/* Self-hosted fonts (SIL Open Font License 1.1), latin subset */
@font-face{font-family:'Spectral';font-style:normal;font-weight:300;font-display:swap;src:url(../fonts/spectral-300.woff2) format('woff2')}
@font-face{font-family:'Spectral';font-style:normal;font-weight:400;font-display:swap;src:url(../fonts/spectral-400.woff2) format('woff2')}
@font-face{font-family:'Spectral';font-style:normal;font-weight:600;font-display:swap;src:url(../fonts/spectral-600.woff2) format('woff2')}
@font-face{font-family:'IBM Plex Sans';font-style:normal;font-weight:400 600;font-display:swap;src:url(../fonts/plex-sans-var.woff2) format('woff2')}
@font-face{font-family:'IBM Plex Mono';font-style:normal;font-weight:400;font-display:swap;src:url(../fonts/plex-mono-400.woff2) format('woff2')}
@font-face{font-family:'IBM Plex Mono';font-style:normal;font-weight:500;font-display:swap;src:url(../fonts/plex-mono-500.woff2) format('woff2')}

:root{
  --ink:#0e1c2f;
  --ink-soft:#2a3a52;
  --paper:#f3f7fb;
  --field:#ffffff;
  --rule:#d5e0ec;
  --rule-strong:#a8bbd1;
  --slate:#4f6078;
  --accent:#1f5a94;
  --accent-mid:#4a86c5;
  --accent-lift:#8dbbe8;

  /* text and rules on the navy (--ink) sections */
  --on-dark-soft:#c2cfdf;
  --on-dark-muted:#9aabc2;
  --on-dark-redact:#3f5470;
  --on-dark-rule:#2c3e57;
  --on-dark-rule-soft:#1e2e44;
  --serif:'Spectral', 'Iowan Old Style', Georgia, serif;
  --sans:'IBM Plex Sans', -apple-system, BlinkMacSystemFont, 'Segoe UI', sans-serif;
  --mono:'IBM Plex Mono', 'SF Mono', Menlo, monospace;

  --gutter:clamp(20px, 5vw, 72px);
  --measure:1180px;
}

*{box-sizing:border-box}
html{scroll-behavior:smooth}
[id]{scroll-margin-top:66px}
body{
  margin:0;
  background:var(--paper);
  color:var(--ink);
  font-family:var(--sans);
  font-size:16px;
  line-height:1.62;
  -webkit-font-smoothing:antialiased;
}
a{color:inherit}
img{max-width:100%;display:block}

.wrap{max-width:var(--measure);margin:0 auto;padding:0 var(--gutter)}

/* ---------- shared typographic devices ---------- */
.eyebrow{
  font-family:var(--mono);
  font-size:11px;
  letter-spacing:.18em;
  text-transform:uppercase;
  color:var(--accent);
  font-weight:500;
}
.rule-head{
  display:flex;
  align-items:baseline;
  gap:18px;
  border-top:1px solid var(--rule-strong);
  padding-top:14px;
  margin-bottom:44px;
}
.rule-head .eyebrow{white-space:nowrap}
.rule-head .rh-note{
  font-family:var(--mono);
  font-size:11px;
  letter-spacing:.06em;
  color:var(--slate);
  margin-left:auto;
  text-align:right;
}
@media(max-width:560px){
  .rule-head{flex-wrap:wrap;gap:6px 18px}
  .rule-head .rh-note{margin-left:0;text-align:left;width:100%}
}
h2{
  font-family:var(--serif);
  font-weight:400;
  font-size:clamp(28px,4vw,42px);
  line-height:1.16;
  letter-spacing:-.01em;
  margin:0 0 22px;
  max-width:22ch;
}
.lede{
  font-family:var(--serif);
  font-weight:300;
  font-size:clamp(17px,1.9vw,20px);
  line-height:1.62;
  color:var(--ink-soft);
  max-width:62ch;
  margin:0 0 32px;
}
p{max-width:66ch}
section{padding:clamp(64px,9vw,116px) 0}

