:root {
  --navy-900: #071522;
  --navy-800: #0b1e2f;
  --navy-700: #132d45;
  --navy-600: #1e3d5c;
  --taupe: #867e71;       /* logo accent: rules, marks */
  --taupe-ink: #6b6357;   /* accent text on light backgrounds */
  --taupe-light: #c9c0b2; /* accent on dark backgrounds, buttons */
  --taupe-pale: #ddd6ca;
  --ivory: #f7f3ec;
  --paper: #fbf9f5;
  --ink: #1a2230;
  --muted: #5b6474;
  --line: #e4ddd0;
  --serif: "Cormorant Garamond", Georgia, "Times New Roman", serif;
  --sans: "Inter", system-ui, -apple-system, "Segoe UI", Roboto, sans-serif;
  --container: 1200px;
  --radius: 2px;
}

*, *::before, *::after { box-sizing: border-box; }
html { scroll-behavior: smooth; -webkit-text-size-adjust: 100%; }
body {
  margin: 0;
  font-family: var(--sans);
  font-size: 17px;
  line-height: 1.65;
  color: var(--ink);
  background: var(--paper);
  -webkit-font-smoothing: antialiased;
}
img { max-width: 100%; display: block; }
a { color: var(--navy-600); text-decoration-thickness: 1px; text-underline-offset: 3px; }
a:hover { color: var(--taupe-ink); }
h1, h2, h3 { font-family: var(--serif); font-weight: 600; line-height: 1.12; color: var(--navy-800); margin: 0 0 .5em; letter-spacing: -.01em; }
h1 { font-size: clamp(2.6rem, 5.5vw, 4.4rem); }
h2 { font-size: clamp(2rem, 3.6vw, 3rem); }
h3 { font-size: 1.6rem; }
h4 { font-family: var(--sans); font-size: .78rem; font-weight: 600; letter-spacing: .16em; text-transform: uppercase; margin: 0 0 1rem; }
p { margin: 0 0 1.1em; }

.container { width: 100%; max-width: var(--container); margin: 0 auto; padding: 0 24px; }
.sr-only { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
.skip-link { position: absolute; left: -999px; top: 0; background: var(--taupe-light); color: var(--navy-900); padding: 8px 16px; z-index: 100; }
.skip-link:focus { left: 8px; top: 8px; }

.eyebrow { display: inline-block; font-size: .76rem; font-weight: 600; letter-spacing: .2em; text-transform: uppercase; color: var(--taupe-ink); margin-bottom: 1.1rem; }
.eyebrow::before { content: ""; display: inline-block; width: 28px; height: 1px; background: currentColor; vertical-align: middle; margin-right: 12px; }
.lead { font-size: 1.2rem; color: var(--muted); max-width: 46rem; }

/* Buttons */
.btn { display: inline-block; font-family: var(--sans); font-size: .85rem; font-weight: 600; letter-spacing: .12em; text-transform: uppercase; text-decoration: none; padding: 16px 30px; border: 1px solid transparent; border-radius: var(--radius); transition: background .2s, color .2s, border-color .2s; }
.btn-sm { padding: 10px 18px; font-size: .75rem; }
.btn-gold { background: var(--taupe-light); color: var(--navy-900); }
.btn-gold:hover { background: var(--taupe-pale); color: var(--navy-900); }
.btn-outline { border-color: rgba(255,255,255,.4); color: #fff; }
.btn-outline:hover { border-color: var(--taupe); color: var(--taupe); }
.btn-navy { background: var(--navy-800); color: #fff; }
.btn-navy:hover { background: var(--navy-600); color: #fff; }
.btn-row { display: flex; flex-wrap: wrap; gap: 14px; }

/* Utility bar + header */
.utility-bar { background: var(--navy-900); color: rgba(255,255,255,.65); font-size: .78rem; letter-spacing: .04em; }
.utility-inner { display: flex; justify-content: space-between; align-items: center; min-height: 38px; gap: 16px; }
.utility-links { display: flex; gap: 22px; }
.utility-links a { color: rgba(255,255,255,.8); text-decoration: none; }
.utility-links a:hover { color: var(--taupe-light); }

