:root {
  --ink: #15322a;
  --ink-deep: #0b241d;
  --forest: #12352b;
  --forest-2: #1d493b;
  --moss: #6f8168;
  --sage: #aebaa7;
  --sand: #d0aa77;
  --cream: #f4f0e7;
  --cream-2: #eae4d8;
  --paper: #fbf9f4;
  --white: #ffffff;
  --line: rgba(21, 50, 42, 0.18);
  --line-light: rgba(255, 255, 255, 0.22);
  --shadow: 0 24px 80px rgba(8, 31, 24, 0.16);
  --font-display: "Iowan Old Style", "Palatino Linotype", "Book Antiqua", Palatino, Georgia, serif;
  --font-body: Inter, ui-sans-serif, -apple-system, BlinkMacSystemFont, "Segoe UI", Roboto, Helvetica, Arial, sans-serif;
  --shell: 1440px;
  --header-h: 92px;
  --ease: cubic-bezier(0.22, 1, 0.36, 1);
}

*,
*::before,
*::after {
  box-sizing: border-box;
}

html {
  scroll-behavior: smooth;
  scroll-padding-top: var(--header-h);
  background: var(--cream);
}

body {
  margin: 0;
  color: var(--ink);
  background: var(--cream);
  font-family: var(--font-body);
  font-size: 16px;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
  overflow-x: hidden;
}

body.menu-open,
body.modal-open {
  overflow: hidden;
}

::selection {
  color: var(--white);
  background: var(--forest-2);
}

img,
svg {
  display: block;
  max-width: 100%;
}

button,
input,
select,
textarea {
  color: inherit;
  font: inherit;
}

button,
a {
  -webkit-tap-highlight-color: transparent;
}

button {
  border: 0;
}

a {
  color: inherit;
  text-decoration: none;
}

p,
h1,
h2,
h3,
h4,
figure,
blockquote,
dl,
dd {
  margin: 0;
}

h1,
h2,
h3 {
  font-family: var(--font-display);
  font-weight: 400;
  line-height: 0.98;
  letter-spacing: -0.045em;
}

h2 {
  font-size: clamp(3rem, 6vw, 6.6rem);
}

h3 {
  font-size: clamp(1.7rem, 2.4vw, 2.6rem);
}

.sr-only {
  position: absolute !important;
  width: 1px !important;
  height: 1px !important;
  padding: 0 !important;
  margin: -1px !important;
  overflow: hidden !important;
  clip: rect(0, 0, 0, 0) !important;
  white-space: nowrap !important;
  border: 0 !important;
}

.skip-link {
  position: fixed;
  z-index: 10000;
  top: 14px;
  left: 14px;
  padding: 10px 16px;
  color: var(--white);
  background: var(--ink-deep);
  transform: translateY(-160%);
  transition: transform 180ms ease;
}

.skip-link:focus {
  transform: translateY(0);
}

.shell {
  width: min(calc(100% - 64px), var(--shell));
  margin-inline: auto;
}

.section {
  padding: clamp(96px, 12vw, 180px) 0;
}

.eyebrow {
  display: flex;
  align-items: center;
  gap: 12px;
  font-size: 0.72rem;
  font-weight: 700;
  line-height: 1.2;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}

.eyebrow::before {
  width: 34px;
  height: 1px;
  content: "";
  background: currentColor;
  opacity: 0.55;
}

.section-kicker {
  display: flex;
  align-items: center;
  gap: 14px;
  color: var(--moss);
  font-size: 0.7rem;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.section-kicker span {
  display: grid;
  width: 30px;
  height: 30px;
  border: 1px solid currentColor;
  border-radius: 50%;
  place-items: center;
}

.section-kicker--inline {
  margin-bottom: 34px;
}

.section-kicker--light {
  color: rgba(255, 255, 255, 0.72);
}

.section-heading--split {
  display: grid;
  grid-template-columns: minmax(0, 1.65fr) minmax(280px, 0.72fr);
  gap: clamp(40px, 8vw, 140px);
  align-items: end;
  margin-bottom: clamp(54px, 7vw, 92px);
}

.section-heading--split > p {
  max-width: 520px;
  margin-bottom: 12px;
  color: rgba(21, 50, 42, 0.72);
  font-size: 1.04rem;
}

.button {
  display: inline-flex;
  min-height: 54px;
  align-items: center;
  justify-content: center;
  gap: 24px;
  padding: 14px 23px;
  border: 1px solid transparent;
  border-radius: 0;
  font-size: 0.78rem;
  font-weight: 750;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  cursor: pointer;
  transition: color 320ms var(--ease), background 320ms var(--ease), border-color 320ms var(--ease), transform 320ms var(--ease);
}

.button span {
  font-size: 1.05rem;
  transition: transform 320ms var(--ease);
}

.button:hover span,
.button:focus-visible span {
  transform: translate(4px, -4px);
}

.button:hover,
.button:focus-visible {
  transform: translateY(-2px);
}

.button--light {
  color: var(--ink-deep);
  background: var(--cream);
}

.button--light:hover,
.button--light:focus-visible {
  background: var(--white);
}

.button--dark {
  color: var(--white);
  background: var(--forest);
}

.button--dark:hover,
.button--dark:focus-visible {
  background: var(--ink-deep);
}

.button--outline-light {
  color: var(--white);
  border-color: rgba(255, 255, 255, 0.5);
  background: transparent;
}

.button--outline-light:hover,
.button--outline-light:focus-visible {
  color: var(--ink-deep);
  border-color: var(--white);
  background: var(--white);
}

.text-link {
  position: relative;
  display: inline-flex;
  align-items: center;
  gap: 18px;
  padding: 8px 0;
  border: 0;
  background: transparent;
  font-size: 0.78rem;
  font-weight: 750;
  letter-spacing: 0.09em;
  text-transform: uppercase;
  cursor: pointer;
}

.text-link::after {
  position: absolute;
  right: 0;
  bottom: 3px;
  left: 0;
  height: 1px;
  content: "";
  background: currentColor;
  transform: scaleX(0.28);
  transform-origin: left;
  transition: transform 360ms var(--ease);
}

.text-link:hover::after,
.text-link:focus-visible::after {
  transform: scaleX(1);
}

.text-link span {
  transition: transform 360ms var(--ease);
}

.text-link:hover span,
.text-link:focus-visible span {
  transform: translateX(4px);
}

.text-link--light {
  color: var(--white);
}

/* Loader */
.page-loader {
  position: fixed;
  z-index: 9999;
  inset: 0;
  display: grid;
  color: var(--cream);
  background: var(--ink-deep);
  place-items: center;
  transition: opacity 800ms var(--ease), visibility 800ms;
}

.page-loader__inner {
  display: grid;
  min-width: 240px;
  justify-items: center;
}

.page-loader__mark {
  width: 80px;
  margin-bottom: 24px;
  fill: none;
  stroke: currentColor;
  stroke-width: 1.3;
}

.page-loader__mark path,
.page-loader__mark circle {
  stroke-dasharray: 240;
  stroke-dashoffset: 240;
  animation: draw 1.8s var(--ease) forwards;
}

.page-loader__inner p {
  font-family: var(--font-display);
  font-size: 1.1rem;
  letter-spacing: 0.04em;
}

.page-loader__line {
  position: relative;
  width: 100%;
  height: 1px;
  margin-top: 22px;
  overflow: hidden;
  background: rgba(255, 255, 255, 0.14);
}

.page-loader__line::after {
  position: absolute;
  inset: 0;
  content: "";
  background: var(--sand);
  transform: translateX(-100%);
  animation: loaderLine 1.4s 220ms var(--ease) forwards;
}

body.is-loaded .page-loader {
  visibility: hidden;
  opacity: 0;
  pointer-events: none;
}

@keyframes draw {
  to { stroke-dashoffset: 0; }
}

@keyframes loaderLine {
  to { transform: translateX(0); }
}

.scroll-progress {
  position: fixed;
  z-index: 1000;
  top: 0;
  right: 0;
  left: 0;
  height: 2px;
  pointer-events: none;
}

