@font-face{font-family:Geist;src:url('/assets/fonts/Geist-Variable.woff2') format('woff2');font-weight:100 900;font-display:swap}@font-face{font-family:Newsreader;src:url('/assets/fonts/Newsreader-Variable.woff2') format('woff2');font-weight:200 800;font-display:swap}
:root{--forest:#103a2e;--forest-deep:#08261f;--gold:#b58a35;--gold-text:#8f681e;--gold-on-dark:#d3ad67;--ivory:#f7f4ed;--mist:#edf0ec;--ink:#18221e;--muted:#55625b;--line:#cdd5cc;--shell:1200px}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:110px}body{margin:0;background:var(--ivory);color:var(--ink);font:1.0625rem/1.6 Geist,Arial,sans-serif;-webkit-font-smoothing:antialiased}h1,h2,h3{font-family:Newsreader,Georgia,serif;color:var(--forest-deep);font-weight:520;line-height:1.12;margin:0 0 1.25rem;overflow-wrap:break-word}h1{font-size:clamp(2.5rem,5vw,5rem);letter-spacing:-.02em}h2{font-size:clamp(2rem,3.2vw,3rem)}h3{font-size:1.65rem}p{margin:0 0 1rem}a{color:inherit;text-underline-offset:.22em}button,input,select,textarea{font:inherit}button,a,summary{-webkit-tap-highlight-color:transparent}button{cursor:pointer}button:disabled{cursor:default}a:focus-visible,button:focus-visible,summary:focus-visible,input:focus-visible,select:focus-visible,textarea:focus-visible{outline:3px solid var(--forest);outline-offset:4px}.contact-band a:focus-visible,.site-footer a:focus-visible{outline-color:#f7f4ed}img{display:block;width:100%;height:auto}figure{margin:0}[hidden]{display:none!important}.shell{width:min(calc(100% - 80px),var(--shell));margin-inline:auto}.section{padding-block:72px}.eyebrow{color:var(--forest);font-size:.875rem;line-height:1.4;font-weight:650;letter-spacing:.075em;text-transform:uppercase;margin-bottom:1.15rem}.lead{font-size:1.2rem;line-height:1.55;max-width:39rem}.button{display:inline-flex;gap:1rem;align-items:center;justify-content:center;padding:14px 21px;min-height:50px;border:1px solid var(--forest);border-radius:3px;background:var(--forest);color:var(--ivory);font-size:1rem;line-height:1.35;font-weight:560;text-decoration:none;text-align:center}.button:hover{background:var(--forest-deep)}.button.secondary{color:var(--forest);background:transparent}.button.secondary:hover{background:#e7eadd}.button.small{padding:10px 15px;min-height:44px;font-size:.9375rem}.actions{display:flex;flex-wrap:wrap;gap:12px;margin-top:1.75rem}.text-link{font-weight:550;text-decoration:none;border-bottom:1px solid var(--gold);padding-bottom:4px}.text-link:hover{color:var(--forest);border-color:var(--forest)}.email{font-size:1.125rem;font-weight:560;overflow-wrap:anywhere}.skip-link{position:fixed;top:12px;left:12px;z-index:1000;transform:translateY(-200%);padding:12px;background:var(--ivory)}.skip-link:focus{transform:none}.review-bar{padding:8px 20px;text-align:center;font-size:.8125rem;line-height:1.4;color:var(--ivory);background:var(--forest-deep)}.site-header{position:sticky;top:0;z-index:50;border-bottom:1px solid var(--line);background:var(--ivory)}.header-inner{display:flex;align-items:center;justify-content:space-between;min-height:92px;gap:24px}.wordmark{--wordmark-size:36px;--wordmark-cap-height:calc(var(--wordmark-size)*.74);display:inline-flex;gap:11px;align-items:center;flex-shrink:0;color:var(--forest-deep);text-decoration:none}.wordmark-mark{display:inline-flex;align-items:baseline;height:var(--wordmark-cap-height);font:650 var(--wordmark-size)/var(--wordmark-cap-height) Newsreader,Georgia,serif;white-space:nowrap}.wordmark-mark em{color:var(--gold);font-style:normal}.wordmark-divider{height:var(--wordmark-cap-height);width:1px;background:var(--gold)}.wordmark-secondary{display:flex;flex-direction:column;justify-content:space-between;height:var(--wordmark-cap-height);font:650 calc(var(--wordmark-size)*.42)/.86 