/* =========================================================
   MJPIERRO — Real Estate Investment & Urban Regeneration
   Design tokens
   ========================================================= */

@import url('https://fonts.googleapis.com/css2?family=Fraunces:opsz,wght@9..144,300;9..144,400;9..144,500;9..144,600&family=Inter:wght@400;500;600&family=IBM+Plex+Mono:wght@400;500&display=swap');

:root{
  --navy:        #0E1A2B;
  --navy-soft:   #16263D;
  --charcoal:    #1B1F24;
  --off-white:   #F4F6F7;
  --paper:       #FBFAF7;
  --sand:        #C9A46B;
  --sand-deep:   #9C7539;
  --stone:       #B7AF9E;
  --stone-line:  #DDD7C9;
  --white:       #FFFFFF;
  --ink-muted:   rgba(14,26,43,0.62);

  --azure:       #5C82A6;
  --azure-soft:  #8FADC8;
  --azure-deep:  #274460;
  --azure-pale:  #E9F0F5;

  --font-display: 'Fraunces', Georgia, serif;
  --font-body: 'Inter', -apple-system, sans-serif;
  --font-mono: 'IBM Plex Mono', monospace;

  --max: 1180px;
  --pad: clamp(24px, 5vw, 72px);
}

*{ box-sizing:border-box; }
html{ scroll-behavior:smooth; }
body{
  margin:0;
  background:var(--paper);
  color:var(--navy);
  font-family:var(--font-body);
  font-size:16px;
  line-height:1.6;
  -webkit-font-smoothing:antialiased;
}

@media (prefers-reduced-motion: reduce){
  html{ scroll-behavior:auto; }
  *{ animation-duration:0.01ms !important; animation-iteration-count:1 !important; transition-duration:0.01ms !important; }
}

img,svg{ display:block; max-width:100%; }
a{ color:inherit; text-decoration:none; }

h1,h2,h3,h4{
  font-family:var(--font-display);
  font-weight:500;
  letter-spacing:-0.01em;
  margin:0;
  color:var(--navy);
}

.eyebrow{
  font-family:var(--font-mono);
  font-size:12px;
  letter-spacing:0.14em;
  text-transform:uppercase;
  color:var(--sand-deep);
}

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

/* ---------- Header / Nav ---------- */
.site-header{
  position:sticky; top:0; z-index:100;
  background:rgba(251,250,247,0.92);
  backdrop-filter:blur(10px);
  border-bottom:1px solid var(--stone-line);
}
.nav{
  max-width:var(--max); margin:0 auto; padding:0 var(--pad);
  height:76px;
  display:flex; align-items:center; justify-content:space-between;
}
.logo{
  font-family:var(--font-display);
  font-size:20px;
  font-weight:600;
  letter-spacing:0.03em;
}
.logo span{ color:var(--sand-deep); }
.nav-links{
  display:flex; gap:34px; align-items:center;
  font-size:13.5px;
  font-weight:500;
  letter-spacing:0.02em;
}
.nav-links a{
  position:relative;
  padding:6px 0;
  color:var(--ink-muted);
  transition:color .2s ease;
}
.nav-links a:hover, .nav-links a.active{ color:var(--navy); }
.nav-links a.active::after{
  content:''; position:absolute; left:0; right:0; bottom:0; height:2px; background:var(--sand-deep);
}
.nav-cta{
  color:var(--navy) !important;
  padding:10px 4px;
  border-bottom:2px solid var(--sand-deep);
  font-family:var(--font-mono); font-size:12px; letter-spacing:0.06em; text-transform:uppercase;
  transition:color .2s ease, border-color .2s ease;
}
.nav-cta:hover{ color:var(--sand-deep) !important; }
.lang-toggle{
  font-family:var(--font-mono); font-size:12px; letter-spacing:0.04em;
  border:1px solid var(--stone-line); border-radius:2px; padding:7px 12px;
  color:var(--ink-muted) !important;
}
.lang-toggle:hover{ border-color:var(--sand-deep); color:var(--navy) !important; }
.nav-toggle{ display:none; background:none; border:0; cursor:pointer; }
.nav-toggle span, .nav-toggle::before, .nav-toggle::after{ display:none; }

