@font-face{font-family:Jost;src:url(fonts/jost.woff2) format("woff2");font-weight:100 900;font-display:swap}
:root{--bg:#0b0b0c;--bg2:#121214;--ink:#f3efe8;--ink2:rgba(243,239,232,.72);--mute:rgba(243,239,232,.5);--line:rgba(243,239,232,.16);--gold:#c8b38a;
--pip:#d39a4c;--loan:#7aa2d6;--mgmt:#7fb59a;--franchise:#a08fd6;--ins:#9aa0a6;--vendor:#8f8a80;--lic:#d07a8a;--red:#e0705c;--e:cubic-bezier(.2,.7,.1,1)}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;background:var(--bg);color:var(--ink);font:400 16px/1.7 Jost,system-ui,sans-serif;letter-spacing:.02em;-webkit-font-smoothing:antialiased}
a{color:inherit;text-decoration:none}img,video{display:block}
h1,h2{font-weight:300;text-transform:uppercase;letter-spacing:.1em;line-height:1.18;margin:0}
h1,.slide h2{font-size:clamp(30px,4vw,58px)}
.kick{font-size:13px;font-weight:400;letter-spacing:.22em;text-transform:uppercase;margin:0 0 22px;color:var(--ink)}
.lede{font-size:clamp(15px,1.25vw,18px);color:var(--ink2);margin:24px auto 0;max-width:34em;letter-spacing:.03em}
.pill{display:inline-block;margin-top:40px;background:#fff;color:#0b0b0c;font:500 13px Jost;letter-spacing:.2em;text-transform:uppercase;padding:17px 44px;border-radius:999px;border:0;cursor:pointer;transition:background .4s,color .4s}
.pill:hover{background:var(--gold)}
.tl{display:block;width:max-content;margin:26px auto 0;font-size:12.5px;letter-spacing:.2em;text-transform:uppercase;padding-bottom:6px;border-bottom:1px solid rgba(255,255,255,.5)}
.left .tl{margin-left:0}
.ph{display:inline-block;font-size:11px;letter-spacing:.08em;text-transform:none;color:#e6c98e;border:1px dashed rgba(230,201,142,.6);padding:1px 8px;border-radius:4px;vertical-align:middle}
/* header */
.bar{position:fixed;inset:0 0 auto;z-index:50;height:96px;display:grid;grid-template-columns:1fr auto 1fr;align-items:center;padding:0 54px;transition:background .5s,height .5s}
.bar:after{content:"";position:absolute;left:54px;right:54px;bottom:0;height:1px;background:rgba(255,255,255,.28)}
.bar.solid{background:rgba(11,11,12,.86);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);height:76px}
.menu{justify-self:start;display:flex;align-items:center;gap:14px;background:none;border:0;color:#fff;cursor:pointer;font:400 13px Jost;letter-spacing:.2em;text-transform:uppercase;padding:8px 0}
.hb{display:grid;gap:6px;width:20px}.hb i{height:1px;background:#fff;display:block;transition:transform .4s}.hb i:last-child{width:14px}
.menu[aria-expanded=true] .hb i:first-child{transform:translateY(3.5px) rotate(45deg)}.menu[aria-expanded=true] .hb i:last-child{width:20px;transform:translateY(-3.5px) rotate(-45deg)}
.brand{display:flex;flex-direction:column;align-items:center;gap:9px;color:#fff}.brand .mono{width:34px;height:34px}
.brand span{font-size:11px;letter-spacing:.42em;text-transform:uppercase;margin-right:-.42em}
.bar.solid .brand span{display:none}
.req{justify-self:end;font-size:13px;letter-spacing:.2em;text-transform:uppercase}
.req:hover,.ov a:hover,.foot nav a:hover{color:var(--gold)}
.ov{position:fixed;inset:0;z-index:40;background:rgba(8,8,9,.97);display:flex;flex-direction:column;justify-content:center;padding:120px 54px 60px;opacity:0;transition:opacity .5s}
.ov.open{opacity:1}.ov ul{list-style:none;margin:0 auto;padding:0;text-align:center}
.ov li{margin:0 0 6px}.ov a{font-size:clamp(22px,2.6vw,34px);font-weight:300;letter-spacing:.16em;text-transform:uppercase;line-height:1.9}
.ovf{text-align:center;font-size:11px;letter-spacing:.24em;text-transform:uppercase;color:var(--mute);margin-top:48px}
.dots{position:fixed;left:54px;top:50%;transform:translateY(-50%);z-index:30;display:grid;gap:18px}
