:root{
    --navy:#101d2b;
    --navy-soft:#1a2a3d;
    --cream:#faf7f1;
    --cream-2:#f2ede3;
    --gold:#856530;
    --gold-soft:#c9a670;
    --ink:#1f2a37;
    --muted:#6b7280;
    --line:rgba(184,147,90,.35);
    --line-soft:rgba(31,42,55,.10);
    --serif:"Cormorant Garamond", "Playfair Display", Georgia, serif;
    --sans:"Inter", -apple-system, BlinkMacSystemFont, "Helvetica Neue", Arial, sans-serif;
    --gold-grad:linear-gradient(135deg,#e9d2a6 0%,#d3ac74 50%,#c29c62 100%);
  }
  *{box-sizing:border-box;margin:0;padding:0}
  html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
  body{font-family:var(--sans);color:var(--ink);background:var(--cream);line-height:1.6;font-weight:300;font-size:16px;overflow-x:hidden}
  img{max-width:100%;display:block}
  a{color:inherit;text-decoration:none}

  /* type */
  h1,h2,h3,h4{font-family:var(--serif);font-weight:500;color:var(--ink);letter-spacing:.005em;line-height:1.15}
  .eyebrow{font-family:var(--sans);font-size:11px;letter-spacing:.28em;text-transform:uppercase;color:var(--gold);font-weight:500}
  .eyebrow.on-dark{color:var(--gold-soft)}
  .divider{display:inline-block;width:44px;height:1px;background:var(--gold);margin:14px 0 22px;vertical-align:middle}

  /* buttons */
  .btn{display:inline-flex;align-items:center;gap:14px;padding:15px 28px;font-family:var(--sans);font-size:11px;letter-spacing:.24em;text-transform:uppercase;font-weight:500;
    border:none;color:#fff;background:var(--gold-grad);
    box-shadow:0 14px 28px -12px rgba(143,106,58,.55);
    transition:transform .3s ease,box-shadow .3s ease;cursor:pointer}
  .btn:hover{transform:translateY(-2px);box-shadow:0 20px 36px -14px rgba(143,106,58,.65)}
  .btn.light{border:none;color:#fff;background:var(--gold-grad);box-shadow:0 14px 28px -12px rgba(0,0,0,.4)}
  .btn.light:hover{transform:translateY(-2px);box-shadow:0 20px 36px -14px rgba(0,0,0,.5)}
  .btn .arrow{width:22px;height:1px;background:currentColor;position:relative;transition:width .3s}
  .btn .arrow:after{content:"";position:absolute;right:0;top:-3px;width:7px;height:7px;border-top:1px solid currentColor;border-right:1px solid currentColor;transform:rotate(45deg)}
  .btn:hover .arrow{width:30px}

  /* nav */
  .nav{position:fixed;top:0;left:0;right:0;z-index:60;padding:22px 40px;display:flex;align-items:center;justify-content:space-between;transition:background .35s ease,padding .35s ease,box-shadow .35s ease}
  .nav.scrolled{background:rgba(16,29,43,.94);backdrop-filter:blur(10px);padding:14px 40px;box-shadow:0 1px 0 rgba(255,255,255,.05)}
  body.nav-open .nav.scrolled{backdrop-filter:none;-webkit-backdrop-filter:none}
  .brand{display:flex;align-items:center;gap:14px;line-height:1;color:#fff}
  .brand img{height:78px;width:auto;display:block;transition:height .35s ease}
  .nav.scrolled .brand img{height:58px}
  .brand .txt{display:flex;flex-direction:column}
  .brand .name{font-family:var(--serif);font-size:22px;letter-spacing:.02em}
  .brand .tag{font-size:9px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-soft);margin-top:5px;font-weight:400}
  .menu{display:flex;gap:36px;align-items:center}
  .menu a{color:#fff;font-size:11px;letter-spacing:.22em;text-transform:uppercase;font-weight:500;position:relative;padding:6px 0;opacity:.85;transition:opacity .25s}
  .menu a:hover{opacity:1;color:var(--gold-soft)}
  .menu a.active{color:var(--gold-soft);opacity:1}
  .menu a.active:after{content:"";position:absolute;left:0;right:0;bottom:-4px;height:1px;background:var(--gold-soft)}
  .burger{display:none;background:none;border:0;width:32px;height:24px;position:relative;cursor:pointer}
  .burger span{position:absolute;left:0;right:0;height:1px;background:#fff;transition:transform .3s,opacity .3s,top .3s}
  .burger span:nth-child(1){top:6px}
  .burger span:nth-child(2){top:12px}
  .burger span:nth-child(3){top:18px}
  .burger.open span:nth-child(1){top:12px;transform:rotate(45deg)}
  .burger.open span:nth-child(2){opacity:0}
  .burger.open span:nth-child(3){top:12px;transform:rotate(-45deg)}