@media (max-width:860px){
  .nav-links{
    position:fixed; inset:76px 0 0 0; background:var(--paper);
    flex-direction:column; align-items:flex-start; gap:0;
    padding:12px var(--pad) 40px;
    transform:translateY(-8px); opacity:0; pointer-events:none;
    transition:opacity .2s ease, transform .2s ease;
    border-top:1px solid var(--stone-line);
  }
  .nav-links.open{ opacity:1; transform:translateY(0); pointer-events:auto; }
  .nav-links a{ width:100%; padding:16px 0; border-bottom:1px solid var(--stone-line); }
  .nav-toggle{ display:block; width:28px; height:20px; position:relative; }
  .nav-toggle span{ display:block; position:absolute; left:0; right:0; height:2px; background:var(--navy); top:9px; transition:transform .2s ease, opacity .2s ease;}
  .nav-toggle::before, .nav-toggle::after{ content:''; display:block; position:absolute; left:0; right:0; height:2px; background:var(--navy); transition:transform .2s ease, top .2s ease; }
  .nav-toggle::before{ top:2px; }
  .nav-toggle::after{ top:16px; }
  .nav-toggle.open span{ opacity:0; }
  .nav-toggle.open::before{ top:9px; transform:rotate(45deg); }
  .nav-toggle.open::after{ top:9px; transform:rotate(-45deg); }
}

/* ---------- Hero ---------- */
.hero{
  position:relative;
  padding:110px var(--pad) 90px;
  background:linear-gradient(155deg, var(--navy) 0%, var(--azure-deep) 130%);
  color:var(--white);
  overflow:hidden;
}
.hero-grid{
  position:absolute; inset:0; opacity:0.16;
  background-image:
    linear-gradient(var(--stone) 1px, transparent 1px),
    linear-gradient(90deg, var(--stone) 1px, transparent 1px);
  background-size:64px 64px;
  mask-image:linear-gradient(180deg, transparent, black 30%, black 70%, transparent);
}
.hero-inner{ max-width:var(--max); margin:0 auto; position:relative; z-index:2; }
.hero .eyebrow{ color:var(--sand); }
.hero h1{
  color:var(--white);
  font-size:clamp(38px, 6vw, 68px);
  line-height:1.04;
  margin:22px 0 26px;
  max-width:16ch;
}
.hero p.lead{
  font-size:clamp(16px,1.6vw,19px);
  color:rgba(255,255,255,0.78);
  max-width:56ch;
  margin:0 0 40px;
}
.hero-actions{ display:flex; gap:16px; flex-wrap:wrap; }

.btn{
  display:inline-flex; align-items:center; gap:10px;
  font-family:var(--font-mono); font-size:12.5px; letter-spacing:0.06em; text-transform:uppercase;
  padding:15px 26px; border-radius:2px;
  transition:all .2s ease;
  border:1px solid transparent;
  cursor:pointer;
}
.btn-primary{ background:var(--sand); color:var(--navy); }
.btn-primary:hover{ background:var(--white); }
.btn-outline{ border-color:rgba(255,255,255,0.35); color:var(--white); }
.btn-outline:hover{ border-color:var(--white); background:rgba(255,255,255,0.06); }
.btn-dark{ border-color:var(--navy); color:var(--navy); }
.btn-dark:hover{ background:var(--navy); color:var(--white); }
.btn-arrow{ transition:transform .2s ease; }
.btn:hover .btn-arrow{ transform:translateX(3px); }

/* ---------- Sections ---------- */
section{ padding:96px var(--pad); }
.section-inner{ max-width:var(--max); margin:0 auto; }
.section-head{ max-width:640px; margin-bottom:56px; }
.section-head h2{ font-size:clamp(28px,3.4vw,42px); margin-top:18px; line-height:1.12; }
.section-head p{ margin-top:16px; color:var(--ink-muted); font-size:16px; }

