html{scroll-behavior:smooth;scroll-padding-top:135px}.draft-notice{background:#ede5d3;color:#081527;text-align:center;padding:9px 18px;font-family:Inter,Arial,sans-serif;font-size:11px;font-weight:600;letter-spacing:.08em}.preview-wrap{max-width:1280px;margin:auto;padding:0 40px}.focus-section{padding:96px 0;background:#f8f8f5}.overline{text-transform:uppercase;letter-spacing:.22em;font-family:Inter,Arial,sans-serif;font-size:11px;font-weight:700;color:#9e7c32;margin-bottom:20px}.focus-section h2,.preview-contact h2{font-family:'Source Serif 4',Georgia,serif;font-size:44px;line-height:1.12;color:#081527;font-weight:500}.intro-copy{font-size:17px;line-height:1.8;color:#506073;max-width:760px;margin-top:24px}.focus-grid{display:grid;grid-template-columns:1fr 1fr;gap:30px;margin-top:40px}.focus-card{display:block;background:white;border:1px solid #dddfe1;color:#081527}.focus-card img{height:240px;width:100%;object-fit:cover}.focus-card>div{padding:32px}.focus-card span{font-size:10px;color:#9e7c32;letter-spacing:.18em;font-weight:700}.focus-card h3,.detail-grid h3{font-family:'Source Serif 4',Georgia,serif;font-size:29px;line-height:1.17;margin:16px 0}.focus-card p{font-size:14px;color:#506073;line-height:1.75}.focus-card strong{display:block;font-size:13px;margin-top:25px;color:#081527}.focus-card:hover{border-color:#c9a24b}.preview-contact{background:#081527;color:#d5dce3;padding:80px 0}.preview-contact h2{color:white}.preview-contact p:not(.overline){max-width:760px;line-height:1.8;font-size:15px;margin-top:24px}.preview-button{display:inline-flex;background:#c9a24b;color:#081527;padding:17px 25px;margin-top:30px;font-size:13px;font-weight:600}.faq-row{padding:24px 0;border-bottom:1px solid #d4d8dd;max-width:860px}.faq-row:first-of-type{margin-top:24px}.faq-row summary{cursor:pointer;font-weight:600}.faq-row p{margin-top:16px;color:#506073;line-height:1.75}.detail-hero{position:relative;background:#081527;color:white;overflow:hidden;padding:55px 0 100px}.detail-hero>img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;opacity:.2}.detail-hero>.preview-wrap{position:relative}.breadcrumb{font-size:12px;color:#d0d5dc}.detail-hero .overline{margin-top:65px;color:#c9a24b}.detail-hero h1{font-family:'Source Serif 4',Georgia,serif;font-weight:500;font-size:64px;line-height:1.08;max-width:900px}.detail-hero h1 em{font-style:normal;color:#c9a24b}.detail-hero p:not(.overline){font-size:18px;line-height:1.75;max-width:720px;margin-top:28px;color:#d5dce3}.detail-grid{display:grid;grid-template-columns:1.2fr 1fr;gap:60px;margin-top:25px}.detail-grid aside{background:#fff;padding:32px;border:1px solid #d4d8dd}.detail-grid aside p{line-height:1.75;color:#506073;font-size:14px;margin-top:18px}.review-list{margin-top:25px}.review-list li{padding:15px 0;border-top:1px solid #d4d8dd;font-size:14px}.preview-menu{display:none;position:relative;color:#081527}.preview-menu summary{padding:12px;border:1px solid #d4d8dd;cursor:pointer;font-size:13px;list-style:none}.preview-menu nav{position:absolute;right:0;top:48px;min-width:210px;background:white;padding:10px;border:1px solid #d4d8dd;box-shadow:0 8px 20px #08152722}.preview-menu nav a{display:block;padding:11px;font-size:14px}a:focus-visible,summary:focus-visible{outline:3px solid #c9a24b;outline-offset:4px}@media(max-width:1023px){.preview-menu{display:block}}@media(max-width:640px){.preview-wrap{padding:0 24px}.focus-section{padding:60px 0}.focus-section h2,.preview-contact h2{font-size:34px}.focus-grid,.detail-grid{grid-template-columns:1fr;gap:24px}.focus-card>div{padding:25px}.focus-card img{height:210px}.detail-hero{padding:30px 0 65px}.detail-hero h1{font-size:42px}.detail-hero .overline{margin-top:45px}.detail-hero p:not(.overline){font-size:16px}.preview-contact{padding:60px 0}.draft-notice{font-size:9px;letter-spacing:.03em}.detail-grid aside{padding:26px}header .tracking-\[0\.18em\]{font-size:8px;letter-spacing:.1em;text-align:center}}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}}

