:root{
  --green:#0e4a30;--green-dark:#0a3622;--green-soft:#e8f0eb;--accent:#2f8a5b;--mint:#9fd4b6;
  --ink:#16201b;--muted:#5b6862;--line:#dde5e0;--bg:#ffffff;--bg-alt:#f6f8f7;
  --radius:14px;--max:1160px;
}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth}
body{font-family:'Inter',system-ui,sans-serif;color:var(--ink);background:var(--bg);line-height:1.65;-webkit-font-smoothing:antialiased}
a{color:inherit;text-decoration:none}
img{max-width:100%;display:block}
.wrap{max-width:var(--max);margin:0 auto;padding:0 24px}
h1,h2,h3{font-family:'Playfair Display',Georgia,serif;font-weight:600;line-height:1.15;color:var(--ink)}
h2{font-size:clamp(1.9rem,3.4vw,2.6rem);margin-bottom:16px}
.eyebrow{font-size:.78rem;letter-spacing:.18em;text-transform:uppercase;font-weight:600;color:var(--accent);margin-bottom:14px;display:block}
section{padding:96px 0}
.alt{background:var(--bg-alt)}
.skip{position:absolute;left:-9999px;top:8px;background:var(--green);color:#fff;padding:10px 16px;border-radius:8px;z-index:100}
.skip:focus{left:8px}
:focus-visible{outline:3px solid var(--accent);outline-offset:3px;border-radius:6px}

.btn{display:inline-flex;align-items:center;gap:10px;padding:14px 26px;border-radius:999px;font-weight:600;font-size:.95rem;transition:.2s ease;border:1.5px solid transparent;cursor:pointer;font-family:inherit}
.btn-primary{background:var(--green);color:#fff}
.btn-primary:hover{background:var(--green-dark);transform:translateY(-1px)}
.btn-primary:disabled{opacity:.6;cursor:wait;transform:none}
.btn-ghost{border-color:var(--line);color:var(--ink);background:#fff}
.btn-ghost:hover{border-color:var(--green);color:var(--green)}
.btn-light{background:#fff;color:var(--green)}
.btn-light:hover{background:var(--green-soft)}

/* Header */
header{position:sticky;top:0;z-index:50;background:rgba(255,255,255,.94);backdrop-filter:blur(10px);border-bottom:1px solid transparent;transition:.2s}
header.scrolled{border-bottom-color:var(--line)}
.nav{display:flex;align-items:center;justify-content:space-between;height:78px}
.wordmark{display:flex;align-items:baseline;gap:8px;color:var(--green)}
.wordmark .name{font-weight:700;font-size:1.35rem;letter-spacing:.22em}
.wordmark .inc{font-weight:300;font-size:1.05rem;letter-spacing:.18em}
.nav-links{display:flex;align-items:center;gap:30px}
.nav-links a{font-size:.92rem;font-weight:500;color:var(--muted);transition:.2s;position:relative}
.nav-links a:hover,.nav-links a.active{color:var(--green)}
.nav-links a.active::after{content:"";position:absolute;left:0;right:0;bottom:-6px;height:2px;background:var(--green);border-radius:2px}
.lang{display:flex;border:1px solid var(--line);border-radius:999px;overflow:hidden}
.lang button{border:0;background:transparent;padding:7px 13px;font:600 .78rem 'Inter',sans-serif;letter-spacing:.08em;color:var(--muted);cursor:pointer}
.lang button.active{background:var(--green);color:#fff}
.menu-btn{display:none;background:none;border:0;cursor:pointer;padding:8px}
.menu-btn span{display:block;width:24px;height:2px;background:var(--ink);margin:5px 0}

/* Home hero */
.hero{padding:88px 0 96px}
.hero-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:60px;align-items:center}
.hero h1{font-size:clamp(2.4rem,5vw,3.8rem);margin-bottom:24px;letter-spacing:-.01em}
.hero h1 em{font-style:normal;color:var(--green)}
.lead{font-size:1.15rem;color:var(--muted);max-width:600px;margin-bottom:36px}
.lead-sm{font-size:1.06rem;color:var(--muted);margin-bottom:24px}
.hero-ctas{display:flex;gap:14px;flex-wrap:wrap}
.hero-photo{position:relative}
.hero-photo img{width:100%;aspect-ratio:16/10;object-fit:cover;border-radius:22px;box-shadow:0 30px 60px -30px rgba(14,74,48,.55)}
.hero-photo figcaption{position:absolute;left:16px;bottom:16px;right:16px;background:rgba(14,74,48,.9);color:#fff;font-size:.82rem;padding:10px 14px;border-radius:10px;backdrop-filter:blur(4px)}

