:root{
  --navy:#063d57;--navy-dark:#072b3c;--navy-deep:#051f2c;--ink:#17242d;
  --muted:#657680;--line:#dce4e8;--soft:#f3f6f7;--blue-soft:#eaf2f5;--white:#fff;
  --max:1240px;--shadow:0 18px 45px rgba(8,34,48,.10);
}
*{box-sizing:border-box}html{scroll-behavior:smooth}
body{margin:0;font-family:"Avenir Next","Segoe UI",Arial,sans-serif;color:var(--ink);background:#fff;line-height:1.55;-webkit-font-smoothing:antialiased}
img{display:block;max-width:100%}a{color:inherit;text-decoration:none}button{font:inherit}
.container{width:min(var(--max),calc(100% - 44px));margin:0 auto}
.section{padding:96px 0}.section.tight{padding:72px 0}.section.soft{background:var(--soft)}.section.dark{background:var(--navy-deep);color:#fff}
.eyebrow{display:inline-block;margin-bottom:13px;color:var(--navy);font-size:.75rem;font-weight:850;letter-spacing:.14em;text-transform:uppercase}.section.dark .eyebrow{color:#bed2da}
h1,h2,h3{margin:0 0 18px;line-height:1.06;letter-spacing:-.03em}h1{font-size:clamp(3rem,6vw,6rem);font-weight:650}h2{font-size:clamp(2.15rem,4.2vw,3.7rem);font-weight:650}h3{font-size:1.35rem}
p{margin:0 0 18px}.lead{font-size:clamp(1.08rem,2vw,1.34rem);line-height:1.65}.muted{color:var(--muted)}.section-title{max-width:830px;margin-bottom:46px}
.topbar{position:fixed;inset:0 0 auto 0;z-index:1000;transition:.2s ease}.topbar.scrolled{background:rgba(255,255,255,.97);box-shadow:0 8px 28px rgba(0,0,0,.08);backdrop-filter:blur(10px)}
.nav{height:84px;display:flex;align-items:center;justify-content:space-between;gap:24px}.brand img{height:40px;width:auto}.topbar:not(.scrolled) .brand img{filter:brightness(0) invert(1)}
.navlinks{display:flex;align-items:center;gap:24px;font-size:.92rem;font-weight:700}.topbar:not(.scrolled) .navlinks{color:#fff}.navlinks a{opacity:.9}.navlinks a:hover{opacity:1}.nav-cta{padding:10px 16px;border:1px solid currentColor;border-radius:999px}
.menu-btn{display:none;background:none;border:0;font-size:1.55rem;padding:8px;cursor:pointer}.topbar:not(.scrolled) .menu-btn{color:#fff}
.hero{min-height:790px;background-color:var(--navy-deep);display:flex;align-items:flex-end;color:#fff;position:relative;overflow:hidden}
.hero-inner{padding:175px 0 94px;max-width:1040px}.hero .eyebrow{color:#d9e8ee}.hero h1{max-width:1000px}.hero .lead{max-width:810px;color:#edf4f7}
.hero-actions{display:flex;gap:13px;flex-wrap:wrap;margin-top:32px}
.btn{min-height:50px;padding:0 20px;border-radius:4px;display:inline-flex;align-items:center;justify-content:center;font-weight:800;font-size:.94rem;border:1px solid transparent;transition:.2s ease}
.btn.primary{background:#fff;color:var(--navy)}.btn.primary:hover{background:#eef4f6;transform:translateY(-1px)}.btn.outline{border-color:rgba(255,255,255,.72);color:#fff}.btn.outline:hover{background:rgba(255,255,255,.10)}.btn.navy{background:var(--navy);color:#fff}.btn.navy:hover{background:var(--navy-dark)}
.stats{display:grid;grid-template-columns:repeat(4,1fr);border-bottom:1px solid var(--line)}.stat{padding:30px 24px;border-right:1px solid var(--line)}.stat:first-child{padding-left:0}.stat:last-child{border-right:0}.stat strong{display:block;color:var(--navy);font-size:1.95rem;line-height:1;margin-bottom:8px}.stat span{color:var(--muted);font-size:.9rem}
.two-paths{display:grid;grid-template-columns:1fr 1fr;gap:22px}.path{min-height:470px;border-radius:8px;overflow:hidden;position:relative;display:flex;align-items:flex-end;box-shadow:var(--shadow)}.path:before{content:"";position:absolute;inset:0;background:linear-gradient(0deg,rgba(5,35,48,.97) 0%,rgba(5,35,48,.48) 56%,rgba(5,35,48,.02) 100%)}
.path.develop{background:url("assets/development-feature.webp") center/cover no-repeat}.path.rent{background:url("assets/rent-feature.webp") center/cover no-repeat}.path-content{position:relative;color:#fff;padding:34px}.path-label{font-size:.74rem;text-transform:uppercase;letter-spacing:.13em;font-weight:850;opacity:.83;margin-bottom:8px}.path h3{font-size:2rem;margin-bottom:10px}.path p{max-width:490px;color:#e9f0f3}.path .arrow{font-weight:850;margin-top:17px}
