:root{
  --evergreen:#1F3A2E; --evergreen-deep:#16291F; --evergreen-soft:#2A4A3B;
  --cream:#F8F5EE; --cream-deep:#EFEAE0; --black:#1E1E1E; --bronze:#8C6F47; --bronze-light:#C9AA7A;
  --taupe:#A89B86; --taupe-light:#D9D2C6; --white:#FFFDFC;
  --ink:var(--black); --ink-2:#4A4740; --ink-3:#6E6960;
  --display:"Cormorant Garamond",Georgia,"Times New Roman",serif;
  --body:"Jost","Helvetica Neue",Arial,sans-serif;
  --gutter:clamp(16px,4vw,56px); --max:1280px; --radius:2px;
  color-scheme:light;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;background:var(--cream);color:var(--ink);font-family:var(--body);font-weight:300;font-size:17px;line-height:1.6;-webkit-font-smoothing:antialiased}
img{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3,h4{font-family:var(--display);font-weight:500;line-height:1.1;margin:0;text-wrap:balance;color:var(--ink)}
h1{font-size:clamp(2.4rem,5.2vw,4.4rem)}
h2{font-size:clamp(1.9rem,3.6vw,3rem)}
h3{font-size:clamp(1.35rem,2.2vw,1.8rem)}
p{margin:0}
.eyebrow{font-family:var(--body);font-weight:500;font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--bronze)}
.lede{font-size:clamp(1.05rem,1.6vw,1.3rem);line-height:1.55;color:var(--ink-2);max-width:62ch}
.prose{max-width:66ch;display:grid;gap:1.1em}
.prose p{color:var(--ink-2)}
.wrap{max-width:var(--max);margin:0 auto;padding-inline:var(--gutter)}
section{padding-block:clamp(56px,8vw,112px)}
.band-green{background:var(--evergreen);color:var(--cream)}
.band-green h1,.band-green h2,.band-green h3,.band-green .lede,.band-green .prose p{color:var(--cream)}
.band-green .lede{color:#D8DCD5}
.band-green .eyebrow{color:var(--bronze-light)}
.band-white{background:var(--white)}
.band-deep{background:var(--cream-deep)}
.rule{height:1px;background:var(--bronze);width:56px;opacity:.9}
.stack{display:grid;gap:22px}
.head{display:grid;gap:14px;max-width:70ch}
.two{display:grid;grid-template-columns:1.05fr 1fr;gap:clamp(28px,5vw,72px);align-items:center}
.two.rev>.media{order:2}
@media(max-width:820px){.two{grid-template-columns:1fr}.two.rev>.media{order:0}}
.media img{width:100%;height:100%;object-fit:cover;border-radius:var(--radius)}
.media.tall{aspect-ratio:4/5}.media.wide{aspect-ratio:4/3}
.media{overflow:hidden;position:relative}
figcaption,.cap{font-size:.78rem;letter-spacing:.06em;text-transform:uppercase;color:var(--taupe);margin-top:10px}

/* buttons */
.btn{display:inline-flex;align-items:center;gap:10px;font-family:var(--body);font-weight:500;font-size:.82rem;letter-spacing:.14em;text-transform:uppercase;text-decoration:none;padding:16px 26px;border:1px solid var(--evergreen);border-radius:var(--radius);cursor:pointer;transition:background .25s,color .25s,border-color .25s;line-height:1;background:transparent;color:var(--evergreen)}
.btn.primary{background:var(--evergreen);color:var(--cream)}
.btn.primary:hover{background:var(--bronze);border-color:var(--bronze)}
.btn.ghost:hover{background:var(--evergreen);color:var(--cream)}
.band-green .btn.ghost,.map-hero .btn.ghost{border-color:var(--cream);color:var(--cream)}
.band-green .btn.ghost:hover,.map-hero .btn.ghost:hover{background:var(--cream);color:var(--evergreen)}
.band-green .btn.primary,.map-hero .btn.primary{background:var(--bronze);border-color:var(--bronze)}
.band-green .btn.primary:hover,.map-hero .btn.primary:hover{background:var(--bronze-light);border-color:var(--bronze-light);color:var(--evergreen)}
.btn:focus-visible,a:focus-visible,button:focus-visible{outline:2px solid var(--bronze);outline-offset:3px}
.btn-row{display:flex;flex-wrap:wrap;gap:14px}
.link{font-weight:500;font-size:.8rem;letter-spacing:.14em;text-transform:uppercase;text-decoration:none;color:var(--bronze);display:inline-flex;gap:8px;align-items:center}
.link:hover{color:var(--evergreen)}
.link::after{content:"→"}

/* header */