  /* hero */
  .hero{position:relative;min-height:100vh;min-height:100svh;color:#fff;display:flex;align-items:center;padding:120px 40px 80px;overflow:hidden}
  .hero-bg{position:absolute;inset:0;background:url("img/hero.jpg") center/cover no-repeat;transform:scale(1.05);animation:zoom 18s ease-out forwards}
  @keyframes zoom{to{transform:scale(1)}}
  .hero:before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(16,29,43,.55) 0%,rgba(16,29,43,.35) 40%,rgba(16,29,43,.75) 100%);z-index:1}
  .hero-inner{position:relative;z-index:2;max-width:1240px;margin:0 auto;width:100%}
  .hero .kicker{font-family:var(--serif);font-size:48px;letter-spacing:.01em;margin-bottom:8px;font-weight:400}
  .hero h1{font-size:clamp(42px,6.2vw,84px);font-weight:400;line-height:1.05;margin-bottom:28px;max-width:900px;color:#eaf2fa;text-shadow:0 2px 4px rgba(4,10,20,.55),0 6px 26px rgba(4,10,20,.55)}
  .hero h1 em{font-style:italic;color:#f3d194;font-weight:400;text-shadow:0 2px 4px rgba(4,10,20,.55),0 6px 26px rgba(4,10,20,.55)}
  .hero .lead-label{font-size:11px;letter-spacing:.28em;text-transform:uppercase;color:#f3d194;margin-bottom:20px;font-weight:500;text-shadow:0 1px 3px rgba(4,10,20,.85),0 2px 10px rgba(4,10,20,.7),0 6px 22px rgba(4,10,20,.55)}
  .hero p{max-width:520px;font-size:15px;line-height:1.75;color:rgba(255,255,255,.95);margin-bottom:36px;font-weight:300;text-shadow:0 1px 3px rgba(4,10,20,.6),0 4px 18px rgba(4,10,20,.5)}
  .hero .cta-row{display:flex;gap:14px;flex-wrap:wrap}
  .scroll-cue{position:absolute;left:50%;bottom:32px;transform:translateX(-50%);z-index:2;color:rgba(255,255,255,.6);font-size:10px;letter-spacing:.3em;text-transform:uppercase;display:flex;flex-direction:column;align-items:center;gap:10px}
  .scroll-cue .line{width:1px;height:40px;background:linear-gradient(180deg,rgba(255,255,255,.6),transparent);animation:pulse 2.4s ease-in-out infinite}
  @keyframes pulse{0%,100%{opacity:.3}50%{opacity:1}}

  /* sections */
  section{padding:110px 40px}
  .container{max-width:1240px;margin:0 auto}
  .container.narrow{max-width:900px}
  .section-head{text-align:center;margin-bottom:64px}
  .section-head .eyebrow{display:block}
  .section-head .eyebrow:after{content:"";display:block;width:40px;height:1px;background:var(--gold);opacity:.75;margin:18px auto 0}
  .section-head h2{font-size:clamp(32px,4vw,52px);margin-top:14px;font-weight:400}
  .section-head h2 em{font-style:italic;color:var(--gold);font-weight:400}
  .section-head p{color:var(--muted);max-width:640px;margin:22px auto 0;font-size:15px}

  /* intro */
  .intro{background:var(--cream)}
  .intro-grid{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center}
  .intro-copy .eyebrow{display:block}
  .intro-copy h2{font-size:clamp(32px,3.6vw,48px);margin:14px 0 24px;font-weight:400;line-height:1.15}
  .intro-copy h2 em{font-style:italic;color:var(--gold);font-weight:400}
  .intro-copy p{color:var(--muted);margin-bottom:18px;font-size:15.5px;line-height:1.8}
  .intro-copy .focus{color:var(--ink);font-family:var(--serif);font-size:22px;font-style:italic;margin:26px 0 22px;padding-left:22px;border-left:1px solid var(--gold)}
  .intro-copy .places{color:var(--ink);font-family:var(--serif);font-size:20px;line-height:1.5;margin:20px 0 30px}
  .intro-visual{position:relative;aspect-ratio:4/5;background:url("img/mig-land-portrait.jpg") center/cover;box-shadow:0 30px 60px -30px rgba(16,29,43,.35)}
  .intro-visual:before{content:"";position:absolute;inset:20px;border:1px solid rgba(255,255,255,.4);pointer-events:none}

  /* developments */
  .developments{background:var(--cream-2);padding:110px 40px 130px}
  .developments.alt{background:#fff}
  .dev-grid{display:grid;grid-template-columns:1fr 1fr;gap:34px;margin-top:24px}
  .dev-card{position:relative;aspect-ratio:5/6;overflow:hidden;background:#000}
  .dev-card .img{position:absolute;inset:0;background-size:cover;background-position:center;transition:transform 1.2s ease}
  .dev-card:hover .img{transform:scale(1.06)}
  .dev-card .k{background-image:url("img/kat-card.jpg")}
  .dev-card .a{background-image:url("img/j31-forecourt.jpg")}
  .dev-card:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(16,29,43,0) 35%,rgba(16,29,43,.6) 65%,rgba(10,18,32,.96) 100%)}
  .dev-card .body{position:absolute;left:0;right:0;bottom:0;padding:38px;color:#fff;z-index:2}
  .dev-card .body .eyebrow{color:var(--gold-soft);display:block;margin-bottom:12px}
  .dev-card .body h3{color:#fff;font-size:36px;font-weight:400;letter-spacing:.02em;margin-bottom:6px}
  .dev-card .body h3 em{font-style:italic;font-weight:400}
  .dev-card .body .sub{font-size:12px;letter-spacing:.16em;text-transform:uppercase;color:rgba(255,255,255,.75);margin-bottom:6px}
  .dev-card .body .loc{font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:rgba(255,255,255,.6)}
  .dev-card .body .link{display:inline-flex;align-items:center;gap:12px;margin-top:20px;font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-soft);font-weight:500}
  .dev-card .body .link .arrow{width:22px;height:1px;background:currentColor;position:relative;transition:width .3s}
  .dev-card .body .link .arrow:after{content:"";position:absolute;right:0;top:-3px;width:7px;height:7px;border-top:1px solid currentColor;border-right:1px solid currentColor;transform:rotate(45deg)}
  .dev-card:hover .link .arrow{width:34px}

  .dev-detail{margin-top:80px;display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:start}
  .dev-detail + .dev-detail{margin-top:96px}
  .dev-detail.reverse{direction:rtl}
  .dev-detail.reverse > *{direction:ltr}
  .dev-detail .txt .eyebrow{display:block;margin-bottom:12px}
  .dev-detail .txt h3{font-size:clamp(28px,3vw,40px);font-weight:400;margin-bottom:8px}
  .dev-detail .txt .sub{font-size:12px;letter-spacing:.2em;text-transform:uppercase;color:var(--muted);margin-bottom:24px}
  .dev-detail .txt p{color:var(--muted);margin-bottom:16px;font-size:15px;line-height:1.85}
  .dev-detail .txt .tag{font-family:var(--serif);font-size:20px;font-style:italic;color:var(--ink);margin:22px 0 26px}
  .dev-detail .visual{position:relative;aspect-ratio:5/4;background-size:cover;background-position:center;box-shadow:0 40px 78px -38px rgba(16,29,43,.46)}
  /* inset hairline frame — same treatment as .intro-visual, reads as a plate */
  .dev-detail .visual:after{content:"";position:absolute;inset:18px;border:1px solid rgba(255,255,255,.38);pointer-events:none}
  /* wide renders (site plans, aerials) keep their full width — no side crop */
  .dev-detail .visual.wide{aspect-ratio:3/2}

