:root{
 --navy:#0b2c61; --navy-2:#0f4885; --text:#17355c; --muted:#5f7691; --line:#dbe8f3; --soft:#f5f9fc; --white:#ffffff; --cyan:#2a98d4; --shadow:0 14px 32px rgba(10,42,84,.08); --radius:18px; --max:1280px;
}
*{box-sizing:border-box} html{scroll-behavior:smooth} body{margin:0; font-family:Inter,ui-sans-serif,system-ui,-apple-system,"Segoe UI",sans-serif; color:var(--text); background:#f8fbfe; line-height:1.5; -webkit-font-smoothing:antialiased}
a{color:inherit;text-decoration:none} img{max-width:100%;display:block} button,input,textarea,select{font:inherit}
.container{width:min(calc(100% - 52px),var(--max));margin-inline:auto}
.skip-link{position:absolute;left:-9999px}.skip-link:focus{left:16px;top:16px;background:#fff;padding:10px 14px;z-index:999;border-radius:8px}
.topline{display:none}
.site-header{position:sticky;top:0;z-index:100;background:rgba(255,255,255,.88);backdrop-filter:blur(12px);border-bottom:1px solid rgba(219,232,243,.8)}
.nav-wrap{min-height:88px;display:flex;align-items:center;gap:24px}.brand{display:flex;align-items:center;flex:0 0 auto}.brand img{width:164px;height:74px;object-fit:contain}.brand-name{position:absolute;left:-9999px}
.nav{margin-left:auto;display:flex;align-items:center;gap:26px}.nav a{font-size:.93rem;font-weight:700;color:#27486f;position:relative}.nav a:not(.btn):after{content:"";position:absolute;left:0;right:100%;bottom:-10px;height:2px;background:var(--navy);transition:.2s}.nav a:hover:after,.nav a.active:after{right:0}.menu-btn{display:none;background:none;border:0;padding:8px;color:var(--navy)}.menu-btn svg{width:26px;height:26px}
.btn{display:inline-flex;align-items:center;justify-content:center;gap:8px;padding:14px 24px;border-radius:10px;border:1px solid transparent;font-weight:800;transition:.2s}.btn:hover{transform:translateY(-1px)}
.btn-primary{background:linear-gradient(135deg,#0a3a73,#0f5a98);color:#fff;box-shadow:0 12px 24px rgba(10,60,115,.18)}
.btn-secondary,.btn-light{background:#fff;color:var(--navy);border-color:#8faaca;box-shadow:0 8px 18px rgba(10,42,84,.06)}
.eyebrow{text-transform:uppercase;letter-spacing:.24em;font-size:.78rem;font-weight:900;color:#1b78bf;margin:0 0 12px}
.section{padding:44px 0}.section-head{text-align:center;max-width:840px;margin:0 auto 26px}.section-head.compact{margin-bottom:22px}.section-head.left-align{text-align:left;margin:0 0 22px}.section-head h2,.panel h2,.value-card h2,.cta h2,.content-card h2,.page-hero h1,.hero h1{margin:0;color:var(--navy);line-height:1.02;letter-spacing:-.04em}.accent-line{width:70px;height:4px;background:#48a7db;border-radius:999px;margin:10px auto 0}
.hero{position:relative;overflow:hidden;background:#eaf4fb;border-bottom:1px solid var(--line)}
.hero:before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(255,255,255,.95) 0%,rgba(255,255,255,.90) 32%,rgba(255,255,255,.48) 56%,rgba(255,255,255,.10) 100%), url('images/home-hero.webp') center center/cover no-repeat}
.hero:after{content:"";position:absolute;right:-1%;top:-1%;width:39%;height:102%;background:url('images/building-blueprint.webp') right center/contain no-repeat;opacity:.34;mix-blend-mode:multiply}
.hero-grid{position:relative;z-index:2;min-height:420px;display:grid;grid-template-columns:minmax(0,.88fr) minmax(380px,1.12fr);align-items:center;padding:24px 0 34px}
.hero-copy{max-width:650px}.hero h1{font-size:clamp(3.1rem,4.9vw,5.0rem);margin-bottom:16px;max-width:760px}.hero .lead{font-size:1.18rem;max-width:630px;color:#355576;margin:0 0 26px}.hero-actions{display:flex;gap:16px;flex-wrap:wrap}.hero-art{min-height:320px}
.proof-strip{background:#fff;border-bottom:1px solid var(--line);border-top:1px solid var(--line)}.proof-grid{display:grid;grid-template-columns:repeat(4,1fr)}.proof{display:flex;align-items:center;gap:18px;padding:18px 24px;border-right:1px solid var(--line)}.proof:last-child{border-right:0}.proof strong{display:block;font-size:1.02rem;color:var(--navy)}.proof span{display:block;color:var(--muted);font-size:.92rem}.proof-icon{width:42px;height:42px;position:relative;flex:0 0 42px;color:var(--navy)}
.proof-icon:before,.proof-icon:after{content:"";position:absolute;box-sizing:border-box}
.proof-icon.clock:before{inset:4px;border:3px solid currentColor;border-radius:50%}.proof-icon.clock:after{width:3px;height:13px;background:currentColor;left:21px;top:11px;box-shadow:5px 6px 0 -1px currentColor;transform-origin:bottom center}
.proof-icon.document:before{left:9px;top:6px;width:24px;height:30px;border:3px solid currentColor;border-radius:3px}.proof-icon.document:after{left:14px;top:15px;width:14px;height:3px;background:currentColor;box-shadow:0 6px 0 currentColor,0 12px 0 currentColor}
.proof-icon.mountain:before{left:2px;bottom:8px;width:38px;height:22px;border-left:3px solid currentColor;border-bottom:3px solid currentColor;transform:skewX(-38deg) rotate(-3deg)}.proof-icon.mountain:after{left:17px;bottom:9px;width:18px;height:18px;border-left:3px solid currentColor;border-bottom:3px solid currentColor;transform:skewX(-38deg) rotate(-6deg)}
.proof-icon.calendar:before{left:6px;top:8px;width:30px;height:26px;border:3px solid currentColor;border-radius:5px}.proof-icon.calendar:after{left:6px;top:14px;width:30px;height:3px;background:currentColor;box-shadow:7px -9px 0 -1px currentColor,19px -9px 0 -1px currentColor}
.section-services{padding-top:34px;padding-bottom:18px}.cards{display:grid;grid-template-columns:repeat(4,1fr);gap:18px}.card{background:#fff;border:1px solid var(--line);border-radius:14px;overflow:hidden;box-shadow:var(--shadow)}.card-visual{height:118px;background-position:center;background-size:cover;background-repeat:no-repeat;position:relative}.card-visual:after{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(255,255,255,0) 0%,rgba(12,48,96,.08) 100%)}
.card:nth-child(1) .card-visual{background-image:url('images/card-bare-land.webp')}.card:nth-child(2) .card-visual{background-image:url('images/card-townhouse.webp')}.card:nth-child(3) .card-visual{background-image:url('images/card-low-rise.webp')}.card:nth-child(4) .card-visual{background-image:linear-gradient(0deg,rgba(21,92,151,.20),rgba(21,92,151,.20)),url('images/card-mixed-use.webp')}
.card:nth-child(4) .card-visual:before{content:"";position:absolute;right:0;top:0;bottom:0;width:54%;background:url('images/building-blueprint.webp') right center/cover no-repeat;opacity:.26}
.card-body{padding:12px 14px 14px}.card h3{margin:0 0 6px;font-size:1.1rem;color:var(--navy)}.card p{margin:0;color:#55708a;font-size:.95rem;line-height:1.35}
.section-panels{padding-top:16px;padding-bottom:18px}.dual{display:grid;grid-template-columns:1fr 1fr;gap:18px}.panel,.value-card,.content-card,.contact-block,.mini,.timeline-item{background:#fff;border:1px solid var(--line);border-radius:16px;box-shadow:var(--shadow);position:relative;overflow:hidden}.panel{padding:32px 34px 28px;min-height:272px}.panel:after{content:"";position:absolute;width:220px;height:220px;border-radius:50%;background:rgba(173,217,242,.20);right:-84px;bottom:-110px}.panel.photo-left:before,.panel.photo-right:before{content:"";position:absolute;left:0;bottom:0;width:180px;height:140px;background-position:left bottom;background-size:cover;background-repeat:no-repeat;opacity:.92}.panel.photo-left:before{background-image:linear-gradient(90deg,rgba(255,255,255,.08),rgba(255,255,255,.70)),url('images/panel-left-photo.webp')}.panel.photo-right:before{left:auto;right:0;width:220px;background-image:linear-gradient(270deg,rgba(255,255,255,.08),rgba(255,255,255,.70)),url('images/panel-right-photo.webp')}
.panel h2{font-size:clamp(2.1rem,3vw,3rem);margin-bottom:14px;max-width:420px}.check-list{list-style:none;padding:0;margin:10px 0 0}.check-list li{position:relative;padding-left:34px;margin:12px 0;color:#365677;font-size:.98rem}.check-list li:before{content:"✓";position:absolute;left:0;top:.1em;width:22px;height:22px;border-radius:50%;display:grid;place-items:center;background:#1190d0;color:#fff;font-size:.78rem;font-weight:900}
.process-band{padding:20px 0 26px}.process-row{display:grid;align-items:start}.compact-process{grid-template-columns:1fr 32px 1fr 32px 1fr 32px 1fr;gap:0}.process-step{display:grid;grid-template-columns:46px 1fr;gap:12px;padding:8px 10px;background:transparent;border:none;box-shadow:none}.step-no{width:38px;height:38px;border-radius:50%;background:#dff0fb;color:var(--navy);display:grid;place-items:center;font-weight:900;font-size:1.05rem}.process-step h3{margin:0 0 6px;font-size:1.06rem;color:var(--navy)}.process-step p{margin:0;color:#55708a;font-size:.92rem;line-height:1.35}.process-arrow{display:grid;place-items:center;font-size:34px;color:#7ba0bf;line-height:1;padding-top:4px}
