:root{--navy:#121944;--brand:#171d70;--ink:#232a36;--muted:#4b5563;--line:#d9dce5;--soft:#f4f5f8;--gold:#8e744d;--serif:"Yu Mincho","Hiragino Mincho ProN","Noto Serif CJK JP",serif;font-family:Meiryo,"Hiragino Sans","Yu Gothic",system-ui,sans-serif;font-size:18px;color:var(--ink);background:#fff;font-synthesis:none}
*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:105px}body{margin:0;line-height:1.95}h1,h2,h3,p,figure{margin:0}h1,h2,h3{line-height:1.6}h2{font-family:var(--serif);font-size:clamp(1.85rem,3vw,2.7rem);font-weight:500;letter-spacing:.07em;color:var(--navy)}h3{font-size:1.125rem}a{color:inherit;text-underline-offset:5px}a,summary{-webkit-tap-highlight-color:transparent}a:focus-visible,summary:focus-visible{outline:3px solid #b89b5d;outline-offset:5px}a:hover{text-decoration-thickness:2px}img{display:block;max-width:100%;height:auto}p+p{margin-top:1em}.section{width:min(1160px,calc(100% - 96px));margin:auto;padding:94px 0}.section-heading{margin-bottom:44px}.section-heading>p:last-child:not(.eyebrow){margin-top:22px}.eyebrow{font-size:.875rem;font-weight:600;letter-spacing:.13em;color:var(--brand);margin-bottom:20px;line-height:1.75}.eyebrow.light{color:#ccd1ed}.small{font-size:.875rem;color:var(--muted);line-height:1.8}.button{display:inline-flex;align-items:center;justify-content:center;gap:28px;text-decoration:none;background:var(--brand);border:1px solid var(--brand);color:white;padding:18px 24px;min-height:58px;font-size:1rem;font-weight:600;line-height:1.6;transition:background .2s,transform .2s}.button:hover{background:#2b3587;transform:translateY(-2px)}.button span{font-weight:400}.button-small{padding:12px 21px;min-height:48px;font-size:.875rem;gap:23px}.button-white{background:white;color:var(--navy);border-color:white}.button-white:hover{background:#e7eaf7}.button-large{padding:23px 35px}.text-link{display:inline-block;font-size:1rem;font-weight:600;color:var(--brand);margin-top:25px;text-decoration:none;border-bottom:1px solid #a7acc5;padding-bottom:7px}.text-link span{margin-left:12px}.phone{font-size:1.75rem;line-height:1.7;text-decoration:none;letter-spacing:.03em;color:var(--navy)}.phone>span{font-size:.875rem;display:block;color:var(--muted);letter-spacing:.04em}.number{font-family:Georgia,serif;font-size:1.8rem;line-height:1.3;color:var(--gold);font-weight:400}.skip{position:fixed;top:-100px;left:20px;z-index:100;background:#fff;padding:10px}.skip:focus{top:10px}.mobile-break{display:none}
/* Identity and first view */
.header{display:flex;align-items:center;gap:32px;min-height:98px;padding:17px 4vw;border-bottom:1px solid #eceef3;background:rgba(255,255,255,.97);position:sticky;top:0;z-index:20}.brand{display:flex;gap:12px;align-items:center;font-size:1.45rem;letter-spacing:.19em;color:var(--brand);text-decoration:none;line-height:1.4;flex-shrink:0}.brand img{width:52px;height:52px;object-fit:contain}.brand small{display:block;font-size:.7rem;font-weight:400;letter-spacing:.15em;margin-top:3px}.header nav{display:flex;gap:28px;margin-left:auto;font-size:.875rem}.header nav a{text-decoration:none;white-space:nowrap}.header nav a:hover{color:var(--brand);text-decoration:underline}.hero{position:relative;display:grid;grid-template-columns:1fr 1.08fr;align-items:center;gap:55px;margin:0 auto;padding:74px max(48px,calc((100vw - 1260px)/2)) 65px;overflow:hidden}.hero-copy{position:relative;z-index:2}.hero .eyebrow{margin-bottom:24px;letter-spacing:.08em}.hero h1{font-family:var(--serif);font-size:clamp(2.65rem,4vw,4rem);font-weight:500;letter-spacing:.055em;color:var(--navy);line-height:1.5}.hero h1>span{font-size:.72em;display:block;margin-top:14px;line-height:1.75;letter-spacing:.03em}.hero-lead{margin-top:28px;font-size:1.05rem;font-weight:600;line-height:1.9}.hero-detail{color:var(--muted);margin-top:18px;font-size:1rem;line-height:1.9}.hero .button{margin-top:28px;font-size:.95rem;gap:20px}.hero-note{margin-top:14px;max-width:420px}.hero-photo{position:relative;margin:12px 24px 10px 0;isolation:isolate}.hero-photo:before{content:"";position:absolute;inset:-40px -50vw -40px 34%;background:var(--navy);z-index:-1}.hero-photo>img{width:100%;aspect-ratio:1/1.12;object-fit:cover;object-position:55% center}.hero-photo figcaption{padding:21px 25px;background:#fff;position:absolute;bottom:30px;left:-25px;min-width:285px;border-left:1px solid #ddd}.hero-photo figcaption span{display:block;font-size:.75rem;letter-spacing:.09em;color:var(--muted)}.hero-photo figcaption strong{font-family:Georgia,serif;font-size:1.9rem;font-weight:400;letter-spacing:.07em;color:var(--navy);display:block;margin:2px 0 4px}.photo-side{position:absolute;right:-29px;top:0;color:#daddea;font-size:.65rem;letter-spacing:.2em;writing-mode:vertical-rl}.proof-strip{width:min(1160px,calc(100% - 96px));margin:auto;display:grid;grid-template-columns:1fr 1.35fr 1.1fr;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:25px 0}.proof-strip>div{padding:0 28px;border-right:1px solid var(--line)}.proof-strip>div:first-child{padding-left:0}.proof-strip>div:last-child{border:0;padding-right:0}.proof-strip>div>span{display:block;font-size:.8125rem;color:var(--muted)}.proof-strip strong{display:block;font-family:Georgia,serif;font-weight:400;font-size:2.4rem;color:var(--navy);line-height:1.5}.proof-strip strong>small{font-family:inherit;font-size:1rem;color:var(--muted)}.proof-strip .proof-word{font-family:inherit;font-size:1.35rem;padding:8px 0 7px;letter-spacing:.025em}.proof-strip a{font-size:.8125rem}.proof-strip .proof-phone{font-size:1.6rem;color:var(--navy);display:block;padding:5px 0;text-decoration:none;white-space:nowrap}.proof-date{width:min(1160px,calc(100% - 96px));margin:11px auto 0;font-size:.75rem;color:var(--muted)}