.site-header{position:sticky;top:env(safe-area-inset-top,0px);z-index:50;background:rgba(248,245,238,.94);backdrop-filter:blur(10px);border-bottom:1px solid var(--taupe-light)}
.site-header .wrap{display:flex;align-items:center;justify-content:space-between;gap:20px;height:78px}
.brand{display:flex;align-items:center;gap:14px;text-decoration:none;min-width:0}
.brand img{height:40px;width:auto}
.brand .name{font-family:var(--display);font-weight:600;font-size:1rem;white-space:nowrap;letter-spacing:.06em;text-transform:uppercase;color:var(--evergreen);line-height:1.05}
.brand .name small{display:block;font-family:var(--body);font-weight:400;font-size:.58rem;letter-spacing:.2em;color:var(--bronze);text-transform:uppercase;margin-top:3px}
nav.main{display:flex;gap:clamp(9px,1.1vw,18px);align-items:center;flex:1;justify-content:center;min-width:0}
nav.main a{white-space:nowrap;font-size:.66rem;letter-spacing:.07em;text-transform:uppercase;font-weight:500;text-decoration:none;color:var(--ink-2);padding:8px 0;border-bottom:1px solid transparent}
nav.main a:hover,nav.main a.active{color:var(--evergreen);border-bottom-color:var(--bronze)}
.hdr-actions{display:flex;gap:14px;align-items:center;flex-shrink:0}
.hdr-actions .btn{padding:12px 16px;font-size:.76rem;letter-spacing:.1em}
.tel{font-size:.85rem;letter-spacing:.06em;font-weight:500;color:var(--evergreen);text-decoration:none;white-space:nowrap}
.burger{display:none;background:none;border:1px solid var(--evergreen);border-radius:var(--radius);width:44px;height:44px;cursor:pointer;color:var(--evergreen);font-size:1.1rem}
.site-header .wrap{gap:10px}
.topbar{background:var(--evergreen-deep);color:#C9CEC6;font-size:.72rem;letter-spacing:.08em}
.topbar .wrap{display:flex;justify-content:space-between;gap:16px;height:32px;align-items:center}
.topbar a{color:var(--cream);text-decoration:none;font-weight:500}
.topbar a:hover{color:var(--bronze-light)}
@media(max-width:700px){.topbar{display:none}}
@media(max-width:1340px){nav.main{display:none}.burger{display:inline-flex;align-items:center;justify-content:center}.tel{display:none}}
@media(max-width:520px){.hdr-actions .btn{display:none}.brand .name{font-size:.86rem}.brand .name small{display:none}.brand img{height:34px}.brand{gap:10px}}
.mobile-nav{display:none;background:var(--evergreen);color:var(--cream);padding:18px var(--gutter) 28px}
.mobile-nav.open{display:grid;gap:4px}
.mobile-nav a{color:var(--cream);text-decoration:none;font-size:1rem;letter-spacing:.1em;text-transform:uppercase;padding:12px 0;border-bottom:1px solid rgba(255,255,255,.12)}
.mobile-nav .sub{padding-left:18px;font-size:.85rem;opacity:.85}

/* hero */
.hero{position:relative;min-height:min(78vh,760px);display:grid;align-items:end;color:var(--cream);isolation:isolate;padding-block:0}
.hero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2}
.hero::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(31,58,46,.15) 0%,rgba(22,41,31,.55) 55%,rgba(22,41,31,.92) 100%)}
.hero .wrap{padding-block:clamp(56px,9vw,120px) clamp(48px,7vw,88px);display:grid;gap:22px;max-width:var(--max);width:100%}
.hero h1{color:var(--cream);max-width:14ch}
.hero .tag{font-family:var(--display);font-style:italic;font-size:clamp(1.2rem,2.2vw,1.7rem);color:var(--bronze-light)}
.hero .lede{color:#E6E9E3;max-width:56ch}
.hero .eyebrow{color:var(--bronze-light)}
.hero .btn.ghost{border-color:var(--cream);color:var(--cream)}
.hero .btn.ghost:hover{background:var(--cream);color:var(--evergreen)}
.hero .btn.primary{background:var(--bronze);border-color:var(--bronze)}
.hero .btn.primary:hover{background:var(--cream);border-color:var(--cream);color:var(--evergreen)}
.page-hero{min-height:min(52vh,520px)}

/* before/after slider */
.ba{position:relative;overflow:hidden;border-radius:var(--radius);background:var(--cream-deep);--p:50%;user-select:none;touch-action:pan-y;max-width:100%}