.section-bottom{padding-top:16px;padding-bottom:24px}.home-bottom-grid{grid-template-columns:1.03fr .97fr;gap:18px}.value-card{padding:24px 26px}.value-card h2{font-size:clamp(1.75rem,2.5vw,2.7rem);margin-bottom:12px}.value-card p{color:#55708a}.pricing-card .metric-row{display:grid;grid-template-columns:1fr 1fr;gap:18px;margin-top:18px}.metric{border-top:1px solid var(--line);padding-top:18px}.metric strong{display:block;font-size:2rem;color:var(--navy);margin-bottom:8px}
.deliverables-stack{display:grid;gap:14px}.deliverables-card{padding-bottom:16px}.deliverables-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px 20px}.deliverable{padding-top:8px;border-top:1px solid var(--line)}.deliverable h3{margin:0 0 6px;font-size:1.02rem;color:var(--navy)}.deliverable p{margin:0;font-size:.93rem;line-height:1.35}
.sample-banner{background:linear-gradient(135deg,#103a6b,#0b2959);color:#fff;border-radius:14px;padding:20px 22px;display:flex;align-items:flex-end;justify-content:space-between;gap:18px;position:relative;overflow:hidden;box-shadow:var(--shadow)}.sample-banner:before{content:"";position:absolute;inset:0;background:linear-gradient(180deg,rgba(5,25,53,.25),rgba(5,25,53,.35)),url('images/home-hero.webp') center/cover no-repeat;opacity:.30}.sample-banner>*{position:relative;z-index:2}.sample-banner h3{margin:0 0 8px;font-size:1.9rem}.sample-banner p{margin:0;max-width:560px;color:#e0ebf5}.eyebrow.light{color:#b8ddfb}
.cta{position:relative;overflow:hidden;background:#0b2f5e;color:#fff}.cta:before{content:"";position:absolute;inset:0;background:url('images/mountain-strip.svg') center bottom/cover no-repeat;opacity:.16}.cta-inner{position:relative;z-index:2;min-height:154px;display:flex;align-items:center;justify-content:space-between;gap:26px}.cta h2{font-size:2.1rem;color:#fff;margin-bottom:6px}.cta p{margin:0;color:#d9e7f4;font-size:1.05rem}
.footer{background:#fff;border-top:1px solid var(--line);padding:28px 0 18px}.footer-grid{display:grid;grid-template-columns:1.25fr .85fr .85fr 1.05fr;gap:30px;align-items:start}.footer-logo img{width:160px}.footer h4{color:var(--navy);margin:0 0 10px}.footer p{margin:.2rem 0;color:#58718d;font-size:.92rem}.footer a{display:block;margin:6px 0;color:#2f5176;font-size:.92rem}.footer-bottom{border-top:1px solid var(--line);margin-top:18px;padding-top:14px;display:flex;justify-content:space-between;gap:18px;color:#7591aa;font-size:.82rem}.mobile-cta{display:none}
.page-hero{position:relative;overflow:hidden;background:#eaf4fb;border-bottom:1px solid var(--line)}.page-hero:before{content:"";position:absolute;inset:0;background:linear-gradient(90deg,rgba(255,255,255,.95) 0%,rgba(255,255,255,.90) 36%,rgba(255,255,255,.46) 60%,rgba(255,255,255,.12) 100%),url('images/hero-services.webp') center center/cover no-repeat}.page-hero:after{content:"";position:absolute;right:-1%;top:-1%;width:34%;height:104%;background:url('images/building-blueprint.webp') right center/contain no-repeat;opacity:.28;mix-blend-mode:multiply}.services-page .page-hero:before{background:linear-gradient(90deg,rgba(255,255,255,.95) 0%,rgba(255,255,255,.90) 36%,rgba(255,255,255,.46) 60%,rgba(255,255,255,.12) 100%),url('images/hero-services.webp') center center/cover no-repeat}.process-page .page-hero:before{background:linear-gradient(90deg,rgba(255,255,255,.95) 0%,rgba(255,255,255,.90) 36%,rgba(255,255,255,.46) 60%,rgba(255,255,255,.12) 100%),url('images/hero-process.webp') center center/cover no-repeat}.why-us-page .page-hero:before{background:linear-gradient(90deg,rgba(255,255,255,.95) 0%,rgba(255,255,255,.90) 36%,rgba(255,255,255,.46) 60%,rgba(255,255,255,.12) 100%),url('images/hero-why-us.webp') center center/cover no-repeat}.resources-page .page-hero:before{background:linear-gradient(90deg,rgba(255,255,255,.95) 0%,rgba(255,255,255,.90) 36%,rgba(255,255,255,.46) 60%,rgba(255,255,255,.12) 100%),url('images/hero-resources.webp') center center/cover no-repeat}.proposal-page .page-hero:before{background:linear-gradient(90deg,rgba(255,255,255,.95) 0%,rgba(255,255,255,.90) 36%,rgba(255,255,255,.46) 60%,rgba(255,255,255,.12) 100%),url('images/hero-proposal.png') center center/cover no-repeat}.sample-report-page .page-hero:before{background:linear-gradient(90deg,rgba(255,255,255,.95) 0%,rgba(255,255,255,.90) 36%,rgba(255,255,255,.46) 60%,rgba(255,255,255,.12) 100%),url('images/hero-sample-report.png') center center/cover no-repeat}.contact-page .page-hero:before{background:linear-gradient(90deg,rgba(255,255,255,.95) 0%,rgba(255,255,255,.90) 36%,rgba(255,255,255,.46) 60%,rgba(255,255,255,.12) 100%),url('images/hero-contact.webp') center center/cover no-repeat}
.page-hero .container{position:relative;z-index:2;padding:54px 0 58px}.page-hero h1{font-size:clamp(2.7rem,4.2vw,4.4rem);max-width:820px}.page-hero .lead{font-size:1.12rem;max-width:680px;color:#355576;margin:12px 0 0}
.content-grid{display:grid;grid-template-columns:1.25fr .75fr;gap:24px}.content-card,.contact-block,.mini,.timeline-item{padding:28px}.content-card h3{font-size:1.2rem;margin:20px 0 7px;color:var(--navy)}.content-card p,.mini p,.timeline-item p,.contact-block p,.contact-lines a{color:#55708a}.icon-grid{display:grid;grid-template-columns:repeat(2,1fr);gap:18px}.mini h3{margin:0 0 8px;color:var(--navy)}.scope-note{background:#eef7fb;border:1px solid #cbe2ef;border-left:4px solid #2a98d4;padding:18px 20px;border-radius:10px;color:#31536e}.scope-note strong{color:var(--navy)}.timeline{display:grid;gap:14px}.timeline-item{display:grid;grid-template-columns:54px 1fr;gap:16px}.timeline-item h3{margin:0 0 5px;color:var(--navy)}.faq{display:grid;gap:12px}.faq details{background:#fff;border:1px solid var(--line);border-radius:12px;padding:0 20px;box-shadow:var(--shadow)}.faq summary{cursor:pointer;font-weight:800;padding:18px 0;color:var(--navy)}.faq details p{margin:0 0 18px;color:#55708a}.contact-layout{display:grid;grid-template-columns:.85fr 1.15fr;gap:26px}.contact-lines a{display:block;margin:10px 0}.form-grid{display:grid;grid-template-columns:1fr 1fr;gap:16px}.field{display:grid;gap:7px}.field.full{grid-column:1/-1}.field label{font-weight:750;color:#28415f}.field input,.field textarea,.field select{width:100%;border:1px solid #cbd9e4;border-radius:9px;padding:12px 13px;color:var(--text);background:#fff}.field textarea{min-height:130px;resize:vertical}.form-note,.subtle{font-size:.92rem;color:#6c8399}
@media(max-width:1100px){.cards{grid-template-columns:repeat(2,1fr)}.proof-grid{grid-template-columns:repeat(2,1fr)}.proof:nth-child(2){border-right:0}.proof:nth-child(-n+2){border-bottom:1px solid var(--line)}.dual,.home-bottom-grid,.content-grid,.contact-layout{grid-template-columns:1fr}.compact-process{grid-template-columns:1fr;gap:12px}.process-arrow{display:none}.footer-grid{grid-template-columns:repeat(2,1fr)}.sample-banner{flex-direction:column;align-items:flex-start}.hero-grid{grid-template-columns:1fr;min-height:420px}.hero-art{display:none}.hero:after,.page-hero:after{width:42%;opacity:.2}.deliverables-grid{grid-template-columns:1fr 1fr}}
@media(max-width:760px){.container{width:min(calc(100% - 28px),var(--max))}.nav-wrap{min-height:74px}.brand img{width:145px;height:64px}.menu-btn{display:block;margin-left:auto}.nav{display:none;position:absolute;top:74px;left:0;right:0;background:#fff;border-bottom:1px solid var(--line);padding:16px 20px 22px;flex-direction:column;align-items:stretch;gap:0;box-shadow:0 20px 30px rgba(8,42,82,.12)}.nav.open{display:flex}.nav a{padding:12px 4px}.nav .btn{margin-top:8px}.hero:before{background:linear-gradient(180deg,rgba(255,255,255,.94) 0%,rgba(255,255,255,.90) 55%,rgba(255,255,255,.45) 100%), url('images/home-hero.webp') 72% center/cover no-repeat}.hero:after,.page-hero:after{display:none}.hero-grid{min-height:480px;padding:36px 0 42px}.hero h1{font-size:clamp(2.5rem,11vw,3.7rem)}.hero .lead{font-size:1.04rem}.hero-actions .btn{width:100%}.proof-grid{grid-template-columns:1fr}.proof{border-right:0!important;border-bottom:1px solid var(--line)!important;padding:16px 0}.proof:last-child{border-bottom:0!important}.cards,.deliverables-grid,.form-grid,.icon-grid,.footer-grid,.metric-row{grid-template-columns:1fr}.panel,.value-card,.content-card,.contact-block,.mini,.timeline-item{padding:22px}.panel.photo-left:before,.panel.photo-right:before{opacity:.45;width:150px;height:120px}.page-hero .container{padding:42px 0 48px}.page-hero h1{font-size:clamp(2.25rem,10vw,3.5rem)}.footer-bottom{flex-direction:column}.cta-inner{padding:28px 0;min-height:0;align-items:flex-start;flex-direction:column}.mobile-cta{display:block;position:fixed;left:14px;right:14px;bottom:14px;z-index:80}.mobile-cta .btn{width:100%;box-shadow:0 10px 28px rgba(4,31,60,.3)}body{padding-bottom:78px}}
@media(prefers-reduced-motion:reduce){*{scroll-behavior:auto!important;transition:none!important}}


