/* Pine Run HOA — public site styles */

@font-face {
  font-family: "Inter";
  src: url("/assets/fonts/inter-latin.woff2") format("woff2");
  font-weight: 400 700;
  font-display: swap;
}
@font-face {
  font-family: "Newsreader";
  src: url("/assets/fonts/newsreader-latin.woff2") format("woff2");
  font-weight: 400 600;
  font-display: swap;
}

:root {
  --pine-950: #0c1c15;
  --pine-900: #112a1f;
  --pine-800: #173a2b;
  --pine-700: #1f4d39;
  --pine-600: #2a6249;
  --pine-500: #3d7a5e;
  --pine-100: #e3ede6;
  --pine-50:  #f1f6f2;
  --brass:    #a8854f;
  --brass-soft: #f3ead9;

  --bg:        #fbfaf6;
  --surface:   #ffffff;
  --surface-2: #f4f1e9;
  --ink:       #16201b;
  --ink-2:     #3b4741;
  --muted:     #66736c;
  --line:      #e4e0d5;
  --line-2:    #d6d1c3;
  --link:      #1f4d39;
  --focus:     #a8854f;

  --radius-sm: 8px;
  --radius:    14px;
  --radius-lg: 22px;
  --shadow-sm: 0 1px 2px rgba(17, 42, 31, .06);
  --shadow:    0 1px 2px rgba(17, 42, 31, .05), 0 8px 24px -12px rgba(17, 42, 31, .18);
  --shadow-lg: 0 2px 6px rgba(17, 42, 31, .06), 0 24px 48px -24px rgba(17, 42, 31, .32);

  --serif: "Newsreader", "Iowan Old Style", Georgia, serif;
  --sans:  "Inter", system-ui, -apple-system, "Segoe UI", Roboto, sans-serif;
  --wrap: 1160px;
  --gutter: clamp(16px, 4vw, 40px);
  color-scheme: light;
}

@media (prefers-color-scheme: dark) {
  :root {
    --bg:        #0f1613;
    --surface:   #151e1a;
    --surface-2: #1a2520;
    --ink:       #ecefe9;
    --ink-2:     #c9d0c9;
    --muted:     #95a29a;
    --line:      #26332d;
    --line-2:    #33433b;
    --link:      #9fd0b4;
    --pine-50:   #16211c;
    --pine-100:  #1d2c25;
    --brass-soft:#2a2418;
    --shadow-sm: 0 1px 2px rgba(0,0,0,.4);
    --shadow:    0 1px 2px rgba(0,0,0,.35), 0 8px 24px -12px rgba(0,0,0,.6);
    --shadow-lg: 0 2px 6px rgba(0,0,0,.35), 0 24px 48px -24px rgba(0,0,0,.7);
    color-scheme: dark;
  }
}

*, *::before, *::after { box-sizing: border-box; }
html { -webkit-text-size-adjust: 100%; text-size-adjust: 100%; scroll-behavior: smooth; }
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } * { transition: none !important; animation: none !important; } }

body {
  margin: 0;
  background: var(--bg);
  color: var(--ink);
  font-family: var(--sans);
  font-size: 17px;
  line-height: 1.65;
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}
img, svg { display: block; max-width: 100%; }
a { color: var(--link); text-decoration-thickness: 1px; text-underline-offset: 3px; }
a:hover { text-decoration-thickness: 2px; }
:focus-visible { outline: 2px solid var(--focus); outline-offset: 3px; border-radius: 4px; }

h1, h2, h3 { font-family: var(--serif); font-weight: 500; line-height: 1.15; letter-spacing: -0.01em; margin: 0 0 .5em; color: var(--ink); }
h1 { font-size: clamp(2.3rem, 5.2vw, 3.9rem); letter-spacing: -0.02em; }
h2 { font-size: clamp(1.75rem, 3.2vw, 2.4rem); }
h3 { font-size: 1.3rem; }
p { margin: 0 0 1em; }
.lede { font-size: 1.15rem; color: var(--ink-2); max-width: 42em; }
.muted { color: var(--muted); }
.small { font-size: .9rem; }
.eyebrow {
  font-family: var(--sans); font-size: .76rem; font-weight: 600; letter-spacing: .14em;
  text-transform: uppercase; color: var(--pine-600); margin: 0 0 14px;
  display: inline-flex; align-items: center; gap: 10px;
}
.eyebrow::before { content: ""; width: 22px; height: 1px; background: currentColor; opacity: .7; }
@media (prefers-color-scheme: dark) { .eyebrow { color: #8cc3a6; } }

