/* ============================================================
   NM Realty Advisors — "Editorial" design system (lux)
   Architectural editorial: stone canvas, near-black ink,
   imagery-forward, one restrained wine accent, parallax + motion.
   Display: Bricolage Grotesque · Body: Inter
   ============================================================ */

:root{
  --stone:#fff;      /* canvas */
  --paper:#F6F3EE;      /* raised */
  --sand:#EDE9E1;       /* fill band */
  --ink:#191815;        /* text / dark sections */
  --ink-2:#4E4A43;      /* body */
  --muted:#8A8479;      /* captions */
  --line:#D8D2C6;       /* hairline */
  --line-2:#C7BFAF;
  --wine:#6E241C;       /* lone accent — interactive/active only */
  --wine-2:#571a13;
  --paper-on-dark:#EDE9E1;

  --wrap:1360px;
  --gut:clamp(1.2rem,4vw,3rem);
  --ff-d:"{DM Sans}",-apple-system,Segoe UI,sans-serif;
  --ff-b:"DM Sans",-apple-system,Segoe UI,sans-serif;
  --ease:cubic-bezier(.22,.61,.36,1);
  --ease-2:cubic-bezier(.65,.05,.36,1);
}

*{margin:0;padding:0;box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{
  background:var(--stone);color:var(--ink-2);
  font-family:var(--ff-b);font-size:clamp(1rem,.97rem + .15vw,1.06rem);
  line-height:1.7;font-weight:400;letter-spacing:-.005em;
  -webkit-font-smoothing:antialiased;overflow-x:hidden;
}
img{display:block;max-width:100%}
a{color:inherit;text-decoration:none}
::selection{background:var(--wine);color:var(--paper)}

.wrap{max-width:var(--wrap);margin-inline:auto;padding-inline:var(--gut)}
.sec{padding-block:clamp(4rem,9vw,9rem)}
.sec-sm{padding-block:clamp(3rem,6vw,6rem)}

/* ---------- type ---------- */
.d0{font-family:var(--ff-d);font-weight:700;font-size:clamp(2.9rem,1.3rem + 6.6vw,7.3rem);line-height:.92;letter-spacing:-.035em;color:var(--ink)}
.d1{font-family:var(--ff-d);font-weight:700;font-size:clamp(2.2rem,1.4rem + 3.2vw,4.4rem);line-height:1;letter-spacing:-.03em;color:var(--ink)}
.d2{font-family:var(--ff-d);font-weight:600;font-size:clamp(1.7rem,1.2rem + 2vw,3rem);line-height:1.04;letter-spacing:-.025em;color:var(--ink)}
.d3{font-family:var(--ff-d);font-weight:600;font-size:clamp(1.35rem,1.1rem + 1vw,2rem);line-height:1.1;letter-spacing:-.02em;color:var(--ink)}
.lede{font-size:clamp(1.15rem,1rem + .7vw,1.65rem);line-height:1.45;color:var(--ink);font-weight:400;letter-spacing:-.01em}
.eyebrow{display:inline-flex;align-items:center;gap:.6rem;font-family:var(--ff-b);font-weight:600;font-size:.74rem;letter-spacing:.2em;text-transform:uppercase;color:var(--wine)}
.eyebrow::before{content:"";width:26px;height:1px;background:var(--wine);opacity:.7}
.eyebrow.on-dark{color:#d9a99f}
.eyebrow.on-dark::before{background:#d9a99f}
.cap{font-size:.8rem;color:var(--muted);letter-spacing:.02em}
.mono{font-variant-numeric:tabular-nums}

/* ---------- links / buttons ---------- */
.ln{position:relative;color:var(--ink);font-weight:500;display:inline-flex;align-items:center;gap:.5rem;width:max-content}
.ln::after{content:"";position:absolute;left:0;bottom:-2px;width:100%;height:1.5px;background:currentColor;transform:scaleX(0);transform-origin:right;transition:transform .5s var(--ease)}
.ln:hover::after{transform:scaleX(1);transform-origin:left}
.ln .a{transition:transform .4s var(--ease)}
.ln:hover .a{transform:translateX(4px)}

.btn{position:relative;display:inline-flex;align-items:center;gap:.6rem;font-family:var(--ff-b);font-weight:600;font-size:.94rem;letter-spacing:-.01em;padding:1rem 1.7rem;border-radius:2px;cursor:pointer;border:1px solid var(--ink);overflow:hidden;transition:color .45s var(--ease),border-color .45s var(--ease);z-index:0;background:transparent;color:var(--ink)}
.btn .a{transition:transform .45s var(--ease)}
.btn:hover .a{transform:translateX(4px)}
.btn::before{content:"";position:absolute;inset:0;background:var(--ink);transform:translateY(101%);transition:transform .5s var(--ease);z-index:-1}
.btn:hover::before{transform:translateY(0)}
.btn--fill{background:var(--ink);color:var(--paper)}
.btn--fill::before{background:var(--wine)}
.btn--fill:hover{border-color:var(--wine);color:var(--paper)}
.btn--line:hover{color:var(--paper)}
.btn--ghost{color:var(--paper);border-color:rgba(237,233,225,.4)}
.btn--ghost::before{background:var(--paper)}
.btn--ghost:hover{color:var(--ink);border-color:var(--paper)}

