/* self-hosted webfonts — no external dependency, works on any host */
@font-face{font-family:"Crimson Pro";font-style:normal;font-weight:300;font-display:swap;src:url("assets/fonts/crimson-pro-latin-300-normal.woff2") format("woff2")}
@font-face{font-family:"Crimson Pro";font-style:normal;font-weight:400;font-display:swap;src:url("assets/fonts/crimson-pro-latin-400-normal.woff2") format("woff2")}
@font-face{font-family:"Crimson Pro";font-style:normal;font-weight:500;font-display:swap;src:url("assets/fonts/crimson-pro-latin-500-normal.woff2") format("woff2")}
@font-face{font-family:"Crimson Pro";font-style:normal;font-weight:600;font-display:swap;src:url("assets/fonts/crimson-pro-latin-600-normal.woff2") format("woff2")}
@font-face{font-family:"Crimson Pro";font-style:italic;font-weight:300;font-display:swap;src:url("assets/fonts/crimson-pro-latin-300-italic.woff2") format("woff2")}
@font-face{font-family:"Crimson Pro";font-style:italic;font-weight:400;font-display:swap;src:url("assets/fonts/crimson-pro-latin-400-italic.woff2") format("woff2")}
@font-face{font-family:"Work Sans";font-style:normal;font-weight:300;font-display:swap;src:url("assets/fonts/work-sans-latin-300-normal.woff2") format("woff2")}
@font-face{font-family:"Work Sans";font-style:normal;font-weight:400;font-display:swap;src:url("assets/fonts/work-sans-latin-400-normal.woff2") format("woff2")}
@font-face{font-family:"Work Sans";font-style:normal;font-weight:500;font-display:swap;src:url("assets/fonts/work-sans-latin-500-normal.woff2") format("woff2")}
@font-face{font-family:"Work Sans";font-style:normal;font-weight:600;font-display:swap;src:url("assets/fonts/work-sans-latin-600-normal.woff2") format("woff2")}
@font-face{font-family:"Work Sans";font-style:normal;font-weight:700;font-display:swap;src:url("assets/fonts/work-sans-latin-700-normal.woff2") format("woff2")}
@font-face{font-family:"IBM Plex Mono";font-style:normal;font-weight:400;font-display:swap;src:url("assets/fonts/ibm-plex-mono-latin-400-normal.woff2") format("woff2")}
@font-face{font-family:"IBM Plex Mono";font-style:normal;font-weight:500;font-display:swap;src:url("assets/fonts/ibm-plex-mono-latin-500-normal.woff2") format("woff2")}

/* ============================================================
   RIVERMARK CROSSING AT FREMAUX PARK — Stirling · Brossett
   Palette: navy #0A2342 · blue #0077C8 · gold #C6A052 · bone #F6F3EC
   Type: Crimson Pro (display) · Work Sans (text/UI) · IBM Plex Mono (data)
   ============================================================ */

:root{
  --navy:#0A2342;
  --navy-deep:#061729;
  --navy-soft:#12325A;
  --blue:#0077C8;
  --blue-lift:#00629F;
  --gold:#C6A052;
  --gold-deep:#7A5E22;
  --bone:#F6F3EC;
  --bone-warm:#EFEAE0;
  --paper:#FFFFFF;
  --ink:#16202B;
  --ink-mid:#4A5563;
  --rule:#D9D2C4;
  --rule-dark:rgba(246,243,236,.20);
  --on-navy:#EFE7D6;
  --on-navy-dim:#A9B4C4;
  --on-deep-dim:#8290A5;

  --wrap:1280px;
  --gut:clamp(20px,5vw,72px);
  --s1:8px; --s2:16px; --s3:24px; --s4:40px; --s5:64px; --s6:96px; --s7:140px;

  --ff-display:"Crimson Pro",Georgia,"Times New Roman",serif;
  --ff-text:"Work Sans",system-ui,-apple-system,"Segoe UI",sans-serif;
  --ff-data:"IBM Plex Mono",ui-monospace,"SFMono-Regular",Menlo,monospace;

  --ease:cubic-bezier(.22,.61,.36,1);
}

*,*::before,*::after{box-sizing:border-box}
[hidden]{display:none!important}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;scroll-padding-top:112px}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

body{
  margin:0;background:var(--bone);color:var(--ink);
  font-family:var(--ff-text);font-size:17px;line-height:1.65;font-weight:400;
  -webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility;
}
img,video{max-width:100%;display:block}
a{color:inherit}