/* Stats */
.stats-band{background:var(--green);color:#fff;padding:56px 0;position:relative;overflow:hidden}
.stats-band::before,.cta-band::before,.page-hero::before{content:"";position:absolute;inset:0;background:repeating-linear-gradient(135deg,rgba(255,255,255,.035) 0 2px,transparent 2px 22px);pointer-events:none}
.stats{display:grid;grid-template-columns:repeat(4,1fr);gap:24px;position:relative}
.stat .num{font-family:'Playfair Display',serif;font-size:2.6rem;font-weight:600;line-height:1}
.stat .lbl{font-size:.9rem;opacity:.8;margin-top:8px}

/* Section head */
.section-head{max-width:660px;margin-bottom:52px}
.section-head p{color:var(--muted);font-size:1.05rem}

/* Cards */
.cards{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}
.cards-4{grid-template-columns:repeat(4,1fr);gap:20px}
.card{border:1px solid var(--line);border-radius:18px;padding:24px;display:flex;flex-direction:column;transition:.25s ease;background:#fff}
.card:hover{border-color:var(--accent);transform:translateY(-4px);box-shadow:0 24px 40px -28px rgba(14,74,48,.4)}
.card .tag{font-size:.72rem;letter-spacing:.14em;text-transform:uppercase;font-weight:600;color:var(--accent);margin:20px 0 8px}
.card h3{font-size:1.3rem;margin-bottom:10px}
.card p{color:var(--muted);font-size:.94rem;flex:1}
.card .link{margin-top:20px;font-weight:600;font-size:.9rem;color:var(--green);display:inline-flex;gap:8px;transition:gap .2s}
.card:hover .link{gap:12px}

.logo-chip{height:96px;border-radius:12px;display:grid;place-items:center;padding:14px;overflow:hidden}
.logo-chip img{max-height:64px;width:auto;object-fit:contain}
.chip-blue{background:#1f3d8c}
.chip-dark{background:#0d0d0d}
.chip-soft{background:var(--green-soft)}
.chip-green{background:var(--green)}
.chip-word{font-weight:700;letter-spacing:.2em;font-size:1.5rem;color:var(--green);text-align:center;line-height:1.1}
.chip-word small{display:block;font-size:.6rem;letter-spacing:.3em;font-weight:500;margin-top:4px}
.chip-word.light{color:#fff}
.chip-word.big{font-size:clamp(2.6rem,6vw,4rem)}

/* Split sections */
.split{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.split.flip>.company-media{order:2}
.split-photo img{width:100%;border-radius:20px;aspect-ratio:4/3;object-fit:cover;box-shadow:0 24px 50px -30px rgba(0,0,0,.35)}
.split p{color:var(--muted);margin-bottom:18px;font-size:1.04rem}
.checks{list-style:none;display:grid;gap:12px;margin:8px 0 30px}
.checks li{display:flex;gap:12px;align-items:flex-start;color:var(--ink)}
.checks svg{flex-shrink:0;margin-top:4px;color:var(--accent)}

/* Page hero (subpages) */
.page-hero{background:var(--green);color:#fff;padding:88px 0 80px;position:relative;overflow:hidden}
.page-hero .wrap{position:relative}
.page-hero .eyebrow{color:var(--mint)}
.page-hero h1{color:#fff;font-size:clamp(2.2rem,4.6vw,3.5rem);max-width:820px;margin-bottom:20px}
.page-hero .lead{color:rgba(255,255,255,.85);margin-bottom:0;max-width:700px}

/* Timeline */
.timeline{list-style:none;position:relative;max-width:760px;padding-left:36px}
.timeline::before{content:"";position:absolute;left:8px;top:6px;bottom:6px;width:2px;background:var(--line)}
.timeline li{position:relative;padding-bottom:36px}
.timeline li:last-child{padding-bottom:0}
.timeline li::before{content:"";position:absolute;left:-34px;top:6px;width:14px;height:14px;border-radius:50%;background:#fff;border:3px solid var(--green)}
.tl-when{font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;font-weight:700;color:var(--accent);margin-bottom:4px}
.timeline h3{font-size:1.25rem;margin-bottom:4px}
.timeline p{color:var(--muted)}

