:root{
  --blue:#1E6CA8;      /* Prestige blue: links, tiles, numbers */
  --blue-d:#175686;
  --ink:#3A4552;       /* headings: soft charcoal-slate, never black */
  --text:#555F6B;      /* body */
  --soft:#8A939D;      /* section questions, captions */
  --brass:#A8844F;     /* keystone accent */
  --tile:#F0F2F4;      /* service tiles */
  --line:#E7EAEE;
  --wash:#F7F9FB;
  --font:"League Spartan", "Helvetica Neue", Arial, sans-serif;
  color-scheme: light;
}
*{box-sizing:border-box}
html{scroll-behavior:smooth;scroll-padding-top:84px}
@media (prefers-reduced-motion: reduce){html{scroll-behavior:auto}*{transition:none!important;animation:none!important}}
body{margin:0;background:#fff;color:var(--text);font:400 17px/1.7 var(--font);letter-spacing:.015em;-webkit-font-smoothing:antialiased}
a{color:var(--blue)}
:focus-visible{outline:2.5px solid var(--brass);outline-offset:3px}
img{max-width:100%;display:block}
.wrap{max-width:1240px;margin:0 auto;padding:0 32px}
h1,h2,h3,h4{font-family:var(--font);color:var(--ink);margin:0;text-wrap:balance;letter-spacing:0}

/* header */
header.top{position:sticky;top:0;z-index:20;background:#fff;border-bottom:1px solid var(--line)}
.nav{display:flex;align-items:center;justify-content:space-between;gap:24px;height:84px}
.logo{display:block;width:210px;flex:none}
.logo svg{display:block;width:100%;height:auto}
.links{display:flex;align-items:center;gap:30px}
.links a{font:600 13.5px/1 var(--font);letter-spacing:.09em;text-transform:uppercase;color:var(--ink);text-decoration:none;padding:6px 0;border-bottom:2px solid transparent}
.links a:hover,.links a.on{color:var(--blue);border-bottom-color:var(--blue)}
.navr{display:flex;align-items:center;gap:14px}
.lang{display:inline-flex;border:1.5px solid var(--blue);border-radius:4px;overflow:hidden}
.lang button{border:0;background:#fff;font:700 13px/1 var(--font);letter-spacing:.1em;color:var(--blue);padding:9px 12px 7px;cursor:pointer}
.lang button[aria-pressed="true"]{background:var(--blue);color:#fff}
.call{font:700 14px/1 var(--font);letter-spacing:.06em;color:var(--blue);text-decoration:none;white-space:nowrap}
@media (max-width:1120px){.links{display:none}}
@media (max-width:600px){.call{display:none}.logo{width:170px}.wrap{padding:0 18px}.nav{height:70px}}

/* hero slideshow */
.hero{padding:34px 0 0}
.slides{position:relative;aspect-ratio:16/7;min-height:380px;overflow:hidden;background:linear-gradient(135deg,#DCE7F1,#F2ECE2)}
.slide{position:absolute;inset:0;opacity:0;transition:opacity 1s}
.slide.on{opacity:1}
.slide img{width:100%;height:100%;object-fit:cover}
.slide .ph{position:absolute;inset:0;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:8px;color:#8A9CB0;font:600 14px var(--font);letter-spacing:.06em}
.slide .ph svg{width:44px;height:44px;opacity:.7}
.slides:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(18,38,60,.72),rgba(18,38,60,.35) 55%,rgba(18,38,60,.05));pointer-events:none}
.cap{position:absolute;left:56px;bottom:56px;z-index:2;max-width:560px;color:#fff}
.cap .q{font:500 15px/1.4 var(--font);letter-spacing:.14em;text-transform:uppercase;opacity:.9}
.cap h1{color:#fff;font-weight:700;font-size:clamp(34px,4.6vw,58px);line-height:1.05;margin:12px 0 22px}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;padding:16px 26px 13px;font:700 14px/1 var(--font);letter-spacing:.1em;text-transform:uppercase;text-decoration:none;border:2px solid var(--blue);border-radius:3px;cursor:pointer;transition:background .2s,color .2s,border-color .2s;white-space:nowrap}
.btn.solid{background:var(--blue);color:#fff}
.btn.solid:hover{background:var(--blue-d);border-color:var(--blue-d)}
.btn.white{background:#fff;color:var(--blue);border-color:#fff}
.btn.white:hover{background:transparent;color:#fff}
.btn.outline{background:transparent;color:var(--blue)}
.btn.outline:hover{background:var(--blue);color:#fff}
.btn.outw{background:transparent;color:#fff;border-color:rgba(255,255,255,.75)}
.btn.outw:hover{background:#fff;color:var(--blue)}
.cap .row{display:flex;flex-wrap:wrap;gap:12px}
.dots{position:absolute;right:28px;bottom:24px;z-index:2;display:flex;gap:8px}
.dots button{width:11px;height:11px;border-radius:50%;border:1.5px solid #fff;background:transparent;padding:0;cursor:pointer}
.dots button[aria-current="true"]{background:#fff}
@media (max-width:760px){.hero{padding:0}.hero .wrap{padding:0}.slides{aspect-ratio:auto;height:560px}.cap{left:22px;right:22px;bottom:40px}.slides:after{background:linear-gradient(0deg,rgba(20,40,62,.72),rgba(20,40,62,.15) 70%)}}