/* -- browser surfaces ------------------------------------- */
::selection{background:var(--gold);color:var(--navy-deep)}
::-moz-selection{background:var(--gold);color:var(--navy-deep)}
:focus-visible{outline:2px solid var(--blue);outline-offset:3px;border-radius:1px}
.on-dark :focus-visible,.hero :focus-visible,.site-head :focus-visible{outline-color:var(--gold)}
html{scrollbar-color:var(--navy) var(--bone-warm);scrollbar-width:thin}
::-webkit-scrollbar{width:11px;height:11px}
::-webkit-scrollbar-track{background:var(--bone-warm)}
::-webkit-scrollbar-thumb{background:var(--navy);border:3px solid var(--bone-warm)}
::-webkit-scrollbar-thumb:hover{background:var(--navy-soft)}
input,textarea,select{caret-color:var(--blue)}

.wrap{max-width:var(--wrap);margin-inline:auto;padding-inline:var(--gut)}
.wrap-wide{max-width:1600px;margin-inline:auto;padding-inline:var(--gut)}

/* -- type scale -------------------------------------------- */
h1,h2,h3,h4{margin:0;font-family:var(--ff-display);font-weight:400;letter-spacing:-.012em;line-height:1.08;text-wrap:balance}
.h-xl{font-size:clamp(2.6rem,6.2vw,5.1rem);line-height:1.02;letter-spacing:-.022em}
.h-lg{font-size:clamp(2.1rem,4.1vw,3.5rem);line-height:1.07}
.h-md{font-size:clamp(1.55rem,2.5vw,2.15rem);line-height:1.14}
.h-sm{font-size:clamp(1.18rem,1.6vw,1.42rem);line-height:1.22;font-weight:500}
p{margin:0 0 1.05em}
.lede{font-family:var(--ff-display);font-size:clamp(1.24rem,1.9vw,1.62rem);line-height:1.45;color:var(--ink);font-weight:400}
.prose{max-width:68ch}
.prose p{color:#33404F}
.on-dark .prose p,.on-dark p{color:var(--on-navy-dim)}

.srule{height:1px;background:var(--rule);margin:0 0 var(--s3);max-width:120px}
.on-dark .srule,.bg-navy .srule,.bg-deep .srule{background:var(--gold);opacity:.7}

/* -- buttons ----------------------------------------------- */
.btn{
  display:inline-flex;align-items:center;justify-content:center;gap:10px;
  font-family:var(--ff-text);font-size:.79rem;font-weight:600;
  letter-spacing:.13em;text-transform:uppercase;text-decoration:none;
  padding:15px 26px;border:1px solid transparent;cursor:pointer;
  transition:background .25s var(--ease),color .25s var(--ease),border-color .25s var(--ease),transform .25s var(--ease);
  white-space:nowrap;
}
.btn:hover{transform:translateY(-1px)}
.btn:active{transform:translateY(0)}
.btn-primary{background:var(--blue);color:#fff;border-color:var(--blue)}
.btn-primary:hover{background:var(--blue-lift);border-color:var(--blue-lift)}
.btn-ghost{background:transparent;color:var(--on-navy);border-color:rgba(239,231,214,.46)}
.btn-ghost:hover{background:rgba(239,231,214,.12);border-color:var(--on-navy)}
.btn-outline{background:transparent;color:var(--navy);border-color:var(--navy)}
.btn-outline:hover{background:var(--navy);color:var(--bone)}
.btn-lg{padding:19px 34px;font-size:.86rem}
.btn .ext{width:12px;height:12px;flex:none;opacity:.75}

