:root{
  --linen:#F3EEE6; --paper:#FCFAF6; --ink:#1A1714; --stone:#6E675E; --border:#DDD4C8;
  --brick:#8B4D3B; --brick-deep:#6F3C2E; --sand:#E9DFD0; --moss:#7C8F72;
  --font-display:'Cormorant Garamond',Georgia,'Times New Roman',serif;
  --font-ui:'Outfit',system-ui,-apple-system,'Segoe UI',Roboto,sans-serif;
  --max:1152px; --ease:cubic-bezier(.22,.7,.2,1);
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;-webkit-text-size-adjust:100%}
body{margin:0;background:var(--linen);color:var(--ink);font-family:var(--font-ui);font-weight:400;font-size:17px;line-height:1.65;-webkit-font-smoothing:antialiased}
img,video{max-width:100%;display:block}
a{color:inherit}
h1,h2,h3,h4{font-family:var(--font-display);font-weight:500;line-height:1.05;letter-spacing:-.01em;margin:0}
p{margin:0}
.wrap{max-width:var(--max);margin:0 auto;padding:0 20px}
@media(min-width:768px){.wrap{padding:0 32px}}
.eyebrow{font-size:12px;font-weight:500;letter-spacing:.16em;text-transform:uppercase;color:var(--brick)}
.eyebrow.light{color:rgba(252,250,246,.82)}
.h2{font-size:clamp(34px,5.2vw,58px);margin-top:14px}
.lead{font-size:clamp(17px,2vw,20px);color:var(--stone);max-width:640px;margin-top:18px}
.section{padding:72px 0}
@media(min-width:768px){.section{padding:108px 0}}
.paper{background:var(--paper)}
.dark{background:var(--ink);color:var(--paper)}
.dark .lead{color:rgba(252,250,246,.75)}
.skip{position:absolute;left:-999px;top:8px;background:var(--ink);color:#fff;padding:10px 14px;z-index:200}
.skip:focus{left:8px}
:focus-visible{outline:2px solid var(--brick);outline-offset:3px}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;min-height:48px;padding:0 24px;font:500 15px/1 var(--font-ui);letter-spacing:.02em;text-decoration:none;border:0;cursor:pointer;background:var(--brick);color:var(--paper);transition:background .2s,transform .15s,box-shadow .2s;border-radius:2px}
.btn:hover{background:var(--brick-deep)}
.btn:active{transform:scale(.97)}
.btn.light{background:var(--paper);color:var(--ink)}
.btn.light:hover{background:var(--linen)}
.btn.ghost{background:transparent;color:inherit;box-shadow:inset 0 0 0 1px currentColor}
.btn.ghost:hover{background:rgba(255,255,255,.12)}
.btn.ghost.dk:hover{background:rgba(26,23,20,.06)}
.btn.sm{min-height:40px;padding:0 16px;font-size:13px}
.arrow{width:16px;height:16px;flex:none}
.link-arrow{display:inline-flex;gap:8px;align-items:center;min-height:44px;font-weight:500;text-decoration:none;border-bottom:1px solid transparent}
.link-arrow:hover{border-color:currentColor}

