@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Manrope:wght@400;500;600;700;800&display=swap');
:root{--orange:#f58220;--ink:#181a1b;--muted:#65696c;--paper:#fff;--line:#dedfdf;--light:#f4f5f5;--radius:18px}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:105px}body{margin:0;color:var(--ink);font-family:'DM Sans',Arial,sans-serif;font-size:16px;background:var(--paper)}button,a{-webkit-tap-highlight-color:transparent}button,input{font:inherit}a{color:inherit;text-decoration:none}button{cursor:pointer}img{max-width:100%;display:block}h1,h2,h3,p{margin-top:0}h1,h2,h3{font-family:Manrope,'DM Sans',Arial,sans-serif}h1,h2{font-weight:700;letter-spacing:-.052em}h1{font-size:clamp(3rem,4.6vw,5rem);line-height:1.13;margin-bottom:28px}h2{font-size:clamp(2.3rem,3.55vw,3.9rem);line-height:1.15;margin-bottom:25px}em{font-style:normal;color:var(--orange)}:focus-visible{outline:3px solid var(--orange);outline-offset:5px}.skip{position:fixed;left:20px;top:-80px;z-index:99;background:white;padding:15px}.skip:focus{top:10px}.scroll-progress{position:fixed;left:0;top:0;height:3px;background:var(--orange);width:0;z-index:100}header{height:108px;display:flex;align-items:center;justify-content:space-between;gap:35px;padding:20px 5.5%;background:#fffefef5;position:sticky;top:0;z-index:20;border-bottom:1px solid #ededed;backdrop-filter:blur(12px)}.brand{width:214px;display:block;flex-shrink:0}.brand img{width:100%;height:auto}.brand span{display:block;font-size:10px;letter-spacing:3px;margin-left:70px;margin-top:-2px;font-weight:600}header nav{display:flex;gap:32px;font-size:14px;font-weight:500}header nav a:hover,footer a:hover{color:#b34d00}.button{display:inline-flex;justify-content:space-between;align-items:center;gap:32px;min-height:56px;padding:16px 24px;border-radius:8px;font-weight:700;font-size:15px;transition:transform .2s,background .2s;line-height:1.4}.button:hover{transform:translateY(-3px)}.button span{font-size:21px}.button.orange{background:var(--orange);color:#181a1b}.button.orange:hover{background:#ff9a46}.button.dark{background:var(--ink);color:#fff}.button.small{font-size:14px;min-height:46px;padding:12px 20px}.menu-toggle{display:none;background:transparent;border:0;font-size:24px}.hero{position:relative;display:grid;grid-template-columns:1.05fr 1fr;gap:20px;min-height:685px;padding:75px 5.5% 95px;overflow:hidden}.eyebrow{display:flex;align-items:center;gap:10px;font-size:12px;font-weight:700;letter-spacing:1.8px;line-height:1.7;margin-bottom:28px}.line{width:27px;height:2px;background:var(--orange);display:inline-block}.intro{color:var(--muted);font-size:18px;line-height:1.8;max-width:485px}.hero-actions{display:flex;align-items:center;gap:28px;margin:30px 0}.text-link{font-size:14px;font-weight:700;display:inline-flex;gap:15px;align-items:center}.text-link:hover{color:#b34d00}.hero-proof{display:flex;gap:15px;max-width:500px;border-top:1px solid var(--line);padding-top:22px;margin-top:36px;font-size:12px;line-height:1.6;color:var(--muted)}.hero-proof span{flex:1}.hero-proof span+span{border-left:1px solid var(--line);padding-left:15px}.hero-visual{position:relative;min-height:470px;isolation:isolate}.hero-visual:before{content:'';position:absolute;background:#f5f5f2;inset:35px 0 0 20px;border-radius:48% 48% 8px 8px;z-index:-3}.visual-word{position:absolute;left:27px;top:62px;font-size:clamp(3rem,7vw,7rem);font-family:Manrope,sans-serif;font-weight:800;color:#e4e5e0;letter-spacing:-6px;z-index:-2}.duke-hero-image{position:absolute;inset:35px -45px 0 -28px;display:flex;align-items:center;justify-content:center;z-index:-1}.duke-hero-image img{height:100%;width:100%;object-fit:contain;mix-blend-mode:multiply;animation:bob 6s ease-in-out infinite}.duke-hero-image.transparent{inset:5px 0 0 5px}.duke-hero-image.transparent img{mix-blend-mode:normal}.orbit{border:1px solid #e5bca14f;position:absolute;left:15%;top:10%;width:75%;height:75%;border-radius:50%;z-index:-2;transform:rotate(-20deg)}.orbit-two{transform:rotate(30deg);width:85%;left:9%;height:55%;top:18%}.float-label{position:absolute;display:flex;align-items:center;gap:13px;border:1px solid #ededed;background:#fff;padding:16px 19px;border-radius:12px;box-shadow:0 12px 36px #00000008;animation:float 6s ease-in-out infinite}.float-label strong{display:block;font-size:14px;margin-bottom:5px}.float-label small{font-size:12px;color:var(--muted)}.label-top{top:12px;right:-14px;transform:rotate(4deg)}.label-bottom{bottom:6px;left:0;animation-delay:-3s}.label-icon{width:37px;height:37px;background:#f9eee4;color:#b75a10;display:grid;place-items:center;border-radius:50%;font-size:22px}.paw{font-size:32px;color:var(--orange)}.float-label button{background:var(--ink);border:0;color:#fff;border-radius:50%;width:32px;height:32px;margin-left:15px;font-size:20px}.visual-caption{position:absolute;bottom:-30px;right:0;font-size:10px;letter-spacing:2px;color:#727473}.scroll-hint{position:absolute;bottom:27px;left:5.5%;font-size:10px;letter-spacing:2px;display:flex;align-items:center;gap:30px}.scroll-hint span{font-size:23px}.marquee{background:var(--orange);overflow:hidden;padding:24px 0;transform:rotate(-1.5deg);margin:10px -1% 