/* Corporate site. Colours, spacing, radii and shadows come from packages/brand/tokens/tokens.css;
   the corporate type scale and section rhythm below are built from those tokens. */

:root {
  /* Vertical rhythm. Target (owner, 2026-10-22): about 12-15% less whitespace than the original
     spacious build (06162d8: sections 96, band 112), with a tight transition from the three-column
     summary to "Our businesses". Horizontal layout (--content-max, --gutter, grids) is unchanged. */
  --c-section: calc(var(--space-11) + var(--space-3));        /* 84px (original 96) */
  --c-section-tight: calc(var(--space-11) + var(--space-3));  /* 84px: homepage Technology, Observation (original 96) */
  --c-section-rule: calc(var(--space-11) + var(--space-3));   /* 84px: homepage values row (original 96) */
  --c-section-rule-inner: var(--space-11);                     /* 72px: ruled sections on other pages (unchanged) */
  --c-head-gap: var(--space-9);                                /* 48px: section heading block to content (original 56) */
  --c-band: calc(var(--space-11) + var(--space-6));           /* 96px: closing contact band (original 112) */
  --c-strip-gap: calc(var(--space-10) + var(--space-2));      /* 64px: hero to the three-column summary (original 72) */
  --c-biz-top: var(--space-10);                                /* 56px: summary to "Our businesses" (original 96, flagged) */
  --c-footer-top: var(--space-10);                             /* 56px (as before the drift) */
  --c-footer-bottom: var(--space-9);                           /* 48px */
  --c-hero-panel: rgba(255, 255, 255, 0.8);                    /* photo hero text panel (homepage, Commercial Real Estate) */
  --c-on-panel-muted: color-mix(in srgb, var(--pa-navy) 40%, var(--pa-slate-text)); /* #384D69: lead text on the panel, AA over the photo */
  --c-header-h: 76px;
  --c-display: clamp(40px, 5.2vw, 74px);
  --c-display-page: clamp(36px, 4.4vw, 60px);
  --c-h2: clamp(28px, 3vw, 42px);
  --c-h3: 19px;
  --c-crimson-tint: color-mix(in srgb, var(--pa-crimson) 7%, var(--pa-white));
  --c-navy-line: color-mix(in srgb, var(--pa-navy) 14%, transparent);
}
@media (max-width: 760px) {
  :root {
    --c-header-h: 64px;
    --c-section: calc(var(--space-10) + var(--space-2));      /* 64px (original 72) */
    --c-section-tight: calc(var(--space-10) + var(--space-2)); /* 64px */
    --c-section-rule: calc(var(--space-10) + var(--space-2));  /* 64px */
    --c-section-rule-inner: var(--space-10);                   /* 56px (unchanged) */
    --c-head-gap: var(--space-8);                              /* 40px (unchanged; homepage 48 below) */
    --c-band: var(--space-11);                                 /* 72px (unchanged; homepage 80 below) */
    --c-strip-gap: var(--space-10);                            /* 56px (original 72) */
    --c-biz-top: var(--space-10);                              /* 56px: summary to "Our businesses" (original 72) */
    --c-footer-top: var(--space-10);                           /* 56px (unchanged) */
    --c-footer-bottom: var(--space-9);                         /* 48px */
  }
}

/* ---------- Base ---------- */
*, *::before, *::after { box-sizing: border-box; }
html { scroll-padding-top: calc(var(--c-header-h) + var(--space-4)); -webkit-text-size-adjust: 100%; }
@media (prefers-reduced-motion: no-preference) { html { scroll-behavior: smooth; } }
body {
  margin: 0;
  background: var(--pa-white);
  color: var(--pa-navy);
  font: 400 17px/1.6 var(--font-sans);
  font-feature-settings: "cv11", "ss01";
  -webkit-font-smoothing: antialiased;
  text-rendering: optimizeLegibility;
}
img, svg { max-width: 100%; }
h1, h2, h3, h4 { margin: 0; font-weight: 600; letter-spacing: -.02em; line-height: 1.15; text-wrap: balance; }
h2 { font-size: var(--c-h2); letter-spacing: -.03em; line-height: 1.08; }
h3 { font-size: var(--c-h3); letter-spacing: -.01em; }
p { margin: 0; text-wrap: pretty; }
a { color: var(--pa-navy); text-underline-offset: 3px; text-decoration-thickness: 1px; }
a:hover { color: var(--pa-crimson); }
:focus-visible { outline: 3px solid var(--pa-action-blue); outline-offset: 3px; border-radius: 2px; }
.pa-header-brand:focus-visible, .pa-parent-bar a:focus-visible { outline: 3px solid var(--pa-action-blue); outline-offset: 3px; box-shadow: none; }

.wrap { width: 100%; max-width: calc(var(--content-max) + 2 * var(--gutter)); margin: 0 auto; padding: 0 var(--gutter); }
.visually-hidden { position: absolute !important; width: 1px; height: 1px; padding: 0; margin: -1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; border: 0; }
.icon { flex: none; vertical-align: middle; }

.skip-link { position: absolute; left: var(--space-4); top: -100px; padding: var(--space-2) var(--space-4); background: var(--pa-navy); color: var(--pa-white); border-radius: var(--radius-sm); z-index: 100; font-weight: 600; }
.skip-link:focus { top: var(--space-3); color: var(--pa-white); }