.dots button{width:15px;height:15px;border-radius:50%;border:1px solid transparent;background:none;padding:0;cursor:pointer;position:relative}
.dots button:after{content:"";position:absolute;inset:5px;border-radius:50%;background:rgba(255,255,255,.6)}
.dots button.on{border-color:#fff}.dots button.on:after{background:#fff}
.dots.hide{opacity:0;pointer-events:none}.dots{transition:opacity .4s}
/* slides */
.slide{position:relative;height:100vh;height:100svh;min-height:560px;overflow:hidden;display:flex;justify-content:center;text-align:center;color:#fff}
.media,.media img,.media video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.media img,.media video{transform:scale(1.08);transition:transform 9s var(--e)}
.slide.in .media img,.slide.in .media video{transform:scale(1)}
.veil{position:absolute;inset:0;background:rgba(0,0,0,.34)}
.slide.top .veil{background:linear-gradient(180deg,rgba(0,0,0,.66) 0%,rgba(0,0,0,.44) 38%,rgba(0,0,0,.18) 62%,rgba(0,0,0,.4))}
.slide.left .veil{background:linear-gradient(90deg,rgba(0,0,0,.72),rgba(0,0,0,.42) 48%,rgba(0,0,0,.08))}
.slide.deep .veil{background:linear-gradient(180deg,rgba(0,0,0,.72),rgba(0,0,0,.5) 45%,rgba(0,0,0,.35))}
.cap{position:relative;z-index:2;align-self:center;padding:0 24px;max-width:1100px}
.slide.top{align-items:flex-start}.slide.top .cap{align-self:flex-start;padding-top:calc(96px + 9vh)}
.slide.left{justify-content:flex-start;text-align:left}.slide.left .cap{padding-left:max(140px,9vw);max-width:680px}.slide.left .lede{margin-left:0}
/* dark */
.dark{background:var(--bg);padding:clamp(96px,14vh,170px) 24px;text-align:center}
.dark.alt{background:var(--bg2)}
.dark .inner{max-width:860px;margin:0 auto}
.dark h2{font-size:clamp(24px,2.8vw,40px);letter-spacing:.12em}
.dark .body{color:var(--ink2);max-width:36em;margin:28px auto 0;font-size:17px}
.dark.num h2{font-size:clamp(44px,6vw,88px);letter-spacing:.14em}
.rows{list-style:none;padding:0;margin:56px auto 0;max-width:680px;text-align:left;border-top:1px solid var(--line)}
.rows li{padding:20px 4px;border-bottom:1px solid var(--line);color:var(--ink2);font-size:16px;letter-spacing:.04em}
.steps{list-style:none;padding:0;margin:64px auto 0;max-width:760px;text-align:left;border-top:1px solid var(--line)}
.steps li{display:grid;grid-template-columns:110px 1fr;grid-template-rows:auto auto;column-gap:24px;padding:26px 4px;border-bottom:1px solid var(--line)}
.steps b{grid-row:span 2;font-weight:400;font-size:12px;letter-spacing:.22em;text-transform:uppercase;color:var(--gold);padding-top:4px}
.steps span{font-size:15px;letter-spacing:.16em;text-transform:uppercase}.steps em{font-style:normal;color:var(--ink2);font-size:15.5px;margin-top:6px}
.faq{max-width:760px;margin:0 auto;text-align:left;border-top:1px solid var(--line)}
details{border-bottom:1px solid var(--line)}summary{list-style:none;cursor:pointer;padding:26px 40px 26px 4px;font-size:15px;letter-spacing:.14em;text-transform:uppercase;position:relative}
summary::-webkit-details-marker{display:none}summary:after{content:"+";position:absolute;right:6px;top:22px;font-weight:300;font-size:22px}details[open] summary:after{content:"–"}
details p{color:var(--ink2);margin:0 0 26px;padding:0 4px}
form{max-width:560px;margin:56px auto 0;text-align:left;display:grid;gap:22px}
label{font-size:11.5px;letter-spacing:.22em;text-transform:uppercase;color:var(--mute);display:grid;gap:8px}
input,select{background:transparent;border:0;border-bottom:1px solid var(--line);color:var(--ink);font:400 17px Jost;padding:10px 0;border-radius:0}
select option{background:#111}input:focus,select:focus{outline:0;border-color:#fff}
form .pill{justify-self:center;margin-top:20px}
