@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Noto+Sans+TC:wght@400;500;600;700&display=swap');
:root{--paper:#f6f5ef;--ink:#243c32;--muted:#777b70;--green:#203a31;--tea:#60794c;--gold:#aa8050;--line:#dedfd4;--serif:'Noto Serif TC',Georgia,serif;--sans:'DM Sans','Noto Sans TC',system-ui,sans-serif;--gutter:clamp(24px,4.6vw,80px)}
*{box-sizing:border-box}html{font-size:106.25%;scroll-behavior:smooth;scroll-padding-top:104px}body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--sans);font-size:0.9375rem;line-height:1.8;-webkit-font-smoothing:antialiased}body.dialog-open{overflow:hidden}a{color:inherit;text-decoration:none}button,input,select,textarea{font:inherit}button,a,input,select,textarea,summary{-webkit-tap-highlight-color:transparent}button{cursor:pointer;color:inherit}button:disabled{cursor:default}button{border:0;background:none}img{max-width:100%;display:block}figure,p,h1,h2,h3,h4{margin:0}a,button,summary{touch-action:manipulation}::selection{background:#dce2cb;color:var(--green)}:focus-visible{outline:3px solid var(--gold);outline-offset:5px}h1,h2,h3{font-weight:500}h2{font-family:var(--serif);font-size:clamp(1.875rem,3.29375vw,2.9375rem);line-height:1.55;letter-spacing:.045em}h3{line-height:1.55}ul{padding-left:20px}.section-shell{max-width:1440px;padding-left:var(--gutter);padding-right:var(--gutter);margin:auto}.section-pad{padding-top:110px;padding-bottom:110px}.eyebrow{font-size:0.6875rem;font-weight:600;letter-spacing:.2em;line-height:1.6;text-transform:uppercase}.status-dot{display:inline-block;width:6px;height:6px;border-radius:50%;background:var(--tea)}.button{display:inline-flex;justify-content:center;gap:35px;align-items:center;background:var(--green);color:#fff;padding:16px 25px;border:1px solid var(--green);font-size:0.8125rem;font-weight:500;line-height:1.5;transition:background .2s,transform .2s}.button:hover{background:#3b5846;transform:translateY(-2px)}.button>span{font-size:1.3125rem;font-weight:400}.button-small{padding:11px 17px;font-size:0.75rem;gap:20px}.text-link{display:inline-flex;align-items:center;gap:24px;font-size:0.8125rem;font-weight:500;padding:5px 0;line-height:1.7}.text-link>span{font-size:1.25rem;transition:transform .2s}.text-link:hover>span{transform:translate(3px,-2px)}.skip-link{position:fixed;top:-100px;left:20px;padding:14px 20px;z-index:100;background:var(--green);color:#fff}.skip-link:focus{top:10px}
.site-header{position:sticky;top:0;background:rgba(246,245,239,.96);backdrop-filter:blur(15px);z-index:40;border-bottom:1px solid var(--line)}.header-inner{max-width:1600px;margin:auto;min-height:90px;display:flex;align-items:center;justify-content:space-between;padding:0 var(--gutter);gap:25px}.brand{display:inline-flex;align-items:center;gap:11px;flex-shrink:0}.brand>span{display:flex;flex-direction:column}.brand strong{font-size:1.4375rem;letter-spacing:.2em;line-height:1.2;font-weight:600}.brand small{font-size:0.625rem;letter-spacing:.21em;margin-top:5px}.desktop-nav{display:flex;gap:30px;margin-left:auto;margin-right:30px;font-size:0.75rem;letter-spacing:.045em}.desktop-nav a{position:relative;padding:20px 0}.desktop-nav a:after{content:'';position:absolute;bottom:12px;left:0;right:100%;height:1px;background:var(--green);transition:right .2s}.desktop-nav a:hover:after{right:0}.header-actions{display:flex;align-items:center;gap:28px}.language-switch{display:flex;align-items:center;gap:9px;font-size:0.6875rem;white-space:nowrap}.language-switch a{opacity:.5;padding:6px 0}.language-switch a[aria-current]{opacity:1;font-weight:700}.language-switch span{opacity:.3}.menu-toggle{display:none;padding:12px 2px;min-width:28px}.menu-toggle span{display:block;height:1px;background:var(--ink);margin:6px 0}.mobile-nav[hidden]{display:none}.mobile-nav{padding:20px var(--gutter) 30px;border-top:1px solid var(--line);background:var(--paper)}.mobile-nav a{display:flex;justify-content:space-between;border-bottom:1px solid var(--line);padding:14px 0}