/* ---------- Type helpers ---------- */
.eyebrow {
  display: flex; align-items: center; gap: var(--space-3);
  margin-bottom: var(--space-5);
  color: var(--pa-crimson);
  font-size: 12.5px; font-weight: 600; letter-spacing: .16em; text-transform: uppercase;
}
.eyebrow::before { content: ""; width: 24px; height: 2px; background: currentColor; }
.display { font-size: var(--c-display); font-weight: 600; letter-spacing: -.042em; line-height: 1.02; }
.display--page { font-size: var(--c-display-page); line-height: 1.05; }
.display span { display: block; }
.display span:last-child:not(:first-child) { color: var(--pa-slate-text); }
.lead { margin-top: var(--space-6); max-width: 58ch; color: var(--pa-slate-text); font-size: clamp(17px, 1.4vw, 20px); line-height: 1.6; }
.meta { margin-top: var(--space-4); color: var(--pa-slate-text); font-size: 15px; }
.fine-print { margin-top: var(--space-7); max-width: 80ch; color: var(--pa-slate-text); font-size: 14px; }

/* ---------- Buttons and links ---------- */
.btn {
  display: inline-flex; align-items: center; justify-content: center; gap: var(--space-2);
  min-height: 48px; padding: 0 var(--space-6);
  border: 1.5px solid transparent; border-radius: var(--radius-md);
  font: 600 15.5px/1 var(--font-sans); letter-spacing: -.005em; text-decoration: none;
  cursor: pointer; transition: background-color .15s, border-color .15s, color .15s;
}
.btn--crimson { background: var(--pa-crimson); color: var(--pa-white); }
.btn--crimson:hover { background: var(--pa-crimson-dark); color: var(--pa-white); }
.btn--outline { border-color: var(--pa-navy); color: var(--pa-navy); background: var(--pa-white); }
.btn--outline:hover { background: var(--pa-navy); color: var(--pa-white); }
.btn[disabled], .btn[aria-disabled="true"] { opacity: .6; cursor: progress; }
.actions { display: flex; flex-wrap: wrap; align-items: center; gap: var(--space-3) var(--space-4); margin-top: var(--space-8); }
.link-arrow { display: inline-flex; align-items: center; gap: var(--space-2); font-weight: 600; text-decoration: none; color: var(--pa-navy); }
.link-arrow:hover { color: var(--pa-crimson); text-decoration: underline; }

.tag {
  display: inline-flex; align-items: center; vertical-align: middle;
  padding: 3px var(--space-2); border: 1px solid var(--pa-border); border-radius: 999px;
  background: var(--pa-white); color: var(--pa-slate-text);
  font-size: 11.5px; font-weight: 600; letter-spacing: .04em; line-height: 1.3; text-transform: uppercase; white-space: nowrap;
}
.tag--muted { border-color: transparent; background: transparent; padding-left: 0; }
.chip {
  position: absolute; left: var(--space-5); bottom: var(--space-5);
  padding: var(--space-1) var(--space-3); border: 1px solid var(--pa-border); border-radius: var(--radius-sm);
  background: var(--pa-white); color: var(--pa-navy); font-size: 13px; font-weight: 500;
}

/* ---------- Header ---------- */
.site-header { position: sticky; top: 0; z-index: 50; background: color-mix(in srgb, var(--pa-white) 92%, transparent); backdrop-filter: saturate(1.4) blur(10px); border-bottom: 1px solid var(--pa-border); }
.site-header__in { position: relative; display: flex; align-items: center; justify-content: space-between; gap: var(--space-6); min-height: var(--c-header-h); }
.site-nav { display: flex; align-items: center; gap: var(--space-7); }
.site-nav__list { display: flex; gap: var(--space-7); margin: 0; padding: 0; list-style: none; }
.site-nav__list a { position: relative; display: inline-block; padding: var(--space-2) 0; color: var(--pa-navy); font-size: 15.5px; font-weight: 500; text-decoration: none; }
.site-nav__list a::after { content: ""; position: absolute; left: 0; right: 0; bottom: 0; height: 2px; background: var(--pa-crimson); transform: scaleX(0); transform-origin: left; transition: transform .2s; }
.site-nav__list a:hover::after, .site-nav__list a[aria-current="page"]::after { transform: scaleX(1); }
.site-nav__list a:hover { color: var(--pa-navy); }
.site-nav__cta { min-height: 44px; }
.nav-toggle { display: none; }

@media (max-width: 960px) {
  .js .nav-toggle {
    display: inline-flex; align-items: center; gap: var(--space-2);
    min-height: 44px; padding: 0 var(--space-3);
    border: 1px solid var(--pa-border); border-radius: var(--radius-md); background: var(--pa-white);
    color: var(--pa-navy); font: 600 15px/1 var(--font-sans); cursor: pointer;
  }
  .nav-toggle__close, .nav-toggle[aria-expanded="true"] .nav-toggle__open { display: none; }
  .nav-toggle[aria-expanded="true"] .nav-toggle__close { display: inline; }
  .js .site-nav {
    position: absolute; top: 100%; left: 0; right: 0;
    flex-direction: column; align-items: stretch; gap: var(--space-5);
    padding: var(--space-4) var(--gutter) var(--space-7);
    background: var(--pa-white); border-bottom: 1px solid var(--pa-border); box-shadow: var(--pa-shadow-sm);
  }
  .js .site-nav:not(.is-open) { display: none; }
  .site-nav__list { flex-direction: column; gap: 0; }
  .site-nav__list a { display: block; padding: var(--space-4) 0; border-bottom: 1px solid var(--pa-border); font-size: 18px; }
  .site-nav__list a::after { display: none; }
  .site-nav__list a[aria-current="page"] { color: var(--pa-crimson); }
  .no-js .site-header__in { flex-wrap: wrap; padding: var(--space-3) 0; }
  .no-js .site-nav { flex-wrap: wrap; width: 100%; }
  .no-js .site-nav__list { flex-direction: row; flex-wrap: wrap; gap: 0 var(--space-5); }
  .no-js .site-nav__list a { border: 0; font-size: 15.5px; padding: var(--space-2) 0; }
}
@media (max-width: 400px) {
  .nav-toggle__label { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
  .pa-header-brand .pa-lockup { height: 28px; }
}

