:root{--gold:#b48a3d;--gold-light:#d0ab63;--ink:#202522;--ivory:#f7f4ed;--paper:#fffdf8;--stone:#ded8cc;--text:#343835;--serif:"Cormorant Garamond",Georgia,serif;--sans:"Manrope",Arial,sans-serif;--shadow:0 24px 70px rgba(19,24,20,.18)}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:84px}body{margin:0;background:var(--ivory);color:var(--text);font-family:var(--sans);font-size:16px;line-height:1.65}img{max-width:100%}a{color:inherit}button,input,select,textarea{font:inherit}.skip-link{position:fixed;left:1rem;top:-5rem;z-index:1000;background:#fff;padding:.8rem 1rem}.skip-link:focus{top:1rem}.sr-only{position:absolute;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}
.site-header{height:92px;background:rgba(255,253,248,.96);display:flex;align-items:center;justify-content:space-between;padding:0 clamp(1.25rem,5vw,5rem);position:sticky;top:0;z-index:20;border-bottom:1px solid rgba(180,138,61,.2);backdrop-filter:blur(14px)}.brand{display:flex;align-items:center;text-decoration:none}.brand img{display:block;width:clamp(128px,12vw,174px);height:76px;object-fit:contain;object-position:left center}.site-header nav{display:flex;align-items:center;gap:clamp(1.1rem,2.5vw,2.6rem)}.site-header nav>a{font-size:.78rem;font-weight:600;text-decoration:none;white-space:nowrap}.site-header nav>a:not(.button):hover{color:var(--gold)}.menu-toggle{display:none;background:none;border:0;width:44px;height:44px;padding:10px}.menu-toggle span:not(.sr-only){display:block;height:2px;background:var(--ink);margin:5px 0}
.button{display:inline-flex;align-items:center;justify-content:center;min-height:50px;padding:.82rem 1.45rem;background:var(--gold);border:1px solid var(--gold);color:white;text-decoration:none;font-weight:700;font-size:.82rem;letter-spacing:.02em;cursor:pointer;transition:.2s ease}.button:hover{background:#97702f;border-color:#97702f;transform:translateY(-2px)}.button-small{min-height:42px;padding:.65rem 1.15rem!important}.button-outline{background:transparent;border-color:rgba(255,255,255,.65)}.button-outline:hover{background:white;color:var(--ink);border-color:white}.button-row{display:flex;gap:1rem;flex-wrap:wrap}.eyebrow{text-transform:uppercase;font-weight:700;font-size:.68rem;letter-spacing:.19em;color:var(--gold-light);margin:0 0 1rem}.eyebrow.gold{color:var(--gold)}h1,h2{font-family:var(--serif);font-weight:500;line-height:.94;margin:0;color:var(--ink)}h1{font-size:clamp(3.2rem,7vw,6.8rem);color:white;max-width:850px}h1 span,.dark-section h2 span{color:var(--gold-light)}h2{font-size:clamp(2.65rem,5vw,4.5rem)}h3{line-height:1.25;color:var(--ink);margin:.7rem 0 .45rem;font-size:1rem}.section{padding:clamp(4.5rem,9vw,8.5rem) clamp(1.25rem,7vw,7rem)}.section-heading{max-width:700px}.section-heading>p:last-child{max-width:620px}.dark-section{color:#fff;background:var(--ink)}.dark-section h2{color:white}
.hero{min-height:calc(100vh - 82px);position:relative;display:flex;align-items:center;color:white;padding:clamp(4rem,9vw,8rem) clamp(1.25rem,8vw,8rem);background:linear-gradient(90deg,rgba(8,13,10,.9) 0%,rgba(8,13,10,.55) 48%,rgba(8,13,10,.12) 100%),url('https://images.unsplash.com/photo-1600047509807-ba8f99d2cdde?auto=format&fit=crop&w=2200&q=88') center/cover}.hero:after{content:"";position:absolute;inset:0;border-bottom:4px solid var(--gold);pointer-events:none}.hero-inner{position:relative;z-index:1}.hero-copy{font-size:clamp(1rem,1.5vw,1.2rem);max-width:610px;margin:1.5rem 0 2rem}.reassurance{font-size:.75rem;margin-top:1.3rem;color:rgba(255,255,255,.78)}.scroll-cue{position:absolute;right:4rem;bottom:2.5rem;z-index:2;color:white;text-decoration:none;text-transform:uppercase;letter-spacing:.18em;font-size:.65rem}.scroll-cue span{display:inline-block;margin-left:.8rem;color:var(--gold-light);font-size:1.1rem}