.fine{font-size:12px;color:var(--mute);letter-spacing:.06em;text-align:center}
/* footer */
.foot{border-top:1px solid var(--line);padding:72px 24px 48px;text-align:center}
.foot .brand{margin:0 auto 40px;width:max-content}
.foot nav{display:flex;flex-wrap:wrap;justify-content:center;gap:14px 40px;font-size:12px;letter-spacing:.22em;text-transform:uppercase;margin-bottom:44px}
/* map */
.appsec{padding:110px 24px 120px}.wide{max-width:1360px;margin:0 auto}
.app{background:#141416;border:1px solid rgba(255,255,255,.08);text-align:left}
.app-bar{display:flex;flex-wrap:wrap;gap:14px 28px;justify-content:space-between;padding:22px 26px;border-bottom:1px solid var(--line)}
.seg{display:flex;flex-wrap:wrap;gap:2px}
.seg button{font:400 11.5px Jost;letter-spacing:.16em;text-transform:uppercase;color:var(--mute);background:none;border:1px solid transparent;padding:8px 13px;border-radius:999px;cursor:pointer;display:flex;align-items:center;gap:7px}
.seg button:hover{color:var(--ink)}.seg button.on{border-color:rgba(255,255,255,.4);color:#fff}
.dot{display:inline-block;width:7px;height:7px;border-radius:50%;flex:none;background:var(--mute)}
.dot.pip{background:var(--pip)}.dot.loan{background:var(--loan)}.dot.mgmt{background:var(--mgmt)}.dot.franchise{background:var(--franchise)}.dot.ins{background:var(--ins)}.dot.vendor{background:var(--vendor)}.dot.lic{background:var(--lic)}.dot.red{background:var(--red)}
.alert{display:flex;align-items:center;gap:14px;width:calc(100% - 52px);margin:20px 26px 6px;padding:15px 20px;background:rgba(224,112,92,.08);border:1px solid rgba(224,112,92,.35);color:var(--ink);font:400 14px Jost;letter-spacing:.04em;cursor:pointer;text-align:left}
.alert b{font-weight:500;color:var(--red);letter-spacing:.16em;text-transform:uppercase;font-size:12px}.alert .at{color:var(--ink2)}.alert .go{margin-left:auto;font-size:11.5px;letter-spacing:.2em;text-transform:uppercase}
.app-body{display:grid;grid-template-columns:minmax(0,1fr) 400px}
.grid{padding:8px 12px 26px 26px;overflow-x:auto}
.gh,.gr{display:grid;grid-template-columns:170px repeat(4,minmax(130px,1fr));min-width:720px}
.gh div{font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--mute);padding:18px 10px 12px}
.gr{border-top:1px solid rgba(255,255,255,.07)}.hn{padding:16px 10px;font-size:14px;letter-spacing:.06em}.hn small{display:block;color:var(--mute);font-size:12px}
.gc{padding:10px 4px}.gc.q2{background:rgba(224,112,92,.045)}
.it{display:flex;gap:9px;align-items:baseline;width:100%;text-align:left;font:400 13px/1.4 Jost;letter-spacing:.03em;color:var(--ink2);background:none;border:1px solid transparent;padding:7px 9px;margin-bottom:4px;cursor:pointer}
.it:hover{color:#fff;border-color:rgba(255,255,255,.18)}.it.sel{color:#fff;border-color:rgba(224,112,92,.45);background:rgba(224,112,92,.08)}.it.cur{background:#fff;color:#0b0b0c}
.pane{border-left:1px solid var(--line);padding:34px 32px 36px;background:#101012}
.pane .k{display:flex;align-items:center;gap:9px;font-size:11px;letter-spacing:.2em;text-transform:uppercase;color:var(--mute);margin:0 0 14px}
.pane h3{font-weight:300;font-size:22px;letter-spacing:.1em;text-transform:uppercase;line-height:1.35;margin:0 0 22px}
.pane p,.pane li{font-size:14.5px;color:var(--ink2);line-height:1.7}.pane ul{padding-left:18px}
dl{display:grid;grid-template-columns:80px 1fr;gap:8px 12px;font-size:13.5px;margin:0 0 22px;padding:16px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line)}dt{color:var(--mute)}dd{margin:0}dd.red{color:var(--red)}
.lbl{font-size:11px!important;letter-spacing:.2em;text-transform:uppercase;color:var(--mute)!important;margin:22px 0 6px!important}
