/* Layout: trust first landowner site. Navy masthead with a red line site plan, then a calm single column story: who, how, terms, what we look for, people, questions, contact. */
:root{
  --navy:#042242; --navy-2:#0D3360; --grey:#B5B5B5;
  --orange:#F36A0D; --amber:#F2A122;
  --bg:#F5F6F4; --surface:#FFFFFF; --ink:#18212E; --muted:#56606E; --line:#D9DDD6;
  --field:#E7EBDF; --field-2:#DCE3D0; --redline:#C8281E;
  --on-navy:#F3F5F8; --on-navy-muted:#C2CBD8;
  --display:"Montserrat",system-ui,sans-serif;
  --body:"Source Sans 3","Segoe UI",system-ui,sans-serif;
  --mono:"IBM Plex Mono",ui-monospace,monospace;
  --radius:6px;
}
@media (prefers-color-scheme: dark){:root:not([data-theme="light"]){
  --bg:#0E1622; --surface:#152132; --ink:#E8ECF1; --muted:#A3AEBC; --line:#2A3A50;
  --field:#1B2A22; --field-2:#22352A; --redline:#FF5A4E; --navy:#021629; --navy-2:#0A2A50;
  --orange:#F5822A; color-scheme:dark}}
:root[data-theme="dark"]{
  --bg:#0E1622; --surface:#152132; --ink:#E8ECF1; --muted:#A3AEBC; --line:#2A3A50;
  --field:#1B2A22; --field-2:#22352A; --redline:#FF5A4E; --navy:#021629; --navy-2:#0A2A50;
  --orange:#F5822A; color-scheme:dark}

*{box-sizing:border-box}
body{background:var(--bg);color:var(--ink);font-family:var(--body);font-size:18px;line-height:1.6;margin:0}
.wrap{max-width:1120px;margin-inline:auto;padding-inline:20px}
h1,h2,h3{font-family:var(--display);line-height:1.15;text-wrap:balance;margin:0}
h2{font-size:clamp(1.6rem,3vw,2.2rem);font-weight:800;color:var(--ink)}
h3{font-size:1.15rem;font-weight:700}
p{margin:0}
a{color:inherit}
:focus-visible{outline:3px solid var(--amber);outline-offset:2px}
.eyebrow{font-family:var(--mono);font-size:.78rem;letter-spacing:.12em;text-transform:uppercase;color:var(--orange)}
.btn{display:inline-flex;align-items:center;gap:.5rem;font-family:var(--display);font-weight:700;font-size:1rem;padding:.85rem 1.3rem;border-radius:var(--radius);text-decoration:none;border:2px solid transparent;cursor:pointer}
.btn-primary{background:linear-gradient(90deg,var(--amber),var(--orange));color:#042242}
.btn-ghost{border-color:currentColor;color:var(--on-navy)}
section{padding-block:72px}
.section-head{display:grid;gap:12px;max-width:720px;margin-bottom:36px}
.section-head p{color:var(--muted)}

/* masthead */
.masthead{background:var(--navy);color:var(--on-navy)}
.topbar{display:flex;align-items:center;justify-content:space-between;gap:16px;padding-block:18px;flex-wrap:wrap}
.brand{display:flex;align-items:center;gap:18px;text-decoration:none;color:var(--on-navy)}
.brand img{width:66px;height:auto;flex:none;display:block}
.wordmark{font-family:"Montserrat",system-ui,sans-serif;font-size:1.35rem;line-height:1}
.wordmark .fit{font-weight:400;color:var(--grey)}.wordmark .prop{font-weight:600;color:#FFFFFF}
.wordmark small{display:block;font-family:"Montserrat",system-ui,sans-serif;font-weight:600;font-size:.76rem;letter-spacing:.16em;color:var(--amber);margin-top:5px;text-transform:uppercase}
nav ul{list-style:none;display:flex;gap:22px;margin:0;padding:0;flex-wrap:wrap}
nav a{text-decoration:none;font-weight:600;font-size:.95rem;color:var(--on-navy-muted)}
nav a:hover{color:var(--on-navy)}
.hero{display:grid;grid-template-columns:1.25fr .75fr;gap:48px;align-items:center;padding-block:40px 72px}
.hero > *{min-width:0}
.hero h1{font-size:clamp(2rem,4.4vw,3.05rem);font-weight:800;color:var(--on-navy)}
.hero h1 em{font-style:normal;color:var(--amber)}
.hero .lede{font-size:1.15rem;color:var(--on-navy-muted);margin-top:18px;max-width:34em}
.hero .actions{display:flex;gap:12px;flex-wrap:wrap;margin-top:28px}
.ref-note{margin-top:22px;font-size:.95rem;color:var(--on-navy-muted);border-left:3px solid var(--amber);padding-left:12px}
.plan{background:var(--field);border-radius:var(--radius);padding:14px;box-shadow:0 20px 50px rgba(0,0,0,.25)}
.plan svg{display:block;width:100%;height:auto}
.plan figcaption{font-family:var(--mono);font-size:.72rem;color:var(--muted);display:flex;justify-content:space-between;gap:8px;margin-top:8px;flex-wrap:wrap}