.wrap { max-width: var(--wrap); margin: 0 auto; padding: 0 var(--gutter); }
.skip { position: absolute; left: -9999px; top: 8px; background: var(--surface); padding: 8px 14px; border-radius: 8px; z-index: 100; }
.skip:focus { left: 8px; }

/* ── Header ─────────────────────────────────────────────── */
.site-header {
  position: sticky; top: 0; z-index: 50;
  background: color-mix(in srgb, var(--bg) 86%, transparent);
  -webkit-backdrop-filter: saturate(1.4) blur(14px);
  backdrop-filter: saturate(1.4) blur(14px);
  border-bottom: 1px solid var(--line);
}
.header-row { display: flex; align-items: center; justify-content: space-between; gap: 24px; height: 72px; }
.brand { display: flex; align-items: center; gap: 12px; text-decoration: none; color: var(--ink); }
.brand-mark { width: 44px; height: 27px; color: var(--pine-700); flex: none; }
@media (prefers-color-scheme: dark) { .brand-mark { color: #8cc3a6; } }
.brand-text { display: flex; flex-direction: column; line-height: 1; }
.brand-name { font-family: var(--serif); font-size: 1.42rem; font-weight: 500; letter-spacing: .01em; }
.brand-sub { font-size: .66rem; letter-spacing: .16em; text-transform: uppercase; color: var(--muted); margin-top: 5px; font-weight: 500; }

.nav { display: flex; align-items: center; gap: 2px; }
.nav a {
  font-size: .92rem; font-weight: 500; color: var(--ink-2); text-decoration: none;
  padding: 8px 12px; border-radius: 999px; transition: background .15s, color .15s;
}
.nav a:hover { background: var(--surface-2); color: var(--ink); }
.nav a[aria-current="page"] { color: var(--pine-700); background: var(--pine-50); }
@media (prefers-color-scheme: dark) { .nav a[aria-current="page"] { color: #9fd0b4; } }
.nav a.nav-owners {
  margin-left: 8px; display: inline-flex; align-items: center; gap: 7px;
  border: 1px solid var(--line-2); color: var(--ink);
}
.nav a.nav-owners svg { width: 15px; height: 15px; flex: none; }
.nav a.nav-owners:hover { border-color: var(--pine-600); background: transparent; }

.menu-btn {
  display: none; align-items: center; gap: 8px; background: none; border: 1px solid var(--line-2);
  color: var(--ink); font: 500 .9rem var(--sans); padding: 8px 14px; border-radius: 999px; cursor: pointer;
}
.menu-btn svg { width: 18px; height: 18px; }

@media (max-width: 980px) {
  .menu-btn { display: inline-flex; }
  .nav {
    position: absolute; left: 0; right: 0; top: 72px;
    flex-direction: column; align-items: stretch; gap: 2px;
    background: var(--bg); border-bottom: 1px solid var(--line);
    padding: 10px var(--gutter) 18px; box-shadow: var(--shadow);
    display: none;
  }
  .nav.open { display: flex; }
  .nav a { padding: 12px 14px; border-radius: 10px; font-size: 1rem; }
  .nav a.nav-owners { margin: 8px 0 0; justify-content: center; }
}

