@font-face{font-family:Manrope;src:url('assets/manrope-variable.ttf') format('truetype');font-weight:200 800;font-style:normal;font-display:swap}
:root{--ink:#172d2d;--muted:#626f6d;--line:#dbe0dd;--paper:#fff;--soft:#f2f4f1;--accent:#c4dfa5;--gutter:clamp(22px,3.35vw,64px);--section:clamp(76px,8.5vw,140px)}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:28px}body{margin:0;background:var(--paper);color:var(--ink);font-family:Manrope,Arial,sans-serif;-webkit-font-smoothing:antialiased;font-weight:400}body.menu-open{overflow:hidden}h1,h2,h3,p{margin:0}h1,h2,h3{font-weight:300}p{font-size:17px;line-height:1.65}a{color:inherit;text-decoration:none}button{font:inherit;color:inherit;cursor:pointer}img{display:block;max-width:100%}button,a,summary{-webkit-tap-highlight-color:transparent}a:focus-visible,button:focus-visible,summary:focus-visible{outline:3px solid #83ac6a;outline-offset:6px}::selection{background:var(--accent);color:var(--ink)}[hidden]{display:none!important}.skip-link{position:fixed;left:20px;top:-100px;padding:15px;background:white;color:var(--ink);z-index:110}.skip-link:focus{top:14px}.eyebrow{display:flex;align-items:center;gap:12px;font-size:14px;line-height:1.5}.minor{font-size:12px;letter-spacing:.07em;color:var(--muted)}.button{display:inline-flex;align-items:center;justify-content:center;min-height:54px;padding:16px 28px;border:1px solid transparent;border-radius:50px;font-size:15px;line-height:1.3;transition:background .2s,color .2s;white-space:nowrap}.button.white{background:#fff;color:var(--ink)}.button.white:hover{background:var(--accent)}.button.dark{background:var(--ink);color:#fff}.button.dark:hover{background:#34524b}.button.outline{border-color:#ffffff75;color:white}.button.outline:hover{background:#ffffff15}.text-link{display:inline-block;font-size:15px;padding:10px 0;border-bottom:1px solid currentColor}.text-link:hover{color:#5a764c}.site-header{position:absolute;inset:0 0 auto;height:105px;display:flex;align-items:center;justify-content:space-between;padding:0 var(--gutter);gap:30px;border-bottom:1px solid #ffffff32;z-index:40;color:white}.brand{display:flex;align-items:center;flex:none;line-height:1}.brand img{width:190px;height:auto;object-fit:contain}.footer .brand img{width:210px}.desktop-nav{display:flex;gap:34px;font-size:14px}.desktop-nav a{padding:16px 0}.desktop-nav a:hover{color:var(--accent)}.header-contact{min-width:130px}.menu-toggle{display:none;background:none;border:0;width:48px;height:48px;padding:11px;z-index:50}.menu-toggle span{display:block;width:26px;height:1px;background:currentColor;margin:7px 0;transition:transform .2s}.menu-toggle[aria-expanded=true] span:first-child{transform:translateY(4px) rotate(45deg)}.menu-toggle[aria-expanded=true] span:last-child{transform:translateY(-4px) rotate(-45deg)}.mobile-menu{position:fixed;inset:0;z-index:35;background:var(--ink);color:#fff;padding:130px var(--gutter) 40px;overflow:auto}.mobile-menu>a{display:block;font-size:32px;letter-spacing:-.04em;padding:20px 0;border-bottom:1px solid #ffffff30}.mobile-menu p{margin-top:35px;font-size:14px;color:#c8d3ca}.menu-open .site-header{position:fixed;background:var(--ink)}
.hero{position:relative;isolation:isolate;display:flex;flex-direction:column;justify-content:space-between;min-height:760px;height:100svh;max-height:1100px;padding:174px var(--gutter) 42px;color:white;background:#172d2d}.hero-image{position:absolute;inset:0;z-index:-3;width:100%;height:100%;object-fit:cover;object-position:60% center}.hero:before{content:'';position:absolute;inset:0;z-index:-2;background:linear-gradient(90deg,#10292ddd,#10292d55 75%,#10292d30),linear-gradient(0deg,#10292ddd,transparent 65%)}.hero-main>.eyebrow{margin-bottom:28px;color:#e1e8e4}.hero