0;width:102%}.marquee div{white-space:nowrap;font-family:Manrope,Arial,sans-serif;font-size:22px;letter-spacing:2px;font-weight:800;animation:marquee 35s linear infinite;width:max-content}.marquee i{font-style:normal;font-size:26px;margin:0 40px}.section{padding:110px 7%;}.section-top{display:grid;grid-template-columns:1.25fr 1fr;gap:0 10%;align-items:end;margin-bottom:46px}.section-top .eyebrow{grid-column:1/-1}.section-top h2{margin:0}.section-top h2 span{color:#8e9192}.section-top>p:last-child{color:var(--muted);line-height:1.8;max-width:400px;margin-bottom:4px}.service-layout{display:grid;grid-template-columns:1fr 1.2fr;gap:55px}.service-select{display:flex;flex-direction:column}.service-select button{background:none;color:var(--ink);border:0;border-bottom:1px solid var(--line);text-align:left;padding:28px 14px 28px 0;display:flex;gap:18px;align-items:center;font-family:Manrope,sans-serif;font-weight:600;font-size:18px;transition:padding .3s,background .3s}.service-select button span{font-size:12px;color:var(--muted)}.service-select button b{margin-left:auto;font-size:23px;font-weight:400}.service-select button[aria-selected=true]{padding-left:20px;background:#fff2e7;border-left:3px solid var(--orange);border-bottom-color:transparent;border-radius:8px}.service-panel{background:var(--light);padding:32px 36px;border-radius:var(--radius);min-height:400px}.panel-heading{display:flex;justify-content:space-between;align-items:center;margin-bottom:25px;gap:20px}.service-glyph{font-size:28px;border:1px solid #d4d5d5;width:47px;height:47px;display:grid;place-items:center;border-radius:12px}.mini-label{font-size:11px;letter-spacing:1.5px;color:#636669}.service-panel h3{font-size:26px;letter-spacing:-1px}.service-panel>p{color:var(--muted);line-height:1.7}.service-panel ul{padding:0;list-style:none;display:grid;gap:12px;font-size:14px}.service-panel li:before{content:'✓';color:#bb5b0d;margin-right:10px}.duke-tip{border-top:1px solid #dfe0e0;display:flex;align-items:center;gap:15px;margin-top:25px;padding-top:20px}.avatar{width:50px;height:50px;overflow:hidden;border-radius:50%;background:#fff;flex-shrink:0}.avatar img{width:100px;max-width:none;transform:translate(-25px,-1px)}.duke-tip p{font-size:12px;color:#666;line-height:1.6;margin:0}.duke-tip b{font-weight:500;white-space:nowrap}.numbers{background:var(--ink);color:white;position:relative}.numbers-title h2{font-size:clamp(2rem,3.6vw,3.7rem)}.numbers-title>p:last-child{color:#a2a5a7;line-height:1.7}.metric-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:40px;margin:50px 0 35px}.metric-grid>div+div{border-left:1px solid #414344;padding-left:40px}.metric-grid strong{font-family:Manrope,Arial,sans-serif;font-size:clamp(3.5rem,6.8vw,6.5rem);letter-spacing:-.06em;line-height:1.2;font-weight:600}.metric-grid strong:after{content:'.';color:var(--orange)}.metric-grid p{font-size:15px;color:#b7babb;line-height:1.7;margin-top:12px}.source-note{font-size:12px;line-height:1.7;color:#9fa2a3;border-top:1px solid #3c3e3f;padding-top:20px;margin:0;max-width:900px}.condo-list{border-top:1px solid var(--line)}.condo-row{border-bottom:1px solid var(--line)}.condo-row summary{list-style:none;padding:26px 4px;display:grid;grid-template-columns:45px 1fr 140px 30px;align-items:center;gap:24px;cursor:pointer}.condo-row summary::-webkit-details-marker{display:none}.condo-row .index{color:#838789;font-size:12px}.condo-row h3{margin:0 0 6px;font-size:23px;font-weight:600;letter-spacing:-.6px}.condo-row .city{color:var(--muted);font-size:13px}.condo-row .units{font-size:14px;display:flex;gap:8px;align-items:baseline}.units b{font-size:26px;font-family:Manrope,sans-serif;font-weight:500}.condo-row .plus{font-size:28px;font-weight:300;transition:transform .2s}.condo-row[open] .plus{transform:rotate(45deg);color:var(--orange)}.condo-row[open]{background:#f7f8f8}.condo-detail{padding:0 65px 27px;line-height:1.8;color:var(--muted);font-size:14px;max-width:850px}.condo-foot{display:flex;justify-content:space-between;align-items:center;gap:25px;margin-top:27px}.condo-foot>span{font-size:12px;color:var(--muted)}.duke-section{display:grid;grid-template-columns:1fr 1fr;gap:8%;padding:70px 7%;background:#f3f4f2;align-items:center}.duke-feature{position:relative;min-width:0}.duke-feature-img{height:350px;position:relative;overflow:hidden}.duke-feature-img img{width:100%;height:100%;object-fit:contain;mix-blend-mode:multiply}.duke-feature-img img.transparent{mix-blend-mode:normal}.duke-name{display:flex;align-items:center;justify-content:center;gap:20px}.duke-name strong{font-size:65px;font-family:Manrope,Arial,sans-serif;letter-spacing:-5px;color:var(--orange);font-weight:800}.duke-name span{max-width:125px;font-size:10px;letter-spacing:1.4px;line-height:1.7}.duke-copy h2{font-size:clamp(2rem,3vw,3.2rem)}.duke-copy>p:not(.eyebrow){color:var(--muted);line-height:1.8}.duke-choices{display:grid;gap:9px;margin-top:22px}.duke-choices a{border-bottom:1px solid #d7d9d6;padding:10px 0;font-size:14px;font-weight:600}.duke-choices a:hover{color:#b34d00}.about-layout{display:grid;grid-template-columns:1fr 1.1fr;gap:8%}.about