/* ---------- header ---------- */
.lhead{position:fixed;top:0;left:0;right:0;z-index:60;transition:background .5s var(--ease),box-shadow .5s var(--ease),padding .5s var(--ease);padding-block:1.4rem}
.lhead::after{content:"";position:absolute;left:0;bottom:0;width:100%;height:1px;background:var(--line);opacity:0;transition:opacity .5s}
.lhead.scrolled{background:rgba(234,231,223,.86);backdrop-filter:blur(14px) saturate(1.1);padding-block:.85rem}
.lhead.scrolled::after{opacity:1}
.lhead .row{max-width:var(--wrap);margin-inline:auto;padding-inline:var(--gut);display:flex;align-items:center;justify-content:space-between;gap:2rem}
.brand{font-family:var(--ff-d);font-weight:600;font-size:1.18rem;letter-spacing:-.02em;color:var(--ink);display:inline-flex;align-items:baseline;gap:.05em}
.brand b{font-weight:700}
.brand .tm{font-size:.55em;transform:translateY(-.5em);color:var(--muted)}
.lnav{display:flex;gap:2.2rem}
.lnav a{position:relative;font-size:.9rem;font-weight:500;color:var(--ink);padding-block:.2rem}
.lnav a::after{content:"";position:absolute;left:0;bottom:-2px;width:100%;height:1.5px;background:var(--wine);transform:scaleX(0);transform-origin:right;transition:transform .45s var(--ease)}
.lnav a:hover::after,.lnav a.active::after{transform:scaleX(1);transform-origin:left}
.lnav a.active{color:var(--wine)}
.head-r{display:flex;align-items:center;gap:1.4rem}
.head-r .btn{padding:.7rem 1.3rem;font-size:.86rem}
.burger{display:none;width:44px;height:44px;border:1px solid var(--line-2);border-radius:2px;background:transparent;cursor:pointer;position:relative}
.burger span,.burger span::before,.burger span::after{content:"";position:absolute;left:11px;width:22px;height:1.5px;background:var(--ink);transition:.4s var(--ease)}
.burger span{top:21px}.burger span::before{top:-6px}.burger span::after{top:6px}
body.menu .burger span{background:transparent}
body.menu .burger span::before{top:0;transform:rotate(45deg)}
body.menu .burger span::after{top:0;transform:rotate(-45deg)}

.scrim{position:fixed;inset:0;background:rgba(25,24,21,.5);opacity:0;visibility:hidden;transition:.4s;z-index:70}
body.menu .scrim{opacity:1;visibility:visible}
.lmenu{position:fixed;top:0;right:0;height:100dvh;width:min(88vw,420px);background:var(--paper);z-index:80;transform:translateX(100%);transition:transform .55s var(--ease);display:flex;flex-direction:column;padding:clamp(1.6rem,5vw,2.6rem);gap:.2rem;overflow-y:auto}
body.menu .lmenu{transform:translateX(0)}
.lmenu .mtop{display:flex;justify-content:flex-end;margin-bottom:1.2rem}
.lmenu a{font-family:var(--ff-d);font-weight:600;font-size:1.5rem;color:var(--ink);padding:.7rem 0;border-bottom:1px solid var(--line);letter-spacing:-.02em}
.lmenu a.sub{font-family:var(--ff-b);font-size:1rem;font-weight:500;color:var(--ink-2);padding:.55rem 0 .55rem 1rem;border:0}
.lmenu .btn{margin-top:1.5rem;justify-content:center}

/* ---------- parallax media ---------- */
.par{position:relative;overflow:hidden}
.par-img{position:absolute;top:-14%;left:0;width:100%;height:128%;background:var(--ink) center/cover no-repeat;will-change:transform}

