@font-face{font-family:Caudex;src:url('/assets/caudex.woff2') format('woff2');font-display:swap}@font-face{font-family:Avenir;src:url('/assets/avenir.woff2') format('woff2');font-display:swap}:root{--green:#374f4d;--cream:#e3dbc3;--ink:#454f56;--gold:#b4ac8d}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:105px}body{margin:0;background:var(--cream);color:var(--ink);font:17px/1.5 Avenir,'Segoe UI',sans-serif}a{color:inherit;text-underline-offset:4px}button,input,textarea{font:inherit}button,a,input,textarea{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible,[tabindex]:focus-visible{outline:3px solid #bb8044;outline-offset:5px}h1,h2,h3,p,figure{margin:0}h1,h2,h3{font-family:Caudex,Georgia,serif;font-weight:400;line-height:1.2}h2{font-size:clamp(32px,3.4vw,56px);text-align:center;margin-bottom:64px}img{display:block;max-width:100%;height:auto}.site-header{height:100px;display:flex;align-items:center;justify-content:center;background:var(--green);position:sticky;top:0;z-index:10}.site-header img{width:246px;height:48px}.skip{position:fixed;top:-100px;left:10px;padding:12px;background:white;z-index:100}.skip:focus{top:10px}.hero{position:relative;min-height:780px;height:calc(100svh - 100px);max-height:960px;display:grid;place-items:center;color:var(--cream);isolation:isolate}.hero-image{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2}.hero:after{content:'';position:absolute;inset:0;background:rgba(42,53,67,.68);z-index:-1}.hero-inner{max-width:750px;padding:75px 24px;text-align:center}.hero h1{font-size:clamp(48px,5.8vw,90px);line-height:1.27;margin-bottom:58px}.hero p{text-align:left;font-size:22px;line-height:1.42;margin-bottom:46px}.button,button[type=submit]{display:inline-block;border:0;background:var(--gold);color:#263e3c;text-decoration:none;padding:10px 45px;letter-spacing:1.5px;font-size:15px;cursor:pointer}.button:hover,button[type=submit]:hover{background:var(--cream);color:var(--green)}.section{padding:100px 5%}.hospitality{padding-left:4%;padding-right:4%}.project-grid{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:24px;max-width:1600px;margin:auto}.project-card{text-decoration:none;display:block}.project-card>img,.placeholder-card{width:100%;aspect-ratio:2/3;object-fit:cover}.card-caption{display:flex;justify-content:space-between;gap:12px;padding-top:15px;font-size:16px}.project-card img{transition:filter .2s}.project-card:hover img{filter:brightness(1.08)}.placeholder-card,.project-placeholder{border:1px solid #87918b;background:var(--green);color:var(--cream);display:flex;align-items:center;justify-content:center;flex-direction:column;text-align:center;gap:40px;padding:24px}.placeholder-card .eyebrow{font-size:11px}.placeholder-card>span:last-child{font-size:13px}.placeholder-name{font:clamp(24px,2.8vw,46px)/1.25 Caudex,Georgia,serif}.equity{background:#fff}.equity-grid{max-width:1300px;margin:auto;display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px}.equity-card{position:relative;text-decoration:none;overflow:hidden}.equity-card>img{aspect-ratio:2/3;width:100%;object-fit:cover}.equity-info{position:absolute;inset:0;background:rgba(39,64,61,.97);color:var(--cream);padding:20px;display:flex;flex-direction:column;justify-content:center;gap:14px;opacity:0;transition:opacity .2s;font-size:13px;line-height:1.4}.equity-info strong{font:23px Caudex,serif}.equity-card:hover .equity-info,.equity-card:focus-visible .equity-info{opacity:1}.visit{font-size:12px;text-decoration:underline}.team{color:var(--cream);background:linear-gradient(#263f3cdf,#263f3cde),url('/assets/austin.webp') center/cover}.founders{max-width:790px;margin:0 auto;text-align:center}.founder-photo{width:100%;max-height:650px;object-fit:cover;object-position:center;margin-bottom:40px;aspect-ratio:1.1}.eyebrow{font-size:15px;letter-spacing:1px}.founders h3{font-size:clamp(29px,3vw,42px);margin:12px 0 