@import url('https://fonts.googleapis.com/css2?family=Cormorant+Garamond:ital,wght@0,400;0,500;1,400&family=Manrope:wght@400;500;600&display=swap');
:root{--ink:#172e29;--paper:#f5f3ec;--gold:#ddc89d;--line:#d5d9cf;color:var(--ink);font-family:Manrope,Arial,sans-serif;scroll-behavior:smooth;scroll-padding-top:115px}*{box-sizing:border-box}body{margin:0;background:var(--paper);font-size:16px;line-height:1.7}a{color:inherit;text-decoration:none}button{font:inherit;cursor:pointer}a:focus-visible,button:focus-visible{outline:3px solid #ac8037;outline-offset:5px}.wrap{width:min(1200px,88%);margin:auto}.preview{text-align:center;background:var(--gold);font-size:12px;letter-spacing:.13em;padding:6px}.skip{position:fixed;top:-100px;z-index:100;background:white;padding:15px}.skip:focus{top:0}header{position:sticky;top:0;z-index:10;background:#172e29f5;color:#fff;border-bottom:1px solid #ffffff25;backdrop-filter:blur(15px)}.nav-wrap{width:min(1360px,92%);margin:auto;display:flex;align-items:center;gap:28px;padding:22px 0}.brand{font-family:'Cormorant Garamond',Georgia,serif;font-size:30px;letter-spacing:.12em;line-height:1}.brand span{display:block;font-family:Manrope,Arial,sans-serif;font-size:10px;letter-spacing:.17em;margin-top:10px}nav{display:flex;gap:24px;margin-left:auto}nav a{font-size:14px;border-bottom:1px solid transparent;padding:6px 0}nav a[aria-current]{border-color:var(--gold);color:var(--gold)}.portal{font-size:14px;border:1px solid #ffffff60;padding:10px 16px;white-space:nowrap}.hero{position:relative;min-height:720px;height:min(850px,88svh);color:white;display:flex;flex-direction:column;justify-content:center;overflow:hidden}.hero-image{position:absolute;inset:0;background:linear-gradient(90deg,#0b241ed9,#0b241e25),linear-gradient(0deg,#102b2499,transparent 60%),url('landscape.jpg') center 48%/cover}.hero-content{position:relative;padding:70px 0 140px}.eyebrow{font-size:13px;font-weight:600;letter-spacing:.18em;line-height:1.6;margin:0 0 26px}h1,h2{font-family:'Cormorant Garamond',Georgia,serif;font-weight:400;letter-spacing:-.035em;line-height:1.02;margin:0 0 28px}h1{font-size:clamp(64px,7.5vw,112px)}h2{font-size:clamp(46px,5.3vw,76px)}h1 em,.green h2 em{color:#e6d7b9}h2 em{font-weight:400}h3{font-size:22px;font-weight:500;line-height:1.35;margin:0 0 16px}p{margin:0 0 23px}.hero p:not(.eyebrow){font-size:18px}.light-link{display:inline-flex;align-items:center;gap:60px;border-bottom:1px solid #ffffff80;padding:10px 0}.notice{position:absolute;bottom:0;left:6%;right:6%;background:#e6d7b9;color:var(--ink);display:flex;align-items:center;gap:24px;padding:22px 30px;width:min(1200px,88%);margin:auto}.notice-date{font-size:12px;text-align:center;line-height:1.1;border-right:1px solid #172e2940;padding-right:25px}.notice-date b{display:block;font-size:32px;font-weight:500}.notice strong{font-weight:600}.notice small{display:block;font-size:14px;margin-top:2px}.notice-action{margin-left:auto;font-size:14px}.section{padding:100px 0;scroll-margin-top:0}.cream{background:var(--paper)}.white{background:#fff}.green{background:var(--ink);color:#f6f4ed}.green .eyebrow{color:var(--gold)}.section-head{display:grid;grid-template-columns:1fr 1.6fr;gap:70px;margin-bottom:65px}.section-head>.eyebrow{padding-top:10px}.lead{font-size:18px;line-height:1.85;max-width:640px;color:#54645a}.three-links{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line)}.three-links>a{padding:32px;border-right:1px solid