/* --- V9 fix: cleaner manager/council cards with large circular photo fades --- */
.panel{overflow:hidden;}
.panel > *{position:relative;z-index:2;}
.panel:after{display:none !important;}
.panel.photo-left,.panel.photo-right{min-height:380px;padding-bottom:34px;}
.panel.photo-left::before,.panel.photo-right::before{content:"";position:absolute;bottom:-1px;height:210px;width:320px;z-index:1;background-size:cover;background-repeat:no-repeat;opacity:.98;}
.panel.photo-left::before{left:-1px;background-image:linear-gradient(90deg,rgba(255,255,255,.00) 0%, rgba(255,255,255,.20) 26%, rgba(255,255,255,.62) 72%, rgba(255,255,255,.86) 100%), url('images/panel-left-photo.webp');background-position:left bottom;-webkit-mask-image:radial-gradient(circle at left bottom, black 0 54%, transparent 79%);mask-image:radial-gradient(circle at left bottom, black 0 54%, transparent 79%);}
.panel.photo-right::before{right:-1px;background-image:linear-gradient(270deg,rgba(255,255,255,.00) 0%, rgba(255,255,255,.20) 26%, rgba(255,255,255,.62) 72%, rgba(255,255,255,.86) 100%), url('images/panel-right-photo.webp');background-position:right bottom;-webkit-mask-image:radial-gradient(circle at right bottom, black 0 54%, transparent 79%);mask-image:radial-gradient(circle at right bottom, black 0 54%, transparent 79%);}
.panel h2{max-width:480px;}
.panel .check-list{margin-top:18px;}
.panel .check-list li{max-width:100%;}
/* make hero blueprint slightly quieter */
.hero:after{opacity:.22 !important;}
@media (max-width:1100px){
  .panel.photo-left::before,.panel.photo-right::before{width:270px;height:180px;}
  .panel.photo-left,.panel.photo-right{min-height:340px;}
}
@media (max-width:760px){
  .panel.photo-left,.panel.photo-right{min-height:auto;padding-bottom:26px;}
  .panel.photo-left::before,.panel.photo-right::before{width:210px;height:140px;opacity:.95;}
  .panel.photo-left::before{-webkit-mask-image:radial-gradient(circle at left bottom, black 0 58%, transparent 84%);mask-image:radial-gradient(circle at left bottom, black 0 58%, transparent 84%);}
  .panel.photo-right::before{-webkit-mask-image:radial-gradient(circle at right bottom, black 0 58%, transparent 84%);mask-image:radial-gradient(circle at right bottom, black 0 58%, transparent 84%);}
}


