/* ============================================================
   SeungRealty.com — shared frame stylesheet
   Global frame per Website Master Plan section 5.
   Header/Footer inner width set to 1600px by Seung's decision.
   ============================================================ */

:root{
  --ink:#23262B;
  --ink-2:#3A3E45;
  --body:#565B63;
  /* Greys chosen so every size passes WCAG AA (>=4.5:1) on page,
     band, tint, and hold backgrounds. Do not lighten. */
  --muted:#5F646B;
  --faint:#63686F;

  --page:#FCFAF7;
  --surface:#FFFFFF;
  --tint:#F5EDE4;
  --band:#F4F1EB;
  --image-bg:#EDE9E2;

  --line:#E4E0D9;
  --line-soft:#EDE9E2;
  --rule:#DCD7CE;

  --accent:#96562A;
  --accent-hover:#7E4722;
  --accent-ink:#6B3C1B;

  --font:-apple-system,BlinkMacSystemFont,'Segoe UI',Roboto,'Helvetica Neue',Arial,sans-serif;

  --frame-inner:1600px;
  --content-w:75%;
  --content-max:1600px;
  --measure:760px;
  --radius:6px;
  --radius-card:10px;
}

*,*::before,*::after{box-sizing:border-box;}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth;}
body{
  margin:0;
  background:var(--page);
  color:var(--ink);
  font-family:var(--font);
  font-size:17px;
  line-height:1.7;
  -webkit-font-smoothing:antialiased;
}
h1,h2,h3,h4{margin:0;font-weight:500;line-height:1.25;letter-spacing:-0.011em;color:var(--ink);}
p{margin:0;}
ul,ol{margin:0;padding:0;}
a{color:inherit;text-decoration:none;}
strong{font-weight:500;color:var(--ink);}

a:focus-visible,button:focus-visible,select:focus-visible{
  outline:2px solid var(--accent);
  outline-offset:3px;
  border-radius:2px;
}

.skip-link{position:absolute;left:-9999px;top:0;background:var(--ink);color:#fff;padding:10px 16px;z-index:100;}
.skip-link:focus{left:8px;top:8px;}
.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0;}

/* ============================================================
   HEADER — shared frame. Full viewport width band, 1600px inner.
   ============================================================ */
.site-header{width:100%;background:var(--surface);border-bottom:1px solid var(--line);}
.header-inner{
  max-width:var(--frame-inner);margin:0 auto;padding:16px 28px;
  display:flex;align-items:center;justify-content:space-between;gap:28px;
}
.brand{display:flex;align-items:center;gap:10px;flex:none;}
.brand svg{display:block;}
.brand-name{font-size:15px;font-weight:500;letter-spacing:0.14em;}
.header-right{display:flex;align-items:center;gap:22px;}
.site-nav ul{display:flex;align-items:center;gap:22px;list-style:none;}
.site-nav a{font-size:14px;color:var(--body);padding:4px 0;border-bottom:1px solid transparent;}
.site-nav a:hover{color:var(--ink);border-bottom-color:var(--accent);}
.site-nav a[aria-current="page"]{color:var(--ink);border-bottom-color:var(--accent);}

.lang-select{
  font-family:inherit;font-size:13px;color:var(--ink);background:var(--surface);
  border:1px solid var(--line);border-radius:var(--radius);padding:7px 9px;cursor:pointer;
}

.btn{
  display:inline-flex;align-items:center;gap:8px;font-family:inherit;font-size:15px;
  line-height:1.2;border-radius:var(--radius);padding:12px 20px;border:1px solid transparent;cursor:pointer;
}
.btn-primary{background:var(--accent);color:#fff;}
.btn-primary:hover{background:var(--accent-hover);}
.btn-quiet{border-color:var(--line);color:var(--ink);background:var(--surface);}
.btn-quiet:hover{border-color:var(--rule);}
.btn-call{font-size:14px;padding:10px 16px;white-space:nowrap;}
.btn svg{flex:none;}

/* ============================================================
   MAIN BOX — full viewport width, image only, uncropped, no overlay.
   ============================================================ */
.main-box{width:100%;background:var(--image-bg);line-height:0;}
.main-box img{display:block;width:100%;height:auto;}
.main-box .placeholder{
  width:100%;aspect-ratio:24/9;background:var(--image-bg);
  display:flex;align-items:center;justify-content:center;
}
.main-box .placeholder span{font-size:13px;line-height:1.6;color:var(--faint);letter-spacing:0.02em;}

