/* Premium Residential site styles.
   Type: Source Serif 4 (headings) + Public Sans (text). Both SIL OFL 1.1, self-hosted.
   Colour: logo green, warm ink, warm paper, sand rules. No gradients, blur or glass.
   Motion: one fade-and-rise on scroll, only with JS and only when the user has not asked for reduced motion. */
@font-face{font-family:"Source Serif 4";src:url(/assets/fonts/source-serif-4.woff2) format("woff2-variations"),url(/assets/fonts/source-serif-4.woff2) format("woff2");font-weight:200 900;font-style:normal;font-display:swap}
@font-face{font-family:"Public Sans";src:url(/assets/fonts/public-sans.woff2) format("woff2-variations"),url(/assets/fonts/public-sans.woff2) format("woff2");font-weight:100 900;font-style:normal;font-display:swap}
:root{
 --green:#037348;--green-dk:#02583a;--green-deep:#123a2b;
 --ink:#1e2420;--ink-2:#4d544f;--paper:#f5f1e8;--paper-2:#ece6d9;--rule:#d6cebe;--rule-dk:#b9ae98;
 --gold:#a6984c;--white:#fff;--field:#6f7670;
 --serif:"Source Serif 4",Georgia,"Times New Roman",serif;
 --sans:"Public Sans",-apple-system,"Segoe UI",Roboto,Arial,sans-serif;
 --w:1180px;--gut:clamp(20px,5vw,48px)}
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;text-size-adjust:100%}
body{margin:0;font-family:var(--sans);font-size:1.0625rem;line-height:1.62;color:var(--ink);background:var(--white);font-feature-settings:"kern"}
img{max-width:100%;height:auto;display:block}
picture{display:block}
a{color:var(--green-dk);text-decoration-thickness:1px;text-underline-offset:.18em}
a:hover{color:var(--ink);text-decoration-thickness:2px}
:focus-visible{outline:3px solid var(--green);outline-offset:3px}
.site-footer :focus-visible{outline-color:#fff}
main:focus{outline:none}
h1,h2,h3{font-family:var(--serif);font-weight:600;color:var(--ink);margin:0 0 .5em;text-wrap:balance;font-optical-sizing:auto}
h1{font-size:clamp(2.25rem,1.4rem + 3.2vw,3.75rem);line-height:1.06;letter-spacing:-.012em;font-weight:560}
h2{font-size:clamp(1.6rem,1.2rem + 1.4vw,2.25rem);line-height:1.15;letter-spacing:-.006em}
h3{font-size:1.25rem;line-height:1.3}
.h2s{font-size:1.3rem;line-height:1.3}
.h3s{font-size:1rem;font-family:var(--sans);font-weight:650;letter-spacing:0}
p{margin:0 0 1em}
p:last-child{margin-bottom:0}
.lead{font-size:clamp(1.1rem,1rem + .35vw,1.25rem);line-height:1.55;color:var(--ink-2);max-width:40em}
.muted{color:var(--ink-2)}
.hint{font-size:.92rem;color:var(--ink-2)}
.mt{margin-top:1.75rem}
.center{text-align:center}
.mx{margin-left:auto;margin-right:auto}
.sr-only{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.skip{position:absolute;left:12px;top:-60px;background:var(--ink);color:#fff;padding:12px 16px;z-index:100}
.skip:focus{top:12px}
.wrap{max-width:var(--w);margin:0 auto;padding:0 var(--gut)}
.wrap.narrow>*{max-width:780px}
.wrap.narrow.center>*{margin-left:auto;margin-right:auto}
section{padding:clamp(56px,7vw,96px) 0}
section.alt{background:var(--paper)}
section.pt0{padding-top:0}
section.pt-sm{padding-top:clamp(32px,4vw,48px)}
.dark{background:var(--paper-2);border-top:1px solid var(--rule);border-bottom:1px solid var(--rule)}