.hero{display:grid;grid-template-columns:1fr 1.02fr;gap:50px;padding-top:40px;padding-bottom:46px;min-height:660px;align-items:stretch}.hero-copy{padding-top:45px;display:flex;flex-direction:column;align-items:flex-start}.hero-copy>.eyebrow{display:flex;align-items:center;gap:10px;letter-spacing:.25em}.hero h1{font-family:var(--serif);font-size:clamp(2.6875rem,4.8875vw,4.25rem);line-height:1.5;font-weight:500;letter-spacing:.045em;margin-top:29px;margin-bottom:23px;white-space:nowrap}.hero h1 em{font-style:normal;font-weight:600}.hero h1 .tea{color:var(--tea)}.hero h1 .gold{color:var(--gold)}.hero .corner{font-size:.75em;vertical-align:5%;margin:0 -.15em;color:#969787}.service-line{font-size:0.8125rem;letter-spacing:.1em;font-weight:600;margin-bottom:17px}.hero-intro{font-size:0.875rem;line-height:1.95;color:#75796e;letter-spacing:.025em}.hero-actions{display:flex;gap:32px;align-items:center;margin-top:32px}.hero-foot{display:flex;justify-content:space-between;width:100%;margin-top:auto;padding-top:46px;font-size:0.5rem;letter-spacing:.14em;color:#6f796c}.hero-foot>span:first-child{font-weight:700;letter-spacing:.23em}.hero-image{position:relative;min-height:550px;overflow:hidden;border-top-left-radius:130px}.hero-image>img{width:100%;height:100%;object-fit:cover;object-position:64% 50%;position:absolute}.hero-image:after{content:'';position:absolute;inset:35% 0 0;background:linear-gradient(transparent,rgba(15,29,24,.78));pointer-events:none}.image-grid{position:absolute;inset:0;background:linear-gradient(90deg,transparent 49.9%,#ffffff1f 50%,transparent 50.1%),linear-gradient(transparent 49.9%,#ffffff12 50%,transparent 50.1%)}.hero-image figcaption{position:absolute;bottom:37px;left:35px;right:35px;z-index:2;color:white;font-family:var(--serif);font-size:1.5rem;line-height:1.65;letter-spacing:.08em}.image-caption-label{display:block;font-family:var(--sans);font-size:0.5rem;letter-spacing:.25em;margin-bottom:13px;opacity:.7}.image-circle{position:absolute;right:0;bottom:8px;border:1px solid #ffffff75;width:45px;height:45px;border-radius:50%;display:grid;place-items:center;font-size:1.3125rem;transition:background .2s}.image-circle:hover{background:#ffffff26}.photo-label{position:absolute;right:15px;top:22px;writing-mode:vertical-rl;color:white;font-size:0.5625rem;letter-spacing:.25em;text-shadow:0 1px 3px #000;z-index:1}.hero-poetry{font-family:var(--serif);font-size:0.9375rem;margin:-8px 0 20px;color:var(--muted)}
.intro-strip{border-top:1px solid var(--line);border-bottom:1px solid var(--line);display:grid;grid-template-columns:1.25fr 1fr 1fr 1fr;gap:30px;align-items:center;padding-top:31px;padding-bottom:31px}.intro-strip>p{font-family:var(--serif);font-size:1.0625rem;line-height:1.8}.intro-strip>div{border-left:1px solid var(--line);padding-left:40px;display:flex;align-items:center;gap:17px}.intro-strip strong{font-family:Georgia,serif;font-size:2.0625rem;font-weight:400;line-height:1}.intro-strip strong>span{font-size:1.125rem;color:var(--gold)}.intro-strip div>span{font-size:0.6875rem;color:var(--muted);max-width:95px;line-height:1.8}.strip-link{font-size:0.75rem;display:flex;align-items:center;justify-content:flex-end;gap:28px}.strip-link>span{width:35px;height:35px;border:1px solid var(--line);display:grid;place-items:center;border-radius:50%;font-size:1.125rem}
.about-section{display:grid;grid-template-columns:.9fr 1.6fr;gap:90px}.section-intro>.eyebrow{margin-bottom:23px;color:var(--tea)}.section-intro>p:not(.eyebrow){margin-top:22px;line-height:1.95;color:var(--muted);font-size:0.8125rem;max-width:330px}.section-intro .text-link{margin-top:27px}.about-note{display:flex;gap:17px;margin-top:35px;font-size:0.75rem;color:var(--muted);max-width:330px}.small-rule{width:28px;height:1px;background:var(--gold);margin-top:10px;flex-shrink:0}.office-list{border-top:1px solid var(--line)}.office-row{display:grid;grid-template-columns:28px 1fr auto 18px;gap:18px;align-items:center;border-bottom:1px solid var(--line);padding:25px 0;transition:padding .2s,background .2s}.office-row:hover{padding-left:12px;padding-right:12px;background:#eeefe6}.office-number{font-family:Georgia,serif;font-size:1rem;color:var(--gold);align-self:start}.office-row h3{font-size:1.0625rem;font-weight:500;letter-spacing:.04em}.office-row p{font-size:0.6875rem;color:var(--muted);margin-top:7px;line-height:1.8}.office-credential{font-size:0.625rem;color:var(--tea);border:1px solid #cfd4c3;padding:4px 9px;white-space:nowrap}.office-row>span:last-child{font-size:1.1875rem;color:var(--tea)}