.preview-footer{background:#081527;border-top:1px solid #263649;color:#d1d8df;padding:40px 0}.preview-footer strong,.preview-footer span{display:block}.preview-footer strong{font-family:"Source Serif 4",Georgia,serif;color:#c9a24b;letter-spacing:.08em}.preview-footer span{font-size:12px;margin-top:8px}.preview-footer p{font-size:11px;line-height:1.7;max-width:850px;margin:20px 0}.preview-footer small{font-size:10px}.preview-review-note{font-size:11px!important;color:#b2bdc8!important;max-width:750px!important}

.hero-service-options{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:32px;max-width:960px;margin-top:36px}.hero-service-options>section{display:flex;flex-direction:column;align-items:flex-start;border-top:1px solid #c9a24b66;padding-top:24px;min-width:0}.hero-service-options h2{font-family:"Source Serif 4",Georgia,serif;font-size:25px;line-height:1.2;color:#e1c778;font-weight:500}.hero-service-options p{font-size:16px;line-height:1.75;color:#d5dce3;margin:16px 0 24px}.hero-service-options a{margin-top:auto;text-align:center;max-width:100%}@media(max-width:640px){.hero-service-options{grid-template-columns:1fr;gap:28px;margin-top:28px}.hero-service-options h2{font-size:24px}.hero-service-options p{font-size:15px}.hero-service-options a{font-size:12px;padding:14px 18px}}

.inquiry-form{max-width:900px;margin-top:36px}.inquiry-grid{display:grid;grid-template-columns:1fr 1fr;gap:24px}.inquiry-field{display:flex;flex-direction:column;gap:9px;margin-bottom:24px}.inquiry-field label{font-size:13px;font-weight:600;color:#fff}.inquiry-field label span{font-weight:400;color:#aebccb;font-size:11px}.inquiry-field input,.inquiry-field select,.inquiry-field textarea{background:#fff;color:#081527;border:1px solid #c6cfd7;border-radius:0;padding:13px 14px;font:inherit;font-size:15px;width:100%;min-width:0}.inquiry-field textarea{resize:vertical}.inquiry-field input:focus,.inquiry-field select:focus,.inquiry-field textarea:focus{outline:3px solid #c9a24b;outline-offset:2px}.inquiry-form .inquiry-note{font-size:12px;line-height:1.6;color:#b9c6d1;margin:0;max-width:760px}.inquiry-action{display:flex;align-items:center;gap:24px;margin-top:24px}.inquiry-action button{padding:16px 22px;background:#c9a24b;color:#081527;font-size:13px;font-weight:700;border:0;white-space:nowrap}.inquiry-action button:disabled{opacity:.65;cursor:not-allowed}@media(max-width:640px){.inquiry-grid{grid-template-columns:1fr;gap:0}.inquiry-action{align-items:flex-start;flex-direction:column;gap:14px}.inquiry-field input,.inquiry-field select,.inquiry-field textarea{font-size:16px}}
/* Investor-facing private refresh */
.skip-link{position:absolute;left:16px;top:-100px;z-index:100;background:#c9a24b;color:#081527;padding:12px}.skip-link:focus{top:12px}.program-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:24px;margin-top:40px}.program-card{display:flex;flex-direction:column;padding:32px;background:white;border:1px solid #d4d8dd;transition:border-color .15s}.program-card:hover{border-color:#9e7c32}.program-card>span{font-size:10px;color:#8a6b28;letter-spacing:.15em;font-weight:700}.program-card h3,.secondary-callout h3,.process-grid h3{font-family:'Source Serif 4',Georgia,serif;color:#081527;font-size:29px;line-height:1.2;margin:20px 0 16px}.program-card p,.secondary-callout p,.process-grid p{color:#506073;font-size:15px;line-height:1.8}.program-card strong{font-size:13px;color:#081527;margin-top:auto;padding-top:28px}.secondary-callout{display:flex;align-items:center;gap:40px;border-top:1px solid #d4d8dd;margin-top:40px;padding-top:20px}.secondary-callout>div{flex:1}.secondary-callout a{font-size:14px;font-weight:600;text-decoration:underline;text-underline-offset:4px;white-space:nowrap}.process-section{background:#eeeae0}.process-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:40px;margin-top:44px}.process-grid article{border-top:1px solid #beb8a7;padding-top:25px}.process-grid article>span{font-size:12px;font-weight:700;color:#8a6b28;letter-spacing:.1em}.process-grid h3{font-size:26px}.equipment-teaser{background:#edeae4}.teaser-image{width:100%;height:360px;object-fit:cover;align-self:center}.contact-methods{display:flex;flex-wrap:wrap;gap:36px;margin:28px 0}.contact-methods a{display:flex;flex-direction:column;gap:7px}.contact-methods span{font-size:11px;color:#b9c6d1;text-transform:uppercase;letter-spacing:.15em}.contact-methods strong{color:#e1c778;font-family:Georgia,serif;font-size:23px}.inquiry-note a,.footer-links a{text-decoration:underline;text-underline-offset:3px}.footer-links{display:flex;flex-wrap:wrap;gap:20px;font-size:12px;margin:20px 0}.inquiry-action button{cursor:pointer}.inquiry-action button:focus-visible{outline:3px solid white;outline-offset:4px}.inquiry-note:focus{outline:2px solid #c9a24b;outline-offset:5px}.inquiry-note[data-state=error]{color:#ffd2c7}.inquiry-note[data-state=success]{color:#cce9d6}.detail-hero{padding-bottom:85px}.detail-hero h1{font-size:60px}.detail-hero .overline{margin-top:50px}@media(max-width:900px){.program-grid{grid-template-columns:1fr}.program-card{padding:28px}.program-card strong{padding-top:20px}.process-grid{gap:24px}.process-grid h3{font-size:23px}.secondary-callout{align-items:flex-start;flex-direction:column;gap:20px}}@media(max-width:640px){.detail-hero h1{font-size:40px;line-height:1.12}.detail-hero{padding-bottom:60px}.detail-hero .overline{margin-top:35px}.process-grid{grid-template-columns:1fr}.secondary-callout a{white-space:normal}.contact-methods{gap:24px;flex-direction:column}.contact-methods strong{font-size:22px}.teaser-image{height:260px}.program-card h3{font-size:28px}}

