:root {
  --green: #656D41;
  --green-dark: #4f5533;
  --sage: #AAB7AF;
  --cream: #E3E1DA;
  --charcoal: #464543;
  --black: #1a1a19;
  --white: #ffffff;
  --font-sans: 'Poppins', -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;
  --font-display: 'Playfair Display', Georgia, serif;
  --header-h: 118px;
}

* { box-sizing: border-box; }
html { scroll-behavior: smooth; }
body {
  margin: 0;
  font-family: var(--font-sans);
  color: var(--charcoal);
  background: var(--white);
  line-height: 1.6;
  padding-top: var(--header-h);
}
img { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; }
h1, h2, h3 {
  font-family: var(--font-display);
  color: var(--charcoal);
  line-height: 1.2;
  margin: 0 0 .5em;
}
h1 { font-size: clamp(2rem, 4vw, 3rem); font-weight: 800; }
h2 { font-size: clamp(1.5rem, 3vw, 2.1rem); font-weight: 700; }
h3 { font-size: 1.15rem; font-weight: 700; }
p { margin: 0 0 1em; }

/* ---------- Header ---------- */
.site-header {
  position: fixed;
  top: 0; left: 0; right: 0;
  z-index: 1000;
  background: var(--white);
  border-bottom: 1px solid #e8e6e0;
}
.topbar {
  max-width: 1200px;
  margin: 0 auto;
  display: flex;
  align-items: center;
  justify-content: space-between;
  padding: 14px 24px 10px;
  gap: 16px;
}
.brand {
  display: flex;
  align-items: center;
  gap: 12px;
}
.brand-logo { height: 52px; width: auto; }
.brand-text { display: flex; flex-direction: column; }
.brand-name {
  font-family: var(--font-display);
  font-weight: 800;
  font-size: 1.25rem;
  color: var(--charcoal);
}
.brand-tagline {
  font-size: .78rem;
  color: var(--green);
  font-weight: 600;
  letter-spacing: .02em;
}
.topbar-contact {
  display: flex;
  align-items: center;
  gap: 18px;
}
.topbar-link {
  font-size: .88rem;
  font-weight: 500;
  color: var(--charcoal);
  white-space: nowrap;
}
.topbar-link:hover { color: var(--green); }
.nav-toggle {
  display: none;
  background: none;
  border: none;
  font-size: 1.5rem;
  cursor: pointer;
  color: var(--charcoal);
}
.site-nav {
  border-top: 1px solid #f0efe9;
  background: var(--cream);
}
.site-nav ul {
  max-width: 1200px;
  margin: 0 auto;
  list-style: none;
  display: flex;
  gap: 6px;
  padding: 0 18px;
}
.site-nav a {
  display: block;
  padding: 10px 14px;
  font-size: .9rem;
  font-weight: 600;
  color: var(--charcoal);
  border-bottom: 2px solid transparent;
}
.site-nav a:hover, .site-nav a.active {
  color: var(--green);
  border-bottom-color: var(--green);
}

/* ---------- Buttons ---------- */
.btn {
  display: inline-block;
  padding: 12px 24px;
  border-radius: 4px;
  font-weight: 600;
  font-size: .9rem;
  cursor: pointer;
  border: 2px solid transparent;
  transition: all .15s ease;
}
.btn-primary { background: var(--green); color: var(--white); }
.btn-primary:hover { background: var(--green-dark); }
.btn-outline { border-color: var(--charcoal); color: var(--charcoal); }
.btn-outline:hover { background: var(--charcoal); color: var(--white); }
.btn-outline-light { border-color: var(--white); color: var(--white); }
.btn-outline-light:hover { background: var(--white); color: var(--charcoal); }
.btn-lg { padding: 16px 32px; font-size: 1rem; }

/* ---------- Layout helpers ---------- */
.section { padding: 72px 24px; }
.section-inner { max-width: 1100px; margin: 0 auto; }
.section-alt { background: var(--cream); }
.center-cta { text-align: center; margin-top: 32px; }
.eyebrow {
  text-transform: uppercase;
  letter-spacing: .12em;
  font-size: .78rem;
  font-weight: 700;
  color: var(--green);
  margin-bottom: 12px;
}
.lede { font-size: 1.15rem; max-width: 780px; }
.note { color: var(--sage); font-size: .85rem; margin-top: 24px; }

