@font-face{font-family:Manrope Variable;font-style:normal;font-display:optional;font-weight:200 800;src:url(/_next/static/media/manrope-site.b35a3da2.woff2) format("woff2-variations")}@font-face{font-family:Newsreader Variable;font-style:normal;font-display:optional;font-weight:400;src:url(/_next/static/media/newsreader-450-site.942024ac.woff2) format("woff2")}@layer reset, base, shell, home, routes, legacy, responsive, motion;@layer reset{*,:after,:before{box-sizing:border-box}html{scroll-behavior:smooth}body,html{margin:0;min-height:100%}body{overflow-x:clip}img,video{display:block;max-width:100%}button,input,select,textarea{font:inherit}a,button{-webkit-tap-highlight-color:transparent}}@layer base{:root{--paper:#f4f1ea;--paper-deep:#e7e1d6;--ink:#121a1c;--ink-soft:#465052;--petrol:#11393d;--petrol-deep:#092c30;--olive:#a4ad8b;--line:rgba(18,26,28,.19);--white:#fffdf7;--header-h:70px;--ease-out:cubic-bezier(.16,1,.3,1);--ease-clip:cubic-bezier(.65,0,.35,1)}body{background:var(--paper);color:var(--ink);font-family:Manrope Variable,Segoe UI,sans-serif;font-size:17px;line-height:1.55;text-rendering:optimizeLegibility}h1,h2,h3,p{margin-top:0}a,p,span,strong{overflow-wrap:break-word;hyphens:manual}h1,h2,h3{margin-bottom:.45em;font-weight:430;line-height:.99;letter-spacing:-.045em;overflow-wrap:normal;hyphens:none;text-wrap:balance}h1,h2{font-family:Newsreader Variable,Georgia,serif}a{color:inherit;text-decoration:none}:focus-visible{outline:2px solid currentColor;outline-offset:5px}.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}.skip-link{position:fixed;z-index:1000;left:18px;top:12px;transform:translateY(-150%);background:var(--white);color:var(--ink);padding:12px 18px}.skip-link:focus{transform:translateY(0)}.eyebrow,.scene-eyebrow{margin:0 0 18px;font-size:11px;line-height:1.2;font-weight:730;letter-spacing:.16em;text-transform:uppercase}.button{display:inline-flex;align-items:center;justify-content:center;min-height:52px;width:max-content;max-width:100%;padding:0 22px;border:1px solid;border-radius:999px;font-size:13px;font-weight:720;letter-spacing:.015em;transition:color .25s var(--ease-out),background .25s var(--ease-out),transform .25s var(--ease-out)}.button:hover{transform:translateY(-2px)}.button-dark{background:var(--ink);border-color:var(--ink);color:var(--white)}.button-dark:hover{background:var(--petrol);border-color:var(--petrol)}.button-light{color:var(--white);border-color:rgba(255,255,255,.72);background:transparent}.button-light:hover{color:var(--ink);background:var(--white)}.text-link{font-weight:680}.arrow-link,.text-link{display:inline-flex;width:max-content;font-size:14px;border-bottom:1px solid}.arrow-link{align-items:center;gap:16px;padding-bottom:5px;font-weight:690}.arrow-link:after{content:"↗";transition:transform .25s var(--ease-out)}.arrow-link:hover:after{transform:translate(3px,-3px)}.arrow-light,.media-caption,.text-link-light{color:var(--white)}.media-caption{margin:0;font-size:12px;font-weight:650;line-height:1.35;letter-spacing:.015em}.no-break{display:inline;white-space:nowrap;overflow-wrap:normal;hyphens:none}picture{display:block;overflow:hidden}picture img{width:100%;height:100%;object-fit:cover;object-position:var(--focal-point,center)}}@layer shell{.site-header{position:fixed;z-index:100;inset:0 0 auto;height:var(--header-h);padding:0 clamp(18px,3.2vw,54px);display:grid;grid-template-columns:150px 1fr auto;align-items:center;gap:28px;color:var(--ink);border-bottom:1px solid transparent;transition:background .35s var(--ease-out),border-color .35s var(--ease-out),color .25s var(--ease-out)}.site-header[data-solid=true]{background:rgba(244,241,234,.94);border-color:var(--line);backdrop-filter:blur(16px)}.brand,.footer-brand{display:inline-flex;align-items:center;gap:7px;width:max-content;font-size:16px;font-weight:820;letter-spacing:-.04em;transition:opacity .25s}.brand{gap:5px}.brand i,.footer-brand i{display:block;width:28px;height:1px;background:currentColor}.brand i{width:17px}.site-header[data-identity=true] .brand{opacity:.2}.desktop-nav{display:flex;justify-content:center;gap:clamp(20px,2.4vw,38px);font-size:12px;font-weight:650}.desktop-nav a{position:relative}.desktop-nav a:after{content:"";position:absolute;left:0;right:100%;bottom:-7px;height:1px;background:currentColor;transition:right .3s var(--ease-out)}.desktop-nav a:hover:after{right:0}.header-cta{min-height:38px;padding:9px 15px;border:1px solid;border-radius:999px;font-size:11px;font-weight:720;opacity:0;pointer-events:none;transform:translateY(-8px);transition:opacity .25s,transform .25s}.header-cta[data-visible=true]{opacity:1;pointer-events:auto;transform:translateY(0)}.menu-toggle{display:none;position:relative;z-index:2;min-width:48px;min-height:48px;margin-right:-8px;border:0;background:none;color:inherit;padding:10px 8px;font-size:12px;font-weight:720;pointer-events:auto}.mobile-panel{position:fixed;z-index:-1;inset:0;width:100vw;height:100dvh;min-height:100dvh;padding:calc(var(--header-h) + 28px) 22px 24px;overflow-y:auto;overscroll-behavior:contain;display:flex;flex-direction:column;background:var(--petrol-deep);color:var(--white)}.mobile-panel nav{display:grid;gap:0}.mobile-panel nav a{display:flex;justify-content:space-between;align-items:baseline;border-bottom:1px solid rgba(255,255,255,.2);padding:clamp(10px,1.8vh,15px) 0;font-family:Newsreader Variable,Georgia,serif;font-size:clamp(25px,7vw,38px);line-height:1.04}.mobile-panel nav a span{font-family:Manrope Variable,Segoe UI,sans-serif;font-size:10px}.menu-kicker{margin:0 0 16px;color:rgba(255,255,255,.62);font-size:10px;text-transform:uppercase;letter-spacing:.14em}.mobile-legal{margin-top:auto;padding-top:24px;display:flex;gap:22px;font-size:11px}.site-footer{position:relative;min-height:40svh;padding:48px clamp(20px,5.5vw,88px) 24px;background:var(--ink);color:var(--white);display:grid;grid-template-columns:1.1fr .9fr;grid-template-rows:auto 1fr auto;gap:22px}.footer-brand{font-size:clamp(54px,8vw,120px);align-self:start}.footer-brand i{width:clamp(58px,9vw,130px)}.footer-statement{text-align:right}.footer-statement p{margin:0 0 8px;font-family:Newsreader Variable,serif;font-size:clamp(30px,4.2vw,62px);line-height:1;letter-spacing:-.045em}.footer-statement span{font-size:10px;letter-spacing:.14em;text-transform:uppercase}.footer-nav{grid-column:1/-1;align-self:end;display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid rgba(255,255,255,.2);padding-top:28px;font-size:13px}.footer-nav div{display:grid;gap:8px}.footer-note{grid-column:1/-1;margin:0;color:rgba(255,255,255,.52);font-size:9px;letter-spacing:.08em;text-transform:uppercase}}@layer home{.hero-track{position:relative;height:210svh;background:var(--paper)}.hero-stage{position:sticky;top:0;height:100svh;overflow:clip;isolation:isolate;background:var(--paper)}.hero-paper{position:absolute;inset:0;background:radial-gradient(circle at 14% 34%,rgba(255,255,255,.7),transparent 31%),var(--paper)}.hero-opening{position:absolute;z-index:3;left:clamp(20px,7.6vw,118px);top:clamp(104px,17vh,164px);width:min(720px,51vw);transform:translateY(var(--hero-opening-y,0));pointer-events:auto}.hero-track:not([data-scene=OPENING_HOLD]) .hero-opening{pointer-events:none}.hero-opening