/* Plan Emlak · www.planemlak.net */
@font-face{font-family:"Open Sans";font-weight:300;font-display:swap;src:url(../fonts/opensans-light.woff2) format("woff2")}
@font-face{font-family:"Open Sans";font-weight:400;font-display:swap;src:url(../fonts/opensans-regular.woff2) format("woff2")}
@font-face{font-family:"Open Sans";font-weight:600;font-display:swap;src:url(../fonts/opensans-semibold.woff2) format("woff2")}
@font-face{font-family:"Open Sans";font-weight:700;font-display:swap;src:url(../fonts/opensans-bold.woff2) format("woff2")}
@font-face{font-family:"Open Sans";font-weight:800;font-display:swap;src:url(../fonts/opensans-extrabold.woff2) format("woff2")}
:root{--red:#E4322B;--teal:#3E8E80;--grey:#5E5F62;--ink:#232323;--bg:#F6F6F5;--panel:#ECECEA;--line:#E3E3E1;--mute:#5A5A5A;--pad:clamp(20px,6vw,120px)}
*{box-sizing:border-box;margin:0;padding:0}
html{scroll-behavior:smooth;scroll-padding-top:110px}
body{font-family:"Open Sans",Arial,sans-serif;color:var(--ink);background:#fff;font-size:17px;line-height:1.6;-webkit-font-smoothing:antialiased;overflow-x:hidden}
img,svg{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
ul,ol{list-style:none}
address{font-style:normal}
:focus-visible{outline:3px solid var(--teal);outline-offset:3px}
.container{width:100%;max-width:1440px;margin:0 auto;padding:0 var(--pad)}
.eyebrow{font-weight:700;letter-spacing:.2em;font-size:12px;text-transform:uppercase;color:var(--red)}
h1,h2{font-weight:300;letter-spacing:-.02em;line-height:1.08}
h1 b,h2 b,h3 b{font-weight:700}
h1{font-size:clamp(40px,5.2vw,68px);margin-top:22px}
h2{font-size:clamp(32px,3.9vw,54px);margin-top:18px}
h3{font-size:22px;font-weight:700;line-height:1.25}
.rule{display:block;width:80px;height:3px;background:var(--red);margin:24px 0}
.rule.sm{width:40px;margin:14px 0}
.lead{color:var(--mute);max-width:560px}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;padding:16px 28px;font:700 13px/1 "Open Sans",sans-serif;letter-spacing:.12em;text-transform:uppercase;border:2px solid transparent;cursor:pointer;transition:background .2s,color .2s}
.btn-red{background:var(--red);color:#fff} .btn-red:hover{background:#C4241E}
.btn-ghost{border-color:var(--ink);color:var(--ink)} .btn-ghost:hover{background:var(--ink);color:#fff}
.btn-block{width:100%}
.section{position:relative;padding:clamp(72px,9vw,120px) 0;overflow:hidden}
.section-alt{background:var(--bg)}
.split{display:grid;grid-template-columns:1.1fr 1fr;gap:clamp(40px,7vw,100px);align-items:start}
.head-row{display:flex;justify-content:space-between;align-items:flex-end;gap:40px;flex-wrap:wrap}
.narrow{max-width:420px}
.tile{flex:none}
/* header */
.site-header{position:sticky;top:0;z-index:50;background:#fff;border-bottom:1px solid var(--line)}
.header-inner{display:flex;align-items:center;justify-content:space-between;height:104px}
.brand img{height:76px;width:auto}
.menu{display:flex;align-items:center;gap:40px}
.menu ul{display:flex;gap:36px}
.menu ul a{font-weight:700;font-size:13px;letter-spacing:.14em;text-transform:uppercase}
.menu ul a:hover{color:var(--red)}
.menu .btn{padding:13px 22px}
.burger{display:none;width:44px;height:44px;border:0;background:none;cursor:pointer;flex-direction:column;justify-content:center;gap:6px;align-items:center}
.burger span{display:block;width:26px;height:2px;background:var(--ink);transition:transform .2s,opacity .2s}
.burger[aria-expanded=true] span:nth-child(1){transform:translateY(8px) rotate(45deg)}
.burger[aria-expanded=true] span:nth-child(2){opacity:0}
.burger[aria-expanded=true] span:nth-child(3){transform:translateY(-8px) rotate(-45deg)}
/* hero */
.hero{position:relative;background:var(--bg);overflow:hidden}
.hero-inner{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1.15fr);gap:20px;align-items:center;min-height:min(760px,calc(100vh - 144px));padding-top:60px;padding-bottom:110px}
.hero-text{position:relative;z-index:2}
.hero .actions{display:flex;gap:16px;flex-wrap:wrap;margin-top:38px}
.hero-art{position:relative;z-index:1;align-self:start;margin-top:10px}