/* Services index */
.split-heading{display:flex;justify-content:space-between;align-items:end;gap:50px}.split-heading>p,.section-lead{max-width:440px;color:var(--muted)}.service-overview{padding-top:78px}.service-menu{display:grid;grid-template-columns:repeat(4,minmax(0,1fr));border:1px solid var(--line)}.service-menu-item{padding:28px 23px;display:flex;flex-direction:column;text-decoration:none;border-right:1px solid var(--line);transition:background .2s}.service-menu-item:last-child{border:0}.service-menu-item:hover{background:var(--soft)}.service-menu-item .number{margin-bottom:27px}.menu-small{font-size:.8125rem;color:var(--muted)}.service-menu-item h3{font-size:1.2rem;margin:7px 0 13px;letter-spacing:.025em}.service-menu-item p{font-size:.875rem;color:var(--muted);line-height:1.9}.menu-link{font-size:.875rem;margin-top:27px;display:flex;justify-content:space-between;align-items:center;padding-top:17px;border-top:1px solid var(--line)}.menu-link i{font-style:normal}.service-menu-item.active{background:var(--navy);color:#fff}.service-menu-item.active .number{color:#ced2ed}.service-menu-item.active p,.service-menu-item.active .menu-small{color:#d0d4e4}.service-menu-item.active .menu-link{border-color:#454c72}.service-menu-item.active:hover{background:#222c60}
/* Permit offering */
.permit-wrap{background:var(--soft)}.support-grid{display:grid;grid-template-columns:repeat(3,1fr);border-top:1px solid var(--line);border-bottom:1px solid var(--line)}.support-card{padding:33px 28px 30px 0;margin-right:28px;border-right:1px solid var(--line);display:flex;flex-direction:column}.support-card:last-child{margin-right:0;border-right:0;padding-right:0}.support-card h3{font-size:1.2rem;margin:18px 0 17px}.support-card>p{color:var(--muted);flex:1}.role{border-top:1px solid var(--line);margin-top:25px;padding-top:18px;font-size:.8125rem;color:var(--muted)}.role strong{display:block;font-size:1rem;font-weight:500;color:var(--navy);margin-top:5px}.support-bottom{display:flex;align-items:center;justify-content:space-between;gap:35px;margin-top:30px}.support-bottom p{max-width:630px}.support-bottom .button{flex-shrink:0;font-size:.875rem}.reform{background:var(--navy);color:white}.reform-inner{display:grid;grid-template-columns:.86fr 1.14fr;gap:30px 70px;padding-top:66px;padding-bottom:34px}.reform h2{color:white;font-size:2.25rem}.reform-intro h2{margin-bottom:23px}.reform-intro>p:not(.eyebrow){color:#d2d6e7}.date-label{border:1px solid #626987;display:inline-block;padding:8px 15px;margin-top:24px;font-size:1rem}.reform-items>div{display:flex;gap:22px;border-bottom:1px solid #454d71;padding-bottom:22px;margin-bottom:22px}.reform-items>div:last-child{margin-bottom:0}.reform-items>div>span{font-family:Georgia,serif;font-size:1.5rem;color:#cbc7b3}.reform-items h3{font-size:1.125rem;margin-bottom:9px}.reform-items p{color:#d5d8e5;line-height:1.8}.reform-note{grid-column:1/-1;font-size:.8125rem;color:#c0c5d8;line-height:1.85}.reform-note a{color:white;display:inline-block;margin-left:8px}
/* Permit fees */
.fees-layout{display:grid;grid-template-columns:.85fr 1.15fr;gap:50px;align-items:start}.main-price{background:var(--soft);padding:36px;border-top:4px solid var(--brand)}.main-price>p:first-child{font-weight:600;font-size:1.125rem}.main-price>div{display:flex;align-items:baseline;gap:8px;line-height:1;margin:18px 0 15px;color:var(--brand)}.main-price>div>strong{font-family:Georgia,serif;font-size:6.5rem;font-weight:400}.main-price>div>span{font-size:1.8rem;font-weight:500}.main-price small{display:block;font-size:.875rem;font-weight:400;text-align:right;margin-top:12px}.tax-price{font-size:1rem;color:var(--muted)}.main-price hr{border:0;border-top:1px solid var(--line);margin:25px 0}.main-price .button{display:flex;margin-top:26px;padding:14px 16px;font-size:.875rem}.fee-list>div{display:flex;gap:25px;justify-content:space-between;border-bottom:1px solid var(--line);padding:21px 0}.fee-list>div:first-child{padding-top:0}.fee-list h3{font-size:1rem}.fee-list>div>div{flex:1}.fee-list>div>div>p{font-size:.875rem;color:var(--muted);margin-top:5px}.fee-list>div>p{font-size:1.1rem;text-align:right;white-space:nowrap}.fee-list>div>p>span{display:block;font-size:.875rem;color:var(--muted)}.fee-example{border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:24px 0;margin:36px 0 20px}.fee-example .eyebrow{margin-bottom:8px}.example-total{font-size:1.6rem;font-weight:600;color:var(--navy)}.example-total>span{font-size:1.1rem}.fee-example>p:last-child{font-size:.875rem;color:var(--muted)}.consult-strip{background:var(--navy);color:white}.consult-strip .section{padding-top:43px;padding-bottom:43px;display:flex;justify-content:space-between;gap:40px;align-items:center}.consult-strip h2{font-size:1.8rem;color:white;margin-bottom:12px}.consult-strip .eyebrow{margin-bottom:12px}.consult-strip p:not(.eyebrow){color:#cdd2e4}.consult-strip .button{flex-shrink:0}