h1{font-size:clamp(62px,7.25vw,114px);line-height:1.055;letter-spacing:-.065em;max-width:1450px}.hero h1 span{color:#d3e7c1}.hero-bottom{display:grid;grid-template-columns:1fr 1.65fr 1fr;gap:55px;align-items:end;margin-top:110px;padding-top:30px;border-top:1px solid #ffffff45}.hero-bottom>p{max-width:500px;font-size:17px;color:#e1e8e4}.hero-bottom>.button{justify-self:end;align-self:center}.explore-note{font-size:13px;line-height:1.5;align-self:center;display:flex;align-items:center;gap:24px}.scroll-line{display:block;width:1px;height:40px;background:#ffffff5c;position:relative}.scroll-line:before{content:'';position:absolute;width:1px;height:16px;background:var(--accent);top:0;animation:scroll-cue 2.4s infinite}@keyframes scroll-cue{to{transform:translateY(24px);opacity:0}}.section{padding:var(--section) var(--gutter)}.section-label{display:flex;justify-content:space-between;align-items:center;margin-bottom:40px;gap:25px}.statement{font-size:clamp(40px,5vw,78px);line-height:1.1;letter-spacing:-.055em}.about .statement{max-width:1080px}.about-bottom{display:grid;grid-template-columns:1fr 1fr;gap:70px;margin:48px 0 0}.side-note{font-size:20px;line-height:1.5;letter-spacing:-.025em}.about-copy{display:grid;gap:20px;max-width:630px;color:var(--muted)}
@media(max-width:1000px){.hero h1{font-size:8vw}.hero-bottom{grid-template-columns:1fr 1fr;gap:30px}.explore-note{display:none}.desktop-nav{gap:22px}.about-bottom{gap:40px}}
@media(max-width:760px){.site-header{height:88px}.desktop-nav,.header-contact{display:none}.menu-toggle{display:block}.hero{height:auto;min-height:790px;padding-top:150px;padding-bottom:30px}.hero h1{font-size:clamp(51px,8.4vw,72px);max-width:660px}.hero h1 span{display:block;margin-top:8px}.hero-image{object-position:68% center}.hero:before{background:linear-gradient(90deg,#10292dbb,#10292d44),linear-gradient(0deg,#10292df5,transparent)}.hero-bottom{grid-template-columns:1fr;gap:27px;margin-top:90px}.hero-bottom>.button{justify-self:start}.hero-bottom>p{max-width:430px;font-size:16px}.section-label{margin-bottom:30px}.section-label>.minor{display:none}.about-bottom{grid-template-columns:1fr;gap:26px;margin:35px 0 0}.eyebrow{font-size:13px}.statement{font-size:clamp(38px,6.7vw,54px)}}
@media(max-width:430px){.hero h1{font-size:clamp(44px,11.55vw,50px)}.hero-main>.eyebrow{font-size:12px}.hero-bottom{margin-top:80px}.hero{min-height:800px}.brand img{width:170px}}
.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}.portfolio{background:var(--ink);color:white}.portfolio .minor{color:#b8c9c1}.portfolio .section-label{margin-bottom:32px}.portfolio-intro{display:grid;grid-template-columns:1.6fr 1fr;align-items:end;gap:70px}.portfolio-intro .statement{font-size:clamp(40px,4.8vw,74px)}.portfolio-intro .statement span{color:#bcd1b8}.portfolio-intro>p{color:#bacbc5;max-width:370px;justify-self:end;font-size:16px}.portfolio-controls{display:flex;justify-content:space-between;align-items:center;gap:30px;margin:60px 0 30px}.filters{display:flex;gap:8px;flex-wrap:wrap}.filters button{min-height:44px;padding:11px 19px;border:1px solid #6f8980;background:none;color:#d2ded7;border-radius:40px;font-size:14px;transition:background .2s}.filters button:hover{background:#ffffff12}.filters button[aria-pressed=true]{background:var(--accent);border-color:var(--accent);color:var(--ink)}.company{border-top:1px solid #ffffff33}.company:last-child{border-bottom:1px solid #ffffff33}.company summary{list-style:none;cursor:pointer;display:grid;grid-template-columns:1fr 195px 36px;align-items:center;gap:20px;padding:30px 0;transition:color .2s}.company summary::-webkit-details-marker{display:none}.company summary:hover{color:var(--accent)}.company