/* ══════════════════════════════════════════════════════════════════
   Ashmere
   Newsreader for the estate's voice, Familjen Grotesk for labels.
   Blocks alternate vellum and park green; most of the site stays pale,
   because the place is meant to feel settled.
   ══════════════════════════════════════════════════════════════════ */

@font-face{font-family:"Newsreader";src:url("../fonts/newsreader-var.woff2") format("woff2");
  font-weight:200 800;font-style:normal;font-display:swap}
@font-face{font-family:"Familjen";src:url("../fonts/familjen-var.woff2") format("woff2");
  font-weight:400 700;font-style:normal;font-display:swap}

:root{
  --vellum:#EDEFE8;
  --ink:#1B2A20;
  --park:#14301F;
  --gilt:#A98436;
  --meadow:#4E7A33;

  --stone:#DDE0D6;
  --mute:#5E6B60;
  --rule:color-mix(in srgb, var(--ink) 15%, transparent);
  --rule-2:color-mix(in srgb, var(--ink) 8%, transparent);

  /* each block declares its ground so components never guess */
  --bg:var(--vellum);--fg:var(--ink);--soft:var(--mute);--line:var(--rule);--accent:var(--meadow);

  --gut:clamp(20px,4.4vw,72px);
  --max:1180px;
  --bar-h:78px;

  --d-hero:clamp(2.5rem,6vw,5.6rem);
  --d-1:clamp(2rem,4.2vw,3.7rem);
  --d-2:clamp(1.6rem,2.9vw,2.6rem);
  --d-3:clamp(1.1rem,1.4vw,1.3rem);
  --t-lede:clamp(1.06rem,1.22vw,1.26rem);
  --t-body:clamp(1rem,1.02vw,1.075rem);
  --t-sm:0.855rem;
  --t-xs:0.705rem;

  --ease:cubic-bezier(.22,.61,.24,1);
  --out:cubic-bezier(.16,1,.3,1);
}

*,*::before,*::after{box-sizing:border-box}
[hidden]{display:none !important}
html{-webkit-text-size-adjust:100%;scroll-padding-top:calc(var(--bar-h) + 24px)}
body{margin:0;background:var(--vellum);color:var(--ink);
  font-family:"Newsreader",Georgia,"Times New Roman",serif;
  font-size:var(--t-body);line-height:1.68;font-weight:400;
  font-variant-numeric:oldstyle-nums;
  -webkit-font-smoothing:antialiased;overflow-x:clip}
img,svg,video{display:block;max-width:100%}
h1,h2,h3,p,dl,dd,figure,ol,ul,blockquote{margin:0}
ol,ul{list-style:none;padding:0}
a{color:inherit;text-decoration:none}
button,input,select,textarea{font:inherit;color:inherit}
table{border-collapse:collapse;width:100%}
:focus-visible{outline:2px solid var(--accent);outline-offset:3px;border-radius:2px}
::selection{background:color-mix(in srgb,var(--gilt) 34%,transparent)}

.vh{position:absolute;width:1px;height:1px;margin:-1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}
.skip{position:fixed;top:10px;left:10px;z-index:400;padding:.7em 1.1em;background:var(--park);
  color:var(--vellum);font-weight:600;transform:translateY(-200%);transition:transform .22s var(--ease)}
.skip:focus{transform:none}
.wrap{width:100%;max-width:calc(var(--max) + var(--gut)*2);margin-inline:auto;padding-inline:var(--gut)}

h1,h2,.pull p,.feature h2{font-weight:320;line-height:1.08;letter-spacing:-.012em}
h3{font-size:var(--d-3);font-weight:500;line-height:1.3}

/* Familjen carries every label, count and control */
.eyebrow,.facts dt,.tile__m,.tile__n,.room__n,.let__n,.post__m,.foot__cols h2,
.rates thead th,.f label,.form__note,.quad__u,.quad__list .n,.plan__tense,
.ring__wheel button,.btn,.bar__nav a,.openchip,.filter__b,.let__f li,.area__m,
.room__yr,.study__k,.plan__ticks li,.note,.art__cap,.quad__note,.quad__cap,
.foot__fine,.sheet__c,.feature__go,.more a,.let__m dt,.svc__when{
  font-family:"Familjen",ui-sans-serif,system-ui,"Segoe UI",Roboto,Helvetica,Arial,sans-serif;
  font-variant-numeric:normal;
}
.eyebrow{font-size:var(--t-xs);letter-spacing:.2em;text-transform:uppercase;font-weight:600;
  color:var(--soft);margin-bottom:1.6em}
.lede{font-size:var(--t-lede);line-height:1.6;max-width:56ch}
p+p{margin-top:1.05em}