/* who */
.who-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.who{display:flex;flex-direction:column;gap:8px;background:var(--surface);border:1px solid var(--line);border-top:3px solid var(--orange);border-radius:var(--radius);padding:20px}
.who p{color:var(--muted);font-size:1rem}
.who .who-tag{font-family:var(--mono);font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--orange)}
.who .who-eg{font-size:.9rem;border-top:1px dashed var(--line);padding-top:8px;margin-top:auto}
@media (max-width:900px){.who-grid{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.who-grid{grid-template-columns:1fr}}

/* steps */
.steps-band{background:var(--surface);border-block:1px solid var(--line)}
.steps{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(4,1fr);gap:28px;counter-reset:s}
.steps li{display:grid;gap:8px;align-content:start;counter-increment:s}
.steps li::before{content:"Stage " counter(s);font-family:var(--mono);font-size:.75rem;letter-spacing:.1em;text-transform:uppercase;color:var(--orange)}
.steps p{color:var(--muted);font-size:1rem}
.promise{margin-top:40px;display:grid;grid-template-columns:repeat(3,1fr);gap:20px}
.promise div{background:var(--bg);border-radius:var(--radius);padding:18px;display:grid;gap:4px}
.promise strong{font-family:var(--display)}
.promise span{color:var(--muted);font-size:.98rem}

/* agreements */
.agreements{display:grid;grid-template-columns:1fr 1fr;gap:24px}
.agreement{background:var(--surface);border:1px solid var(--line);border-radius:var(--radius);padding:26px;display:grid;gap:12px;align-content:start}
.agreement ul{margin:0;padding-left:1.1rem;color:var(--muted);display:grid;gap:6px}
.small{font-size:.95rem;color:var(--muted)}

/* look for */
.lookfor{display:grid;grid-template-columns:1fr 1fr;gap:40px;align-items:start}
.lookfor > *{min-width:0}
.ticks{list-style:none;margin:0;padding:0;display:grid;gap:12px}
.ticks li{display:grid;grid-template-columns:22px 1fr;gap:10px}
.ticks li::before{content:"";width:14px;height:14px;margin-top:6px;border:2px dashed var(--redline);border-radius:2px}
.area{background:var(--navy);color:var(--on-navy);border-radius:var(--radius);padding:26px;display:grid;gap:10px}
.area h3{color:var(--on-navy)}
.area p{color:var(--on-navy-muted)}
.counties{display:flex;flex-wrap:wrap;gap:8px;margin-top:6px}
.counties span{font-family:var(--mono);font-size:.78rem;padding:4px 10px;border:1px solid var(--navy-2);background:var(--navy-2);border-radius:999px;color:var(--on-navy)}