h2{font-size:clamp(3.5rem,6.5vw,6.8rem);line-height:1.03;font-weight:700}.orange-dot{color:var(--orange)}.about-lead{font-size:22px;line-height:1.5;letter-spacing:-.5px}.about-layout p:not(.about-lead){color:var(--muted);line-height:1.8}.signature{font-family:Georgia,serif;font-size:27px;font-style:italic;margin:27px 0 8px}.contact{display:grid;grid-template-columns:1.25fr 1fr;gap:5%;background:var(--ink);color:#fff;overflow:hidden}.contact h2{font-size:clamp(2.8rem,4.5vw,4.8rem)}.contact p:not(.eyebrow){line-height:1.8;color:#b5b8ba}.contact .button{margin-top:12px}.contact-links{display:grid;gap:13px;font-size:14px;color:#d5d8da;margin-top:27px;overflow-wrap:anywhere}.contact-links a:hover{color:var(--orange)}.contact-duke{position:relative;align-self:center}.contact-duke img{border-radius:25px;aspect-ratio:1;object-fit:cover}.contact-duke img.transparent{object-fit:contain}.contact-duke>div{background:#fff;color:var(--ink);padding:22px 25px;line-height:1.5;font-weight:600;border-radius:12px;position:relative;margin:-30px -10px 0 30px;transform:rotate(-4deg);display:flex;align-items:center;justify-content:space-between}.contact-duke>div span{font-size:38px;color:var(--orange)}footer{padding:50px 7% 65px;display:grid;grid-template-columns:1fr 1fr auto;gap:35px;align-items:center}footer p{font-size:14px;color:var(--muted);line-height:1.7;margin:0}footer>a:not(.brand){font-size:13px}footer small{grid-column:1/-1;border-top:1px solid var(--line);padding-top:25px;color:var(--muted);font-size:12px}.duke-launcher{position:fixed;right:24px;bottom:22px;z-index:30;display:flex;align-items:center;gap:12px;padding:6px 15px 6px 6px;border:1px solid #e1e1e1;border-radius:50px;background:#fff;box-shadow:0 6px 30px #0002;font-size:13px;font-weight:600}.duke-launcher b{font-size:22px;color:#a34e08;font-weight:400}.launcher-image{width:42px;height:42px;border-radius:50%;overflow:hidden;background:#fbf5ef}.launcher-image img{width:90px;max-width:none;transform:translate(-23px,-1px)}#duke-popover{position:fixed;bottom:90px;right:24px;z-index:31;width:330px;max-width:calc(100vw - 30px);background:white;border:1px solid #e1e1e1;border-radius:18px;box-shadow:0 15px 65px #0003;padding:22px}#duke-popover[hidden]{display:none}.popover-title{display:flex;align-items:center;justify-content:space-between;border-bottom:1px solid var(--line);padding-bottom:17px}.popover-title strong{font-size:19px}.popover-title small{display:block;color:var(--muted);font-size:12px;margin-top:5px}.popover-title button{border:0;background:#f2f2f2;border-radius:50%;font-size:23px;width:30px;height:30px}#duke-popover>p{margin:20px 0 12px;font-size:14px}#duke-popover>a{display:flex;justify-content:space-between;padding:13px 12px;margin:7px 0;background:#f6f6f5;border-radius:8px;font-size:14px}#duke-popover>a:hover{background:#fff0e3}#duke-popover>small{display:block;font-size:11px;line-height:1.6;color:var(--muted);margin-top:15px}.motion-toggle{position:fixed;bottom:14px;left:14px;z-index:21;border:1px solid #dadada;background:#ffffffed;color:#666;padding:7px 9px;border-radius:5px;font-size:11px}.reveal{transition:opacity .7s ease,transform .7s ease}.js-motion .reveal.pending{opacity:0;transform:translateY(25px)}.paused *{animation-play-state:paused!important;scroll-behavior:auto!important}.paused .reveal{transition:none!important}.paused .reveal.pending{opacity:1;transform:none}@keyframes bob{50%{transform:translateY(-10px) rotate(1deg)}}@keyframes float{50%{translate:0 -9px}}@keyframes marquee{to{transform:translateX(-50%)}}@media(min-width:1600px){header,.hero,.section,.duke-section,footer{padding-left:max(7%,calc((100vw - 1400px)/2));padding-right:max(7%,calc((100vw - 1400px)/2))}.hero{min-height:760px}}@media(max-width:1100px){header{gap:20px}.brand{width:180px}.brand span{margin-left:57px;font-size:8px;letter-spacing:2.5px}header nav{gap:20px}.hero{padding-top:60px;min-height:630px;gap:8px}h1{font-size:clamp(2.6rem,4.8vw,4rem)}.intro{font-size:16px}.hero-actions{gap:15px;flex-wrap:wrap}.label-top{right:0;top:0}.label-bottom{left:0;padding:13px;bottom:20px}.float-label small{font-size:10px}.float-label strong{font-size:12px}.float-label button{margin-left:0}.hero-visual{min-height:420px}.section{padding:85px 6%}.service-layout{gap:30px}.service-select button{font-size:16px;gap:12px}.service-panel{padding:27px}.duke-section{gap:5%;padding:65px 6%}.duke-feature-img{height:310px}}@media(max-width:760px){html{scroll-padding-top:85px}header{height:86px;padding:14px 6%;gap:15px}header nav,header>.button{display:none}.brand{width:175px}.menu-toggle{display:block}#mobile-nav:not([hidden]){display:grid;gap:5px;position:fixed;top:86px;left:0;right:0;z-index:21;padding:15px 6% 25px;background:white;box-shadow:0 10px 25px #0001}#mobile-nav a{padding:14px;font-weight:600}.hero{display:flex;flex-direction:column;padding:45px 6% 70px;gap:15px;overflow:hidden}h1{font-size:clamp(2.45rem,8.6vw,4rem);letter-spacing:-.05em}.hero .eyebrow{font-size:10px;letter-spacing:1.2px;margin-bottom:22px}.intro{line-height:1.75;max-width:520px}.hero-actions{gap:20px}.button{padding:16px 20px;font-size:14px;gap:20px}.hero-proof{margin-top:28px;padding-top:20px;font-size:11px;max-width:100%}.hero-visual{min-height:460px;width:min(100%,480px);align-self:center;margin-top:20px}.hero-visual:before{inset:30px 