/* =================================================================
   THE SONDERMAN GROUP — Design System
   A premium, institutional design system for a real estate
   development & investment platform.
   Sections: 1 Tokens · 2 Reset/Base · 3 Typography · 4 Layout
   5 Buttons · 6 Header/Nav · 7 Footer · 8 Hero · 9 Cards
   10 Badges · 11 Filters · 12 Forms · 13 CTA bands · 14 Misc
   15 Responsive
   ================================================================= */

/* ---------- 1. DESIGN TOKENS ---------- */
:root {
  /* Brand palette */
  --ink:          #1B2A3A;   /* deep navy — primary dark (SG logo) */
  --ink-deep:     #15212E;   /* darker navy — footer */
  --ink-soft:     #24364a;   /* lifted navy — cards on dark */
  --charcoal:     #2A2926;   /* warm charcoal */
  --cream:        #F6F1E6;   /* warm cream — primary light bg */
  --cream-soft:   #FBF8F0;   /* lighter cream */
  --paper:        #FFFFFF;
  --green:        #2C4A3B;   /* deep evergreen accent */
  --green-deep:   #21392E;
  --gold:         #A9854A;   /* muted brass — accent */
  --gold-bright:  #C09A56;   /* brighter brass — hovers/funding */
  --gold-soft:    #BFA877;
  --silver:       #C9CDD3;

  /* Text */
  --text:         #33312C;   /* body on light */
  --text-soft:    #615D55;   /* muted on light */
  --text-faint:   #8A857A;
  --text-light:   #ECE8DD;   /* body on dark */
  --text-light-soft: #A6AEB8;/* muted on dark */

  /* Lines & surfaces */
  --line:         #E4DCC9;   /* hairline on light */
  --line-soft:    #EEE7D6;
  --line-dark:    rgba(255,255,255,0.13);

  /* Typography */
  --font-display: 'Cormorant Garamond', Georgia, 'Times New Roman', serif;
  --font-body:    'Jost', -apple-system, BlinkMacSystemFont, 'Segoe UI', Roboto, sans-serif;

  /* Structure */
  --container:    1240px;
  --container-narrow: 880px;
  --radius:       3px;
  --radius-lg:    6px;
  --shadow-sm:    0 1px 3px rgba(21,33,46,0.08);
  --shadow:       0 14px 40px -18px rgba(21,33,46,0.30);
  --shadow-lg:    0 30px 70px -28px rgba(21,33,46,0.45);
  --ease:         cubic-bezier(0.22, 0.61, 0.36, 1);
  --header-h:     76px;
}

/* ---------- 2. RESET / BASE ---------- */
*, *::before, *::after { box-sizing: border-box; margin: 0; padding: 0; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  font-family: var(--font-body);
  font-size: 17px;
  line-height: 1.7;
  color: var(--text);
  background: var(--cream);
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  overflow-x: hidden;
}
img, svg { max-width: 100%; display: block; }
a { color: inherit; text-decoration: none; transition: color .25s var(--ease); }
ul { list-style: none; }
button { font-family: inherit; cursor: pointer; border: none; background: none; }
:focus-visible { outline: 2px solid var(--gold); outline-offset: 3px; }
::selection { background: var(--gold); color: #fff; }

/* ---------- 3. TYPOGRAPHY ---------- */
h1, h2, h3, h4, h5 {
  font-family: var(--font-display);
  font-weight: 600;
  line-height: 1.12;
  color: var(--ink);
  letter-spacing: -0.01em;
}
h1 { font-size: clamp(2.6rem, 5.2vw, 4.4rem); }
h2 { font-size: clamp(2rem, 3.6vw, 3rem); }
h3 { font-size: clamp(1.5rem, 2.4vw, 2rem); }
h4 { font-size: 1.32rem; }
h5 { font-size: 1.08rem; }
p  { margin-bottom: 1.05rem; }
p:last-child { margin-bottom: 0; }
strong { font-weight: 600; color: var(--ink); }
em { font-style: italic; }

.eyebrow {
  font-family: var(--font-body);
  font-size: 0.74rem;
  font-weight: 600;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--gold);
  display: inline-flex;
  align-items: center;
  gap: 0.6rem;
  margin-bottom: 1.1rem;
}
.eyebrow::before {
  content: ""; width: 28px; height: 1px; background: var(--gold); display: inline-block;
}
.eyebrow.is-centered { justify-content: center; }
.eyebrow.is-centered::after {
  content: ""; width: 28px; height: 1px; background: var(--gold); display: inline-block;
}

.lead {
  font-size: 1.2rem;
  line-height: 1.62;
  color: var(--text-soft);
}
.display-quote {
  font-family: var(--font-display);
  font-size: clamp(1.7rem, 3vw, 2.5rem);
  line-height: 1.32;
  font-weight: 500;
  color: var(--ink);
}
.text-gold { color: var(--gold); }
.serif-accent { font-family: var(--font-display); font-style: italic; }

/* ---------- 4. LAYOUT ---------- */
.container { width: 100%; max-width: var(--container); margin: 0 auto; padding: 0 32px; }
.container--narrow { max-width: var(--container-narrow); }
section { position: relative; }
.section { padding: 96px 0; }
.section--sm { padding: 64px 0; }
.section--lg { padding: 124px 0; }
.section--cream { background: var(--cream); }
.section--soft  { background: var(--cream-soft); }
.section--paper { background: var(--paper); }
.section--ink   { background: var(--ink); color: var(--text-light); }
.section--ink h1,.section--ink h2,.section--ink h3,.section--ink h4 { color: var(--cream-soft); }
.section--green { background: var(--green-deep); color: var(--text-light); }
.section--green h1,.section--green h2,.section--green h3 { color: var(--cream-soft); }

