:root {
  --bg: #ffffff;
  --surface: #f4f6fc;
  --card: #ffffff;
  --ink: #222530;
  --muted: #5b6272;
  --line: #e1e6f2;
  --navy: #1e2761;
  --navy-deep: #141b47;
  --ice: #cadcfc;
  --gold: #c9a227;
  --gold-ink: #8a6d0b;
  --land: #e3e8f6;
  --land-line: #b9c3e3;
  --pin: #1e2761;
  --pin-ink: #ffffff;
  --pin-active: #c9a227;
  --pin-active-ink: #141b47;
  --serif: "Source Serif 4", Cambria, Georgia, serif;
  --sans: "Source Sans 3", Calibri, "Segoe UI", system-ui, sans-serif;
}
@media (prefers-color-scheme: dark) {
  :root:not([data-theme="light"]) {
    color-scheme: dark;
    --bg: #0d1231;
    --surface: #121847;
    --card: #171e52;
    --ink: #e6eaf8;
    --muted: #a1a9c9;
    --line: #262e63;
    --gold-ink: #d9b93e;
    --land: #1e2761;
    --land-line: #3a4590;
    --pin: #cadcfc;
    --pin-ink: #141b47;
  }
}
:root[data-theme="dark"] {
  color-scheme: dark;
  --bg: #0d1231;
  --surface: #121847;
  --card: #171e52;
  --ink: #e6eaf8;
  --muted: #a1a9c9;
  --line: #262e63;
  --gold-ink: #d9b93e;
  --land: #1e2761;
  --land-line: #3a4590;
  --pin: #cadcfc;
  --pin-ink: #141b47;
}

* { box-sizing: border-box; }
body {
  margin: 0;
  background: var(--bg);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 17px;
  line-height: 1.6;
  -webkit-font-smoothing: antialiased;
}
h1, h2, h3 { font-family: var(--serif); font-weight: 600; margin: 0; text-wrap: balance; letter-spacing: -0.01em; }
p { margin: 0; }
a { color: inherit; }
.wrap { width: 100%; max-width: 1120px; margin-inline: auto; padding-inline: 20px; }
.eyebrow { font-size: 13px; font-weight: 600; letter-spacing: 0.14em; text-transform: uppercase; color: var(--gold-ink); margin-bottom: 14px; }
.section { padding-block: 88px; }
.section h2 { font-size: clamp(28px, 4vw, 40px); line-height: 1.15; max-width: 26ch; }
.lede { color: var(--muted); max-width: 58ch; margin-top: 18px; }
:focus-visible { outline: 2px solid var(--gold); outline-offset: 3px; }

/* Faded section photographs */
.has-photo { position: relative; isolation: isolate; }
.has-photo::before { content: ""; position: absolute; inset: 0; z-index: -1; pointer-events: none;
  background: var(--photo) center / cover no-repeat; opacity: var(--photo-o, 0.24);
  -webkit-mask-image: linear-gradient(180deg, transparent 0%, #000 20%, #000 80%, transparent 100%);
  mask-image: linear-gradient(180deg, transparent 0%, #000 20%, #000 80%, transparent 100%); }
@media (prefers-color-scheme: dark) { :root:not([data-theme="light"]) .has-photo { --photo-o: 0.2; } }
:root[data-theme="dark"] .has-photo { --photo-o: 0.2; }
#approach.has-photo { --photo-o: 0.16; }
.investors.has-photo, footer.has-photo { --photo-o: 0.3; }
.investors.has-photo::before { -webkit-mask-image: none; mask-image: none; }
footer.has-photo::before { -webkit-mask-image: linear-gradient(180deg, transparent 0%, #000 45%); mask-image: linear-gradient(180deg, transparent 0%, #000 45%); }