.section-heading{display:flex;justify-content:space-between;align-items:flex-end;margin-bottom:52px;gap:40px}.section-heading .eyebrow{color:var(--tea);margin-bottom:18px}.section-heading>p{font-size:0.8125rem;line-height:1.9;color:var(--muted);padding-bottom:8px}.services-section{background:var(--green);color:var(--paper);position:relative}.light-heading .eyebrow{color:#b1bc9b}.light-heading>p{color:#adb7a8}.service-tabs{display:grid;grid-template-columns:repeat(6,1fr);border-top:1px solid #647567;border-bottom:1px solid #647567;margin-top:12px;margin-bottom:40px}.service-tabs button{color:#b6c2b3;font-size:0.75rem;text-align:left;padding:18px 9px 19px 0;position:relative;line-height:1.6;display:flex;gap:9px;align-items:baseline}.service-tabs button>span{font-family:Georgia,serif;font-size:0.625rem;color:#859980}.service-tabs button[aria-selected=true]{color:#fff}.service-tabs button[aria-selected=true]:after{content:'';height:3px;background:#c2ab76;left:0;right:24px;bottom:-2px;position:absolute}.service-tabs button:hover{color:#fff}.service-detail{display:grid;grid-template-columns:.9fr 1.2fr;gap:64px;align-items:start}.service-visual{position:relative;min-height:530px;overflow:hidden;isolation:isolate}.service-visual>img{position:absolute;width:100%;height:100%;object-fit:cover;filter:saturate(.7);inset:0}.service-visual:after{content:'';position:absolute;inset:0;background:linear-gradient(180deg,#18352700,#10282090)}.service-visual>div{position:absolute;bottom:35px;left:35px;right:30px;z-index:1}.service-visual>div>span{font-size:0.5625rem;letter-spacing:.2em;opacity:.85}.service-visual h3{font-family:var(--serif);font-size:1.875rem;margin-top:15px;letter-spacing:.075em;line-height:1.65}.service-content>.eyebrow{color:#b6c7ab;margin:0 0 8px;font-size:0.625rem}.service-content>h3{font-family:var(--serif);font-size:1.8125rem;letter-spacing:.065em}.service-lede{font-size:0.75rem;line-height:1.9;color:#b8c4b4;margin-top:15px;margin-bottom:24px}.service-accordions details{border-top:1px solid #ffffff25}.service-accordions details:last-child{border-bottom:1px solid #ffffff25}.service-accordions summary{list-style:none;display:flex;align-items:baseline;gap:13px;font-size:0.8125rem;padding:14px 0;cursor:pointer;line-height:1.6}.service-accordions summary::-webkit-details-marker{display:none}.service-accordions summary>span{font-family:Georgia,serif;font-size:0.625rem;opacity:.5}.service-accordions summary>b{margin-left:auto;font-size:1.25rem;font-weight:400;line-height:1;transition:transform .2s}.service-accordions details[open] summary>b{transform:rotate(45deg)}.service-accordions details>div{padding:0 27px 19px;font-size:0.75rem;color:#bac6b6;line-height:1.9}.service-accordions li{margin-bottom:5px}.service-enquire{color:#ddcd9c;margin-top:24px}.service-item-list{font-size:0.875rem;line-height:2.4;color:#c6d0bf}.brokerage-note{color:#bfceb6;margin:30px 0;line-height:2}.commission-process{display:grid;grid-template-columns:1fr 3fr;gap:50px;border-top:1px solid #ffffff30;margin-top:72px;padding-top:44px}.process-intro .eyebrow{font-size:0.5625rem;color:#bdc5ac}.process-intro h3{font-family:var(--serif);font-size:1.4375rem;line-height:1.6;margin-top:15px;letter-spacing:.06em}.commission-process ol{list-style:none;padding:0;margin:0;display:grid;grid-template-columns:repeat(4,1fr);gap:24px}.process-number{font-family:Georgia,serif;color:#b5a273;font-size:1.5625rem}.commission-process h4{font-size:0.75rem;font-weight:500;margin:12px 0 10px}.commission-process li>p{font-size:0.6875rem;color:#aebaab;line-height:1.85}
