*,*::before,*::after{box-sizing:border-box;margin:0;padding:0}
:root{
  --navy:#1a2e1a;--navy-mid:#1e3d1e;--navy-lt:#274f27;
  --gold:#1f6b1a;--gold-lt:#4db520;
  --cream:#f4efe6;--cream-dk:#e8e0d0;
  --text:#1e1e1e;--text-lt:#4a4a4a;--white:#fff;
  --shadow:0 6px 40px rgba(26,46,26,.15);
  --ff-d:'Cormorant Garamond',Georgia,serif;
  --ff-b:'DM Sans',sans-serif;
}
html{scroll-behavior:smooth;overflow-x:hidden}
body{font-family:var(--ff-b);color:var(--text);background:var(--cream);overflow-x:hidden}
.glightbox-container{z-index:99999!important}
a{color:inherit;text-decoration:none}
.container{max-width:1100px;margin:0 auto;padding:0 2rem}
.section-label{font-size:.68rem;font-weight:500;letter-spacing:.25em;text-transform:uppercase;color:var(--gold);display:block;margin-bottom:.9rem}
h2{font-family:var(--ff-d);font-size:clamp(1.8rem,4vw,2.9rem);font-weight:600;line-height:1.12}
h3{font-family:var(--ff-d);font-size:1.3rem;font-weight:600;line-height:1.2}
p{color:var(--text-lt);font-size:.95rem;line-height:1.8}
.btn{display:inline-block;font-family:var(--ff-b);font-size:.75rem;font-weight:500;letter-spacing:.12em;text-transform:uppercase;padding:.8rem 2rem;border:1.5px solid var(--gold);color:var(--gold);transition:background .22s,color .22s;cursor:pointer;background:transparent}
.btn:hover{background:var(--gold);color:var(--navy)}
.btn-solid{background:var(--gold);color:var(--navy)}
.btn-solid:hover{background:var(--gold-lt);border-color:var(--gold-lt)}

/* NAV */
nav{position:sticky;top:0;z-index:200;background:rgba(26,46,26,.97);backdrop-filter:blur(12px);border-bottom:1px solid rgba(45,138,37,.2)}
.nav-inner{max-width:1100px;margin:0 auto;padding:0 2rem;display:flex;align-items:center;justify-content:space-between;height:64px}
.nav-logo-name{font-family:var(--ff-d);font-size:1.22rem;font-weight:600;color:#fff;line-height:1}
.nav-logo-sub{font-size:.58rem;font-weight:400;letter-spacing:.18em;text-transform:uppercase;color:var(--gold);margin-top:3px;display:block}
.nav-links{display:flex;align-items:center;gap:1.8rem;list-style:none}
.nav-links a{font-size:.7rem;font-weight:400;letter-spacing:.1em;text-transform:uppercase;color:rgba(255,255,255,.7);transition:color .2s}
.nav-links a:hover{color:var(--gold)}
.nav-cta{background:var(--gold);color:var(--navy)!important;padding:.48rem 1.2rem}
.nav-cta:hover{background:var(--gold-lt)!important}
.hamburger{display:none;flex-direction:column;gap:5px;cursor:pointer;background:none;border:none;padding:4px}
.hamburger span{display:block;width:22px;height:2px;background:#fff}