.site-header { position: sticky; top: 0; z-index: 50; background: rgba(251,249,245,.97); border-bottom: 1px solid var(--line); transition: box-shadow .2s; }
.site-header.scrolled { box-shadow: 0 6px 24px rgba(7,20,42,.08); }
.header-inner { display: flex; align-items: center; justify-content: space-between; min-height: 84px; }
.brand { display: flex; align-items: center; gap: 14px; text-decoration: none; }
.brand-mark { height: 46px; width: auto; }
.brand-text { display: flex; flex-direction: column; align-items: center; line-height: 1; }
.brand-name { font-family: var(--serif); font-size: 1.32rem; font-weight: 600; letter-spacing: .14em; text-transform: uppercase; color: var(--navy-800); }
.brand-name sup { font-size: .55em; letter-spacing: 0; margin-right: .15em; }
.brand-sub { display: flex; align-items: center; gap: 8px; width: 100%; font-family: var(--serif); font-size: .72rem; font-weight: 600; letter-spacing: .32em; text-transform: uppercase; color: var(--taupe); margin-top: 5px; }
.brand-sub::before, .brand-sub::after { content: ""; flex: 1; height: 1px; background: var(--taupe); }
.footer-logo { width: 260px; height: auto; }

.primary-nav { display: flex; align-items: center; gap: 30px; }
.primary-nav a:not(.btn) { font-size: .86rem; font-weight: 500; color: var(--ink); text-decoration: none; position: relative; padding: 6px 0; }
.primary-nav a:not(.btn)::after { content: ""; position: absolute; left: 0; right: 100%; bottom: 0; height: 1px; background: var(--taupe); transition: right .25s; }
.primary-nav a:not(.btn):hover::after, .primary-nav a[aria-current]:not(.btn)::after { right: 0; }
.nav-toggle { display: none; background: none; border: 0; padding: 10px; cursor: pointer; }
.nav-toggle .bar { display: block; width: 24px; height: 2px; background: var(--navy-800); margin: 5px 0; }

/* Hero */
.hero { position: relative; background: var(--navy-800); color: #fff; overflow: hidden; }
.hero { background: var(--navy-900) url("/assets/img/hero-townhomes.jpg") center right / cover no-repeat; }
@supports (background-image: image-set(url("x.webp") type("image/webp"))) {
  .hero { background-image: image-set(url("/assets/img/hero-townhomes.webp") type("image/webp"), url("/assets/img/hero-townhomes.jpg") type("image/jpeg")); }
}
.hero::before { content: ""; position: absolute; inset: 0; background:
  linear-gradient(90deg, rgba(7,21,34,.92) 0%, rgba(7,21,34,.78) 38%, rgba(7,21,34,.25) 70%, rgba(7,21,34,.1) 100%),
  linear-gradient(0deg, rgba(7,21,34,.55) 0%, transparent 35%); }
.hero-grid { display: none; position: absolute; inset: 0; opacity: .09; background-image:
  linear-gradient(rgba(255,255,255,.9) 1px, transparent 1px),
  linear-gradient(90deg, rgba(255,255,255,.9) 1px, transparent 1px);
  background-size: 72px 72px; mask-image: linear-gradient(90deg, transparent 20%, #000 75%); -webkit-mask-image: linear-gradient(90deg, transparent 20%, #000 75%); }
.hero-inner { position: relative; padding: 140px 0 150px; max-width: 820px; }
.hero h1 { color: #fff; }
.hero h1 em { font-style: italic; color: var(--taupe-light); }
.hero .eyebrow, .page-hero .eyebrow, .section-navy .eyebrow { color: var(--taupe-light); }
.hero .lead { color: rgba(255,255,255,.75); }
.hero .btn-row { margin-top: 2.4rem; }

.page-hero { position: relative; background: var(--navy-800); color: #fff; overflow: hidden; }
.page-hero { background: var(--navy-900) url("/assets/img/hero-charlotte.jpg") right bottom / cover no-repeat; }
@supports (background-image: image-set(url("x.webp") type("image/webp"))) {
  .page-hero { background-image: image-set(url("/assets/img/hero-charlotte.webp") type("image/webp"), url("/assets/img/hero-charlotte.jpg") type("image/jpeg")); }
}
.page-hero::before { content: ""; position: absolute; inset: 0; background: linear-gradient(90deg, rgba(7,21,34,.9) 0%, rgba(7,21,34,.7) 45%, rgba(7,21,34,.15) 100%); }
.page-hero .container { position: relative; padding-top: 100px; padding-bottom: 90px; }
.page-hero h1 { color: #fff; font-size: clamp(2.4rem, 4.6vw, 3.8rem); max-width: 860px; }
.page-hero .lead { color: rgba(255,255,255,.75); }
.breadcrumb { font-size: .8rem; letter-spacing: .08em; text-transform: uppercase; color: rgba(255,255,255,.55); margin-bottom: 1.6rem; }
.breadcrumb a { color: rgba(255,255,255,.75); text-decoration: none; }