/* --- V10 panel redesign to match approved reference --- */
.panel{position:relative;isolation:isolate;overflow:hidden;}
.panel > *{position:relative;z-index:2;}
.panel.photo-left,.panel.photo-right{min-height:360px;padding:34px 38px 34px 38px;}
.panel.photo-left::before,.panel.photo-right::before{content:"";position:absolute;top:0;bottom:0;width:38%;z-index:0;background-size:cover;background-repeat:no-repeat;opacity:1;}
.panel.photo-left::before{left:0;background-image:url('images/panel-left-photo.webp');background-position:22% center;}
.panel.photo-right::before{right:0;background-image:url('images/panel-right-photo.webp');background-position:78% center;}
.panel.photo-left::after,.panel.photo-right::after{content:"";position:absolute;top:0;bottom:0;width:56%;z-index:1;pointer-events:none;}
.panel.photo-left::after{left:0;background:radial-gradient(120% 145% at -6% 100%, rgba(255,255,255,0) 0 34%, rgba(255,255,255,.72) 58%, rgba(255,255,255,.94) 76%, rgba(255,255,255,1) 90%);}
.panel.photo-right::after{right:0;background:radial-gradient(120% 145% at 106% 100%, rgba(255,255,255,0) 0 34%, rgba(255,255,255,.72) 58%, rgba(255,255,255,.94) 76%, rgba(255,255,255,1) 90%);}
.panel .check-list{margin-top:18px;}
.panel .check-list li{max-width:94%;}
/* restore subtle pale corner wash only on opposite side */
.panel.photo-left .eyebrow::after,.panel.photo-right .eyebrow::after{content:none;}
@media(max-width:1100px){
  .panel.photo-left,.panel.photo-right{min-height:340px;padding:30px 32px;}
  .panel.photo-left::before,.panel.photo-right::before{width:36%;}
  .panel.photo-left::after,.panel.photo-right::after{width:54%;}
}
@media(max-width:760px){
  .panel.photo-left,.panel.photo-right{min-height:auto;padding:26px 22px;}
  .panel.photo-left::before,.panel.photo-right::before{width:34%;}
  .panel.photo-left::after,.panel.photo-right::after{width:52%;}
  .panel .check-list li{max-width:100%;}
}