.section-head { max-width: 720px; margin-bottom: 56px; }
.section-head.is-centered { margin-left: auto; margin-right: auto; text-align: center; }
.section-head p { color: var(--text-soft); font-size: 1.12rem; margin-top: 1rem; }
.section--ink .section-head p, .section--green .section-head p { color: var(--text-light-soft); }

.grid { display: grid; gap: 28px; }
.grid-2 { grid-template-columns: repeat(2, 1fr); }
.grid-3 { grid-template-columns: repeat(3, 1fr); }
.grid-4 { grid-template-columns: repeat(4, 1fr); }
.split {
  display: grid; grid-template-columns: 1fr 1fr; gap: 64px; align-items: center;
}
.split--wide-left { grid-template-columns: 1.15fr 0.85fr; }
.rule { height: 1px; background: var(--line); border: 0; margin: 0; }
.divider-mark {
  display: flex; align-items: center; gap: 14px; color: var(--gold); margin: 0 auto;
}
.divider-mark::before, .divider-mark::after {
  content: ""; height: 1px; width: 48px; background: var(--gold); opacity: .5;
}
.divider-mark span { width: 6px; height: 6px; background: var(--gold); transform: rotate(45deg); }

/* ---------- 5. BUTTONS ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: 0.6rem;
  font-family: var(--font-body); font-size: 0.82rem; font-weight: 600;
  letter-spacing: 0.13em; text-transform: uppercase;
  padding: 16px 30px; border-radius: var(--radius);
  transition: all .28s var(--ease); cursor: pointer; text-align: center;
  border: 1px solid transparent; white-space: nowrap;
}
.btn svg { width: 15px; height: 15px; }
.btn--primary { background: var(--gold); color: #fff; }
.btn--primary:hover { background: var(--ink); color: #fff; }
.btn--dark { background: var(--ink); color: var(--cream-soft); }
.btn--dark:hover { background: var(--gold); color: #fff; }
.btn--outline { background: transparent; border-color: var(--ink); color: var(--ink); }
.btn--outline:hover { background: var(--ink); color: var(--cream-soft); }
.btn--light { background: var(--cream-soft); color: var(--ink); }
.btn--light:hover { background: var(--gold); color: #fff; }
.btn--outline-light { background: transparent; border-color: rgba(255,255,255,0.4); color: var(--cream-soft); }
.btn--outline-light:hover { background: var(--cream-soft); color: var(--ink); border-color: var(--cream-soft); }
.btn--ghost { padding-left: 0; padding-right: 0; color: var(--ink); letter-spacing: .12em; }
.btn--ghost .arrow { transition: transform .28s var(--ease); }
.btn--ghost:hover { color: var(--gold); }
.btn--ghost:hover .arrow { transform: translateX(5px); }
.btn--lg { padding: 19px 38px; font-size: 0.86rem; }
.btn--sm { padding: 11px 20px; font-size: 0.72rem; }
.btn--block { display: flex; width: 100%; }
.btn-row { display: flex; gap: 16px; flex-wrap: wrap; }
.btn-row.is-centered { justify-content: center; }

/* text link with arrow */
.link-arrow {
  display: inline-flex; align-items: center; gap: 0.5rem;
  font-size: 0.8rem; font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase;
  color: var(--gold);
}
.link-arrow .arrow { transition: transform .28s var(--ease); }
.link-arrow:hover { color: var(--ink); }
.link-arrow:hover .arrow { transform: translateX(5px); }
.section--ink .link-arrow:hover, .section--green .link-arrow:hover { color: var(--cream-soft); }

/* ---------- 6. HEADER / NAV ---------- */
.site-header {
  position: sticky; top: 0; z-index: 200;
  background: var(--ink);
  border-bottom: 1px solid var(--line-dark);
  transition: box-shadow .3s var(--ease);
}
.site-header.is-scrolled { box-shadow: 0 8px 30px -12px rgba(0,0,0,0.55); }
.nav {
  display: flex; align-items: center; justify-content: space-between;
  height: var(--header-h);
}
.brand { display: flex; align-items: center; gap: 14px; }
.brand-mark { height: 42px; width: auto; }
.brand-word-img { height: 26px; width: auto; display: block; }
.brand-word { display: flex; flex-direction: column; line-height: 1; }
.brand-name {
  font-family: var(--font-display); font-size: 1.34rem; font-weight: 600;
  letter-spacing: 0.14em; text-transform: uppercase; color: var(--cream-soft);
}
.brand-sub {
  font-family: var(--font-body); font-size: 0.56rem; font-weight: 500;
  letter-spacing: 0.42em; text-transform: uppercase; color: var(--gold);
  margin-top: 4px; padding-left: 0.16em;
}
.nav-links { display: flex; align-items: center; gap: 4px; }
.nav-links > a, .nav-item > a {
  display: inline-flex; align-items: center; gap: 5px;
  padding: 10px 14px; font-size: 0.78rem; font-weight: 500;
  letter-spacing: 0.06em; color: var(--text-light-soft);
  position: relative;
}
.nav-links > a:hover, .nav-item > a:hover,
.nav-links > a.is-active, .nav-item.is-active > a { color: var(--cream-soft); }
.nav-links > a.is-active::after, .nav-item.is-active > a::after {
  content: ""; position: absolute; left: 14px; right: 14px; bottom: 2px;
  height: 1px; background: var(--gold);
}
.nav-cta {
  margin-left: 10px; background: var(--gold); color: #fff !important;
  border-radius: var(--radius); padding: 11px 22px !important;
  font-weight: 600 !important; letter-spacing: 0.1em !important;
  text-transform: uppercase; font-size: 0.74rem !important;
}
.nav-cta:hover { background: var(--cream-soft); color: var(--ink) !important; }