.draft-notice { background: var(--c-crimson-tint); border-bottom: 1px solid var(--pa-border); color: var(--pa-navy); font-size: 14px; font-weight: 500; padding: var(--space-3) 0; }

/* ---------- Hero ---------- */

.index-strip { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); margin: var(--c-strip-gap) 0 0; padding: 0; list-style: none; border-top: 1px solid var(--pa-border); border-bottom: 1px solid var(--pa-border); }
.index-strip li { display: flex; flex-direction: column; gap: var(--space-1); padding: calc(var(--space-6) + var(--space-1)) var(--space-6) calc(var(--space-6) + var(--space-1)) 0; }
.index-strip li + li { padding-left: var(--space-6); border-left: 1px solid var(--pa-border); }
.index-strip__n { color: var(--pa-crimson); font-size: 13px; font-weight: 600; font-variant-numeric: tabular-nums; letter-spacing: .08em; margin-bottom: var(--space-2); }
.index-strip strong { font-size: 16px; font-weight: 600; }
.index-strip span:last-child { color: var(--pa-slate-text); font-size: 14.5px; line-height: 1.5; }

.facts { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); margin: var(--space-10) 0 0; border-top: 1px solid var(--pa-border); }
.facts div { padding: var(--space-5) var(--space-5) 0 0; }
.facts div + div { padding-left: var(--space-5); border-left: 1px solid var(--pa-border); }
.facts dt { color: var(--pa-slate-text); font-size: 12.5px; font-weight: 600; letter-spacing: .12em; text-transform: uppercase; }
.facts dd { margin: var(--space-2) 0 0; font-size: 17px; font-weight: 600; }

.breadcrumb ol { display: flex; flex-wrap: wrap; gap: var(--space-2); margin: 0 0 var(--space-6); padding: 0; list-style: none; font-size: 14px; color: var(--pa-slate-text); }
.breadcrumb li + li::before { content: "/"; margin-right: var(--space-2); color: var(--pa-border); }
.breadcrumb a { color: var(--pa-slate-text); }

.page-hero { position: relative; padding: calc(var(--space-11) + var(--space-4)) 0 var(--space-11); background: linear-gradient(180deg, var(--pa-pale-slate), var(--pa-white)); border-bottom: 1px solid var(--pa-border); }
.page-hero--tight { padding-bottom: var(--space-9); }
.page-hero .display { max-width: 18ch; }

/* ---------- Sections ---------- */
.section { padding: var(--c-section) 0; }
.section--tint { background: var(--pa-pale-slate); border-top: 1px solid var(--pa-border); border-bottom: 1px solid var(--pa-border); }
.section--rule { border-top: 1px solid var(--pa-border); padding: var(--c-section-rule-inner) 0; }
.page-home .section--rule { padding: var(--c-section-rule) 0; }
/* Homepage-only mobile rhythm (about 13% under the original); other pages keep their values. */
@media (max-width: 760px) {
  .page-home { --c-head-gap: var(--space-9); --c-band: calc(var(--space-11) + var(--space-2)); }
}
#businesses { padding-top: var(--c-biz-top); }
#technology, #intelligence { padding: var(--c-section-tight) 0; }
.section--flush-top { padding-top: var(--space-9); }
.section-head { max-width: 760px; margin-bottom: var(--c-head-gap); }
.section-head__lead { margin-top: var(--space-5); color: var(--pa-slate-text); font-size: 18px; }
.section-head--split { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: var(--space-6) var(--space-10); max-width: none; align-items: end; }
.section-head--split .section-head__lead { margin-top: 0; }
.section-foot { margin-top: var(--space-8); }

/* Businesses */
.business-grid { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: var(--space-7); align-items: stretch; }
.business-card { display: flex; flex-direction: column; border: 1px solid var(--pa-border); border-radius: var(--radius-lg); background: var(--pa-white); overflow: hidden; box-shadow: var(--pa-shadow-sm); }
.business-card__body { flex: 1; display: flex; flex-direction: column; align-items: flex-start; gap: var(--space-5); padding: var(--space-8); }
.business-card__body > .btn { margin-top: auto; }
.business-card h3 { font-size: 28px; letter-spacing: -.03em; }
.business-card__body > p { color: var(--pa-slate-text); }

.ticks { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: var(--space-3) var(--space-6); margin: 0; padding: 0; list-style: none; font-size: 15.5px; font-weight: 500; }
.ticks li { position: relative; padding-left: var(--space-6); line-height: 1.45; }
.ticks li::before { content: ""; position: absolute; left: 0; top: .62em; width: 12px; height: 2px; background: var(--pa-crimson); }
.split .ticks { grid-template-columns: 1fr; margin-top: var(--space-6); }

.subpanel { display: grid; grid-template-columns: 48px minmax(0, 1fr); gap: var(--space-5); align-items: start; width: 100%; padding: var(--space-5); border: 1px solid var(--pa-border); border-radius: var(--radius-md); background: var(--pa-pale-slate); }
.subpanel h4 { display: flex; flex-wrap: wrap; align-items: center; gap: var(--space-2); font-size: 17px; margin-bottom: var(--space-2); }
.subpanel p { color: var(--pa-slate-text); font-size: 15px; margin-bottom: var(--space-3); }

