:root{
    --ink:#1B231D;
    --paper:#EDE4CE;
    --paper-2:#E4D9BC;
    --clay:#9C4A2E;
    --brass:#B08D57;
    --steel:#2B3A4A;
    --sage:#6B7A63;
    --paper-faint: rgba(237,228,206,0.55);
  }
  *{box-sizing:border-box; margin:0; padding:0;}
  html{scroll-behavior:smooth;}
  body{
    background:var(--paper);
    color:var(--ink);
    font-family:'Inter', sans-serif;
    -webkit-font-smoothing:antialiased;
  }
  a{color:inherit;}
  .mono{font-family:'IBM Plex Mono', monospace;}

  /* ---------- NAV ---------- */
  header{
    position:sticky; top:0; z-index:50;
    display:flex; align-items:center; justify-content:space-between;
    padding:22px 48px;
    background:var(--paper);
    border-bottom:1px solid rgba(27,35,29,0.15);
  }
  .brand{
    display:flex; align-items:center; gap:12px;
    font-family:'Fraunces', serif;
    font-weight:600;
    font-size:1.15rem;
    letter-spacing:0.01em;
  }
  .brand-mark{
    width:38px; height:38px;
    border:1.5px solid var(--ink);
    position:relative;
    flex-shrink:0;
    display:flex;
    align-items:center;
    justify-content:center;
  }
  .brand-mark svg{
    width:24px; height:24px;
    display:block;
  }
  nav{display:flex; gap:36px; font-size:0.86rem;}
  nav a{
    text-decoration:none;
    letter-spacing:0.03em;
    text-transform:uppercase;
    font-size:0.72rem;
    font-weight:500;
    color:var(--steel);
    border-bottom:1px solid transparent;
    padding-bottom:3px;
    transition:border-color .2s ease, color .2s ease;
  }
  nav a:hover{border-color:var(--clay); color:var(--clay);}
  @media (max-width:820px){ nav{display:none;} }

