@font-face {
  font-family: Fraunces;
  font-style: normal;
  font-weight: 100 900;
  font-display: swap;
  src: url("../fonts/fraunces-var.woff2") format("woff2");
}
@font-face {
  font-family: Fraunces;
  font-style: italic;
  font-weight: 100 900;
  font-display: swap;
  src: url("../fonts/fraunces-var-italic.woff2") format("woff2");
}
@font-face {
  font-family: Outfit;
  font-style: normal;
  font-weight: 300;
  font-display: swap;
  src: url("../fonts/outfit-300.woff2") format("woff2");
}
@font-face {
  font-family: Outfit;
  font-style: normal;
  font-weight: 400;
  font-display: swap;
  src: url("../fonts/outfit-400.woff2") format("woff2");
}
@font-face {
  font-family: Outfit;
  font-style: normal;
  font-weight: 500;
  font-display: swap;
  src: url("../fonts/outfit-500.woff2") format("woff2");
}
@font-face {
  font-family: Outfit;
  font-style: normal;
  font-weight: 600;
  font-display: swap;
  src: url("../fonts/outfit-600.woff2") format("woff2");
}

:root {
  --ink: #1b1814;
  --bar: #0e0d0b;
  --paper: #f5efe4;
  --paper-2: #faf7f1;
  --gold: #c9a35a;
  --gold-ink: #7a5a28;
  --muted: #5e574c;
  --hair: rgba(122, 90, 40, 0.35);
  --hair-gold: rgba(201, 163, 90, 0.8);
  --danger: #8d3b32;
  --serif: Fraunces, "Iowan Old Style", Palatino, serif;
  --sans: Outfit, "Avenir Next", "Segoe UI", sans-serif;
  --pad: clamp(1.15rem, 4vw, 3.25rem);
}

*,
*::before,
*::after { box-sizing: border-box; }

html { scroll-behavior: smooth; }

body {
  margin: 0;
  color: var(--ink);
  background: var(--paper-2);
  font-family: var(--sans);
  font-weight: 400;
  font-size: 1.02rem;
  font-synthesis: none;
  line-height: 1.65;
  color-scheme: light;
  overflow-x: clip;
}

body.nav-open { overflow: hidden; }

img, video { max-width: 100%; height: auto; display: block; }

a { color: var(--gold-ink); }

h1, h2, h3, .pull { text-wrap: balance; }

p { text-wrap: pretty; }

h1, h2, h3, .pull, .step-no {
  font-optical-sizing: none;
  font-variation-settings: "SOFT" 0, "WONK" 0;
}

h1, h2, .pull {
  font-family: var(--serif);
  font-weight: 400;
  font-style: normal;
  line-height: 1.05;
  letter-spacing: -0.02em;
  color: var(--ink);
  font-variation-settings: "opsz" 144, "SOFT" 0, "WONK" 0;
}

h1 { font-size: clamp(2.6rem, 6vw, 4.8rem); margin: 0 0 0.7em; }

h2 { font-size: clamp(2rem, 4vw, 3.3rem); margin: 0 0 0.55em; }

h1 em, h2 em, h3 em { font-style: italic; font-weight: 400; }

h3 {
  font-family: var(--serif);
  font-weight: 400;
  font-style: italic;
  font-size: clamp(1.35rem, 2.2vw, 1.85rem);
  margin: 0 0 0.35em;
}

p { margin: 0 0 1rem; }

::selection { background: rgba(201, 163, 90, 0.28); }

[hidden] { display: none !important; }

.skip {
  position: absolute;
  left: 1rem;
  top: -4rem;
  background: var(--bar);
  color: var(--paper-2);
  padding: 0.55rem 0.8rem;
  z-index: 40;
}

.skip:focus { top: 1rem; }

.wrap {
  width: min(1080px, calc(100% - 2 * var(--pad)));
  margin-inline: auto;
}

.narrow { width: min(40rem, 100%); margin-inline: auto; }

.eyebrow,
h2.eyebrow {
  margin: 0 0 0.9rem;
  font-family: var(--sans);
  font-style: normal;
  font-weight: 500;
  font-size: 0.72rem;
  letter-spacing: 0.22em;
  text-transform: uppercase;
  color: var(--gold-ink);
  line-height: 1.4;
}

