:root{
  --red:#4a0912; --red-2:#62101d; --red-3:#2a050a;
  --gold:#c9a45c; --gold-l:#e3c98e; --gold-d:#a8853f;
  --cream:#f7f2ea; --cream-2:#efe6d8; --ink:#1d1416; --mute:#6c5f60;
  --serif:'Cormorant Garamond',Georgia,serif; --sans:'Jost',system-ui,sans-serif;
  --ease:cubic-bezier(.2,.7,.2,1);
}
*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--sans);font-weight:300;font-size:17px;line-height:1.7;color:var(--ink);background:var(--cream);-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3,h4{font-family:var(--serif);font-weight:500;line-height:1.1;margin:0 0 .5em;letter-spacing:-.005em}
h1{font-size:clamp(2.7rem,6.5vw,5.6rem)}
h2{font-size:clamp(2.1rem,4vw,3.4rem)}
h3{font-size:1.9rem}
h4{font-size:1.4rem}
em{font-style:italic;color:var(--gold-l)}
p{margin:0 0 1.1em}
.wrap{width:min(1240px,100% - 48px);margin-inline:auto}
.eyebrow{font-family:var(--sans);font-size:.74rem;font-weight:500;letter-spacing:.32em;text-transform:uppercase;color:var(--gold-d);margin-bottom:1.3em;display:flex;align-items:center;gap:14px}
.eyebrow::before{content:"";width:34px;height:1px;background:currentColor}
.lead{font-size:1.2rem;line-height:1.65;color:var(--ink)}
.sec-head{text-align:center;max-width:720px;margin:0 auto 64px}
.sec-head .eyebrow{justify-content:center}
.sec-head .eyebrow::after{content:"";width:34px;height:1px;background:currentColor}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:10px;padding:16px 30px;font-family:var(--sans);font-size:.78rem;font-weight:500;letter-spacing:.2em;text-transform:uppercase;text-decoration:none;border:1px solid transparent;cursor:pointer;transition:.35s var(--ease)}
.btn-gold{background:var(--gold);color:var(--red-3);border-color:var(--gold)}
.btn-gold:hover{background:var(--gold-l);border-color:var(--gold-l)}
.btn-line{border-color:rgba(255,255,255,.5);color:#fff}
.btn-line:hover{border-color:var(--gold);color:var(--gold-l)}
.btn-red{background:var(--red);color:var(--cream)}
.btn-red:hover{background:var(--red-2)}
.link-arrow{display:inline-flex;align-items:center;gap:12px;font-size:.78rem;font-weight:500;letter-spacing:.2em;text-transform:uppercase;text-decoration:none;color:var(--red);border-bottom:1px solid var(--gold);padding-bottom:6px}
.link-arrow::after{content:"→";transition:transform .35s var(--ease)}
.link-arrow:hover::after,a:hover .link-arrow::after{transform:translateX(6px)}

/* logo */
.logo{display:inline-flex;align-items:center;gap:13px;text-decoration:none;color:var(--gold)}
.logo .mark{width:38px;height:44px;flex:none}
.wm{display:flex;flex-direction:column;line-height:1}
.wm-1{font-family:var(--serif);font-weight:600;font-size:1.65rem;letter-spacing:.34em;color:#fff;margin-right:-.34em}
.wm-2{font-family:var(--sans);font-weight:400;font-size:.58rem;letter-spacing:.52em;text-transform:uppercase;color:var(--gold);margin-top:6px}