.on-navy{ background:linear-gradient(160deg, var(--navy) 0%, var(--azure-deep) 140%); color:var(--white); }
.on-navy .eyebrow{ color:var(--sand); }
.on-navy h2, .on-navy h3{ color:var(--white); }
.on-navy p{ color:rgba(255,255,255,0.72); }

.on-sand{ background:var(--off-white); }
.on-azure{ background:var(--azure-pale); }
.on-azure .eyebrow{ color:var(--azure-deep); }
.on-azure .cell:hover{ border-color:var(--azure); }

hr.rule{ border:0; border-top:1px solid var(--stone-line); margin:0; }

/* ---------- Grid utilities ---------- */
.grid-3{ display:grid; grid-template-columns:repeat(3,1fr); gap:1px; background:var(--stone-line); }
.grid-2{ display:grid; grid-template-columns:repeat(2,1fr); gap:1px; background:var(--stone-line); }
.grid-4{ display:grid; grid-template-columns:repeat(4,1fr); gap:1px; background:var(--stone-line); }
@media (max-width:860px){
  .grid-3, .grid-4{ grid-template-columns:1fr; }
  .grid-2{ grid-template-columns:1fr; }
}

.cell{ background:var(--paper); padding:40px 34px; }
.on-navy .cell{ background:var(--navy); }

.cell .cell-index{ font-family:var(--font-mono); font-size:12px; color:var(--sand-deep); letter-spacing:0.1em; }
.on-navy .cell .cell-index{ color:var(--sand); }
.grid-4 .cell:nth-child(even) .cell-index{ color:var(--azure-deep); }
.on-navy .grid-4 .cell:nth-child(even) .cell-index{ color:var(--azure-soft); }
.cell h3{ font-size:21px; margin:16px 0 12px; }
.cell p{ color:var(--ink-muted); font-size:14.5px; margin:0; }
.on-navy .cell p{ color:rgba(255,255,255,0.68); }

/* ---------- Stats ---------- */
.stats-bar{
  display:grid; grid-template-columns:repeat(4,1fr);
  border-top:1px solid rgba(255,255,255,0.14);
  border-bottom:1px solid rgba(255,255,255,0.14);
}
.stat{ padding:38px 30px; border-right:1px solid rgba(255,255,255,0.14); }
.stat:last-child{ border-right:0; }
.stat .num{ font-family:var(--font-mono); font-size:clamp(26px,3vw,38px); color:var(--sand); }
.stat .label{ margin-top:8px; font-size:13px; color:rgba(255,255,255,0.6); }
@media (max-width:760px){
  .stats-bar{ grid-template-columns:repeat(2,1fr); }
  .stat{ border-bottom:1px solid rgba(255,255,255,0.14); }
}

/* ---------- Process cycle (signature element) ---------- */
.cycle-wrap{ display:flex; gap:64px; align-items:center; flex-wrap:wrap; }
.cycle-diagram{ flex:0 0 340px; max-width:100%; }
.cycle-list{ flex:1 1 380px; min-width:280px; }
.cycle-step{ display:flex; gap:18px; padding:18px 0; border-bottom:1px solid var(--stone-line); }
.cycle-step:last-child{ border-bottom:0; }
.cycle-step .step-num{ font-family:var(--font-mono); font-size:13px; color:var(--sand-deep); flex:0 0 30px; padding-top:2px; }
.cycle-step h4{ font-size:16.5px; font-weight:600; font-family:var(--font-body); }
.cycle-step p{ margin:6px 0 0; font-size:14px; color:var(--ink-muted); }