/* HERO */
#hero{min-height:90vh;background:linear-gradient(rgba(26,46,26,.82),rgba(26,46,26,.90)),url('images/omaha-skyline.jpg') 20% center/cover no-repeat;display:flex;align-items:center;position:relative;overflow:hidden;padding:6rem 0 4rem}
#hero::before{content:'';position:absolute;inset:0;background-image:linear-gradient(rgba(45,138,37,.06) 1px,transparent 1px),linear-gradient(90deg,rgba(45,138,37,.06) 1px,transparent 1px);background-size:60px 60px}
#hero::after{content:'';position:absolute;right:-13%;top:-20%;width:52%;height:160%;background:linear-gradient(135deg,rgba(39,79,39,.55) 0%,rgba(30,61,30,.88) 100%);transform:skewX(-8deg);border-left:1px solid rgba(45,138,37,.16)}
.hero-content{position:relative;z-index:2;width:100%;max-width:1100px;margin:0 auto;padding:0 2rem}
.hero-badge{display:inline-flex;align-items:center;gap:.7rem;border:1px solid rgba(45,138,37,.4);padding:.4rem 1rem;margin-bottom:2rem;animation:fadeUp .7s ease both}
.hero-badge-dot{width:6px;height:6px;background:var(--gold);border-radius:50%;flex-shrink:0}
.hero-badge-txt{font-size:.63rem;font-weight:500;letter-spacing:.2em;text-transform:uppercase;color:var(--gold)}
.hero-h1{font-family:var(--ff-d);font-size:clamp(2.6rem,5.5vw,4.8rem);font-weight:600;color:#fff;max-width:680px;line-height:1.07;margin-bottom:1.3rem;animation:fadeUp .7s .1s ease both}
.hero-h1 em{font-style:italic;color:var(--gold-lt)}
.hero-sub{font-size:1.02rem;color:rgba(255,255,255,.62);max-width:500px;line-height:1.82;margin-bottom:2.1rem;font-weight:300;animation:fadeUp .7s .2s ease both}
.hero-actions{display:flex;align-items:center;gap:1.3rem;flex-wrap:wrap;animation:fadeUp .7s .3s ease both}
.hero-stats{display:flex;gap:3rem;margin-top:4rem;animation:fadeUp .7s .4s ease both;flex-wrap:wrap}
.hero-stat-num{font-family:var(--ff-d);font-size:2.5rem;font-weight:600;color:var(--gold-lt);line-height:1;display:block}
.hero-stat-label{font-size:.6rem;letter-spacing:.16em;text-transform:uppercase;color:rgba(255,255,255,.38);display:block;margin-top:.32rem}

/* HOW IT WORKS */
#process{padding:6rem 0;background:var(--white)}
.process-header{text-align:center;max-width:580px;margin:0 auto 3.5rem}
.process-header h2{color:var(--navy);margin-bottom:.8rem}
.process-steps{display:grid;grid-template-columns:repeat(4,1fr);gap:0;position:relative}
.process-steps::before{content:'';position:absolute;top:2.2rem;left:12.5%;right:12.5%;height:1px;background:linear-gradient(90deg,var(--gold) 0%,rgba(45,138,37,.2) 100%);z-index:0}
.step{text-align:center;padding:0 1.5rem;position:relative;z-index:1}
.step-num{width:44px;height:44px;border-radius:50%;background:var(--navy);border:2px solid var(--gold);display:flex;align-items:center;justify-content:center;margin:0 auto 1.3rem;font-family:var(--ff-d);font-size:1.1rem;font-weight:600;color:var(--gold-lt)}
.step h3{font-size:1.1rem;color:var(--navy);margin-bottom:.55rem}
.step p{font-size:.86rem;line-height:1.72}

/* SERVICES */
#services{padding:6rem 0;background:var(--cream)}
.services-header{max-width:520px;margin-bottom:3.5rem}
.services-header h2{color:var(--navy);margin-bottom:.9rem}
.services-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.5px;background:var(--cream-dk);border:1.5px solid var(--cream-dk);margin-bottom:4rem}
.service-card{background:var(--cream);padding:2.2rem 1.8rem;position:relative;overflow:hidden;transition:background .3s}
.service-card::after{content:'';position:absolute;bottom:0;left:0;width:0;height:2px;background:var(--gold);transition:width .4s}
.service-card:hover{background:#fff}
.service-card:hover::after{width:100%}
.svc-icon{margin-bottom:1.2rem;opacity:.85}
.service-card h3{color:var(--navy);margin-bottom:.6rem}
.service-card p{font-size:.88rem;line-height:1.78}

/* PROPERTY TYPES */
.prop-types-header{margin-bottom:1.5rem}
.prop-types-header h3{font-family:var(--ff-d);font-size:1.5rem;color:var(--navy);margin-bottom:.5rem}
.prop-types-grid{display:grid;grid-template-columns:repeat(4,1fr);gap:.75rem}
.prop-tag{background:var(--white);border:1.5px solid var(--cream-dk);padding:.9rem 1rem;font-size:.82rem;font-weight:500;color:var(--navy);display:flex;align-items:center;gap:.6rem;transition:border-color .2s,background .2s}
.prop-tag:hover{border-color:var(--gold);background:var(--cream)}
.prop-tag::before{content:'';width:6px;height:6px;background:var(--gold);border-radius:50%;flex-shrink:0}