/* header */
header.site{position:fixed;inset:0 0 auto 0;z-index:100;background:rgba(243,238,230,.0);transition:background .3s,box-shadow .3s,backdrop-filter .3s}
header.site.solid,header.site.open{background:rgba(243,238,230,.96);box-shadow:0 1px 0 var(--border);backdrop-filter:blur(10px)}
header.site .bar{height:68px;display:flex;align-items:center;justify-content:space-between;gap:16px}
.brand img{height:30px;width:auto}
header.site:not(.solid):not(.open).on-hero .brand img{filter:brightness(0) invert(1)}
header.site.on-hero:not(.solid):not(.open) nav a:not(.btn),header.site.on-hero:not(.solid):not(.open) .menu-btn{color:var(--paper)}
nav.primary{display:none;align-items:center;gap:22px}
nav.primary a:not(.btn){font-size:14px;text-decoration:none;letter-spacing:.02em;opacity:.85;position:relative;padding:6px 0}
nav.primary a:not(.btn)::after{content:"";position:absolute;left:0;right:0;bottom:0;height:1px;background:currentColor;transform:scaleX(0);transform-origin:left;transition:transform .25s var(--ease)}
nav.primary a:hover::after,nav.primary a[aria-current="page"]::after{transform:scaleX(1)}
nav.primary a[aria-current="page"]{opacity:1}
.menu-btn{display:inline-flex;align-items:center;gap:8px;min-height:44px;background:none;border:0;font:500 14px var(--font-ui);color:var(--ink);cursor:pointer}
.menu-btn .bars{width:22px;height:14px;position:relative}
.menu-btn .bars i{position:absolute;left:0;right:0;height:2px;background:currentColor;transition:transform .25s,opacity .2s,top .25s}
.menu-btn .bars i:nth-child(1){top:0}.menu-btn .bars i:nth-child(2){top:6px}.menu-btn .bars i:nth-child(3){top:12px}
header.open .menu-btn .bars i:nth-child(1){top:6px;transform:rotate(45deg)}
header.open .menu-btn .bars i:nth-child(2){opacity:0}
header.open .menu-btn .bars i:nth-child(3){top:6px;transform:rotate(-45deg)}
.mobile-nav{display:none;padding:8px 0 24px;border-top:1px solid var(--border)}
header.open .mobile-nav{display:block;max-height:calc(100dvh - 68px);overflow:auto}
.mobile-nav a{display:flex;align-items:center;justify-content:space-between;min-height:52px;font:500 26px var(--font-display);text-decoration:none;border-bottom:1px solid var(--border);color:var(--ink)}
.mobile-nav a[aria-current="page"]{color:var(--brick)}
.mobile-nav .btn{margin-top:20px;width:100%;font:500 15px var(--font-ui);border:0}
@media(min-width:1180px){nav.primary{display:flex}.menu-btn{display:none}.mobile-nav{display:none!important}}

/* hero */
.hero{position:relative;min-height:100svh;display:flex;align-items:flex-end;overflow:hidden;background:var(--ink);color:var(--paper)}
.hero picture,.hero>img{position:absolute;inset:0}
.hero img.bg{width:100%;height:100%;object-fit:cover;object-position:50% 40%;animation:kenburns 26s ease-out both}
@keyframes kenburns{from{transform:scale(1.12)}to{transform:scale(1.0)}}
.hero::after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(26,23,20,.55) 0,rgba(26,23,20,.05) 24%,rgba(26,23,20,.25) 50%,rgba(26,23,20,.9) 100%)}
@media(min-width:900px){.hero::after{background:linear-gradient(90deg,rgba(26,23,20,.78) 0,rgba(26,23,20,.55) 38%,rgba(26,23,20,.08) 68%),linear-gradient(180deg,rgba(26,23,20,.5) 0,rgba(26,23,20,0) 22%,rgba(26,23,20,.55) 100%)}}
.hero .inner{position:relative;z-index:2;width:100%;padding:130px 0 64px}
.hero h1{font-size:clamp(46px,9.4vw,104px);line-height:.93;max-width:12ch}
.hero h1 em{font-style:italic;font-weight:400}
.hero p.sub{max-width:520px;margin-top:22px;font-size:clamp(17px,2.2vw,20px);color:rgba(252,250,246,.88)}
.hero .cta{display:flex;flex-wrap:wrap;gap:12px;margin-top:30px}
.hero-chips{display:flex;flex-wrap:wrap;gap:8px;margin-top:34px}
.chip{display:inline-flex;align-items:center;min-height:40px;padding:0 16px;border-radius:999px;font-size:14px;text-decoration:none;color:var(--paper);background:rgba(252,250,246,.14);backdrop-filter:blur(6px);box-shadow:inset 0 0 0 1px rgba(252,250,246,.3);transition:background .2s}
.chip:hover{background:rgba(252,250,246,.28)}
.scrollcue{position:absolute;right:28px;bottom:36px;z-index:2;display:none;width:1px;height:70px;background:rgba(252,250,246,.4);overflow:hidden}
.scrollcue::after{content:"";position:absolute;left:0;top:-30px;width:1px;height:30px;background:#fff;animation:cue 2.2s infinite}
@keyframes cue{to{top:70px}}
@media(min-width:900px){.scrollcue{display:block}}
.stagger>*{opacity:0;transform:translateY(22px);animation:rise .9s var(--ease) forwards}
.stagger>*:nth-child(1){animation-delay:.1s}.stagger>*:nth-child(2){animation-delay:.25s}.stagger>*:nth-child(3){animation-delay:.4s}.stagger>*:nth-child(4){animation-delay:.55s}.stagger>*:nth-child(5){animation-delay:.7s}
@keyframes rise{to{opacity:1;transform:none}}