/* ── Hero ───────────────────────────────────────────────── */
.hero {
  position: relative; overflow: hidden; isolation: isolate;
  background:
    radial-gradient(1200px 500px at 85% -10%, rgba(168,133,79,.22), transparent 60%),
    radial-gradient(900px 600px at -10% 110%, rgba(61,122,94,.35), transparent 60%),
    linear-gradient(160deg, var(--pine-800), var(--pine-950) 70%);
  color: #f2efe6;
}
.hero::before { /* contour lines */
  content: ""; position: absolute; inset: 0; z-index: -1; opacity: .09;
  background-image: url("/assets/img/contours.svg");
  background-size: 900px auto; background-position: right -120px top -60px; background-repeat: no-repeat;
}
.hero-watermark { position: absolute; right: -60px; bottom: -40px; width: 560px; color: #fff; opacity: .045; z-index: -1; }
.hero .wrap { padding-top: clamp(56px, 9vw, 112px); padding-bottom: clamp(56px, 8vw, 104px); }
.hero-grid { display: grid; grid-template-columns: 1.35fr 1fr; gap: clamp(32px, 5vw, 72px); align-items: center; }
.hero h1 { color: #fbf8f0; margin-bottom: 20px; }
.hero h1 em { font-style: italic; color: #e2cfa6; }
.hero .lede { color: rgba(242,239,230,.82); font-size: 1.18rem; }
.hero .eyebrow { color: #cdb88d; }
.hero-actions { display: flex; flex-wrap: wrap; gap: 12px; margin-top: 30px; }

.btn {
  display: inline-flex; align-items: center; gap: 9px; text-decoration: none; cursor: pointer;
  font: 600 .95rem var(--sans); padding: 13px 22px; border-radius: 999px; border: 1px solid transparent;
  transition: transform .15s, background .15s, border-color .15s, box-shadow .15s;
}
.btn svg { width: 18px; height: 18px; }
.btn:hover { transform: translateY(-1px); }
.btn-light { background: #f7f2e6; color: var(--pine-900); }
.btn-light:hover { background: #fff; box-shadow: 0 10px 24px -12px rgba(0,0,0,.5); }
.btn-ghost-light { color: #f2efe6; border-color: rgba(242,239,230,.32); }
.btn-ghost-light:hover { border-color: rgba(242,239,230,.7); }
.btn-primary { background: var(--pine-700); color: #fff; }
.btn-primary:hover { background: var(--pine-600); box-shadow: var(--shadow); }
.btn-outline { border-color: var(--line-2); color: var(--ink); background: var(--surface); }
.btn-outline:hover { border-color: var(--pine-600); }

.hero-panel {
  background: rgba(255,255,255,.06); border: 1px solid rgba(255,255,255,.12);
  border-radius: var(--radius-lg); padding: 8px;
  -webkit-backdrop-filter: blur(6px); backdrop-filter: blur(6px);
}
.hero-tile { display: flex; gap: 18px; align-items: center; padding: 18px 18px; border-radius: 16px; }
.hero-tile + .hero-tile { border-top: 1px solid rgba(255,255,255,.09); border-radius: 0 0 16px 16px; }
.cal {
  flex: none; width: 66px; text-align: center; border-radius: 12px; overflow: hidden;
  background: #f7f2e6; color: var(--pine-900); box-shadow: 0 8px 20px -10px rgba(0,0,0,.6);
}
.cal-m { display: block; background: var(--brass); color: #fff; font-size: .68rem; font-weight: 700; letter-spacing: .14em; padding: 4px 0 3px; }
.cal-d { display: block; font-family: var(--serif); font-size: 1.9rem; line-height: 1.25; padding: 2px 0 4px; }
.tile-ico { flex: none; width: 66px; height: 66px; display: grid; place-items: center; border-radius: 12px; background: rgba(255,255,255,.08); color: #e2cfa6; }
.tile-ico svg { width: 28px; height: 28px; }
.tile-label { font-size: .72rem; font-weight: 600; letter-spacing: .13em; text-transform: uppercase; color: #cdb88d; }
.tile-title { font-family: var(--serif); font-size: 1.32rem; color: #fbf8f0; line-height: 1.25; margin: 2px 0 2px; }
.tile-meta { font-size: .9rem; color: rgba(242,239,230,.72); line-height: 1.45; }
.tile-meta a { color: inherit; }

