/* Self-hosted from Google Fonts (Lora v37, Open Sans v44), latin + latin-ext subsets only.
   Both are variable fonts covering weights 400-700. Filenames carry the upstream version so
   the immutable /assets/* cache header in netlify.toml stays safe across a font update. */
@font-face{font-family:"Lora";font-style:normal;font-weight:400 700;font-display:swap;src:url("assets/fonts/lora-v37-latin-ext.woff2") format("woff2");unicode-range:U+0100-02BA,U+02BD-02C5,U+02C7-02CC,U+02CE-02D7,U+02DD-02FF,U+0304,U+0308,U+0329,U+1D00-1DBF,U+1E00-1E9F,U+1EF2-1EFF,U+2020,U+20A0-20AB,U+20AD-20C0,U+2113,U+2C60-2C7F,U+A720-A7FF}
@font-face{font-family:"Lora";font-style:normal;font-weight:400 700;font-display:swap;src:url("assets/fonts/lora-v37-latin.woff2") format("woff2");unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}
@font-face{font-family:"Open Sans";font-style:normal;font-weight:400 700;font-stretch:100%;font-display:swap;src:url("assets/fonts/open-sans-v44-latin-ext.woff2") format("woff2");unicode-range:U+0100-02BA,U+02BD-02C5,U+02C7-02CC,U+02CE-02D7,U+02DD-02FF,U+0304,U+0308,U+0329,U+1D00-1DBF,U+1E00-1E9F,U+1EF2-1EFF,U+2020,U+20A0-20AB,U+20AD-20C0,U+2113,U+2C60-2C7F,U+A720-A7FF}
@font-face{font-family:"Open Sans";font-style:normal;font-weight:400 700;font-stretch:100%;font-display:swap;src:url("assets/fonts/open-sans-v44-latin.woff2") format("woff2");unicode-range:U+0000-00FF,U+0131,U+0152-0153,U+02BB-02BC,U+02C6,U+02DA,U+02DC,U+0304,U+0308,U+0329,U+2000-206F,U+20AC,U+2122,U+2191,U+2193,U+2212,U+2215,U+FEFF,U+FFFD}
:root{--evergreen:#183c34;--deep:#102f29;--soft:#245044;--sage:#819078;--limestone:#ddd1bd;--rose:#c9576d;--ivory:#f8f5ee;--paper:#fffdfa;--ink:#292d2b;--muted:#66706b;--rule:#dcded8;--grove-olive:#55562e;--grove-ivory:#f7f6ee;--shadow:0 20px 60px rgba(16,47,41,.12);--shell:1180px}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:96px}body{margin:0;color:var(--ink);background:var(--paper);font-family:"Open Sans",Arial,sans-serif;line-height:1.65;-webkit-font-smoothing:antialiased}img{max-width:100%;display:block}a{color:inherit}button,input,select,textarea{font:inherit}h1,h2,h3{margin:0;font-family:Lora,Georgia,serif;font-weight:600;line-height:1.13}h1{font-size:clamp(3.3rem,7vw,6.6rem);letter-spacing:-.045em}h2{color:var(--evergreen);font-size:clamp(2.25rem,4vw,4rem);letter-spacing:-.035em}h3{color:var(--evergreen);font-size:1.35rem}p{margin:0 0 1rem}
.shell{width:min(var(--shell),calc(100% - 48px));margin-inline:auto}.section{padding:108px 0}.section-tight{padding:0 0 88px}.narrow{max-width:880px}.hidden,.sr-only{position:absolute!important;width:1px;height:1px;padding:0;margin:-1px;overflow:hidden;clip:rect(0,0,0,0);white-space:nowrap;border:0}.skip-link{position:fixed;z-index:1000;top:8px;left:8px;transform:translateY(-150%);padding:10px 16px;color:#fff;background:var(--evergreen)}.skip-link:focus{transform:translateY(0)}