/* header */
.hdr{position:fixed;inset:0 0 auto;z-index:50;transition:background .4s,box-shadow .4s,padding .4s;padding:22px 0}
.hdr.solid{background:var(--red-3);padding:12px 0;box-shadow:0 1px 0 rgba(201,164,92,.25)}
.hdr-in{width:min(1320px,100% - 48px);margin-inline:auto;display:flex;align-items:center;gap:36px}
.nav{display:flex;align-items:center;gap:34px;margin-left:auto}
.nav a:not(.btn){color:rgba(255,255,255,.86);text-decoration:none;font-size:.78rem;font-weight:400;letter-spacing:.18em;text-transform:uppercase;position:relative;padding:6px 0}
.nav a:not(.btn)::after{content:"";position:absolute;left:0;right:100%;bottom:0;height:1px;background:var(--gold);transition:right .4s var(--ease)}
.nav a:not(.btn):hover::after,.nav a.on::after{right:0}
.nav a.on{color:#fff}
.nav-cta{padding:12px 20px;font-size:.7rem}
.hdr-tel{display:none}
.burger{display:none;background:none;border:0;width:44px;height:44px;cursor:pointer;position:relative;margin-left:auto}
.burger span{position:absolute;left:10px;right:10px;height:1px;background:var(--gold);transition:.35s var(--ease)}
.burger span:first-child{top:18px}.burger span:last-child{top:26px}
.menu-open .burger span:first-child{top:22px;transform:rotate(45deg)}
.menu-open .burger span:last-child{top:22px;transform:rotate(-45deg)}

/* hero */
.hero{position:relative;min-height:100svh;display:flex;align-items:center;color:#fff;overflow:hidden;background:var(--red-3)}
.hero-sm{min-height:78svh}
.hero-bg{position:absolute;inset:0;background-size:cover;background-position:center;transform:scale(1.08);animation:kb 18s var(--ease) forwards}
.hero::before{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(100deg,rgba(42,5,10,.94) 0%,rgba(74,9,18,.78) 42%,rgba(74,9,18,.25) 100%)}
.hero::after{content:"";position:absolute;inset:auto 0 0;height:180px;z-index:1;background:linear-gradient(transparent,rgba(42,5,10,.5))}
@keyframes kb{to{transform:scale(1)}}
.hero-in{position:relative;z-index:2;padding:140px 0 100px}
.hero h1{max-width:13ch;margin-bottom:.4em}
.hero .eyebrow{color:var(--gold)}
.hero-sub{max-width:560px;font-size:1.15rem;color:rgba(255,255,255,.82)}
.hero-sub a{color:var(--gold-l)}
.hero-ctas{display:flex;flex-wrap:wrap;gap:14px;margin-top:2.2em}
.scroll-cue{position:absolute;z-index:2;left:50%;bottom:34px;width:1px;height:64px;background:rgba(255,255,255,.2);overflow:hidden}
.scroll-cue span{position:absolute;inset:0;background:var(--gold);animation:cue 2.4s infinite var(--ease)}
@keyframes cue{0%{transform:translateY(-100%)}100%{transform:translateY(100%)}}

/* intro */
.intro{padding:140px 0}
.intro-grid{display:grid;grid-template-columns:1fr 1.1fr;gap:90px;align-items:start}
.intro h2{color:var(--red)}
.intro p:not(.lead):not(.eyebrow){color:var(--mute)}
.intro .btn,.intro .link-arrow{margin-top:14px}

/* services */
.services{padding:0 0 140px}
.services h2,.process-strip h2,.timeline h2,.looking h2{color:var(--red)}
.svc-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.svc{text-decoration:none;background:#fff;display:flex;flex-direction:column;transition:transform .5s var(--ease),box-shadow .5s var(--ease)}
.svc:hover{transform:translateY(-8px);box-shadow:0 30px 60px -30px rgba(42,5,10,.45)}
.svc-img{aspect-ratio:4/3.2;overflow:hidden}
.svc-img img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}
.svc:hover .svc-img img{transform:scale(1.06)}
.svc-body{padding:34px 34px 38px;position:relative;flex:1;display:flex;flex-direction:column;border-top:2px solid var(--gold)}
.svc-body p{color:var(--mute);flex:1}
.svc h3{color:var(--red)}
.num{font-family:var(--serif);font-style:italic;color:var(--gold-d);font-size:1.1rem;margin-bottom:8px}

