:root{
  --green:#1F5B47; --green-deep:#173F32; --brand-accent:#C9A24A;
  --ivory:#F2EFE6; --stone:#E6E2D5; --charcoal:#2B2B28;
  --ink:#1A1A18; --muted:#3F3F39; --quiet:#6B6B62;
  --pad:48px; --nav-h:88px;
  --font-display:'Prata',Georgia,serif; --font-body:'Lato',system-ui,sans-serif;
  --ease:cubic-bezier(.2,.6,.2,1);
}
*,*::before,*::after{box-sizing:border-box}
a,a:hover,a:focus,a:visited{text-decoration:none}
a{color:inherit}
button{font-family:inherit}
html{scroll-behavior:smooth}
body{margin:0;font-family:var(--font-body);line-height:1.65;color:var(--ink);background:var(--ivory);
  -webkit-font-smoothing:antialiased}
img{display:block;max-width:100%;height:auto}
h1,h2,h3,h4{margin:0;font-family:var(--font-display);font-weight:400;line-height:1.15;letter-spacing:.01em}
p{margin:0}
.wrap{max-width:1280px;margin:0 auto;padding:0 var(--pad)}
section{padding:96px 0}

.eyebrow{font-size:11px;letter-spacing:.22em;text-transform:uppercase;font-weight:700;
  color:var(--eyb-c,#7A6224);margin:0}
.on-green{background:var(--green);color:var(--ivory);
  --ghost:var(--ivory);--ghost-hb:var(--ivory);--ghost-hf:var(--green-deep);
  --alink-c:var(--brand-accent);--eyb-c:var(--brand-accent)}
.on-deep{background:var(--green-deep);color:var(--ivory);
  --ghost:var(--ivory);--ghost-hb:var(--ivory);--ghost-hf:var(--green-deep);
  --alink-c:var(--brand-accent);--eyb-c:var(--brand-accent)}
.on-ivory{background:var(--ivory)}
.on-stone{background:var(--stone)}

.btns{display:flex;gap:14px;flex-wrap:wrap;margin-top:30px}
.btn{display:inline-block;font-size:12px;letter-spacing:.16em;text-transform:uppercase;font-weight:700;
  padding:16px 30px;border:1px solid currentColor;min-height:44px;
  transition:background .35s var(--ease),color .35s var(--ease),border-color .35s var(--ease)}
.btn-solid{background:var(--brand-accent);border-color:var(--brand-accent);color:var(--green-deep)}
.btn-solid:hover{background:transparent;color:var(--brand-accent)}
.btn-ghost{color:var(--ghost,var(--green))}
.btn-ghost:hover{background:var(--ghost-hb,var(--green));color:var(--ghost-hf,var(--ivory));
  border-color:var(--ghost-hb,var(--green))}
.btn .ext svg{width:11px;height:11px;stroke:currentColor;fill:none;stroke-width:1.8;
  stroke-linecap:round;stroke-linejoin:round;margin-left:8px;transform:translateY(1px)}

.ph{position:relative;background:repeating-linear-gradient(45deg,rgba(31,91,71,.10) 0 14px,rgba(31,91,71,.03) 14px 28px);
  display:flex;align-items:center;justify-content:center;text-align:center;padding:20px}
.ph span{font-size:11px;letter-spacing:.14em;text-transform:uppercase;font-weight:700;color:#7A6224;
  line-height:1.7;background:rgba(242,239,230,.86);border:1px dashed rgba(201,162,74,.75);padding:11px 15px}
img.ph{display:block;width:100%;height:100%;object-fit:cover;padding:0;background:none;border:0}
.ph.dark{background:repeating-linear-gradient(45deg,#20463a 0 14px,#1c4034 14px 28px)}
.ph.dark span{color:var(--brand-accent);background:rgba(23,63,50,.8)}
.needed{background:rgba(201,162,74,.22);border-bottom:1px dashed var(--brand-accent);padding:0 4px}
.vh{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap}

.js .reveal{opacity:0;transform:translateY(18px)}
.js .reveal.is-visible{opacity:1;transform:none;transition:opacity .7s var(--ease),transform .7s var(--ease)}

