:root {
  --navy: #0A244F;
  --white: #FFFFFF;
  --ink: #333333;
  --muted: #A5B6D3;
  --tint: #F4F5F7;
  --display: 'Cinzel', Georgia, serif;
  --ui: 'Montserrat', Arial, sans-serif;
  --body: 'Calibri', 'Carlito', Arial, sans-serif;
  --radius: 5px;
  --gutter: clamp(20px, 5vw, 48px);
}
* { box-sizing: border-box; }
html { scroll-behavior: smooth; scroll-padding-top: 84px; color-scheme: light; }
body { margin: 0; background: var(--white); color: var(--ink); font-family: var(--body); font-size: clamp(18px, 1.5vw, 21px); line-height: 1.6; }
body { overflow-x: clip; }
img { max-width: 100%; height: auto; display: block; }
a { color: var(--navy); }
.wrap { max-width: 1120px; margin: 0 auto; padding: 0 var(--gutter); }
.narrow { max-width: 820px; }
.center { text-align: center; }
.sr { position: absolute; width: 1px; height: 1px; overflow: hidden; clip: rect(0 0 0 0); white-space: nowrap; }
.skip { position: absolute; left: -999px; top: 8px; background: var(--white); color: var(--navy); padding: 10px 14px; border-radius: var(--radius); z-index: 100; font-family: var(--ui); }
.skip:focus { left: 8px; }

/* Header */
header { position: sticky; top: 0; z-index: 50; background: var(--navy); }
.bar { display: flex; align-items: center; justify-content: space-between; gap: 20px; min-height: 72px; }
.brand img { height: 40px; width: auto; }
header nav { display: flex; align-items: center; gap: 28px; }
header nav a:not(.btn) { font-family: var(--ui); font-weight: 500; font-size: 15px; color: var(--white); text-decoration: none; }
header nav a[aria-current="page"] { color: var(--muted); }
header nav a:not(.btn):hover { color: var(--muted); }
.menu-btn { display: none; font-family: var(--ui); font-weight: 500; font-size: 15px; background: none; color: var(--white); border: 1px solid var(--muted); border-radius: var(--radius); padding: 9px 14px; cursor: pointer; }

/* Buttons */
.btn { display: inline-block; font-family: var(--ui); font-weight: 500; font-size: 15px; padding: 14px 28px; border-radius: var(--radius); border: 2px solid var(--navy); text-decoration: none; cursor: pointer; line-height: 1.2; }
.btn-primary { background: var(--navy); color: var(--white); }
.btn-secondary { background: var(--white); color: var(--navy); }
.nav-cta { padding: 10px 20px; border-color: var(--white); }
.btn:hover { opacity: .9; }
.btn:focus-visible, input:focus-visible, textarea:focus-visible, a:focus-visible, .menu-btn:focus-visible { outline: 3px solid var(--muted); outline-offset: 2px; }
.hero .btn-primary, .band .btn-primary { border-color: var(--white); }

h1, h2, h3, h6 { font-family: var(--display); margin: 0; line-height: 1.2; color: var(--navy); }
h1 { font-weight: 700; }
h2 { font-weight: 600; font-size: clamp(26px, 3.4vw, 40px); margin-bottom: 20px; }
h3 { font-weight: 600; font-size: clamp(24px, 3vw, 34px); margin-bottom: 18px; }
p { margin: 0 0 1.1em; }

