/* sumi charcoal + vermilion on washi. Variable names are inherited from the shared generator:
   --navy* = dark surfaces, --brass = accent, --brass-2 = accent on dark */
:root{--navy:#2a2622;--navy-2:#3d362f;--navy-3:#1b1815;--brass:#b4412b;--brass-2:#ecc0aa;
  --sand:#f5f0e6;--paper:#fff;--ink:#231f1c;--muted:#655d55;--line:rgba(42,38,34,.15);--line-d:rgba(236,192,170,.3)}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;overflow-x:clip}
body{font-family:'Zen Kaku Gothic New',system-ui,sans-serif;color:var(--ink);background:var(--sand);line-height:1.65;font-size:16px}
h1,h2,h3{font-family:'Shippori Mincho',Georgia,serif;font-weight:600;line-height:1.15}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
.wrap{width:100%;max-width:1120px;margin:0 auto;padding:0 20px}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;padding:13px 26px;border-radius:8px;font-weight:700;font-size:15px;cursor:pointer;border:0;font-family:inherit;transition:.2s;text-align:center}
.btn-wa{background:#1f9d55;color:#fff}.btn-wa:hover{background:#18834a}
.btn-brass{background:var(--brass);color:#fff}.btn-brass:hover{background:#97341f}
.btn-line{border:1.5px solid var(--brass-2);color:#fff}.btn-line:hover{background:rgba(255,255,255,.08)}
.btn-navy{background:var(--navy);color:#fff}.btn-navy:hover{background:var(--navy-2)}

/* disclosure strip */
.strip{background:var(--navy-3);color:#d5dbe2;font-size:12.5px;line-height:1.55;padding:9px 18px;text-align:center}
.strip p{max-width:1060px;margin:0 auto}
.strip strong{color:var(--brass-2);font-weight:700}
.strip a{color:var(--brass-2);text-decoration:underline;white-space:nowrap}

/* header */
header{position:sticky;top:0;z-index:50;background:rgba(42,38,34,.97);border-bottom:1px solid var(--line-d)}
.nav{display:flex;align-items:center;justify-content:space-between;gap:16px;min-height:66px;flex-wrap:wrap;padding-top:8px;padding-bottom:8px}
.brand{display:flex;flex-direction:column;color:#fff;line-height:1.15}
.brand .wm{font-family:'Shippori Mincho',serif;font-size:21px;white-space:nowrap}
.brand .sub{font-size:10.5px;letter-spacing:1.6px;text-transform:uppercase;color:var(--brass-2);margin-top:3px;white-space:nowrap}
.menu{display:flex;gap:22px;align-items:center;font-size:14.5px;color:rgba(255,255,255,.85)}
.menu a:hover,.menu a[aria-current]{color:var(--brass-2)}
.nav .btn{padding:10px 18px;font-size:14px}
@media(max-width:820px){
  header{position:static}
  .nav{gap:10px}
  .brand{flex:1;min-width:0}
  .brand .sub{white-space:normal;font-size:9.5px;letter-spacing:1px;line-height:1.35}
  .menu{order:3;width:100%;justify-content:space-between;gap:8px;border-top:1px solid rgba(255,255,255,.12);padding-top:8px;font-size:13.5px}
  .menu a{white-space:nowrap}
  .menu .hide-m{display:none}
  .nav .btn{flex:none}
}
@media(max-width:400px){.brand .wm{font-size:18px}.nav .btn{padding:9px 13px;font-size:13px}.menu{font-size:13px}}

/* hero */
.hero{position:relative;background:linear-gradient(rgba(27,24,21,.5),rgba(27,24,21,.72)),url('/images/hero.jpg') center/cover;color:#fff;text-align:center;padding:78px 0 84px}
.tag{display:inline-block;border:1px solid var(--brass-2);color:var(--brass-2);padding:6px 16px;border-radius:6px;font-size:12.5px;letter-spacing:1.6px;text-transform:uppercase;margin-bottom:20px}
.hero h1{font-size:clamp(36px,6vw,62px);margin-bottom:10px}
.hero .tl{font-size:clamp(17px,2.3vw,21px);color:rgba(255,255,255,.9);max-width:680px;margin:0 auto 10px}
.hero .loc{font-size:14px;color:rgba(255,255,255,.75);margin-bottom:28px}
.hero-cta{display:flex;gap:12px;justify-content:center;flex-wrap:wrap}
.hero .by{margin-top:26px;font-size:13px;color:rgba(255,255,255,.78)}
.hero .by strong{color:#fff;font-weight:700}