/* ── Sections ───────────────────────────────────────────── */
.section { padding: clamp(56px, 8vw, 104px) 0; }
.section-tight { padding: clamp(40px, 6vw, 72px) 0; }
.section-alt { background: var(--surface-2); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.section-head { display: flex; align-items: end; justify-content: space-between; gap: 24px; margin-bottom: 36px; flex-wrap: wrap; }
.section-head h2 { margin: 0; }
.section-head p { margin: 10px 0 0; color: var(--muted); max-width: 40em; }
.link-arrow { display: inline-flex; align-items: center; gap: 6px; font-weight: 600; font-size: .95rem; text-decoration: none; white-space: nowrap; }
.link-arrow svg { width: 16px; height: 16px; transition: transform .15s; }
.link-arrow:hover svg { transform: translateX(3px); }

/* Quick actions */
.quick { display: grid; grid-template-columns: repeat(4, 1fr); gap: 18px; margin-top: -48px; position: relative; z-index: 2; }
.quick a {
  display: flex; flex-direction: column; gap: 10px; text-decoration: none; color: var(--ink);
  background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 24px 22px 22px; box-shadow: var(--shadow); transition: transform .18s, box-shadow .18s, border-color .18s;
}
.quick a:hover { transform: translateY(-3px); box-shadow: var(--shadow-lg); border-color: var(--line-2); }
.quick .q-ico { width: 44px; height: 44px; border-radius: 12px; display: grid; place-items: center; background: var(--pine-50); color: var(--pine-700); }
@media (prefers-color-scheme: dark) { .quick .q-ico { color: #9fd0b4; } }
.quick .q-ico svg { width: 22px; height: 22px; }
.quick strong { font-family: var(--serif); font-size: 1.22rem; font-weight: 500; }
.quick span { font-size: .92rem; color: var(--muted); line-height: 1.5; }
.quick .q-go { margin-top: auto; display: inline-flex; align-items: center; gap: 6px; font-size: .88rem; font-weight: 600; color: var(--link); }
.quick .q-go svg { width: 15px; height: 15px; }

/* Announcements */
.ann-list { display: grid; gap: 16px; }
.ann {
  background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius);
  padding: 26px 28px; display: grid; grid-template-columns: 112px 1fr; gap: 24px; box-shadow: var(--shadow-sm);
}
.ann.pinned { border-color: color-mix(in srgb, var(--brass) 55%, var(--line)); background: linear-gradient(0deg, var(--surface), var(--surface)), var(--brass-soft); }
.ann-date { font-size: .82rem; color: var(--muted); line-height: 1.4; }
.ann-date b { display: block; font-family: var(--serif); font-weight: 500; font-size: 1.5rem; color: var(--ink); line-height: 1.1; }
.ann-tag { display: inline-block; font-size: .7rem; font-weight: 600; letter-spacing: .1em; text-transform: uppercase; color: var(--pine-600); background: var(--pine-50); padding: 3px 9px; border-radius: 999px; margin-bottom: 10px; }
.ann h3 { margin-bottom: 8px; font-size: 1.4rem; }
.ann-body p:last-child { margin-bottom: 0; }
.ann-body { color: var(--ink-2); }
.empty {
  border: 1px dashed var(--line-2); border-radius: var(--radius); padding: 40px 28px; text-align: center; color: var(--muted);
  background: var(--surface);
}
.empty svg { width: 34px; height: 34px; margin: 0 auto 12px; color: var(--pine-500); opacity: .8; }
.empty strong { display: block; color: var(--ink); font-family: var(--serif); font-weight: 500; font-size: 1.3rem; margin-bottom: 4px; }