.scroll-progress span {
  display: block;
  width: 100%;
  height: 100%;
  background: var(--sand);
  transform: scaleX(0);
  transform-origin: left;
}

/* Header */
.site-header {
  position: fixed;
  z-index: 900;
  top: 0;
  right: 0;
  left: 0;
  display: grid;
  height: var(--header-h);
  grid-template-columns: auto 1fr auto;
  align-items: center;
  gap: 34px;
  padding: 0 max(32px, calc((100vw - var(--shell)) / 2));
  color: var(--white);
  border-bottom: 1px solid rgba(255, 255, 255, 0.18);
  transition: height 380ms var(--ease), color 380ms var(--ease), background 380ms var(--ease), border-color 380ms var(--ease), transform 380ms var(--ease), box-shadow 380ms var(--ease);
}

.site-header.is-scrolled {
  height: 74px;
  color: var(--ink);
  border-color: var(--line);
  background: rgba(244, 240, 231, 0.94);
  box-shadow: 0 8px 34px rgba(15, 45, 36, 0.08);
  backdrop-filter: blur(18px);
}

.site-header.is-hidden {
  transform: translateY(-110%);
}

.brand {
  display: inline-flex;
  min-width: 206px;
  align-items: center;
  gap: 12px;
}

.brand__mark {
  width: 43px;
  flex: 0 0 auto;
  fill: none;
  stroke: currentColor;
  stroke-linecap: round;
  stroke-linejoin: round;
  stroke-width: 1.3;
}

.brand__text {
  display: grid;
  line-height: 1;
}

.brand__text strong {
  font-family: var(--font-display);
  font-size: 1.05rem;
  font-weight: 600;
  letter-spacing: 0.015em;
}

.brand__text small {
  margin-top: 4px;
  font-size: 0.58rem;
  font-weight: 700;
  letter-spacing: 0.34em;
  text-transform: uppercase;
}

.desktop-nav {
  display: flex;
  justify-content: center;
  gap: clamp(18px, 2.1vw, 36px);
}

.desktop-nav > a,
.nav-dropdown > a {
  position: relative;
  display: inline-flex;
  align-items: center;
  gap: 6px;
  padding: 30px 0;
  font-size: 0.72rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.site-header.is-scrolled .desktop-nav > a,
.site-header.is-scrolled .nav-dropdown > a {
  padding: 21px 0;
}

.desktop-nav > a::after,
.nav-dropdown > a::after {
  position: absolute;
  right: 0;
  bottom: 23px;
  left: 0;
  height: 1px;
  content: "";
  background: currentColor;
  transform: scaleX(0);
  transform-origin: center;
  transition: transform 300ms var(--ease);
}

.site-header.is-scrolled .desktop-nav > a::after,
.site-header.is-scrolled .nav-dropdown > a::after {
  bottom: 15px;
}

.desktop-nav > a:hover::after,
.desktop-nav > a.is-active::after,
.nav-dropdown:hover > a::after {
  transform: scaleX(1);
}

.nav-dropdown {
  position: relative;
}

.nav-dropdown__menu {
  position: absolute;
  top: calc(100% - 4px);
  left: 50%;
  width: 260px;
  padding: 14px;
  color: var(--ink);
  background: var(--paper);
  box-shadow: var(--shadow);
  visibility: hidden;
  opacity: 0;
  transform: translate(-50%, 12px);
  pointer-events: none;
  transition: opacity 250ms var(--ease), transform 250ms var(--ease), visibility 250ms;
}

.nav-dropdown:hover .nav-dropdown__menu,
.nav-dropdown:focus-within .nav-dropdown__menu {
  visibility: visible;
  opacity: 1;
  transform: translate(-50%, 0);
  pointer-events: auto;
}

.nav-dropdown__menu a,
.nav-dropdown__menu button {
  display: block;
  width: 100%;
  padding: 11px 13px;
  border: 0;
  color: inherit;
  background: transparent;
  font-size: 0.76rem;
  text-align: left;
  cursor: pointer;
  transition: color 200ms ease, background 200ms ease;
}

.nav-dropdown__menu a:first-child {
  padding-bottom: 15px;
  border-bottom: 1px solid var(--line);
  margin-bottom: 5px;
  font-weight: 750;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.nav-dropdown__menu a:hover,
.nav-dropdown__menu button:hover,
.nav-dropdown__menu a:focus-visible,
.nav-dropdown__menu button:focus-visible {
  color: var(--white);
  background: var(--forest);
}

.header-cta {
  display: inline-flex;
  align-items: center;
  gap: 14px;
  padding: 13px 0 13px 18px;
  border-left: 1px solid currentColor;
  font-size: 0.67rem;
  font-weight: 750;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.header-cta span {
  transition: transform 300ms var(--ease);
}

.header-cta:hover span,
.header-cta:focus-visible span {
  transform: translate(4px, -4px);
}

.menu-toggle {
  display: none;
  width: 48px;
  height: 48px;
  align-items: center;
  justify-content: center;
  border: 1px solid currentColor;
  color: inherit;
  background: transparent;
  cursor: pointer;
}

.menu-toggle span {
  position: absolute;
  width: 20px;
  height: 1px;
  background: currentColor;
  transition: transform 300ms var(--ease);
}

.menu-toggle span:first-child { transform: translateY(-4px); }
.menu-toggle span:last-child { transform: translateY(4px); }
.menu-toggle[aria-expanded="true"] span:first-child { transform: rotate(45deg); }
.menu-toggle[aria-expanded="true"] span:last-child { transform: rotate(-45deg); }

.mobile-menu {
  position: fixed;
  z-index: 850;
  inset: 0;
  visibility: hidden;
  pointer-events: none;
  transition: visibility 600ms;
}

.mobile-menu.is-open {
  visibility: visible;
  pointer-events: auto;
}

.mobile-menu__backdrop {
  position: absolute;
  inset: 0;
  background: rgba(4, 20, 15, 0.55);
  opacity: 0;
  transition: opacity 500ms var(--ease);
}

.mobile-menu.is-open .mobile-menu__backdrop {
  opacity: 1;
}

.mobile-menu__panel {
  position: absolute;
  top: 0;
  right: 0;
  bottom: 0;
  display: grid;
  width: min(520px, 100%);
  padding: calc(var(--header-h) + 56px) 44px 44px;
  color: var(--cream);
  background: var(--ink-deep);
  transform: translateX(100%);
  grid-template-rows: auto 1fr auto;
  transition: transform 600ms var(--ease);
}

.mobile-menu.is-open .mobile-menu__panel {
  transform: translateX(0);
}

.mobile-menu__eyebrow {
  margin-bottom: 32px;
  color: rgba(255, 255, 255, 0.55);
  font-size: 0.68rem;
  font-weight: 700;
  letter-spacing: 0.18em;
  text-transform: uppercase;
}

.mobile-menu nav {
  display: grid;
  align-content: start;
}

.mobile-menu nav a {
  display: flex;
  align-items: center;
  gap: 22px;
  padding: 15px 0;
  border-bottom: 1px solid rgba(255, 255, 255, 0.12);
  font-family: var(--font-display);
  font-size: clamp(2rem, 7vw, 3.7rem);
  letter-spacing: -0.035em;
  line-height: 1;
}

.mobile-menu nav a span {
  color: var(--sand);
  font-family: var(--font-body);
  font-size: 0.63rem;
  font-weight: 700;
  letter-spacing: 0.12em;
}

.mobile-menu__footer {
  display: flex;
  justify-content: space-between;
  gap: 24px;
  padding-top: 34px;
  color: rgba(255, 255, 255, 0.65);
  font-size: 0.78rem;
}

/* Hero */
.hero {
  position: relative;
  display: grid;
  min-height: 100svh;
  overflow: hidden;
  color: var(--white);
  background: var(--ink-deep);
  place-items: center;
}

.hero__media,
.hero__veil,
.hero__grain {
  position: absolute;
  inset: 0;
}

.hero__media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  object-position: center 55%;
  transform: scale(1.06) translate3d(0, var(--parallax-y, 0), 0);
  animation: heroBreath 18s ease-in-out infinite alternate;
}