  /* approach */
  .approach{background:var(--cream);padding:120px 40px}
  .principles{display:grid;grid-template-columns:repeat(5,1fr);gap:22px;margin-top:60px}
  .principle{padding:38px 24px 32px;background:var(--gold-grad);
    box-shadow:0 24px 48px -28px rgba(120,90,40,.5);
    transition:transform .35s cubic-bezier(.2,.7,.3,1),box-shadow .35s ease}
  .principle:hover{transform:translateY(-6px);box-shadow:0 34px 60px -26px rgba(120,90,40,.6)}
  .principle .num{font-family:var(--serif);font-size:16px;color:rgba(255,255,255,.8);letter-spacing:.16em;font-style:italic;margin-bottom:16px}
  .principle h4{font-family:var(--sans);font-size:11px;letter-spacing:.24em;text-transform:uppercase;font-weight:600;color:#fff;margin-bottom:14px;padding-bottom:14px;border-bottom:1px solid rgba(255,255,255,.5)}
  .principle p{font-size:14px;color:rgba(255,255,255,.9);line-height:1.7}

  /* cambodia */
  .cambodia{position:relative;color:#fff;padding:150px 40px;background:url("img/cambodia-kohkong.jpg") center/cover fixed}
  .cambodia:before{content:"";position:absolute;inset:0;background:linear-gradient(120deg,rgba(16,29,43,.85),rgba(16,29,43,.6))}
  .cambodia-inner{position:relative;z-index:2;max-width:900px;margin:0 auto;text-align:center}
  .cambodia h2{color:#fff;font-size:clamp(34px,4.4vw,56px);font-weight:400;margin:14px 0 30px}
  .cambodia h2 em{font-style:italic;color:var(--gold-soft);font-weight:400}
  .cambodia p{color:rgba(255,255,255,.85);font-size:16px;line-height:1.85;max-width:720px;margin:0 auto 18px}
  .cambodia .close{font-family:var(--serif);font-style:italic;font-size:22px;color:var(--gold-soft);margin-top:30px}

  /* philosophy grid */
  .philosophy{background:var(--cream)}
  .pillars{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;margin-top:60px;background:var(--line-soft)}
  .pillar{background:var(--cream);padding:44px 28px 40px;text-align:center}
  .pillar .icon{width:44px;height:44px;margin:0 auto 22px;color:var(--gold);display:flex;align-items:center;justify-content:center}
  .pillar .icon svg{width:100%;height:100%;stroke:currentColor;fill:none;stroke-width:1.2}
  .pillar h4{font-family:var(--serif);font-size:19px;font-weight:500;margin-bottom:10px;letter-spacing:.02em}
  .pillar p{font-size:14px;color:var(--muted);line-height:1.65}

  /* journey */
  .journey{position:relative;color:#fff;padding:120px 40px;background:#0f1e2e url("img/mig-land.jpg") center/cover no-repeat;overflow:hidden}
  .journey:before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(16,29,43,.85) 0%,rgba(10,18,32,.92) 100%);z-index:1}
  .journey > *{position:relative;z-index:2}
  .journey-inner{max-width:900px;margin:0 auto;text-align:center}
  .journey h2{color:#fff;font-size:clamp(32px,4vw,50px);font-weight:400;margin:14px 0 34px}
  .journey h2 em{color:var(--gold-soft);font-style:italic;font-weight:400}
  .journey p{color:rgba(255,255,255,.78);font-size:15.5px;line-height:1.85;margin-bottom:18px}
  .journey .rule{width:60px;height:1px;background:var(--gold-soft);margin:34px auto 24px}
  .journey .focus-line{font-family:var(--serif);font-size:26px;font-style:italic;color:var(--gold-soft);margin:20px 0 6px}
  .journey .focus-sub{font-size:11px;letter-spacing:.26em;text-transform:uppercase;color:rgba(255,255,255,.6);margin-bottom:34px}

  /* impact */
  .impact{background:var(--cream)}
  .impact-grid{display:grid;grid-template-columns:repeat(8,1fr);gap:1px;margin-top:60px;background:var(--line-soft)}
  .imp{background:var(--cream);padding:28px 14px;text-align:center;font-size:12px;letter-spacing:.14em;text-transform:uppercase;color:var(--ink);font-weight:500}
  .imp .icon{width:32px;height:32px;margin:0 auto 14px;color:var(--gold)}
  .imp .icon svg{width:100%;height:100%;stroke:currentColor;fill:none;stroke-width:1.3}

  /* leadership */
  .leadership{background:var(--cream)}
  .lead-grid{display:grid;grid-template-columns:190px 1fr;gap:44px;align-items:start;margin-top:8px}
  .lead-portrait{aspect-ratio:4/5;background:url("img/heiko.jpg") center 12%/cover}
  .lead-copy .eyebrow{display:block}
  .lead-copy h3{font-size:26px;font-weight:500;margin:0 0 6px}
  .lead-copy .role{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);font-weight:500;line-height:1.7;margin-bottom:8px}
  .lead-copy .rule{width:44px;height:1px;background:var(--gold);margin:16px 0 20px}
  .lead-copy p{color:var(--muted);margin-bottom:14px;font-size:15px;line-height:1.8}
  .lead-copy .note{font-family:var(--serif);font-style:italic;font-size:17px;color:var(--ink);line-height:1.6;margin:22px 0 24px;padding-left:20px;border-left:1px solid var(--gold)}