/* PHOTO GALLERY */
#gallery{padding:6rem 0;background:var(--navy);position:relative;overflow:hidden}
#gallery::before{content:'';position:absolute;inset:0;background-image:linear-gradient(rgba(45,138,37,.04) 1px,transparent 1px),linear-gradient(90deg,rgba(45,138,37,.04) 1px,transparent 1px);background-size:70px 70px}
.gallery-header{position:relative;z-index:1;text-align:center;max-width:560px;margin:0 auto 3rem}
.gallery-header h2{color:#fff;margin-bottom:.8rem}
.gallery-header p{color:rgba(255,255,255,.55);font-weight:300}
.gallery-grid{position:relative;z-index:1;display:grid;grid-template-columns:repeat(4,1fr);grid-template-rows:auto auto;gap:3px}
.gallery-item{overflow:hidden;background:var(--navy-lt);aspect-ratio:4/3;position:relative;cursor:pointer}
.gallery-item:first-child{grid-column:span 2;grid-row:span 2;aspect-ratio:auto}
.gallery-item>a:first-child{display:block;width:100%;height:100%}
.gallery-item img{width:100%;height:100%;object-fit:cover;transition:transform .5s ease,filter .4s}
.gallery-item:hover img{transform:scale(1.04);filter:brightness(1.1)}
.gallery-caption{position:absolute;bottom:0;left:0;right:0;padding:.7rem .9rem;background:linear-gradient(transparent,rgba(26,46,26,.85));font-size:.72rem;letter-spacing:.08em;text-transform:uppercase;color:rgba(255,255,255,.7);opacity:0;transition:opacity .3s}
.gallery-item:hover .gallery-caption{opacity:1}

/* TESTIMONIALS */
#testimonials{padding:6rem 0;background:var(--cream-dk)}
.testimonials-header{text-align:center;max-width:560px;margin:0 auto 3.5rem}
.testimonials-header h2{color:var(--navy);margin-bottom:.8rem}
.testimonials-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.8rem}
.testimonial{background:var(--white);padding:2rem 1.8rem;border:1.5px solid var(--cream-dk);position:relative;transition:box-shadow .3s}
.testimonial:hover{box-shadow:var(--shadow)}
.testimonial::before{content:'\201C';font-family:var(--ff-d);font-size:4rem;color:var(--gold);opacity:.3;position:absolute;top:.4rem;left:1.2rem;line-height:1}
.testimonial-text{font-family:var(--ff-d);font-size:1.08rem;font-style:italic;color:var(--navy);line-height:1.65;margin-bottom:1.4rem;padding-top:.8rem}
.testimonial-attr{display:flex;flex-direction:column;gap:.15rem;border-top:1px solid var(--cream-dk);padding-top:1rem}
.testimonial-name{font-size:.8rem;font-weight:500;color:var(--navy)}
.testimonial-role{font-size:.72rem;letter-spacing:.08em;color:var(--gold)}

/* ABOUT */
#about{padding:6rem 0;background:var(--navy);position:relative;overflow:hidden}
#about::before{content:'';position:absolute;inset:0;background-image:linear-gradient(rgba(45,138,37,.04) 1px,transparent 1px),linear-gradient(90deg,rgba(45,138,37,.04) 1px,transparent 1px);background-size:80px 80px}
.about-grid{position:relative;z-index:1;display:grid;grid-template-columns:1fr 1fr;gap:5rem;align-items:center}
.about-left h2{color:#fff;margin-bottom:1.2rem}
.about-left h2 em{color:var(--gold-lt);font-style:italic}
.about-left p{color:rgba(255,255,255,.62);font-weight:300;margin-bottom:1rem;line-height:1.85}
.about-left .btn{margin-top:.8rem}
.creds{display:flex;flex-direction:column;gap:1rem;list-style:none}
.cred-item{display:flex;align-items:flex-start;gap:1rem;padding:1.25rem 1.4rem;background:rgba(255,255,255,.04);border:1px solid rgba(45,138,37,.14);transition:border-color .3s,background .3s}
.cred-item:hover{border-color:rgba(45,138,37,.42);background:rgba(255,255,255,.07)}
.cred-icon{color:var(--gold);font-size:.95rem;margin-top:2px;flex-shrink:0}
.cred-body strong{font-family:var(--ff-d);font-size:1rem;font-weight:600;color:#fff;display:block;line-height:1.2;margin-bottom:.18rem}
.cred-body span{font-size:.8rem;color:rgba(255,255,255,.45);font-weight:300}