  /* ---------- HERO ---------- */
  .hero{
    position:relative;
    background:var(--ink);
    color:var(--paper);
    padding:120px 48px 0;
    min-height:88vh;
    display:flex;
    flex-direction:column;
    justify-content:center;
    overflow:hidden;
  }
  .plat-grid{
    position:absolute; inset:0;
    opacity:0.55;
    pointer-events:none;
  }
  .hero-marquee{
    position:relative;
    width:100%;
    height:190px;
    overflow:hidden;
    margin-bottom:52px;
    border-top:1px solid rgba(176,141,87,0.4);
    border-bottom:1px solid rgba(176,141,87,0.4);
  }
  .hero-marquee::after{
    content:'';
    position:absolute; inset:0;
    background:linear-gradient(180deg, rgba(27,35,29,0.15) 0%, rgba(27,35,29,0.05) 40%, rgba(27,35,29,0.15) 100%);
    pointer-events:none;
    z-index:1;
  }
  .marquee-track{
    display:flex;
    gap:1px;
    height:100%;
    animation:marquee-scroll 46s linear infinite;
    will-change:transform;
  }
  @keyframes marquee-scroll{
    from{ transform:translateX(0); }
    to{ transform:translateX(-50%); }
  }
  .hotel-tile{
    flex-shrink:0;
    width:280px;
    height:100%;
    position:relative;
  }
  .hotel-tile img{
    display:block;
    width:100%;
    height:100%;
    object-fit:cover;
    filter:saturate(0.9) contrast(1.03);
  }
  .hotel-tile-label{
    position:absolute;
    left:0; right:0; bottom:0;
    padding:10px 16px 8px;
    background:linear-gradient(0deg, rgba(27,35,29,0.85) 0%, rgba(27,35,29,0) 100%);
    font-family:'IBM Plex Mono', monospace;
    font-size:0.66rem;
    letter-spacing:0.04em;
    text-transform:uppercase;
    color:var(--brass);
    white-space:nowrap;
  }
  .hotel-tile-label span{
    display:block;
    color:rgba(237,228,206,0.75);
    font-size:0.62rem;
    margin-top:2px;
  }
  @media (prefers-reduced-motion: reduce){
    .marquee-track{ animation:none; }
  }
  .hero-inner{
    position:relative; z-index:2;
    max-width:1180px;
    margin:0 auto;
    width:100%;
    padding:90px 0 70px;
  }
  .coord-corner{
    position:absolute;
    font-size:0.68rem;
    letter-spacing:0.06em;
    color:var(--brass);
    z-index:3;
  }
  .coord-tl{top:28px; left:48px;}
  .coord-tr{top:28px; right:48px; text-align:right;}
  .coord-bl{bottom:28px; left:48px;}
  .coord-br{bottom:28px; right:48px; text-align:right;}
  .eyebrow{
    font-family:'IBM Plex Mono', monospace;
    font-size:0.75rem;
    letter-spacing:0.14em;
    text-transform:uppercase;
    color:var(--brass);
    margin-bottom:26px;
    display:flex; align-items:center; gap:14px;
  }
  .eyebrow::before{
    content:'';
    width:34px; height:1px;
    background:var(--brass);
    display:inline-block;
  }
  h1{
    font-family:'Fraunces', serif;
    font-weight:400;
    font-size:clamp(2.4rem, 5.4vw, 4.6rem);
    line-height:1.04;
    max-width:900px;
    letter-spacing:-0.01em;
  }
  h1 em{
    font-style:italic;
    font-weight:300;
    color:var(--brass);
  }
  .hero-sub{
    margin-top:30px;
    max-width:560px;
    font-size:1.05rem;
    line-height:1.65;
    color:rgba(237,228,206,0.78);
  }
  .hero-cta{
    margin-top:44px;
    display:flex; gap:18px; flex-wrap:wrap; align-items:center;
  }
  .btn{
    font-family:'Inter', sans-serif;
    font-size:0.82rem;
    font-weight:600;
    letter-spacing:0.02em;
    padding:15px 30px;
    text-decoration:none;
    display:inline-block;
    transition:all .2s ease;
  }
  .btn-primary{
    background:var(--brass); color:var(--ink);
    border:1px solid var(--brass);
  }
  .btn-primary:hover{background:var(--paper); border-color:var(--paper);}
  .btn-ghost{
    border:1px solid rgba(237,228,206,0.4);
    color:var(--paper);
  }
  .btn-ghost:hover{border-color:var(--brass); color:var(--brass);}

  /* ---------- ARTICLE SECTIONS ---------- */
  .article{
    padding:110px 48px;
    max-width:1180px;
    margin:0 auto;
    border-bottom:1px solid rgba(27,35,29,0.15);
  }
  .article-head{
    display:grid;
    grid-template-columns:200px 1fr;
    gap:40px;
    margin-bottom:56px;
  }
  .article-num{
    font-family:'IBM Plex Mono', monospace;
    font-size:0.78rem;
    letter-spacing:0.08em;
    color:var(--clay);
  }
  .article-num span{
    display:block;
    color:var(--sage);
    margin-top:6px;
    font-size:0.72rem;
  }
  h2{
    font-family:'Fraunces', serif;
    font-weight:400;
    font-size:clamp(1.9rem, 3.2vw, 2.7rem);
    letter-spacing:-0.01em;
    max-width:640px;
  }
  @media (max-width:720px){
    .article-head{grid-template-columns:1fr;}
  }

  .lede{
    font-size:1.08rem;
    line-height:1.75;
    max-width:620px;
    color:var(--steel);
    margin-bottom:20px;
  }

  /* thesis grid */
  .thesis-grid{
    display:grid;
    grid-template-columns:repeat(3, 1fr);
    gap:1px;
    background:rgba(27,35,29,0.15);
    border:1px solid rgba(27,35,29,0.15);
    margin-top:20px;
  }
  .thesis-cell{
    background:var(--paper);
    padding:34px 30px;
  }
  .thesis-cell .mono{
    font-size:0.72rem;
    color:var(--clay);
    letter-spacing:0.05em;
    display:block;
    margin-bottom:14px;
  }
  .thesis-cell h3{
    font-family:'Fraunces', serif;
    font-weight:500;
    font-size:1.2rem;
    margin-bottom:10px;
  }
  .thesis-cell p{
    font-size:0.9rem;
    line-height:1.6;
    color:var(--steel);
  }
  @media (max-width:820px){ .thesis-grid{grid-template-columns:1fr;} }