/* dropdown */
.nav-item { position: relative; }
.nav-item > a .caret { width: 9px; height: 9px; transition: transform .25s var(--ease); }
.nav-item:hover > a .caret { transform: rotate(180deg); }
.nav-sub {
  position: absolute; top: calc(100% + 4px); left: 0; min-width: 210px;
  background: var(--cream-soft); border: 1px solid var(--line);
  border-radius: var(--radius); box-shadow: var(--shadow);
  padding: 8px; opacity: 0; visibility: hidden; transform: translateY(8px);
  transition: all .24s var(--ease);
}
.nav-item:hover .nav-sub { opacity: 1; visibility: visible; transform: translateY(0); }
.nav-sub a {
  display: block; padding: 9px 14px; font-size: 0.82rem; color: var(--text);
  border-radius: var(--radius);
}
.nav-sub a:hover { background: var(--cream); color: var(--gold); }

.nav-toggle {
  display: none; width: 44px; height: 44px; flex-direction: column;
  justify-content: center; align-items: center; gap: 5px;
}
.nav-toggle span {
  width: 22px; height: 1.6px; background: var(--cream-soft);
  transition: all .3s var(--ease);
}
.nav-toggle.is-open span:nth-child(1) { transform: translateY(6.6px) rotate(45deg); }
.nav-toggle.is-open span:nth-child(2) { opacity: 0; }
.nav-toggle.is-open span:nth-child(3) { transform: translateY(-6.6px) rotate(-45deg); }

/* ---------- 7. FOOTER ---------- */
.site-footer { background: var(--ink-deep); color: var(--text-light-soft); }
.footer-top { padding: 80px 0 56px; }
.footer-grid {
  display: grid; grid-template-columns: 1.6fr 1fr 1fr 1.3fr; gap: 48px;
}
.footer-brand .brand { margin-bottom: 20px; }
.footer-brand p { font-size: 0.95rem; line-height: 1.7; max-width: 320px; }
.footer-col h5 {
  color: var(--cream-soft); font-family: var(--font-body); font-size: 0.74rem;
  font-weight: 600; letter-spacing: 0.16em; text-transform: uppercase;
  margin-bottom: 20px;
}
.footer-col ul li { margin-bottom: 11px; }
.footer-col ul a { font-size: 0.92rem; color: var(--text-light-soft); }
.footer-col ul a:hover { color: var(--gold); }
.footer-news p { font-size: 0.92rem; margin-bottom: 16px; }
.footer-news .field-row { display: flex; gap: 8px; }
.footer-news input {
  flex: 1; min-width: 0; padding: 12px 14px; font-size: 0.85rem;
  background: rgba(255,255,255,0.06); border: 1px solid var(--line-dark);
  color: var(--cream-soft); border-radius: var(--radius);
}
.footer-news input::placeholder { color: var(--text-light-soft); }
.footer-news button { padding: 12px 16px; }
.footer-affil { display: flex; flex-wrap: wrap; gap: 8px 18px; margin-top: 18px; }
.footer-affil a {
  font-size: 0.78rem; letter-spacing: 0.04em; color: var(--text-light-soft);
  border-bottom: 1px solid var(--line-dark); padding-bottom: 2px;
}
.footer-affil a:hover { color: var(--gold); border-color: var(--gold); }
.footer-bottom {
  border-top: 1px solid var(--line-dark); padding: 24px 0;
  display: flex; justify-content: space-between; align-items: center; gap: 18px;
  flex-wrap: wrap;
}
.footer-bottom p { font-size: 0.8rem; margin: 0; }
.footer-bottom .legal-links { display: flex; gap: 22px; }
.footer-bottom .legal-links a { font-size: 0.8rem; }
.footer-bottom .legal-links a:hover { color: var(--gold); }

/* ---------- 8. HERO ---------- */
.hero {
  position: relative; background: var(--ink); color: var(--text-light);
  overflow: hidden;
}
.hero-bg {
  position: absolute; inset: 0; z-index: 0;
  background:
    radial-gradient(ellipse at 75% 15%, rgba(169,133,74,0.16), transparent 55%),
    linear-gradient(180deg, #1B2A3A 0%, #15212E 100%);
}
.hero-arch {
  position: absolute; left: 0; right: 0; bottom: 0; height: 70%;
  background: url('../img/arch-hero.svg') no-repeat bottom center;
  background-size: cover; opacity: 0.55; z-index: 1;
}
.hero-inner { position: relative; z-index: 2; }

/* Home hero */
.hero--home { padding: 132px 0 124px; }
.hero--home h1 { color: var(--cream-soft); max-width: 16ch; }
.hero--home .hero-lead {
  font-size: 1.22rem; color: var(--text-light); max-width: 56ch; margin-top: 1.5rem;
  line-height: 1.62;
}
.hero--home .btn-row { margin-top: 2.4rem; }
.hero-meta {
  display: flex; gap: 44px; margin-top: 3.2rem; padding-top: 2.2rem;
  border-top: 1px solid var(--line-dark); flex-wrap: wrap;
}
.hero-meta .stat-num {
  font-family: var(--font-display); font-size: 2.5rem; font-weight: 600;
  color: var(--gold); line-height: 1;
}
.hero-meta .stat-label {
  font-size: 0.76rem; letter-spacing: 0.13em; text-transform: uppercase;
  color: var(--text-light-soft); margin-top: 8px;
}