Geist,Arial,sans-serif;transform:translateY(calc(var(--wordmark-size)*-.14));white-space:nowrap}.wordmark-secondary>span:first-child{transform:translateY(calc(var(--wordmark-size)*-.055))}.wordmark-secondary>span:last-child{transform:translateY(calc(var(--wordmark-size)*.055))}.site-nav{display:flex;gap:26px;align-items:center}.site-nav>a:not(.button){font-size:.9375rem;text-decoration:none}.site-nav>a:hover{text-decoration:underline}.menu-button{display:none;min-width:50px;min-height:44px;padding:8px;background:transparent;border:1px solid var(--line);border-radius:3px;color:var(--forest);font-size:.875rem}.home-hero{display:grid;grid-template-columns:minmax(0,1fr) 340px;gap:5rem;align-items:center;padding-block:74px 82px}.home-hero h1{margin-bottom:26px}.home-hero .lead{max-width:610px}.hero-profile{border-left:1px solid var(--gold);padding:20px 0 20px 38px}.hero-profile strong{display:block;font:500 2.75rem/1.1 Newsreader,Georgia,serif;color:var(--forest);margin:18px 0}.hero-profile p{font-size:1rem;line-height:1.5;margin-bottom:18px}.hero-profile-rule{width:48px;border-top:1px solid var(--gold);margin-block:26px}.profile{background:var(--mist);border-block:1px solid var(--line)}.section-heading{margin-bottom:36px;max-width:800px}.section-heading h2{margin-bottom:0}.inline-heading{display:flex;max-width:none;justify-content:space-between;gap:24px;align-items:end}.profile-grid{display:grid;grid-template-columns:1fr 1fr;gap:28px 64px}.profile-cell{border-top:1px solid var(--line);padding-top:23px}.profile-cell h3{font-size:1.7rem;margin-bottom:12px}.profile-cell p{font-size:1rem;line-height:1.55;margin-bottom:.5rem}.criteria{margin-top:28px;border-block:1px solid var(--line)}summary{cursor:pointer;font-size:1rem;font-weight:560;padding:18px 3px}.criteria-grid{display:grid;grid-template-columns:1fr 1fr 1fr;gap:28px;padding:18px 0 24px}.criteria h3{font-size:1.4rem}.criteria p{font-size:1rem}.profile-download{margin-top:26px}.references{background:#fff}.reference-feature{display:grid;grid-template-columns:1.08fr 1fr;border:1px solid var(--line)}.reference-image{display:block;background:var(--mist);min-height:330px}.reference-image img{height:100%;object-fit:cover;max-height:430px}.reference-copy{padding:40px}.reference-copy h3{font-size:2.4rem}.facts{color:var(--forest);font-weight:600}.reference-pair{display:grid;grid-template-columns:1fr 1fr;gap:54px;margin-top:36px}.reference-text{padding-top:24px;border-top:1px solid var(--line)}.reference-text .eyebrow{max-width:430px}.reference-text h3{font-size:2rem;max-width:440px}.reference-text p{font-size:1rem}.process{background:var(--ivory)}.steps{list-style:none;padding:0;display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:44px;margin:0}.step-no{display:block;color:var(--gold-text);font-size:1rem;font-weight:600;margin-bottom:16px}.steps h3{font-size:1.65rem}.steps p{font-size:1rem}.company{padding-block:58px;background:var(--mist);border-block:1px solid var(--line)}.company-inner{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}.company h2{font-size:2.3rem;max-width:490px;margin:0}.contact-band{padding-block:60px;background:var(--forest);color:var(--ivory)}.contact-inner{display:flex;align-items:center;justify-content:space-between;gap:48px}.contact-inner>div{max-width:720px}.contact-band h2,.contact-band .eyebrow{color:var(--ivory)}.contact-band .button{background:var(--ivory);color:var(--forest);flex-shrink:0}.contact-band .email{display:inline-block;margin-top:8px}.site-footer{padding-top:48px;background:var(--forest-deep);color:var(--ivory)}.site-footer .wordmark{color:var(--ivory)}.site-footer .wordmark-secondary{color:var(--ivory)}.footer-main{display:flex;justify-content:space-between;gap:50px;padding-bottom:36px}.footer-main p{font-size:.9375rem;margin:20px 0 8px}.footer-main nav{display:grid;grid-template-columns:1fr 1fr;gap:10px 45px;align-content:start}.footer-main nav a{font-size:.9375rem;text-decoration:none}.footer-legal{border-top:1px