h1{max-width:13ch;font-size:clamp(54px,6.2vw,104px)}.hero-lead{max-width:52ch;margin-bottom:28px;color:var(--ink-soft);font-size:clamp(15px,1.25vw,19px)}.hero-seed-line{display:block;width:64px;height:1px;margin-top:34px;background:var(--ink)}.hero-object{position:absolute;z-index:5;inset:0;clip-path:inset(0 0 0 var(--hero-object-inset,64%));transform:scale(var(--hero-object-scale,1.055));transform-origin:center;overflow:hidden;background:#c8cbc2;pointer-events:none}.hero-object-desktop,.hero-object-desktop img{position:absolute;inset:0;width:100%;height:100%}.hero-object-desktop img{object-fit:cover;object-position:52% 42%}.hero-object-media{display:none;position:absolute;inset:0;width:100%;height:100%}.hero-object-shade{position:absolute;z-index:1;inset:0;background:linear-gradient(90deg,rgba(10,18,19,.18),transparent 38%,rgba(10,18,19,.08))}.hero-caption{position:absolute;left:clamp(20px,3.2vw,52px);bottom:26px;z-index:2}.hero-segment{position:absolute;z-index:6;left:0;right:0;pointer-events:none;background:rgba(167,176,147,.1);mix-blend-mode:multiply}.hero-segment-top{top:0;height:50%;transform:translateY(var(--hero-split-top,0))}.hero-segment-bottom{bottom:0;height:50%;transform:translateY(var(--hero-split-bottom,0));background:rgba(9,44,48,.1)}.hero-clarity-line{position:absolute;z-index:10;left:0;right:0;top:50%;height:2px;transform:scaleX(var(--hero-line-scale,0));opacity:var(--hero-line-opacity,1);background:var(--white);transform-origin:left;box-shadow:0 0 0 1px rgba(17,57,61,.12);pointer-events:none}.hero-petrol{z-index:7;clip-path:var(--hero-petrol-clip,inset(50% 0));background:var(--petrol-deep)}.hero-identity,.hero-petrol{position:absolute;inset:0;pointer-events:none}.hero-identity{z-index:11;display:flex;align-items:center;justify-content:center;gap:clamp(10px,1.4vw,24px);transform:translateY(var(--hero-identity-y,0));opacity:var(--hero-identity-opacity,0);color:var(--white);font-size:clamp(82px,19vw,310px);font-weight:790;line-height:.8;letter-spacing:-.075em}.hero-identity span{display:block;overflow:visible;clip-path:none}.hero-identity-koe{transform:translateX(var(--hero-koe-x,-5vw));opacity:var(--hero-koe-opacity,0)}.hero-identity-v{transform:translateX(var(--hero-v-x,5vw));opacity:var(--hero-v-opacity,0)}.hero-identity i{display:block;flex:0 0 auto;width:clamp(42px,7.6vw,124px);height:clamp(2px,.22vw,4px);transform:scaleX(var(--hero-dash-scale,0));background:currentColor;transform-origin:center}.hero-proof-glimpse{position:absolute;z-index:12;left:clamp(20px,7.6vw,118px);right:clamp(20px,7.6vw,118px);bottom:0;min-height:28vh;display:grid;grid-template-columns:80px 1fr;gap:22px;padding:48px 0 26px;transform:translateY(var(--hero-proof-y,34vh));opacity:var(--hero-proof-opacity,0);color:var(--white);border-top:1px solid rgba(255,255,255,.38);pointer-events:none}.hero-proof-glimpse>span{font-size:11px}.hero-proof-glimpse p{display:grid;gap:7px;margin:0;max-width:760px}.hero-proof-glimpse strong{font-family:Newsreader Variable,serif;font-size:clamp(38px,5vw,78px);line-height:.94;font-weight:470;letter-spacing:-.04em}.proof-rail{position:relative;z-index:2;padding:60px clamp(20px,7.6vw,118px) 26px;background:var(--paper)}.proof-intro{display:grid;grid-template-columns:4fr 8fr;margin-bottom:36px}.proof-intro .scene-heading{grid-column:2}.proof-intro h2{max-width:15ch;font-size:clamp(46px,4.7vw,66px)}.proof-body{display:grid;grid-template-columns:minmax(0,7fr) minmax(290px,5fr);gap:clamp(48px,7vw,116px);align-items:center}.proof-rows