.ba img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.ba .before{clip-path:inset(0 calc(100% - var(--p)) 0 0)}
.ba .handle{position:absolute;top:0;bottom:0;left:var(--p);width:2px;background:var(--cream);transform:translateX(-1px);pointer-events:none;box-shadow:0 0 0 1px rgba(0,0,0,.15)}
.ba .knob{position:absolute;top:50%;left:var(--p);transform:translate(-50%,-50%);width:46px;height:46px;border-radius:50%;background:var(--cream);color:var(--evergreen);display:grid;place-items:center;font-size:.9rem;letter-spacing:.05em;box-shadow:0 4px 18px rgba(0,0,0,.35);pointer-events:none;border:1px solid var(--bronze)}
.ba input[type=range]{position:absolute;inset:0;width:100%;height:100%;opacity:0;margin:0;cursor:ew-resize}
.ba .lbl{position:absolute;bottom:14px;font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;font-weight:500;padding:7px 11px;background:rgba(22,41,31,.72);color:var(--cream);border-radius:var(--radius);pointer-events:none;backdrop-filter:blur(4px)}
.ba .lbl.b{left:14px}.ba .lbl.a{right:14px;background:rgba(140,111,71,.85)}
.ba-fig{display:grid;gap:0}
.ba-fig .meta{display:flex;justify-content:space-between;gap:16px;align-items:baseline;padding-top:12px;flex-wrap:wrap}
.ba-fig .meta h3{font-size:1.25rem}
.ba-fig .meta .cap{margin:0}

/* grids */
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(18px,3vw,36px)}
.grid2{display:grid;grid-template-columns:repeat(2,1fr);gap:clamp(18px,3vw,36px)}
.grid4{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(16px,2.5vw,28px)}
@media(max-width:980px){.grid3,.grid4{grid-template-columns:repeat(2,1fr)}}
@media(max-width:600px){.grid3,.grid2,.grid4{grid-template-columns:1fr}}
.card{display:grid;gap:14px;text-decoration:none;color:inherit}
.card .media{aspect-ratio:4/3}
.card .media img{transition:transform .8s ease}
.card:hover .media img{transform:scale(1.04)}
.card h3{font-size:1.5rem}
.card p{color:var(--ink-2);font-size:.98rem}
.svc{display:grid;gap:16px;padding:32px 28px;background:var(--white);border:1px solid var(--taupe-light);border-radius:var(--radius)}
.band-green .svc{background:rgba(255,255,255,.04);border-color:rgba(255,255,255,.14)}
.svc ul{margin:0;padding-left:18px;color:var(--ink-2);font-size:.95rem;display:grid;gap:4px}
.band-green .svc ul{color:#D8DCD5}
.num{font-family:var(--display);font-size:2.6rem;color:var(--bronze);line-height:1}
.steps{display:grid;grid-template-columns:repeat(5,1fr);gap:22px;counter-reset:s}
@media(max-width:1000px){.steps{grid-template-columns:repeat(2,1fr)}}
@media(max-width:560px){.steps{grid-template-columns:1fr}}
.step{display:grid;gap:10px;padding-top:18px;border-top:1px solid var(--bronze)}
.step h3{font-size:1.35rem}
.step p{font-size:.95rem;color:var(--ink-2)}
.band-green .step p{color:#D8DCD5}
.quote{display:grid;gap:18px;padding:34px 30px;background:var(--white);border:1px solid var(--taupe-light);border-left:3px solid var(--bronze)}
.quote blockquote{margin:0;font-family:var(--display);font-size:1.35rem;line-height:1.35;font-style:italic;color:var(--ink)}
.quote .who{font-size:.8rem;letter-spacing:.12em;text-transform:uppercase;color:var(--ink-3)}
.flag{display:inline-block;font-size:.66rem;letter-spacing:.16em;text-transform:uppercase;color:#8A4B2A;background:#F5E6DC;padding:4px 8px;border-radius:var(--radius);font-weight:500}
.tags{display:flex;flex-wrap:wrap;gap:8px}
.tag-pill{font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;padding:6px 10px;border:1px solid var(--taupe);color:var(--ink-2);border-radius:var(--radius)}
.band-green .tag-pill{border-color:rgba(255,255,255,.3);color:#D8DCD5}
.areas{display:grid;grid-template-columns:repeat(5,1fr);gap:10px 24px}
@media(max-width:900px){.areas{grid-template-columns:repeat(3,1fr)}}
@media(max-width:560px){.areas{grid-template-columns:repeat(2,1fr)}}
