/* ==========================================================================
   Vertigo Group - shared stylesheet
   Palette: white / warm stone / navy-black ink / brushed brass
   Type:    Cormorant Garamond (display) + Manrope (text)
   Signature: the "elevation gauge" (brass scroll indicator, right edge) and
              floor-numbered section labels (L01, L02 ...).
   COMPLIANCE NOTE: --fs-min is the smallest text size used anywhere on the
   site. The footer (including the DRE license line) is set in exactly this
   size, so the license number is never smaller than any other text
   (Bus. & Prof. Code 10140.6 / DRE Reg. 2773). Do not add smaller text.
   ========================================================================== */

:root {
  --white: #FFFFFF;
  --stone: #F4F1EB;
  --stone-2: #E9E4DA;
  --ink: #0E1726;
  --ink-2: #16223A;
  --muted: #5E6878;
  --brass: #A8844F;
  --brass-light: #C7A676;
  --line: rgba(14, 23, 38, 0.12);
  --line-dark: rgba(255, 255, 255, 0.14);

  --serif: "Cormorant Garamond", "Times New Roman", Georgia, serif;
  --sans: "Manrope", "Helvetica Neue", Arial, sans-serif;

  --fs-min: 0.875rem;          /* smallest text on the site = footer/DRE size */
  --fs-body: 1.0625rem;
  --fs-lead: clamp(1.15rem, 1rem + 0.5vw, 1.35rem);
  --fs-h3: clamp(1.5rem, 1.3rem + 0.8vw, 1.9rem);
  --fs-h2: clamp(2.2rem, 1.6rem + 2.2vw, 3.4rem);
  --fs-h1: clamp(2.8rem, 1.8rem + 4.2vw, 5.6rem);

  --wrap: 1240px;
  --gutter: clamp(1.25rem, 4vw, 3rem);
  --section: clamp(4.5rem, 9vw, 8.5rem);
  --header-h: 84px;
  --ease: cubic-bezier(.2, .7, .2, 1);
}

/* ---------- Reset ---------- */
*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  font-family: var(--sans);
  font-size: var(--fs-body);
  line-height: 1.7;
  color: var(--ink);
  background: var(--white);
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}
img, svg { display: block; max-width: 100%; }
img { height: auto; }
a { color: inherit; text-decoration: none; }
p { margin: 0 0 1.1em; }
ul, ol { margin: 0; padding: 0; }
h1, h2, h3, h4 {
  font-family: var(--serif);
  font-weight: 500;
  line-height: 1.08;
  letter-spacing: -0.01em;
  margin: 0 0 0.5em;
}
h1 { font-size: var(--fs-h1); font-weight: 500; }
h2 { font-size: var(--fs-h2); }
h3 { font-size: var(--fs-h3); line-height: 1.2; }
h4 { font-family: var(--sans); font-size: 1rem; font-weight: 700; letter-spacing: 0.02em; }
em { font-style: italic; color: var(--brass); }
strong { font-weight: 700; }
::selection { background: var(--brass); color: var(--white); }
:focus-visible { outline: 2px solid var(--brass); outline-offset: 3px; }

.skip-link {
  position: absolute; left: 1rem; top: -4rem; z-index: 200;
  background: var(--ink); color: var(--white); padding: .75rem 1rem;
  font-size: var(--fs-min);
}
.skip-link:focus { top: 1rem; }
.visually-hidden {
  position: absolute !important; width: 1px; height: 1px; overflow: hidden;
  clip: rect(0 0 0 0); white-space: nowrap;
}

/* ---------- Layout helpers ---------- */
.wrap { width: min(100% - 2 * var(--gutter), var(--wrap)); margin-inline: auto; }
.section { padding-block: var(--section); }
.section--stone { background: var(--stone); }
.section--dark { background: var(--ink); color: var(--white); }
.section--tight { padding-block: calc(var(--section) * .6); }

.eyebrow {
  display: inline-flex; align-items: center; gap: .9rem;
  font-family: var(--sans);
  font-size: var(--fs-min);
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--brass);
  margin-bottom: 1.4rem;
}
.eyebrow .floor {
  font-variant-numeric: tabular-nums;
  color: var(--ink);
  border: 1px solid currentColor;
  padding: .15rem .45rem;
  letter-spacing: 0.12em;
}
.section--dark .eyebrow .floor, .band .eyebrow .floor, .hero .eyebrow .floor, .path--owners .eyebrow .floor { color: var(--white); }
.lead { font-size: var(--fs-lead); line-height: 1.6; color: var(--muted); }
.section--dark .lead { color: rgba(255,255,255,.72); }
.muted { color: var(--muted); }