/* people */
.people{display:grid;grid-template-columns:1fr 1fr;gap:28px}
.person{display:grid;grid-template-columns:120px 1fr;gap:20px;align-items:start}
img.photo.photo-img{display:block;width:100%;height:auto;padding:0;background:none;object-fit:cover}
.photo{aspect-ratio:4/5;max-width:100%;border-radius:var(--radius);background:repeating-linear-gradient(135deg,var(--field),var(--field) 8px,var(--field-2) 8px,var(--field-2) 16px);display:grid;place-items:center;font-family:var(--mono);font-size:.7rem;color:var(--muted);text-align:center;padding:8px}
.person .role{font-family:var(--mono);font-size:.75rem;letter-spacing:.08em;text-transform:uppercase;color:var(--orange);margin-top:2px}
.person p{color:var(--muted);font-size:1rem;margin-top:8px}
.todo{background:rgba(245,166,35,.18);border-radius:3px;padding:0 4px;color:var(--ink)}

/* faq */
.faq{max-width:820px;display:grid;gap:0}
.faq details{border-bottom:1px solid var(--line);padding-block:16px}
.faq summary{font-family:var(--display);font-weight:700;cursor:pointer;list-style:none;display:flex;justify-content:space-between;gap:16px}
.faq summary::after{content:"+";color:var(--orange);font-size:1.4rem;line-height:1}
.faq details[open] summary::after{content:"\2212"}
.faq details p{color:var(--muted);margin-top:10px;max-width:65ch}

/* contact */
.contact-band{background:var(--navy);color:var(--on-navy)}
.contact-band h2{color:var(--on-navy)}
.contact{display:grid;grid-template-columns:.9fr 1.1fr;gap:48px}
.contact > *{min-width:0}
.direct{display:grid;gap:18px;margin-top:24px}
.direct div{display:grid;gap:2px}
.direct .k{font-family:var(--mono);font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--amber)}
.direct .v{font-size:1.2rem;font-weight:600;user-select:all}
form{background:var(--surface);color:var(--ink);border-radius:var(--radius);padding:26px;display:grid;gap:14px}
.row{display:grid;grid-template-columns:1fr 1fr;gap:14px}
label{display:grid;gap:4px;font-weight:600;font-size:.95rem}
label span{font-weight:400;color:var(--muted);font-size:.85rem}
input,textarea,select{font:inherit;font-size:1rem;padding:.65rem .75rem;border:1px solid var(--line);border-radius:4px;background:var(--bg);color:var(--ink);width:100%}
textarea{min-height:110px;resize:vertical}
.form-msg{font-size:.95rem;color:var(--muted)}
.form-msg.ok{color:var(--ink);background:var(--field);padding:10px 12px;border-radius:4px}

footer{background:var(--navy);color:var(--on-navy-muted);font-size:.85rem;padding-block:28px;border-top:1px solid var(--navy-2)}
footer .wrap{display:grid;gap:8px;justify-items:start}
.wordmark small.partner{font-family:var(--mono);font-weight:400;color:var(--on-navy-muted);letter-spacing:.12em;margin-top:3px;font-size:.55rem}
footer .partner-foot{color:var(--on-navy);font-weight:600}
footer .lockup{width:180px;height:auto;margin-bottom:10px}

@media (max-width:900px){
  .hero,.contact,.lookfor,.people,.agreements{grid-template-columns:1fr}
  .steps{grid-template-columns:1fr 1fr}
  .promise{grid-template-columns:1fr}
}
@media (max-width:560px){
  body{font-size:17px}
  nav{display:none}
  .steps{grid-template-columns:1fr}
  .row{grid-template-columns:1fr}
  .person{grid-template-columns:90px 1fr}
  section{padding-block:56px}
}
@media (prefers-reduced-motion:no-preference){
  .redline{stroke-dasharray:10 6;animation:march 1.4s linear infinite}
  @keyframes march{to{stroke-dashoffset:-32}}
}
.mapfig{margin:14px 0 0;display:grid;gap:6px}
.catchment{width:100%;height:auto;display:block;background:var(--navy-2);border-radius:var(--radius)}
.catchment .iso{fill:var(--on-navy);fill-opacity:.1;stroke:var(--amber);stroke-width:2;stroke-dasharray:6 4;stroke-linejoin:round}
.catchment .road{fill:none;stroke:var(--on-navy-muted);stroke-opacity:.45;stroke-width:2.5;stroke-linecap:round;stroke-linejoin:round}
.catchment .roadlbl{font-family:var(--mono);font-size:11px;fill:var(--on-navy-muted)}
.catchment .dot{fill:var(--on-navy)}
.catchment .dot.out{fill:var(--on-navy-muted);opacity:.5}
.catchment .base{fill:var(--orange);stroke:var(--on-navy);stroke-width:2}
.catchment .lbl{font-family:var(--body);font-size:12.5px;fill:var(--on-navy)}
.catchment .lbl.out{fill:var(--on-navy-muted);opacity:.7;font-size:11px}
.catchment .basel{font-family:var(--display);font-weight:700;font-size:14px}
.mapfig figcaption{font-family:var(--mono);font-size:.7rem;color:var(--on-navy-muted)}