/* ═══ BAR ═══ */
.bar{position:sticky;top:0;z-index:120;height:var(--bar-h);display:flex;align-items:center;
  gap:clamp(12px,1.7vw,26px);padding-inline:var(--gut);
  background:color-mix(in srgb,var(--vellum) 90%,transparent);
  backdrop-filter:blur(12px) saturate(120%);-webkit-backdrop-filter:blur(12px) saturate(120%);
  border-bottom:1px solid transparent;transition:border-color .35s var(--ease)}
.bar.is-lifted{border-bottom-color:var(--rule-2)}
body.on-hero .bar{position:fixed;left:0;right:0;background:transparent;color:#F3F5EE;
  backdrop-filter:none;-webkit-backdrop-filter:none;isolation:isolate}
body.on-hero .bar::before{content:"";position:absolute;inset:-1px 0 auto;height:190%;z-index:-1;
  pointer-events:none;background:linear-gradient(to bottom,rgba(12,28,18,.62),rgba(12,28,18,.26) 55%,transparent);
  transition:opacity .4s var(--ease)}
body.on-hero .bar.is-lifted{background:color-mix(in srgb,var(--vellum) 92%,transparent);color:var(--ink);
  backdrop-filter:blur(12px) saturate(120%);-webkit-backdrop-filter:blur(12px) saturate(120%);
  border-bottom-color:var(--rule-2)}
body.on-hero .bar.is-lifted::before{opacity:0}

.mark{display:flex;align-items:center;gap:11px;margin-right:auto}
.mark__g{flex:none;color:var(--gilt);transition:transform .6s var(--out)}
body.on-hero .bar:not(.is-lifted) .mark__g{color:#D8C48A}
.mark:hover .mark__g{transform:translateY(-2px)}
.mark__w{font-size:1.42rem;font-weight:400;letter-spacing:.008em}

.bar__nav ul{display:flex;gap:clamp(10px,1.15vw,19px)}
.bar__nav a{position:relative;font-size:var(--t-sm);padding:6px 1px;opacity:.8;
  transition:opacity .25s var(--ease)}
.bar__nav a::after{content:"";position:absolute;left:0;right:0;bottom:1px;height:1px;
  background:currentColor;transform:scaleX(0);transform-origin:left;transition:transform .38s var(--out)}
.bar__nav a:hover,.bar__nav a[aria-current]{opacity:1}
.bar__nav a:hover::after,.bar__nav a[aria-current]::after{transform:scaleX(1)}

.openchip{display:flex;align-items:center;gap:7px;font-size:var(--t-xs);letter-spacing:.11em;
  text-transform:uppercase;font-weight:600;white-space:nowrap;
  padding:5px 10px;border:1px solid color-mix(in srgb,currentColor 22%,transparent)}
.openchip__d{width:6px;height:6px;border-radius:50%;background:var(--meadow);flex:none}
body.on-hero .bar:not(.is-lifted) .openchip__d{background:#9AC77A}
.openchip.is-shut .openchip__d{background:var(--soft)}

.btn{--bbg:var(--park);--bfg:#F3F5EE;position:relative;display:inline-flex;align-items:center;
  justify-content:center;padding:.8em 1.5em;border:1px solid transparent;background:var(--bbg);
  color:var(--bfg);font-size:var(--t-sm);font-weight:600;letter-spacing:.02em;cursor:pointer;
  overflow:hidden;isolation:isolate;
  transition:transform .3s var(--out),box-shadow .3s var(--ease),border-color .3s var(--ease)}
.btn::before{content:"";position:absolute;inset:0;z-index:-1;background:var(--meadow);
  transform:translateY(101%);transition:transform .45s var(--out)}
.btn:hover{transform:translateY(-2px);box-shadow:0 12px 24px -16px rgba(20,48,31,.7)}
.btn:hover::before{transform:none}
.btn--line{--bbg:transparent;--bfg:var(--fg);border-color:color-mix(in srgb,currentColor 32%,transparent)}
.btn--line::before{background:color-mix(in srgb,currentColor 10%,transparent)}
.btn--line:hover{box-shadow:none}
.btn--ghost{--bbg:transparent;--bfg:var(--fg);border-color:color-mix(in srgb,currentColor 32%,transparent)}
.btn--ghost::before{background:color-mix(in srgb,currentColor 10%,transparent)}
.btn--sm{padding:.58em 1.05em}
.btn--lg{padding:1em 1.9em;font-size:.9rem}
.btn--block{display:flex;width:100%;padding:1em}
body.on-hero .bar:not(.is-lifted) .btn{--bbg:#F3F5EE;--bfg:var(--park)}

.burger{display:none;width:42px;height:42px;background:none;
  border:1px solid color-mix(in srgb,currentColor 26%,transparent);position:relative;cursor:pointer}
.burger span{position:absolute;left:11px;right:11px;height:1.4px;background:currentColor;
  transition:transform .34s var(--out)}
.burger span:nth-child(1){top:16px}
.burger span:nth-child(2){top:23px}
.burger[aria-expanded="true"] span:nth-child(1){transform:translateY(3.5px) rotate(45deg)}
.burger[aria-expanded="true"] span:nth-child(2){transform:translateY(-3.5px) rotate(-45deg)}

