/* ============================================================
   Grow Stockton — shared stylesheet
   ============================================================ */
:root{
  --Color_Brand: #000000;    /* body + buttons + announcement bar */
  --Color_Brand-50: rgba(0,0,0,.5);
  --Color_Brand-70: rgba(0,0,0,.7);
  --Color_Grey-light: #f6f6f6;
  --Color_Grey-medium: #000000;
  --Color_Border: #ececec;
  --Color_ImageBackground: #f9f9f9;
  --Color_Background_Grey: #eaeaea;
  --Color_White: #ffffff;
  --Color_Accent: #6ED097;           /* mint */
  --Color_Red: #de251b;

  --Font_Light: Roboto, Helvetica, Arial, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  --Font_Roman: Roboto, Helvetica, Arial, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  --Font_Bold:  Roboto, Helvetica, Arial, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;
  --Font_Neue:  Roboto, Helvetica, Arial, -apple-system, BlinkMacSystemFont, "Segoe UI", sans-serif;

  --Grid_Container: 1380px;
  --Grid_Gutter: 30px;
  --Announcement_Height: 48px;
  --TransitionDuration: .3s;
  --TransitionTimingFunction: ease;
  --ScaleInteraction: 1.05;
}
*,*:before,*:after{box-sizing:border-box;}
html{font-size:16px;scroll-behavior:smooth;-webkit-tap-highlight-color:rgba(0,0,0,0);}
body{
  margin:0;
  font: 500 15px/22px var(--Font_Light);
  letter-spacing:.03em;
  color:#000000 !important;
  background-color:var(--Color_White);
  -webkit-font-smoothing:antialiased;
  -moz-osx-font-smoothing:grayscale;
  text-rendering:optimizeLegibility;
}
h1,h2,h3,h4,h5,h6,p,ul{margin:0;padding:0;}
ul{list-style:none;}
a{color:currentColor;text-decoration:none;font-weight:inherit;}
strong,b{font-family:var(--Font_Roman);font-weight:700;}
img{max-width:100%;}
button{font-family:inherit;cursor:pointer;}

.lyt-Container{max-width:var(--Grid_Container);margin:0 auto;padding:0 var(--Grid_Gutter);}

/* ---------- buttons (btn-Button / -primary / -secondary) ---------- */
.btn{
  position:relative;z-index:1;
  align-items:center;justify-content:center;display:inline-flex;
  padding:9px 30px;
  font-family:var(--Font_Roman);
  font-size:16px;font-weight:500;letter-spacing:.03em;line-height:20px;
  text-align:center;text-transform:uppercase;
  background-color:transparent;
  border:1px solid transparent;border-radius:20px;
  cursor:pointer;outline:none;overflow:hidden;
  transition:background-color var(--TransitionDuration) var(--TransitionTimingFunction),
             color var(--TransitionDuration) var(--TransitionTimingFunction),
             border-color var(--TransitionDuration) var(--TransitionTimingFunction);
}
.btn-primary{background-color:rgb(0, 97, 190);color:var(--Color_White);}
.btn-primary:hover{background-color:transparent;border-color:var(--Color_Brand);color:#000000;}
.btn-secondary{background-color:var(--Color_White);color:#000000;}
.btn-secondary:hover{background-color:transparent;border-color:var(--Color_White);color:var(--Color_White);}
.btn-tertiary{background-color:transparent;border-color:currentColor;color:var(--Color_White);}
.btn-tertiary:hover{background-color:var(--Color_White);border-color:var(--Color_White);color:#000000;}
.btn-quaternary{background-color:transparent;border-color:currentColor;color:#000000;}
.btn-quaternary:hover{background-color:var(--Color_Brand);border-color:var(--Color_Brand);color:var(--Color_White);}

/* ---------- type scale (fz-*) ---------- */
.fz-12{font-family:var(--Font_Light);font-size:16px;font-weight:300;letter-spacing:.03em;line-height:20px;}
.fz-13{font-family:var(--Font_Light);font-size:16px;font-weight:300;letter-spacing:.03em;line-height:22px;}
.fz-13-roman{font-family:var(--Font_Roman);font-size:16px;font-weight:400;letter-spacing:.03em;line-height:20px;}
.fz-18{font-family:var(--Font_Light);font-size:18px;font-weight:300;letter-spacing:.03em;line-height:27px;}
.fz-24-neue{font-family:var(--Font_Neue);font-size:24px;font-weight:400;letter-spacing:0;line-height:29px;}
.fz-36-neue{font-family:var(--Font_Neue);font-size:36px;font-weight:400;letter-spacing:0;line-height:46px;}
@media (max-width:767px){.fz-36-neue{font-size:30px;line-height:36px;}}

/* ---------- placeholder image blocks ---------- */
.ph{
  position:relative;display:flex;align-items:center;justify-content:center;
  width:100%;background-color:var(--Color_ImageBackground);overflow:hidden;
}
.ph small{
  font-family:var(--Font_Light);font-size:16px;font-weight:300;
  letter-spacing:.08em;text-transform:uppercase;
  color:#000000;text-align:center;padding:0 18px;
}
.ph svg.ph-ico{width:34px;height:34px;stroke:#d9d9d8;stroke-width:1.2;fill:none;position:absolute;top:calc(50% - 44px);left:calc(50% - 17px);}
.ph-dark{background-color:var(--Color_Background_Grey);}

/* ---------- announcement bar ---------- */
.hd-AnnouncementBar{
  height:var(--Announcement_Height);
  background-color:#000000;color:var(--Color_White);
  display:flex;align-items:center;justify-content:center;
  font-size:16px;line-height:18px;text-align:center;padding:0 20px;
  font-weight:500;
}
.hd-AnnouncementBar a{text-decoration:underline;text-underline-offset:3px;}


/* ---------- header banner ---------- */
.hd-Header{
  position:sticky;top:0;z-index:30;
  background-color:var(--Color_White);
}
.hd-Banner{
  display:flex;align-items:stretch;justify-content:space-between;gap:30px;
}
.hd-Banner_Logo{display:flex;align-items:center;padding:15px 0;}
.hd-Logo{
  color:#000000;line-height:1;white-space:nowrap;
}
.hd-Logo_Img{display:block;width:260px;height:auto;}
.hd-Logo small{
  display:block;font-family:var(--Font_Light);font-weight:500;font-size:16px;
  letter-spacing:.32em;text-transform:uppercase;color:#000000;
  padding-top:5px;
}
/* ---------- navigation (upper right) ---------- */
.hd-Banner_Nav{display:flex;align-items:stretch;}
.hd-Navigation_Items{
  display:flex;justify-content:flex-end;flex-wrap:wrap;column-gap:34px;
  align-items:stretch;
}
.hd-Navigation_Item > a{
  font-family:var(--Font_Light);font-size:16px;font-weight:500;letter-spacing:.03em;
  display:flex;align-items:center;height:100%;padding:0 16px;
  background-color:#ffffff;color:#000000;
  transition:background-color var(--TransitionDuration) var(--TransitionTimingFunction),
             color var(--TransitionDuration) var(--TransitionTimingFunction);
  white-space:nowrap;
}
.hd-Navigation_Item > a:hover{background-color:var(--Color_Brand);color:var(--Color_White);}
.hd-Navigation_Item-sale > a{color:#000000;}