/* page hero (inner) */
.phero{padding:150px 0 64px;background:var(--paper);border-bottom:1px solid var(--border)}
.phero h1{font-size:clamp(42px,7vw,84px);max-width:16ch;margin-top:14px}
.phero.img{position:relative;color:var(--paper);background:var(--ink);overflow:hidden;padding:170px 0 80px}
.phero.img img.bg{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 45%}
.phero.img::after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(26,23,20,.82) 0,rgba(26,23,20,.55) 45%,rgba(26,23,20,.12) 100%),linear-gradient(180deg,rgba(26,23,20,.45) 0,rgba(26,23,20,0) 30%)}
@media(max-width:700px){.phero.img::after{background:linear-gradient(180deg,rgba(26,23,20,.55),rgba(26,23,20,.8))}}
.phero.img .wrap{position:relative;z-index:2}
.phero.img .lead{color:rgba(252,250,246,.85)}

/* stats */
.stats{background:var(--paper);border-block:1px solid var(--border)}
.stats dl{margin:0;display:grid;grid-template-columns:repeat(2,1fr)}
@media(min-width:768px){.stats dl{grid-template-columns:repeat(5,1fr)}}
.stats .s{padding:26px 20px;border-left:1px solid var(--border);border-top:1px solid var(--border)}
.stats .s:nth-child(-n+2){border-top:0}.stats .s:nth-child(odd){border-left:0}
@media(min-width:768px){.stats .s{border-top:0;padding:34px 28px}.stats .s:nth-child(odd){border-left:1px solid var(--border)}.stats .s:first-child{border-left:0}}
.stats dt{font-size:11.5px;letter-spacing:.14em;text-transform:uppercase;color:var(--stone)}
.stats dd{margin:6px 0 0;font:500 clamp(34px,4.4vw,48px)/1 var(--font-display)}
.stats dd small{font-size:.5em;color:var(--stone);font-family:var(--font-ui);font-weight:400}

/* layout helpers */
.grid2{display:grid;gap:36px;align-items:center}
@media(min-width:900px){.grid2{grid-template-columns:1fr 1fr;gap:72px}.grid2.rev>:first-child{order:2}}
.frame{overflow:hidden;background:var(--sand)}
.frame img{width:100%;height:auto;transition:transform 1.2s var(--ease)}
.frame:hover img{transform:scale(1.03)}
.cap{font-size:13px;color:var(--stone);margin-top:10px}
.cards{display:grid;gap:1px;background:var(--border);border:1px solid var(--border);margin-top:44px}
@media(min-width:700px){.cards.c2{grid-template-columns:1fr 1fr}.cards.c3{grid-template-columns:repeat(3,1fr)}.cards.c4{grid-template-columns:repeat(2,1fr)}}
@media(min-width:1000px){.cards.c4{grid-template-columns:repeat(4,1fr)}}
.card{background:var(--paper);padding:28px 26px}
.card .n{font:500 28px var(--font-display);color:var(--brick)}
.card h3{font-size:27px;margin-top:12px}
.card p{margin-top:10px;color:var(--stone);font-size:15.5px}
.card a.link-arrow{margin-top:12px;font-size:15px}
.dark .card{background:#25211d}.dark .cards{background:#3a342e;border-color:#3a342e}.dark .card p{color:rgba(252,250,246,.7)}
.checks{list-style:none;margin:22px 0 0;padding:0;display:grid;gap:10px}
.checks li{position:relative;padding-left:32px}
.checks li::before{content:"";position:absolute;left:0;top:5px;width:18px;height:18px;border-radius:50%;background:var(--brick) url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' viewBox='0 0 20 20'%3E%3Cpath d='M5 10.5l3.2 3L15 6.8' fill='none' stroke='white' stroke-width='2.2' stroke-linecap='round' stroke-linejoin='round'/%3E%3C/svg%3E") center/12px no-repeat}

