/* Grove Wealth Solutions — grovews.com
   The Velux real estate template, taken 1:1 from its stylesheet and rendered
   pages (.template/), recoloured on the operator's instruction ("change a bit
   the theme color"): forest green -> petrol, champagne -> brass, sage mist ->
   a cool grey-blue. Measurements are the template's unless a comment says
   otherwise. Spacing inside every text stack is one token (--stack), and the
   gap above every grid is another (--block), after the folder's spacing rule. */

/* ---------------------------------------------------------------- Tokens */
:root {
  --ink: #13262C;          /* template #162420 */
  --ink-deep: #0B181C;     /* template #0c1715 */
  --ink-soft: #1F363D;
  --cream: #F3F1EC;        /* template #f3efe6 */
  --cream-deep: #E5E2D9;   /* template #e7e0d2 */
  --mist: #DAE4E5;         /* template #dce6db */
  --brass: #D2A466;        /* template champagne #c9a879, on dark */
  --brass-ink: #7A5628;    /* brass for text on the light sections (AA) */
  --muted: #4F5F64;        /* template #718079, darkened to pass AA */
  --eyebrow: #4A5D63;      /* template #71847a */
  --pale: #EEF1EC;
  --white: #FFFFFF;
  --err: #A4271B;
  --errbg: #FBEDEA;
  --line: rgba(218, 228, 229, .18);
  --line-dark: rgba(19, 38, 44, .17);
  --ease-out: cubic-bezier(.23, 1, .32, 1);
  --dark-grad: radial-gradient(circle at 80% 0%, #2B4B55 0, #16303A 35%, #0F2228 76%);
  --stack: 24px;
  --block: 56px;
  --pad: 140px;
}
@media (max-width: 640px) {
  :root { --stack: 18px; --block: 40px; --pad: 90px; }
}

/* ---------------------------------------------------------------- Base */
* { box-sizing: border-box; }
html, body { max-width: 100%; overflow-x: hidden; }
body {
  margin: 0;
  background: var(--cream);
  color: var(--ink);
  font-family: "DM Sans", system-ui, sans-serif;
  -webkit-font-smoothing: antialiased;
}
body, button, input, select, textarea { font-family: "DM Sans", system-ui, sans-serif; }
a { color: inherit; text-decoration: none; }
button { border: 0; background: transparent; color: inherit; cursor: pointer; padding: 0; }
button:active { transform: scale(.97); }
img { max-width: 100%; }
svg { width: 1em; height: 1em; flex: none; }
h1, h2, h3, p { margin-top: 0; }
h1, h2, h3 {
  font-family: "Cormorant Garamond", Georgia, serif;
  font-weight: 500;
  letter-spacing: -.04em;
}
h1 em, h2 em, .footer-tagline em, .statement-quote em { color: var(--brass-ink); font-style: italic; }
.section-dark h2 em, .hero-section h1 em, .page-head h1 em, .video-section h2 em, .statement-section em,
.amenities-section h2 em, .site-footer em { color: var(--brass); }
h2 { margin-bottom: 0; font-size: clamp(48px, 6vw, 82px); line-height: .93; }
:focus-visible { outline: 2px solid var(--brass); outline-offset: 3px; }
.skip-link {
  position: absolute; left: 16px; top: -60px; z-index: 200; padding: 10px 16px;
  background: var(--brass); color: var(--ink); font-weight: 700;
}
.skip-link:focus { top: 12px; }

/* Lenis (smooth scroll), its own base rules. */
html.lenis, html.lenis body { height: auto; }
.lenis.lenis-smooth { scroll-behavior: auto !important; }
.lenis.lenis-smooth [data-lenis-prevent] { overscroll-behavior: contain; }
.lenis.lenis-stopped { overflow: hidden; }

.container { width: 100%; max-width: 1280px; margin: 0 auto; padding-left: 56px; padding-right: 56px; }
.section-pad { padding-top: var(--pad); padding-bottom: var(--pad); }

/* The stack: every eyebrow, heading, paragraph and link inside a copy block
   is one --stack apart, whatever the template's own margins were. */
.eyebrow {
  display: flex; align-items: center; gap: 9px;
  margin: 0 0 var(--stack);
  color: var(--eyebrow);
  text-transform: uppercase; letter-spacing: .19em; font-size: 16px; font-weight: 700;
}
.eyebrow-light { color: rgba(238, 241, 236, .72); }
.eyebrow-center { justify-content: center; }
.eyebrow-dot { display: inline-block; width: 6px; height: 6px; border-radius: 50%; background: var(--brass); }
.about-copy > * + *, .intro-copy > * + *, .contact-copy > * + *, .map-copy > * + *, .two-lists > div > * + * { margin-top: var(--stack); }
.about-copy p, .intro-copy p, .contact-copy p, .map-copy p { margin-bottom: 0; }

/* Reveal: hidden only once the script has said it is running. */
.js .reveal { opacity: 0; transform: translateY(22px); transition: opacity .85s var(--ease-out), transform .85s var(--ease-out); }
.js .reveal.is-visible { opacity: 1; transform: translateY(0); }

/* ---------------------------------------------------------------- Buttons */
.btn-row { display: flex; flex-wrap: wrap; align-items: center; gap: 16px 28px; }
.btn-row-c { justify-content: center; }
.button {
  display: inline-flex; align-items: center; justify-content: center; gap: 22px;
  min-height: 48px; padding: 0 20px;
  font-size: 13px; text-transform: uppercase; letter-spacing: .13em; font-weight: 700;
  transition: transform .18s var(--ease-out), background .25s ease, color .25s ease, border-color .25s ease;
}
.button svg { font-size: 16px; }
.button-light { background: rgba(243, 241, 236, .96); color: var(--ink); }
.button-light:hover { background: var(--brass); color: var(--ink); }
.button-primary { background: var(--ink); color: var(--cream); }
.button-primary:hover { background: #2A4C56; }
.button-ghost { border: 1px solid rgba(243, 241, 236, .5); color: var(--cream); }
.button-ghost:hover { background: rgba(243, 241, 236, .12); border-color: var(--cream); }
.button[disabled] { opacity: .6; cursor: progress; }
.text-link {
  display: inline-flex; align-items: center; gap: 13px; align-self: flex-start;
  padding-bottom: 8px; border-bottom: 1px solid var(--brass);
  color: var(--ink); font-size: 13px; letter-spacing: .11em; text-transform: uppercase; font-weight: 700;
  transition: gap .25s var(--ease-out);
}
.text-link:hover { gap: 20px; }
.text-link svg { font-size: 15px; }
.light-link { color: var(--cream); }

/* ---------------------------------------------------------------- Header */
.site-nav { position: fixed; z-index: 50; top: 0; width: 100%; color: #F5F3EE; transition: background .3s ease, border .3s ease; }
.has-scrolled .site-nav {
  background: rgba(15, 34, 40, .94); -webkit-backdrop-filter: blur(18px); backdrop-filter: blur(18px);
  border-bottom: 1px solid rgba(255, 255, 255, .09);
}
.nav-inner { display: flex; align-items: center; justify-content: space-between; height: 86px; max-width: 1400px; padding: 0 62px; margin: auto; }
.brand-mark { display: block; color: #F5F3EE; flex: none; }
.logo { display: block; width: 172px; height: auto; overflow: visible; }
.lg-word { font: 500 31px "DM Sans", system-ui, sans-serif; fill: currentColor; }
.lg-sub { font: 500 10.4px "DM Sans", system-ui, sans-serif; fill: currentColor; }
.lg-acc { fill: var(--brass); }
.lg-line { stroke: currentColor; }
.nav-links {
  display: flex; align-items: center; gap: 36px; margin-left: auto; margin-right: 48px;
  font-size: 13px; letter-spacing: .07em; font-weight: 500; color: rgba(245, 243, 238, .78);
}
.nav-links a, .nav-cta { transition: color .2s ease; }
.nav-links a:hover, .nav-links a.is-on, .nav-cta:hover { color: var(--brass); }
.nav-links a.is-on { box-shadow: inset 0 -1px 0 var(--brass); padding-bottom: 4px; margin-bottom: -5px; }
.nav-menu-cta { display: none; }
.nav-cta { display: flex; gap: 9px; align-items: center; font-size: 13px; letter-spacing: .08em; text-transform: uppercase; white-space: nowrap; }
.nav-cta svg { font-size: 16px; }
.mobile-menu { display: none; width: 44px; height: 44px; place-items: center; color: inherit; font-size: 24px; }
.mobile-menu .mm-close { display: none; }
.mobile-menu[aria-expanded="true"] .mm-open { display: none; }
.mobile-menu[aria-expanded="true"] .mm-close { display: block; }
.mobile-menu span { display: grid; place-items: center; }