article{min-height:112px;display:grid;grid-template-columns:58px 1fr;gap:18px;padding:20px 0;border-top:1px solid var(--line)}.proof-rows article>span{padding-top:8px;font-size:10px}.proof-rows h3{margin:0 0 8px;font-family:Newsreader Variable,serif;font-size:clamp(30px,2.9vw,42px)}.proof-rows p{max-width:52ch;margin:0;color:var(--ink-soft);font-size:13px}.proof-rows .arrow-link{margin-top:30px}.proof-figure{margin:0;align-self:stretch;min-height:500px;position:relative}.proof-figure picture{height:100%}.proof-figure figcaption{position:absolute;inset:auto 12px 12px;padding:8px 10px;background:rgba(244,241,234,.92);font-size:11px;line-height:1.35}.permit-note{margin:32px 0 0 58px;color:var(--ink-soft);font-size:10px;letter-spacing:.08em;text-transform:uppercase}.intent-scene{min-height:65svh;display:grid;grid-template-columns:1fr 5fr;background:var(--petrol);color:var(--white)}.intent-index{padding:56px clamp(20px,3vw,48px);border-right:1px solid rgba(255,255,255,.18);font-size:11px}.intent-content{padding:clamp(56px,7.5vh,88px) clamp(20px,7vw,112px)}.intent-owner-state,.intent-start{max-width:1030px}.intent-owner-state h2,.intent-start h2{max-width:14ch;font-size:clamp(50px,6.5vw,96px)}.intent-owner{width:100%;display:flex;align-items:center;justify-content:space-between;margin-top:34px;padding:18px 0;border:0;border-top:1px solid rgba(255,255,255,.34);border-bottom:1px solid rgba(255,255,255,.34);background:none;color:inherit;text-align:left;cursor:pointer}.intent-owner span{font-family:Newsreader Variable,serif;font-size:clamp(36px,5vw,70px)}.intent-owner i{font-style:normal;font-size:32px;transition:transform .3s var(--ease-out)}.intent-owner:hover i{transform:translate(6px,-6px)}.intent-other{display:grid;grid-template-columns:auto 1fr;gap:26px;align-items:baseline;margin-top:24px}.intent-other p{max-width:56ch;margin:0;color:rgba(255,255,255,.62);font-size:12px}.intent-owner-state fieldset{display:flex;gap:12px;margin:28px 0 26px;padding:0;border:0}.intent-owner-state label{cursor:pointer}.intent-owner-state label input{position:absolute;opacity:0}.intent-owner-state label span{display:block;min-width:160px;padding:15px 20px;border:1px solid rgba(255,255,255,.45);border-radius:999px;text-align:center}.intent-owner-state input:checked+span{background:var(--white);color:var(--petrol);border-color:var(--white)}.intent-owner-state input:focus-visible+span{outline:2px solid var(--white);outline-offset:5px}.intent-back{display:block;margin-top:28px;padding:0;border:0;border-bottom:1px solid;background:none;color:inherit;cursor:pointer}.service-acts{background:var(--paper)}.acts-title{min-height:38svh;padding:7vh clamp(20px,7.6vw,118px) 4vh;display:grid;grid-template-columns:3fr 9fr;align-items:start}.acts-title h2{grid-column:2;max-width:13ch;font-size:clamp(56px,7vw,100px)}.acts-title .scene-eyebrow{grid-column:1}.service-act{position:relative;min-height:72svh;overflow:clip}.act-copy{position:relative;z-index:3}.act-copy>span{display:block;margin-bottom:28px;font-size:10px}.act-copy h3{font-family:Newsreader Variable,serif;font-size:clamp(48px,4.8vw,72px)}.act-copy p{max-width:52ch;color:var(--ink-soft)}.act-sale{display:grid;grid-template-columns:minmax(0,6.2fr) minmax(0,5.8fr);align-items:center;gap:7vw;padding:7vh clamp(20px,7.6vw,118px)}.act-sale figure{height:60svh;margin:0;position:relative;overflow:hidden}.act-sale figure picture{height:118%;transform:translateY(-9%) scale(1.06)}.act-sale figcaption{position:absolute;right:10px;bottom:10px;left:10px;padding:8px 