/* highlights under hero */
.hl{display:grid;grid-template-columns:repeat(4,1fr);border-bottom:1px solid var(--line)}
.hl div{padding:26px 22px;text-align:center;border-right:1px solid var(--line)}
.hl div:last-child{border-right:0}
.hl b{display:block;font:700 30px/1 var(--font);color:var(--blue)}
.hl span{display:block;margin-top:8px;font-size:15px;color:var(--text)}
@media (max-width:760px){.hl{grid-template-columns:1fr 1fr}.hl div:nth-child(2){border-right:0}.hl div:nth-child(-n+2){border-bottom:1px solid var(--line)}}

section{padding:96px 0}
.head{text-align:center;max-width:780px;margin:0 auto 46px}
.head .q{font:500 19px/1.4 var(--font);color:var(--soft);letter-spacing:.02em}
.head h2{font-weight:500;font-size:clamp(30px,3.4vw,42px);line-height:1.15;margin-top:6px}
.head h2.cap-up{font:700 15px/1 var(--font);letter-spacing:.14em;text-transform:uppercase;color:var(--soft)}
.keystone{display:block;width:16px;height:13px;margin:0 auto 14px;background:var(--brass);clip-path:polygon(0 0,100% 0,78% 100%,22% 100%)}
@media (max-width:760px){section{padding:70px 0}}

/* who we are */
.who{max-width:900px;margin:0 auto;text-align:center}
.who h2{font-weight:500;font-size:clamp(28px,3vw,38px)}
.who p{font-size:18px;line-height:1.85;margin:22px 0 0}

/* tiles */
.tiles{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.tile{background:var(--tile);padding:28px 26px;text-align:center;text-decoration:none;color:inherit;transition:background .2s,box-shadow .2s,transform .2s;display:block}
.tile:hover{background:#fff;box-shadow:0 18px 36px -22px rgba(30,60,90,.45);transform:translateY(-2px)}
.tile h3{font:700 18px/1.3 var(--font);color:var(--blue);letter-spacing:.01em}
.tile p{margin:8px 0 0;font-size:15.5px;line-height:1.55;color:var(--text)}
.tile .ic{display:block;width:42px;height:42px;margin:0 auto 14px;color:var(--blue)}
.tile .ic svg{width:100%;height:100%}
.after{max-width:760px;margin:32px auto 0;text-align:center;font-size:17px}
.after em{font-style:italic;font-weight:700;color:var(--blue)}
@media (max-width:900px){.tiles{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.tiles{grid-template-columns:1fr}}

