/* ==========================================================================
   EJ Home LLC — styles.css
   Plain CSS3. No frameworks, no external fonts, no build step.
   Sections:  1 Tokens  2 Reset  3 Typography  4 Layout  5 Header/Nav
              6 Hero     7 Buttons 8 Sections   9 Work/Projects
             10 Services 11 Properties/Rentals 12 Team 13 Quote
             14 Forms   15 Footer 16 Utilities 17 Responsive 18 Motion/Print
   ========================================================================== */

/* ---------- 0. FONTS -----------------------------------------------------
   Bundled with the site. Nothing is requested from Google Fonts or any other
   outside service — see assets/fonts/README.txt for licences.               */
@font-face{
  font-family:"Fraunces";
  src:url("assets/fonts/fraunces-var.woff2") format("woff2");
  font-weight:300 700;font-style:normal;font-display:swap;
}
@font-face{
  font-family:"Archivo";
  src:url("assets/fonts/archivo-var.woff2") format("woff2");
  font-weight:300 700;font-stretch:75% 125%;font-style:normal;font-display:swap;
}

/* ---------- 1. TOKENS ---------------------------------------------------- */
:root{
  /* colour */
  --ivory:#F4F1E9;
  --paper:#FAF8F2;
  --stone:#E2DCCD;
  --stone-deep:#D3CBBB;
  --warm-gray:#6E6959;   /* AA 4.5:1 on ivory, paper and olive tint */
  --ink-soft:#4C483F;
  --charcoal:#2C2A26;
  --near-black:#15140F;
  --olive:#3F4A38;
  --olive-mid:#55613E;
  --olive-tint:#EBEEE3;
  --white:#FFFFFF;

  /* type */
  --serif: "Fraunces", ui-serif, "Iowan Old Style", "Palatino Linotype", Palatino, Georgia, serif;
  --sans: "Archivo", system-ui, -apple-system, "Segoe UI", Roboto, "Helvetica Neue", Arial, sans-serif;

  --fs-display: clamp(3rem, 7.4vw, 6.5rem);
  --fs-h1:      clamp(2.5rem, 5.9vw, 4.9rem);
  --fs-h2:      clamp(2rem, 3.9vw, 3.5rem);
  --fs-h3:      clamp(1.25rem, 1.8vw, 1.65rem);
  --fs-lede:    clamp(1.075rem, 1.35vw, 1.3rem);
  --fs-body:    1.0625rem;
  --fs-small:   0.9375rem;
  --fs-eyebrow: 0.75rem;

  /* space */
  --section: clamp(4.5rem, 9vw, 9rem);
  --gutter:  clamp(1.25rem, 4vw, 4rem);
  --gap:     clamp(1.5rem, 3vw, 3rem);

  /* misc */
  --maxw: 1400px;
  --border: 1px solid var(--stone);
  --ease: cubic-bezier(.22,.61,.36,1);
}

/* ---------- 2. RESET ----------------------------------------------------- */
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
body{
  margin:0;
  background:var(--ivory);
  color:var(--charcoal);
  font-family:var(--sans);
  font-size:var(--fs-body);
  line-height:1.7;
  -webkit-font-smoothing:antialiased;
  text-rendering:optimizeLegibility;
  overflow-x:hidden;
}
img,video{max-width:100%;display:block}
picture{display:block;max-width:100%}
img{height:auto;background:var(--stone)}
ul,ol{margin:0;padding:0}
figure{margin:0}
blockquote{margin:0}
li{list-style:none}
a{color:inherit}
button{font:inherit;color:inherit;cursor:pointer}
hr{border:0;border-top:var(--border);margin:0}
svg{display:block}

/* ---------- 3. TYPOGRAPHY ------------------------------------------------ */
h1,h2,h3,h4{
  font-family:var(--serif);
  font-weight:400;
  font-variation-settings:"opsz" 96;
  color:var(--near-black);
  margin:0;
  letter-spacing:-0.022em;
  line-height:1.04;
  text-wrap:balance;
}
h3,h4{font-variation-settings:"opsz" 28;letter-spacing:-0.012em}
h1{font-size:var(--fs-h1)}
h2{font-size:var(--fs-h2)}
h3{font-size:var(--fs-h3);line-height:1.2}
h4{font-size:1.0625rem;line-height:1.3;letter-spacing:0}
p{margin:0 0 1.1em}
p:last-child{margin-bottom:0}

/* headings carry no margin of their own; give the element that follows one */
h1 + p, h2 + p, h3 + p, h4 + p,
h1 + .prose, h2 + .prose, h3 + .prose,
h2 + ul, h2 + ol, h2 + .contact-list, h2 + .service-block__list,
h2 + .prop__specs, h3 + .prop__specs, h2 + .team-grid{margin-top:1.05rem}
.prose h2{margin-top:2.1em}
.prose h2:first-child{margin-top:0}
.prose h2 + p{margin-top:.95rem}

.display{font-size:var(--fs-display);line-height:.98;letter-spacing:-0.032em;font-variation-settings:"opsz" 144}
.lede{font-size:var(--fs-lede);line-height:1.6;color:var(--ink-soft)}
.small{font-size:var(--fs-small)}
.label,.eyebrow,.project-meta,.figcap,.split__media figcaption,
.nav__link,.nav__cta,.btn,.arrow-link,.filter,.status,.member__role,
.prop__feature,.service-index__num,.prop-group__count,.hero__phone,
.footer__title,.footer__social a,.concept-note,.mobile-cta a,.brand__sub{
  font-family:var(--sans);
  font-variation-settings:"wdth" 87;
  font-weight:600;
}
.eyebrow{
  font-size:var(--fs-eyebrow);
  letter-spacing:.22em;
  text-transform:uppercase;
  color:var(--olive);
  margin:0 0 1.15rem;
  display:flex;align-items:center;gap:.7rem;
}
.eyebrow::before{
  content:"";width:1.6rem;height:1px;background:currentColor;flex:0 0 auto;opacity:.65;
}
.eyebrow--light{color:rgba(255,255,255,.88)}
.prose p{max-width:64ch}
.prose p + p{margin-top:0}