/* ---------------------------------------------------------------- Hero */
.hero-section { position: relative; min-height: 760px; height: 100vh; max-height: 960px; color: #F5F3EE; isolation: isolate; overflow: hidden; }
.hero-slides, .hero-slide, .hero-overlay, .hero-grain, .statement-image, .statement-overlay { position: absolute; inset: 0; }
.hero-slides { z-index: -3; }
/* The photographs are toned down under the copy (operator, 2026-10-21: the
   letters were blending into the bright greens of the tree-lined path). */
.hero-slide, .page-head-img { filter: saturate(.72) brightness(.86); }
.hero-slide { background-position: center; background-size: cover; opacity: 0; transform: scale(1.04); transition: opacity .9s ease, transform 7s ease; }
.hero-slide.active { opacity: 1; transform: scale(1); }
.hero-overlay {
  z-index: -2;
  background: linear-gradient(90deg, rgba(9, 22, 27, .92) 0%, rgba(10, 24, 29, .84) 38%, rgba(12, 26, 31, .62) 62%, rgba(9, 22, 27, .3) 100%), linear-gradient(0deg, rgba(9, 22, 27, .65), transparent 45%);
}
.hero-grain, .statement-section::after {
  z-index: -1; pointer-events: none; opacity: .16;
  background-image: url("data:image/svg+xml,%3Csvg viewBox='0 0 180 180' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.8' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)' opacity='.5'/%3E%3C/svg%3E");
}
.hero-inner { height: 100%; display: flex; flex-direction: column; justify-content: center; padding-top: 55px; }
.hero-copy { max-width: 760px; animation: hero-in 1.1s var(--ease-out) both .15s; }
.hero-copy h1 { margin: 0 0 var(--stack); font-size: clamp(64px, 8vw, 118px); line-height: .84; }
.hero-copy h1, .page-head h1 { text-shadow: 0 2px 30px rgba(5, 14, 17, .45); }
.hero-copy p, .hero-copy .eyebrow, .page-head .lede, .page-head .eyebrow { text-shadow: 0 1px 14px rgba(5, 14, 17, .6); }
.hero-copy p { max-width: 520px; margin: 0 0 var(--stack); color: rgba(245, 243, 238, .92); font-size: 17px; line-height: 1.6; letter-spacing: .01em; }
@keyframes hero-in { from { opacity: 0; transform: translateY(22px); } to { opacity: 1; transform: none; } }
.hero-note {
  position: absolute; right: 56px; bottom: 96px; display: flex; align-items: center; gap: 12px;
  color: rgba(245, 243, 238, .66); font-size: 17px; text-transform: uppercase; letter-spacing: .14em;
}
.hero-note button { display: grid; place-items: center; width: 34px; height: 34px; color: rgba(245, 243, 238, .75); font-size: 18px; }
.hero-note button:hover { color: var(--brass); }
.hero-rule { display: block; width: 90px; height: 1px; background: rgba(245, 243, 238, .35); }
.hero-rule i { display: block; width: 25%; height: 1px; background: var(--brass); transition: width .6s var(--ease-out); }
.hero-dots { position: absolute; right: 62px; bottom: 42px; display: flex; gap: 7px; }
.hero-dots button { width: 20px; height: 2px; padding: 0; background: rgba(245, 243, 238, .35); transition: width .3s ease, background .3s ease; position: relative; }
.hero-dots button::before { content: ""; position: absolute; inset: -10px -2px; }
.hero-dots button.active { width: 38px; background: var(--brass); }
.scroll-cue {
  position: absolute; bottom: 41px; left: 62px; display: flex; align-items: center; gap: 13px;
  color: rgba(245, 243, 238, .74); font-size: 17px; letter-spacing: .14em; text-transform: uppercase;
}

/* Inner-page head: the film band, set left like the hero. */
.page-head { position: relative; isolation: isolate; overflow: hidden; color: #F5F3EE; min-height: 600px; display: flex; align-items: flex-end; }
.page-head-img { position: absolute; inset: 0; z-index: -3; background-position: center; background-size: cover; animation: head-scale 9s ease-out both; }
@keyframes head-scale { from { transform: scale(1.05); } to { transform: scale(1); } }
.page-head .hero-overlay { background: linear-gradient(90deg, rgba(9, 22, 27, .92), rgba(10, 24, 29, .8) 45%, rgba(12, 26, 31, .55) 70%, rgba(9, 22, 27, .3)), linear-gradient(0deg, rgba(9, 22, 27, .6), transparent 55%); }
.page-head-inner { padding-top: 170px; padding-bottom: 96px; }
.page-head-copy { max-width: 780px; animation: hero-in 1s var(--ease-out) both .1s; }
.page-head h1 { margin: 0 0 var(--stack); font-size: clamp(54px, 6.6vw, 96px); line-height: .9; }
.page-head .lede { max-width: 600px; margin: 0; color: rgba(245, 243, 238, .92); font-size: 17px; line-height: 1.7; }
.page-head .btn-row { margin-top: var(--stack); }
.page-head-article h1 { font-size: clamp(48px, 5.4vw, 80px); }
.page-head-legal { min-height: 480px; }

/* ---------------------------------------------------------------- Finder (the search card) */
.search-section { background: linear-gradient(120deg, #E1EAEA, var(--cream) 65%); }
.search-card { padding: 56px 58px 42px; background: rgba(255, 255, 255, .45); border: 1px solid rgba(19, 38, 44, .12); box-shadow: 0 20px 70px rgba(19, 38, 44, .08); }
.search-heading { display: flex; justify-content: space-between; align-items: end; gap: 40px; margin-bottom: 37px; }
.search-heading h2 { font-size: clamp(47px, 5vw, 70px); }
.search-heading > p { max-width: 320px; margin: 0 0 4px; color: var(--muted); font-size: 16px; line-height: 1.7; }
.property-search-form { display: grid; grid-template-columns: 1fr 1fr auto; gap: 18px 28px; align-items: end; padding-top: 23px; border-top: 1px solid rgba(19, 38, 44, .15); }
.property-search-form label { display: flex; flex-direction: column; gap: 9px; color: var(--muted); font-size: 13px; letter-spacing: .13em; text-transform: uppercase; }
.property-search-form select, .lead-form select {
  width: 100%; padding: 9px 26px 12px 0; border: 0; border-bottom: 1px solid rgba(19, 38, 44, .25); border-radius: 0; outline: 0;
  color: var(--ink); font-size: 15px; letter-spacing: 0; text-transform: none; appearance: none; -webkit-appearance: none;
  background: transparent url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 24 24' fill='none' stroke='%2313262C' stroke-width='1.6'%3E%3Cpath d='m6 9 6 6 6-6'/%3E%3C/svg%3E") right 2px center / 16px no-repeat;
}
.property-search-form select:focus { border-bottom-color: var(--brass-ink); }
.property-search-form .button { white-space: nowrap; }
.search-result { margin: 19px 0 0; color: var(--muted); font-size: 15px; line-height: 1.6; }
.search-result a { color: var(--ink); font-weight: 700; border-bottom: 1px solid var(--brass); }