/* ---------- hero ---------- */
.lhero{position:relative;min-height:100dvh;display:flex;align-items:flex-end;color:var(--paper-on-dark)}
.lhero .par-img::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(20,19,16,.5) 0%,rgba(20,19,16,.15) 34%,rgba(18,17,14,.82) 100%)}
.lhero .hin{position:relative;z-index:2;width:100%;padding-bottom:clamp(2.5rem,6vw,5rem);padding-top:9rem}
.lhero .eyebrow{color:#e4b9b0}
.lhero .eyebrow::before{background:#e4b9b0}
.lhero .d0{color:var(--paper-on-dark);max-width:16ch;margin:1.2rem 0 0}
.lhero .hmeta{margin-top:clamp(1.8rem,4vw,2.8rem);display:flex;flex-wrap:wrap;gap:2.5rem;align-items:flex-end}
.lhero .htext{max-width:42ch;color:rgba(237,233,225,.86);font-size:1.05rem;line-height:1.55}
.lhero .hstats{display:flex;gap:2.2rem}
.lhero .hstat .n{font-family:var(--ff-d);font-weight:700;font-size:clamp(1.6rem,1.2rem + 1.2vw,2.4rem);color:var(--paper-on-dark);line-height:1}
.lhero .hstat .k{font-size:.76rem;letter-spacing:.06em;color:rgba(237,233,225,.6);margin-top:.35rem;text-transform:uppercase}
.lhero .hbtns{margin-top:clamp(2rem,4vw,2.6rem);display:flex;gap:1rem;flex-wrap:wrap}
.scrollcue{position:absolute;right:var(--gut);bottom:clamp(2.5rem,6vw,5rem);z-index:2;display:flex;flex-direction:column;align-items:center;gap:.7rem;color:rgba(237,233,225,.6);font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;writing-mode:vertical-rl}
.scrollcue .bar{width:1px;height:54px;background:rgba(237,233,225,.25);position:relative;overflow:hidden}
.scrollcue .bar::after{content:"";position:absolute;top:0;left:0;width:100%;height:40%;background:var(--paper-on-dark);animation:cue 2.2s var(--ease) infinite}
@keyframes cue{0%{transform:translateY(-100%)}100%{transform:translateY(260%)}}

/* ---------- marquee ---------- */
.marq{border-block:1px solid var(--line);overflow:hidden;background:var(--stone)}
.marq .track{display:flex;gap:0;width:max-content;animation:marq 34s linear infinite}
.marq:hover .track{animation-play-state:paused}
.marq .it{display:inline-flex;align-items:center;padding:1.1rem 0;font-family:var(--ff-d);font-weight:500;font-size:clamp(1rem,.9rem + .5vw,1.35rem);color:var(--ink);letter-spacing:-.01em;white-space:nowrap}
.marq .it::after{content:"—";margin-inline:1.6rem;color:var(--wine)}
@keyframes marq{to{transform:translateX(-50%)}}

/* ---------- statement ---------- */
.stmt-grid{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(2rem,6vw,5rem);align-items:end}
.stmt .big{font-family:var(--ff-d);font-weight:500;font-size:clamp(1.5rem,1.1rem + 1.8vw,2.6rem);line-height:1.24;letter-spacing:-.02em;color:var(--ink)}
.stmt .big em{font-style:normal;color:var(--wine)}
.pts{margin-top:clamp(1.4rem,3vw,2rem);display:grid;gap:0}
.pt{display:grid;grid-template-columns:auto 1fr;gap:1.2rem;padding:1.3rem 0;border-top:1px solid var(--line)}
.pt .no{font-family:var(--ff-d);font-weight:600;font-size:.85rem;color:var(--wine);padding-top:.15rem}
.pt b{display:block;font-family:var(--ff-d);font-weight:600;color:var(--ink);font-size:1.1rem;letter-spacing:-.01em}
.pt span{color:var(--ink-2);font-size:.95rem}

/* ---------- feature project ---------- */
.feat-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(1.5rem,4vw,4rem);align-items:center}
.feat .par{border-radius:3px;aspect-ratio:4/5}
.feat .fbody .spec{margin-top:1.6rem;display:grid;grid-template-columns:1fr 1fr;gap:0 2rem}
.feat .fbody .spec .s{padding:.9rem 0;border-top:1px solid var(--line);display:flex;justify-content:space-between;gap:1rem}
.feat .fbody .spec .s span:first-child{color:var(--muted);font-size:.9rem}
.feat .fbody .spec .s span:last-child{font-family:var(--ff-d);font-weight:600;color:var(--ink);font-size:.95rem}

/* ---------- portfolio index (signature) ---------- */
.index{border-top:1px solid var(--line)}
.irow{position:relative;display:grid;grid-template-columns:auto 1fr auto auto;gap:1.5rem;align-items:center;padding:clamp(1.6rem,3.5vw,2.6rem) 0;border-bottom:1px solid var(--line);transition:padding-left .5s var(--ease);cursor:pointer}
.irow:hover{padding-left:1.2rem}
.irow .no{font-family:var(--ff-d);font-weight:500;font-size:.85rem;color:var(--muted)}
.irow .nmwrap .nm{font-family:var(--ff-d);font-weight:600;font-size:clamp(1.5rem,1.1rem + 1.8vw,2.8rem);letter-spacing:-.025em;color:var(--ink);line-height:1;transition:color .4s}
.irow .nmwrap .meta{font-size:.86rem;color:var(--muted);margin-top:.5rem}
.irow .tag{font-size:.74rem;letter-spacing:.06em;text-transform:uppercase;color:var(--muted);display:flex;align-items:center;gap:.5rem;white-space:nowrap}
.irow .tag .dot{width:6px;height:6px;border-radius:50%;background:var(--wine)}
.irow .arw{width:38px;height:38px;border:1px solid var(--line-2);border-radius:50%;display:grid;place-items:center;color:var(--ink);transition:.4s var(--ease);flex:none}
.irow:hover .arw{background:var(--wine);border-color:var(--wine);color:var(--paper);transform:rotate(-45deg)}
.irow:hover .nmwrap .nm{color:var(--wine)}
/* cursor-follow preview */
.ipreview{position:fixed;top:0;left:0;width:min(30vw,360px);aspect-ratio:4/3;border-radius:3px;overflow:hidden;pointer-events:none;z-index:40;opacity:0;transform:translate(-50%,-50%) scale(.92);transition:opacity .4s var(--ease),transform .5s var(--ease);box-shadow:0 30px 70px -30px rgba(20,19,16,.6)}
.ipreview img{width:100%;height:100%;object-fit:cover}
.ipreview.show{opacity:1;transform:translate(-50%,-50%) scale(1)}