@keyframes heroBreath {
  from { transform: scale(1.06) translate3d(0, var(--parallax-y, 0), 0); }
  to { transform: scale(1.12) translate3d(0, var(--parallax-y, 0), 0); }
}

.hero__veil {
  background:
    linear-gradient(90deg, rgba(7, 27, 21, 0.72) 0%, rgba(7, 27, 21, 0.35) 50%, rgba(7, 27, 21, 0.18) 100%),
    linear-gradient(0deg, rgba(6, 23, 18, 0.62) 0%, transparent 42%, rgba(5, 18, 14, 0.22) 100%);
}

.hero__grain {
  opacity: 0.13;
  background-image: url("data:image/svg+xml,%3Csvg viewBox='0 0 180 180' xmlns='http://www.w3.org/2000/svg'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.82' numOctaves='4' stitchTiles='stitch'/%3E%3C/filter%3E%3Crect width='100%25' height='100%25' filter='url(%23n)' opacity='.45'/%3E%3C/svg%3E");
  mix-blend-mode: soft-light;
  pointer-events: none;
}

.hero__content {
  position: relative;
  z-index: 2;
  padding-top: 82px;
}

.hero__eyebrow {
  margin-bottom: 30px;
  color: rgba(255, 255, 255, 0.76);
}

.hero h1 {
  max-width: 1050px;
  font-size: clamp(4.3rem, 9.5vw, 10.7rem);
  line-height: 0.79;
  letter-spacing: -0.062em;
  text-wrap: balance;
}

.hero h1 span,
.hero h1 em {
  display: block;
}

.hero h1 em {
  margin-top: 0.11em;
  color: var(--cream);
  font-weight: 400;
}

.hero__intro {
  max-width: 620px;
  margin-top: 42px;
  color: rgba(255, 255, 255, 0.82);
  font-size: clamp(1rem, 1.3vw, 1.22rem);
}

.hero__actions {
  display: flex;
  align-items: center;
  gap: 34px;
  margin-top: 38px;
}

.hero__meta {
  position: absolute;
  z-index: 2;
  right: 0;
  bottom: 34px;
  left: 0;
  display: flex;
  justify-content: flex-end;
  gap: clamp(28px, 5vw, 82px);
}

.hero__meta div {
  display: grid;
  border-left: 1px solid rgba(255, 255, 255, 0.28);
  padding-left: 18px;
}

.hero__meta span {
  font-family: var(--font-display);
  font-size: 1.45rem;
  line-height: 1;
}

.hero__meta small {
  margin-top: 6px;
  color: rgba(255, 255, 255, 0.6);
  font-size: 0.62rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.scroll-cue {
  position: absolute;
  z-index: 2;
  bottom: 28px;
  left: max(32px, calc((100vw - var(--shell)) / 2));
  display: flex;
  align-items: center;
  gap: 15px;
  font-size: 0.62rem;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.scroll-cue i {
  position: relative;
  display: block;
  width: 1px;
  height: 55px;
  overflow: hidden;
  background: rgba(255, 255, 255, 0.3);
}

.scroll-cue i::after {
  position: absolute;
  inset: 0;
  content: "";
  background: var(--white);
  transform: translateY(-100%);
  animation: scrollLine 2s ease-in-out infinite;
}

@keyframes scrollLine {
  0% { transform: translateY(-100%); }
  45%, 60% { transform: translateY(0); }
  100% { transform: translateY(100%); }
}

/* Highlight cards */
.highlight-grid {
  display: grid;
  min-height: 680px;
  grid-template-columns: repeat(3, 1fr);
  background: var(--ink-deep);
}

.highlight-card {
  position: relative;
  display: flex;
  min-height: 680px;
  overflow: hidden;
  align-items: flex-end;
  padding: clamp(34px, 4vw, 68px);
  color: var(--white);
  isolation: isolate;
}

.highlight-card::before,
.highlight-card::after {
  position: absolute;
  inset: 0;
  content: "";
}

.highlight-card::before {
  z-index: -2;
  background-image: var(--image);
  background-position: center;
  background-size: cover;
  transform: scale(1.02);
  transition: transform 1.1s var(--ease), filter 1.1s var(--ease);
}

.highlight-card::after {
  z-index: -1;
  background: linear-gradient(180deg, rgba(8, 27, 21, 0.06) 20%, rgba(8, 27, 21, 0.83) 100%);
  transition: background 600ms var(--ease);
}

.highlight-card + .highlight-card {
  border-left: 1px solid rgba(255, 255, 255, 0.25);
}

.highlight-card:hover::before,
.highlight-card:focus-visible::before {
  filter: saturate(1.08);
  transform: scale(1.09);
}

.highlight-card:hover::after,
.highlight-card:focus-visible::after {
  background: linear-gradient(180deg, rgba(8, 27, 21, 0.16) 10%, rgba(8, 27, 21, 0.92) 100%);
}

.highlight-card__index {
  position: absolute;
  top: 34px;
  left: 34px;
  display: grid;
  width: 38px;
  height: 38px;
  border: 1px solid rgba(255, 255, 255, 0.65);
  border-radius: 50%;
  font-size: 0.65rem;
  place-items: center;
}

.highlight-card__content {
  width: 100%;
}

.highlight-card__content > p {
  margin-bottom: 16px;
  color: rgba(255, 255, 255, 0.68);
  font-size: 0.68rem;
  font-weight: 700;
  letter-spacing: 0.16em;
  text-transform: uppercase;
}

.highlight-card h2 {
  max-width: 430px;
  font-size: clamp(2.45rem, 3.9vw, 4.65rem);
  line-height: 0.98;
}

.circle-arrow {
  display: grid;
  width: 54px;
  height: 54px;
  margin-top: 30px;
  border: 1px solid rgba(255, 255, 255, 0.55);
  border-radius: 50%;
  place-items: center;
  transition: color 320ms var(--ease), background 320ms var(--ease), transform 320ms var(--ease);
}

.highlight-card:hover .circle-arrow,
.highlight-card:focus-visible .circle-arrow {
  color: var(--ink-deep);
  background: var(--white);
  transform: rotate(45deg);
}

/* About */
.about {
  background: var(--paper);
}

.about__grid {
  display: grid;
  grid-template-columns: repeat(12, minmax(0, 1fr));
  gap: 30px;
}

.about__grid > .section-kicker {
  grid-column: 1 / 4;
}

.about__headline {
  grid-column: 4 / 12;
}

.about__headline .eyebrow {
  margin-bottom: 28px;
  color: var(--moss);
}

.about__copy {
  grid-column: 8 / 12;
  margin-top: 58px;
}

.about__copy .lead {
  margin-bottom: 20px;
  color: var(--ink);
  font-family: var(--font-display);
  font-size: clamp(1.35rem, 2vw, 2rem);
  line-height: 1.24;
  letter-spacing: -0.02em;
}

.about__copy > p:not(.lead) {
  margin-bottom: 28px;
  color: rgba(21, 50, 42, 0.72);
}

.image-reveal {
  position: relative;
  overflow: hidden;
}

.image-reveal::after {
  position: absolute;
  z-index: 2;
  inset: 0;
  content: "";
  background: var(--forest);
  transform: scaleX(1);
  transform-origin: right;
  transition: transform 1.1s var(--ease);
}

.image-reveal.is-visible::after {
  transform: scaleX(0);
}

.image-reveal img {
  transform: scale(1.06);
  transition: transform 1.3s var(--ease);
}

.image-reveal.is-visible img {
  transform: scale(1);
}

.about__image img,
.story__image img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.about__image figcaption,
.story__image figcaption {
  position: absolute;
  z-index: 3;
  right: 18px;
  bottom: 16px;
  padding: 8px 10px;
  color: var(--white);
  background: rgba(7, 30, 23, 0.78);
  font-size: 0.62rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  backdrop-filter: blur(8px);
}