.site-header {
  position: fixed;
  top: 0;
  left: 0;
  right: 0;
  z-index: 20;
  display: flex;
  align-items: center;
  justify-content: flex-end;
  gap: 1rem;
  padding: 0.85rem var(--pad);
  background: transparent;
  color: var(--paper-2);
}

.site-header.is-scrolled { background: var(--bar); }

body:not(.has-hero) { padding-top: 6.5rem; }

.wordmark { line-height: 0; text-decoration: none; position: relative; z-index: 41; }

.site-header .wordmark img { height: 2.55rem; width: auto; }

.nav-toggle {
  position: relative;
  z-index: 41;
  font: 500 0.68rem/1 var(--sans);
  letter-spacing: 0.18em;
  text-transform: uppercase;
  background: transparent;
  border: 1px solid var(--hair-gold);
  color: var(--paper-2);
  padding: 0.6rem 0.8rem;
  cursor: pointer;
}

.nav {
  display: flex;
  flex-wrap: wrap;
  justify-content: flex-end;
  gap: 0.35rem 1.15rem;
  align-items: center;
}

.nav a {
  color: var(--paper-2);
  text-decoration: none;
  font-size: 0.68rem;
  font-weight: 400;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.nav a[aria-current="page"] { box-shadow: inset 0 -1px 0 var(--gold); }

.button {
  display: inline-block;
  background: transparent;
  color: var(--ink);
  text-decoration: none;
  border: 1px solid var(--ink);
  padding: 0.85rem 1.1rem;
  font: 500 0.7rem/1 var(--sans);
  letter-spacing: 0.16em;
  text-transform: uppercase;
  cursor: pointer;
  transition: background 0.25s ease, color 0.25s ease, border-color 0.25s ease;
}

.button:hover { background: var(--ink); color: var(--paper-2); }

.nav .button {
  background: transparent;
  color: var(--paper-2);
  border: 0;
  border-bottom: 1px solid currentColor;
  box-shadow: none;
  padding: 0 0 0.12rem;
  border-radius: 0;
}

.nav .button:hover { background: transparent; color: var(--paper-2); opacity: 0.6; }

.hero-bleed {
  position: relative;
  min-height: min(100svh, 56rem);
  display: flex;
  align-items: center;
  justify-content: center;
  overflow: hidden;
  background: var(--bar);
  color: var(--paper-2);
}

.hero-photo {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
  max-width: none;
  object-fit: cover;
  object-position: center;
}

.focus-cabinet { object-position: 72% center; }

.focus-floor { object-position: center 60%; }

.hero-photo,
.framed img,
.frames img,
.one-photos img { filter: saturate(0.85) sepia(0.06); }

.hero-bleed::after {
  content: "";
  position: absolute;
  inset: 0;
  background: linear-gradient(to top, rgba(14, 13, 11, 0.55) 0%, rgba(14, 13, 11, 0.38) 46%, rgba(14, 13, 11, 0.32) 100%);
}

.hero-copy {
  position: relative;
  z-index: 1;
  text-align: center;
  box-sizing: border-box;
  width: min(44rem, 100%);
  min-width: 0;
  padding: 6.5rem var(--pad) 4rem;
}

.hero-copy .eyebrow { color: var(--paper); }

.hero-copy h1,
.hero-copy h2 {
  color: var(--paper-2);
  font-family: var(--sans);
  font-weight: 300;
  font-style: normal;
  font-variation-settings: normal;
  font-optical-sizing: auto;
  text-transform: uppercase;
  letter-spacing: 0.04em;
  margin: 0 auto;
  max-width: 100%;
}

.hero-copy h1 {
  font-size: clamp(2.15rem, 7.4vw, 5.6rem);
  line-height: 0.92;
}

.hero-copy h2 {
  font-size: clamp(1.65rem, 4.5vw, 3.05rem);
  line-height: 1.05;
  max-width: 12em;
}

.hero-lockup {
  width: min(22rem, 34vw);
  height: auto;
  margin: 0.9rem 0 0;
}