blockquote{margin:0;font-style:italic;font-size:15px;color:var(--ink2);padding-left:16px;border-left:1px solid var(--gold)}
.cost{margin:24px 0 16px;padding:20px;border:1px solid var(--line)}.cost .v{font-weight:300;font-size:26px;letter-spacing:.06em;color:#fff;margin:2px 0}
.muted{color:var(--mute)}.s{font-size:12.5px!important}.red{color:var(--red)}
/* reveal */
.r{opacity:0;transform:translateY(22px);transition:opacity 1.2s var(--e),transform 1.2s var(--e)}.r.on{opacity:1;transform:none}
.force .r{opacity:1;transform:none;transition:none}
@media (prefers-reduced-motion:reduce){.r{opacity:1;transform:none;transition:none}.media img,.media video{transform:none;transition:none}}
@media(max-width:900px){
.bar{height:72px;padding:0 20px}.bar:after{left:20px;right:20px}.bar.solid{height:64px}.brand .mono{width:28px;height:28px}.brand span{display:none}
.ml{display:none}.req{font-size:11px;letter-spacing:.16em}.dots{display:none}
.slide.top .cap{padding-top:calc(72px + 8vh)}.slide.left{justify-content:center;text-align:center}.slide.left .cap{padding:0 24px}.slide.left .lede{margin-left:auto}.left .tl{margin-left:auto}
.slide.left .veil{background:rgba(0,0,0,.5)}
.pill{padding:15px 32px;font-size:12px}.kick{font-size:11px;letter-spacing:.2em}
.app-body{grid-template-columns:1fr}.pane{border-left:0;border-top:1px solid var(--line)}.alert .at{display:none}
.steps li{grid-template-columns:1fr}.steps b{grid-row:auto;margin-bottom:6px}}
/* keep text in empty sky: push the subject into the lower part of the frame */
.low-facade{background:#02112f}.low-city{background:#0b1530}
.low .media{top:auto;bottom:0;height:62%;-webkit-mask-image:linear-gradient(180deg,transparent,#000 26%);mask-image:linear-gradient(180deg,transparent,#000 26%)}
.low .media img,.low .media video{object-position:50% 100%!important}
.slide.low .veil{background:linear-gradient(180deg,rgba(0,0,0,.25),rgba(0,0,0,0) 55%,rgba(0,0,0,.3))}
@media(max-width:900px) and (orientation:portrait){.low .media{height:46%}}
@media(max-width:600px){.bar{grid-template-columns:1fr auto 1fr}.req{display:none}}
@media(max-height:720px) and (min-width:901px){.low .media{height:56%}.slide.top .cap{padding-top:calc(96px + 5vh)}}
.slide .media img[src*=facade],.slide video[poster*=hero]{object-position:50% 100%}
@media(max-width:900px) and (orientation:portrait){
 .slide.left{align-items:flex-start}
 .slide.left .cap{padding-top:calc(80px + 6vh);text-align:center;margin:0 auto}
 .slide.left .media img,.slide.left .media video{object-position:70% 100%!important}
 .slide.left .media{top:auto;bottom:0;height:55%;-webkit-mask-image:linear-gradient(180deg,transparent,#000 30%);mask-image:linear-gradient(180deg,transparent,#000 30%)}
 .slide.left{background:#050505}
}
/* polish */
.slide:has(video[poster*=hero]),.slide:has(img[src*=facade]){background:#02112f}
.slide:has(video[poster*=hero]) .media,.slide:has(img[src*=facade]) .media{top:11%}
.slide:has(video[poster*=hero]) .cap{padding-top:calc(96px + 4vh)}
.slide:has(img[src*=board]) .cap::before{content:"";position:absolute;z-index:-1;inset:-12% -10%;background:radial-gradient(ellipse at center,rgba(0,0,0,.82),rgba(0,0,0,.55) 45%,rgba(0,0,0,0) 72%);pointer-events:none}
.slide:has(img[src*=board]) .media img{object-position:50% 85%!important}
@media(max-width:900px) and (orientation:portrait){.slide.left .cap{align-self:flex-start}.slide:has(video[poster*=hero]) .media{top:18%}}
@media(max-height:740px) and (min-width:901px){.slide:has(video[poster*=hero]) .media{top:17%}}
@media(max-height:740px) and (min-width:901px){.slide:has(video[poster*=hero]) .cap{padding-top:calc(96px + 1vh)}}