/* Interior page hero */
.page-hero { position: relative; background: var(--ink); color: var(--text-light); overflow: hidden; }
.page-hero .hero-bg { background:
  radial-gradient(ellipse at 80% 0%, rgba(169,133,74,0.14), transparent 60%),
  linear-gradient(180deg, #1B2A3A 0%, #15212E 100%); }
.page-hero-inner { position: relative; z-index: 2; padding: 96px 0 84px; max-width: 760px; }
.page-hero h1 { color: var(--cream-soft); }
.page-hero p { color: var(--text-light); font-size: 1.16rem; margin-top: 1.2rem; max-width: 60ch; }
.breadcrumbs {
  display: flex; gap: 8px; align-items: center; font-size: 0.78rem;
  letter-spacing: 0.06em; color: var(--text-light-soft); margin-bottom: 1.6rem;
}
.breadcrumbs a:hover { color: var(--gold); }
.breadcrumbs .sep { opacity: 0.5; }

/* ---------- 9. CARDS ---------- */
/* media placeholder — used until real photography/renderings are added */
.media-ph {
  position: relative; aspect-ratio: 16/10; overflow: hidden;
  display: flex; flex-direction: column; align-items: center; justify-content: center;
  background: linear-gradient(150deg, var(--ink) 0%, var(--ink-deep) 100%);
}
.media-ph::after {
  content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 78%;
  background: url('../img/arch-hero.svg') no-repeat bottom center;
  background-size: cover; opacity: 0.4;
}
.media-ph--green  { background: linear-gradient(150deg, var(--green) 0%, var(--green-deep) 100%); }
.media-ph--gold   { background: linear-gradient(150deg, #8a6c3c 0%, #6f5630 100%); }
.media-ph--cream  { background: linear-gradient(150deg, #d9cfb6 0%, #c4b896 100%); }
.media-ph--charcoal { background: linear-gradient(150deg, #3a3935 0%, #26251f 100%); }
.media-ph .ph-mono {
  position: relative; z-index: 1;
  font-family: var(--font-display); font-size: 3.4rem; font-weight: 600;
  color: rgba(255,255,255,0.92);
}
.media-ph--cream .ph-mono { color: rgba(40,30,15,0.55); }
.media-ph .ph-caption {
  position: relative; z-index: 1; margin-top: 6px;
  font-size: 0.64rem; letter-spacing: 0.2em; text-transform: uppercase;
  color: rgba(255,255,255,0.6);
}
.media-ph--cream .ph-caption { color: rgba(40,30,15,0.5); }
.media-ph img { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: 3; }

/* Project card */
.project-card {
  background: var(--paper); border: 1px solid var(--line);
  border-radius: var(--radius-lg); overflow: hidden;
  display: flex; flex-direction: column;
  transition: transform .35s var(--ease), box-shadow .35s var(--ease);
}
.project-card:hover { transform: translateY(-6px); box-shadow: var(--shadow); }
.project-card .card-media { position: relative; }
.project-card .card-media .badge { position: absolute; top: 14px; left: 14px; z-index: 2; }
.project-card .card-body { padding: 26px 26px 28px; display: flex; flex-direction: column; flex: 1; }
.project-card .card-loc {
  font-size: 0.74rem; letter-spacing: 0.13em; text-transform: uppercase;
  color: var(--gold); margin-bottom: 9px; display: flex; gap: 8px; align-items: center;
}
.project-card h3 { font-size: 1.5rem; margin-bottom: 6px; }
.project-card .card-type { font-size: 0.88rem; color: var(--text-faint); margin-bottom: 14px; }
.project-card .card-desc { font-size: 0.96rem; color: var(--text-soft); margin-bottom: 20px; }
.card-specs {
  display: flex; gap: 22px; flex-wrap: wrap; padding-top: 16px;
  border-top: 1px solid var(--line-soft); margin-top: auto;
}
.card-spec .spec-label {
  font-size: 0.64rem; letter-spacing: 0.13em; text-transform: uppercase;
  color: var(--text-faint);
}
.card-spec .spec-val {
  font-family: var(--font-display); font-size: 1.18rem; font-weight: 600;
  color: var(--ink);
}
.project-card .card-foot { margin-top: 20px; }

/* Opportunity (investment) card */
.opp-card {
  background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius-lg);
  padding: 30px; display: flex; flex-direction: column;
  transition: transform .35s var(--ease), box-shadow .35s var(--ease);
}
.opp-card:hover { transform: translateY(-5px); box-shadow: var(--shadow); }
.opp-card.is-funding { border-color: var(--gold); border-width: 1.5px; }
.opp-head { display: flex; justify-content: space-between; align-items: flex-start; gap: 14px; margin-bottom: 6px; }
.opp-card h3 { font-size: 1.5rem; }
.opp-card .opp-loc {
  font-size: 0.74rem; letter-spacing: 0.12em; text-transform: uppercase;
  color: var(--gold); margin-bottom: 16px;
}
.opp-card .opp-desc { font-size: 0.95rem; color: var(--text-soft); margin-bottom: 20px; }
.opp-metrics {
  display: grid; grid-template-columns: 1fr 1fr; gap: 1px;
  background: var(--line-soft); border: 1px solid var(--line-soft);
  border-radius: var(--radius); overflow: hidden; margin-bottom: 22px;
}
.opp-metric { background: var(--cream-soft); padding: 14px 16px; }
.opp-metric .m-label {
  font-size: 0.62rem; letter-spacing: 0.12em; text-transform: uppercase; color: var(--text-faint);
}
.opp-metric .m-val {
  font-family: var(--font-display); font-size: 1.22rem; font-weight: 600; color: var(--ink);
  margin-top: 2px;
}
.opp-card .card-foot { margin-top: auto; }