/* audience panel */
.aud-tabs{display:flex;gap:8px;overflow-x:auto;padding:4px 0 8px;margin-top:36px;scrollbar-width:none}
.aud-tabs::-webkit-scrollbar{display:none}
.tab{flex:none;min-height:46px;padding:0 20px;border-radius:999px;border:1px solid var(--border);background:transparent;font:500 15px var(--font-ui);cursor:pointer;color:var(--ink);transition:all .2s}
.tab:hover{border-color:var(--brick)}
.tab[aria-selected="true"]{background:var(--ink);color:var(--paper);border-color:var(--ink)}
.dark .tab{color:var(--paper);border-color:#4a433b}.dark .tab[aria-selected="true"]{background:var(--paper);color:var(--ink)}
.aud-panel{display:none;margin-top:26px;padding:28px;background:var(--paper);border:1px solid var(--border);animation:fade .45s var(--ease)}
.aud-panel.on{display:grid;gap:28px}
@media(min-width:900px){.aud-panel.on{grid-template-columns:1.1fr 1fr;padding:44px;gap:48px;align-items:center}}
.aud-panel h3{font-size:clamp(30px,4vw,44px)}
.aud-panel p{margin-top:14px;color:var(--stone)}
.aud-panel .btn{margin-top:22px}
@keyframes fade{from{opacity:0;transform:translateY(10px)}to{opacity:1;transform:none}}

/* build steps */
.steps{display:grid;gap:28px;margin-top:44px}
@media(min-width:900px){.steps{grid-template-columns:.9fr 1.1fr;gap:56px;align-items:start}}
.step-list{display:grid;gap:8px;counter-reset:s}
.step-btn{display:flex;gap:16px;align-items:flex-start;width:100%;text-align:left;background:transparent;border:1px solid var(--border);padding:16px 18px;cursor:pointer;font:inherit;color:inherit;position:relative;overflow:hidden;transition:background .2s,border-color .2s}
.step-btn .num{flex:none;width:34px;height:34px;border-radius:50%;background:var(--sand);display:grid;place-items:center;font:600 14px var(--font-ui);color:var(--brick-deep);transition:all .25s}
.step-btn strong{display:block;font:500 24px/1.1 var(--font-display)}
.step-btn span.d{display:block;font-size:15px;color:var(--stone);margin-top:6px;max-height:0;opacity:0;overflow:hidden;transition:max-height .4s var(--ease),opacity .3s}
.step-btn[aria-selected="true"]{background:var(--paper);border-color:var(--brick)}
.step-btn[aria-selected="true"] .num{background:var(--brick);color:#fff}
.step-btn[aria-selected="true"] span.d{max-height:200px;opacity:1}
.step-btn .bar{position:absolute;left:0;bottom:0;height:3px;width:0;background:var(--brick)}
.step-stage{position:sticky;top:90px}
.step-stage .frame{aspect-ratio:1/.93;position:relative}
.step-stage .frame img{position:absolute;inset:0;height:100%;object-fit:cover;opacity:0;transition:opacity .6s}
.step-stage .frame img.on{opacity:1}
.step-ctrl{display:flex;gap:10px;align-items:center;margin-top:12px;font-size:14px;color:var(--stone)}
.step-ctrl button{background:none;border:1px solid var(--border);min-height:40px;padding:0 14px;cursor:pointer;font:500 13px var(--font-ui);color:var(--ink)}

/* tabs content generic */
.tabpanel{display:none;animation:fade .45s var(--ease)}.tabpanel.on{display:block}