.areas a{font-family:var(--display);font-size:1.35rem;text-decoration:none;padding:10px 0;border-bottom:1px solid var(--taupe-light);display:flex;justify-content:space-between}
.areas a::after{content:"→";color:var(--bronze);font-family:var(--body);font-size:.9rem}
.areas a:hover{color:var(--bronze)}
.band-green .areas a{border-bottom-color:rgba(255,255,255,.15);color:var(--cream)}
.facts{display:grid;grid-template-columns:repeat(4,1fr);gap:22px}
@media(max-width:800px){.facts{grid-template-columns:repeat(2,1fr)}}
.fact{display:grid;gap:6px;padding-top:14px;border-top:1px solid var(--bronze)}
.fact b{font-family:var(--display);font-size:1.5rem;font-weight:500}
.fact span{font-size:.85rem;color:var(--ink-3)}
.band-green .fact span{color:#C9CEC6}
.dl{display:grid;grid-template-columns:max-content 1fr;gap:10px 28px;font-size:.95rem}
.dl dt{color:var(--ink-3);letter-spacing:.08em;text-transform:uppercase;font-size:.72rem;padding-top:4px}
.dl dd{margin:0;color:var(--ink-2)}
.faq{display:grid;gap:0;max-width:72ch}
.faq details{border-top:1px solid var(--taupe-light);padding:18px 0}
.faq details:last-child{border-bottom:1px solid var(--taupe-light)}
.faq summary{cursor:pointer;font-family:var(--display);font-size:1.35rem;list-style:none;display:flex;justify-content:space-between;gap:16px}
.faq summary::after{content:"+";color:var(--bronze);font-family:var(--body)}
.faq details[open] summary::after{content:"–"}
.faq details p{padding-top:12px;color:var(--ink-2);max-width:64ch}
.notice{font-size:.85rem;color:var(--ink-3);border-left:2px solid var(--bronze);padding-left:14px;max-width:72ch}
.crumbs{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--taupe);display:flex;gap:10px;flex-wrap:wrap}
.crumbs a{text-decoration:none;color:var(--bronze)}
.masonry{display:grid;grid-template-columns:repeat(3,1fr);gap:14px}
@media(max-width:900px){.masonry{grid-template-columns:repeat(2,1fr)}}
.masonry .media{aspect-ratio:4/3}
.cta-band{display:grid;grid-template-columns:1.2fr 1fr;gap:40px;align-items:center}
@media(max-width:820px){.cta-band{grid-template-columns:1fr}}

/* form */
.form{display:grid;gap:18px}
.form .row{display:grid;grid-template-columns:1fr 1fr;gap:18px}
@media(max-width:600px){.form .row{grid-template-columns:1fr}}
.field{display:grid;gap:6px}
.field label{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-3);font-weight:500}
.field input,.field select,.field textarea{font:inherit;font-weight:300;font-size:1rem;padding:13px 14px;border:1px solid var(--taupe);background:var(--white);color:var(--ink);border-radius:var(--radius);width:100%}
.field input:focus,.field select:focus,.field textarea:focus{outline:2px solid var(--bronze);outline-offset:1px;border-color:var(--bronze)}
.field textarea{min-height:110px;resize:vertical}
.field .hint{font-size:.8rem;color:var(--ink-3)}
.drop{border:1px dashed var(--taupe);padding:22px;text-align:center;background:var(--white);border-radius:var(--radius);display:grid;gap:8px;color:var(--ink-3);font-size:.92rem}
.drop input{display:none}
.drop .files{font-size:.8rem;color:var(--evergreen);display:grid;gap:2px}
.modal{position:fixed;inset:0;z-index:100;background:rgba(22,41,31,.72);display:none;align-items:flex-start;justify-content:center;overflow:auto;padding:24px var(--gutter);padding-top:calc(24px + env(safe-area-inset-top,0px))}
.modal.open{display:flex}
.modal .panel{background:var(--cream);max-width:760px;width:100%;padding:clamp(24px,4vw,44px);position:relative;border-top:3px solid var(--bronze);margin-bottom:40px}
.modal .close{position:absolute;top:12px;right:12px;background:none;border:0;font-size:1.5rem;cursor:pointer;color:var(--ink-3);width:44px;height:44px}
.thanks{display:grid;gap:14px;padding:22px 0}

/* maps */
.map-hero{background:var(--evergreen);color:var(--cream);padding-block:clamp(40px,6vw,80px) 0;overflow:hidden}