.sr{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0)}
.compare-scroll{overflow-x:auto;border:1px solid var(--line);border-radius:var(--radius);background:var(--surface)}
.compare{width:100%;min-width:720px;border-collapse:collapse;font-size:.98rem}
.compare th,.compare td{padding:14px 16px;text-align:left;vertical-align:top;border-bottom:1px solid var(--line)}
.compare thead th{font-family:var(--display);font-weight:700;font-size:1rem;color:var(--ink);border-bottom:2px solid var(--line)}
.compare tbody th{font-family:var(--display);font-weight:700;font-size:.92rem;color:var(--ink);width:18%}
.compare td{color:var(--muted)}
.compare .hl{background:rgba(242,161,34,.12);color:var(--ink)}
.compare thead .hl{border-top:3px solid var(--orange)}
.compare tbody tr:last-child th,.compare tbody tr:last-child td{border-bottom:0}
.checker{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.checker fieldset{border:1px solid var(--line);border-radius:var(--radius);background:var(--surface);padding:16px;margin:0;display:grid;gap:8px;align-content:start;min-width:0}
.checker legend{font-family:var(--display);font-weight:700;font-size:1rem;padding:0 6px}
.checker label{display:flex;align-items:center;gap:10px;font-weight:400;font-size:.98rem;padding:8px 10px;border:1px solid var(--line);border-radius:4px;cursor:pointer;background:var(--bg)}
.checker label:has(input:checked){border-color:var(--orange);background:rgba(242,161,34,.14)}
.checker input[type=radio]{width:auto;accent-color:var(--orange);margin:0}
.checker-result{grid-column:1/-1;background:var(--navy);color:var(--on-navy);border-radius:var(--radius);padding:22px;display:grid;gap:10px}
.checker-result .cr-title{font-family:var(--display);font-weight:800;font-size:1.25rem;color:var(--on-navy)}
.checker-result p{color:var(--on-navy-muted)}
.checker-result .btn{justify-self:start}
@media (max-width:900px){.checker{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.checker{grid-template-columns:1fr}}

.cmp{display:grid;border:1px solid var(--line);border-radius:var(--radius);background:var(--surface);overflow:hidden}
.cmp-row{display:grid;grid-template-columns:1.1fr 1fr 1fr 1.2fr;align-items:stretch;border-bottom:1px solid var(--line)}
.cmp-row:last-child{border-bottom:0}
.cmp-row > span{padding:14px 16px;display:flex;flex-direction:column;gap:4px;justify-content:center;min-width:0}
.cmp-row b{font-family:var(--display);font-weight:700;font-size:.98rem;color:var(--ink);line-height:1.25}
.cmp-row small{font-size:.85rem;color:var(--muted);line-height:1.35}
.cmp-q{font-family:var(--display);font-weight:700;font-size:.95rem;color:var(--muted)}
.cmp-head > span{font-family:var(--display);font-weight:800;font-size:1.02rem;color:var(--ink);padding-block:16px}
.cmp .hl{background:rgba(242,161,34,.13)}
.cmp-head .hl{box-shadow:inset 0 3px 0 var(--orange)}
.meter{display:block;width:72px;height:8px;border-radius:4px;background:var(--line);position:relative;overflow:hidden;margin-bottom:4px}
.meter::after{content:"";position:absolute;inset:0;width:var(--w);background:linear-gradient(90deg,var(--amber),var(--orange));border-radius:4px}
.m1{--w:33%}.m2{--w:50%}.m3{--w:100%}
@media (max-width:640px){
  .cmp-row{grid-template-columns:repeat(3,1fr)}
  .cmp-row .cmp-q{grid-column:1/-1;padding:10px 12px 0;font-size:.8rem;letter-spacing:.08em;text-transform:uppercase;font-family:var(--mono);font-weight:500}
  .cmp-head .cmp-q{display:none}
  .cmp-row > span{padding:10px 12px}
  .cmp-row b{font-size:.9rem}
  .cmp-head > span{font-size:.92rem}
  .meter{width:100%}
}