/* ---------- Buttons ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: .7rem;
  font-family: var(--sans);
  font-size: var(--fs-min);
  font-weight: 700;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  padding: 1.05rem 1.7rem;
  border: 1px solid transparent;
  cursor: pointer;
  transition: background .35s var(--ease), color .35s var(--ease), border-color .35s var(--ease);
  line-height: 1.2;
}
.btn svg { width: 16px; height: 16px; flex: none; transition: transform .35s var(--ease); }
.btn:hover svg { transform: translateY(-3px); }
.btn--brass { background: var(--brass); color: var(--white); }
.btn--brass:hover { background: var(--ink); }
.section--dark .btn--brass:hover, .band .btn--brass:hover, .hero .btn--brass:hover { background: var(--white); color: var(--ink); }
.btn--ink { background: var(--ink); color: var(--white); }
.btn--ink:hover { background: var(--brass); }
.btn--ghost { border-color: currentColor; color: var(--ink); background: transparent; }
.btn--ghost:hover { background: var(--ink); color: var(--white); border-color: var(--ink); }
.btn--ghost-light { border-color: rgba(255,255,255,.55); color: var(--white); background: transparent; }
.btn--ghost-light:hover { background: var(--white); color: var(--ink); border-color: var(--white); }
.btn-row { display: flex; flex-wrap: wrap; gap: 1rem; }

.text-link {
  display: inline-flex; align-items: center; gap: .6rem;
  font-size: var(--fs-min); font-weight: 700; letter-spacing: .14em; text-transform: uppercase;
  color: var(--ink);
  border-bottom: 1px solid var(--brass);
  padding-bottom: .3rem;
}
.text-link:hover { color: var(--brass); }
.text-link svg, .path__links svg, .directory__arrow svg { width: 14px; height: 14px; flex: none; }
.path__links a span { display: inline-flex; }
.section--dark .text-link, .band .text-link { color: var(--white); }

/* ---------- Utility bar + header ---------- */
.utility {
  background: var(--ink); color: rgba(255,255,255,.75);
  font-size: var(--fs-min);
}
.utility .wrap {
  display: flex; justify-content: space-between; align-items: center; gap: 1rem;
  min-height: 42px;
}
.utility a:hover { color: var(--brass-light); }
.utility__left, .utility__right { display: flex; gap: 1.6rem; align-items: center; }
.utility__right a { letter-spacing: .04em; }
.utility .sep { width: 1px; height: 14px; background: var(--line-dark); }

.site-header {
  position: sticky; top: 0; z-index: 100;
  background: rgba(255,255,255,.97);
  backdrop-filter: saturate(140%) blur(8px);
  border-bottom: 1px solid var(--line);
  transition: box-shadow .3s var(--ease);
}
.site-header.is-scrolled { box-shadow: 0 10px 30px -20px rgba(14,23,38,.35); }
.site-header .wrap {
  display: flex; align-items: center; justify-content: space-between; gap: 2rem;
  height: var(--header-h);
}
.brand { display: flex; align-items: center; color: var(--ink); flex: none; }
.brand svg { height: 52px; width: auto; }
.brand .logo-bars { fill: var(--brass); }
.brand .logo-text { fill: currentColor; }

.nav { display: flex; align-items: center; gap: 2rem; }
.nav__list { display: flex; gap: 1.7rem; list-style: none; }
.nav__list a {
  position: relative;
  font-size: var(--fs-min); font-weight: 600; letter-spacing: .06em;
  color: var(--ink); padding-block: .5rem;
}
.nav__list a::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 1px;
  background: var(--brass); transform: scaleX(0); transform-origin: left;
  transition: transform .4s var(--ease);
}
.nav__list a:hover::after, .nav__list a[aria-current="page"]::after { transform: scaleX(1); }
.nav__list a[aria-current="page"] { color: var(--brass); }
.header-call {
  display: inline-flex; align-items: center; gap: .6rem;
  font-size: var(--fs-min); font-weight: 700; letter-spacing: .06em;
  background: var(--ink); color: var(--white);
  padding: .8rem 1.1rem;
  white-space: nowrap;
  transition: background .3s var(--ease);
}
.header-call:hover { background: var(--brass); }
.header-call svg { width: 15px; height: 15px; }

.nav-toggle {
  display: none;
  background: none; border: 0; padding: .5rem; cursor: pointer; color: var(--ink);
}
.nav-toggle span { display: block; width: 26px; height: 1.5px; background: currentColor; margin: 6px 0; transition: transform .3s var(--ease), opacity .3s; }
.nav-toggle[aria-expanded="true"] span:nth-child(1) { transform: translateY(7.5px) rotate(45deg); }
.nav-toggle[aria-expanded="true"] span:nth-child(2) { opacity: 0; }
.nav-toggle[aria-expanded="true"] span:nth-child(3) { transform: translateY(-7.5px) rotate(-45deg); }

/* ---------- Elevation gauge (signature) ---------- */
.gauge {
  position: fixed; right: 22px; top: 50%; z-index: 90;
  transform: translateY(-50%);
  display: flex; flex-direction: column; align-items: center; gap: .8rem;
  pointer-events: none;
  mix-blend-mode: normal;
}
.gauge__track { position: relative; width: 1px; height: 34vh; background: var(--line); }
.gauge__fill {
  position: absolute; left: -1px; bottom: 0; width: 3px; height: 100%;
  background: var(--brass);
  transform-origin: bottom; transform: scaleY(0);
}
.gauge__label {
  font-size: var(--fs-min); font-weight: 700; letter-spacing: .12em;
  color: var(--brass); font-variant-numeric: tabular-nums;
  writing-mode: vertical-rl; transform: rotate(180deg);
}