/* ---------- nav dropdown ---------- */
.hd-Navigation_Item-dropdown{position:relative;}
.hd-Dropdown{
  position:absolute;top:100%;left:0;z-index:50;
  min-width:280px;padding:8px 0;margin-top:-1px;
  background:#ffffff;
  box-shadow:0 12px 24px rgba(0,0,0,.12);
  opacity:0;visibility:hidden;transform:translateY(6px);
  transition:opacity var(--TransitionDuration) var(--TransitionTimingFunction),
             visibility var(--TransitionDuration) var(--TransitionTimingFunction),
             transform var(--TransitionDuration) var(--TransitionTimingFunction);
}
.hd-Navigation_Item-dropdown.is-open > .hd-Dropdown,
.hd-Navigation_Item-dropdown:focus-within > .hd-Dropdown{
  opacity:1;visibility:visible;transform:translateY(0);
}
/* invisible bridge closing the gap between the nav link and its dropdown
   so the hover/close-delay logic in main.js doesn't see a "gap" to lose */
.hd-Dropdown::before{
  content:"";position:absolute;top:-14px;left:0;right:0;height:14px;
}
.hd-Dropdown li a{
  display:block;padding:10px 20px;
  font-family:var(--Font_Light);font-size:16px;font-weight:300;letter-spacing:.03em;line-height:20px;
  border-bottom:0;white-space:nowrap;color:#000000;
  text-decoration:none;
}
.hd-Dropdown li a:hover{text-decoration:underline;}

/* ---------- nested flyout submenu ---------- */
.hd-Dropdown_Item-submenu{position:relative;}
.hd-Dropdown_Item-submenu > a{position:relative;padding-right:32px;}
.hd-Dropdown_Item-submenu > a::after{
  content:"";position:absolute;top:50%;right:20px;
  width:6px;height:6px;border-right:1.5px solid currentColor;border-bottom:1.5px solid currentColor;
  transform:translateY(-50%) rotate(-45deg);
}
.hd-Dropdown-flyout{top:-8px;left:100%;margin-left:1px;}
.hd-Dropdown_Item-submenu.is-open > .hd-Dropdown-flyout{
  opacity:1;visibility:visible;transform:translateY(0);
}
/* invisible bridge closing the gap between the trigger and the flyout so
   moving the cursor across it doesn't register as leaving the dropdown */
.hd-Dropdown-flyout::before{
  content:"";position:absolute;top:0;bottom:0;left:-14px;width:14px;
}
/* flipped variant — used when there isn't room to open to the right
   (toggled by main.js after measuring available space) */
.hd-Dropdown-flyout.is-flyout-left{left:auto;right:100%;margin-left:0;margin-right:1px;}
.hd-Dropdown-flyout.is-flyout-left::before{left:auto;right:-14px;}

/* ---------- hamburger toggle ---------- */
.hd-MenuToggle{
  display:none;align-self:center;
  width:44px;height:44px;align-items:center;justify-content:center;
  background:transparent;border:0;padding:0;
  color:#000000;
  transition:opacity var(--TransitionDuration) var(--TransitionTimingFunction);
}
.hd-MenuToggle:hover{opacity:.5;}
.hd-MenuToggle svg{width:24px;height:24px;stroke:currentColor;stroke-width:1.6;fill:none;}

/* ---------- off-canvas drawer ---------- */
.hd-Drawer_Overlay{
  position:fixed;inset:0;z-index:90;
  background:rgba(49,49,48,.5);
  opacity:0;visibility:hidden;
  transition:opacity var(--TransitionDuration) var(--TransitionTimingFunction),
             visibility var(--TransitionDuration) var(--TransitionTimingFunction);
}
.hd-Drawer{
  position:fixed;top:0;right:0;bottom:0;z-index:100;
  width:340px;max-width:86vw;
  background:var(--Color_White);
  transform:translateX(100%);
  transition:transform var(--TransitionDuration) var(--TransitionTimingFunction);
  display:flex;flex-direction:column;
}
body.util-DrawerOpen{overflow:hidden;}
body.util-DrawerOpen .hd-Drawer{transform:translateX(0);}
body.util-DrawerOpen .hd-Drawer_Overlay{opacity:1;visibility:visible;}
.hd-Drawer_Head{
  display:flex;align-items:center;justify-content:space-between;
  padding:18px 24px;border-bottom:1px solid var(--Color_Border);
}
.hd-Drawer_Label{font-family:var(--Font_Roman);font-size:16px;font-weight:400;letter-spacing:.1em;text-transform:uppercase;}
.hd-Drawer_Close{
  width:40px;height:40px;margin-right:-10px;
  background:transparent;border:0;padding:0;color:#000000;
  display:flex;align-items:center;justify-content:center;
  transition:opacity var(--TransitionDuration);
}
.hd-Drawer_Close:hover{opacity:.5;}
.hd-Drawer_Close svg{width:18px;height:18px;stroke:currentColor;stroke-width:1.6;fill:none;}
.hd-Drawer_Nav{flex:1;overflow-y:auto;padding:10px 0;}
.hd-Drawer_Nav a{
  display:block;padding:16px 24px;
  font-family:var(--Font_Light);font-size:16px;font-weight:300;letter-spacing:.03em;line-height:22px;
  border-bottom:1px solid var(--Color_Border);
  text-underline-offset:4px;
}
.hd-Drawer_Nav a:hover{text-decoration:underline;}

/* ---------- drawer submenu (Opportunities) ---------- */
.hd-Drawer_Group{border-bottom:1px solid var(--Color_Border);}
.hd-Drawer_GroupToggle{
  display:flex;align-items:center;justify-content:space-between;width:100%;
  padding:16px 24px;
  font-family:var(--Font_Light);font-size:16px;font-weight:300;letter-spacing:.03em;line-height:22px;
  background:transparent;border:0;color:#000000;text-align:left;
  transition:opacity var(--TransitionDuration);
}
.hd-Drawer_GroupToggle:hover{opacity:.5;}
.hd-Drawer_GroupToggle svg{
  width:16px;height:16px;stroke:currentColor;stroke-width:1.6;fill:none;flex-shrink:0;
  transition:transform var(--TransitionDuration) var(--TransitionTimingFunction);
}
.hd-Drawer_GroupToggle[aria-expanded="true"] svg{transform:rotate(180deg);}
.hd-Drawer_Submenu{
  max-height:0;overflow:hidden;
  transition:max-height var(--TransitionDuration) var(--TransitionTimingFunction);
}
.hd-Drawer_Submenu a{
  display:block;padding:14px 24px 14px 46px;
  font-family:var(--Font_Light);font-size:16px;font-weight:300;letter-spacing:.03em;line-height:20px;
  border-bottom:1px solid var(--Color_Border);
  text-underline-offset:4px;
}
.hd-Drawer_Submenu a:last-child{border-bottom:0;}
.hd-Drawer_Submenu a:hover{text-decoration:underline;}

/* ---------- nested drawer submenu (e.g. Data & Insights) ---------- */
.hd-Drawer_Group-nested{border-bottom:0;}
.hd-Drawer_Group-nested .hd-Drawer_GroupToggle{padding-left:46px;font-size:15px;}
.hd-Drawer_Group-nested .hd-Drawer_Submenu a{padding-left:58px;}
.hd-Drawer_Foot{padding:24px;border-top:1px solid var(--Color_Border);}
.hd-Drawer_Foot .btn{width:100%;}

/* ---------- hero ---------- */
.sec-Hero{position:relative;height:430px;overflow:hidden;background:var(--Color_ImageBackground);}
@media (max-width:767px){.sec-Hero{height:480px;}}
.sec-Hero .ph{position:absolute;inset:0;height:100%;}
.sec-Hero_Poster{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0;}
.sec-Hero .ph small,.sec-PromoBanner .ph small{position:absolute;right:16px;bottom:14px;padding:0;}
.sec-Hero .ph svg.ph-ico,.sec-PromoBanner .ph svg.ph-ico{top:auto;left:auto;right:24px;bottom:40px;width:26px;height:26px;}
.sec-Hero_Video{
  position:absolute;top:50%;left:50%;transform:translate(-50%,-50%);
  width:100vw;height:56.25vw;
  min-height:600px;min-width:1067px;
  border:0;pointer-events:none;
}
@media (max-width:767px){.sec-Hero_Video{min-height:480px;min-width:854px;}}
.sec-Hero_Scrim{
  position:absolute;inset:0;
  background:linear-gradient(90deg, rgba(0,0,0,.5) 0%, rgba(0,0,0,.25) 45%, rgba(0,0,0,0) 75%);
}
.sec-Hero_Inner{
  position:absolute;inset:0;
  display:flex;flex-direction:column;justify-content:center;align-items:flex-start;
  max-width:var(--Grid_Container);margin:0 auto;padding:0 60px;
  color:var(--Color_White);
}
.sec-Hero_Kicker{
  font-family:var(--Font_Roman);font-size:16px;font-weight:400;
  letter-spacing:.2em;text-transform:uppercase;margin-bottom:18px;
}
.sec-Hero_Title{
  font-family:var(--Font_Neue);font-size:54px;font-weight:400;letter-spacing:0;line-height:1.12;
  max-width:560px;margin-bottom:14px;
}
@media (max-width:767px){.sec-Hero_Title{font-size:36px;}}
.sec-Hero_Text{font-size:18px;line-height:27px;font-weight:500;max-width:480px;margin-bottom:28px;}
.sec-Hero_Buttons{display:flex;gap:14px;flex-wrap:wrap;}