/* buttons and links */
.ctas{display:flex;flex-wrap:wrap;align-items:center;gap:14px 28px;margin-top:1.75rem}
.ctas.jc{justify-content:center}
.btn{display:inline-flex;align-items:center;justify-content:center;min-height:48px;padding:12px 22px;border:1px solid var(--green);border-radius:2px;background:var(--green);color:#fff;font:600 1rem/1.2 var(--sans);text-decoration:none;cursor:pointer}
.btn:hover{background:var(--green-dk);border-color:var(--green-dk);color:#fff}
.btn-light{background:#fff;border-color:#fff;color:var(--green-deep)}
.btn-light:hover{background:var(--paper);border-color:var(--paper);color:var(--green-deep)}
.btn-quiet{background:#fff;color:var(--green-dk);border-color:var(--green-dk)}
.btn-quiet:hover{background:var(--paper);color:var(--green-deep)}
.tlink{display:inline-flex;align-items:center;min-height:44px;font-weight:600;color:var(--green-dk);text-decoration:underline;text-underline-offset:.28em}
.tlink-light,.tlink-light:hover{color:#fff}
.more{margin-top:1.5rem}

/* header */
.site-header{position:sticky;top:0;z-index:50;background:#fff;border-bottom:1px solid var(--rule)}
.bar{max-width:var(--w);margin:0 auto;padding:10px var(--gut);display:flex;align-items:center;gap:24px}
.brand{display:flex;align-items:center;gap:10px;text-decoration:none;color:var(--ink);margin-right:auto}
.brand .mark{width:48px;height:auto}
.wordmark,.wm{display:flex;flex-direction:column;line-height:1}
.wordmark b,.wm b{font:600 1.05rem/1 var(--serif);letter-spacing:.14em;color:var(--green-dk)}
.wordmark span,.wm span{font:500 .78rem/1.3 var(--sans);letter-spacing:.06em;color:var(--ink-2)}
.nav ul{list-style:none;margin:0;padding:0;display:flex;gap:4px 20px;flex-wrap:wrap}
.nav a{display:inline-flex;align-items:center;min-height:44px;color:var(--ink);text-decoration:none;font-size:.95rem}
.nav a:hover{text-decoration:underline}
.nav a[aria-current="page"]{color:var(--green-dk);text-decoration:underline;text-decoration-thickness:2px;text-underline-offset:.4em}
.hdr-call{font-weight:650;color:var(--green-dk);text-decoration:none;white-space:nowrap;min-height:44px;display:inline-flex;align-items:center}
.hdr-call:hover{text-decoration:underline}
.menu-btn{display:none;min-height:44px;padding:8px 14px;border:1px solid var(--ink-2);border-radius:2px;background:#fff;color:var(--ink);font:600 .95rem var(--sans);cursor:pointer}
@media (max-width:1100px){
 .menu-btn{display:inline-flex;align-items:center}
 .bar{flex-wrap:wrap;gap:12px}
 .nav{display:none;width:100%;order:5;border-top:1px solid var(--rule);padding:8px 0}
 .nav.open{display:block}
 .nav ul{flex-direction:column;gap:0}
 .nav li{border-bottom:1px solid var(--paper-2)}
 .nav a{width:100%;font-size:1.05rem}
}
@media (max-width:560px){.hdr-call{display:none}.brand .mark{width:40px}}

/* home hero */
.hero{padding:clamp(36px,5vw,72px) 0 clamp(48px,6vw,88px);background:#fff}
.hero-grid{display:grid;grid-template-columns:minmax(0,7fr) minmax(0,5fr);gap:clamp(28px,5vw,72px);align-items:start}
.kicker{font-size:.95rem;color:var(--ink-2);margin-bottom:1.25rem}
.hero h1{max-width:12em;font-size:clamp(2.4rem,1.4rem + 3.6vw,4rem)}
.hero-grid{align-items:center}
.hero .lead{margin-top:1rem}
.serve{font-size:clamp(1.15rem,1rem + .5vw,1.35rem);line-height:1.5;color:var(--ink-2);margin-top:1.1rem;max-width:28em}
.hero-facts{list-style:none;margin:2rem 0 0;padding:0;display:flex;flex-wrap:wrap;gap:10px 10px;font-size:.95rem;color:var(--ink)}
.hero-facts li{display:inline-flex;align-items:center;gap:7px;padding:5px 11px 5px 9px;font-size:.9rem;border:1px solid var(--rule);border-radius:999px;background:var(--paper)}
.hero-facts .ico{width:16px;height:16px;color:var(--green)}
.hero-photo{margin:0}
.hero-photo img{width:100%;aspect-ratio:4/5;object-fit:cover;object-position:38% 50%;border-radius:2px}
@media (max-width:900px){.hero-grid{grid-template-columns:1fr}.hero-photo{order:-1}.hero-photo img{aspect-ratio:3/2}}