.split{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:center}.photo-card{border-radius:8px;overflow:hidden;box-shadow:var(--shadow)}.photo-card img{width:100%;height:540px;object-fit:cover}
.checks{display:grid;gap:12px;margin:25px 0 31px}.check{display:flex;align-items:flex-start;gap:12px}.check:before{content:"";width:9px;height:9px;border-radius:50%;background:var(--navy);margin-top:.55rem;flex:0 0 9px}
.finance-band{background:var(--navy);color:#fff}.finance-intro{display:grid;grid-template-columns:1.1fr .9fr;gap:60px;align-items:center}.finance-intro .eyebrow{color:#c1d6de}.finance-intro p{color:#dce8ed}.finance-metrics{display:grid;grid-template-columns:1fr 1fr;gap:12px}.finance-metric{padding:28px;border:1px solid rgba(255,255,255,.25);border-radius:7px;background:rgba(255,255,255,.05)}.finance-metric strong{display:block;font-size:clamp(2.3rem,4vw,4rem);line-height:1;margin-bottom:9px}.finance-metric span{display:block;color:#dbe7eb;font-size:.91rem}.finance-metric.full{grid-column:1/span 2}.finance-note{margin-top:25px;font-size:.79rem;color:#bad0d8!important}.finance-note a{text-decoration:underline}
.preview-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:12px}.preview-grid figure{margin:0;border-radius:7px;overflow:hidden;background:#ddd}.preview-grid img{width:100%;height:auto;transition:.25s ease}.preview-grid figure:hover img{transform:scale(1.015)}
.approach-grid{display:grid;grid-template-columns:repeat(4,1fr);border-top:1px solid rgba(255,255,255,.24)}.approach{padding:34px 26px 34px 0;margin-right:26px;border-right:1px solid rgba(255,255,255,.18)}.approach:last-child{border-right:0;margin-right:0}.approach .num{display:block;font-size:.76rem;letter-spacing:.13em;font-weight:850;color:#a9c3ce;margin-bottom:20px}.approach h3{font-size:1.25rem}.approach p{color:#cbd9df;font-size:.95rem}
.leadership{display:grid;grid-template-columns:.7fr 1.3fr;gap:54px;align-items:start}.leadership-rule{height:3px;background:var(--navy);width:64px;margin:8px 0 24px}.leadership-copy p{font-size:1.12rem;line-height:1.7}
.page-hero{padding:178px 0 100px;background-color:var(--navy-deep);color:#fff;background:linear-gradient(90deg,rgba(4,36,51,.95),rgba(4,36,51,.52)),url("assets/development-feature.webp") center/cover no-repeat}
.page-hero.rent{background:linear-gradient(90deg,rgba(4,36,51,.94),rgba(4,36,51,.45)),url("assets/rent-feature.webp") center/cover no-repeat}.page-hero.portfolio{background:linear-gradient(90deg,rgba(4,36,51,.92),rgba(4,36,51,.38)),url("assets/hero.webp") center/cover no-repeat}
.page-hero .eyebrow{color:#d9e8ee}.page-hero h1{max-width:1000px;font-size:clamp(2.9rem,5.8vw,5.3rem)}.page-hero .lead{max-width:820px;color:#edf4f7}
.process{display:grid;grid-template-columns:repeat(5,1fr);gap:10px;counter-reset:step}.process-step{padding:24px 20px;border-top:3px solid var(--navy);background:#fff;border-radius:4px;box-shadow:0 9px 26px rgba(0,0,0,.05)}.process-step:before{counter-increment:step;content:"0" counter(step);display:block;color:var(--navy);font-weight:900;font-size:.78rem;letter-spacing:.09em;margin-bottom:18px}.process-step strong{display:block;margin-bottom:8px}.process-step span{color:var(--muted);font-size:.9rem}
.cap-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}.cap{padding:28px;border:1px solid var(--line);border-radius:7px;background:#fff}.cap h3{color:var(--navy)}.cap p{color:var(--muted);font-size:.95rem}
.cmhc-explain{display:grid;grid-template-columns:.9fr 1.1fr;gap:60px;align-items:start}.cmhc-panel{padding:32px;background:var(--blue-soft);border-radius:8px;border:1px solid #d9e7ec}.cmhc-panel h3{color:var(--navy);font-size:1.5rem}.cmhc-panel .big{font-size:2.8rem;color:var(--navy);font-weight:850;line-height:1;margin:20px 0 8px}.cmhc-panel small{display:block;color:var(--muted);line-height:1.5}