/* ══ 01 HERO. Compact. Three actions sit inside it. ══ */
.thero{background:var(--green-deep);padding:calc(var(--nav-h) + 58px) 0 0;
  --ghost:var(--ivory);--ghost-hb:var(--ivory);--ghost-hf:var(--green-deep);--eyb-c:var(--brand-accent)}
.thero h1{font-size:clamp(30px,3.4vw,46px);color:var(--ivory);max-width:16ch;margin-top:14px}
.thero .dek{font-size:17px;color:rgba(242,239,230,.84);max-width:52ch;margin-top:16px}
.acts{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;margin-top:44px;
  background:rgba(201,162,74,.55);border-top:1px solid rgba(201,162,74,.55)}
.act{background:var(--green-deep);padding:34px 30px 36px;display:flex;flex-direction:column;
  min-height:210px;transition:background .35s var(--ease)}
.act:hover,.act:focus-visible{background:var(--brand-accent)}
.act svg.ic{width:26px;height:26px;stroke:var(--brand-accent);fill:none;stroke-width:1.6;
  stroke-linecap:round;stroke-linejoin:round;transition:stroke .35s var(--ease)}
.act:hover svg.ic{stroke:var(--green-deep)}
.act h2{font-size:24px;color:var(--ivory);margin-top:18px;transition:color .35s var(--ease)}
.act p{font-size:14px;color:rgba(242,239,230,.74);margin-top:9px;transition:color .35s var(--ease)}
.act .go{margin-top:auto;padding-top:22px;font-size:11px;letter-spacing:.16em;text-transform:uppercase;
  font-weight:700;color:var(--brand-accent);display:inline-flex;align-items:center;gap:10px;
  transition:color .35s var(--ease)}
.act .go .ar{transition:transform .35s var(--ease)}
.act:hover .go .ar{transform:translateX(7px)}
.act:hover h2,.act:hover p,.act:hover .go{color:var(--green-deep)}

/* ══ 02 URGENT ══ */
.urgent{background:var(--charcoal);color:#E6E2D5;padding:0}
.urgent-in{max-width:1280px;margin:0 auto;padding:34px var(--pad);
  display:grid;grid-template-columns:auto 1fr auto;gap:30px;align-items:center}
.urgent svg{width:26px;height:26px;stroke:var(--brand-accent);fill:none;stroke-width:1.7;
  stroke-linecap:round;stroke-linejoin:round}
.urgent .ut{font-size:11px;letter-spacing:.2em;text-transform:uppercase;font-weight:700;
  color:var(--brand-accent);display:block}
.urgent p{font-size:15px;color:rgba(230,226,213,.9);margin-top:6px;max-width:70ch}
.ucalls{display:flex;gap:34px;flex-wrap:wrap}
.urgent .call{font-family:var(--font-display);font-size:clamp(20px,2vw,26px);color:var(--brand-accent);
  white-space:nowrap;transition:color .3s var(--ease);display:block}
.urgent .call:hover{color:#fff}
.urgent .cl{display:block;font-family:var(--font-body);font-size:10px;letter-spacing:.18em;
  text-transform:uppercase;font-weight:700;color:rgba(230,226,213,.6);margin-top:7px}

/* ══ 03 THE PORTAL ══ */
.portal-grid{display:grid;grid-template-columns:.8fr 1.2fr;gap:70px;align-items:start}
.portal h2{font-size:clamp(24px,2.6vw,34px);max-width:16ch;margin-top:14px}
.pintro{font-size:17px;color:var(--muted);margin-top:16px;max-width:36ch}
.plist{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:1fr 1fr;gap:0 46px}
.plist li{display:grid;grid-template-columns:26px 1fr;gap:16px;padding:20px 0;align-items:start;
  border-bottom:1px solid rgba(31,91,71,.18)}
.plist svg{width:18px;height:18px;stroke:var(--brand-accent);fill:none;stroke-width:2.2;
  stroke-linecap:round;stroke-linejoin:round;margin-top:4px}
.plist .t{font-size:16px;display:block}
.plist .d{font-size:14px;color:var(--quiet);display:block;margin-top:4px}

/* ══ 04 WHAT TO EXPECT ══ */
.expect h2{font-size:clamp(24px,2.6vw,34px);max-width:18ch;margin-top:14px}
.expect .lede{font-size:17px;color:var(--muted);max-width:60ch;margin-top:16px}
.egrid{display:grid;grid-template-columns:repeat(3,1fr);gap:1px;margin-top:48px;
  background:rgba(31,91,71,.2);border:1px solid rgba(31,91,71,.2)}
.ecell{position:relative;background:var(--stone);padding:30px 28px 28px;transition:background .4s var(--ease)}
.ecell::before{content:"";position:absolute;left:0;right:0;top:0;height:3px;background:var(--brand-accent);
  transform:scaleX(0);transform-origin:left;transition:transform .5s var(--ease)}
.ecell:hover{background:#fff}
.ecell:hover::before{transform:scaleX(1)}
.ecell h3{font-size:19px}
.ecell p{font-size:15px;color:var(--muted);margin-top:10px}

/* ══ 05 NEW TENANTS ══ */
.newt-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:70px;align-items:start}
.newt h2{font-size:clamp(24px,2.6vw,34px);color:var(--ivory);max-width:16ch;margin-top:14px}
.newt p.intro{font-size:17px;color:rgba(242,239,230,.84);margin-top:16px;max-width:36ch}
.nsteps{margin:0;padding:0;list-style:none;border-top:1px solid rgba(242,239,230,.26)}
.nsteps li{display:grid;grid-template-columns:64px 1fr;gap:22px;padding:22px 0;
  border-bottom:1px solid rgba(242,239,230,.26)}
.nsteps .nn{font-family:var(--font-display);font-size:22px;color:var(--brand-accent);line-height:1.2}
.nsteps h3{font-size:19px;color:var(--ivory)}
.nsteps p{font-size:15px;color:rgba(242,239,230,.82);margin-top:8px;max-width:54ch}