/* inner page heads */
.page-head{background:#fff;border-bottom:1px solid var(--rule);padding:clamp(40px,6vw,80px) 0 clamp(36px,5vw,64px)}
.page-head h1{max-width:16em}
.page-head .lead{max-width:44em}

/* section heads: heading left, intro right */
.section-head{margin-bottom:clamp(24px,3.5vw,40px);max-width:44em}
.section-head h2{margin:0 0 .3em}

/* cards */
.cards{display:grid;gap:20px}
.cards.three{grid-template-columns:repeat(3,minmax(0,1fr))}
.cards.two{grid-template-columns:repeat(2,minmax(0,1fr))}
.card{background:#fff;border:1px solid var(--rule);border-radius:6px;padding:26px 26px 28px}
section:not(.alt) .card{background:var(--paper)}
.card .ico{display:block;width:32px;height:32px;color:var(--green);margin-bottom:16px}
.card h3,.card .h2s{font-size:1.2rem;margin:0 0 .45em}
.card p{color:var(--ink-2);margin-bottom:.6em}
.card p:last-child,.card ul:last-child{margin-bottom:0}
@media (max-width:980px){.cards.three{grid-template-columns:repeat(2,minmax(0,1fr))}}
@media (max-width:640px){.cards.three,.cards.two{grid-template-columns:1fr}.card{padding:22px}}
ul.checks{list-style:none;margin:0 0 1em;padding:0}
ul.checks li{position:relative;padding:5px 0 5px 20px}
ul.checks li::before{content:"";position:absolute;left:2px;top:.92em;width:7px;height:7px;background:var(--green)}
ol.ol{margin:0 0 1em;padding-left:1.3em}
ol.ol li{padding:3px 0}

/* two-column text/photo */
.split{display:grid;grid-template-columns:1fr 1fr;gap:clamp(28px,5vw,72px);align-items:center}
.split.rev>:first-child{order:2}
.photo img{width:100%;aspect-ratio:4/3;object-fit:cover;border-radius:2px}
@media (max-width:860px){.split{grid-template-columns:1fr}.split.rev>:first-child{order:0}}

/* at a glance: definition list */
.glance{background:#fff}
.glance-grid{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(28px,5vw,72px)}
.facts{margin:0;border-top:2px solid var(--ink)}
.facts>div{display:grid;grid-template-columns:minmax(0,4fr) minmax(0,8fr);gap:8px 24px;padding:16px 0;border-bottom:1px solid var(--rule)}
.facts dt{font-weight:650;font-size:.95rem}
.facts dd{margin:0;font:400 1.15rem/1.4 var(--serif)}
@media (max-width:800px){.glance-grid{grid-template-columns:1fr}.facts>div{grid-template-columns:1fr}}

/* numbered steps */
.steps{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:0 clamp(24px,4vw,48px)}
.steps{gap:20px}
.steps li{border:1px solid var(--rule);border-top:3px solid var(--green);border-radius:6px;padding:22px 24px 24px;background:#fff}
.steps .n{display:block;font:500 2.25rem/1 var(--serif);color:var(--green-dk);margin-bottom:12px}
.steps p{color:var(--ink-2)}
@media (max-width:800px){.steps{grid-template-columns:1fr}}

/* full-width statement bands */
.band-statement{padding:clamp(36px,5vw,56px) 0;background:var(--green);color:#fff}
.band-statement.deep{background:var(--green-deep)}
.band-statement p{margin:0;max-width:34em;font:500 clamp(1.3rem,1rem + 1.2vw,1.9rem)/1.35 var(--serif);color:#fff;text-wrap:balance}
/* full-bleed photo band */
section.photo-band{padding:0;line-height:0}
.photo-band img{width:100%;height:clamp(240px,36vw,520px);object-fit:cover}
/* progress (no quotes, no names, no photos) */
.progress h2{margin-bottom:clamp(20px,3vw,32px)}
.progress-grid{display:grid;grid-template-columns:1fr 1fr;gap:20px clamp(28px,5vw,64px)}
.pg-item{border-top:3px solid var(--green);padding-top:18px}
.pg-item h3{font-size:1.35rem}
.pg-item p{color:var(--ink-2)}
@media (max-width:760px){.progress-grid{grid-template-columns:1fr}}
/* short highlight strip */
section.strip{padding:clamp(32px,4vw,48px) 0;background:var(--paper-2);border-top:1px solid var(--rule)}
.strip-inner{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:16px 40px}
.strip-inner>div:first-child{max-width:40em}
.strip h2{font-size:1.6rem;margin-bottom:.3em}
.strip .ctas{margin-top:0}
.split.top{align-items:start}
/* gallery */
.gallery{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px 20px}
.g-item{margin:0}
.g-item img{width:100%;aspect-ratio:4/3;object-fit:cover;border-radius:2px}
.g-item.wide-g{grid-column:span 2}
.g-item.wide-g img{aspect-ratio:11/4;object-position:50% 18%}
.g-item.pano{grid-column:1 / -1}
.g-item.pano img{aspect-ratio:3/1}
.g-item figcaption{font-size:.92rem;color:var(--ink-2);padding-top:8px}
@media (max-width:760px){.gallery{grid-template-columns:1fr 1fr}.g-item.wide-g,.g-item.pano{grid-column:span 2}.g-item.wide-g img{aspect-ratio:3/2}.g-item.pano img{aspect-ratio:2/1}}