/* standard */
.standard{display:grid;grid-template-columns:1fr 1fr;background:var(--red);color:var(--cream)}
.standard-img{background-size:cover;background-position:center;min-height:560px}
.standard-body{padding:110px clamp(28px,7vw,110px)}
.standard h2{color:#fff;margin-bottom:1em}
.standard .eyebrow{color:var(--gold)}
.pillars{list-style:none;margin:0;padding:0;counter-reset:p}
.pillars li{counter-increment:p;padding:24px 0 22px 64px;border-top:1px solid rgba(201,164,92,.28);position:relative}
.pillars li::before{content:"0" counter(p);position:absolute;left:0;top:24px;font-family:var(--serif);font-style:italic;font-size:1.3rem;color:var(--gold)}
.pillars h4{color:#fff;margin-bottom:.3em}
.pillars p{color:rgba(247,242,234,.72);margin:0;font-size:.98rem}

/* process strip */
.process-strip{padding:140px 0;background:var(--cream-2)}
.steps{display:grid;grid-template-columns:repeat(5,1fr);position:relative}
.steps::before{content:"";position:absolute;top:31px;left:10%;right:10%;height:1px;background:linear-gradient(90deg,transparent,var(--gold),transparent)}
.step{text-align:center;padding:0 16px}
.step span{display:grid;place-items:center;width:62px;height:62px;margin:0 auto 22px;border:1px solid var(--gold);border-radius:50%;background:var(--cream-2);font-family:var(--serif);font-size:1.25rem;color:var(--red);position:relative}
.step h4{color:var(--red)}
.step p{color:var(--mute);font-size:.95rem}

/* quote */
.quote{padding:130px 0;text-align:center;background:var(--red-3);color:var(--cream)}
.quote .wrap{max-width:900px}
.qmark{width:44px;color:var(--gold);margin:0 auto 30px}
blockquote{margin:0;font-family:var(--serif);font-size:clamp(1.6rem,3vw,2.4rem);line-height:1.35;font-style:italic;font-weight:400}
.cite{margin-top:30px;font-size:.78rem;letter-spacing:.24em;text-transform:uppercase;color:var(--gold)}
.cite span{display:block;color:rgba(247,242,234,.55);margin-top:4px;letter-spacing:.18em}

/* gallery */
.gallery{display:grid;grid-template-columns:1.2fr 1fr 1.2fr;gap:6px;background:var(--red-3)}
.g{height:clamp(260px,32vw,460px);overflow:hidden}
.g img{width:100%;height:100%;object-fit:cover;transition:transform 1.4s var(--ease)}
.g:hover img{transform:scale(1.05)}

/* bespoke timeline */
.timeline{padding:20px 0 140px}
.phase{display:grid;grid-template-columns:1.05fr 1fr;gap:0;align-items:stretch;margin-bottom:56px;background:#fff}
.phase-rev .phase-img{order:2}
.phase-img{min-height:460px;overflow:hidden}
.phase-img img{width:100%;height:100%;object-fit:cover}
.phase-body{padding:64px clamp(28px,5vw,72px);position:relative}
.phase-no{font-family:var(--serif);font-size:5.5rem;line-height:1;color:var(--gold);opacity:.35;position:absolute;top:30px;right:40px;font-style:italic}
.phase h3{color:var(--red);font-size:2.4rem;margin-bottom:.8em}
.ticks{list-style:none;padding:0;margin:0}
.ticks li{padding:11px 0 11px 34px;border-bottom:1px solid #ece4d7;position:relative;color:#4a3f40}
.ticks li::before{content:"";position:absolute;left:2px;top:20px;width:14px;height:7px;border-left:1.5px solid var(--gold-d);border-bottom:1.5px solid var(--gold-d);transform:rotate(-45deg)}

/* split dark */
.split-dark{background:var(--red);color:var(--cream);padding:130px 0}
.split-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}
.split-dark h2{color:#fff}
.split-dark .eyebrow{color:var(--gold)}
.split-dark p{color:rgba(247,242,234,.78)}
.card-gold{border:1px solid rgba(201,164,92,.5);padding:52px;position:relative}
.card-gold::before{content:"";position:absolute;inset:10px;border:1px solid rgba(201,164,92,.18);pointer-events:none}
.card-gold h3{color:var(--gold-l)}
.card-gold .link-arrow{color:var(--gold-l)}
.terms{list-style:none;margin:0;padding:0}
.terms li{padding:20px 0;border-top:1px solid rgba(201,164,92,.28);color:rgba(247,242,234,.72)}
.terms li:last-child{border-bottom:1px solid rgba(201,164,92,.28)}
.terms strong{display:block;font-family:var(--serif);font-weight:500;font-size:1.45rem;color:#fff;margin-bottom:2px}