/* ---------------------------------------------------------------- About */
.about-section { background: var(--cream); }
.search-section + .about-section { padding-top: 0; }
.about-grid { display: grid; grid-template-columns: 1.05fr 1fr; gap: 10vw; align-items: center; }
.about-image { position: relative; min-height: 520px; overflow: hidden; }
.about-image img { width: 100%; height: 100%; min-height: 520px; object-fit: cover; display: block; position: absolute; inset: 0; transition: transform .8s var(--ease-out); }
.about-image:hover img { transform: scale(1.04); }
.about-image::after { content: ""; position: absolute; inset: 0; background: linear-gradient(0deg, rgba(9, 22, 27, .55), transparent 40%); pointer-events: none; }
.about-image span { position: absolute; z-index: 1; bottom: 20px; left: 22px; color: var(--cream); font-size: 16px; letter-spacing: .15em; text-transform: uppercase; }
.about-copy p { max-width: 460px; color: var(--muted); font-size: 17px; line-height: 1.75; }

/* ---------------------------------------------------------------- Film band and closing call */
.video-section { position: relative; min-height: 550px; display: grid; place-items: center; overflow: hidden; color: var(--cream); text-align: center; }
.video-backdrop, .video-overlay { position: absolute; inset: 0; }
.video-backdrop { background: center / cover no-repeat; transition: transform 1s var(--ease-out); }
.video-section:hover .video-backdrop { transform: scale(1.035); }
.video-overlay { background: rgba(10, 27, 32, .7); }
.video-inner { position: relative; z-index: 1; padding-top: 100px; padding-bottom: 100px; }
.video-inner .eyebrow { justify-content: center; }
.video-inner h2 { margin: 0 0 var(--stack); font-size: clamp(56px, 7vw, 92px); }
.video-inner > p:not(.eyebrow) { margin: var(--stack) 0 0; color: rgba(243, 241, 236, .75); font-size: 16px; letter-spacing: .14em; text-transform: uppercase; }
.video-play {
  display: grid; place-items: center; width: 71px; height: 71px; margin: 0 auto;
  border: 1px solid rgba(243, 241, 236, .75); border-radius: 50%; color: var(--cream); font-size: 22px;
  transition: transform .3s var(--ease-out), background .25s ease, border-color .25s ease, color .25s ease;
}
.video-play:hover { transform: scale(1.08); background: var(--brass); border-color: var(--brass); color: var(--ink); }
.cta-band .video-inner > .cta-text { max-width: 560px; margin: 0 auto var(--stack); color: rgba(243, 241, 236, .8); font-size: 17px; line-height: 1.7; letter-spacing: 0; text-transform: none; }

/* ---------------------------------------------------------------- Intro + orbit */
.intro-section { background: var(--cream); }
.intro-grid { display: grid; grid-template-columns: 1fr 1.55fr 1fr; gap: 6vw; align-items: center; }
.intro-grid-2 { grid-template-columns: 1fr 2.2fr; }
.intro-kicker { display: flex; flex-direction: column; gap: 17px; align-self: start; color: var(--muted); font-size: 16px; letter-spacing: .1em; line-height: 1.7; text-transform: uppercase; }
.section-index { color: var(--brass-ink); font-size: 15px; }
.vertical-line { height: 65px; width: 1px; background: var(--brass); opacity: .75; }
.intro-copy p { max-width: 470px; color: var(--muted); font-size: 16px; line-height: 1.7; }
.intro-art { position: relative; min-height: 300px; }
.art-orbit { position: absolute; top: 30px; left: 21%; width: 210px; height: 210px; border: 1px solid rgba(210, 164, 102, .6); border-radius: 50%; animation: orbit-spin 24s linear infinite; }
.art-orbit::before { content: ""; position: absolute; inset: 24px; border: 1px solid rgba(210, 164, 102, .3); border-radius: 50%; }
.orbit-dot { position: absolute; width: 8px; height: 8px; border-radius: 50%; background: var(--brass); top: 15px; left: 103px; }
.orbit-text { position: absolute; left: 50%; top: 50%; width: 110px; transform: translate(-50%, -50%) rotate(-8deg); color: var(--ink); font: 10px/1.6 "DM Sans", sans-serif; letter-spacing: .1em; text-align: center; text-transform: uppercase; }
.art-caption { position: absolute; left: 0; top: 0; margin: 0; color: var(--ink); font: italic 19px/1.25 "Cormorant Garamond", serif; }
.intro-art::after { position: absolute; content: ""; right: -20px; top: 35px; width: 1px; height: 285px; background: var(--line-dark); }
@keyframes orbit-spin { to { transform: rotate(360deg); } }

/* ---------------------------------------------------------------- Dark sections, card grid */
.section-dark { color: var(--cream); background: var(--dark-grad); position: relative; overflow: hidden; }
.section-dark::before {
  position: absolute; content: ""; width: 450px; height: 450px; right: -230px; top: -120px;
  border: 1px solid rgba(210, 164, 102, .14); border-radius: 50%;
  box-shadow: 0 0 0 34px rgba(210, 164, 102, .03), 0 0 0 68px rgba(210, 164, 102, .03); pointer-events: none;
}
.section-dark > .container { position: relative; }
.section-heading { display: flex; justify-content: space-between; align-items: end; gap: 40px; margin-bottom: var(--block); }
.heading-side { max-width: 320px; padding-bottom: 3px; display: flex; flex-direction: column; gap: var(--stack); }
.heading-side p { margin: 0; color: var(--muted); font-size: 17px; line-height: 1.7; }
.section-dark .heading-side p { color: rgba(238, 241, 236, .72); }
.service-heading { align-items: end; }
.filter-row { display: flex; align-items: center; gap: 11px; margin-bottom: 40px; padding-bottom: 13px; border-bottom: 1px solid var(--line); }
.filter-row button { padding: 7px 14px; color: rgba(238, 241, 236, .68); font-size: 15px; letter-spacing: .1em; text-transform: uppercase; transition: color .2s ease, background .2s ease; }
.filter-row button:hover, .filter-row .filter-active { color: var(--cream); background: rgba(238, 241, 236, .1); }
.filter-label { margin-right: 6px; color: var(--cream); font-size: 16px; }
.project-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 68px 28px; }
.project-card[hidden] { display: none; }
.project-link { display: block; }
.project-image-wrap { position: relative; overflow: hidden; aspect-ratio: 1.24; background: #22414A; }
.project-image-wrap img, .article-image-wrap img { width: 100%; height: 100%; display: block; object-fit: cover; transition: transform .8s var(--ease-out); }
.project-card:hover img, .article-card:hover img { transform: scale(1.045); }
.project-status {
  position: absolute; top: 18px; left: 19px; padding: 6px 10px; color: var(--cream);
  border: 1px solid rgba(245, 243, 238, .38); background: rgba(15, 34, 40, .45);
  font-size: 15px; letter-spacing: .08em; text-transform: uppercase; -webkit-backdrop-filter: blur(4px); backdrop-filter: blur(4px);
}
.round-action {
  position: absolute; right: 17px; bottom: 17px; display: grid; place-items: center; width: 45px; height: 45px;
  border-radius: 50%; background: var(--cream); color: var(--ink); font-size: 18px;
  transition: transform .3s var(--ease-out), background .25s ease;
}
.project-card:hover .round-action { transform: rotate(45deg); background: var(--brass); }
.project-info { display: flex; justify-content: space-between; gap: 20px; padding-top: 19px; }
.project-info small { color: var(--cream); font-size: 15px; }
.project-info h3 { margin: 6px 0 0; font-size: 36px; line-height: 1; }
.project-info > span { align-self: start; color: rgba(238, 241, 236, .78); font-size: 15px; white-space: nowrap; }
.project-card-text { max-width: 520px; margin: 14px 0 0; color: rgba(238, 241, 236, .72); font-size: 16px; line-height: 1.65; }
.project-details { display: flex; flex-wrap: wrap; gap: 8px 18px; margin-top: 17px; color: rgba(238, 241, 236, .6); font-size: 15px; letter-spacing: .07em; }
.project-details span + span { padding-left: 18px; border-left: 1px solid var(--line); }