/* Features */
.feature-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: 0; margin: 0; padding: 0; list-style: none; border-top: 1px solid var(--c-navy-line); border-left: 1px solid var(--c-navy-line); }
.feature { padding: var(--space-8) var(--space-7); border-right: 1px solid var(--c-navy-line); border-bottom: 1px solid var(--c-navy-line); background: var(--pa-white); }
.section--tint .feature { background: transparent; }
.feature .icon { color: var(--pa-crimson); margin-bottom: var(--space-6); }
.feature h3 { margin-bottom: var(--space-2); }
.feature p { color: var(--pa-slate-text); font-size: 15.5px; }

/* Flow */
.flow { position: relative; display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: var(--space-7); margin: 0; padding: 0; list-style: none; counter-reset: flow; }
.flow::before { content: ""; position: absolute; top: 22px; left: 22px; right: 22px; height: 1px; background: repeating-linear-gradient(90deg, var(--pa-border) 0 6px, transparent 6px 12px); }
.flow__step { position: relative; }
.flow__n { display: grid; place-items: center; width: 44px; height: 44px; margin-bottom: var(--space-6); border: 1.5px solid var(--pa-crimson); border-radius: 50%; background: var(--pa-white); color: var(--pa-crimson); font-weight: 600; font-variant-numeric: tabular-nums; }
.flow__step h3 { margin-bottom: var(--space-2); }
.flow__step p { color: var(--pa-slate-text); font-size: 15.5px; }

/* Principles */
.principles { display: grid; grid-template-columns: repeat(4, minmax(0, 1fr)); gap: var(--space-7); margin: 0; padding: 0; list-style: none; }
.principles--3 { grid-template-columns: repeat(3, minmax(0, 1fr)); }
.principles li { padding-top: var(--space-5); border-top: 2px solid var(--pa-navy); }
.principles li:first-child { border-top-color: var(--pa-crimson); }
.principles h3 { margin-bottom: var(--space-2); font-size: 17px; }
.principles p { color: var(--pa-slate-text); font-size: 15.5px; }

/* Real estate pillars */
.pillars { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: var(--space-6); }
.pillar { padding: var(--space-8) var(--space-7); border: 1px solid var(--pa-border); border-radius: var(--radius-lg); background: var(--pa-white); }
.pillar__icon { display: inline-grid; place-items: center; width: 52px; height: 52px; margin-bottom: var(--space-6); border-radius: var(--radius-md); background: var(--c-crimson-tint); color: var(--pa-crimson); }
.pillar h3 { font-size: 21px; margin-bottom: var(--space-6); }
.pillar__list { margin: 0; }
.pillar__list div { padding: var(--space-4) 0; border-top: 1px solid var(--pa-border); }
.pillar__list dt { font-weight: 600; font-size: 15.5px; }
.pillar__list dd { margin: var(--space-1) 0 0; color: var(--pa-slate-text); font-size: 15px; }

/* Split and cards */
.split { display: grid; grid-template-columns: minmax(0, 1.1fr) minmax(0, .9fr); gap: var(--space-10); align-items: start; }
.split__copy h2 { margin-bottom: var(--space-5); }
.split__copy > p:not(.eyebrow) { color: var(--pa-slate-text); font-size: 18px; max-width: 60ch; }
.note-card { padding: var(--space-8); border: 1px solid var(--pa-border); border-radius: var(--radius-lg); background: var(--pa-white); box-shadow: var(--pa-shadow-sm); }
.note-card .icon { color: var(--pa-crimson); margin-bottom: var(--space-5); }
.note-card h3 { margin-bottom: var(--space-3); }
.note-card p { color: var(--pa-slate-text); font-size: 15.5px; }
.note-card p + p { margin-top: var(--space-4); }
.note-card__muted { padding-top: var(--space-4); border-top: 1px solid var(--pa-border); font-size: 14px !important; }

.rules { margin: 0; padding: 0; list-style: none; counter-reset: rule; }
.rules li { position: relative; padding: var(--space-5) 0 var(--space-5) var(--space-10); border-top: 1px solid var(--c-navy-line); color: var(--pa-slate-text); font-size: 15.5px; counter-increment: rule; }
.rules li::before { content: counter(rule, decimal-leading-zero); position: absolute; left: 0; top: var(--space-5); color: var(--pa-crimson); font-weight: 600; font-variant-numeric: tabular-nums; }
.rules strong { display: block; color: var(--pa-navy); font-size: 16.5px; margin-bottom: var(--space-1); }

.where-grid { display: grid; grid-template-columns: repeat(3, minmax(0, 1fr)); gap: var(--space-6); }
.where { display: block; padding: var(--space-7); border: 1px solid var(--pa-border); border-radius: var(--radius-lg); text-decoration: none; color: var(--pa-navy); transition: border-color .15s, box-shadow .15s; }
.where:hover { border-color: var(--pa-navy); box-shadow: var(--pa-shadow-sm); color: var(--pa-navy); }
.where h3 { display: flex; flex-wrap: wrap; align-items: center; gap: var(--space-2); margin-bottom: var(--space-3); }
.where h3 .icon { color: var(--pa-crimson); }
.where p { color: var(--pa-slate-text); font-size: 15.5px; }