.portfolio-section{padding-bottom:90px}.loading-text{padding:60px 0;color:var(--muted)}.leadership-section{background:#eeeee5;padding:78px 0}.leadership-grid{display:grid;grid-template-columns:.8fr 1.1fr;gap:110px;align-items:center}.founder-photo{position:relative;max-width:440px;background:#b4b3a4;overflow:hidden;border-top-right-radius:100px}.founder-photo>img{width:100%;height:510px;object-fit:cover;object-position:center top;filter:saturate(.6)}.founder-photo:after{content:'';position:absolute;inset:60% 0 0;background:linear-gradient(transparent,#192a25d9)}.founder-photo figcaption{position:absolute;bottom:30px;left:33px;color:#fff;z-index:1}.founder-photo figcaption>span{font-size:0.5625rem;letter-spacing:.18em;display:block;opacity:.75}.founder-photo figcaption>strong{display:block;font-family:var(--serif);font-size:1.5rem;margin-top:8px;letter-spacing:.2em;font-weight:400}.leadership-copy .eyebrow{color:var(--tea);margin-bottom:20px}.leadership-copy>h2{font-size:2.25rem}.principal-name{font-family:var(--serif);font-size:1.4375rem;letter-spacing:.05em;margin-top:25px}.principal-name>span{font-family:var(--sans);font-size:0.6875rem;color:var(--muted);display:block;letter-spacing:.02em;margin-top:5px}.leadership-copy>p:not(.eyebrow):not(.principal-name){font-size:0.8125rem;color:var(--muted);margin-top:22px;line-height:1.95}.credential-tags{display:flex;gap:8px;flex-wrap:wrap;margin:24px 0}.credential-tags>span{font-size:0.625rem;border:1px solid #c8d0ba;padding:4px 10px;color:var(--tea)}.founder-education{border-top:1px solid #d7d9ca;display:flex;gap:25px;padding-top:20px;margin-top:27px}.founder-education>span{font-size:0.625rem;letter-spacing:.1em;flex-shrink:0;margin-top:2px;color:var(--tea)}.founder-education>p{font-size:0.6875rem;color:var(--muted);line-height:2}.leadership-copy>.text-link{margin-top:24px}
.insights-grid{display:grid;grid-template-columns:1fr 1fr;gap:65px}.academy-feature{position:relative;background:#eeeee5;overflow:hidden}.academy-feature>img{height:270px;width:100%;object-fit:cover;transition:transform .6s}.academy-feature:hover>img{transform:scale(1.03)}.academy-feature>div{padding:32px 36px}.academy-feature .eyebrow{font-size:0.5625rem;color:var(--tea)}.academy-feature h3{font-family:var(--serif);font-size:1.75rem;letter-spacing:.1em;margin:8px 0 12px}.academy-feature p{font-size:0.75rem;color:var(--muted);line-height:1.9;max-width:360px}.academy-feature .text-link{margin-top:20px;font-size:0.6875rem}.news-row{display:block;position:relative;padding:4px 40px 30px 0;margin-bottom:24px;border-bottom:1px solid var(--line)}.news-row time{font-size:0.625rem;letter-spacing:.11em;color:var(--tea)}.news-row h3{font-family:var(--serif);font-size:1.3125rem;margin-top:15px;line-height:1.75}.news-row p{font-size:0.75rem;line-height:1.9;color:var(--muted);margin-top:10px}.news-arrow{position:absolute;right:0;top:48px;color:var(--tea);font-size:1.5rem}.resource-links{display:flex;flex-wrap:wrap;gap:12px 25px}.resource-links a{font-size:0.6875rem;display:flex;gap:15px;align-items:center}.resource-links small{font-size:0.5625rem;color:var(--muted)}
.contact-section{background:#e7eadd}.contact-grid{display:grid;grid-template-columns:1fr 1.05fr;gap:95px;align-items:center}.contact-copy>.eyebrow{color:var(--tea);margin-bottom:20px}.contact-copy h2{font-size:2.3125rem}.contact-copy>p:not(.eyebrow){font-size:0.8125rem;line-height:1.9;color:#71806b;margin:20px 0 28px}.contact-phone{font-family:Georgia,serif;display:block;font-size:2.1875rem;line-height:1.5;letter-spacing:.035em}.contact-phone span{font-family:var(--sans);font-size:1.375rem;margin-left:25px;color:var(--tea)}.contact-email{font-size:0.8125rem;display:inline-block;margin-top:5px}.contact-copy address{font-style:normal;font-size:0.75rem;margin-top:23px;line-height:1.9}.contact-copy address small{display:block;color:#788270;font-size:0.625rem}.contact-actions{display:flex;align-items:center;gap:28px;margin-top:30px}.contact-actions>.text-link{font-size:0.75rem}.location-card{background:var(--paper);box-shadow:0 16px 40px #29352409}.location-heading{padding:20px 23px;display:flex;justify-content:space-between;align-items:center;font-size:0.625rem;letter-spacing:.2em}.location-heading .status-dot{box-shadow:0 0 0 5px #d9e1ca;animation:pin-pulse 3s ease-out infinite}.map-frame{height:325px;border-top:1px solid var(--line);border-bottom:1px solid var(--line);position:relative;overflow:hidden}.map-frame iframe{width:100%;height:100%;border:0;filter:saturate(.65)}.location-bottom{padding:21px 23px}.location-bottom>p{font-size:0.6875rem;color:var(--muted);margin-bottom:20px}.location-bottom>div{display:flex;gap:15px}.map-button{font-size:0.6875rem;padding-bottom:5px;border-bottom:1px solid var(--green)}.map-button.secondary{margin-left:auto;color:#70776a;border-color:#a7ad9f}.map-tabs{display:flex;gap:18px}.map-tabs button{padding:0;font-size:0.625rem;letter-spacing:.05em;opacity:.5}.map-tabs button[aria-selected=true]{opacity:1;border-bottom:1px solid var(--green)}
.site-footer{background:var(--green);color:#f0f2e7;padding:50px 0 25px}.footer-top{display:flex;align-items:center;justify-content:space-between;gap:30px}.footer-top .brand img{width:36px;height:36px}.footer-top .brand strong{font-size:1.25rem}.footer-top .brand small{font-size:0.5625rem;color:#a8b5a4}.footer-top>p{font-family:var(--serif);font-size:1.1875rem;letter-spacing:.14em;color:#c7d0b9}.back-top{font-size:0.625rem;color:#b3bea9}.footer-offices{display:flex;flex-wrap:wrap;gap:8px 25px;font-size:0.625rem;color:#9cac98;padding:38px 0 27px;border-bottom:1px solid #ffffff25}.footer-bottom{display:flex;justify-content:space-between;font-size:0.5625rem;color:#a5b29e;gap:20px;padding-top:23px}.footer-bottom>div{display:flex;gap:23px;align-items:center}.footer-bottom button{padding:0;font-size:0.5625rem;color:inherit}.mobile-contact{display:none}
.content-dialog{max-width:680px;width:calc(100% - 40px);max-height:85vh;padding:48px;color:var(--ink);background:var(--paper);border:1px solid var(--line);box-shadow:0 25px 100px #09181140}.content-dialog::backdrop{background:#10251ee0;backdrop-filter:blur(4px)}.dialog-close{position:absolute;right:18px;top:12px;font-size:1.875rem;padding:5px 12px;line-height:1.4}.content-dialog>.eyebrow{color:var(--tea);margin-bottom:15px}.content-dialog h2{font-size:1.875rem}.content-dialog h3{font-size:1rem;margin-top:25px;margin-bottom:10px;font-weight:600}.content-dialog li,.content-dialog>p:not(.eyebrow){font-size:0.8125rem;line-height:2;color:#697365}.content-dialog ul{margin-top:6px}.content-dialog>.text-link{margin-top:24px}.archive-links{display:grid;margin-top:25px;grid-template-columns:1fr 1fr;gap:0 20px}.archive-links a{font-size:0.75rem;line-height:1.8;padding:13px 0;border-bottom:1px solid var(--line)}.enquiry-dialog label{display:block;font-size:0.75rem;margin-top:20px;font-weight:500}.enquiry-dialog input,.enquiry-dialog select,.enquiry-dialog textarea{display:block;width:100%;margin-top:7px;background:#fffdfa;border:1px solid #c8cfbf;border-radius:0;padding:11px 13px;color:var(--ink);font-size:0.875rem}.enquiry-dialog textarea{resize:vertical}.form-note{font-size:0.6875rem;color:var(--muted);margin:20px 0}#enquiry-status{font-size:0.75rem;margin-top:20px;color:var(--tea)}
.location-office-label{font-size:0.5625rem;color:var(--tea);letter-spacing:.035em;display:flex;align-items:center;gap:8px}.location-office-label:before{content:'';width:5px;height:5px;border-radius:50%;background:var(--tea);animation:pin-pulse 3s ease-out infinite}.resource-pending{font-size:0.6875rem;display:flex;align-items:center;gap:9px;color:var(--muted)}.resource-pending small{font-size:0.5625rem}.archive-main-link{margin-top:24px}
@keyframes pin-pulse{0%,100%{box-shadow:0 0 0 4px #d9e1ca}50%{box-shadow:0 0 0 8px #d9e1ca40}}