/* Opening / Operations / Website */
.service-detail{display:grid;grid-template-columns:1fr 1fr;gap:80px;align-items:center;padding-top:106px;padding-bottom:106px}.service-visual{position:relative;align-self:start;margin-top:7px}.service-visual img{width:100%;aspect-ratio:1/.9;object-fit:cover}.service-visual>p{color:var(--muted);font-size:.8125rem;margin-top:13px}.image-note{margin-top:30px;padding-left:23px;border-left:1px solid var(--navy)}.image-note span{display:block;font-size:.75rem;letter-spacing:.14em;color:var(--muted)}.image-note strong{font-family:var(--serif);font-size:1.35rem;color:var(--navy);font-weight:500;display:block;margin-top:5px}.service-copy h2{margin-bottom:27px}.service-copy>p:not(.eyebrow){color:var(--muted)}.service-points{list-style:none;padding:0;margin:28px 0 0}.service-points li{border-top:1px solid var(--line);padding:11px 0 11px 21px;position:relative;font-size:.9375rem}.service-points li:last-child{border-bottom:1px solid var(--line)}.service-points li:before{content:"";width:5px;height:5px;background:var(--brand);position:absolute;left:0;top:24px}.service-copy>.small{margin-top:16px}.operation-wrap{background:var(--soft)}.operation-proof{position:relative}.operation-proof>img{width:100%;aspect-ratio:1.33;object-fit:cover}.review-panel{position:relative;margin:-30px -15px 0 35px;background:#fff;padding:24px 27px;border-left:2px solid var(--brand)}.review-panel>p:first-child{font-size:.875rem;color:var(--muted)}.review-panel>div{display:grid;grid-template-columns:1fr 1.5fr;margin:18px 0 14px;gap:20px}.review-panel>div>span{font-size:.8125rem;line-height:1.8}.review-panel strong{display:block;font-size:2.6rem;line-height:1.35;font-family:Georgia,serif;font-weight:400;color:var(--navy)}.review-panel strong small{font-size:1rem;color:var(--muted)}.review-panel>a{font-size:.875rem}.review-panel>.small{font-size:.75rem;margin-top:12px}.direct-booking{padding:40px 37px 30px;border:1px solid var(--line);background:#f8f9fc}.direct-booking .eyebrow{font-size:.8125rem;letter-spacing:.14em;margin-bottom:32px}.metric-label{font-size:1rem;color:var(--navy)}.main-metric{font-size:6.5rem;line-height:1.2;font-family:Georgia,serif;color:var(--navy);margin:12px 0 10px;font-weight:400;letter-spacing:-.045em}.main-metric span{font-family:var(--serif);font-size:2.1rem;letter-spacing:0;margin-left:10px}.metric-sub{font-size:1.1rem}.booking-bar{height:18px;background:#dedfe8;width:100%;margin:25px 0 11px}.booking-bar>span{display:block;height:100%;width:24.342105263%;background:var(--brand)}.bar-legend{font-size:.75rem;display:flex;justify-content:space-between;gap:10px;color:var(--muted)}.bar-legend>span:first-child{color:var(--brand)}.metric-note{font-size:.8125rem;color:var(--muted);border-top:1px solid var(--line);margin-top:29px;padding-top:20px;line-height:1.9}.example-link{display:block;color:var(--muted);font-size:.875rem;margin-top:18px}
/* Portfolio */
.facility-section{background:#f4f5f7}.featured-facility{display:grid;grid-template-columns:1.05fr .95fr;gap:54px;border-top:1px solid var(--line);padding:36px 0 47px}.featured-facility>img{width:100%;height:100%;max-height:550px;object-fit:cover}.featured-facility h3{font-family:Georgia,serif;font-size:2.5rem;font-weight:400;letter-spacing:.025em;color:var(--navy);line-height:1.25}.featured-facility .eyebrow{font-size:.75rem;margin-bottom:17px}.facility-subtitle{font-size:.8125rem;color:var(--muted);margin:8px 0 22px}.featured-facility>div>p:not(.eyebrow):not(.facility-subtitle){color:var(--muted)}.architecture-credit{font-size:.8125rem}.rating{display:flex;align-items:baseline;gap:5px;line-height:1.5;margin-top:18px;color:var(--navy)}.rating>span:first-child{font-size:.9375rem;color:var(--gold);margin-right:3px}.rating strong{font-family:Georgia,serif;font-size:1.65rem;font-weight:400}.rating>span:last-child{font-size:.8125rem;color:var(--muted)}.rating-categories{font-size:.8125rem;color:var(--muted);margin-top:5px}.featured-facility .text-link{font-size:.875rem;margin-top:15px}.event-link{margin-top:26px;padding-top:18px;border-top:1px solid var(--line);display:grid;grid-template-columns:1fr auto;gap:4px;text-decoration:none}.event-link>span:first-child{font-size:.75rem;letter-spacing:.12em;grid-column:1}.event-link>strong{font-weight:500;font-size:1rem;grid-column:1}.event-link>span:last-child{grid-column:2;grid-row:1/3;align-self:center;font-size:1.5rem}.facility-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:38px 27px}.facility-card{min-width:0}.facility-image{display:block;overflow:hidden}.facility-image