.sheet{position:fixed;inset:var(--bar-h) 0 0;z-index:110;padding:20px var(--gut) 34px;
  background:var(--vellum);color:var(--ink);display:flex;flex-direction:column;gap:12px;
  overflow-y:auto;opacity:0;transform:translateY(-8px);
  transition:opacity .28s var(--ease),transform .34s var(--out)}
.sheet.is-open{opacity:1;transform:none}
.sheet nav a{display:block;padding:13px 0;border-bottom:1px solid var(--rule-2)}
.sheet a span{font-size:1.5rem;font-weight:340}
.sheet .btn{margin-top:14px}
.sheet__c{font-size:var(--t-sm);color:var(--mute);line-height:1.7}
@media (min-width:1081px){.sheet{display:none}}

/* ═══ HERO ═══ */
.hero{position:relative;min-height:100vh;min-height:100svh;display:flex;align-items:flex-end;
  overflow:hidden;background:#20361F;color:#F3F5EE}
.hero__media{position:absolute;inset:0}
.hero__v{width:100%;height:100%;object-fit:cover;object-position:50% 52%;
  background:#20361F center/cover no-repeat;opacity:1;transition:opacity .8s var(--ease)}
.still .hero__v{opacity:0}
.hero__scrim{position:absolute;inset:0;background:
  linear-gradient(66deg,rgba(10,26,17,.80) 0%,rgba(10,26,17,.50) 26%,rgba(10,26,17,.14) 54%,
    rgba(10,26,17,.01) 76%,transparent 90%),
  linear-gradient(to bottom,rgba(10,26,17,.26) 0%,rgba(10,26,17,.01) 16%,transparent 56%,
    rgba(10,26,17,.36) 90%,rgba(10,26,17,.52) 100%)}
.hero__in{position:relative;padding-block:clamp(40px,9vh,100px) clamp(76px,12vh,132px)}
.hero__h{font-size:var(--d-hero);font-weight:280;letter-spacing:-.018em;line-height:1.02;
  max-width:17ch;margin-bottom:.5em;color:#F7F8F2}
.hero__h .ln{display:block;overflow:hidden;padding-bottom:.05em}
.js .hero__h .ln>span{display:block;transform:translateY(104%);opacity:0}
.hero__lede{max-width:46ch;font-size:var(--t-lede);line-height:1.58;
  color:color-mix(in srgb,#F7F8F2 88%,transparent)}
.hero__acts{display:flex;flex-wrap:wrap;gap:12px;margin-top:clamp(22px,3.4vh,38px)}
.hero__acts .btn{--bbg:#F3F5EE;--bfg:var(--park)}
.hero__acts .btn--line{--bbg:transparent;--bfg:#F7F8F2;border-color:rgba(247,248,242,.4)}
.js .hero__lede,.js .hero__acts{opacity:0;transform:translateY(14px)}

.motion{position:absolute;right:var(--gut);bottom:clamp(20px,3vh,34px);z-index:2;display:flex;
  align-items:center;gap:8px;padding:.5em .95em;cursor:pointer;background:rgba(10,26,17,.42);
  border:1px solid rgba(247,248,242,.28);color:#F7F8F2;font-family:"Familjen",sans-serif;
  font-size:var(--t-xs);letter-spacing:.13em;text-transform:uppercase;font-weight:600;
  backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px);transition:background .3s var(--ease)}
.motion:hover{background:rgba(10,26,17,.66)}
.motion__d{width:6px;height:6px;border-radius:50%;background:#F7F8F2;animation:blink 2.8s var(--ease) infinite}
.still .motion__d{animation:none;opacity:.45}
@keyframes blink{0%,100%{opacity:1}50%{opacity:.35}}

/* ═══ PAGE HEADS ═══ */
.phead{position:relative;padding-block:clamp(46px,8vh,104px) clamp(38px,6.5vh,76px)}
.phead__in{position:relative}
.phead__h{font-size:var(--d-1);max-width:18ch;margin-bottom:.44em}
.phead--light{background:var(--vellum)}
.phead--dusk{--bg:var(--park);--fg:#EEF1E9;--soft:#9FB0A2;--line:rgba(238,241,233,.2);--accent:#A7CE86;
  background:var(--park);color:#EEF1E9;overflow:hidden;
  padding-block:clamp(60px,11vh,140px) clamp(52px,8vh,104px)}
.phead--dusk .lede{color:color-mix(in srgb,#EEF1E9 84%,transparent)}
.phead__media{position:absolute;inset:0;background:#14301F center/cover no-repeat}
.phead__v{width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity 1s var(--ease)}
.phead__v.is-live{opacity:.55}
.still .phead__v{opacity:0}
.phead__scrim{position:absolute;inset:0;
  background:linear-gradient(90deg,rgba(20,48,31,.96) 0%,rgba(20,48,31,.84) 46%,rgba(20,48,31,.56) 100%)}
.phead--haze{background:var(--vellum)}
.phead--haze .phead__media--haze{position:absolute;inset:0;
  background:url("../media/haze.webp") center/cover no-repeat;opacity:.45;
  -webkit-mask-image:linear-gradient(102deg,transparent 32%,#000 96%);
          mask-image:linear-gradient(102deg,transparent 32%,#000 96%)}