  /* compact investor CTA (developments page) */
  .investor-cta{display:grid;grid-template-columns:auto 1fr auto;gap:32px;align-items:center;max-width:960px;margin:70px auto 0;padding-top:44px;border-top:1px solid var(--line-soft)}
  .ic-portrait{width:88px;height:88px;background:url("img/heiko.jpg") center 12%/cover;flex-shrink:0}
  .ic-body .eyebrow{display:block;margin-bottom:10px}
  .ic-body p{color:var(--muted);font-size:15px;line-height:1.75;margin-bottom:8px}
  .ic-name{font-family:var(--serif);font-size:19px;color:var(--ink)}
  .ic-name span{font-family:var(--sans);font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);font-weight:500}

  /* partnership */
  .partnership{background:var(--cream-2)}
  .partner-inner{max-width:900px;margin:0 auto;text-align:center}
  .partner-tags{display:flex;flex-wrap:wrap;justify-content:center;gap:10px 0;margin:34px 0 40px}
  .partner-tags span{padding:0 18px;font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--ink);border-right:1px solid var(--line-soft);font-weight:500}
  .partner-tags span:last-child{border-right:0}

  /* closing */
  .closing{background:#0a1220 url("img/closing-coastline.jpg") center/cover no-repeat;color:#fff;padding:150px 40px;text-align:center;position:relative;overflow:hidden}
  .closing:before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(10,18,32,.72) 0%,rgba(10,18,32,.9) 100%)}
  .closing-inner{position:relative;z-index:2;max-width:900px;margin:0 auto}
  .closing h2{color:#fff;font-size:clamp(36px,5vw,62px);font-weight:400;margin:14px 0 28px}
  .closing h2 em{color:var(--gold-soft);font-style:italic;font-weight:400}
  .closing p{color:rgba(255,255,255,.78);font-size:15.5px;line-height:1.85;margin-bottom:16px;max-width:720px;margin-left:auto;margin-right:auto}
  .closing .tri{font-family:var(--serif);font-style:italic;font-size:22px;color:var(--gold-soft);margin:38px 0 8px}
  .closing .brandmark{margin:28px 0 34px}
  .closing .brandmark .name{font-family:var(--serif);font-size:34px;color:#fff}
  .closing .brandmark .sub{font-size:10px;letter-spacing:.26em;text-transform:uppercase;color:var(--gold-soft);margin-top:8px}
  .closing .cta-row{display:flex;justify-content:center;gap:14px;flex-wrap:wrap;margin-top:14px}

  /* footer */
  footer{background:linear-gradient(180deg,#101d2b 0%,#0a1220 100%);color:rgba(255,255,255,.7);padding:70px 40px 36px;font-size:13px;position:relative}
  footer:before{content:"";position:absolute;left:0;right:0;top:0;height:1px;background:linear-gradient(90deg,transparent,var(--gold-soft),transparent);opacity:.5}
  .foot-logo{margin-bottom:22px}
  .foot-logo img{height:74px;width:auto;display:block}
  .foot-grid{max-width:1240px;margin:0 auto;display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:50px}
  .foot h5{font-family:var(--sans);color:#fff;font-size:11px;letter-spacing:.24em;text-transform:uppercase;font-weight:500;margin-bottom:20px}
  .foot ul{list-style:none}
  .foot li{margin-bottom:10px;font-size:13px}
  .foot li a{color:rgba(255,255,255,.7);transition:color .2s}
  .foot li a:hover{color:var(--gold-soft)}
  .foot .brand-name{font-family:var(--serif);color:#fff;font-size:26px;margin-bottom:6px}
  .foot .brand-sub{font-size:10px;letter-spacing:.24em;text-transform:uppercase;color:var(--gold-soft);margin-bottom:20px}
  .foot .brand-desc{color:rgba(255,255,255,.6);line-height:1.7;font-size:13px}
  .foot-bottom{max-width:1240px;margin:56px auto 0;padding-top:26px;border-top:1px solid rgba(255,255,255,.08);display:flex;justify-content:space-between;align-items:center;flex-wrap:wrap;gap:14px;font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:rgba(255,255,255,.5)}

  
  .foot-brand .foot-logo{height:96px;width:auto;margin-bottom:14px}
  @media (max-width:900px){
    .foot-brand .foot-logo{height:80px;margin:0 auto 14px}
  }

  /* reveal on scroll */
  .reveal{opacity:0;transform:translateY(30px);transition:opacity .9s ease,transform .9s ease}
  .reveal.in{opacity:1;transform:none}

  /* keep the 8-up strips readable between tablet and desktop */
  @media (max-width:1180px) and (min-width:901px){
    .impact-grid{grid-template-columns:repeat(4,1fr)}
    .pillars{grid-template-columns:repeat(4,1fr)}
    .principles{grid-template-columns:repeat(3,1fr)}
    .cap-grid{grid-template-columns:repeat(2,1fr)}
  }