/* ---------- steps / approach ---------- */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(1.2rem,2.5vw,2rem);counter-reset:s}
.step{position:relative;padding-top:2.2rem;border-top:2px solid var(--ink)}
.step::before{counter-increment:s;content:"0" counter(s);position:absolute;top:1.1rem;left:0;font-family:var(--ff-d);font-weight:600;font-size:.85rem;color:var(--wine)}
.step h3{font-family:var(--ff-d);font-weight:600;font-size:1.3rem;letter-spacing:-.02em;color:var(--ink);margin-bottom:.6rem}
.step p{font-size:.94rem;color:var(--ink-2)}

/* ---------- dark stats band ---------- */
.band{position:relative;color:var(--paper-on-dark);overflow:hidden;background:var(--ink)}
.band .par-img{opacity:.22}
.band .binner{position:relative;z-index:2}
.bstats{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(1.5rem,3vw,2.5rem);margin-top:clamp(2.5rem,5vw,4rem)}
.bstat{border-top:1px solid rgba(237,233,225,.25);padding-top:1.3rem}
.bstat .n{font-family:var(--ff-d);font-weight:700;font-size:clamp(2.4rem,1.6rem + 2.6vw,4rem);line-height:1;color:var(--paper-on-dark);letter-spacing:-.02em}
.bstat .k{margin-top:.7rem;color:rgba(237,233,225,.66);font-size:.9rem}

/* ---------- quotes ---------- */
.quotes{display:grid;gap:clamp(1rem,2vw,1.5rem);grid-template-columns:repeat(3,1fr)}
.qc{background:var(--paper);border:1px solid var(--line);border-radius:3px;padding:clamp(1.6rem,2.5vw,2.2rem);display:flex;flex-direction:column;gap:1.1rem}
.qc .qt{font-family:var(--ff-d);font-weight:700;font-size:2.4rem;line-height:.2;color:var(--wine);height:.9rem}
.qc p{color:var(--ink);font-size:.98rem;line-height:1.6;flex:1}
.qc .who{font-family:var(--ff-d);font-weight:600;color:var(--ink);font-size:.95rem}
.qc .who small{display:block;color:var(--muted);font-weight:400;font-family:var(--ff-b);font-size:.82rem;margin-top:.15rem}

/* ---------- CTA ---------- */
.lcta{background:var(--ink);color:var(--paper-on-dark);border-radius:3px;padding:clamp(2.6rem,6vw,5rem);position:relative;overflow:hidden}
.lcta .d1{color:var(--paper-on-dark);max-width:16ch;position:relative;z-index:2}
.lcta p{color:rgba(237,233,225,.7);max-width:48ch;margin-top:1.1rem;position:relative;z-index:2}
.lcta .hbtns{margin-top:2rem;display:flex;gap:1rem;flex-wrap:wrap;position:relative;z-index:2}
.lcta .glow{position:absolute;width:520px;height:520px;border-radius:50%;background:radial-gradient(circle,rgba(110,36,28,.55),transparent 68%);right:-120px;top:-160px;filter:blur(20px)}