/* ---------------------------------------------------------------- Statement */
.statement-section { position: relative; min-height: 630px; display: flex; align-items: center; color: var(--cream); isolation: isolate; }
.statement-image { z-index: -3; background: center / cover no-repeat; }
.statement-overlay { z-index: -2; background: linear-gradient(90deg, rgba(13, 30, 36, .25), rgba(13, 30, 36, .6) 42%, rgba(13, 30, 36, .92)); }
.statement-section::after { content: ""; position: absolute; inset: 0; }
.statement-inner { display: flex; justify-content: flex-end; padding-top: 90px; padding-bottom: 90px; }
.statement-inner > div { width: 52%; }
.statement-inner blockquote { margin: 0; }
.statement-quote { margin: 0 0 var(--stack); font: 500 clamp(55px, 7vw, 92px)/.93 "Cormorant Garamond", serif; letter-spacing: -.04em; }
.statement-by { margin: 0; max-width: 460px; color: rgba(238, 241, 236, .75); font: italic 21px/1.4 "Cormorant Garamond", serif; }

/* ---------------------------------------------------------------- Service rows (the approach) */
.services-section { background: linear-gradient(110deg, var(--cream) 0%, #EDF0EE 55%, #D9E4E6 100%); }
.service-list { border-top: 1px solid var(--line-dark); }
.service-row {
  display: grid; grid-template-columns: .4fr .55fr 1.3fr 1.65fr .25fr; align-items: center;
  min-height: 148px; padding: 22px 0; border-bottom: 1px solid var(--line-dark);
  transition: padding .35s var(--ease-out), background .3s ease;
}
a.service-row:hover { padding-left: 18px; padding-right: 18px; background: rgba(255, 255, 255, .38); }
.service-number { color: var(--ink); font-size: 17px; font-weight: 700; letter-spacing: .02em; }
.service-icon { display: grid; place-items: center; width: 53px; height: 53px; border: 1px solid rgba(210, 164, 102, .7); border-radius: 50%; color: var(--brass-ink); font-size: 20px; }
.service-title small { color: var(--ink); font-size: 15px; }
.service-title h3 { margin: 4px 0 0; color: var(--ink); font-size: 34px; line-height: 1; }
.service-row > p { max-width: 330px; margin: 0; color: var(--muted); font-size: 16px; line-height: 1.6; }
.service-arrow { justify-self: end; display: grid; place-items: center; width: 43px; height: 43px; font-size: 20px; transition: transform .3s var(--ease-out), background .25s ease, color .25s ease; border-radius: 50%; }
a.service-row:hover .service-arrow { transform: rotate(45deg); background: var(--ink); color: var(--cream); }

/* ---------------------------------------------------------------- Tiles (the amenities) */
.amenities-section {
  position: relative; color: var(--cream);
  background: radial-gradient(circle at 90% 0%, rgba(52, 82, 92, .25), transparent 38%), linear-gradient(135deg, #0F2228, #17343D 58%, #1F3F48);
}
.amenity-heading { margin-bottom: var(--block); text-align: center; }
.amenity-heading > * + * { margin-top: var(--stack); }
.amenity-pill { display: inline-block; margin: 0; padding: 8px 20px; border-radius: 30px; color: var(--brass); border: 1px solid rgba(210, 164, 102, .42); background: rgba(210, 164, 102, .09); font-size: 13px; letter-spacing: .05em; }
.amenity-heading h2 { color: var(--cream); font: 500 clamp(50px, 6vw, 78px)/.92 "Cormorant Garamond", serif; letter-spacing: -.04em; }
.amenity-heading p { max-width: 520px; margin-left: auto; margin-right: auto; margin-bottom: 0; color: rgba(238, 241, 236, .72); font-size: 17px; line-height: 1.7; }
.amenities-grid, .focus-grid { list-style: none; margin: 0; padding: 0; display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 24px; }
.amenities-grid { row-gap: 44px; }
.focus-grid { grid-template-columns: repeat(4, minmax(0, 1fr)); }
.amenity-tile {
  position: relative; width: 100%; height: 100%; min-height: 230px; display: flex; flex-direction: column; align-items: center; justify-content: center;
  padding: 26px 15px 40px; color: var(--cream); text-align: center;
  border: 1px solid rgba(238, 241, 236, .14); background: rgba(255, 255, 255, .055); box-shadow: 0 17px 55px rgba(4, 12, 14, .14);
  transition: transform .3s var(--ease-out), border-color .3s ease, background .3s ease;
}
.amenity-tile:hover { transform: translateY(-7px); border-color: rgba(210, 164, 102, .65); background: rgba(255, 255, 255, .09); }
.amenity-round { display: grid; place-items: center; width: 104px; height: 104px; margin-bottom: 26px; border-radius: 50%; color: var(--brass); background: rgba(210, 164, 102, .12); border: 1px solid rgba(210, 164, 102, .22); font-size: 40px; }
.amenity-name { font: 500 27px/1 "Cormorant Garamond", serif; letter-spacing: -.03em; }
.amenity-go {
  position: absolute; bottom: -20px; left: 50%; margin-left: -21px; display: grid; place-items: center; width: 42px; height: 42px;
  border: 1px solid rgba(238, 241, 236, .18); border-radius: 50%; color: var(--cream); background: #1C3A43; font-size: 18px;
  transition: background .25s ease, color .25s ease, transform .25s var(--ease-out);
}
.amenity-tile:hover .amenity-go { color: var(--ink); background: var(--brass); transform: translateX(3px); }
.amenity-card { min-height: 250px; padding: 32px 29px; border: 1px solid rgba(238, 241, 236, .14); background: rgba(255, 255, 255, .055); }
.amenity-icon { display: grid; place-items: center; width: 48px; height: 48px; margin-bottom: 40px; border: 1px solid rgba(210, 164, 102, .65); border-radius: 50%; color: var(--brass); font-size: 20px; flex: none; }
.amenity-card h3 { margin: 0 0 12px; font-size: 31px; line-height: 1; }
.amenity-card p { margin: 0; color: rgba(238, 241, 236, .74); font-size: 15px; line-height: 1.65; }

/* ---------------------------------------------------------------- Counter row (a planning year) */
.numbers-section { background: var(--cream-deep); }
.counter-heading { display: flex; justify-content: space-between; gap: 50px; align-items: end; margin-bottom: var(--block); }
.counter-heading > p { max-width: 405px; margin: 0 0 4px; color: var(--muted); font-size: 17px; line-height: 1.75; }
.counter-grid { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line-dark); }
.counter-item { display: flex; flex-direction: column; gap: 11px; padding: 28px 22px 26px 0; border-bottom: 1px solid var(--line-dark); }
.counter-item + .counter-item { padding-left: 22px; border-left: 1px solid var(--line-dark); }
.counter-item strong { color: var(--ink); font: 500 64px/.9 "Cormorant Garamond", serif; letter-spacing: -.05em; }
.counter-item span { color: var(--brass-ink); font-size: 14px; letter-spacing: .1em; text-transform: uppercase; font-weight: 700; }
.counter-item p { margin: 0; color: var(--muted); font-size: 15px; line-height: 1.6; }