  /* mobile */
  @media (max-width: 900px){
    section{padding:72px 22px}
    .nav{padding:14px 22px}
    /* backdrop-filter turns .nav into the containing block for its
       position:fixed children, which clips the slide-out panel to the
       nav's own height once .scrolled is applied. The bar is already
       94% opaque, so the blur buys nothing here. */
    .nav.scrolled{padding:10px 22px;backdrop-filter:none;-webkit-backdrop-filter:none}
    .brand img{height:58px}
    .nav.scrolled .brand img{height:48px}
    .brand .name{font-size:22px}
    .menu{position:fixed;top:0;right:-100%;bottom:0;width:min(86%,360px);
      background:linear-gradient(180deg,#14273b 0%,#0a1420 100%);
      flex-direction:column;justify-content:flex-start;align-items:stretch;
      padding:104px 0 32px;gap:0;overflow-y:auto;z-index:65;
      transition:right .38s cubic-bezier(.4,0,.2,1);
      box-shadow:-30px 0 60px -20px rgba(0,0,0,.55)}
    .menu.open{right:0}
    .menu a{display:flex;align-items:center;justify-content:space-between;
      padding:18px 28px;font-size:12px;letter-spacing:.2em;opacity:1;
      border-bottom:1px solid rgba(255,255,255,.07);transition:background .2s,color .2s}
    .menu a:first-child{border-top:1px solid rgba(255,255,255,.07)}
    .menu a:after{content:"";position:static;width:7px;height:7px;
      border-top:1px solid var(--gold-soft);border-right:1px solid var(--gold-soft);
      border-left:0;border-bottom:0;background:none;transform:rotate(45deg);
      opacity:.45;flex:0 0 auto;transition:opacity .2s,transform .2s}
    .menu a:active{background:rgba(184,147,90,.10)}
    .menu a.active{color:var(--gold-soft);background:rgba(184,147,90,.09)}
    /* the desktop rule paints .active:after as an absolute 1px underline bar;
       it out-specifies .menu a:after, so restate the chevron here in full. */
    .menu a.active:after{content:"";position:static;left:auto;right:auto;bottom:auto;
      width:7px;height:7px;background:none;
      border-top:1px solid var(--gold-soft);border-right:1px solid var(--gold-soft);
      border-left:0;border-bottom:0;transform:rotate(45deg);opacity:1}
    .burger{display:block;z-index:70}
    /* dim + lock the page behind the panel */
    body.nav-open{overflow:hidden}
    body.nav-open:before{content:"";position:fixed;inset:0;z-index:55;
      background:rgba(6,12,22,.55);backdrop-filter:blur(2px)}
    .hero{padding:100px 22px 70px;min-height:92vh}
    .hero .kicker{font-size:34px}
    .hero p{font-size:14px}
    .scroll-cue{display:none}
    .intro-grid{grid-template-columns:1fr;gap:44px}
    .intro-visual{aspect-ratio:4/3;order:-1}
    .investor-cta{grid-template-columns:1fr;gap:20px;text-align:center;justify-items:center;margin-top:48px;padding-top:34px}
    .ic-portrait{width:76px;height:76px}
    .lead-grid{grid-template-columns:1fr;gap:24px;justify-items:center}
    .lead-portrait{width:160px;aspect-ratio:4/5}
    .lead-copy{text-align:center}
    .lead-copy .rule{margin:16px auto 20px}
    .lead-copy .note{text-align:left;font-size:16px}
    .dev-grid{grid-template-columns:1fr;gap:22px}
    .dev-card{aspect-ratio:4/5}
    .dev-card .body{padding:26px}
    .dev-card .body h3{font-size:28px}
    .dev-detail{grid-template-columns:1fr;gap:30px}
    .dev-detail.reverse{direction:ltr}
    .dev-detail .visual{aspect-ratio:4/3;order:-1}
    .dev-detail .visual-mosaic{order:-1}
    .developments{padding:72px 22px 84px}
    .principles{grid-template-columns:1fr;gap:16px}
    .principle{padding:28px 24px}
    .cambodia{padding:90px 22px;background-attachment:scroll}
    .pillars{grid-template-columns:1fr 1fr;gap:1px}
    .pillar{padding:32px 18px}
    .impact-grid{grid-template-columns:1fr 1fr;gap:1px}
    .imp{padding:22px 10px;font-size:11px}
    .journey{padding:80px 22px}
    .journey .focus-line{font-size:22px}
    .partner-tags{flex-direction:column;gap:14px}
    .partner-tags span{border-right:0;padding:0}
    .closing{padding:88px 22px}
    footer{padding:56px 22px 28px}
    .foot-grid{grid-template-columns:1fr;gap:0;text-align:center}
    .foot-logo img{margin:0 auto}
    .foot .brand-desc{max-width:320px;margin:0 auto}
    /* brand block is not collapsible — it stays open above the accordions */
    .foot-brand-block{padding-bottom:30px}

    /* Navigation / Developments / Contact collapse into accordions */
    .foot.acc{text-align:left;border-top:1px solid rgba(255,255,255,.09)}
    .foot.acc h5{display:flex;align-items:center;justify-content:space-between;
      margin:0;padding:19px 2px;cursor:pointer;-webkit-user-select:none;user-select:none;
      transition:color .2s}
    .foot.acc h5:after{content:"";width:8px;height:8px;flex:0 0 auto;margin-right:5px;
      border-right:1px solid var(--gold-soft);border-bottom:1px solid var(--gold-soft);
      transform:rotate(45deg) translate(-2px,-2px);transition:transform .3s ease}
    .foot.acc.open h5{color:var(--gold-soft)}
    .foot.acc.open h5:after{transform:rotate(-135deg) translate(-2px,-2px)}
    .foot.acc ul{max-height:0;overflow:hidden;margin:0;
      transition:max-height .34s ease,opacity .3s ease;opacity:0}
    .foot.acc.open ul{max-height:340px;opacity:1;padding-bottom:14px}
    .foot.acc li{margin-bottom:15px;font-size:13.5px}
    .foot.acc li:last-child{margin-bottom:4px}
    .foot-bottom{flex-direction:column;text-align:center;font-size:10px;letter-spacing:.16em;margin-top:38px}
    .section-head{margin-bottom:44px}
    .btn{padding:13px 22px;font-size:10px}
    .cta-row{justify-content:center}
    .hero .cta-row{justify-content:flex-start}
  }
  @media (max-width: 480px){
    .hero h1{font-size:40px}
    .hero .kicker{font-size:28px}
    .dev-card .body h3{font-size:24px}
  }

