/* Lionsmead: heraldic green and crown gold. Photography carries the hero and one band; everything else is calm paper, left-aligned on a 1160px measure. Gold is reserved for the single action on each screen. */
:root{
  --paper:#F2F4F1; --surface:#FFFFFF; --ink:#16201B; --muted:#526058; --line:#D6DDD8;
  --green:#116B47; --green-ink:#0E5A3C; --band:#0F5B3C; --on-band:#EEF5F1; --on-band-muted:#BCD5C8; --band-line:rgba(238,245,241,.22);
  --gold:#E3B341; --gold-hover:#D3A12C; --on-gold:#1E1808;
  --photo-ink:#FFFFFF; --photo-muted:rgba(255,255,255,.84); --photo-line:rgba(255,255,255,.5);
  --tint:#E6EEE9; --focus:#C98A1B; --ok:#116B47; --err:#A3322A;
  --display:"Source Serif 4",Georgia,"Times New Roman",serif;
  --body:"Public Sans","Helvetica Neue",Arial,sans-serif;
  --step-1:1.2rem; --step-2:1.5rem; --step-3:2rem; --step-4:clamp(2.3rem,5vw,3.6rem);
  --wrap:1160px;
}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]){
  --paper:#0D1411; --surface:#141E19; --ink:#E4ECE7; --muted:#9DABA4; --line:#26332D;
  --green:#4BB383; --green-ink:#6CC69B; --band:#0A3A27; --on-band:#E6F1EB; --on-band-muted:#A7C7B7; --band-line:rgba(230,241,235,.18);
  --tint:#17261F; --focus:#E2A43A; --ok:#4BB383; --err:#E8857B; color-scheme:dark}}
:root[data-theme="dark"]{
  --paper:#0D1411; --surface:#141E19; --ink:#E4ECE7; --muted:#9DABA4; --line:#26332D;
  --green:#4BB383; --green-ink:#6CC69B; --band:#0A3A27; --on-band:#E6F1EB; --on-band-muted:#A7C7B7; --band-line:rgba(230,241,235,.18);
  --tint:#17261F; --focus:#E2A43A; --ok:#4BB383; --err:#E8857B; color-scheme:dark}

*,*::before,*::after{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:84px}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}
body{margin:0;background:var(--paper);color:var(--ink);font-family:var(--body);font-size:1rem;line-height:1.6;-webkit-font-smoothing:antialiased}
body::before{content:"";position:fixed;inset:0 0 auto;height:env(safe-area-inset-top,0px);z-index:30;background:var(--surface)}
img{max-width:100%;height:auto;display:block}
[hidden]{display:none!important}
h1,h2,h3{font-family:var(--display);font-weight:600;line-height:1.14;text-wrap:balance;margin:0;letter-spacing:-.01em}
p{margin:0}
a{color:var(--green-ink)}
:focus-visible{outline:3px solid var(--focus);outline-offset:3px;border-radius:4px}
.wrap{max-width:var(--wrap);margin-inline:auto;padding-left:max(20px,env(safe-area-inset-left,0px));padding-right:max(20px,env(safe-area-inset-right,0px))}
.prose{max-width:62ch;display:grid;gap:1em;color:var(--muted)}
.prose strong{color:var(--ink);font-weight:600}

.logo-dark{display:none}
@media (prefers-color-scheme:dark){:root:not([data-theme="light"]) .logo-light{display:none}:root:not([data-theme="light"]) .logo-dark{display:block}}
:root[data-theme="dark"] .logo-light{display:none}:root[data-theme="dark"] .logo-dark{display:block}

/* buttons */
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5em;font:600 .98rem/1.1 var(--body);padding:1em 1.45em;border-radius:6px;text-decoration:none;border:1.5px solid transparent;cursor:pointer;transition:background .15s,color .15s,border-color .15s}
.btn-gold{background:var(--gold);color:var(--on-gold)}
.btn-gold:hover{background:var(--gold-hover)}
.btn-line{border-color:var(--line);color:var(--ink);background:transparent}
.btn-line:hover{border-color:var(--ink)}
.btn-photo{border-color:var(--photo-line);color:var(--photo-ink);background:transparent}
.btn-photo:hover{border-color:var(--photo-ink)}
.btn-band{border-color:var(--band-line);color:var(--on-band);background:transparent}
.btn-band:hover{border-color:var(--on-band)}
.cta-row{display:flex;flex-wrap:wrap;gap:12px;align-items:center}
.cta-note{font-size:.9rem;color:var(--muted)}