/* Hero */
.hero { position: relative; color: #fff; overflow: hidden;
  background: linear-gradient(180deg, rgba(20, 27, 71, 0.72) 0%, rgba(20, 27, 71, 0.38) 50%, rgba(20, 27, 71, 0.22) 100%),
              url(images/backgrounds/hero-kapiti.jpg) center bottom / cover no-repeat,
              var(--navy-deep); }
.bgcap { position: absolute; right: 20px; bottom: 14px; z-index: 1; font-size: 12px; letter-spacing: 0.1em; text-transform: uppercase; color: rgba(202, 220, 252, 0.7); }
.hero .wrap { position: relative; }
.hero-map { position: absolute; right: 20px; top: 150px; height: 640px; width: auto; max-width: 46%; pointer-events: none; }
.hero-map .hland { fill: rgba(202, 220, 252, 0.07); stroke: rgba(202, 220, 252, 0.28); stroke-width: 0.8; stroke-linejoin: round; }
.hero-map circle { fill: var(--gold); }
.hero-nav, .hero-body { position: relative; z-index: 1; }
.nav { display: flex; align-items: center; justify-content: space-between; gap: 24px; padding-block: 28px; }
.nav img { width: 132px; height: auto; display: block; }
.nav ul { display: flex; gap: 28px; list-style: none; margin: 0; padding: 0; font-size: 15px; }
.hero-nav { position: relative; z-index: 3; }
.menu-btn { display: none; width: 44px; height: 44px; margin-right: -10px; padding: 0; background: none; border: 0; cursor: pointer; color: #fff; }
.menu-btn span { display: block; width: 24px; height: 2px; margin: 5px auto; background: currentColor; transition: transform 0.2s, opacity 0.2s; }
.nav.open .menu-btn span:nth-child(1) { transform: translateY(7px) rotate(45deg); }
.nav.open .menu-btn span:nth-child(2) { opacity: 0; }
.nav.open .menu-btn span:nth-child(3) { transform: translateY(-7px) rotate(-45deg); }
.nav a { text-decoration: none; color: var(--ice); }
.nav a:hover { color: #fff; }
.hero-body { padding-block: 84px 72px; border-top: 1px solid rgba(202, 220, 252, 0.14); }
.hero h1 { font-size: clamp(36px, 6vw, 64px); line-height: 1.06; max-width: 18ch; }
.hero .sub { margin-top: 24px; font-size: 20px; color: var(--ice); max-width: 58ch; text-wrap: pretty; }
.hero .eyebrow { color: var(--gold); margin-bottom: 22px; }
.inline-link { color: inherit; text-decoration: underline; text-decoration-color: var(--gold); text-underline-offset: 4px; text-decoration-thickness: 1px; }
.inline-link:hover { color: #fff; }
.actions { display: flex; flex-wrap: wrap; gap: 14px; margin-top: 36px; }
.btn { display: inline-block; padding: 13px 24px; font-weight: 600; font-size: 16px; text-decoration: none; border: 1px solid transparent; border-radius: 3px; }
.btn.primary { background: var(--gold); color: var(--navy-deep); }
.btn.primary:hover { background: #d6b13a; }
.btn.ghost { border-color: rgba(202, 220, 252, 0.5); color: #fff; }
.btn.ghost:hover { border-color: #fff; }
.facts { display: flex; flex-wrap: wrap; gap: 14px 56px; margin-top: 64px; padding-top: 28px; border-top: 1px solid rgba(202, 220, 252, 0.14); }
.facts div { min-width: 96px; }
.facts b { display: block; font-family: var(--serif); font-size: 36px; font-weight: 600; color: var(--gold); line-height: 1.1; font-variant-numeric: tabular-nums; }
.facts span { font-size: 14px; color: var(--ice); letter-spacing: 0.04em; }