/* Two lists side by side (service pages). */
.two-lists { display: grid; grid-template-columns: 1fr 1fr; gap: 8vw; }
.two-lists h2 { font-size: clamp(44px, 5vw, 66px); }
:where(.tick-list, .ask-list, .point-list) { list-style: none; margin: 0; padding: 0; }
.tick-list, .ask-list { border-top: 1px solid var(--line-dark); }
.tick-list li, .ask-list li { position: relative; padding: 16px 0 16px 34px; border-bottom: 1px solid var(--line-dark); color: var(--ink); font-size: 16px; line-height: 1.55; }
.tick-list li::before { content: ""; position: absolute; left: 4px; top: 22px; width: 12px; height: 6px; border-left: 1.5px solid var(--brass-ink); border-bottom: 1.5px solid var(--brass-ink); transform: rotate(-45deg); }
.ask-list li::before { content: "?"; position: absolute; left: 4px; top: 16px; color: var(--brass-ink); font: italic 500 24px/1 "Cormorant Garamond", serif; }
.section-dark .tick-list, .way-card-dark .tick-list { border-color: var(--line); }
.way-card-dark .tick-list li { color: var(--cream); border-color: var(--line); }
.way-card-dark .tick-list li::before { border-color: var(--brass); }

/* ---------------------------------------------------------------- Who we work with (team cards) */
.team-section { background: linear-gradient(110deg, #EDF0EE, var(--cream)); }
.team-lead { margin: 0; }
.team-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 22px; }
.team-card a { display: block; }
.team-card img { width: 100%; aspect-ratio: .82; height: auto; object-fit: cover; display: block; filter: saturate(.78); transition: filter .35s ease, transform .6s var(--ease-out); }
.team-card:hover img { filter: saturate(1); transform: translateY(-5px); }
.team-card h3 { margin: 17px 0 6px; font-size: 30px; line-height: 1; }
.team-card small { display: block; color: var(--muted); font-size: 13px; letter-spacing: .1em; text-transform: uppercase; line-height: 1.6; }
.team-more { display: inline-flex; align-items: center; gap: 8px; margin-top: 12px; color: var(--ink); font-size: 13px; font-weight: 700; letter-spacing: .08em; text-transform: uppercase; border-bottom: 1px solid var(--brass); padding-bottom: 4px; }

/* ---------------------------------------------------------------- Principle slider (the testimonial slider) */
.testimonial-section { background: var(--mist); }
.testimonial-slider { position: relative; max-width: 800px; margin: var(--block) auto 0; padding: 15px 80px 0; }
.testimonial-slide { display: none; position: relative; }
.testimonial-slide.active { display: block; animation: testimonial-in .45s var(--ease-out) both; }
.testimonial-slide blockquote { margin: 0; color: #1F363D; font: 500 clamp(34px, 4vw, 57px)/.98 "Cormorant Garamond", serif; letter-spacing: -.035em; }
.quote-mark { position: absolute; top: -45px; left: -54px; color: var(--brass-ink); font: 100px/.8 "Cormorant Garamond", serif; }
.testimonial-person { display: flex; align-items: center; gap: 13px; margin-top: 34px; }
.avatar { display: grid; place-items: center; width: 44px; height: 44px; border-radius: 50%; color: var(--cream); background: var(--ink-soft); font-size: 20px; flex: none; }
.testimonial-person strong, .testimonial-person small { display: block; }
.testimonial-person strong { font-size: 18px; }
.testimonial-person small { margin-top: 3px; color: var(--muted); font-size: 16px; }
.testimonial-controls { display: flex; align-items: center; gap: 15px; margin-top: 42px; color: var(--muted); font-size: 16px; letter-spacing: .11em; }
.testimonial-controls button { display: grid; place-items: center; width: 40px; height: 40px; border: 1px solid rgba(19, 38, 44, .2); border-radius: 50%; color: #1F363D; font-size: 18px; }
.testimonial-controls button:hover { color: var(--cream); background: #1F363D; }
.testimonial-controls span { margin: 0 7px; }
@keyframes testimonial-in { from { opacity: 0; transform: translateY(12px); } to { opacity: 1; transform: none; } }

/* ---------------------------------------------------------------- Articles */
.article-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 27px; }
.article-grid-2 { grid-template-columns: repeat(2, 1fr); }
.article-card a { display: block; }
.article-image-wrap { position: relative; overflow: hidden; aspect-ratio: 1.35; margin-bottom: 19px; background: #22414A; }
.article-meta { display: flex; gap: 17px; color: var(--cream); font-size: 15px; }
.article-meta span + span { padding-left: 17px; color: rgba(238, 241, 236, .7); border-left: 1px solid var(--line); }
.article-card h3 { margin: 11px 0 9px; color: var(--cream); font-size: 31px; line-height: 1.02; }
.article-card p { max-width: 340px; margin: 0; color: rgba(238, 241, 236, .7); font-size: 16px; line-height: 1.65; }
.article-read { display: inline-flex; align-items: center; gap: 8px; margin-top: 16px; color: var(--cream); font-size: 15px; letter-spacing: .1em; text-transform: uppercase; }
.article-read svg { transition: transform .2s ease; }
.article-card:hover .article-read svg { transform: translateX(4px); }

/* Article and legal pages: a reading column beside a sticky aside. */
.article-section { background: var(--cream); }
.article-layout { display: grid; grid-template-columns: 260px minmax(0, 720px); gap: 80px; justify-content: center; align-items: start; }
.article-aside { border-left: 1px solid var(--brass); padding-left: 18px; }
.article-aside p { margin: 0 0 18px; color: var(--ink); font-size: 16px; }
.article-aside .eyebrow { margin-bottom: 6px; font-size: 13px; }
.toc ol { margin: 0; padding: 0; list-style: none; counter-reset: t; }
.toc li { counter-increment: t; margin: 0 0 10px; font-size: 15px; line-height: 1.4; }
.toc li::before { content: counter(t, decimal-leading-zero) "  "; color: var(--brass-ink); font-size: 13px; }
.toc a:hover { color: var(--brass-ink); }
.prose { font-size: 18px; line-height: 1.75; color: #24373D; }
.prose > section + section { margin-top: 48px; }
.prose h2 { margin: 48px 0 16px; font-size: clamp(34px, 3.4vw, 46px); line-height: 1; letter-spacing: -.03em; color: var(--ink); scroll-margin-top: 110px; }
.prose section > h2:first-child, .prose > h2:first-child { margin-top: 0; }
.prose section { scroll-margin-top: 110px; }
.prose h3 { margin: 28px 0 8px; font: 700 15px/1.4 "DM Sans", sans-serif; letter-spacing: .1em; text-transform: uppercase; color: var(--ink); }
.prose p { margin: 0 0 18px; }
.prose a { color: var(--ink); border-bottom: 1px solid var(--brass); }
.prose a:hover { color: var(--brass-ink); }
.prose .tick-list { margin: 8px 0 24px; }
.prose .tick-list li { font-size: 17px; }
.fine { margin-top: 32px; color: var(--muted); font-size: 14px; line-height: 1.6; }
.prose .fine { padding-top: 20px; border-top: 1px solid var(--line-dark); }