/* header */
.site-head{position:sticky;top:env(safe-area-inset-top,0px);z-index:20;background:var(--surface);border-bottom:1px solid var(--line)}
.site-head .wrap{display:flex;align-items:center;gap:28px;min-height:72px}
.brand img{height:40px;width:auto}
.nav{display:flex;gap:26px;margin-left:auto}
.nav a{color:var(--ink);text-decoration:none;font-weight:500;font-size:.95rem}
.nav a:hover{color:var(--green-ink)}
.head-tel{font-weight:600;color:var(--ink);text-decoration:none;white-space:nowrap}
.site-head .btn{padding:.8em 1.15em}
@media (max-width:1020px){.head-tel{display:none}}
@media (max-width:860px){.nav{display:none}.site-head .btn{margin-left:auto}.brand img{height:32px}}

/* hero */
.hero{position:relative;color:var(--photo-ink);background:#1d2420 url(hero-terrace-dark.jpg) center 40%/cover no-repeat}
.hero::before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(12,20,16,.78) 0%,rgba(12,20,16,.55) 55%,rgba(12,20,16,.25) 100%)}
.hero .wrap{position:relative;padding-block:96px 150px;display:grid;gap:22px}
.hero h1{font-size:var(--step-4);max-width:17ch;color:var(--photo-ink)}
.hero .lede{font-size:var(--step-1);color:var(--photo-muted);max-width:50ch;line-height:1.55}
.hero .cta-row{margin-top:10px}
.assure{list-style:none;padding:0;margin:8px 0 0;display:flex;flex-wrap:wrap;gap:8px 26px;font-size:.92rem;color:var(--photo-muted)}
.assure li,.form-assure li{display:flex;align-items:center;gap:8px}
@media (max-width:760px){.hero .wrap{padding-block:60px 110px}}

/* route cards */
.routes{position:relative;z-index:2;margin-top:-96px}
.routes .wrap{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:24px}
.route{display:grid;grid-template-rows:auto 1fr;background:var(--surface);border:1px solid var(--line);border-radius:8px;overflow:hidden;text-decoration:none;color:inherit;box-shadow:0 18px 40px -26px rgba(10,30,20,.45);transition:border-color .2s}
.route:hover{border-color:var(--green)}
.route img{width:100%;height:auto;aspect-ratio:16/8;object-fit:cover}
.route-body{padding:26px 28px 28px;display:grid;gap:10px;align-content:start}
.route .who{font-weight:600;font-size:.92rem;color:var(--green-ink)}
.route h2{font-size:var(--step-2)}
.route p{color:var(--muted)}
.route .go{margin-top:6px;font-weight:600;color:var(--green-ink);display:flex;align-items:center;gap:10px}
.route .go svg{transition:transform .2s}
.route:hover .go svg{transform:translateX(4px)}
@media (max-width:760px){.routes{margin-top:-64px}.routes .wrap{grid-template-columns:1fr;gap:16px}.route-body{padding:22px}}

/* sections */
section{scroll-margin-top:80px}
.plain{padding-block:96px}
.band{background:var(--band);color:var(--on-band);padding-block:96px}
.band .prose{color:var(--on-band-muted)}
.band .prose strong{color:var(--on-band)}
.split{display:grid;grid-template-columns:minmax(0,1.05fr) minmax(0,.95fr);gap:64px;align-items:start}
.split.center{align-items:center}
@media (max-width:900px){.split{grid-template-columns:1fr;gap:40px}.plain,.band{padding-block:64px}}
.sec-head{display:grid;gap:14px;margin-bottom:26px}
.sec-head .kicker{font-weight:600;font-size:.95rem;color:var(--green-ink)}
.band .sec-head .kicker{color:var(--on-band-muted)}
.sec-head h2{font-size:clamp(2rem,4vw,2.9rem)}
.after{margin-top:32px}