solid #466257;padding-block:20px;display:flex;justify-content:space-between;gap:24px;font-size:.875rem}.footer-legal nav{display:flex;gap:24px}.page-intro{padding-top:36px;padding-bottom:40px}.back-link{display:inline-block;font-size:.875rem;margin-bottom:32px;text-decoration:none}.page-intro h1{max-width:1020px;font-size:clamp(2.5rem,4.5vw,4.6rem)}.page-intro .lead{max-width:900px}.exterior{max-height:580px;overflow:hidden}.exterior img{max-height:580px;object-fit:cover}.case-prose{display:grid;grid-template-columns:.8fr 1.2fr;gap:80px}.case-prose h2{font-size:2.4rem}.gallery-section{background:var(--mist)}.gallery-section>div>p{max-width:830px}.before-after-gallery{margin-top:34px;display:grid;gap:44px}.before-after-gallery h3{font-size:1.75rem}.image-pair{display:grid;grid-template-columns:1fr 1fr;gap:20px}.image-pair>div{position:relative}.image-pair span{position:absolute;top:12px;left:12px;padding:5px 12px;background:var(--forest-deep);color:var(--ivory);font-size:.875rem}.image-pair img{height:380px;object-fit:cover}.development-projects{padding-bottom:64px}.development-project{display:grid;grid-template-columns:1fr 1fr;gap:54px;align-items:center;padding-block:38px;border-top:1px solid var(--line)}.development-project img{height:330px;object-fit:contain;background:#fff}.development-project h2{font-size:2.3rem}.development-project figcaption{font-size:.875rem;color:var(--muted);margin-top:10px}.mandate{background:var(--mist)}.reference-index{padding-bottom:64px}.reference-index ul{list-style:none;margin:0;padding:0}.reference-index li{display:flex;justify-content:space-between;align-items:center;padding:28px 0;border-top:1px solid var(--line);gap:20px}.reference-index li h2{font-size:2.2rem;margin:0}.reference-index .text-link{font-weight:500;border:0}.secondary-reference{padding-top:32px;margin-top:30px;border-top:1px solid var(--line)}.secondary-reference h2{font-size:1.75rem}.cycle-steps h2{font-size:2rem}.offer-intro{padding-block:45px 25px}.offer-intro h1{font-size:3.4rem}.offer-intro .lead{margin-bottom:10px}.offer-layout{display:grid;grid-template-columns:.75fr 1.25fr;gap:66px;padding-bottom:74px;scroll-margin-top:105px}.offer-help{padding-top:24px}.offer-help h2{font-size:2rem}.offer-help p{font-size:1rem}.offer-help details{margin-top:24px;border-block:1px solid var(--line)}.offer-help h3{font-size:1.3rem;margin-top:20px}.offer-help .button{font-size:.9375rem}.offer-form{min-width:0;background:#fff;border:1px solid var(--line);padding:30px;border-radius:3px}.form-progress{display:flex;gap:30px;padding-bottom:16px;border-bottom:1px solid var(--line);font-size:1rem;color:var(--muted)}.form-progress [aria-current]{font-weight:650;color:var(--forest)}#form-status{font-size:.9375rem}#form-status:empty{margin:0}.offer-form fieldset{border:0;margin:0;padding:26px 0 0;min-width:0}.offer-form legend{font:520 1.7rem/1.25 Newsreader,Georgia,serif;padding-top:26px;color:var(--forest)}.field-grid{display:grid;grid-template-columns:1fr 1fr;gap:0 20px}.field{margin-bottom:19px;min-width:0}label{display:block;font-size:.9375rem;font-weight:550;margin-bottom:7px}input,select,textarea{display:block;width:100%;border:1px solid #7e8d82;border-radius:2px;padding:10px 12px;min-height:46px;background:#fff;color:var(--ink);font-size:1rem}textarea{resize:vertical;min-height:120px}.check-row{display:flex;align-items:flex-start;gap:12px;font-weight:400;line-height:1.45;margin:22px 0}.check-row input{width:19px;min-height:19px;height:19px;flex-shrink:0;accent-color:var(--forest);margin-top:2px}.form-note{font-size:.875rem;line-height:1.55;color:var(--muted)}.offer-form .actions{gap:10px}.text-button{border:0;background:transparent;text-decoration:underline;padding:12px;font-size:.9375rem;color:var(--forest)}#draft-result{padding-top:26px}#draft-text{margin-bottom:22px;font-size:.9375rem}.legal-copy{max-width:860px;padding-top:12px}.legal-copy h2{font-size:1.9rem;margin-top:34px}.legal-copy h3{font-size:1.45rem;margin-top:28px}.career-links{padding-top:10px}.career-links li{margin-block:24px}.site-nav .button:focus-visible{outline:3px solid var(--forest);outline-offset:3px}