.about__image--large {
  height: 710px;
  grid-column: 1 / 8;
  margin-top: 10px;
}

.about__image--small {
  height: 420px;
  grid-column: 9 / 13;
  margin-top: 90px;
}

.stat-row {
  display: grid;
  margin-top: 110px;
  border-top: 1px solid var(--line);
  grid-template-columns: repeat(4, 1fr);
}

.stat-row article {
  padding: 38px 24px 0;
  border-left: 1px solid var(--line);
}

.stat-row article:first-child {
  padding-left: 0;
  border-left: 0;
}

.stat-row strong {
  font-family: var(--font-display);
  font-size: clamp(3rem, 5vw, 6rem);
  font-weight: 400;
  line-height: 1;
  letter-spacing: -0.05em;
}

.stat-row span {
  margin-left: 8px;
  color: var(--moss);
  font-size: 0.72rem;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.stat-row p {
  margin-top: 12px;
  color: rgba(21, 50, 42, 0.58);
  font-size: 0.74rem;
  font-weight: 700;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

/* Properties */
.properties {
  background: var(--cream);
}

.property-toolbar {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 26px;
  padding-bottom: 24px;
  border-bottom: 1px solid var(--line);
  margin-bottom: 34px;
}

.filter-group {
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
}

.filter-button {
  padding: 10px 15px;
  border: 1px solid var(--line);
  color: rgba(21, 50, 42, 0.68);
  background: transparent;
  font-size: 0.68rem;
  font-weight: 750;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  cursor: pointer;
  transition: color 250ms ease, background 250ms ease, border-color 250ms ease;
}

.filter-button:hover,
.filter-button:focus-visible,
.filter-button.is-active {
  color: var(--white);
  border-color: var(--forest);
  background: var(--forest);
}

.property-count {
  color: rgba(21, 50, 42, 0.62);
  font-size: 0.7rem;
  font-weight: 750;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.property-count b {
  margin-right: 6px;
  color: var(--ink);
  font-family: var(--font-display);
  font-size: 1.6rem;
  font-weight: 400;
}

.property-grid {
  display: grid;
  grid-auto-flow: dense;
  grid-auto-rows: 540px;
  grid-template-columns: repeat(2, minmax(0, 1fr));
  gap: 24px;
}

.property-card {
  min-width: 0;
  opacity: 1;
  transform: scale(1);
  transition: opacity 320ms ease, transform 320ms ease;
}

.property-card--wide {
  grid-column: span 2;
}

.property-card.is-hidden {
  display: none;
}

.property-card__button {
  position: relative;
  display: block;
  width: 100%;
  height: 100%;
  padding: 0;
  overflow: hidden;
  color: var(--white);
  background: var(--ink-deep);
  text-align: left;
  cursor: pointer;
}

.property-card__button > img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 900ms var(--ease), filter 900ms var(--ease);
}

.property-card__shade {
  position: absolute;
  inset: 0;
  background: linear-gradient(180deg, rgba(8, 27, 21, 0.12), rgba(8, 27, 21, 0.72));
  transition: background 500ms var(--ease);
}

.property-card__top,
.property-card__bottom {
  position: absolute;
  z-index: 2;
  right: 28px;
  left: 28px;
  display: flex;
  justify-content: space-between;
  gap: 20px;
}

.property-card__top {
  top: 26px;
  align-items: center;
}

.property-card__top b {
  font-size: 0.64rem;
  letter-spacing: 0.13em;
  text-transform: uppercase;
}

.property-card__top i {
  display: grid;
  width: 44px;
  height: 44px;
  border: 1px solid rgba(255, 255, 255, 0.7);
  border-radius: 50%;
  font-style: normal;
  place-items: center;
  transition: color 320ms var(--ease), background 320ms var(--ease), transform 320ms var(--ease);
}

.property-card__bottom {
  bottom: 28px;
  align-items: end;
}

.property-card__bottom span {
  display: grid;
}

.property-card__bottom small {
  margin-bottom: 8px;
  color: rgba(255, 255, 255, 0.67);
  font-size: 0.62rem;
  font-weight: 700;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.property-card__bottom strong {
  font-family: var(--font-display);
  font-size: clamp(2.1rem, 4vw, 4.8rem);
  font-weight: 400;
  letter-spacing: -0.045em;
  line-height: 0.95;
}

.property-card:not(.property-card--wide) .property-card__bottom strong {
  font-size: clamp(2rem, 3.4vw, 3.7rem);
}

.property-card__bottom em {
  max-width: 160px;
  font-size: 0.72rem;
  font-style: normal;
  text-align: right;
}

.property-card__button:hover > img,
.property-card__button:focus-visible > img {
  filter: saturate(1.08);
  transform: scale(1.055);
}

.property-card__button:hover .property-card__shade,
.property-card__button:focus-visible .property-card__shade {
  background: linear-gradient(180deg, rgba(8, 27, 21, 0.03), rgba(8, 27, 21, 0.82));
}

.property-card__button:hover .property-card__top i,
.property-card__button:focus-visible .property-card__top i {
  color: var(--ink-deep);
  background: var(--white);
  transform: rotate(45deg);
}

/* Operations map */
.operations {
  padding: clamp(100px, 12vw, 170px) 0;
  overflow: hidden;
  color: var(--white);
  background: var(--ink-deep);
}

.operations__grid {
  display: grid;
  grid-template-columns: minmax(260px, 0.8fr) minmax(430px, 1.5fr) minmax(290px, 0.72fr);
  gap: clamp(34px, 5vw, 80px);
  align-items: center;
}

.operations__intro h2 {
  margin: 36px 0 28px;
  font-size: clamp(3rem, 5.2vw, 6.2rem);
}

.operations__intro > p {
  max-width: 440px;
  color: rgba(255, 255, 255, 0.65);
}

.operations__map {
  position: relative;
  min-height: 620px;
}

.operations__map svg {
  position: absolute;
  inset: 0;
  width: 100%;
  height: 100%;
}

.map-shape {
  fill: url(#mapGradient);
  stroke: rgba(255, 255, 255, 0.18);
  stroke-width: 2;
}

.map-river,
.map-route {
  fill: none;
  stroke-linecap: round;
}

.map-river {
  stroke: rgba(181, 208, 197, 0.32);
  stroke-width: 10;
}

.map-route {
  stroke: rgba(208, 170, 119, 0.58);
  stroke-dasharray: 8 12;
  stroke-width: 2;
}

.map-glow {
  fill: rgba(208, 170, 119, 0.34);
}

.map-marker {
  position: absolute;
  top: var(--y);
  left: var(--x);
  display: flex;
  align-items: center;
  gap: 8px;
  padding: 0;
  color: rgba(255, 255, 255, 0.68);
  background: transparent;
  font-size: 0.62rem;
  font-weight: 750;
  letter-spacing: 0.08em;
  text-transform: uppercase;
  cursor: pointer;
  transform: translate(-50%, -50%);
  transition: color 250ms ease;
}

.map-marker span {
  position: relative;
  display: block;
  width: 13px;
  height: 13px;
  border: 3px solid var(--ink-deep);
  border-radius: 50%;
  background: var(--cream);
  box-shadow: 0 0 0 1px rgba(255, 255, 255, 0.55);
  transition: transform 250ms var(--ease), background 250ms ease;
}

.map-marker span::after {
  position: absolute;
  inset: -8px;
  border: 1px solid var(--sand);
  border-radius: 50%;
  content: "";
  opacity: 0;
  animation: markerPulse 2s ease-out infinite;
}

.map-marker:hover,
.map-marker:focus-visible,
.map-marker.is-active {
  color: var(--white);
}

.map-marker:hover span,
.map-marker:focus-visible span,
.map-marker.is-active span {
  background: var(--sand);
  transform: scale(1.25);
}

.map-marker.is-active span::after {
  opacity: 1;
}

@keyframes markerPulse {
  0% { opacity: 0.8; transform: scale(0.55); }
  100% { opacity: 0; transform: scale(1.7); }
}