@media (min-width: 701px) {
  .hero-bleed:has(.hero-lockup) { justify-content: flex-start; }
  .hero-copy:has(.hero-lockup) {
    text-align: left;
    margin-left: clamp(2.5rem, 8vw, 7.5rem);
    margin-right: auto;
    width: min(28rem, 46%);
  }
}

@media (max-width: 700px) {
  .hero-bleed .hero-photo.focus-cabinet { object-position: 18% center; }
  .hero-copy:has(.hero-lockup) { text-align: center; }
  .hero-copy:has(.hero-lockup) .eyebrow {
    letter-spacing: 0.12em;
    font-size: 0.62rem;
    line-height: 1.5;
    margin-bottom: 0.2rem;
  }
  .hero-lockup {
    width: min(13rem, 52vw);
    margin: 1.15rem auto 0;
  }
}

.editorial {
  padding: clamp(4.5rem, 11vw, 8rem) var(--pad);
  text-align: center;
  background: var(--paper-2);
}

.editorial .narrow { width: min(52rem, 100%); }

.editorial h1 {
  max-width: 14em;
  margin-inline: auto;
  line-height: 1.02;
  font-size: clamp(2.2rem, 4.7vw, 3.85rem);
}

.editorial p { color: var(--muted); font-size: 1rem; max-width: 36rem; margin-inline: auto; }

.pull {
  font-size: clamp(1.85rem, 3.3vw, 2.7rem);
  line-height: 1.18;
  max-width: 16em;
  margin-inline: auto;
  color: var(--ink);
}

.editorial .pull { color: var(--ink); font-size: clamp(1.85rem, 3.3vw, 2.7rem); }

.collage {
  position: relative;
  width: min(980px, calc(100% - 2 * var(--pad)));
  margin: 0 auto clamp(3rem, 8vw, 5.5rem);
  min-height: 40rem;
}

.collage .framed { margin: 0; background: transparent; }

.collage .frame-back { width: min(68%, 600px); }

.collage .frame-front {
  position: absolute;
  width: min(56%, 520px);
  right: 0;
  top: 18%;
}

.framed { position: relative; margin: 0; }

.framed img {
  position: relative;
  z-index: 1;
  width: 100%;
  aspect-ratio: 4 / 5;
  object-fit: cover;
}

.quick { padding: 1rem 0 clamp(3.5rem, 8vw, 6rem); background: var(--paper-2); }

.quick-link {
  display: grid;
  grid-template-columns: 1fr auto;
  gap: 1rem;
  align-items: center;
  padding: 1.35rem 0;
  border-top: 1px solid var(--hair);
  text-decoration: none;
  color: var(--ink);
}

.quick-link:last-child { border-bottom: 1px solid var(--hair); }

.quick-link strong {
  display: block;
  font-family: var(--sans);
  font-weight: 300;
  font-style: normal;
  font-size: clamp(1.8rem, 3.4vw, 2.8rem);
  letter-spacing: 0.04em;
  text-transform: uppercase;
  color: var(--ink);
  line-height: 1.05;
}

.quick-link small {
  display: block;
  margin-top: 0.35rem;
  color: var(--muted);
  font-family: var(--sans);
  font-size: 0.95rem;
  letter-spacing: 0;
  text-transform: none;
}

.quick-link .arrow {
  font-family: var(--sans);
  font-weight: 300;
  font-size: 2rem;
  line-height: 1;
  color: var(--ink);
  transition: opacity 0.35s ease;
}

.quick-link:hover strong,
.quick-link:focus-visible strong,
.quick-link:hover .arrow,
.quick-link:focus-visible .arrow { color: var(--ink); opacity: 0.6; }

.split {
  display: grid;
  grid-template-columns: 1fr;
  gap: clamp(1.5rem, 4vw, 4rem);
  align-items: center;
  padding: clamp(3rem, 8vw, 6rem) var(--pad);
  background: var(--paper-2);
}

.split-copy { max-width: 36rem; }

.split-copy p:last-child { margin-bottom: 0; }

#property h2 + h2 {
  font-size: clamp(1.25rem, 2vw, 1.65rem);
  font-style: italic;
  letter-spacing: 0;
  text-transform: none;
  margin-top: 0.15rem;
}

