/* Two Pros Property Management
   Architectural Off-White, Deep Ink, restrained Forest. Hanken Grotesk for
   information, Newsreader (display optical size) for editorial moments. */

@font-face {
  font-family: 'Hanken Grotesk';
  src: url('/fonts/hanken-grotesk.woff2') format('woff2');
  font-weight: 100 900;
  font-display: swap;
}
@font-face {
  font-family: 'Newsreader';
  src: url('/fonts/newsreader.woff2') format('woff2');
  font-weight: 200 800;
  font-display: swap;
}
@font-face {
  font-family: 'Newsreader';
  src: url('/fonts/newsreader-italic.woff2') format('woff2');
  font-weight: 200 800;
  font-style: italic;
  font-display: swap;
}

:root {
  --off: #ECEAE4;
  --ink: #17201E;
  --forest: #3A453E;
  --stone: #C9C3B7;
  --ivory: #F3F0E9;
  --greige: #A89F92;
  --ink-2: #3F4744; /* secondary text, 8.9:1 on off-white */
  --ink-3: #5C625E; /* captions, 5.1:1 on off-white */
  --rule: var(--stone);

  --sans: 'Hanken Grotesk', 'Helvetica Neue', Arial, system-ui, sans-serif;
  --serif: 'Newsreader', 'Iowan Old Style', Georgia, serif;

  --gutter: clamp(20px, 4.4vw, 72px);
  --gap: clamp(16px, 2vw, 32px);
  --section: clamp(88px, 9.5vw, 160px);
  --header-h: 76px;
  --max: 1520px;
  --ease: cubic-bezier(.2, .7, .2, 1);

  color-scheme: light;
}

/* ------------------------------------------------------------------ base */
*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; text-size-adjust: 100%; scroll-padding-top: calc(var(--header-h) + 16px); }
body {
  margin: 0;
  background: var(--off);
  color: var(--ink);
  font: 400 17px/1.65 var(--sans);
  font-feature-settings: 'ss01' 0;
  -webkit-font-smoothing: antialiased;
  -moz-osx-font-smoothing: grayscale;
  text-rendering: optimizeLegibility;
}
img, video, svg { display: block; max-width: 100%; }
h1, h2, h3, h4, p, ul, ol, figure, blockquote, dl, dd { margin: 0; }
ul, ol { padding: 0; list-style: none; }
a { color: inherit; text-decoration: none; }
button, input, select, textarea { font: inherit; color: inherit; }
button { cursor: pointer; background: none; border: 0; padding: 0; }
::selection { background: var(--forest); color: var(--ivory); }
:focus-visible { outline: 2px solid var(--forest); outline-offset: 3px; }
[hidden] { display: none !important; }

.skip {
  position: fixed; left: 16px; top: 12px; z-index: 100;
  padding: 10px 16px; background: var(--ink); color: var(--off);
  transform: translateY(-160%); transition: transform .2s;
}
.skip:focus { transform: none; }
.visually-hidden {
  position: absolute !important; width: 1px; height: 1px; overflow: hidden;
  clip: rect(0 0 0 0); clip-path: inset(50%); white-space: nowrap;
}

/* ------------------------------------------------------------ typography */
.eyebrow {
  font: 500 12px/1.3 var(--sans);
  letter-spacing: .16em;
  text-transform: uppercase;
  color: var(--ink-2);
}
.display {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(42px, 5.3vw, 78px);
  line-height: 1.02;
  letter-spacing: -.022em;
  text-wrap: balance;
}
.title {
  font-family: var(--serif);
  font-weight: 300;
  font-size: clamp(34px, 3.9vw, 56px);
  line-height: 1.06;
  letter-spacing: -.018em;
  text-wrap: balance;
}
.title--sm { font-size: clamp(28px, 2.7vw, 40px); line-height: 1.1; }
.heading {
  font-family: var(--sans);
  font-weight: 400;
  font-size: clamp(21px, 1.75vw, 26px);
  line-height: 1.25;
  letter-spacing: -.012em;
}
.lead { font-size: clamp(18px, 1.35vw, 20px); line-height: 1.55; color: var(--ink-2); max-width: 34em; }
.body { color: var(--ink-2); max-width: 36em; }
.body p + p { margin-top: 1em; }
.caption { font-size: 12.5px; line-height: 1.45; letter-spacing: .03em; color: var(--ink-3); }
.num { font: 400 12.5px/1 var(--sans); letter-spacing: .08em; font-variant-numeric: tabular-nums; color: var(--ink-3); }
.serif-i { font-family: var(--serif); font-style: italic; font-weight: 300; }
.placeholder-flag { display: inline-block; margin-left: 10px; padding: 3px 7px; border: 1px solid var(--stone); font-size: 10.5px; letter-spacing: .14em; text-transform: uppercase; color: var(--ink-3); vertical-align: middle; }

/* ---------------------------------------------------------------- layout */
.wrap { width: 100%; max-width: var(--max); margin-inline: auto; padding-inline: var(--gutter); }
.grid { display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); column-gap: var(--gap); }
.section { padding-block: var(--section); }
.section--tight { padding-block: calc(var(--section) * .6); }
.section--ivory { background: var(--ivory); }
.rule { border: 0; border-top: 1px solid var(--rule); margin: 0; }
.stack > * + * { margin-top: var(--stack, 24px); }

/* ---------------------------------------------------------- links/buttons */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: .7em;
  min-height: 52px; padding: 0 28px;
  background: var(--forest); color: var(--ivory);
  border: 1px solid var(--forest);
  font: 500 14px/1 var(--sans); letter-spacing: .02em;
  transition: background-color .35s var(--ease), border-color .35s var(--ease), color .35s var(--ease);
}
.btn:hover { background: var(--ink); border-color: var(--ink); }
.btn--sm { min-height: 42px; padding: 0 20px; font-size: 13px; }
.btn--light { background: var(--off); color: var(--ink); border-color: var(--off); }
.btn--light:hover { background: var(--ivory); border-color: var(--ivory); }
.btn--line { background: transparent; color: var(--ink); border-color: color-mix(in srgb, var(--ink) 35%, transparent); }
.btn--line:hover { background: var(--ink); color: var(--off); border-color: var(--ink); }
.btn--glass { background: transparent; color: #fff; border-color: rgba(255, 255, 255, .55); }
.btn--glass:hover { background: rgba(255, 255, 255, .12); border-color: #fff; }

.link {
  display: inline-flex; align-items: baseline; gap: .55em;
  font: 500 14px/1.4 var(--sans); letter-spacing: .02em;
  padding-bottom: 3px;
  background: linear-gradient(currentColor, currentColor) 0 100% / 100% 1px no-repeat;
  transition: background-size .45s var(--ease);
}
.link:hover { background-size: 0 1px; background-position: 100% 100%; }
.arrow { display: inline-block; transition: transform .45s var(--ease); }
a:hover > .arrow { transform: translateX(4px); }
.prose a, .body a { text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 3px; }