/* split with photo */
.split{display:grid;grid-template-columns:1fr 1fr;gap:64px;align-items:center}
.split .photo{aspect-ratio:5/4;background:linear-gradient(135deg,#DCE7F1,#F2ECE2);position:relative;overflow:hidden}
.split .photo img{width:100%;height:100%;object-fit:cover}
.photo .ph{position:absolute;inset:0;display:flex;flex-direction:column;align-items:center;justify-content:center;gap:8px;color:#8A9CB0;font:600 14px var(--font);letter-spacing:.06em}
.photo .ph svg{width:40px;height:40px;opacity:.7}
.split h2{font-weight:500;font-size:clamp(28px,3vw,38px);line-height:1.15;margin:6px 0 16px}
.split .q{font:500 17px/1.4 var(--font);color:var(--soft)}
.checks{list-style:none;padding:0;margin:22px 0 28px}
.checks li{display:flex;gap:12px;padding:8px 0;color:var(--ink);font-weight:500}
.checks svg{flex:none;width:22px;height:22px;color:var(--blue);margin-top:1px}
@media (max-width:900px){.split{grid-template-columns:1fr;gap:34px}.split.rev .photo{order:-1}}

/* steps */
.steps{display:grid;grid-template-columns:repeat(4,1fr);gap:24px}
.step{background:#fff;box-shadow:0 6px 24px -6px rgba(30,50,70,.18);padding:26px 24px 30px}
.step .n{font:400 40px/1 var(--font);color:var(--blue)}
.step h3{font:700 19px/1.3 var(--font);margin:30px 0 8px}
.step p{margin:0;font-size:16px;line-height:1.6}
.center{text-align:center;margin-top:46px}
.linkcta{font:700 22px var(--font);color:var(--blue);text-underline-offset:5px}
@media (max-width:980px){.steps{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.steps{grid-template-columns:1fr}}

/* report */
.dash{background:#fff;box-shadow:0 30px 60px -34px rgba(30,50,70,.45);border:1px solid var(--line)}
.dash .bar{display:flex;align-items:center;gap:7px;padding:12px 16px;background:var(--wash);border-bottom:1px solid var(--line)}
.dash .bar i{width:9px;height:9px;border-radius:50%;background:#CDD6E0}
.dash .bar span{margin-left:10px;font-size:13px;color:var(--soft);font-weight:600;letter-spacing:.04em}
.dash .in{padding:22px 24px}
.dash h4{font:700 19px var(--font)}
.dash .addr{font-size:14px;color:var(--soft);margin:2px 0 14px}
.rows{font-size:15px}
.rows div{display:flex;justify-content:space-between;gap:12px;padding:10px 0;border-top:1px solid var(--line)}
.pill{font:600 12.5px/1 var(--font);padding:6px 10px 4px;border-radius:999px;background:#E3F1E9;color:#22684A;white-space:nowrap}
.pill.w{background:#FBF1E1;color:#80530F}

/* plans */
.plans{display:grid;grid-template-columns:repeat(3,1fr);gap:22px}
.plan{border:1px solid var(--line);padding:32px 28px;display:flex;flex-direction:column;background:#fff}
.plan.feat{border:2px solid var(--blue);box-shadow:0 26px 50px -34px rgba(30,108,168,.6)}
.plan .tag{font:700 12.5px/1 var(--font);letter-spacing:.12em;text-transform:uppercase;color:var(--brass)}
.plan h3{font:700 26px/1.2 var(--font);margin:10px 0 6px}
.plan .for{font-size:15.5px;margin:0 0 16px}
.plan ul{list-style:none;padding:0;margin:0 0 24px;flex:1}
.plan li{display:flex;gap:10px;padding:7px 0;border-top:1px solid var(--line);font-size:15.5px;color:var(--ink)}
.plan li svg{flex:none;width:19px;height:19px;color:var(--blue);margin-top:2px}
@media (max-width:980px){.plans{grid-template-columns:1fr}}

/* residents */
.res{background:var(--blue);color:#E6EEF6}
.res h2{color:#fff}
.res .q{color:#BFD3E6}
.res .photo{background:linear-gradient(135deg,#3B7DB3,#8DB1CF)}
.res .photo .ph{color:#E0EAF3}
.chips{display:flex;flex-wrap:wrap;gap:8px;margin:20px 0 26px}
.chips span{font-size:14px;background:rgba(255,255,255,.14);padding:7px 12px 5px;border-radius:999px;color:#fff}
.res .row{display:flex;flex-wrap:wrap;gap:12px}