/* ---------- masthead ---------- */
.masthead{
  position:sticky;top:0;z-index:60;
  background:rgba(243,247,251,.93);
  backdrop-filter:saturate(160%) blur(10px);
  border-bottom:1px solid var(--rule);
}
.masthead .wrap{
  display:flex;align-items:center;gap:28px;
  min-height:66px;
}
.mark{
  font-family:var(--serif);
  font-size:17px;font-weight:600;letter-spacing:-.01em;
  text-decoration:none;line-height:1.1;
  display:flex;align-items:center;gap:12px;
}
.mark-icon{flex:none;color:var(--ink)}
.mark-parcel{fill:var(--accent)}
.mark-text{display:block}
.mark-text span{
  display:block;
  font-family:var(--mono);font-size:9.5px;font-weight:400;
  letter-spacing:.2em;text-transform:uppercase;color:var(--accent);
  margin-top:3px;
}
.masthead nav{margin-left:auto;display:flex;gap:26px}
.masthead nav a{
  font-family:var(--mono);font-size:11px;letter-spacing:.13em;
  text-transform:uppercase;text-decoration:none;color:var(--slate);
  padding-bottom:2px;border-bottom:1px solid transparent;
}
.masthead nav a:hover,.masthead nav a:focus-visible{color:var(--ink);border-bottom-color:var(--accent)}
@media(max-width:860px){
  [id]{scroll-margin-top:100px}
  .masthead .wrap{flex-wrap:wrap;gap:0;padding-top:12px}
  .masthead nav{
    margin-left:0;width:100%;gap:22px;
    overflow-x:auto;scrollbar-width:none;
    padding:10px 0 12px;
  }
  .masthead nav::-webkit-scrollbar{display:none}
  .masthead nav a{white-space:nowrap}
  .masthead nav{-webkit-mask-image:linear-gradient(90deg,#000 85%,transparent);mask-image:linear-gradient(90deg,#000 85%,transparent)}
}

/* ---------- hero ---------- */
.hero{padding:clamp(56px,8vw,112px) 0 0}
.hero-grid{
  display:grid;grid-template-columns:minmax(0,1.1fr) minmax(0,1fr);
  gap:clamp(32px,5vw,72px);align-items:center;
}
.hero h1{
  font-family:var(--serif);
  font-weight:300;
  font-size:clamp(32px,4.6vw,56px);
  line-height:1.13;
  letter-spacing:-.02em;
  margin:26px 0 0;
  max-width:19ch;
}
.hero h1 em{font-style:normal;font-weight:600}
.hero .sub{
  font-size:17px;color:var(--ink-soft);
  max-width:56ch;margin:30px 0 0;
}

/* hero plat illustration */
.hero-art{margin:0}
.plat{
  display:block;width:100%;height:auto;
  -webkit-mask-image:radial-gradient(ellipse 70% 68% at 50% 50%,#000 58%,transparent 100%);
  mask-image:radial-gradient(ellipse 70% 68% at 50% 50%,#000 58%,transparent 100%);
}
.plat-lot rect{fill:none;stroke:var(--rule-strong);stroke-width:.7}
.plat-block rect,.plat-block path{fill:none;stroke:var(--slate);stroke-width:1.3}
.plat-road{fill:none;stroke:var(--rule-strong);stroke-width:.9;stroke-dasharray:9 6}
.plat-tract{fill:url(#plat-hatch)}
#plat-hatch path{stroke:var(--accent-mid);stroke-width:1.2;opacity:.8}
.plat-creek{fill:none;stroke:var(--slate);stroke-width:1.1;stroke-dasharray:2 4}
.plat-owned rect{fill:var(--accent-mid);fill-opacity:.85}
.plat-bg{fill:var(--paper)}
.plat text{font-family:var(--mono);font-size:14px;letter-spacing:.14em;fill:var(--ink)}
.plat .plat-street{font-size:10px;fill:var(--slate)}
.plat-north path{fill:var(--ink)}
.plat-scale path{fill:none;stroke:var(--ink);stroke-width:1.3}
@media(prefers-reduced-motion:no-preference){
  .plat-owned>*{animation:parcel-in .7s ease both}
  .plat-owned .p1{animation-delay:.35s}
  .plat-owned .p2{animation-delay:.55s}
  .plat-owned .p3{animation-delay:.75s}
  .plat-owned .p4{animation-delay:.95s}
  .plat-owned .p5{animation-delay:1.15s}
  .plat-owned .p6{animation-delay:1.35s}
}
@keyframes parcel-in{from{fill-opacity:0}to{fill-opacity:.85}}
@media(max-width:900px){
  .hero-grid{grid-template-columns:1fr}
  .hero-art{max-width:560px}
}