.location-panel {
  padding: 30px;
  border: 1px solid var(--line-light);
  background: rgba(255, 255, 255, 0.045);
  backdrop-filter: blur(12px);
}

.location-panel__top {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 16px;
  padding-bottom: 18px;
  border-bottom: 1px solid var(--line-light);
  color: rgba(255, 255, 255, 0.58);
  font-size: 0.65rem;
  font-weight: 750;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.location-panel h3 {
  margin: 31px 0 18px;
  font-size: clamp(2.3rem, 3.8vw, 4.4rem);
}

.location-panel > p {
  color: rgba(255, 255, 255, 0.66);
}

.location-panel dl {
  display: grid;
  margin: 30px 0;
}

.location-panel dl div {
  display: grid;
  padding: 12px 0;
  border-top: 1px solid var(--line-light);
  grid-template-columns: 0.85fr 1.15fr;
  gap: 18px;
}

.location-panel dt {
  color: rgba(255, 255, 255, 0.48);
  font-size: 0.65rem;
  font-weight: 750;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.location-panel dd {
  font-size: 0.82rem;
}

/* Story */
.story {
  background: var(--paper);
}

.story__feature {
  display: grid;
  grid-template-columns: minmax(0, 1.18fr) minmax(360px, 0.82fr);
  gap: clamp(40px, 7vw, 110px);
  align-items: start;
}

.story__image {
  height: 760px;
}

.timeline {
  border-top: 1px solid var(--line);
}

.timeline-item {
  border-bottom: 1px solid var(--line);
}

.timeline-item > button {
  display: grid;
  width: 100%;
  align-items: center;
  gap: 20px;
  padding: 28px 0;
  background: transparent;
  grid-template-columns: 80px 1fr 24px;
  text-align: left;
  cursor: pointer;
}

.timeline-item > button span {
  color: var(--moss);
  font-size: 0.68rem;
  font-weight: 800;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.timeline-item > button strong {
  font-family: var(--font-display);
  font-size: clamp(1.35rem, 2vw, 2rem);
  font-weight: 400;
  line-height: 1.1;
}

.timeline-item > button i {
  font-size: 1.2rem;
  font-style: normal;
  transition: transform 300ms var(--ease);
}

.timeline-item.is-active > button i {
  transform: rotate(45deg);
}

.timeline-item__body {
  display: grid;
  grid-template-rows: 0fr;
  opacity: 0;
  transition: grid-template-rows 450ms var(--ease), opacity 350ms ease;
}

.timeline-item__body p {
  min-height: 0;
  overflow: hidden;
  color: rgba(21, 50, 42, 0.65);
}

.timeline-item.is-active .timeline-item__body {
  grid-template-rows: 1fr;
  opacity: 1;
}

.timeline-item.is-active .timeline-item__body p {
  padding: 0 34px 30px 100px;
}

/* Stewardship */
.stewardship {
  background: var(--cream-2);
}

.stewardship__intro {
  max-width: 920px;
  margin: 0 auto clamp(60px, 8vw, 110px);
  text-align: center;
}

.stewardship__intro .section-kicker {
  justify-content: center;
}

.stewardship__intro .eyebrow {
  justify-content: center;
  margin-bottom: 25px;
  color: var(--moss);
}

.stewardship__intro h2 {
  font-size: clamp(3rem, 6vw, 6.5rem);
}

.pillar-grid {
  display: grid;
  grid-template-columns: repeat(3, minmax(0, 1fr));
  gap: 24px;
}

.pillar-card {
  background: var(--paper);
}

.pillar-card__visual {
  position: relative;
  height: 450px;
  overflow: hidden;
}

.pillar-card__visual img {
  width: 100%;
  height: 100%;
  object-fit: cover;
  transition: transform 900ms var(--ease);
}

.pillar-card:nth-child(2) .pillar-card__visual img {
  object-position: center 48%;
}

.pillar-card__visual span {
  position: absolute;
  top: 18px;
  left: 18px;
  display: grid;
  width: 40px;
  height: 40px;
  border-radius: 50%;
  color: var(--white);
  background: rgba(10, 35, 27, 0.72);
  font-size: 0.65rem;
  place-items: center;
  backdrop-filter: blur(8px);
}

.pillar-card__body {
  padding: 34px 32px 38px;
}

.pillar-card__body h3 {
  margin-bottom: 19px;
}

.pillar-card__body p {
  min-height: 82px;
  margin-bottom: 20px;
  color: rgba(21, 50, 42, 0.66);
}

.pillar-card:hover .pillar-card__visual img {
  transform: scale(1.06);
}

/* People */
.people {
  display: grid;
  min-height: 930px;
  color: var(--white);
  background: var(--forest);
  grid-template-columns: 1.05fr 0.95fr;
}

.people__media {
  position: relative;
  min-height: 860px;
}

.people__media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.people__media::before {
  position: absolute;
  z-index: 1;
  inset: 0;
  content: "";
  background: linear-gradient(180deg, transparent 45%, rgba(7, 29, 22, 0.8) 100%);
}

.people__quote {
  position: absolute;
  z-index: 3;
  right: 42px;
  bottom: 44px;
  left: 42px;
  max-width: 660px;
}

.people__quote blockquote {
  font-family: var(--font-display);
  font-size: clamp(1.8rem, 3.1vw, 3.7rem);
  line-height: 1.07;
  letter-spacing: -0.035em;
}

.people__quote cite {
  display: block;
  margin-top: 22px;
  color: rgba(255, 255, 255, 0.65);
  font-size: 0.68rem;
  font-style: normal;
  font-weight: 750;
  letter-spacing: 0.13em;
  text-transform: uppercase;
}

.people__content {
  display: flex;
  flex-direction: column;
  justify-content: center;
  padding: clamp(70px, 8vw, 140px);
}

.people__content h2 {
  margin: 38px 0 30px;
  font-size: clamp(3rem, 5.3vw, 6.4rem);
}

.people__content > p {
  max-width: 620px;
  color: rgba(255, 255, 255, 0.64);
}

.team-list {
  margin: 48px 0 42px;
  border-top: 1px solid var(--line-light);
}

.team-list article {
  display: grid;
  align-items: center;
  gap: 18px;
  padding: 17px 0;
  border-bottom: 1px solid var(--line-light);
  grid-template-columns: 48px 1fr 44px;
}

.team-avatar {
  display: grid;
  width: 42px;
  height: 42px;
  border: 1px solid rgba(255, 255, 255, 0.34);
  border-radius: 50%;
  color: var(--sand);
  font-family: var(--font-display);
  font-size: 0.85rem;
  place-items: center;
}

.team-list article div {
  display: grid;
}

.team-list strong {
  font-family: var(--font-display);
  font-size: 1.24rem;
  font-weight: 400;
}

.team-list small {
  color: rgba(255, 255, 255, 0.5);
  font-size: 0.65rem;
  font-weight: 700;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.team-list button {
  display: grid;
  width: 40px;
  height: 40px;
  border: 1px solid rgba(255, 255, 255, 0.28);
  border-radius: 50%;
  color: var(--white);
  background: transparent;
  cursor: pointer;
  place-items: center;
  transition: color 250ms ease, background 250ms ease, transform 250ms var(--ease);
}

.team-list button:hover,
.team-list button:focus-visible {
  color: var(--ink-deep);
  background: var(--white);
  transform: rotate(45deg);
}

.people__content > .button {
  align-self: flex-start;
}

/* Scholarship */
.scholarship {
  position: relative;
  display: grid;
  min-height: 820px;
  overflow: hidden;
  color: var(--white);
  place-items: center;
}

.scholarship__media,
.scholarship__overlay {
  position: absolute;
  inset: 0;
}

.scholarship__media img {
  width: 100%;
  height: 120%;
  object-fit: cover;
  object-position: center 56%;
  transform: translate3d(0, var(--parallax-y, 0), 0);
}

.scholarship__overlay {
  background: linear-gradient(90deg, rgba(7, 28, 21, 0.86) 0%, rgba(7, 28, 21, 0.58) 50%, rgba(7, 28, 21, 0.24) 100%);
}