/* ═══ BLOCKS ═══ */
.band{background:var(--bg);color:var(--fg);padding-block:clamp(62px,9vh,126px)}
.band--tight{padding-top:clamp(40px,5.4vh,74px)}
.band--park{--bg:var(--park);--fg:#EEF1E9;--soft:#9FB0A2;--line:rgba(238,241,233,.2);--accent:#A7CE86}
.band--park .lede{color:color-mix(in srgb,#EEF1E9 84%,transparent)}
.band+.band:not(.band--park){border-top:1px solid var(--rule-2)}
.band--park+.band{border-top:0}

.head{display:grid;gap:clamp(14px,2.2vw,52px);margin-bottom:clamp(34px,4.8vh,64px);align-items:end}
.head h2{font-size:var(--d-2);max-width:18ch}
@media (min-width:940px){.head{grid-template-columns:minmax(0,1.02fr) minmax(0,.84fr)}}

.two{display:grid;gap:clamp(20px,2.8vw,62px);align-items:start}
@media (min-width:940px){.two{grid-template-columns:minmax(0,.7fr) minmax(0,1fr)}}
.two__l h2{font-size:var(--d-2);max-width:15ch}
.two__r p{color:color-mix(in srgb,currentColor 86%,transparent)}
.two__r .lede{color:currentColor}

.facts{display:grid;grid-template-columns:repeat(auto-fit,minmax(112px,1fr));
  gap:0 clamp(14px,2.2vw,32px);margin-top:clamp(26px,3.4vh,42px);
  border-top:1px solid var(--line);padding-top:18px}
.facts>div{display:flex;flex-direction:column;gap:.15em}
.facts dt{font-size:var(--t-xs);letter-spacing:.16em;text-transform:uppercase;font-weight:600;color:var(--soft)}
.facts dd{margin:0;font-size:clamp(1.5rem,2.3vw,2.05rem);font-weight:320;line-height:1.1}
.facts--inv dd{color:#EEF1E9}

.pull{max-width:22ch}
.pull p{font-size:clamp(1.55rem,3.3vw,2.9rem);line-height:1.16;font-weight:280}
.pull footer{margin-top:1.4em;font-size:var(--t-sm);color:var(--soft);font-family:"Familjen",sans-serif}

.more a{font-size:var(--t-sm);font-weight:600;border-bottom:1px solid var(--line);padding-bottom:3px;
  transition:border-color .3s var(--ease)}
.more a:hover{border-bottom-color:currentColor}
.more{margin-top:1.4em}

.ticks li{position:relative;padding:13px 0 13px 26px;border-bottom:1px solid var(--line)}
.ticks li:last-child{border-bottom:0}
.ticks li::before{content:"";position:absolute;left:0;top:22px;width:10px;height:1px;background:var(--accent)}
.ticks b{font-weight:600}

/* ═══ HOME TILES ═══ */
.grid4{display:grid;gap:1px;background:var(--line);border-block:1px solid var(--line)}
@media (min-width:700px){.grid4{grid-template-columns:1fr 1fr}}
@media (min-width:1060px){.grid4{grid-template-columns:repeat(4,1fr)}}
.tile{background:var(--bg)}
.tile a{display:block;padding:clamp(22px,2.4vw,34px);height:100%;transition:background .4s var(--ease)}
.tile a:hover{background:color-mix(in srgb,var(--stone) 62%,var(--bg))}
.tile__n{font-size:var(--t-xs);letter-spacing:.17em;font-weight:600;color:var(--soft)}
.tile h3{font-size:clamp(1.35rem,1.9vw,1.7rem);font-weight:340;margin:.55em 0 .5em}
.tile p{color:var(--soft);font-size:var(--t-sm);min-height:3.4em}
.tile__m{display:block;margin-top:1.3em;padding-top:.9em;border-top:1px solid var(--line);
  font-size:var(--t-xs);letter-spacing:.09em;text-transform:uppercase;color:var(--soft)}

/* ═══ ROOMS / AREAS / LETS ═══ */
.rooms,.areas,.lets{border-top:1px solid var(--line)}
.room,.area{display:grid;gap:clamp(8px,1.8vw,42px);padding:clamp(24px,3.2vw,42px) 0;
  border-bottom:1px solid var(--line)}
@media (min-width:900px){
  .room{grid-template-columns:minmax(0,.7fr) 7em minmax(0,1.3fr)}
  .area{grid-template-columns:minmax(0,.7fr) minmax(0,1.3fr)}
}
.room__id,.area__h{display:flex;align-items:baseline;gap:.7em;flex-wrap:wrap}
.room__n,.let__n{font-size:var(--t-xs);letter-spacing:.17em;font-weight:600;color:var(--soft)}
.room__id h2,.area__h h2{font-size:clamp(1.5rem,2.4vw,2.15rem);font-weight:330}
.room__yr,.area__m{font-size:var(--t-xs);letter-spacing:.15em;text-transform:uppercase;
  font-weight:600;color:var(--gilt)}
.area__h{flex-direction:column;align-items:flex-start;gap:.5em}