img{width:100%;aspect-ratio:1.45;object-fit:cover;transition:transform .4s}.facility-image:hover img{transform:scale(1.035)}.facility-card-copy{padding:20px 0 23px;border-bottom:1px solid var(--line)}.facility-kind{font-size:.75rem;letter-spacing:.06em;color:var(--muted);margin-bottom:5px}.facility-card h3{font-family:Georgia,serif;font-size:1.5rem;font-weight:400;color:var(--navy)}.facility-card h3+p{font-size:.875rem;color:var(--muted);margin-top:7px;min-height:3.8em}.facility-card .text-link{font-size:.875rem;margin-top:15px}.facility-card .rating-categories{font-size:.75rem}.west-row{display:flex;align-items:center;justify-content:space-between;gap:28px;border-top:1px solid var(--line);border-bottom:1px solid var(--line);padding:22px 0;margin-top:34px}.west-row .eyebrow{display:block;font-size:.75rem;margin:0 0 5px;color:var(--muted)}.west-row h3{font-family:Georgia,serif;font-size:1.5rem;font-weight:400;color:var(--navy)}.west-row .text-link{font-size:.875rem;margin:0}.facility-footnote{font-size:.8125rem;margin-top:24px}.profile{display:grid;grid-template-columns:1fr 1fr;gap:75px}.profile h2{font-size:2.15rem}.profile-name{margin-top:35px;display:flex;align-items:center;gap:23px}.profile-name img{width:65px;height:65px}.profile-name h3{font-family:var(--serif);font-size:1.8rem;font-weight:500;letter-spacing:.12em;color:var(--navy);margin-bottom:8px}.profile-name p{font-size:.875rem;color:var(--muted);line-height:1.8}.profile-copy{color:var(--muted)}.profile-links{margin-top:26px;border-top:1px solid var(--line)}.profile-links>a{display:block;padding:15px 0;border-bottom:1px solid var(--line);font-size:.875rem;text-decoration:none}.profile-links span{display:block;color:var(--brand);font-size:.75rem;letter-spacing:.09em;line-height:1.6;margin-bottom:3px}
/* Process, questions, contact */
.flow{border-top:1px solid var(--line);padding-top:65px}.steps{margin:0;padding:0;list-style:none;display:grid;grid-template-columns:repeat(4,minmax(0,1fr));gap:28px}.steps li{border-top:1px solid #7e85a6;padding-top:20px}.steps li>span{font-family:Georgia,serif;font-size:1.8rem;color:var(--gold)}.steps h3{font-size:1.05rem;margin:14px 0 13px}.steps p{color:var(--muted)}.flow-note{font-size:.875rem;padding:21px 24px;background:var(--soft);margin-top:32px;color:var(--muted)}.flow-note strong{display:block;font-size:1rem;margin-bottom:7px;color:var(--navy)}.column-link{padding-top:0;padding-bottom:65px}.column-link>.eyebrow{display:block;margin-bottom:13px}.column-link>a{display:block;position:relative;background:var(--soft);padding:29px 65px 29px 30px;text-decoration:none;border-left:3px solid var(--brand)}.column-link h2{font-family:inherit;font-weight:500;font-size:1.2rem;letter-spacing:0}.column-link p{font-size:.9375rem;color:var(--muted);margin-top:7px}.column-link>a>span{position:absolute;right:30px;top:50%;transform:translateY(-50%);font-size:1.4rem}.faq-section{background:var(--soft)}.faq-layout{display:grid;grid-template-columns:.65fr 1.35fr;gap:60px;padding-top:70px;padding-bottom:70px}.faqs details{border-bottom:1px solid var(--line)}.faqs details:first-child{border-top:1px solid var(--line)}.faqs summary{display:flex;justify-content:space-between;align-items:center;gap:20px;cursor:pointer;list-style:none;padding:23px 0;font-size:1rem;font-weight:500}.faqs summary::-webkit-details-marker{display:none}.faqs summary span{font-size:1.4rem;font-weight:400;transition:transform .2s}.faqs details[open] summary span{transform:rotate(45deg)}.faqs details p{color:var(--muted);padding:0 24px 24px 0}.contact{text-align:center;padding-top:100px;padding-bottom:100px}.contact h2{font-size:clamp(2rem,3.25vw,3rem);margin-bottom:28px;line-height:1.65}.contact>p:not(.eyebrow){color:var(--muted)}.contact-actions{display:flex;justify-content:center;align-items:center;gap:46px;margin:35px 0}.contact-note{font-size:.875rem;max-width:720px;border-top:1px solid var(--line);padding-top:25px;margin:auto;color:var(--muted)}.contact-note strong{color:var(--navy)}.contact-note p{margin-top:10px}.contact-note p:last-child{font-size:.8125rem}footer{background:var(--navy);color:white;padding:44px max(48px,calc((100vw - 1160px)/2)) 25px}.footer-inner{display:flex;align-items:center;gap:30px;flex-wrap:wrap}.footer-inner .brand{color:#fff}.footer-inner .brand img{border:5px solid white;width:53px;height:53px}.footer-inner>p{color:#cbd0e0;font-size:.8125rem;max-width:285px}.footer-inner>div{margin-left:auto;display:flex;flex-direction:column;gap:7px;font-size:.8125rem}.footer-bottom{display:flex;justify-content:space-between;gap:15px;flex-wrap:wrap;padding-top:20px;margin-top:35px;border-top:1px solid #484e70;color:#bfc5d9;font-size:.75rem}.mobile-contact{display:none}
@media(min-width:1600px){.hero{max-width:1560px;padding-left:110px;padding-right:110px}.hero-photo>img{aspect-ratio:1.05}}