h3{font-size:clamp(25px,2.7vw,42px);letter-spacing:-.05em;line-height:1.2}.sector{font-size:14px;color:#b8c9c1}.expand-icon{width:36px;height:36px;border:1px solid #ffffff65;border-radius:50%;position:relative}.expand-icon:before,.expand-icon:after{content:'';position:absolute;width:12px;height:1px;left:11px;top:16px;background:#fff;transition:transform .2s}.expand-icon:after{transform:rotate(90deg)}.company[open] .expand-icon{background:var(--accent);border-color:var(--accent)}.company[open] .expand-icon:before,.company[open] .expand-icon:after{background:var(--ink)}.company[open] .expand-icon:after{transform:rotate(0)}.company-detail{display:grid;grid-template-columns:1fr 1.15fr;gap:65px;padding:4px 0 42px}.company-image{height:305px;overflow:hidden}.company-image img{width:100%;height:100%;object-fit:cover;object-position:center}.company-copy{align-self:center}.detail-kicker{font-size:25px;letter-spacing:-.045em;line-height:1.35;font-weight:300;max-width:400px;margin-bottom:18px}.company-copy>p:not(.detail-kicker){font-size:16px;color:#c3d1ca;line-height:1.7;max-width:560px}.tags{display:flex;flex-wrap:wrap;gap:8px;margin:22px 0 14px}.tags>span{font-size:12px;border:1px solid #73887c;padding:7px 12px;border-radius:40px;color:#d9e2dc}.company-copy>.text-link{border-color:#76907e;font-size:14px}.portfolio .text-link:hover{color:var(--accent)}.company-detail.text-only{padding-top:15px;padding-bottom:42px}.text-only .detail-kicker{color:var(--accent);font-size:31px;max-width:330px}.horizon{position:relative;isolation:isolate;min-height:560px;display:flex;align-items:end;padding:65px var(--gutter);color:white;overflow:hidden;background:#1b3538}.horizon>img{position:absolute;inset:0;z-index:-3;width:100%;height:100%;object-fit:cover;object-position:center 55%}.horizon:before{content:'';position:absolute;inset:0;z-index:-2;background:linear-gradient(90deg,#0d2b2bac,#0d2b2b10),linear-gradient(0deg,#0d2b2bba,transparent 90%)}.horizon h2{font-size:clamp(44px,5.3vw,80px);line-height:1.07;letter-spacing:-.055em;margin:27px 0 24px}.horizon-copy>p:last-child{font-size:17px;max-width:420px;color:#e0e8e3}.image-label{margin-left:auto;font-size:12px;letter-spacing:.12em;writing-mode:vertical-rl}.investments{display:grid;grid-template-columns:1.2fr 1fr;gap:10vw;background:var(--soft)}.interests-intro>.eyebrow{margin-bottom:30px}.interests-intro .statement{font-size:clamp(40px,4.4vw,68px)}.interests-intro>p:last-child{max-width:480px;color:var(--muted);margin-top:32px}.interests-list{padding-top:6px}.interests-list article{border-top:1px solid #c7d0c9;padding:27px 0 36px}.interests-list article:last-child{padding-bottom:0}.interests-list h3{font-size:32px;line-height:1.2;letter-spacing:-.05em;margin:25px 0 17px}.interests-list p{color:var(--muted);font-size:16px;max-width:420px}.contact{background:var(--accent);padding-bottom:70px}.contact-heading>.eyebrow{margin-bottom:35px}.contact h2{font-size:clamp(45px,6.3vw,100px);line-height:1.07;letter-spacing:-.06em}.contact-bottom{display:grid;grid-template-columns:1.05fr 1fr;gap:60px;align-items:center;padding-top:42px;border-top:1px solid #172d2d40;margin-top:55px}.contact-bottom>p{font-size:16px;max-width:375px;line-height:1.7}.contact-bottom>div{display:flex;flex-direction:column;gap:14px}.contact-email{font-size:clamp(16px,1.45vw,23px);letter-spacing:-.025em;overflow-wrap:anywhere;text-decoration:underline;text-underline-offset:7px}.contact-bottom>div>span{font-size:13px}.contact .button{font-size:14px;padding:16px 22px}.footer{background:var(--ink);color:white;padding:58px var(--gutter) 25px;overflow:hidden}.footer-top{display:flex;align-items:center;justify-content:space-between;gap:40px}.footer-top nav{display:flex;gap:30px;font-size:14px}.footer-top nav a:hover{color:var(--accent)}.footer-wordmark{font-weight:300;font-size:clamp(60px,16.45vw,290px);letter-spacing:-.065em;line-height:1;margin:62px 0 42px;color:#ccdfc1}.footer-bottom{display:flex;justify-content:space-between;gap:24px;align-items:center;border-top:1px solid #ffffff35;padding-top:22px;font-size:12px;color:#becdc5}.footer-bottom a{padding:10px 0}