/* ---------- Home hero ---------- */
.hero {
  position: relative; isolation: isolate;
  min-height: calc(100svh - var(--header-h) - 42px);
  min-height: max(620px, calc(100svh - var(--header-h) - 42px));
  display: flex; align-items: flex-end;
  color: var(--white);
  overflow: hidden;
}
.hero__media { position: absolute; inset: 0; z-index: -2; }
.hero__media img { width: 100%; height: 100%; object-fit: cover; object-position: 55% 40%; }
.hero::before {
  content: ""; position: absolute; inset: 0; z-index: -1;
  background:
    linear-gradient(90deg, rgba(14,23,38,.9) 0%, rgba(14,23,38,.62) 42%, rgba(14,23,38,.08) 75%),
    linear-gradient(0deg, rgba(14,23,38,.7) 0%, rgba(14,23,38,0) 45%);
}
/* facade hairlines over the hero */
.hero::after, .band::after {
  content: ""; position: absolute; inset: 0; z-index: -1; pointer-events: none;
  background-image: repeating-linear-gradient(90deg, rgba(255,255,255,.07) 0 1px, transparent 1px calc(100% / 12));
}
.hero .wrap { padding-block: clamp(4rem, 10vh, 7rem); }
.hero__inner { max-width: 760px; }
.hero h1 { color: var(--white); margin-bottom: .35em; }
.hero h1 em { color: var(--brass-light); }
.hero .lead { color: rgba(255,255,255,.82); max-width: 580px; margin-bottom: 2.4rem; }
.hero__meta {
  display: flex; flex-wrap: wrap; gap: .5rem 1.6rem; margin-top: 2.6rem; padding-top: 1.6rem;
  border-top: 1px solid var(--line-dark);
  font-size: var(--fs-min); color: rgba(255,255,255,.72); letter-spacing: .04em;
}
.hero__meta a { color: var(--white); font-weight: 700; }
.hero__meta a:hover { color: var(--brass-light); }

/* ---------- Inner page hero (split, tall image) ---------- */
.page-hero { background: var(--stone); position: relative; overflow: hidden; }
.page-hero .wrap {
  display: grid; grid-template-columns: 1.15fr .85fr; gap: clamp(2rem, 5vw, 5rem);
  align-items: end;
  padding-top: clamp(3.5rem, 7vw, 6rem);
}
.page-hero__text { padding-bottom: clamp(3rem, 6vw, 5.5rem); }
.page-hero h1 { font-size: clamp(2.6rem, 1.8rem + 3.2vw, 4.6rem); }
.page-hero .lead { max-width: 560px; margin-bottom: 2rem; }
.page-hero__media { position: relative; align-self: stretch; min-height: 420px; }
.page-hero__media img {
  position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover;
}
.page-hero__media::before {
  content: ""; position: absolute; left: -18px; top: 12%; bottom: 0; width: 1px; background: var(--brass);
}
.breadcrumb { font-size: var(--fs-min); color: var(--muted); margin-bottom: 1.6rem; letter-spacing: .04em; }
.breadcrumb a { color: var(--ink); border-bottom: 1px solid var(--line); }
.breadcrumb a:hover { color: var(--brass); }

/* ---------- Statement ---------- */
.statement { display: grid; grid-template-columns: 1fr 2.2fr; gap: clamp(2rem, 6vw, 6rem); }
.statement__text {
  font-family: var(--serif); font-size: clamp(1.7rem, 1.2rem + 1.7vw, 2.7rem);
  line-height: 1.28; font-weight: 400; margin: 0 0 2rem;
}
.statement__cols { display: grid; grid-template-columns: 1fr 1fr; gap: 2.5rem; color: var(--muted); }

/* ---------- Owners / Residents split ---------- */
.paths { display: grid; grid-template-columns: 1fr 1fr; }
.path {
  position: relative; padding: clamp(3rem, 6vw, 5.5rem) clamp(1.5rem, 5vw, 5rem);
  display: flex; flex-direction: column; min-height: 520px;
}
.path--owners { background: var(--ink); color: var(--white); }
.path--residents { background: var(--stone); }
.path__label {
  font-family: var(--serif); font-size: clamp(3.2rem, 2rem + 4vw, 6rem); line-height: 1;
  margin-bottom: 1.4rem; letter-spacing: -0.02em;
}
.path--owners .path__label { color: var(--white); }
.path p { max-width: 440px; }
.path--owners p { color: rgba(255,255,255,.72); }
.path--residents p { color: var(--muted); }
.path__links { list-style: none; margin: 1.5rem 0 2.5rem; border-top: 1px solid var(--line); }
.path--owners .path__links { border-color: var(--line-dark); }
.path__links li { border-bottom: 1px solid var(--line); }
.path--owners .path__links li { border-color: var(--line-dark); }
.path__links a {
  display: flex; justify-content: space-between; align-items: center; padding: 1rem 0;
  font-weight: 600; transition: padding .35s var(--ease), color .35s var(--ease);
}
.path__links a:hover { padding-left: .6rem; color: var(--brass); }
.path__links a span { color: var(--brass); }
.path .btn-row { margin-top: auto; }