/* links inside copy */
.prose a,.link{
  color:var(--olive);
  text-decoration:underline;
  text-underline-offset:.22em;
  text-decoration-thickness:1px;
  text-decoration-color:var(--stone-deep);
  transition:text-decoration-color .25s var(--ease);
}
.prose a:hover,.link:hover{text-decoration-color:var(--olive)}

/* ---------- 4. LAYOUT ---------------------------------------------------- */
.wrap{width:100%;max-width:var(--maxw);margin-inline:auto;padding-inline:var(--gutter)}
.wrap--narrow{max-width:940px}
.wrap--mid{max-width:1180px}
.section{padding-block:var(--section)}
.section--tight{padding-block:clamp(3rem,6vw,5.5rem)}
.section--paper{background:var(--paper)}
.section--olive{background:var(--olive-tint)}
.section--dark{background:var(--near-black);color:var(--ivory)}
.section--dark h1,.section--dark h2,.section--dark h3{color:var(--ivory)}
.rule{border-top:var(--border);margin-block:0}

/* skip link */
.skip{
  position:absolute;left:-9999px;top:0;z-index:200;
  background:var(--near-black);color:var(--ivory);
  padding:.85rem 1.4rem;font-size:var(--fs-small);letter-spacing:.04em;
}
.skip:focus{left:.5rem;top:.5rem}

/* focus */
:focus-visible{outline:2px solid var(--olive);outline-offset:3px;border-radius:2px}
.section--dark :focus-visible,.hero :focus-visible,.site-footer :focus-visible{outline-color:#C9D3BC}

/* ---------- 5. HEADER / NAV --------------------------------------------- */
.site-header{
  position:fixed;inset:0 0 auto 0;z-index:100;
  display:flex;align-items:center;
  isolation:isolate;
  min-height:74px;
  transition:background-color .4s var(--ease), box-shadow .4s var(--ease), color .4s var(--ease);
  color:var(--white);
}
/* a soft scrim behind the navigation so white links stay legible over any
   photograph; it fades away as soon as the header turns solid on scroll */
.site-header::before{
  content:"";position:absolute;left:0;right:0;top:0;height:210%;z-index:-1;
  background:linear-gradient(to bottom,rgba(10,10,8,.66),rgba(10,10,8,.30) 55%,rgba(10,10,8,0));
  pointer-events:none;transition:opacity .4s var(--ease);
}
.site-header.is-solid::before,.site-header--solid::before{opacity:0}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;gap:1.5rem;width:100%}
.site-header.is-solid,
.site-header--solid{
  background:rgba(246,243,237,.94);
  backdrop-filter:saturate(140%) blur(10px);
  -webkit-backdrop-filter:saturate(140%) blur(10px);
  color:var(--charcoal);
  box-shadow:0 1px 0 var(--stone);
}

.brand{display:inline-flex;flex-direction:column;line-height:1;text-decoration:none;padding-block:.3rem}
.brand__name{
  font-family:var(--serif);font-size:1.3rem;letter-spacing:.02em;
}
.brand__sub{
  font-size:.625rem;letter-spacing:.24em;text-transform:uppercase;
  margin-top:.34rem;opacity:.72;font-weight:500;
}

.nav{display:flex;align-items:center;gap:clamp(1rem,2.1vw,2.1rem)}
.nav__list{display:flex;align-items:center;gap:clamp(1rem,2.1vw,2.1rem)}
.nav__link{
  text-decoration:none;font-size:.8125rem;letter-spacing:.14em;text-transform:uppercase;
  font-weight:500;padding:.4rem 0;position:relative;white-space:nowrap;
}
.nav__link::after{
  content:"";position:absolute;left:0;right:0;bottom:.05rem;height:1px;
  background:currentColor;transform:scaleX(0);transform-origin:left;
  transition:transform .35s var(--ease);
}
.nav__link:hover::after,.nav__link[aria-current="page"]::after{transform:scaleX(1)}
.nav__link[aria-current="page"]{opacity:1}

.nav__cta{
  border:1px solid currentColor;padding:.6rem 1.15rem;
  font-size:.75rem;letter-spacing:.14em;text-transform:uppercase;text-decoration:none;
  transition:background-color .3s var(--ease),color .3s var(--ease);
}
.site-header.is-solid .nav__cta:hover,.site-header--solid .nav__cta:hover{background:var(--near-black);color:var(--ivory);border-color:var(--near-black)}
.site-header:not(.is-solid):not(.site-header--solid) .nav__cta:hover{background:var(--white);color:var(--near-black)}

/* burger */
.burger{
  display:none;background:none;border:0;padding:.55rem;margin-right:-.55rem;
  width:44px;height:44px;align-items:center;justify-content:center;
}
.burger__box{display:block;width:24px;height:14px;position:relative}
.burger__box span{
  position:absolute;left:0;right:0;height:1.5px;background:currentColor;
  transition:transform .35s var(--ease),opacity .2s var(--ease);
}
.burger__box span:nth-child(1){top:0}
.burger__box span:nth-child(2){top:6.25px}
.burger__box span:nth-child(3){top:12.5px}
.is-menu-open .burger__box span:nth-child(1){transform:translateY(6.25px) rotate(45deg)}
.is-menu-open .burger__box span:nth-child(2){opacity:0}
.is-menu-open .burger__box span:nth-child(3){transform:translateY(-6.25px) rotate(-45deg)}