/* --- V11 definitive manager/council card fix --- */
.panel.photo-left,
.panel.photo-right{
  position:relative !important;
  isolation:isolate !important;
  overflow:hidden !important;
  min-height:350px !important;
  padding:34px 42px !important;
  background:#fff !important;
}
.panel.photo-left > *,
.panel.photo-right > *{
  position:relative !important;
  z-index:3 !important;
}
.panel.photo-left::before,
.panel.photo-right::before{
  content:"" !important;
  position:absolute !important;
  top:0 !important;
  bottom:0 !important;
  height:auto !important;
  width:38% !important;
  opacity:1 !important;
  z-index:0 !important;
  background-size:cover !important;
  background-repeat:no-repeat !important;
  -webkit-mask-image:none !important;
  mask-image:none !important;
  border-radius:0 !important;
}
.panel.photo-left::before{
  left:0 !important;
  right:auto !important;
  background-image:url('images/panel-left-photo.webp') !important;
  background-position:22% center !important;
}
.panel.photo-right::before{
  right:0 !important;
  left:auto !important;
  background-image:url('images/panel-right-photo.webp') !important;
  background-position:78% center !important;
}
.panel.photo-left::after,
.panel.photo-right::after{
  content:"" !important;
  display:block !important;
  position:absolute !important;
  top:0 !important;
  bottom:0 !important;
  height:auto !important;
  width:44% !important;
  z-index:2 !important;
  pointer-events:none !important;
  border-radius:0 !important;
}
.panel.photo-left::after{
  left:0 !important;
  right:auto !important;
  background:linear-gradient(90deg,
    rgba(255,255,255,.04) 0%,
    rgba(255,255,255,.16) 20%,
    rgba(255,255,255,.52) 44%,
    rgba(255,255,255,.86) 67%,
    rgba(255,255,255,.98) 84%,
    #fff 100%) !important;
}
.panel.photo-right::after{
  right:0 !important;
  left:auto !important;
  background:linear-gradient(270deg,
    rgba(255,255,255,.04) 0%,
    rgba(255,255,255,.16) 20%,
    rgba(255,255,255,.52) 44%,
    rgba(255,255,255,.86) 67%,
    rgba(255,255,255,.98) 84%,
    #fff 100%) !important;
}
.panel.photo-left .eyebrow,
.panel.photo-left h2,
.panel.photo-left .check-list{
  margin-left:7% !important;
}
.panel.photo-right .eyebrow,
.panel.photo-right h2,
.panel.photo-right .check-list{
  margin-right:7% !important;
}
.panel.photo-left h2,
.panel.photo-right h2{
  max-width:520px !important;
}
.panel.photo-left .check-list li,
.panel.photo-right .check-list li{
  max-width:100% !important;
}