/* areas */
.areas{display:grid;grid-template-columns:1fr 1fr;gap:22px}
.area{background:var(--wash);padding:30px}
.area h3{font:700 20px var(--font);color:var(--blue);margin-bottom:14px}
.area ul{columns:2;list-style:none;padding:0;margin:0;font-size:16px;line-height:2.1;color:var(--ink)}
@media (max-width:760px){.areas{grid-template-columns:1fr}}

/* faq */
.faq{max-width:880px;margin:0 auto}
details{border-bottom:1px solid var(--line)}
summary{list-style:none;cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:20px;padding:22px 0 18px;font:600 19px/1.35 var(--font);color:var(--ink)}
summary::-webkit-details-marker{display:none}
summary:after{content:"+";font:400 30px/1 var(--font);color:var(--blue);transition:transform .2s}
details[open] summary:after{transform:rotate(45deg)}
details p{margin:0 0 20px;max-width:72ch}

/* contact */
.contact{display:grid;grid-template-columns:1fr 1fr;gap:56px;align-items:start}
form{display:grid;grid-template-columns:1fr 1fr;gap:16px}
form .full{grid-column:1/-1}
label{display:flex;flex-direction:column;gap:6px;font:600 14px var(--font);letter-spacing:.04em;color:var(--ink)}
input,select,textarea{font:400 16px var(--font);color:var(--ink);background:var(--wash);border:1.5px solid #DCE2E8;border-radius:3px;padding:14px 14px 11px}
input:focus,select:focus,textarea:focus{border-color:var(--blue);outline:none;background:#fff}
textarea{min-height:120px;resize:vertical}
fieldset{border:0;padding:0;margin:0;grid-column:1/-1}
legend{font:600 14px var(--font);letter-spacing:.04em;color:var(--ink);margin-bottom:8px}
.opts{display:flex;flex-wrap:wrap;gap:8px}
.opts label{flex-direction:row;align-items:center;gap:8px;font-weight:500;letter-spacing:0;font-size:15px;background:var(--tile);padding:9px 13px 7px;cursor:pointer;border:1.5px solid transparent}
.opts label:has(input:checked){border-color:var(--blue);background:#fff;color:var(--blue)}
.opts input{accent-color:var(--blue);margin:0}
.thanks{display:none;grid-column:1/-1;padding:16px;background:#E3F1E9;color:#1F5A41;font-weight:500}
.hp{position:absolute;left:-5000px}
.fine{font-size:13.5px;color:var(--soft);margin:0}
.ctab{display:grid;gap:12px;margin-top:26px}
.ctab a{display:flex;align-items:center;gap:14px;text-decoration:none;color:var(--ink);font-weight:600;background:var(--wash);padding:16px 18px 13px}
.ctab svg{width:22px;height:22px;color:var(--blue);flex:none}
.ctab small{display:block;font-weight:400;color:var(--soft);font-size:14px}
@media (max-width:900px){.contact{grid-template-columns:1fr}form{grid-template-columns:1fr}}

/* footer */
footer{border-top:1px solid var(--line)}
.fmap{display:grid;grid-template-columns:1fr 1fr}
.fmap iframe{width:100%;height:100%;min-height:340px;border:0;display:block;filter:saturate(.75)}
.finfo{padding:56px 56px 40px}
.finfo .logo{width:220px}
.finfo h4{font:700 15px var(--font);letter-spacing:.1em;text-transform:uppercase;margin:26px 0 10px}
.finfo p{margin:0 0 8px}
.finfo a{color:var(--text);text-decoration:none}.finfo a:hover{color:var(--blue)}
.social{display:flex;gap:16px;margin-top:18px}
.social a{color:var(--blue)}.social svg{width:26px;height:26px}
.legal{border-top:1px solid var(--line);padding:18px 0 100px;font-size:13.5px;color:var(--soft)}
.legal .wrap{display:flex;justify-content:space-between;gap:16px;flex-wrap:wrap}
@media (max-width:860px){.fmap{grid-template-columns:1fr}.fmap iframe{min-height:260px}.finfo{padding:40px 22px}}