/* ----------------------------------------------------------------- logos
   The approved SVGs include padding; these frames crop to the artwork so it
   aligns with the grid. The files themselves are untouched. */
.logo-full, .logo-name, .logo-tp { position: relative; display: block; flex: none; }
.logo-full img, .logo-name img, .logo-tp img { position: absolute; max-width: none; height: auto; transition: opacity .4s var(--ease); }
.logo-full { aspect-ratio: 585 / 105; }
.logo-full img { width: 111.111%; left: -5.812%; top: -28.571%; }
.logo-name { aspect-ratio: 585 / 64; }
.logo-name img { width: 111.111%; left: -5.812%; top: -46.875%; }
.logo-tp { aspect-ratio: 127 / 80; }
.logo-tp img { width: 125.984%; left: -17.323%; top: -50%; }

/* ---------------------------------------------------------------- header */
.site-header {
  position: fixed; inset: 0 0 auto; z-index: 40;
  height: var(--header-h);
  color: var(--ink);
  background: var(--off);
  border-bottom: 1px solid color-mix(in srgb, var(--stone) 70%, transparent);
  transition: background-color .45s var(--ease), border-color .45s var(--ease), color .45s var(--ease), transform .45s var(--ease);
}
.site-header__inner {
  height: 100%; max-width: var(--max); margin-inline: auto; padding-inline: var(--gutter);
  display: flex; align-items: center; gap: 40px;
}
.brand { display: grid; align-items: center; justify-items: start; margin-right: auto; }
/* Full wordmark at the top of the page; the TP monogram once the visitor scrolls. */
.brand > span { grid-area: 1 / 1; transition: opacity .5s var(--ease), transform .5s var(--ease), visibility .5s; }
.brand__word { width: clamp(176px, 14vw, 212px); }
.brand__mark { width: 46px; opacity: 0; visibility: hidden; transform: translateY(6px); }
.site-header.is-compact .brand__word { opacity: 0; visibility: hidden; transform: translateY(-6px); }
.site-header.is-compact .brand__mark { opacity: 1; visibility: visible; transform: none; }
.brand img:nth-child(2) { opacity: 0; }

.site-nav ul { display: flex; gap: clamp(22px, 2.4vw, 40px); }
.site-nav a {
  position: relative; display: block; padding: 6px 0;
  font-size: 13.5px; letter-spacing: .04em;
}
.site-nav a::after {
  content: ''; position: absolute; left: 0; right: 0; bottom: 0; height: 1px;
  background: currentColor; transform: scaleX(0); transform-origin: right; transition: transform .45s var(--ease);
}
.site-nav a:hover::after, .site-nav a[aria-current]::after { transform: scaleX(1); transform-origin: left; }
.header-cta { margin-left: 8px; }

.menu-toggle { display: none; align-items: center; gap: 12px; height: 44px; font-size: 13px; letter-spacing: .06em; }
.menu-toggle__icon { position: relative; width: 22px; height: 9px; }
.menu-toggle__icon::before, .menu-toggle__icon::after {
  content: ''; position: absolute; left: 0; right: 0; height: 1px; background: currentColor;
  transition: transform .35s var(--ease), top .35s var(--ease);
}
.menu-toggle__icon::before { top: 0; }
.menu-toggle__icon::after { top: 8px; }
.menu-toggle[aria-expanded='true'] .menu-toggle__icon::before { top: 4px; transform: rotate(45deg); }
.menu-toggle[aria-expanded='true'] .menu-toggle__icon::after { top: 4px; transform: rotate(-45deg); }

/* Transparent over the hero video until the visitor scrolls. */
.site-header[data-header='overlay']:not(.is-solid) {
  color: #fff; background: transparent; border-bottom-color: transparent;
}
.site-header[data-header='overlay']:not(.is-solid) .brand img:nth-child(1) { opacity: 0; }
.site-header[data-header='overlay']:not(.is-solid) .brand img:nth-child(2) { opacity: 1; }
.site-header[data-header='overlay']:not(.is-solid) .header-cta { background: transparent; border-color: rgba(255, 255, 255, .6); }
.site-header[data-header='overlay']:not(.is-solid) .header-cta:hover { background: rgba(255, 255, 255, .14); border-color: #fff; }
.menu-open .site-header { color: var(--ink) !important; background: var(--off) !important; border-bottom-color: var(--stone) !important; }
.menu-open .site-header .brand img:nth-child(1) { opacity: 1 !important; }
.menu-open .site-header .brand img:nth-child(2) { opacity: 0 !important; }

.menu {
  position: fixed; inset: var(--header-h) 0 0; z-index: 39;
  background: var(--off);
  padding: 32px var(--gutter) calc(32px + env(safe-area-inset-bottom));
  display: flex; flex-direction: column; justify-content: space-between;
  overflow-y: auto;
}
.menu__links a { display: block; padding: 12px 0; font: 300 clamp(34px, 9vw, 46px)/1.1 var(--serif); letter-spacing: -.015em; border-bottom: 1px solid var(--stone); }
.menu__links a[aria-current] { color: var(--forest); }
.menu__foot { display: grid; gap: 20px; padding-top: 40px; }
.menu__foot .btn { width: 100%; }
.menu-open { overflow: hidden; }

@media (max-width: 1080px) {
  .site-nav, .header-cta { display: none; }
  .menu-toggle { display: inline-flex; }
}
@media (max-width: 640px) {
  :root { --header-h: 64px; }
  .brand__word { width: 156px; }
  .brand__mark { width: 40px; }
}

/* ----------------------------------------------------------------- media */
.pic { display: block; position: relative; overflow: hidden; aspect-ratio: var(--ratio); background-color: var(--stone); }
.pic img {
  position: absolute; inset: 0; width: 100%; height: 100%;
  object-fit: cover; object-position: var(--pos, 50% 50%);
  transition: transform 1.4s var(--ease), opacity .6s var(--ease);
}
.pic--missing { display: grid; place-items: center; color: var(--ink-3); font-size: 12px; }
figure figcaption { margin-top: 14px; }

/* hover: image scale 1–2% only */
.tile .pic img { transition: transform 1.1s var(--ease); }
@media (hover: hover) { .tile:hover .pic img { transform: scale(1.02); } }