/* Values */
.values{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.value{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:28px}
.value .icon,.info-item .icon{width:46px;height:46px;border-radius:12px;background:var(--green-soft);color:var(--green);display:grid;place-items:center;margin-bottom:18px;flex-shrink:0}
.value h3{font-size:1.15rem;margin-bottom:8px}
.value p{font-size:.94rem;color:var(--muted)}

/* Leaders */
.leaders{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.leader{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:28px;text-align:center}
.avatar{width:84px;height:84px;border-radius:50%;margin:0 auto 16px;background:var(--green-soft);color:var(--green);display:grid;place-items:center;font:600 1.8rem 'Playfair Display',serif}
.leader h3{font-size:1.1rem;margin-bottom:4px}
.leader .role{font-size:.88rem;color:var(--muted)}

/* Companies page */
.company{padding:88px 0}
.company h2{margin-bottom:14px}
.company-media{position:relative}
.company-media .photo{width:100%;border-radius:20px;aspect-ratio:16/10;object-fit:cover;box-shadow:0 24px 50px -30px rgba(0,0,0,.35)}
.company-media .photo.square{aspect-ratio:1/1;max-width:440px;margin:0 auto;object-fit:cover}
.company-media .overlay{position:absolute;left:18px;bottom:18px;height:auto;padding:10px 14px;box-shadow:0 10px 24px -10px rgba(0,0,0,.5)}
.company-media .overlay img{max-height:46px}
.brand-panel{border-radius:20px;aspect-ratio:16/10;background:var(--green-soft);display:flex;flex-direction:column;align-items:center;justify-content:center;gap:8px;text-align:center}
.brand-panel.green{background:var(--green)}
.brand-sub{font-size:.85rem;letter-spacing:.3em;text-transform:uppercase;color:var(--muted)}
.brand-sub.light{color:var(--mint)}
.center-link{text-align:center;margin-top:-40px}
.spacer{height:80px}

/* Real estate */
.photo-ph{border-radius:20px;aspect-ratio:4/3;background:var(--bg-alt);border:1.5px dashed var(--line);display:grid;place-items:center;text-align:center;padding:24px;color:var(--muted);font-size:.92rem}
.tenants{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.tenant{background:#fff;border:1px solid var(--line);border-left:4px solid var(--accent);border-radius:var(--radius);padding:26px 28px}
.tenant h3{font-size:1.2rem;margin-bottom:4px}
.tenant p{color:var(--muted);font-size:.94rem}
.avail{display:flex;align-items:center;justify-content:space-between;gap:40px;background:var(--green-soft);border-radius:22px;padding:48px}
.avail h2{margin-bottom:10px}
.avail p{color:var(--muted);max-width:560px}
.map-section{padding-top:0}
.map{border-radius:18px;overflow:hidden;border:1px solid var(--line)}
.map iframe{width:100%;height:420px;border:0;display:block}

/* Contact */
.contact-section{padding-bottom:80px}
.contact-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:56px;align-items:start}
.info{display:grid;gap:24px;margin-bottom:32px}
.info-item{display:flex;gap:16px;align-items:flex-start}
.info-item .icon{margin-bottom:0}
.info-item .k{font-size:.75rem;letter-spacing:.14em;text-transform:uppercase;color:var(--muted);font-weight:600}
.info-item .v{font-weight:500;font-size:1.02rem;display:block}
.info-item a.v:hover{color:var(--green)}
.note{background:var(--bg-alt);border:1px solid var(--line);border-radius:var(--radius);padding:20px 22px;font-size:.94rem;color:var(--muted)}
.note strong{display:block;color:var(--ink);margin-bottom:4px}
.note a,.fine a,.prose a{color:var(--green);text-decoration:underline;text-underline-offset:2px}
.form{background:#fff;border:1px solid var(--line);border-radius:20px;padding:36px;display:grid;gap:18px;box-shadow:0 30px 60px -40px rgba(14,74,48,.35)}
.form label{display:grid;gap:6px;font-size:.86rem;font-weight:600;color:var(--ink)}
.form input,.form select,.form textarea{font:400 1rem 'Inter',sans-serif;color:var(--ink);background:#fff;border:1.5px solid var(--line);border-radius:10px;padding:12px 14px;width:100%;transition:border-color .2s}
.form input:focus,.form select:focus,.form textarea:focus{outline:none;border-color:var(--accent)}
.form textarea{resize:vertical}
.form .btn{justify-self:start}
.row2{display:grid;grid-template-columns:1fr 1fr;gap:16px}
.hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.form-status{font-size:.92rem;min-height:1.2em}
.form-status.ok{color:var(--accent);font-weight:600}
.form-status.err{color:#b42318;font-weight:600}
.fine{font-size:.8rem;color:var(--muted)}