/* mobile action bar */
.mbar{display:none}
@media (max-width:760px){
  .mbar{display:grid;grid-template-columns:1fr 1fr 1fr;position:fixed;left:0;right:0;bottom:0;z-index:30;background:#fff;border-top:1px solid var(--line);box-shadow:0 -10px 30px -18px rgba(30,50,70,.4)}
  .mbar a,.mbar button{display:flex;flex-direction:column;align-items:center;gap:2px;padding:10px 4px 8px;font:600 12.5px var(--font);letter-spacing:.04em;color:var(--blue);text-decoration:none;background:none;border:0;cursor:pointer}
  .mbar a + a,.mbar button{border-left:1px solid var(--line)}
  .mbar svg{width:21px;height:21px}
}

.logo{text-decoration:none}
/* text wordmark (until the final logo is chosen) */
.wm{display:flex;flex-direction:column;line-height:1;text-decoration:none}
.wm b{font:700 25px/1 var(--font);letter-spacing:.14em;color:var(--ink)}
.wm span{font:600 11.5px/1 var(--font);letter-spacing:.42em;color:var(--blue);margin-top:7px}
.wm.big b{font-size:30px}.wm.big span{font-size:13px}
@media (max-width:600px){.wm b{font-size:20px}.wm span{font-size:10px;letter-spacing:.34em}}
/* page banner */
.phero{position:relative;margin-top:34px;min-height:300px;display:flex;align-items:flex-end;overflow:hidden;background:linear-gradient(135deg,#DCE7F1,#F2ECE2)}
.phero img{position:absolute;inset:0;width:100%;height:100%;object-fit:cover}
.phero:after{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(18,38,60,.74),rgba(18,38,60,.3) 60%,rgba(18,38,60,.08))}
.phero .in{position:relative;z-index:1;padding:48px 56px;max-width:760px;color:#fff}
.phero .q{font:500 15px/1.4 var(--font);letter-spacing:.14em;text-transform:uppercase;opacity:.9}
.phero h1{color:#fff;font-weight:700;font-size:clamp(32px,4vw,52px);line-height:1.08;margin:10px 0 0}
.phero p{margin:14px 0 0;font-size:18px;color:#E3EBF3}
.crumbs{font-size:14px;color:var(--soft);margin:18px 0 0}
.crumbs a{color:var(--soft);text-decoration:none}
@media (max-width:760px){.phero{margin-top:0}.phero .in{padding:34px 22px}}
/* cards and lists for inner pages */
.cards3{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.cards3 > div{background:var(--wash);padding:28px 26px}
.cards3 h3{font:700 19px/1.3 var(--font);color:var(--blue);margin:14px 0 8px}
.cards3 p{margin:0;font-size:16px}
.cards3 .ic{display:block;width:38px;height:38px;color:var(--blue)}.cards3 .ic svg{width:100%;height:100%}
@media (max-width:900px){.cards3{grid-template-columns:1fr}}
.towns3{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.town{border:1px solid var(--line);padding:22px 22px 18px}
.town h3{font:700 18px var(--font);color:var(--ink)}
.town small{display:block;color:var(--blue);font-weight:600;font-size:13px;letter-spacing:.06em;text-transform:uppercase;margin-top:2px}
.town p{margin:8px 0 0;font-size:15px;line-height:1.55}
@media (max-width:900px){.towns3{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.towns3{grid-template-columns:1fr}}
.mapwide iframe{width:100%;height:420px;border:0;display:block;filter:saturate(.75)}
.values{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}
.values > div{border-top:3px solid var(--blue);padding:22px 4px 0}
.values h3{font:700 19px var(--font);margin-bottom:8px}
.values p{margin:0;font-size:15.5px}
@media (max-width:900px){.values{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.values{grid-template-columns:1fr}}
.ctaband{background:var(--blue);color:#E6EEF6;text-align:center;padding:70px 24px}
.ctaband h2{color:#fff;font-weight:600;font-size:clamp(28px,3.2vw,40px)}
.ctaband p{margin:12px auto 26px;max-width:56ch}
.ctaband .row{display:flex;gap:12px;justify-content:center;flex-wrap:wrap}
.file{font:400 15px var(--font);padding:12px;background:var(--wash);border:1.5px dashed #C9D3DD}