/* ------------------------------------------------------------------ hero */
.hero {
  position: relative; height: 92vh; height: 92svh; min-height: 600px; max-height: 1180px;
  color: #fff; background: var(--ink); overflow: hidden; isolation: isolate;
}
.hero__media, .hero__media .pic, .hero__media video { position: absolute; inset: 0; width: 100%; height: 100%; }
.hero__media .pic { aspect-ratio: auto; background: var(--ink); }
.hero__media video { object-fit: cover; opacity: 0; transition: opacity 1.2s var(--ease); }
.hero.is-playing .hero__media video { opacity: 1; }
.hero::after {
  content: ''; position: absolute; inset: 0; z-index: 1; pointer-events: none;
  background:
    linear-gradient(180deg, rgba(23, 32, 30, .38) 0, rgba(23, 32, 30, 0) 170px),
    linear-gradient(0deg, rgba(23, 32, 30, .52) 0%, rgba(23, 32, 30, .18) 38%, rgba(23, 32, 30, 0) 62%),
    linear-gradient(90deg, rgba(23, 32, 30, .30) 0%, rgba(23, 32, 30, 0) 55%);
}
.hero__content {
  position: absolute; z-index: 2; left: 0; right: 0; bottom: clamp(44px, 9vh, 112px);
  max-width: var(--max); margin-inline: auto; padding-inline: var(--gutter);
}
.hero__content > div { max-width: 780px; }
.hero .eyebrow { color: rgba(255, 255, 255, .86); }
.hero .display { margin-top: 22px; max-width: 13em; text-shadow: 0 1px 30px rgba(23, 32, 30, .18); }
.hero__sub { margin-top: 24px; max-width: 30em; font-size: clamp(16px, 1.25vw, 19px); line-height: 1.55; color: rgba(255, 255, 255, .9); }
.hero__ctas { margin-top: 36px; display: flex; flex-wrap: wrap; gap: 14px 24px; align-items: center; }
.hero__ctas .link { color: #fff; }
.hero__toggle {
  position: absolute; z-index: 2; right: var(--gutter); bottom: clamp(44px, 9vh, 112px);
  display: inline-flex; align-items: center; gap: 10px; min-height: 44px;
  font-size: 12px; letter-spacing: .14em; text-transform: uppercase; color: rgba(255, 255, 255, .78);
}
.hero__toggle:hover { color: #fff; }
.hero__toggle-icon { width: 9px; height: 10px; border-inline: 2px solid currentColor; }
.hero__toggle[aria-pressed='true'] .hero__toggle-icon { border: 0; width: 0; height: 0; border-left: 9px solid currentColor; border-block: 5px solid transparent; }
@media (max-width: 1440px) { .hero__toggle { right: max(var(--gutter), calc((100vw - var(--max)) / 2 + var(--gutter))); } }
@media (max-width: 640px) {
  .hero { height: 88svh; min-height: 560px; }
  .hero::after {
    background:
      linear-gradient(180deg, rgba(23, 32, 30, .38) 0, rgba(23, 32, 30, 0) 140px),
      linear-gradient(0deg, rgba(23, 32, 30, .62) 0%, rgba(23, 32, 30, .3) 45%, rgba(23, 32, 30, 0) 72%);
  }
  .hero__content { bottom: 36px; }
  .hero .display { font-size: clamp(38px, 11vw, 48px); }
  .hero__ctas { margin-top: 28px; }
  .hero__ctas .btn { width: 100%; }
  .hero__toggle { top: calc(var(--header-h) + 8px); bottom: auto; }
}

/* ------------------------------------------------------------- page intro */
.intro { padding-top: calc(var(--header-h) + clamp(64px, 9vw, 150px)); padding-bottom: clamp(56px, 7vw, 112px); }
.intro__grid { align-items: end; row-gap: 28px; }
.intro__title > span, .hero h1 > span, .contact__side h1 > span { display: block; }
.intro__title .eyebrow { margin-bottom: 26px; }
.intro__title { grid-column: 1 / span 8; }
.intro__lead { grid-column: 9 / span 4; padding-bottom: 8px; }
@media (max-width: 960px) { .intro__title, .intro__lead { grid-column: 1 / -1; } }

.bleed { width: 100%; }
.bleed .pic { width: 100%; }
.bleed figcaption { padding-inline: var(--gutter); max-width: var(--max); margin-inline: auto; }

/* ------------------------------------------------------- home: thesis (02) */
.thesis__grid { row-gap: 48px; align-items: start; }
.thesis__label { grid-column: 1 / span 3; padding-top: 14px; }
.thesis__statement { grid-column: 4 / span 8; }
.thesis__copy { grid-column: 4 / span 4; margin-top: clamp(40px, 5vw, 72px); }
.thesis__copy p:first-child { font-family: var(--serif); font-size: clamp(21px, 1.8vw, 26px); line-height: 1.3; color: var(--ink); margin-bottom: 18px; }
.thesis__image { grid-column: 9 / span 4; margin-top: clamp(40px, 5vw, 72px); }
@media (max-width: 960px) {
  .thesis__label, .thesis__statement { grid-column: 1 / -1; }
  .thesis__copy { grid-column: 1 / -1; margin-top: 0; }
  .thesis__image { grid-column: 3 / -1; margin-top: 8px; }
}

/* ----------------------------------------------------- home: pillars (03) */
.pillars__grid { row-gap: 56px; align-items: start; }
.pillars__image { grid-column: 1 / span 5; position: sticky; top: calc(var(--header-h) + 32px); }
.pillars__list { grid-column: 7 / span 6; }
.pillars__head { margin-bottom: clamp(48px, 6vw, 96px); }
.pillar { display: grid; grid-template-columns: 64px 1fr; column-gap: 24px; padding: 32px 0 44px; border-top: 1px solid var(--rule); }
.pillar:nth-child(2) { margin-left: clamp(0px, 6%, 72px); }
.pillar:nth-child(3) { margin-left: clamp(0px, 12%, 144px); }
.pillar .num { padding-top: 10px; }
.pillar h3 { font-family: var(--serif); font-weight: 300; font-size: clamp(30px, 2.6vw, 40px); line-height: 1.1; letter-spacing: -.015em; }
.pillar p { grid-column: 2; margin-top: 14px; color: var(--ink-2); max-width: 30em; }
@media (max-width: 960px) {
  .pillars__image { grid-column: 1 / span 10; position: static; }
  .pillars__list { grid-column: 1 / -1; }
  .pillar:nth-child(n) { margin-left: 0; grid-template-columns: 48px 1fr; }
}

/* ------------------------------------------------------- home: pause (04) */
.pause .pic { --ratio: 21 / 9; }
.pause figcaption { margin-top: 16px; display: flex; justify-content: space-between; }
.pause + .selective { padding-top: calc(var(--section) * .35); }
@media (max-width: 760px) { .pause .pic { aspect-ratio: 4 / 5; } }

/* --------------------------------------------------- home: selective (05) */
.selective__grid { align-items: center; row-gap: 48px; }
.selective__text { grid-column: 1 / span 4; }
.selective__text .title { margin-top: 24px; }
.selective__text .body { margin-top: 28px; }
.selective__note { margin-top: 28px; padding-top: 22px; border-top: 1px solid var(--rule); font-family: var(--serif); font-style: italic; font-weight: 300; font-size: 21px; line-height: 1.35; color: var(--ink); }
.selective__text .link { margin-top: 36px; }
.selective__image { grid-column: 6 / span 7; }
.selective__image .pic { --ratio: 7 / 8; }
@media (max-width: 960px) {
  .selective__text, .selective__image { grid-column: 1 / -1; }
  .selective__image { order: -1; }
}

/* ---------------------------------------------------- home: featured (06) */
.featured__head { display: flex; justify-content: space-between; align-items: end; gap: 32px; margin-bottom: clamp(48px, 6vw, 88px); }
.featured__head .title { margin-top: 20px; }
.featured__grid { row-gap: 64px; }
.featured__grid .tile:nth-child(1) { grid-column: 1 / span 7; }
.featured__grid .tile:nth-child(2) { grid-column: 9 / span 4; margin-top: clamp(80px, 14vw, 240px); }
.featured__grid .tile:nth-child(3) { grid-column: 4 / span 4; margin-top: clamp(-160px, -8vw, -40px); }
.tile { display: block; position: relative; }
.tile__meta { display: flex; justify-content: space-between; gap: 16px; align-items: baseline; margin-top: 16px; }
.tile__place { font-size: 15px; letter-spacing: .01em; }
.tile__type { font-size: 13px; color: var(--ink-3); }
.tile__scope {
  position: absolute; left: 0; bottom: 0; z-index: 1;
  padding: 10px 14px; background: var(--off);
  font-size: 12px; letter-spacing: .12em; text-transform: uppercase;
  opacity: 0; transform: translateY(6px); transition: opacity .45s var(--ease), transform .45s var(--ease);
}
@media (hover: hover) {
  .tile:hover .tile__scope, .tile:focus-visible .tile__scope { opacity: 1; transform: none; }
}
@media (hover: none) { .tile__scope { position: static; opacity: 1; transform: none; padding: 6px 0 0; background: none; color: var(--ink-3); font-size: 11.5px; } }
.tile__frame { position: relative; }