/* Space (leasing) card */
.space-card {
  background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius-lg);
  overflow: hidden; transition: transform .3s var(--ease), box-shadow .3s var(--ease);
}
.space-card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.space-card .card-media { position: relative; }
.space-card .card-media .badge { position: absolute; top: 12px; left: 12px; }
.space-card .space-body { padding: 22px 24px 24px; }
.space-card .space-project {
  font-size: 0.72rem; letter-spacing: 0.13em; text-transform: uppercase; color: var(--gold);
  margin-bottom: 7px;
}
.space-card h4 { font-size: 1.28rem; margin-bottom: 12px; }
.space-card .space-meta {
  display: flex; gap: 18px; flex-wrap: wrap; margin-bottom: 14px;
  font-size: 0.84rem; color: var(--text-soft);
}
.space-card .space-meta span { display: flex; align-items: center; gap: 6px; }
.space-card .space-desc { font-size: 0.9rem; color: var(--text-soft); margin-bottom: 16px; }

/* News card */
.news-card {
  background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius-lg);
  overflow: hidden; display: flex; flex-direction: column;
  transition: transform .3s var(--ease), box-shadow .3s var(--ease);
}
.news-card:hover { transform: translateY(-5px); box-shadow: var(--shadow); }
.news-card .card-media { position: relative; }
.news-card .media-ph { aspect-ratio: 16/9; }
.news-card .news-body { padding: 24px 26px 26px; display: flex; flex-direction: column; flex: 1; }
.news-meta {
  display: flex; gap: 12px; align-items: center; margin-bottom: 12px;
  font-size: 0.72rem; letter-spacing: 0.08em; text-transform: uppercase; color: var(--text-faint);
}
.news-meta .news-cat { color: var(--gold); font-weight: 600; }
.news-card h3 { font-size: 1.4rem; margin-bottom: 10px; }
.news-card .news-excerpt { font-size: 0.94rem; color: var(--text-soft); margin-bottom: 18px; }
.news-card .news-foot { margin-top: auto; }

.news-row {
  display: grid; grid-template-columns: 230px 1fr; gap: 28px; align-items: center;
  padding: 26px 0; border-bottom: 1px solid var(--line);
}
.news-row:first-child { border-top: 1px solid var(--line); }
.news-row .card-media { aspect-ratio: 16/10; border-radius: var(--radius); }
.news-row h3 { font-size: 1.45rem; margin: 8px 0 8px; }
.news-row p { font-size: 0.96rem; color: var(--text-soft); margin-bottom: 12px; }

/* Value / feature card */
.value-card {
  background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius-lg);
  padding: 34px 30px; transition: transform .3s var(--ease), box-shadow .3s var(--ease);
}
.value-card:hover { transform: translateY(-4px); box-shadow: var(--shadow); }
.section--ink .value-card, .section--green .value-card {
  background: var(--ink-soft); border-color: var(--line-dark);
}
.section--ink .value-card h4, .section--green .value-card h4 { color: var(--cream-soft); }
.value-icon {
  width: 52px; height: 52px; border-radius: var(--radius);
  background: var(--cream); border: 1px solid var(--line);
  display: flex; align-items: center; justify-content: center; margin-bottom: 20px;
  color: var(--gold);
}
.section--ink .value-icon, .section--green .value-icon {
  background: rgba(169,133,74,0.12); border-color: rgba(169,133,74,0.3);
}
.value-icon svg { width: 24px; height: 24px; }
.value-card h4 { margin-bottom: 10px; }
.value-card p { font-size: 0.96rem; color: var(--text-soft); }
.section--ink .value-card p, .section--green .value-card p { color: var(--text-light-soft); }
.value-num {
  font-family: var(--font-display); font-size: 1.5rem; color: var(--gold);
  font-weight: 600; margin-bottom: 14px;
}

/* Stat block */
.stat-grid { display: grid; grid-template-columns: repeat(4, 1fr); gap: 1px; background: var(--line); }
.stat-cell { background: var(--cream-soft); padding: 36px 28px; text-align: center; }
.section--ink .stat-grid { background: var(--line-dark); }
.section--ink .stat-cell { background: var(--ink); }
.stat-cell .stat-num {
  font-family: var(--font-display); font-size: 3rem; font-weight: 600;
  color: var(--gold); line-height: 1;
}
.stat-cell .stat-label {
  font-size: 0.78rem; letter-spacing: 0.12em; text-transform: uppercase;
  color: var(--text-soft); margin-top: 10px;
}
.section--ink .stat-cell .stat-label { color: var(--text-light-soft); }

/* Feature media block (split with placeholder) */
.feature-media { border-radius: var(--radius-lg); overflow: hidden; }
.feature-media .media-ph { aspect-ratio: 4/3; }

/* founder / executive bio layout */
.bio-layout { display: grid; grid-template-columns: 340px 1fr; gap: 52px; align-items: start; }
.bio-layout .feature-media .media-ph { aspect-ratio: 4/5; }
.bio-layout .bio-role {
  font-size: 0.82rem; color: var(--gold); letter-spacing: 0.14em;
  text-transform: uppercase; margin-bottom: 20px;
}
.bio-layout p { color: var(--text-soft); }
@media (max-width: 760px) { .bio-layout { grid-template-columns: 1fr; gap: 28px; } }

/* building component cards (e.g. "On the Square") use a taller 4:3 frame */
.components-grid .media-ph { aspect-ratio: 4/3; }