/* ---------- Geography / map ---------- */
.geo-grid{ display:grid; grid-template-columns:1.1fr 1fr; gap:56px; align-items:center; }
@media (max-width:900px){ .geo-grid{ grid-template-columns:1fr; } }
.city-card{ padding:28px 0; border-top:1px solid var(--stone-line); }
.city-card:last-child{ border-bottom:1px solid var(--stone-line); }
.city-card .city-name{ font-family:var(--font-display); font-size:24px; }
.city-card .city-tag{ font-size:14px; color:var(--ink-muted); margin-top:6px; }
.city-tags{ margin-top:14px; display:flex; flex-wrap:wrap; gap:8px; }
.tag{ font-family:var(--font-mono); font-size:11px; text-transform:uppercase; letter-spacing:0.05em; color:var(--sand-deep); border:1px solid var(--stone-line); padding:5px 10px; border-radius:2px; }

/* ---------- Quote / statement block ---------- */
.statement{
  font-family:var(--font-display); font-weight:400;
  font-size:clamp(22px,2.6vw,32px); line-height:1.32;
  max-width:840px; color:var(--navy);
}
.on-navy .statement{ color:var(--white); }

/* ---------- Cards (opportunities / projects / partners) ---------- */
.card-grid{ display:grid; grid-template-columns:repeat(2,1fr); gap:28px; }
@media (max-width:820px){ .card-grid{ grid-template-columns:1fr; } }
.card{
  border:1px solid var(--stone-line);
  padding:34px;
  background:var(--paper);
  transition:border-color .2s ease;
}
.card:hover{ border-color:var(--sand-deep); }
.card .status{
  display:inline-block; font-family:var(--font-mono); font-size:11px; text-transform:uppercase; letter-spacing:0.06em;
  color:var(--sand-deep); border:1px solid var(--stone-line); padding:5px 10px; margin-bottom:18px;
}
.card h3{ font-size:22px; margin-bottom:8px; }
.card .loc{ font-size:13.5px; color:var(--ink-muted); margin-bottom:16px; font-family:var(--font-mono); }
.card p.desc{ color:var(--ink-muted); font-size:14.5px; margin:0 0 18px; }
.card .meta-row{ display:flex; flex-wrap:wrap; gap:8px; }

/* ---------- Contact category cards ---------- */
.contact-grid{ display:grid; grid-template-columns:repeat(3,1fr); gap:1px; background:var(--stone-line); margin-top:10px; }
@media (max-width:820px){ .contact-grid{ grid-template-columns:1fr; } }
.contact-cell{ background:var(--paper); padding:36px 30px; cursor:pointer; transition:background .2s ease; }
.contact-cell:hover{ background:var(--white); }
.contact-cell.active{ background:var(--navy); }
.contact-cell.active *, .contact-cell.active .eyebrow{ color:var(--white) !important; }
.contact-cell h3{ font-size:18px; margin:14px 0 8px; }
.contact-cell p{ font-size:14px; color:var(--ink-muted); margin:0; }

/* ---------- Form ---------- */
.form-wrap{ max-width:640px; }
.field{ margin-bottom:22px; }
.field label{ display:block; font-family:var(--font-mono); font-size:11.5px; text-transform:uppercase; letter-spacing:0.06em; color:var(--ink-muted); margin-bottom:8px; }
.field input, .field textarea, .field select{
  width:100%; padding:13px 14px; border:1px solid var(--stone-line); background:var(--white);
  font-family:var(--font-body); font-size:15px; color:var(--navy); border-radius:2px;
}
.field input:focus, .field textarea:focus, .field select:focus{ outline:2px solid var(--sand-deep); outline-offset:1px; border-color:var(--sand-deep); }
.field textarea{ resize:vertical; min-height:120px; }