/* Facts band */
.facts { display: grid; grid-template-columns: repeat(4, 1fr); border-top: 1px solid var(--line); border-bottom: 1px solid var(--line); }
.fact { padding: 30px 24px; }
.fact + .fact { border-left: 1px solid var(--line); }
.fact b { display: block; font-family: var(--serif); font-weight: 500; font-size: 2.2rem; line-height: 1.1; color: var(--pine-700); margin-bottom: 6px; }
@media (prefers-color-scheme: dark) { .fact b { color: #9fd0b4; } }
.fact span { color: var(--muted); font-size: .93rem; }

/* Two-column feature */
.split { display: grid; grid-template-columns: 1fr 1.15fr; gap: clamp(32px, 6vw, 88px); align-items: start; }

/* Board */
.board { display: grid; grid-template-columns: repeat(5, 1fr); gap: 16px; }
.member { background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius); padding: 24px 18px; text-align: center; }
.monogram {
  width: 64px; height: 64px; border-radius: 50%; margin: 0 auto 14px; display: grid; place-items: center;
  font-family: var(--serif); font-size: 1.4rem; color: var(--pine-700); background: var(--pine-50);
  border: 1px solid color-mix(in srgb, var(--pine-500) 25%, transparent);
}
@media (prefers-color-scheme: dark) { .monogram { color: #9fd0b4; } }
.member b { display: block; font-weight: 600; font-size: 1rem; }
.member span { font-size: .85rem; color: var(--muted); letter-spacing: .02em; }

/* Cards & info blocks */
.cards { display: grid; grid-template-columns: repeat(auto-fill, minmax(300px, 1fr)); gap: 18px; }
.card { background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius); padding: 26px 26px 24px; box-shadow: var(--shadow-sm); }
.card h3 { display: flex; align-items: center; gap: 12px; font-size: 1.28rem; margin-bottom: 10px; }
.card h3 .c-ico { flex: none; width: 36px; height: 36px; border-radius: 10px; display: grid; place-items: center; background: var(--pine-50); color: var(--pine-700); }
@media (prefers-color-scheme: dark) { .card h3 .c-ico { color: #9fd0b4; } }
.card h3 .c-ico svg { width: 19px; height: 19px; }
.card p, .card li { color: var(--ink-2); font-size: .97rem; }
.card ul { margin: 0 0 1em; padding-left: 1.15em; }
.card li { margin-bottom: 6px; }
.card li::marker { color: var(--pine-500); }
.card .ref { display: block; margin-top: 12px; font-size: .78rem; letter-spacing: .04em; color: var(--muted); text-transform: uppercase; }
.card :last-child { margin-bottom: 0; }

.callout {
  display: flex; gap: 16px; align-items: flex-start; background: var(--brass-soft);
  border: 1px solid color-mix(in srgb, var(--brass) 35%, transparent); border-radius: var(--radius);
  padding: 20px 22px; color: var(--ink-2); font-size: .97rem;
}
.callout svg { flex: none; width: 22px; height: 22px; color: var(--brass); margin-top: 2px; }
.callout p:last-child { margin: 0; }

.dl { display: grid; grid-template-columns: 180px 1fr; gap: 0; border-top: 1px solid var(--line); }
.dl dt, .dl dd { margin: 0; padding: 16px 0; border-bottom: 1px solid var(--line); }
.dl dt { font-weight: 600; font-size: .93rem; color: var(--ink); padding-right: 20px; }
.dl dd { color: var(--ink-2); }

/* Dues timeline */
.quarters { display: grid; grid-template-columns: repeat(4, 1fr); gap: 12px; margin: 22px 0; }
.quarters div { border: 1px solid var(--line); border-radius: 12px; padding: 14px; text-align: center; background: var(--surface); }
.quarters b { display: block; font-family: var(--serif); font-weight: 500; font-size: 1.3rem; }
.quarters span { font-size: .78rem; letter-spacing: .1em; text-transform: uppercase; color: var(--muted); }