/* ---------- footer ---------- */
.lfoot{background:var(--ink);color:var(--paper-on-dark);padding-top:clamp(3rem,6vw,5rem)}
.lfoot .row{max-width:var(--wrap);margin-inline:auto;padding-inline:var(--gut)}
.lfoot .ftop{display:grid;grid-template-columns:1.6fr 1fr 1fr 1fr;gap:2.5rem 2rem;padding-bottom:3rem;border-bottom:1px solid rgba(237,233,225,.16)}
.lfoot .brand{color:var(--paper-on-dark)}
.lfoot .about{color:rgba(237,233,225,.6);font-size:.92rem;max-width:34ch;margin-top:1.1rem}
.lfoot h5{font-family:var(--ff-b);font-weight:600;font-size:.74rem;letter-spacing:.16em;text-transform:uppercase;color:rgba(237,233,225,.5);margin-bottom:1.1rem}
.lfoot .fcol a{display:block;color:rgba(237,233,225,.82);font-size:.94rem;padding:.32rem 0;transition:color .3s,padding-left .3s var(--ease)}
.lfoot .fcol a:hover{color:var(--paper-on-dark);padding-left:.35rem}
.lfoot .social{display:flex;gap:.6rem;margin-top:1.4rem}
.lfoot .social a{width:40px;height:40px;border:1px solid rgba(237,233,225,.24);border-radius:50%;display:grid;place-items:center;transition:.35s var(--ease)}
.lfoot .social a:hover{background:var(--paper-on-dark);color:var(--ink);border-color:var(--paper-on-dark)}
.lfoot .social svg{width:18px;height:18px}
.lfoot .fbot{display:flex;justify-content:space-between;gap:1rem;flex-wrap:wrap;padding-block:1.6rem;color:rgba(237,233,225,.5);font-size:.85rem}
.lfoot .fbot a{color:rgba(237,233,225,.7)}
.lfoot .disc{color:rgba(237,233,225,.36);font-size:.72rem;line-height:1.6;padding-bottom:2.4rem;border-top:1px solid rgba(237,233,225,.1);padding-top:1.4rem}

/* ---------- reveals ---------- */
/* Reveals are additive: content is visible by default; JS only adds the
   entrance animation via .in. If JS never runs, everything still shows. */
@keyframes rvIn{from{opacity:0;transform:translateY(26px)}to{opacity:1;transform:none}}
@keyframes clipIn{from{clip-path:inset(0 0 100% 0)}to{clip-path:inset(0 0 0 0)}}
.rv.in{animation:rvIn .9s var(--ease) both}
.rv.r1.in{animation-delay:.09s}.rv.r2.in{animation-delay:.18s}.rv.r3.in{animation-delay:.27s}.rv.r4.in{animation-delay:.36s}
.clip.in{animation:clipIn 1s var(--ease) both}

/* ---------- utility ---------- */
.mist{background:var(--sand)}
.center{text-align:center}
.center .eyebrow{justify-content:center}
.head-2{max-width:44ch}
.mt-s{margin-top:1.2rem}
.divlead{display:flex;justify-content:space-between;align-items:flex-end;gap:1.5rem;flex-wrap:wrap}

/* ---------- responsive ---------- */
@media (max-width:1000px){
  .lnav{display:none}
  .head-r .btn{display:none}
  .burger{display:block}
  .stmt-grid,.feat-grid{grid-template-columns:1fr}
  .feat .par{aspect-ratio:16/11}
  .steps{grid-template-columns:1fr 1fr}
  .bstats{grid-template-columns:1fr 1fr}
  .quotes{grid-template-columns:1fr}
  .lfoot .ftop{grid-template-columns:1fr 1fr}
  .ipreview{display:none}
}
@media (max-width:560px){
  .steps,.bstats{grid-template-columns:1fr}
  .feat .fbody .spec{grid-template-columns:1fr}
  .lhero .hstats{gap:1.6rem}
  .irow{grid-template-columns:auto 1fr auto;gap:1rem}
  .irow .tag{display:none}
  .lfoot .ftop{grid-template-columns:1fr}
}

@media (prefers-reduced-motion:reduce){
  *{animation-duration:.001ms!important;animation-iteration-count:1!important;transition-duration:.001ms!important;scroll-behavior:auto!important}
  .rv{opacity:1;transform:none}.clip{clip-path:none}
  .par-img{top:0;height:100%}
}
:focus-visible{outline:2px solid var(--wine);outline-offset:3px}

/* ---------- inner-page helpers ---------- */
.phero{padding-top:clamp(8rem,13vw,12rem)}
.projblock{border-top:1px solid var(--line)}
.chiprow{display:flex;flex-wrap:wrap;gap:.5rem;margin-top:1.4rem}
.chip{font-family:var(--ff-b);font-weight:500;font-size:.82rem;color:var(--ink-2);border:1px solid var(--line-2);border-radius:100px;padding:.4rem .9rem}
.tphold{background:var(--ink);display:grid;place-items:center;padding:2rem;text-align:center}
.tphold .d2{color:var(--paper-on-dark)}
@media (max-width:1000px){ .feat-grid .par,.feat-grid .tphold{order:-1} }