/* STAFF */
#staff{padding:6rem 0;background:var(--cream)}
.staff-header{text-align:center;max-width:560px;margin:0 auto 3.5rem}
.staff-header h2{color:var(--navy);margin-bottom:.7rem}
.staff-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:1.8rem;max-width:820px;margin:0 auto}
.staff-card{background:#fff;border:1.5px solid var(--cream-dk);overflow:hidden;transition:box-shadow .3s,transform .3s;text-align:left}
.staff-card:hover{box-shadow:var(--shadow);transform:translateY(-4px)}
.staff-photo{width:100%;height:300px;object-fit:cover;display:block}
.staff-card-body{padding:1.8rem}
.staff-card h3{color:var(--navy);margin-bottom:.25rem}
.staff-title{font-size:.66rem;font-weight:500;letter-spacing:.14em;text-transform:uppercase;color:var(--gold);display:block;margin-bottom:.85rem}
.staff-card p{font-size:.85rem;line-height:1.76}
.staff-badges{margin-top:1rem;display:flex;flex-wrap:wrap;gap:.4rem}
.staff-badge{font-size:.68rem;font-weight:500;letter-spacing:.06em;background:var(--cream);border:1px solid var(--cream-dk);color:var(--navy);padding:.3rem .7rem;text-decoration:none;transition:border-color .2s,background .2s}
a.staff-badge:hover{border-color:var(--gold);background:#fff;color:var(--navy)}
.lic-btn:hover{background:var(--gold);color:var(--navy)}

/* FAQ */
#faq{padding:6rem 0;background:var(--white)}
.faq-header{text-align:center;max-width:560px;margin:0 auto 3.5rem}
.faq-header h2{color:var(--navy);margin-bottom:.8rem}
.faq-grid{display:grid;grid-template-columns:1fr 1fr;gap:1rem;max-width:960px;margin:0 auto}
.faq-item{background:var(--cream);border:1.5px solid var(--cream-dk);overflow:hidden}
.faq-q{width:100%;text-align:left;background:none;border:none;padding:1.4rem 1.6rem;font-family:var(--ff-d);font-size:1.08rem;font-weight:600;color:var(--navy);cursor:pointer;display:flex;justify-content:space-between;align-items:center;gap:1rem;transition:background .2s}
.faq-q:hover{background:var(--cream-dk)}
.faq-q-icon{color:var(--gold);font-size:1.3rem;flex-shrink:0;transition:transform .3s;line-height:1}
.faq-q.open .faq-q-icon{transform:rotate(45deg)}
.faq-a{max-height:0;overflow:hidden;transition:max-height .35s ease,padding .3s}
.faq-a.open{max-height:400px;padding-bottom:1.4rem}
.faq-a p{font-size:.9rem;line-height:1.78;padding:0 1.6rem}

/* MAP */
#area{padding:6rem 0;background:var(--cream-dk)}
.area-header{text-align:center;max-width:560px;margin:0 auto 3.5rem}
.area-header h2{color:var(--navy);margin-bottom:.8rem}
#map{width:100%;height:480px;border:2px solid var(--cream-dk);z-index:1;position:relative}
.map-legend{display:flex;align-items:center;justify-content:center;gap:2.5rem;margin-top:1.5rem;flex-wrap:wrap}
.legend-item{display:flex;align-items:center;gap:.6rem;font-size:.78rem;font-weight:500;color:var(--text-lt)}
.legend-dot{width:12px;height:12px;border-radius:50%;flex-shrink:0}
.area-markets{display:grid;grid-template-columns:repeat(5,1fr);gap:.6rem;margin-top:2.5rem}
.area-tag{background:var(--cream);border:1px solid var(--cream-dk);padding:.7rem 1rem;font-size:.78rem;font-weight:500;color:var(--navy);display:flex;align-items:center;gap:.5rem}
.area-tag::before{content:'';width:5px;height:5px;background:var(--gold);border-radius:50%;flex-shrink:0}