/* rooms */
.rooms{margin-top:40px}
.room-stage{position:relative;overflow:hidden;background:var(--sand);aspect-ratio:4/3}
@media(min-width:900px){.room-stage{aspect-ratio:16/9}}
.room-stage img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:0;transition:opacity .6s}
.room-stage img.on{opacity:1}
.room-cap{position:absolute;left:0;right:0;bottom:0;padding:44px 22px 18px;background:linear-gradient(transparent,rgba(26,23,20,.7));color:#fff;font:500 22px var(--font-display)}
.room-tabs{display:flex;gap:8px;margin-top:16px;flex-wrap:wrap}
.vids{display:grid;gap:16px;margin-top:40px}
@media(min-width:800px){.vids{grid-template-columns:repeat(3,1fr)}}
.vid{position:relative;background:#000;overflow:hidden;cursor:pointer}
.vid video{width:100%;height:100%;aspect-ratio:3/4;object-fit:cover}
.vid .t{position:absolute;left:0;right:0;bottom:0;padding:34px 16px 14px;color:#fff;background:linear-gradient(transparent,rgba(0,0,0,.65));font:500 22px var(--font-display)}
.vid .pp{position:absolute;right:12px;top:12px;width:42px;height:42px;border-radius:50%;background:rgba(0,0,0,.45);border:0;color:#fff;cursor:pointer;display:grid;place-items:center}

/* types */
.type-tabs{display:grid;grid-template-columns:1fr 1fr;gap:8px;margin-top:34px}
@media(min-width:900px){.type-tabs{grid-template-columns:repeat(4,1fr)}}
.type-tabs .tab{border-radius:2px;text-align:left;padding:14px 16px;min-height:64px;line-height:1.2}
.type-tabs .tab small{display:block;font-weight:400;font-size:12.5px;opacity:.75;margin-top:3px}
.type-panel{padding:30px;background:var(--paper);border:1px solid var(--border);margin-top:10px}
.type-panel .row{display:grid;gap:26px}
@media(min-width:900px){.type-panel{padding:44px}.type-panel .row{grid-template-columns:1.2fr .8fr;gap:56px}}
.type-panel h3{font-size:clamp(32px,4vw,46px)}
.type-panel p.d{margin-top:14px;color:var(--stone)}
.glass{display:flex;gap:6px;align-items:flex-end;height:150px;padding:14px;background:linear-gradient(#cfdbe4,#e9e2d6);border:1px solid var(--border);position:relative}
.glass i{display:block;flex:1;background:rgba(26,23,20,.88);border:2px solid #111;height:100%;position:relative;background-image:linear-gradient(135deg,rgba(255,255,255,.35),transparent 55%),linear-gradient(#8fb0c4,#c9d9e2)}
.glass i.sky{position:absolute;top:10px;left:50%;transform:translateX(-50%);width:34%;height:16px;flex:none;border-radius:2px}
.glass .lbl{position:absolute;left:12px;top:-12px;background:var(--paper);padding:0 8px;font-size:12px;letter-spacing:.1em;text-transform:uppercase;color:var(--stone)}
.price-tag{display:inline-block;margin-top:16px;padding:6px 14px;border:1px solid var(--brick);color:var(--brick-deep);font-weight:500}

/* spec lists */
.spec{margin:30px 0 0;display:grid}
.spec div{display:grid;grid-template-columns:130px 1fr;gap:14px;padding:13px 0;border-top:1px solid var(--border)}
.spec div:last-child{border-bottom:1px solid var(--border)}
.spec dt{font-size:12px;letter-spacing:.12em;text-transform:uppercase;color:var(--stone);padding-top:3px}
.spec dd{margin:0}
.incl{display:grid;grid-template-columns:repeat(2,1fr);gap:1px;background:var(--border);border:1px solid var(--border);margin-top:30px}
@media(min-width:800px){.incl{grid-template-columns:repeat(4,1fr)}}
.incl div{background:var(--paper);padding:20px 18px;font-weight:500}
.incl div small{display:block;font-weight:400;color:var(--stone);margin-top:4px;font-size:14px}