/* cta band */
.cta-band{position:relative;padding:150px 0;background-size:cover;background-position:center;background-attachment:fixed;text-align:center;color:#fff}
.cta-band::before{content:"";position:absolute;inset:0;background:rgba(42,5,10,.78)}
.cta-band .wrap{position:relative}
.cta-band h2{max-width:16ch;margin:0 auto .9em}

/* developments */
.feature-trio{padding:0 0 140px}
.trio{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.trio-card img{aspect-ratio:4/3;object-fit:cover;width:100%;margin-bottom:26px}
.trio-card h4{color:var(--red)}
.trio-card p{color:var(--mute)}
.land{display:grid;grid-template-columns:1.1fr 1fr;background:var(--red-3);color:var(--cream)}
.land-img{background-size:cover;background-position:center;min-height:540px}
.land-body{padding:110px clamp(28px,6vw,100px);align-self:center}
.land h2{color:#fff}
.land .eyebrow{color:var(--gold)}
.land p{color:rgba(247,242,234,.78)}
.land .btn{margin-top:14px}
.looking{padding:140px 0}
.icons{display:grid;grid-template-columns:repeat(3,1fr);gap:28px}
.ic{background:#fff;padding:52px 40px;text-align:center;border-bottom:2px solid var(--gold);transition:transform .5s var(--ease)}
.ic:hover{transform:translateY(-6px)}
.ic svg{width:58px;height:58px;fill:none;stroke:var(--red);stroke-width:1.2;margin:0 auto 22px}
.ic h4{color:var(--red)}
.ic p{color:var(--mute);margin:0}

/* contact */
.contact{padding:140px 0;background:var(--cream-2)}
.contact-grid{display:grid;grid-template-columns:1fr 1.15fr;gap:90px;align-items:start}
.contact h2{color:var(--red)}
.contact-copy .lead{color:var(--mute);font-size:1.1rem}
.contact-list{list-style:none;padding:0;margin:40px 0 0}
.contact-list li{display:flex;flex-direction:column;padding:18px 0;border-top:1px solid #dccfbb;font-family:var(--serif);font-size:1.5rem;color:var(--red)}
.contact-list li span{font-family:var(--sans);font-size:.7rem;letter-spacing:.26em;text-transform:uppercase;color:var(--gold-d);margin-bottom:2px}
.contact-list a{text-decoration:none;word-break:break-word}
.contact-list a:hover{color:var(--gold-d)}
.form{background:#fff;padding:52px;box-shadow:0 40px 80px -50px rgba(42,5,10,.4);border-top:3px solid var(--red)}
.form label{display:block;font-size:.72rem;font-weight:500;letter-spacing:.18em;text-transform:uppercase;color:var(--mute);margin-bottom:22px}
.form input,.form select,.form textarea{display:block;width:100%;margin-top:8px;padding:13px 0;font:inherit;font-size:1rem;font-weight:300;letter-spacing:0;text-transform:none;color:var(--ink);background:transparent;border:0;border-bottom:1px solid #d6cab8;border-radius:0;outline:0;transition:border-color .3s}
.form select{appearance:none;background:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%23a8853f' stroke-width='1.4'/%3E%3C/svg%3E") right 4px center no-repeat}
.form input:focus,.form select:focus,.form textarea:focus{border-color:var(--gold)}
.form textarea{resize:vertical}
.form .file input{border:1px dashed #d6cab8;padding:14px;font-size:.88rem}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:24px}
.hp{position:absolute;left:-9999px}
.form .btn{width:100%;justify-content:center;margin-top:6px}
.fine{font-size:.85rem;color:var(--mute);text-align:center;margin:16px 0 0}