/* mobile drawer */
.mobile-nav{
  position:fixed;inset:0;z-index:99;background:var(--near-black);color:var(--ivory);
  display:flex;flex-direction:column;justify-content:center;
  padding:5.5rem var(--gutter) 2.5rem;
  opacity:0;visibility:hidden;transition:opacity .35s var(--ease),visibility .35s;
  overflow-y:auto;
}
.is-menu-open .mobile-nav{opacity:1;visibility:visible}
.mobile-nav__list{display:flex;flex-direction:column;gap:.15rem}
.mobile-nav__link{
  font-family:var(--serif);font-size:clamp(1.8rem,7vw,2.5rem);text-decoration:none;
  padding:.42rem 0;display:block;border-bottom:1px solid rgba(246,243,237,.12);
}
.mobile-nav__link[aria-current="page"]{color:#BFCBAF}
.mobile-nav__meta{margin-top:2.25rem;font-size:var(--fs-small);line-height:1.9;color:rgba(246,243,237,.72)}
.mobile-nav__meta a{text-decoration:none;border-bottom:1px solid rgba(246,243,237,.3)}
body.is-menu-open{overflow:hidden}

/* ---------- 6. HERO ------------------------------------------------------ */
.hero{position:relative;display:flex;flex-direction:column;justify-content:flex-end;isolation:isolate;color:var(--white)}
.hero--home{min-height:min(94svh,940px)}
.hero--page{min-height:min(66svh,620px)}
.hero--short{min-height:min(48svh,440px)}
.hero__media{position:absolute;inset:0;z-index:-2;overflow:hidden;background:var(--charcoal)}
.hero__media picture{width:100%;height:100%}
.hero__media img{width:100%;height:100%;object-fit:cover}
.hero::after{
  content:"";position:absolute;inset:0;z-index:-1;
  background:
    linear-gradient(to right,rgba(10,10,8,.62) 0%,rgba(10,10,8,.34) 42%,rgba(10,10,8,0) 72%),
    linear-gradient(to top,rgba(10,10,8,.74) 0%,rgba(10,10,8,.40) 36%,rgba(10,10,8,.16) 62%,rgba(10,10,8,.58) 100%);
}
.hero__inner{width:100%;padding-block:clamp(2.5rem,6vw,5rem)}
.hero__title{color:var(--white);max-width:17ch}
.hero--home .hero__title{max-width:15ch}
.hero__lede{
  color:rgba(255,255,255,.9);max-width:52ch;margin-top:1.5rem;
  font-size:var(--fs-lede);line-height:1.6;
}
.hero__actions{display:flex;flex-wrap:wrap;align-items:center;gap:.85rem 1.15rem;margin-top:2.25rem}
.hero__phone{
  text-decoration:none;font-size:.8125rem;letter-spacing:.14em;text-transform:uppercase;
  color:rgba(255,255,255,.92);display:inline-flex;align-items:center;gap:.55rem;padding:.5rem 0;
  border-bottom:1px solid rgba(255,255,255,.35);transition:border-color .3s var(--ease)
}
.hero__phone:hover{border-color:#fff}
.hero__caption{
  position:absolute;right:var(--gutter);bottom:1.15rem;z-index:1;
  font-size:.6875rem;letter-spacing:.12em;text-transform:uppercase;color:rgba(255,255,255,.8);
  max-width:46ch;text-align:right;
}

/* ---------- 7. BUTTONS --------------------------------------------------- */
.btn{
  display:inline-flex;align-items:center;justify-content:center;gap:.6rem;
  padding:.95rem 1.7rem;border:1px solid var(--olive);background:var(--olive);color:var(--paper);
  font-size:.8125rem;letter-spacing:.13em;text-transform:uppercase;font-weight:500;
  text-decoration:none;transition:background-color .3s var(--ease),border-color .3s var(--ease),color .3s var(--ease);
}
.btn:hover{background:var(--near-black);border-color:var(--near-black);color:var(--white)}
.btn--ghost{background:transparent;color:var(--near-black);border-color:var(--stone-deep)}
.btn--ghost:hover{background:var(--near-black);border-color:var(--near-black);color:var(--white)}
.btn--light{background:var(--white);border-color:var(--white);color:var(--near-black)}
.btn--light:hover{background:transparent;color:var(--white);border-color:var(--white)}
.btn--outline-light{background:transparent;border-color:rgba(255,255,255,.6);color:#fff}
.btn--outline-light:hover{background:#fff;color:var(--near-black);border-color:#fff}
.btn[disabled]{opacity:.55;pointer-events:none}

.arrow-link{
  display:inline-flex;align-items:center;gap:.6rem;text-decoration:none;
  font-size:.8125rem;letter-spacing:.13em;text-transform:uppercase;font-weight:500;color:var(--olive);
  padding-block:.35rem;
}
.arrow-link span:last-child{transition:transform .3s var(--ease)}
.arrow-link:hover span:last-child{transform:translateX(5px)}
.section--dark .arrow-link{color:#C3CEB4}

/* ---------- 8. SECTION FURNITURE ---------------------------------------- */
.section-head{
  display:grid;grid-template-columns:1fr;gap:1.25rem;
  margin-bottom:clamp(2.25rem,4vw,3.75rem);
}
.section-head__title{max-width:22ch}
.section-head__aside{max-width:52ch;color:var(--ink-soft)}