.let{display:grid;gap:clamp(12px,2vw,42px);padding:clamp(26px,3.4vw,48px) 0;
  border-bottom:1px solid var(--line);scroll-margin-top:calc(var(--bar-h) + 28px)}
@media (min-width:960px){.let{grid-template-columns:minmax(0,.66fr) minmax(0,1.2fr) minmax(0,.66fr);align-items:start}}
.let__id h2{font-size:clamp(1.55rem,2.5vw,2.2rem);font-weight:330;margin:.25em 0 .35em}
.let__w{font-size:var(--t-sm);color:var(--soft)}
.let__f{margin-top:1.4em;display:flex;flex-wrap:wrap;gap:7px}
.let__f li{font-size:var(--t-xs);letter-spacing:.05em;padding:.42em .8em;border:1px solid var(--line);color:var(--soft)}
.let__cta{margin-top:1.6em}
.let__m{display:flex;flex-direction:column}
.let__m>div{display:flex;justify-content:space-between;gap:1em;align-items:baseline;padding:.6em 0;
  border-bottom:1px solid var(--line)}
.let__m>div:first-child{border-top:1px solid var(--line)}
.let__m dt{font-size:var(--t-xs);letter-spacing:.14em;text-transform:uppercase;font-weight:600;color:var(--soft)}
.let__m dd{margin:0;font-size:var(--t-sm);text-align:right}

.mats{display:grid;gap:1px;background:var(--line);border-block:1px solid var(--line)}
@media (min-width:740px){.mats{grid-template-columns:1fr 1fr}}
@media (min-width:1100px){.mats{grid-template-columns:repeat(4,1fr)}}
.mat{background:var(--bg);padding:clamp(20px,2.2vw,30px)}
.mat h3{margin-bottom:.65em}
.mat p{color:var(--soft);font-size:var(--t-sm);line-height:1.66}

.steps{counter-reset:s}
.steps li{counter-increment:s;position:relative;padding:15px 0 15px 3.1em;border-bottom:1px solid var(--line)}
.steps li:last-child{border-bottom:0}
.steps li::before{content:counter(s,decimal-leading-zero);position:absolute;left:0;top:19px;
  font-family:"Familjen",sans-serif;font-size:var(--t-xs);letter-spacing:.14em;font-weight:600;color:var(--gilt)}
.steps b{font-weight:600}
.steps p{margin-top:.25em;color:var(--soft);font-size:var(--t-sm)}

/* ═══ QUADRAT ═══ */
.quad{display:grid;gap:clamp(18px,2.6vw,42px);align-items:start}
@media (min-width:1000px){.quad{grid-template-columns:minmax(0,1.5fr) minmax(268px,.8fr)}}
.quad__map{margin:0;border:1px solid var(--line);background:rgba(255,255,255,.04);padding:9px}
#quadSvg{width:100%;height:auto;display:block;touch-action:none;cursor:crosshair}
.quad__cap{margin-top:11px;font-size:var(--t-xs);line-height:1.6;color:var(--soft)}
.quad__panel{display:flex;flex-direction:column;gap:16px}
.quad__read{display:flex;align-items:baseline;gap:.5em;padding-bottom:14px;border-bottom:1px solid var(--line)}
.quad__n{font-size:clamp(2.6rem,4.4vw,3.8rem);font-weight:300;line-height:1}
.quad__u{font-size:var(--t-xs);letter-spacing:.14em;text-transform:uppercase;font-weight:600;
  color:var(--soft);max-width:9em;line-height:1.4}
.quad__zone{font-size:var(--t-sm);color:var(--accent)}
.quad__list{display:flex;flex-wrap:wrap;gap:6px;min-height:6em;align-content:flex-start}
.quad__list li{font-size:var(--t-xs);padding:.4em .7em;border:1px solid var(--line);color:var(--soft);
  font-family:"Familjen",sans-serif}
.quad__ctl{display:flex;flex-direction:column;gap:10px}
.quad__ctl .f{gap:4px}
.quad__ctl span{font-size:var(--t-xs);letter-spacing:.15em;text-transform:uppercase;font-weight:600;color:var(--soft)}
.quad__note{font-size:var(--t-xs);color:var(--soft);line-height:1.6}

input[type="range"]{-webkit-appearance:none;appearance:none;width:100%;height:22px;background:none;
  cursor:pointer;margin:0}
input[type="range"]::-webkit-slider-runnable-track{height:3px;background:color-mix(in srgb,currentColor 28%,transparent)}
input[type="range"]::-moz-range-track{height:3px;background:color-mix(in srgb,currentColor 28%,transparent)}
input[type="range"]::-webkit-slider-thumb{-webkit-appearance:none;appearance:none;width:16px;height:16px;
  border-radius:50%;background:var(--gilt);border:2px solid var(--bg);margin-top:-6.5px;
  transition:transform .2s var(--ease),box-shadow .2s var(--ease)}
input[type="range"]::-moz-range-thumb{width:14px;height:14px;border-radius:50%;background:var(--gilt);
  border:2px solid var(--bg)}
input[type="range"]:hover::-webkit-slider-thumb{transform:scale(1.14);
  box-shadow:0 0 0 7px color-mix(in srgb,var(--gilt) 22%,transparent)}