.frames {
  display: grid;
  grid-template-columns: 1fr;
  gap: 1.4rem;
  padding: 0 var(--pad) clamp(2rem, 6vw, 4rem);
  background: var(--paper-2);
}

.frames img {
  width: 100%;
  aspect-ratio: 4 / 5;
  object-fit: cover;
  border: 0;
  padding: 0;
}

.frames img.frame-square { aspect-ratio: 1 / 1; }

.band {
  background: var(--bar);
  color: var(--paper-2);
  text-align: center;
  padding: clamp(3.5rem, 8vw, 6rem) var(--pad);
}

.band .eyebrow { color: var(--gold); }

.band h2 { color: var(--paper-2); max-width: 14em; margin-inline: auto; }

.band .button {
  color: var(--gold);
  border-color: var(--gold);
}

.band .button:hover { background: var(--gold); color: var(--bar); }

.prose { padding: clamp(3rem, 8vw, 5.5rem) 0; background: var(--paper-2); }

.prose .measure { max-width: 40rem; }

.page-hero { padding: clamp(3rem, 8vw, 6rem) 0 1rem; }

.page-hero h1 {
  text-transform: uppercase;
  letter-spacing: 0.08em;
  font-size: clamp(2.3rem, 6vw, 4.4rem);
}

.page-hero .wrap { max-width: 42rem; }

.contact {
  display: grid;
  grid-template-columns: 1fr;
  gap: clamp(1.5rem, 4vw, 3.5rem);
  align-items: start;
  padding: clamp(2rem, 5vw, 4rem) var(--pad) 4rem;
  background: var(--paper-2);
}

.contact-copy { max-width: 40rem; }

.film { margin: 1.4rem 0 0; position: relative; }

.film video { width: 100%; background: #000; }

.film-play {
  position: absolute;
  left: 50%;
  top: 38%;
  transform: translate(-50%, -50%);
  background: rgba(14, 13, 11, 0.35);
  color: var(--paper-2);
  border: 1px solid var(--gold);
  padding: 0.85rem 1rem;
  font: 500 0.68rem/1 var(--sans);
  letter-spacing: 0.16em;
  text-transform: uppercase;
  cursor: pointer;
}

.film.is-playing .film-play { display: none; }

.film figcaption {
  margin-top: 0.7rem;
  color: var(--muted);
  font-size: 0.78rem;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.ticker {
  overflow: hidden;
  width: 100%;
  max-width: 100%;
  background: var(--bar);
  color: var(--gold);
  border-top: 1px solid rgba(201, 163, 90, 0.28);
}

.ticker-track {
  display: flex;
  width: 100%;
  justify-content: center;
  animation: none;
}

.ticker-group:not(:first-child) { display: none; }

.ticker-group span:not(:first-child),
.ticker-group em ~ em,
.ticker-group em ~ span { display: none; }

.ticker-group {
  display: flex;
  align-items: baseline;
  justify-content: center;
  gap: 0.45rem;
  width: 100%;
  padding: 0.5rem var(--pad);
  white-space: nowrap;
  font-family: var(--serif);
  font-style: italic;
  font-weight: 400;
  font-size: 0.92rem;
  letter-spacing: 0.01em;
  line-height: 1;
}

.ticker-group em { font-style: italic; color: var(--paper); padding-right: 0; }

.ticker:hover .ticker-track,
.ticker:focus-within .ticker-track { animation-play-state: paused; }

@keyframes ticker {
  from { transform: translateX(0); }
  to { transform: translateX(-50%); }
}

.site-footer {
  display: flex;
  flex-direction: column;
  align-items: center;
  text-align: center;
  gap: 1.1rem;
  padding: 3.2rem var(--pad) 2.4rem;
  background: var(--bar);
  color: var(--paper-2);
}

.site-footer .wordmark img { height: 8.2rem; width: auto; }

.site-footer .nav { justify-content: center; }

.site-footer .nav a { color: var(--paper); }

.site-footer .nav a[aria-current="page"] { box-shadow: inset 0 -1px 0 var(--gold); }