10px;background:rgba(244,241,234,.92);font-size:11px;line-height:1.35}.act-rent{min-height:88svh;background:var(--paper);color:var(--ink)}.rent-lived-media{position:relative;min-height:46svh;overflow:hidden;background:var(--paper-deep)}.rent-lived-media picture{position:absolute;inset:-4% 0;height:108%}.rent-lived-media:after{content:"";position:absolute;inset:auto 0 0;height:22%;background:linear-gradient(transparent,rgba(8,19,20,.48))}.rent-lived-media .media-caption{position:absolute;z-index:2;left:clamp(20px,3vw,46px);bottom:22px}.rent-paper-edge{min-height:34svh;padding:4vh clamp(20px,7.6vw,118px);display:grid;grid-template-columns:minmax(0,8fr) minmax(260px,4fr);gap:6vw;align-items:center;border-top:1px solid var(--line)}.rent-paper-edge .act-copy{max-width:780px}.rent-facade-handoff{position:relative;align-self:stretch;min-height:24svh;margin:-7vh 0 0;overflow:hidden;border:8px solid var(--paper)}.rent-facade-handoff picture{height:100%}.rent-facade-handoff figcaption{position:absolute;inset:auto 10px 10px;padding:7px 9px;background:rgba(244,241,234,.92);font-size:11px;line-height:1.35}.act-postbuy{min-height:70svh;display:grid;grid-template-columns:6.5fr 5.5fr;background:var(--petrol-deep);color:var(--white)}.act-post-image{position:relative;height:70svh;min-height:0;min-width:0}.act-post-image picture{position:absolute;inset:0;height:100%}.act-post-image:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,transparent 62%,var(--petrol-deep))}.act-post-image .media-caption{position:absolute;z-index:2;left:22px;bottom:18px}.act-postbuy>.act-copy{align-self:center;padding:7vh 8vw 7vh 5vw}.act-postbuy .act-copy p{color:rgba(255,255,255,.7)}.act-postbuy .act-copy .act-boundary{margin-top:20px;padding-top:18px;border-top:1px solid rgba(255,255,255,.24);color:rgba(255,255,255,.9);font-size:12px;line-height:1.55}.archive-sliver{position:absolute;right:3vw;bottom:3vh;width:10vw;height:14vh;opacity:.3;overflow:hidden}.archive-sliver picture{height:100%}.method-track{height:160svh;background:var(--paper)}.method-stage{position:sticky;top:0;min-height:100svh;padding:8vh clamp(20px,7.6vw,118px);display:grid;grid-template-columns:6.2fr 5.8fr;gap:7vw;overflow:clip}.method-copy h2{max-width:10ch;margin-bottom:4vh;font-size:clamp(48px,5.2vw,80px)}.method-steps{border-top:1px solid var(--line)}.method-step{position:relative;min-height:68px;display:grid;grid-template-columns:46px 1fr;align-items:center;border-bottom:1px solid var(--line)}.method-step span{font-size:10px}.method-step strong{font-size:18px}.method-step i{position:absolute;left:0;right:0;bottom:-1px;height:2px;background:var(--petrol);transform-origin:left}.method-copy .arrow-link{margin-top:28px}.method-media{position:relative;min-height:68vh;overflow:hidden;background:var(--paper-deep)}.method-media-layer{position:absolute;inset:0}.method-media-layer picture{height:100%}.method-media-caption{position:absolute;z-index:3;right:14px;bottom:40px;left:14px;width:max-content;max-width:calc(100% - 28px);padding:7px 9px;background:rgba(9,25,27,.72)}.method-count{position:absolute;z-index:4;left:18px;right:18px;bottom:14px;display:flex;gap:10px;align-items:center;color:var(--white);font-size:9px}.method-count i{flex:1;height:1px;background:rgba(255,255,255,.6)}.founder-scene{background:var(--paper);color:var(--ink)}.founder-primary{min-height:66svh;display:grid;grid-template-columns:minmax(0,8fr) minmax(360px,4fr)}.founder-portrait{position:relative;min-height:66svh;margin:0;overflow:hidden;background:var(--paper-deep)}.founder-portrait picture{position:absolute;inset:0;height:100%}.founder-portrait:after{content:"";position:absolute;inset:auto 