/* ============================================================
   PROJECT DETAIL PAGE COMPONENTS (lux)
   ============================================================ */
/* project hero */
.lhero--proj{min-height:min(90vh,860px)}
.crumbs{font-size:.82rem;color:rgba(237,233,225,.72);margin-bottom:1.4rem}
.crumbs a{color:rgba(237,233,225,.72)}
.crumbs a:hover{color:var(--paper-on-dark)}
.pchips{display:flex;flex-wrap:wrap;gap:.5rem;margin-top:1.6rem}
.pchips .c{font-size:.82rem;font-weight:500;color:var(--paper-on-dark);border:1px solid rgba(237,233,225,.32);border-radius:100px;padding:.4rem .95rem;backdrop-filter:blur(4px)}
/* factbar */
.factbar{display:grid;grid-template-columns:repeat(5,1fr);background:var(--paper);border:1px solid var(--line);border-radius:3px;overflow:hidden}
.factbar .f{padding:clamp(1.1rem,2vw,1.6rem);border-right:1px solid var(--line)}
.factbar .f:last-child{border-right:0}
.factbar .k{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.factbar .v{font-family:var(--ff-d);font-weight:600;font-size:clamp(1rem,.9rem + .5vw,1.35rem);color:var(--ink);margin-top:.35rem;letter-spacing:-.01em}
/* usp cards */
.ucards{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(1.2rem,2.5vw,2rem)}
.ucard{border-top:2px solid var(--ink);padding-top:1.3rem}
.ucard .ic{width:34px;height:34px;color:var(--wine);margin-bottom:1rem}
.ucard .ic svg{width:100%;height:100%}
.ucard h3{font-family:var(--ff-d);font-weight:600;font-size:1.2rem;color:var(--ink);letter-spacing:-.01em;margin-bottom:.4rem}
.ucard p{font-size:.92rem;color:var(--ink-2)}
/* finishes list */
.finishes{display:grid;gap:0}
.finishes li{display:grid;grid-template-columns:auto 1fr;gap:1rem;padding:1.1rem 0;border-top:1px solid var(--line)}
.finishes .tick{width:22px;height:22px;border-radius:50%;background:var(--wine);color:var(--paper);display:grid;place-items:center;flex:none}
.finishes .tick svg{width:13px;height:13px}
.finishes b{font-family:var(--ff-d);font-weight:600;color:var(--ink);font-size:1rem;display:block}
.finishes span{color:var(--ink-2);font-size:.92rem}
/* gallery grid */
.gal{display:grid;grid-template-columns:repeat(12,1fr);gap:clamp(.6rem,1.2vw,1rem);grid-auto-flow:dense}
.gcell{position:relative;overflow:hidden;border-radius:3px;grid-column:span 4;aspect-ratio:4/3}
.gcell.big{grid-column:span 8;aspect-ratio:16/10}
.gcell.w6{grid-column:span 6;aspect-ratio:16/10}
.gcell.w3{grid-column:span 3;aspect-ratio:3/4}
.gcell.tall{grid-column:span 4;aspect-ratio:3/4}
.gcell img{width:100%;height:100%;object-fit:cover;transition:transform .8s var(--ease)}
.gcell:hover img{transform:scale(1.06)}
/* connectivity */
.access{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(1.5rem,3vw,2.5rem)}
.acol h4{font-family:var(--ff-b);font-weight:600;font-size:.78rem;letter-spacing:.1em;text-transform:uppercase;color:var(--wine);display:flex;align-items:center;gap:.5rem;margin-bottom:1rem}
.acol h4 svg{width:16px;height:16px}
.acol .r{display:flex;justify-content:space-between;gap:1rem;padding:.7rem 0;border-top:1px solid var(--line);font-size:.92rem}
.acol .r span:first-child{color:var(--ink-2)}
.acol .r span:last-child{font-family:var(--ff-d);font-weight:600;color:var(--ink);white-space:nowrap}
/* map + video */
.video16{position:relative;aspect-ratio:16/9;border-radius:3px;overflow:hidden;background:var(--ink)}
.video16 iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.mapbox{position:relative;aspect-ratio:16/8;border-radius:3px;overflow:hidden;border:1px solid var(--line);background:var(--sand)}
.mapbox iframe{position:absolute;inset:0;width:100%;height:100%;border:0;filter:grayscale(.3) contrast(1.05)}
/* location split */
.locsplit{display:grid;grid-template-columns:.9fr 1.1fr;gap:clamp(1.5rem,4vw,3.5rem);align-items:center}
.locsplit .ln-row{display:grid;grid-template-columns:auto 1fr;gap:.9rem;padding:1rem 0;border-top:1px solid var(--line)}
.locsplit .ln-row svg{width:20px;height:20px;color:var(--wine);margin-top:.15rem}
.locsplit .ln-row b{font-family:var(--ff-d);color:var(--ink);font-weight:600;font-size:.82rem;letter-spacing:.04em;text-transform:uppercase;display:block;margin-bottom:.2rem}

@media (max-width:1000px){
  .factbar{grid-template-columns:repeat(2,1fr)}
  .factbar .f:nth-child(2){border-right:0}
  .ucards{grid-template-columns:1fr 1fr}
  .access{grid-template-columns:1fr 1fr}
  .locsplit{grid-template-columns:1fr}
  .gcell,.gcell.big,.gcell.w6,.gcell.w3,.gcell.tall{grid-column:span 6;aspect-ratio:4/3}
}
@media (max-width:560px){
  .factbar{grid-template-columns:1fr}.factbar .f{border-right:0}
  .ucards,.access{grid-template-columns:1fr}
  .gcell,.gcell.big,.gcell.w6,.gcell.w3,.gcell.tall{grid-column:span 12}
}