.site-header{position:sticky;z-index:50;top:0;height:82px;border-bottom:1px solid rgba(24,60,52,.12);background:rgba(255,253,250,.94);backdrop-filter:blur(16px)}.header-inner{display:flex;height:100%;align-items:center;justify-content:space-between;gap:32px}.brand{flex:0 1 290px}.brand img{width:290px}.primary-nav{display:flex;align-items:center;gap:28px}.primary-nav a{position:relative;color:#52605a;font-size:.87rem;font-weight:700;text-decoration:none}.primary-nav a:after{position:absolute;right:0;bottom:-10px;left:0;height:2px;content:"";background:var(--rose);transform:scaleX(0);transform-origin:left;transition:.2s}.primary-nav a:hover,.primary-nav a:focus-visible,.primary-nav a.active{color:var(--evergreen)}.primary-nav a:hover:after,.primary-nav a:focus-visible:after,.primary-nav a.active:after{transform:scaleX(1)}.menu-toggle{display:none;width:46px;height:46px;padding:11px;border:0;background:transparent}.menu-toggle>span:not(.sr-only){display:block;height:2px;margin:5px 0;background:var(--evergreen)}
.hero{position:relative;min-height:calc(100svh - 82px);overflow:hidden;display:flex;align-items:flex-end;color:#fff;background:var(--deep)}.hero-photo{position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:center 48%}.hero-shade{position:absolute;inset:0;background:linear-gradient(90deg,rgba(10,36,30,.95),rgba(10,36,30,.78) 40%,rgba(10,36,30,.28) 70%,rgba(10,36,30,.08)),linear-gradient(0deg,rgba(7,28,24,.58),transparent 55%)}.hero:after{position:absolute;right:-170px;bottom:-250px;width:820px;height:820px;content:"";border:1px solid rgba(221,209,189,.28);border-radius:50%}.hero-content{position:relative;z-index:2;padding:150px 0 116px}.hero h1{max-width:830px;color:var(--ivory)}.hero-subtitle{margin:24px 0 0;color:var(--limestone);font-size:.88rem;font-weight:700;letter-spacing:.13em;text-transform:uppercase}.hero-subtitle span{padding:0 .7em;color:var(--rose)}.hero-actions{display:flex;gap:12px;margin-top:38px}.scroll-cue{position:absolute;z-index:2;right:max(24px,calc((100% - var(--shell))/2));bottom:42px;color:rgba(255,255,255,.82);font-size:.76rem;font-weight:700;letter-spacing:.14em;text-decoration:none;text-transform:uppercase}.scroll-cue span{padding-left:8px;color:var(--rose)}
.eyebrow{margin:0 0 14px;color:var(--rose);font-size:.75rem;font-weight:700;letter-spacing:.18em;text-transform:uppercase}.eyebrow.light{color:#ef9bab}.button{display:inline-flex;min-height:48px;align-items:center;justify-content:center;padding:0 22px;border:1px solid var(--evergreen);border-radius:2px;color:#fff;background:var(--evergreen);font-size:.86rem;font-weight:700;text-decoration:none;cursor:pointer;transition:.2s}.button:hover{background:var(--soft);transform:translateY(-2px)}.button-light{border-color:var(--ivory);color:var(--evergreen);background:var(--ivory)}.button-light:hover{background:#fff}.button-outline-light{border-color:rgba(255,255,255,.55);color:#fff;background:rgba(16,47,41,.18)}.button-secondary{color:var(--evergreen);background:#fff}.button-secondary:hover{color:#fff}
.welcome{background:var(--ivory)}.welcome-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:90px;align-items:end}.welcome .lede{margin:0;color:#4d5954;font-size:1.15rem;line-height:1.8}.quick-links{margin-top:-28px;background:var(--ivory)}.card-grid{position:relative;z-index:3;display:grid;grid-template-columns:repeat(3,1fr);background:#fff;box-shadow:var(--shadow)}.action-card{min-height:300px;padding:38px;border-right:1px solid var(--rule)}.action-card:last-child{border-right:0}.card-number{display:block;margin-bottom:45px;color:var(--sage);font-family:Lora,serif}.action-card p{color:var(--muted);font-size:.94rem}.text-link{display:inline-flex;gap:10px;margin-top:12px;color:var(--evergreen);font-size:.86rem;font-weight:700;text-decoration:none}.text-link span{color:var(--rose);transition:.2s}.text-link:hover span{transform:translateX(4px)}
