:root{
  --brown:#332E2E;
  --cream:#F2E0D1;
  --rust:#CA6113;
  --orange:#EB4A21;
  --amber:#F26E14;
  --white:#FFFFFF;
  --ink:#332E2E;
  --maxw:1300px;
}

*,*::before,*::after{box-sizing:border-box;}

html{-webkit-text-size-adjust:100%;}

body{
  margin:0;
  background:var(--cream);
  color:var(--ink);
  font-family:"Barlow",Helvetica,Arial,sans-serif;
  font-weight:500;
  font-size:19px;
  line-height:1.6;
  text-wrap:pretty;
}

img{max-width:100%;height:auto;display:block;}

a{color:#7A3A08;}
a:hover{color:#5E2C05;}
a:focus-visible,button:focus-visible,summary:focus-visible{
  outline:3px solid var(--amber);
  outline-offset:2px;
}

.skip-link{
  position:absolute;left:-9999px;top:0;z-index:100;
  background:var(--brown);color:#fff;padding:12px 18px;
  font-weight:800;text-decoration:none;
}
.skip-link:focus{left:0;}

/* ---------- header ---------- */
.topbar{
  position:sticky;top:0;z-index:50;
  background:var(--brown);
  border-bottom:2px solid var(--amber);
}
.topbar-inner{
  max-width:var(--maxw);
  margin:0 auto;
  padding:8px 16px;
  display:flex;
  flex-direction:column;
  align-items:center;
  gap:4px;
}
.brand{display:block;line-height:0;}
.brand img{width:240px;height:auto;}

.mainnav{width:100%;}
.nav-toggle{
  display:none;
  align-items:center;
  gap:10px;
  min-height:44px;
  padding:10px 14px;
  margin:0 auto;
  background:transparent;
  border:1px solid rgba(255,255,255,.35);
  border-radius:4px;
  color:#fff;
  font:800 17px/1 "Barlow",Helvetica,Arial,sans-serif;
  letter-spacing:.04em;
  text-transform:uppercase;
  cursor:pointer;
}
.nav-bars{display:grid;gap:4px;}
.nav-bars i{display:block;width:22px;height:2px;background:#fff;}

.nav-list{
  list-style:none;
  margin:0;padding:0;
  display:flex;
  flex-wrap:wrap;
  justify-content:center;
  gap:2px;
}
.nav-list a{
  display:flex;
  align-items:center;
  min-height:44px;
  padding:10px 15px;
  color:#fff;
  font-weight:500;
  font-size:16px;
  letter-spacing:.06em;
  text-transform:uppercase;
  text-decoration:none;
}
.nav-list a:hover,.nav-list a:focus-visible{background:var(--orange);color:#fff;}
.nav-list a.is-current{background:var(--amber);color:#231F1F;font-weight:800;}

@media (max-width:1024px){
  .nav-toggle{display:flex;}
  .nav-list{display:none;flex-direction:column;flex-wrap:nowrap;gap:0;padding:6px 0 2px;}
  .nav-list.is-open{display:flex;}
  .nav-list a{justify-content:center;}
}

/* ---------- hero ---------- */
.hero{
  position:relative;
  background-color:var(--brown);
  background-position:center center;
  background-size:cover;
  background-repeat:no-repeat;
  text-align:center;
}
.hero-overlay{position:absolute;inset:0;background:#000;opacity:.6;}
.hero-inner{
  position:relative;
  max-width:1100px;
  margin:0 auto;
  padding:170px 20px 190px;
}
.hero-eyebrow{
  margin:0 0 6px;
  color:#fff;
  font-family:"Dancing Script",cursive;
  font-size:34px;
  line-height:1.2;
  text-shadow:4px 4px 6px rgba(0,0,0,.9);
}
.hero h1{
  margin:0;
  color:#fff;
  font-family:"Barlow",Helvetica,Arial,sans-serif;
  font-weight:800;
  font-size:clamp(32px,5vw,48px);
  line-height:1.15;
  text-shadow:6px 6px 6px rgba(0,0,0,1);
}
.hero h1.script{
  font-family:"Dancing Script",cursive;
  font-weight:700;
  font-size:clamp(34px,5.4vw,54px);
  line-height:1.25;
}
.hero-divider{
  position:absolute;left:0;bottom:0;width:100%;height:100px;
  line-height:0;overflow:hidden;transform:scale(-1,-1.01);
}
.hero-divider svg{display:block;width:100%;height:100%;}
.hero-divider path{fill:var(--rust);}

@media (max-width:767px){
  .hero-inner{padding:110px 18px 130px;}
  .hero-divider{height:60px;}
}

/* ---------- main ---------- */
.main{position:relative;background:var(--cream);}
.main-divider{
  position:absolute;top:0;left:0;width:100%;height:50px;line-height:0;overflow:hidden;
}
.main-divider svg{display:block;width:100%;height:100%;}
.main-divider path{fill:var(--rust);}