/* ══ 06 CONTACT ══ */
.tcontact-grid{display:grid;grid-template-columns:1fr 1fr;gap:0;border:1px solid rgba(31,91,71,.2)}
.tc-body{background:#fff;padding:54px 48px}
.tc-body h2{font-size:clamp(24px,2.6vw,34px);max-width:16ch;margin-top:14px}
.tc-body p{font-size:16px;color:var(--muted);margin-top:16px;max-width:44ch}
.trows{list-style:none;margin:28px 0 0;padding:26px 0 0;border-top:1px solid rgba(31,91,71,.2)}
.trows li{display:grid;grid-template-columns:26px 1fr;gap:16px;padding:13px 0;align-items:start}
.trows svg{width:18px;height:18px;stroke:var(--green);fill:none;stroke-width:1.7;
  stroke-linecap:round;stroke-linejoin:round;margin-top:3px}
.trows .k{font-size:10px;letter-spacing:.18em;text-transform:uppercase;font-weight:700;
  color:var(--quiet);display:block}
.trows .v{font-size:16px;display:block;margin-top:3px}
.trows .v small{display:block;font-size:14px;color:var(--muted);margin-top:2px}
.tc-media{position:relative;min-height:440px;overflow:hidden}
.tc-media .ph{position:absolute;inset:0}

/* ══ 07 CLOSE ══ */
.close{position:relative;padding:0;overflow:hidden;background:var(--green-deep);
  --ghost:var(--ivory);--ghost-hb:var(--ivory);--ghost-hf:var(--green-deep);--eyb-c:var(--brand-accent)}
.close .ph{height:auto;aspect-ratio:1920/500;min-height:380px}
.close::after{content:"";position:absolute;inset:0;z-index:2;
  background:linear-gradient(180deg,rgba(23,63,50,.74) 0%,rgba(23,63,50,.88) 100%)}
.close-over{position:absolute;inset:0;z-index:3;display:flex;flex-direction:column;align-items:center;
  justify-content:center;text-align:center;padding:0 var(--pad)}
.close-over h2{font-size:clamp(26px,3vw,40px);color:var(--ivory);max-width:20ch;margin-top:14px}
.close-over .btns{justify-content:center}

/* ── FOOTER ── */
.jmi-footer{background:var(--green-deep);color:rgba(242,239,230,.72);padding:80px 0 40px;font-size:14px}
.f-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:48px}
.f-brand img{width:150px}
.f-nap{font-style:normal;margin-top:22px;line-height:1.9}
.f-nap a{color:var(--brand-accent)}
.f-col h4{font-family:var(--font-body);font-weight:700;font-size:11px;letter-spacing:.2em;
  text-transform:uppercase;color:var(--brand-accent);margin-bottom:16px}
.f-col a{display:block;padding:7px 0;color:rgba(242,239,230,.72);
  transition:color .3s var(--ease),transform .3s var(--ease)}
.f-col a:hover{color:var(--brand-accent);transform:translateX(4px)}
.f-bottom{display:flex;justify-content:space-between;gap:24px;flex-wrap:wrap;margin-top:56px;
  padding-top:26px;border-top:1px solid rgba(242,239,230,.18);font-size:13px}
.f-legal a{color:rgba(242,239,230,.72);margin-right:18px}

@media(max-width:1024px){
  :root{--pad:24px}
  section{padding:72px 0}
  .thero{padding:calc(var(--nav-h) + 44px) 0 0}
  .acts{grid-template-columns:1fr}
  .act{min-height:0;padding:26px 24px 28px}
  .urgent-in{grid-template-columns:auto 1fr;gap:20px;padding:28px var(--pad)}
  .ucalls{grid-column:2;gap:24px}
  .portal-grid{grid-template-columns:1fr;gap:36px}
  .plist{grid-template-columns:1fr;gap:0}
  .egrid{grid-template-columns:1fr}
  .newt-grid{grid-template-columns:1fr;gap:36px}
  .tcontact-grid{grid-template-columns:1fr}
  .tc-body{padding:44px var(--pad)}
  .tc-media{min-height:280px}
  .f-grid{grid-template-columns:1fr 1fr;gap:36px}
}
@media(max-width:600px){
  .f-grid{grid-template-columns:1fr}
  .btns{flex-direction:column;align-items:stretch}
  .btn{text-align:center}
}
@media (prefers-reduced-motion:reduce){
  *,*::before,*::after{transition:none !important;animation:none !important}
  .js .reveal{opacity:1;transform:none}
}