/* CONTACT */
#contact{padding:6rem 0;background:var(--navy);position:relative}
#contact::before{content:'';position:absolute;inset:0;background-image:linear-gradient(rgba(45,138,37,.04) 1px,transparent 1px),linear-gradient(90deg,rgba(45,138,37,.04) 1px,transparent 1px);background-size:60px 60px}
.contact-grid{position:relative;z-index:1;display:grid;grid-template-columns:1fr 1fr;gap:4.5rem;align-items:start}
.contact-left h2{color:#fff;margin-bottom:1rem}
.contact-left>p{color:rgba(255,255,255,.58);font-weight:300;margin-bottom:2.2rem;line-height:1.85}
.contact-details{display:flex;flex-direction:column;gap:1.3rem}
.contact-item{display:flex;gap:1rem;align-items:flex-start}
.ci-icon{color:var(--gold);font-size:1rem;margin-top:2px;flex-shrink:0}
.ci-body strong{font-size:.63rem;font-weight:500;letter-spacing:.16em;text-transform:uppercase;color:rgba(255,255,255,.38);display:block;margin-bottom:.2rem}
.ci-body a,.ci-body span{color:rgba(255,255,255,.82);font-size:.95rem}
.ci-body a:hover{color:var(--gold-lt)}
.lic-block{margin-top:2rem;padding:1.2rem 1.4rem;border:1px solid rgba(45,138,37,.18);background:rgba(255,255,255,.03)}
.lic-block p{font-size:.78rem;color:rgba(255,255,255,.38);line-height:1.6}
.lic-block strong{color:rgba(255,255,255,.6)}
.form{display:flex;flex-direction:column;gap:.9rem}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:.9rem}
.fg{display:flex;flex-direction:column;gap:.32rem}
.fg label{font-size:.63rem;font-weight:500;letter-spacing:.15em;text-transform:uppercase;color:rgba(255,255,255,.4)}
.fg input,.fg select,.fg textarea{background:rgba(255,255,255,.06);border:1px solid rgba(45,138,37,.2);color:#fff;padding:.78rem .92rem;font-family:var(--ff-b);font-size:.88rem;transition:border-color .22s,background .22s;outline:none;width:100%;resize:vertical}
.fg input::placeholder{color:rgba(255,255,255,.28)}
.fg input:focus,.fg select:focus,.fg textarea:focus{border-color:var(--gold);background:rgba(255,255,255,.09)}
.fg select option{background:var(--navy-mid)}
.fg textarea{min-height:120px}
.form .btn{align-self:flex-start;margin-top:.3rem}
.form-note{font-size:.7rem;color:rgba(255,255,255,.26);margin-top:.15rem}

/* FOOTER */
footer{background:#0f200f;padding:2.2rem 0;border-top:1px solid rgba(45,138,37,.13)}
.footer-inner{max-width:1100px;margin:0 auto;padding:0 2rem;display:flex;align-items:center;justify-content:space-between;flex-wrap:wrap;gap:.8rem}
.footer-logo-name{font-family:var(--ff-d);font-size:1.05rem;font-weight:600;color:rgba(255,255,255,.65)}
.footer-copy{font-size:.73rem;color:rgba(255,255,255,.28)}
.footer-links{display:flex;flex-wrap:wrap;gap:.6rem 1.8rem;list-style:none}
.footer-links a{font-size:.7rem;letter-spacing:.1em;text-transform:uppercase;color:rgba(255,255,255,.3);transition:color .2s}
.footer-links a:hover{color:var(--gold)}

/* REVEAL */
.reveal{opacity:0;transform:translateY(20px);transition:opacity .65s ease,transform .65s ease}
.reveal.visible{opacity:1;transform:translateY(0)}
@keyframes fadeUp{from{opacity:0;transform:translateY(20px)}to{opacity:1;transform:translateY(0)}}

/* RESPONSIVE */
@media(max-width:900px){
  .services-grid{grid-template-columns:1fr 1fr}
  .prop-types-grid{grid-template-columns:repeat(3,1fr)}
  .gallery-grid{grid-template-columns:repeat(2,1fr)}
  .gallery-item:first-child{grid-column:span 2;grid-row:span 1}
  .testimonials-grid{grid-template-columns:1fr}
  .about-grid,.contact-grid{grid-template-columns:1fr;gap:3rem}
  .staff-grid{grid-template-columns:1fr 1fr}
  .faq-grid{grid-template-columns:1fr}
  .area-markets{grid-template-columns:repeat(3,1fr)}
  .process-steps{grid-template-columns:1fr 1fr;gap:2rem}
  .process-steps::before{display:none}
}
@media(max-width:580px){
  .services-grid,.staff-grid,.prop-types-grid{grid-template-columns:1fr}
  .gallery-grid{grid-template-columns:1fr}
  .gallery-item:first-child{grid-column:span 1}
  .nav-links{display:none;position:fixed;top:64px;left:0;right:0;background:var(--navy);flex-direction:column;padding:2rem;gap:1.4rem;border-top:1px solid rgba(45,138,37,.2)}
  .nav-links.open{display:flex}
  .hamburger{display:flex}
  .form-row{grid-template-columns:1fr}
  .area-markets{grid-template-columns:1fr 1fr}
  .hero-stats{gap:2rem}
  .process-steps{grid-template-columns:1fr}
}