/* ============ HEADER ====================================== */
.site-head{
  position:fixed;top:0;left:0;right:0;z-index:60;
  display:flex;align-items:center;gap:var(--s4);
  padding:0 var(--gut);height:76px;
  transition:background .4s var(--ease),border-color .4s var(--ease);
  border-bottom:1px solid transparent;
}
.site-head.stuck{background:rgba(10,35,66,.96);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);border-bottom-color:var(--rule-dark)}
.brandmark{display:flex;align-items:center;gap:14px;flex:none;text-decoration:none}
.brandmark img{height:38px;width:auto}
.head-nav{display:flex;gap:20px;margin-left:auto;margin-right:auto}
.head-nav a{
  font-size:.72rem;font-weight:500;letter-spacing:.13em;text-transform:uppercase;
  color:var(--on-navy);text-decoration:none;padding:6px 0;position:relative;opacity:.86;
  transition:opacity .2s var(--ease);
}
.head-nav a::after{content:"";position:absolute;left:0;right:0;bottom:0;height:1px;background:var(--gold);transform:scaleX(0);transform-origin:left;transition:transform .3s var(--ease)}
.head-nav a:hover{opacity:1}
.head-nav a:hover::after{transform:scaleX(1)}
.head-cta{display:flex;gap:9px;flex:none}
.head-cta .btn{padding:12px 16px;font-size:.72rem}
.nav-toggle{display:none;background:none;border:1px solid rgba(239,231,214,.44);color:var(--on-navy);width:44px;height:40px;cursor:pointer;align-items:center;justify-content:center;margin-left:auto}
.nav-toggle span{display:block;width:18px;height:1px;background:currentColor;position:relative}
.nav-toggle span::before,.nav-toggle span::after{content:"";position:absolute;left:0;width:18px;height:1px;background:currentColor;transition:transform .3s var(--ease)}
.nav-toggle span::before{top:-6px}.nav-toggle span::after{top:6px}
.nav-toggle[aria-expanded="true"] span{background:transparent}
.nav-toggle[aria-expanded="true"] span::before{transform:translateY(6px) rotate(45deg)}
.nav-toggle[aria-expanded="true"] span::after{transform:translateY(-6px) rotate(-45deg)}

/* ============ HERO ======================================== */
.hero{position:relative;min-height:100svh;display:flex;flex-direction:column;justify-content:flex-end;background:var(--navy-deep)}
.hero-media{position:absolute;inset:0;z-index:0;overflow:hidden}
.hero-media img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.hero-media img{object-position:62% 50%}
.hero-media::after{
  content:"";position:absolute;inset:0;
  background:
    linear-gradient(to right,rgba(6,23,41,.72) 0%,rgba(6,23,41,.34) 38%,rgba(6,23,41,0) 66%),
    linear-gradient(to top,rgba(6,23,41,.95) 0%,rgba(6,23,41,.88) 20%,rgba(6,23,41,.62) 44%,rgba(6,23,41,.18) 70%,rgba(6,23,41,.48) 100%);
}
.hero-body{position:relative;z-index:2;padding:0 var(--gut) var(--s5);max-width:1600px;margin-inline:auto;width:100%}
.hero-mark{width:min(430px,62vw);margin:0 0 var(--s3);filter:drop-shadow(0 2px 18px rgba(6,23,41,.55))}
.hero-line{
  font-family:var(--ff-display);color:#fff;font-weight:300;
  font-size:clamp(1.4rem,2.75vw,2.35rem);line-height:1.24;letter-spacing:-.01em;
  max-width:22ch;margin:0 0 var(--s2);text-wrap:balance;
}
.hero-line em{font-style:italic;color:var(--gold)}
.hero-place{
  font-family:var(--ff-data);font-size:.72rem;letter-spacing:.22em;text-transform:uppercase;
  color:rgba(255,255,255,.82);margin:0 0 6px;
}
.hero-by{
  font-family:var(--ff-display);font-size:1rem;font-style:italic;font-weight:300;
  color:rgba(255,255,255,.72);margin:0 0 var(--s4);
}
.hero-actions{display:flex;flex-wrap:wrap;gap:12px}