.site-footer .nav .button {
  color: var(--paper);
  border: 0;
  border-bottom: 1px solid currentColor;
  background: transparent;
}

.site-footer .nav .button:hover { background: transparent; color: var(--paper); opacity: 0.6; }

.site-footer .fine {
  margin: 0.4rem 0 0;
  color: rgba(245, 239, 228, 0.72);
  font-size: 0.78rem;
}

.site-footer .fine a { color: rgba(245, 239, 228, 0.72); }

html.motion .reveal {
  opacity: 0;
  transform: translateY(1.25rem);
}

html.motion .reveal.is-in {
  opacity: 1;
  transform: none;
  transition: opacity 0.8s ease, transform 0.8s ease;
}

.inquiry { margin-top: 0.5rem; position: relative; }

.field { margin: 0 0 1.15rem; }

.field label,
.pick-set legend,
.inquiry legend,
.zip-row label {
  display: block;
  margin-bottom: 0.35rem;
  font-size: 0.72rem;
  font-weight: 500;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.inquiry input,
.inquiry textarea,
.inquiry select,
.zip-row input {
  width: 100%;
  background: transparent;
  color: var(--ink);
  border: 0;
  border-bottom: 1px solid rgba(27, 24, 20, 0.35);
  border-radius: 0;
  padding: 0.7rem 0;
  font: inherit;
}

.inquiry textarea { min-height: 7rem; resize: vertical; }

.inquiry input:focus,
.inquiry textarea:focus,
.inquiry select:focus,
.zip-row input:focus {
  outline: 0;
  border-bottom-color: var(--gold-ink);
}

.form-grid { display: grid; gap: 0 1.25rem; }

.pick-set { border: 0; margin: 0.4rem 0 1.3rem; padding: 0; }

.pick-grid { display: grid; gap: 0.45rem; }

.pick {
  display: flex;
  gap: 0.65rem;
  align-items: flex-start;
  margin: 0;
  padding: 0.15rem 0;
  cursor: pointer;
  line-height: 1.4;
}

.pick input { width: auto; margin-top: 0.3rem; accent-color: var(--gold-ink); }

.form-status { min-height: 1.4em; color: var(--muted); }

.form-status.is-error { color: var(--danger); }

.hp {
  position: absolute;
  left: -9999px;
  height: 0;
  overflow: hidden;
}

.zip-row {
  display: flex;
  flex-wrap: wrap;
  gap: 0.8rem 1rem;
  align-items: end;
  margin-top: 1rem;
}

.zip-row input { min-width: 8rem; width: auto; }

.section { padding: 1rem 0 3rem; }

.muted, .note { color: var(--muted); }

.sample-flag {
  display: inline-block;
  border: 1px solid var(--hair);
  padding: 0.15rem 0.45rem;
  letter-spacing: 0.14em;
  text-transform: uppercase;
  font-size: 0.72rem;
}

.result, .card, .report {
  border-top: 1px solid var(--hair);
  padding: 1.1rem 0;
}

.cards, .metrics, .two-col { display: grid; gap: 1rem; }

.tabs { display: flex; gap: 1.2rem; margin: 0.4rem 0 1rem; }

.tabs label {
  font: 500 0.72rem/1 var(--sans);
  letter-spacing: 0.14em;
  text-transform: uppercase;
  cursor: pointer;
  border-bottom: 1px solid transparent;
  padding-bottom: 0.25rem;
}

.switcher > input { position: absolute; left: -9999px; }

.switcher .report { display: none; }

#linden:checked ~ #report-linden,
#harbor:checked ~ #report-harbor { display: block; }

#linden:checked ~ .tabs label[for="linden"],
#harbor:checked ~ .tabs label[for="harbor"] { border-bottom-color: var(--gold-ink); }

.one-pager {
  padding: clamp(3.2rem, 8vw, 6.5rem) var(--pad) clamp(3.5rem, 8vw, 6rem);
  background: var(--paper);
  border-top: 1px solid var(--hair);
}