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@media(max-width:600px){html{scroll-padding-top:88px}.header{padding:11px 20px;min-height:76px;gap:10px}.brand{font-size:1.14rem;letter-spacing:.12em;gap:8px}.brand img{width:39px;height:43px}.brand small{font-size:.625rem;letter-spacing:.12em}.header>.button{font-size:.8125rem;min-height:43px;padding:10px 15px;gap:15px}.hero{display:block;padding:32px 0 28px;overflow:hidden}.hero-copy{padding:0 24px}.hero .eyebrow{font-size:.8125rem;margin-bottom:20px}.hero h1{font-size:clamp(2.6rem,8vw,3.3rem);line-height:1.48;letter-spacing:.03em}.hero h1>span{font-size:.66em;line-height:1.6;margin-top:15px}.mobile-break{display:none}.hero-lead{font-size:1rem;margin-top:23px}.hero-detail{font-size:1rem;margin-top:16px}.hero .button{font-size:.9375rem;margin-top:23px;padding:17px 13px;gap:14px;width:100%}.hero-note{font-size:.8125rem;margin-top:13px}.hero-photo{margin:39px 37px 24px 24px}.hero-photo>img{aspect-ratio:1.35;object-position:center}.hero-photo:before{inset:-18px -50vw -24px 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p{font-size:1rem}.flow-note{margin-top:7px;padding:19px}.column-link{padding-top:0;padding-bottom:50px}.column-link>a{padding:23px 43px 23px 20px}.column-link h2{font-size:1.05rem}.column-link p{font-size:.875rem}.column-link>a>span{right:18px}.faq-layout{display:block;padding-top:50px;padding-bottom:50px}.faq-layout .section-heading{margin-bottom:24px}.faqs summary{padding:21px 0;font-size:.9375rem}.faqs details p{padding-right:0;font-size:1rem}.contact{padding:62px 0}.contact h2{font-size:2rem;line-height:1.65;margin-bottom:25px}.contact>p:not(.eyebrow) br{display:none}.contact-actions{flex-direction:column;gap:23px;margin:28px 0}.contact-actions .button{width:100%;font-size:.9375rem;padding:19px 13px;gap:18px}.phone{font-size:1.65rem}.contact-note{font-size:.8125rem;text-align:left}.contact-note br{display:none}footer{padding:35px 24px 96px}.footer-inner{display:block}.footer-inner>p{margin:18px 0;max-width:none}.footer-inner>div{gap:9px}.footer-bottom{flex-direction:column;gap:7px;margin-top:26px}.mobile-contact{display:grid;grid-template-columns:1fr 1.65fr;position:fixed;bottom:0;left:0;right:0;background:#fff;border-top:1px solid var(--line);z-index:30;padding-bottom:env(safe-area-inset-bottom)}.mobile-contact a{display:flex;justify-content:center;align-items:center;text-decoration:none;min-height:59px;font-size:.875rem;font-weight:500;color:var(--brand)}.mobile-contact a:last-child{background:var(--brand);color:#fff}}
@media(max-width:360px){.brand{font-size:1rem}.brand img{width:33px;height:38px}.header{padding-left:16px;padding-right:16px}.header>.button{padding:10px 12px;gap:8px}.hero h1{font-size:2.5rem}.hero .button{font-size:.875rem}.service-menu-item{padding:19px 12px}.service-menu-item h3{font-size:.9375rem}.proof-strip .proof-word{font-size:.9375rem}.review-panel>div{grid-template-columns:1fr 1.3fr}.review-panel{padding:19px}.review-panel>div>span{font-size:.75rem}}
@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important}}

/* Plain-language service headings and clear professional responsibilities */
h2{font-family:inherit;font-weight:600;letter-spacing:.025em;line-height:1.55}
h4{margin:0;line-height:1.65}
.hero-detail strong{display:block;color:var(--navy);margin:.65em 0;font-weight:600}
.section-lead strong{color:var(--navy);font-weight:600}
.header nav{gap:clamp(16px,1.6vw,26px)}
.split-heading>div{min-width:0}
#support .section-heading>div:first-child{flex:1.05}
#support .section-lead{flex:1;min-width:0}
#support h2{font-size:clamp(1.75rem,2.8vw,2.5rem)}
.service-menu-item p{font-size:1rem}
.menu-small,.menu-link{font-size:.875rem}
.reform-inner{display:block;padding-top:64px;padding-bottom:40px}
.reform-intro h2{font-size:clamp(1.7rem,3vw,2.45rem);line-height:1.6;max-width:1080px;margin-bottom:22px}
.reform-intro>p:not(.eyebrow){max-width:950px;font-size:1rem}
.reform-date{display:flex;align-items:center;flex-wrap:wrap;gap:14px 22px;margin-top:24px}
.reform-date .date-label{margin:0;font-size:1rem;border-color:#959bb9}
.reform-date p{font-size:.875rem;color:#d5d8e5}
.reform-points{margin-top:40px}
.reform-points>h3{font-size:1.25rem;margin-bottom:23px}
.reform-items{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:28px}
.reform-items>div{display:block;margin:0;padding:22px 0 0;border-top:1px solid #737b9c;border-bottom:0}
.reform-items>div>span{display:block;margin-bottom:10px;color:#d8c59c}
.reform-items h4{font-size:1.125rem;margin-bottom:12px}
.reform-items p{font-size:1rem;line-height:1.95}
.reform-items strong{color:white;font-weight:600}
.reform-action{border-left:3px solid #d8c59c;padding:2px 0 2px 22px;margin:32px 0 24px;font-size:1rem;color:#d5d8e5}
.reform-action strong{display:block;color:#fff;margin-bottom:7px;font-weight:600}
.reform-note{font-size:.875rem;border-top:1px solid #596181;padding-top:22px}
.source-links{display:flex;gap:12px 26px;flex-wrap:wrap;margin-top:10px}
.source-links a{margin:0;font-size:.875rem}
.fees .section-heading{max-width:940px;margin-bottom:28px}
.fee-team{display:grid;grid-template-columns:repeat(2,minmax(0,1fr));margin:0;padding:24px 0;border-top:1px solid var(--line);border-bottom:1px solid var(--line);gap:28px}
.fee-team>div{min-width:0}
.fee-team dt{font-size:.875rem;color:var(--muted)}