.scholarship__content {
  position: relative;
  z-index: 2;
  display: grid;
  align-items: end;
  gap: clamp(50px, 8vw, 150px);
  grid-template-columns: 180px minmax(0, 820px);
}

.scholarship__badge {
  display: grid;
  width: 160px;
  height: 160px;
  align-content: center;
  border: 1px solid rgba(255, 255, 255, 0.58);
  border-radius: 50%;
  text-align: center;
}

.scholarship__badge span {
  font-family: var(--font-display);
  font-size: 2.6rem;
  line-height: 1;
}

.scholarship__badge small {
  margin-top: 9px;
  color: rgba(255, 255, 255, 0.65);
  font-size: 0.58rem;
  font-weight: 750;
  letter-spacing: 0.12em;
  line-height: 1.45;
  text-transform: uppercase;
}

.scholarship__content h2 {
  max-width: 900px;
  margin: 32px 0 28px;
  font-size: clamp(3.1rem, 6.3vw, 7.3rem);
}

.scholarship__content > div:last-child > p:not(.eyebrow) {
  max-width: 650px;
  color: rgba(255, 255, 255, 0.72);
  font-size: 1.02rem;
}

.scholarship__actions {
  display: flex;
  align-items: center;
  gap: 32px;
  margin-top: 34px;
}

/* Careers */
.careers {
  background: var(--paper);
}

.careers__grid {
  display: grid;
  gap: clamp(50px, 9vw, 160px);
  grid-template-columns: minmax(0, 0.9fr) minmax(480px, 1.1fr);
}

.careers__intro h2 {
  margin-bottom: 28px;
  font-size: clamp(3rem, 5.2vw, 6.2rem);
}

.careers__intro > p {
  max-width: 540px;
  margin-bottom: 26px;
  color: rgba(21, 50, 42, 0.66);
}

.job-list {
  border-top: 1px solid var(--line);
}

.job-list article {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 30px;
  padding: 31px 0;
  border-bottom: 1px solid var(--line);
}

.job-list small {
  display: block;
  margin-bottom: 8px;
  color: var(--moss);
  font-size: 0.62rem;
  font-weight: 750;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.job-list h3 {
  font-size: clamp(1.55rem, 2.4vw, 2.6rem);
}

.job-list button {
  display: inline-flex;
  flex: 0 0 auto;
  align-items: center;
  gap: 16px;
  padding: 11px 0;
  border-bottom: 1px solid currentColor;
  background: transparent;
  font-size: 0.67rem;
  font-weight: 750;
  letter-spacing: 0.1em;
  text-transform: uppercase;
  cursor: pointer;
}

.job-list button span {
  transition: transform 300ms var(--ease);
}

.job-list button:hover span,
.job-list button:focus-visible span {
  transform: translate(4px, -4px);
}

/* Contact */
.contact {
  padding: clamp(100px, 12vw, 170px) 0;
  color: var(--white);
  background: var(--forest-2);
}

.contact__grid {
  display: grid;
  gap: clamp(60px, 10vw, 170px);
  grid-template-columns: minmax(0, 0.85fr) minmax(520px, 1.15fr);
}

.contact__intro h2 {
  margin: 35px 0 30px;
  font-size: clamp(3rem, 5.6vw, 6.4rem);
}

.contact__intro > p:not(.eyebrow) {
  max-width: 550px;
  color: rgba(255, 255, 255, 0.64);
}

.contact__details {
  display: grid;
  margin-top: 54px;
  border-top: 1px solid var(--line-light);
}

.contact__details > div {
  display: grid;
  padding: 18px 0;
  border-bottom: 1px solid var(--line-light);
  grid-template-columns: 120px 1fr;
}

.contact__details span {
  color: rgba(255, 255, 255, 0.46);
  font-size: 0.64rem;
  font-weight: 750;
  letter-spacing: 0.12em;
  text-transform: uppercase;
}

.contact__details a,
.contact__details p {
  font-family: var(--font-display);
  font-size: 1.18rem;
  line-height: 1.35;
}

.contact-form,
.scholarship-modal form {
  display: grid;
  gap: 22px;
}

.form-row {
  display: grid;
  gap: 20px;
  grid-template-columns: repeat(2, minmax(0, 1fr));
}

.contact-form label,
.scholarship-modal label {
  display: grid;
  gap: 10px;
  color: rgba(255, 255, 255, 0.64);
  font-size: 0.66rem;
  font-weight: 750;
  letter-spacing: 0.11em;
  text-transform: uppercase;
}

.contact-form input,
.contact-form select,
.contact-form textarea,
.scholarship-modal input,
.scholarship-modal textarea {
  width: 100%;
  border: 0;
  border-bottom: 1px solid rgba(255, 255, 255, 0.32);
  outline: 0;
  padding: 12px 0 14px;
  color: var(--white);
  border-radius: 0;
  background: transparent;
  font-size: 1rem;
  font-weight: 400;
  letter-spacing: 0;
  text-transform: none;
  transition: border-color 220ms ease;
}

.contact-form input::placeholder,
.contact-form textarea::placeholder {
  color: rgba(255, 255, 255, 0.34);
}

.contact-form select option {
  color: var(--ink);
}

.contact-form textarea,
.scholarship-modal textarea {
  resize: vertical;
}

.contact-form input:focus,
.contact-form select:focus,
.contact-form textarea:focus,
.scholarship-modal input:focus,
.scholarship-modal textarea:focus {
  border-color: var(--sand);
}

.field-error {
  display: none;
  color: #f4c8b8;
  font-size: 0.61rem;
  letter-spacing: 0.04em;
  text-transform: none;
}

.contact-form label.has-error .field-error {
  display: block;
}

.contact-form label.has-error input,
.contact-form label.has-error select,
.contact-form label.has-error textarea {
  border-color: #f4c8b8;
}

.checkbox-field {
  display: flex !important;
  align-items: flex-start;
  gap: 12px !important;
  text-transform: none !important;
}

.checkbox-field input {
  width: 17px;
  height: 17px;
  flex: 0 0 auto;
  margin: 2px 0 0;
  accent-color: var(--sand);
}

.contact-form .button {
  justify-self: start;
  margin-top: 8px;
  color: var(--ink-deep);
  background: var(--cream);
}

.form-note {
  color: rgba(255, 255, 255, 0.42);
  font-size: 0.68rem;
}

/* Footer */
.site-footer {
  color: var(--cream);
  background: var(--ink-deep);
}

.site-footer__top {
  display: flex;
  align-items: flex-end;
  justify-content: space-between;
  gap: 40px;
  padding: 78px 0 54px;
  border-bottom: 1px solid var(--line-light);
}

.brand--footer {
  color: var(--cream);
}

.site-footer__top > p {
  font-family: var(--font-display);
  font-size: clamp(1.7rem, 2.8vw, 3rem);
  line-height: 1.08;
  text-align: right;
}

.site-footer__grid {
  display: grid;
  gap: 48px;
  padding: 64px 0 74px;
  grid-template-columns: 0.72fr 0.72fr 1fr 1.3fr;
}

.site-footer__grid > div:not(.newsletter) {
  display: flex;
  flex-direction: column;
  align-items: flex-start;
}

.site-footer h3 {
  margin-bottom: 22px;
  color: rgba(255, 255, 255, 0.45);
  font-family: var(--font-body);
  font-size: 0.64rem;
  font-weight: 750;
  letter-spacing: 0.14em;
  text-transform: uppercase;
}

.site-footer__grid a,
.site-footer__grid > div:not(.newsletter) p {
  margin: 4px 0;
  color: rgba(255, 255, 255, 0.74);
  font-size: 0.83rem;
}

.site-footer__grid a:hover,
.site-footer__grid a:focus-visible {
  color: var(--white);
}

.newsletter > p {
  max-width: 380px;
  color: rgba(255, 255, 255, 0.55);
  font-size: 0.82rem;
}

.newsletter form {
  display: flex;
  margin-top: 24px;
  border-bottom: 1px solid rgba(255, 255, 255, 0.3);
}