/* ---------- section scaffolding ---------- */
.sec-Section{padding:70px 0 0;}
.sec-Section_Header{
  display:flex;align-items:flex-end;justify-content:space-between;gap:24px;
  margin-bottom:30px;
}
.sec-Section_Title{font-family:var(--Font_Neue);font-size:36px;font-weight:400;letter-spacing:0;line-height:46px;}
#key_sectors .sec-Section_Title{margin-top:30px;}
@media (max-width:767px){.sec-Section_Title{font-size:30px;line-height:36px;}}
.sec-Section_Sub{font-size:16px;line-height:22px;font-weight:400;color:#000000;margin-top:2px;}
.sec-Section_Eyebrow{font-family:var(--Font_Roman);font-size:16px;font-weight:700;letter-spacing:.03em;text-transform:uppercase;color:#000000;margin-bottom:6px;}
.sec-Section_Headline{font-family:var(--Font_Neue);font-size:22px;font-weight:500;line-height:30px;color:rgb(0, 97, 190);margin-bottom:10px;}
.sec-Section_Controls{display:flex;align-items:center;gap:18px;flex-shrink:0;padding-bottom:6px;}
.sec-Section_Link{
  font-family:var(--Font_Roman);font-size:16px;font-weight:400;letter-spacing:.03em;
  text-decoration:underline;text-underline-offset:4px;
}
@media (max-width:600px){
  .sec-Section_Header{flex-direction:column;align-items:flex-start;gap:16px;}
  .sec-Section_Controls{width:100%;justify-content:space-between;padding-bottom:0;}
}

/* carousel arrow buttons */
.crs-Btn{
  width:40px;height:40px;border-radius:50%;
  background:var(--Color_Brand);border:1px solid var(--Color_Brand);
  display:flex;align-items:center;justify-content:center;padding:0;
  transition:background-color var(--TransitionDuration),border-color var(--TransitionDuration);
}
.crs-Btn svg{width:10px;height:10px;stroke:var(--Color_White);stroke-width:2;fill:none;transition:stroke var(--TransitionDuration);}
.crs-Btn:hover{background:#e5e5e4;border-color:var(--Color_Border);}
.crs-Btn:hover svg{stroke:var(--Color_Brand);}
.crs-Group{display:flex;gap:8px;}

/* ---------- carousels ---------- */
.crs-Carousel{
  display:flex;gap:15px;overflow-x:auto;
  scroll-snap-type:x mandatory;
  padding-bottom:10px;
  scrollbar-width:none;
}
.crs-Carousel::-webkit-scrollbar{display:none;}
.crs-Carousel>*{scroll-snap-align:start;flex-shrink:0;}

/* carousel progress bar (carousel-progress.css equivalent) */
.crs-Progress{height:2px;background:var(--Color_Border);margin-top:18px;position:relative;overflow:hidden;border-radius:2px;}
.crs-Progress i{position:absolute;top:0;left:0;height:100%;width:25%;background:var(--Color_Brand);border-radius:2px;transition:left .2s ease;}

/* ---------- product (opportunity) cards ---------- */
.prd-Card{width:312px;display:flex;flex-direction:column;}
.prd-Card_Media{position:relative;overflow:hidden;background:var(--Color_ImageBackground);border-radius:15px;}
.prd-Card_Media .ph{height:312px;transition:transform var(--TransitionDuration) var(--TransitionTimingFunction);}
@media (max-width:600px){
  .prd-Card{width:calc(100vw - 60px);}
  .prd-Card_Media .ph{height:calc(100vw - 60px);}
}
.prd-Card:hover .prd-Card_Media .ph{transform:scale(var(--ScaleInteraction));}
.prd-Card_Img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:1;transition:transform var(--TransitionDuration) var(--TransitionTimingFunction);}
.prd-Card:hover .prd-Card_Img{transform:scale(var(--ScaleInteraction));}
.prd-Card_Overlay{
  position:absolute;left:0;right:0;bottom:0;z-index:2;
  padding:48px 20px 18px;
  background:linear-gradient(to top, rgba(0,0,0,.72) 0%, rgba(0,0,0,.4) 40%, rgba(0,0,0,0) 100%);
  pointer-events:none;
}
.prd-Card_OverlayTitle{
  font-family:var(--Font_Neue);font-size:32px;font-weight:400;letter-spacing:0;line-height:1;
  color:var(--Color_White);
  text-shadow:0 1px 6px rgba(0,0,0,.35);
}
.prd-Card_Flag{
  position:absolute;top:14px;left:14px;z-index:2;
  font-family:var(--Font_Roman);font-size:16px;font-weight:400;
  letter-spacing:.12em;text-transform:uppercase;color:#000000;
}
.prd-Card_Flag-accent{color:#000000;}
.prd-Card_Body{padding:16px 2px 0;display:flex;flex-direction:column;flex:1;}
.prd-Card_Title{font-family:var(--Font_Roman);font-size:21px;font-weight:400;letter-spacing:.03em;line-height:20px;}
.prd-Card_Meta{font-size:16px;font-weight:400;line-height:20px;color:#000000;margin-top:2px;}
.prd-Card_Price{font-family:var(--Font_Roman);font-size:16px;font-weight:400;line-height:20px;margin-top:8px;}
.prd-Card_Action{margin-top:14px;}
.prd-Card_Action .btn{width:100%;}
/* Key Sectors: pin every button to the bottom so they align across cards */
#car1 .prd-Card_Action,
#car2 .prd-Card_Action{margin-top:auto;padding-top:14px;}

/* ---------- available properties ---------- */
.prp-Grid{display:grid;grid-template-columns:repeat(3, 1fr);gap:30px;}
@media (max-width:767px){.prp-Grid{grid-template-columns:1fr;gap:36px;}}
.prp-Card{display:flex;flex-direction:column;}
.prp-Card_Media{
  position:relative;display:block;overflow:hidden;
  aspect-ratio:1/1;background:var(--Color_ImageBackground);
  border-radius:15px;
}
.prp-Card_Img,.prp-Card_Video,.prp-Card_Media .ph{
  position:absolute;inset:0;width:100%;height:100%;object-fit:cover;
  transition:transform var(--TransitionDuration) var(--TransitionTimingFunction);
}
.prp-Card:hover .prp-Card_Img,
.prp-Card:hover .prp-Card_Video,
.prp-Card:hover .prp-Card_Media .ph{transform:scale(var(--ScaleInteraction));}
.prp-Card_Body{padding:18px 2px 0;display:flex;flex-direction:column;flex:1;}
.prp-Card_Title{font-family:var(--Font_Roman);font-size:24px;font-weight:400;letter-spacing:.03em;line-height:28px;}
.prp-Card_Meta{font-size:16px;font-weight:300;line-height:20px;color:#000000;margin-top:4px;}
.prp-Card_Text{font-size:16px;font-weight:300;line-height:22px;color:#000000;margin-top:10px;max-width:520px;}