/* ---------- 10. BADGES / PILLS ---------- */
.badge {
  display: inline-flex; align-items: center; gap: 6px;
  font-size: 0.66rem; font-weight: 600; letter-spacing: 0.12em; text-transform: uppercase;
  padding: 6px 12px; border-radius: 2px; background: var(--ink); color: #fff;
}
.badge::before { content: ""; width: 6px; height: 6px; border-radius: 50%; background: currentColor; }
.badge--completed { background: var(--green); color: #fff; }
.badge--active    { background: var(--gold); color: #fff; }
.badge--pipeline  { background: var(--ink); color: var(--cream-soft); }
.badge--funding   { background: var(--gold-bright); color: #fff; }
.badge--available { background: var(--green); color: #fff; }
.badge--leasing   { background: var(--gold); color: #fff; }
.badge--leased    { background: #8A857A; color: #fff; }
.badge.is-plain::before { display: none; }

.pill {
  display: inline-flex; align-items: center; gap: 6px;
  font-size: 0.78rem; padding: 7px 14px; border-radius: 100px;
  background: var(--cream); border: 1px solid var(--line); color: var(--text-soft);
}
.pill-row { display: flex; flex-wrap: wrap; gap: 9px; }

.tag {
  font-size: 0.72rem; letter-spacing: 0.06em; padding: 5px 11px;
  background: rgba(169,133,74,0.1); color: var(--gold); border-radius: 2px;
  display: inline-block;
}

/* ---------- 11. FILTERS ---------- */
.filter-bar {
  display: flex; align-items: center; gap: 10px; flex-wrap: wrap;
  padding: 18px 0 6px; margin-bottom: 36px; border-bottom: 1px solid var(--line);
}
.filter-bar .filter-label {
  font-size: 0.72rem; letter-spacing: 0.13em; text-transform: uppercase;
  color: var(--text-faint); margin-right: 6px;
}
.filter-btn {
  font-size: 0.8rem; font-weight: 500; padding: 9px 17px; border-radius: 100px;
  border: 1px solid var(--line); color: var(--text-soft); background: transparent;
  transition: all .25s var(--ease);
}
.filter-btn:hover { border-color: var(--gold); color: var(--gold); }
.filter-btn.is-active { background: var(--ink); border-color: var(--ink); color: var(--cream-soft); }
.filter-count { color: var(--text-faint); font-size: 0.85rem; margin-left: auto; }
.empty-state {
  text-align: center; padding: 70px 20px; color: var(--text-faint);
  border: 1px dashed var(--line); border-radius: var(--radius-lg);
}

/* ---------- 12. FORMS ---------- */
.form-card {
  background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius-lg);
  padding: 44px;
}
.form-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 20px; }
.field { display: flex; flex-direction: column; gap: 7px; margin-bottom: 4px; }
.field.is-full { grid-column: 1 / -1; }
.field label {
  font-size: 0.76rem; font-weight: 600; letter-spacing: 0.08em; text-transform: uppercase;
  color: var(--ink);
}
.field label .req { color: var(--gold); }
.field input, .field select, .field textarea {
  font-family: var(--font-body); font-size: 0.96rem; color: var(--text);
  padding: 13px 15px; border: 1px solid var(--line); border-radius: var(--radius);
  background: var(--cream-soft); transition: border-color .2s var(--ease), box-shadow .2s var(--ease);
  width: 100%;
}
.field input:focus, .field select:focus, .field textarea:focus {
  outline: none; border-color: var(--gold);
  box-shadow: 0 0 0 3px rgba(169,133,74,0.13);
}
.field textarea { resize: vertical; min-height: 130px; }
.field select { appearance: none;
  background-image: url("data:image/svg+xml,%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' stroke='%23A9854A' stroke-width='1.6' fill='none'/%3E%3C/svg%3E");
  background-repeat: no-repeat; background-position: right 15px center; padding-right: 38px;
}
.field .hint { font-size: 0.78rem; color: var(--text-faint); }
.field-note {
  font-size: 0.82rem; color: var(--text-faint); margin-top: 4px;
  display: flex; gap: 8px; align-items: flex-start;
}
.check-row { display: flex; gap: 10px; align-items: flex-start; }
.check-row input { width: auto; margin-top: 4px; }
.check-row label { text-transform: none; letter-spacing: 0; font-weight: 400;
  font-size: 0.88rem; color: var(--text-soft); }
.form-foot {
  margin-top: 24px; display: flex; align-items: center; gap: 18px; flex-wrap: wrap;
}
.form-disclaimer {
  font-size: 0.8rem; color: var(--text-faint); line-height: 1.6;
}
.form-success {
  display: none; padding: 18px 20px; border-radius: var(--radius);
  background: rgba(44,74,59,0.08); border: 1px solid rgba(44,74,59,0.25);
  color: var(--green); font-size: 0.92rem; margin-bottom: 20px;
}
.form-success.is-visible { display: block; }

/* ---------- 13. CTA BANDS ---------- */
.cta-band {
  background: var(--ink); color: var(--text-light); border-radius: var(--radius-lg);
  padding: 64px 56px; position: relative; overflow: hidden;
}
.cta-band--green { background: var(--green-deep); }
.cta-band .cta-inner { position: relative; z-index: 2; max-width: 600px; }
.cta-band h2 { color: var(--cream-soft); }
.cta-band p { color: var(--text-light-soft); margin-top: 0.8rem; font-size: 1.06rem; }
.cta-band .btn-row { margin-top: 1.8rem; }
.cta-band .cta-arch {
  position: absolute; right: -40px; bottom: -30px; width: 50%; opacity: 0.3; z-index: 1;
}
.cta-split { display: grid; grid-template-columns: repeat(3,1fr); gap: 24px; }
.cta-tile {
  background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius-lg);
  padding: 38px 32px; display: flex; flex-direction: column;
  transition: transform .3s var(--ease), box-shadow .3s var(--ease);
}
.cta-tile:hover { transform: translateY(-5px); box-shadow: var(--shadow); }
.cta-tile .value-icon { margin-bottom: 22px; }
.cta-tile h3 { font-size: 1.45rem; margin-bottom: 10px; }
.cta-tile p { font-size: 0.95rem; color: var(--text-soft); margin-bottom: 22px; }
.cta-tile .link-arrow { margin-top: auto; }