/* FAQ */
.faq details{border-bottom:1px solid var(--rule)}
.faq details:first-child{border-top:2px solid var(--ink)}
.faq summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:baseline;gap:24px;padding:18px 0;font:600 1.15rem/1.35 var(--serif);min-height:44px}
.faq summary::-webkit-details-marker{display:none}
.faq summary::after{content:"+";font:400 1.5rem/1 var(--sans);color:var(--green-dk);flex:none}
.faq details[open] summary::after{content:"\2212"}
.faq summary:hover{color:var(--green-dk)}
.faq .ans{padding:0 0 22px;max-width:44em;color:var(--ink-2)}

/* forms */
.form-card{border-top:2px solid var(--ink);padding-top:24px;margin-top:8px}
.row{display:grid;grid-template-columns:1fr 1fr;gap:0 20px}
@media (max-width:640px){.row{grid-template-columns:1fr}}
.field{margin-bottom:18px}
.field label{display:block;font-weight:600;margin-bottom:6px}
input[type=text],input[type=tel],input[type=email],select,textarea{width:100%;min-height:48px;padding:10px 12px;border:1px solid var(--field);border-radius:2px;background:#fff;color:var(--ink);font:inherit}
input:focus-visible,select:focus-visible{outline:3px solid var(--green);outline-offset:1px;border-color:var(--green-dk)}
.check{display:flex!important;gap:12px;align-items:flex-start;font-weight:400!important}
.check input{width:22px;height:22px;margin:2px 0 0;flex:none;accent-color:var(--green)}
.req{color:#9b2c1f}
.hp{position:absolute!important;left:-9999px;width:1px;height:1px;overflow:hidden}
.notice{background:var(--paper);border:1px solid var(--rule-dk);padding:14px 16px;margin:0 0 22px;font-size:.98rem}
.notice.warn{background:#fbf5e3;border-color:#c9b46a}
.form-msg{padding:14px 16px;margin:0 0 18px;border:1px solid}
.form-msg.ok{background:#eaf4ee;border-color:var(--green);color:var(--green-deep)}
.form-msg.err{background:#fbece9;border-color:#9b2c1f;color:#6e1d13}
.form-msg:focus{outline:3px solid var(--ink);outline-offset:2px}
.contact-card{border-top:2px solid var(--ink);padding-top:22px}
.contact-card .h2s{margin-bottom:.35em}
.grid.g2{display:grid;grid-template-columns:minmax(0,5fr) minmax(0,7fr);gap:clamp(28px,5vw,72px)}
@media (max-width:860px){.grid.g2{grid-template-columns:1fr}}
.badge{display:inline-block;border:1px solid var(--rule-dk);padding:6px 12px;font-size:.95rem}
.eeo{max-width:46em;margin-left:auto;margin-right:auto;font-size:.95rem;color:var(--ink-2)}
mark.ph{background:#fff2b3;color:var(--ink);padding:0 3px;outline:1px dashed #a08a1a}

/* legal documents */
.legal-doc h2{font-size:1.45rem;margin-top:2rem}
.legal-doc h3,.legal-doc .h3s{margin-top:1.4rem}
.legal-doc ul{padding-left:1.2em}
.draft{background:#fbf5e3;border:1px solid #c9b46a;padding:14px 16px;margin-bottom:24px}
.taglines{list-style:none;padding:0;margin:0;border-top:1px solid var(--rule)}
.taglines li,.tagline{padding:10px 0;border-bottom:1px solid var(--rule)}
.contact-block{border-top:1px solid var(--rule);padding-top:16px;margin-top:16px}