@media(max-width:1100px){
  .panel.photo-left,
  .panel.photo-right{min-height:330px !important;padding:30px 34px !important;}
  .panel.photo-left::before,
  .panel.photo-right::before{width:36% !important;}
  .panel.photo-left::after,
  .panel.photo-right::after{width:44% !important;}
}
@media(max-width:760px){
  .panel.photo-left,
  .panel.photo-right{min-height:auto !important;padding:26px 22px 30px !important;}
  .panel.photo-left::before,
  .panel.photo-right::before{width:42% !important;opacity:.72 !important;}
  .panel.photo-left::after,
  .panel.photo-right::after{width:58% !important;}
  .panel.photo-left .eyebrow,
  .panel.photo-left h2,
  .panel.photo-left .check-list,
  .panel.photo-right .eyebrow,
  .panel.photo-right h2,
  .panel.photo-right .check-list{margin-left:0 !important;margin-right:0 !important;}
}


/* --- V12 top hero/banner refinement: quieter blueprint like approved mockup --- */
.hero:after{
  right:-6% !important;
  top:-2% !important;
  width:30% !important;
  height:104% !important;
  opacity:.14 !important;
  background-position:right center !important;
  background-size:contain !important;
  filter:saturate(.9);
}
.hero:before{
  background:linear-gradient(90deg,rgba(255,255,255,.95) 0%,rgba(255,255,255,.90) 33%,rgba(255,255,255,.56) 58%,rgba(255,255,255,.22) 78%,rgba(255,255,255,.08) 100%), url('images/home-hero.webp') center center/cover no-repeat !important;
}
.page-hero:after{
  right:-7% !important;
  top:-2% !important;
  width:28% !important;
  height:106% !important;
  opacity:.12 !important;
  background-position:right center !important;
  background-size:contain !important;
}
.page-hero:before{
  background:linear-gradient(90deg,rgba(255,255,255,.95) 0%,rgba(255,255,255,.90) 37%,rgba(255,255,255,.58) 61%,rgba(255,255,255,.24) 80%,rgba(255,255,255,.10) 100%),url('images/hero-services.webp') center center/cover no-repeat;
}
.services-page .page-hero:before{background:linear-gradient(90deg,rgba(255,255,255,.95) 0%,rgba(255,255,255,.90) 37%,rgba(255,255,255,.58) 61%,rgba(255,255,255,.24) 80%,rgba(255,255,255,.10) 100%),url('images/hero-services.webp') center center/cover no-repeat !important;}
.process-page .page-hero:before{background:linear-gradient(90deg,rgba(255,255,255,.95) 0%,rgba(255,255,255,.90) 37%,rgba(255,255,255,.58) 61%,rgba(255,255,255,.24) 80%,rgba(255,255,255,.10) 100%),url('images/hero-process.webp') center center/cover no-repeat !important;}
.why-us-page .page-hero:before{background:linear-gradient(90deg,rgba(255,255,255,.95) 0%,rgba(255,255,255,.90) 37%,rgba(255,255,255,.58) 61%,rgba(255,255,255,.24) 80%,rgba(255,255,255,.10) 100%),url('images/hero-why-us.webp') center center/cover no-repeat !important;}
.resources-page .page-hero:before{background:linear-gradient(90deg,rgba(255,255,255,.95) 0%,rgba(255,255,255,.90) 37%,rgba(255,255,255,.58) 61%,rgba(255,255,255,.24) 80%,rgba(255,255,255,.10) 100%),url('images/hero-resources.webp') center center/cover no-repeat !important;}
.proposal-page .page-hero:before{background:linear-gradient(90deg,rgba(255,255,255,.95) 0%,rgba(255,255,255,.90) 37%,rgba(255,255,255,.58) 61%,rgba(255,255,255,.24) 80%,rgba(255,255,255,.10) 100%),url('images/hero-proposal.png') center center/cover no-repeat !important;}
.sample-report-page .page-hero:before{background:linear-gradient(90deg,rgba(255,255,255,.95) 0%,rgba(255,255,255,.90) 37%,rgba(255,255,255,.58) 61%,rgba(255,255,255,.24) 80%,rgba(255,255,255,.10) 100%),url('images/hero-sample-report.png') center center/cover no-repeat !important;}
.contact-page .page-hero:before{background:linear-gradient(90deg,rgba(255,255,255,.95) 0%,rgba(255,255,255,.90) 37%,rgba(255,255,255,.58) 61%,rgba(255,255,255,.24) 80%,rgba(255,255,255,.10) 100%),url('images/hero-contact.webp') center center/cover no-repeat !important;}
@media(max-width:1100px){
  .hero:after,.page-hero:after{width:26% !important; opacity:.10 !important;}
}
@media(max-width:760px){
  .hero:after,.page-hero:after{display:none !important;}
}


/* --- V13 requested edits only --- */
.nav .btn.btn-primary, .nav .btn.btn-primary:visited, .nav .btn.btn-primary:hover{color:#ffffff !important;}
.section-panels .panel.photo-left, .section-panels .panel.photo-right{position:relative; overflow:hidden; min-height:360px; padding:34px 36px !important;}
.section-panels .panel.photo-left::before, .section-panels .panel.photo-right::before{content:"" !important; position:absolute !important; top:0 !important; bottom:0 !important; width:34% !important; height:auto !important; z-index:0 !important; opacity:1 !important; background-size:cover !important; background-repeat:no-repeat !important; -webkit-mask-image:none !important; mask-image:none !important; border-radius:0 !important;}
.section-panels .panel.photo-left::before{left:0 !important; right:auto !important; background-image:url('images/panel-left-photo.webp') !important; background-position:20% center !important;}
.section-panels .panel.photo-right::before{right:0 !important; left:auto !important; background-image:url('images/panel-right-photo.webp') !important; background-position:80% center !important;}
.section-panels .panel.photo-left::after, .section-panels .panel.photo-right::after{content:"" !important; position:absolute !important; top:0 !important; bottom:0 !important; width:52% !important; z-index:1 !important; display:block !important; pointer-events:none !important; border-radius:0 !important;}
.section-panels .panel.photo-left::after{left:0 !important; right:auto !important; background:radial-gradient(120% 120% at left center, rgba(255,255,255,0) 0 40%, rgba(255,255,255,.66) 58%, rgba(255,255,255,.90) 72%, rgba(255,255,255,1) 84%) !important;}
.section-panels .panel.photo-right::after{right:0 !important; left:auto !important; background:radial-gradient(120% 120% at right center, rgba(255,255,255,0) 0 40%, rgba(255,255,255,.66) 58%, rgba(255,255,255,.90) 72%, rgba(255,255,255,1) 84%) !important;}
.section-panels .panel.photo-left > *, .section-panels .panel.photo-right > *{position:relative; z-index:2;}
.section-panels .panel.photo-left > .eyebrow, .section-panels .panel.photo-left > h2, .section-panels .panel.photo-left > .check-list{margin-left:46px !important; max-width:68% !important;}
.section-panels .panel.photo-right > .eyebrow, .section-panels .panel.photo-right > h2, .section-panels .panel.photo-right > .check-list{margin-right:46px !important; max-width:68% !important;}
.section-panels .panel .check-list li{max-width:100% !important;}
@media(max-width:1100px){
  .section-panels .panel.photo-left::before, .section-panels .panel.photo-right::before{width:32% !important;}
  .section-panels .panel.photo-left::after, .section-panels .panel.photo-right::after{width:50% !important;}
  .section-panels .panel.photo-left > .eyebrow, .section-panels .panel.photo-left > h2, .section-panels .panel.photo-left > .check-list{margin-left:38px !important; max-width:70% !important;}
  .section-panels .panel.photo-right > .eyebrow, .section-panels .panel.photo-right > h2, .section-panels .panel.photo-right > .check-list{margin-right:38px !important; max-width:70% !important;}
}
@media(max-width:760px){
  .section-panels .panel.photo-left, .section-panels .panel.photo-right{min-height:auto; padding:26px 22px !important;}
  .section-panels .panel.photo-left::before, .section-panels .panel.photo-right::before{width:34% !important;}
  .section-panels .panel.photo-left::after, .section-panels .panel.photo-right::after{width:56% !important;}
  .section-panels .panel.photo-left > .eyebrow, .section-panels .panel.photo-left > h2, .section-panels .panel.photo-left > .check-list,
  .section-panels .panel.photo-right > .eyebrow, .section-panels .panel.photo-right > h2, .section-panels .panel.photo-right > .check-list{margin-left:0 !important; margin-right:0 !important; max-width:100% !important;}
}