html[lang=en] .brand strong{font-size:0.875rem;letter-spacing:.13em}html[lang=en] .brand small{font-size:0.5rem}html[lang=en] .hero h1{font-family:Georgia,serif;letter-spacing:-.04em;font-size:clamp(2.8125rem,4.78125vw,4.25rem);line-height:1.18;margin-top:34px;margin-bottom:25px;white-space:normal}html[lang=en] h2{font-family:Georgia,serif;letter-spacing:-.03em;line-height:1.2}html[lang=en] .service-line{font-size:0.625rem;letter-spacing:.01em}html[lang=en] .office-credential{display:none}html[lang=en] .office-row{grid-template-columns:28px 1fr 18px}html[lang=en] .office-row h3{font-size:1rem;letter-spacing:0}html[lang=en] .service-tabs button{font-size:0.6875rem}html[lang=en] .service-visual h3{font-family:Georgia,serif;letter-spacing:0}html[lang=en] .hero-intro{font-size:0.875rem}html[lang=en] .founder-education{flex-direction:column;gap:7px}html[lang=en] .desktop-nav{gap:23px;margin-right:14px;font-size:0.6875rem}html[lang=en] .header-actions{gap:18px}html[lang=en] .footer-offices{font-size:0.5625rem}html[lang=en] .academy-feature h3{font-family:Georgia,serif;letter-spacing:0}html[lang=en] .news-row h3{font-family:Georgia,serif;line-height:1.4}
@media(min-width:1600px){.hero{min-height:725px}.hero-copy{padding-top:60px}.hero-image{min-height:600px}}
@media(max-width:1200px){.desktop-nav{gap:21px;margin-right:10px}.header-actions{gap:17px}.hero{gap:30px}.hero h1{font-size:3.1875rem}.hero-copy{padding-top:35px}.hero-image{min-height:540px}.about-section{gap:45px}.office-credential{display:none}.office-row{grid-template-columns:25px 1fr 16px;gap:13px}.service-detail{gap:40px}.leadership-grid{gap:60px}.contact-grid{gap:55px}.service-tabs button{font-size:0.6875rem}.intro-strip>div{padding-left:25px}.hero-actions{gap:23px}.hero-foot{font-size:0.4375rem}.commission-process{grid-template-columns:.8fr 3fr;gap:30px}.commission-process ol{gap:18px}html[lang=en] .desktop-nav{gap:15px}}
@media(max-width:980px){.desktop-nav{display:none}.header-inner{min-height:78px}.menu-toggle{display:block}.header-actions{gap:23px}.section-pad{padding-top:80px;padding-bottom:80px}.hero{gap:25px;padding-top:28px;min-height:610px}.hero h1{font-size:2.75rem}.hero-copy>.eyebrow{font-size:0.5625rem}.service-line{font-size:0.6875rem;letter-spacing:.02em}.hero-intro{font-size:0.75rem}.hero-image{min-height:520px;border-top-left-radius:95px}.hero-image figcaption{left:25px;right:25px;bottom:30px;font-size:1.25rem}.hero-actions{flex-wrap:wrap;gap:15px}.hero-foot{font-size:0.375rem;letter-spacing:.08em}.intro-strip{grid-template-columns:1.2fr 1fr 1fr;gap:20px}.strip-link{display:none}.intro-strip>p{font-size:0.9375rem}.intro-strip strong{font-size:1.8125rem}.about-section{grid-template-columns:1fr 1.4fr;gap:35px}.office-row h3{font-size:0.9375rem}.section-intro>p:not(.eyebrow){font-size:0.75rem}.office-row{padding:22px 0}.service-detail{gap:30px;grid-template-columns:.85fr 1.15fr}.service-visual{min-height:480px}.service-tabs{grid-template-columns:repeat(3,1fr)}.service-tabs button{padding:15px 0;font-size:0.75rem}.service-tabs button[aria-selected=true]:after{right:25px}.service-visual h3{font-size:1.5625rem}.service-visual>div{left:25px;bottom:25px}.service-content>h3{font-size:1.5625rem}.commission-process{grid-template-columns:1fr}.process-intro{display:flex;gap:30px;align-items:center}.process-intro h3{font-size:1.25rem;margin:0}.process-intro h3 br{display:none}.leadership-grid{gap:40px;grid-template-columns:.8fr 1fr}.founder-photo>img{height:450px}.leadership-copy>h2{font-size:1.75rem}.leadership-copy>p:not(.eyebrow):not(.principal-name){font-size:0.75rem}.contact-grid{gap:35px}.contact-copy h2{font-size:1.9375rem}.contact-phone{font-size:1.875rem}.map-frame{height:300px}.location-bottom>div{flex-direction:column;gap:12px;align-items:flex-start}.map-button.secondary{margin:0}.contact-actions{gap:18px}.contact-actions .button{padding:13px 18px;gap:20px}.insights-grid{gap:35px}.news-row h3{font-size:1.125rem}.footer-top>p{font-size:1rem}.footer-bottom{align-items:flex-start}.footer-bottom>div{flex-wrap:wrap;gap:8px 20px;justify-content:flex-end}}