.intro-grid{display:grid;gap:var(--gap);align-items:start}
.stat-row{display:grid;gap:1.75rem;border-top:var(--border);padding-top:2rem;margin-top:clamp(2.5rem,5vw,4rem)}
.stat__num{font-family:var(--serif);font-size:clamp(2rem,3.4vw,2.9rem);line-height:1;display:block;color:var(--near-black)}
.stat__label{font-size:var(--fs-small);color:var(--warm-gray);margin-top:.6rem;display:block;letter-spacing:.02em}

/* editorial split */
.split{display:grid;gap:var(--gap);align-items:center}
.split__media figcaption,.figcap{
  font-size:.75rem;letter-spacing:.1em;text-transform:uppercase;color:var(--warm-gray);
  margin-top:.85rem;
}
.split__body{max-width:56ch}

/* full-bleed band */
.band{position:relative;isolation:isolate;color:var(--white);display:flex;align-items:center;min-height:min(78svh,700px)}
.band__media{position:absolute;inset:0;z-index:-2;overflow:hidden;background:var(--charcoal)}
.band__media picture{width:100%;height:100%}
.band__media img{width:100%;height:100%;object-fit:cover}
.band::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(to right,rgba(10,10,8,.78),rgba(10,10,8,.46) 55%,rgba(10,10,8,.22))}
.band__inner{padding-block:clamp(3.5rem,8vw,6rem);max-width:640px}
.band h2{color:var(--white)}
.band p{color:rgba(255,255,255,.88)}

/* ---------- 9. WORK / PROJECTS ------------------------------------------ */
.feature-project{display:grid;gap:var(--gap);margin-bottom:clamp(2.25rem,4.5vw,4rem)}
.feature-project__media{position:relative;overflow:hidden}
.feature-project__media img{width:100%;aspect-ratio:16/10;object-fit:cover}
.project-meta{display:flex;flex-wrap:wrap;gap:.5rem 1.4rem;align-items:baseline;
  font-size:.75rem;letter-spacing:.13em;text-transform:uppercase;color:var(--warm-gray)}
.project-meta .dot{width:3px;height:3px;background:var(--stone-deep);border-radius:50%;align-self:center;flex:0 0 auto}

/* asymmetric editorial grid */
.mosaic{display:grid;gap:var(--gap);margin-bottom:clamp(2rem,4vw,3.25rem)}
.mosaic figure{margin:0}
.mosaic img{width:100%;object-fit:cover}
.mosaic .m-tall img{aspect-ratio:3/4}
.mosaic .m-wide img{aspect-ratio:16/10}
.mosaic .m-square img{aspect-ratio:1/1}

/* project cards (work page) */
.project-list{display:grid;gap:clamp(2.75rem,6vw,5.5rem)}
.project{display:grid;gap:var(--gap);align-items:start}
.project__media{overflow:hidden}
.project__media img{width:100%;aspect-ratio:4/3;object-fit:cover;transition:transform .8s var(--ease)}
.project:hover .project__media img{transform:scale(1.03)}
.project__body{max-width:52ch}
.project__title{margin-bottom:.9rem}
.project__desc{color:var(--ink-soft);margin-bottom:1.4rem}
.project__gallery{display:grid;grid-template-columns:repeat(3,1fr);gap:.6rem;margin-top:1.6rem}
.project__gallery img{width:100%;aspect-ratio:1/1;object-fit:cover}

/* filters */
.filters{display:flex;flex-wrap:wrap;gap:.5rem;margin-bottom:clamp(2rem,4vw,3.25rem);
  border-top:var(--border);border-bottom:var(--border);padding-block:1rem}
.filter{
  background:none;border:1px solid transparent;padding:.5rem .95rem;
  font-size:.75rem;letter-spacing:.13em;text-transform:uppercase;color:var(--warm-gray);
  transition:color .25s var(--ease),border-color .25s var(--ease);
}
.filter:hover{color:var(--near-black)}
.filter[aria-pressed="true"]{color:var(--near-black);border-color:var(--stone-deep)}
.filter-empty{padding:3rem 0;color:var(--warm-gray)}

/* ---------- 10. SERVICES ------------------------------------------------- */
.service-index{border-top:var(--border)}
.service-index__item{border-bottom:var(--border)}
.service-index__link{
  display:grid;gap:.5rem 2rem;align-items:baseline;padding:clamp(1.6rem,3vw,2.4rem) 0;
  text-decoration:none;transition:padding-inline .4s var(--ease);
}
.service-index__link:hover{padding-inline:.6rem}
.service-index__num{font-size:.75rem;letter-spacing:.16em;color:var(--warm-gray)}
.service-index__title{font-family:var(--serif);font-size:clamp(1.45rem,2.7vw,2.2rem);color:var(--near-black);line-height:1.12}
.service-index__desc{color:var(--ink-soft);max-width:46ch}

.service-block{display:grid;gap:var(--gap);align-items:center;padding-block:clamp(3rem,6vw,5.5rem);border-bottom:var(--border)}
.service-block:last-child{border-bottom:0}
.service-block__media img{width:100%;aspect-ratio:4/3;object-fit:cover}
.service-block__body{max-width:54ch}
.service-block__list{margin:1.5rem 0;display:grid;gap:.55rem}
.service-block__list li{position:relative;padding-left:1.3rem;color:var(--ink-soft);font-size:var(--fs-small)}
.service-block__list li::before{content:"";position:absolute;left:0;top:.72em;width:7px;height:1px;background:var(--olive)}

/* ---------- 11. PROPERTIES / RENTALS ------------------------------------ */
.status{
  display:inline-flex;align-items:center;gap:.45rem;
  font-size:.6875rem;letter-spacing:.15em;text-transform:uppercase;font-weight:600;
  padding:.38rem .7rem;border:1px solid var(--stone-deep);color:var(--ink-soft);background:var(--paper);
}
.status::before{content:"";width:6px;height:6px;border-radius:50%;background:var(--warm-gray)}
.status--sold::before{background:var(--warm-gray)}
.status--available::before{background:#4E7A3E}
.status--rent::before{background:var(--olive-mid)}
.status--off::before{background:var(--stone-deep)}
.status--rented::before{background:var(--warm-gray)}