  /* -------- page hero (secondary pages) -------- */
  .page-hero{position:relative;min-height:66vh;color:#fff;display:flex;align-items:flex-end;padding:160px 40px 90px;overflow:hidden}
  .page-hero-bg{position:absolute;inset:0;background-size:cover;background-position:center;transform:scale(1.05);animation:zoom 18s ease-out forwards}
  .page-hero:before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(16,29,43,.62) 0%,rgba(16,29,43,.48) 40%,rgba(10,18,32,.88) 100%);z-index:1}
  .page-hero-inner{position:relative;z-index:2;max-width:1240px;margin:0 auto;width:100%}
  .page-hero .eyebrow{color:#f3d194;display:block;margin-bottom:14px;text-shadow:0 1px 3px rgba(4,10,20,.85),0 2px 10px rgba(4,10,20,.7),0 6px 22px rgba(4,10,20,.55)}
  .page-hero h1{font-family:var(--serif);font-size:clamp(38px,5vw,68px);font-weight:400;line-height:1.08;max-width:900px;color:#eaf2fa;margin-bottom:22px;text-shadow:0 2px 4px rgba(4,10,20,.55),0 6px 26px rgba(4,10,20,.55)}
  .page-hero h1 em{font-style:italic;color:#f3d194;font-weight:400;text-shadow:0 2px 4px rgba(4,10,20,.55),0 6px 26px rgba(4,10,20,.55)}
  .page-hero p.lede{max-width:640px;font-size:16px;line-height:1.75;color:rgba(255,255,255,.95);font-weight:300;text-shadow:0 1px 3px rgba(4,10,20,.6),0 4px 18px rgba(4,10,20,.5)}

  /* long-form content column */
  .content{background:var(--cream)}
  .content .container{max-width:900px}
  .content h2{font-size:clamp(28px,3.4vw,42px);font-weight:400;margin:0 0 22px;line-height:1.15}
  .content h2 em{font-style:italic;color:var(--gold);font-weight:400}
  .content h3{font-family:var(--serif);font-size:26px;font-weight:500;margin:44px 0 14px;color:var(--ink)}
  .content p{color:var(--muted);margin-bottom:18px;font-size:16px;line-height:1.85}
  .content p strong{color:var(--ink);font-weight:500}
  .content .lede{font-family:var(--serif);font-size:22px;line-height:1.5;color:var(--ink);font-style:italic;margin:0 0 32px;padding-left:22px;border-left:1px solid var(--gold)}
  .content ul{list-style:none;padding:0;margin:22px 0 28px}
  .content ul li{padding:14px 0 14px 26px;border-bottom:1px solid var(--line-soft);position:relative;color:var(--ink);font-size:15px}
  .content ul li:before{content:"";position:absolute;left:0;top:22px;width:12px;height:1px;background:var(--gold)}
  .content ul li:last-child{border-bottom:0}

  /* what-we-do grid */
  .capabilities{background:linear-gradient(180deg,var(--cream) 0%,var(--cream-2) 16%,var(--cream-2) 84%,var(--cream) 100%)}
  .cap-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;margin-top:48px}
  .cap{position:relative;background:#fff;
    box-shadow:0 30px 60px -46px rgba(16,29,43,.36);
    transition:transform .45s cubic-bezier(.2,.7,.3,1),box-shadow .45s ease}
  /* gold hairline draws itself across the top edge on hover */
  .cap:before{content:"";position:absolute;left:0;right:0;top:0;height:2px;z-index:3;
    background:linear-gradient(90deg,var(--gold),var(--gold-soft));
    transform:scaleX(0);transform-origin:left;transition:transform .55s cubic-bezier(.2,.7,.3,1)}
  .cap:hover{transform:translateY(-6px);box-shadow:0 46px 82px -46px rgba(16,29,43,.5)}
  .cap:hover:before{transform:scaleX(1)}
  /* photo plate with scrim; the clip layer crops the zoom, kept separate from the icon so the icon badge isn't cut off */
  .cap-media{position:relative;aspect-ratio:4/3;background:var(--navy)}
  .cap-photo-clip{position:absolute;inset:0;overflow:hidden}
  .cap-photo{position:absolute;inset:0;background-size:cover;background-position:center;
    transition:transform 1.1s cubic-bezier(.2,.7,.3,1)}
  .cap:hover .cap-photo{transform:scale(1.06)}
  .cap-media:after{content:"";position:absolute;inset:0;pointer-events:none;
    background:linear-gradient(180deg,rgba(10,18,32,0) 45%,rgba(10,18,32,.62) 100%)}
  /* icon badge floats on the seam between photo and body, a small luxury-amenity touch */
  .cap .icon{width:56px;height:56px;padding:12px;color:var(--gold);background:#fff;
    border:1.5px solid var(--gold);border-radius:50%;
    box-shadow:0 0 0 5px rgba(184,147,90,.12);
    transition:background .45s ease,color .45s ease,border-color .45s ease}
  /* photo variant: icon floats as a badge on the seam between photo and body */
  .cap-media .icon{position:absolute;left:28px;bottom:-27px;z-index:2;
    box-shadow:0 14px 30px -12px rgba(16,29,43,.4),0 0 0 5px rgba(184,147,90,.12)}
  /* icon-only variant: icon sits inline at the top of the card body */
  .cap-body > .icon{margin-bottom:22px}
  .cap:hover .icon{background:var(--gold);color:#fff;border-color:var(--gold)}
  .cap .icon svg{width:100%;height:100%;stroke:currentColor;fill:none;stroke-width:2.1}
  .cap-body{padding:44px 28px 34px}
  .cap-body h4{font-family:var(--serif);font-size:21px;font-weight:500;color:var(--ink);letter-spacing:.01em}
  .cap-body h4:after{content:"";display:block;width:26px;height:1px;background:var(--gold);
    margin:13px 0 14px;transition:width .45s cubic-bezier(.2,.7,.3,1)}
  .cap:hover .cap-body h4:after{width:54px}
  .cap-body p{font-size:14.5px;color:var(--muted);line-height:1.75}
  /* gold-gradient variant for icon-only capability cards (no photo) */
  .cap.gold{background:var(--gold-grad)}
  .cap.gold:before{display:none}
  .cap.gold .icon{background:rgba(255,255,255,.16);border-color:rgba(255,255,255,.6);color:#fff}
  .cap.gold:hover .icon{background:#fff;color:var(--gold)}
  .cap.gold .cap-body h4{color:#fff}
  .cap.gold .cap-body h4:after{background:rgba(255,255,255,.7)}
  .cap.gold .cap-body p{color:rgba(255,255,255,.9)}
  @media (hover:none){
    .cap:before{transform:scaleX(1)}
    .cap:hover{transform:none}
    .cap:hover .cap-photo{transform:none}
  }