.intro{display:grid;grid-template-columns:1fr 1.4fr;gap:8vw;align-items:end}.benefits{display:grid;grid-template-columns:repeat(3,1fr);gap:2rem}.benefits article{border-top:1px solid var(--stone);padding-top:1.25rem}.benefits p,.cards p,.steps p{font-size:.84rem;line-height:1.55;margin:0}.icon{font-size:1.65rem;color:var(--gold)}
.audiences{background:linear-gradient(rgba(22,27,24,.88),rgba(22,27,24,.94)),url('https://images.unsplash.com/photo-1564013799919-ab600027ffc6?auto=format&fit=crop&w=2200&q=85') center/cover fixed}.audiences .section-heading{margin-bottom:3rem}.cards{display:grid;grid-template-columns:repeat(4,1fr);gap:1rem}.cards article{background:var(--paper);color:var(--text);padding:.55rem;box-shadow:var(--shadow)}.cards article>div:last-child{padding:.9rem .8rem 1.3rem}.card-image{aspect-ratio:4/2.25;background-size:cover;background-position:center}.inherited{background-image:url('assets/residential-lot-boundary.png');background-position:center 58%}.unused{background-image:url('https://images.unsplash.com/photo-1523217582562-09d0def993a6?auto=format&fit=crop&w=800&q=80')}.distance{background-image:url('https://images.unsplash.com/photo-1560518883-ce09059eeffa?auto=format&fit=crop&w=800&q=80')}.new{background-image:url('https://images.unsplash.com/photo-1600585154340-be6161a56a0c?auto=format&fit=crop&w=800&q=80')}
.process-heading{display:grid;grid-template-columns:1fr 1fr;gap:5rem;align-items:end}.process-heading>p{border-left:1px solid var(--gold);padding-left:2rem}.steps{list-style:none;padding:3.5rem 0 0;margin:0;display:grid;grid-template-columns:repeat(4,1fr);gap:2rem}.steps li{position:relative;padding-top:1rem;border-top:1px solid var(--stone)}.step-no{display:grid;place-items:center;width:44px;height:44px;background:var(--gold);border-radius:50%;color:white;font-size:.75rem;font-weight:700;position:absolute;top:-22px}.steps h3{margin-top:2.4rem}.split-section{display:grid;grid-template-columns:1.1fr 1fr}.photo-panel{min-height:520px;display:flex;align-items:center;padding:4rem clamp(1.25rem,7vw,6rem);background:linear-gradient(rgba(15,20,17,.18),rgba(15,20,17,.4)),url('assets/residential-construction.png') center/cover}.photo-panel blockquote{font:500 clamp(2.4rem,5vw,4.4rem)/.95 var(--serif);color:white;margin:0;padding:1.5rem;background:rgba(20,25,22,.72);border:1px solid var(--gold)}.copy-panel{background:var(--paper);display:flex;flex-direction:column;justify-content:center;padding:clamp(4rem,8vw,8rem)}.copy-panel p:not(.eyebrow){max-width:600px}.copy-panel .button{align-self:flex-start;margin-top:1rem}
.about{display:grid;grid-template-columns:1fr 1fr;gap:7vw;align-items:center;background:var(--paper)}.about-copy{max-width:690px}.about-collage{min-height:520px;box-shadow:var(--shadow);background:linear-gradient(145deg,transparent 74%,var(--gold) 74% 76%,transparent 76%),url('https://images.unsplash.com/photo-1600047509807-ba8f99d2cdde?auto=format&fit=crop&w=1400&q=85') center/cover}.interests{padding-top:6rem;padding-bottom:6rem}.interest-grid{display:grid;grid-template-columns:repeat(4,1fr);margin-top:2.5rem;border:1px solid var(--stone)}.interest-grid span{padding:2rem 1.3rem;font:600 1.35rem/1.2 var(--serif);border-right:1px solid var(--stone)}.interest-grid span:last-child{border:0}.interest-grid span:before{content:"◆";display:block;color:var(--gold);font-size:.7rem;margin-bottom:.8rem}
.faq{display:grid;grid-template-columns:.65fr 1.35fr;gap:7vw;background:var(--paper)}.accordion{border-top:1px solid var(--stone)}details{border-bottom:1px solid var(--stone)}summary{list-style:none;cursor:pointer;padding:1.4rem 3rem 1.4rem 0;font-weight:600;position:relative}summary::-webkit-details-marker{display:none}summary:after{content:"+";position:absolute;right:.4rem;font-size:1.25rem;color:var(--gold)}details[open] summary:after{content:"−"}details p{margin:-.5rem 0 1.5rem;max-width:700px;color:#60635f}