@media (max-width: 860px) {
  .featured__head { flex-direction: column; align-items: start; }
  .featured__rail {
    display: grid; grid-template-columns: none; grid-auto-flow: column; grid-auto-columns: 82%; gap: 16px;
    overflow-x: auto; scroll-snap-type: x mandatory; scrollbar-width: none;
    margin-inline: calc(var(--gutter) * -1); padding-inline: var(--gutter); scroll-padding-inline: var(--gutter);
  }
  .featured__rail::-webkit-scrollbar { display: none; }
  .featured__rail .tile { grid-column: auto !important; margin: 0 !important; scroll-snap-align: start; }
  .featured__rail .tile .pic { aspect-ratio: 4 / 5; }
}

/* ---------------------------------------------------- home: services (07) */
.svc__grid { row-gap: 56px; }
.svc__intro { grid-column: 1 / span 4; }
.svc__intro .title { margin-top: 24px; }
.svc__intro .pic { margin-top: clamp(40px, 5vw, 80px); width: 78%; }
.svc__list { grid-column: 6 / span 7; display: grid; grid-template-columns: 1fr 1fr; column-gap: var(--gap); align-self: start; }
.svc-item { padding: 26px 0 44px; border-top: 1px solid var(--rule); }
.svc-item .num { display: block; margin-bottom: 26px; }
.svc-item h3 { font-weight: 400; font-size: 21px; line-height: 1.25; letter-spacing: -.01em; }
.svc-item p { margin-top: 10px; color: var(--ink-2); font-size: 16px; max-width: 22em; }
.svc__more { grid-column: 6 / span 7; margin-top: -8px; }
@media (max-width: 960px) {
  .svc__intro, .svc__list, .svc__more { grid-column: 1 / -1; }
  .svc__intro .pic { display: none; }
}
@media (max-width: 560px) { .svc__list { grid-template-columns: 1fr; } .svc-item { padding-bottom: 32px; } }

/* --------------------------------------------------- before / after (08) */
.ba-section__head { row-gap: 24px; align-items: end; margin-bottom: clamp(40px, 5vw, 72px); }
.ba-section__head > div { grid-column: 1 / span 7; }
.ba-section__head .title { margin-top: 22px; }
.ba-section__head .caption { grid-column: 9 / span 4; }
.ba-section__foot { margin-top: 24px; display: flex; justify-content: space-between; gap: 24px; align-items: baseline; }
.ba-section__foot p { max-width: 34em; color: var(--ink-2); }
@media (max-width: 960px) { .ba-section__head > div, .ba-section__head .caption { grid-column: 1 / -1; } .ba-section__foot { flex-direction: column; } }

.ba {
  --pos: 50%;
  --blur-before: 0px; --blur-after: 0px;
  --con-before: 1; --con-after: 1;
  position: relative; aspect-ratio: 3 / 2; overflow: hidden;
  background: var(--stone);
  touch-action: pan-y; user-select: none; -webkit-user-select: none; cursor: ew-resize;
}
.ba__layer { position: absolute; inset: 0; }
.ba__layer .pic { position: absolute; inset: -14px; aspect-ratio: auto; background: none; }
.ba__layer img { will-change: filter; transition: filter .25s linear; }
.ba.is-dragging .ba__layer img { transition: none; }
.ba__before img { filter: blur(var(--blur-before)) contrast(var(--con-before)); }
.ba__after img { filter: blur(var(--blur-after)) contrast(var(--con-after)); }
.ba__after { clip-path: inset(0 0 0 var(--pos)); }
.ba__line { position: absolute; top: 0; bottom: 0; left: var(--pos); width: 1px; margin-left: -.5px; background: var(--off); pointer-events: none; }
.ba__handle {
  position: absolute; top: 50%; left: var(--pos); z-index: 2;
  width: 48px; height: 48px; margin: -24px 0 0 -24px;
  display: grid; place-items: center;
  background: var(--off); color: var(--ink);
  box-shadow: 0 1px 0 rgba(23, 32, 30, .08);
  font-size: 13px; letter-spacing: .02em;
  cursor: ew-resize; touch-action: none;
}
.ba__handle::before { content: '‹ ›'; transform: translateY(-1px); }
.ba__handle:focus-visible { outline: 2px solid var(--off); outline-offset: 4px; box-shadow: 0 0 0 6px var(--forest); }
.ba__label {
  position: absolute; top: 18px; z-index: 1;
  padding: 7px 11px; background: var(--off); color: var(--ink);
  font-size: 11px; letter-spacing: .18em; text-transform: uppercase;
  transition: opacity .3s var(--ease); pointer-events: none;
}
.ba__label--before { left: 18px; }
.ba__label--after { right: 18px; }
.ba.hide-before .ba__label--before, .ba.hide-after .ba__label--after { opacity: 0; }
@media (max-width: 640px) {
  .ba { aspect-ratio: 4 / 5; margin-inline: calc(var(--gutter) * -1); }
  .ba__layer .pic img { object-position: 42% 50%; }
}

/* ------------------------------------------------------- home: care (10) */
.care__grid { row-gap: 40px; align-items: start; }
.care__head { grid-column: 1 / span 5; }
.care__head .title { margin-top: 22px; }
.care__head .body { margin-top: 28px; }
.care__main { grid-column: 7 / span 6; }
.care__a { grid-column: 2 / span 4; margin-top: clamp(-220px, -13vw, -40px); }
.care__b { grid-column: 7 / span 3; margin-top: clamp(32px, 5vw, 88px); }
.care__list { grid-column: 10 / span 3; align-self: end; }
.care__list li { padding: 12px 0; border-top: 1px solid var(--rule); font-size: 15px; color: var(--ink-2); }
@media (max-width: 960px) {
  .care__head, .care__main { grid-column: 1 / -1; }
  .care__a { grid-column: 1 / span 7; margin-top: 0; }
  .care__b { grid-column: 8 / span 5; margin-top: 80px; }
  .care__list { grid-column: 1 / -1; margin-top: 0; }
}