  /* centred CTA closing out a section */
  .section-cta{text-align:center;margin-top:54px}
  @media (max-width:900px){.section-cta{margin-top:36px}}

  /* two-column feature list inside a development block */
  .dev-list{list-style:none;padding:0;margin:6px 0 22px;display:grid;grid-template-columns:1fr 1fr;gap:0 26px}
  .dev-list li{position:relative;padding:9px 0 9px 22px;font-size:14px;color:var(--ink);border-bottom:1px solid var(--line-soft)}
  .dev-list li:before{content:"";position:absolute;left:0;top:18px;width:11px;height:1px;background:var(--gold)}
  @media (max-width:600px){.dev-list{grid-template-columns:1fr}}

  /* ARS31 render gallery — captioned plates below a development block */
  .ars-gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:22px;margin-top:64px}
  .ars-gallery figure{position:relative;margin:0;overflow:hidden;background:var(--navy);
    box-shadow:0 30px 60px -46px rgba(16,29,43,.42)}
  .ars-gallery .shot{aspect-ratio:3/2;background-size:cover;background-position:center;
    transition:transform 1.1s cubic-bezier(.2,.7,.3,1)}
  .ars-gallery figure:hover .shot{transform:scale(1.05)}
  .ars-gallery figure:after{content:"";position:absolute;inset:0;pointer-events:none;
    background:linear-gradient(180deg,rgba(10,18,32,0) 42%,rgba(10,18,32,.8) 100%)}
  .ars-gallery figcaption{position:absolute;left:0;right:0;bottom:0;z-index:2;padding:20px 22px;
    color:#fff;font-size:11px;letter-spacing:.22em;text-transform:uppercase;font-weight:500}
  .ars-gallery figcaption:before{content:"";display:block;width:24px;height:1px;
    background:var(--gold-soft);margin-bottom:12px;transition:width .45s cubic-bezier(.2,.7,.3,1)}
  .ars-gallery figure:hover figcaption:before{width:48px}
  @media (max-width:900px){
    .ars-gallery{grid-template-columns:1fr 1fr;gap:14px;margin-top:40px}
    .ars-gallery figcaption{padding:14px 16px;font-size:10px;letter-spacing:.18em}
    .ars-gallery figcaption:before{margin-bottom:9px}
  }
  @media (max-width:520px){.ars-gallery{grid-template-columns:1fr}}

  /* portfolio two-up (About) */
  .portfolio-grid{display:grid;grid-template-columns:1fr 1fr;gap:34px;margin:34px 0 40px}
  .portfolio-item{position:relative;display:block;background:#fff;overflow:hidden;border:1px solid var(--line-soft);
    box-shadow:0 30px 60px -40px rgba(16,29,43,.22);transition:transform .4s ease,box-shadow .4s ease}
  .portfolio-item:before{content:"";position:absolute;left:0;right:0;top:0;height:2px;z-index:2;
    background:linear-gradient(90deg,var(--gold),var(--gold-soft));
    transform:scaleX(0);transform-origin:left;transition:transform .55s cubic-bezier(.2,.7,.3,1)}
  .portfolio-item:hover:before{transform:scaleX(1)}
  .portfolio-item:hover{transform:translateY(-5px);box-shadow:0 40px 70px -40px rgba(16,29,43,.42)}
  .portfolio-item .pf-img{aspect-ratio:16/10;background-size:cover;background-position:center;background-color:var(--navy)}
  .portfolio-item .pf-body{padding:30px 30px 32px}
  .portfolio-item .pf-body .eyebrow{display:block;margin-bottom:10px}
  .portfolio-item h4{font-family:var(--serif);font-size:26px;font-weight:500;margin-bottom:6px;color:var(--ink)}
  .portfolio-item .pf-sub{font-size:11px;letter-spacing:.18em;text-transform:uppercase;color:var(--muted);margin-bottom:14px}
  .portfolio-item p{font-size:14.5px;color:var(--muted);line-height:1.75;margin-bottom:18px}
  .portfolio-item .link{display:inline-flex;align-items:center;gap:12px;font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);font-weight:500}
  .portfolio-item .link .arrow{width:22px;height:1px;background:currentColor;position:relative;transition:width .3s}
  .portfolio-item .link .arrow:after{content:"";position:absolute;right:0;top:-3px;width:7px;height:7px;border-top:1px solid currentColor;border-right:1px solid currentColor;transform:rotate(45deg)}
  .portfolio-item:hover .link .arrow{width:32px}
  @media (max-width:900px){
    .portfolio-grid{grid-template-columns:1fr;gap:24px;margin:26px 0 32px}
    .portfolio-item .pf-body{padding:24px 24px 26px}
  }

  /* timeline */
  .timeline{background:var(--cream)}
  .tl{max-width:820px;margin:40px auto 0;position:relative}
  .tl:before{content:"";position:absolute;left:110px;top:8px;bottom:8px;width:1px;background:var(--line);display:none}
  @media (min-width:720px){.tl:before{display:block}}
  .tl-row{display:grid;grid-template-columns:1fr;gap:14px;padding:26px 0;border-bottom:1px solid var(--line-soft)}
  @media (min-width:720px){.tl-row{grid-template-columns:120px 1fr;gap:40px;padding:34px 0}}
  .tl-row:last-child{border-bottom:0}
  .tl-year{font-family:var(--serif);font-size:22px;font-style:italic;color:var(--gold);position:relative}
  @media (min-width:720px){.tl-year:before{content:"";position:absolute;right:-31px;top:12px;width:10px;height:10px;border:1px solid var(--gold);border-radius:50%;background:var(--cream)}}
  .tl-body h4{font-family:var(--serif);font-size:22px;font-weight:500;margin-bottom:8px}
  .tl-body p{color:var(--muted);font-size:15px;line-height:1.8}