.hero-circles i,.team-circles i{position:absolute;border-radius:50%;display:block}
.hero-circles .c-red{width:600px;height:600px;right:-250px;bottom:-260px;background:var(--red);z-index:1}
.hero-circles .c-grey{width:300px;height:300px;right:230px;bottom:-110px;background:var(--grey);z-index:1}
.hero-band{position:relative;z-index:3;background:var(--ink)}
.hero-band ul{display:flex;gap:44px;height:40px;align-items:center;overflow-x:auto;scrollbar-width:none}
.hero-band li{font-weight:700;font-size:12px;letter-spacing:.18em;text-transform:uppercase;color:#BDBDBD;white-space:nowrap}
.hero-band li.on{color:#fff}
/* principles */
.principles{margin-top:36px}
.principles li{display:grid;grid-template-columns:70px 1fr;gap:20px;padding:28px 0;border-top:1px solid var(--line)}
.principles .num{font-weight:700;font-size:28px;color:var(--red);line-height:1.1}
.principles p{color:var(--mute);font-size:16px;margin-top:6px}
/* areas */
.roofgrid{position:absolute;right:var(--pad);top:36px;opacity:.9;pointer-events:none}
.areas{position:relative;display:grid;grid-template-columns:repeat(5,1fr);gap:1px;background:var(--line);border:1px solid var(--line);margin-top:60px}
.area{background:#fff;padding:34px 26px 38px}
.area h3{margin-top:24px}
.area p{color:var(--mute);font-size:15px;margin-top:10px}
/* regions */
.split-map{grid-template-columns:1fr minmax(0,610px);align-items:center}
.sides{display:grid;grid-template-columns:1fr 1fr;gap:28px;margin-top:40px;max-width:540px}
.sides h4{font-size:12px;letter-spacing:.16em;text-transform:uppercase}
.sides p{color:var(--mute);font-size:15px;margin-top:10px}
/* steps */
.steps{position:relative;display:grid;grid-template-columns:repeat(4,1fr);gap:28px;margin-top:64px}
.steps::before{content:"";position:absolute;left:0;right:0;top:34px;height:1px;background:#D6D6D4}
.steps li{position:relative}
.dot{display:flex;width:68px;height:68px;border-radius:50%;border:2px solid var(--red);background:var(--bg);color:var(--red);font-weight:700;font-size:20px;align-items:center;justify-content:center}
.dot.on{background:var(--red);color:#fff}
.steps h3{margin-top:26px}
.steps p{color:var(--mute);font-size:16px;margin-top:10px}
/* cases (inactive until real work is added) */
.cases{display:grid;grid-template-columns:repeat(3,1fr);gap:28px;margin-top:56px}
.case{border:1px solid var(--line)}
.case-img{background:var(--panel);padding:28px 30px 10px;height:280px;display:flex;align-items:flex-end}
.case-body{padding:28px 30px 34px;border-left:4px solid var(--teal)}
.case-body p{color:var(--mute);font-size:16px}
/* team */
.team-circles .c-red{width:580px;height:580px;right:-220px;bottom:-310px;background:var(--red)}
.team-circles .c-grey{width:280px;height:280px;right:250px;bottom:-150px;background:var(--grey)}
.team blockquote{max-width:460px;font-weight:300;font-size:24px;line-height:1.45}
.people{position:relative;display:grid;grid-template-columns:1fr 1fr;gap:28px;margin-top:56px}
.person{background:#fff;border:1px solid var(--line);padding:40px 44px 44px}
.person h3{font-size:clamp(34px,3.4vw,46px);font-weight:600;letter-spacing:-.01em}
.person h3 b{font-weight:800}
.person .role{font-size:19px;font-weight:700;color:#3A3A3A;margin-top:4px}
.person .contact-list{border-left:44px solid var(--teal)}
.person .contact-list li a{margin-left:-44px}
.contact-list{display:grid;gap:12px;margin-top:30px}
.contact-list li,.contact-list li>a{display:flex;align-items:center;gap:16px;font-weight:600;font-size:17px}
.contact-list a:hover span{color:var(--red)}
.contact-list small{font-weight:400;color:var(--mute);font-size:15px}
.contact-list address{font-weight:400;line-height:1.55}
.contact-list li:has(address){align-items:flex-start}
.office{position:relative;max-width:640px;margin-top:40px}
/* form */
.form{background:#fff;border:1px solid var(--line);border-top:4px solid var(--red);padding:clamp(26px,4vw,44px);display:grid;gap:20px}
.form label{display:grid;gap:8px;font-weight:700;font-size:11px;letter-spacing:.14em;text-transform:uppercase;color:var(--mute)}