/* ------------------------------------------------ reviews from Google (11) */
.stars { color: var(--ink); letter-spacing: .12em; font-size: 14px; white-space: nowrap; }
.reviews__grid { row-gap: 48px; align-items: end; }
.reviews__intro { grid-column: 1 / span 4; }
.reviews__intro .title { margin-top: 22px; }
.review-summary { margin-top: 36px; padding-top: 22px; border-top: 1px solid var(--rule); }
.review-summary__score { display: flex; align-items: baseline; gap: 14px; }
.review-summary__avg { font-family: var(--serif); font-weight: 300; font-size: clamp(48px, 4.4vw, 64px); line-height: 1; letter-spacing: -.03em; }
.review-summary__score .stars { font-size: 18px; }
.review-summary__count { margin-top: 10px; font-size: 14px; color: var(--ink-2); }
.review-summary__count a { text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 3px; }
.review-summary__links { display: flex; flex-wrap: wrap; gap: 10px 24px; margin-top: 22px; }
.reviews__feature { grid-column: 6 / span 7; }
.reviews__feature blockquote p { font-family: var(--serif); font-weight: 300; font-size: clamp(28px, 2.9vw, 44px); line-height: 1.18; letter-spacing: -.015em; text-indent: -.4em; text-wrap: pretty; }
.reviews__feature figcaption { margin-top: 28px; display: flex; flex-wrap: wrap; gap: 8px 18px; align-items: baseline; font-size: 14px; }
.reviews__feature figcaption a { color: var(--ink-3); text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 3px; }
.review-rail { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: var(--gap); margin-top: clamp(56px, 7vw, 104px); }
.review { display: flex; flex-direction: column; gap: 16px; padding-top: 22px; border-top: 1px solid var(--rule); }
.review__text { font-size: 16px; line-height: 1.6; color: var(--ink-2); }
.review__text p + p { margin-top: .7em; }
.review__reply { padding-left: 16px; border-left: 1px solid var(--stone); font-size: 15px; color: var(--ink-2); }
.review__reply .eyebrow { margin-bottom: 6px; }
.review__meta { margin-top: auto; display: flex; flex-wrap: wrap; justify-content: space-between; gap: 6px 16px; align-items: baseline; padding-top: 6px; font-size: 14px; }
.review__name { color: var(--ink); }
.review__source { font-size: 12.5px; letter-spacing: .03em; color: var(--ink-3); }
.review__source:hover { color: var(--ink); text-decoration: underline; text-underline-offset: 3px; }
.reviews__foot { margin-top: 48px; display: flex; flex-wrap: wrap; justify-content: space-between; gap: 16px 32px; align-items: baseline; }
.reviews__foot .caption { max-width: 46em; }
@media (max-width: 960px) { .reviews__intro, .reviews__feature { grid-column: 1 / -1; } }
@media (max-width: 860px) {
  .review-rail {
    grid-auto-flow: column; grid-template-columns: none; grid-auto-columns: 84%;
    overflow-x: auto; scroll-snap-type: x mandatory; scrollbar-width: none;
    margin-inline: calc(var(--gutter) * -1); padding-inline: var(--gutter); scroll-padding-inline: var(--gutter);
  }
  .review-rail::-webkit-scrollbar { display: none; }
  .review { scroll-snap-align: start; }
}

/* reviews page */
.reviews-page__grid { row-gap: 48px; align-items: start; }
.reviews-page__aside { grid-column: 1 / span 4; position: sticky; top: calc(var(--header-h) + 32px); }
.reviews-page__aside .review-summary { margin-top: 0; }
.review-list { grid-column: 6 / span 7; }
.review-list .review { padding: 28px 0 36px; }
.review-list .review:last-child { border-bottom: 1px solid var(--rule); }
.review-list .review__text { font-size: 17px; }
@media (max-width: 960px) { .reviews-page__aside, .review-list { grid-column: 1 / -1; position: static; } }

/* ------------------------------------------------------- home: about (12) */
.origin__grid { align-items: end; row-gap: 48px; }
.origin__image { grid-column: 1 / span 5; }
.origin__text { grid-column: 7 / span 5; padding-bottom: 12px; }
.origin__text .title { margin-top: 22px; }
.origin__text .body { margin-top: 28px; }
.origin__text .link { margin-top: 36px; }
@media (max-width: 960px) { .origin__image { grid-column: 1 / span 9; } .origin__text { grid-column: 1 / -1; } }

/* --------------------------------------------------------------- team
   Three equal portraits on one line; nobody is given more visual weight. */
.origin + .team { padding-top: 0; }
.team__layout { row-gap: 48px; align-items: end; }
.team__head { grid-column: 1 / span 5; }
.team__head .title { margin-top: 22px; }
.team__intro { margin-top: 22px; }
.team__grid { grid-column: 7 / span 6; display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: var(--gap); align-items: start; }
.team figcaption { display: grid; gap: 5px; margin-top: 14px; }
.team__name { font-family: var(--serif); font-weight: 300; font-size: clamp(19px, 1.45vw, 22px); line-height: 1.15; letter-spacing: -.01em; }
.team__role { font-size: 12.5px; line-height: 1.4; letter-spacing: .02em; color: var(--ink-3); }
@media (max-width: 960px) { .team__head, .team__grid { grid-column: 1 / -1; } }
@media (max-width: 560px) {
  .team__grid { grid-template-columns: 1fr; gap: 0; }
  .team__member figure { display: grid; grid-template-columns: 88px 1fr; gap: 18px; align-items: center; padding: 14px 0; border-top: 1px solid var(--rule); }
  .team__member:last-child figure { border-bottom: 1px solid var(--rule); }
  .team figcaption { margin-top: 0; }
}

/* --------------------------------------------------------- closing CTA (13) */
.closing { background: var(--ink); color: var(--off); padding-block: clamp(112px, 13vw, 208px) clamp(88px, 10vw, 152px); }
.closing__grid { row-gap: 40px; align-items: end; }
.closing .title { grid-column: 1 / span 8; font-size: clamp(38px, 4.8vw, 70px); }
.closing__side { grid-column: 9 / span 4; }
.closing__side p { color: color-mix(in srgb, var(--off) 80%, transparent); max-width: 26em; }
.closing__side .btn { margin-top: 32px; }
.closing__markets { grid-column: 1 / -1; margin-top: clamp(64px, 8vw, 128px); padding-top: 22px; border-top: 1px solid rgba(236, 234, 228, .18); font-size: 12px; letter-spacing: .16em; text-transform: uppercase; color: color-mix(in srgb, var(--off) 70%, transparent); }
@media (max-width: 960px) { .closing .title, .closing__side { grid-column: 1 / -1; } }

/* ---------------------------------------------------------------- footer */
.site-footer { background: var(--ink); color: color-mix(in srgb, var(--off) 78%, transparent); font-size: 15px; }
.closing + .site-footer, main:has(> .closing:last-child) + .site-footer { border-top: 1px solid rgba(236, 234, 228, .14); }
.site-footer__grid { display: grid; grid-template-columns: 3.4fr 1.6fr 1.8fr 2.6fr 2.6fr; gap: 48px var(--gap); padding-block: 88px 72px; }
.site-footer__logo { width: min(260px, 100%); align-self: start; }
.site-footer .eyebrow { color: color-mix(in srgb, var(--off) 55%, transparent); margin-bottom: 18px; }
.site-footer__col li + li { margin-top: 8px; }
.site-footer a:hover { color: var(--off); }
.site-footer__note p { max-width: 22em; }
.site-footer__note .link { margin-top: 20px; color: var(--off); }
.site-footer__base { display: flex; justify-content: space-between; gap: 24px; padding-block: 24px 32px; border-top: 1px solid rgba(236, 234, 228, .14); font-size: 13px; color: color-mix(in srgb, var(--off) 60%, transparent); }
.site-footer__base ul { display: flex; gap: 24px; }
.site-footer__base a { display: inline-block; padding: 4px 0; }
@media (max-width: 1080px) { .site-footer__grid { grid-template-columns: 1fr 1fr; } .site-footer__logo { grid-column: 1 / -1; width: 220px; } }
@media (max-width: 520px) { .site-footer__grid { grid-template-columns: 1fr; } .site-footer__base { flex-direction: column; } }