.facts{color:#fff;background:var(--evergreen)}.facts-grid{display:grid;grid-template-columns:repeat(4,1fr)}.fact{padding:46px 30px;border-right:1px solid rgba(255,255,255,.16);text-align:center}.fact:last-child{border-right:0}.fact strong{display:block;color:var(--ivory);font-family:Lora,serif;font-size:clamp(1.8rem,3.5vw,3rem)}.fact span{color:var(--limestone);font-size:.72rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase}
.board-banner{position:relative;overflow:hidden;color:#fff;background:var(--deep) url("assets/brand/gateway-pattern.svg") center/cover no-repeat}.board-banner:after{position:absolute;inset:0;content:"";background:linear-gradient(90deg,rgba(16,47,41,.98),rgba(16,47,41,.85) 53%,rgba(16,47,41,.1))}.board-banner-inner{position:relative;z-index:1;display:grid;grid-template-columns:1.35fr .65fr;gap:120px;align-items:center}.board-banner h2{color:var(--ivory)}.board-copy>p:last-child{max-width:670px;color:#c8d1cc}.notice-card{padding:34px;border:1px solid rgba(221,209,189,.42);background:rgba(16,47,41,.65);backdrop-filter:blur(8px)}.notice-label{display:block;color:var(--limestone);font-size:.72rem;font-weight:700;letter-spacing:.13em;text-transform:uppercase}.notice-card strong{display:block;margin:12px 0;color:var(--ivory);font-family:Lora,serif;font-size:2.6rem}.notice-card p{margin:0;color:#c8d1cc;font-size:.9rem}
.section-heading{display:grid;grid-template-columns:1.1fr .9fr;gap:90px;align-items:end;margin-bottom:48px}.section-heading>p{margin:0;color:var(--muted);font-size:1.04rem}.photo-grid{display:grid;grid-template-columns:1.45fr 1fr 1fr;grid-template-rows:280px 280px;gap:14px}.photo-grid figure{margin:0;overflow:hidden;background:var(--limestone)}.photo-grid img{width:100%;height:100%;object-fit:cover;transition:transform .5s}.photo-grid figure:hover img{transform:scale(1.025)}.photo-large{grid-row:span 2}.photo-wide{grid-column:span 2}.community-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:42px;margin-top:62px}.community-grid article{padding-top:24px;border-top:3px solid var(--sage)}.community-grid p{color:var(--muted);font-size:.93rem}.link-row{display:flex;gap:28px;margin-top:32px;padding-top:26px;border-top:1px solid var(--rule);flex-wrap:wrap}.link-row a{color:var(--evergreen);font-size:.86rem;font-weight:700;text-decoration:none}.greater-grove{position:relative;display:grid;grid-template-columns:.9fr 1.1fr;gap:70px;overflow:hidden;margin-top:72px;padding:52px;color:var(--grove-ivory);background:var(--grove-olive)}.greater-grove:after{position:absolute;right:-150px;bottom:-250px;width:520px;height:520px;border:1px solid rgba(247,246,238,.16);border-radius:50%;content:""}.greater-grove-intro,.greater-grove-links{position:relative;z-index:1}.external-label{display:inline-flex;margin-bottom:25px;padding:6px 10px;border:1px solid rgba(247,246,238,.36);color:#fff;font-size:.66rem;font-weight:700;letter-spacing:.12em;text-transform:uppercase}.greater-grove .eyebrow{color:#e7b7a7}.greater-grove h3{max-width:540px;color:#fff;font-size:clamp(2rem,3.3vw,3.2rem);letter-spacing:-.025em}.greater-grove-intro>p:not(.eyebrow,.governance-note){max-width:560px;margin-top:20px;color:rgba(247,246,238,.86)}.governance-note{margin:28px 0 