.option-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}
.opt{display:flex;flex-direction:column;gap:8px;background:var(--bg);border:1px solid var(--line);border-top:3px solid var(--orange);border-radius:var(--radius);padding:20px}
.opt p{color:var(--muted);font-size:1rem}
.opt .opt-tag{font-family:var(--mono);font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--orange)}
.opt-note{margin-top:20px;max-width:760px;color:var(--muted);font-size:.98rem;border-left:3px solid var(--amber);padding-left:12px}
@media (max-width:900px){.option-grid{grid-template-columns:1fr 1fr}}
@media (max-width:560px){.option-grid{grid-template-columns:1fr}}

.map-side .mapfig{margin:0}
#land .counties span{background:var(--surface);border-color:var(--line);color:var(--ink)}
.mapfig figcaption{color:var(--muted)}
.callbtn{display:inline-flex;align-items:center;gap:.45rem;white-space:nowrap;text-decoration:none;font-family:var(--display);font-weight:700;font-size:.95rem;color:var(--on-navy);border:2px solid var(--amber);border-radius:var(--radius);padding:.5rem .85rem}
.callbtn:hover{background:var(--amber);color:#042242}
.callbtn svg{width:16px;height:16px;flex:none}
.partner-line{margin-top:16px;color:var(--on-navy-muted);font-size:.98rem}
.partner-line strong{color:var(--on-navy)}
@media (max-width:1180px){
  .topbar nav{order:3;flex-basis:100%}
  .callbtn{margin-left:auto}
}
@media (max-width:900px){
  .plan{max-width:440px}
}
@media (max-width:560px){
  .call-name,.call-num{display:none}
  .brand img{width:54px}
  .wordmark{font-size:1.2rem}
}
@media (max-width:400px){
  .brand{gap:12px}
  .brand img{width:46px}
  .wordmark{font-size:1.05rem}
  .wordmark small{font-size:.66rem;letter-spacing:.12em}
  .callbtn{padding:.45rem .7rem}
}

.prose{max-width:820px;padding-block:56px}
.prose h1{font-size:clamp(1.8rem,3.6vw,2.5rem);font-weight:800;margin-bottom:8px}
.prose h2{font-size:1.3rem;font-weight:800;margin-top:38px;margin-bottom:10px}
.prose p,.prose li{margin:0 0 12px}
.prose ul{padding-left:1.2em;margin:0 0 12px}
.prose .updated{color:var(--muted);font-size:.95rem}
.prose .tablewrap{overflow-x:auto;margin:14px 0 8px}
.prose table{border-collapse:collapse;width:100%;min-width:640px;font-size:.95rem;background:var(--surface)}
.prose th,.prose td{border:1px solid var(--line);padding:10px 12px;text-align:left;vertical-align:top}
.prose th{background:var(--field);font-family:var(--display);font-weight:700;font-size:.85rem}
.page-nav{display:flex;align-items:center;justify-content:flex-end;gap:16px}
.page-nav a{color:var(--on-navy);font-family:var(--display);font-weight:600;text-decoration:none}
.thanks{padding-block:80px;max-width:720px}
.thanks h1{font-size:clamp(2rem,4vw,2.8rem);font-weight:800;margin-bottom:14px}
.thanks p{color:var(--muted)}
.thanks .btn{margin-top:18px}