@media(max-width:1100px){.portfolio-intro{gap:40px;grid-template-columns:1.5fr 1fr}.company summary{grid-template-columns:1fr 150px 36px;gap:15px}.company-detail{gap:35px}.contact-bottom{grid-template-columns:1fr 1fr;gap:30px}.footer-top nav{gap:22px}}
@media(max-width:760px){.portfolio-intro{grid-template-columns:1fr;gap:28px}.portfolio-intro>p{justify-self:start;max-width:460px}.portfolio-controls{margin:38px 0 26px;align-items:start;flex-direction:column;gap:15px}.filters{gap:9px}.filters button{font-size:13px;padding:11px 15px}.company summary{grid-template-columns:1fr 34px;gap:12px;position:relative;padding:25px 0}.company h3{font-size:clamp(24px,4.7vw,34px)}.sector{grid-column:1;grid-row:2;font-size:13px;margin-top:-6px}.expand-icon{grid-column:2;grid-row:1 / 3;align-self:center}.company-detail{grid-template-columns:1fr;gap:25px;padding:0 0 30px}.company-image{height:260px}.company-detail.text-only{padding-top:6px;padding-bottom:30px;gap:5px}.text-only .detail-kicker{font-size:27px}.detail-kicker{font-size:25px}.company-copy>.text-link{line-height:1.6}.horizon{min-height:510px;padding:45px var(--gutter)}.horizon>img{object-position:57% center}.image-label{display:none}.horizon h2{font-size:clamp(41px,7vw,60px)}.horizon-copy>p:last-child{max-width:340px;font-size:16px}.investments{grid-template-columns:1fr;gap:42px}.interests-intro .statement{font-size:42px}.interests-list h3{font-size:31px}.contact{padding-bottom:60px}.contact h2{font-size:clamp(43px,7vw,64px)}.contact-bottom{grid-template-columns:1fr;gap:29px;margin-top:36px;padding-top:30px}.contact-email{font-size:21px}.footer{padding-top:45px}.footer-top{align-items:start;flex-direction:column;gap:35px}.footer-top nav{display:grid;grid-template-columns:1fr 1fr;gap:23px 40px}.footer-wordmark{margin:50px 0 30px;font-size:15.75vw}.footer-bottom{flex-wrap:wrap;font-size:12px;gap:12px 30px}.footer-bottom span:nth-child(2){display:none}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}}

/* Portfolio logos on the section background. */
.company summary{grid-template-columns:220px minmax(0,1fr) 180px 36px;gap:28px;padding:25px 0}
.company summary h3{font-size:clamp(25px,2.4vw,36px)}
.company-logo{display:flex;align-items:center;justify-content:center;width:220px;height:104px;padding:14px 16px;background:transparent;overflow:hidden}
.company-logo img{width:100%;height:100%;object-fit:contain}
.company-logo.property-symbol img{width:64px;height:64px}
@media(max-width:1100px){.company summary{grid-template-columns:180px minmax(0,1fr) 140px 36px;gap:20px}.company-logo{width:180px;height:92px}}
@media(max-width:760px){.company summary{grid-template-columns:minmax(0,1fr) 36px;gap:15px 16px;padding:26px 0}.company-logo{grid-column:1;grid-row:1;width:210px;height:94px}.company summary h3{grid-column:1;grid-row:2;font-size:27px}.company summary .sector{grid-column:1;grid-row:3;margin-top:-5px}.company summary .expand-icon{grid-column:2;grid-row:1 / 4}.company-detail{padding-top:5px}}

.company-logo img[src$="strategies.png"]{filter:brightness(0) invert(1)}


/* Selected sunset waterfront hero. */
.hero-image{object-position:50% 50%}

/* Approved Manrope typography, matching the selected font preview. */
h1,h2,h3,.detail-kicker,.footer-wordmark{font-family:Manrope,Arial,sans-serif;font-weight:300;letter-spacing:-.055em}
.hero h1{letter-spacing:-.055em}
@media(max-width:430px){.hero h1{font-size:clamp(40px,10.9vw,48px)}}