/* team grid (project detail) */
.team{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1rem,2vw,1.6rem)}
@media (max-width:900px){.team{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.team{grid-template-columns:1fr}}

/* ============================================================
   ABOUT / CONTACT COMPONENTS (lux)
   ============================================================ */
.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,5vw,4rem);align-items:start}
.cchips{display:grid;gap:1.1rem;margin-top:2rem}
.cchip{display:grid;grid-template-columns:auto 1fr;gap:1rem;align-items:center}
.cchip .ic{width:46px;height:46px;border:1px solid var(--line-2);border-radius:50%;display:grid;place-items:center;color:var(--wine);flex:none}
.cchip .ic svg{width:19px;height:19px}
.cchip .k{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--muted)}
.cchip .v{font-family:var(--ff-d);font-weight:600;color:var(--ink);font-size:1.05rem;letter-spacing:-.01em}
.pills{display:flex;flex-wrap:wrap;gap:.6rem;margin-top:1.6rem}
.pill{display:inline-flex;align-items:center;gap:.5rem;border:1px solid var(--line-2);border-radius:100px;padding:.6rem 1.15rem;font-size:.88rem;font-weight:500;color:var(--ink);transition:.3s var(--ease)}
.pill svg{width:16px;height:16px;color:var(--wine);transition:.3s}
.pill:hover{background:var(--ink);color:var(--paper);border-color:var(--ink)}
.pill:hover svg{color:var(--paper)}
.inforow{display:grid;grid-template-columns:auto 1fr;gap:.9rem;padding:1.1rem 0;border-top:1px solid var(--line)}
.inforow svg{width:20px;height:20px;color:var(--wine);margin-top:.15rem}
.inforow .sm{color:var(--muted);font-size:.85rem;margin-top:.25rem}
/* form */
.formcard{background:var(--paper);border:1px solid var(--line);border-radius:4px;padding:clamp(1.6rem,3vw,2.4rem)}
.formcard h3{font-family:var(--ff-d);font-weight:600;font-size:1.5rem;color:var(--ink);letter-spacing:-.02em}
.formcard .fsub{color:var(--muted);font-size:.92rem;margin:.3rem 0 1.4rem}
.form .two{display:grid;grid-template-columns:1fr 1fr;gap:1rem}
.field{margin-bottom:1rem;display:flex;flex-direction:column}
.field label{font-size:.82rem;font-weight:600;color:var(--ink-2);margin-bottom:.4rem}
.field .req{color:var(--wine)}
.field input,.field select,.field textarea{background:var(--stone);border:1px solid var(--line-2);border-radius:3px;padding:.85rem 1rem;font-size:.95rem;color:var(--ink);font-family:var(--ff-b);transition:border-color .3s,background .3s}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--wine);background:#fff}
.field textarea{min-height:112px;resize:vertical}
.form-status{display:none;padding:.9rem 1rem;border-radius:3px;font-size:.9rem;margin-bottom:1rem}
.form-status.ok{display:block;background:#e7efe7;color:#2f5233;border:1px solid #cddccd}
.form-status.err{display:block;background:#f6e7e4;color:var(--wine-2);border:1px solid #e6cdc8}
.form-note{font-size:.76rem;color:var(--muted);margin-top:1rem;line-height:1.55}
/* reach cards */
.reach{display:grid;grid-template-columns:repeat(3,1fr);gap:clamp(1rem,2vw,1.5rem)}
.rcard{background:var(--paper);border:1px solid var(--line);border-radius:4px;padding:clamp(1.4rem,2.5vw,1.9rem);display:flex;flex-direction:column;gap:.4rem;transition:.4s var(--ease)}
.rcard .ic{width:46px;height:46px;border-radius:50%;background:var(--stone);display:grid;place-items:center;color:var(--wine);margin-bottom:.7rem;transition:.4s var(--ease)}
.rcard .ic svg{width:20px;height:20px}
.rcard .k{font-family:var(--ff-d);font-weight:600;color:var(--ink);font-size:1.15rem}
.rcard .v{color:var(--ink-2);font-size:.9rem;flex:1}
.rcard .go{color:var(--wine);font-weight:600;font-size:.88rem;margin-top:.4rem}
.rcard:hover{transform:translateY(-4px);box-shadow:0 20px 44px -28px rgba(20,19,16,.45)}
.rcard:hover .ic{background:var(--wine);color:var(--paper)}
/* founder note */
.fnote{display:grid;grid-template-columns:auto 1fr;gap:clamp(1.5rem,4vw,3rem);align-items:start;background:var(--paper);border:1px solid var(--line);border-radius:4px;padding:clamp(1.8rem,4vw,3rem)}
.fnote .av{width:132px;height:132px;border-radius:50%;background:var(--ink);color:var(--paper-on-dark);display:grid;place-items:center;font-family:var(--ff-d);font-weight:700;font-size:2.4rem;letter-spacing:-.02em;flex:none;overflow:hidden}
.fnote .av img{width:100%;height:100%;object-fit:cover}
.fnote blockquote{font-family:var(--ff-d);font-weight:500;font-size:clamp(1.3rem,1rem + 1.2vw,1.9rem);line-height:1.32;color:var(--ink);letter-spacing:-.02em}
.fnote .sig{font-family:var(--ff-d);font-weight:600;color:var(--ink);font-size:1.05rem;margin-top:1.4rem}
.fnote .role{color:var(--muted);font-size:.9rem;margin-top:.15rem}
@media (max-width:1000px){.contact-grid{grid-template-columns:1fr}.reach{grid-template-columns:1fr 1fr}}
@media (max-width:600px){.form .two{grid-template-columns:1fr}.reach{grid-template-columns:1fr}.fnote{grid-template-columns:1fr}.fnote .av{width:96px;height:96px;font-size:1.8rem}}