/* ---------- Service cards (tall) ---------- */
.section-head { display: grid; grid-template-columns: 1fr 1fr; gap: 2rem 5rem; align-items: end; margin-bottom: clamp(2.5rem, 5vw, 4.5rem); }
.section-head h2 { margin: 0; }
.section-head p { margin: 0; }
.cards { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(1rem, 2vw, 1.75rem); }
.card { position: relative; display: block; color: var(--ink); }
.card__media { position: relative; overflow: hidden; aspect-ratio: 4 / 5; background: var(--stone-2); }
.card__media img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.2s var(--ease); }
.card:hover .card__media img { transform: scale(1.05); }
.card__media::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 3px; background: var(--brass);
  transform: scaleX(0); transform-origin: left; transition: transform .6s var(--ease);
}
.card:hover .card__media::after { transform: scaleX(1); }
.card__num { position: absolute; top: 1rem; left: 1rem; background: var(--white); color: var(--ink); font-size: var(--fs-min); font-weight: 700; letter-spacing: .12em; padding: .25rem .55rem; }
.card__body { padding-top: 1.4rem; }
.card h3 { margin-bottom: .4rem; }
.card p { color: var(--muted); margin-bottom: 1rem; }

/* ---------- Building directory list ---------- */
.directory { margin-top: clamp(3rem, 6vw, 5rem); border-top: 1px solid var(--ink); }
.directory__row {
  display: grid; grid-template-columns: 90px 1.2fr 2fr 40px; gap: 1.5rem; align-items: center;
  padding: 1.6rem 0; border-bottom: 1px solid var(--line);
  transition: background .4s var(--ease), padding .4s var(--ease);
}
a.directory__row:hover { background: var(--stone); padding-inline: 1rem; }
.directory__floor { font-size: var(--fs-min); font-weight: 700; letter-spacing: .14em; color: var(--brass); font-variant-numeric: tabular-nums; }
.directory__name { font-family: var(--serif); font-size: clamp(1.4rem, 1.2rem + .7vw, 1.8rem); line-height: 1.2; }
.directory__desc { color: var(--muted); font-size: 1rem; }
.directory__arrow { justify-self: end; color: var(--brass); transition: transform .35s var(--ease); }
a.directory__row:hover .directory__arrow { transform: translate(3px, -3px); }
.directory__group {
  font-size: var(--fs-min); font-weight: 700; letter-spacing: .22em; text-transform: uppercase;
  color: var(--muted); padding: 2.2rem 0 .8rem; border-bottom: 1px solid var(--line);
}

/* ---------- Stepped process (rises like floors) ---------- */
.steps { display: grid; grid-template-columns: repeat(4, 1fr); gap: 0; align-items: start; list-style: none; }
.step {
  position: relative; padding: 2rem 1.6rem 2.2rem; border-left: 1px solid var(--line);
  background: var(--white);
}
.section--stone .step { background: var(--white); }
/* each step sits one "floor" higher than the last */
.step:nth-child(1) { margin-top: 7.5rem; }
.step:nth-child(2) { margin-top: 5rem; }
.step:nth-child(3) { margin-top: 2.5rem; }
.step::before {
  content: ""; position: absolute; left: -1px; top: 0; width: 3px; height: 56px; background: var(--brass);
}
.step__num { font-family: var(--serif); font-size: 3.4rem; line-height: 1; color: var(--brass); margin-bottom: 1.2rem; display: block; }
.step h3 { font-size: 1.55rem; }
.step p { color: var(--muted); font-size: 1rem; margin: 0; }
.steps-foot { margin-top: 3rem; display: flex; flex-wrap: wrap; gap: 1rem 2rem; align-items: center; }

/* ---------- Gallery (asymmetric) ---------- */
.gallery {
  display: grid; grid-template-columns: 1.05fr 1fr 1fr; grid-template-rows: auto auto;
  gap: clamp(1rem, 2vw, 1.5rem);
}
.gallery figure { margin: 0; position: relative; overflow: hidden; background: var(--stone-2); }
.gallery img { width: 100%; height: 100%; object-fit: cover; transition: transform 1.4s var(--ease); }
.gallery figure:hover img { transform: scale(1.04); }
.gallery__tall { grid-row: 1 / span 2; aspect-ratio: auto; min-height: 100%; }
.gallery__wide { grid-column: 2 / span 2; aspect-ratio: 16 / 8; }
.gallery__cap { grid-column: 3; display: flex; flex-direction: column; justify-content: flex-end; background: transparent !important; padding: .5rem 0; }
.gallery__small { aspect-ratio: 4 / 3; }
.gallery figcaption {
  position: absolute; left: 0; bottom: 0; background: var(--white); color: var(--ink);
  font-size: var(--fs-min); font-weight: 600; letter-spacing: .08em; padding: .55rem .9rem;
}