.inquiry{padding:clamp(4.5rem,8vw,7rem) clamp(1.25rem,7vw,7rem);display:grid;grid-template-columns:.8fr 1.2fr;gap:7vw;background:linear-gradient(105deg,rgba(18,24,20,.98),rgba(18,24,20,.88)),url('https://images.unsplash.com/photo-1600585154340-be6161a56a0c?auto=format&fit=crop&w=2200&q=80') center/cover}.section-logo{display:block;width:150px;height:110px;object-fit:contain;object-position:left center;margin:0 0 1.5rem;filter:drop-shadow(0 6px 18px rgba(0,0,0,.24))}.inquiry-intro>p:not(.eyebrow):not(.demo-note){color:#d9dbd7}.demo-note{padding:1rem;border-left:3px solid var(--gold);font-size:.82rem;background:rgba(255,255,255,.06)}.property-form{background:var(--paper);padding:clamp(1.3rem,4vw,3rem);color:var(--text)}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:1.1rem}.form-grid label,.consent{font-size:.75rem;text-transform:uppercase;letter-spacing:.08em;font-weight:700}.form-grid .full{grid-column:1/-1}input,select,textarea{display:block;width:100%;margin-top:.45rem;border:1px solid #cfc8bb;background:white;padding:.85rem;border-radius:0;color:var(--ink)}input:focus,select:focus,textarea:focus{outline:2px solid var(--gold);outline-offset:2px}.consent{display:flex;align-items:flex-start;gap:.65rem;margin:1rem 0 1.25rem;text-transform:none;letter-spacing:0;font-weight:500}.consent input{width:auto;margin:.3rem 0 0}.form-message{margin-top:1rem;font-size:.88rem}.form-message.success{color:#2d6943}.form-message.error{color:#a02c2c}
footer{background:#111512;color:#bfc2bd;padding:2.5rem clamp(1.25rem,7vw,7rem);display:flex;align-items:center;gap:2rem;font-size:.75rem}footer p:last-child{margin-left:auto}.footer-brand img{width:120px;height:90px;filter:brightness(1.12)}
.reveal{opacity:0;transform:translateY(20px);transition:opacity .75s ease,transform .75s ease}.reveal.visible{opacity:1;transform:none}@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.reveal{opacity:1;transform:none;transition:none}.button{transition:none}}
@media(max-width:900px){.menu-toggle{display:block}.site-header nav{display:none;position:absolute;top:92px;left:0;right:0;background:var(--paper);padding:1rem 1.25rem 1.5rem;flex-direction:column;align-items:stretch;gap:0;border-bottom:1px solid var(--stone);box-shadow:0 20px 35px rgba(0,0,0,.1)}.site-header nav.open{display:flex}.site-header nav>a{padding:1rem 0}.site-header nav .button{margin-top:.5rem}.hero{min-height:720px}.scroll-cue{display:none}.intro,.about,.faq,.inquiry,.split-section{grid-template-columns:1fr}.benefits{margin-top:2rem}.cards{grid-template-columns:repeat(2,1fr)}.steps{grid-template-columns:repeat(2,1fr);gap:3.5rem 2rem}.photo-panel{min-height:430px}.about-collage{min-height:420px;order:-1}.interest-grid{grid-template-columns:1fr 1fr}.interest-grid span:nth-child(2){border-right:0}.interest-grid span{border-bottom:1px solid var(--stone)}.faq{gap:2rem}footer{flex-wrap:wrap}footer p:last-child{margin-left:0;width:100%}}
@media(max-width:600px){.section{padding-left:1.15rem;padding-right:1.15rem}.site-header{padding:0 1.1rem}.brand img{width:126px;height:72px}.hero{padding:5rem 1.15rem;background-position:62% center}.hero-copy{font-size:1rem}.button-row{display:grid}.button-row .button{width:100%}.benefits,.cards,.steps,.form-grid,.interest-grid,.process-heading{grid-template-columns:1fr}.cards{gap:1.3rem}.process-heading{gap:1rem}.process-heading>p{border-left:0;padding-left:0}.steps{gap:3.5rem}.interest-grid span{border-right:0}.interest-grid span:last-child{border-bottom:0}.copy-panel{padding:4rem 1.15rem}.photo-panel{padding:2rem 1.15rem}.photo-panel blockquote{font-size:2.5rem}.inquiry{padding:4rem 1.15rem}.section-logo{width:125px;height:90px}.form-grid .full{grid-column:auto}.property-form{padding:1.25rem}.about{padding-left:0;padding-right:0}.about-copy{padding:0 1.15rem}.about-collage{min-height:330px}.faq{padding-left:1.15rem;padding-right:1.15rem}footer{align-items:flex-start;flex-direction:column;gap:.4rem}}