.stats{background:var(--navy);color:#fff}
.stats .wrap{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:10px;padding:24px 20px;text-align:center}
.stat .n{font-family:'Shippori Mincho',serif;font-size:27px;color:var(--brass-2);line-height:1.1}
.stat .l{font-size:11.5px;letter-spacing:1.2px;text-transform:uppercase;color:rgba(255,255,255,.72);margin-top:6px}

section.pad{padding:72px 0}
section[id]{scroll-margin-top:70px}
.eyebrow{text-align:center;color:var(--brass);font-size:12.5px;letter-spacing:3px;text-transform:uppercase;margin-bottom:10px;font-weight:700}
.h2{text-align:center;font-size:clamp(28px,4.2vw,42px);color:var(--navy);margin-bottom:14px}
.lead{text-align:center;max-width:720px;margin:0 auto 42px;color:var(--muted);font-size:17px}
.note{text-align:center;font-size:13px;color:var(--muted);margin-top:20px}

.hl{display:grid;grid-template-columns:repeat(auto-fit,minmax(min(230px,100%),1fr));gap:20px}
.card{background:var(--paper);border:1px solid var(--line);border-radius:12px;padding:28px 24px}
.card h3{font-size:22px;color:var(--navy);margin-bottom:8px}
.card p{color:var(--muted);font-size:15px}
.card .num{font-family:'Shippori Mincho',serif;color:var(--brass);font-size:15px;letter-spacing:2px;margin-bottom:10px}

/* layout tabs (CSS only) */
.dark{background:var(--navy);color:#fff}
.dark .h2{color:#fff}.dark .lead{color:rgba(255,255,255,.75)}.dark .eyebrow{color:var(--brass-2)}
.lt{max-width:1000px;margin:0 auto}
.lt input{position:absolute;opacity:0;pointer-events:none}
.tabbar{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:10px;margin-bottom:24px}
.tabbar label{cursor:pointer;text-align:center;padding:14px 8px;border:1px solid var(--line-d);border-radius:10px;background:rgba(255,255,255,.04);transition:.2s;user-select:none}
.tabbar .tt{font-family:'Shippori Mincho',serif;font-size:21px;color:var(--brass-2);display:block;line-height:1.1}
.tabbar .tb{font-size:12.5px;color:rgba(255,255,255,.75);margin-top:4px;display:block}
.lt input:focus-visible~.tabbar{outline:2px solid var(--brass-2);outline-offset:4px}
#lt-a:checked~.tabbar label[for=lt-a],#lt-b:checked~.tabbar label[for=lt-b],#lt-c:checked~.tabbar label[for=lt-c],#lt-d:checked~.tabbar label[for=lt-d]{background:var(--brass-2);border-color:transparent}
#lt-a:checked~.tabbar label[for=lt-a] span,#lt-b:checked~.tabbar label[for=lt-b] span,#lt-c:checked~.tabbar label[for=lt-c] span,#lt-d:checked~.tabbar label[for=lt-d] span{color:var(--navy-3)}
.panel{display:none;grid-template-columns:1.25fr 1fr;gap:26px;align-items:center;background:rgba(255,255,255,.04);border:1px solid var(--line-d);border-radius:14px;padding:22px}
#lt-a:checked~.panels #p-a,#lt-b:checked~.panels #p-b,#lt-c:checked~.panels #p-c,#lt-d:checked~.panels #p-d{display:grid}
.plan{background:#fff;border-radius:10px;padding:14px}
.plan img{width:100%}
.det .dt{font-family:'Shippori Mincho',serif;font-size:32px;color:var(--brass-2);line-height:1}
.det .dbed{font-size:15px;color:rgba(255,255,255,.85);margin:8px 0 16px}
.drow{display:flex;justify-content:space-between;gap:14px;padding:11px 0;border-bottom:1px dashed var(--line-d);font-size:15px}
.drow span{color:rgba(255,255,255,.65)}.drow b{font-weight:500;text-align:right}
.det .btn{margin-top:20px;width:100%}