/* fact rail — the surveyed strip */
.rail{position:relative;z-index:2;border-top:1px solid rgba(255,255,255,.22);background:rgba(6,23,41,.55);backdrop-filter:blur(8px);-webkit-backdrop-filter:blur(8px)}
.rail-inner{max-width:1600px;margin-inline:auto;padding-inline:var(--gut);display:grid;grid-template-columns:repeat(4,1fr)}
.rail-cell{padding:22px 0 24px;position:relative}
.rail-cell + .rail-cell{padding-left:clamp(16px,2.5vw,34px)}
.rail-cell + .rail-cell::before{content:"";position:absolute;left:0;top:22px;bottom:24px;width:1px;background:rgba(255,255,255,.18)}
.rail-fig{font-family:var(--ff-display);font-size:clamp(1.5rem,2.4vw,2.05rem);line-height:1;color:#fff;font-weight:400;font-variant-numeric:lining-nums tabular-nums;letter-spacing:-.01em}
.rail-cap{font-family:var(--ff-data);font-size:.72rem;letter-spacing:.17em;text-transform:uppercase;color:rgba(255,255,255,.62);margin-top:9px}
.scroll-hint{position:absolute;right:var(--gut);bottom:calc(100% + 26px);z-index:3;display:flex;align-items:center;gap:10px;font-family:var(--ff-data);font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:rgba(255,255,255,.6)}
.scroll-hint i{display:block;width:1px;height:38px;background:linear-gradient(to bottom,transparent,rgba(255,255,255,.7));animation:drop 2.4s var(--ease) infinite}
@keyframes drop{0%{transform:scaleY(.2);transform-origin:top}55%{transform:scaleY(1);transform-origin:top}56%{transform:scaleY(1);transform-origin:bottom}100%{transform:scaleY(0);transform-origin:bottom}}

/* ============ EVENT BAR =================================== */
.event{background:var(--blue);color:#fff;position:relative;z-index:3}
.event-inner{max-width:1600px;margin-inline:auto;padding:26px var(--gut);display:flex;align-items:center;gap:var(--s4);flex-wrap:wrap}
.event-date{font-family:var(--ff-data);font-size:1.1rem;font-weight:600;letter-spacing:.06em;text-transform:uppercase;color:#fff;flex:none;line-height:1.2}
.event-title{font-family:var(--ff-display);font-size:clamp(1.25rem,2vw,1.72rem);line-height:1.2;font-weight:400;margin:0;flex:1 1 320px}
.event-title strong{font-weight:600}
.event .btn-ghost{border-color:rgba(255,255,255,.6);color:#fff}
.event .btn-ghost:hover{background:#fff;color:var(--blue);border-color:#fff}

/* ============ SECTIONS ==================================== */
section{position:relative}
.pad{padding-block:clamp(64px,9vw,var(--s7))}
.pad-sm{padding-block:clamp(48px,6vw,84px)}
.bg-bone{background:var(--bone)}
.bg-warm{background:var(--bone-warm)}
.bg-navy{background:var(--navy);color:var(--on-navy)}
.bg-navy h2,.bg-navy h3,.bg-navy h4{color:#fff}
.bg-deep{background:var(--navy-deep);color:var(--on-navy)}
.bg-deep h2,.bg-deep h3,.bg-deep h4{color:#fff}

.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(32px,5vw,84px);align-items:start}
.split-4-6{grid-template-columns:.85fr 1.15fr}
.split-6-4{grid-template-columns:1.15fr .85fr}

/* highlight list */
.hl{list-style:none;margin:var(--s4) 0 0;padding:0;display:grid;gap:1px;background:var(--rule)}
@media (min-width:900px){.hl{grid-template-columns:1fr 1fr}}
.hl li{background:var(--bone);padding:15px 22px 15px 22px;position:relative;font-size:.94rem;line-height:1.5;color:#33404F}
.hl li::before{content:"";position:absolute;left:0;top:23px;width:9px;height:1px;background:var(--gold-deep)}
.bg-warm .hl li{background:var(--bone-warm)}
.on-dark .hl{background:var(--rule-dark)}
.on-dark .hl li{background:var(--navy);color:var(--on-navy-dim)}
.on-dark .hl li::before{background:var(--gold)}

/* figures */
figure{margin:0}
figure img{width:100%;height:auto;object-fit:cover;background:rgba(10,35,66,.06)}
figcaption{
  font-family:var(--ff-text);font-size:.79rem;letter-spacing:.005em;
  color:var(--ink-mid);padding-top:11px;border-top:1px solid var(--rule);margin-top:12px;
}
.on-dark figcaption{color:var(--on-navy-dim);border-top-color:var(--rule-dark)}
.fig-tall img{aspect-ratio:4/5}
.fig-free img{aspect-ratio:auto;height:auto;object-fit:contain;background:var(--navy-deep)}
.fig-wide img{aspect-ratio:16/10}
.fig-map img{width:100%;height:auto;aspect-ratio:auto;object-fit:fill;background:#fff}
.mosaic{align-items:start}
.fig-sq img{aspect-ratio:1/1}
.bleed{width:100%}
.bleed img{width:100%;height:auto;aspect-ratio:32/11;object-fit:cover}
@media (max-width:760px){.bleed img{aspect-ratio:16/10}}