/* ============================================================ inner pages */

/* approach ------------------------------------------------------------ */
.split { row-gap: 48px; align-items: start; }
.split__a { grid-column: 1 / span 5; }
.split__b { grid-column: 7 / span 6; }
.split--flip .split__a { grid-column: 8 / span 5; grid-row: 1; }
.split--flip .split__b { grid-column: 1 / span 6; grid-row: 1; }
.split__b--narrow { grid-column: 9 / span 4; }
@media (max-width: 960px) { .split__a, .split__b, .split--flip .split__a, .split--flip .split__b { grid-column: 1 / -1; grid-row: auto; } }

.practice { margin-top: 18px; }
.practice li { padding: 11px 0; border-top: 1px solid var(--rule); font-size: 15.5px; color: var(--ink-2); }
.practice li:last-child { border-bottom: 1px solid var(--rule); }

.pillar-row { row-gap: 56px; }
.pillar-row > article { grid-column: span 4; border-top: 1px solid var(--ink); padding-top: 22px; }
.pillar-row > article:nth-child(2) { margin-top: 64px; }
.pillar-row > article:nth-child(3) { margin-top: 128px; }
.pillar-row h3 { margin-top: 32px; font-family: var(--serif); font-weight: 300; font-size: clamp(30px, 2.6vw, 40px); line-height: 1.1; }
.pillar-row p { margin-top: 14px; color: var(--ink-2); }
@media (max-width: 960px) { .pillar-row > article { grid-column: 1 / -1; margin-top: 0 !important; } }

.steps { counter-reset: step; display: grid; grid-template-columns: repeat(5, 1fr); gap: var(--gap); margin-top: clamp(48px, 6vw, 88px); }
.step { padding-top: 22px; border-top: 1px solid var(--rule); }
.step .num { display: block; }
.step h3 { margin-top: 40px; font-size: 20px; font-weight: 400; letter-spacing: -.01em; }
.step p { margin-top: 10px; font-size: 15px; color: var(--ink-2); }
@media (max-width: 1080px) { .steps { grid-template-columns: repeat(2, 1fr); row-gap: 40px; } }
@media (max-width: 560px) { .steps { grid-template-columns: 1fr; } .step h3 { margin-top: 18px; } }

/* services page ------------------------------------------------------- */
.svc-index { display: flex; flex-wrap: wrap; gap: 10px 28px; padding-top: 22px; border-top: 1px solid var(--rule); }
.svc-index a { font-size: 14px; color: var(--ink-2); }
.svc-index a:hover { color: var(--ink); }
.service { padding-block: clamp(64px, 8vw, 128px); border-top: 1px solid var(--rule); }
.service__grid { row-gap: 40px; align-items: start; }
.service__image { grid-column: 1 / span 6; }
.service__text { grid-column: 8 / span 5; }
.service--flip .service__image { grid-column: 7 / span 6; grid-row: 1; }
.service--flip .service__text { grid-column: 1 / span 5; grid-row: 1; }
.service--narrow .service__image { grid-column: 2 / span 4; }
.service--narrow.service--flip .service__image { grid-column: 8 / span 4; }
.service__text .num { display: block; margin-bottom: 28px; }
.service__text .title { font-size: clamp(32px, 3.2vw, 48px); }
.service__text .lead { margin-top: 22px; }
.service__text .practice { margin-top: 32px; }
@media (max-width: 960px) {
  .service__image, .service__text, .service--flip .service__image, .service--flip .service__text,
  .service--narrow .service__image, .service--narrow.service--flip .service__image { grid-column: 1 / -1; grid-row: auto; }
}

/* portfolio ----------------------------------------------------------- */
.filters { display: flex; flex-wrap: wrap; align-items: baseline; gap: 8px 28px; padding-block: 20px; border-block: 1px solid var(--rule); }
.filters__label { margin-right: 8px; }
.filters button { position: relative; padding: 6px 0; font-size: 14px; color: var(--ink-3); transition: color .3s; }
.filters button:hover { color: var(--ink); }
.filters button[aria-pressed='true'] { color: var(--ink); }
.filters button[aria-pressed='true']::after { content: ''; position: absolute; left: 0; right: 0; bottom: 0; height: 1px; background: var(--ink); }
.filters__count { margin-left: auto; }
.portfolio-grid { display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); gap: clamp(56px, 6vw, 96px) var(--gap); margin-top: clamp(48px, 6vw, 88px); }
.portfolio-grid .tile { grid-column: span 6; }
.portfolio-grid .tile:nth-child(4n + 1) { grid-column: 1 / span 7; }
.portfolio-grid .tile:nth-child(4n + 2) { grid-column: 9 / span 4; margin-top: clamp(64px, 10vw, 180px); }
.portfolio-grid .tile:nth-child(4n + 3) { grid-column: 2 / span 4; }
.portfolio-grid .tile:nth-child(4n + 4) { grid-column: 7 / span 6; margin-top: clamp(40px, 6vw, 120px); }
.portfolio-grid.is-filtered .tile { grid-column: span 6 !important; margin-top: 0 !important; }
.portfolio-grid.is-filtered .pic { aspect-ratio: 4 / 3; }
.portfolio-grid .tile .tile__type { white-space: nowrap; }
@media (max-width: 760px) { .portfolio-grid .tile:nth-child(n) { grid-column: 1 / -1 !important; margin-top: 0 !important; } }

/* property detail ------------------------------------------------------ */
.prop-hero { padding-top: calc(var(--header-h) + clamp(40px, 5vw, 80px)); }
.prop-hero__head { display: flex; justify-content: space-between; align-items: end; gap: 24px 48px; flex-wrap: wrap; margin-bottom: clamp(32px, 4vw, 56px); }
.prop-hero__head .title { margin-top: 18px; }
.facts { display: grid; grid-template-columns: repeat(4, 1fr); gap: 0 var(--gap); }
.facts > div { padding: 20px 0; border-top: 1px solid var(--rule); }
.facts dt { font-size: 12px; letter-spacing: .14em; text-transform: uppercase; color: var(--ink-3); }
.facts dd { margin-top: 8px; font-size: 16px; }
@media (max-width: 760px) { .facts { grid-template-columns: 1fr 1fr; } }
.prop-summary { grid-column: 1 / span 6; }
.prop-side { grid-column: 8 / span 5; }
.scope-title { grid-column: 1 / span 7; }
@media (max-width: 960px) { .prop-summary, .prop-side, .scope-title { grid-column: 1 / -1; } }
.gallery { row-gap: var(--gap); }
.gallery > :nth-child(1) { grid-column: 1 / span 7; }
.gallery > :nth-child(2) { grid-column: 8 / span 5; align-self: end; }
.gallery > :only-child { grid-column: 3 / span 8; }
@media (max-width: 760px) { .gallery > :nth-child(n) { grid-column: 1 / -1; } }
.next-prop { display: flex; justify-content: space-between; align-items: center; gap: 24px; padding-block: 32px; border-top: 1px solid var(--rule); }