.prop-group{margin-bottom:clamp(3.5rem,7vw,6rem)}
.prop-group:last-child{margin-bottom:0}
.prop-group__head{display:flex;flex-wrap:wrap;align-items:baseline;justify-content:space-between;gap:1rem;
  border-bottom:1px solid var(--stone-deep);padding-bottom:1rem;margin-bottom:clamp(1.75rem,3.5vw,2.75rem)}
.prop-group__count{font-size:var(--fs-small);color:var(--warm-gray);letter-spacing:.04em}

.prop-grid{display:grid;gap:clamp(1.75rem,3.5vw,2.75rem)}
.prop{display:flex;flex-direction:column;gap:1.1rem}
.prop__media{overflow:hidden;position:relative}
.prop__media img{width:100%;aspect-ratio:4/3;object-fit:cover;transition:transform .8s var(--ease)}
.prop:hover .prop__media img{transform:scale(1.035)}
.prop__status{position:absolute;top:.9rem;left:.9rem}
.prop__title{font-size:1.2rem;line-height:1.25;margin-bottom:.4rem}
.prop__specs{font-size:var(--fs-small);color:var(--warm-gray);letter-spacing:.02em}
.prop__desc{font-size:var(--fs-small);color:var(--ink-soft);margin-top:.75rem}
.prop__features{display:flex;flex-wrap:wrap;gap:.4rem;margin-top:.95rem}
.prop__feature{font-size:.6875rem;letter-spacing:.08em;text-transform:uppercase;color:var(--warm-gray);
  border:var(--border);padding:.3rem .55rem}

.rental{display:grid;gap:var(--gap);align-items:center;padding-block:clamp(2.5rem,5vw,4rem);border-bottom:var(--border)}
.rental:last-of-type{border-bottom:0}
.rental__media img{width:100%;aspect-ratio:3/2;object-fit:cover}
.rental__thumbs{display:grid;grid-template-columns:repeat(3,1fr);gap:.55rem;margin-top:.55rem}
.rental__thumbs img{width:100%;aspect-ratio:1/1;object-fit:cover}
.rental__body{max-width:52ch}

.note{
  border-left:2px solid var(--olive);background:var(--olive-tint);
  padding:1.1rem 1.35rem;font-size:var(--fs-small);color:var(--ink-soft);
}
.note strong{color:var(--near-black)}

/* ---------- 12. TEAM ----------------------------------------------------- */
.team-grid{display:grid;gap:clamp(2rem,4vw,3.25rem)}
.member__media{overflow:hidden;background:var(--stone)}
.member__media img{width:100%;aspect-ratio:4/5;object-fit:cover;filter:saturate(.94)}
.member__name{margin-top:1.15rem;font-size:1.25rem}
.member__role{font-size:.75rem;letter-spacing:.14em;text-transform:uppercase;color:var(--olive);margin-top:.5rem;display:block}
.member__bio{font-size:var(--fs-small);color:var(--ink-soft);margin-top:.95rem}
.member__bio p{margin-bottom:.8em}
.member__contact{margin-top:1rem;font-size:var(--fs-small)}
.member__contact a{color:var(--olive);text-decoration:none;border-bottom:1px solid var(--stone-deep)}
.member__contact a:hover{border-color:var(--olive)}

/* ---------- 13. QUOTE ---------------------------------------------------- */
.quote{max-width:52ch}
.quote__mark{font-family:var(--serif);font-size:3.5rem;line-height:0;color:var(--stone-deep);display:block;height:1.6rem}
.quote blockquote{margin:0;font-family:var(--serif);font-size:clamp(1.35rem,2.5vw,2rem);line-height:1.34;color:var(--near-black);letter-spacing:-.012em}
.quote__cite{display:block;margin-top:1.75rem;font-size:.75rem;letter-spacing:.15em;text-transform:uppercase;color:var(--warm-gray);font-style:normal}
.quote__source{display:block;margin-top:.55rem;font-size:var(--fs-small);color:var(--warm-gray);letter-spacing:0;text-transform:none}

/* ---------- 14. FORMS ---------------------------------------------------- */
.form{display:grid;gap:1.35rem}
.field{display:flex;flex-direction:column;gap:.45rem}
.field label{font-size:.75rem;letter-spacing:.13em;text-transform:uppercase;color:var(--ink-soft);font-weight:500}
.field .req{color:var(--olive)}
.field input,.field select,.field textarea{
  font:inherit;font-size:var(--fs-body);color:var(--near-black);
  background:var(--paper);border:var(--border);border-radius:0;
  padding:.8rem .9rem;width:100%;transition:border-color .25s var(--ease),background-color .25s var(--ease);
}
.field textarea{min-height:9.5rem;resize:vertical;line-height:1.65}
.field select{
  appearance:none;
  background-image:url("data:image/svg+xml;charset=UTF-8,%3Csvg xmlns='http://www.w3.org/2000/svg' width='12' height='8' viewBox='0 0 12 8'%3E%3Cpath d='M1 1l5 5 5-5' fill='none' stroke='%238A8479' stroke-width='1.4'/%3E%3C/svg%3E");
  background-repeat:no-repeat;background-position:right .95rem center;padding-right:2.4rem;
}
.field input:focus,.field select:focus,.field textarea:focus{border-color:var(--olive);background:var(--white)}
.field--error input,.field--error select,.field--error textarea{border-color:#A6462F;background:#FDF6F4}
.field__error{font-size:.8125rem;color:#A6462F;letter-spacing:.01em;min-height:0}
.field--error .field__error{margin-top:.1rem}
.form__row{display:grid;gap:1.35rem}
.form__actions{display:flex;flex-wrap:wrap;gap:.85rem;align-items:center;margin-top:.4rem}
.form__note{font-size:.8125rem;color:var(--warm-gray);line-height:1.6;max-width:58ch}
.form__status{
  font-size:var(--fs-small);padding:.9rem 1.1rem;border:var(--border);background:var(--olive-tint);
  border-left:2px solid var(--olive);
}
.form__status[hidden]{display:none}
.fallback textarea{font-family:ui-monospace,SFMono-Regular,Menlo,Consolas,monospace;font-size:.8125rem;min-height:13rem}
.fallback[hidden]{display:none}