/* ---------------------------------------------------------------- Contact + forms */
.contact-section { background: radial-gradient(circle at 90% 30%, #D6E2E4, transparent 38%), var(--cream); }
.contact-alt { background: radial-gradient(circle at 10% 70%, #D6E2E4, transparent 38%), var(--cream-deep); }
.contact-grid { display: grid; grid-template-columns: 1fr 1.1fr; gap: 9vw; align-items: start; }
.sticky-col { position: sticky; top: 120px; }
.contact-copy p { max-width: 400px; color: var(--muted); font-size: 17px; line-height: 1.75; }
.contact-detail { display: flex; flex-direction: column; gap: 7px; border-left: 1px solid var(--brass); padding-left: 17px; }
.contact-detail span { margin-bottom: 4px; color: var(--eyebrow); font-size: 15px; letter-spacing: .13em; text-transform: uppercase; font-weight: 700; }
.contact-detail a { color: var(--ink); font: 500 22px/1.25 "Cormorant Garamond", serif; }
.contact-detail a:hover { color: var(--brass-ink); }
.contact-detail small { color: var(--muted); font-size: 14px; }
.point-list { display: grid; gap: 18px; }
.point-list li { display: flex; gap: 16px; align-items: flex-start; }
.point-list .amenity-icon { margin: 0; color: var(--brass-ink); border-color: rgba(122, 86, 40, .5); width: 44px; height: 44px; }
.point-list b { display: block; margin-bottom: 4px; font-size: 16px; }
.point-list p { margin: 0; font-size: 15px; line-height: 1.6; }
.contact-form-wrap { background: rgba(255, 255, 255, .5); padding: 38px 42px 42px; border: 1px solid rgba(19, 38, 44, .12); }
.lead-form { display: flex; flex-direction: column; gap: 23px; }
.lead-form[hidden] { display: none; }
.form-topline { display: flex; justify-content: space-between; color: var(--brass-ink); font-size: 15px; letter-spacing: .12em; text-transform: uppercase; font-weight: 700; }
.form-topline span + span { color: var(--muted); font-weight: 500; letter-spacing: .06em; text-transform: none; }
.field-row { display: grid; grid-template-columns: 1fr 1fr; gap: 23px; }
.field { display: flex; flex-direction: column; gap: 9px; }
.field label { font-size: 13px; letter-spacing: .12em; text-transform: uppercase; font-weight: 500; color: var(--ink); }
.lead-form input:not([type="checkbox"]), .lead-form textarea {
  width: 100%; padding: 10px 0 13px; border: 0; border-bottom: 1px solid rgba(19, 38, 44, .28); border-radius: 0; outline: none;
  background: transparent; color: var(--ink); font-size: 16px; letter-spacing: 0; resize: vertical; transition: border .2s ease;
}
.lead-form select { font-size: 16px; padding-top: 10px; padding-bottom: 13px; border-bottom-color: rgba(19, 38, 44, .28); }
.lead-form input:focus, .lead-form textarea:focus, .lead-form select:focus { border-bottom-color: var(--brass-ink); box-shadow: 0 1px 0 var(--brass-ink); }
.lead-form ::placeholder { color: #66757A; opacity: 1; }
.field.is-invalid input, .field.is-invalid select, .field.is-invalid textarea { border-bottom-color: var(--err); }
.check { display: grid; grid-template-columns: 22px 1fr; gap: 12px; align-items: start; font-size: 13.5px; line-height: 1.6; color: #34474D; cursor: pointer; }
.check input { width: 20px; height: 20px; margin: 2px 0 0; accent-color: var(--ink); cursor: pointer; }
.check a { color: var(--ink); border-bottom: 1px solid var(--brass); }
.check.is-invalid span { color: var(--err); }
.hp { position: absolute !important; left: -9999px; width: 1px; height: 1px; overflow: hidden; }
.form-error { display: none; margin: 0; padding: 12px 14px; color: var(--err); background: var(--errbg); font-size: 15px; line-height: 1.5; }
.form-error.is-shown { display: block; }
.lead-form .button { align-self: flex-start; margin-top: 4px; }
.form-done { display: none; outline: none; }
.form-done.is-shown { display: block; animation: testimonial-in .45s var(--ease-out) both; }
.form-done h3 { margin: 0 0 12px; font-size: 40px; line-height: 1; }
.form-done p { margin: 0; color: var(--muted); font-size: 16px; line-height: 1.7; }
.form-done .eyebrow { margin-bottom: 14px; color: var(--brass-ink); }

/* ---------------------------------------------------------------- Map block (reach us) */
.map-section { padding: 0 0 130px; background: var(--cream); }
.map-section-pad { padding-top: 0; background: var(--cream); }
.contact-section + .map-section { background: var(--cream); }
.map-wrap { display: grid; grid-template-columns: .8fr 1.2fr; min-height: 420px; gap: 0; }
.map-copy { padding: 68px 55px 55px 0; display: flex; flex-direction: column; }
.map-copy p { max-width: 340px; color: var(--muted); font-size: 17px; line-height: 1.7; }
.map-copy .text-link + .text-link { margin-top: 16px; }
.map-frame { position: relative; min-height: 420px; overflow: hidden; border: 1px solid rgba(19, 38, 44, .12); }
.map-frame img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; filter: saturate(.75); }
.map-pin {
  position: absolute; top: 50%; left: 50%; transform: translate(-50%, -50%); display: grid; place-items: center; align-content: center; gap: 4px;
  width: 96px; height: 96px; border: 1px solid var(--brass); border-radius: 50%; color: var(--cream); background: rgba(15, 34, 40, .88);
  font: 12px/1.25 "DM Sans", sans-serif; letter-spacing: .13em; text-align: center; text-transform: uppercase;
}
.map-pin small { color: var(--brass); font-size: 9px; letter-spacing: .08em; }

/* ---------------------------------------------------------------- Approach, scenarios, ways, FAQ */
.steps-wrap { display: grid; gap: 0; border-top: 1px solid var(--line-dark); }
.step-block { display: grid; grid-template-columns: 160px 1.2fr 1fr; gap: 50px; padding: 48px 0; border-bottom: 1px solid var(--line-dark); scroll-margin-top: 100px; }
.step-num { display: flex; align-items: center; gap: 18px; align-self: start; }
.step-num b { font: 500 64px/.9 "Cormorant Garamond", serif; color: var(--brass-ink); letter-spacing: -.05em; }
.step-small { color: var(--ink); font-size: 15px; }
.step-block h3 { margin: 4px 0 14px; font-size: 44px; line-height: 1; }
.step-block p { margin: 0; color: var(--muted); font-size: 17px; line-height: 1.7; }
.scenario-grid { display: grid; grid-template-columns: repeat(2, 1fr); gap: 28px; }
.scenario-card { padding: 38px 40px 40px; background: rgba(255, 255, 255, .55); border: 1px solid rgba(19, 38, 44, .12); }
.scenario-top { display: flex; align-items: center; gap: 16px; margin-bottom: 20px; }
.scenario-top small { display: block; color: var(--eyebrow); font-size: 13px; letter-spacing: .12em; text-transform: uppercase; font-weight: 700; }
.scenario-top span:last-child { color: var(--ink); font-size: 16px; line-height: 1.4; }
.scenario-card h3 { margin: 0 0 14px; font-size: 36px; line-height: 1; }
.scenario-card > p { margin: 0 0 18px; color: var(--muted); font-size: 16px; line-height: 1.7; }
.scenario-card .scenario-h { margin: 8px 0 10px; color: var(--ink); font-size: 13px; letter-spacing: .12em; text-transform: uppercase; font-weight: 700; }
.scenario-card .scenario-left { margin: 18px 0 0; color: var(--ink); }
.way-grid { display: grid; grid-template-columns: repeat(3, 1fr); gap: 24px; align-items: stretch; }
.way-card { display: flex; flex-direction: column; padding: 40px 36px; background: rgba(255, 255, 255, .55); border: 1px solid rgba(19, 38, 44, .12); }
.way-card > small { color: var(--brass-ink); font-size: 14px; letter-spacing: .1em; text-transform: uppercase; font-weight: 700; }
.way-card h3 { margin: 14px 0 14px; font-size: 40px; line-height: 1; }
.way-card > p { margin: 0 0 22px; color: var(--muted); font-size: 16px; line-height: 1.7; }
.way-card .tick-list { margin-bottom: 30px; }
.way-card .button { margin-top: auto; align-self: flex-start; }
.way-card-dark { background: var(--dark-grad); color: var(--cream); border-color: transparent; }
.way-card-dark > small { color: var(--brass); }
.way-card-dark > p { color: rgba(238, 241, 236, .76); }
.faq-wrap { display: grid; gap: var(--block); max-width: 980px; }
.faq-h { margin: 0 0 22px; font-size: clamp(36px, 4vw, 52px); line-height: 1; }
.faq-row { border-bottom: 1px solid var(--line-dark); }
.faq-group .faq-row:first-of-type { border-top: 1px solid var(--line-dark); }
.faq-row summary {
  display: grid; grid-template-columns: 60px 1fr 44px; align-items: center; gap: 12px; min-height: 84px; padding: 16px 0; cursor: pointer; list-style: none;
  transition: padding .35s var(--ease-out), background .3s ease;
}
.faq-row summary::-webkit-details-marker { display: none; }
.faq-row summary:hover { padding-left: 14px; padding-right: 14px; background: rgba(255, 255, 255, .38); }
.faq-row summary b { color: var(--brass-ink); font-size: 15px; letter-spacing: .1em; }
.faq-row summary span { font: 500 28px/1.1 "Cormorant Garamond", serif; letter-spacing: -.02em; }
.faq-row summary i { display: grid; place-items: center; width: 40px; height: 40px; border: 1px solid var(--line-dark); border-radius: 50%; font-size: 18px; transition: transform .3s var(--ease-out), background .25s ease, color .25s ease; }
.faq-row[open] summary i { transform: rotate(45deg); background: var(--ink); color: var(--cream); }
.faq-a { padding: 0 56px 26px 72px; }
.faq-a p { margin: 0; max-width: 680px; color: var(--muted); font-size: 17px; line-height: 1.75; }
.faq-a a { color: var(--ink); border-bottom: 1px solid var(--brass); }