5px 15px}.duke-hero-image{inset:20px -38px 5px}.visual-word{font-size:75px;top:62px;left:22px}.label-top{top:0;right:0}.label-bottom{left:0;bottom:3px}.visual-caption{font-size:8px;bottom:-20px}.scroll-hint{bottom:20px}.marquee{padding:19px 0}.marquee div{font-size:16px}.marquee i{margin:0 25px;font-size:20px}.section{padding:65px 6%}.section-top{display:block;margin-bottom:32px}.section-top h2{margin-bottom:24px}.section-top .eyebrow{font-size:11px}.section-top>p:last-child{font-size:16px;max-width:100%}h2{font-size:2.45rem}.service-layout{display:block}.service-select{margin-bottom:25px}.service-select button{padding:20px 8px 20px 0;font-size:16px}.service-panel{padding:25px;min-height:425px}.service-panel h3{font-size:24px}.service-panel p{font-size:15px}.duke-tip p{font-size:12px}.metric-grid{grid-template-columns:1fr 1fr;gap:30px 20px;margin:35px 0}.metric-grid>div:first-child{grid-column:1/-1}.metric-grid>div+div{border:0;padding-left:0}.metric-grid>div:last-child{border-left:1px solid #414344;padding-left:25px}.metric-grid strong{font-size:65px}.metric-grid>div:first-child strong{font-size:95px}.metric-grid p{font-size:13px}.source-note{font-size:11px}.condo-row summary{grid-template-columns:23px 1fr 24px;gap:10px;padding:23px 3px}.condo-row h3{font-size:18px;line-height:1.4}.condo-row .units{grid-column:2;grid-row:2;font-size:12px}.condo-row .units b{font-size:20px}.condo-row .plus{grid-column:3;grid-row:1/3}.condo-detail{padding:0 20px 25px 36px;font-size:13px}.condo-foot{align-items:start;flex-direction:column;gap:20px}.duke-section{display:flex;flex-direction:column-reverse;padding:65px 6%;gap:32px}.duke-copy h2{font-size:2.25rem}.duke-feature{width:100%;max-width:420px}.duke-feature-img{height:340px}.duke-name strong{font-size:60px}.about-layout{display:block}.about h2{font-size:65px;margin-bottom:30px}.about-lead{font-size:20px}.contact{grid-template-columns:1fr;gap:30px}.contact h2{font-size:2.9rem}.contact-duke{width:80%;max-width:380px;justify-self:center}.contact-duke>div{font-size:14px}.contact-links{font-size:13px}footer{grid-template-columns:1fr auto;padding:40px 6% 100px;gap:30px}footer .brand{grid-column:1/-1}footer p{font-size:12px}footer>a:not(.brand){font-size:12px}.duke-launcher{right:15px;bottom:15px}.motion-toggle{font-size:10px;bottom:17px;left:10px}#duke-popover{right:15px;bottom:80px}.eyebrow{font-size:11px}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{animation:none!important;transition:none!important}.js-motion .reveal.pending{opacity:1;transform:none}}@media(max-width:360px){.duke-launcher>span:not(.launcher-image){display:none}.hero-visual{min-height:390px}.float-label{padding:11px;gap:8px}.hero-proof{font-size:10px}.hero-actions{gap:20px}.duke-name strong{font-size:50px}}
body{overflow-x:clip}.contact-duke img:not(.transparent){object-fit:contain;background:#fbfafa}.hero-visual .duke-hero-image{overflow:hidden;border-radius:46% 46% 8px 8px}
/* Scroll-led redesign: all content is present in the reading flow. */
:root{--orange:#f58220}header{height:94px}.header-caption{font-size:12px;letter-spacing:1.6px;color:var(--muted)}.hero{padding-top:65px;min-height:720px}.hero h1{font-size:clamp(3.2rem,5.2vw,5.65rem);line-height:1.08;letter-spacing:-.06em}.hero h1 em{display:inline-block}.hero-visual{transform:translateY(var(--hero-shift,0px)) rotate(var(--hero-rotate,0deg));will-change:transform}.hero-proof{max-width:530px}.hero-proof span{font-size:14px;line-height:1.5}.hero-proof span b{display:block;font-size:32px;font-family:Manrope,sans-serif;letter-spacing:-1px;color:var(--ink);margin-bottom:3px}.hero-proof span strong{font-weight:600;color:var(--ink)}.hero-scroll-cue{display:flex;gap:12px;align-items:center;font-size:14px;color:var(--muted)}.hero-scroll-cue span{display:inline-block;animation:scroll-cue 1.7s ease-in-out infinite}.scroll-hint{font-size:11px;letter-spacing:1.5px}.hero-visual:before{background:#f4f5f2}.hero-visual .duke-hero-image{inset:10px -35px 5px -30px;border-radius:40% 40% 10px 10px}.visual-word{font-size:clamp(4rem,7.5vw,8rem);top:45px}.marquee{margin-top:0;padding:28px 0}.marquee div{font-size:28px;animation-duration:27s}.numbers{padding-top:120px;padding-bottom:90px;background:#181a1b}.numbers-title h2{max-width:900px;font-size:clamp(2.6rem,4.6vw,5rem)}.numbers .metric-grid{grid-template-columns:1.6fr 1fr;gap:8%;align-items:end;margin:50px 0 45px}.metric-grid>div+div{padding-left:50px}.metric-main strong{font-size:clamp(6rem,13.5vw,13rem);line-height:1.05;letter-spacing:-.08em;font-weight:700}.metric-side strong{font-size:clamp(4rem,8.5vw,8rem);color:var(--orange);font-weight:600;line-height:1.1}.metric-grid strong:after{content:none}.metric-grid p{font-size:22px;letter-spacing:-.5px;color:#fff;margin:10px 0 0}.metric-side>span{display:block;font-size:14px;color:#aeb1b2;line-height:1.7;margin-top:24px}.source-note{max-width:100%;font-size:12px}.management{padding-top:100px;padding-bottom:70px}.story-intro h2{font-size:clamp(2.6rem,4vw,4.5rem)}.story-intro h2 span{color:#939797}.scroll-story{display:grid;grid-template-columns:1fr 