/* insights ------------------------------------------------------------ */
.feature-article { row-gap: 32px; align-items: end; }
.feature-article .pic { grid-column: 1 / span 8; }
.feature-article__text { grid-column: 9 / span 4; }
.feature-article__text .title { margin-top: 18px; font-size: clamp(30px, 2.8vw, 42px); }
.feature-article__text p { margin-top: 18px; color: var(--ink-2); }
@media (max-width: 960px) { .feature-article .pic, .feature-article__text { grid-column: 1 / -1; } }
.article-index { margin-top: clamp(64px, 8vw, 128px); }
.article-row {
  display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); column-gap: var(--gap);
  padding-block: 28px; border-top: 1px solid var(--rule); align-items: start;
}
.article-row:last-child { border-bottom: 1px solid var(--rule); }
.article-row__cat { grid-column: 1 / span 2; padding-top: 8px; }
.article-row__title { grid-column: 3 / span 5; font-family: var(--serif); font-weight: 300; font-size: clamp(24px, 2.1vw, 32px); line-height: 1.15; letter-spacing: -.01em; }
.article-row__dek { grid-column: 8 / span 3; color: var(--ink-2); font-size: 15.5px; padding-top: 6px; }
.article-row .pic { grid-column: 11 / span 2; }
.article-row__soon { font-size: 11px; letter-spacing: .14em; text-transform: uppercase; color: var(--ink-3); display: block; margin-top: 10px; }
a.article-row:hover .article-row__title { text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 5px; }
@media (max-width: 960px) {
  .article-row { grid-template-columns: 1fr 96px; row-gap: 10px; }
  .article-row__cat, .article-row__title, .article-row__dek { grid-column: 1; }
  .article-row .pic { grid-column: 2; grid-row: 1 / span 3; }
}

.article-head { padding-top: calc(var(--header-h) + clamp(56px, 8vw, 128px)); }
.article-head__inner { max-width: 880px; }
.article-head .title { margin-top: 22px; font-size: clamp(36px, 4.4vw, 64px); }
.article-head .lead { margin-top: 26px; }
.article-head .caption { margin-top: 28px; }
.prose { max-width: 680px; margin-inline: auto; font-size: 18px; line-height: 1.7; color: var(--ink-2); }
.prose > * + * { margin-top: 1.1em; }
.prose h2 { margin-top: 2.2em; font-family: var(--serif); font-weight: 300; font-size: 30px; line-height: 1.2; color: var(--ink); letter-spacing: -.01em; }
.prose ul li { position: relative; padding-left: 22px; }
.prose ul li + li { margin-top: .5em; }
.prose ul li::before { content: ''; position: absolute; left: 0; top: .82em; width: 10px; height: 1px; background: var(--ink-3); }
.prose figure { margin-block: 2.4em; }
.prose blockquote { padding-left: 24px; border-left: 1px solid var(--ink); font-family: var(--serif); font-size: 24px; line-height: 1.35; color: var(--ink); font-weight: 300; }

/* contact ------------------------------------------------------------- */
.contact { padding-top: calc(var(--header-h) + clamp(56px, 7vw, 112px)); padding-bottom: var(--section); }
.contact__grid { row-gap: 56px; align-items: start; }
.contact__side { grid-column: 1 / span 4; position: sticky; top: calc(var(--header-h) + 32px); }
.contact__side .title { margin-top: 22px; }
.contact__side .body { margin-top: 24px; }
.contact__side .pic { margin-top: 48px; width: 82%; }
.contact__direct { margin-top: 36px; padding-top: 20px; border-top: 1px solid var(--rule); font-size: 15px; }
.contact__direct a { text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 3px; }
.contact__form { grid-column: 6 / span 7; }
@media (max-width: 960px) { .contact__side, .contact__form { grid-column: 1 / -1; position: static; } .contact__side .pic { display: none; } }

.form { display: grid; grid-template-columns: 1fr 1fr; gap: 0 var(--gap); }
.form fieldset { grid-column: 1 / -1; border: 0; padding: 0; margin: 0 0 8px; display: contents; }
.form legend { grid-column: 1 / -1; padding: 40px 0 6px; font-size: 12px; letter-spacing: .16em; text-transform: uppercase; color: var(--ink-2); }
.form fieldset:first-of-type legend { padding-top: 0; }
.field { display: flex; flex-direction: column; padding-top: 22px; }
.field--full { grid-column: 1 / -1; }
.field label { font-size: 13.5px; color: var(--ink-2); }
.field .opt { color: var(--ink-3); }
.field input, .field select, .field textarea {
  margin-top: 6px; width: 100%; min-height: 48px;
  padding: 10px 0; background: transparent;
  border: 0; border-bottom: 1px solid var(--greige); border-radius: 0;
  font-size: 17px; color: var(--ink);
  transition: border-color .3s;
  appearance: none; -webkit-appearance: none;
}
.field select {
  background-image: linear-gradient(45deg, transparent 50%, var(--ink) 50%), linear-gradient(135deg, var(--ink) 50%, transparent 50%);
  background-position: calc(100% - 10px) 52%, calc(100% - 5px) 52%; background-size: 5px 5px; background-repeat: no-repeat;
  padding-right: 24px;
}
.field textarea { min-height: 140px; resize: vertical; line-height: 1.5; }
.field input:focus, .field select:focus, .field textarea:focus { outline: none; border-bottom-color: var(--ink); box-shadow: 0 1px 0 var(--ink); }
.field input:user-invalid, .field select:user-invalid { border-bottom: 2px solid var(--ink); }
.form__submit { grid-column: 1 / -1; margin-top: 44px; display: flex; flex-wrap: wrap; gap: 20px 32px; align-items: center; }
.form__status { grid-column: 1 / -1; margin-top: 24px; padding: 18px 20px; background: var(--ivory); border-left: 2px solid var(--forest); font-size: 15px; }
.form__status a { text-decoration: underline; text-underline-offset: 3px; }
@media (max-width: 640px) { .form { grid-template-columns: 1fr; } .form__submit .btn { width: 100%; } }

/* case study page ----------------------------------------------------- */
.cs-summary { row-gap: 32px; }
.cs-summary > div { grid-column: span 4; padding-top: 20px; border-top: 1px solid var(--rule); }
.cs-summary h2 { font-size: 13px; font-weight: 500; letter-spacing: .14em; text-transform: uppercase; color: var(--ink-2); }
.cs-summary p { margin-top: 14px; color: var(--ink-2); }
@media (max-width: 860px) { .cs-summary > div { grid-column: 1 / -1; } }
.changes { margin-top: 40px; }
.changes li { display: grid; grid-template-columns: 220px 1fr; gap: 24px; padding: 22px 0; border-top: 1px solid var(--rule); }
.changes li:last-child { border-bottom: 1px solid var(--rule); }
.changes strong { font-weight: 400; font-size: 19px; }
.changes span { color: var(--ink-2); }
@media (max-width: 640px) { .changes li { grid-template-columns: 1fr; gap: 6px; } }

/* about ---------------------------------------------------------------- */
.about-origin-image { grid-column: 7 / span 5; }
@media (max-width: 960px) { .about-origin-image { grid-column: 3 / -1; } }
.values { display: grid; grid-template-columns: repeat(4, 1fr); gap: 40px var(--gap); margin-top: clamp(40px, 5vw, 72px); }
.values > div { padding-top: 22px; border-top: 1px solid var(--ink); }
.values dt { font-family: var(--serif); font-weight: 300; font-size: clamp(28px, 2.4vw, 36px); line-height: 1.1; }
.values dd { margin-top: 14px; color: var(--ink-2); max-width: 22em; }
@media (max-width: 960px) { .values { grid-template-columns: 1fr 1fr; } }
@media (max-width: 560px) { .values { grid-template-columns: 1fr; } }