/* ---------------------------------------------------------------- Footer */
.site-footer { position: relative; color: var(--cream); background: var(--ink-deep); }
.footer-top { display: grid; grid-template-columns: 1fr 1fr 1fr; align-items: center; gap: 30px; min-height: 200px; padding-top: 40px; padding-bottom: 40px; }
.brand-light { color: var(--cream); }
.footer-top .logo { width: 220px; }
.footer-tagline { justify-self: center; margin: 0; color: rgba(238, 241, 236, .8); font: 25px/1.08 "Cormorant Garamond", serif; text-align: center; }
.footer-reach { justify-self: end; display: flex; flex-direction: column; align-items: flex-end; gap: 6px; text-align: right; }
.footer-reach a { font: 500 22px/1.2 "Cormorant Garamond", serif; color: var(--cream); }
.footer-reach a:hover { color: var(--brass); }
.footer-reach span { color: rgba(238, 241, 236, .7); font-size: 13px; letter-spacing: .06em; }
.footer-nav { display: grid; grid-template-columns: repeat(3, 1fr); gap: 30px; padding-top: 44px; padding-bottom: 44px; border-top: 1px solid var(--line); }
.footer-h { margin: 0 0 16px; color: var(--brass); font-size: 13px; letter-spacing: .14em; text-transform: uppercase; font-weight: 700; }
.footer-col ul { list-style: none; margin: 0; padding: 0; display: grid; gap: 10px; }
.footer-col a { color: rgba(238, 241, 236, .82); font-size: 15px; }
.footer-col a:hover { color: var(--cream); }
.footer-bottom {
  display: grid; grid-template-columns: 1.6fr 1.1fr .7fr; align-items: center; gap: 30px;
  padding-top: 28px; padding-bottom: 32px; border-top: 1px solid var(--line); color: #CDD3D0; font-size: 12px; letter-spacing: .08em;
}
.footer-legal { display: flex; flex-direction: column; gap: 10px; line-height: 1.6; }
.footer-legal > span:first-child { text-transform: uppercase; }
.footer-note { letter-spacing: .02em; color: rgba(238, 241, 236, .7); font-size: 12.5px; max-width: 560px; }
.footer-links { display: flex; justify-content: center; gap: 23px; flex-wrap: wrap; text-transform: uppercase; }
.footer-links a:hover, .footer-credit:hover { color: var(--cream); }
.footer-credit { justify-self: end; display: inline-flex; align-items: center; gap: 10px; color: var(--brass); font: italic 18px "Cormorant Garamond", serif; letter-spacing: .02em; }
.footer-credit span { font-size: 16px; display: grid; }
.floating-call {
  position: fixed; z-index: 40; right: 24px; bottom: 24px; display: grid; place-items: center; width: 48px; height: 48px;
  border: 1px solid rgba(210, 164, 102, .65); border-radius: 50%; color: var(--cream); background: var(--ink); font-size: 19px;
  box-shadow: 0 7px 24px rgba(12, 23, 21, .2); transition: transform .25s var(--ease-out), background .25s ease;
}
.floating-call:hover { transform: scale(1.06); background: #2A4C56; }

/* ---------------------------------------------------------------- Detail dialog */
.modal-backdrop { position: fixed; z-index: 100; inset: 0; display: grid; place-items: center; padding: 28px; background: rgba(8, 18, 22, .72); -webkit-backdrop-filter: blur(12px); backdrop-filter: blur(12px); animation: fade-in .25s ease both; }
.modal-backdrop[hidden] { display: none; }
.detail-modal { position: relative; width: min(860px, 100%); max-height: min(780px, 92vh); overflow: auto; background: var(--cream); color: var(--ink); box-shadow: 0 30px 100px rgba(0, 0, 0, .35); animation: modal-in .45s var(--ease-out) both; }
.modal-close { position: absolute; z-index: 2; top: 16px; right: 17px; display: grid; place-items: center; width: 42px; height: 42px; border-radius: 50%; color: var(--cream); background: rgba(10, 24, 28, .55); font-size: 20px; }
.modal-image { position: relative; height: 250px; background: var(--dark-grad); overflow: hidden; }
.modal-image::before { content: ""; position: absolute; width: 320px; height: 320px; right: -90px; top: -110px; border: 1px solid rgba(210, 164, 102, .2); border-radius: 50%; box-shadow: 0 0 0 34px rgba(210, 164, 102, .04), 0 0 0 68px rgba(210, 164, 102, .03); }
.modal-image-copy { position: absolute; bottom: 27px; left: 38px; right: 38px; color: var(--cream); }
.modal-icon { display: grid; place-items: center; width: 56px; height: 56px; margin-bottom: 16px; border-radius: 50%; color: var(--brass); border: 1px solid rgba(210, 164, 102, .5); font-size: 24px; }
.modal-image-copy small { color: var(--brass); font-size: 15px; letter-spacing: .14em; text-transform: uppercase; }
.modal-image-copy h2 { margin: 6px 0 0; font-size: 56px; color: var(--cream); }
.modal-content { padding: 36px 40px 42px; }
.modal-content h3 { max-width: 660px; margin: 0 0 18px; font-size: 32px; line-height: 1.08; }
.modal-content > p:not(.eyebrow) { max-width: 675px; margin: 0 0 26px; color: var(--muted); font-size: 17px; line-height: 1.75; }
.modal-content .eyebrow { margin-bottom: 14px; }
@keyframes fade-in { from { opacity: 0; } to { opacity: 1; } }
@keyframes modal-in { from { opacity: 0; transform: translateY(22px) scale(.98); } to { opacity: 1; transform: none; } }
body.modal-open { overflow: hidden; }