@media(max-width:720px){html{scroll-padding-top:86px}.section-pad{padding-top:65px;padding-bottom:65px}h2{font-size:1.9375rem}.header-inner{min-height:72px;padding-left:23px;padding-right:23px;gap:12px}.brand img{width:33px;height:33px}.brand strong{font-size:1.3125rem}.brand small{font-size:0.5rem}.header-contact{display:none}.header-actions{gap:20px}.language-switch{font-size:0.6875rem}.hero{grid-template-columns:1fr;gap:30px;padding-top:0;padding-bottom:28px}.hero-copy{padding-top:34px}.hero-copy>.eyebrow{font-size:0.5625rem}.hero h1{font-size:clamp(2.4375rem,10.2vw,3.9375rem);margin-top:20px;margin-bottom:20px;line-height:1.5}.service-line{font-size:0.6875rem;letter-spacing:.05em}.hero-intro{font-size:0.8125rem;line-height:1.9}.hero-actions{gap:25px;margin-top:25px}.button{padding:14px 22px;gap:25px;font-size:0.75rem}.text-link{font-size:0.75rem}.hero-foot{display:none}.hero-image{height:350px;min-height:0;border-top-left-radius:90px}.hero-image>img{object-position:center 60%}.hero-image figcaption{font-size:1.375rem;bottom:25px;left:27px;right:27px}.image-caption-label{font-size:0.4375rem}.photo-label{font-size:0.5rem}.intro-strip{grid-template-columns:1fr 1fr;padding-top:25px;padding-bottom:25px;gap:25px 15px}.intro-strip>p{grid-column:1/-1;font-size:1rem;display:none}.intro-strip>div{padding-left:0;border:0;gap:15px}.intro-strip>div:nth-of-type(2){border-left:1px solid var(--line);padding-left:25px}.intro-strip strong{font-size:1.9375rem}.intro-strip div>span{font-size:0.625rem;max-width:95px}.about-section{grid-template-columns:1fr;gap:35px}.section-intro>p:not(.eyebrow){max-width:none;font-size:0.8125rem}.about-note{display:none}.section-intro>.eyebrow{margin-bottom:17px}.section-intro .text-link{margin-top:15px}.office-row{padding:21px 0;gap:13px}.office-row h3{font-size:1rem;letter-spacing:.025em}.office-row p{font-size:0.6875rem}.office-credential{display:none}.section-heading{flex-direction:column;align-items:flex-start;gap:20px;margin-bottom:32px}.section-heading .eyebrow{margin-bottom:16px}.section-heading>p{font-size:0.75rem}.section-heading>p br{display:none}.service-tabs{margin-bottom:30px;gap:0 15px}.service-tabs button{font-size:0.6875rem;gap:6px;line-height:1.7}.service-tabs button>span{font-size:0.5625rem}.service-tabs button[aria-selected=true]:after{right:0}.service-detail{grid-template-columns:1fr;gap:28px}.service-visual{min-height:250px}.service-visual>img{object-position:center 35%}.service-visual>div{bottom:24px;left:25px}.service-visual>div>span{font-size:0.5rem}.service-visual h3{font-size:1.625rem;margin-top:10px}.service-content>h3{font-size:1.6875rem}.service-lede{font-size:0.75rem}.service-accordions summary{font-size:0.75rem;padding:15px 0}.service-accordions details>div{font-size:0.75rem}.commission-process{margin-top:45px;padding-top:30px;gap:26px}.commission-process ol{grid-template-columns:1fr 1fr;gap:25px}.process-intro{align-items:flex-start;justify-content:space-between;gap:16px}.process-intro>.eyebrow{font-size:0.5rem}.process-intro h3{font-size:1.125rem;text-align:right}.commission-process h4{font-size:0.75rem}.commission-process li>p{font-size:0.6875rem}.process-number{font-size:1.625rem}.leadership-section{padding:58px 0}.leadership-grid{grid-template-columns:1fr;gap:36px}.founder-photo{max-width:none;width:100%;border-top-right-radius:90px}.founder-photo>img{height:390px;object-position:center 25%}.leadership-copy>h2{font-size:1.875rem}.principal-name{font-size:1.375rem}.leadership-copy .eyebrow{font-size:0.5625rem}.credential-tags>span{font-size:0.625rem}.founder-education{gap:20px}.insights-grid{grid-template-columns:1fr;gap:34px}.academy-feature>img{height:225px}.academy-feature>div{padding:28px}.news-row{padding-bottom:25px}.news-row h3{font-size:1.1875rem}.resource-links{gap:15px 22px}.contact-grid{grid-template-columns:1fr;gap:36px}.contact-copy h2{font-size:2rem}.contact-phone{font-size:2.3125rem}.contact-copy>p:not(.eyebrow){font-size:0.75rem}.location-bottom>div{flex-direction:row;gap:15px;align-items:flex-start;justify-content:space-between}.map-frame{height:290px}.footer-top{flex-wrap:wrap;gap:27px}.footer-top>p{order:3;flex-basis:100%;font-size:1.125rem}.footer-offices{display:grid;grid-template-columns:1fr;font-size:0.6875rem;padding-top:27px;gap:7px}.footer-bottom{flex-direction:column;font-size:0.5625rem;gap:15px;padding-bottom:65px}.footer-bottom>div{justify-content:flex-start;gap:9px 22px}.footer-bottom