.one-lead h2 { max-width: 12em; font-size: clamp(2.4rem, 5.5vw, 4.4rem); }

.one-label { margin: 2.6rem 0 0.2rem; }

.timeline, .care-list, .one-photos { list-style: none; margin: 0; padding: 0; }

.timeline li {
  display: grid;
  grid-template-columns: 3.2rem 1fr;
  gap: 0.4rem 1rem;
  align-items: baseline;
  padding: 1.2rem 0;
  border-top: 1px solid var(--hair);
}

.step-no {
  font-family: var(--serif);
  font-style: italic;
  font-size: clamp(1.5rem, 2.4vw, 2.1rem);
  color: var(--gold-ink);
}

.step-copy h3 { margin: 0; font-style: italic; }

.step-copy p { margin: 0.2rem 0 0; color: var(--muted); }

.one-photos {
  display: grid;
  gap: 0.7rem;
  margin-top: 2rem;
}

.one-photos img {
  width: 100%;
  aspect-ratio: 4 / 5;
  object-fit: cover;
  border: 0;
  padding: 0;
}

.care-list { margin-top: 0.4rem; }

.care-list li { padding: 1rem 0; border-top: 1px solid var(--hair); }

.care-list h3 { margin: 0; }

.care-list .button { margin-top: 0.8rem; }

#property,
#residents,
#one-pager { scroll-margin-top: 5.2rem; }

@media (min-width: 800px) {
  .frames { grid-template-columns: 1.15fr 0.85fr; align-items: center; }
  .frames img.frame-square { margin-top: 2.4rem; }
  .form-grid.halves { grid-template-columns: 1fr 1fr; }
  .field.wide { grid-column: 1 / -1; }
  .metrics, .two-col { grid-template-columns: 1fr 1fr; }
  .pick-grid { grid-template-columns: 1fr 1fr; }
  .one-photos { grid-template-columns: repeat(3, 1fr); }
  .timeline li { grid-template-columns: 4.5rem 1fr; padding: 1.4rem 0; }
}

@media (min-width: 900px) {
  .split { grid-template-columns: 1fr 1fr; }
  .split.reverse .framed { order: 2; }
  .contact { grid-template-columns: 0.85fr 1.15fr; }
  .contact .framed { position: sticky; top: 7rem; }
}

@media (max-width: 899px) {
  .collage { min-height: 0; display: grid; gap: 1.6rem; }
  .collage .frame-back,
  .collage .frame-front { position: static; width: 100%; }
  .frames img.frame-square { margin-top: 0; }
}

@media (max-width: 860px) {
  .nav-toggle { display: inline-block; }
  .site-header .nav {
    display: none;
    position: fixed;
    inset: 0;
    flex-direction: column;
    justify-content: center;
    align-items: center;
    gap: 1.35rem;
    background: var(--bar);
    padding: 5rem var(--pad);
  }
  .site-header .nav.is-open { display: flex; }
  .site-header .nav a { color: var(--paper-2); font-size: 0.85rem; }
}

@media (min-width: 861px) {
  .nav-toggle { display: none; }
}

@media (prefers-reduced-motion: no-preference) {
  .hero-photo { animation: hero-scale 36s ease-out both; }
  .framed img,
  .frames img,
  .one-photos img { transition: transform 0.8s ease; }
  .framed:hover img,
  .frames img:hover,
  .one-photos li:hover img { transform: scale(1.03); }
}

@keyframes hero-scale {
  from { transform: scale(1.06); }
  to { transform: scale(1.015); }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  .ticker-track { animation: none; }
  .ticker-group:last-child { display: none; }
  .button,
  .quick-link .arrow,
  .framed img,
  .frames img { transition: none; }
  html.motion .reveal,
  html.motion .reveal.is-in {
    opacity: 1;
    transform: none;
    transition: none;
  }
}

@media print {
  .ticker,
  .film-play,
  .nav-toggle,
  .site-header,
  .site-footer { display: none !important; }
  body { padding-top: 0; }
  body:has(.one-pager) main > :not(.one-pager) { display: none !important; }
  body:has(.one-pager) .one-pager {
    border: 0;
    padding: 0;
    color: #000;
    background: #fff;
  }
  .timeline li,
  .care-list li,
  .one-photos { break-inside: avoid; }
  a { color: inherit; }
}