0 0;height:24%;background:linear-gradient(transparent,rgba(9,25,27,.5))}.founder-portrait figcaption{position:absolute;z-index:2;left:22px;bottom:18px;margin:0;color:var(--white);font-size:12px;font-weight:650;letter-spacing:.015em}.founder-copy{min-height:66svh;display:flex;flex-direction:column;justify-content:center;padding:5vh clamp(28px,4.5vw,74px);border-left:1px solid var(--line)}.founder-copy h2{max-width:8ch;font-size:clamp(48px,4vw,68px)}.founder-copy>p:not(.scene-eyebrow){max-width:50ch;color:var(--ink-soft);font-size:14px}.founder-copy .arrow-link{margin-top:24px}.founder-handoff{background:var(--petrol-deep)}.founder-handoff figure{position:relative;margin:0;overflow:hidden}.founder-archive-edge{height:12svh;min-height:92px}.founder-bestand-takeover{height:24svh;min-height:200px}.founder-handoff picture{height:100%}.founder-handoff figure:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,transparent 58%,rgba(7,21,22,.7))}.founder-handoff figcaption{position:absolute;z-index:2;left:18px;bottom:12px;color:var(--white);font-size:11px;line-height:1.35;letter-spacing:.015em}.motion-bridge{position:relative;min-height:44svh;overflow:hidden;background:#78847e;color:var(--white)}.motion-bridge video,.motion-poster{position:absolute;inset:0;width:100%;height:100%}.motion-bridge img,.motion-bridge video{width:100%;height:100%;object-fit:cover}.motion-bridge:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(9,22,24,.12),rgba(9,22,24,.48))}.motion-caption{position:absolute;z-index:3;left:clamp(20px,4vw,64px);right:clamp(20px,4vw,64px);bottom:32px;display:flex;justify-content:space-between;align-items:end}.motion-caption p{margin:0;font-family:Newsreader Variable,serif;font-size:clamp(42px,6vw,92px)}.motion-caption span{max-width:34ch;padding-bottom:10px;text-align:right;font-size:9px;text-transform:uppercase;letter-spacing:.08em}.consultation-outro{position:relative;min-height:60svh;display:grid;place-items:center;color:var(--white);overflow:hidden}.consultation-outro>picture{position:absolute;inset:0;width:100%;height:100%}.outro-shade{position:absolute;inset:0;background:linear-gradient(180deg,rgba(8,19,20,.3),rgba(8,19,20,.83))}.outro-copy{position:relative;z-index:2;width:min(920px,calc(100% - 40px));text-align:center;display:flex;flex-direction:column;align-items:center}.outro-copy h2{max-width:13ch;font-size:clamp(58px,7vw,100px)}.outro-copy .button,.outro-copy .text-link{margin-top:24px}}@layer routes{.route-journey{position:relative;background:var(--paper)}.route-scene{position:relative;min-width:0;overflow:clip}.route-scene h1{font-size:clamp(58px,7.6vw,118px)}.route-scene h2{font-size:clamp(48px,6vw,92px)}.route-scene h3{font-family:Newsreader Variable,Georgia,serif;font-size:clamp(29px,3vw,48px)}.route-scene p{max-width:61ch}.route-lead{color:var(--ink-soft);font-size:clamp(16px,1.4vw,20px);line-height:1.55}.route-scene figure{position:relative;margin:0;overflow:hidden;background:var(--paper-deep)}.route-scene figure>picture{width:100%;height:100%}.route-scene figcaption{position:absolute;z-index:2;right:12px;bottom:12px;left:12px;width:max-content;max-width:calc(100% - 24px);padding:7px 9px;background:#09191b;color:var(--white);font-size:10px;line-height:1.35}.route-close{min-height:58svh;padding:9vh clamp(20px,7.6vw,118px);display:grid;grid-template-columns:minmax(0,8fr) minmax(260px,4fr);gap:7vw;align-items:center;background:var(--petrol);color:var(--white)}.route-close h2{max-width:12ch}.route-close 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