/* About org chart */
.org { display: grid; gap: var(--space-5); }
.org__parent { display: flex; flex-wrap: wrap; align-items: center; justify-content: space-between; gap: var(--space-4); padding: var(--space-6) var(--space-7); border: 1px solid var(--pa-border); border-radius: var(--radius-lg); background: var(--pa-white); box-shadow: var(--pa-shadow-sm); }
.org__parent img { height: 36px; width: auto; }
.org__parent p { color: var(--pa-slate-text); font-weight: 500; }
.org__children { position: relative; display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: var(--space-5); }
.org__unit { display: block; padding: var(--space-7); border: 1px solid var(--pa-border); border-top: 3px solid var(--pa-crimson); border-radius: var(--radius-lg); color: var(--pa-navy); text-decoration: none; }
.org__unit:hover { border-color: var(--pa-navy); border-top-color: var(--pa-crimson); color: var(--pa-navy); }
.org__unit h3 { display: flex; align-items: center; gap: var(--space-2); margin-bottom: var(--space-3); font-size: 22px; }
.org__unit h3 .icon { color: var(--pa-crimson); }
.org__unit p { color: var(--pa-slate-text); font-size: 15.5px; }
.org__sub { margin-top: var(--space-5); padding-top: var(--space-4); border-top: 1px dashed var(--pa-border); }
.org__sub strong { color: var(--pa-navy); }
.org__base { padding: var(--space-5) var(--space-7); border-radius: var(--radius-lg); background: var(--pa-pale-slate); border: 1px solid var(--pa-border); color: var(--pa-slate-text); }
.org__base strong { color: var(--pa-navy); }

/* Contact band */
.contact-band { position: relative; overflow: hidden; padding: var(--c-band) 0; background: var(--pa-navy); color: var(--pa-white); isolation: isolate; }
.contact-band__media { position: absolute; inset: 0; z-index: -2; }
.contact-band__media .photo img { width: 100%; height: 100%; object-fit: cover; }
.contact-band::before { content: ""; position: absolute; inset: 0; z-index: -1; background: linear-gradient(90deg, color-mix(in srgb, var(--pa-navy) 94%, transparent) 0%, color-mix(in srgb, var(--pa-navy) 84%, transparent) 55%, color-mix(in srgb, var(--pa-navy) 66%, transparent) 100%); }
.contact-band__in { position: relative; display: grid; grid-template-columns: minmax(0, 1.2fr) minmax(0, .8fr); gap: var(--space-8) var(--space-10); align-items: end; }
.contact-band h2 { margin-bottom: var(--space-4); color: var(--pa-white); }
.contact-band__in > div > p:not(.eyebrow) { color: color-mix(in srgb, var(--pa-white) 86%, transparent); font-size: 18px; max-width: 52ch; }
.contact-band__actions { display: flex; flex-direction: column; align-items: flex-start; gap: var(--space-4); padding: var(--space-7); border: 1px solid color-mix(in srgb, var(--pa-white) 22%, transparent); border-radius: var(--radius-lg); background: color-mix(in srgb, var(--pa-navy) 55%, transparent); backdrop-filter: blur(6px); }
.contact-band .link-arrow, .contact-band a:not(.btn) { color: var(--pa-white); }
.contact-band a:not(.btn):hover { color: var(--pa-white); text-decoration: underline; }
.contact-band__note { color: color-mix(in srgb, var(--pa-white) 82%, transparent); font-size: 14.5px; }

/* Contact form */
.contact-grid { display: grid; grid-template-columns: minmax(0, 1.35fr) minmax(0, .65fr); gap: var(--space-10); align-items: start; }
.form { display: grid; gap: var(--space-6); padding: var(--space-8); border: 1px solid var(--pa-border); border-radius: var(--radius-lg); background: var(--pa-white); box-shadow: var(--pa-shadow-sm); }
.form__row--2 { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: var(--space-6); }
.field { display: grid; gap: var(--space-2); align-content: start; }
.field label { font-size: 15px; font-weight: 600; }
.field__opt { color: var(--pa-slate-text); font-weight: 400; }
.req { color: var(--pa-crimson); }
.field input, .field select, .field textarea {
  width: 100%; min-height: 48px; padding: var(--space-3) var(--space-4);
  border: 1px solid color-mix(in srgb, var(--pa-navy) 32%, var(--pa-white)); border-radius: var(--radius-sm);
  background: var(--pa-white); color: var(--pa-navy); font: 400 16px/1.4 var(--font-sans);
}
.field textarea { resize: vertical; min-height: 150px; }
.field input:focus-visible, .field select:focus-visible, .field textarea:focus-visible { outline: 3px solid var(--pa-action-blue); outline-offset: 1px; border-color: var(--pa-action-blue); }
.field [aria-invalid="true"] { border-color: var(--pa-crimson); box-shadow: inset 0 0 0 1px var(--pa-crimson); }
.field__hint { color: var(--pa-slate-text); font-size: 14px; }
.field__error { color: var(--pa-crimson-dark); font-size: 14px; font-weight: 600; }
.form__legal { color: var(--pa-slate-text); font-size: 14px; }
.form .btn { justify-self: start; }
.form__status { padding: var(--space-4) var(--space-5); border-radius: var(--radius-md); border: 1px solid var(--pa-border); background: var(--pa-pale-slate); font-weight: 500; }
.form__status.is-error { border-color: var(--pa-crimson); background: var(--c-crimson-tint); }
.form__status.is-success { border-color: var(--pa-navy); }
.form__status:focus { outline: none; }
.hp { position: absolute; left: -10000px; width: 1px; height: 1px; overflow: hidden; }
.contact-aside { display: grid; gap: 0; }
.contact-aside__block { padding: var(--space-6) 0; border-top: 1px solid var(--pa-border); }
.contact-aside__block:first-child { border-top: 2px solid var(--pa-crimson); }
.contact-aside h2 { margin-bottom: var(--space-2); font-size: 13px; letter-spacing: .14em; text-transform: uppercase; color: var(--pa-slate-text); }
.contact-aside p { font-size: 15.5px; }
.contact-aside p + p { margin-top: var(--space-3); }

