:root{
  --ink:#0a0e12;--navy:#0e1c29;--slate:#22303a;--paper:#f3f0e9;--bone:#ddd5c8;
  --amber:#d38b2f;--gold:#edc883;--green:#355a50;--white:#fffdf8;--muted:#8f9aa2;
  --line:rgba(255,255,255,.13);--darkline:rgba(10,14,18,.14);--radius:22px;--max:1440px;
  --serif:'Newsreader',Georgia,serif;--sans:'Manrope',Arial,sans-serif;--mono:'IBM Plex Mono',monospace;
}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:16px;line-height:1.55;overflow-x:hidden}img{max-width:100%;display:block}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}.skip-link{position:fixed;left:10px;top:-80px;z-index:9999;background:#fff;color:#000;padding:10px 14px}.skip-link:focus{top:10px}.scroll-progress{position:fixed;top:0;left:0;width:100%;height:3px;z-index:9999;background:transparent}.scroll-progress span{display:block;width:0;height:100%;background:var(--amber)}.halo{position:fixed;width:34px;height:34px;border:1px solid rgba(237,200,131,.8);border-radius:50%;pointer-events:none;z-index:9998;mix-blend-mode:difference;transform:translate(-50%,-50%);transition:width .2s,height .2s,opacity .2s}@media(max-width:900px),(pointer:coarse){.halo{display:none}}
.site-header{height:82px;position:fixed;top:0;left:0;right:0;z-index:1000;padding:0 clamp(18px,3vw,48px);display:grid;grid-template-columns:auto 1fr auto;align-items:center;gap:28px;color:var(--white);transition:background .35s,backdrop-filter .35s,border-color .35s;border-bottom:1px solid transparent}.four85x-site:not(.home) .site-header{background:rgba(10,14,18,.96);border-color:rgba(255,255,255,.12)}.site-header.scrolled{background:rgba(10,14,18,.9);backdrop-filter:blur(18px);border-color:rgba(255,255,255,.12)}.brand{display:flex;align-items:baseline;gap:0;position:relative;font-weight:800;letter-spacing:-.06em;font-size:26px}.brand-x{color:var(--amber)}.brand small{font-family:var(--mono);font-size:8px;letter-spacing:.08em;text-transform:uppercase;color:#b6c0c8;margin-left:12px;font-weight:400}.primary-nav{justify-self:center}.site-menu{display:flex;list-style:none;gap:clamp(14px,2vw,30px);padding:0;margin:0;font-size:12px;font-weight:700;text-transform:uppercase;letter-spacing:.06em}.site-menu a{position:relative}.site-menu a:after{content:"";position:absolute;height:1px;left:0;right:100%;bottom:-5px;background:var(--gold);transition:right .25s}.site-menu a:hover:after{right:0}.header-cta{border:1px solid rgba(255,255,255,.34);padding:10px 14px;border-radius:999px;font-size:12px;font-weight:700}.header-cta:hover{background:var(--white);color:var(--ink)}.menu-toggle{display:none;background:none;border:0;color:#fff;width:44px;height:44px}.menu-toggle span{display:block;width:24px;height:1px;background:currentColor;margin:7px auto}
.hero{min-height:100svh;background:var(--ink);color:var(--white);position:relative;display:grid;align-items:end;overflow:hidden}.hero-media{position:absolute;inset:0;background-image:linear-gradient(180deg,rgba(4,7,9,.18),rgba(4,7,9,.88)),url('https://upload.wikimedia.org/wikipedia/commons/thumb/e/ec/Skyline_with_the_construction_site.jpg/1280px-Skyline_with_the_construction_site.jpg');background-size:cover;background-position:center;transform:scale(1.05);will-change:transform}.hero-grid{position:relative;z-index:2;display:grid;grid-template-columns:1.45fr .55fr;gap:50px;align-items:end;width:min(var(--max),100%);padding:145px clamp(20px,4vw,64px) 95px;margin:auto}.hero-kicker{font-family:var(--mono);text-transform:uppercase;font-size:11px;letter-spacing:.12em;color:var(--gold);margin-bottom:18px}.hero-title{font-size:clamp(92px,18vw,280px);letter-spacing:-.095em;line-height:.68;margin:0;font-weight:800}.hero-title em{font-family:var(--serif);font-weight:400;color:var(--amber);font-style:italic}.hero-copy{max-width:720px;font-family:var(--serif);font-size:clamp(25px,3.4vw,56px);line-height:1.02;letter-spacing:-.035em;margin:24px 0 30px}.hero-side{padding-bottom:12px}.hero-side p{color:#c6ced4;max-width:360px}.hero-side .micro{font-family:var(--mono);font-size:10px;text-transform:uppercase;color:var(--gold);letter-spacing:.08em}.btns{display:flex;gap:12px;flex-wrap:wrap}.