/* --- V14 exact manager/council card composition from approved reference --- */
.section-panels .panel.photo-left,
.section-panels .panel.photo-right{
  position:relative !important;
  overflow:hidden !important;
  min-height:330px !important;
  padding-top:34px !important;
  padding-bottom:30px !important;
}

/* Full-height photos with smooth curved/radial transparency — no rectangular cut edge */
.section-panels .panel.photo-left::before,
.section-panels .panel.photo-right::before{
  content:"" !important;
  position:absolute !important;
  top:0 !important;
  bottom:0 !important;
  height:100% !important;
  width:46% !important;
  opacity:1 !important;
  z-index:0 !important;
  background-size:cover !important;
  background-repeat:no-repeat !important;
  border-radius:0 !important;
}
.section-panels .panel.photo-left::before{
  left:0 !important;
  right:auto !important;
  background-image:url('images/panel-left-photo.webp') !important;
  background-position:18% center !important;
  -webkit-mask-image:radial-gradient(ellipse 120% 115% at 0% 50%, #000 0 45%, rgba(0,0,0,.96) 53%, rgba(0,0,0,.72) 65%, rgba(0,0,0,.36) 76%, transparent 88%) !important;
  mask-image:radial-gradient(ellipse 120% 115% at 0% 50%, #000 0 45%, rgba(0,0,0,.96) 53%, rgba(0,0,0,.72) 65%, rgba(0,0,0,.36) 76%, transparent 88%) !important;
}
.section-panels .panel.photo-right::before{
  right:0 !important;
  left:auto !important;
  background-image:url('images/panel-right-photo.webp') !important;
  background-position:82% center !important;
  -webkit-mask-image:radial-gradient(ellipse 120% 115% at 100% 50%, #000 0 45%, rgba(0,0,0,.96) 53%, rgba(0,0,0,.72) 65%, rgba(0,0,0,.36) 76%, transparent 88%) !important;
  mask-image:radial-gradient(ellipse 120% 115% at 100% 50%, #000 0 45%, rgba(0,0,0,.96) 53%, rgba(0,0,0,.72) 65%, rgba(0,0,0,.36) 76%, transparent 88%) !important;
}

/* Kill prior overlay layers so only the photo mask creates the fade */
.section-panels .panel.photo-left::after,
.section-panels .panel.photo-right::after{
  content:none !important;
  display:none !important;
}

/* Put text wholly in the clean white area, matching the approved reference */
.section-panels .panel.photo-left{
  padding-left:34% !important;
  padding-right:32px !important;
}
.section-panels .panel.photo-right{
  padding-left:32px !important;
  padding-right:34% !important;
}
.section-panels .panel.photo-left > *,
.section-panels .panel.photo-right > *{
  position:relative !important;
  z-index:2 !important;
  margin-left:0 !important;
  margin-right:0 !important;
  max-width:none !important;
}
.section-panels .panel h2{
  max-width:none !important;
}
.section-panels .panel .check-list li{
  max-width:none !important;
}

@media(max-width:1100px){
  .section-panels .panel.photo-left{padding-left:30% !important;}
  .section-panels .panel.photo-right{padding-right:30% !important;}
  .section-panels .panel.photo-left::before,
  .section-panels .panel.photo-right::before{width:42% !important;}
}
@media(max-width:760px){
  .section-panels .panel.photo-left,
  .section-panels .panel.photo-right{
    padding:24px 22px 150px !important;
    min-height:auto !important;
  }
  .section-panels .panel.photo-left::before,
  .section-panels .panel.photo-right::before{
    top:auto !important;
    bottom:0 !important;
    width:100% !important;
    height:150px !important;
    -webkit-mask-image:linear-gradient(to top, #000 0 45%, transparent 100%) !important;
    mask-image:linear-gradient(to top, #000 0 45%, transparent 100%) !important;
  }
}


/* --- V16 stronger radial fade on manager/council cards --- */
.section-panels .panel.photo-left::after,
.section-panels .panel.photo-right::after{
  width:62% !important;
}
.section-panels .panel.photo-left::after{
  background:radial-gradient(128% 128% at left center,
    rgba(255,255,255,0) 0 26%,
    rgba(255,255,255,.82) 48%,
    rgba(255,255,255,.95) 60%,
    rgba(255,255,255,1) 72%) !important;
}
.section-panels .panel.photo-right::after{
  background:radial-gradient(128% 128% at right center,
    rgba(255,255,255,0) 0 26%,
    rgba(255,255,255,.82) 48%,
    rgba(255,255,255,.95) 60%,
    rgba(255,255,255,1) 72%) !important;
}
@media(max-width:1100px){
  .section-panels .panel.photo-left::after,
  .section-panels .panel.photo-right::after{width:60% !important;}
}
@media(max-width:760px){
  .section-panels .panel.photo-left::after,
  .section-panels .panel.photo-right::after{width:58% !important;}
}


