:root{--bg:#0C0C0C;--gold:#F5C842;--white:#FFFFFF;--surface:#161616;--light-bg:#F9F7F2;--text-d:#F0E8D4;--text-l:#1A1410;--link-l:#7A4E00;--maxw:1120px;--muted-d:#B8B8B8}
*{box-sizing:border-box}
html{scroll-behavior:smooth}
body{margin:0;font-family:'Source Serif 4',Georgia,serif;color:var(--text-d);background:var(--bg);line-height:1.7;font-size:17px}
img{max-width:100%;height:auto;display:block}
a{color:var(--gold)}
p{margin:0 0 1.2rem}
.skip-link{position:absolute;left:-999px;top:0;z-index:200;background:var(--gold);color:#000;padding:.6rem 1rem;font-weight:700;text-decoration:none}
.skip-link:focus{left:0}
.masthead{background:#000;color:#fff;border-bottom:1px solid rgba(245,200,66,.2)}
.masthead-in{max-width:var(--maxw);margin:0 auto;display:flex;align-items:center;justify-content:space-between;gap:1rem;padding:.9rem 1.25rem}
.brand{display:inline-flex;align-items:center;gap:.6rem;font-family:'Cormorant Garamond',Georgia,serif;font-weight:800;font-style:italic;font-size:1.45rem;color:#fff;text-decoration:none}
.brand-text span{color:var(--gold)}
.masthead-tag{font-size:.82rem;color:#A8A8A8;font-variant:small-caps;letter-spacing:.05em}
.nav{background:#000;border-bottom:1px solid rgba(245,200,66,.12);position:relative;z-index:80}
.nav-in{max-width:var(--maxw);margin:0 auto;display:flex;padding:0 1.25rem;align-items:stretch}
.nav-toggle{display:none}
.nav-list{list-style:none;margin:0;padding:0;display:flex;flex:1;flex-wrap:wrap}
.nav-item{position:relative;display:flex}
.nav-link{padding:.8rem .9rem;color:#D8D8D8;text-decoration:none;font-size:1rem;font-weight:700;letter-spacing:.03em;border:0;background:none;cursor:pointer;font-family:'Cormorant Garamond',Georgia,serif;display:inline-flex;align-items:center;gap:.25rem;min-height:44px}
.nav-link:hover,.nav-link[aria-current="page"]{color:var(--gold)}
.dropdown{position:absolute;top:100%;left:0;z-index:90;min-width:260px;max-height:70vh;overflow:auto;background:#111;border:1px solid rgba(245,200,66,.25);padding:.3rem;display:none}
.dropdown-wide{min-width:300px}
.nav-item.has-dropdown:hover>.dropdown,.nav-item.has-dropdown:focus-within>.dropdown,.nav-item.has-dropdown.open>.dropdown{display:block}
.dropdown a{display:block;padding:.55rem .7rem;color:#E4E4E4;text-decoration:none;font-size:1rem;font-family:'Cormorant Garamond',Georgia,serif;font-weight:700}
.dropdown a:hover{background:#1c1c1c;color:var(--gold)}
.dropdown .view-all{border-top:1px solid #2a2a2a;margin-top:.3rem;color:var(--gold)}
.dropdown-label{display:block;padding:.5rem .7rem .2rem;color:#9A9A9A;font-size:.72rem;letter-spacing:.12em;text-transform:uppercase}
.nav-caret{font-size:.7rem}
.nav-phone{margin-left:auto;display:inline-flex;align-items:center;gap:.4rem;padding:.5rem 1rem;background:var(--gold);color:#0C0C0C;text-decoration:none;font-weight:700;min-height:44px;align-self:center}
.nav-phone-num{white-space:nowrap}
.container{max-width:var(--maxw);margin:0 auto;padding:0 1.25rem}
.prose{max-width:820px}
.section{padding:3.4rem 0}
.hero{position:relative;background:var(--bg);padding:4.5rem 0 3rem;text-align:center;overflow:hidden}
.hero::before{content:"";position:absolute;top:-100px;left:50%;transform:translateX(-50%);width:600px;height:600px;background:radial-gradient(circle,rgba(255,200,100,.15),transparent 65%);z-index:0}