/* ---------------------------------------------------------------- Tablet */
@media (max-width: 1180px) {
  .nav-links { gap: 24px; margin-right: 30px; }
  .focus-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
}
@media (max-width: 1024px) {
  .nav-inner { padding: 0 30px; }
  .mobile-menu { display: grid; }
  .nav-cta { display: none; }
  .nav-links {
    position: absolute; top: 80px; right: 16px; left: 16px; display: none; flex-direction: column; align-items: stretch; gap: 0; margin: 0;
    padding: 8px 20px 20px; max-height: calc(100vh - 100px); overflow-y: auto;
    background: rgba(12, 29, 34, .97); border: 1px solid rgba(255, 255, 255, .12); -webkit-backdrop-filter: blur(15px); backdrop-filter: blur(15px);
    font-size: 15px;
  }
  .nav-links.nav-open { display: flex; }
  .nav-links a { padding: 15px 0; border-bottom: 1px solid rgba(255, 255, 255, .09); }
  .nav-links a.is-on { box-shadow: none; margin: 0; padding-bottom: 15px; }
  .nav-links .nav-menu-cta { display: block; margin-top: 16px; padding: 15px 18px; border: 0; background: var(--brass); color: var(--ink); font-weight: 700; text-transform: uppercase; letter-spacing: .1em; font-size: 13px; text-align: center; }
  .nav-links .nav-menu-cta:hover { color: var(--ink); }
  .step-block { grid-template-columns: 1fr; gap: 24px; }
}
@media (max-width: 900px) {
  .container { padding-left: 30px; padding-right: 30px; }
  .intro-grid, .intro-grid-2, .contact-grid, .about-grid, .map-wrap, .two-lists { grid-template-columns: 1fr; gap: 55px; }
  .intro-kicker { flex-direction: row; align-items: center; }
  .intro-kicker .vertical-line { height: 1px; width: 45px; }
  .intro-art { display: none; }
  .about-image, .about-image img { min-height: 400px; }
  .statement-inner > div { width: 80%; }
  .statement-overlay { background: linear-gradient(90deg, rgba(13, 30, 36, .6), rgba(13, 30, 36, .9)); }
  .service-row { grid-template-columns: .3fr .55fr 1.3fr .3fr; }
  .service-row > p { display: none; }
  .counter-grid { grid-template-columns: repeat(2, 1fr); }
  .counter-item:nth-child(3) { border-left: 0; padding-left: 0; }
  .amenities-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .team-grid { grid-template-columns: repeat(2, 1fr); }
  .article-grid { grid-template-columns: repeat(2, 1fr); }
  .scenario-grid, .way-grid { grid-template-columns: 1fr; }
  .property-search-form { grid-template-columns: 1fr 1fr; }
  .property-search-form .button { grid-column: span 2; justify-self: start; }
  .map-copy { padding: 0 0 40px; }
  .map-frame { min-height: 360px; }
  .footer-top { grid-template-columns: 1fr 1fr; }
  .footer-tagline { grid-column: 1 / -1; grid-row: 2; justify-self: start; text-align: left; }
  .footer-bottom { grid-template-columns: 1fr 1fr; }
  .footer-legal { grid-column: 1 / -1; }
  .footer-links { justify-content: start; }
  .article-layout { grid-template-columns: 1fr; gap: 40px; }
  .sticky-col { position: static; }
  .hero-dots { right: 30px; bottom: 28px; }
}

/* ---------------------------------------------------------------- Phone */
@media (max-width: 640px) {
  .container { padding-left: 21px; padding-right: 21px; }
  .nav-inner { height: 73px; padding: 0 21px; }
  .nav-links { top: 73px; }
  .logo { width: 140px; }
  h2 { font-size: 50px; }
  .hero-section { min-height: 680px; }
  .hero-overlay, .page-head .hero-overlay { background: linear-gradient(0deg, rgba(9, 22, 27, .82), rgba(9, 22, 27, .72) 60%, rgba(9, 22, 27, .6)); }
  .hero-copy h1 { font-size: clamp(54px, 15vw, 86px); }
  .hero-copy p { font-size: 16px; }
  .hero-note { left: 21px; right: auto; bottom: 76px; font-size: 14px; }
  .hero-note i, .hero-note button { display: none; }
  .hero-dots { right: 80px; bottom: 30px; }
  .scroll-cue { left: 21px; bottom: 27px; font-size: 14px; }
  .page-head { min-height: 520px; }
  .page-head-inner { padding-top: 130px; padding-bottom: 64px; }
  .page-head h1 { font-size: clamp(46px, 12.5vw, 64px); }
  .page-head-article h1 { font-size: clamp(40px, 11vw, 56px); }
  .page-head .lede { font-size: 16px; }
  .search-card { padding: 32px 21px; }
  .search-heading { display: block; }
  .search-heading > p { margin-top: var(--stack); }
  .property-search-form { grid-template-columns: 1fr; }
  .property-search-form .button { grid-column: auto; width: 100%; }
  .section-heading, .counter-heading { display: block; }
  .heading-side { margin-top: var(--stack); }
  .counter-heading > p { margin-top: var(--stack); }
  .filter-row { gap: 5px; overflow-x: auto; padding-bottom: 9px; }
  .filter-row button { white-space: nowrap; padding: 7px 10px; }
  .filter-label { display: none; }
  .project-grid { grid-template-columns: 1fr; gap: 52px; }
  .project-info h3 { font-size: 33px; }
  .project-status { font-size: 13px; }
  .statement-section { min-height: 560px; }
  .statement-inner > div { width: 100%; }
  .statement-quote { font-size: 54px; }
  .service-row { grid-template-columns: 44px 1fr 40px; gap: 14px; min-height: 118px; }
  .service-row .service-icon { display: none; }
  .service-title h3 { font-size: 28px; }
  .service-arrow { width: 38px; height: 38px; }
  .amenities-grid { gap: 40px 14px; }
  .amenity-tile { min-height: 190px; padding: 20px 10px 36px; }
  .amenity-round { width: 72px; height: 72px; margin-bottom: 18px; font-size: 30px; }
  .amenity-name { font-size: 22px; }
  .focus-grid { grid-template-columns: 1fr; gap: 16px; }
  .amenity-card { min-height: 0; padding: 26px 22px; }
  .amenity-icon { margin-bottom: 22px; }
  .counter-grid { grid-template-columns: 1fr; }
  .counter-item + .counter-item { padding-left: 0; border-left: 0; }
  .counter-item strong { font-size: 52px; }
  .team-grid { gap: 30px 14px; }
  .team-card h3 { font-size: 24px; }
  .team-card small { font-size: 11.5px; }
  .team-more { font-size: 11.5px; }
  .testimonial-slider { padding: 15px 4px 0; }
  .quote-mark { left: -4px; top: -48px; opacity: .45; }
  .article-grid, .article-grid-2 { grid-template-columns: 1fr; gap: 52px; }
  .article-card h3 { font-size: 33px; }
  .contact-form-wrap { padding: 27px 20px 29px; }
  .field-row { grid-template-columns: 1fr; }
  .map-section { padding-bottom: 90px; }
  .map-frame { min-height: 280px; }
  .scenario-card, .way-card { padding: 28px 22px; }
  .scenario-card h3 { font-size: 31px; }
  .faq-row summary { grid-template-columns: 36px 1fr 40px; }
  .faq-row summary span { font-size: 23px; }
  .faq-a { padding: 0 0 22px 48px; }
  .prose { font-size: 17px; }
  .footer-top { grid-template-columns: 1fr; padding-top: 52px; padding-bottom: 40px; }
  .footer-tagline { grid-row: auto; }
  .footer-reach { justify-self: start; align-items: flex-start; text-align: left; }
  .footer-nav { grid-template-columns: 1fr 1fr; }
  .footer-nav .footer-col:last-child { grid-column: 1 / -1; }
  .footer-bottom { grid-template-columns: 1fr; gap: 20px; }
  .footer-links { gap: 13px; }
  .footer-credit { justify-self: start; }
  .modal-backdrop { padding: 14px; }
  .modal-image { height: 210px; }
  .modal-image-copy { left: 22px; bottom: 20px; }
  .modal-image-copy h2 { font-size: 42px; }
  .modal-content { padding: 27px 22px 29px; }
  .modal-content h3 { font-size: 26px; }
  .floating-call { right: 16px; bottom: 16px; width: 44px; height: 44px; }
  .video-section { min-height: 480px; }
}

/* ---------------------------------------------------------------- Reduced motion */
@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { scroll-behavior: auto !important; animation-duration: .01ms !important; animation-iteration-count: 1 !important; transition-duration: .01ms !important; }
  .js .reveal { opacity: 1; transform: none; }
}