/* Residential imagery stays with the real-estate project options. */
.project-intro{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,1fr);gap:60px;align-items:center}.project-intro>div{min-width:0}.project-property-image{display:block;width:100%;height:auto;aspect-ratio:4/3;object-fit:cover;border:1px solid #d4d8dd}@media(max-width:900px){.project-intro{grid-template-columns:1fr;gap:32px}}@media(max-width:640px){.project-intro{gap:28px}}

/* Make the project inquiry an unmistakable, keyboard-accessible action. */
.contact-methods .inquiry-cta{display:inline-flex;align-items:flex-start;justify-content:center;align-self:flex-start;min-height:64px;max-width:100%;padding:16px 24px;border:2px solid #d6b45f;border-radius:4px;background:#d6b45f;color:#081527;text-decoration:none;box-shadow:0 3px 0 #0003;transition:background-color .15s,border-color .15s,box-shadow .15s}
.contact-methods .inquiry-cta span{color:#263649;font-size:10px;letter-spacing:.1em}
.contact-methods .inquiry-cta strong{color:#081527;font-family:Inter,Arial,sans-serif;font-size:19px;font-weight:700;line-height:1.4}
.contact-methods .inquiry-cta:hover,.contact-methods .inquiry-cta:focus-visible{background:#f0d893;border-color:#f0d893;box-shadow:0 4px 12px #0004}
.contact-methods .inquiry-cta:focus-visible{outline:3px solid #fff;outline-offset:4px}
.preview-button{border-radius:4px;transition:background-color .15s}
.preview-button:hover,.preview-button:focus-visible{background:#f0d893;color:#081527}
.preview-button:focus-visible{outline:3px solid #fff;outline-offset:4px;box-shadow:0 0 0 7px #081527}
@media(max-width:640px){.contact-methods .inquiry-cta{width:100%;align-items:center;text-align:center}}
@media(prefers-reduced-motion:reduce){.contact-methods .inquiry-cta,.preview-button{transition:none}}