.hero .container{position:relative;z-index:1}
.eyebrow{font-size:.78rem;letter-spacing:.16em;text-transform:uppercase;color:var(--gold);margin:0}
h1{font-family:'Cormorant Garamond',Georgia,serif;font-weight:800;font-style:italic;font-size:clamp(2rem,5vw,3.4rem);line-height:1.15;margin:.6rem auto 1rem;color:var(--text-d);max-width:20ch}
.hero p{max-width:56ch;margin:0 auto 1.3rem;font-size:1.05rem;color:#D2D2D2}
.hero-actions{display:flex;flex-wrap:wrap;gap:1rem;justify-content:center}
h2{font-family:'Cormorant Garamond',Georgia,serif;font-weight:800;font-size:clamp(1.55rem,3vw,2.1rem);line-height:1.25;color:var(--text-d);margin:0 0 .8rem}
h3{font-family:'Cormorant Garamond',Georgia,serif;font-weight:700;font-size:1.3rem;margin:1.4rem 0 .5rem}
.section:not(.band):not(.cta-band){background:var(--light-bg);color:var(--text-l)}
.section:not(.band):not(.cta-band) h2,.section:not(.band):not(.cta-band) h3{color:var(--text-l)}
.section:not(.band):not(.cta-band) a:not(.btn){color:var(--link-l);text-decoration:underline;text-underline-offset:2px}
.section:not(.band):not(.cta-band) a:not(.btn):hover{color:#4A2E00}
.band{background:#111}
.lede{font-size:1.1rem;max-width:62ch}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:.5rem;padding:.85rem 1.8rem;text-decoration:none;font-weight:700;min-height:48px;border:1px solid transparent;font-family:'Cormorant Garamond',Georgia,serif;font-size:1.1rem}
.btn-accent{background:var(--gold);color:#0C0C0C}
.btn-accent:hover{background:#FFD95E}
.btn-ghost{background:transparent;color:#fff;border-color:#fff}
.btn-ghost:hover{background:rgba(255,255,255,.1)}
.section:not(.band):not(.cta-band) .btn-accent{color:#0C0C0C}
.grid{display:grid;gap:1.1rem}
.grid-2{grid-template-columns:repeat(2,1fr)}
.grid-3{grid-template-columns:repeat(3,1fr)}
.card{background:var(--surface);padding:1.3rem;position:relative;transition:background .3s;min-width:0}
.card:hover{background:radial-gradient(circle at var(--sx,50%) var(--sy,50%),rgba(255,200,100,.15),var(--surface) 60%)}
.card h3{margin:0 0 .4rem}
.card h3 a{color:var(--text-d);text-decoration:none}
.card p{font-size:.96rem;color:var(--muted-d);margin:0 0 .6rem}
.card .card-link{font-weight:700;font-size:.92rem;color:var(--gold);text-decoration:none}
.card .card-link:hover{text-decoration:underline}
.ruled{padding-bottom:.6rem;border-bottom:1px solid rgba(245,200,66,.35);margin-bottom:1.2rem}
.checklist{margin:0 0 1.3rem;padding-left:1.2rem}
.checklist li{margin:0 0 .5rem}
.steps{margin:0 0 1.3rem;padding-left:1.3rem}
.steps li{margin:0 0 .7rem;padding-left:.3rem}
.cta-inline{margin:1.6rem 0;text-align:center}
.map-wrap{position:relative;width:100%;aspect-ratio:16/10;margin:1.2rem 0;background:#e5e7eb;border:1px solid rgba(26,20,16,.15)}
.map-wrap iframe{position:absolute;inset:0;width:100%;height:100%;border:0}
.area-cols{columns:2;column-gap:2rem}
.area-cols ul,.plain-list{list-style:none;margin:0 0 1rem;padding:0}
.area-cols li{break-inside:avoid;margin:0 0 .35rem}
.cta-band{background:#000;text-align:center}
.cta-band h2{color:#fff}
.cta-band p{color:#D2D2D2;max-width:56ch;margin-left:auto;margin-right:auto}
.playbill{max-width:560px;margin:1.6rem auto 0;background:var(--surface);border:1px solid var(--gold);padding:2rem;text-align:center}