.contact-list{display:grid;gap:1.6rem}
.contact-item__label{font-size:.75rem;letter-spacing:.14em;text-transform:uppercase;color:var(--warm-gray);display:block;margin-bottom:.45rem}
.contact-item a{color:var(--near-black);text-decoration:none;border-bottom:1px solid var(--stone-deep);transition:border-color .25s var(--ease)}
.contact-item a:hover{border-color:var(--olive)}
.contact-item address{font-style:normal;line-height:1.75}

/* ---------- 15. FOOTER --------------------------------------------------- */
.site-footer{background:var(--near-black);color:rgba(246,243,237,.78);padding-block:clamp(3.5rem,7vw,5.5rem) 2rem;margin-top:0}
.site-footer h2,.site-footer h3{color:var(--ivory)}
.footer-grid{display:grid;gap:clamp(2rem,4vw,3rem)}
.footer__brand .brand__name,.footer__brand .brand__sub{display:block}
.footer__brand .brand__name{font-size:1.5rem;color:var(--ivory)}
.footer__brand .brand__sub{opacity:.6}
.footer__blurb{margin-top:1.25rem;max-width:34ch;font-size:var(--fs-small);line-height:1.75}
.footer__title{font-size:.75rem;letter-spacing:.16em;text-transform:uppercase;color:rgba(246,243,237,.55);margin-bottom:1.1rem;font-family:var(--sans);font-weight:600}
.footer-links{display:grid;gap:.6rem}
.footer-links a,.footer__contact a{color:rgba(246,243,237,.82);text-decoration:none;font-size:var(--fs-small);transition:color .25s var(--ease)}
.footer-links a:hover,.footer__contact a:hover{color:var(--white)}
.footer__contact{font-style:normal;font-size:var(--fs-small);line-height:1.9}
.footer__social{display:flex;gap:1.25rem;margin-top:1.25rem}
.footer__social a{font-size:.75rem;letter-spacing:.13em;text-transform:uppercase;text-decoration:none;border-bottom:1px solid rgba(246,243,237,.25);padding-bottom:.15rem}
.footer__bottom{
  margin-top:clamp(2.5rem,5vw,4rem);padding-top:1.6rem;border-top:1px solid rgba(246,243,237,.14);
  display:flex;flex-wrap:wrap;gap:.75rem 1.75rem;align-items:center;justify-content:space-between;
  font-size:.8125rem;color:rgba(246,243,237,.5);
}
.footer__legal{display:flex;flex-wrap:wrap;gap:.75rem 1.5rem;align-items:center}
.footer__legal a{color:rgba(246,243,237,.6);text-decoration:none}
.footer__legal a:hover{color:var(--white)}
.footer__licence{letter-spacing:.04em}
.concept-note{
  display:block;width:100%;margin-top:1.1rem;font-size:.6875rem;letter-spacing:.14em;
  text-transform:uppercase;color:rgba(246,243,237,.52);
}
.concept-note[hidden]{display:none}

/* ---------- 16. MOBILE CTA BAR / UTILITIES ------------------------------ */
.mobile-cta{
  position:fixed;left:0;right:0;bottom:0;z-index:90;display:none;
  background:rgba(21,20,15,.96);backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px);
  border-top:1px solid rgba(246,243,237,.14);
  padding:.6rem .75rem calc(.6rem + env(safe-area-inset-bottom));
  gap:.6rem;
}
.mobile-cta a{
  flex:1;display:inline-flex;align-items:center;justify-content:center;gap:.5rem;
  padding:.85rem .5rem;text-decoration:none;font-size:.75rem;letter-spacing:.13em;text-transform:uppercase;
  border:1px solid rgba(246,243,237,.4);color:var(--ivory);
}
.mobile-cta a.is-primary{background:var(--olive);border-color:var(--olive);color:#fff}
.is-menu-open .mobile-cta{display:none !important}

.visually-hidden{
  position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;
  clip:rect(0 0 0 0);clip-path:inset(50%);white-space:nowrap;border:0;
}
.media-frame{overflow:hidden;background:var(--stone)}
.media-frame img{width:100%;height:100%;object-fit:cover}
.ratio-43 img{aspect-ratio:4/3}
.ratio-34 img{aspect-ratio:3/4}
.ratio-11 img{aspect-ratio:1/1}
.ratio-169 img{aspect-ratio:16/9}
.ratio-1610 img{aspect-ratio:16/10}

/* error page */
.error-page{min-height:72svh;display:flex;align-items:center}
.error-code{font-family:var(--serif);font-size:clamp(4rem,14vw,9rem);line-height:.9;color:var(--stone-deep)}

/* ---------- 17. RESPONSIVE ---------------------------------------------- */
/* --- small phones (360) get slightly tighter type --- */
@media (max-width:24.999em){
  :root{--fs-body:1rem;--gutter:1.15rem}
  .hero--home{min-height:min(88svh,760px)}
}