/* gallery */
.gal{columns:2;column-gap:12px;margin-top:40px}
@media(min-width:900px){.gal{columns:3;column-gap:16px}}
.gal button{display:block;width:100%;margin:0 0 12px;padding:0;border:0;background:var(--sand);cursor:zoom-in;overflow:hidden;position:relative;break-inside:avoid}
@media(min-width:900px){.gal button{margin-bottom:16px}}
.gal img{width:100%;height:auto;transition:transform .8s var(--ease)}
.gal button:hover img{transform:scale(1.04)}
.gal span{position:absolute;left:0;right:0;bottom:0;padding:26px 12px 10px;color:#fff;font-size:13px;text-align:left;background:linear-gradient(transparent,rgba(0,0,0,.6))}
.lb{position:fixed;inset:0;z-index:300;background:rgba(15,13,11,.94);display:none;align-items:center;justify-content:center;padding:20px}
.lb.on{display:flex}
.lb figure{margin:0;max-width:1100px;width:100%;text-align:center;color:#fff}
.lb img{max-height:78vh;width:auto;margin:0 auto;object-fit:contain}
.lb figcaption{margin-top:14px;font-size:15px;color:rgba(255,255,255,.8)}
.lb button{position:absolute;background:rgba(255,255,255,.12);color:#fff;border:0;width:48px;height:48px;border-radius:50%;cursor:pointer;font-size:22px}
.lb .x{top:16px;right:16px}.lb .p{left:12px;top:50%}.lb .nx{right:12px;top:50%}

/* video phone */
.phone{width:min(300px,78vw);margin:0 auto;border-radius:34px;padding:10px;background:#0f0d0b;box-shadow:0 30px 60px -20px rgba(0,0,0,.45)}
.phone video{width:100%;border-radius:26px;aspect-ratio:9/16;background:#000;object-fit:cover}

/* FAQ */
.faq-tools{display:flex;flex-wrap:wrap;gap:8px;margin-top:30px;align-items:center}
.faq-search{flex:1 1 240px;min-height:46px;padding:0 16px;border:1px solid var(--border);background:var(--paper);font:inherit;border-radius:2px}
.acc{margin-top:26px;border-top:1px solid var(--border)}
.acc details{border-bottom:1px solid var(--border)}
.acc summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;gap:18px;align-items:center;min-height:62px;padding:12px 0;font:500 25px/1.15 var(--font-display)}
.acc summary::-webkit-details-marker{display:none}
.acc summary::after{content:"+";flex:none;width:30px;height:30px;border-radius:50%;border:1px solid var(--border);display:grid;place-items:center;font:400 20px var(--font-ui);transition:transform .25s}
.acc details[open] summary::after{transform:rotate(45deg);background:var(--brick);color:#fff;border-color:var(--brick)}
.acc .a{padding:0 0 22px;color:var(--stone);max-width:760px}
.acc .a p+p{margin-top:12px}
.acc details[hidden]{display:none}
.tag{display:inline-block;font:500 11px var(--font-ui);letter-spacing:.1em;text-transform:uppercase;padding:2px 8px;background:var(--sand);color:var(--brick-deep);margin-right:8px;vertical-align:middle;border-radius:2px}
.nores{display:none;margin-top:20px;color:var(--stone)}