/* lease-style schedule */
.schedule{background:var(--surface);color:var(--ink);border:1px solid var(--line);border-radius:6px;padding:32px 30px 26px}
.schedule .title{font-family:var(--display);font-size:var(--step-1);font-weight:600;display:flex;justify-content:space-between;align-items:baseline;gap:12px;padding-bottom:14px;border-bottom:2px solid var(--ink)}
.schedule .title small{font-family:var(--body);font-size:.82rem;color:var(--muted);font-weight:500}
.schedule dl{margin:0}
.schedule .row{display:grid;grid-template-columns:minmax(0,9.5em) minmax(0,1fr);gap:16px;padding:15px 0;border-bottom:1px solid var(--line)}
.schedule dt{font-weight:600;font-size:.93rem}
.schedule dd{margin:0;color:var(--muted);font-size:.95rem}
.schedule .foot{margin-top:16px;font-size:.86rem;color:var(--muted)}
@media (max-width:520px){.schedule{padding:24px 20px}.schedule .row{grid-template-columns:1fr;gap:2px}}

.photo{border-radius:8px;overflow:hidden}
.photo img{width:100%;height:auto;object-fit:cover;aspect-ratio:4/3}
.checklist{list-style:none;padding:0;margin:0;display:grid;gap:12px}
.checklist li{display:grid;grid-template-columns:20px minmax(0,1fr);gap:12px;align-items:start}
.checklist svg{margin-top:5px}
.list-title{font-weight:600;margin:28px 0 14px}
.advice{margin-top:28px;padding:20px 22px;border-left:3px solid var(--green);background:var(--tint);display:grid;gap:6px;font-size:.95rem;color:var(--muted)}
.advice strong{color:var(--ink)}

/* process */
.steps{list-style:none;padding:0;margin:8px 0 0;display:grid;grid-template-columns:repeat(4,minmax(0,1fr));counter-reset:s}
.steps li{counter-increment:s;padding:26px 26px 6px 0;border-top:2px solid var(--on-band);display:grid;gap:10px;align-content:start}
.steps li+li{padding-left:26px;border-left:1px solid var(--band-line)}
.steps li::before{content:counter(s);font-family:var(--display);font-size:2.5rem;line-height:1;color:var(--gold)}
.steps h3{font-size:var(--step-1);color:var(--on-band)}
.steps p{color:var(--on-band-muted);font-size:.96rem}
@media (max-width:900px){.steps{grid-template-columns:repeat(2,minmax(0,1fr))}.steps li:nth-child(3){padding-left:0;border-left:none}.steps li{padding-bottom:26px}}
@media (max-width:520px){.steps{grid-template-columns:1fr}.steps li,.steps li+li{padding-left:0;border-left:none}}

/* principles over photo */
.ethos{position:relative;color:var(--photo-ink);background:#18201c url(victorian-dark.jpg) center/cover no-repeat;padding-block:96px}
.ethos::before{content:"";position:absolute;inset:0;background:rgba(10,18,14,.55)}
.ethos .wrap{position:relative}
.ethos .sec-head .kicker{color:var(--gold)}
.ethos .sec-head h2{color:var(--photo-ink)}
.ledger{margin:0;padding:0;list-style:none;border-top:1px solid var(--photo-line)}
.ledger li{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:20px;padding:18px 0;border-bottom:1px solid var(--photo-line);align-items:baseline}
.ledger .is{font-family:var(--display);font-size:var(--step-2);color:var(--photo-ink)}
.ledger .not{color:var(--photo-muted);text-decoration:line-through;text-decoration-thickness:1px}
.commit{display:grid;gap:14px;color:var(--photo-muted);max-width:46ch}
.commit strong{color:var(--photo-ink);font-weight:600}
@media (max-width:520px){.ledger li{grid-template-columns:1fr;gap:2px}}
@media (max-width:900px){.ethos{padding-block:64px}}