/* mosaic */
.mosaic{display:grid;grid-template-columns:repeat(12,1fr);gap:clamp(10px,1.4vw,18px)}
.m-6{grid-column:span 6}.m-4{grid-column:span 4}.m-8{grid-column:span 8}.m-3{grid-column:span 3}.m-5{grid-column:span 5}.m-7{grid-column:span 7}.m-12{grid-column:span 12}

/* ============ VIDEO CARDS ================================= */
.films{display:grid;grid-template-columns:1fr;gap:clamp(16px,2.4vw,30px);margin-top:var(--s5)}
.film-solo{margin:0}
.film.playing .film-frame img{opacity:0}
.film{position:relative;background:var(--navy-deep);border:1px solid var(--rule-dark);overflow:hidden}
.film-frame{position:relative;aspect-ratio:16/9;background:var(--navy-deep)}
.film-frame img,.film-frame iframe,.film-frame video{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;border:0}
.film-frame::after{content:"";position:absolute;inset:0;background:linear-gradient(to top,rgba(6,23,41,.72),rgba(6,23,41,.05) 55%);pointer-events:none;transition:opacity .4s var(--ease)}
.film.playing .film-frame::after{opacity:0}
.film-play{
  position:absolute;inset:0;z-index:2;width:100%;height:100%;
  background:none;border:0;cursor:pointer;color:#fff;
  display:flex;flex-direction:column;justify-content:flex-end;align-items:flex-start;
  padding:clamp(18px,2.4vw,30px);text-align:left;gap:6px;
}
.film.playing .film-play{display:none}
.film.pending .film-play{cursor:default}
.film.pending .film-icon{opacity:.4;border-style:dashed}
.film.pending .film-play:hover .film-icon{background:none;border-color:rgba(255,255,255,.6);transform:none}
.film-play:hover .film-icon{background:var(--blue);border-color:var(--blue);transform:scale(1.06)}
.film-icon{
  width:58px;height:58px;border:1px solid rgba(255,255,255,.6);border-radius:50%;
  display:flex;align-items:center;justify-content:center;margin-bottom:14px;
  transition:background .3s var(--ease),border-color .3s var(--ease),transform .3s var(--ease);
}
.film-icon svg{width:15px;height:17px;margin-left:3px;fill:#fff}
.film-name{font-family:var(--ff-display);font-size:clamp(1.3rem,1.9vw,1.68rem);line-height:1.15;font-weight:400}
.film-note{font-family:var(--ff-text);font-size:.79rem;letter-spacing:.02em;color:rgba(255,255,255,.72)}

/* ============ LEDGER TABLE ================================ */
.ledger{width:100%;border-collapse:collapse;font-size:.94rem;margin-top:var(--s4)}
.ledger caption{text-align:left;font-family:var(--ff-data);font-size:.72rem;letter-spacing:.19em;text-transform:uppercase;color:var(--gold);padding-bottom:14px}
.ledger th,.ledger td{text-align:left;padding:14px 16px 14px 0;border-bottom:1px solid var(--rule-dark);vertical-align:baseline}
.ledger thead th{
  font-family:var(--ff-data);font-size:.72rem;letter-spacing:.15em;text-transform:uppercase;
  font-weight:500;color:var(--on-navy-dim);padding-bottom:11px;border-bottom-color:rgba(198,160,82,.5);
}
.ledger tbody th{font-weight:500;color:#fff;font-size:1rem}
.ledger td{color:var(--on-navy-dim)}
.ledger .num{
  font-family:var(--ff-data);font-variant-numeric:tabular-nums lining-nums;
  text-align:right;white-space:nowrap;color:#fff;font-size:.94rem;padding-right:0;
}
.ledger tbody tr:last-child th,.ledger tbody tr:last-child td{border-bottom:0}
.ledger tfoot th,.ledger tfoot td{border-top:1px solid rgba(198,160,82,.5);border-bottom:0;padding-top:16px;color:var(--gold);font-weight:600}
.ledger tfoot .num{color:var(--gold)}
.tbl-scroll{overflow-x:auto}