button{font-size:0.625rem}.site-footer{padding-top:35px}.mobile-contact{display:flex;position:fixed;bottom:0;left:0;right:0;z-index:30;background:var(--green);color:#fff;border-top:1px solid #8e9f7d;box-shadow:0 -5px 15px #14241915}.mobile-contact a{flex:1;text-align:center;font-size:0.75rem;letter-spacing:.06em;padding:13px 10px}.mobile-contact a+a{border-left:1px solid #ffffff30}.content-dialog{padding:38px 24px;max-height:87vh}.content-dialog h2{font-size:1.5625rem}.archive-links{grid-template-columns:1fr}html[lang=en] .brand strong{font-size:0.6875rem}html[lang=en] .brand small{font-size:0.4375rem}html[lang=en] .hero h1{font-size:clamp(3rem,13.2812vw,4.375rem);margin-top:22px}html[lang=en] .service-line{font-size:0.625rem;max-width:340px;line-height:1.8}html[lang=en] .hero-poetry{font-size:0.8125rem;max-width:300px}html[lang=en] .office-row h3{font-size:0.9375rem}html[lang=en] .service-tabs button{font-size:0.625rem}html[lang=en] .hero-intro{font-size:0.8125rem}html[lang=en] .process-intro{display:block}html[lang=en] .process-intro h3{text-align:left;margin-top:12px}html[lang=en] .contact-phone{font-size:2rem}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}}

/* Text scales independently of the existing grid, spacing and model geometry. */
.intro-strip strong{white-space:nowrap;flex-shrink:0}
.intro-strip div>span{min-width:0}
@media(max-width:380px){.intro-strip>div{gap:10px}.intro-strip>div:nth-of-type(2){padding-left:15px}}

/* Screen-sized chapters stay content-driven: expanded records, translations and
   larger text must never be clipped or placed inside a second scroll container. */
:root{--viewport-height:100vh;--header-height:91px;--chapter-height:calc(var(--viewport-height) - var(--header-height));--chapter-space:clamp(40px,6vh,80px)}
@supports(height:100svh){:root{--viewport-height:100svh;--chapter-space:clamp(40px,6svh,80px)}}
html{scroll-padding-top:var(--header-height)}
.section-pad{padding-top:var(--chapter-space);padding-bottom:var(--chapter-space)}
.hero{min-height:var(--chapter-height);padding-top:clamp(24px,4vh,52px);padding-bottom:clamp(24px,4vh,52px);align-items:center}
.hero-copy{padding-top:0}
.hero-foot{padding-top:30px;margin-top:22px}
.about-section{min-height:var(--chapter-height);align-content:center;align-items:start}
.leadership-section{min-height:var(--chapter-height);display:flex;align-items:center;padding-top:var(--chapter-space);padding-bottom:var(--chapter-space)}
.leadership-grid{width:100%}
.insights-section{min-height:var(--chapter-height);display:flex;flex-direction:column;justify-content:center}
.insights-section .section-heading{margin-bottom:clamp(28px,4vh,48px)}
.academy-feature>img{height:clamp(170px,23vh,250px)}
.academy-feature>div{padding:26px 32px}
.contact-section>.section-shell{min-height:var(--chapter-height);display:flex;flex-direction:column;justify-content:center}
@media(max-width:980px){:root{--header-height:79px}.hero-copy{padding-top:0}}
@media(max-width:720px){
  :root{--header-height:73px;--chapter-height:calc(var(--viewport-height) - var(--header-height) - 50px - env(safe-area-inset-bottom,0px));--chapter-space:44px}
  .hero{gap:22px;padding-top:28px;padding-bottom:28px}
  .hero-copy{padding-top:0}
  .hero h1{margin-top:16px;margin-bottom:16px}
  .hero-actions{margin-top:20px}
  .leadership-section{display:block}
  .academy-feature>div{padding:26px}
  .mobile-contact{padding-bottom:env(safe-area-inset-bottom,0px)}
}
/* Primary navigation includes the news and recruitment entry points. */
.site-header .desktop-nav{gap:clamp(16px,1.5vw,24px);margin-right:8px;white-space:nowrap}
.site-header .header-actions{gap:18px;flex-shrink:0}
.site-header .menu-toggle{width:44px;min-height:44px;padding:8px}
.site-header .mobile-nav{position:absolute;top:100%;left:0;right:0;max-height:calc(100dvh - 82px);overflow-y:auto;box-shadow:0 12px 18px #1533440a}
.site-header .mobile-nav a{min-height:48px}
@media(max-width:1200px){.site-header .desktop-nav{display:none}.site-header .menu-toggle{display:block}}
@media(max-width:720px){.site-header .header-actions{gap:9px}.site-header .mobile-nav{max-height:calc(100dvh - 72px)}}