/* faq */
.faq{display:grid;border-top:1px solid var(--line)}
.faq details{border-bottom:1px solid var(--line)}
.faq summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;gap:20px;padding:20px 0;font-family:var(--display);font-size:var(--step-1);font-weight:600}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"";flex:none;width:12px;height:12px;margin-top:8px;border-right:2px solid var(--green);border-bottom:2px solid var(--green);transform:rotate(45deg);transition:transform .2s}
.faq details[open] summary::after{transform:rotate(-135deg);margin-top:12px}
.faq .answer{padding:0 0 22px;color:var(--muted);max-width:68ch}

/* about */
.facts{margin:0;border-top:2px solid var(--ink)}
.facts div{padding:15px 0;border-bottom:1px solid var(--line);display:grid;gap:2px}
.facts dt{font-size:.86rem;color:var(--muted);font-weight:500}
.facts dd{margin:0;font-weight:600}

/* form */
.contact{background:var(--surface);border-top:1px solid var(--line)}
.form-card{display:grid;gap:22px}
.progress{display:flex;gap:8px;align-items:center;font-size:.9rem;color:var(--muted);font-weight:500}
.progress .bar{flex:1;height:4px;border-radius:4px;background:var(--line);overflow:hidden;max-width:220px}
.progress .bar span{display:block;height:100%;width:50%;background:var(--green);transition:width .3s}
.form{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px 20px}
.field{display:grid;gap:6px;align-content:start}
.full{grid-column:1/-1}
label,.legend{font-weight:600;font-size:.93rem}
.hint{font-weight:400;color:var(--muted)}
input[type=text],input[type=email],input[type=tel],select,textarea{width:100%;font:inherit;color:var(--ink);background:var(--paper);border:1.5px solid var(--line);border-radius:6px;padding:.78em .85em}
textarea{min-height:110px;resize:vertical}
input:focus,select:focus,textarea:focus{outline:none;border-color:var(--green);box-shadow:0 0 0 3px color-mix(in srgb,var(--green) 22%,transparent)}
input[aria-invalid="true"]{border-color:var(--err)}
fieldset{border:0;margin:0;padding:0;min-width:0}
.choice{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:10px;margin-top:8px}
.choice label{position:relative;display:grid;gap:2px;padding:14px 16px;border:1.5px solid var(--line);border-radius:6px;cursor:pointer;background:var(--paper)}
.choice label span{font-weight:400;font-size:.86rem;color:var(--muted)}
.choice input{position:absolute;opacity:0;pointer-events:none}
.choice label:has(input:checked){border-color:var(--green);background:var(--tint)}
.choice label:has(input:focus-visible){outline:3px solid var(--focus);outline-offset:2px}
@media (max-width:640px){.form{grid-template-columns:1fr}.choice{grid-template-columns:1fr}}
.form-actions{display:flex;flex-wrap:wrap;gap:14px;align-items:center}
.linkbtn{background:none;border:0;padding:0;font:600 .95rem var(--body);color:var(--green-ink);cursor:pointer;text-decoration:underline;text-underline-offset:3px}
.status{font-size:.95rem}
.status.err{color:var(--err)}
.notice{font-size:.86rem;color:var(--muted)}
.form-assure{list-style:none;padding:0;margin:0;display:flex;flex-wrap:wrap;gap:6px 22px;font-size:.88rem;color:var(--muted)}
.hp{position:absolute;left:-9999px}
.thanks{display:grid;gap:14px;padding:30px;border:1px solid var(--line);border-radius:8px;background:var(--tint)}
.thanks h3{font-size:var(--step-2)}
.thanks p{color:var(--muted)}
.contact-side{display:grid;gap:22px;align-content:start}
.side-card{border:1px solid var(--line);border-radius:8px;padding:28px;display:grid;gap:10px}
.side-card h3{font-size:var(--step-1)}
.side-card p{color:var(--muted)}
.phone{font-family:var(--display);font-size:var(--step-3);font-weight:600;color:var(--ink);text-decoration:none}