/* ═══ LONG PLAN ═══ */
.plan{display:flex;flex-direction:column;gap:clamp(18px,2.4vw,30px)}
.plan__stage{border:1px solid var(--rule);overflow:hidden;background:#DDE4EC}
#planSvg{width:100%;height:auto;display:block}
.plan__scale{display:flex;flex-direction:column;gap:8px}
.plan__yearrow{display:flex;align-items:baseline;gap:.7em}
.plan__year{font-size:clamp(2.4rem,5vw,4.2rem);font-weight:300;line-height:1;
  font-variant-numeric:lining-nums tabular-nums}
.plan__tense{font-size:var(--t-xs);letter-spacing:.17em;text-transform:uppercase;font-weight:600;color:var(--gilt)}
.plan__ticks{display:flex;justify-content:space-between;font-size:var(--t-xs);letter-spacing:.1em;
  color:var(--mute);margin-top:-2px}
.plan__note{border-top:1px solid var(--rule);padding-top:18px;max-width:62ch}
.plan__note h2{font-size:clamp(1.3rem,2.1vw,1.8rem);font-weight:340;margin-bottom:.4em}
.plan__note p{color:var(--mute)}

/* ═══ ESTATE YEAR RING ═══ */
.ring{display:grid;gap:clamp(20px,3vw,52px);align-items:center}
@media (min-width:860px){.ring{grid-template-columns:minmax(0,1fr) minmax(0,1fr)}}
.ring__wheel{position:relative;width:min(100%,380px);aspect-ratio:1;margin-inline:auto;--r:140px}
.ring__wheel button{position:absolute;left:50%;top:50%;width:3.1em;height:3.1em;border-radius:50%;
  transform:translate(-50%,-50%) rotate(var(--a)) translateY(calc(var(--r) * -1)) rotate(calc(var(--a) * -1));
  background:none;border:1px solid var(--rule);cursor:pointer;font-size:var(--t-xs);
  letter-spacing:.08em;text-transform:uppercase;font-weight:600;color:var(--mute);
  display:grid;place-items:center;transition:background .28s var(--ease),color .28s var(--ease),border-color .28s var(--ease)}
.ring__wheel button:hover{border-color:var(--gilt);color:var(--ink)}
.ring__wheel button[aria-pressed="true"]{background:var(--park);color:#EEF1E9;border-color:var(--park)}
.ring__wheel::after{content:"";position:absolute;left:50%;top:50%;width:56%;height:56%;
  transform:translate(-50%,-50%);border:1px solid var(--rule-2);border-radius:50%;
  pointer-events:none}
.ring__m{font-size:clamp(2rem,3.6vw,3rem);font-weight:300;line-height:1;margin-bottom:.35em}
.ring__t{font-size:var(--t-lede);line-height:1.55;max-width:34ch}
.ring__hint{margin-top:1.4em;font-size:var(--t-xs);letter-spacing:.12em;text-transform:uppercase;
  font-weight:600;color:var(--soft);font-family:"Familjen",sans-serif}

/* ═══ JOURNAL ═══ */
.post__m{display:flex;flex-wrap:wrap;gap:.9em;font-size:var(--t-xs);letter-spacing:.13em;
  text-transform:uppercase;font-weight:600;color:var(--soft);margin-bottom:1.1em}
.post__m a{border-bottom:1px solid var(--line)}
.feature{display:block;padding:clamp(26px,3.4vw,50px);border:1px solid var(--rule);
  background:color-mix(in srgb,var(--stone) 46%,transparent);
  transition:background .4s var(--ease),transform .4s var(--out)}
.feature:hover{background:color-mix(in srgb,var(--stone) 78%,transparent);transform:translateY(-3px)}
.feature h2{font-size:clamp(1.85rem,3.4vw,2.9rem);max-width:20ch;margin-bottom:.4em}
.feature__go{display:inline-block;margin-top:1.6em;font-size:var(--t-sm);font-weight:600;
  border-bottom:1px solid currentColor;padding-bottom:2px}
.posts{display:grid;gap:1px;background:var(--line);margin-top:clamp(28px,3.8vh,50px);
  border-block:1px solid var(--line)}
@media (min-width:740px){.posts{grid-template-columns:1fr 1fr}}
.post{background:var(--bg);padding:clamp(22px,2.4vw,36px)}
.post h2{font-size:clamp(1.28rem,1.9vw,1.66rem);font-weight:350;margin-bottom:.45em;max-width:22ch}
.post p{color:var(--soft);font-size:var(--t-sm);max-width:44ch}