.newsletter input {
  width: 100%;
  border: 0;
  outline: 0;
  padding: 13px 0;
  color: var(--white);
  background: transparent;
}

.newsletter input::placeholder {
  color: rgba(255, 255, 255, 0.35);
}

.newsletter button {
  width: 44px;
  color: var(--white);
  background: transparent;
  cursor: pointer;
}

.site-footer__bottom {
  display: flex;
  align-items: center;
  justify-content: space-between;
  gap: 24px;
  padding: 22px 0 28px;
  border-top: 1px solid var(--line-light);
  color: rgba(255, 255, 255, 0.42);
  font-size: 0.67rem;
}

.site-footer__bottom div {
  display: flex;
  gap: 20px;
}

.site-footer__bottom button,
.site-footer__bottom a {
  padding: 0;
  color: inherit;
  background: transparent;
  cursor: pointer;
}

.back-to-top {
  position: fixed;
  z-index: 500;
  right: 24px;
  bottom: 24px;
  display: grid;
  width: 48px;
  height: 48px;
  border: 1px solid var(--line);
  color: var(--white);
  background: var(--forest);
  box-shadow: 0 10px 28px rgba(10, 40, 31, 0.16);
  opacity: 0;
  transform: translateY(20px);
  pointer-events: none;
  cursor: pointer;
  place-items: center;
  transition: opacity 300ms ease, transform 300ms var(--ease), background 250ms ease;
}

.back-to-top.is-visible {
  opacity: 1;
  transform: translateY(0);
  pointer-events: auto;
}

.back-to-top:hover,
.back-to-top:focus-visible {
  background: var(--ink-deep);
}

/* Dialogs */
.modal {
  position: fixed;
  width: min(1040px, calc(100% - 40px));
  max-height: calc(100svh - 40px);
  padding: 0;
  border: 0;
  color: var(--ink);
  background: var(--paper);
  box-shadow: var(--shadow);
  opacity: 0;
  transform: translateY(22px) scale(0.985);
  transition: opacity 300ms var(--ease), transform 300ms var(--ease), display 300ms allow-discrete, overlay 300ms allow-discrete;
}

.modal[open] {
  opacity: 1;
  transform: translateY(0) scale(1);
}

@starting-style {
  .modal[open] {
    opacity: 0;
    transform: translateY(22px) scale(0.985);
  }
}

.modal::backdrop {
  background: rgba(4, 18, 14, 0.72);
  opacity: 0;
  backdrop-filter: blur(8px);
  transition: opacity 300ms ease, display 300ms allow-discrete, overlay 300ms allow-discrete;
}

.modal[open]::backdrop {
  opacity: 1;
}

@starting-style {
  .modal[open]::backdrop { opacity: 0; }
}

.modal__close {
  position: absolute;
  z-index: 5;
  top: 17px;
  right: 17px;
  display: grid;
  width: 45px;
  height: 45px;
  border: 1px solid rgba(21, 50, 42, 0.22);
  border-radius: 50%;
  color: var(--ink);
  background: rgba(251, 249, 244, 0.9);
  font-size: 1.4rem;
  cursor: pointer;
  place-items: center;
  backdrop-filter: blur(8px);
  transition: color 250ms ease, background 250ms ease, transform 250ms var(--ease);
}

.modal__close:hover,
.modal__close:focus-visible {
  color: var(--white);
  background: var(--forest);
  transform: rotate(90deg);
}

.property-modal {
  overflow: hidden;
}

.property-modal[open] {
  display: grid;
  grid-template-columns: 1.06fr 0.94fr;
}

.property-modal__media {
  min-height: 680px;
}

.property-modal__media img {
  width: 100%;
  height: 100%;
  object-fit: cover;
}

.property-modal__content {
  padding: 80px 58px 54px;
  overflow-y: auto;
}

.property-modal__content h2 {
  margin: 24px 0 24px;
  font-size: clamp(3rem, 5vw, 5.5rem);
}

.property-modal__content > p:not(.eyebrow) {
  color: rgba(21, 50, 42, 0.68);
}

.property-modal__facts {
  margin: 34px 0;
  border-top: 1px solid var(--line);
}

.property-modal__facts div {
  display: grid;
  gap: 18px;
  padding: 12px 0;
  border-bottom: 1px solid var(--line);
  grid-template-columns: 110px 1fr;
}

.property-modal__facts dt {
  color: var(--moss);
  font-size: 0.65rem;
  font-weight: 750;
  letter-spacing: 0.1em;
  text-transform: uppercase;
}

.property-modal__facts dd {
  font-size: 0.84rem;
}

.property-modal__tags {
  display: flex;
  flex-wrap: wrap;
  gap: 8px;
  margin-bottom: 34px;
}

.property-modal__tags span {
  padding: 8px 11px;
  border: 1px solid var(--line);
  color: rgba(21, 50, 42, 0.7);
  font-size: 0.62rem;
  font-weight: 750;
  letter-spacing: 0.08em;
  text-transform: uppercase;
}

.scholarship-modal,
.team-modal {
  width: min(760px, calc(100% - 40px));
  padding: clamp(40px, 7vw, 76px);
  overflow-y: auto;
}

.scholarship-modal__header h2,
.team-modal h2 {
  margin: 22px 0 20px;
  font-size: clamp(3rem, 6vw, 5.8rem);
}

.scholarship-modal__header > p:not(.eyebrow),
.team-modal > p:not(.eyebrow) {
  color: rgba(21, 50, 42, 0.66);
}

.scholarship-modal__criteria {
  display: grid;
  gap: 10px;
  margin: 36px 0;
  grid-template-columns: repeat(3, 1fr);
}

.scholarship-modal__criteria article {
  padding: 18px;
  border: 1px solid var(--line);
}

.scholarship-modal__criteria span {
  color: var(--sand);
  font-size: 0.65rem;
  font-weight: 800;
}

.scholarship-modal__criteria p {
  margin-top: 10px;
  font-size: 0.8rem;
  line-height: 1.45;
}

.scholarship-modal label {
  color: var(--moss);
}

.scholarship-modal input,
.scholarship-modal textarea {
  color: var(--ink);
  border-color: var(--line);
}

.scholarship-modal .button {
  justify-self: start;
  margin-top: 8px;
}

.team-modal {
  text-align: center;
}

.team-modal__avatar {
  display: grid;
  width: 100px;
  height: 100px;
  margin: 0 auto 30px;
  border: 1px solid var(--line);
  border-radius: 50%;
  color: var(--sand);
  background: var(--cream);
  font-family: var(--font-display);
  font-size: 2rem;
  place-items: center;
}

.team-modal .eyebrow {
  justify-content: center;
}

.team-modal blockquote {
  margin-top: 34px;
  padding-top: 28px;
  border-top: 1px solid var(--line);
  font-family: var(--font-display);
  font-size: 1.55rem;
  line-height: 1.32;
}

.toast {
  position: fixed;
  z-index: 2000;
  right: 24px;
  bottom: 24px;
  max-width: min(390px, calc(100% - 48px));
  padding: 17px 20px;
  color: var(--white);
  background: var(--ink-deep);
  box-shadow: var(--shadow);
  opacity: 0;
  transform: translateY(22px);
  pointer-events: none;
  transition: opacity 300ms ease, transform 300ms var(--ease);
}

.toast.is-visible {
  opacity: 1;
  transform: translateY(0);
}

.toast span {
  font-size: 0.82rem;
}

/* Reveal animation */
[data-reveal] {
  opacity: 0;
  transform: translateY(36px);
  transition: opacity 850ms var(--ease), transform 850ms var(--ease);
  transition-delay: var(--reveal-delay, 0ms);
}