/* footer */
.site-foot{background:var(--band);color:var(--on-band-muted);padding-block:56px 40px;font-size:.9rem}
.foot-grid{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr) minmax(0,1.4fr);gap:40px}
.site-foot img{height:36px;width:auto}
.site-foot a{color:var(--on-band)}
.site-foot h3{font-family:var(--body);font-size:.92rem;color:var(--on-band);margin-bottom:10px}
.site-foot ul{list-style:none;margin:0;padding:0;display:grid;gap:6px}
.legal{margin-top:40px;padding-top:22px;border-top:1px solid var(--band-line);display:flex;flex-wrap:wrap;justify-content:space-between;gap:12px;font-size:.84rem}
.legal nav{display:flex;gap:18px;flex-wrap:wrap}
@media (max-width:820px){.foot-grid{grid-template-columns:1fr;gap:28px}}

/* mobile action bar */
.mbar{display:none}
@media (max-width:760px){
  .mbar{display:grid;grid-template-columns:1fr 1.4fr;gap:10px;position:fixed;left:0;right:0;bottom:0;z-index:25;background:var(--surface);border-top:1px solid var(--line);padding:10px max(14px,env(safe-area-inset-right,0px)) calc(10px + env(safe-area-inset-bottom,0px)) max(14px,env(safe-area-inset-left,0px))}
  .mbar .btn{padding:.85em 1em}
  body.has-mbar{padding-bottom:76px}
}

/* privacy page */
.doc{padding-block:64px 96px}
.doc .wrap{max-width:820px}
.doc h1{font-size:clamp(2.1rem,4.5vw,3rem);margin-bottom:10px}
.doc .updated{color:var(--muted);margin-bottom:36px}
.doc h2{font-size:var(--step-2);margin:40px 0 12px}
.doc p,.doc li{color:var(--muted)}
.doc p+p{margin-top:12px}
.doc ul{padding-left:1.2em;display:grid;gap:6px;margin:12px 0}
.doc strong{color:var(--ink)}
.doc table{width:100%;border-collapse:collapse;font-size:.95rem;margin-top:12px}
.doc th,.doc td{text-align:left;vertical-align:top;padding:12px 14px 12px 0;border-bottom:1px solid var(--line)}
.doc th{color:var(--ink);font-weight:600}
.doc td{color:var(--muted)}
.table-scroll{overflow-x:auto}
.todo{background:color-mix(in srgb,var(--gold) 35%,transparent);color:var(--ink);padding:0 .25em;border-radius:3px}

/* regulation timeline */
.changes{margin-top:72px;display:grid;grid-template-columns:minmax(0,.8fr) minmax(0,1.2fr);gap:64px;align-items:start}
.changes h3{font-size:var(--step-3);margin-bottom:14px}
.timeline{list-style:none;margin:0;padding:0;border-top:2px solid var(--ink)}
.timeline li{display:grid;grid-template-columns:minmax(0,9em) minmax(0,1fr);gap:20px;padding:16px 0;border-bottom:1px solid var(--line)}
.timeline time,.timeline .when{font-weight:600;font-size:.93rem;font-variant-numeric:tabular-nums}
.timeline .what{display:grid;gap:3px}
.timeline .what strong{font-weight:600}
.timeline .what span{color:var(--muted);font-size:.95rem}
.answer-box{margin-top:26px;padding:22px 24px;border-radius:6px;background:var(--tint);display:grid;gap:8px}
.answer-box strong{font-family:var(--display);font-size:var(--step-1)}
.answer-box p{color:var(--muted)}
.small-print{font-size:.84rem;color:var(--muted)}
@media (max-width:900px){.changes{grid-template-columns:1fr;gap:28px;margin-top:56px}}
@media (max-width:520px){.timeline li{grid-template-columns:1fr;gap:4px}}
/* investor page */
.inv-hero{position:relative;color:var(--photo-ink);background:#1b211e url(victorian-dark.jpg) center 35%/cover no-repeat}
.inv-hero::before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(12,20,16,.8),rgba(12,20,16,.4))}
.inv-hero .wrap{position:relative;padding-block:84px;display:grid;gap:18px}
.inv-hero h1{font-size:var(--step-4);max-width:18ch;color:var(--photo-ink)}
.inv-hero p{color:var(--photo-muted);font-size:var(--step-1);max-width:52ch}
.choice.two{grid-template-columns:repeat(2,minmax(0,1fr))}
@media (max-width:640px){.choice.two{grid-template-columns:1fr}}