/* ============================================================
   CONTENT / BODY — 75% width, max 1600px, centered.
   ============================================================ */
.content{width:var(--content-w);max-width:var(--content-max);margin:0 auto;}
.content-box{position:relative;padding:64px 0;border-bottom:1px solid var(--line-soft);}
.content-box:last-child{border-bottom:0;}

.section-id-label{
  position:absolute;top:16px;right:0;font-size:10px;font-weight:400;letter-spacing:0.04em;
  color:var(--ink);opacity:0.12;user-select:text;pointer-events:none;
}
.content-box:hover > .section-id-label{opacity:0.45;}

.page-lead{padding:72px 0 48px;border-bottom:1px solid var(--line-soft);}
.page-lead h1{font-size:clamp(34px,4.6vw,60px);}
.page-lead .sub{margin-top:18px;max-width:var(--measure);font-size:19px;color:var(--body);}
.page-lead .lead-actions{margin-top:30px;display:flex;flex-wrap:wrap;gap:12px;}

.section-title{font-size:29px;margin-bottom:10px;}
.section-intro{max-width:var(--measure);color:var(--body);margin-bottom:28px;}
.prose{max-width:var(--measure);}
.prose p+p{margin-top:18px;}
.prose h3{font-size:20px;margin-top:34px;margin-bottom:10px;}
.prose .note{margin-top:16px;font-size:14px;color:var(--muted);}
.eyebrow{font-size:11px;letter-spacing:0.11em;text-transform:uppercase;color:var(--accent);}

.grid-2{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:20px;}
.grid-3{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:20px;}
.why-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:32px 40px;}
.why-grid h3{font-size:18px;}
.why-grid p{margin-top:8px;color:var(--body);font-size:16px;}

.card{background:var(--surface);border:1px solid var(--line);border-radius:var(--radius-card);padding:30px;}
.card h2{font-size:26px;margin-top:16px;}
.card p{margin:10px 0 20px;color:var(--body);font-size:16px;}
.card .icon{color:var(--accent);}
.arrow-link{font-size:16px;color:var(--accent);}
.arrow-link:hover{color:var(--accent-hover);text-decoration:underline;}

.path-list{list-style:none;display:grid;gap:0;}
.path-list li{border-top:1px solid var(--line);padding:16px 0;border-radius:0;}
.path-list a{display:block;font-size:19px;}
.path-list a:hover{color:var(--accent);}
.path-list .title{font-size:19px;color:var(--ink);}
.path-list .desc{display:block;font-size:15px;color:var(--body);margin-top:2px;}
.tag-soon{
  display:inline-block;font-size:12px;letter-spacing:0.05em;color:var(--muted);
  border:1px solid var(--line);border-radius:100px;padding:2px 10px;margin-left:10px;vertical-align:2px;
}

.steps{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:22px;list-style:none;}
.step{border-top:2px solid var(--rule);padding-top:16px;border-radius:0;}
.step:first-child{border-top-color:var(--accent);}
.step-n{font-size:13px;color:var(--faint);}
.step:first-child .step-n{color:var(--accent);}
.step h3{font-size:17px;margin-top:4px;}
.step p{margin-top:8px;font-size:15px;color:var(--body);}

.numbered{list-style:none;counter-reset:n;}
.numbered li{counter-increment:n;position:relative;padding-left:46px;margin-top:26px;}
.numbered li::before{
  content:counter(n,decimal-leading-zero);position:absolute;left:0;top:2px;
  font-size:13px;color:var(--accent);letter-spacing:0.04em;
}
.numbered h3{font-size:18px;}
.numbered p{margin-top:6px;color:var(--body);font-size:16px;}

.read-thumb{background:var(--image-bg);border-radius:var(--radius);aspect-ratio:16/9;}
.read-item h3{font-size:17px;margin-top:8px;}

.callout{background:var(--tint);border-radius:var(--radius-card);padding:32px;}
.callout h3{font-size:20px;}
.callout p{margin-top:10px;color:var(--ink-2);max-width:var(--measure);}
.callout p+p{margin-top:14px;}