.grid { display: grid; gap: 24px; }
.grid-2 { grid-template-columns: repeat(2, 1fr); }
.grid-3 { grid-template-columns: repeat(3, 1fr); }

.card {
  background: var(--white);
  border: 1px solid #eceae3;
  border-radius: 8px;
  padding: 28px;
}
.section-alt .card { background: var(--white); }

/* ---------- Hero ---------- */
.hero {
  background: linear-gradient(135deg, var(--charcoal) 0%, var(--green-dark) 100%);
  color: var(--white);
  padding: 110px 24px;
  position: relative;
  overflow: hidden;
}
.hero-photo { background-size: cover; background-position: center; }
.hero-video-bg {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  object-fit: cover;
  z-index: 0;
}
.hero-overlay {
  position: absolute;
  inset: 0;
  z-index: 1;
  background: linear-gradient(135deg, rgba(70,69,67,0.88) 0%, rgba(101,109,65,0.80) 100%);
}
.hero-inner { max-width: 920px; margin: 0 auto; text-align: left; position: relative; z-index: 2; }
.hero-mark { height: 192px; width: auto; display: block; margin: 32px 0 4px; }
.hero-mark-corner {
  position: absolute;
  right: 28px;
  bottom: 28px;
  margin: 0;
  z-index: 2;
  filter: drop-shadow(0 6px 16px rgba(0,0,0,0.45));
}
@media (max-width: 700px) {
  .hero-mark { height: 110px; }
  .hero-mark-corner { height: 80px; right: 16px; bottom: 16px; }
}
.hero h1 { color: var(--white); }
.hero-h1-oneline {
  font-size: clamp(1.3rem, 3.1vw, 2.5rem);
  white-space: nowrap;
}
@media (max-width: 760px) {
  .hero-h1-oneline { white-space: normal; font-size: clamp(1.7rem, 6vw, 2.2rem); }
}
.hero .eyebrow { color: var(--sage); }
.hero-sub { font-size: 1.15rem; color: var(--cream); max-width: 620px; }
.hero-cta { display: flex; gap: 16px; flex-wrap: wrap; margin-top: 28px; }
.hero .btn-outline { border-color: var(--white); color: var(--white); }
.hero .btn-outline:hover { background: var(--white); color: var(--charcoal); }

.page-hero { background: var(--cream); padding: 80px 24px 56px; }
.page-hero.hero-tight-bottom { padding-bottom: 16px; }
.page-hero-illo-inner {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 32px;
  align-items: center;
  position: relative;
}
.page-hero-illo-inner::before {
  content: '';
  position: absolute;
  top: 6px;
  bottom: 6px;
  left: 50%;
  width: 1px;
  background: rgba(70,69,67,0.2);
  transform: translateX(-50%);
}
.page-hero-dark .page-hero-illo-inner::before { background: rgba(255,255,255,0.25); }
.page-hero-illo-inner.compact {
  grid-template-columns: minmax(0, 420px) minmax(0, 420px);
  justify-content: center;
  gap: 56px;
}
.page-hero-illo-art { border-radius: 10px; overflow: hidden; box-shadow: 0 20px 40px rgba(70,69,67,0.12); height: 380px; }
.page-hero-illo-art .illo { border: none; }
.page-hero-illo-art img, .page-hero-illo-art video { width: 100%; height: 100%; object-fit: cover; display: block; }
@media (max-width: 800px) {
  .page-hero-illo-inner { grid-template-columns: 1fr; }
  .page-hero-illo-art { height: auto; aspect-ratio: 4/3; max-width: 420px; margin: 0 auto; }
  .page-hero-illo-inner::before { display: none; }
}
.page-hero-subheading {
  font-family: var(--font-sans);
  font-size: 1.05rem;
  font-weight: 500;
  color: var(--green);
  margin-top: -6px;
}
.page-hero-dark { background: var(--charcoal); }
.page-hero-dark h1, .page-hero-dark .eyebrow { color: var(--white); }
.page-hero-dark .eyebrow { color: var(--sage); }