/* forms */
.form{display:grid;gap:18px;background:var(--paper);border:1px solid var(--border);padding:26px}
@media(min-width:800px){.form{padding:40px}}
.form .two{display:grid;gap:18px}
@media(min-width:700px){.form .two{grid-template-columns:1fr 1fr}}
.field label,.field .l{display:block;font-size:14px;font-weight:500;margin-bottom:6px}
.field input,.field select,.field textarea{width:100%;min-height:48px;padding:11px 14px;border:1px solid #cfc5b6;background:#fff;font:inherit;color:var(--ink);border-radius:2px}
.field textarea{min-height:120px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:2px solid var(--brick);outline-offset:1px;border-color:var(--brick)}
.field .hint{font-size:13px;color:var(--stone);margin-top:5px}
.consent{display:flex;gap:12px;align-items:flex-start;font-size:14px;color:var(--stone)}
.consent input{flex:none;width:22px;height:22px;margin-top:3px;accent-color:var(--brick)}
.form-msg{padding:14px 16px;font-size:15px;display:none}
.form-msg.ok{display:block;background:#e7efe2;color:#2f4a27}
.form-msg.err{display:block;background:#f6e3df;color:#7a2e20}
.extra{display:none;gap:18px}.extra.on{display:grid;animation:fade .4s var(--ease)}
.preview-note{font-size:13px;color:var(--stone);border-left:3px solid var(--brick);padding:6px 12px;background:var(--linen)}
.honey{position:absolute;left:-9999px}

/* tooltip terms */
.term{border-bottom:1px dotted var(--brick);cursor:help;position:relative;display:inline;font:inherit;color:inherit}
.term .tip{display:none;position:absolute;left:0;bottom:calc(100% + 8px);width:min(280px,72vw);background:var(--ink);color:var(--paper);padding:12px 14px;font-size:14px;line-height:1.45;font-family:var(--font-ui);z-index:20;border-radius:2px;text-align:left}
.term.show .tip{display:block}

/* cta band */
.band{background:var(--brick-deep);color:var(--paper);text-align:center;padding:76px 0}
.band h2{font-size:clamp(34px,5vw,60px);max-width:18ch;margin:0 auto}
.band p{max-width:560px;margin:16px auto 0;color:rgba(252,250,246,.85)}
.band .btn{margin-top:28px}

/* footer */
footer.site{background:var(--ink);color:rgba(252,250,246,.78);padding:64px 0 34px;font-size:15px}
footer.site .cols{display:grid;gap:36px}
@media(min-width:800px){footer.site .cols{grid-template-columns:1.3fr 1fr 1fr 1.2fr}}
footer.site img.logo{height:34px;width:auto;filter:brightness(0) invert(1)}
footer.site h4{font:600 12px var(--font-ui);letter-spacing:.14em;text-transform:uppercase;color:#fff;margin-bottom:14px}
footer.site a{text-decoration:none;display:block;padding:5px 0}
footer.site a:hover{color:#fff;text-decoration:underline}
footer.site .fine{margin-top:44px;padding-top:24px;border-top:1px solid #3a342e;font-size:13px;color:rgba(252,250,246,.55);display:grid;gap:8px}
.totop{position:fixed;right:16px;bottom:16px;z-index:90;width:46px;height:46px;border-radius:50%;border:0;background:var(--ink);color:#fff;cursor:pointer;opacity:0;pointer-events:none;transition:opacity .3s}
.totop.on{opacity:.9;pointer-events:auto}

/* reveal */
.js .rv{opacity:0;transform:translateY(26px);transition:opacity .9s var(--ease),transform .9s var(--ease)}
.js .rv.in{opacity:1;transform:none}
.js .rv.d1{transition-delay:.1s}.js .rv.d2{transition-delay:.2s}.js .rv.d3{transition-delay:.3s}
@media(prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  .hero img.bg,.stagger>*{animation:none;opacity:1;transform:none}
  .js .rv{opacity:1;transform:none;transition:none}
}
.notice{margin-top:26px;padding:16px 18px;background:var(--linen);border-left:3px solid var(--brick);font-size:15px;color:var(--stone)}
.paper .notice{background:var(--linen)}
.timeline{display:grid;gap:0;margin-top:40px;border-left:2px solid var(--border);margin-left:8px}
.timeline .it{padding:0 0 30px 28px;position:relative}
.timeline .it::before{content:"";position:absolute;left:-9px;top:6px;width:16px;height:16px;border-radius:50%;background:var(--brick);box-shadow:0 0 0 4px var(--linen)}
.paper .timeline .it::before{box-shadow:0 0 0 4px var(--paper)}
.timeline h3{font-size:28px}
.timeline p{margin-top:8px;color:var(--stone);max-width:620px}
.chk-list{display:grid;gap:10px;margin-top:30px}
.chk{display:flex;gap:14px;align-items:flex-start;padding:16px 18px;background:var(--paper);border:1px solid var(--border);cursor:pointer}
.chk input{width:22px;height:22px;margin-top:3px;accent-color:var(--brick);flex:none}
.chk b{display:block;font-weight:500}.chk span{color:var(--stone);font-size:15px}
.progress{height:6px;background:var(--border);margin-top:22px;border-radius:3px;overflow:hidden}
.progress i{display:block;height:100%;width:0;background:var(--brick);transition:width .4s var(--ease)}
.pcount{font-size:14px;color:var(--stone);margin-top:8px}
section[id],form[id]{scroll-margin-top:84px}