22px}.bio{text-align:left;font-size:17px}.team-grid{max-width:1000px;display:flex;justify-content:center;flex-wrap:wrap;gap:60px 70px;margin:80px auto 0}.team-grid article{text-align:center;width:250px}.team-grid img{width:220px;height:220px;object-fit:cover;margin:0 auto 24px;object-position:center 25%}.team-grid h3{font-size:29px;margin-bottom:8px}.team-grid .eyebrow{font-size:12px}.locations{background:#fff}.location-grid{max-width:1400px;margin:auto;display:grid;grid-template-columns:1fr 1fr;gap:45px}.location-grid h3{font-size:27px;margin-bottom:22px;text-align:center}.location-grid iframe{width:100%;height:350px;border:0;filter:grayscale(1)}.location-grid a{font-size:14px;display:inline-block;margin-top:15px}.contact{display:grid;grid-template-columns:1fr 1fr}.contact-title{padding:85px 20px;display:grid;place-items:center}.contact-title h2{font-size:clamp(44px,4.5vw,72px);line-height:1.3;color:var(--green);margin:0}.contact form{padding:80px 10%;background:var(--green);color:var(--cream)}label{display:block;font-size:15px}input,textarea{display:block;width:100%;margin:8px 0 22px;background:#fff;border:1px solid transparent;border-radius:3px;padding:10px 12px;color:#203331}textarea{resize:vertical;min-height:125px}.form-row{display:grid;grid-template-columns:1fr 1fr;gap:20px}button[type=submit]{width:100%;font-size:18px;padding:9px;letter-spacing:0}.form-status{margin-top:15px;font-size:14px}.form-status:empty{display:none}footer{background:var(--green);color:var(--cream);padding:32px 20px;text-align:center;font-size:14px;border-top:1px solid #ffffff25}footer nav{display:flex;justify-content:center;gap:24px;flex-wrap:wrap;margin-top:14px;font-size:13px}.project-detail{max-width:1600px;margin:auto;padding:100px 4%;display:grid;grid-template-columns:minmax(0,1.55fr) minmax(300px,.8fr);gap:6%;align-items:center;min-height:calc(100svh - 180px)}.project-copy{padding:25px 0}.project-copy h1{font-size:48px}.project-logo{width:100%;max-width:340px;height:180px;object-fit:contain;margin:0 auto 40px}.project-facts{text-align:center;font:20px/1.45 Caudex,Georgia,serif;margin-bottom:38px}.website-link{font:17px Avenir,sans-serif;display:inline-block;margin-top:8px;letter-spacing:1px}.project-description p{margin-bottom:20px}.back{display:inline-block;font:22px Caudex,serif;letter-spacing:3px;margin-top:26px;text-decoration:none}.gallery{position:relative;min-width:0}.slides{display:flex;overflow-x:auto;scroll-snap-type:x mandatory;scrollbar-width:thin}.slide{flex:0 0 100%;scroll-snap-align:start}.slide img{width:100%;aspect-ratio:1;object-fit:cover}.gallery-controls{display:flex;align-items:center;justify-content:space-between;padding-top:15px}.gallery-controls[hidden]{display:none}.gallery-controls button{border:1px solid var(--green);background:transparent;color:var(--green);width:46px;height:42px;cursor:pointer;font-size:24px}.gallery-controls button:hover{background:var(--green);color:var(--cream)}.gallery-status{font-size:14px;letter-spacing:2px}.project-placeholder{aspect-ratio:1}.project-placeholder .placeholder-name{font-size:clamp(40px,5vw,76px)}.project-copy>h1{text-align:center;margin-bottom:40px}.message-page{min-height:65vh;text-align:center;padding:100px 24px}.message-page h1{font-size:clamp(44px,7vw,78px);margin-bottom:30px}.message-page p{margin-bottom:40px}.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
@media(min-width:1550px){.equity-grid{grid-template-columns:repeat(3,minmax(0,1fr));max-width:1450px}.equity-info{font-size:15px}}
@media(max-width:1100px){.project-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:40px 24px}.equity-grid{grid-template-columns:repeat(3,minmax(0,1fr))}.project-detail{gap:5%;padding:60px 4%;grid-template-columns:1.1fr 1fr}.project-logo{height:120px}.project-description{font-size:16px}.hero{min-height:720px}.placeholder-name{font-size:42px}}