@media(min-width:1500px){.home-hero{padding-block:86px 94px}}@media(max-width:1050px){.shell{width:calc(100% - 48px)}.site-nav{gap:18px}.wordmark{--wordmark-size:32px}.home-hero{gap:42px;grid-template-columns:minmax(0,1fr) 280px}.hero-profile{padding-left:28px}.reference-copy{padding:28px}.offer-layout{gap:35px}.site-nav>a:not(.button){font-size:.875rem}}
@media(max-width:880px){.site-nav{display:none;position:absolute;top:100%;left:0;right:0;background:var(--ivory);border-bottom:1px solid var(--line);padding:22px 24px;box-shadow:0 12px 20px #08261f18;flex-direction:column;align-items:stretch;gap:8px}.site-nav.is-open{display:flex}.site-nav>a:not(.button){padding:10px;font-size:1rem}.menu-button{display:block}.header-inner{min-height:80px}.home-hero{grid-template-columns:minmax(0,1fr) 230px;gap:28px;padding-block:55px}.home-hero h1{font-size:3.75rem}.hero-profile strong{font-size:2.15rem}.hero-profile p{font-size:.9375rem}.company-inner{gap:36px}.profile-grid{gap:24px 34px}.steps{gap:24px}.contact-inner{display:block}.contact-inner>.button{margin-top:26px}.reference-copy h3{font-size:2rem}.case-prose{gap:40px}.development-project{gap:28px}.offer-layout{grid-template-columns:1fr}.offer-help{padding-top:0}.offer-help>p{max-width:680px}.offer-help details{max-width:680px}.offer-form{max-width:760px;width:100%}}
@media(max-width:600px){body{font-size:1rem}.shell{width:calc(100% - 36px)}.section{padding-block:46px}.wordmark{--wordmark-size:28px;gap:8px}.header-inner{gap:12px;min-height:76px}.menu-button{font-size:0;min-width:42px;min-height:42px}.menu-button span{font-size:22px}.home-hero{grid-template-columns:1fr;padding-block:38px 40px;gap:30px}.home-hero h1{font-size:clamp(2.55rem,10vw,3.7rem);line-height:1.06;margin-bottom:20px}.lead{font-size:1.0625rem}.eyebrow{font-size:.8125rem}.home-hero .actions{display:grid;grid-template-columns:1fr;margin-top:24px;gap:10px}.hero-profile{display:none}.profile-grid{grid-template-columns:1fr;gap:20px}.profile-cell{padding-top:18px}.section-heading{margin-bottom:26px}.section-heading h2{font-size:2.15rem}.criteria-grid{grid-template-columns:1fr;gap:10px}.profile-download .button{width:100%}.inline-heading{display:block}.inline-heading>.text-link{display:inline-block;margin-top:14px}.reference-feature{grid-template-columns:1fr}.reference-image{min-height:0}.reference-image img{height:245px}.reference-copy{padding:26px 22px}.reference-copy h3{font-size:2.1rem}.reference-pair{grid-template-columns:1fr;gap:26px;margin-top:30px}.reference-text h3{font-size:1.85rem}.reference-text{padding-top:22px}.steps{grid-template-columns:1fr;gap:23px}.steps li{border-top:1px solid var(--line);padding-top:20px}.step-no{margin-bottom:10px}.steps h3{margin-bottom:10px}.steps p{margin-bottom:0}.company-inner{grid-template-columns:1fr;gap:22px}.company h2{font-size:2rem;overflow-wrap:anywhere}.company p:last-child{margin:0}.contact-band{padding-block:44px}.contact-band h2{font-size:2.05rem}.contact-band .button{width:100%}.footer-main{display:block;padding-bottom:28px}.footer-main nav{margin-top:28px;gap:14px 28px}.footer-legal{display:block;font-size:.8125rem}.footer-legal nav{margin-top:12px;gap:26px}.page-intro{padding-top:24px;padding-bottom:28px}.back-link{margin-bottom:26px}.page-intro h1{font-size:2.65rem}.exterior img{height:260px}.case-prose{grid-template-columns:1fr;gap:10px}.case-prose h2{font-size:2rem}.image-pair{gap:10px}.image-pair img{height:235px}.image-pair span{top:8px;left:8px;font-size:.8125rem;padding:3px 7px}.before-after-gallery{gap:30px}.development-project{grid-template-columns:1fr;gap:24px}.development-project