.wrap{
  max-width:1160px;
  margin:0 auto;
  padding:90px 20px 80px;
}
.wrap.narrow{max-width:900px;}

h2.section{
  margin:0 0 6px;
  font-weight:800;
  font-size:clamp(26px,3.2vw,31px);
  line-height:1.25;
  color:var(--ink);
}
h2.section .accent{color:#A64E0C;}
h3{font-weight:800;font-size:22px;margin:0 0 8px;}

p{margin:0 0 20px;}
.lead{font-size:20px;}

/* ---------- side-rule callout ---------- */
.callout{
  border-left:6px solid var(--rust);
  background:rgba(255,255,255,.62);
  padding:20px 24px;
  margin:0 0 28px;
}
.callout > :last-child{margin-bottom:0;}
.callout-title{
  margin:0 0 6px;
  font-family:"Dancing Script",cursive;
  font-weight:700;
  font-size:29px;
  line-height:1.2;
  color:#8F4310;
}
h3.callout-title{font-size:29px;}
.callout.dark{
  background:var(--brown);
  border-left-color:var(--amber);
  color:#fff;
}
.callout.dark a{color:#fff;}
.callout.dark .callout-title{color:#FFD2A8;}

/* ---------- home intro (overlapping panel) ---------- */
.intro{
  display:grid;
  grid-template-columns:minmax(0,1.45fr) minmax(0,1fr);
  align-items:center;
}
.intro-media{grid-column:1;grid-row:1;margin-left:calc(50% - 50vw);}
.intro img{width:100%;display:block;}
.intro-panel{
  grid-column:2;grid-row:1;
  margin-left:-30%;
  align-self:end;
  margin-bottom:8%;
  background:var(--brown);
  color:#fff;
  padding:34px 40px;
  box-shadow:0 10px 28px rgba(0,0,0,.22);
  position:relative;
  z-index:1;
}
.intro-panel h2,
.intro-panel .panel-title{
  margin:0 0 10px;
  font-family:"Dancing Script",cursive;
  font-weight:700;
  font-size:32px;
  line-height:1.15;
  color:#fff;
}
.intro-panel p{margin:0 0 18px;font-size:17px;line-height:1.55;}
.intro-panel .panel-title{margin-top:26px;}
.intro-panel a{color:#FFD2A8;}
.intro-panel a:hover{color:#fff;}
.intro-panel .btn-row{margin:22px 0 0;}
@media (max-width:900px){
  .intro{grid-template-columns:1fr;}
  .intro-media{grid-row:1;margin-left:calc(50% - 50vw);margin-right:calc(50% - 50vw);}
  .intro-panel{grid-column:1;grid-row:2;margin:-40px 16px 0;padding:26px 24px;}
}

/* ---------- skyline band above footer ---------- */
.footer-skyline{
  background:var(--cream);
  line-height:0;
}
.footer-skyline .skyline-band{
  width:100%;
  aspect-ratio:2000/530;
  background:#C9B2A0;
  -webkit-mask:url('../images/ftbktrn.png') center bottom / 100% 100% no-repeat;
  mask:url('../images/ftbktrn.png') center bottom / 100% 100% no-repeat;
}
@media (max-width:600px){
  .footer-skyline .skyline-band{aspect-ratio:2000/700;}
}

/* ---------- lists ---------- */
.doc-list{list-style:none;margin:0 0 8px;padding:0;display:grid;gap:2px;}
.doc-list li{margin:0;}
.doc-list a{
  display:block;
  padding:12px 16px;
  border-left:5px solid var(--rust);
  background:rgba(255,255,255,.62);
  color:#231F1F;
  text-decoration:underline;
  text-underline-offset:3px;
  min-height:44px;
}
.doc-list a:hover,.doc-list a:focus-visible{background:#fff;color:#000;}

.minutes-list{list-style:none;margin:0;padding:0;display:grid;gap:0;}
.minutes-list li{
  display:grid;
  grid-template-columns:minmax(0,220px) auto;
  justify-content:start;
  align-items:center;
  gap:16px;
  min-height:52px;
  padding:6px 0;
  border-bottom:1px solid rgba(51,46,46,.18);
}
.minutes-list li:last-child{border-bottom:0;}
.minutes-list li > span{font-weight:800;}
.minutes-list a{
  display:inline-flex;align-items:center;
  min-height:44px;padding:0 4px;
  white-space:nowrap;
  text-underline-offset:3px;
}
@media (max-width:520px){
  .minutes-list li{grid-template-columns:1fr;gap:0;padding:10px 0;}
}