/* ---------- header over a dark hero: light text until scrolled ---------- */
.lhead--onhero:not(.scrolled) .brand{color:var(--paper-on-dark)}
.lhead--onhero:not(.scrolled) .brand .tm{color:rgba(237,233,225,.65)}
.lhead--onhero:not(.scrolled) .lnav a{color:var(--paper-on-dark)}
.lhead--onhero:not(.scrolled) .lnav a.active{color:#e4b9b0}
.lhead--onhero:not(.scrolled) .lnav a::after{background:#e4b9b0}
.lhead--onhero:not(.scrolled) .head-r .btn--line{color:var(--paper-on-dark);border-color:rgba(237,233,225,.45)}
.lhead--onhero:not(.scrolled) .head-r .btn--line::before{background:var(--paper-on-dark)}
.lhead--onhero:not(.scrolled) .head-r .btn--line:hover{color:var(--ink);border-color:var(--paper-on-dark)}
.lhead--onhero:not(.scrolled) .burger{border-color:rgba(237,233,225,.45)}
.lhead--onhero:not(.scrolled) .burger span,
.lhead--onhero:not(.scrolled) .burger span::before,
.lhead--onhero:not(.scrolled) .burger span::after{background:var(--paper-on-dark)}

/* ---------- responsive safety: allow long strings (RERA numbers, emails) to wrap ---------- */
body{overflow-wrap:break-word}
.locsplit .ln-row>div{min-width:0;overflow-wrap:anywhere}
.factbar .v,.acol .r span,.cchip .v,.rcard .v{overflow-wrap:anywhere}
.ln-row,.inforow{min-width:0}

/* ============================================================
   HOMEPAGE WELCOME MODAL (once a week)
   ============================================================ */
body.modal-open{overflow:hidden}
.modal-overlay{position:fixed;inset:0;z-index:200;display:grid;place-items:center;padding:1.2rem;background:rgba(20,19,16,.55);backdrop-filter:blur(6px);opacity:0;visibility:hidden;transition:opacity .5s var(--ease),visibility .5s}
.modal-overlay.show{opacity:1;visibility:visible}
.modal{position:relative;background:var(--paper);border-radius:8px;overflow:hidden;width:100%;max-width:860px;max-height:92vh;display:grid;grid-template-columns:1.05fr 1fr;box-shadow:0 50px 110px -35px rgba(20,19,16,.7);transform:translateY(24px) scale(.97);opacity:0;transition:transform .6s var(--ease),opacity .6s var(--ease)}
.modal-overlay.show .modal{transform:none;opacity:1}
.modal .mimg{position:relative;min-height:420px;background-size:cover;background-position:center}
.modal .mimg .mtag{position:absolute;left:1.2rem;top:1.2rem;display:inline-flex;align-items:center;gap:.5rem;background:rgba(20,19,16,.55);color:var(--paper-on-dark);backdrop-filter:blur(6px);padding:.5rem 1rem;border-radius:100px;font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;font-weight:600}
.modal .mimg .mtag .d{width:7px;height:7px;border-radius:50%;background:#e4b9b0}
.modal .mbody{padding:clamp(1.8rem,3.5vw,3rem);display:flex;flex-direction:column;justify-content:center}
.modal .mbody p{color:var(--ink-2);font-size:.98rem}
.modal .hbtns{margin-top:1.6rem;flex-wrap:wrap}
.modal-close{position:absolute;top:1rem;right:1rem;z-index:3;width:42px;height:42px;border-radius:50%;border:0;background:rgba(246,243,238,.92);color:var(--ink);display:grid;place-items:center;cursor:pointer;transition:transform .4s var(--ease),background .3s,color .3s;box-shadow:0 6px 18px -6px rgba(20,19,16,.45)}
.modal-close:hover{background:var(--ink);color:var(--paper);transform:rotate(90deg)}
.modal-close svg{width:18px;height:18px}
@media (max-width:720px){
  .modal{grid-template-columns:1fr;max-height:90vh;overflow-y:auto}
  .modal .mimg{min-height:210px}
}
@media (max-width:400px){.modal .mimg{min-height:170px}}