1.1fr;gap:8%;position:relative;margin-top:60px}.story-guide{min-width:0}.guide-sticky{position:sticky;top:125px;padding-bottom:35px}.guide-visual{height:330px;background:#f4f5f3;border-radius:50% 50% 20px 20px;overflow:hidden}.guide-visual img{width:100%;height:100%;object-fit:cover;mix-blend-mode:multiply;animation:bob 5s ease-in-out infinite}.guide-kicker{display:block;margin:25px 0 15px;font-size:12px;color:#a24a05;letter-spacing:1.5px;font-weight:700}.guide-sticky>p{font-family:Manrope,sans-serif;font-size:24px;font-weight:600;line-height:1.5;letter-spacing:-.6px;min-height:108px;margin-bottom:25px}.story-track{display:flex;gap:8px}.story-track span{height:5px;flex:1;background:#e7e8e8;border-radius:5px;transition:background .45s}.story-track span.current,.story-track span.complete{background:var(--orange)}.story-chapters{display:grid;gap:25px;padding-bottom:40px}.story-chapter{padding:36px;border:1px solid #e4e6e5;border-radius:20px;background:#f7f8f7;min-height:510px;transition:background .55s,border-color .55s,box-shadow .55s,transform .7s,opacity .7s}.story-chapter.active{background:#fff2e7;border-color:#f8bd8b;box-shadow:0 15px 45px #d6812a0b}.chapter-top{display:flex;align-items:center;gap:22px;justify-content:space-between;margin-bottom:25px}.chapter-top>span:first-child{font-family:Manrope,sans-serif;font-size:19px;color:#b35207}.chapter-top>span:last-child{font-size:11px;letter-spacing:1.3px;color:var(--muted)}.story-chapter h3{font-size:clamp(2.5rem,4vw,4.2rem);letter-spacing:-.065em;margin:0 0 18px;line-height:1.2}.story-chapter h4{font-size:21px;font-family:Manrope,sans-serif;line-height:1.45;letter-spacing:-.5px;margin:0 0 17px}.story-chapter>p{color:var(--muted);line-height:1.85;font-size:16px}.story-chapter ul{list-style:none;padding:0;display:grid;gap:12px;margin-top:25px;font-size:14px}.story-chapter li:before{content:'✓';color:#a84c05;font-weight:700;margin-right:12px}.mobile-duke-tip{display:none}.condos{background:#f3f4f4}.portfolio-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:18px}.portfolio-card{background:#fff;border:1px solid #e0e3e2;border-radius:16px;padding:25px;display:flex;flex-direction:column;min-height:265px;position:relative;overflow:hidden}.portfolio-card:nth-child(3n+2){transition-delay:70ms}.portfolio-card:nth-child(3n){transition-delay:140ms}.portfolio-index{display:flex;align-items:center;gap:15px;justify-content:space-between;font-size:14px;color:#a74e08;margin-bottom:30px}.portfolio-index>span{font-size:10px;letter-spacing:1px;color:#858b8c}.portfolio-card h3{font-size:23px;line-height:1.4;letter-spacing:-.7px;margin-bottom:12px}.portfolio-city{font-size:13px;color:var(--muted);margin-top:-5px}.portfolio-unit{display:flex;align-items:baseline;gap:10px;margin-top:auto;padding-top:15px}.portfolio-unit strong{font-family:Manrope,sans-serif;font-size:36px;font-weight:600;letter-spacing:-1.5px}.portfolio-unit span{font-size:13px;color:var(--muted)}.portfolio-bar{height:3px;background:#eeefef;margin-top:17px;border-radius:2px;overflow:hidden}.portfolio-bar span{display:block;height:100%;width:var(--fill);background:var(--orange);transform-origin:left;transition:transform 1s .1s}.js-motion .pending .portfolio-bar span{transform:scaleX(0)}.portfolio-card.entered .portfolio-bar span{transform:scaleX(1)}.condo-foot{font-size:12px;color:var(--muted);line-height:1.7;margin-top:25px}.duke-section{background:#fff}.duke-points{display:grid;gap:0;border-top:1px solid var(--line);margin-top:28px}.duke-points span{padding:16px 0;border-bottom:1px solid var(--line);font-size:17px;font-weight:600}.duke-points span:before{content:'✦';color:var(--orange);font-size:21px;margin-right:12px}.duke-feature-img{height:400px;animation:bob 6s ease-in-out infinite}.duke-section .duke-copy h2{font-size:clamp(2rem,3.3vw,3.6rem)}.about{background:#f5f6f5}.contact{padding-top:110px;padding-bottom:100px}.contact-duke{animation:float 5s ease-in-out infinite}.duke-companion{position:fixed;right:22px;bottom:22px;z-index:25;display:flex;align-items:center;gap:12px;border:1px solid #e2e4e3;border-radius:50px;background:#fff;box-shadow:0 5px 30px #0002;padding:7px 20px 7px 7px;max-width:350px;pointer-events:none;opacity:0;transform:translateY(25px);transition:opacity .4s,transform .4s}.past-hero .duke-companion{opacity:1;transform:none}.companion-face{height:48px;width:48px;border-radius:50%;overflow:hidden;flex-shrink:0}.companion-face img{width:105px;max-width:none;transform:translate(-28px,-2px)}.duke-companion>span{font-size:13px;line-height:1.5;font-weight:600;max-width:245px}.motion-toggle{font-size:12px;padding:8px 10px;bottom:20px}.paused .portfolio-bar span{transform:scaleX(1)!important}.paused .hero-visual{transform:none!important}.paused .reveal{opacity:1!important;transform:none!important}.paused .story-chapter{transition:none}@keyframes scroll-cue{50%{transform:translateY(7px)}}@media(max-width:1100px){.header-caption{font-size:10px}.guide-visual{height:285px}.guide-sticky>p{font-size:22px}.story-chapter{padding:28px}.portfolio-card{padding:20px}.portfolio-card h3{font-size:21px}.portfolio-index>span{font-size:9px}.hero-visual{min-height:455px}.hero .hero-proof span{font-size:12px}}