/* ---------- Areas served ---------- */
.areas { display: grid; grid-template-columns: 1fr 1.6fr; gap: clamp(2rem, 6vw, 6rem); align-items: start; }
.areas__list { list-style: none; display: grid; grid-template-columns: 1fr 1fr; border-top: 1px solid var(--line); }
.areas__list li {
  font-family: var(--serif); font-size: clamp(1.45rem, 1.2rem + .9vw, 2.1rem);
  padding: 1.1rem 0; border-bottom: 1px solid var(--line);
  display: flex; align-items: baseline; gap: 1rem;
}
.areas__list li:nth-child(odd) { padding-right: 1.5rem; border-right: 1px solid var(--line); }
.areas__list li:nth-child(even) { padding-left: 1.5rem; }
.areas__list li:last-child:nth-child(odd) { grid-column: 1 / -1; border-right: 0; }
.areas__list li span { font-family: var(--sans); font-size: var(--fs-min); color: var(--brass); font-weight: 700; letter-spacing: .1em; }
.section--dark .areas__list, .section--dark .areas__list li { border-color: var(--line-dark); }

/* ---------- Dark CTA band ---------- */
.band { position: relative; isolation: isolate; background: var(--ink); color: var(--white); overflow: hidden; }
.band .wrap {
  display: grid; grid-template-columns: 1.4fr 1fr; gap: 3rem; align-items: center;
  padding-block: clamp(4.5rem, 9vw, 7.5rem);
}
.band h2 { color: var(--white); margin-bottom: .4em; }
.band p { color: rgba(255,255,255,.72); max-width: 560px; margin: 0; }
.band__actions { display: flex; flex-direction: column; gap: 1.2rem; align-items: flex-start; }
.band__phone { font-family: var(--serif); font-size: clamp(2rem, 1.4rem + 2vw, 3rem); color: var(--white); line-height: 1; }
.band__phone:hover { color: var(--brass-light); }
.band__small { font-size: var(--fs-min); color: rgba(255,255,255,.6); letter-spacing: .04em; }

/* ---------- Split content blocks (inner pages) ---------- */
.split { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(2rem, 6vw, 6rem); align-items: center; }
.split--rev .split__media { order: 2; }
.split__media { position: relative; }
.split__media img { width: 100%; aspect-ratio: 4 / 5; object-fit: cover; }
.split__media--wide img { aspect-ratio: 4 / 3; }
.split__media .tag {
  position: absolute; right: 0; bottom: 0; background: var(--ink); color: var(--white);
  font-size: var(--fs-min); letter-spacing: .12em; font-weight: 700; text-transform: uppercase; padding: .8rem 1.1rem;
}

.service-block {
  display: grid; grid-template-columns: 110px 1fr 1.3fr; gap: 2rem clamp(2rem, 4vw, 4rem);
  padding-block: clamp(3rem, 5vw, 4.5rem); border-top: 1px solid var(--line);
  scroll-margin-top: calc(var(--header-h) + 20px);
}
.service-block:last-child { border-bottom: 1px solid var(--line); }
.service-block__floor { font-family: var(--serif); font-size: 3rem; line-height: 1; color: var(--brass); }
.service-block h2 { font-size: clamp(1.9rem, 1.5rem + 1.3vw, 2.7rem); }
.service-block .lead { font-size: 1.1rem; }
.checklist { list-style: none; display: grid; gap: 0; border-top: 1px solid var(--line); }
.checklist li {
  position: relative; padding: .95rem 0 .95rem 1.8rem; border-bottom: 1px solid var(--line); font-size: 1rem;
}
.checklist li::before {
  content: ""; position: absolute; left: 0; top: 1.35rem; width: 10px; height: 1px; background: var(--brass);
}
.checklist li::after {
  content: ""; position: absolute; left: 9px; top: calc(1.35rem - 4px); width: 1px; height: 9px; background: var(--brass);
}
.section--dark .checklist, .section--dark .checklist li { border-color: var(--line-dark); }
.note {
  margin-top: 1.4rem; padding: 1rem 1.2rem; background: var(--stone); border-left: 2px solid var(--brass);
  font-size: 1rem; color: var(--muted);
}
.pill {
  display: inline-block; margin-left: .6rem; vertical-align: middle;
  font-family: var(--sans); font-size: var(--fs-min); font-weight: 700; letter-spacing: .12em; text-transform: uppercase;
  color: var(--brass); border: 1px solid var(--brass); padding: .1rem .5rem;
}

.subnav {
  position: sticky; top: var(--header-h); z-index: 50;
  background: var(--white); border-bottom: 1px solid var(--line);
}
.subnav ul { display: flex; gap: 2rem; list-style: none; overflow-x: auto; scrollbar-width: none; }
.subnav ul::-webkit-scrollbar { display: none; }
.subnav a {
  display: block; padding: 1.05rem 0; white-space: nowrap;
  font-size: var(--fs-min); font-weight: 600; letter-spacing: .06em; color: var(--muted);
  border-bottom: 2px solid transparent;
}
.subnav a:hover, .subnav a.is-active { color: var(--ink); border-color: var(--brass); }