/* Prose (legal) */
.prose { max-width: 72ch; }
.prose > * + * { margin-top: var(--space-5); }
.prose h2 { margin-top: var(--space-9); font-size: 24px; letter-spacing: -.02em; }
.prose p, .prose li { color: color-mix(in srgb, var(--pa-navy) 82%, var(--pa-slate-text)); }
.prose ul { padding-left: var(--space-6); }
.prose li + li { margin-top: var(--space-2); }

/* ---------- Footer ---------- */
.site-footer { border-top: 1px solid var(--pa-border); background: var(--pa-white); }
.site-footer__top { display: grid; grid-template-columns: minmax(0, 2fr) repeat(2, minmax(0, 1fr)); gap: var(--space-8); padding: var(--c-footer-top) 0 var(--c-footer-bottom); }
.site-footer__statement { max-width: 32ch; margin-bottom: var(--space-4); font-size: 20px; font-weight: 600; letter-spacing: -.02em; line-height: 1.3; }
.site-footer__heading { margin-bottom: var(--space-4); color: var(--pa-slate-text); font-size: 12.5px; font-weight: 600; letter-spacing: .14em; text-transform: uppercase; }
.site-footer__col ul { display: grid; gap: var(--space-3); margin: 0; padding: 0; list-style: none; }
.site-footer__col a { font-weight: 500; text-decoration: none; }
.site-footer__col a:hover { text-decoration: underline; }


/* ---------- Responsive ---------- */
@media (max-width: 1100px) {
  .feature-grid { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .principles { grid-template-columns: repeat(2, minmax(0, 1fr)); row-gap: var(--space-8); }
  .ticks { grid-template-columns: 1fr; }
  .pillars { grid-template-columns: 1fr; }
  .pillar { display: grid; grid-template-columns: minmax(0, .8fr) minmax(0, 1.2fr); gap: 0 var(--space-8); }
  .pillar__icon { grid-row: span 2; }
  .pillar h3 { grid-column: 1; }
  .pillar__list { grid-column: 2; grid-row: 1 / span 2; }
}
@media (max-width: 960px) {
  .split, .contact-band__in, .contact-grid, .section-head--split { grid-template-columns: 1fr; }
  .business-grid { grid-template-columns: 1fr; }
  .facts { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .facts div:nth-child(3) { padding-left: 0; border-left: 0; }
  .facts div:nth-child(n+3) { margin-top: var(--space-5); border-top: 1px solid var(--pa-border); }
  .flow { grid-template-columns: repeat(2, minmax(0, 1fr)); row-gap: var(--space-9); }
  .flow::before { display: none; }
  .where-grid, .principles--3 { grid-template-columns: 1fr; }
  .site-footer__top { grid-template-columns: repeat(2, minmax(0, 1fr)); }
  .site-footer__intro { grid-column: 1 / -1; }
  .pillar { display: block; }
}
@media (max-width: 640px) {
  body { font-size: 16px; }
  .index-strip, .facts { grid-template-columns: 1fr; }
  .index-strip li, .facts div { padding-left: 0 !important; border-left: 0 !important; }
  .index-strip li + li, .facts div + div { margin-top: 0; padding-top: var(--space-5); border-top: 1px solid var(--pa-border); }
  .index-strip li { padding-bottom: var(--space-5); padding-right: 0; }
  .feature-grid, .principles, .flow, .org__children, .form__row--2 { grid-template-columns: 1fr; }
  .feature { display: grid; grid-template-columns: 24px minmax(0, 1fr); gap: var(--space-1) var(--space-4); padding: var(--space-6) var(--space-5); }
  .feature .icon { grid-row: span 2; margin: 2px 0 0; }
  .flow { row-gap: var(--space-7); }
  .flow__step { display: grid; grid-template-columns: 44px minmax(0, 1fr); gap: var(--space-1) var(--space-4); }
  .flow__n { grid-row: span 2; margin: 0; }
  .flow__step h3 { margin: var(--space-2) 0 0; }
  .principles { row-gap: var(--space-6); }
  .business-card__body, .form, .contact-band__actions, .note-card, .pillar { padding: var(--space-6) var(--space-5); }
  .business-card h3 { font-size: 24px; }
  .actions .btn, .business-card__body > .btn { width: 100%; }
  .site-footer__top { grid-template-columns: 1fr; }
}

/* Nested links (Mission inside Geospatial) */
.site-footer__col li.is-sub { padding-left: var(--space-4); border-left: 2px solid var(--pa-border); }
.where__sub { margin-top: var(--space-4); padding-top: var(--space-4); border-top: 1px dashed var(--pa-border); }
.where a, .org__unit a { color: var(--pa-navy); text-decoration: none; }
.where h3 a::after, .org__unit h3 a::after { content: ""; position: absolute; inset: 0; }
.where, .org__unit { position: relative; }
.where__sub a, .org__sub a { position: relative; z-index: 1; text-decoration: underline; }
.where a:hover, .org__unit a:hover { color: var(--pa-crimson); }
.where:focus-within, .org__unit:focus-within { border-color: var(--pa-navy); }