/* ---------- key sectors (alternate grid) ---------- */
.sct-Grid{display:grid;grid-template-columns:repeat(6, 1fr);gap:5px;margin-top:25px;}
.sct-Grid_Item{
  position:relative;display:block;overflow:hidden;
  background:var(--Color_ImageBackground);border-radius:0;
  grid-column:span 2;aspect-ratio:6/5;
}
.sct-Grid_Item-wide{grid-column:span 3;aspect-ratio:15/8;}
.sct-Grid_Item-full{grid-column:span 6;aspect-ratio:30/8;}
.sct-Grid_Img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:1;transition:transform var(--TransitionDuration) var(--TransitionTimingFunction);}
.sct-Grid_Item:hover .sct-Grid_Img{transform:scale(var(--ScaleInteraction));}
.sct-Grid_Overlay{
  position:absolute;inset:0;z-index:2;overflow:hidden;pointer-events:none;
  background:linear-gradient(to top, rgba(0,0,0,.75) 0%, rgba(0,0,0,.35) 55%, rgba(0,0,0,0) 100%);
}
.sct-Grid_Text{
  position:absolute;left:0;right:0;bottom:0;z-index:3;
  padding:0 22px 20px;
  display:flex;flex-direction:column;align-items:flex-start;text-align:left;
  transform:translateY(0);
  transition:bottom .7s cubic-bezier(.45,0,.15,1), transform .7s cubic-bezier(.45,0,.15,1);
  pointer-events:none;
}
.sct-Grid_Item:hover .sct-Grid_Text{bottom:25%;transform:translateY(25%);}
.sct-Grid_Title{font-family:var(--Font_Neue);font-size:34px;font-weight:400;letter-spacing:0;line-height:1;color:var(--Color_White);text-shadow:0 1px 6px rgba(0,0,0,.35);}
.sct-Grid_Sub{font-size:16px;font-weight:500;line-height:22px;color:var(--Color_White);margin-top:8px;max-width:280px;}
@media (max-width:767px){
  .sct-Grid{grid-template-columns:1fr;gap:20px;}
  .sct-Grid_Item,.sct-Grid_Item-wide,.sct-Grid_Item-full{grid-column:span 1;aspect-ratio:4/3;}
}
.prp-Card_Action{margin-top:auto;padding-top:16px;}
.prp-Footer{display:flex;justify-content:center;margin-top:46px;padding-bottom:70px;}
.sec-Stats .prp-Footer{padding-bottom:0;}
.prp-Footer .btn-primary{background-color:#000000;}
.prp-Footer .btn-primary:hover{background-color:var(--Color_White);border-color:#000000;color:#000000;}
.prp-FooterLink{display:flex;flex-direction:column;align-items:center;gap:12px;margin-top:25px;padding-bottom:70px;}
.prp-FooterLink .btn-primary{background-color:#000000;}
.prp-FooterLink .btn-primary:hover{background-color:var(--Color_White);border-color:#000000;color:#000000;}
.prp-FooterLink_Note{font-size:16px;color:#000000;opacity:.7;}

/* ---------- team (Meet & Connect) ---------- */
.team-Grid{display:grid;grid-template-columns:repeat(3, 1fr);gap:50px 30px;margin-top:40px;}
@media (max-width:900px){.team-Grid{grid-template-columns:repeat(2, 1fr);}}
@media (max-width:600px){.team-Grid{grid-template-columns:1fr;gap:40px;}}
.team-Card{text-align:center;display:flex;flex-direction:column;height:100%;}
.team-Card_Media{
  width:180px;height:180px;margin:0 auto 20px;border-radius:50%;
  overflow:hidden;position:relative;background:var(--Color_ImageBackground);
}
.team-Card_Media .ph{position:absolute;inset:0;width:100%;height:100%;}
.team-Card_Media img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;}
.team-Card_Name{font-family:var(--Font_Roman);font-size:20px;font-weight:400;letter-spacing:.03em;line-height:24px;}
.team-Card_Title{font-size:16px;font-weight:500;color:var(--Color_Grey-medium);margin-top:4px;}
.team-Card_Bio{font-size:16px;font-weight:300;line-height:22px;margin-top:14px;}
.call-out{
	margin-top: 15px;
	font-weight: 700;
	font-style: italic;
	font-size: 17px;
}
.team-Card_Actions{margin-top:auto;padding-top:18px;}
.team-Card_Links{display:flex;justify-content:center;gap:18px;margin-top:14px;}
.team-Card_Links a,.team-Card_Message:not(.btn){
  font-family:var(--Font_Roman);font-size:16px;font-weight:400;letter-spacing:.03em;
  color:rgb(0, 97, 190);text-decoration:underline;text-underline-offset:4px;
}
.team-Card_Message:not(.btn){background:transparent;border:0;padding:0;cursor:pointer;}
.team-IcscNote{text-align:center;font-size:18px;font-weight:500;margin-top:50px;}
.team-IcscNote a{color:rgb(0, 97, 190);text-decoration:underline;}

/* ---------- contact modal (Meet & Connect) ---------- */
.modal-Overlay{
  position:fixed;inset:0;z-index:200;
  display:flex;align-items:center;justify-content:center;
  padding:24px;overflow-y:auto;
  background:rgba(49,49,48,.5);
}
.modal-Overlay[hidden]{display:none;}
body.util-ModalOpen{overflow:hidden;}
.modal{
  position:relative;width:100%;max-width:520px;margin:auto;
  background:var(--Color_White);border-radius:16px;
  padding:48px 40px 40px;text-align:center;
}
.modal-wide{max-width:820px;}
.modal_Close{
  position:absolute;top:16px;right:16px;width:36px;height:36px;
  background:transparent;border:0;padding:0;color:#000000;
  display:flex;align-items:center;justify-content:center;
  transition:opacity var(--TransitionDuration);
}
.modal_Close:hover{opacity:.5;}
.modal_Close svg{width:18px;height:18px;stroke:currentColor;stroke-width:1.6;fill:none;}
.modal_Title{margin-bottom:24px;text-align:left;}
.modal .frm-Form{text-align:left;}

/* ---------- property detail ---------- */
.det-Hero{height:560px;}
@media (max-width:767px){.det-Hero{height:420px;}}
.det-Hero .lyt-Container{height:100%;}
.det-Hero_Frame{position:relative;height:100%;overflow:hidden;background:var(--Color_ImageBackground);}
.det-Hero_Img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;z-index:0;}
.det-Hero_Scrim{position:absolute;inset:0;background:linear-gradient(to top, rgba(0,0,0,.6) 0%, rgba(0,0,0,0) 55%);}
.det-Hero_Inner{position:absolute;left:0;right:0;bottom:0;padding:0 var(--Grid_Gutter) 40px;color:var(--Color_White);}
.det-Hero_Kicker{font-size:16px;font-weight:500;letter-spacing:.08em;text-transform:uppercase;opacity:.85;margin-bottom:8px;}
.det-Hero_Title{font-family:var(--Font_Neue);font-size:48px;font-weight:400;line-height:1.1;text-shadow:0 1px 8px rgba(0,0,0,.4);}
@media (max-width:767px){.det-Hero_Title{font-size:32px;}}
.det-Hero_Meta{font-size:16px;font-weight:500;margin-top:10px;}
.det-Specs{display:grid;grid-template-columns:repeat(4, 1fr);gap:30px;margin:24px 0 34px;}
@media (max-width:767px){.det-Specs{grid-template-columns:repeat(2, 1fr);}}
.det-Spec{border-top:1px solid var(--Color_Border);padding-top:14px;}
.det-Spec_Label{display:block;font-size:16px;font-weight:500;letter-spacing:.06em;text-transform:uppercase;color:var(--Color_Grey-medium);}
.det-Spec_Value{display:block;font-size:18px;font-weight:500;margin-top:4px;}
.det-Text{font-size:16px;font-weight:300;line-height:27px;max-width:760px;}
.det-Heading{font-family:var(--Font_Neue);font-size:20px;font-weight:700;letter-spacing:.02em;margin:0 0 12px;}
.det-List{list-style:disc;margin-top:16px;padding-left:20px;max-width:760px;}
.det-List li{font-size:16px;font-weight:300;line-height:27px;margin-bottom:8px;}
.det-List li:last-child{margin-bottom:0;}
.det-Actions{margin-top:30px;}
.det-Actions_Note{margin-top:10px;font-size:16px;color:#000000;opacity:.7;}