/* record summary strip */
.strip{
  margin-top:clamp(48px,7vw,80px);
  border-top:1px solid var(--ink);
  border-bottom:1px solid var(--rule);
  display:grid;
  grid-template-columns:repeat(4,1fr);
}
.strip div{
  padding:22px 20px 24px;
  border-right:1px solid var(--rule);
}
.strip div:last-child{border-right:0}
.strip dt{
  font-family:var(--mono);font-size:10px;letter-spacing:.15em;
  text-transform:uppercase;color:var(--slate);margin:0 0 10px;
}
.strip dd{
  margin:0;font-family:var(--mono);font-size:clamp(19px,2.4vw,27px);
  font-weight:500;letter-spacing:-.02em;font-variant-numeric:tabular-nums;
}
.strip .qual{
  display:block;font-family:var(--sans);font-size:11.5px;font-weight:400;
  letter-spacing:0;color:var(--slate);margin-top:7px;line-height:1.45;
}
@media(max-width:760px){
  .strip{grid-template-columns:1fr 1fr}
  .strip div:nth-child(2n){border-right:0}
  .strip div:nth-child(-n+2){border-bottom:1px solid var(--rule)}
}

/* ---------- mandate: definition list ---------- */
.deflist{border-top:1px solid var(--rule)}
.deflist .row{
  display:grid;
  grid-template-columns:minmax(200px,290px) 1fr;
  gap:36px;
  padding:30px 0;
  border-bottom:1px solid var(--rule);
}
.deflist dt{
  font-family:var(--serif);font-size:21px;font-weight:600;letter-spacing:-.01em;
}
.deflist dt small{
  display:block;font-family:var(--mono);font-size:10px;font-weight:400;
  letter-spacing:.15em;text-transform:uppercase;color:var(--accent);margin-top:8px;
}
.deflist dd{margin:0;color:var(--ink-soft);max-width:62ch}
@media(max-width:720px){
  .deflist .row{grid-template-columns:1fr;gap:12px}
}

/* ---------- ledger (signature element) ---------- */
.ledger-band{background:var(--ink);color:var(--paper)}
.ledger-band .rule-head{border-top-color:var(--on-dark-rule)}
.ledger-band .rule-head .rh-note{color:var(--on-dark-muted)}
.ledger-band h2{color:var(--paper)}
.ledger-band .lede{color:var(--on-dark-soft)}
.ledger-band .eyebrow{color:var(--accent-lift)}

.ledger{width:100%;border-collapse:collapse;font-variant-numeric:tabular-nums}
.ledger caption{
  caption-side:top;text-align:left;
  font-family:var(--mono);font-size:11px;letter-spacing:.06em;
  color:var(--on-dark-muted);padding-bottom:16px;
}
.ledger th{
  font-family:var(--mono);font-size:10px;font-weight:500;letter-spacing:.15em;
  text-transform:uppercase;color:var(--on-dark-muted);text-align:left;
  padding:0 16px 12px 0;border-bottom:1px solid var(--on-dark-rule);
}
.ledger th.num,.ledger td.num{text-align:right;padding-right:0}
.ledger tbody tr{border-bottom:1px solid var(--on-dark-rule-soft)}
.ledger tbody tr{transition:opacity .5s ease,transform .5s ease}
.ledger tbody tr:nth-child(2){transition-delay:55ms}
.ledger tbody tr:nth-child(3){transition-delay:110ms}
.ledger tbody tr:nth-child(4){transition-delay:165ms}
.ledger tbody tr:nth-child(5){transition-delay:220ms}
.ledger tbody tr.pending{opacity:0;transform:translateY(7px)}
.ledger td{padding:17px 16px 17px 0;font-size:14.5px;vertical-align:top}
.ledger td.strategy{font-family:var(--serif);font-size:18px;font-weight:400;color:var(--paper)}
.ledger td.meta{font-family:var(--mono);font-size:11.5px;color:var(--on-dark-muted);letter-spacing:.02em}
.ledger td.num{font-family:var(--mono);font-size:15px;font-weight:500;color:var(--paper)}
.ledger tfoot td{
  padding:20px 16px 0 0;border-top:1px solid var(--accent-lift);
  font-family:var(--mono);font-size:14px;font-weight:500;
}
.ledger tfoot td:first-child{letter-spacing:.13em;text-transform:uppercase;font-size:10.5px;color:var(--on-dark-muted)}