[data-reveal].is-visible {
  opacity: 1;
  transform: translateY(0);
}

/* Responsive */
@media (max-width: 1220px) {
  :root { --header-h: 82px; }
  .desktop-nav,
  .header-cta { display: none; }
  .site-header { grid-template-columns: 1fr auto; }
  .menu-toggle { position: relative; display: inline-flex; }
  .hero__meta { gap: 30px; }
  .operations__grid { grid-template-columns: 0.9fr 1.3fr; }
  .location-panel { grid-column: 1 / -1; width: min(100%, 650px); justify-self: end; }
  .pillar-card__visual { height: 390px; }
  .people__content { padding: 80px 56px; }
  .contact__grid { gap: 80px; }
}

@media (max-width: 980px) {
  .shell { width: min(calc(100% - 40px), var(--shell)); }
  .section-heading--split,
  .story__feature,
  .careers__grid,
  .contact__grid { grid-template-columns: 1fr; }
  .section-heading--split { gap: 26px; }
  .hero__meta { display: none; }
  .hero__content { padding-top: 40px; }
  .highlight-grid { grid-template-columns: 1fr; }
  .highlight-card { min-height: 520px; }
  .highlight-card + .highlight-card { border-top: 1px solid rgba(255, 255, 255, 0.25); border-left: 0; }
  .about__grid > .section-kicker { grid-column: 1 / 5; }
  .about__headline { grid-column: 5 / 13; }
  .about__copy { grid-column: 6 / 13; }
  .about__image--large { grid-column: 1 / 9; height: 620px; }
  .about__image--small { grid-column: 9 / 13; height: 340px; }
  .stat-row { grid-template-columns: repeat(2, 1fr); }
  .stat-row article:nth-child(3) { padding-left: 0; border-left: 0; }
  .stat-row article:nth-child(n+3) { margin-top: 34px; padding-top: 34px; border-top: 1px solid var(--line); }
  .property-grid { grid-auto-rows: 470px; }
  .operations__grid { grid-template-columns: 1fr; }
  .operations__map { min-height: 600px; }
  .location-panel { grid-column: auto; width: 100%; justify-self: stretch; }
  .story__image { height: 580px; }
  .pillar-grid { grid-template-columns: 1fr; }
  .pillar-card { display: grid; grid-template-columns: minmax(300px, 0.9fr) 1.1fr; }
  .pillar-card__visual { height: 420px; }
  .pillar-card__body { align-self: center; }
  .people { min-height: 0; grid-template-columns: 1fr; }
  .people__media { min-height: 720px; }
  .scholarship__content { grid-template-columns: 130px 1fr; }
  .contact__grid { gap: 70px; }
  .site-footer__grid { grid-template-columns: repeat(2, 1fr); }
  .property-modal[open] { grid-template-columns: 1fr; }
  .property-modal__media { min-height: 360px; max-height: 42vh; }
}

@media (max-width: 720px) {
  :root { --header-h: 72px; }
  .shell { width: min(calc(100% - 28px), var(--shell)); }
  .section { padding: 88px 0; }
  h2 { font-size: clamp(2.7rem, 14vw, 4.8rem); }
  .site-header { padding: 0 14px; }
  .site-header.is-scrolled { height: 66px; }
  .brand { min-width: 0; }
  .brand__mark { width: 38px; }
  .brand__text strong { font-size: 0.92rem; }
  .brand__text small { font-size: 0.5rem; }
  .menu-toggle { width: 44px; height: 44px; }
  .mobile-menu__panel { padding: calc(var(--header-h) + 40px) 24px 28px; }
  .mobile-menu__footer { display: grid; }
  .hero { min-height: 860px; }
  .hero__content { padding-bottom: 120px; }
  .hero h1 { font-size: clamp(4rem, 20vw, 6.6rem); line-height: 0.82; }
  .hero__intro { margin-top: 34px; }
  .hero__actions { align-items: flex-start; flex-direction: column; gap: 20px; }
  .scroll-cue { left: 16px; }
  .highlight-card { min-height: 460px; padding: 28px 22px; }
  .highlight-card__index { top: 22px; left: 22px; }
  .about__grid { display: block; }
  .about__grid > * + * { margin-top: 40px; }
  .about__headline { margin-top: 32px !important; }
  .about__copy { margin-top: 38px !important; }
  .about__image--large { height: 480px; }
  .about__image--small { height: 390px; margin-top: 20px !important; }
  .stat-row { margin-top: 72px; grid-template-columns: 1fr 1fr; }
  .stat-row article { padding: 28px 12px 0; }
  .stat-row strong { font-size: clamp(2.5rem, 12vw, 4.1rem); }
  .stat-row p { font-size: 0.58rem; }
  .property-toolbar { align-items: flex-start; flex-direction: column; }
  .property-grid { display: grid; grid-auto-rows: 450px; grid-template-columns: 1fr; }
  .property-card--wide { grid-column: auto; }
  .property-card__top,
  .property-card__bottom { right: 20px; left: 20px; }
  .property-card__bottom { align-items: flex-start; flex-direction: column; }
  .property-card__bottom em { max-width: none; text-align: left; }
  .property-card__bottom strong,
  .property-card:not(.property-card--wide) .property-card__bottom strong { font-size: 2.6rem; }
  .operations__map { min-height: 430px; }
  .map-marker b { display: none; }
  .location-panel { padding: 24px 20px; }
  .story__image { height: 460px; }
  .timeline-item > button { grid-template-columns: 64px 1fr 20px; gap: 12px; }
  .timeline-item.is-active .timeline-item__body p { padding: 0 18px 25px 76px; }
  .stewardship__intro { text-align: left; }
  .stewardship__intro .section-kicker,
  .stewardship__intro .eyebrow { justify-content: flex-start; }
  .pillar-card { display: block; }
  .pillar-card__visual { height: 360px; }
  .pillar-card__body p { min-height: 0; }
  .people__media { min-height: 620px; }
  .people__quote { right: 22px; bottom: 28px; left: 22px; }
  .people__content { padding: 76px 22px; }
  .scholarship { min-height: 850px; }
  .scholarship__content { display: block; }
  .scholarship__badge { width: 112px; height: 112px; margin-bottom: 42px; }
  .scholarship__badge span { font-size: 2rem; }
  .scholarship__actions { align-items: flex-start; flex-direction: column; gap: 20px; }
  .careers__grid { gap: 58px; }
  .job-list article { align-items: flex-start; flex-direction: column; }
  .form-row { grid-template-columns: 1fr; }
  .contact__details > div { grid-template-columns: 90px 1fr; }
  .site-footer__top { align-items: flex-start; flex-direction: column; }
  .site-footer__top > p { text-align: left; }
  .site-footer__grid { grid-template-columns: 1fr 1fr; }
  .newsletter { grid-column: 1 / -1; }
  .site-footer__bottom { align-items: flex-start; flex-direction: column; }
  .site-footer__bottom div { flex-wrap: wrap; }
  .back-to-top { right: 14px; bottom: 14px; }
  .modal { width: calc(100% - 20px); max-height: calc(100svh - 20px); }
  .property-modal__content { padding: 64px 24px 34px; }
  .scholarship-modal,
  .team-modal { padding: 62px 24px 34px; }
  .scholarship-modal__criteria { grid-template-columns: 1fr; }
  .toast { right: 14px; bottom: 14px; max-width: calc(100% - 28px); }
}

@media (max-width: 430px) {
  .hero h1 { font-size: 4.3rem; }
  .highlight-card h2 { font-size: 2.55rem; }
  .stat-row { grid-template-columns: 1fr; }
  .stat-row article,
  .stat-row article:nth-child(3) { padding-left: 0; border-left: 0; }
  .stat-row article:nth-child(n+2) { margin-top: 26px; padding-top: 26px; border-top: 1px solid var(--line); }
  .site-footer__grid { grid-template-columns: 1fr; }
  .newsletter { grid-column: auto; }
}

@media (prefers-reduced-motion: reduce) {
  html { scroll-behavior: auto; }
  *,
  *::before,
  *::after {
    scroll-behavior: auto !important;
    animation-duration: 0.001ms !important;
    animation-iteration-count: 1 !important;
    transition-duration: 0.001ms !important;
  }
  [data-reveal] { opacity: 1; transform: none; }
  .image-reveal::after { display: none; }
  .image-reveal img { transform: none; }
}