/* --- phones: show mobile chrome --- */
@media (max-width:53.999em){
  .nav{display:none}
  .burger{display:inline-flex}
  .mobile-cta{display:flex}
  body{padding-bottom:4.5rem}
  .site-footer{padding-bottom:1.5rem}
  .hero__caption{display:none}
  .project__gallery{grid-template-columns:repeat(3,1fr);gap:.45rem}
  .stat-row{grid-template-columns:1fr 1fr;gap:1.5rem 1rem}
}

/* --- 600px+ : two-column basics --- */
@media (min-width:37.5em){
  .prop-grid{grid-template-columns:repeat(2,1fr)}
  .team-grid{grid-template-columns:repeat(2,1fr)}
  .form__row--2{grid-template-columns:1fr 1fr}
  .mosaic{grid-template-columns:repeat(2,1fr)}
  .footer-grid{grid-template-columns:repeat(2,1fr)}
}

/* --- 860px+ : desktop layout --- */
@media (min-width:53.75em){
  .section-head{grid-template-columns:minmax(0,1.15fr) minmax(0,1fr);gap:2.5rem;align-items:end}
  .intro-grid{grid-template-columns:minmax(0,1fr) minmax(0,1.1fr);gap:clamp(2.5rem,5vw,5rem)}
  .split{grid-template-columns:repeat(12,1fr)}
  .split__media{grid-column:1 / span 7}
  .split__body{grid-column:9 / span 4;align-self:center}
  .split--reverse .split__media{grid-column:6 / span 7;grid-row:1}
  .split--reverse .split__body{grid-column:1 / span 4;grid-row:1}
  .feature-project{grid-template-columns:repeat(12,1fr);align-items:end}
  .feature-project__media{grid-column:1 / span 8}
  .feature-project__body{grid-column:9 / span 4;padding-bottom:.5rem}
  .project{grid-template-columns:repeat(12,1fr)}
  .project__media{grid-column:1 / span 7}
  .project__body{grid-column:9 / span 4}
  .project--reverse .project__media{grid-column:6 / span 7;grid-row:1}
  .project--reverse .project__body{grid-column:1 / span 4;grid-row:1}
  .service-block{grid-template-columns:repeat(12,1fr)}
  .service-block__media{grid-column:1 / span 6}
  .service-block__body{grid-column:8 / span 5}
  .service-block--reverse .service-block__media{grid-column:7 / span 6;grid-row:1}
  .service-block--reverse .service-block__body{grid-column:1 / span 5;grid-row:1}
  .service-index__link{grid-template-columns:3.5rem minmax(0,1fr) minmax(0,1.05fr) auto}
  .rental{grid-template-columns:repeat(12,1fr)}
  .rental__media{grid-column:1 / span 7}
  .rental__body{grid-column:9 / span 4}
  .rental--reverse .rental__media{grid-column:6 / span 7;grid-row:1}
  .rental--reverse .rental__body{grid-column:1 / span 4;grid-row:1}
  .stat-row{grid-template-columns:repeat(4,1fr)}
  .mosaic{grid-template-columns:repeat(12,1fr)}
  .mosaic .m-a{grid-column:1 / span 7}
  .mosaic .m-b{grid-column:9 / span 4;align-self:end}
  .mosaic .m-c{grid-column:1 / span 4}
  .mosaic .m-d{grid-column:6 / span 7}
  .footer-grid{grid-template-columns:minmax(0,1.4fr) repeat(3,minmax(0,1fr));gap:clamp(2rem,4vw,3.5rem)}
  .form__row--2{grid-template-columns:1fr 1fr}
  .contact-list{grid-template-columns:repeat(2,1fr);gap:2rem}
}

/* --- 1100px+ : wider gutters, 3-up grids --- */
@media (min-width:68.75em){
  .prop-grid{grid-template-columns:repeat(3,1fr)}
  .team-grid{grid-template-columns:repeat(3,1fr)}
  .team-grid--founders{grid-template-columns:repeat(2,1fr);max-width:1000px}
}

/* --- very wide --- */
@media (min-width:100em){
  :root{--maxw:1520px}
}

/* --- landscape phone : shorter heroes --- */
@media (max-height:32em) and (orientation:landscape){
  .hero--home{min-height:640px}
  .hero--page{min-height:440px}
}

/* ---------- 18. MOTION + PRINT ------------------------------------------ */
.reveal{transition:opacity .85s var(--ease),transform .85s var(--ease)}
.reveal.is-armed{opacity:0;transform:translateY(18px)}
.reveal.is-visible{opacity:1;transform:none}

@media (prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  *,*::before,*::after{
    animation-duration:.001ms!important;animation-iteration-count:1!important;
    transition-duration:.001ms!important;scroll-behavior:auto!important;
  }
  .reveal,.reveal.is-armed{opacity:1;transform:none}
  .project:hover .project__media img,.prop:hover .prop__media img{transform:none}
}

@media print{
  .site-header,.mobile-nav,.mobile-cta,.hero__actions,.filters,.btn{display:none!important}
  body{background:#fff;color:#000;padding:0}
  .hero,.band{min-height:auto;color:#000}
  .hero::after,.band::after{display:none}
  .site-footer{background:#fff;color:#000}
  a[href^="http"]::after{content:" (" attr(href) ")";font-size:.75em;color:#555}
}