/* ---------- property gallery + map ---------- */
.det-GalleryMapSection{padding:30px 0;}
.det-GalleryMap{display:grid;grid-template-columns:1fr 1fr;gap:16px;align-items:start;}
@media (max-width:767px){.det-GalleryMap{grid-template-columns:1fr;}}
.det-Gallery_Grid{display:grid;grid-template-columns:repeat(2, 1fr);grid-template-rows:repeat(2, 1fr);gap:16px;height:480px;min-height:0;overflow:hidden;}
.det-Gallery_Grid-single{grid-template-columns:1fr;grid-template-rows:1fr;}
.det-Gallery_Grid-two{grid-template-rows:1fr;}
@media (max-width:767px){.det-Gallery_Grid{height:auto;}}
.det-GalleryItem{
  position:relative;display:block;width:100%;height:100%;min-height:0;overflow:hidden;
  border:0;padding:0;background:none;cursor:zoom-in;
}
@media (max-width:767px){.det-GalleryItem{aspect-ratio:4/3;height:auto;}}
.det-GalleryItem img,.det-GalleryItem .ph{width:100%;height:100%;object-fit:cover;transition:transform var(--TransitionDuration) var(--TransitionTimingFunction);}
.det-GalleryItem:hover img,.det-GalleryItem:hover .ph{transform:scale(var(--ScaleInteraction));}
.det-MapCol{display:flex;flex-direction:column;}
.det-Map_Frame{position:relative;width:100%;height:480px;min-height:0;overflow:hidden;border:1px solid var(--Color_Border);}
@media (max-width:767px){.det-Map_Frame{height:320px;}}
.det-Map_Frame iframe{width:100%;height:100%;border:0;display:block;}
.det-Map_Overlay{position:absolute;inset:0;z-index:1;cursor:pointer;}
.det-Map_Frame.is-active .det-Map_Overlay{display:none;}
.det-Map_Link{margin-top:10px;font-size:16px;}
.det-Map_Link a{color:rgb(0, 97, 190);text-decoration:underline;}

/* ---------- property video ---------- */
.det-Video{padding:30px 0 0;}
.det-Video_Wrapper{position:relative;width:100%;aspect-ratio:16/9;}
.det-Video_Wrapper iframe{position:absolute;inset:0;width:100%;height:100%;border:0;display:block;}

/* ---------- lightbox ---------- */
.lb-Overlay{
  position:fixed;inset:0;z-index:200;display:flex;align-items:center;justify-content:center;
  background:rgba(0,0,0,.92);opacity:0;visibility:hidden;transition:opacity var(--TransitionDuration) var(--TransitionTimingFunction);
}
.lb-Overlay.is-open{opacity:1;visibility:visible;}
.lb-Image{max-width:88vw;max-height:84vh;object-fit:contain;box-shadow:0 10px 40px rgba(0,0,0,.5);}
.lb-Close,.lb-Nav{
  position:absolute;background:none;border:0;color:var(--Color_White);cursor:pointer;
  display:flex;align-items:center;justify-content:center;
}
.lb-Close{top:20px;right:24px;width:40px;height:40px;font-size:32px;line-height:1;}
.lb-Nav{top:50%;transform:translateY(-50%);width:48px;height:48px;font-size:40px;line-height:1;}
.lb-Nav-prev{left:16px;}
.lb-Nav-next{right:16px;}
@media (max-width:767px){.lb-Nav{width:38px;height:38px;font-size:30px;}}
body.util-LightboxOpen{overflow:hidden;}

/* ---------- promo banner ---------- */
.sec-PromoBanner{position:relative;margin-top:70px;}
.sec-PromoBanner .ph{height:380px;}
.sec-PromoBanner-photo{background:var(--Color_Brand);overflow:hidden;min-height:415px;}
@media (max-width:767px){.sec-PromoBanner-photo{min-height:520px;}}
.sec-PromoBanner_Bg{display:block;width:100%;height:420px;object-fit:cover;}
@media (max-width:767px){.sec-PromoBanner_Bg{height:520px;}}
.sec-PromoBanner_Scrim{position:absolute;inset:0;background:linear-gradient(to bottom, rgba(0,0,0,.35) 0%, rgba(0,0,0,.5) 100%);}
.sec-PromoBanner-photo .sec-PromoBanner_Title,
.sec-PromoBanner-photo .sec-PromoBanner_Text{color:var(--Color_White);}
.sec-PromoBanner-photo .sec-PromoBanner_Title{text-shadow:0 1px 8px rgba(0,0,0,.4);}
.sec-PromoBanner_Inner{
  position:absolute;inset:0;
  display:flex;flex-direction:column;justify-content:center;align-items:flex-start;
  max-width:var(--Grid_Container);margin:0 auto;padding:0 60px;
}
.sec-PromoBanner_Inner-right{align-items:flex-end;text-align:right;}
.sec-PromoBanner_Inner-center{align-items:center;text-align:center;}
.sec-PromoBanner_Kicker{
  font-family:var(--Font_Roman);font-size:16px;letter-spacing:.2em;text-transform:uppercase;margin-bottom:16px;
}
.sec-PromoBanner_Title{
  font-family:var(--Font_Neue);font-size:44px;font-weight:400;line-height:1.15;max-width:520px;margin-bottom:12px;
}
@media (max-width:767px){.sec-PromoBanner_Title{font-size:32px;}}
.sec-PromoBanner_Text{font-size:16px;line-height:24px;font-weight:500;max-width:440px;margin-bottom:26px;}
.sec-PromoBanner_Features{
  display:grid;grid-template-columns:repeat(3,1fr);gap:32px;
  width:100%;max-width:700px;margin:6px 0 34px;
}
.sec-PromoBanner_Feature{display:flex;flex-direction:column;align-items:center;gap:14px;color:var(--Color_White);}
.sec-PromoBanner_FeatureIcon{width:88px;height:auto;color:var(--Color_White);flex-shrink:0;object-fit:contain;}
.sec-PromoBanner_FeatureIcon-transportation{width:95px;}
.sec-PromoBanner_FeatureLabel{
  font-family:var(--Font_Roman);font-size:16px;font-weight:400;letter-spacing:.03em;line-height:20px;
  max-width:200px;color:var(--Color_White);text-shadow:0 1px 8px rgba(0,0,0,.4);
}
@media (max-width:767px){
  .sec-PromoBanner_Features{grid-template-columns:1fr;gap:24px;max-width:280px;}
}

.sec-PromoBanner-team{min-height:450px;}
.sec-PromoBanner-team .sec-PromoBanner_Bg{height:450px;}
.sec-PromoBanner-team .sec-PromoBanner_Scrim{background:linear-gradient(to bottom, rgba(0,0,0,.15) 0%, rgba(0,0,0,.25) 100%);}
.sec-PromoBanner_Scrim-alt{background:linear-gradient(to bottom, rgba(0,0,0,.15) 0%, rgba(0,0,0,.5) 100%);}
.sec-PromoBanner-team .sec-PromoBanner_Inner{transform:translateY(35px);}