img{height:auto;max-height:300px}.development-project h2{font-size:2.05rem}.reference-index li h2{font-size:1.8rem}.reference-index li>.eyebrow{font-size:.8125rem}.reference-index li>span{display:none}.offer-intro{padding-top:32px}.offer-intro h1{font-size:2.65rem}.offer-layout{gap:22px;padding-bottom:45px}.offer-help{padding:0}.offer-help h2{font-size:1.8rem}.offer-form{padding:22px 18px}.field-grid{grid-template-columns:1fr;gap:0}.offer-form .actions{display:grid;grid-template-columns:1fr}.offer-form .button{width:100%}.review-bar{padding:7px 14px;font-size:.75rem}.legal-copy h2{overflow-wrap:anywhere}.email{font-size:1rem}.section h2,.page-intro h1{hyphens:auto}}
@media(max-width:350px){.shell{width:calc(100% - 28px)}.wordmark{--wordmark-size:25px;gap:7px}.header-inner{gap:7px}.home-hero h1{font-size:2.55rem}.offer-form{padding:20px 14px}.image-pair{grid-template-columns:1fr;gap:12px}.image-pair img{height:280px}.page-intro h1{font-size:2.4rem}.button{padding:12px 15px;font-size:.9375rem}.review-bar{font-size:.75rem}.form-progress{gap:20px}.section-heading h2{font-size:2rem}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}@media print{.site-header,.site-footer,.review-bar,.menu-button{display:none}body{background:#fff}.section{padding-block:24px}.shell{width:100%}}
/* Intrinsic grid minimums must not force long German labels beyond narrow screens. */
.home-hero>*,.reference-feature>*,.reference-pair>*,.profile-grid>*,.company-inner>*,.steps>*,.case-prose>*,.development-project>*,.offer-layout>*{min-width:0}
@media(max-width:350px){.home-hero h1{font-size:2.4rem}.reference-copy{padding-inline:18px}}

.offer-form{scroll-margin-top:110px}.reference-image:empty,.exterior:empty{display:none}.reference-feature:not(:has(img)){grid-template-columns:1fr}
/* Anchor clearance is supplied by the root scroll padding only. */
.offer-form{scroll-margin-top:0}.offer-form legend{padding-top:0;margin-bottom:16px}
/* Direct submission and accessible feedback, V5.1 */
.trap{position:absolute;width:1px;height:1px;overflow:hidden;clip-path:inset(50%)}
.upload-field{padding:20px;border:1px solid var(--line,#cad5cc);background:#edf2ee;border-radius:3px}
.upload-field input[type=file]{max-width:100%;padding:12px 0;border:0;font:inherit;white-space:normal;background:transparent}
.upload-field input::file-selector-button{font:inherit;color:#103a2e;border:1px solid #103a2e;background:#f7f4ed;border-radius:2px;padding:10px;margin-right:8px;cursor:pointer}
#file-list,#form-status{overflow-wrap:anywhere}
#form-status:not(:empty){margin:0 0 24px;padding:16px;background:#edf2ee;border-left:3px solid #103a2e}
#form-status.form-error{background:#fff3ea;border-color:#85371d;color:#6b2c16}
[data-preview-note]{border-left:3px solid #8f681e;padding-left:12px}
[aria-invalid=true]{border-color:#85371d!important}
button:disabled{opacity:.65;cursor:wait}
@media(max-width:600px){.reference-copy h3,.reference-text h3{hyphens:auto}}
/* One-page composition V5.2 */
.career-grid article{min-width:0;overflow-wrap:anywhere}
.career-grid h3{hyphens:auto}
h4{font:520 1.65rem/1.18 Newsreader,Georgia,serif;color:var(--forest-deep);margin:0 0 16px;hyphens:auto}
.water-hero{position:relative;isolation:isolate;min-height:650px;display:grid;align-items:center;overflow:hidden;background:#e3e9dc}
.water-hero-image,.water-hero-shade{position:absolute;inset:0;width:100%;height:100%;z-index:-2}.water-hero-image{object-fit:cover;object-position:center 54%}.water-hero-shade{z-index:-1;background:linear-gradient(90deg,rgba(247,244,237,.97) 0%,rgba(247,244,237,.94) 28%,rgba(247,244,237,.7) 46%,rgba(247,244,237,.04) 69%)}
.water-hero-inner{padding-block:70px 78px}.water-hero h1{font-size:clamp(3.1rem,4.8vw,4.7rem);max-width:760px;margin-bottom:26px}.water-hero .lead{max-width:580px}.water-hero .hero-copy{max-width:730px}.water-hero .button.secondary{background:var(--ivory)}.hero-caption{position:absolute;right:24px;bottom:12px;margin:0;font-size:.7rem;color:#f7f4ed;background:#103a2ec9;padding:3px 8px}