@media(max-width:700px){html{scroll-padding-top:80px}.site-header{height:80px}.site-header img{width:210px;height:42px}.hero{height:auto;min-height:720px}.hero-inner{padding:80px 25px}.hero h1{font-size:49px;margin-bottom:36px}.hero p{font-size:18px;margin-bottom:35px}.section{padding:65px 22px}h2{margin-bottom:38px;font-size:34px}.project-grid{gap:28px 14px}.placeholder-card{gap:24px;padding:12px}.placeholder-card .eyebrow{font-size:8px}.placeholder-name{font-size:26px}.placeholder-card>span:last-child{font-size:10px}.card-caption{font-size:13px}.equity-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:24px 14px}.equity-info{position:static;opacity:1;background:none;color:var(--ink);padding:12px 0;gap:8px}.equity-info strong{font-size:20px}.equity-info>span:not(.visit){font-size:13px;line-height:1.5}.founders h3{font-size:29px}.bio{font-size:16px}.team-grid{gap:35px 15px;margin-top:50px}.team-grid article{width:calc(50% - 10px)}.team-grid img{width:100%;height:auto;aspect-ratio:1}.team-grid h3{font-size:23px}.team-grid .eyebrow{font-size:10px}.location-grid{grid-template-columns:1fr;gap:40px}.location-grid iframe{height:280px}.contact{grid-template-columns:1fr}.contact-title{padding:55px 20px}.contact-title h2{font-size:47px}.contact form{padding:45px 25px}.form-row{gap:15px}.project-detail{display:flex;flex-direction:column;padding:28px 22px 55px;gap:25px}.gallery,.project-placeholder{width:100%}.project-copy{padding:20px 0;max-width:520px}.project-copy h1{font-size:40px}.project-logo{height:130px;margin-bottom:28px}.project-facts{margin-bottom:30px}.project-description{font-size:17px}.project-placeholder .placeholder-name{font-size:48px}footer nav{gap:15px}footer{font-size:12px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}

/* October refresh: static maps, full portraits, and viewport-bound galleries. */
.founder-photo{object-position:center top}
.project-grid{grid-template-columns:repeat(3,minmax(0,1fr));max-width:1400px}
.project-detail{padding-top:32px;padding-bottom:60px;align-items:start}
.gallery{position:sticky;top:124px;align-self:start}
.slides{height:min(680px,calc(100svh - 210px));background:transparent}
.slide{height:100%;min-width:0}
.slide img{height:100%;width:100%;aspect-ratio:auto;object-fit:contain}
.gallery-controls{min-height:57px}
.static-map{width:100%;height:auto;aspect-ratio:1000/620;object-fit:contain;background:#f4f2ed}
.map-credit{margin-top:22px;text-align:center;font-size:12px;color:#616964}
@media(max-width:700px){
 .project-grid{grid-template-columns:repeat(2,minmax(0,1fr))}
 .gallery{position:relative;top:auto}
 .slides{height:min(440px,calc(100svh - 190px))}
 .project-detail{padding-top:28px}
}

/* Landscape photos fill the gallery; portrait photos retain their full frame. */
.slide img.landscape{object-fit:cover}

/* Internal review investor entry point. */
.site-header{position:sticky}
.site-header .investors-link{position:absolute;right:4%;color:var(--cream);font-size:15px;text-decoration:none}
.site-header .investors-link:hover{text-decoration:underline}
@media(max-width:700px){.site-header{justify-content:space-between;padding:0 22px}.site-header .investors-link{position:static;font-size:13px}.site-header img{width:190px}}
.contact-thanks{padding:80px 10%;background:var(--green);color:var(--cream);display:flex;flex-direction:column;justify-content:center;min-height:420px}
.contact-thanks h3{font-size:clamp(36px,4vw,52px);margin-bottom:24px}
.contact-thanks p{max-width:420px}
.contact button:disabled{opacity:.65;cursor:wait}
@media(max-width:700px){.contact-thanks{padding:45px 25px;min-height:330px}}

/* Center the brand consistently, including narrow screens. */
@media(max-width:700px){.site-header{justify-content:center;padding:0 12px}.site-header .investors-link{position:absolute;right:12px;font-size:12px}.site-header img{width:190px;height:38px}}
@media(max-width:360px){.site-header img{width:160px;height:auto}}