/* footer */
.ftr{background:var(--red-3);color:rgba(247,242,234,.7);padding:90px 0 0;font-size:.95rem}
.ftr-grid{display:grid;grid-template-columns:2fr 1fr 1.3fr;gap:60px;padding-bottom:60px}
.ftr h4{font-family:var(--sans);font-size:.72rem;font-weight:500;letter-spacing:.26em;text-transform:uppercase;color:var(--gold);margin-bottom:20px}
.ftr-grid a:not(.logo){display:block;text-decoration:none;margin-bottom:10px;transition:color .3s;word-break:break-word}
.ftr-grid a:not(.logo):hover{color:var(--gold-l)}
.ftr-tag{margin-top:22px;font-family:var(--serif);font-style:italic;font-size:1.3rem;color:rgba(247,242,234,.6)}
.ftr-base{display:flex;justify-content:space-between;align-items:center;gap:20px;flex-wrap:wrap;padding:26px 0 30px;border-top:1px solid rgba(201,164,92,.2);font-size:.82rem}
.totop{text-decoration:none;letter-spacing:.14em;text-transform:uppercase;font-size:.72rem;color:var(--gold)}

/* reveal */
.reveal{opacity:0;transform:translateY(28px);transition:opacity 1s var(--ease),transform 1s var(--ease)}
.reveal.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}.hero-bg{animation:none;transform:none}html{scroll-behavior:auto}}

/* responsive */
@media (max-width:1080px){
  .nav{gap:24px}.nav-cta{display:none}
  .steps{grid-template-columns:repeat(3,1fr);row-gap:44px}.steps::before{display:none}
}
@media (max-width:900px){
  body{font-size:16px}
  .hdr,.hdr.solid{background:var(--red-3);padding:10px 0}
  .burger{display:block}
  .nav{position:fixed;inset:64px 0 0;background:var(--red-3);flex-direction:column;align-items:flex-start;justify-content:flex-start;gap:0;padding:30px 24px;margin:0;transform:translateX(100%);transition:transform .45s var(--ease);height:calc(100dvh - 64px);overflow-y:auto}
  .menu-open .nav{transform:none}
  .nav a:not(.btn){font-family:var(--serif);font-size:2rem;letter-spacing:0;text-transform:none;padding:14px 0;width:100%;border-bottom:1px solid rgba(201,164,92,.2)}
  .nav a:not(.btn)::after{display:none}
  .nav-cta{display:inline-flex;margin-top:30px}
  .logo .mark{width:32px;height:38px}.wm-1{font-size:1.35rem}.wm-2{font-size:.5rem}
  .intro,.services,.process-strip,.looking,.contact,.feature-trio{padding-top:90px;padding-bottom:90px}
  .services,.feature-trio{padding-top:0}
  .intro-grid,.split-grid,.contact-grid{grid-template-columns:1fr;gap:36px}
  .svc-grid,.trio,.icons{grid-template-columns:1fr}
  .standard,.land{grid-template-columns:1fr}
  .standard-img,.land-img{min-height:320px}
  .standard-body,.land-body{padding:80px 24px}
  .phase{grid-template-columns:1fr}.phase-rev .phase-img{order:0}
  .phase-img{min-height:260px}.phase-body{padding:44px 24px}
  .phase-no{font-size:4rem;top:20px;right:20px}
  .split-dark,.quote{padding:90px 0}
  .cta-band{background-attachment:scroll;padding:100px 0}
  .gallery{grid-template-columns:1fr 1fr}.g3{display:none}
  .ftr-grid{grid-template-columns:1fr;gap:36px}
  .form{padding:34px 22px}
  .card-gold{padding:36px 26px}
}
@media (max-width:560px){
  .wrap,.hdr-in{width:calc(100% - 32px)}
  .steps{grid-template-columns:1fr 1fr}
  .row2{grid-template-columns:1fr;gap:0}
  .hero-in{padding:120px 0 90px}
  .hero-ctas{flex-direction:column}.hero-ctas .btn{justify-content:center}
  .scroll-cue{display:none}
  .gallery{grid-template-columns:1fr}.g2{display:none}
}