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;padding:14px 19px;border-radius:999px;font-size:12px;font-weight:800;text-transform:uppercase;letter-spacing:.055em;transition:transform .2s,background .2s,color .2s;border:0}.btn:hover{transform:translateY(-2px)}.btn-primary{background:var(--amber);color:var(--ink)}.btn-light{background:var(--white);color:var(--ink)}.btn-outline{border:1px solid rgba(255,255,255,.3)}.hero-statbar{position:absolute;left:0;right:0;bottom:0;border-top:1px solid var(--line);display:grid;grid-template-columns:repeat(4,1fr);z-index:2}.hero-stat{padding:15px 22px;border-right:1px solid var(--line);font-family:var(--mono);font-size:10px;color:#cbd1d5}.hero-stat b{display:block;color:#fff;font-family:var(--sans);font-size:16px;margin-top:4px}
.ticker{background:var(--amber);color:var(--ink);display:flex;align-items:stretch;overflow:hidden}.ticker-label{background:var(--ink);color:var(--gold);font-family:var(--mono);font-size:10px;letter-spacing:.08em;text-transform:uppercase;padding:13px 18px;white-space:nowrap}.ticker-track{display:flex;gap:50px;align-items:center;white-space:nowrap;animation:ticker 34s linear infinite;font-size:12px;font-weight:700;padding-left:40px}@keyframes ticker{to{transform:translateX(-50%)}}
.section{padding:clamp(72px,10vw,150px) clamp(20px,5vw,72px)}.section-inner{width:min(var(--max),100%);margin:auto}.eyebrow{font-family:var(--mono);font-size:10px;letter-spacing:.12em;text-transform:uppercase;color:var(--amber);font-weight:500}.section-head{display:grid;grid-template-columns:.7fr 1.3fr;gap:45px;align-items:start;margin-bottom:56px}.section-head h2,.big-title{font-family:var(--serif);font-size:clamp(44px,6vw,98px);letter-spacing:-.055em;line-height:.92;margin:0;font-weight:500}.section-head .intro{max-width:660px;color:#4d5961;font-size:18px}.dark{background:var(--ink);color:var(--white)}.dark .section-head .intro{color:#aeb8c0}
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.timeline{display:grid;grid-template-columns:repeat(5,1fr);border-top:1px solid var(--darkline)}.timeline-step{padding:26px 18px;border-right:1px solid var(--darkline);min-height:260px}.timeline-step:last-child{border-right:0}.timeline-step .n{font-family:var(--mono);font-size:10px;color:var(--amber)}.timeline-step h3{font-family:var(--serif);font-size:28px;line-height:1;margin:55px 0 12px}.timeline-step p{font-size:13px;color:#69757d}
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.editorial-split{display:grid;grid-template-columns:1fr 1fr;min-height:760px}.editorial-image{background-image:linear-gradient(180deg,rgba(0,0,0,.06),rgba(0,0,0,.45)),url('https://upload.wikimedia.org/wikipedia/commons/thumb/4/46/Affordable_housing_in_Prospect_Heights%2C_New_York%2C_New_York.jpg/1280px-Affordable_housing_in_Prospect_Heights%2C_New_York%2C_New_York.jpg');background-size:cover;background-position:center;min-height:580px}.editorial-copy{background:#d9d1c3;padding:clamp(50px,7vw,105px);display:flex;flex-direction:column;justify-content:center}.editorial-copy h2{font-family:var(--serif);font-size:clamp(48px,6vw,90px);line-height:.91;letter-spacing:-.05em;margin:0 0 22px}.editorial-copy p{max-width:620px;color:#39454d}.services{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}.service-card{border:1px solid var(--darkline);border-radius:18px;padding:26px;min-height:300px;transition:background .25s,color .25s,transform .25s}.service-card:hover{background:var(--ink);color:#fff;transform:translateY(-4px)}.service-card .icon{font-family:var(--mono);font-size:10px;color:var(--amber)}.service-card h3{font-family:var(--serif);font-size:32px;line-height:1;margin:80px 0 12px}.service-card p{font-size:13px;color:#6a747a}.service-card:hover p{color:#afb9c0}
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