/* home page "meet the team" banner: darker scrim (photo has busier detail
   than the other promo-banner photos), and a content-driven height (rather
   than a fixed px guess) since the team-photo row makes this section much
   taller on narrow screens than the other promo banners — a fixed height
   here previously clipped the buttons off-screen on mobile. */
#home-meet-team-banner{overflow:visible;}
#home-meet-team-banner .sec-PromoBanner_Bg{position:absolute;inset:0;width:100%;height:100%;}
#home-meet-team-banner .sec-PromoBanner_Inner{position:relative;inset:auto;padding:60px 60px;min-height:450px;}
#home-meet-team-banner .sec-PromoBanner_Scrim{background:rgba(0,0,0,.55);}
@media (max-width:767px){
  #home-meet-team-banner .sec-PromoBanner_Inner{padding:50px 30px;}
}
.team-Mini_Grid{
  display:flex;flex-direction:row;flex-wrap:wrap;justify-content:center;
  gap:32px;margin:8px 0 30px;
}
@media (max-width:900px){
  .team-Mini_Grid{flex-direction:column;align-items:center;gap:20px;}
}
.team-Mini_Item{display:flex;flex-direction:column;align-items:center;gap:10px;width:136px;}
.team-Mini_Img{
  width:126px;height:126px;border-radius:50%;object-fit:cover;
  border:2px solid rgba(255,255,255,.6);
}
.team-Mini_Name{
  font-family:var(--Font_Roman);font-size:15px;font-weight:500;color:var(--Color_White);
  text-shadow:0 1px 6px rgba(0,0,0,.5);text-align:center;
}

/* ---------- collection (district) tiles ---------- */
.col-Tile{width:326px;}
.col-Tile_Media{overflow:hidden;background:var(--Color_ImageBackground);}
.col-Tile_Media .ph{height:380px;transition:transform var(--TransitionDuration) var(--TransitionTimingFunction);}
@media (max-width:600px){
  .col-Tile{width:calc(100vw - 60px);}
  .col-Tile_Media .ph{height:calc((100vw - 60px) * 380 / 326);}
}
.col-Tile:hover .col-Tile_Media .ph{transform:scale(var(--ScaleInteraction));}
.col-Tile_Title{
  font-family:var(--Font_Roman);font-size:21px;font-weight:400;letter-spacing:.03em;line-height:20px;
  text-align:center;margin-top:14px;
}
.col-Tile_Sub{font-size:16px;font-weight:300;color:#000000;text-align:center;line-height:18px;margin-top:2px;}
.col-Tile:hover .col-Tile_Title{text-decoration:underline;text-underline-offset:4px;}

/* ---------- press / quotes ---------- */
.sec-Press{background:var(--Color_Grey-light);margin-top:80px;padding:80px 0;text-align:center;}
.sec-Press_Label{
  font-family:var(--Font_Roman);font-size:16px;font-weight:400;
  letter-spacing:.2em;text-transform:uppercase;color:#000000;margin-bottom:40px;
}
.sec-Press_Quote{
  font-family:var(--Font_Neue);font-size:28px;font-weight:400;line-height:40px;letter-spacing:0;
  max-width:820px;margin:0 auto;
}
@media (max-width:767px){.sec-Press_Quote{font-size:22px;line-height:32px;}}
.sec-Press_Cite{font-size:16px;font-weight:300;letter-spacing:.16em;text-transform:uppercase;color:#000000;margin-top:26px;display:block;font-style:normal;}
.sec-Press_Dots{display:flex;justify-content:center;gap:8px;margin-top:36px;}
.sec-Press_Dots button{width:8px;height:8px;border-radius:50%;border:0;padding:0;background:#d4d4d3;transition:background var(--TransitionDuration);}
.sec-Press_Dots button.is-active{background:var(--Color_Brand);}

/* ---------- newsletter ---------- */
.sec-Newsletter{padding:80px 0;text-align:center;}
.sec-Newsletter .btn-primary{background-color:#07b739;}
.sec-Newsletter_Title{font-family:var(--Font_Neue);font-size:30px;font-weight:400;line-height:37px;margin-bottom:8px;}
.sec-Newsletter_Text{font-size:16px;line-height:22px;font-weight:300;color:#000000;margin-bottom:28px;}

/* ---------- consultation form ---------- */
.frm-Wrap{max-width:640px;padding:70px var(--Grid_Gutter) 90px;text-align:center;}
.frm-Intro{margin-bottom:40px;}
.frm-Intro .sec-Section_Title{margin-bottom:14px;}
.frm-Form{display:flex;flex-direction:column;gap:20px;text-align:left;}
.frm-Form-twoCol{display:grid;grid-template-columns:1fr 1fr;gap:20px 24px;}
.frm-Form-twoCol .frm-Field-full,
.frm-Form-twoCol .frm-Note,
.frm-Form-twoCol > .btn{grid-column:1 / -1;}
.frm-Form-twoCol > .btn{justify-self:center;}
@media (max-width:700px){.frm-Form-twoCol{grid-template-columns:1fr;}}
.frm-Field{display:flex;flex-direction:column;gap:6px;}
.frm-Field label{font-family:var(--Font_Roman);font-size:16px;font-weight:400;letter-spacing:.03em;}
.frm-Required{color:var(--Color_Red);margin-left:2px;}
.frm-Field input,.frm-Field textarea,.frm-Field select{
  border:1px solid #aba2a2;border-radius:10px;outline:none;
  padding:12px 16px;font:300 14px/20px var(--Font_Light);letter-spacing:.03em;color:#000000;
  background:var(--Color_Grey-light);resize:vertical;
}
.frm-Field select{appearance:auto;}
.frm-Field input:focus,.frm-Field textarea:focus,.frm-Field select:focus{border-color:#000000;}
.frm-Note{font-size:16px;font-weight:300;color:#000000;margin:-6px 0 0;}
.frm-Form .btn{align-self:center;margin-top:6px;}
.frm-Success{padding:40px 0;}
.frm-Success p{margin-top:14px;font-size:16px;line-height:22px;}

/* ---------- stats strip (Why Stockton?) ---------- */
.sec-Stats{padding:50px 0;}
.sec-Stats_Title{
  font-family:var(--Font_Neue);font-size:36px;font-weight:400;letter-spacing:0;line-height:46px;
  text-align:center;margin-bottom:44px;
}
@media (max-width:767px){.sec-Stats_Title{font-size:30px;line-height:36px;margin-bottom:32px;}}
.sec-Stats_Items{display:grid;grid-template-columns:repeat(4,1fr);gap:40px 20px;text-align:center;}
@media (max-width:767px){.sec-Stats_Items{grid-template-columns:repeat(2,1fr);}}
.sec-Stat{display:flex;flex-direction:column;align-items:center;}
.sec-Stat_Num{
  font-family:var(--Font_Roman);font-size:56px;font-weight:500;letter-spacing:-.01em;line-height:1;
  color:#a20303;margin-bottom:14px;
}
@media (max-width:767px){.sec-Stat_Num{font-size:44px;}}
.sec-Stat_Label{
  font-family:var(--Font_Roman);font-size:16px;font-weight:400;letter-spacing:.03em;line-height:20px;
  max-width:220px;
}
.sec-Stat_Sub{font-size:16px;font-weight:500;line-height:18px;margin-top:4px;max-width:220px;}