/* insights hover */
.feature-article .pic img { transition: transform 1.1s var(--ease); }
@media (hover: hover) { .feature-article:hover .pic img { transform: scale(1.02); } .feature-article:hover .link { background-size: 0 1px; background-position: 100% 100%; } }

/* areas: linked list, index rows, considerations ----------------------- */
.area-list { border-bottom: 1px solid var(--rule); }
.area-link { display: grid; grid-template-columns: minmax(0, 1fr) auto; column-gap: 24px; align-items: baseline; padding: 22px 0 24px; border-top: 1px solid var(--rule); }
.area-link__name { font-family: var(--serif); font-weight: 300; font-size: clamp(28px, 2.5vw, 38px); line-height: 1.1; letter-spacing: -.015em; }
.area-link__note { grid-column: 1; margin-top: 8px; font-size: 14px; color: var(--ink-3); }
.area-link .arrow { grid-column: 2; grid-row: 1 / span 2; align-self: center; font-size: 20px; }
.area-link:hover .area-link__name { text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 6px; }

.area-row { display: grid; grid-template-columns: repeat(12, minmax(0, 1fr)); column-gap: var(--gap); row-gap: 28px; align-items: center; padding-block: clamp(40px, 5vw, 72px); border-top: 1px solid var(--rule); }
.area-row:first-child { border-top: 0; padding-top: 0; }
.area-row__image { grid-column: 1 / span 6; }
.area-row__text { grid-column: 8 / span 5; }
.area-row--flip .area-row__image { grid-column: 7 / span 6; grid-row: 1; }
.area-row--flip .area-row__text { grid-column: 1 / span 5; grid-row: 1; }
.area-row__text .num { display: block; margin-bottom: 22px; }
.area-row__text .caption { margin-top: 10px; }
.area-row__text .body { margin-top: 20px; }
.area-row__text .link { margin-top: 28px; }
.area-row__text h2 a:hover { text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 6px; }
.area-elsewhere { padding-top: clamp(40px, 5vw, 72px); border-top: 1px solid var(--rule); max-width: 760px; }
.area-elsewhere .lead { margin-top: 16px; }
.area-elsewhere a { text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 3px; }
@media (max-width: 960px) {
  .area-row__image, .area-row__text, .area-row--flip .area-row__image, .area-row--flip .area-row__text { grid-column: 1 / -1; grid-row: auto; }
}

.consider { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: 0 var(--gap); margin-top: clamp(32px, 4vw, 56px); }
.consider li { padding: 26px 0 40px; border-top: 1px solid var(--rule); }
.consider .num { display: block; margin-bottom: 24px; }
.consider h3 { font-weight: 400; font-size: 21px; line-height: 1.25; letter-spacing: -.01em; }
.consider p { margin-top: 10px; color: var(--ink-2); max-width: 34em; }
@media (max-width: 760px) { .consider { grid-template-columns: 1fr; } }
.practice a strong { font-weight: 500; color: var(--ink); }
.practice a:hover strong { text-decoration: underline; text-underline-offset: 3px; }

/* FAQ ------------------------------------------------------------------ */
.faq__grid { row-gap: 40px; align-items: start; }
.faq__head { grid-column: 1 / span 4; position: sticky; top: calc(var(--header-h) + 32px); }
.faq__head .title { margin-top: 22px; }
.faq__head .body { margin-top: 24px; }
.faq__head .body a { text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 3px; }
.faq__list { grid-column: 6 / span 7; border-bottom: 1px solid var(--rule); }
.faq__item { border-top: 1px solid var(--rule); }
.faq__item summary { display: grid; grid-template-columns: minmax(0, 1fr) 20px; gap: 24px; align-items: center; padding: 24px 0; cursor: pointer; list-style: none; }
.faq__item summary::-webkit-details-marker { display: none; }
.faq__item summary h3 { font-weight: 400; font-size: clamp(18px, 1.45vw, 21px); line-height: 1.35; letter-spacing: -.005em; }
.faq__item summary:hover h3 { text-decoration: underline; text-decoration-thickness: 1px; text-underline-offset: 4px; }
.faq__icon { position: relative; width: 14px; height: 14px; justify-self: end; }
.faq__icon::before, .faq__icon::after { content: ''; position: absolute; left: 0; right: 0; top: 50%; height: 1px; background: var(--ink); transition: transform .35s var(--ease); }
.faq__icon::after { transform: rotate(90deg); }
.faq__item[open] .faq__icon::after { transform: rotate(0deg); }
.faq__a { padding: 0 48px 28px 0; color: var(--ink-2); max-width: 44em; }
@media (max-width: 960px) { .faq__head, .faq__list { grid-column: 1 / -1; position: static; } .faq__a { padding-right: 0; } }

/* simple text pages ---------------------------------------------------- */
.legal { padding-top: calc(var(--header-h) + clamp(56px, 8vw, 120px)); padding-bottom: var(--section); }
.legal .prose { margin-inline: 0; }

/* ---------------------------------------------------------- cursor label */
.cursor-tag {
  position: fixed; left: 0; top: 0; z-index: 60; pointer-events: none;
  padding: 9px 13px; background: var(--ink); color: var(--off);
  font-size: 11px; letter-spacing: .16em; text-transform: uppercase;
  opacity: 0; transition: opacity .25s var(--ease);
}
.cursor-tag.is-on { opacity: 1; }

/* ----------------------------------------------------------------- motion */
.js [data-reveal] { opacity: 0; transform: translate3d(0, 18px, 0); transition: opacity 1s var(--ease), transform 1.1s var(--ease); }
.js [data-reveal].is-in { opacity: 1; transform: none; }
.js [data-reveal] .pic img { transform: scale(1.035); transition: transform 1.8s var(--ease); }
.js [data-reveal].is-in .pic img { transform: none; }
.js [data-reveal-delay='1'] { transition-delay: .12s; }
.js [data-reveal-delay='2'] { transition-delay: .24s; }

/* Content visible on first paint never waits for JavaScript: it uses a CSS
   entrance instead of the scroll reveal. */
@keyframes enter { from { opacity: 0; transform: translate3d(0, 14px, 0); } to { opacity: 1; transform: none; } }
.js :is(.intro, .prop-hero, .contact, .legal) [data-reveal], .js .article-head[data-reveal] {
  opacity: 1; transform: none; transition: none; animation: enter 1s var(--ease) both;
}
.js :is(.intro, .prop-hero, .contact) [data-reveal-delay='1'] { animation-delay: .15s; }
.js :is(.prop-hero) [data-reveal] .pic img { transform: none; }

@media (prefers-reduced-motion: reduce) {
  *, *::before, *::after { transition-duration: .01ms !important; animation-duration: .01ms !important; scroll-behavior: auto !important; }
  .js [data-reveal], .js [data-reveal] .pic img { opacity: 1; transform: none; }
  .hero__toggle { display: none; }
}

@media print {
  .site-header, .menu, .hero__media video, .cursor-tag { display: none !important; }
}