.portfolio-grid-full{display:grid;grid-template-columns:repeat(3,1fr);gap:16px}.portfolio-card{margin:0;background:#fff;border:1px solid var(--line);border-radius:7px;overflow:hidden;box-shadow:0 8px 24px rgba(8,34,48,.05)}.portfolio-open{border:0;background:#fff;padding:0;width:100%;cursor:zoom-in}.portfolio-open img{width:100%;height:auto}.portfolio-count{display:inline-flex;padding:8px 12px;border-radius:999px;background:var(--blue-soft);color:var(--navy);font-weight:800;font-size:.82rem}
.lightbox{position:fixed;inset:0;z-index:2000;background:rgba(0,0,0,.92);display:none;align-items:center;justify-content:center;padding:28px}.lightbox.open{display:flex}.lightbox img{max-width:min(96vw,1900px);max-height:90vh;object-fit:contain}.lightbox-close{position:absolute;top:18px;right:22px;border:0;background:rgba(255,255,255,.12);color:#fff;width:44px;height:44px;border-radius:50%;font-size:1.5rem;cursor:pointer}
.notice{padding:18px 20px;background:#edf3f5;border-left:4px solid var(--navy);border-radius:4px;color:#34515e}.contact-block{display:grid;gap:10px}.contact-block a{font-weight:800;color:var(--navy)}
.cta{padding:50px;border-radius:9px;background:var(--navy);color:#fff;display:flex;justify-content:space-between;align-items:center;gap:40px}.cta h2{font-size:clamp(1.9rem,3.5vw,3rem);max-width:760px}.cta p{color:#d8e6ec;max-width:730px}.cta-actions{display:flex;gap:12px;flex-wrap:wrap;flex:0 0 auto}
.footer{background:#071f2b;color:#d8e5ea;padding:64px 0 28px}.footer-grid{display:grid;grid-template-columns:1.45fr 1fr 1fr;gap:52px}.footer .brand img{filter:brightness(0) invert(1);height:42px;margin-bottom:20px}.footer h4{margin:0 0 12px;color:#fff}.footer a:hover{color:#fff}.footer-bottom{border-top:1px solid rgba(255,255,255,.15);margin-top:40px;padding-top:20px;font-size:.83rem;color:#94aab4}
@media(max-width:980px){.navlinks{display:none}.menu-btn{display:block}.navlinks.open{display:flex;position:absolute;top:76px;left:20px;right:20px;flex-direction:column;align-items:flex-start;gap:0;background:#fff;color:var(--ink)!important;padding:10px;box-shadow:var(--shadow);border-radius:8px}.navlinks.open a{width:100%;padding:13px 12px}.two-paths,.split,.leadership,.finance-intro,.cmhc-explain{grid-template-columns:1fr}.preview-grid,.portfolio-grid-full{grid-template-columns:repeat(2,1fr)}.approach-grid{grid-template-columns:repeat(2,1fr)}.approach:nth-child(2){border-right:0}.process{grid-template-columns:repeat(2,1fr)}.cap-grid{grid-template-columns:1fr}.stats{grid-template-columns:repeat(2,1fr)}.stat:nth-child(2){border-right:0}.cta{flex-direction:column;align-items:flex-start}.footer-grid{grid-template-columns:1fr 1fr}}
@media(max-width:640px){.container{width:min(var(--max),calc(100% - 28px))}.section{padding:74px 0}.nav{height:72px}.brand img{height:34px}.hero{min-height:720px}.hero-inner{padding:138px 0 66px}.hero-actions,.cta-actions{width:100%;flex-direction:column}.btn{width:100%}.stats{grid-template-columns:1fr}.stat{border-right:0;border-bottom:1px solid var(--line);padding:22px 0}.two-paths{grid-template-columns:1fr}.path{min-height:390px}.photo-card img{height:360px}.finance-metrics{grid-template-columns:1fr}.finance-metric.full{grid-column:auto}.preview-grid,.portfolio-grid-full{grid-template-columns:1fr}.approach-grid{grid-template-columns:1fr}.approach{border-right:0;border-bottom:1px solid rgba(255,255,255,.16);margin-right:0;padding-right:0}.process{grid-template-columns:1fr}.cta{padding:34px 24px}.footer-grid{grid-template-columns:1fr}}


/* Performance helpers */
.portfolio-card,.preview-grid figure{content-visibility:auto;contain-intrinsic-size:600px 340px}
img{height:auto}

.hero-picture{position:absolute;inset:0;display:block;z-index:0}
.hero-media{width:100%;height:100%;object-fit:cover;display:block}
.hero:after{content:"";position:absolute;inset:0;z-index:1;background:linear-gradient(90deg,rgba(4,36,51,.95) 0%,rgba(4,36,51,.79) 43%,rgba(4,36,51,.22) 100%)}
.hero-inner{position:relative;z-index:2}