var(--line)}.three-links>a:first-child{padding-left:0}.three-links>a:last-child{border:0}.three-links span{font-size:12px;letter-spacing:.1em}.three-links h3{font-family:'Cormorant Garamond',Georgia,serif;font-size:35px;margin-top:22px}.three-links p{color:#526259}.three-links b{font-size:14px;font-weight:500}.meeting-grid,.owner-grid{display:grid;grid-template-columns:1fr 1fr;gap:100px}.meeting-date{font-family:'Cormorant Garamond',Georgia,serif;font-size:42px;border-top:1px solid #ffffff40;padding-top:16px;margin:20px 0}.meeting-date span{display:block;font-family:Manrope,sans-serif;font-size:16px}.button{display:flex;align-items:center;justify-content:space-between;gap:24px;padding:17px 22px;font-size:14px;margin:28px 0}.sand{background:var(--gold);color:var(--ink)}.return-option{border-top:1px solid #ffffff30;padding-top:20px}.return-option strong{font-weight:600}.return-option p{margin-top:8px;color:#d2dcd5;font-size:15px}.meeting-instructions>p{color:#d2dcd5}.card-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.resource-card{padding:28px;background:#f7f7f2;border:1px solid #e0e4db;display:flex;flex-direction:column}.utility-label{display:flex;gap:14px;align-items:center;margin-bottom:24px;color:#4d6558}.utility-icon{width:26px;height:26px}.card-label{font-size:14px;font-weight:600}.resource-card h3{font-family:'Cormorant Garamond',Georgia,serif;font-size:34px}.resource-card p{font-size:15px;color:#526259;margin-bottom:14px}.resource-card .contact-number{font-size:18px;color:var(--ink);font-variant-numeric:tabular-nums}.card-links{margin-top:auto;padding-top:16px}.card-links a{display:block;font-size:14px;padding:8px 0;border-top:1px solid var(--line)}.town-block{display:grid;grid-template-columns:1fr 2fr;gap:60px;margin-top:70px;padding-top:55px;border-top:1px solid var(--line)}.contact-grid{display:grid;grid-template-columns:1fr 1fr;gap:18px 30px}.contact-row{border-bottom:1px solid var(--line);padding-bottom:15px}.contact-row h3{font-size:16px;margin:0}.contact-row p{font-size:13px;margin:5px 0;color:#526259}.contact-row>a{font-size:16px}.local-links{display:flex;gap:30px;margin-top:36px;flex-wrap:wrap}.local-links a,.text-link{font-size:14px;text-decoration:underline;text-underline-offset:6px}.step{display:flex;gap:24px;border-top:1px solid var(--line);padding:25px 0}.step>span{color:#657b67;font-size:14px}.step h3{font-size:21px}.step p{color:#526259;margin:0}.contact-layout{display:grid;grid-template-columns:1fr 1fr;gap:100px}.small{font-size:14px;color:#d2dcd5}.footer-top{display:flex;justify-content:space-between;align-items:center;padding:45px 0}.footer-bottom{display:flex;gap:25px;border-top:1px solid var(--line);padding:22px 0;font-size:13px}.footer-bottom span{margin-right:auto}.footer-bottom button{border:0;background:none;color:inherit;font-size:13px}dialog{border:0;padding:40px;background:var(--paper);max-width:550px;width:90%;color:var(--ink)}dialog::backdrop{background:#10251dbb}dialog button{float:right;border:0;background:none;font-size:26px}dialog a{text-decoration:underline}.reveal-ready{opacity:0;transform:translateY(24px);transition:opacity .75s ease,transform .75s cubic-bezier(.2,.65,.3,1);transition-delay:var(--delay,0ms)}.reveal-ready.visible{opacity:1;transform:none}a:hover{filter:brightness(.92)}
@media(max-width:1000px){nav{gap:14px}.nav-wrap{gap:20px}.brand{font-size:25px}.section-head{gap:40px}.meeting-grid,.owner-grid,.contact-layout{gap:45px}.card-grid{grid-template-columns:repeat(2,1fr)}.town-block{grid-template-columns:1fr}.hero{min-height:680px}}