.playbill .name{font-family:'Cormorant Garamond',Georgia,serif;font-style:italic;font-size:1.8rem;color:#fff}
.playbill .presented{font-variant:small-caps;color:var(--gold);font-size:.9rem;letter-spacing:.08em;margin:.4rem 0 1rem}
.playbill ul{list-style:none;padding:0;margin:1.2rem 0 0;text-align:left}
.playbill li{padding:.3rem 0;color:#D2D2D2}
.playbill li::before{content:"\25C6  ";color:var(--gold)}
.crumbs{font-size:.88rem;padding:.9rem 0 0;color:#A8A8A8}
.site-footer{background:#000;color:#B0B0B0}
.site-footer .container{padding-top:2.4rem;padding-bottom:1.6rem}
.footer-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:1.6rem}
.site-footer h3{color:var(--gold);font-size:.95rem;text-transform:uppercase;letter-spacing:.08em;margin:0 0 .6rem}
.site-footer ul{list-style:none;margin:0;padding:0}
.site-footer li{margin:0 0 .35rem}
.site-footer a{color:#C4C4C4;text-decoration:none;font-size:.95rem}
.site-footer a:hover{color:var(--gold);text-decoration:underline}
.footer-brand .brand{color:#fff}
.footer-brand p{margin:.8rem 0 .6rem;font-size:.95rem}
.footer-phone,.footer-mail{display:block;margin:.2rem 0}
.footer-addr{display:block;margin:.2rem 0;font-style:normal}
.footer-legal{border-top:1px solid #2a2a2a;margin-top:1.4rem;padding-top:1rem}
.footer-disclaimer{font-size:.85rem;color:#A8A8A8;margin:0;max-width:90ch}
.sticky-cta{display:none;position:fixed;left:0;right:0;bottom:0;z-index:90;background:var(--gold)}
.sticky-cta a{display:flex;align-items:center;justify-content:center;gap:.5rem;padding:.85rem;color:#0C0C0C;text-decoration:none;font-weight:700;font-size:1.05rem}
:focus-visible{outline:3px solid var(--gold);outline-offset:2px}
.section:not(.band):not(.cta-band) :focus-visible{outline-color:#7A4E00}
@media (max-width:900px){.nav-phone-num{display:none}.masthead-tag{display:none}}
@media (max-width:767px){
  .nav-in{flex-wrap:wrap;align-items:center;justify-content:space-between}
  .nav-toggle{display:inline-flex;align-items:center;gap:.5rem;background:none;border:0;color:#fff;font-family:'Cormorant Garamond',Georgia,serif;font-weight:700;font-size:1.1rem;padding:.75rem 0;min-height:48px;cursor:pointer}
  .nav-list{display:none;flex-direction:column;flex-basis:100%;order:3;padding-bottom:.6rem}
  .nav-list.open{display:flex}
  .nav-item{flex-direction:column}
  .nav-link{width:100%;justify-content:flex-start;padding:.8rem .2rem;min-height:48px}
  .dropdown{position:static;max-height:none;border:0;border-left:2px solid rgba(245,200,66,.35);margin:0 0 .4rem .6rem;background:transparent;display:none}
  .nav-item.has-dropdown:hover>.dropdown,.nav-item.has-dropdown:focus-within>.dropdown{display:none}
  .nav-item.has-dropdown.open>.dropdown{display:block}
  .dropdown a{padding:.7rem .6rem;min-height:44px}
  .nav-phone{order:2;padding:.5rem .9rem}
  .grid-2,.grid-3{grid-template-columns:1fr}
  .area-cols{columns:1}
  .sticky-cta{display:block}
  body{padding-bottom:56px}
  .footer-grid{grid-template-columns:1fr}
  .playbill{padding:1.4rem}
  .hero{padding:3rem 0 2rem}
  .section{padding:2.6rem 0}
}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}.card{transition:none}}

.table-wrap{overflow-x:auto;margin:0 0 1.4rem;-webkit-overflow-scrolling:touch}
.cmp{width:100%;border-collapse:collapse;font-size:.97rem}
@media(max-width:767px){.cmp{font-size:.88rem}.cmp th,.cmp td{padding:.5rem .4rem}}