/* ---------- 19. TITLE BLOCK ---------------------------------------------
   A drafting-sheet title block at the foot of every hero. On phones it is a
   stacked band UNDER the hero copy; on wider screens it is pinned across the
   bottom of the photograph.                                               */
.titleblock{
  position:static;width:100%;z-index:2;
  border-top:1px solid rgba(255,255,255,.2);
  background:rgba(10,10,8,.72);
}
.titleblock__grid{
  display:grid;grid-template-columns:repeat(2,1fr);gap:0 clamp(1rem,3vw,2rem);
  max-width:var(--maxw);margin-inline:auto;padding-inline:var(--gutter);
}
.titleblock__cell{
  padding:.7rem 0;display:flex;flex-direction:column;gap:.25rem;
  border-bottom:1px solid rgba(255,255,255,.13);min-width:0;
}
.titleblock__cell:nth-last-child(-n+2){border-bottom:0}
.titleblock__key{
  font-family:var(--sans);font-variation-settings:"wdth" 82;font-weight:600;
  font-size:.5625rem;letter-spacing:.2em;text-transform:uppercase;
  color:rgba(255,255,255,.8);
}
.titleblock__val{
  font-family:var(--sans);font-variation-settings:"wdth" 95;font-weight:500;
  font-size:.75rem;line-height:1.35;letter-spacing:.01em;color:rgba(255,255,255,.95);
}

/* ---------- 20. INDEX NUMERALS + RULES ----------------------------------
   Large margin numerals, the way a drawing set is numbered.              */
.idx{
  font-family:var(--serif);font-variation-settings:"opsz" 144;font-weight:300;
  font-size:clamp(2.5rem,5vw,4.25rem);line-height:.8;
  color:var(--stone-deep);letter-spacing:-.04em;display:block;
}
.idx--olive{color:var(--olive);opacity:.55}
.project__index{
  display:flex;align-items:baseline;gap:1rem;
  border-top:1px solid var(--stone-deep);padding-top:1.1rem;margin-bottom:1.4rem;
}
.project__index .idx{font-size:clamp(1.9rem,3.4vw,2.9rem)}
.project__count{
  font-family:var(--sans);font-variation-settings:"wdth" 85;font-weight:600;
  font-size:.6875rem;letter-spacing:.2em;text-transform:uppercase;color:var(--warm-gray);
}

/* section headers get a hairline + a numeral, so they stop looking identical */
.section-head{position:relative}
.section-head--ruled{border-top:1px solid var(--stone-deep);padding-top:1.6rem}

/* ---------- 21. CAPTIONS ------------------------------------------------- */
.figcap,.split__media figcaption{
  display:flex;align-items:center;gap:.65rem;
  font-size:.6875rem;letter-spacing:.16em;text-transform:uppercase;color:var(--warm-gray);
  margin-top:.9rem;
}
.figcap::before,.split__media figcaption::before{
  content:"";width:1.4rem;height:1px;background:var(--stone-deep);flex:0 0 auto;
}

/* ---------- 22. HEADER REFINEMENT --------------------------------------- */
.site-header.is-solid,.site-header--solid{border-bottom:1px solid var(--stone)}
.brand__name{font-variation-settings:"opsz" 40;font-weight:400}
.nav__link{font-size:.75rem;letter-spacing:.16em}
.header-phone{
  display:none;font-size:.75rem;letter-spacing:.14em;text-decoration:none;
  font-family:var(--sans);font-variation-settings:"wdth" 87;font-weight:600;
  padding-left:1.4rem;margin-left:.2rem;border-left:1px solid currentColor;opacity:.85;
}
.header-phone:hover{opacity:1}

/* ---------- 23. STATEMENT ------------------------------------------------ */
.statement{
  font-family:var(--serif);font-variation-settings:"opsz" 144;font-weight:300;
  font-size:clamp(1.9rem,4.4vw,3.6rem);line-height:1.12;letter-spacing:-.028em;
  max-width:22ch;color:var(--near-black);
}
.section--dark .statement{color:var(--ivory)}

@media (min-width:53.75em){
  .titleblock{position:absolute;left:0;right:0;bottom:0;
    background:rgba(10,10,8,.72);
    backdrop-filter:saturate(120%) blur(3px);-webkit-backdrop-filter:saturate(120%) blur(3px)}
  .titleblock__grid{grid-template-columns:repeat(4,1fr)}
  .titleblock__cell{border-bottom:0;border-right:1px solid rgba(255,255,255,.16);
    padding:.9rem 1.5rem .9rem 0}
  .titleblock__cell:last-child{border-right:0}
  .titleblock__key{font-size:.625rem}
  .titleblock__val{font-size:.8125rem}
  .hero--home .hero__inner{padding-bottom:clamp(6.5rem,11vw,9rem)}
  .hero--page .hero__inner{padding-bottom:clamp(5.5rem,10vw,7.5rem)}
  .header-phone{display:inline-flex;align-items:center}
  .project__index{position:absolute;top:0;left:0;border-top:0;padding-top:0;margin:0}
  .project{position:relative;padding-top:4.25rem}
  .project--reverse .project__index{left:auto;right:0}
}

/* ---------- 24. AMENITIES ------------------------------------------------ */
.amenities{display:grid;gap:.55rem;margin:1.5rem 0 1.75rem;border-top:var(--border);padding-top:1.1rem}
.amenities li{display:grid;grid-template-columns:minmax(0,10.5rem) minmax(0,1fr);gap:.3rem 1rem;
  padding-bottom:.55rem;border-bottom:1px solid var(--stone);font-size:var(--fs-small)}
.amenities li:last-child{border-bottom:0;padding-bottom:0}
.amenities strong{font-family:var(--sans);font-variation-settings:"wdth" 87;font-weight:600;
  font-size:.6875rem;letter-spacing:.14em;text-transform:uppercase;color:var(--near-black)}
.amenities span{color:var(--ink-soft)}
@media (max-width:30em){ .amenities li{grid-template-columns:1fr} }