@media(max-width:760px){:root{scroll-padding-top:130px}.nav-wrap{width:90%;flex-wrap:wrap;gap:15px;padding:15px 0}nav{order:3;width:100%;overflow-x:auto;gap:22px;margin:0;white-space:nowrap;padding-bottom:3px}.portal{margin-left:auto;font-size:13px;padding:8px 12px}.brand{font-size:24px}.brand span{font-size:9px}.preview{font-size:10px}.hero{min-height:660px;height:80svh}.hero-content{padding:60px 0 155px}.hero-image{background-position:58% center}.hero p:not(.eyebrow){font-size:16px}.hero p br{display:none}.notice{padding:18px;gap:15px;flex-wrap:wrap}.notice-action{width:100%;margin:0;border-top:1px solid #172e2930;padding-top:10px}.notice strong{font-size:14px}.notice small{font-size:13px}.section{padding:65px 0}.section-head,.meeting-grid,.owner-grid,.contact-layout{grid-template-columns:1fr;gap:28px}.section-head{margin-bottom:35px}.section-head>.eyebrow{margin-bottom:0}.three-links{grid-template-columns:1fr}.three-links>a,.three-links>a:first-child{padding:25px 0;border-right:0;border-bottom:1px solid var(--line)}.three-links h3{margin-top:10px}.card-grid{grid-template-columns:1fr}.resource-card{padding:25px}.contact-grid{gap:20px;grid-template-columns:1fr 1fr}.contact-row>a{font-size:14px}.footer-top{gap:20px}.footer-bottom{flex-wrap:wrap;gap:20px}.footer-bottom span{width:100%}.meeting-date{font-size:38px}.eyebrow{font-size:12px}.town-block{gap:25px}.lead{font-size:17px}}
@media(prefers-reduced-motion:reduce){:root{scroll-behavior:auto}.reveal-ready{opacity:1;transform:none;transition:none}}

/* Temporary announcement uses the existing Finisterre side-panel treatment. */
.notice{font:inherit;border:0;text-align:left;cursor:pointer}.notice[hidden]{display:none}.notice-date b{font-weight:500}.notice strong{display:block}.notice-action{display:block}.notice:hover{background:#eddfc4}.notice:focus-visible{outline:3px solid white;outline-offset:-6px}
#meeting{margin:0 0 0 auto;min-height:100svh;max-height:100svh;max-width:100%;width:min(570px,100%);padding:0;background:#f6f5ef;box-shadow:-20px 0 80px #0003}
#meeting .panel{padding:85px 45px 45px;position:relative}#meeting .close{position:absolute;top:24px;right:25px;width:44px;height:44px;border:1px solid var(--line);border-radius:50%;float:none}#meeting h2{font-size:56px}#meeting .meeting-card{border-block:1px solid var(--line);padding:20px 0;margin-bottom:24px}#meeting .meeting-card h3{font-size:19px;margin-bottom:10px}#meeting .meeting-card p{margin:10px 0 0}#meeting .solid{display:flex;justify-content:space-between;gap:18px;background:var(--ink);color:white;padding:17px 20px;text-decoration:none;font-size:14px;margin:25px 0}#meeting h3{font-size:21px;margin-top:24px}#meeting .return-option{border-color:var(--line)}#meeting .return-option p{color:#526259}#meeting .footnote{font-size:13px;color:#526259}#meeting .eyebrow{font-size:12px}html:has(dialog[open]){overflow:hidden}
@media(prefers-reduced-motion:no-preference){.notice.attention .notice-date{animation:notice-in 650ms ease-out both}.notice.attention .notice-action{animation:notice-nudge 1.8s ease-in-out 1s 2}@keyframes notice-in{from{opacity:0;transform:translateY(7px)}to{opacity:1;transform:none}}@keyframes notice-nudge{0%,100%{transform:translateX(0)}50%{transform:translateX(4px)}}}
@media(max-width:760px){#meeting .panel{padding:85px 26px 35px}#meeting h2{font-size:48px}}