/* ===== v3 additions ===== */
section[id]{scroll-margin-top:64px}
.nav-links a.active{color:var(--gold)}
.nav-cta.active{color:var(--navy)!important}
a.service-card{display:block;color:inherit}
a.service-card:hover h3{color:var(--gold)}
.service-card{scroll-margin-top:90px}
.cta-band{background:var(--navy-mid);padding:4.5rem 0;text-align:center}
.cta-band h2{color:#fff;margin-bottom:1rem}
.cta-band p{color:rgba(255,255,255,.62);max-width:560px;margin:0 auto 2rem}
.cta-band .hero-actions{justify-content:center}
.more-link{text-align:center;margin-top:2.5rem}

/* page hero: same as brokerage.html */
.page-hero{background:linear-gradient(rgba(26,46,26,.88),rgba(26,46,26,.94)),url('images/omaha-skyline.jpg') center 40%/cover no-repeat;padding:5rem 0 4rem;position:relative;overflow:hidden}
.page-hero::before{content:'';position:absolute;inset:0;background-image:linear-gradient(rgba(45,138,37,.06) 1px,transparent 1px),linear-gradient(90deg,rgba(45,138,37,.06) 1px,transparent 1px);background-size:60px 60px}
.page-hero-inner{position:relative;z-index:1}
.breadcrumb{display:flex;align-items:center;gap:.5rem;margin-bottom:1.2rem;font-size:.68rem;letter-spacing:.15em;text-transform:uppercase}
.breadcrumb a{color:var(--gold);opacity:.75;transition:opacity .2s}
.breadcrumb a:hover{opacity:1}
.breadcrumb-sep{color:rgba(255,255,255,.25)}
.breadcrumb-cur{color:rgba(255,255,255,.4)}
.page-hero h1{font-family:var(--ff-d);font-size:clamp(2.2rem,5vw,3.8rem);font-weight:600;color:#fff;line-height:1.1;margin-bottom:.8rem}
.page-hero h1 em{font-style:italic;color:var(--gold-lt)}
.page-hero p{color:rgba(255,255,255,.58);font-weight:300;font-size:1.05rem;max-width:560px}

/* Right-of-Way Experience */
#row{padding:6rem 0;background:var(--cream)}
.row-stats{display:grid;grid-template-columns:repeat(2,1fr);gap:1.5px;background:var(--cream-dk);border:1.5px solid var(--cream-dk);margin-bottom:3.5rem;text-align:center}
.row-stats>div{background:var(--navy);padding:1.8rem 1rem}
.row-stat-num{font-family:var(--ff-d);font-size:2.6rem;font-weight:600;color:var(--gold-lt);line-height:1;display:block}
.row-stat-label{font-size:.62rem;letter-spacing:.16em;text-transform:uppercase;color:rgba(255,255,255,.55);display:block;margin-top:.4rem}
.row-year{color:var(--navy);border-bottom:2px solid var(--gold);padding-bottom:.4rem;margin-bottom:1.5rem;display:inline-block}
.row-group{font-family:var(--ff-b);font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);margin:2rem 0 .9rem;font-weight:500}
.row-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:1rem}
.row-card{background:#fff;border:1.5px solid var(--cream-dk);padding:1.3rem 1.4rem}

.row-card h3{font-size:1.2rem;color:var(--navy);margin:0}
.row-count{font-size:.68rem;letter-spacing:.08em;text-transform:uppercase;color:var(--gold);white-space:nowrap;font-weight:500}
.row-area{font-size:.78rem;color:#6b6b60;margin:.25rem 0 .6rem}
.row-card p{font-size:.88rem;margin:0}
.row-note{font-size:.8rem;color:#6b6b60;margin-top:2.5rem;font-style:italic}
@media(max-width:700px){.row-stats{grid-template-columns:1fr}.row-grid{grid-template-columns:1fr}}
/* ROW page: compact cards */
.row-grid{grid-template-columns:repeat(3,1fr);gap:.7rem}
.row-card{padding:.85rem 1rem}
.row-card h3{font-size:.98rem;line-height:1.25}
.row-area{font-size:.7rem;margin:.2rem 0 .35rem}
.row-card p{font-size:.78rem;line-height:1.45;color:#5f5f55}
.row-group{margin:1.5rem 0 .7rem;font-size:.66rem}
@media(max-width:900px){.row-grid{grid-template-columns:repeat(2,1fr)}}
@media(max-width:600px){.row-grid{grid-template-columns:1fr}}