.cmp caption{text-align:left;font-weight:700;padding:0 0 .5rem;font-family:'Cormorant Garamond',Georgia,serif;font-size:1.1rem}
.cmp th,.cmp td{text-align:left;padding:.6rem .75rem;border-bottom:1px solid rgba(26,20,16,.22);vertical-align:top}
.cmp th{font-weight:700;border-bottom:2px solid rgba(26,20,16,.5)}
.band .cmp th,.band .cmp td{border-bottom-color:rgba(245,200,66,.28)}
.band .cmp th{border-bottom-color:rgba(245,200,66,.6)}
.note{border-left:4px solid var(--link-l);padding:.7rem 1rem;margin:0 0 1.3rem;background:rgba(122,78,0,.08)}
.note p{margin:0}
.band .note{border-left-color:var(--gold);background:rgba(245,200,66,.08)}
.hero-left{text-align:left}
.hero-left p,.hero-left .hero-actions{margin-left:0;margin-right:0;justify-content:flex-start}
.related{display:flex;flex-wrap:wrap;gap:.6rem 1.2rem;list-style:none;padding:0;margin:0 0 1rem}
.hero-left h1{margin-left:0;margin-right:0;max-width:28ch;font-size:clamp(1.9rem,4.2vw,2.9rem)}
.hero-left .eyebrow{margin-bottom:.2rem}
.cov-grid{align-items:start;gap:2rem}
.cov-grid>*{min-width:0}
.zip-chips{list-style:none;display:flex;flex-wrap:wrap;gap:.6rem;margin:0 0 1.2rem;padding:0}
.zip-chips li{padding:.45rem 1rem;border:1px solid #7A4E00;background:#fff;color:#1A1410;font-weight:700;letter-spacing:.04em;min-height:44px;display:inline-flex;align-items:center}
.range-callout{border-left:4px solid #7A4E00;padding:.8rem 1rem;background:rgba(122,78,0,.08);margin:0 0 1rem}
.range-callout p{margin:0}
.cov-map{margin:0}
.cov-svg{display:block;width:100%;height:auto;border:1px solid rgba(26,20,16,.2);background:#F3F0E8}
.cov-bg{fill:#F3F0E8}
.cov-svg .road{fill:none;stroke:#A9A396;stroke-width:1.4;stroke-linejoin:round;stroke-linecap:round}
.cov-svg .road-ltd{stroke:#8E8778;stroke-width:2.6}
.cov-svg .road-label{font:700 10px/1 'Source Serif 4',Georgia,serif;fill:#5b5547;paint-order:stroke;stroke:#F3F0E8;stroke-width:3px}
.cov-svg a,.section:not(.band):not(.cta-band) .cov-svg a:not(.btn){cursor:pointer;outline:none;text-decoration:none}
.cov-svg .pin-hit{fill:transparent}
.cov-svg .pin-dot{fill:#7A4E00;stroke:#fff;stroke-width:2}
.cov-svg .pin-home{fill:#1A1410}
.cov-svg .pin-label{font:700 12px/1 'Source Serif 4',Georgia,serif;fill:#1A1410;paint-order:stroke;stroke:#F3F0E8;stroke-width:3.5px}
.cov-svg a:hover .pin-dot{fill:#1A1410}
.cov-svg a:focus-visible .pin-hit{fill:rgba(245,200,66,.4);stroke:#7A4E00;stroke-width:2}
.cov-map figcaption{margin:.6rem 0 .3rem;font-size:.95rem;font-weight:700}
.cov-note{font-size:.88rem;margin:0 0 .4rem}
.tel-link{font-weight:700}
/* stage 2 photos */
.photo{margin:1.8rem auto;max-width:var(--mw,800px)}
.photo img{display:block;object-fit:contain;width:100%;height:auto;border-radius:4px;background:#e5e7eb}
.photo figcaption{margin-top:.6rem;padding-left:.8rem;border-left:3px solid var(--gold,#c99a1c);font-size:.92rem;line-height:1.5;color:#4b5563}
.photo-hero img{aspect-ratio:16/9;object-fit:cover;object-position:var(--op,50% 50%)}
@media (max-width:600px){.photo-hero img{aspect-ratio:1/1}}
.brand-logo{display:block;height:64px;width:auto;object-fit:contain;background:#fff;padding:5px 10px;border-radius:9px}
.footer-brand .brand-logo{height:72px}
@media (max-width:600px){.brand-logo{height:52px;padding:4px 8px}.footer-brand .brand-logo{height:60px}}