.past-development{margin-top:64px;padding-top:54px;border-top:1px solid var(--line)}.past-development>.section-heading{max-width:860px}.past-development>.section-heading h3{font-size:2.5rem;margin-bottom:20px}.development-grid{display:grid;grid-template-columns:1fr 1fr;gap:44px}.development-card{min-width:0}.development-card img{height:305px;object-fit:contain;background:#f7f4ed}.development-card figcaption{font-size:.8rem;color:var(--muted);margin-block:10px 22px}.development-card p{font-size:1rem}
.notary-note{display:grid;grid-template-columns:1fr 1.2fr;gap:54px;padding:30px;background:var(--mist);margin-top:38px}.notary-note p:last-child{margin-bottom:0}.notary-note h4{font-size:1.6rem}.notary-note .eyebrow{font-size:.8rem}
.investment-cycle{margin-top:64px;padding-top:54px;border-top:1px solid var(--line)}.investment-cycle .steps{margin-top:32px}.investment-cycle .reference-image img{max-height:460px}.career-section{background:#fff}.career-grid{display:grid;grid-template-columns:1fr 1fr;gap:40px;margin-top:30px}.career-grid article{padding:28px;border:1px solid var(--line)}.career-grid h3{font-size:1.9rem}.career-grid a{display:inline-block}.offer-section{padding-top:20px;background:var(--forest);color:var(--ivory)}.offer-intro h2{font-size:3.4rem}.offer-help>h3{font-size:2rem}.contact-details{margin-top:30px;padding-top:8px;border-top:1px solid var(--line)}.contact-details p{font-size:1rem}.contact-details h3{font-size:1.7rem}.site-nav{gap:20px}
/* Keep the expanded menu scrollable in short, zoomed viewports; reserve extra space for the review banner. */
@media(max-width:1180px){.site-nav{--nav-viewport-reserve:112px;display:none;position:absolute;top:100%;left:0;right:0;background:var(--ivory);border-bottom:1px solid var(--line);padding:22px 24px;box-shadow:0 12px 20px #08261f18;flex-direction:column;align-items:stretch;gap:8px;max-height:calc(100vh - var(--nav-viewport-reserve));max-height:calc(100dvh - var(--nav-viewport-reserve));overflow-y:auto;overscroll-behavior-y:contain;scroll-padding-block:8px}.review-mode .site-nav{--nav-viewport-reserve:160px}.site-nav.is-open{display:flex}.site-nav>a{flex-shrink:0}.site-nav>a:not(.button){padding:10px;font-size:1rem}.menu-button{display:block}}
@media(max-width:880px){.water-hero{min-height:620px}.water-hero-shade{background:linear-gradient(90deg,#f7f4edf2 0%,#f7f4edde 42%,#f7f4ed30 100%)}.water-hero h1{font-size:3.6rem}.water-hero .lead{max-width:490px}.notary-note{gap:28px}.offer-layout{display:flex;flex-direction:column}.offer-form{order:0}.offer-help{order:1}.development-card img{height:240px}}
@media(max-width:600px){.water-hero{display:flex;flex-direction:column;min-height:0;background:var(--ivory)}.water-hero-image{position:relative;order:1;z-index:0;height:250px;object-position:63% center}.water-hero-shade{display:none}.water-hero-inner{padding-block:36px;order:0}.water-hero h1{font-size:clamp(2.4rem,10vw,3.6rem);line-height:1.06}.water-hero .actions{display:grid;grid-template-columns:1fr}.hero-caption{z-index:1;right:12px;bottom:10px}.past-development,.investment-cycle{margin-top:40px;padding-top:35px}.past-development>.section-heading h3{font-size:2.05rem}.development-grid,.career-grid{grid-template-columns:1fr;gap:32px}.development-card img{height:auto;max-height:320px}.notary-note{grid-template-columns:1fr;gap:12px;padding:24px 20px}.career-grid article{padding:22px}.career-grid h3{font-size:1.7rem}.offer-intro h2{font-size:2.65rem}.investment-cycle .steps{margin-top:26px}.reference-copy h3{hyphens:auto}}

/* Shared reference composition, V5.5. Every image has the same 3:2 frame. */