/* Portfolio */
.portfolio-grid { display: grid; grid-template-columns: minmax(0, 400px) minmax(0, 1fr); gap: 56px; margin-top: 48px; align-items: start; }
.map-panel { background: var(--surface); border: 1px solid var(--line); padding: 20px; border-radius: 4px; }
.map-panel svg { display: block; width: 100%; height: auto; }
.land { fill: var(--land); stroke: var(--land-line); stroke-width: 0.8; stroke-linejoin: round; }
.pin { cursor: pointer; }
.pin circle { fill: var(--pin); stroke: var(--surface); stroke-width: 2; transition: fill 0.15s, r 0.15s; }
.pin text { fill: var(--pin-ink); font-family: var(--sans); font-size: 11px; font-weight: 600; text-anchor: middle; dominant-baseline: central; pointer-events: none; font-variant-numeric: tabular-nums; }
.pin.on circle { fill: var(--pin-active); r: 12; }
.pin.on text { fill: var(--pin-active-ink); }
.pin:focus-visible { outline: none; }
.pin:focus-visible circle { stroke: var(--gold); stroke-width: 3; }
.gallery { display: grid; grid-template-columns: repeat(5, minmax(0, 1fr)); gap: 12px; margin-top: 56px; }
.gallery .big { grid-column: span 2; grid-row: span 2; position: relative; }
.gallery .wide { grid-column: span 2; position: relative; }
.gallery .big figure, .gallery .wide figure { position: absolute; inset: 0; aspect-ratio: auto; }
.gallery .wide img { object-position: center 55%; }
.gallery .big figcaption { font-size: 17px; padding: 44px 16px 14px; }
.gallery figure { margin: 0; position: relative; overflow: hidden; border-radius: 3px; aspect-ratio: 4 / 3; background: var(--surface); }
.gallery img { display: block; width: 100%; height: 100%; object-fit: cover; }
.gallery a { display: block; color: inherit; text-decoration: none; }
.gallery a img { transition: transform 0.5s ease; }
.gallery a:hover img, .gallery a:focus-visible img { transform: scale(1.05); }
.gallery figcaption { position: absolute; left: 0; right: 0; bottom: 0; padding: 28px 10px 9px; font-size: 13px; line-height: 1.25; font-weight: 600; color: #fff; background: linear-gradient(180deg, rgba(13, 18, 49, 0), rgba(13, 18, 49, 0.88)); }
.map-note { margin-top: 12px; font-size: 13px; color: var(--muted); text-align: center; }
.island + .island { margin-top: 36px; }
.island h3 { font-size: 15px; font-family: var(--sans); font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase; color: var(--muted); padding-bottom: 12px; border-bottom: 2px solid var(--navy); }
:root[data-theme="dark"] .island h3 { border-color: var(--gold); }
@media (prefers-color-scheme: dark) { :root:not([data-theme="light"]) .island h3 { border-color: var(--gold); } }
.park { display: grid; grid-template-columns: 34px 1fr; gap: 14px; padding: 16px 8px; border-bottom: 1px solid var(--line); transition: background 0.15s; }
.park.on { background: var(--surface); }
.park .n { width: 26px; height: 26px; border-radius: 50%; background: var(--navy); color: #fff; font-size: 13px; font-weight: 600; display: grid; place-items: center; margin-top: 2px; font-variant-numeric: tabular-nums; }
:root[data-theme="dark"] .park .n { background: var(--pin); color: var(--pin-ink); }
@media (prefers-color-scheme: dark) { :root:not([data-theme="light"]) .park .n { background: var(--pin); color: var(--pin-ink); } }
.park h4 { margin: 0; font-family: var(--serif); font-size: 19px; font-weight: 600; line-height: 1.3; }
.park h4 a { color: inherit; text-decoration: none; }
.park h4 a:hover { text-decoration: underline; text-decoration-color: var(--gold); text-underline-offset: 4px; }
.pin { text-decoration: none; }
.park p { color: var(--muted); font-size: 15px; margin-top: 2px; }
.park .flag { color: var(--gold-ink); font-weight: 500; }

/* Market */
.market { background: var(--surface); }
.stats { display: grid; grid-template-columns: repeat(3, 1fr); gap: 1px; background: var(--line); border: 1px solid var(--line); margin-top: 44px; }
.stat { background: var(--card); padding: 30px 28px; }
.stat b { display: block; font-family: var(--serif); font-size: 42px; font-weight: 600; line-height: 1.1; color: var(--navy); font-variant-numeric: tabular-nums; }
:root[data-theme="dark"] .stat b { color: var(--gold); }
@media (prefers-color-scheme: dark) { :root:not([data-theme="light"]) .stat b { color: var(--gold); } }
.stat span { display: block; margin-top: 6px; font-size: 15px; color: var(--muted); }
.points { margin: 40px 0 0; padding: 0; list-style: none; display: grid; gap: 14px; max-width: 70ch; }
.points li { padding-left: 22px; position: relative; }
.points li::before { content: ""; position: absolute; left: 0; top: 0.72em; width: 10px; height: 2px; background: var(--gold); }
.sources { margin-top: 36px; font-size: 13px; color: var(--muted); }

/* Approach */
.rows { margin-top: 44px; border-top: 2px solid var(--navy); }
:root[data-theme="dark"] .rows { border-color: var(--gold); }
@media (prefers-color-scheme: dark) { :root:not([data-theme="light"]) .rows { border-color: var(--gold); } }
.row { display: grid; grid-template-columns: minmax(0, 300px) minmax(0, 1fr); gap: 32px; padding-block: 26px; border-bottom: 1px solid var(--line); }
.row h3 { font-size: 22px; }
.row p { color: var(--muted); max-width: 60ch; }
.criteria { margin-top: 56px; }
.criteria h3 { font-family: var(--sans); font-size: 13px; letter-spacing: 0.14em; text-transform: uppercase; color: var(--gold-ink); font-weight: 600; }
.crit-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 32px; margin-top: 20px; }
.crit-grid b { display: block; font-family: var(--serif); font-size: 18px; font-weight: 600; margin-bottom: 6px; }
.crit-grid p { font-size: 15px; color: var(--muted); }