.redact{
  display:inline-block;font-family:var(--mono);font-size:11px;
  letter-spacing:.08em;color:var(--on-dark-muted);
  border-bottom:1px solid var(--on-dark-redact);padding-bottom:1px;
}
.ledger-note{
  margin-top:38px;padding-top:20px;border-top:1px solid var(--on-dark-rule-soft);
  font-size:14px;color:var(--on-dark-soft);max-width:62ch;
}
.ledger-note strong{color:var(--paper);font-weight:500}

@media(max-width:760px){
  .ledger thead{display:none}
  .ledger caption{display:block}
  .ledger,.ledger tbody,.ledger tr,.ledger td,.ledger tfoot{display:block;width:100%}
  .ledger tbody tr{padding:18px 0;border-bottom:1px solid var(--on-dark-rule-soft)}
  .ledger td{padding:2px 0}
  .ledger td.num{text-align:left;font-size:17px;margin-top:8px}
  .ledger td[data-label]::before{
    content:attr(data-label);display:block;
    font-family:var(--mono);font-size:10px;font-weight:500;letter-spacing:.15em;
    text-transform:uppercase;color:var(--on-dark-muted);margin-bottom:2px;
  }
  .ledger tfoot tr{display:flex;justify-content:space-between;align-items:baseline;padding-top:18px;border-top:1px solid var(--accent-lift)}
  .ledger tfoot td{border-top:0;padding:0}
}

/* ---------- record / governance rows ---------- */
.record{border-top:1px solid var(--rule-strong)}
.record .r{
  display:grid;grid-template-columns:minmax(180px,250px) 1fr;gap:32px;
  padding:16px 0;border-bottom:1px solid var(--rule);
  align-items:baseline;
}
.record .k{
  font-family:var(--mono);font-size:10.5px;letter-spacing:.14em;
  text-transform:uppercase;color:var(--slate);
}
.record .v{font-size:15.5px}
@media(max-width:680px){
  .record .r{grid-template-columns:1fr;gap:5px;padding:15px 0}
}

/* ---------- markets ---------- */
.markets{
  display:grid;grid-template-columns:repeat(4,1fr);
  gap:1px;background:var(--rule);border:1px solid var(--rule);
}
.markets article{background:var(--field);padding:26px 24px 28px}
.markets h3{
  font-family:var(--serif);font-size:20px;font-weight:600;margin:0 0 4px;letter-spacing:-.01em;
}
.markets .tag{
  font-family:var(--mono);font-size:10px;letter-spacing:.15em;text-transform:uppercase;
  color:var(--accent);display:block;margin-bottom:14px;
}
@media(max-width:900px){.markets{grid-template-columns:1fr 1fr}}
@media(max-width:520px){.markets{grid-template-columns:1fr}}
.markets p{font-size:14.5px;color:var(--slate);margin:0;line-height:1.55}

/* ---------- principal ---------- */
.principal{
  display:grid;grid-template-columns:1fr minmax(280px,380px);
  gap:clamp(36px,6vw,80px);align-items:start;
}
.principal .bio p{margin:0 0 18px}
.cv{border-top:1px solid var(--rule-strong);padding-top:20px}
.cv .c{padding:13px 0;border-bottom:1px solid var(--rule)}
.cv .c b{
  display:block;font-family:var(--mono);font-size:10px;letter-spacing:.14em;
  text-transform:uppercase;color:var(--slate);font-weight:500;margin-bottom:5px;
}
.cv .c span{font-size:14.5px}
@media(max-width:840px){.principal{grid-template-columns:1fr}}