.row-yr{border-top:2px solid var(--gold);margin-top:1rem;background:transparent}
.row-yr:last-of-type{border-bottom:1px solid var(--cream-dk)}
.row-yr summary{cursor:pointer;list-style:none;display:flex;justify-content:space-between;align-items:baseline;padding:1rem .2rem;font-family:var(--ff-d);font-size:1.8rem;font-weight:600;color:var(--navy)}
.row-yr summary::-webkit-details-marker{display:none}
.row-yr summary::after{content:'+';font-family:var(--ff-b);font-weight:300;font-size:1.6rem;color:var(--gold);margin-left:1rem}
.row-yr[open] summary::after{content:'\2212'}
.row-yr-n{font-family:var(--ff-b);font-size:.7rem;letter-spacing:.14em;text-transform:uppercase;color:#6b6b60;font-weight:400;margin-left:auto}
.row-yr>div{padding-bottom:1rem}

/* ===== design pass 2026-10-08 ===== */
:root{--green-dk:#1f6b1a}
#hero::before,#hero::after,.page-hero::before,#gallery::before,#about::before,#contact::before{display:none}
.btn{border-color:var(--green-dk);color:var(--green-dk)}
.btn:hover{background:var(--green-dk);color:#fff}
.btn-solid{background:var(--gold-lt);border-color:var(--gold-lt);color:var(--navy)}
.btn-solid:hover{background:#63c72d;border-color:#63c72d;color:var(--navy)}
#hero .btn:not(.btn-solid),.page-hero .btn:not(.btn-solid),.cta-band .btn:not(.btn-solid),#about .btn:not(.btn-solid),#contact .btn:not(.btn-solid),#gallery .btn:not(.btn-solid){color:#fff;border-color:rgba(255,255,255,.6)}
#hero .btn:not(.btn-solid):hover,.page-hero .btn:not(.btn-solid):hover,.cta-band .btn:not(.btn-solid):hover,#about .btn:not(.btn-solid):hover,#contact .btn:not(.btn-solid):hover,#gallery .btn:not(.btn-solid):hover{background:#fff;color:var(--navy);border-color:#fff}
.nav-cta{background:var(--gold-lt)}
.nav-cta:hover{background:#63c72d!important}
.nav-logo-sub{color:rgba(255,255,255,.62)}
.nav-links a:hover{color:var(--gold-lt)}
.nav-links a.active{color:var(--gold-lt)}
.breadcrumb a{color:rgba(255,255,255,.72);opacity:1}
.breadcrumb a:hover{color:#fff}
.breadcrumb-cur{color:rgba(255,255,255,.62)}
.hero-h1 em,.page-hero h1 em,.about-left h2 em{color:var(--cream-dk)}
.hero-sub{color:rgba(255,255,255,.8)}
.hero-creds{margin-top:3rem;padding-top:1.2rem;border-top:1px solid rgba(255,255,255,.2);max-width:560px;font-size:.9rem;line-height:1.7;color:rgba(255,255,255,.78);animation:fadeUp .7s .4s ease both}
.page-hero p{color:rgba(255,255,255,.75)}
.staff-title,.testimonial-role{color:var(--text-lt)}
.row-count{color:var(--green-dk)}
.cred-icon,.ci-icon{color:rgba(255,255,255,.45)}
.cred-body span{color:rgba(255,255,255,.7)}
.about-left p,.contact-left>p,.gallery-header p,.cta-band p{color:rgba(255,255,255,.78)}
.ci-body strong,.fg label{color:rgba(255,255,255,.7)}
.lic-block p{color:rgba(255,255,255,.7)}
.form-note{color:rgba(255,255,255,.6)}
.fg input::placeholder{color:rgba(255,255,255,.5)}
.footer-copy{color:rgba(255,255,255,.6)}
.footer-links a{color:rgba(255,255,255,.65)}
.footer-links a:hover{color:var(--gold-lt)}
.footer-logo-name{color:rgba(255,255,255,.85)}
a:focus-visible,button:focus-visible,summary:focus-visible{outline:2px solid currentColor;outline-offset:3px}
/* home services: plain ruled list instead of icon cards */
.services-grid.plain{display:block;background:none;border:0;border-top:1px solid var(--cream-dk);margin-bottom:3rem}
.services-grid.plain .service-card{display:flex;justify-content:space-between;align-items:center;padding:1.25rem .3rem;border-bottom:1px solid var(--cream-dk);background:transparent}
.services-grid.plain .service-card:hover{background:#fff}
.services-grid.plain .service-card h3{margin:0;font-size:1.4rem}
.services-grid.plain .service-card::after{content:'\2192';position:static;width:auto;height:auto;background:none;color:var(--green-dk);font-size:1.2rem;transition:transform .25s}
.services-grid.plain .service-card:hover::after{width:auto;transform:translateX(5px)}
a.service-card:hover h3{color:var(--green-dk)}