.fee-team dd{margin:5px 0 0;font-size:1.25rem;font-weight:600;color:var(--navy)}
.fee-role-note{margin:20px 0 32px;font-size:1rem;color:var(--muted)}
.main-price .price-provider{font-size:1rem;color:var(--navy);margin-top:8px}
.fee-list>div>div>p{font-size:1rem}
.fee-list>div>p{white-space:normal;min-width:155px;flex-shrink:0}
.fee-list>div>p>strong{white-space:nowrap}
.fee-calculation{font-size:1rem}
.service-points li{font-size:1rem}
.flow .section-heading h2,.fees h2{font-size:clamp(1.8rem,3vw,2.55rem)}
.profile h2{font-size:clamp(1.75rem,2.6vw,2.15rem)}
.contact h2{font-size:clamp(1.75rem,3vw,2.7rem)}
.faqs summary{font-size:1rem;font-weight:600}
.service-menu-item,.service-copy,.support-card,.main-price,.fee-list,.steps li>div{min-width:0}
@media(max-width:1100px){.header nav{gap:14px}.header{gap:18px}.hero h1{font-size:clamp(2.25rem,4vw,3rem)}.service-menu-item{padding:24px 18px}}
@media(max-width:900px){.support-grid{grid-template-columns:1fr}.support-card{margin:0;padding:25px 0;border-right:0;border-bottom:1px solid var(--line)}.support-card:last-child{border-bottom:0;padding-bottom:25px}.support-card .role{margin-top:18px}.support-card h3{font-size:1.2rem}.reform-items{grid-template-columns:1fr;gap:25px}.reform-items>div{display:flex;gap:20px}.reform-items>div>span{flex-shrink:0;margin:0}.reform-items>div>div{min-width:0}.reform-items h4{margin-bottom:8px}.fees-layout{grid-template-columns:1fr}.fee-list{margin-top:5px}.main-price{max-width:none}.reform-intro h2 br{display:none}.reform-intro h2{max-width:760px}}
@media(max-width:600px){.hero h1{font-size:clamp(2.05rem,8vw,2.9rem);letter-spacing:.02em;line-height:1.55}.hero .hero-note{font-size:.875rem}.hero-photo figcaption span{font-size:.75rem}.photo-side{font-size:.75rem}.proof-date{font-size:.75rem}.section{padding-top:58px;padding-bottom:58px}.eyebrow,.menu-small,.menu-link{font-size:.875rem}.service-menu{grid-template-columns:1fr}.service-menu-item{padding:24px;border-right:0;border-bottom:1px solid var(--line)}.service-menu-item:nth-child(2){border-bottom:1px solid var(--line)}.service-menu-item .number{margin-bottom:12px}.service-menu-item h3{font-size:1.25rem}.menu-small,.service-menu-item p{min-height:0}.service-menu-item p{font-size:1rem}.service-menu-item p br{display:none}.menu-link{margin-top:18px}.split-heading>p,.reform-items p,.service-points li,.consult-strip p:not(.eyebrow){font-size:1rem}.reform-inner{padding-top:44px;padding-bottom:36px}.reform-intro h2{font-size:1.75rem}.reform-intro h2 br{display:none}.reform-points{margin-top:32px}.reform-points>h3{font-size:1.125rem}.reform-date{gap:12px}.reform-action{padding-left:16px}.fee-team{grid-template-columns:1fr;gap:20px}.fee-team>div+div{border-top:1px solid var(--line);padding-top:18px}.fee-team dd{font-size:1.2rem}.fee-role-note{margin-bottom:26px}.main-price{padding:24px}.fee-list>div{gap:12px}.fee-list>div>div{flex-basis:100%}.fee-list>div>p{width:100%;text-align:left;margin-left:0}.fee-list h3{font-size:1.125rem}.fee-list>div>p>span{font-size:.875rem}.bar-legend{font-size:.875rem;flex-wrap:wrap}.facility-kind,.role,.review-panel>div>span{font-size:.875rem}.service-copy h2{font-size:1.75rem}.contact h2{font-size:1.75rem}.column-link{padding-top:0}.contact-note,.contact-note p:last-child{font-size:.875rem}.footer-inner>div,.footer-inner>p{font-size:.875rem}.footer-bottom{font-size:.75rem}.brand small{font-size:.75rem}.header .brand{font-size:1rem}.header>.button{gap:9px;padding:10px 12px}.footer-inner>p{max-width:none}}
@media(max-width:360px){.hero-copy{padding-left:20px;padding-right:20px}.hero h1{font-size:2.05rem}.section{width:calc(100% - 40px)}.header{padding-left:14px;padding-right:14px}.header .brand{font-size:.9rem}.brand small{font-size:.75rem}.hero .button{font-size:.875rem}.button{gap:14px;padding-left:16px;padding-right:16px}.reform-intro h2{font-size:1.6rem}}

/* September 30: permit-focused content, fewer actions, readable typography. */
body{line-height:1.85}
.section{width:min(1240px,calc(100% - 64px));padding-top:76px;padding-bottom:76px}
.hero{grid-template-columns:1.12fr .95fr;gap:44px;padding:64px max(32px,calc((100vw - 1320px)/2)) 58px}
.hero h1{font-family:inherit;font-size:clamp(2.3rem,4vw,3.25rem);font-weight:700;letter-spacing:.01em;line-height:1.55}
.hero h1>.hero-title-phrase{display:inline-block;font-size:1em;white-space:nowrap;line-height:inherit;letter-spacing:inherit;margin:0}
.hero-lead{font-size:1.1rem;line-height:1.85}
.hero-detail{font-size:1rem;color:var(--ink)}
.hero-fee-link{display:inline-block;margin-left:20px;margin-top:24px;font-size:1rem;font-weight:600;color:var(--brand)}
.hero-note{font-size:.875rem}
.reform-inner{padding-top:60px;padding-bottom:40px}
.reform-intro h2{font-size:clamp(1.9rem,3vw,2.55rem);line-height:1.55}
.reform-points{margin-top:32px}
.reform-items{gap:24px}
.reform-items article{display:flex;flex-direction:column;padding:26px 24px;background:#222b54;border:1px solid #626d96;min-width:0}
.reform-number{font-family:Georgia,serif;font-size:1.6rem;line-height:1.2;color:#dfcca5;margin-bottom:18px}