.facs{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:12px}
.fac{background:var(--paper);border:1px solid var(--line);border-radius:10px;padding:16px 14px;text-align:center;font-size:14.5px}
figure.fp{margin:32px 0 0;background:#fff;border:1px solid var(--line);border-radius:12px;padding:16px}
figure.fp figcaption{text-align:center;font-size:13px;color:var(--muted);margin-top:12px}

.gal{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));grid-auto-rows:200px;gap:12px}
.gal figure{position:relative;overflow:hidden;border-radius:12px}
.gal img{width:100%;height:100%;object-fit:cover}
.gal figcaption{position:absolute;left:0;right:0;bottom:0;padding:14px 14px 10px;font-size:13.5px;color:#fff;background:linear-gradient(transparent,rgba(27,24,21,.85))}
.gal .big{grid-column:span 2;grid-row:span 2}.gal .wide{grid-column:span 2}

.loc-wrap{display:grid;grid-template-columns:1fr 1fr;gap:38px;align-items:center}
.loc-list{list-style:none}
.loc-list li{padding:11px 0;border-bottom:1px dashed var(--line);display:flex;justify-content:space-between;gap:16px;font-size:15px}
.loc-list li span{color:var(--brass);font-weight:700;white-space:nowrap}
.map{border-radius:12px;overflow:hidden;border:1px solid var(--line);background:#fff}

/* form */
.form-sec{background:linear-gradient(135deg,var(--navy),var(--navy-2))}
.form-box{max-width:640px;margin:0 auto;background:#fff;border-radius:14px;padding:38px 32px;box-shadow:0 24px 60px rgba(0,0,0,.25)}
.form-box h2{text-align:center;font-size:32px;color:var(--navy);margin-bottom:6px}
.form-box p.sub{text-align:center;color:var(--muted);margin-bottom:24px;font-size:15px}
.field{margin-bottom:15px}
.field label{display:block;font-size:13px;font-weight:700;margin-bottom:6px;color:var(--navy)}
.field input,.field select,.field textarea{width:100%;padding:13px 14px;border:1px solid #cfd5dc;border-radius:8px;font-size:16px;font-family:inherit;background:#fafbfc;color:var(--ink)}
.field textarea{min-height:110px;resize:vertical}
.field input:focus,.field select:focus,.field textarea:focus{outline:none;border-color:var(--brass);box-shadow:0 0 0 3px rgba(180,65,43,.18);background:#fff}
.consent{display:flex;gap:10px;align-items:flex-start;font-size:13px;color:var(--muted);margin:6px 0 18px;line-height:1.55;cursor:pointer}
.consent input{margin-top:3px;width:17px;height:17px;flex:none;accent-color:var(--brass)}
.consent a,.fine a{color:var(--navy);text-decoration:underline}
.form-box .btn{width:100%;padding:16px;font-size:16px}
.fine{text-align:center;font-size:12.5px;color:var(--muted);margin-top:14px}
.hp{position:absolute;left:-9999px}

/* agent card */
.agent-sec{padding:60px 0;background:var(--sand)}
.agent-card{max-width:880px;margin:0 auto;background:#fff;border:1px solid var(--line);border-radius:14px;padding:32px 30px;display:grid;grid-template-columns:110px 1fr;gap:26px;align-items:center}
.ava{width:110px;height:110px;border-radius:50%;background:var(--navy);border:3px solid var(--brass-2);display:flex;align-items:center;justify-content:center;font-family:'Shippori Mincho',serif;font-size:38px;color:#fff}
.agent-card .ey{color:var(--brass);font-size:12px;letter-spacing:2.5px;text-transform:uppercase;font-weight:700;margin-bottom:6px}
.agent-card h2{font-size:30px;color:var(--navy)}
.agent-card .role{color:var(--muted);font-size:15px;margin-bottom:14px}
.meta{list-style:none;display:grid;grid-template-columns:repeat(auto-fit,minmax(min(230px,100%),1fr));gap:8px 24px;margin-bottom:18px}
.meta li{font-size:14.5px;display:flex;gap:9px;align-items:baseline}
.meta b{color:var(--muted);font-weight:500;min-width:84px;flex:none;font-size:12.5px;letter-spacing:.4px;text-transform:uppercase}
.meta a{color:var(--navy);text-decoration:underline}
.agent-cta{display:flex;gap:10px;flex-wrap:wrap}