/* ---------- cards ---------- */
.cards{
  display:grid;
  grid-template-columns:repeat(auto-fit,minmax(250px,1fr));
  gap:18px;
  margin:0 0 44px;
}
.card{
  background:var(--brown);
  color:#fff;
  border-radius:3px;
  border-left:6px solid var(--amber);
  box-shadow:0 4px 8px rgba(0,0,0,.2);
  padding:20px;
  text-align:left;
}
.card h3{margin:0 0 2px;font-weight:800;font-size:23px;color:#fff;}
.card .role{margin:0 0 12px;font-size:16px;color:#F3D9C4;letter-spacing:.04em;text-transform:uppercase;}
.card p{margin:0 0 6px;font-size:16px;}
.card a{color:#fff;text-decoration:none;border-bottom:1px solid rgba(255,255,255,.45);}
.card a:hover{color:#fff;border-bottom-color:#fff;}
.card .term{margin:8px 0 0;font-size:15px;color:#EBD3BE;}

.contact-card{max-width:420px;}

/* ---------- accordion ---------- */
.acc{display:grid;gap:10px;margin:0;}
.acc details{
  background:rgba(255,255,255,.62);
  border-left:6px solid var(--rust);
}
.acc summary{
  display:flex;
  align-items:center;
  gap:12px;
  min-height:56px;
  padding:14px 18px;
  font-weight:800;
  font-size:19px;
  letter-spacing:.04em;
  text-transform:uppercase;
  cursor:pointer;
  list-style:none;
}
.acc summary::-webkit-details-marker{display:none;}
.acc summary::after{
  content:"";
  margin-left:auto;
  width:12px;height:12px;
  border-right:3px solid var(--rust);
  border-bottom:3px solid var(--rust);
  transform:rotate(45deg);
  transition:transform .15s linear;
}
.acc details[open] summary::after{transform:rotate(225deg);}
.acc .acc-body{padding:0 18px 16px;}

/* ---------- footer ---------- */
.footer{background:var(--brown);color:#fff;border-top:2px solid var(--amber);}
.footer-inner{
  max-width:1400px;margin:0 auto;
  padding:40px 20px 24px;
  display:grid;
  grid-template-columns:repeat(auto-fit,minmax(240px,1fr));
  gap:28px;
}
.footer-head{
  margin:0 0 10px;
  font-size:19px;font-weight:800;
  letter-spacing:.05em;text-transform:uppercase;
  color:#F9D9BC;
}
.footer p{margin:0 0 14px;line-height:1.7;}
.footer a{color:#fff;text-decoration:none;border-bottom:1px solid transparent;}
.footer a:hover,.footer a:focus-visible{border-bottom-color:#fff;color:#fff;}
.footer-links{list-style:disc;margin:0;padding-left:22px;}
.footer-links li{margin:0 0 6px;}
.footer-base{
  max-width:1400px;margin:0 auto;
  padding:0 20px 34px;
  font-size:16px;
}
.footer-base p{margin:0 0 4px;}

@media print{
  .topbar,.hero-divider,.main-divider{display:none;}
  body{background:#fff;color:#000;}
}

/* ---------- buttons ---------- */
.btn-row{display:flex;flex-wrap:wrap;gap:14px;margin:0 0 20px;}
.btn{
  display:inline-flex;align-items:center;gap:10px;
  min-height:48px;padding:12px 24px;
  background:#8F4310;color:#fff;
  font-weight:800;font-size:17px;letter-spacing:.06em;text-transform:uppercase;
  text-decoration:none;border-radius:3px;
}
.btn:hover,.btn:focus-visible{background:#6E320A;color:#fff;}
.btn.secondary{background:transparent;color:#6E320A;box-shadow:inset 0 0 0 2px #8F4310;}
.btn.secondary:hover,.btn.secondary:focus-visible{background:#8F4310;color:#fff;}

/* ---------- two-column content ---------- */
.zoning-layout,.two-col{
  display:grid;
  grid-template-columns:minmax(0,1.6fr) minmax(0,1fr);
  gap:36px;
  align-items:start;
}
.two-col.even{grid-template-columns:repeat(auto-fit,minmax(320px,1fr));}
@media (max-width:900px){.zoning-layout,.two-col{grid-template-columns:1fr;gap:24px;}}

.sr-pdf{
  position:absolute;width:1px;height:1px;padding:0;margin:-1px;
  overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap;border:0;
}

.rule-list{list-style:none;margin:0 0 20px;padding:0;counter-reset:r;display:grid;gap:10px;}
.rule-list li{
  position:relative;padding:0 0 0 40px;counter-increment:r;
}
.rule-list li::before{
  content:counter(r);
  position:absolute;left:0;top:2px;
  width:28px;height:28px;border-radius:50%;
  background:#8F4310;color:#fff;
  font-weight:800;font-size:15px;
  display:flex;align-items:center;justify-content:center;
}
.plain-list{margin:0 0 20px;padding-left:24px;}
.plain-list li{margin:0 0 8px;}
.fig{margin:0;}
.fig img{width:100%;border:6px solid #fff;box-shadow:0 6px 18px rgba(0,0,0,.18);}
.fig figcaption{margin-top:10px;font-size:16px;color:#5A4A42;}