/* Public, ungated planning resources. */
.hero-resource-link{display:inline-block;margin:18px 0 0 24px;color:#fff;font-size:14px;text-decoration:underline;text-underline-offset:5px}
.planning-tools{padding:64px 0;background:#f5f2e9;border-block:1px solid #ddd6c6;color:#081527}
.resources-heading{display:flex;align-items:flex-end;justify-content:space-between;gap:28px;margin-bottom:30px}.resources-heading h2{font-family:Georgia,serif;font-size:clamp(30px,3.3vw,44px);line-height:1.15;margin:8px 0 14px}.resources-heading p:not(.overline){color:#4a5867;line-height:1.7;max-width:680px}.resources-more{font-size:14px;font-weight:600;text-decoration:underline;text-underline-offset:4px;flex-shrink:0}.resource-grid{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));gap:26px}.resource-card{display:grid;grid-template-columns:145px minmax(0,1fr);gap:22px;padding:26px;background:#fff;border:1px solid #d8d3c9;align-items:start}.resource-cover-link{display:block;box-shadow:4px 5px 14px #08152720;transition:transform .15s}.resource-cover-link img{display:block;width:100%;height:auto;aspect-ratio:612/792;object-fit:contain;background:#f4f4f2}.resource-card-copy{min-width:0}.resource-format{font-size:10px;letter-spacing:.15em;font-weight:700;color:#78602c;margin:0 0 10px}.resource-card h3{font-family:Georgia,serif;font-size:25px;line-height:1.2;margin:0 0 14px}.resource-card-copy>p:not(.resource-format){font-size:14px;line-height:1.7;color:#4a5867;margin:0 0 20px}.resource-download{display:inline-flex;align-items:center;justify-content:space-between;gap:12px;width:100%;min-height:52px;padding:13px 16px;border:2px solid #d6b45f;border-radius:4px;background:#d6b45f;color:#081527;font-size:14px;font-weight:700;line-height:1.4;text-decoration:none;box-sizing:border-box}.resource-download:hover{background:#f0d893;border-color:#b5964d}.resources-note{font-size:13px;line-height:1.7;color:#56616b;margin:22px 0 0}.resource-download:focus-visible,.resource-cover-link:focus-visible,.resources-more:focus-visible,.hero-resource-link:focus-visible,.resources-nav-link:focus-visible{outline:3px solid #8f6b21;outline-offset:4px}.resources-intro{padding:72px 0 64px;background:#081527;color:#fff}.resources-intro h1{font-family:Georgia,serif;font-size:clamp(34px,4.2vw,56px);line-height:1.12;margin:12px 0 24px}.resources-intro p:not(.overline){max-width:720px;line-height:1.8;color:#dce1e7}.resource-instructions{padding:64px 0;color:#081527}.resource-instructions h2{font-family:Georgia,serif;font-size:34px;margin-bottom:24px}.resource-instructions ol{max-width:850px;padding-left:24px;list-style:decimal}.resource-instructions li{padding-left:8px;margin:0 0 20px;line-height:1.8}.resource-instructions>div>p{line-height:1.8}.resource-instructions a{font-weight:600;text-decoration:underline;text-underline-offset:4px}.resource-privacy{max-width:850px;padding:24px;background:#f5f2e9;border-left:3px solid #b5964d;margin:30px 0}.resource-privacy p{margin-top:8px;line-height:1.8}.resources-nav-link{font-size:14px;font-weight:500;color:#263649;white-space:nowrap}header nav[aria-label="Primary"]{gap:20px}
@media(min-width:1024px) and (max-width:1199px){header nav[aria-label="Primary"]{display:none!important}header .preview-menu{display:block}}
@media(max-width:1000px){.resource-card{grid-template-columns:115px minmax(0,1fr);padding:20px;gap:18px}.resource-card h3{font-size:23px}.resources-heading{align-items:flex-start;flex-direction:column;gap:10px}}
@media(max-width:760px){.resource-grid{grid-template-columns:1fr}.resource-card{grid-template-columns:140px minmax(0,1fr);padding:24px}.planning-tools,.resource-instructions{padding:44px 0}.hero-resource-link{display:block;margin:22px 0 0}.resources-intro{padding:50px 0}}
@media(max-width:420px){.resource-card{grid-template-columns:1fr;padding:24px}.resource-cover-link{width:160px;margin:0 auto 4px}.resource-card h3{font-size:27px}.resource-download{min-height:56px}.resources-intro h1{font-size:35px}}
@media(prefers-reduced-motion:reduce){.resource-cover-link{transition:none}}
.hero-resource-link:focus-visible{outline-color:#f0d893}

/* Separate partner-interest invitation; no existing-partner claims. */
.partner-invitation{padding:60px 0;background:#f5f2e9;color:#081527;border-top:1px solid #ddd6c6}.partner-invitation>.preview-wrap{display:flex;gap:36px;align-items:center;justify-content:space-between}.partner-invitation h2{font:clamp(30px,3.3vw,44px)/1.15 Georgia,serif;margin:10px 0 20px}.partner-invitation p{max-width:770px;line-height:1.8}.partner-invitation .preview-button{flex-shrink:0}.partner-note{font-size:14px;color:#4a5867;margin-top:16px}.partners-nav-link{font-size:14px;font-weight:600;white-space:nowrap;color:#263649}.partners-nav-link:focus-visible{outline:3px solid #8f6b21;outline-offset:4px}@media(min-width:1200px) and (max-width:1399px){header nav[aria-label="Primary"]{display:none!important}header .preview-menu{display:block}}@media(max-width:1000px){.partner-invitation>.preview-wrap{align-items:flex-start;flex-direction:column;gap:24px}}@media(max-width:600px){.partner-invitation{padding:44px 0}.partner-invitation .preview-button{width:100%;text-align:center}}