  /* portfolio parcel record */
  .parcel{
    border:1px solid rgba(27,35,29,0.25);
    padding:38px;
    display:grid;
    grid-template-columns:1fr 1fr;
    gap:34px;
    background:var(--paper-2);
    position:relative;
  }
  .parcel::before{
    content:'';
    position:absolute; top:12px; left:12px; right:12px; bottom:12px;
    border:1px solid rgba(27,35,29,0.18);
    pointer-events:none;
  }
  .parcel-tag{
    font-family:'IBM Plex Mono', monospace;
    font-size:0.7rem;
    color:var(--sage);
    letter-spacing:0.06em;
    text-transform:uppercase;
    display:inline-block;
    margin-bottom:14px;
  }
  .parcel h3{
    font-family:'Fraunces', serif;
    font-weight:500;
    font-size:1.55rem;
    margin-bottom:8px;
  }
  .parcel .locale{
    color:var(--clay);
    font-size:0.92rem;
    margin-bottom:22px;
  }
  .parcel-facts{
    display:grid;
    grid-template-columns:1fr 1fr;
    gap:18px 24px;
    font-size:0.86rem;
  }
  .parcel-facts dt{
    font-family:'IBM Plex Mono', monospace;
    font-size:0.68rem;
    color:var(--sage);
    letter-spacing:0.05em;
    text-transform:uppercase;
    margin-bottom:4px;
  }
  .parcel-facts dd{color:var(--ink); font-weight:500;}
  .parcel-status{
    align-self:start;
    justify-self:end;
    text-align:right;
  }
  .status-pill{
    font-family:'IBM Plex Mono', monospace;
    font-size:0.68rem;
    letter-spacing:0.05em;
    text-transform:uppercase;
    padding:6px 14px;
    border:1px solid var(--clay);
    color:var(--clay);
    display:inline-block;
  }
  .parcel-note{
    margin-top:22px;
    font-size:0.88rem;
    line-height:1.6;
    color:var(--steel);
    border-top:1px solid rgba(27,35,29,0.15);
    padding-top:18px;
  }
  @media (max-width:760px){
    .parcel{grid-template-columns:1fr;}
    .parcel-status{justify-self:start; text-align:left; margin-top:10px;}
  }

  .parcel-grid{
    display:grid;
    grid-template-columns:1fr 1fr;
    gap:1px;
    background:rgba(27,35,29,0.2);
    border:1px solid rgba(27,35,29,0.2);
  }
  .parcel-card{
    background:var(--paper-2);
    padding:32px;
    display:flex;
    flex-direction:column;
  }
  .parcel-card-top{
    display:flex;
    justify-content:space-between;
    align-items:flex-start;
    gap:16px;
    margin-bottom:16px;
  }
  .parcel-card .parcel-tag{margin-bottom:10px;}
  .parcel-card h3{
    font-family:'Fraunces', serif;
    font-weight:500;
    font-size:1.28rem;
    margin-bottom:4px;
  }
  .parcel-card .locale{
    color:var(--clay);
    font-size:0.86rem;
    margin-bottom:0;
  }
  .parcel-card .status-pill{
    flex-shrink:0;
    font-size:0.64rem;
    padding:5px 11px;
  }
  .parcel-card dl.parcel-facts{
    margin-top:18px;
    padding-top:18px;
    border-top:1px solid rgba(27,35,29,0.15);
    grid-template-columns:1fr 1fr;
    font-size:0.82rem;
  }
  @media (max-width:760px){
    .parcel-grid{grid-template-columns:1fr;}
  }