.reform-items article h3{font-family:inherit;font-size:1.12rem;line-height:1.65;color:#fff;margin-bottom:15px;font-weight:700}
.reform-items article p{font-size:1rem;line-height:1.85;color:#f1f3fc;flex:1}
.reform-status{display:block;font-size:.875rem;font-weight:600;margin-top:20px;padding-top:15px;border-top:1px solid #7580a7;color:#dfcca5}
.reform-date{margin-top:24px}
.reform-date p{font-size:.875rem;color:#edf0fa}
.reform-action{margin:30px 0 24px;padding:2px 0 2px 22px;color:#f1f3fc;line-height:1.85}
.reform-action strong{font-size:1.12rem;margin-bottom:10px}
.reform-action p{font-size:1rem}
.reform-note{color:#e0e4f2;font-size:.875rem}
.switch-section{padding-top:64px;padding-bottom:64px}
.switch-section .section-heading{max-width:950px}
.switch-layout{display:grid;grid-template-columns:1fr 1fr;gap:40px;align-items:start}
.switch-table{width:100%;border-collapse:collapse;table-layout:fixed;font-size:1rem;line-height:1.8}
.switch-table caption{text-align:left;font-weight:600;margin-bottom:15px;color:var(--navy)}
.switch-table th,.switch-table td{padding:18px 14px;border:1px solid var(--line);text-align:left;vertical-align:top;overflow-wrap:anywhere}
.switch-table thead th{background:var(--navy);color:#fff;font-weight:600}
.switch-table tbody th{background:var(--soft);font-weight:600}
.switch-table td strong{color:var(--brand);font-size:1.35rem}
.management-option{padding:26px;background:var(--soft);border-left:3px solid var(--brand)}
.management-option .eyebrow{margin-bottom:12px}
.management-option h3{font-size:1.25rem;line-height:1.7;margin-bottom:17px;color:var(--navy)}
.management-option p:not(.eyebrow){font-size:1rem}
.management-option a{display:inline-block;margin-top:18px;font-size:.875rem;color:var(--brand)}
.switch-note{margin-top:26px;font-size:.875rem;line-height:1.9}
.support-bottom{margin-top:26px}
.support-bottom p{max-width:none;font-size:.875rem}
.steps{grid-template-columns:repeat(3,minmax(0,1fr));gap:32px}
.flow-note{margin-top:26px;line-height:1.9;font-size:.875rem}
.fees .section-heading{margin-bottom:30px}
.fees-layout{gap:44px}
.main-price{padding:32px}
.main-price>div>strong{font-size:6.2rem}
.fee-scope{margin-top:28px;padding-top:24px;border-top:1px solid var(--line);font-size:.875rem;line-height:1.9;color:var(--muted)}
.service-overview{padding-top:68px;padding-bottom:68px}
.service-detail{padding-top:80px;padding-bottom:80px;gap:56px}
.contact h2{font-size:clamp(1.8rem,3.2vw,2.65rem)}
.contact>p:not(.eyebrow){font-size:1rem;max-width:760px;margin-left:auto;margin-right:auto}
.contact-actions .button{min-width:320px}
.contact-note{text-align:left;max-width:760px;margin:32px auto 0}
.footer-inner>p{max-width:none}
footer{padding-bottom:35px}
@media(max-width:1100px){.header nav{display:none}.header>.button{margin-left:auto}.hero{gap:30px;padding-left:32px;padding-right:32px}.hero h1{font-size:clamp(2.15rem,3.9vw,2.8rem)}.split-heading{gap:30px}}
@media(max-width:900px){.hero{display:flex;flex-direction:column;align-items:stretch;padding:44px 0 50px;gap:38px}.hero-copy{padding:0 28px}.hero-photo{margin:0 48px 0 28px;max-width:680px}.hero-photo>img{aspect-ratio:1.5}.switch-layout{grid-template-columns:1fr;gap:28px}.reform-items{grid-template-columns:1fr}.reform-items article{padding:24px}.reform-number{margin-bottom:13px}.reform-items article h3{font-size:1.2rem}.fees-layout{grid-template-columns:1fr}.service-detail{gap:38px}}
@media(max-width:600px){:root{font-size:17px}.section{width:calc(100% - 40px);padding-top:54px;padding-bottom:54px}.header{min-height:80px;padding:13px 20px;gap:12px}.header>.button{font-size:.875rem;min-height:46px;padding:10px 14px;white-space:nowrap}.hero{padding-top:34px;padding-bottom:42px;gap:32px}.hero-copy{padding:0 20px}.hero h1{font-size:clamp(1.95rem,7.5vw,2.4rem);line-height:1.6}.hero .eyebrow{font-size:.875rem;margin-bottom:18px}.hero-lead{font-size:1.06rem;margin-top:22px}.hero-lead br{display:none}.hero .button{font-size:1rem}.hero-fee-link{margin-left:16px;margin-top:20px;font-size:.94rem}.hero-note{max-width:none;font-size:.875rem}.hero-photo{margin:0 40px 0 20px}.hero-photo figcaption{padding:14px 17px}.reform-inner{padding-top:44px;padding-bottom:36px}.reform-intro h2{font-size:1.85rem}.reform-items{gap:18px}.reform-action{padding-left:16px}.switch-table{font-size:.94rem}.switch-table th,.switch-table td{padding:15px 10px}.switch-table td strong{font-size:1.2rem}.management-option{padding:22px}.management-option h3{font-size:1.18rem}.steps{display:block}.fees-layout{display:block}.main-price{padding:26px}.main-price>div>strong{font-size:5.8rem}.main-price>div>span{font-size:1.8rem}.fee-list{margin-top:28px}.fee-list>div{display:flex;flex-wrap:wrap;padding:20px 0;gap:10px}.fee-list>div>div{flex-basis:100%}.fee-list>div>p{width:100%;text-align:left;font-size:1.15rem}.fee-list>div>p>span{font-size:.875rem}.service-detail{gap:30px}.contact-actions .button{min-width:0;width:100%;font-size:1rem}.contact-note{margin-top:28px}.phone{font-size:1.7rem}footer{padding:30px 20px 35px}}