0;padding-top:22px;border-top:1px solid rgba(247,246,238,.24);color:rgba(247,246,238,.78);font-size:.82rem}.governance-note strong{color:#fff}.greater-grove-links{display:grid;border-top:1px solid rgba(247,246,238,.3)}.greater-grove-links a{display:grid;gap:5px;padding:24px 4px;border-bottom:1px solid rgba(247,246,238,.3);color:#fff;text-decoration:none;transition:.2s}.greater-grove-links a:hover,.greater-grove-links a:focus-visible{padding-left:12px;background:rgba(247,246,238,.07)}.greater-grove-links span{font-family:Lora,Georgia,serif;font-size:1.28rem;font-weight:600}.greater-grove-links small{color:rgba(247,246,238,.76);font-size:.8rem}.greater-grove-links b{color:#e7b7a7;font-weight:700}.nearby{margin-top:72px;padding:46px;background:var(--ivory)}.nearby-grid{display:grid;grid-template-columns:repeat(3,1fr)}.nearby-grid a{display:flex;min-height:120px;flex-direction:column;justify-content:center;padding:0 30px;border-right:1px solid var(--limestone);text-decoration:none}.nearby-grid a:last-child{border-right:0}.nearby-grid strong{color:var(--evergreen);font-family:Lora,serif;font-size:1.15rem}.nearby-grid span{margin-top:5px;color:var(--muted);font-size:.83rem}
.documents{color:#fff;background:var(--evergreen)}.document-layout{display:grid;grid-template-columns:.72fr 1.28fr;gap:100px;align-items:start}.document-intro{position:sticky;top:120px}.documents h2{color:var(--ivory)}.document-intro>p:not(.eyebrow){color:#c9d2cd}.document-groups{border-top:1px solid rgba(255,255,255,.25)}.document-groups details{border-bottom:1px solid rgba(255,255,255,.25)}.document-groups summary{display:flex;align-items:center;justify-content:space-between;padding:25px 0;color:var(--ivory);font-family:Lora,serif;font-size:1.35rem;cursor:pointer;list-style:none}.document-groups summary::-webkit-details-marker,.faq summary::-webkit-details-marker{display:none}.document-groups summary:after{content:"+";color:var(--rose);font-family:"Open Sans",sans-serif;font-size:1.5rem}.document-groups details[open] summary:after{content:"−"}.document-list{margin:0 0 25px;padding:0;list-style:none}.document-list li{border-top:1px solid rgba(255,255,255,.1)}.document-list a{display:flex;justify-content:space-between;gap:24px;padding:16px 4px;color:#dce4e0;font-size:.92rem;text-decoration:none}.document-list a:hover{color:#fff}.document-list small{color:var(--limestone);font-weight:700;white-space:nowrap}
.faq{background:var(--ivory)}.center-heading{max-width:650px;margin:0 auto 48px;text-align:center}.center-heading>p:last-child{color:var(--muted)}.faq-list{border-top:1px solid var(--limestone)}.faq details{border-bottom:1px solid var(--limestone)}.faq summary{display:flex;align-items:center;justify-content:space-between;gap:20px;padding:24px 0;color:var(--evergreen);font-family:Lora,serif;font-size:1.15rem;font-weight:600;cursor:pointer;list-style:none}.faq summary:after{content:"+";flex:0 0 auto;color:var(--rose);font-family:"Open Sans",sans-serif;font-size:1.4rem}.faq details[open] summary:after{content:"−"}.faq details>div{max-width:740px;padding:0 0 22px;color:var(--muted);font-size:.94rem}