/* About */
.about { background: var(--surface); }
.about-grid { display: grid; grid-template-columns: minmax(0, 5fr) minmax(0, 6fr); gap: 64px; margin-top: 0; }
.about-copy p + p { margin-top: 18px; }
.about-copy p { color: var(--muted); }
.about-copy .strong { color: var(--ink); font-size: 20px; font-family: var(--serif); line-height: 1.45; }
.team { display: grid; gap: 1px; background: var(--line); border: 1px solid var(--line); }
.team.lead { grid-template-columns: repeat(2, 1fr); }
.team.lead .person { padding: 32px 30px; }
.team.lead .mono { width: 68px; height: 68px; font-size: 24px; margin-bottom: 20px; }
.team.lead h4 { font-size: 23px; }
.team.lead .person p { font-size: 16px; }
.team.small { grid-template-columns: repeat(3, 1fr); border-top: 0; }
.li { display: inline-flex; align-items: center; gap: 8px; margin-top: 16px; font-size: 14px; font-weight: 600; color: var(--muted); text-decoration: none; }
.li svg { width: 18px; height: 18px; flex: none; }
.li svg text { fill: var(--card); }
.li:hover { color: var(--gold-ink); }
.team.small .li { margin: 0 0 0 auto; }
.team.small .li span { display: none; }
.team.small .person { display: flex; align-items: center; gap: 14px; padding: 16px 22px; }
.team.small .mono { width: 38px; height: 38px; font-size: 14px; margin: 0; flex: none; }
.team.small h4 { font-size: 17px; }
.team.small .role { font-size: 12px; }
.person h4 a { color: inherit; text-decoration: underline; text-decoration-color: var(--gold); text-underline-offset: 4px; text-decoration-thickness: 1px; }
.person h4 a:hover { color: var(--gold-ink); }
.team.adv { grid-template-columns: repeat(4, 1fr); }
.team.adv .person h4 + h4 { margin-top: 8px; }
.team.adv a.lg { display: block; width: fit-content; max-width: 100%; margin: 10px auto 0; padding: 8px 10px; background: #ffffff; border-radius: 3px; text-decoration: none; }
.team.adv a.lg + a.lg { margin-top: 12px; }
.team.adv a.lg.center { margin-left: auto; margin-right: auto; }
.team.adv a.lg.solid { padding: 0; background: none; border-radius: 2px; overflow: hidden; }
.team.adv a.lg img { display: block; height: 40px; width: auto; max-width: 100%; object-fit: contain; }
.team.adv .role { margin: 0 0 4px; }
.team.adv .person { text-align: center; }
.adv-title { font-family: var(--sans); font-size: 13px; letter-spacing: 0.14em; text-transform: uppercase; color: var(--gold-ink); font-weight: 600; margin: 48px 0 16px; }
.team.rest { grid-template-columns: repeat(3, 1fr); border-top: 0; }
.team.small.duty { grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); }
.team.small.duty .person:last-child { grid-column: span 2; }
.team.small.duty .person { display: block; padding: 18px 22px; }
.team.small.duty .role { margin: 0 0 6px; font-size: 12px; }
.team.small.duty h4 { font-size: 17px; line-height: 1.4; }
.person { background: var(--card); padding: 24px 22px; }
.mono { width: 52px; height: 52px; border-radius: 50%; background: var(--navy); color: var(--ice); font-family: var(--serif); font-size: 19px; display: grid; place-items: center; margin-bottom: 16px; letter-spacing: 0.02em; }
.team.rest .mono { width: 42px; height: 42px; font-size: 16px; }
:root[data-theme="dark"] .mono { background: var(--navy-deep); border: 1px solid var(--land-line); }
@media (prefers-color-scheme: dark) { :root:not([data-theme="light"]) .mono { background: var(--navy-deep); border: 1px solid var(--land-line); } }
.person h4 { margin: 0; font-family: var(--serif); font-size: 19px; font-weight: 600; }
.person .role { font-size: 13px; letter-spacing: 0.06em; text-transform: uppercase; color: var(--gold-ink); font-weight: 600; margin-top: 2px; }
.person p { font-size: 15px; color: var(--muted); margin-top: 10px; line-height: 1.5; }
.ops { margin-top: 28px; padding: 20px 22px; border-left: 3px solid var(--gold); background: var(--card); font-size: 15px; color: var(--muted); }