/* ---------- Disclaimer / footer ---------- */
.disclaimer{
  border-top:1px solid var(--stone-line); border-bottom:1px solid var(--stone-line);
  padding:28px 0; font-size:13px; color:var(--ink-muted); font-style:italic;
}
.site-footer{ background:var(--navy); color:rgba(255,255,255,0.6); padding:64px var(--pad) 32px; }
.footer-top{ display:grid; grid-template-columns:1.4fr 1fr 1fr 1fr; gap:40px; max-width:var(--max); margin:0 auto; }
@media (max-width:800px){ .footer-top{ grid-template-columns:1fr 1fr; } }
.footer-top h4{ color:var(--white); font-family:var(--font-mono); font-size:12px; text-transform:uppercase; letter-spacing:0.06em; margin-bottom:16px; font-weight:500; }
.footer-top a{ display:block; font-size:14px; padding:6px 0; color:rgba(255,255,255,0.62); transition:color .2s ease; }
.footer-top a:hover{ color:var(--sand); }
.footer-logo{ font-family:var(--font-display); font-size:22px; color:var(--white); margin-bottom:14px; }
.footer-logo span{ color:var(--sand); }
.footer-tag{ font-size:14px; max-width:32ch; color:rgba(255,255,255,0.55); }
.footer-bottom{
  max-width:var(--max); margin:56px auto 0; padding-top:24px; border-top:1px solid rgba(255,255,255,0.14);
  display:flex; justify-content:space-between; flex-wrap:wrap; gap:12px; font-size:12.5px;
}

/* ---------- Reveal animation ---------- */
.reveal{ opacity:0; transform:translateY(18px); transition:opacity .7s ease, transform .7s ease; }
.reveal.in{ opacity:1; transform:translateY(0); }

/* ---------- Signature SVGs ---------- */
.cycle-ring{ fill:none; stroke:var(--stone-line); stroke-width:1; stroke-dasharray:3 7; }
.cycle-node circle{ fill:var(--paper); stroke:var(--sand-deep); stroke-width:1.4; }
.cycle-node text{ font-family:var(--font-mono); font-size:12px; fill:var(--navy); text-anchor:middle; dominant-baseline:middle; }
.cycle-center-label{ font-family:var(--font-mono); font-size:11px; letter-spacing:0.08em; fill:var(--ink-muted); text-anchor:middle; }
.cycle-center-title{ font-family:var(--font-display); font-size:15px; fill:var(--navy); text-anchor:middle; }
.cycle-arrow{ fill:none; stroke:var(--sand-deep); stroke-width:1.2; opacity:0.55; }
.on-azure .cycle-ring{ stroke:var(--azure-soft); }
.on-azure .cycle-node circle{ stroke:var(--azure-deep); }
.on-azure .cycle-step .step-num{ color:var(--azure-deep); }
.on-azure .cell-index{ color:var(--azure-deep); }

.map-outline{ fill:var(--off-white); stroke:var(--stone); stroke-width:1; }
.on-navy .map-outline{ fill:var(--navy-soft); stroke:rgba(255,255,255,0.18); }
.map-grid-line{ stroke:var(--stone-line); stroke-width:0.6; }
.map-route{ fill:none; stroke:var(--sand-deep); stroke-width:1.4; stroke-dasharray:2 5; }
.map-pin circle{ fill:var(--navy); stroke:var(--sand); stroke-width:2; }
.map-pin.alt circle{ fill:var(--azure); stroke:var(--navy); }
.map-pin text{ font-family:var(--font-mono); font-size:11px; fill:var(--navy); }
.on-navy .map-pin text{ fill:var(--white); }

/* ---------- Page hero (interior pages) ---------- */
.page-hero{ padding:150px var(--pad) 70px; background:linear-gradient(155deg, var(--navy) 0%, var(--azure-deep) 130%); color:var(--white); }
.page-hero h1{ color:var(--white); font-size:clamp(34px,5vw,54px); margin:20px 0 18px; max-width:20ch; }
.page-hero p.lead{ color:rgba(255,255,255,0.72); max-width:60ch; font-size:17px; }

/* Approach steps (vertical) */
.approach-steps{ counter-reset:step; }
.approach-step{ display:grid; grid-template-columns:64px 1fr; gap:24px; padding:30px 0; border-bottom:1px solid var(--stone-line); }
.approach-step:first-child{ border-top:1px solid var(--stone-line); }
.approach-step .num{ font-family:var(--font-mono); color:var(--sand-deep); font-size:14px; }
.approach-step h4{ font-size:18px; margin-bottom:6px; }
.approach-step p{ color:var(--ink-muted); font-size:14.5px; margin:0; max-width:60ch; }