/* ---------- footer ---------- */
.ftr-Footer{margin-top:30px;border-top:1px solid var(--Color_Border);padding:60px 0 0;background:var(--Color_White);}
.ftr-Footer_Grid{display:grid;grid-template-columns:repeat(4,1fr);gap:30px;}
@media (max-width:1100px){.ftr-Footer_Grid{grid-template-columns:repeat(3,1fr);}}
@media (max-width:600px){.ftr-Footer_Grid{grid-template-columns:repeat(2,1fr);}}
.ftr-Footer h4{
  font-family:var(--Font_Roman);font-size:16px;font-weight:400;letter-spacing:.1em;
  text-transform:uppercase;margin-bottom:18px;
}
.ftr-Footer_SubHead{
  font-family:var(--Font_Roman);font-size:12px;font-weight:400;letter-spacing:.08em;
  text-transform:uppercase;color:var(--Color_Muted,#767676);margin:16px 0 10px;
}
.ftr-Footer li{margin-bottom:11px;}
.ftr-Footer li a{font-size:16px;font-weight:300;line-height:20px;text-decoration:none;}
.ftr-Footer li a:hover{text-decoration:underline;}
.ftr-Footer_Note{font-size:16px;font-weight:300;line-height:20px;color:#000000;}
.ftr-Socials{display:flex;gap:10px;margin-top:18px;}
.ftr-Socials a{
  width:36px;height:36px;border-radius:50%;border:1px solid var(--Color_Border);
  display:flex;align-items:center;justify-content:center;
  font-family:var(--Font_Roman);font-size:16px;font-weight:400;
  transition:background-color var(--TransitionDuration),color var(--TransitionDuration),border-color var(--TransitionDuration);
}
.ftr-Socials a:hover{background:var(--Color_Brand);border-color:var(--Color_Brand);color:var(--Color_White);}
.ftr-Partners{display:flex;gap:10px;flex-wrap:wrap;margin-top:18px;}
.ftr-Partners span{
  border:1px solid var(--Color_Border);border-radius:4px;
  font-size:16px;font-weight:300;letter-spacing:.06em;text-transform:uppercase;
  color:#000000;padding:6px 10px;line-height:1;
}
.ftr-Base{
  border-top:1px solid var(--Color_Border);margin-top:50px;padding:22px 0;
  display:flex;justify-content:space-between;align-items:center;gap:20px;flex-wrap:wrap;
  font-size:16px;font-weight:300;color:#000000;
}
.ftr-Base_Legal{display:flex;gap:24px;flex-wrap:wrap;}
.ftr-Base a{text-decoration:none;}
.ftr-Base a:hover{text-decoration:underline;}

/* ---------- key sector pages (skt-*) ---------- */
.skt-Sector{padding-bottom:70px;}
.skt-Sector_Body{margin:0 auto;max-width:980px;}
.skt-Sector_Body .sec-Section_Sub{margin-bottom:40px;}
.skt-Sector_Img{
  float:left;width:420px;max-width:48%;margin:0 30px 20px 0;
  background-color:var(--Color_ImageBackground);
  border-radius:15px;
}
.skt-Sector_Statement{
  font-family:var(--Font_Neue);font-size:24px;font-weight:400;letter-spacing:0;line-height:34px;
  margin-bottom:20px;
}
.skt-Sector_Body p{font-size:16px;line-height:24px;margin-bottom:18px;}
.skt-Sector_Body p a{
  font-weight:400;color:rgb(0, 97, 190);text-decoration:underline;text-underline-offset:3px;
}
@media (max-width:767px){
  .skt-Sector_Img{float:none;width:100%;max-width:100%;margin:0 0 20px;}
  .skt-Sector_Statement{font-size:20px;line-height:28px;}
}

/* ---------- team bio pages (team-Bio) ---------- */
.team-Bio_Img{aspect-ratio:4/3;object-fit:cover;}
.skt-Sector_Body .call-out{clear:both;}
.team-Bio_Actions{display:flex;flex-wrap:wrap;gap:16px;margin-top:20px;}

/* ---------- key sectors overview (skt-Row) ---------- */
.skt-Overview{padding-bottom:40px;}
.skt-Rows{margin-top:40px;}
.skt-Row{
  display:grid;grid-template-columns:400px 1fr;gap:50px;
  padding:60px 0;border-top:1px solid var(--Color_Border);
}
.skt-Row:nth-child(even){grid-template-columns:1fr 400px;}
.skt-Row:nth-child(even) .skt-Row_Media{order:2;}
.skt-Row_Media{display:block;}
.skt-Row_Img{
  width:100%;aspect-ratio:1/1;object-fit:cover;border-radius:15px;
  background-color:var(--Color_ImageBackground);
}
.skt-Row_Title{font-family:var(--Font_Neue);font-size:36px;font-weight:400;letter-spacing:0;line-height:46px;}
.skt-Row_Content .sec-Section_Sub{margin-bottom:20px;}
.skt-Row_Text{
  position:relative;overflow:hidden;max-height:220px;
  transition:max-height var(--TransitionDuration) var(--TransitionTimingFunction);
}
.skt-Row_Text::after{
  content:"";position:absolute;left:0;right:0;bottom:0;height:80px;
  background:linear-gradient(rgba(255,255,255,0),var(--Color_White));
  pointer-events:none;
  transition:opacity var(--TransitionDuration) var(--TransitionTimingFunction);
}
.skt-Row.is-expanded .skt-Row_Text::after{opacity:0;}
.skt-Row_Text p{font-size:16px;line-height:24px;margin-bottom:18px;}
.skt-Row_Text p a{
  font-weight:400;color:rgb(0, 97, 190);text-decoration:underline;text-underline-offset:3px;
}
.skt-Row_Toggle{margin-top:24px;}
/* why-stockton.html: no "Continue Reading" toggle — show full text, no clamp/fade */
.page-why-stockton .skt-Row_Text{max-height:none;overflow:visible;}
.page-why-stockton .skt-Row_Text::after{display:none;}
@media (max-width:900px){
  .skt-Row,.skt-Row:nth-child(even){grid-template-columns:1fr;gap:24px;padding:40px 0;}
  .skt-Row:nth-child(even) .skt-Row_Media{order:0;}
  .skt-Row_Title{font-size:30px;line-height:36px;}
}

/* ---------- demographics accordion ---------- */
.dem-Accordion{margin-bottom:12px;}
.dem-Accordion_Body{padding:16px 4px 4px;}
.dem-Accordion_Trigger{
  display:flex;align-items:center;justify-content:space-between;width:100%;
  padding:18px 24px;background-color:#0061BE;border:none;
  font-size:16px;font-weight:500;color:#ffffff;
  transition:all var(--TransitionDuration) var(--TransitionTimingFunction);
  border-radius:4px;
}
.dem-Accordion_Trigger:hover{background-color:#00469a;}
.dem-Accordion_Trigger svg{width:20px;height:20px;stroke:currentColor;stroke-width:2;fill:none;transition:transform var(--TransitionDuration) var(--TransitionTimingFunction);}
.dem-Accordion_Trigger[aria-expanded="true"] svg{transform:rotate(180deg);}
.dem-Accordion_Content{
  max-height:0;overflow:hidden;transition:max-height var(--TransitionDuration) var(--TransitionTimingFunction);
}
.dem-Accordion_Content.is-open{max-height:900px;}

/* ---------- demographics tabs ---------- */
.dem-Tabs{display:flex;flex-wrap:wrap;gap:12px;margin:32px 0 20px;}
.dem-Tab{
  padding:12px 32px;background-color:var(--Color_Grey-light);border:1px solid var(--Color_Border);
  border-radius:24px;font-size:16px;font-weight:500;letter-spacing:.03em;text-transform:uppercase;
  color:#000000;transition:all var(--TransitionDuration) var(--TransitionTimingFunction);
}
.dem-Tab:hover{background-color:var(--Color_Background_Grey);}
.dem-Tab[aria-selected="true"]{background-color:rgb(0, 97, 190);border-color:rgb(0, 97, 190);color:var(--Color_White);}
.dem-Search{
  display:block;width:100%;padding:12px 24px;margin:0 0 32px;
  border:1px solid #999999;border-radius:24px;
  font-family:var(--Font_Light);font-size:16px;color:#000000;
  background-color:var(--Color_Grey-light);
  transition:border-color var(--TransitionDuration) var(--TransitionTimingFunction);
}
.dem-Search:focus{outline:none;border-color:rgb(0, 97, 190);background-color:var(--Color_White);}
.dem-Search::placeholder{color:#6b6b6b;}
.dem-Panel{display:none;}
.dem-Panel.is-active{display:block;}