/* ---------- Strip ---------- */
.strip-dark { background: var(--black); color: var(--white); padding: 22px 24px; }
.strip-inner { max-width: 900px; margin: 0 auto; text-align: center; font-style: italic; font-size: 1.05rem; position: relative; z-index: 1; }
.strip-photo {
  position: relative;
  background-size: cover;
  background-position: center;
  padding: 46px 24px;
  color: var(--white);
}
.strip-photo .strip-inner { font-style: normal; font-size: 1.15rem; font-weight: 600; max-width: 760px; }
.strip-overlay {
  position: absolute;
  inset: 0;
  background: linear-gradient(120deg, rgba(26,26,25,0.82), rgba(101,109,65,0.72));
}
.strip-black {
  background: var(--black) !important;
  padding: 42px 24px;
}
.strip-attr {
  margin-top: 10px;
  font-size: .85rem;
  font-weight: 600;
  color: var(--sage);
  text-transform: uppercase;
  letter-spacing: .05em;
}

/* ---------- Quote cards ---------- */
.quote-card {
  background: var(--white);
  border-left: 4px solid var(--green);
  padding: 24px;
  border-radius: 4px;
}
.quote-card p:first-child { font-style: italic; }
.quote-attr { font-weight: 700; color: var(--green); margin: 0; }
.quote-attr span { font-weight: 400; color: var(--charcoal); }
.quote-card-lg { padding: 32px; }

/* ---------- Lease Gut-Check ---------- */
.leasecheck { background: var(--green); color: var(--white); }
.leasecheck h2 { color: var(--white); }
.leasecheck .eyebrow { color: var(--cream); }
.leasecheck-inner { max-width: 700px; text-align: center; margin: 0 auto; }
.leasecheck .btn-primary { background: var(--white); color: var(--green); }
.leasecheck .btn-primary:hover { background: var(--cream); }

/* ---------- About teaser (home) ---------- */
.about-teaser-inner {
  display: grid;
  grid-template-columns: 1fr 1fr;
  gap: 48px;
  align-items: center;
}
.about-teaser-video, .about-page-video {
  width: 100%;
  border-radius: 8px;
  background: var(--black);
}

/* ---------- About page ---------- */
.about-page-inner {
  display: grid;
  grid-template-columns: 1fr 1.2fr;
  gap: 48px;
  align-items: start;
}
.about-contact { margin: 20px 0; }
.about-contact p { margin: 2px 0; }

/* ---------- Contact ---------- */
.contact-grid {
  display: grid;
  grid-template-columns: repeat(3, 1fr);
  gap: 24px;
  text-align: center;
}
.contact-card {
  background: var(--cream);
  padding: 32px 20px;
  border-radius: 8px;
}
.contact-form {
  max-width: 640px;
  display: flex;
  flex-direction: column;
  gap: 16px;
}
.contact-form label {
  font-weight: 600;
  font-size: .9rem;
  display: flex;
  flex-direction: column;
  gap: 6px;
}
.contact-form input, .contact-form textarea {
  font-family: var(--font-sans);
  font-size: 1rem;
  padding: 10px 12px;
  border: 1px solid #d8d5cc;
  border-radius: 4px;
}
.contact-form button { align-self: flex-start; }

.cta-final { background: var(--cream); text-align: center; }

/* ---------- Footer ---------- */
.site-footer { background: var(--black); color: var(--cream); }
.footer-inner {
  max-width: 1100px;
  margin: 0 auto;
  padding: 56px 24px 32px;
  display: grid;
  grid-template-columns: 1.3fr 1fr 1fr;
  gap: 32px;
}
.footer-logo { height: 44px; margin-bottom: 12px; }
.footer-brand p { margin: 2px 0; color: var(--white); font-weight: 700; }
.footer-tagline { color: var(--sage) !important; font-weight: 400 !important; font-size: .85rem; }
.footer-links h4, .footer-contact h4 {
  color: var(--white);
  text-transform: uppercase;
  font-size: .78rem;
  letter-spacing: .08em;
  margin-bottom: 14px;
}
.footer-links ul { list-style: none; padding: 0; margin: 0; display: flex; flex-direction: column; gap: 8px; }
.footer-links a, .footer-contact a { color: var(--cream); font-size: .92rem; }
.social-icons { display: flex; gap: 14px; align-items: center; }
.social-icon { display: inline-flex; color: inherit; transition: color .15s ease; }
.social-icon:hover { color: var(--sage); }
.about-contact .social-icons { margin-top: 4px; }
.about-contact .social-icon { color: var(--green); }
.about-contact .social-icon:hover { color: var(--charcoal); }
.footer-links a:hover, .footer-contact a:hover { color: var(--sage); }
.footer-contact p { margin: 4px 0; }
.footer-contact .btn { margin-top: 12px; }
.footer-bottom {
  border-top: 1px solid #33322f;
  text-align: center;
  padding: 18px;
  font-size: .78rem;
  color: var(--sage);
}