  .pipeline-row{
    display:grid;
    grid-template-columns:120px 1fr 160px 140px;
    gap:20px;
    align-items:center;
    padding:20px 0;
    border-top:1px solid rgba(27,35,29,0.15);
    font-size:0.9rem;
  }
  .pipeline-row:last-child{border-bottom:1px solid rgba(27,35,29,0.15);}
  .pipeline-row .mono{color:var(--sage); font-size:0.75rem;}
  .pipeline-status{
    font-family:'IBM Plex Mono', monospace;
    font-size:0.7rem;
    letter-spacing:0.04em;
    text-transform:uppercase;
    color:var(--sage);
  }
  @media (max-width:720px){
    .pipeline-row{grid-template-columns:1fr; gap:6px; padding:22px 0;}
  }

  /* markets map */
  .markets-wrap{
    display:grid;
    grid-template-columns:1fr 1fr;
    gap:60px;
    align-items:center;
  }
  @media (max-width:820px){ .markets-wrap{grid-template-columns:1fr;} }
  .map-box{
    border:1px solid rgba(27,35,29,0.25);
    background:var(--ink);
    aspect-ratio:1/1;
    position:relative;
    overflow:hidden;
  }
  .map-legend{
    margin-top:24px;
    display:flex;
    flex-direction:column;
    gap:10px;
  }
  .map-legend-item{
    display:flex; align-items:center; gap:12px;
    font-size:0.84rem;
    color:var(--steel);
  }
  .dot{width:8px; height:8px; border-radius:50%; flex-shrink:0;}
  .dot-active{background:var(--clay);}
  .dot-target{background:var(--brass);}

  /* affiliations */
  .affil-list{
    display:flex;
    flex-wrap:wrap;
    gap:1px;
    background:rgba(27,35,29,0.15);
    border:1px solid rgba(27,35,29,0.15);
    margin-top:10px;
  }
  .affil-item{
    background:var(--paper);
    padding:26px 30px;
    flex:1 1 260px;
  }
  .affil-item .mono{
    font-size:0.68rem; color:var(--sage); letter-spacing:0.05em; text-transform:uppercase; display:block; margin-bottom:10px;
  }
  .affil-item h4{
    font-family:'Fraunces', serif; font-weight:500; font-size:1.1rem; margin-bottom:6px;
  }
  .affil-item p{font-size:0.86rem; color:var(--steel); line-height:1.55;}

  /* footer / contact */
  footer{
    background:var(--ink);
    color:var(--paper);
    padding:90px 48px 40px;
  }
  .footer-inner{
    max-width:1180px; margin:0 auto;
  }
  .footer-top{
    display:grid;
    grid-template-columns:1.3fr 1fr;
    gap:60px;
    padding-bottom:60px;
    border-bottom:1px solid rgba(237,228,206,0.18);
  }
  @media (max-width:820px){ .footer-top{grid-template-columns:1fr;} }
  footer h2{color:var(--paper);}
  .footer-cta p{
    color:rgba(237,228,206,0.7);
    max-width:480px;
    line-height:1.7;
    margin-top:20px;
    font-size:1rem;
  }
  .footer-form{display:flex; flex-direction:column; gap:16px;}
  .footer-form label{
    font-family:'IBM Plex Mono', monospace;
    font-size:0.7rem;
    letter-spacing:0.05em;
    text-transform:uppercase;
    color:var(--brass);
  }
  .footer-form input, .footer-form textarea{
    background:transparent;
    border:none;
    border-bottom:1px solid rgba(237,228,206,0.3);
    color:var(--paper);
    font-family:'Inter', sans-serif;
    font-size:0.95rem;
    padding:10px 0;
    outline:none;
  }
  .footer-form input:focus, .footer-form textarea:focus{border-color:var(--brass);}
  .footer-bottom{
    display:flex; justify-content:space-between; align-items:center;
    padding-top:34px;
    flex-wrap:wrap; gap:16px;
    font-size:0.78rem;
    color:rgba(237,228,206,0.5);
  }
  .footer-bottom .mono{letter-spacing:0.04em;}

  ::selection{background:var(--clay); color:var(--paper);}

  @media (prefers-reduced-motion: reduce){
    *{animation:none !important; transition:none !important;}
  }

  .reveal{
    opacity:0;
    transform:translateY(16px);
    transition:opacity .7s ease, transform .7s ease;
  }
  .reveal.in{opacity:1; transform:translateY(0);}