  /* stats strip — dark navy so the gold figures read as a deliberate close, not another cream block */
  .stats{position:relative;background:var(--navy);padding:90px 40px;overflow:hidden}
  .stats:before{content:"";position:absolute;inset:0;pointer-events:none;
    background:radial-gradient(120% 100% at 50% 0%,rgba(184,147,90,.16) 0%,rgba(16,29,43,0) 55%)}
  .stats-grid{position:relative;z-index:1;max-width:1100px;margin:0 auto;display:grid;grid-template-columns:repeat(4,1fr);gap:40px;text-align:center}
  .stat .n{font-family:var(--serif);font-size:clamp(30px,3vw,44px);color:var(--gold-soft);font-weight:400;line-height:1.05;margin-bottom:10px}
  .stat .l{font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:rgba(255,255,255,.62);font-weight:500}

  /* dark gold-accent band — a full-bleed statement close, echoes the homepage journey/closing sections */
  .band{position:relative;background:var(--navy) center/cover no-repeat;color:#fff;padding:130px 40px;text-align:center;overflow:hidden}
  .band:before{content:"";position:absolute;inset:0;pointer-events:none;
    background:radial-gradient(120% 100% at 50% 0%,rgba(184,147,90,.18) 0%,rgba(16,29,43,0) 55%),
      linear-gradient(180deg,rgba(10,18,32,.86) 0%,rgba(10,18,32,.93) 100%)}
  .band .container{position:relative;z-index:1}
  .band .rule{width:56px;height:1px;background:var(--gold-soft);margin:26px auto}
  .band h2,.band h3{color:#f3ecdd;font-weight:400;margin:26px 0 10px}
  .band h2 em,.band h3 em{color:var(--gold-soft);font-style:italic}
  .band p{color:rgba(255,255,255,.72);font-size:15.5px;line-height:1.85;max-width:640px;margin:16px auto 0}
  .band .lede{font-family:var(--serif);font-size:22px;line-height:1.5;font-style:italic;color:#f3ecdd;
    text-align:left;max-width:600px;margin:22px auto 0;padding-left:22px;border-left:1px solid var(--gold-soft)}
  .band .btn{margin-top:30px}
  @media (max-width:900px){.band{padding:84px 22px}}

  /* mosaic of six plates filling a dev-detail visual slot, in place of a single image */
  .visual-mosaic{position:relative;display:grid;grid-template-columns:repeat(3,1fr);gap:10px;
    box-shadow:0 40px 78px -38px rgba(16,29,43,.46)}
  .visual-mosaic figure{position:relative;margin:0;aspect-ratio:1;overflow:hidden;background:var(--navy)}
  .visual-mosaic .shot{position:absolute;inset:0;background-size:cover;background-position:center;
    transition:transform 1.1s cubic-bezier(.2,.7,.3,1)}
  .visual-mosaic figure:hover .shot{transform:scale(1.08)}
  .visual-mosaic figure:after{content:"";position:absolute;inset:0;pointer-events:none;
    background:linear-gradient(180deg,rgba(10,18,32,0) 55%,rgba(10,18,32,.72) 100%)}
  .visual-mosaic figcaption{position:absolute;left:0;right:0;bottom:0;z-index:2;padding:10px 12px;
    color:#fff;font-size:9px;letter-spacing:.14em;text-transform:uppercase;font-weight:500;line-height:1.3}
  .visual-mosaic figcaption:before{content:"";display:block;width:16px;height:1px;background:var(--gold-soft);
    margin-bottom:6px;transition:width .45s cubic-bezier(.2,.7,.3,1)}
  .visual-mosaic figure:hover figcaption:before{width:28px}
  @media (max-width:520px){.visual-mosaic{grid-template-columns:repeat(2,1fr)}}

  /* alternate a content block to pure white against neighbouring cream sections */
  .content.alt{background:#fff}

  /* contact card */
  .contact-card{background:var(--cream);padding:110px 40px}
  .contact-grid{max-width:1100px;margin:0 auto;display:grid;grid-template-columns:1.1fr 1fr;gap:60px;align-items:start}
  .contact-block{background:#fff;padding:44px 40px;box-shadow:0 30px 60px -40px rgba(16,29,43,.25)}
  .contact-block h3{font-family:var(--serif);font-size:24px;font-weight:500;margin-bottom:6px}
  .contact-block .role{font-size:11px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);margin-bottom:20px}
  .contact-block p{color:var(--muted);margin-bottom:12px;font-size:15px}
  .contact-block a{color:var(--ink)}
  .contact-block .item{padding:14px 0;border-top:1px solid var(--line-soft);font-size:14px;letter-spacing:.02em;color:var(--ink);display:flex;justify-content:space-between;align-items:center}
  .contact-block .item .k{font-size:10px;letter-spacing:.22em;text-transform:uppercase;color:var(--muted)}
  .contact-block .item.address{align-items:flex-start}
  .contact-block .item.address span:last-child{text-align:right;line-height:1.65;font-size:13px}
  .contact-block .item.address .k{padding-top:2px;white-space:nowrap}

  @media (max-width:900px){
    .page-hero{min-height:52vh;padding:120px 22px 60px}
    .content .container{padding:0}
    section.content, section.capabilities, section.timeline, section.contact-card{padding:70px 22px}
    .visual-mosaic{gap:6px}
    .cap-grid{grid-template-columns:1fr;gap:20px;margin-top:34px}
    .cap-body{padding:34px 24px 30px}
    .stats-grid{grid-template-columns:1fr 1fr;gap:28px}
    .stats{padding:50px 22px}
    .contact-grid{grid-template-columns:1fr;gap:26px}
    .contact-block{padding:32px 26px}
  }