/* spec grid — improvements */
.specs{display:grid;grid-template-columns:1fr;gap:1px;background:var(--rule);margin-top:var(--s4)}
@media (min-width:660px){.specs{grid-template-columns:1fr 1fr}}
@media (min-width:1040px){.specs{grid-template-columns:repeat(3,1fr)}}
.spec{background:var(--bone);padding:26px 24px 28px}
.bg-warm .spec{background:var(--bone-warm)}
.spec h3{font-family:var(--ff-display);font-size:1.24rem;font-weight:500;margin-bottom:8px;line-height:1.2}
.spec .fig{font-family:var(--ff-data);font-size:.79rem;letter-spacing:.01em;color:var(--gold-deep);font-variant-numeric:tabular-nums;margin-bottom:12px}
.spec p{font-size:.94rem;line-height:1.55;color:#4A5563;margin:0}

/* data table (demographics) */
.data{width:100%;border-collapse:collapse;font-size:.94rem;font-variant-numeric:tabular-nums lining-nums}
.data caption{text-align:left;font-family:var(--ff-data);font-size:.72rem;letter-spacing:.19em;text-transform:uppercase;color:var(--gold-deep);padding-bottom:14px}
.data th,.data td{padding:12px 14px;border-bottom:1px solid var(--rule);text-align:right}
.data thead th{font-family:var(--ff-data);font-size:.72rem;letter-spacing:.15em;text-transform:uppercase;font-weight:500;color:var(--ink-mid);border-bottom-color:var(--gold-deep)}
.data tbody th{text-align:left;font-weight:500;padding-left:0;color:var(--ink)}
.data td{color:#33404F;font-family:var(--ff-data);font-size:.86rem}
.data tr:last-child th,.data tr:last-child td{border-bottom:0}

/* process steps */
.steps{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--rule-dark);margin-top:var(--s5)}
.step{background:var(--navy);padding:32px 28px 36px}
.step h3{font-family:var(--ff-display);font-size:1.24rem;font-weight:500;margin-bottom:12px}
.step p{font-size:.94rem;line-height:1.6;color:var(--on-navy-dim);margin:0}
.step .mark{display:block;width:22px;height:1px;background:var(--gold);margin-bottom:20px}

/* advisors */
.team{display:grid;grid-template-columns:repeat(4,1fr);gap:clamp(18px,2.4vw,34px);margin-top:var(--s5)}
.adv img{width:100%;height:auto;aspect-ratio:1/1;object-fit:cover;object-position:center 18%;filter:grayscale(1) contrast(1.04);transition:filter .5s var(--ease)}
.adv:hover img{filter:grayscale(0) contrast(1)}
.adv h3{font-family:var(--ff-display);font-size:1.24rem;font-weight:500;margin:18px 0 3px;color:#fff}
.adv .role{font-family:var(--ff-text);font-size:.79rem;font-weight:500;letter-spacing:.01em;color:var(--gold);margin-bottom:12px}
.adv a{display:block;font-size:.94rem;color:var(--on-navy-dim);text-decoration:none;transition:color .2s var(--ease);word-break:break-word}
.adv a:hover{color:#fff;text-decoration:underline;text-underline-offset:3px;text-decoration-color:var(--gold)}

/* closing CTA */
.close-cta{display:grid;grid-template-columns:1fr 1fr;gap:1px;background:var(--rule-dark);margin-top:var(--s5)}
.cta-panel{background:var(--navy-deep);padding:clamp(30px,4vw,52px);display:flex;flex-direction:column}
.cta-panel h3{font-family:var(--ff-display);font-size:clamp(1.5rem,2.3vw,2rem);font-weight:400;margin-bottom:14px;color:#fff}
.cta-panel p{font-size:.94rem;color:var(--on-navy-dim);margin-bottom:26px;flex:1}
.cta-panel .btn{align-self:flex-start}