.map-hero .wrap{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(24px,5vw,72px);align-items:end}
.map-hero .txt{display:grid;gap:18px;padding-bottom:clamp(40px,6vw,80px)}
.map-hero h1{color:var(--cream)}
.map-hero .lede{color:#D8DCD5}
.map-hero .eyebrow{color:var(--bronze-light)}
.map-hero .coords{font-family:var(--body);font-weight:400;font-size:.74rem;letter-spacing:.18em;text-transform:uppercase;color:var(--taupe);display:flex;gap:18px;flex-wrap:wrap;font-variant-numeric:tabular-nums}
.map-hero .map{position:relative;align-self:end;display:flex;justify-content:center;align-items:flex-end;min-height:320px}
.map-hero .map img{max-height:min(62vh,560px);width:auto;max-width:100%;object-fit:contain;filter:drop-shadow(0 20px 40px rgba(0,0,0,.25))}
.map-hero .map::after{content:"";position:absolute;left:10%;right:10%;bottom:0;height:1px;background:var(--bronze);opacity:.7}
@media(max-width:820px){.map-hero .wrap{grid-template-columns:1fr}.map-hero .txt{padding-bottom:12px}.map-hero .map{min-height:0;padding-top:8px}.map-hero .map img{max-height:360px}.map-hero .map::after{display:none}.map-hero{padding-bottom:36px}}
.prints{display:grid;grid-template-columns:repeat(5,1fr);gap:clamp(14px,2vw,26px)}
@media(max-width:1000px){.prints{grid-template-columns:repeat(3,1fr)}}
@media(max-width:600px){.prints{grid-template-columns:repeat(2,1fr)}}
.print{display:grid;grid-template-rows:auto 1fr auto;gap:12px;text-decoration:none;color:inherit;background:var(--white);border:1px solid var(--taupe-light);padding:22px 18px 18px;border-radius:var(--radius);text-align:center;transition:border-color .25s}
.print .frame{aspect-ratio:3/4;display:flex;align-items:center;justify-content:center;padding:6px}
.print .frame img{max-width:100%;max-height:100%;object-fit:contain;transition:transform .6s ease}
.print:hover{border-color:var(--bronze)}
.print:hover .frame img{transform:scale(1.03)}
.print h3{font-size:1.3rem}
.print .cap{margin:0}
.print .n{font-size:.62rem;letter-spacing:.2em;color:var(--taupe);text-transform:uppercase;font-weight:500}
.band-green .print{background:rgba(255,255,255,.04);border-color:rgba(255,255,255,.14)}
.band-green .print h3{color:var(--cream)}
.tiles{display:grid;grid-template-columns:repeat(5,1fr);gap:clamp(12px,2vw,22px)}
@media(max-width:900px){.tiles{grid-template-columns:repeat(3,1fr)}}
@media(max-width:560px){.tiles{grid-template-columns:repeat(2,1fr)}}
.tile{display:grid;gap:10px;text-decoration:none;color:inherit;text-align:center;padding:16px 10px 12px;border-top:1px solid var(--taupe-light);transition:border-color .25s}
.tile .frame{height:130px;display:flex;align-items:center;justify-content:center}
.tile .frame img{max-height:100%;max-width:80%;object-fit:contain}
.tile span{font-family:var(--display);font-size:1.2rem}
.tile:hover{border-top-color:var(--bronze)}.tile:hover span{color:var(--bronze)}
.band-green .tile{border-top-color:rgba(255,255,255,.15)}.band-green .tile span{color:var(--cream)}
.map-badge{display:grid;grid-template-columns:96px 1fr;gap:18px;align-items:center;padding:16px;border:1px solid var(--taupe-light);background:var(--white);border-radius:var(--radius);text-decoration:none;color:inherit}
.map-badge .frame{height:110px;display:flex;align-items:center;justify-content:center}
.map-badge img{max-height:100%;max-width:100%;object-fit:contain}
.map-badge b{font-family:var(--display);font-weight:500;font-size:1.3rem;display:block}
.map-badge small{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-3)}
.map-badge:hover b{color:var(--bronze)}
.wm{position:absolute;right:-4%;bottom:-6%;width:min(46%,420px);opacity:.10;pointer-events:none}
.wm img{width:100%;height:auto}

/* regional map */
.region{position:relative;aspect-ratio:1600/1178;max-width:100%;background:var(--white);border:1px solid var(--taupe-light);border-radius:var(--radius);overflow:visible}