.grid-3 { display: grid; grid-template-columns: repeat(3, 1fr); gap: 0; border-top: 1px solid var(--line); }
.grid-3 > * { padding: 2.2rem 2rem 2.2rem 0; border-bottom: 1px solid var(--line); }
.grid-3 > * + * { padding-left: 2rem; border-left: 1px solid var(--line); }
.grid-3 h3 { font-size: 1.6rem; }
.grid-3 p { color: var(--muted); font-size: 1rem; margin: 0; }
.section--dark .grid-3, .section--dark .grid-3 > * { border-color: var(--line-dark); }
.section--dark .grid-3 p { color: rgba(255,255,255,.7); }
.section--dark h2, .section--dark h3 { color: var(--white); }

/* ---------- Resident actions ---------- */
.actions { display: grid; grid-template-columns: repeat(3, 1fr); gap: clamp(1rem, 2vw, 1.5rem); }
.action {
  position: relative; display: flex; flex-direction: column; min-height: 300px;
  padding: 2.2rem 2rem; background: var(--white); border: 1px solid var(--line);
  transition: border-color .35s var(--ease), transform .35s var(--ease);
}
.action:hover { border-color: var(--brass); transform: translateY(-4px); }
.action--primary { background: var(--ink); color: var(--white); border-color: var(--ink); }
.action--primary p { color: rgba(255,255,255,.72) !important; }
.action__icon { width: 34px; height: 34px; color: var(--brass); margin-bottom: 2rem; }
.action h3 { font-size: 1.9rem; margin-bottom: .5rem; }
.action p { color: var(--muted); font-size: 1rem; }
.action .btn { margin-top: auto; align-self: flex-start; }
.portal-note {
  margin-top: 1.5rem; font-size: var(--fs-min); color: var(--muted);
  display: flex; gap: .6rem; align-items: center;
}

/* ---------- FAQ ---------- */
.faq { border-top: 1px solid var(--ink); }
.faq details { border-bottom: 1px solid var(--line); }
.faq summary {
  list-style: none; cursor: pointer; display: flex; justify-content: space-between; gap: 2rem; align-items: center;
  padding: 1.5rem 0; font-family: var(--serif); font-size: clamp(1.3rem, 1.15rem + .6vw, 1.65rem); line-height: 1.3;
}
.faq summary::-webkit-details-marker { display: none; }
.faq summary::after {
  content: "+"; font-family: var(--sans); font-size: 1.5rem; font-weight: 300; color: var(--brass);
  transition: transform .3s var(--ease); flex: none;
}
.faq details[open] summary::after { transform: rotate(45deg); }
.faq details > div { padding: 0 0 1.6rem; max-width: 760px; color: var(--muted); }
.faq details > div p:last-child { margin: 0; }

/* ---------- Forms ---------- */
.form-shell { display: grid; grid-template-columns: .8fr 1.2fr; gap: clamp(2rem, 6vw, 6rem); align-items: start; }
.form {
  background: var(--white); padding: clamp(1.75rem, 4vw, 3rem);
  border-top: 3px solid var(--brass);
  box-shadow: 0 30px 60px -40px rgba(14,23,38,.35);
}
.section--stone .form { background: var(--white); }
.form__grid { display: grid; grid-template-columns: 1fr 1fr; gap: 1.3rem 1.5rem; }
.field { display: flex; flex-direction: column; gap: .45rem; }
.field--full { grid-column: 1 / -1; }
.field label {
  font-size: var(--fs-min); font-weight: 700; letter-spacing: .1em; text-transform: uppercase; color: var(--ink);
}
.field label .opt { font-weight: 500; letter-spacing: .04em; text-transform: none; color: var(--muted); }
.field input, .field select, .field textarea {
  font: inherit; font-size: 1rem; color: var(--ink);
  background: var(--white); border: 1px solid rgba(14,23,38,.22); border-radius: 0;
  padding: .9rem 1rem; width: 100%;
  transition: border-color .25s, box-shadow .25s;
}
.field select {
  appearance: none; -webkit-appearance: none;
  background-image: linear-gradient(45deg, transparent 50%, var(--brass) 50%), linear-gradient(135deg, var(--brass) 50%, transparent 50%);
  background-position: calc(100% - 20px) 55%, calc(100% - 15px) 55%;
  background-size: 5px 5px; background-repeat: no-repeat; padding-right: 2.5rem;
}
.field textarea { min-height: 140px; resize: vertical; }
.field input:focus, .field select:focus, .field textarea:focus {
  outline: none; border-color: var(--brass); box-shadow: 0 0 0 3px rgba(168,132,79,.18);
}
.field.has-error input, .field.has-error select, .field.has-error textarea { border-color: #A33A2B; }
.field__error { font-size: var(--fs-min); color: #A33A2B; min-height: 0; }
.form__foot { margin-top: 1.8rem; display: flex; flex-wrap: wrap; gap: 1.2rem 2rem; align-items: center; justify-content: space-between; }
.form__privacy { font-size: var(--fs-min); color: var(--muted); max-width: 380px; margin: 0; }
.form__privacy a { color: var(--ink); border-bottom: 1px solid var(--brass); }
.form-success {
  display: none; padding: clamp(2rem, 4vw, 3rem); background: var(--ink); color: var(--white);
  border-top: 3px solid var(--brass);
}
.form-success h3 { color: var(--white); font-size: 2rem; }
.form-success p { color: rgba(255,255,255,.75); margin: 0; }
.form-success.is-visible { display: block; }
.form.is-hidden { display: none; }
.form__status { margin: 1rem 0 0; font-size: var(--fs-min); color: var(--ink); }
.form__status:empty { display: none; }