/* ═══ ARTICLE ═══ */
.art{padding-block:clamp(38px,6.5vh,84px) clamp(56px,9vh,118px)}
.art__head{max-width:min(74ch,100%)}
.art__head h1{font-size:var(--d-1);max-width:19ch;margin-bottom:.4em}
.art__by{margin-top:1.5em;font-size:var(--t-sm);color:var(--mute)}
.art__fig{margin-block:clamp(32px,5vh,62px)}
.art__figimg{aspect-ratio:16/7;background:url("../media/haze.webp") center/cover no-repeat;
  background-color:var(--stone)}
.art__cap{max-width:calc(var(--max) + var(--gut)*2);margin:11px auto 0;padding-inline:var(--gut);
  font-size:var(--t-xs);color:var(--soft)}
.art__body{max-width:calc(66ch + var(--gut)*2)}
.art__body p{font-size:1.11rem;line-height:1.78}
.art__body h2{font-size:clamp(1.4rem,2.2vw,1.95rem);margin:1.9em 0 .6em;max-width:20ch}
.art__body blockquote{margin:1.9em 0;padding-left:clamp(18px,2.4vw,32px);border-left:2px solid var(--gilt)}
.art__body blockquote p{font-size:clamp(1.2rem,2vw,1.55rem);line-height:1.36;font-weight:300}
.art__foot{display:flex;flex-wrap:wrap;gap:12px;margin-top:clamp(38px,6vh,74px);
  padding-top:clamp(26px,4vh,42px);border-top:1px solid var(--rule)}

/* ═══ TABLES ═══ */
.tablewrap{overflow-x:auto;-webkit-overflow-scrolling:touch}
.rates{min-width:640px;font-variant-numeric:lining-nums tabular-nums}
.rates th,.rates td{text-align:right;padding:.85em 1em;border-bottom:1px solid var(--line)}
.rates .tl,.rates thead th.tl{text-align:left}
.rates thead th{font-size:var(--t-xs);letter-spacing:.12em;text-transform:uppercase;font-weight:600;
  color:var(--soft);border-bottom-color:var(--ink)}
.rates tbody th{text-align:left;font-weight:500;font-size:var(--t-body)}
.rates tbody tr{transition:background .3s var(--ease)}
.rates tbody tr:hover{background:color-mix(in srgb,var(--stone) 52%,transparent)}
.note{margin-top:18px;font-size:var(--t-sm);color:var(--soft);max-width:64ch}

/* ═══ FAQ ═══ */
.faq{border-top:1px solid var(--line)}
.faq__i{border-bottom:1px solid var(--line)}
.faq__q{display:flex;align-items:center;justify-content:space-between;gap:1.4em;width:100%;
  padding:clamp(16px,1.9vw,23px) 0;background:none;border:0;cursor:pointer;text-align:left;
  font-family:"Newsreader",serif;font-size:clamp(1.06rem,1.5vw,1.24rem);font-weight:420;line-height:1.35}
.faq__x{position:relative;width:14px;height:14px;flex:none}
.faq__x::before,.faq__x::after{content:"";position:absolute;background:var(--gilt);transition:transform .38s var(--out)}
.faq__x::before{left:0;right:0;top:6.5px;height:1.5px}
.faq__x::after{top:0;bottom:0;left:6.5px;width:1.5px}
.faq__q[aria-expanded="true"] .faq__x::after{transform:scaleY(0)}
.faq__a{display:grid;grid-template-rows:0fr;transition:grid-template-rows .45s var(--out)}
.faq__i.is-open .faq__a{grid-template-rows:1fr}
.faq__a>div{overflow:hidden}
.faq__a p{max-width:64ch;color:var(--soft);padding-bottom:clamp(16px,2vw,24px)}

/* ═══ FORM ═══ */
.form__grid{display:grid;gap:clamp(13px,1.7vw,20px)}
@media (min-width:720px){.form__grid{grid-template-columns:1fr 1fr}}
.f{display:flex;flex-direction:column;gap:6px;margin:0}
.f--wide{grid-column:1/-1}
.f label,.f>span{font-size:var(--t-xs);letter-spacing:.14em;text-transform:uppercase;font-weight:600;color:var(--soft)}
.f input,.f select,.f textarea{width:100%;padding:.76em .9em;background:rgba(255,255,255,.06);
  border:1px solid var(--line);color:inherit;font-family:"Newsreader",serif;
  transition:border-color .25s var(--ease),background .25s var(--ease)}
.f textarea{resize:vertical;min-height:6.5em}
.f input:focus,.f select:focus,.f textarea:focus{background:rgba(255,255,255,.11)}
.f.is-bad input,.f.is-bad select{border-color:#D8A07C}
.f .err{font-size:var(--t-xs);color:#E7BEA1;text-transform:none;letter-spacing:.01em;
  font-family:"Familjen",sans-serif}
.form__foot{display:flex;flex-wrap:wrap;align-items:center;gap:14px 22px;margin-top:clamp(18px,2.4vh,28px)}
.form .btn{--bbg:#EEF1E9;--bfg:var(--park)}
.form__note{font-size:var(--t-xs);color:var(--soft)}
.form__ok{margin-top:20px;padding:1em 1.2em;border:1px solid rgba(167,206,134,.5);
  background:rgba(167,206,134,.1);font-size:var(--t-sm)}