@media(max-width:760px){header{height:82px}.header-caption{display:none}header>.button{display:flex;font-size:12px;padding:10px 13px;gap:12px;min-height:42px}header .brand{width:157px}.brand span{font-size:8px;letter-spacing:2px;margin-left:50px}.hero{padding-top:40px;min-height:auto;gap:15px;padding-bottom:65px}.hero h1{font-size:clamp(2.6rem,9.3vw,4.6rem);line-height:1.12}.hero-proof{gap:10px}.hero-proof span b{font-size:29px}.hero-proof span+span{padding-left:12px}.hero-proof span strong{font-size:12px}.hero-proof span{font-size:12px!important}.hero-visual{min-height:425px;max-width:440px}.hero-visual .duke-hero-image{inset:5px -30px 0}.float-label small{font-size:11px}.float-label strong{font-size:13px}.scroll-hint{font-size:9px;letter-spacing:1px;gap:15px}.marquee{padding:23px 0}.marquee div{font-size:21px}.numbers{padding-top:75px;padding-bottom:65px}.numbers-title h2{font-size:2.5rem}.numbers .metric-grid{display:grid;grid-template-columns:1fr;gap:35px;margin:35px 0}.numbers .metric-grid>div:first-child{grid-column:auto}.numbers .metric-main strong{font-size:clamp(5.3rem,20vw,8rem)}.numbers .metric-side{display:grid;grid-template-columns:auto 1fr;gap:0 30px;border:0;border-top:1px solid #424445;padding:27px 0 0}.numbers .metric-side strong{font-size:73px;grid-row:1/3}.numbers .metric-side p{margin:0;align-self:end;font-size:19px}.numbers .metric-side>span{font-size:13px;line-height:1.6;margin-top:7px}.numbers .metric-main p{font-size:22px;margin-top:0}.source-note{font-size:12px}.management{padding-top:65px;padding-bottom:35px}.story-intro h2{font-size:2.35rem}.scroll-story{grid-template-columns:1fr;gap:25px;margin-top:30px}.story-guide{display:none}.story-chapters{gap:22px;padding-bottom:15px}.story-chapter{min-height:0;padding:26px;position:relative}.story-chapter h3{font-size:3.2rem}.story-chapter h4{font-size:21px}.story-chapter>p{font-size:16px;line-height:1.75}.story-chapter .mobile-duke-tip{display:block;font-size:13px;line-height:1.75;margin-top:25px;border-top:1px solid #ddcfc4;padding-top:18px;color:#7c501c}.chapter-top>span:last-child{font-size:10px}.portfolio-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:12px}.portfolio-card{padding:18px 15px;min-height:238px;border-radius:12px}.portfolio-index{font-size:12px;margin-bottom:23px;align-items:start;gap:8px}.portfolio-index>span{font-size:8px;letter-spacing:.6px;max-width:75px;text-align:right;line-height:1.5}.portfolio-card h3{font-size:18px;letter-spacing:-.4px;line-height:1.4;overflow-wrap:anywhere}.portfolio-unit{display:block;padding-top:10px}.portfolio-unit strong{font-size:31px;display:block}.portfolio-unit span{font-size:12px}.portfolio-bar{margin-top:13px}.portfolio-city{font-size:12px}.duke-feature-img{height:320px}.duke-section{padding-top:65px;padding-bottom:65px}.duke-points span{font-size:16px}.contact{padding-top:65px;padding-bottom:75px}.duke-companion{right:12px;bottom:12px;padding:5px 13px 5px 5px;max-width:220px;gap:9px}.companion-face{height:38px;width:38px}.companion-face img{width:83px;transform:translate(-22px,-1px)}.duke-companion>span{font-size:11px;max-width:150px}.motion-toggle{font-size:10px;max-width:110px;bottom:17px;left:10px;padding:7px 8px}.section-top>p:last-child{font-size:16px}}
@media(max-width:360px){header .brand{width:140px}header>.button{font-size:11px;padding:9px;gap:5px}.portfolio-grid{grid-template-columns:1fr}.portfolio-card{min-height:205px}.portfolio-index>span{font-size:10px;max-width:none}.hero-visual{min-height:360px}.float-label{max-width:100%;padding:10px}.hero-proof span b{font-size:25px}.numbers .metric-side{gap:0 20px}.duke-companion{max-width:185px}.duke-companion>span{font-size:10px;max-width:115px}}
@media(prefers-reduced-motion:reduce){.hero-visual{transform:none!important}.portfolio-bar span{transform:none!important}}
.portfolio-index>span{font-size:12px;letter-spacing:.4px;max-width:155px;text-align:right}.eyebrow,.guide-kicker,.chapter-top>span:last-child{font-size:12px}.duke-companion>span{font-size:12px}@media(max-width:760px){.portfolio-index>span{font-size:12px;max-width:100px}.portfolio-index{gap:5px}.duke-companion>span{font-size:12px}.chapter-top>span:last-child{font-size:12px;letter-spacing:.5px}.hero .eyebrow{font-size:12px}.duke-companion{max-width:225px}}
/* Commercial presentation and supplied Duke artwork. */
header{justify-content:space-between}.brand{width:218px}.brand img{height:auto}.hero h1{font-size:clamp(3rem,4.8vw,5.1rem);line-height:1.13}.hero .intro{max-width:500px}.hero-visual .duke-hero-image{inset:-15px 25px -10px 25px;border-radius:0;overflow:visible}.duke-hero-image img{object-fit:contain;mix-blend-mode:multiply}.visual-word{display:none}.hero-visual:before{inset:30px 15px 15px;background:#fff}.label-top{right:-8px;top:18px}.label-bottom{bottom:10px;left:-15px}.numbers .metric-grid{margin-bottom:0}.guide-visual{border-radius:20px;background:#fff;height:360px}.guide-visual img{object-fit:contain;width:100%;height:100%;animation:bob 6s ease-in-out infinite}.chapter-duke{display:none}.about{padding-top:90px;padding-bottom:85px}.about-lead{font-size:24px}.contact