.contact-list { list-style: none; border-top: 1px solid var(--line); margin-bottom: 2rem; }
.contact-list li { display: grid; grid-template-columns: 110px 1fr; gap: 1rem; padding: 1.15rem 0; border-bottom: 1px solid var(--line); }
.contact-list .k { font-size: var(--fs-min); font-weight: 700; letter-spacing: .14em; text-transform: uppercase; color: var(--brass); padding-top: .2rem; }
.contact-list .v { font-size: 1.05rem; }
.contact-list a { border-bottom: 1px solid var(--line); }
.contact-list a:hover { color: var(--brass); border-color: var(--brass); }
.contact-list--big .v { font-family: var(--serif); font-size: 1.6rem; line-height: 1.3; }

.hours { width: 100%; border-collapse: collapse; font-size: 1rem; }
.hours td { padding: .35rem 0; }
.hours td:last-child { text-align: right; }

/* ---------- Placeholder "tonal field" (client photo still needed) ---------- */
.tonal {
  position: relative; display: flex; align-items: flex-end; aspect-ratio: 4 / 5;
  background:
    repeating-linear-gradient(90deg, rgba(14,23,38,.05) 0 1px, transparent 1px 28px),
    linear-gradient(160deg, var(--stone-2), var(--stone));
  border: 1px dashed rgba(168,132,79,.6);
  padding: 1.5rem;
}
.tonal span {
  font-size: var(--fs-min); font-weight: 700; letter-spacing: .14em; text-transform: uppercase; color: var(--brass);
  background: var(--white); padding: .45rem .7rem;
}
.placeholder-box {
  border: 1px dashed var(--brass); background: var(--stone); padding: 2rem; color: var(--muted);
}
.placeholder-box strong { color: var(--ink); display: block; font-family: var(--serif); font-size: 1.5rem; font-weight: 500; margin-bottom: .4rem; }

.quote-slot {
  border-left: 2px solid var(--brass); padding: .5rem 0 .5rem 2rem;
}
.quote-slot blockquote { margin: 0 0 1rem; font-family: var(--serif); font-size: clamp(1.5rem, 1.2rem + 1vw, 2.2rem); line-height: 1.3; color: var(--muted); }
.quote-slot cite { font-style: normal; font-size: var(--fs-min); letter-spacing: .12em; text-transform: uppercase; color: var(--brass); font-weight: 700; }

.license-card {
  background: var(--ink); color: var(--white); padding: clamp(2rem, 4vw, 3rem);
  display: grid; gap: 1.2rem;
}
.license-card h3 { color: var(--white); }
.license-card p { color: rgba(255,255,255,.72); margin: 0; }
.license-card .lic { font-family: var(--serif); font-size: 2rem; color: var(--brass-light); }

.prose { max-width: 760px; }
.prose h2 { font-size: clamp(1.7rem, 1.4rem + 1vw, 2.3rem); margin-top: 2.4rem; }
.prose ul { padding-left: 1.2rem; margin-bottom: 1.1em; }
.prose li { margin-bottom: .4rem; }
.prose a { border-bottom: 1px solid var(--brass); }

/* ---------- Footer ---------- */
.site-footer { background: var(--ink); color: rgba(255,255,255,.72); font-size: var(--fs-min); line-height: 1.8; }
.footer-top {
  display: grid; grid-template-columns: 1.4fr 1fr 1fr 1fr; gap: 3rem;
  padding-block: clamp(3.5rem, 7vw, 5.5rem);
}
.footer-brand .brand { color: var(--white); margin-bottom: 1.4rem; }
.footer-brand p { max-width: 320px; margin-bottom: 1.2rem; }
.site-footer h4 {
  font-size: var(--fs-min); font-weight: 700; letter-spacing: .2em; text-transform: uppercase;
  color: var(--brass-light); margin-bottom: 1.1rem;
}
.site-footer ul { list-style: none; }
.site-footer li { margin-bottom: .35rem; }
.site-footer a { color: rgba(255,255,255,.85); }
.site-footer a:hover { color: var(--brass-light); }
.footer-phone { font-family: var(--serif); font-size: 1.7rem !important; color: var(--white) !important; line-height: 1.2; display: inline-block; margin-bottom: .3rem; }
.site-footer .hours td { padding: .1rem 0; font-size: var(--fs-min); }
.site-footer .hours td:last-child { padding-left: 1rem; }
.footer-legal { border-top: 1px solid var(--line-dark); }
.footer-legal .wrap {
  display: flex; flex-wrap: wrap; gap: 1rem 2.2rem; align-items: center; justify-content: space-between;
  padding-block: 1.6rem;
}
.footer-legal p { margin: 0; font-size: var(--fs-min); }   /* same size as all footer text (DRE rule) */
.footer-legal__left { display: flex; flex-wrap: wrap; gap: .4rem 2rem; align-items: center; }
.eho { display: flex; align-items: center; gap: .7rem; max-width: 520px; }
.eho svg { width: 30px; height: 30px; flex: none; color: rgba(255,255,255,.85); }