/* Steps */
.steps { counter-reset: s; list-style: none; padding: 0; margin: 0 0 1em; }
.steps li { counter-increment: s; position: relative; padding: 0 0 18px 48px; color: var(--ink-2); }
.steps li::before {
  content: counter(s); position: absolute; left: 0; top: -2px; width: 32px; height: 32px; border-radius: 50%;
  display: grid; place-items: center; font: 600 .88rem var(--sans); color: var(--pine-700); background: var(--pine-50);
  border: 1px solid color-mix(in srgb, var(--pine-500) 30%, transparent);
}
.steps li:not(:last-child)::after { content: ""; position: absolute; left: 16px; top: 34px; bottom: 2px; width: 1px; background: var(--line-2); }
.steps b { color: var(--ink); }

/* Documents list */
.docs { display: grid; gap: 10px; }
.doc {
  display: flex; align-items: center; gap: 16px; padding: 16px 18px; text-decoration: none; color: var(--ink);
  background: var(--surface); border: 1px solid var(--line); border-radius: 12px; transition: border-color .15s, box-shadow .15s, transform .15s;
}
.doc:hover { border-color: var(--pine-500); box-shadow: var(--shadow); transform: translateY(-1px); }
.doc-ico { flex: none; width: 42px; height: 48px; border-radius: 6px 12px 6px 6px; display: grid; place-items: center; background: var(--pine-50); color: var(--pine-700); font: 700 .62rem var(--sans); letter-spacing: .08em; }
@media (prefers-color-scheme: dark) { .doc-ico { color: #9fd0b4; } }
.doc-text { flex: 1; min-width: 0; }
.doc-text b { display: block; font-weight: 600; font-size: .98rem; }
.doc-text span { display: block; font-size: .85rem; color: var(--muted); }
.doc-dl { flex: none; color: var(--muted); }
.doc-dl svg { width: 20px; height: 20px; }
.doc:hover .doc-dl { color: var(--pine-600); }

/* Resource links */
.links { list-style: none; margin: 0; padding: 0; }
.links li { border-top: 1px solid var(--line); margin: 0; }
.links li:first-child { border-top: 0; }
.links a, .links .nolink { display: flex; justify-content: space-between; align-items: center; gap: 12px; padding: 11px 0; text-decoration: none; color: var(--ink); font-size: .96rem; }
.links a span:last-child, .links .nolink span:last-child { color: var(--muted); font-size: .88rem; white-space: nowrap; }
.links a:hover span:first-child { color: var(--link); text-decoration: underline; text-underline-offset: 3px; }
.links svg { display: inline; width: 13px; height: 13px; vertical-align: -1px; margin-left: 4px; }

/* Page header */
.page-head { padding: clamp(48px, 7vw, 88px) 0 clamp(28px, 4vw, 44px); border-bottom: 1px solid var(--line); background:
  radial-gradient(800px 260px at 100% 0%, color-mix(in srgb, var(--brass) 10%, transparent), transparent 70%), var(--bg); }
.page-head h1 { font-size: clamp(2.2rem, 4.6vw, 3.3rem); margin-bottom: 14px; }
.toc { display: flex; flex-wrap: wrap; gap: 8px; margin-top: 24px; }
.toc a { font-size: .88rem; font-weight: 500; text-decoration: none; color: var(--ink-2); border: 1px solid var(--line-2); padding: 6px 13px; border-radius: 999px; background: var(--surface); }
.toc a:hover { border-color: var(--pine-500); color: var(--ink); }
.anchor { scroll-margin-top: 96px; }

/* Contact band */
.cta {
  background: linear-gradient(150deg, var(--pine-800), var(--pine-950)); color: #f2efe6; border-radius: var(--radius-lg);
  padding: clamp(32px, 5vw, 56px); display: grid; grid-template-columns: 1.2fr 1fr; gap: 32px; align-items: center; position: relative; overflow: hidden;
}
.cta h2 { color: #fbf8f0; }
.cta p { color: rgba(242,239,230,.78); margin: 0; }
.cta-lines { display: grid; gap: 10px; }
.cta-lines a { display: flex; align-items: center; gap: 14px; text-decoration: none; color: #fbf8f0; background: rgba(255,255,255,.06); border: 1px solid rgba(255,255,255,.12); padding: 14px 18px; border-radius: 12px; font-weight: 500; overflow-wrap: anywhere; }
.cta-lines a:hover { background: rgba(255,255,255,.1); }
.cta-lines svg { flex: none; width: 20px; height: 20px; color: #e2cfa6; }