.contact{background:#fff}.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:100px;align-items:start}.contact-copy>p:not(.eyebrow){max-width:600px;color:var(--muted)}.board-list{display:grid;margin:38px 0;border-top:1px solid var(--rule)}.board-list div{display:flex;justify-content:space-between;gap:24px;padding:17px 0;border-bottom:1px solid var(--rule)}.board-list span{color:var(--muted);font-size:.8rem;font-weight:700;letter-spacing:.08em;text-transform:uppercase}.board-list strong{color:var(--evergreen);font-family:Lora,serif}.email-link{color:var(--evergreen);font-weight:700;text-underline-offset:4px}.realtor-note{margin-top:28px;font-size:.88rem}.contact-form{display:grid;padding:42px;background:var(--ivory)}.form-heading{display:flex;justify-content:space-between;gap:20px;margin-bottom:26px;align-items:baseline}.form-heading span{color:var(--evergreen);font-family:Lora,serif;font-size:1.55rem;font-weight:600}.form-heading small{color:var(--muted)}.contact-form label{margin:13px 0 6px;color:var(--evergreen);font-size:.76rem;font-weight:700;letter-spacing:.07em;text-transform:uppercase}.contact-form input,.contact-form select,.contact-form textarea{width:100%;border:1px solid #cdd1cb;border-radius:0;color:var(--ink);background:#fff;outline:none}.contact-form input,.contact-form select{height:48px;padding:0 13px}.contact-form textarea{padding:12px 13px;resize:vertical}.contact-form input:focus,.contact-form select:focus,.contact-form textarea:focus{border-color:var(--evergreen);box-shadow:0 0 0 3px rgba(24,60,52,.12)}.contact-form .button{margin-top:22px}
.recaptcha-slot{margin-top:22px;overflow-x:auto}
.site-footer{padding:55px 0;color:#d6dfda;background:var(--deep)}.footer-grid{display:grid;grid-template-columns:1.3fr .7fr;gap:40px;align-items:center}.footer-grid>div{display:flex;gap:18px;align-items:center}.footer-grid img{width:88px;height:auto}.footer-grid p{margin:0;font-size:.84rem}.footer-grid strong{color:#fff}.site-footer nav{display:flex;justify-content:flex-end;gap:22px;align-items:center;flex-wrap:wrap}.site-footer nav a,.site-footer nav button{padding:0;border:0;color:#fff;background:transparent;font-size:.84rem;font-weight:700;text-decoration:none;cursor:pointer}.site-footer nav a:hover,.site-footer nav button:hover{text-decoration:underline}.copyright{grid-column:1/-1;padding-top:24px;border-top:1px solid rgba(255,255,255,.12);color:#a9b7b0}.thank-you{min-height:100svh;display:grid;place-content:center;justify-items:center;padding:40px 24px;text-align:center;background:var(--ivory)}.thank-you img{width:170px;margin-bottom:24px}.thank-you h1{color:var(--evergreen);font-size:clamp(3rem,10vw,6rem)}.thank-you>p:not(.eyebrow){margin:16px 0 28px;color:var(--muted)}.utility-links{display:flex;gap:18px;margin-top:24px}.utility-links a,.utility-links button{padding:0;border:0;color:var(--evergreen);background:transparent;font-size:.82rem;font-weight:700;text-decoration:underline;cursor:pointer}
.policy-page{background:var(--ivory)}.policy-header{padding:28px 0;border-bottom:1px solid var(--rule);background:var(--paper)}.policy-header a{display:inline-block}.policy-header img{width:min(330px,80vw)}.policy-main{max-width:860px;padding-top:80px;padding-bottom:100px}.policy-main h1{max-width:780px;color:var(--evergreen);font-size:clamp(3rem,8vw,5.6rem)}.policy-intro{margin:24px 0 50px;color:var(--muted);font-size:1.12rem}.policy-section{padding:32px 0;border-top:1px solid var(--limestone)}.policy-section h2{margin-bottom:18px;font-size:clamp(1.7rem,3vw,2.35rem)}.policy-section h3{margin:24px 