/* Email access: marketing is separate and optional. */
.resource-access{padding:48px 0;background:#fff;color:#081527;scroll-margin-top:120px}.resource-access-panel{max-width:720px;border:1px solid #d8d3c9;padding:32px;background:#faf9f5}.resource-access h2{font:36px/1.15 Georgia,serif;margin:10px 0 16px}.resource-access p{line-height:1.7;margin:12px 0}.resource-access label:not(.resource-marketing){display:block;font-weight:600;margin:22px 0 8px}.resource-access input[type=email]{display:block;width:100%;min-height:50px;padding:12px;border:1px solid #8695a4;border-radius:3px;font:16px/1.5 Inter,Arial,sans-serif;box-sizing:border-box}.resource-marketing{display:flex;gap:12px;align-items:flex-start;font-size:14px;line-height:1.7;margin:22px 0}.resource-marketing input{width:20px;height:20px;flex-shrink:0;margin-top:3px;accent-color:#081527}.resource-access .resource-download{width:auto;cursor:pointer;margin-top:22px}.resource-access a{font-weight:600;text-decoration:underline;text-underline-offset:3px}.resource-access input:focus-visible{outline:3px solid #8f6b21;outline-offset:3px}.resource-access button:disabled{opacity:.65;cursor:wait}.resource-access input:disabled{opacity:.7}.resource-honeypot{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}#resource-status{font-weight:500;overflow-wrap:anywhere}#resource-granted{border-left:4px solid #b5964d;padding:16px 20px;background:#f5f2e9}#resource-granted h3{font:26px/1.2 Georgia,serif}#downloads{scroll-margin-top:130px}[hidden]{display:none!important}@media(max-width:600px){.resource-access-panel{padding:24px 18px}.resource-access h2{font-size:30px}.resource-access .resource-download{width:100%}}

/* Separate newsletter opt-in; delivery remains off. */
.newsletter-section{padding:64px 0;background:#10243a;color:#fff;scroll-margin-top:120px}.newsletter-layout{display:grid;grid-template-columns:1fr 1fr;gap:60px;align-items:start}.newsletter-section h2{font:clamp(32px,3.5vw,44px)/1.15 Georgia,serif;margin:12px 0 24px}.newsletter-description{font-size:17px;line-height:1.8;color:#e1e6eb}.newsletter-launch{font-size:13px;line-height:1.6;color:#e6cc91;margin:20px 0 0}.newsletter-panel{background:#fff;color:#10243a;padding:30px}.newsletter-panel label{display:block;font-size:15px;font-weight:600;margin-bottom:10px}.newsletter-panel input[type=email]{width:100%;min-height:52px;border:1px solid #8796a6;padding:12px;font:16px/1.5 Inter,Arial,sans-serif;box-sizing:border-box;border-radius:3px}.newsletter-panel input:focus-visible{outline:3px solid #8f6b21;outline-offset:3px}#newsletter-consent{font-size:13px;line-height:1.8;color:#435263;margin:18px 0}.newsletter-panel a{text-decoration:underline;text-underline-offset:3px}.newsletter-panel button{display:flex;justify-content:space-between;gap:24px;min-height:52px;width:100%;padding:14px 18px;background:#d6b45f;color:#081527;border:2px solid #d6b45f;border-radius:4px;font:600 16px/1.4 Inter,Arial,sans-serif;cursor:pointer}.newsletter-panel button:hover{background:#f0d893}.newsletter-panel button:focus-visible{outline:3px solid #8f6b21;outline-offset:4px}.newsletter-panel button:disabled{opacity:.65;cursor:wait}.newsletter-panel input:disabled{opacity:.7}.newsletter-honeypot{position:absolute;left:-10000px;width:1px;height:1px;overflow:hidden}#newsletter-status{font-size:14px;line-height:1.7;margin:16px 0 0}#newsletter-success h3{font:28px/1.2 Georgia,serif;margin-bottom:16px}#newsletter-success p{line-height:1.8}@media(max-width:800px){.newsletter-layout{grid-template-columns:1fr;gap:28px}.newsletter-section{padding:44px 0}.newsletter-panel{padding:24px}}