: 1fr; gap: 6px; }
  .sec-head { flex-direction: column; align-items: flex-start; gap: 14px; margin-bottom: 40px; }
  .foot-grid { grid-template-columns: 1fr 1fr; gap: 32px; }
  .brand-text { display: none; }
  .head-row { flex-wrap: wrap; }
  .menu-btn {
    display: inline-block;
    background: none;
    border: 1px solid var(--rule);
    padding: 9px 16px;
    font-family: 'Manrope', sans-serif;
    font-size: 12px;
    text-transform: uppercase;
    letter-spacing: 0.16em;
    cursor: pointer;
    color: var(--ink);
  }
  nav.primary { display: none; width: 100%; }
  nav.primary.open { display: flex; flex-direction: column; align-items: flex-start; gap: 16px; padding: 18px 0 8px; }
  .drop { position: static; box-shadow: none; border-left: 2px solid var(--accent); margin-top: 10px; min-width: 0; }
  .field-row { grid-template-columns: 1fr; }
}
@media (max-width: 540px) {
  .foot-grid { grid-template-columns: 1fr; }
  .contact-form { padding: 24px; }
  .wrap, .head-row, .mission-inner { padding-left: 22px; padding-right: 22px; }
}

/* Interior page hero */
.page-hero { padding: 76px 0 64px; border-bottom: 1px solid var(--rule); }
.page-hero h1 { font-size: clamp(34px, 4.2vw, 56px); margin-bottom: 18px; }
.page-hero p.lead { font-size: 18px; color: var(--ink-mid); max-width: 62ch; margin: 0; }

/* Flat hairline lists (philosophy, why) */
.flat-list { border-top: 1px solid var(--ink); }
.flat-list li {
  display: block;
  padding: 18px 0;
  border-bottom: 1px solid var(--rule);
  font-size: 16.5px;
  color: var(--ink);
}
.flat-list { list-style: none; padding: 0; margin: 0; }
.flat-list li .fn { color: var(--mute); font-size: 13px; }
.two-col-list { display: grid; grid-template-columns: 1fr 1fr; gap: 0 56px; }
.footnotes { margin-top: 26px; font-size: 13px; color: var(--mute); max-width: 75ch; }
.footnotes p { margin: 0 0 8px; }

/* Process figure + galleries */
.process-fig { margin: 0 0 56px; background: var(--paper); border: 1px solid var(--rule); padding: 28px; }
.process-fig img { width: 100%; display: block; }
.process-fig figcaption { font-size: 12.5px; color: var(--mute); padding-top: 12px; }
.gallery { display: grid; grid-template-columns: repeat(3, 1fr); gap: 40px; }
.gallery .shot { display: block; width: 100%; padding: 0; border: none; background: var(--warm); overflow: hidden; aspect-ratio: 4 / 3; cursor: zoom-in; }
.gallery .shot img { width: 100%; height: 100%; object-fit: cover; display: block; transition: transform 0.6s cubic-bezier(.2,.8,.2,1); }
.gallery .shot:hover img { transform: scale(1.04); }
.gallery figcaption, .shot-cap { font-size: 12.5px; color: var(--mute); padding-top: 10px; }

/* Index teasers */
.teaser { border-top: 1px solid var(--rule); }
.teaser-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 64px; align-items: center; }
.teaser-grid h2 { font-size: clamp(28px, 3.2vw, 42px); margin-bottom: 20px; }
.teaser-grid p { color: var(--ink-mid); }
.teaser-grid .actions { margin-top: 26px; }
.teaser-photo { margin: 0; }
.teaser-photo img { width: 100%; aspect-ratio: 4 / 3; object-fit: cover; display: block; background: var(--warm); }
.teaser-photo figcaption { font-size: 12.5px; color: var(--mute); padding-top: 10px; }
.team-strip { display: grid; grid-template-columns: repeat(3, 1fr); gap: 22px; }
.team-strip a { display: block; text-decoration: none; }
.team-strip .ts-photo { aspect-ratio: 4 / 5; overflow: hidden; background: var(--warm); }
.team-strip img { width: 100%; height: 100%; object-fit: cover; object-position: center top; display: block; transition: transform 0.6s cubic-bezier(.2,.8,.2,1); }
.team-strip a:hover img { transform: scale(1.04); }
.team-strip .ts-name { font-size: 13.5px; color: var(--ink); padding-top: 10px; }
.team-strip .ts-role { font-size: 11.5px; text-transform: uppercase; letter-spacing: 0.14em; color: var(--mute); }

/* Award + map */
.award-fig { margin: 0; background: var(--paper); border: 1px solid var(--rule); padding: 34px; display: flex; flex-direction: column; align-items: center; }
.award-fig img { max-height: 380px; width: auto; display: block; }
.award-fig figcaption { font-size: 12.5px; color: var(--mute); padding-top: 16px; text-align: center; max-width: 38ch; }
.map-fig { margin: 0; }
.map-fig a { display: block; border: 1px solid var(--rule); }
.map-fig img { width: 100%; display: block; }
.map-fig figcaption { font-size: 12.5px; color: var(--mute); padding-top: 10px; }

/* Member license line */
.member-license { font-size: 12.5px; color: var(--mute); margin: -8px 0 14px; }

/* Footer legal */
.foot-legal { margin: 26px auto 0; max-width: var(--max); padding: 0 36px; font-size: 12px; line-height: 1.7; color: #7c8cab; }

@media (max-width: 980px) {
  .teaser-grid { grid-template-columns: 1fr; gap: 36px; }
  .two-col-list { grid-template-columns: 1fr; }
  .gallery { grid-template-columns: 1fr; }
  .team-strip { grid-template-columns: 1fr 1fr 1fr; gap: 12px; }
}
@media (max-width: 540px) {
  .team-strip { grid-template-columns: 1fr; }
}