/* Sections */
.section { padding: 110px 0; }
.section-tight { padding: 80px 0; }
.section-ivory { background: var(--ivory); }
.section-navy { background: var(--navy-800); color: rgba(255,255,255,.8); }
.section-navy h2, .section-navy h3 { color: #fff; }
.section-head { max-width: 760px; margin-bottom: 64px; }
.section-head.center { text-align: center; margin-left: auto; margin-right: auto; }
.section-head.center .eyebrow::after { content: ""; display: inline-block; width: 28px; height: 1px; background: currentColor; vertical-align: middle; margin-left: 12px; }

.split { display: grid; grid-template-columns: 1fr 1fr; gap: 80px; align-items: start; }
.split-wide { grid-template-columns: 5fr 7fr; }

/* Pillars (service cards) */
.pillars { display: grid; grid-template-columns: repeat(3, 1fr); border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.pillar { padding: 48px 40px 44px; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); background: #fff; display: flex; flex-direction: column; transition: background .25s; }
.pillar:hover { background: var(--ivory); }
.pillar-num { font-family: var(--serif); font-size: 1.1rem; color: var(--taupe); margin-bottom: 28px; }
.pillar h3 { margin-bottom: .6em; }
.pillar p { color: var(--muted); font-size: .98rem; }
.pillar ul { list-style: none; padding: 0; margin: 0 0 28px; font-size: .92rem; }
.pillar li { padding: 9px 0; border-top: 1px solid var(--line); }
.pillar .more { margin-top: auto; font-size: .8rem; font-weight: 600; letter-spacing: .14em; text-transform: uppercase; text-decoration: none; color: var(--navy-800); }
.pillar .more::after { content: " →"; color: var(--taupe); }

/* Feature list */
.features { display: grid; grid-template-columns: repeat(2, 1fr); gap: 44px 56px; }
.features-3 { grid-template-columns: repeat(3, 1fr); }
.feature { border-top: 2px solid var(--taupe); padding-top: 22px; }
.feature h3 { font-size: 1.4rem; }
.feature p { color: var(--muted); font-size: .98rem; margin: 0; }
.section-navy .feature p { color: rgba(255,255,255,.7); }

/* Process */
.process { display: grid; grid-template-columns: repeat(4, 1fr); gap: 0; counter-reset: step; }
.step { padding: 0 32px 0 0; position: relative; }
.step::before { counter-increment: step; content: "0" counter(step); display: block; font-family: var(--serif); font-size: 3rem; color: var(--taupe); line-height: 1; margin-bottom: 18px; }
.step h3 { font-size: 1.35rem; }
.step p { font-size: .95rem; color: var(--muted); }
.section-navy .step p { color: rgba(255,255,255,.7); }

/* Principles / quote band */
.band { text-align: center; }
.band blockquote { margin: 0 auto; max-width: 900px; font-family: var(--serif); font-size: clamp(1.8rem, 3.2vw, 2.6rem); line-height: 1.3; color: #fff; }
.band blockquote::before { content: ""; display: block; width: 48px; height: 1px; background: var(--taupe); margin: 0 auto 36px; }

/* Detail list */
.detail-list { list-style: none; margin: 0; padding: 0; }
.detail-list li { display: grid; grid-template-columns: 220px 1fr; gap: 24px; padding: 26px 0; border-top: 1px solid var(--line); }
.detail-list li:last-child { border-bottom: 1px solid var(--line); }
.detail-list strong { font-family: var(--serif); font-size: 1.3rem; font-weight: 600; color: var(--navy-800); line-height: 1.3; }
.detail-list span { color: var(--muted); }

/* Aside panel */
.panel { background: #fff; border: 1px solid var(--line); padding: 44px; }
.panel-navy { background: var(--navy-800); border-color: var(--navy-800); color: rgba(255,255,255,.8); }
.panel-navy h3 { color: #fff; }
.checklist { list-style: none; padding: 0; margin: 0; }
.checklist li { padding: 12px 0 12px 30px; border-top: 1px solid var(--line); position: relative; }
.panel-navy .checklist li { border-color: rgba(255,255,255,.12); }
.checklist li::before { content: ""; position: absolute; left: 2px; top: 21px; width: 12px; height: 6px; border-left: 2px solid var(--taupe); border-bottom: 2px solid var(--taupe); transform: rotate(-45deg); }