/* ---------- Real Estate submenu and tenant portal ---------- */
.has-sub { position: relative; display: flex; align-items: center; gap: var(--space-1); }
.sub-toggle { display: inline-grid; place-items: center; width: 28px; height: 28px; padding: 0; border: 0; border-radius: var(--radius-sm); background: transparent; color: var(--pa-navy); cursor: pointer; }
.sub-toggle .icon { transition: transform .15s; }
.sub-toggle[aria-expanded="true"] .icon { transform: rotate(180deg); }
.site-nav__sub {
  position: absolute; top: calc(100% + var(--space-3)); left: calc(-1 * var(--space-4)); z-index: 60;
  min-width: 300px; margin: 0; padding: var(--space-2); list-style: none;
  border: 1px solid var(--pa-border); border-radius: var(--radius-md); background: var(--pa-white); box-shadow: var(--pa-shadow-sm);
}
.js .site-nav__sub:not(.is-open) { display: none; }
.no-js .has-sub:not(:hover):not(:focus-within) .site-nav__sub { display: none; }
.site-nav__sub li { display: flex; align-items: center; justify-content: space-between; gap: var(--space-3); }
.site-nav__list .site-nav__sub a { display: flex; align-items: center; gap: var(--space-2); flex: 1; padding: var(--space-3); border-radius: var(--radius-sm); font-size: 15px; white-space: nowrap; }
.site-nav__list .site-nav__sub a::after { display: none; }
.site-nav__list .site-nav__sub a:hover { background: var(--pa-pale-slate); }
.site-nav__note { padding-right: var(--space-3); color: var(--pa-slate-text); font-size: 12px; font-weight: 600; letter-spacing: .04em; text-transform: uppercase; }

@media (max-width: 960px) {
  .has-sub { display: block; }
  .sub-toggle { display: none; }
  .js .site-nav__sub:not(.is-open), .no-js .has-sub .site-nav__sub { display: block; }
  .site-nav__sub { position: static; min-width: 0; padding: 0 0 var(--space-2) var(--space-4); border: 0; border-left: 2px solid var(--pa-border); border-radius: 0; box-shadow: none; margin-bottom: var(--space-2); }
  .site-nav__list .site-nav__sub a { padding: var(--space-3) 0; border-bottom: 0; font-size: 16px; }
}

.re-units { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: var(--space-6); align-items: start; }
.re-unit { padding: var(--space-8) var(--space-7); border: 1px solid var(--pa-border); border-radius: var(--radius-lg); background: var(--pa-white); }
.re-unit--pm { border-top: 3px solid var(--pa-crimson); }
.re-unit__kicker { color: var(--pa-slate-text); font-size: 12.5px; font-weight: 600; letter-spacing: .12em; text-transform: uppercase; margin-bottom: var(--space-2); }
.re-unit h3 { font-size: 24px; letter-spacing: -.02em; margin-bottom: var(--space-6); }

.tenant { display: grid; grid-template-columns: minmax(0, 1fr) minmax(0, 1fr); gap: var(--space-10); align-items: center; }
.tenant__copy h2 { margin-bottom: var(--space-5); }
.tenant__copy > p:not(.eyebrow) { color: var(--pa-slate-text); font-size: 18px; max-width: 52ch; }
.tenant__copy .ticks { grid-template-columns: 1fr; margin-top: var(--space-6); }
.tenant__card { display: flex; flex-direction: column; align-items: flex-start; gap: var(--space-4); padding: var(--space-8); border: 1px solid var(--pa-border); border-radius: var(--radius-lg); background: var(--pa-white); box-shadow: var(--pa-shadow-sm); }
.tenant__host { display: inline-flex; align-items: center; gap: var(--space-2); padding: var(--space-1) var(--space-3); border: 1px solid var(--pa-border); border-radius: 999px; color: var(--pa-slate-text); font-size: 13px; font-weight: 500; }
.tenant__host .icon { color: var(--pa-crimson); }
.tenant__card h3 { font-size: 24px; letter-spacing: -.02em; }
.tenant__card > p { color: var(--pa-slate-text); font-size: 15.5px; }
.tenant__alt { font-size: 14.5px !important; }

@media (max-width: 960px) {
  .re-units, .tenant { grid-template-columns: 1fr; }
}
@media (max-width: 640px) {
  .re-unit, .tenant__card { padding: var(--space-6) var(--space-5); }
  .tenant__card .btn { width: 100%; }
}
.business-card__aside { color: var(--pa-slate-text); font-size: 14.5px; }

/* ---------- Photography ---------- */
.photo { display: block; }
.photo img { display: block; width: 100%; height: 100%; object-fit: cover; }

/* Split hero: copy on white at the left (about 45%), photograph filling the right (about 55%) to
   the viewport edge, with a clean vertical boundary. The photo never starts before the copy
   column ends: at least the page offset plus the copy width and a gap. */
.photo-hero {
  --hero-offset: max(var(--gutter), calc((100% - var(--content-max)) / 2));
  --hero-split: max(45%, calc(var(--hero-offset) + 572px));
  position: relative; display: flex; align-items: center; min-height: clamp(520px, 68vh, 720px);
  background: var(--pa-white); border-bottom: 1px solid var(--pa-border); overflow: hidden;
}
.photo-hero__media { position: absolute; top: 0; bottom: 0; right: 0; left: var(--hero-split); background: var(--pa-pale-slate); }
.photo-hero__media .photo { height: 100%; }
.photo-hero__in { position: relative; padding-top: var(--space-11); padding-bottom: var(--space-11); }
.photo-hero__copy { max-width: 520px; }
.photo-hero .display--page { font-size: clamp(36px, 3.5vw, 50px); }

.business-card__media { position: relative; aspect-ratio: 16 / 9; overflow: hidden; background: var(--pa-pale-slate); }
.business-card__media .photo { height: 100%; }
.business-card__media img { transition: transform .6s cubic-bezier(.2, .7, .2, 1); }
@media (prefers-reduced-motion: no-preference) { .business-card:hover .business-card__media img { transform: scale(1.03); } }
.business-card__title { display: flex; align-items: center; gap: var(--space-4); }
.business-card__icon { display: inline-grid; place-items: center; width: 52px; height: 52px; border-radius: var(--radius-md); background: var(--c-crimson-tint); color: var(--pa-crimson); flex: none; }
.business-card__aside .icon { color: var(--pa-crimson); margin-right: var(--space-1); vertical-align: -2px; }