/* services page: one service per row so each anchor lands in its own place */
#services .services-grid:not(.plain){display:block;background:none;border:0;border-top:1px solid var(--cream-dk)}
#services .services-grid:not(.plain) .service-card{display:grid;grid-template-columns:minmax(0,1fr) minmax(0,2fr);gap:0 3rem;align-items:start;padding:1.8rem .3rem;border-bottom:1px solid var(--cream-dk);background:transparent}
#services .services-grid:not(.plain) .service-card:hover{background:transparent}
#services .services-grid:not(.plain) .service-card::after{display:none}
#services .services-grid:not(.plain) .service-card h3{margin:0}
#services .services-grid:not(.plain) .service-card>*:not(h3){grid-column:2}
@media(max-width:700px){#services .services-grid:not(.plain) .service-card{display:block}#services .services-grid:not(.plain) .service-card h3{margin-bottom:.6rem}}

#services .services-grid:not(.plain) .service-card>div{grid-column:2}

/* home: service names only; detail lives on the Services page */
.svc-names{list-style:none;display:grid;grid-template-columns:repeat(3,1fr);gap:0 2.5rem;border-top:1px solid var(--cream-dk);margin-bottom:3rem}
.svc-names li{font-family:var(--ff-d);font-size:1.45rem;font-weight:600;color:var(--navy);padding:1.1rem .2rem;border-bottom:1px solid var(--cream-dk)}
@media(max-width:900px){.svc-names{grid-template-columns:1fr 1fr}}
@media(max-width:580px){.svc-names{grid-template-columns:1fr}}

/* about: pin license badges to card bottom so both cards align */
.staff-card{display:flex;flex-direction:column}
.staff-card-body{display:flex;flex-direction:column;flex:1}
.staff-badges{margin-top:auto;padding-top:1rem}

/* ROW page: projects-by-year cards */
.row-stats{margin-bottom:2.5rem}
.pl{max-width:960px;margin:0 auto;text-align:center}
.pl-title{font-family:var(--ff-b);font-size:.72rem;letter-spacing:.2em;text-transform:uppercase;color:var(--gold);font-weight:500;margin:0 0 1.6rem}
.pl-grid{list-style:none;margin:0;padding:0;display:grid;grid-template-columns:repeat(7,1fr);gap:.8rem}
.pl-grid li{background:#fff;border:1.5px solid var(--cream-dk);padding:1.3rem .4rem 1.1rem;display:flex;flex-direction:column;align-items:center;gap:.5rem;opacity:0;transform:translateY(14px);transition:opacity .6s ease,transform .6s ease,border-color .25s,box-shadow .25s;transition-delay:var(--d)}
.pl.visible .pl-grid li{opacity:1;transform:none}
.pl-grid li:hover{border-color:var(--gold);box-shadow:var(--shadow)}
.pl-y{font-family:var(--ff-b);font-size:.72rem;letter-spacing:.18em;color:#6b6b60;font-weight:500}
.pl-n{font-family:var(--ff-d);font-size:2.6rem;font-weight:600;color:var(--navy);line-height:1;border-top:2px solid var(--gold);padding-top:.7rem;min-width:2.2rem}
.pl-l{font-size:.56rem;letter-spacing:.14em;text-transform:uppercase;color:#6b6b60}
.pl-grid li.ytd{background:var(--navy);border-color:var(--navy)}
.pl-grid li.ytd .pl-y,.pl-grid li.ytd .pl-l{color:rgba(255,255,255,.65)}
.pl-grid li.ytd .pl-n{color:var(--gold-lt);border-color:var(--gold-lt)}
@media(max-width:820px){.pl-grid{grid-template-columns:repeat(4,1fr)}}
@media(max-width:480px){.pl-grid{grid-template-columns:repeat(2,1fr)}.pl-n{font-size:2.2rem}}
@media(prefers-reduced-motion:reduce){.pl-grid li{transition:none;opacity:1;transform:none}}


/* lining figures so 11 and 19 read as numbers, not I1 / I9 */
.pl-n,.row-stat-num{font-variant-numeric:lining-nums;font-feature-settings:"lnum" 1}