/* ---------- Reveal on scroll ---------- */
.js .reveal { opacity: 0; transform: translateY(28px); transition: opacity 1s var(--ease), transform 1s var(--ease); }
.js .reveal.is-visible { opacity: 1; transform: none; }
.reveal-d1 { transition-delay: .1s; }
.reveal-d2 { transition-delay: .2s; }
.reveal-d3 { transition-delay: .3s; }
@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .js .reveal { opacity: 1; transform: none; transition: none; }
  * { transition-duration: .01ms !important; }
}

/* ---------- Responsive ---------- */
@media (max-width: 1180px) {
  .nav__list { gap: 1.2rem; }
  .utility__left .hide-md { display: none; }
}
@media (max-width: 1080px) {
  /* backdrop-filter would make the header the containing block for the fixed
     menu below, sizing it to the 84px header instead of the screen. */
  .site-header { backdrop-filter: none; background: var(--white); }
  .nav-toggle { display: block; }
  .nav {
    position: fixed; inset: calc(var(--header-h)) 0 0 0; z-index: 99;
    background: var(--white); flex-direction: column; align-items: stretch; gap: 0;
    padding: 1.5rem var(--gutter) 3rem; overflow-y: auto;
    transform: translateX(100%); transition: transform .45s var(--ease); visibility: hidden;
  }
  .nav.is-open { transform: none; visibility: visible; }
  .nav__list { flex-direction: column; gap: 0; }
  .nav__list li { border-bottom: 1px solid var(--line); }
  .nav__list a { display: block; padding: 1.1rem 0; font-family: var(--serif); font-size: 1.8rem; font-weight: 500; letter-spacing: 0; }
  .nav__list a::after { display: none; }
  .header-call { margin-top: 2rem; justify-content: center; padding: 1.1rem; }
  .header-actions { display: flex; align-items: center; gap: .6rem; }
  .gauge { display: none; }
  .footer-top { grid-template-columns: 1fr 1fr; }
  .steps { grid-template-columns: 1fr 1fr; }
  .step:nth-child(n) { margin-top: 0; }
  .step:nth-child(1), .step:nth-child(2) { margin-top: 0; }
  .step { border-bottom: 1px solid var(--line); }
}
@media (min-width: 1081px) {
  .header-actions .call-icon { display: none; }
}
.call-icon {
  display: inline-flex; align-items: center; justify-content: center; width: 44px; height: 44px;
  background: var(--ink); color: var(--white);
}
.call-icon svg { width: 18px; height: 18px; }

@media (max-width: 900px) {
  .page-hero .wrap, .statement, .statement__cols, .paths, .section-head, .areas, .band .wrap,
  .split, .form-shell, .service-block { grid-template-columns: 1fr; }
  .page-hero__media { min-height: 340px; margin-inline: calc(-1 * var(--gutter)); }
  .page-hero__media::before { display: none; }
  .page-hero__text { padding-bottom: 0; }
  .split--rev .split__media { order: 0; }
  .cards { grid-template-columns: 1fr 1fr; }
  .cards .card:last-child { grid-column: 1 / -1; }
  .cards .card:last-child .card__media { aspect-ratio: 16 / 10; }
  .directory__row { grid-template-columns: 60px 1fr 30px; }
  .directory__desc { grid-column: 2; grid-row: 2; }
  .directory__arrow { grid-row: 1; grid-column: 3; }
  .gallery { grid-template-columns: 1fr 1fr; }
  .gallery__tall { grid-row: 1 / span 2; }
  .gallery__wide { grid-column: 2; aspect-ratio: 4 / 3; }
  .gallery__cap { grid-column: 1 / -1; }
  .grid-3, .actions { grid-template-columns: 1fr; }
  .grid-3 > * + * { padding-left: 0; border-left: 0; }
  .service-block { gap: 1rem; }
  .utility__left { display: none; }
  .utility .wrap { justify-content: center; }
}
@media (max-width: 640px) {
  :root { --header-h: 72px; }
  .brand svg { height: 38px; }
  .utility__right .hide-sm { display: none; }
  .utility__right .sep { display: none; }
  .cards { grid-template-columns: 1fr; }
  .cards .card__media, .cards .card:last-child .card__media { aspect-ratio: 4 / 4.2; }
  .steps { grid-template-columns: 1fr; }
  .areas__list { grid-template-columns: 1fr; }
  .areas__list li:nth-child(n) { padding-inline: 0; border-right: 0; }
  .gallery { grid-template-columns: 1fr; }
  .gallery__tall { grid-row: auto; aspect-ratio: 3 / 4; }
  .gallery__wide, .gallery__small { grid-column: auto; aspect-ratio: 4 / 3; }
  .form__grid { grid-template-columns: 1fr; }
  .footer-top { grid-template-columns: 1fr; }
  .contact-list li { grid-template-columns: 1fr; gap: .2rem; }
  .path { min-height: 0; }
  .btn { width: 100%; }
  .btn-row { flex-direction: column; }
  .header-actions .header-call-inline { display: none; }
}