.hold{border:1px dashed var(--rule);border-radius:var(--radius-card);padding:24px;background:#F7F4EF;}
.hold h3{font-size:17px;color:var(--accent-ink);}
.hold p{margin-top:8px;font-size:15px;color:var(--muted);}

.closing{background:var(--tint);border-radius:var(--radius-card);padding:44px;}
.closing h2{font-size:31px;max-width:var(--measure);}
.closing p{margin:14px 0 26px;max-width:var(--measure);color:var(--ink-2);}

.eho-band{
  padding:22px 0 0;font-size:14px;color:var(--muted);
  display:flex;align-items:center;gap:10px;
}

.tbc{background:var(--tint);color:var(--accent-ink);padding:1px 5px;border-radius:3px;}

/* ============================================================
   FOOTER — shared frame. Full viewport width band, 1600px inner.
   ============================================================ */
.site-footer{width:100%;background:var(--band);border-top:1px solid var(--line);}
.footer-inner{max-width:var(--frame-inner);margin:0 auto;padding:48px 28px 36px;}
.footer-grid{display:grid;grid-template-columns:1.7fr 1fr 1fr 1fr;gap:32px;}
.footer-brand{display:flex;align-items:center;gap:9px;margin-bottom:14px;}
.footer-brand .brand-name{font-size:13px;}
.footer-id{font-size:14px;color:var(--body);line-height:1.85;}
.footer-col h2{font-size:13px;font-weight:500;margin-bottom:12px;letter-spacing:0.04em;}
.footer-col a{display:block;font-size:14px;color:var(--body);padding:5px 0;}
.footer-col a:hover{color:var(--ink);}
.footer-legal{margin-top:34px;padding-top:22px;border-top:1px solid var(--rule);font-size:13px;color:var(--faint);line-height:1.75;}
.footer-legal p+p{margin-top:12px;}

/* ============================================================
   RESPONSIVE — breakpoint 768px, content 92%, one column
   ============================================================ */
@media (max-width:768px){
  body{font-size:16px;}
  .content{width:92%;}
  .content-box{padding:44px 0;}
  .page-lead{padding:44px 0 34px;}
  .page-lead .sub{font-size:17px;}
  .section-title{font-size:24px;}
  .closing{padding:26px;}
  .closing h2{font-size:24px;}
  .callout{padding:22px;}
  .card{padding:22px;}

  .header-inner{padding:14px 18px;flex-wrap:wrap;gap:12px;}
  .header-right{width:100%;justify-content:space-between;gap:10px;}
  .site-nav{order:3;width:100%;}
  .site-nav ul{flex-wrap:wrap;gap:10px 18px;padding-top:4px;}

  .grid-2,.grid-3,.why-grid,.steps,.footer-grid{grid-template-columns:1fr;}
  .steps{gap:18px;}
  .why-grid{gap:26px;}
  .footer-inner{padding:34px 18px 28px;}
  .section-id-label{opacity:0.14;}
}

/* ============================================================
   FORMS — public inquiry only. Minimum information per
   Master Plan section 9. No sensitive documents requested.
   ============================================================ */
.form-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:18px;max-width:var(--measure);}
.field{display:flex;flex-direction:column;gap:6px;}
.field.full{grid-column:1 / -1;}
.field label{font-size:14px;color:var(--ink);}
.field input,.field select,.field textarea{
  font-family:inherit;font-size:16px;color:var(--ink);background:var(--surface);
  border:1px solid var(--line);border-radius:var(--radius);padding:11px 12px;width:100%;
}
.field textarea{min-height:130px;resize:vertical;}
.field input:hover,.field select:hover,.field textarea:hover{border-color:var(--rule);}
.field .hint{font-size:13px;color:var(--muted);}
.form-actions{margin-top:22px;}
.hp{position:absolute;left:-9999px;}

.contact-lines{list-style:none;display:grid;gap:14px;max-width:var(--measure);}
.contact-lines li{display:flex;gap:12px;align-items:flex-start;border-top:1px solid var(--line);padding-top:14px;border-radius:0;}
.contact-lines .k{font-size:14px;color:var(--muted);min-width:130px;}
.contact-lines .v{font-size:17px;}

@media (max-width:768px){
  .form-grid{grid-template-columns:1fr;}
  .contact-lines li{flex-direction:column;gap:2px;}
}