/* footer */
.site-foot{background:var(--navy-deep);color:var(--on-navy-dim);padding-block:var(--s5) var(--s4);border-top:1px solid var(--rule-dark)}
.foot-top{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:var(--s4);padding-bottom:var(--s4);border-bottom:1px solid var(--rule-dark)}
.foot-top img{width:210px;margin-bottom:20px}
.foot-h{font-family:var(--ff-data);font-size:.72rem;letter-spacing:.18em;text-transform:uppercase;color:var(--gold);margin-bottom:16px}
.foot-top p,.foot-top a{font-size:.94rem;line-height:1.7;color:var(--on-navy-dim);text-decoration:none;display:block}
.foot-top a:hover{color:#fff}
.disclaimer{font-size:.79rem;line-height:1.68;color:var(--on-deep-dim);max-width:none;margin-top:var(--s4)}
.disclaimer strong{color:var(--on-navy-dim);font-weight:600}
.foot-bottom{display:flex;justify-content:space-between;gap:var(--s3);flex-wrap:wrap;margin-top:var(--s4);padding-top:var(--s3);border-top:1px solid var(--rule-dark);font-family:var(--ff-data);font-size:.79rem;letter-spacing:.01em;color:var(--on-deep-dim)}

/* reveal */
.rv{opacity:0;transform:translateY(16px);transition:opacity .8s var(--ease),transform .8s var(--ease)}
.rv.in{opacity:1;transform:none}
@media (prefers-reduced-motion:reduce){
  .rv{opacity:1;transform:none;transition:none}
  .scroll-hint i{animation:none}
  .btn:hover{transform:none}
}

/* ============ RESPONSIVE ================================== */
/* Between these widths the section nav and three CTA buttons no longer fit
   side by side. The buttons are the point of the page, so the nav folds into
   the menu button first and the buttons stay out. */
@media (max-width:1300px) and (min-width:1101px){
  .head-nav{display:none}
  .nav-toggle{display:flex;margin-left:12px}
  .head-cta{margin-left:auto}
}
@media (max-width:1100px){
  .head-nav{display:none}
  .nav-toggle{display:flex}
  .head-cta{display:none}
  .team{grid-template-columns:repeat(2,1fr)}
  .steps{grid-template-columns:1fr}
  .foot-top{grid-template-columns:1fr 1fr}
}
@media (max-width:860px){
  body{font-size:1rem}
  .hero-body{padding-top:104px}
  .split,.split-4-6,.split-6-4{grid-template-columns:1fr;gap:var(--s4)}
  .rail-inner{grid-template-columns:1fr 1fr}
  .rail-cell:nth-child(3),.rail-cell:nth-child(4){border-top:1px solid rgba(255,255,255,.18)}
  .rail-cell:nth-child(3)::before{display:none}
  .rail-cell:nth-child(3){padding-left:0}
  .films{grid-template-columns:1fr}
  .close-cta{grid-template-columns:1fr}
  .m-6,.m-4,.m-8,.m-3,.m-5,.m-7{grid-column:span 12}
  .m-half{grid-column:span 6}
  .scroll-hint{display:none}
  .foot-top{grid-template-columns:1fr}
  .hero-body{padding-bottom:var(--s4)}
}
@media (max-width:520px){
  .rail-cell{padding:16px 0 17px}
  .rail-cell:nth-child(odd){padding-left:0}
  .rail-cell:nth-child(odd)::before{display:none}
  .rail-fig{font-size:1.24rem}
  .team{grid-template-columns:1fr}
  .hero-mark{width:66vw;margin-bottom:var(--s2)}
  .hero-media::after{background:linear-gradient(to top,rgba(6,23,41,.95) 0%,rgba(6,23,41,.90) 30%,rgba(6,23,41,.72) 58%,rgba(6,23,41,.30) 82%,rgba(6,23,41,.55) 100%)}
  .hero-line{font-size:1.24rem;max-width:none}
  .hero-actions .btn{width:100%}
  .hero-body{padding-top:92px}
}
@media (max-width:360px){
  .rail-inner{grid-template-columns:1fr}
  .rail-cell + .rail-cell{padding-left:0;border-top:1px solid rgba(255,255,255,.18)}
  .rail-cell + .rail-cell::before{display:none}
}