.form label small{text-transform:none;letter-spacing:0;font-weight:400}
.form input,.form select{font:400 16px "Open Sans",sans-serif;color:var(--ink);border:0;border-bottom:1px solid #CFCFCD;padding:8px 0 10px;background:transparent;border-radius:0;-webkit-appearance:none;appearance:none}
.form input:focus,.form select:focus{outline:none;border-bottom-color:var(--teal)}
.form .check{display:flex;gap:12px;align-items:flex-start;text-transform:none;letter-spacing:0;font-weight:400;font-size:13px;line-height:1.5}
.form .check input{width:18px;height:18px;flex:none;margin-top:1px;border:2px solid var(--teal);-webkit-appearance:auto;appearance:auto;accent-color:var(--teal)}
.form .check a{text-decoration:underline}
.form .hp{position:absolute;left:-9999px;width:1px;height:1px;overflow:hidden}
.form-ok,.form-err{padding:14px 16px;font-size:15px;font-weight:600}
.form-ok{background:#E5F2EF;color:#20594F} .form-err{background:#FBE5E3;color:#9B1C17}
.invalid{border-bottom-color:var(--red)!important}
/* footer */
.site-footer{background:var(--ink);color:#A0A0A0;border-top:6px solid var(--red);padding:80px 0 44px;font-size:15px}
.footer-grid{display:grid;grid-template-columns:1fr .8fr 1.5fr 1fr;gap:48px;align-items:start}
.footer-grid img{height:150px;width:auto}
.site-footer h4{color:#fff;font-size:12px;letter-spacing:.16em;text-transform:uppercase;margin-bottom:14px}
.site-footer li,.site-footer address{line-height:2}
.site-footer a:hover{color:#fff}
.todo{color:#fff;background:#5E2522;padding:0 6px}
.footer-bottom{display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;border-top:1px solid #3A3A3A;margin-top:48px;padding-top:24px;font-size:13px}
.footer-bottom a{color:#fff;font-weight:600}
/* legal page */
.legal{max-width:820px;padding:80px var(--pad) 100px;margin:0 auto}
.legal h1{font-size:clamp(32px,4vw,46px)}
.legal h2{font-size:24px;font-weight:700;margin-top:40px}
.legal p,.legal li{color:#3A3A3A;margin-top:12px}
.legal ul{list-style:disc;padding-left:22px}
/* responsive */
@media (max-width:1180px){
  .menu ul{gap:22px} .areas{grid-template-columns:repeat(3,1fr)}
  .footer-grid{grid-template-columns:1fr 1fr}
}
@media (max-width:980px){
  .header-inner{height:84px} .brand img{height:60px}
  .burger{display:flex}
  .menu{position:fixed;inset:84px 0 auto 0;background:#fff;flex-direction:column;align-items:stretch;gap:0;padding:8px var(--pad) 28px;border-bottom:1px solid var(--line);box-shadow:0 20px 30px rgba(0,0,0,.06);transform:translateY(-8px);opacity:0;visibility:hidden;transition:.2s}
  .menu.open{transform:none;opacity:1;visibility:visible}
  .menu ul{flex-direction:column;gap:0}
  .menu ul a{display:block;padding:16px 0;border-bottom:1px solid var(--line);font-size:14px}
  .menu .btn{margin-top:20px}
  html{scroll-padding-top:90px}
  .hero-inner{grid-template-columns:1fr;min-height:0;padding-top:48px;padding-bottom:40px}
  .hero-art{margin:10px -10px 0}
  .hero-circles .c-red{width:360px;height:360px;right:-160px;bottom:-150px}
  .hero-circles .c-grey{width:180px;height:180px;right:120px;bottom:-80px}
  .split,.split-map{grid-template-columns:1fr}
  .roofgrid{display:none}
  .steps{grid-template-columns:1fr 1fr;row-gap:44px} .steps::before{display:none}
  .people{grid-template-columns:1fr}
  .cases{grid-template-columns:1fr}
  .team{padding-bottom:190px}
  .team-circles .c-red{width:340px;height:340px;right:-140px;bottom:-180px}
  .team-circles .c-grey{width:170px;height:170px;right:150px;bottom:-90px}
}
@media (max-width:640px){
  body{font-size:16px}
  .areas{grid-template-columns:1fr}
  .steps{grid-template-columns:1fr}
  .sides{grid-template-columns:1fr}
  .person{padding:30px 22px 32px}
  .person .contact-list{border-left-width:44px}
  .contact-list li,.contact-list li>a{font-size:15px;word-break:break-word}
  .footer-grid{grid-template-columns:1fr}
  .hero .actions .btn{width:100%}
  .team blockquote{font-size:20px}
}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*{transition:none!important}}