/* inner (text) pages */
.phero{background:var(--navy);color:#fff;padding:54px 0 48px;text-align:center}
.phero .eyebrow{color:var(--brass-2)}
.phero h1{font-size:clamp(32px,5vw,48px)}
.phero p{color:rgba(255,255,255,.78);max-width:640px;margin:12px auto 0}
main.doc{padding:54px 0 70px}
main.doc .wrap{max-width:860px}
.block{background:#fff;border:1px solid var(--line);border-radius:12px;padding:30px 28px;margin-bottom:18px}
.block h2{font-size:25px;color:var(--navy);margin-bottom:12px}
.block p{margin-bottom:12px;color:#333b45}
.block p:last-child{margin-bottom:0}
.block ul{margin:0 0 12px 20px;color:#333b45}
.block li{margin-bottom:6px}
.block a{color:var(--navy);text-decoration:underline}
ul.dl{list-style:none;margin-left:0!important}
ul.dl li{display:flex;gap:12px;padding:10px 0;border-bottom:1px dashed var(--line);margin:0}
ul.dl b{min-width:120px;flex:none;color:var(--muted);font-weight:500;font-size:13px;letter-spacing:.4px;text-transform:uppercase;padding-top:2px}
.cgrid{display:grid;grid-template-columns:1fr 1fr;gap:18px;align-items:start}
.cgrid .block{margin-bottom:0}
.cbtns{display:flex;gap:10px;flex-wrap:wrap;margin-top:16px}
.cbtns .btn{text-decoration:none!important;color:#fff!important}
.cgrid .form-box{box-shadow:none;border:1px solid var(--line);max-width:none;padding:30px 28px}
.cgrid .form-box h2{text-align:left;font-size:25px}
.cgrid .form-box p.sub{text-align:left}
.mapframe{border:0;width:100%;height:320px;border-radius:12px;margin-top:18px;display:block}

/* footer */
footer{background:var(--navy-3);color:rgba(255,255,255,.74);padding:44px 0 80px;font-size:14px}
.fgrid{display:grid;grid-template-columns:1.3fr 1fr 1fr;gap:30px;margin-bottom:24px}
footer h4{font-family:'Zen Kaku Gothic New',sans-serif;font-size:12px;letter-spacing:2px;text-transform:uppercase;color:var(--brass-2);margin-bottom:10px;font-weight:700}
footer .fw{font-family:'Shippori Mincho',serif;font-size:22px;color:#fff;margin-bottom:6px}
footer ul{list-style:none}
footer li{margin-bottom:6px}
footer a{text-decoration:underline}
footer a:hover{color:var(--brass-2)}
.disc{border-top:1px solid rgba(255,255,255,.14);padding-top:16px;font-size:12.5px;color:rgba(255,255,255,.62);line-height:1.65}
.disc+.disc{border-top:0;padding-top:10px}
.disc strong{color:rgba(255,255,255,.85)}

.hero-cta .btn{max-width:100%}
.fab{position:fixed;right:16px;bottom:16px;z-index:60;background:#1f9d55;color:#fff;border-radius:40px;padding:13px 18px;font-weight:700;font-size:14px;box-shadow:0 8px 24px rgba(0,0,0,.25)}

@media(max-width:860px){
  .facs{grid-template-columns:repeat(2,minmax(0,1fr))}
  .loc-wrap,.panel,.cgrid,.fgrid{grid-template-columns:1fr}
  .stats .wrap{grid-template-columns:repeat(2,minmax(0,1fr));gap:20px 10px}
  .gal{grid-template-columns:repeat(2,minmax(0,1fr));grid-auto-rows:170px}
  .gal .big{grid-row:span 1}
  .agent-card{grid-template-columns:1fr;text-align:center;justify-items:center}
  .meta li{justify-content:center}.meta b{min-width:0}.agent-cta{justify-content:center}
}
@media(max-width:600px){
  .strip{text-align:left;padding:8px 14px;font-size:11.5px}
  section.pad{padding:54px 0}
  .tabbar .tt{font-size:18px}.tabbar .tb{font-size:11.5px}
  .gal{grid-template-columns:1fr}.gal .big,.gal .wide{grid-column:span 1}
  .form-box{padding:30px 20px}.block{padding:24px 20px}
  .hero{padding:54px 0 60px}.hero-cta .btn{width:100%}
  .fab{padding:11px 15px;font-size:13px}
  footer{padding-bottom:76px}
  ul.dl li{flex-direction:column;gap:2px}
}