/* ---------- 14. MISC ---------- */
.accordion-item { border-bottom: 1px solid var(--line); }
.accordion-item:first-child { border-top: 1px solid var(--line); }
.accordion-head {
  width: 100%; display: flex; justify-content: space-between; align-items: center;
  gap: 20px; padding: 24px 4px; text-align: left;
}
.accordion-head h4 { font-size: 1.2rem; transition: color .2s var(--ease); }
.accordion-head:hover h4 { color: var(--gold); }
.accordion-head .acc-icon {
  flex-shrink: 0; width: 30px; height: 30px; border: 1px solid var(--line);
  border-radius: 50%; position: relative; transition: all .25s var(--ease);
}
.accordion-head .acc-icon::before, .accordion-head .acc-icon::after {
  content: ""; position: absolute; background: var(--gold);
  top: 50%; left: 50%; transform: translate(-50%,-50%);
}
.accordion-head .acc-icon::before { width: 11px; height: 1.6px; }
.accordion-head .acc-icon::after  { width: 1.6px; height: 11px; transition: opacity .25s var(--ease); }
.accordion-item.is-open .acc-icon { background: var(--ink); border-color: var(--ink); }
.accordion-item.is-open .acc-icon::before,
.accordion-item.is-open .acc-icon::after { background: var(--cream-soft); }
.accordion-item.is-open .acc-icon::after { opacity: 0; }
.accordion-body { max-height: 0; overflow: hidden; transition: max-height .35s var(--ease); }
.accordion-body-inner { padding: 0 4px 26px; color: var(--text-soft); }

/* data table */
.data-table { width: 100%; border-collapse: collapse; }
.data-table th {
  text-align: left; font-family: var(--font-body); font-size: 0.72rem;
  font-weight: 600; letter-spacing: 0.1em; text-transform: uppercase;
  color: var(--text-faint); padding: 14px 16px; border-bottom: 2px solid var(--line);
}
.data-table td {
  padding: 17px 16px; border-bottom: 1px solid var(--line-soft); font-size: 0.94rem;
  color: var(--text-soft);
}
.data-table tr:hover td { background: var(--cream-soft); }
.data-table td strong { color: var(--ink); }

/* before / after */
.ba-grid { display: grid; grid-template-columns: 1fr 1fr; gap: 28px; }
.ba-col { background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius-lg); overflow: hidden; }
.ba-col .ba-tag {
  font-size: 0.7rem; letter-spacing: 0.16em; text-transform: uppercase; font-weight: 600;
  padding: 14px 22px; border-bottom: 1px solid var(--line);
}
.ba-col.is-before .ba-tag { color: var(--text-faint); }
.ba-col.is-after .ba-tag { color: var(--gold); }
.ba-col .ba-body { padding: 22px 22px 26px; }
.ba-col .ba-body p { font-size: 0.96rem; color: var(--text-soft); }

/* gallery */
.gallery-grid { display: grid; grid-template-columns: repeat(3,1fr); gap: 16px; }
.gallery-grid .media-ph { aspect-ratio: 4/3; border-radius: var(--radius); }
.gallery-grid .media-ph:first-child { grid-column: span 2; grid-row: span 2; aspect-ratio: auto; }

/* detail layout */
.detail-layout { display: grid; grid-template-columns: 1fr 340px; gap: 56px; align-items: start; }
.detail-side {
  position: sticky; top: calc(var(--header-h) + 28px);
  background: var(--paper); border: 1px solid var(--line); border-radius: var(--radius-lg);
  padding: 30px;
}
.detail-side h4 { font-size: 1.15rem; margin-bottom: 18px; }
.fact-row {
  display: flex; justify-content: space-between; gap: 14px; padding: 11px 0;
  border-bottom: 1px solid var(--line-soft); font-size: 0.9rem;
}
.fact-row:last-of-type { border-bottom: none; }
.fact-row .f-label { color: var(--text-faint); }
.fact-row .f-val { color: var(--ink); font-weight: 500; text-align: right; }
.prose h3 { margin: 38px 0 14px; }
.prose h3:first-child { margin-top: 0; }
.prose p { color: var(--text-soft); }
.prose ul.checklist { margin: 14px 0; }
.prose ul.checklist li {
  position: relative; padding-left: 30px; margin-bottom: 11px; color: var(--text-soft);
}
.prose ul.checklist li::before {
  content: ""; position: absolute; left: 0; top: 8px; width: 16px; height: 9px;
  border-left: 2px solid var(--gold); border-bottom: 2px solid var(--gold);
  transform: rotate(-45deg);
}

/* tenant logo strip */
.logo-strip { display: flex; flex-wrap: wrap; gap: 14px; }
.logo-chip {
  padding: 14px 22px; background: var(--cream-soft); border: 1px solid var(--line);
  border-radius: var(--radius); font-family: var(--font-display); font-size: 1.05rem;
  color: var(--text-soft);
}

/* portal / locked placeholder */
.portal-card {
  background: linear-gradient(150deg, var(--ink) 0%, var(--ink-deep) 100%);
  border: 1px solid var(--line-dark); border-radius: var(--radius-lg);
  padding: 44px; color: var(--text-light); position: relative; overflow: hidden;
}
.portal-card .lock-icon {
  width: 48px; height: 48px; border-radius: 50%;
  background: rgba(169,133,74,0.15); border: 1px solid rgba(169,133,74,0.35);
  display: flex; align-items: center; justify-content: center; color: var(--gold);
  margin-bottom: 22px;
}
.portal-card h3 { color: var(--cream-soft); margin-bottom: 10px; }
.portal-card p { color: var(--text-light-soft); font-size: 0.96rem; margin-bottom: 22px; }