/* Prose */
.prose{max-width:760px}
.prose h2{font-size:1.5rem;margin:36px 0 10px}
.prose h2:first-child{margin-top:0}
.prose p{color:var(--muted)}

/* CTA band */
.cta-band{background:var(--green);color:#fff;padding:72px 0;position:relative;overflow:hidden}
.cta-inner{display:flex;align-items:center;justify-content:space-between;gap:32px;position:relative}
.cta-band h2{color:#fff;margin-bottom:8px}
.cta-band p{opacity:.85}

/* Footer */
footer{background:var(--ink);color:#c9d3ce;padding:64px 0 32px;font-size:.92rem}
.foot{display:grid;grid-template-columns:1.4fr 1fr 1fr;gap:40px;padding-bottom:36px;border-bottom:1px solid rgba(255,255,255,.1)}
footer .wordmark{color:#fff;margin-bottom:14px}
.foot-brand p{max-width:320px;opacity:.8}
.foot-col{display:flex;flex-direction:column;gap:10px}
.foot-h{font-size:.75rem;letter-spacing:.16em;text-transform:uppercase;color:#fff;font-weight:600;margin-bottom:4px}
.foot-col a:hover{color:#fff}
.copy{padding-top:24px;display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap;font-size:.82rem;opacity:.65}
.copy a:hover{color:#fff}

/* Reveal */
.reveal{opacity:0;transform:translateY(18px);transition:opacity .7s ease,transform .7s ease}
.reveal.in{opacity:1;transform:none}

@media (max-width:1040px){
  .cards-4{grid-template-columns:repeat(2,1fr)}
  .values,.leaders{grid-template-columns:repeat(2,1fr)}
}
@media (max-width:960px){
  section,.company{padding:72px 0}
  .hero-grid,.split,.contact-grid{grid-template-columns:1fr;gap:40px}
  .split.flip>.company-media{order:0}
  .stats{grid-template-columns:repeat(2,1fr);row-gap:32px}
  .tenants{grid-template-columns:1fr}
  .avail,.cta-inner{flex-direction:column;align-items:flex-start}
  .avail{padding:36px 28px}
  .foot{grid-template-columns:1fr 1fr}
  .foot-brand{grid-column:1/-1}
  .nav-links{position:absolute;top:78px;left:0;right:0;background:#fff;flex-direction:column;align-items:flex-start;gap:0;padding:8px 24px 20px;border-bottom:1px solid var(--line);display:none;box-shadow:0 20px 30px -20px rgba(0,0,0,.2)}
  .nav-links.open{display:flex}
  .nav-links a{padding:12px 0;width:100%;font-size:1rem}
  .nav-links a.active::after{display:none}
  .nav-links .lang{margin-top:12px}
  .menu-btn{display:block}
  .center-link{margin-top:-20px}
}
@media (max-width:600px){
  .wrap{padding:0 16px}
  .hero{padding:56px 0 72px}
  .page-hero{padding:64px 0 56px}
  .cards-4,.values,.leaders,.row2{grid-template-columns:1fr}
  .form{padding:24px}
  .foot{grid-template-columns:1fr}
  .wordmark .name{font-size:1.15rem}
  .map iframe{height:320px}
}
@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}html{scroll-behavior:auto}}

/* Property facts panel */
.facts{background:var(--green);color:#fff;border-radius:22px;padding:40px;position:relative;overflow:hidden;box-shadow:0 30px 60px -30px rgba(14,74,48,.55)}
.facts::before{content:"";position:absolute;inset:0;background:repeating-linear-gradient(135deg,rgba(255,255,255,.04) 0 2px,transparent 2px 18px);pointer-events:none}
.facts>*{position:relative}
.facts-eb{font-size:.75rem;letter-spacing:.18em;text-transform:uppercase;color:var(--mint);font-weight:600;margin-bottom:22px}
.facts dl div{padding:16px 0;border-top:1px solid rgba(255,255,255,.18)}
.facts dl div:first-child{border-top:0;padding-top:0}
.facts dt{font-size:.78rem;letter-spacing:.12em;text-transform:uppercase;opacity:.7;margin-bottom:4px}
.facts dd{font-family:'Playfair Display',serif;font-size:1.25rem}
@media (max-width:600px){.facts{padding:28px}}