/* ═══ CTA ═══ */
.cta{position:relative;isolation:isolate;overflow:hidden;background:var(--stone);
  padding-block:clamp(62px,10vh,132px)}
.cta::before{content:"";position:absolute;inset:0;z-index:-1;
  background:url("../media/haze.webp") center/cover no-repeat;opacity:.4}
.cta__in h2{font-size:var(--d-1);max-width:15ch;margin-bottom:.4em}
.cta__acts{display:flex;flex-wrap:wrap;gap:12px;margin-top:clamp(24px,3.4vh,38px)}

/* ═══ FOOT ═══ */
.foot{background:var(--park);color:#E7EBE2;padding-block:clamp(46px,7vh,84px) 24px}
.foot__top{display:grid;gap:clamp(28px,4vw,68px)}
@media (min-width:900px){.foot__top{grid-template-columns:minmax(0,.9fr) minmax(0,1.2fr)}}
.foot__mk{font-size:clamp(1.9rem,3vw,2.6rem);font-weight:330}
.foot__tag{margin:.65em 0 1.6em;color:#9FB0A2;font-size:var(--t-sm);line-height:1.7}
.foot .btn--ghost{--bfg:#E7EBE2;border-color:rgba(231,235,226,.3)}
.foot__cols{display:grid;gap:clamp(20px,3vw,42px);grid-template-columns:repeat(auto-fit,minmax(148px,1fr))}
.foot__cols h2{font-size:var(--t-xs);letter-spacing:.17em;text-transform:uppercase;font-weight:600;
  color:#8CA090;margin-bottom:1.1em}
.foot__cols li{padding:.34em 0;font-size:var(--t-sm);color:#C3CDBF}
.foot__cols a:hover{color:#fff}
.foot__base{display:flex;flex-wrap:wrap;gap:9px 30px;align-items:baseline;margin-top:clamp(36px,5.5vh,66px);
  padding-top:20px;border-top:1px solid rgba(231,235,226,.14);font-size:var(--t-xs);color:#8CA090}
.foot__fine{max-width:70ch;line-height:1.7}

/* ═══ REVEAL ═══ */
.js .reveal{opacity:0;transform:translateY(12px)}
.js .reveal.is-in{opacity:1;transform:none;transition:opacity .75s var(--ease),transform .85s var(--out)}

/* ═══ RESPONSIVE ═══ */
@media (max-width:1080px){
  :root{--bar-h:68px}
  .bar__nav,.bar .btn--sm{display:none}
  .burger{display:block}
  .openchip{margin-left:auto}
}
@media (max-width:720px){
  /* the desktop wedge leaves the middle of a portrait frame too bright for the headline */
  .hero__scrim{background:linear-gradient(to bottom,
    rgba(10,26,17,.32) 0%, rgba(10,26,17,.05) 17%, rgba(10,26,17,.28) 40%,
    rgba(10,26,17,.60) 64%, rgba(10,26,17,.78) 88%, rgba(10,26,17,.84) 100%)}
}
@media (max-width:640px){
  .openchip{font-size:.62rem;padding:4px 7px;letter-spacing:.07em}
  .hero__acts{width:100%}
  .hero__acts .btn{flex:1 1 auto}
  .motion{left:var(--gut);right:auto}
  .art__body p{font-size:1.05rem}
  .quad__read{flex-direction:column;gap:.1em}
  .quad__u{max-width:none}
}
@media (max-width:420px){
  .hero__acts,.cta__acts{flex-direction:column}
  .hero__acts .btn,.cta__acts .btn{width:100%}
}

@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{animation-duration:.001ms !important;animation-iteration-count:1 !important;
    transition-duration:.001ms !important;scroll-behavior:auto !important}
  .js .hero__h .ln>span,.js .hero__lede,.js .hero__acts,.js .reveal{opacity:1 !important;transform:none !important}
}
.still .hero__media{background:url("../media/poster-meadow.webp") center/cover no-repeat}
@media (max-width:720px){.still .hero__media{background-image:url("../media/poster-mobile.webp")}}
.still .phead__media{background-image:url("../media/poster-dusk.webp")}

@media print{
  .bar,.sheet,.motion,.hero__media,.phead__media,.cta::before{display:none}
  body{background:#fff;color:#000}
  .band{padding-block:18pt}
}
@media (forced-colors:active){
  .hero__media,.phead__media,.cta::before{display:none}
  .btn{border:1px solid ButtonText}
}