/* Contact directory */
.directory { display: grid; grid-template-columns: repeat(2, 1fr); gap: 0; border-top: 1px solid var(--line); border-left: 1px solid var(--line); }
.dept { padding: 40px; border-right: 1px solid var(--line); border-bottom: 1px solid var(--line); background: #fff; scroll-margin-top: 120px; }
.dept h3 { font-size: 1.5rem; }
.dept p { color: var(--muted); font-size: .96rem; }
.dept a.email { font-weight: 600; text-decoration: none; }

/* CTA */
.cta { background: var(--navy-900); color: #fff; }
.cta .container { display: flex; align-items: center; justify-content: space-between; gap: 40px; padding-top: 80px; padding-bottom: 80px; }
.cta h2 { color: #fff; margin: 0; max-width: 700px; }

/* Prose (policy pages) */
.prose { max-width: 760px; }
.prose h2 { font-size: 1.9rem; margin-top: 2em; }

/* Footer */
.site-footer { background: var(--navy-900); color: rgba(255,255,255,.6); font-size: .92rem; padding: 80px 0 32px; }
.site-footer h4 { color: var(--taupe-light); }
.site-footer ul { list-style: none; padding: 0; margin: 0; }
.site-footer li { padding: 5px 0; }
.site-footer a { color: rgba(255,255,255,.8); text-decoration: none; }
.site-footer a:hover { color: var(--taupe-light); }
.footer-grid { display: grid; grid-template-columns: 2fr 1fr 1fr 1.3fr; gap: 48px; padding-bottom: 56px; border-bottom: 1px solid rgba(255,255,255,.1); }
.footer-brand p { margin-top: 20px; max-width: 340px; }
.footer-bottom { display: flex; justify-content: space-between; flex-wrap: wrap; gap: 12px; padding-top: 28px; font-size: .8rem; }

/* Responsive */
@media (max-width: 1024px) {
  .pillars { grid-template-columns: 1fr; }
  .process { grid-template-columns: repeat(2, 1fr); gap: 40px 0; }
  .footer-grid { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 900px) {
  .nav-toggle { display: block; }
  .primary-nav { display: none; position: absolute; top: 100%; left: 0; right: 0; flex-direction: column; align-items: stretch; gap: 0; background: var(--paper); border-bottom: 1px solid var(--line); padding: 8px 24px 24px; }
  .primary-nav.open { display: flex; }
  .primary-nav a:not(.btn) { padding: 14px 0; border-bottom: 1px solid var(--line); }
  .primary-nav .btn { margin-top: 18px; text-align: center; }
  .split, .split-wide { grid-template-columns: 1fr; gap: 48px; }
  .features, .directory { grid-template-columns: 1fr; }
  .cta .container { flex-direction: column; align-items: flex-start; }
  .detail-list li { grid-template-columns: 1fr; gap: 6px; }
}
@media (max-width: 640px) {
  body { font-size: 16px; }
  .utility-inner > span:first-child { display: none; }
  .utility-links { justify-content: space-between; width: 100%; gap: 10px; font-size: .72rem; white-space: nowrap; }
  .section { padding: 76px 0; }
  .hero-inner { padding: 96px 0 100px; }
  .hero { background-image: url("/assets/img/hero-townhomes-sm.jpg"); background-position: 70% center; }
  .hero::before { background: linear-gradient(0deg, rgba(7,21,34,.95) 0%, rgba(7,21,34,.75) 55%, rgba(7,21,34,.45) 100%); }
  .page-hero { background-image: url("/assets/img/hero-charlotte-sm.jpg"); background-position: 75% bottom; }
  .page-hero::before { background: linear-gradient(0deg, rgba(7,21,34,.9) 0%, rgba(7,21,34,.6) 100%); }
  .process { grid-template-columns: 1fr; }
  .pillar, .dept, .panel { padding: 32px 26px; }
  .footer-grid { grid-template-columns: 1fr; }
  .brand-name { font-size: 1.05rem; letter-spacing: .1em; }
  .brand-mark { height: 38px; }
}