/* Owners area */
.owners-badge { display: inline-flex; align-items: center; gap: 8px; font-size: .8rem; font-weight: 600; color: var(--pine-700); background: var(--pine-50); padding: 6px 12px; border-radius: 999px; }
.owners-badge svg { width: 14px; height: 14px; }

/* Footer */
.site-footer { background: var(--pine-950); color: rgba(242,239,230,.72); padding: 64px 0 28px; margin-top: 0; font-size: .93rem; }
.footer-grid { display: grid; grid-template-columns: 1.4fr 1fr 1fr 1fr; gap: 40px; }
.site-footer .brand { color: #f2efe6; }
.site-footer .brand-mark { color: #9fd0b4; }
.site-footer .brand-sub { color: rgba(242,239,230,.55); }
.site-footer h4 { font: 600 .74rem var(--sans); letter-spacing: .14em; text-transform: uppercase; color: #cdb88d; margin: 4px 0 14px; }
.site-footer ul { list-style: none; margin: 0; padding: 0; }
.site-footer li { margin-bottom: 8px; }
.site-footer a { color: rgba(242,239,230,.86); text-decoration: none; }
.site-footer a:hover { color: #fff; text-decoration: underline; }
.site-footer address { font-style: normal; line-height: 1.7; }
.footer-bottom { margin-top: 48px; padding-top: 22px; border-top: 1px solid rgba(255,255,255,.1); display: flex; justify-content: space-between; gap: 16px; flex-wrap: wrap; font-size: .82rem; color: rgba(242,239,230,.5); }
.deed { letter-spacing: .08em; text-transform: uppercase; font-size: .72rem; }

/* Prose */
.prose { max-width: 46em; }
.prose h2 { margin-top: 1.6em; }
.prose h3 { margin-top: 1.4em; }

/* ── Responsive ─────────────────────────────────────────── */
@media (max-width: 1080px) {
  .board { grid-template-columns: repeat(3, 1fr); }
}
@media (max-width: 960px) {
  .hero-grid, .split, .cta { grid-template-columns: 1fr; }
  .quick { grid-template-columns: repeat(2, 1fr); }
  .facts { grid-template-columns: repeat(2, 1fr); }
  .fact:nth-child(3) { border-left: 0; }
  .fact:nth-child(n+3) { border-top: 1px solid var(--line); }
  .footer-grid { grid-template-columns: 1fr 1fr; }
}
@media (max-width: 640px) {
  body { font-size: 16px; }
  .header-row { height: 64px; }
  .nav { top: 64px; }
  .brand-mark { width: 38px; height: 23px; }
  .brand-name { font-size: 1.25rem; }
  .quick { grid-template-columns: 1fr; margin-top: -32px; }
  .board { grid-template-columns: repeat(2, 1fr); }
  .ann { grid-template-columns: 1fr; gap: 10px; padding: 22px; }
  .ann-date b { display: inline; font-size: 1.05rem; margin-right: 6px; }
  .dl { grid-template-columns: 1fr; }
  .dl dt { padding-bottom: 2px; border-bottom: 0; }
  .dl dd { padding-top: 0; }
  .quarters { grid-template-columns: repeat(2, 1fr); }
  .footer-grid { grid-template-columns: 1fr; gap: 28px; }
  .hero-watermark { width: 360px; right: -80px; }
  .cards { grid-template-columns: 1fr; }
}

@media print {
  .site-header, .site-footer, .hero-actions, .menu-btn { display: none !important; }
  body { background: #fff; color: #000; }
}
.footer-blurb { margin-top: 18px; max-width: 22em; }