.region>img{position:absolute;inset:0;width:100%;height:100%;object-fit:contain;padding:2%;box-sizing:border-box;opacity:.55}
.region .pin{position:absolute;transform:translate(-50%,-50%);display:flex;align-items:center;gap:8px;text-decoration:none;color:var(--bronze);z-index:2;cursor:pointer}
.region .pin .dot{position:relative;width:14px;height:14px;border-radius:50%;background:var(--bronze);border:2px solid var(--cream);box-shadow:0 0 0 2px var(--bronze);flex-shrink:0;transition:transform .25s,background .25s,box-shadow .25s}
.region .pin .dot::after{content:"";position:absolute;inset:-2px;border-radius:50%;border:2px solid var(--bronze);opacity:0;animation:pinpulse 2.8s ease-out infinite}
@keyframes pinpulse{0%{transform:scale(1);opacity:.7}70%{transform:scale(2.4);opacity:0}100%{transform:scale(2.4);opacity:0}}
.region .pin .lbl{font-family:var(--body);font-weight:500;font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;white-space:nowrap;background:var(--white);color:var(--evergreen);padding:5px 9px 5px 9px;border:1px solid var(--bronze);border-radius:var(--radius);box-shadow:0 2px 8px rgba(31,58,46,.12);transition:background .25s,color .25s,border-color .25s,box-shadow .25s;display:inline-flex;align-items:center;gap:6px}
.region .pin .lbl::after{content:"→";font-size:.8em;color:var(--bronze);transition:transform .25s,color .25s}
.region .pin[data-side=left]{flex-direction:row-reverse;transform:translate(calc(-100% + 7px),-50%)}
.region .pin[data-side=right]{transform:translate(-7px,-50%)}
.region .pin[data-side=top]{flex-direction:column-reverse;transform:translate(-50%,calc(-100% + 7px))}
.region .pin[data-side=bottom]{flex-direction:column;transform:translate(-50%,-7px)}
.region .pin:hover .dot,.region .pin:focus-visible .dot{transform:scale(1.35);background:var(--evergreen);box-shadow:0 0 0 2px var(--evergreen)}
.region .pin:hover .dot::after,.region .pin:focus-visible .dot::after{animation:none;opacity:0}
.region .pin:hover .lbl,.region .pin:focus-visible .lbl{background:var(--evergreen);color:var(--cream);border-color:var(--evergreen);box-shadow:0 6px 16px rgba(31,58,46,.25)}
.region .pin:hover .lbl::after,.region .pin:focus-visible .lbl::after{color:var(--bronze-light);transform:translateX(3px)}
.region .pin.current .dot{background:var(--evergreen);box-shadow:0 0 0 2px var(--evergreen);transform:scale(1.35)}
.region .pin.current .dot::after{display:none}
.region .pin.current .lbl{background:var(--bronze);color:var(--cream);border-color:var(--bronze)}
.region .pin.current .lbl::after{content:none}
.region .pin:hover{z-index:5}
@media(prefers-reduced-motion:reduce){.region .pin .dot::after{animation:none;opacity:.5;inset:-6px}}
.region .legend{position:absolute;right:12px;bottom:10px;font-family:var(--display);font-size:1.15rem;color:var(--taupe);pointer-events:none;letter-spacing:.04em}
.region-list{display:none;grid-template-columns:1fr 1fr;gap:6px 18px;margin-top:14px;list-style:none;padding:0}
.region-list a{font-family:var(--display);font-size:1.15rem;text-decoration:none;padding:6px 0;border-bottom:1px solid var(--taupe-light);display:block}
.region-list a.current{color:var(--bronze)}
@media(max-width:700px){.region .pin .lbl{display:none}.region .pin{transform:translate(-50%,-50%)!important;padding:10px}.region .pin .dot{width:12px;height:12px}.region .legend{display:none}.region-list{display:grid}}
.region-wrap{display:grid;gap:8px}

/* long-form article */
.article{display:grid;grid-template-columns:minmax(0,1fr) 300px;gap:clamp(32px,4vw,64px);align-items:start}
@media(max-width:960px){.article{grid-template-columns:1fr}}
.article .main{display:grid;gap:clamp(36px,5vw,56px);min-width:0}
.article .main h2{font-size:clamp(1.7rem,2.8vw,2.3rem);max-width:24ch}
.article .sec{display:grid;gap:16px;padding-block:0}