/* Heroes */
.hero { background-size: cover; background-position: center; position: relative; color: var(--white); display: flex; align-items: flex-end; min-height: clamp(520px, 78vh, 760px); }
.hero { overflow: hidden; }
.hero-video { position: absolute; inset: 0; width: 100%; height: 100%; object-fit: cover; z-index: 0; }
.hero::before { content: ""; position: absolute; inset: 0; z-index: 1; background: linear-gradient(180deg, rgba(10,36,79,.25) 0%, rgba(10,36,79,.78) 100%); }
.hero-in { position: relative; z-index: 2; padding-top: 80px; padding-bottom: clamp(48px, 8vw, 96px); }
.hero h1 { color: var(--white); font-size: clamp(34px, 5.6vw, 64px); max-width: 12em; margin-bottom: 20px; }
.hero p { font-size: clamp(20px, 2vw, 26px); max-width: 30em; margin-bottom: 32px; }
.hero .btn-primary { background: var(--navy); }
.page-hero { background-size: cover; background-position: center; position: relative; display: flex; align-items: flex-end; min-height: 300px; }
.page-hero.short { min-height: 220px; }
.page-hero::before { content: ""; position: absolute; inset: 0; background: rgba(10,36,79,.62); }
.page-hero .wrap { position: relative; padding-top: 60px; padding-bottom: 36px; width: 100%; }
.page-hero h1 { color: var(--white); font-size: clamp(32px, 5vw, 56px); }

/* Sections */
section { padding: clamp(56px, 8vw, 100px) 0; }
.two { display: grid; grid-template-columns: 1fr 1fr; gap: clamp(32px, 6vw, 72px); align-items: center; }
.two.rev > :first-child { order: 0; }
.photo { width: 100%; border-radius: 3px; object-fit: cover; }
.photo.tall { max-height: 640px; }
.band { background: var(--navy); color: var(--white); }
.band h2 { color: var(--white); font-size: clamp(22px, 2.8vw, 32px); margin-bottom: 28px; }
.band h2 a { color: var(--white); }
.band .btn-primary { background: var(--white); color: var(--navy); }
.tint { background: var(--tint); }
.mission { background: var(--white); padding: clamp(40px, 6vw, 72px) 0; }
.mission .two { align-items: center; }
.mission h2 { font-size: clamp(26px, 3.1vw, 34px); margin: 0; }
.rule { display: block; width: 70px; height: 1px; background: #8a97ad; margin-bottom: 22px; }
.mission p { margin: 0; }
.topo { position: relative; background: var(--muted); overflow: hidden; }
.topo::before { content: ""; position: absolute; inset: 0; background: url('assets/about-landowners.png') center / cover; mix-blend-mode: multiply; opacity: .22; pointer-events: none; }
.topo .wrap { position: relative; }
.topo h2, .topo p { color: var(--navy); }
h6.lead { font-weight: 600; font-size: clamp(18px, 2vw, 22px); line-height: 1.4; margin: 28px 0 26px; }

/* Subscribe */
.subscribe { background: var(--navy); text-align: center; padding: clamp(44px, 6vw, 72px) 0; }
.subscribe h2 { font-size: clamp(22px, 2.8vw, 30px); color: var(--white); }
.subscribe .btn-primary { background: transparent; color: var(--white); border-color: var(--white); }
.subscribe .fine { color: var(--muted); }
.subscribe .fine a { color: var(--white); }
#sub-form { display: flex; gap: 12px; max-width: 560px; margin: 0 auto; }
#sub-form input { flex: 1; }

/* Forms */
label { display: block; font-family: var(--ui); font-weight: 600; font-size: 13px; letter-spacing: .02em; color: var(--navy); margin: 0 0 6px; }
.field { margin-bottom: 18px; }
.row { display: grid; grid-template-columns: 1fr 1fr; gap: 0 18px; }
input, textarea { width: 100%; font: inherit; font-size: 18px; color: var(--ink); background: var(--white); border: 1px solid #8a97ad; border-radius: var(--radius); padding: 11px 12px; }
textarea { min-height: 130px; resize: vertical; }
.contact.topo { padding: clamp(48px, 7vw, 88px) 0; }
.contact .two { align-items: center; }
.contact form .btn { width: 100%; }
.icons { list-style: none; padding: 0; margin: 22px 0 0; font-family: var(--ui); font-weight: 500; font-size: 15px; }
.icons li { display: flex; align-items: center; gap: 10px; margin-bottom: 12px; color: var(--navy); }
.icons a { color: var(--navy); }
.consent { font-size: 13px; line-height: 1.5; color: var(--navy); text-align: center; margin: 18px 0 0; }
.fine { font-size: 15px; color: #555; margin: 12px 0 0; text-align: center; }
.contact .fine, .contact .fine a { color: var(--navy); }