.icon-list { display: grid; grid-template-columns: repeat(2, minmax(0, 1fr)); gap: var(--space-3) var(--space-6); width: 100%; margin: 0; padding: 0; list-style: none; font-size: 15.5px; font-weight: 500; }
.icon-list li { display: flex; align-items: flex-start; gap: var(--space-3); line-height: 1.4; }
.icon-list .icon { color: var(--pa-crimson); margin-top: 1px; }

.subpanel__icon { display: inline-grid; place-items: center; width: 48px; height: 48px; border-radius: var(--radius-md); background: var(--pa-white); border: 1px solid var(--pa-border); color: var(--pa-crimson); }

.section-head--center { margin-left: auto; margin-right: auto; text-align: center; }
.section-head--center .eyebrow { justify-content: center; }
.eyebrow--light { color: var(--pa-white); }

.principles .icon { display: block; color: var(--pa-crimson); margin-bottom: var(--space-4); }

.facts-band { border-bottom: 1px solid var(--pa-border); }
.facts-band .facts { margin-top: 0; border-top: 0; padding: var(--space-6) 0 var(--space-7); }

.split--media { grid-template-columns: minmax(0, .85fr) minmax(0, 1.15fr); align-items: center; }
.split__media { border-radius: var(--radius-lg); overflow: hidden; aspect-ratio: 4 / 5; box-shadow: var(--pa-shadow-sm); }
.split__media .photo { height: 100%; }
.split__copy .note-card { margin-top: var(--space-8); box-shadow: none; background: var(--pa-pale-slate); }

@media (max-width: 1100px) {
  .icon-list { grid-template-columns: 1fr; }
}
@media (max-width: 960px) {
  .photo-hero { min-height: 0; display: block; }
  .photo-hero__media { position: relative; inset: auto; aspect-ratio: 16 / 10; }
  .photo-hero__in { padding-top: var(--space-9); padding-bottom: var(--space-6); }
  .split--media { grid-template-columns: 1fr; }
  .split__media { aspect-ratio: 16 / 10; }
  .contact-band::before { background: color-mix(in srgb, var(--pa-navy) 88%, transparent); }
}
@media (max-width: 640px) {
  .photo-hero__media { aspect-ratio: 4 / 3; }
  .business-card__icon { width: 44px; height: 44px; }
}

@media (max-width: 1280px) and (min-width: 961px) {
  .photo-hero__copy { max-width: 460px; }
}

/* Homepage hero height: 25% shorter than the v3 hero (694px at 1440x900, 780px at 1920x1080)
   so the operating divisions start inside the first desktop viewport. */
@media (min-width: 961px) {
  .photo-hero { min-height: clamp(440px, 54vh, 585px); }
  .photo-hero__in { padding-top: var(--space-8); padding-bottom: var(--space-8); }
  .photo-hero .eyebrow { margin-bottom: var(--space-4); }
  .photo-hero .display:not(.display--page) { font-size: clamp(44px, 3.75vw, 60px); }
  .photo-hero .lead { margin-top: var(--space-5); font-size: 18px; line-height: 1.55; }
  .photo-hero .actions { margin-top: var(--space-7); }
}

/* Compact hero, shared by the homepage, Commercial Real Estate, Technology and About: one height
   per desktop width (433px at 1440, 458px at 1920: the second 20% trim plus 16px), one
   headline scale and one spacing rhythm. Contact and legal pages keep their short header. */
@media (min-width: 961px) {
  /* Height: the second-trim size plus 16px (owner, 2026-10-21); content stays vertically centred. */
  .hero-compact { --hero-h: calc(clamp(395px, calc(342px + 5.2vw), 460px) + 16px); min-height: var(--hero-h); }
  .hero-compact.photo-hero { display: flex; align-items: center; }
  .hero-compact .photo-hero__in { padding-top: var(--space-5); padding-bottom: var(--space-5); }
  .hero-compact.page-hero { display: flex; align-items: center; padding-top: var(--space-5); padding-bottom: var(--space-5); }
  .hero-compact .breadcrumb ol { margin-bottom: var(--space-3); }
  .hero-compact .eyebrow { margin-bottom: var(--space-3); }
  .hero-compact .display, .hero-compact .display:not(.display--page) { font-size: clamp(40px, 3.2vw, 52px); }
  .hero-compact .lead { margin-top: var(--space-3); font-size: 17px; line-height: 1.5; }
  .hero-compact .actions { margin-top: var(--space-5); }
}

/* Photo heroes (homepage, Commercial Real Estate): the photograph runs the full width behind an 80% white text panel over the left
   ~45% (hard edge, no gradient). Mobile and tablet keep the stacked photo above solid white text. */
@media (min-width: 961px) {
  .photo-hero--panel .photo-hero__media { left: 0; z-index: 0; }
  .photo-hero--panel::before { content: ""; position: absolute; top: 0; bottom: 0; left: 0; width: var(--hero-split); background: var(--c-hero-panel); z-index: 1; }
  .photo-hero--panel .photo-hero__in { z-index: 2; }
  /* Over the photo, slate and crimson lose contrast where trees show through the panel; these
     darker values keep body-size text at WCAG AA (measured against the rendered pixels). */
  .photo-hero--panel .lead { color: var(--c-on-panel-muted); }
  .photo-hero--panel .eyebrow { color: var(--pa-crimson-dark); }
}