h2{font-size:clamp(2.8rem,4.2vw,4.6rem);max-width:730px}.contact-intro{max-width:540px;font-size:18px;line-height:1.75}.whatsapp-cta{background:#29c467;color:#102918;font-size:17px;padding:20px 25px;min-height:68px;margin:16px 0 0;border-radius:10px}.whatsapp-cta:hover{background:#49d87e}.contact-direct{display:grid;gap:26px;margin-top:34px}.contact-direct>a{display:flex;flex-direction:column;gap:8px;align-items:flex-start;overflow-wrap:anywhere}.contact-direct a>span{font-size:12px;color:#aeb3b5;letter-spacing:1.1px}.contact-direct a>strong{font-size:30px;letter-spacing:-.6px;font-weight:500}.contact-direct a:hover>strong{color:var(--orange)}.contact-direct .contact-email>strong{font-size:16px;letter-spacing:0;font-weight:400}.contact-duke img{aspect-ratio:1;border-radius:24px;object-fit:contain;background:#fff}.companion-face img{width:78px;transform:translate(-16px,-4px)}.duke-feature-img{height:400px}.duke-feature-img img{object-fit:contain}.duke-companion{transition:opacity .4s,transform .4s}body:has(#contato:hover) .duke-companion{opacity:0}.hero-visual{min-height:530px}
@media(max-width:1100px){header .brand{width:200px}.hero-visual{min-height:500px}.hero-visual .duke-hero-image{inset:0 4px 0}.float-label{padding:13px}.float-label strong{font-size:12px}.label-bottom{left:-15px}.guide-visual{height:325px}.contact .whatsapp-cta{font-size:15px;gap:18px}.contact-direct a>strong{font-size:27px}}
@media(max-width:760px){header .brand{width:170px}header>.button{font-size:12px;padding:10px 13px}.hero h1{font-size:clamp(2.55rem,8.9vw,4.1rem)}.hero-visual{min-height:500px;margin-top:5px}.hero-visual .duke-hero-image{inset:-12px 20px 0}.label-top{right:0;top:0}.label-bottom{left:0;bottom:5px}.hero .eyebrow{letter-spacing:.9px;font-size:11px}.guide-visual{height:300px}.chapter-duke{display:block;width:125px;height:135px;float:right;margin:0 -9px 14px 16px;border-radius:12px;overflow:hidden;animation:float 5s ease-in-out infinite;background:white}.chapter-duke img{width:100%;height:100%;object-fit:contain}.story-chapter h3{font-size:2.7rem}.story-chapter h4{clear:both;font-size:21px}.story-chapter{padding:24px}.chapter-top{margin-bottom:20px}.about{padding-top:65px;padding-bottom:60px}.about-lead{font-size:21px}.duke-feature-img{height:335px}.contact h2{font-size:2.7rem;line-height:1.16}.contact-intro{font-size:16px}.contact .whatsapp-cta{font-size:15px;gap:10px;width:100%;max-width:400px;padding:18px 17px;min-height:64px}.contact-direct a>strong{font-size:29px}.contact-direct .contact-email>strong{font-size:14px;line-height:1.6}.contact-duke{width:88%;max-width:380px}.contact-direct{margin-top:30px}.companion-face img{width:62px;transform:translate(-13px,-3px)}.contact{gap:40px}footer .brand{width:185px}}
@media(max-width:360px){header .brand{width:140px}.hero-visual{min-height:425px}.hero-visual .duke-hero-image{inset:0 10px}.contact h2{font-size:2.35rem}.contact .whatsapp-cta{font-size:14px}.chapter-duke{width:95px;height:115px}.story-chapter h3{font-size:2.3rem}.contact-direct .contact-email>strong{font-size:13px}}
/* Eduardo's personal presentation, original photographs and recognition. */
.hero{align-items:center;padding-top:55px;padding-bottom:90px;gap:5%;grid-template-columns:1.1fr 1fr}.hero h1{font-size:clamp(2.6rem,4.2vw,4.6rem);line-height:1.16}.hero .hero-proof span{font-size:13px}.hero .hero-proof span b{white-space:nowrap;font-size:30px}.hero-visual.hero-person{min-height:0;align-self:center;margin-top:0;position:relative}.hero-person:before{display:none}.hero-portrait{margin:0 auto;max-width:425px;position:relative;border-radius:22px;overflow:hidden;box-shadow:0 25px 60px #181a1b15;background:#ddd}.hero-portrait>img{width:100%;height:auto;aspect-ratio:2/3;object-fit:contain;mix-blend-mode:normal;animation:none}.hero-portrait figcaption{position:absolute;bottom:0;left:0;right:0;background:linear-gradient(transparent,#15191aeb);padding:62px 26px 24px;color:white;font-size:23px;line-height:1.3;font-weight:600}.hero-portrait figcaption span{display:block;font-size:13px;font-weight:400;margin-top:7px;color:#e2e4e4}.portrait-label{position:absolute;right:-8px;top:22px;display:flex;align-items:center;gap:13px;background:#fff;box-shadow:0 8px 35px #0002;border:1px solid #e7e2dc;border-radius:12px;padding:16px 19px;animation:float 6s ease-in-out infinite}.portrait-label>span{font-size:32px;color:var(--orange)}.portrait-label strong{display:block;font-size:14px;font-weight:700}.portrait-label small{display:block;color:#686c6e;font-size:13px;margin-top:5px}.personal-about{padding-top:105px;padding-bottom:105px}.personal-about-layout{display:grid;grid-template-columns:.95fr 1.1fr;gap:9%;align-items:center}.about-photo{margin:0;max-width:435px;border-radius:18px;overflow:hidden;background:#181c25}.about-photo img{width:100%;height:auto;aspect-ratio:2/3;object-fit:contain}.about-bio h2{font-size:clamp(3.7rem,6vw,6rem);line-height:1.05;margin-bottom:28px}.about-bio>p:not(.eyebrow):not(.about-lead){font-size:16px;color:var(--muted);line-height:1.85}.about-bio blockquote{margin:27px 0;padding:4px 0 4px 20px;border-left:3px solid var(--orange);font-family:Manrope,Arial,sans-serif;font-weight:600;font-size:21px;letter-spacing:-.5px;line-height:1.6}.about-bio .signature{margin-top:24px}.recognition{display:grid;grid-template-columns:1.05fr 1fr;gap:9%;align-items:center;background:#fff}.recognition h2{font-size:clamp(2.9rem,4.6vw,4.9rem);line-height:1.13}.award-years{display:flex;gap:12px;flex-wrap:wrap;margin:30px 0}.award-years span{display:inline-block;border:1px solid #f2c39e;background:#fff4eb;border-radius:8px;padding:13px 22px;font-family:Manrope,Arial,sans-serif;font-weight:700;font-size:23px;letter-spacing:-.7px}.recognition-copy>p:not(.eyebrow){color:var(--muted);font-size:17px;line-height:1.8;max-width:475px}.recognition-copy .recognition-closing{color:var(--ink)!important;margin-top:28px;font-weight:600}.recognition-photo{margin:0;border-radius:20px;overflow:hidden;background:#f4f5f5}.recognition-photo img{width:100%;height:auto;aspect-ratio:1;object-fit:contain}.recognition-photo figcaption{padding:17px 22px;font-size:13px;color:#64696a;line-height:1.5}.hero-person .hero-portrait{transform:none}
@media(max-width:1100px){.hero{gap:4%;padding-top:45px}.hero h1{font-size:clamp(2.6rem,4.2vw,4rem)}.hero-portrait{max-width:370px}.portrait-label{right:-8px;padding:13px;gap:9px}.portrait-label strong{font-size:12px}.portrait-label small{font-size:12px}.personal-about-layout{gap:6%}.about-bio .eyebrow{font-size:11px}.about-bio .about-lead{font-size:21px}.about-bio h2{font-size:4.3rem}.about-bio blockquote{font-size:19px}.recognition{gap:6%}}
@media(max-width:760px){.hero{padding-top:40px;padding-bottom:70px;gap:32px;align-items:stretch}.hero h1{font-size:clamp(2.25rem,7.8vw,3.9rem);line-height:1.2}.hero .hero-proof span{font-size:12px!important}.hero .hero-proof span b{font-size:27px}.hero-visual.hero-person{width:100%;max-width:430px;margin-top:0;align-self:center;min-height:0}.hero-portrait{max-width:100%;border-radius:16px}.hero-portrait figcaption{padding:55px 23px 20px;font-size:22px}.portrait-label{right:-5px;top:18px;padding:11px 14px}.portrait-label strong{font-size:13px}.portrait-label small{font-size:12px}.portrait-label>span{font-size:25px}.personal-about{padding-top:65px;padding-bottom:60px}.personal-about-layout{display:flex;flex-direction:column-reverse;gap:33px}.about-bio h2{font-size:4.4rem}.about-bio .eyebrow{font-size:12px}.about-bio .about-lead{font-size:22px}.about-bio>p:not(.eyebrow):not(.about-lead){font-size:16px}.about-bio blockquote{font-size:20px}.about-photo{width:100%;max-width:440px;border-radius:16px}.recognition{grid-template-columns:1fr;gap:30px;padding-top:65px;padding-bottom:65px}.recognition h2{font-size:2.8rem}.award-years{margin:25px 0;gap:12px}.award-years span{font-size:22px;padding:12px 20px}.recognition-copy>p:not(.eyebrow){font-size:16px}.recognition-photo{max-width:450px;justify-self:center;width:100%;border-radius:16px}.recognition-photo figcaption{font-size:12px}.hero-scroll-cue{font-size:13px}}
@media(max-width:360px){.hero h1{font-size:2.17rem}.hero .hero-proof span b{font-size:24px}.portrait-label strong{font-size:12px}.about-bio h2{font-size:3.7rem}.about-bio .about-lead{font-size:20px}.recognition h2{font-size:2.5rem}}

/* Instagram invitation, visible while scrolling. */
.instagram-section{display:grid;grid-template-columns:1.2fr 1fr;gap:9%;align-items:center;background:#fff3e8;border-top:1px solid #f2d6bd;padding-top:100px;padding-bottom:100px;overflow:hidden}.instagram-copy{min-width:0}.instagram-copy h2{font-size:clamp(2.5rem,4.3vw,4.6rem)}.instagram-copy>p:not(.eyebrow){max-width:540px;font-size:18px;line-height:1.8;color:#525657}.instagram-copy .instagram-invite{font-weight:600;color:var(--ink)!important}.instagram-handle{display:block;width:fit-content;max-width:100%;font-family:Manrope,Arial,sans-serif;font-size:clamp(1.15rem,2vw,1.7rem);font-weight:700;overflow-wrap:anywhere;margin:27px 0 23px}.instagram-handle:hover{text-decoration:underline;text-underline-offset:5px}.instagram-cta{font-size:16px;gap:15px;min-height:60px}.instagram-cta svg{flex-shrink:0}.instagram-visual{position:relative;width:100%;max-width:360px;justify-self:center;padding-bottom:25px}.instagram-photo{overflow:hidden;border-radius:22px;transform:rotate(3deg);box-shadow:0 22px 48px #582e1720}.instagram-photo img{width:100%;height:auto;aspect-ratio:2/3;object-fit:contain}.instagram-note{position:absolute;left:-20px;bottom:0;background:var(--ink);color:#fff;padding:20px 25px;border-radius:12px;line-height:1.6;font-size:16px;animation:float 6s ease-in-out infinite}.instagram-note strong{color:#ffa94d;font-size:20px}.footer-instagram{font-size:14px;line-height:1.7;overflow-wrap:anywhere}.footer-instagram strong{font-weight:500}footer{flex-wrap:wrap}.footer-instagram:hover{color:#a94b05}@media(max-width:760px){.instagram-section{grid-template-columns:1fr;gap:45px;padding-top:65px;padding-bottom:70px}.instagram-copy h2{font-size:clamp(2.35rem,8vw,3.7rem)}.instagram-copy>p:not(.eyebrow){font-size:16px}.instagram-handle{font-size:clamp(1.05rem,5vw,1.45rem)}.instagram-visual{max-width:330px;width:90%}.instagram-note{left:-12px;padding:16px 20px}.instagram-cta{width:100%;max-width:330px;justify-content:center;padding:17px}.footer-instagram{font-size:14px}}