.article .sec::before{content:"";display:block;width:40px;height:1px;background:var(--bronze)}
.article .sec p{max-width:74ch;color:var(--ink-2)}
.article .sec p a{color:var(--bronze);text-decoration:none;border-bottom:1px solid var(--bronze-light)}
.article .sec p a:hover{color:var(--evergreen);border-bottom-color:var(--evergreen)}
.article .sec .lead{display:grid;gap:4px;padding:16px 0;border-top:1px solid var(--taupe-light)}
.article .sec .lead:last-child{border-bottom:1px solid var(--taupe-light)}
.article .sec .lead b{font-family:var(--display);font-weight:500;font-size:1.3rem;color:var(--ink)}
.article .sec .leads{display:grid;gap:0;margin-top:6px}
.article .figure{display:grid;gap:0}
.rail{position:sticky;top:calc(96px + env(safe-area-inset-top,0px));display:grid;gap:18px}
@media(max-width:960px){.rail{position:static}}
.rail .svc{padding:24px 22px}
.rail .svc h3{font-size:1.3rem}
.rail .mini{display:grid;grid-template-columns:90px 1fr;gap:16px;align-items:center;padding:18px 22px;border:1px solid var(--taupe-light);background:var(--white);border-radius:var(--radius)}
.rail .mini img{max-height:100px;max-width:100%;object-fit:contain}
.rail .mini b{font-family:var(--display);font-weight:500;font-size:1.2rem;display:block}
.rail .mini small{font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-3)}
.rail .links{display:grid;gap:0;border-top:1px solid var(--taupe-light)}
.rail .links a{display:flex;justify-content:space-between;padding:12px 0;border-bottom:1px solid var(--taupe-light);text-decoration:none;font-size:.95rem;color:var(--ink-2)}
.rail .links a::after{content:"→";color:var(--bronze)}
.rail .links a:hover{color:var(--bronze)}
.text-hero{background:var(--evergreen);color:var(--cream);padding-block:clamp(56px,9vw,110px)}
.text-hero .wrap{display:grid;gap:18px;max-width:var(--max)}
.text-hero h1{color:var(--cream);max-width:18ch}
.text-hero .lede{color:#D8DCD5}
.text-hero .eyebrow{color:var(--bronze-light)}
.text-hero .btn.ghost{border-color:var(--cream);color:var(--cream)}
.text-hero .btn.ghost:hover{background:var(--cream);color:var(--evergreen)}
.text-hero .btn.primary{background:var(--bronze);border-color:var(--bronze)}
.text-hero .btn.primary:hover{background:var(--bronze-light);border-color:var(--bronze-light);color:var(--evergreen)}

/* project story pages */
.story-hero{position:relative;min-height:min(70vh,680px);display:grid;align-items:end;color:var(--cream);isolation:isolate}
.story-hero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:-2}
.story-hero::after{content:"";position:absolute;inset:0;z-index:-1;background:linear-gradient(180deg,rgba(22,41,31,.1) 0%,rgba(22,41,31,.5) 50%,rgba(22,41,31,.92) 100%)}
.story-hero .wrap{padding-block:clamp(56px,9vw,120px) clamp(40px,6vw,72px);display:grid;gap:16px;width:100%}
.story-hero h1{color:var(--cream);max-width:16ch;font-style:italic;font-weight:500}
.story-hero .name{font-family:var(--body);font-weight:500;font-size:.8rem;letter-spacing:.18em;text-transform:uppercase;color:var(--bronze-light)}
.story-hero .meta{display:flex;flex-wrap:wrap;gap:8px 22px;font-size:.78rem;letter-spacing:.14em;text-transform:uppercase;color:#C9CEC6}
.story-hero .meta b{color:var(--cream);font-weight:500}
.facts-rail{display:grid;gap:0;border-top:1px solid var(--taupe-light)}
.facts-rail div{display:grid;grid-template-columns:110px 1fr;gap:12px;padding:12px 0;border-bottom:1px solid var(--taupe-light);font-size:.92rem}
.facts-rail dt{font-size:.68rem;letter-spacing:.16em;text-transform:uppercase;color:var(--ink-3);padding-top:4px}
.facts-rail dd{margin:0;color:var(--ink-2)}
.rooms{display:grid;gap:clamp(40px,6vw,72px)}
.room{display:grid;grid-template-columns:7fr 5fr;gap:clamp(22px,4vw,56px);align-items:center}
.room.rev{grid-template-columns:5fr 7fr}
.room.rev .ba-fig{order:2}
.room .txt{display:grid;gap:12px}
.room .txt .eyebrow{color:var(--taupe)}