/* Board panel (home) */
.board-panel { background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius-lg); padding: 10px 26px 14px; box-shadow: var(--shadow); }
.board-panel-head { font-size: .74rem; font-weight: 600; letter-spacing: .14em; text-transform: uppercase; color: var(--muted); padding: 16px 0 10px; }
.board-list { list-style: none; margin: 0; padding: 0; }
.board-list li { display: grid; grid-template-columns: 48px 1fr auto; align-items: center; gap: 14px; padding: 12px 0; border-top: 1px solid var(--line); }
.board-list b { font-weight: 600; }
.board-list li > span:last-child { font-size: .85rem; color: var(--muted); }
.monogram.sm { width: 40px; height: 40px; font-size: 1rem; margin: 0; }

/* ── Refinements after first review ─────────────────────── */
.nav a { white-space: nowrap; }
.hero h1 em { white-space: nowrap; }
.section + .section-tight .facts { margin-top: calc(-1 * clamp(24px, 4vw, 56px)); }
@media (max-width: 1180px) {
  .nav a { padding: 8px 9px; font-size: .9rem; }
}
@media (max-width: 1100px) {
  .menu-btn { display: inline-flex; }
  .nav {
    position: absolute; left: 0; right: 0; top: 72px;
    flex-direction: column; align-items: stretch; gap: 2px;
    background: var(--bg); border-bottom: 1px solid var(--line);
    padding: 10px var(--gutter) 18px; box-shadow: var(--shadow);
    display: none;
  }
  .nav.open { display: flex; }
  .nav a { padding: 12px 14px; border-radius: 10px; font-size: 1rem; }
  .nav a.nav-owners { margin: 8px 0 0; justify-content: center; }
}
@media (max-width: 640px) {
  .nav { top: 64px; }
  .fact { padding: 22px 16px; }
  .fact b { font-size: 1.35rem; }
  .quick a { display: grid; grid-template-columns: 44px 1fr; column-gap: 16px; row-gap: 4px; padding: 18px; }
  .quick .q-ico { grid-row: span 3; }
  .quick .q-go { margin-top: 4px; }
  .hero-actions .btn { flex: 1 1 auto; justify-content: center; }
}
.card ul.links { padding-left: 0; }
.card ul.links li { margin-bottom: 0; }
.btn svg, .link-arrow svg, .q-go svg, .cta-lines svg, .doc-dl svg, .tile-ico svg, .c-ico svg { flex: none; }
.pill { font: 600 .66rem var(--sans); letter-spacing: .1em; text-transform: uppercase; color: var(--pine-600); background: var(--pine-50); padding: 3px 8px; border-radius: 999px; margin-left: 4px; }

/* Owners sign-in */
.login-wrap { padding: clamp(56px, 10vw, 128px) 0; background:
  radial-gradient(700px 300px at 50% 0%, color-mix(in srgb, var(--brass) 12%, transparent), transparent 70%), var(--bg); }
.login-card { max-width: 460px; margin: 0 auto; background: var(--surface); border: 1px solid var(--line); border-radius: var(--radius-lg); padding: clamp(28px, 5vw, 44px); box-shadow: var(--shadow-lg); }
.login-card h1 { font-size: clamp(2rem, 4vw, 2.6rem); margin: 16px 0 10px; }
.login-form { display: grid; gap: 10px; margin: 26px 0 22px; }
.login-form label { font-size: .88rem; font-weight: 600; }
.login-form input {
  font: 400 1.05rem var(--sans); padding: 13px 16px; border-radius: 12px; border: 1px solid var(--line-2);
  background: var(--bg); color: var(--ink); width: 100%;
}
.login-form input:focus { outline: 2px solid var(--focus); outline-offset: 1px; border-color: transparent; }
.login-form .btn { justify-content: center; margin-top: 6px; border: 0; }
.login-error { background: #fbeceb; color: #8a2a22; border: 1px solid #f0c9c5; padding: 10px 14px; border-radius: 10px; font-size: .92rem; margin: 16px 0 0; }
@media (prefers-color-scheme: dark) { .login-error { background: #3a1f1c; color: #f2b8b1; border-color: #5a2d28; } }