/* ---------- demographics data cards ---------- */
.dem-DataGrid{display:grid;grid-template-columns:repeat(2,1fr);gap:24px;}
@media (max-width:900px){.dem-DataGrid{grid-template-columns:1fr;}}
.dem-DataCard{border:1px solid var(--Color_Border);border-radius:4px;overflow:hidden;}
.dem-DataCard_Title{
  padding:14px 20px;background-color:#686868;color:var(--Color_White);
  font-size:16px;font-weight:500;letter-spacing:.03em;
}
.dem-DataTable{width:100%;border-collapse:collapse;}
.dem-DataTable tr{border-bottom:1px solid var(--Color_Border);}
.dem-DataTable tr:last-child{border-bottom:none;}
.dem-DataTable td{padding:9px 20px;font-size:16px;line-height:20px;font-weight:600;}
.dem-DataTable td:first-child{color:#000000;}
.dem-DataTable td:not(:first-child){text-align:right;white-space:nowrap;}
.dem-DataTable thead tr{background-color:var(--Color_Grey-light);}
.dem-DataTable th{padding:9px 20px;font-size:16px;font-weight:700;text-transform:uppercase;letter-spacing:.05em;color:#000000;text-align:right;white-space:nowrap;}
.dem-DataTable th:first-child{text-align:left;}
.dem-DataCard_Full{grid-column:1/-1;}
.dem-YearCell{padding:6px 12px !important;}
.dem-YearCell .dem-Year{
  display:inline-block;border:1px solid var(--Color_Border);background-color:var(--Color_White);
  color:rgb(0, 97, 190);font-size:16px;font-weight:700;line-height:1;letter-spacing:.03em;
  padding:4px 10px;margin-right:6px;border-radius:999px;cursor:pointer;
}
.dem-YearCell .dem-Year:last-child{margin-right:0;}
.dem-YearCell .dem-Year:hover{background-color:var(--Color_Background_Grey);}
.dem-YearCell .dem-Year.is-active{background-color:rgb(0, 97, 190);border-color:rgb(0, 97, 190);color:var(--Color_White);}
.dev-Article{margin-top:40px;}
.dev-Article + .dev-Article{margin-top:0;padding-top:60px;border-top:1px solid var(--Color_Border);}
.dev-Title{font-family:var(--Font_Neue);font-size:36px;font-weight:400;letter-spacing:0;line-height:46px;}
.dev-Sub{font-size:16px;line-height:22px;font-weight:400;color:#000000;margin:2px 0 28px;}
.dev-Layout{display:grid;grid-template-columns:1fr 440px;gap:50px;align-items:start;}
.dev-Layout--reverse{grid-template-columns:440px 1fr;}
.dev-Img{width:100%;aspect-ratio:16/10;object-fit:cover;border-radius:4px;background-color:var(--Color_ImageBackground);}
.dev-ImgGrid .det-GalleryItem{height:auto;}
.dev-ImgGrid .det-GalleryItem img{height:auto;}
.dev-ImgPlaceholder{
  display:flex;align-items:center;justify-content:center;
  width:100%;aspect-ratio:16/10;border-radius:4px;
  background-color:var(--Color_ImageBackground);border:1px dashed var(--Color_Border);
  font-size:16px;font-weight:500;color:#666666;letter-spacing:.03em;
}
.dev-ImgGrid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin-bottom:28px;}
@media (max-width:900px){.dev-ImgGrid{grid-template-columns:1fr;}}
.dev-Body p{font-size:16px;line-height:24px;margin-bottom:18px;}
.dev-Body ul{margin:0 0 18px;padding-left:20px;}
.dev-Body li{font-size:16px;line-height:24px;margin-bottom:10px;}
.dev-Cite{font-size:16px;}
.dev-Cite a{color:inherit;}
.dev-Facts{list-style:none;margin:28px 0 0;padding:0;display:grid;grid-template-columns:repeat(auto-fit,minmax(150px,1fr));gap:16px;}
.dev-Fact{border:1px solid var(--Color_Border);border-radius:4px;padding:16px 18px;}
.dev-Fact_Value{display:block;font-family:var(--Font_Neue);font-size:26px;line-height:1.1;color:rgb(0, 97, 190);}
.dev-Fact_Label{display:block;margin-top:6px;font-size:16px;font-weight:500;color:#000000;}
.dev-Aside{margin:0;}
.dev-MapTitle{font-family:var(--Font_Neue);font-size:20px;font-weight:400;margin:0 0 14px;}
.dev-Map{width:100%;height:450px;border:none;border-radius:4px;}
.dev-MapLink{margin-top:12px;font-size:16px;}
@media (max-width:900px){
  .dev-Layout{grid-template-columns:1fr;gap:28px;}
  .dev-Title{font-size:30px;line-height:36px;}
}

.dem-Source{margin-top:24px;font-size:16px;color:#000000;}
.dem-GroupTitle{font-family:var(--Font_Neue);font-size:22px;font-weight:400;margin:40px 0 20px;}
.dem-GroupTitle:first-child{margin-top:0;}

/* ---------- mapping page instructions ---------- */
.map-Steps{display:grid;grid-template-columns:repeat(3,1fr);gap:32px;margin:32px 0 40px;}
@media (max-width:900px){.map-Steps{grid-template-columns:1fr;}}
.map-Step{display:flex;flex-direction:row;align-items:flex-start;gap:14px;}
.map-Step_Number{
  display:inline-flex;align-items:center;justify-content:center;
  width:28px;height:28px;border-radius:4px;flex-shrink:0;
  background-color:rgb(0, 97, 190);color:var(--Color_White);
  font-family:var(--Font_Neue);font-size:16px;font-weight:700;
}
.map-Step_Body{display:flex;flex-direction:column;gap:6px;}
.map-Step_Title{font-family:var(--Font_Neue);font-size:16px;font-weight:500;letter-spacing:.03em;text-transform:uppercase;color:#000000;}
.map-Step_Text{font-size:16px;line-height:22px;color:#000000;}
.map-Frame{display:block;}

#programs{margin-top:25px;}

/* ---------- responsive header ---------- */
@media (max-width:1010px){
  .hd-Banner_Nav{display:none;}
  .hd-MenuToggle{display:flex;}
  .sec-Hero_Inner,.sec-PromoBanner_Inner{padding:0 30px;}
  .hd-Banner_Logo{padding:10px 0;}
  .hd-Logo_Img{width:170px;}
  .hd-Logo small{font-size:11px;letter-spacing:.24em;}
}
@media (max-width:480px){
  .hd-Logo_Img{width:130px;}
  .hd-Logo small{display:none;}
}

/* ---------- home page: desaturated photos, full color on hover ---------- */
.page-home .sct-Grid_Img,
.page-home .prd-Card_Img,
.page-home .prp-Card_Img,
.page-home .sec-PromoBanner_Bg{
  filter:saturate(45%);
  transition:filter .3s ease;
}
.page-home .sct-Grid_Item:hover .sct-Grid_Img,
.page-home .prd-Card:hover .prd-Card_Img,
.page-home .prp-Card:hover .prp-Card_Img,
.page-home .sec-PromoBanner:hover .sec-PromoBanner_Bg{
  filter:saturate(100%);
}

/* ---------- 404 page ---------- */
.err-404_Hero{text-align:center;max-width:640px;margin:20px auto 0;}
.err-404_Code{
  font-family:var(--Font_Neue);font-size:140px;font-weight:700;line-height:1;
  color:var(--Color_Border);margin-bottom:-10px;
}
.err-404_Hero .sec-Section_Title{margin-bottom:14px;}
.err-404_Hero .sec-Section_Sub{margin-bottom:28px;}
.err-404_Hero .team-Bio_Actions{justify-content:center;margin-top:0;}
.err-404_Links{margin-top:70px;padding-top:50px;border-top:1px solid var(--Color_Border);}
.err-404_Links > .dem-GroupTitle{text-align:center;margin-bottom:30px;}
@media (max-width:600px){.err-404_Code{font-size:96px;}}