.legal-page h2 { margin-bottom: 18px; }
.legal-page h3 { font-size: 22px; margin: 32px 0 12px; }

/* Footer */
footer { background: var(--navy); color: var(--white); padding: 56px 0 44px; font-family: var(--ui); font-weight: 500; font-size: 14px; line-height: 1.7; border-top: 1px solid rgba(165,182,211,.3); }
footer a { color: var(--white); text-decoration: none; }
footer a:hover { color: var(--muted); }
.foot { display: grid; grid-template-columns: 1.2fr 1.2fr 1.4fr .8fr; gap: 32px; align-items: start; }
.foot h6 { color: var(--white); font-family: var(--ui); font-weight: 500; font-size: 16px; margin: 0 0 8px; }
.foot h6 + p { margin: 0 0 22px; }
.foot p { margin: 0; }
.foot-logo img { height: 35px; width: auto; margin-bottom: 18px; }
.copy { font-size: 12px; margin: 0 0 14px !important; }
.copy a { text-decoration: underline; }
.foot-nav { display: flex; flex-direction: column; align-items: flex-start; gap: 34px; }
.foot-nav a { font-size: 14px; }

/* Photo band */
.photo-band-wrap { padding: 12px; }
.photo-band { position: relative; background-size: cover; background-position: center; color: var(--white); padding: clamp(64px, 9vw, 110px) 0; text-align: center; }
.photo-band::before { content: ""; position: absolute; inset: 0; background: rgba(10,36,79,.58); }
.photo-band .wrap { position: relative; }
.band-text { font-size: clamp(20px, 2.2vw, 26px); line-height: 1.5; margin: 0 0 28px; color: var(--white); }
.photo-band .btn-primary { background: var(--navy); border-color: var(--navy); color: var(--white); }

/* Services steps */
.step-in { display: grid; gap: clamp(28px, 5vw, 64px); align-items: center; }
.step-in.left { grid-template-columns: minmax(0, 1fr) minmax(0, 2fr); }
.step-in.right { grid-template-columns: minmax(0, 2fr) minmax(0, 1fr); }
.step-in.right .photo { order: 2; }
.step-in .photo { height: 100%; min-height: 240px; max-height: 340px; }
.step { padding: clamp(40px, 5vw, 64px) 0; }
.steplink { font-family: var(--ui); font-weight: 600; font-size: 14px; letter-spacing: .04em; color: var(--navy); text-decoration: none; }
.steplink span { margin-left: 6px; }
.steplink:hover { text-decoration: underline; }

/* Scroll reveal: text floats in from below (60px, 800ms), as on the Wix site */
@keyframes rv-in { from { opacity: 0; transform: translate(var(--x, 0), var(--y, 60px)); } to { opacity: 1; transform: none; } }
@keyframes rv-fade { from { opacity: 0; } to { opacity: 1; } }
.js .rv { opacity: 0; }
.js .rv.in { animation: rv-in 800ms cubic-bezier(0.445, 0.05, 0.55, 0.95) both; }
.js .rv[data-from="right"] { --x: 60px; --y: 0; }
header .brand, header nav { animation: rv-fade 1200ms cubic-bezier(0.445, 0.05, 0.55, 0.95) both; }

@media (max-width: 860px) {
  .two, .row, .foot, .step-in.left, .step-in.right { grid-template-columns: 1fr; }
  .step-in.right .photo { order: 0; }
  .foot-nav { gap: 10px; }
  .two.rev > .photo { order: 2; }
  .menu-btn { display: inline-block; }
  header nav { display: none; position: absolute; top: 72px; left: 0; right: 0; background: var(--navy); flex-direction: column; align-items: flex-start; gap: 18px; padding: 20px var(--gutter) 28px; border-top: 1px solid rgba(165,182,211,.3); }
  header nav.open { display: flex; }
  #sub-form { flex-direction: column; }
}
@media (prefers-reduced-motion: reduce) { html { scroll-behavior: auto; } .hero-video { display: none; } .js .rv { opacity: 1; } .js .rv.in, header .brand, header nav { animation: none; } }