.project-row,.project-note{display:grid;grid-template-columns:minmax(0,44fr) minmax(0,56fr);gap:52px;align-items:center;padding-block:44px;border-top:1px solid var(--line)}
.reference-list>.project-row:first-child{border-top:0;padding-top:8px}
.project-row>*,.project-note>*{min-width:0}
.project-media{aspect-ratio:3/2;overflow:hidden;background:var(--ivory)}
.project-media img{width:100%;height:100%;object-fit:cover;object-position:center}
#apfelgarten .project-media img{object-position:50% 65%}
/* Keep the original path and roof in a 990 x 660 crop; only soften the dry groundcover locally. */
#regensburg .project-media{position:relative;overflow:clip}
#regensburg .project-media img{position:absolute;left:0;top:-8.78787879%;width:110.50505051%;height:108.78787879%;max-width:none;object-fit:fill;filter:brightness(1.09) contrast(.96) saturate(1.03)}
#regensburg .groundcover-retouch{mask-image:radial-gradient(ellipse 10.5% 6% at 27.5% 100%,#000 62%,transparent 100%);pointer-events:none}
#investmentzyklus .project-media{position:relative}
/* Crop the original 1024 x 769 image to x35/y40/w840/h560 without redrawing it. */
#investmentzyklus .project-media img{position:absolute;left:-4.16666667%;top:-7.14285714%;width:121.9047619%;height:137.3214286%;max-width:none;object-fit:fill;filter:brightness(1.06) contrast(.98) saturate(.98)}
.project-copy h3,.project-note h3{font-size:clamp(1.85rem,2.8vw,2.45rem);line-height:1.12;hyphens:auto}
.project-copy .eyebrow,.project-note .eyebrow{margin-bottom:14px}
.project-copy p:last-child,.project-note p:last-child{margin-bottom:0}
.project-copy .image-caption{font-size:.875rem;color:var(--muted);margin-top:22px}
.project-note{align-items:start}
.reference-list>.cycle-steps{border-top:1px solid var(--line);padding-top:30px}
.cycle-steps h4{font-size:1.65rem}
/* Restore the dark-green offer surface while keeping the form easy to read. */
.offer-intro{padding-block:52px 32px}
.offer-intro h2,.offer-help h3{color:var(--ivory)}
.offer-intro .eyebrow{color:var(--gold-on-dark)}
.offer-help details,.offer-help .contact-details{border-color:#688075}
.offer-help .form-note{color:#d8e3dc}
.offer-help .button.secondary{background:transparent;color:var(--ivory);border-color:#b9cdbf}
.offer-help .button.secondary:hover{background:var(--ivory);color:var(--forest)}
.offer-help a:focus-visible,.offer-help summary:focus-visible{outline-color:var(--gold-on-dark)}
.offer-help summary:hover,.offer-help .email:hover{color:var(--gold-on-dark)}
.offer-form{color:var(--ink);border-color:#d9e2d9;box-shadow:0 14px 40px #08261f26}
@media(max-width:1050px){.project-row,.project-note{gap:32px}}
@media(max-width:760px){.project-row,.project-note{grid-template-columns:1fr;gap:24px;padding-block:34px}.project-copy h3,.project-note h3{font-size:2rem}.project-copy .image-caption{margin-top:16px}.project-note{gap:14px}.reference-list>.cycle-steps{grid-template-columns:1fr;gap:24px}.reference-list>.cycle-steps li{border-top:0;padding-top:0}.offer-intro{padding-block:32px 24px}}

/* Acquisition criteria and regional focus, V5.6. */
.acquisition-layout{display:grid;grid-template-columns:minmax(0,56fr) minmax(0,44fr);gap:64px;align-items:start}
.acquisition-layout>*{min-width:0}
.acquisition-details{display:grid;grid-template-columns:1fr;gap:26px}
.acquisition-details .profile-cell{padding-top:20px}
.acquisition-details .profile-cell p:last-child{margin-bottom:0}
.regional-focus{border-left:1px solid var(--gold);padding:20px 0 20px 36px}
.regional-focus h3.eyebrow{font-family:Geist,Arial,sans-serif;font-size:.875rem;font-weight:650;line-height:1.4;letter-spacing:.075em;color:var(--gold-text);margin:0 0 24px}
.regional-focus strong{display:block;font:500 2rem/1.12 Newsreader,Georgia,serif;color:var(--forest);overflow-wrap:break-word}
.regional-focus .region-primary strong{font-size:2.75rem;letter-spacing:-.01em}
.regional-focus p{margin:0}