/* mobile drawer */
.drawer{
  position:fixed;inset:0;z-index:70;background:var(--navy-deep);
  display:flex;flex-direction:column;justify-content:center;gap:6px;padding:76px var(--gut) var(--gut);
  transform:translateY(-100%);transition:transform .5s var(--ease);
  /* short phones: the list is taller than the screen, so let it scroll
     rather than putting the last link out of reach */
  overflow-y:auto;-webkit-overflow-scrolling:touch;
}
.drawer.open{transform:none}
.drawer a{font-family:var(--ff-display);font-size:clamp(1.45rem,5.4vw,1.9rem);color:#fff;text-decoration:none;padding:9px 0;border-bottom:1px solid var(--rule-dark)}
.drawer .btn{margin-top:18px}
.drawer-close{position:absolute;top:22px;right:var(--gut);background:none;border:1px solid rgba(239,231,214,.44);color:#fff;width:44px;height:40px;cursor:pointer;font-size:1.1rem}

/* ============ RETURN TO COOKREALESTATE.NET ================ */
.return-bar{position:fixed;top:0;left:0;right:0;z-index:61;height:36px;background:var(--navy-deep);border-bottom:1px solid var(--rule-dark);display:flex;align-items:center;padding:0 var(--gut)}
.return-bar a{display:inline-flex;align-items:center;gap:9px;font-family:var(--ff-data);font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;color:var(--on-navy-dim);text-decoration:none;transition:color .2s var(--ease)}
.return-bar a:hover{color:#fff}
.return-bar img{height:16px;width:16px;filter:brightness(0) invert(1);opacity:.85}
.site-head{top:36px}
.drawer{padding-top:112px}
.drawer-close{top:58px}
.hero-body{padding-top:36px}
/* ============ RIVERMARK-SPECIFIC ========================== */
.hero-mark{width:min(520px,72vw)}
.spec-card{background:var(--bone);padding:26px 24px 28px;display:flex;flex-direction:column;gap:6px}
.spec-card .sz{font-family:var(--ff-display);font-size:clamp(1.8rem,2.6vw,2.4rem);line-height:1;color:var(--navy)}
.spec-card .tag{font-family:var(--ff-data);font-size:.68rem;letter-spacing:.16em;text-transform:uppercase;color:var(--blue)}
.spec-card h3{font-family:var(--ff-display);font-size:1.24rem;font-weight:500}
.spec-card p{font-size:.9rem;color:#4A5563;margin:0}
.bldgs{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--rule);margin-top:var(--s4)}
@media (max-width:860px){.bldgs{grid-template-columns:1fr}}
.stat{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;background:var(--rule);margin-top:var(--s4)}
.stat div{background:var(--bone);padding:22px 20px}
.stat b{display:block;font-family:var(--ff-display);font-size:2rem;line-height:1;color:var(--navy);font-weight:400}
.stat span{font-family:var(--ff-data);font-size:.68rem;letter-spacing:.14em;text-transform:uppercase;color:var(--ink-mid);display:block;margin-top:8px}
@media (max-width:520px){.stat{grid-template-columns:1fr}}
.rank{list-style:none;margin:var(--s4) 0 0;padding:0;display:grid;gap:1px;background:var(--rule)}
.rank li{background:var(--bone);display:grid;grid-template-columns:76px 1fr;gap:16px;align-items:center;padding:14px 18px}
.rank b{font-family:var(--ff-display);font-size:2rem;line-height:1;color:var(--blue);font-weight:400}
.rank span{font-size:.94rem;color:#33404F}
.rank small{display:block;font-family:var(--ff-data);font-size:.72rem;color:var(--ink-mid);margin-top:2px}
.partners{display:flex;align-items:center;gap:clamp(20px,3vw,44px);flex-wrap:wrap;margin-top:var(--s4)}
.partners img{height:40px;width:auto}
.team-txt{display:grid;grid-template-columns:repeat(4,1fr);gap:1px;background:var(--rule-dark);margin-top:var(--s5)}
.team-txt .adv{background:var(--navy-deep);padding:28px 24px 30px}
.team-txt .adv h3{margin-top:0}
.team-txt .adv .co{font-family:var(--ff-data);font-size:.68rem;letter-spacing:.16em;text-transform:uppercase;color:var(--on-navy-dim);margin-bottom:10px}
@media (max-width:1100px){.team-txt{grid-template-columns:repeat(2,1fr)}}
@media (max-width:520px){.team-txt{grid-template-columns:1fr}}
.foot-top img.rm{width:260px}