0 8px;font-size:1.15rem}.policy-section p,.policy-section li{color:#4f5b55}.policy-section a{color:var(--evergreen);font-weight:700}.policy-table-wrap{overflow-x:auto}.policy-table{width:100%;border-collapse:collapse;background:#fff}.policy-table th,.policy-table td{padding:15px;border:1px solid var(--rule);vertical-align:top;text-align:left;font-size:.88rem}.policy-table th{color:var(--evergreen);background:#f1ede4}.policy-actions{display:flex;gap:14px;flex-wrap:wrap;margin-top:22px}.policy-meta{color:var(--muted);font-size:.82rem;font-weight:700;letter-spacing:.06em;text-transform:uppercase}
@media(max-width:980px){.site-header{height:74px}.brand{flex-basis:250px}.brand img{width:250px}.menu-toggle{display:block}.primary-nav{position:fixed;inset:74px 0 auto;display:grid;gap:0;padding:14px 24px 26px;border-bottom:1px solid var(--rule);background:var(--paper);box-shadow:0 20px 35px rgba(16,47,41,.12);transform:translateY(-140%);transition:transform .25s}.primary-nav.open{transform:translateY(0)}.primary-nav a{padding:14px 2px;border-bottom:1px solid var(--rule)}.primary-nav a:after{display:none}.welcome-grid,.section-heading,.board-banner-inner,.document-layout,.contact-grid,.greater-grove{grid-template-columns:1fr;gap:48px}.document-intro{position:static}.card-grid{grid-template-columns:1fr}.action-card{min-height:0;border-right:0;border-bottom:1px solid var(--rule)}.action-card:last-child{border-bottom:0}.card-number{margin-bottom:20px}.community-grid{gap:24px}.photo-grid{grid-template-columns:1fr 1fr}.photo-large{grid-row:auto}.photo-wide{grid-column:1/-1}}
@media(max-width:700px){.shell{width:min(100% - 32px,var(--shell))}.section{padding:76px 0}.section-tight{padding-bottom:64px}.brand{flex-basis:210px}.brand img{width:210px}.hero{min-height:720px}.hero-photo{object-position:60% center}.hero-shade{background:linear-gradient(90deg,rgba(10,36,30,.93),rgba(10,36,30,.65)),linear-gradient(0deg,rgba(7,28,24,.68),transparent)}.hero-content{padding:100px 0 110px}.hero h1{font-size:clamp(3rem,14vw,5rem)}.hero-actions{flex-direction:column;align-items:stretch;max-width:330px}.scroll-cue{display:none}.welcome-grid{gap:32px}.quick-links{margin-top:0}.action-card{padding:30px}.facts-grid{grid-template-columns:1fr 1fr}.fact{padding:30px 12px;border-bottom:1px solid rgba(255,255,255,.16)}.fact:nth-child(2){border-right:0}.board-banner{background-position:66% center}.notice-card{padding:26px}.photo-grid{grid-template-columns:1fr;grid-template-rows:repeat(4,250px)}.photo-wide{grid-column:auto}.community-grid,.nearby-grid{grid-template-columns:1fr}.greater-grove{gap:36px;margin-top:54px;padding:32px 24px}.external-label{margin-bottom:20px}.greater-grove h3{font-size:2.15rem}.nearby{margin-top:54px;padding:28px 20px}.nearby-grid a{min-height:100px;padding:18px 4px;border-right:0;border-bottom:1px solid var(--limestone)}.nearby-grid a:last-child{border-bottom:0}.contact-form{padding:28px 22px}.form-heading{display:grid;gap:2px}.board-list div{display:grid;gap:3px}.footer-grid{grid-template-columns:1fr}.site-footer nav{justify-content:flex-start;flex-wrap:wrap}.policy-main{padding-top:58px;padding-bottom:70px}.policy-table{min-width:650px}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{scroll-behavior:auto!important;transition-duration:.01ms!important;animation-duration:.01ms!important}}