/* ---------- contact ---------- */
.contact-band{background:var(--field);border-top:1px solid var(--rule)}
.contact-grid{
  display:grid;grid-template-columns:1fr minmax(280px,400px);
  gap:clamp(36px,6vw,80px);align-items:start;
}
.cbox{border-top:1px solid var(--rule-strong)}
.cbox a,.cbox .line{
  display:block;padding:17px 0;border-bottom:1px solid var(--rule);
  text-decoration:none;
}
.cbox b{
  display:block;font-family:var(--mono);font-size:10px;letter-spacing:.14em;
  text-transform:uppercase;color:var(--slate);font-weight:500;margin-bottom:5px;
}
.cbox span{font-size:16px}
.cbox a:hover span,.cbox a:focus-visible span{color:var(--accent);text-decoration:underline}
.btn{
  display:inline-block;margin-top:30px;
  background:var(--ink);color:var(--paper);text-decoration:none;
  font-family:var(--mono);font-size:11.5px;letter-spacing:.15em;text-transform:uppercase;
  padding:16px 30px;border:1px solid var(--ink);
}
.btn:hover,.btn:focus-visible{background:transparent;color:var(--ink)}
@media(max-width:840px){.contact-grid{grid-template-columns:1fr}}

/* ---------- footer ---------- */
footer{background:var(--ink);color:var(--on-dark-muted);padding:56px 0 44px;font-size:13px}
footer .wrap{display:grid;gap:26px}
footer .legal{
  font-family:var(--serif);font-size:16px;color:var(--paper);font-weight:400;
  display:flex;align-items:center;gap:12px;
}
footer .mark-icon{color:var(--paper)}
footer .mark-parcel{fill:var(--accent-lift)}
footer .disclaim{max-width:78ch;line-height:1.6;font-size:12.5px}
footer .base{
  display:flex;flex-wrap:wrap;gap:8px 26px;
  border-top:1px solid var(--on-dark-rule-soft);padding-top:22px;
  font-family:var(--mono);font-size:10.5px;letter-spacing:.1em;text-transform:uppercase;
}

/* ---------- a11y ---------- */
:focus-visible{outline:2px solid var(--accent);outline-offset:3px}
.skip{
  position:absolute;left:-9999px;background:var(--ink);color:var(--paper);
  padding:12px 18px;z-index:100;font-family:var(--mono);font-size:12px;
}
.skip:focus{left:var(--gutter);top:10px}
@media(prefers-reduced-motion:reduce){
  html{scroll-behavior:auto}
  .ledger tbody tr{transition:none}
  .ledger tbody tr,.ledger tbody tr.pending{opacity:1;transform:none;transition:none}
}

/* ---------- print: lenders print this page ---------- */
@media print{
  @page{margin:16mm 14mm}
  html{scroll-behavior:auto}
  body{background:#fff;font-size:11pt;line-height:1.5}
  .masthead,.skip,.btn{display:none}
  section{padding:26px 0}
  .hero{padding-top:0}
  .wrap{max-width:none;padding:0}
  h2,h3,.rule-head{break-after:avoid}
  .deflist .row,.record .r,.markets article,.cv .c,.ledger tr,.strip div{break-inside:avoid}
  .ledger-band,footer,.contact-band{background:#fff;color:var(--ink)}
  .ledger-band h2,.ledger td.strategy,.ledger td.num,.ledger-note strong,footer .legal{color:var(--ink)}
  .ledger-band .lede,.ledger-note{color:var(--ink-soft)}
  .ledger-band .eyebrow{color:var(--accent)}
  .ledger caption,.ledger th,.ledger td.meta,.ledger tfoot td:first-child,.redact,
  .ledger-band .rule-head .rh-note,footer{color:var(--slate)}
  .ledger-band .rule-head{border-top-color:var(--rule-strong)}
  .ledger th{border-bottom-color:var(--rule-strong)}
  .ledger tbody tr,.ledger-note,footer .base{border-color:var(--rule)}
  .redact{border-bottom-color:var(--rule-strong)}
  .ledger tbody tr,.ledger tbody tr.pending{opacity:1;transform:none;transition:none}
  footer .mark-icon{color:var(--ink)}
  footer .mark-parcel{fill:var(--accent)}
}