/* Investors */
.investors { background: var(--navy); color: #fff; }
.investors .eyebrow { color: var(--gold); }
.investors h2 { max-width: 20ch; }
.investors .lede { color: var(--ice); }
.inv-grid { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 420px); gap: 64px; align-items: start; }
.contact { border: 1px solid rgba(202, 220, 252, 0.28); padding: 28px; background: var(--navy-deep); }
.contact h3 { font-size: 22px; }
.contact .role { color: var(--gold); font-size: 14px; margin-top: 2px; }
.contact dl { margin: 22px 0 0; display: grid; gap: 14px; }
.contact dt { font-size: 12px; letter-spacing: 0.12em; text-transform: uppercase; color: var(--ice); opacity: 0.8; }
.contact dd { margin: 2px 0 0; display: flex; align-items: center; justify-content: space-between; gap: 12px; flex-wrap: wrap; font-size: 17px; }
.contact dd span { user-select: all; overflow-wrap: anywhere; }
.copy { font: inherit; font-size: 13px; background: transparent; color: var(--ice); border: 1px solid rgba(202, 220, 252, 0.4); padding: 4px 12px; border-radius: 3px; cursor: pointer; }
.copy:hover { color: #fff; border-color: #fff; }
.sell { background: var(--surface); }
.sell h2 { max-width: 24ch; }
.sell .contact { color: #fff; }
.sell .contact p { margin-top: 12px; color: var(--ice); }
.sell .contact .btn { margin-top: 24px; }
.avail { margin-top: 22px; padding-top: 18px; border-top: 1px solid rgba(202, 220, 252, 0.18); font-size: 14px; color: var(--ice); }

/* Footer */
footer { background: var(--navy-deep); color: var(--ice); padding-block: 48px 56px; font-size: 14px; }
.foot { display: grid; grid-template-columns: auto 1fr; gap: 40px; align-items: center; }
.foot img { width: 110px; height: auto; display: block; }
.foot p + p { margin-top: 18px; }
.legal { margin-top: 32px; padding-top: 24px; border-top: 1px solid rgba(202, 220, 252, 0.18); font-size: 12px; line-height: 1.6; color: rgba(202, 220, 252, 0.75); text-align: justify; }
.legal p + p { margin-top: 18px; }

@media (max-width: 900px) {
  .portfolio-grid, .about-grid, .inv-grid { grid-template-columns: minmax(0, 1fr); gap: 40px; }
  .map-panel { max-width: 420px; }
  .gallery { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .gallery .big { grid-column: span 2; grid-row: auto; aspect-ratio: 4 / 3; }
  .gallery .wide { grid-column: auto; aspect-ratio: 4 / 3; }
  .hero-map { display: none; }
  .stats { grid-template-columns: repeat(2, 1fr); }
  .crit-grid { grid-template-columns: repeat(2, 1fr); }
  .team.lead, .team.adv, .team.small { grid-template-columns: repeat(2, 1fr); }
  .team.small.duty { grid-template-columns: repeat(2, 1fr); }
  .team.small:not(.duty) .person:last-child { grid-column: span 2; }
  .row { grid-template-columns: minmax(0, 1fr); gap: 8px; }
  .section { padding-block: 64px; }
}
@media (max-width: 720px) {
  .menu-btn { display: block; }
  .nav ul { display: none; position: absolute; top: 100%; left: -20px; right: -20px; flex-direction: column; gap: 0; padding: 4px 20px 12px; background: var(--navy-deep); border-top: 1px solid rgba(202, 220, 252, 0.14); border-bottom: 1px solid rgba(202, 220, 252, 0.14); box-shadow: 0 12px 24px rgba(0, 0, 0, 0.25); }
  .nav.open ul { display: flex; }
  .nav ul li + li { border-top: 1px solid rgba(202, 220, 252, 0.1); }
  .nav ul a { display: block; padding: 14px 0; font-size: 17px; }
}
@media (max-width: 600px) {
  .hero-body { padding-block: 56px 48px; }
  .stat b { font-size: 34px; }
  .stat { padding: 22px 18px; }
  .team.lead, .team.rest, .team.adv, .team.small, .team.small.duty { grid-template-columns: minmax(0, 1fr); }
  .team.small.duty .person:last-child, .team.small:not(.duty) .person:last-child { grid-column: auto; }
  .crit-grid { grid-template-columns: minmax(0, 1fr); }
  .foot { grid-template-columns: minmax(0, 1fr); gap: 24px; }
  .facts { gap: 14px 36px; }
}
@media (prefers-reduced-motion: reduce) { * { transition: none !important; } }