.room .txt h3{font-size:clamp(1.5rem,2.4vw,2rem)}
.room .txt p{color:var(--ink-2);max-width:48ch}
.room .ba-fig .meta{display:none}
@media(max-width:880px){.room,.room.rev{grid-template-columns:1fr}.room.rev .ba-fig{order:0}}
.room.full{grid-template-columns:1fr}
.room.full .txt{max-width:70ch}
.filters{display:flex;flex-wrap:wrap;gap:10px}
.filters a, .filters button{font:inherit;font-weight:500;font-size:.72rem;letter-spacing:.16em;text-transform:uppercase;padding:10px 16px;border:1px solid var(--taupe);background:transparent;color:var(--ink-2);border-radius:var(--radius);cursor:pointer}
.filters a[aria-pressed=true], .filters button[aria-pressed=true]{background:var(--evergreen);border-color:var(--evergreen);color:var(--cream)}
.filters a:hover, .filters button:hover{border-color:var(--bronze);color:var(--bronze)}
.filters a[aria-pressed=true]:hover, .filters button[aria-pressed=true]:hover{color:var(--cream)}
.card .tagline{font-family:var(--display);font-style:italic;font-size:1.05rem;color:var(--ink-3)}
.who{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(18px,3vw,36px)}
@media(max-width:900px){.who{grid-template-columns:1fr}}
.who .svc h3{font-size:1.5rem}
.who .svc p{color:var(--ink-2);font-size:.98rem}
.who .svc .link{margin-top:6px}
.pull{font-family:var(--display);font-style:italic;font-size:clamp(1.3rem,2.2vw,1.7rem);line-height:1.35;color:var(--evergreen);border-left:3px solid var(--bronze);padding-left:20px;max-width:60ch}

.fgroup{display:grid;gap:10px}
.fgroup .flabel{font-size:.66rem;letter-spacing:.2em;text-transform:uppercase;color:var(--taupe);font-weight:500}
.fbar{display:grid;gap:18px;padding:22px 0;border-top:1px solid var(--taupe-light);border-bottom:1px solid var(--taupe-light)}
.fbar .count{font-family:var(--display);font-size:1.15rem;color:var(--ink-3)}
.rooms-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:clamp(18px,3vw,36px)}
@media(max-width:700px){.rooms-grid{grid-template-columns:1fr}}
.rooms-grid .ba-fig .meta a{text-decoration:none;color:var(--ink-3)}
.rooms-grid .ba-fig .meta a:hover{color:var(--bronze)}
.empty{padding:40px 0;color:var(--ink-3);font-family:var(--display);font-size:1.3rem}

/* footer */
footer{background:var(--evergreen-deep);color:#C9CEC6;padding-block:56px 32px;font-size:.92rem}
footer .cols{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:36px}
@media(max-width:900px){footer .cols{grid-template-columns:1fr 1fr}}
@media(max-width:560px){footer .cols{grid-template-columns:1fr}}
footer h4{font-family:var(--body);font-size:.7rem;letter-spacing:.2em;text-transform:uppercase;color:var(--bronze-light);font-weight:500;margin-bottom:14px}
footer a{color:#E4E7E1;text-decoration:none}
footer a:hover{color:var(--bronze-light)}
footer ul{list-style:none;margin:0;padding:0;display:grid;gap:8px}
footer .logo{width:220px;margin-bottom:16px}
footer .legal{margin-top:40px;padding-top:20px;border-top:1px solid rgba(255,255,255,.12);display:grid;gap:10px;font-size:.78rem;color:#9AA39B}
.reveal{animation:rise .7s ease both}
@keyframes rise{from{opacity:.001;transform:translateY(10px)}to{opacity:1;transform:none}}
@media(prefers-reduced-motion:reduce){.reveal{animation:none}html{scroll-behavior:auto}.card .media img{transition:none}}
.copybtn{font:inherit;font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;background:none;border:1px solid var(--taupe);color:var(--ink-2);padding:6px 10px;cursor:pointer;border-radius:var(--radius)}
.copybtn:hover{border-color:var(--bronze);color:var(--bronze)}
.contact-big{font-family:var(--display);font-size:clamp(1.8rem,3.5vw,2.6rem);text-decoration:none;color:var(--evergreen)}
.filters a{text-decoration:none;display:inline-block}
.filters a[aria-disabled=true]{opacity:.38;pointer-events:none}
.form .err{color:#8A4B2A;font-size:.9rem}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}