/* ---------- Video embed ---------- */
.video-section .section-inner { max-width: 860px; text-align: center; }
.canva-embed-wrap {
  position: relative;
  width: 100%;
  height: 0;
  padding-top: 56.2225%;
  box-shadow: 0 20px 40px rgba(70,69,67,0.16);
  margin-top: 24px;
  overflow: hidden;
  border-radius: 10px;
}
.canva-embed-wrap iframe, .canva-embed-wrap video {
  position: absolute;
  width: 100%;
  height: 100%;
  top: 0; left: 0;
  border: none;
  background: var(--black);
  object-fit: cover;
}

/* ---------- Illustrations ---------- */
.illo { width: 100%; height: auto; display: block; }
.hero-skyline {
  position: absolute;
  left: 0; right: 0; bottom: 0;
  height: 130px;
  overflow: hidden;
  opacity: 0.18;
  pointer-events: none;
}
.hero-skyline svg { width: 100%; height: 100%; object-fit: cover; }
.hero { position: relative; overflow: hidden; }

.grid-4 { grid-template-columns: repeat(4, 1fr); }
.space-card {
  background: var(--white);
  border: 1px solid #eceae3;
  border-radius: 10px;
  overflow: hidden;
  transition: transform .25s ease, box-shadow .25s ease;
}
.space-card .illo, .space-card img {
  width: 100%;
  aspect-ratio: 4/3;
  object-fit: cover;
  display: block;
  border-bottom: 1px solid #eceae3;
}
.space-card h3, .space-card p { padding-left: 20px; padding-right: 20px; }
.space-card h3 { margin-top: 16px; }
.space-card p { font-size: .9rem; }
.space-card:hover { transform: translateY(-6px); box-shadow: 0 16px 32px rgba(70,69,67,0.12); }

/* ---------- Motion ---------- */
/* Content is fully visible by default. Only fades/animates if JS successfully
   adds .js-anim to <body> — this guarantees content is never lost if a script
   fails to load or run (e.g. some local file:// previews). */
.reveal { transition: opacity .7s ease, transform .7s ease; }
body.js-anim .reveal { opacity: 0; transform: translateY(22px); }
body.js-anim .reveal.is-visible { opacity: 1; transform: none; }

.card, .quote-card {
  transition: transform .2s ease, box-shadow .2s ease;
}
.card:hover, .quote-card:hover {
  transform: translateY(-5px);
  box-shadow: 0 14px 28px rgba(70,69,67,0.10);
}

@media (prefers-reduced-motion: reduce) {
  .reveal { opacity: 1; transform: none; transition: none; }
  .card:hover, .quote-card:hover, .space-card:hover { transform: none; }
}

/* ---------- Responsive ---------- */
@media (max-width: 900px) {
  .grid-3 { grid-template-columns: 1fr 1fr; }
  .grid-4 { grid-template-columns: 1fr 1fr; }
  .about-teaser-inner, .about-page-inner { grid-template-columns: 1fr; }
  .contact-grid { grid-template-columns: 1fr; }
  .footer-inner { grid-template-columns: 1fr; }
}
@media (max-width: 640px) {
  :root { --header-h: 132px; }
  .grid-2, .grid-3, .grid-4 { grid-template-columns: 1fr; }
  .topbar-link { display: none; }
  .nav-toggle { display: block; }
  .site-nav { display: none; }
  .site-nav.open { display: block; }
  .site-nav ul { flex-direction: column; padding: 8px 18px 16px; }
  .brand-name { font-size: 1.05rem; }
  .brand-tagline { font-size: .68rem; }
  .brand-logo { height: 40px; }
}