/* footer */
.site-footer{background:var(--green-deep);color:#dfe8e2;font-size:.97rem}
.site-footer a{color:#fff}
.site-footer a.btn-light,.site-footer a.btn-light:hover{color:var(--green-deep)}
.f-cta{display:flex;flex-wrap:wrap;align-items:center;justify-content:space-between;gap:16px 32px;padding-top:44px;padding-bottom:36px}
.f-title{font:500 clamp(1.5rem,1.2rem + 1vw,2rem)/1.2 var(--serif);color:#fff;margin:0}
.f-cta .ctas{margin-top:0}
.f-main{padding-bottom:28px}
.fgrid{border-top:1px solid rgba(255,255,255,.22);padding-top:36px;display:grid;grid-template-columns:minmax(0,5fr) minmax(0,3fr) minmax(0,4fr);gap:32px 48px}
.fgrid .cols2{columns:2;column-gap:24px}
.crisis{margin-top:18px;padding-top:14px;border-top:1px solid rgba(255,255,255,.22)}
.fgrid h2{font:650 .95rem/1.3 var(--sans);color:#fff;margin:0 0 10px}
.fgrid ul{list-style:none;margin:0;padding:0}
.fgrid li{padding:2px 0}
.fgrid li a{display:inline-block;padding:3px 0}
.fwm{display:flex;align-items:center;gap:10px;margin-bottom:14px}
.fwm img{width:52px;height:auto}
.site-footer .wm b{color:#fff}
.site-footer .wm span{color:#dfe8e2}
.license{font-size:.92rem;color:#dfe8e2}
.legal{display:flex;flex-wrap:wrap;justify-content:space-between;gap:10px 24px;border-top:1px solid rgba(255,255,255,.22);margin-top:32px;padding-top:18px;font-size:.88rem;color:#d3ded7}
@media (max-width:900px){.fgrid{grid-template-columns:1fr 1fr}.fgrid>:first-child{grid-column:1/-1}}
@media (max-width:560px){.fgrid{grid-template-columns:1fr}}

/* mobile call bar */
.callbar{display:none}
@media (max-width:760px){
 .callbar{display:grid;grid-template-columns:1fr 1fr;gap:8px;position:fixed;left:0;right:0;bottom:0;z-index:60;background:#fff;border-top:1px solid var(--rule);padding:8px 12px calc(8px + env(safe-area-inset-bottom))}
 body{padding-bottom:72px}
}
@media (prefers-reduced-motion:no-preference){
 .motion .rise:not(.in){opacity:0}
 .motion .rise.in{animation:rise .45s ease-out both}
 .motion .cards>.rise:nth-child(3n+2),.motion .steps>.rise:nth-child(2),.motion .progress-grid>.rise:nth-child(2){animation-delay:.07s}
 .motion .cards>.rise:nth-child(3n),.motion .steps>.rise:nth-child(3){animation-delay:.14s}
 @keyframes rise{from{opacity:0;transform:translateY(14px)}to{opacity:1;transform:none}}
 .btn,.card,.tlink{transition:background-color .15s,border-color .15s,color .15s}
 .card:hover{border-color:var(--rule-dk)}
}
@media print{.motion .rise{opacity:1!important;transform:none!important}}
@media (prefers-reduced-motion:reduce){*,*::before,*::after{animation:none!important;transition:none!important;scroll-behavior:auto!important}}
@media print{.site-header,.callbar,.f-cta{display:none}.site-footer{background:#fff;color:#000}}
/* clinical leadership bio (About) */
.card.bio{padding:32px 36px 34px;border-top:3px solid var(--green);display:grid;grid-template-columns:minmax(0,4fr) minmax(0,8fr);gap:12px clamp(24px,4vw,56px)}
.card.bio>p{max-width:40em;font-size:1.06rem;line-height:1.7;margin:0}
@media (max-width:760px){.card.bio{grid-template-columns:1fr;padding:24px}}
.card.bio h3{font-size:1.45rem;margin-bottom:.15em}
.card.bio .role{font-weight:650;color:var(--green-dk);margin:0}
.card.bio p:not(.role){color:var(--ink)}
#clinical-leadership{scroll-margin-top:80px}