.wide{width:min(960px,100%);margin:0 auto;border-radius:18px;overflow:hidden;box-shadow:0 30px 60px -20px rgba(0,0,0,.45);background:#000}
.wide video{display:block;width:100%;aspect-ratio:16/9;background:#000}

/* utility cost estimate */
.ucards{display:grid;gap:1px;background:var(--border);border:1px solid var(--border);margin-top:40px}
@media(min-width:800px){.ucards{grid-template-columns:repeat(3,1fr)}}
.uc{background:var(--paper);padding:26px 24px}
.ul{font-size:12px;font-weight:500;letter-spacing:.14em;text-transform:uppercase;color:var(--brick)}
.uc .big{font:500 clamp(34px,4.4vw,46px)/1.12 var(--font-display);margin-top:10px;color:var(--ink)}
.uc .big small{font:400 15px var(--font-ui);color:var(--stone)}
.us{font-size:14.5px;color:var(--stone);margin-top:8px}
.ubanner{display:flex;flex-direction:column;gap:10px;background:var(--brick-deep);color:var(--paper);padding:28px 24px;margin-top:16px}
.ubanner .ul{color:rgba(252,250,246,.8)}.ubanner .us{color:rgba(252,250,246,.85);max-width:520px}
.uy{font:500 clamp(48px,7vw,72px)/1 var(--font-display)}
@media(min-width:800px){.ubanner{flex-direction:row;align-items:center;justify-content:space-between;padding:32px 40px}}
.ucharts{display:grid;gap:36px;margin-top:40px}
@media(min-width:900px){.ucharts{grid-template-columns:1.1fr 1fr;gap:56px}}
.ucharts h3{font-size:26px;margin-bottom:18px}
.mchart{display:grid;grid-template-columns:repeat(12,1fr);gap:4px;align-items:end;height:220px;padding-top:6px;border-bottom:1px solid var(--border)}
.mb{position:relative;height:100%;display:flex;flex-direction:column;justify-content:flex-end;align-items:center}
.mb i{display:block;width:100%;background:var(--brick);min-height:2px;margin-bottom:22px;order:2}
.mb .mv{font-size:10px;color:var(--stone);order:1;margin-bottom:3px;line-height:1}
.mb .ml{position:absolute;bottom:0;font-size:11px;color:var(--stone);line-height:20px;order:3}
@media(max-width:520px){.mb .mv{display:none}.mb .ml{font-size:9.5px}.mchart{gap:3px}}
.uchart{display:grid;gap:14px}
.ub{display:grid;grid-template-columns:1fr auto;gap:2px 12px;align-items:center}
.ub .un{font-size:15px}.ub .uv{font-weight:500}
.ub .ut{grid-column:1/-1;height:10px;background:var(--sand)}
.ub .ut i{display:block;height:100%;background:var(--brick)}
.uwhy{margin-top:44px;background:var(--paper);border:1px solid var(--border);padding:26px 24px}
.paper .uwhy{background:var(--linen)}
.uwhy h3{font-size:28px}
.uwhy ul{margin:14px 0 0;padding-left:20px;display:grid;gap:8px;color:var(--stone)}
.uwhy li strong{color:var(--ink);font-weight:500}
@media(min-width:800px){.uwhy{padding:32px 36px}}
#utilities .cap{max-width:860px;margin-top:22px}