.regional-focus p>span{display:block;font-size:1rem;line-height:1.5;color:var(--muted);margin-top:10px}
.region-rule{width:48px;border-top:1px solid var(--gold);margin-block:28px}
.regional-focus .region-selective{font-size:1rem;line-height:1.5;color:var(--muted);max-width:340px;margin-top:28px}
@media(max-width:1050px){.acquisition-layout{gap:40px}.regional-focus{padding-left:28px}.regional-focus .region-primary strong{font-size:2.4rem}.regional-focus strong{font-size:1.85rem}}
@media(max-width:800px){.acquisition-layout{grid-template-columns:1fr;gap:32px}.regional-focus{padding:24px 28px;border-left:2px solid var(--gold);background:var(--ivory)}.regional-focus .region-primary strong{font-size:2.4rem}.regional-focus .region-selective{max-width:560px}.acquisition-details{gap:22px}}
@media(max-width:380px){.regional-focus{padding:22px}.regional-focus .region-primary strong{font-size:2.15rem}.regional-focus strong{font-size:1.75rem}}

/* Only the courtyard receives the retouched light; original architecture stays visible. */
#notariat .project-media{position:relative;overflow:clip}
#notariat .courtyard-light{position:absolute;inset:0;clip-path:polygon(43.4% 95.25%,69.3% 91.1%,80.6% 87.1%,100% 88.3%,100% 100%,58.5% 100%);pointer-events:none}

/* Keep the existing sky and reveal a little more original paving with a 1.5% zoom-out. */
#notariat .sky-original,#notariat .courtyard-light,#notariat .paving-edge{position:absolute;inset:auto;left:.75%;top:3.90625%;width:98.5%;height:98.5%}
#notariat .sky-original,#notariat .edge-original{mask-image:linear-gradient(to bottom,transparent 0,#000 1.58629442%,#000 100%)}
/* Continue only the adjacent edge pixels across the tiny side gaps. */
#notariat .paving-edge{transform:scaleX(-1);pointer-events:none}
#notariat .paving-edge.edge-left{left:-97.75%}
#notariat .paving-continuation{position:absolute;left:.75%;top:3.90625%;width:99.52604167%;height:98.5%;object-fit:fill;pointer-events:none;mask-image:linear-gradient(to right,transparent 98.19587629%,#000 98.96907216%,#000 100%)}

/* The acquisition process continues the profile and leads directly to submission. */
.profile-process{margin-top:48px;padding-top:42px;border-top:1px solid var(--line);background:transparent}
.process-intro{max-width:760px;margin:20px 0 0;font-size:1.0625rem;line-height:1.6}
.profile-process .actions{margin-top:28px}
@media(max-width:600px){.profile-process{margin-top:36px;padding-top:32px}.process-intro{font-size:1rem;margin-top:18px}.profile-process .button{width:100%}}

/* General enquiries stay secondary to the property offer. */
.general-contact{scroll-margin-top:120px}
.general-contact>summary{color:var(--ivory);padding-block:18px}
.general-contact-content{padding:4px 0 22px}
.contact-form{min-width:0}
.offer-layout:has(.general-contact[open])>.offer-form{align-self:start}
.contact-form fieldset{border:0;padding:0;margin:0;min-width:0}
.contact-form .form-note{font-size:.875rem}
.contact-form [data-contact-status]:not(:empty){margin-bottom:18px;font-size:.9375rem}
.contact-form [data-contact-status].form-error{padding:12px;background:#fff3ea;border-left:3px solid #85371d;color:#6b2c16}
.contact-form [data-contact-submit]{background:var(--ivory);color:var(--forest);border-color:var(--ivory)}
.contact-form [data-contact-submit]:hover{background:#e7eadd}
.contact-form input:focus-visible,.contact-form textarea:focus-visible,.contact-form button:focus-visible{outline-color:var(--gold-on-dark)}
.contact-email-note{margin-top:20px;margin-bottom:5px}
.visually-hidden{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip-path:inset(50%);white-space:nowrap;border:0}
@media(max-width:600px){.general-contact{scroll-margin-top:94px}.contact-form [data-contact-submit]{width:100%}}

/* Separately readable objection notice before each submit action. */
.objection-note{padding-top:12px;border-top:1px solid currentColor}