@media(max-width:360px){.header{padding-left:14px;padding-right:14px}.header .brand{font-size:.875rem;letter-spacing:.12em;gap:8px}.brand img{width:34px;height:38px}.header>.button{padding:10px;font-size:.8125rem}.hero h1{font-size:1.8rem}.hero .button{padding:16px;font-size:.94rem}.hero-fee-link{margin-left:12px;font-size:.875rem}.reform-intro h2{font-size:1.65rem}}

/* Diagrams explain the relationships; text keeps the conditions readable. */
.reform-explanation-image{display:block;width:calc(100% + 48px);max-width:none;height:auto;flex-shrink:0;margin:-26px -24px 22px;background:#fff;border-bottom:1px solid #626d96}
.explanation-image{display:block;width:100%;height:auto;margin:0}
.stay-comparison{margin:0;background:#fff;border:1px solid var(--line);padding:18px 20px}
.stay-comparison .explanation-image{max-width:520px;margin:0 auto}
.stay-comparison figcaption{padding:14px 4px 4px;border-top:1px solid var(--line);font-size:.94rem;line-height:1.8;color:var(--navy)}
.management-explanation-image{width:100%;height:auto;max-width:520px;margin:20px auto 22px;border:1px solid var(--line);background:#fff}
.support-team-diagram,.permit-flow-diagram{margin:0}
.support-team-diagram{background:#fff;border:1px solid var(--line);padding:28px}
.support-team-diagram picture{display:block;max-width:1050px;margin:auto}
.support-team-diagram figcaption{margin-top:20px;padding-top:20px;border-top:1px solid var(--line);font-size:.94rem;line-height:1.85;color:var(--navy)}
.permit-flow-diagram picture{display:block;width:100%;max-width:1240px;margin:auto}
@media(max-width:900px){.reform-explanation-image{width:calc(100% + 48px);margin:-24px -24px 20px;max-height:280px;object-fit:contain}.support-team-diagram{padding:20px}}
@media(max-width:600px){.reform-explanation-image{max-height:none}.stay-comparison{padding:14px}.stay-comparison .explanation-image{width:calc(100% + 28px);max-width:none;margin:-14px -14px 0}.management-explanation-image{width:calc(100% + 44px);max-width:none;margin:18px -22px 22px}.support-team-diagram{padding:12px}.support-team-diagram picture{max-width:440px}.support-team-diagram figcaption{font-size:.94rem;margin-top:16px;padding-top:16px}.permit-flow-diagram picture{max-width:440px}}

/* Concrete headings and compact labels make the explanations easier to scan. */
.header{background:#fff}
.heading-phrase{display:inline-block;max-width:100%;vertical-align:top;white-space:nowrap}
.reform-intro .reform-summary{max-width:980px;color:#f1f3fc;line-height:1.85}
.reform-point-title{display:flex;align-items:flex-start;gap:12px;margin-bottom:16px}
.reform-point-title .reform-number{flex-shrink:0;font-size:1.4rem;line-height:1.4;margin:0}
.reform-items .reform-point-title h3{font-size:1.12rem;line-height:1.65;margin:0}
.switch-section .section-heading{max-width:1020px}
.switch-section .section-heading>p:last-child{max-width:950px;color:var(--ink)}
@media(max-width:600px){
  .reform-intro h2,#switch h2,#support h2,.flow .section-heading h2,.fees h2,.service-overview h2,.service-copy h2,.profile h2{font-size:1.6rem;line-height:1.6;letter-spacing:.01em}
  .section-heading{margin-bottom:30px}
  .reform-intro h2 br{display:block}
  .reform-point-title{gap:10px;margin-bottom:14px}
  .reform-items .reform-point-title h3{font-size:1.1rem;line-height:1.65}
  .reform-summary{font-size:1rem}
}

/* October 2026: benefit first, then the management option and a clear portrait. */
.switch-layout{grid-template-columns:1fr;gap:24px}
.switch-layout .stay-comparison{max-width:660px;width:100%;margin:0 auto}
.switch-layout .switch-note{margin:0;max-width:960px;font-size:1rem}
.management-option{display:grid;grid-template-columns:minmax(0,.9fr) minmax(0,1.1fr);column-gap:36px;align-items:start}
.management-option .eyebrow,.management-option h3{grid-column:1/-1}
.management-option .management-explanation-image{grid-column:1;grid-row:3/5;margin:0;max-width:520px}
.management-option p:not(.eyebrow),.management-option>a{grid-column:2}
.profile-name{align-items:center;gap:26px}
.profile-name .profile-portrait{width:150px;height:190px;flex-shrink:0;object-fit:cover;object-position:center 30%;border-radius:3px;background:#f4f4f4}
.profile-name h3{white-space:nowrap;font-family:inherit}
.profile-name p{font-size:.94rem}
.reform-action strong{display:block;font-size:1.3rem;line-height:1.65}
.reform-action p+p{margin-top:14px}
@media(max-width:600px){
 .management-option{display:block;padding:22px}
 .management-option .management-explanation-image{width:100%;margin:18px 0 22px}
 .profile-name{gap:18px;align-items:flex-start;flex-wrap:wrap}
 .profile-name .profile-portrait{width:128px;height:164px}
 .profile-name>div{flex:1 1 170px;padding-top:4px}
 .profile-name h3{font-size:1.6rem}
 .reform-action strong{font-size:1.15rem}
}

/* 2026-10-03: show the supplied ARCHITEKTON photo in full. */
.hero-photo>img{aspect-ratio:auto;object-fit:contain;object-position:center}
.hero-photo figcaption{position:relative;left:0;bottom:auto;width:100%;min-width:0;margin:0}
.featured-facility>img{height:auto;max-height:none;aspect-ratio:auto;object-fit:contain;align-self:start}