/* process steps */
.steps { counter-reset: step; display: grid; gap: 4px; }
.step {
  display: grid; grid-template-columns: 70px 1fr; gap: 24px; padding: 28px 0;
  border-bottom: 1px solid var(--line);
}
.step:last-child { border-bottom: none; }
.step .step-num {
  counter-increment: step; font-family: var(--font-display); font-size: 2rem;
  font-weight: 600; color: var(--gold); line-height: 1;
}
.step .step-num::before { content: "0" counter(step); }
.step h4 { margin-bottom: 7px; }
.step p { font-size: 0.96rem; color: var(--text-soft); }
.section--ink .step { border-color: var(--line-dark); }
.section--ink .step h4 { color: var(--cream-soft); }
.section--ink .step p { color: var(--text-light-soft); }

/* logo lockup on dark */
.affiliate-card {
  background: var(--ink-soft); border: 1px solid var(--line-dark);
  border-radius: var(--radius-lg); padding: 30px; text-align: center;
}
.affiliate-card .aff-logo {
  height: 64px; display: flex; align-items: center; justify-content: center;
  margin-bottom: 18px;
}
.affiliate-card .aff-logo img { max-height: 64px; width: auto; }
.affiliate-card h4 { color: var(--cream-soft); font-size: 1.2rem; margin-bottom: 6px; }
.affiliate-card p { font-size: 0.88rem; color: var(--text-light-soft); }

/* inline note / callout */
.callout {
  background: var(--cream-soft); border-left: 3px solid var(--gold);
  padding: 22px 26px; border-radius: var(--radius); font-size: 0.95rem;
  color: var(--text-soft);
}
.callout strong { color: var(--ink); }

/* anim on scroll */
.reveal { opacity: 0; transform: translateY(24px); transition: opacity .7s var(--ease), transform .7s var(--ease); }
.reveal.is-in { opacity: 1; transform: none; }

/* utilities */
.text-center { text-align: center; }
.mt-0{margin-top:0}.mt-1{margin-top:12px}.mt-2{margin-top:24px}.mt-3{margin-top:40px}
.mb-2{margin-bottom:24px}.mb-3{margin-bottom:40px}
.maxw-60 { max-width: 60ch; }
.hide { display: none !important; }

/* ---------- 15. RESPONSIVE ---------- */
@media (max-width: 1024px) {
  .grid-4 { grid-template-columns: repeat(2,1fr); }
  .stat-grid { grid-template-columns: repeat(2,1fr); }
  .detail-layout { grid-template-columns: 1fr; }
  .detail-side { position: static; }
  .footer-grid { grid-template-columns: 1fr 1fr; gap: 40px; }
  .section { padding: 76px 0; }
  .section--lg { padding: 92px 0; }
}
@media (max-width: 860px) {
  .nav-toggle { display: flex; }
  .nav-links {
    position: fixed; top: var(--header-h); left: 0; right: 0;
    background: var(--ink-deep); flex-direction: column; align-items: stretch;
    gap: 0; padding: 16px 24px 32px; border-top: 1px solid var(--line-dark);
    max-height: calc(100vh - var(--header-h)); overflow-y: auto;
    transform: translateY(-12px); opacity: 0; visibility: hidden;
    transition: all .28s var(--ease);
  }
  .nav-links.is-open { transform: none; opacity: 1; visibility: visible; }
  .nav-links > a, .nav-item > a { padding: 14px 6px; font-size: 0.92rem; }
  .nav-item { width: 100%; }
  .nav-sub {
    position: static; opacity: 1; visibility: visible; transform: none;
    box-shadow: none; border: none; background: transparent; padding: 0 0 8px 14px;
  }
  .nav-sub a { color: var(--text-light-soft); }
  .nav-cta { margin: 12px 0 0; text-align: center; }
  .nav-links > a.is-active::after, .nav-item.is-active > a::after { display: none; }
}
@media (max-width: 760px) {
  body { font-size: 16px; }
  .container { padding: 0 22px; }
  .grid-2, .grid-3, .grid-4, .split, .split--wide-left,
  .form-grid, .ba-grid, .cta-split, .news-row { grid-template-columns: 1fr; }
  .split { gap: 40px; }
  .news-row { gap: 16px; }
  .section { padding: 60px 0; }
  .section--lg { padding: 70px 0; }
  .section-head { margin-bottom: 38px; }
  .hero--home { padding: 84px 0 80px; }
  .hero-meta { gap: 28px; }
  .hero-meta .stat-num { font-size: 2rem; }
  .page-hero-inner { padding: 64px 0 56px; }
  .form-card, .cta-band { padding: 30px 24px; }
  .cta-band { padding: 44px 26px; }
  .stat-grid { grid-template-columns: 1fr 1fr; }
  .gallery-grid { grid-template-columns: 1fr 1fr; }
  .gallery-grid .media-ph:first-child { grid-column: span 2; }
  .opp-metrics { grid-template-columns: 1fr 1fr; }
  .step { grid-template-columns: 1fr; gap: 8px; }
  .footer-bottom { flex-direction: column; align-items: flex-start; }
}
@media (max-width: 460px) {
  .grid-2.always, .stat-grid { grid-template-columns: 1fr; }
  .btn--block-sm { display: flex; width: 100%; }
  h1 { font-size: 2.3rem; }
  .brand-mark { height: 34px; }
  .brand-word-img { height: 21px; }
}