/* --- V17 much stronger radial fade, larger white text area --- */
.section-panels .panel.photo-left::after,
.section-panels .panel.photo-right::after{
  width:76% !important;
}
.section-panels .panel.photo-left::after{
  background:radial-gradient(135% 135% at left center,
    rgba(255,255,255,0) 0 12%,
    rgba(255,255,255,.88) 24%,
    rgba(255,255,255,.97) 36%,
    rgba(255,255,255,1) 48%) !important;
}
.section-panels .panel.photo-right::after{
  background:radial-gradient(135% 135% at right center,
    rgba(255,255,255,0) 0 12%,
    rgba(255,255,255,.88) 24%,
    rgba(255,255,255,.97) 36%,
    rgba(255,255,255,1) 48%) !important;
}
.section-panels .panel.photo-left > .eyebrow,
.section-panels .panel.photo-left > h2,
.section-panels .panel.photo-left > .check-list{max-width:74% !important;}
.section-panels .panel.photo-right > .eyebrow,
.section-panels .panel.photo-right > h2,
.section-panels .panel.photo-right > .check-list{max-width:74% !important;}
@media(max-width:1100px){
  .section-panels .panel.photo-left::after,
  .section-panels .panel.photo-right::after{width:72% !important;}
  .section-panels .panel.photo-left > .eyebrow,
  .section-panels .panel.photo-left > h2,
  .section-panels .panel.photo-left > .check-list,
  .section-panels .panel.photo-right > .eyebrow,
  .section-panels .panel.photo-right > h2,
  .section-panels .panel.photo-right > .check-list{max-width:76% !important;}
}
@media(max-width:760px){
  .section-panels .panel.photo-left::after,
  .section-panels .panel.photo-right::after{width:68% !important;}
}


/* --- V18 ultra-strong circular fade requested by user --- */
.section-panels .panel.photo-left::before,
.section-panels .panel.photo-right::before{
  width:30% !important;
}

.section-panels .panel.photo-left::after,
.section-panels .panel.photo-right::after{
  width:92% !important;
}

.section-panels .panel.photo-left::after{
  background:
    radial-gradient(
      145% 145% at left center,
      rgba(255,255,255,0) 0 7%,
      rgba(255,255,255,.92) 14%,
      rgba(255,255,255,.985) 20%,
      rgba(255,255,255,1) 27%
    ) !important;
}

.section-panels .panel.photo-right::after{
  background:
    radial-gradient(
      145% 145% at right center,
      rgba(255,255,255,0) 0 7%,
      rgba(255,255,255,.92) 14%,
      rgba(255,255,255,.985) 20%,
      rgba(255,255,255,1) 27%
    ) !important;
}

.section-panels .panel.photo-left > .eyebrow,
.section-panels .panel.photo-left > h2,
.section-panels .panel.photo-left > .check-list,
.section-panels .panel.photo-right > .eyebrow,
.section-panels .panel.photo-right > h2,
.section-panels .panel.photo-right > .check-list{
  max-width:84% !important;
}

@media(max-width:1100px){
  .section-panels .panel.photo-left::before,
  .section-panels .panel.photo-right::before{
    width:28% !important;
  }
  .section-panels .panel.photo-left::after,
  .section-panels .panel.photo-right::after{
    width:90% !important;
  }
}

@media(max-width:760px){
  .section-panels .panel.photo-left::before,
  .section-panels .panel.photo-right::before{
    width:24% !important;
  }
  .section-panels .panel.photo-left::after,
  .section-panels .panel.photo-right::after{
    width:88% !important;
  }
}


/* --- V19: curved corner fades + better use of white text space --- */

/* Let the image itself fade in a soft ellipse pulled into the bottom corner.
   This removes the visible straight transition line. */
.section-panels .panel.photo-left::before,
.section-panels .panel.photo-right::before{
  top:0 !important;
  bottom:0 !important;
  height:auto !important;
  width:46% !important;
  opacity:1 !important;
  background-size:cover !important;
  background-repeat:no-repeat !important;
  border-radius:0 !important;
}

/* Left image: broad, gentle curve rising out of the bottom-left corner */
.section-panels .panel.photo-left::before{
  left:0 !important;
  right:auto !important;
  background-image:url('images/panel-left-photo.webp') !important;
  background-position:22% center !important;

  -webkit-mask-image:radial-gradient(
    ellipse 92% 122% at 0% 100%,
    rgba(0,0,0,1) 0%,
    rgba(0,0,0,.96) 24%,
    rgba(0,0,0,.78) 38%,
    rgba(0,0,0,.52) 50%,
    rgba(0,0,0,.28) 61%,
    rgba(0,0,0,.10) 70%,
    rgba(0,0,0,0) 78%
  ) !important;
  mask-image:radial-gradient(
    ellipse 92% 122% at 0% 100%,
    rgba(0,0,0,1) 0%,
    rgba(0,0,0,.96) 24%,
    rgba(0,0,0,.78) 38%,
    rgba(0,0,0,.52) 50%,
    rgba(0,0,0,.28) 61%,
    rgba(0,0,0,.10) 70%,
    rgba(0,0,0,0) 78%
  ) !important;
}

/* Right image: mirrored curve from the bottom-right corner */
.section-panels .panel.photo-right::before{
  right:0 !important;
  left:auto !important;
  background-image:url('images/panel-right-photo.webp') !important;
  background-position:78% center !important;

  -webkit-mask-image:radial-gradient(
    ellipse 92% 122% at 100% 100%,
    rgba(0,0,0,1) 0%,
    rgba(0,0,0,.96) 24%,
    rgba(0,0,0,.78) 38%,
    rgba(0,0,0,.52) 50%,
    rgba(0,0,0,.28) 61%,
    rgba(0,0,0,.10) 70%,
    rgba(0,0,0,0) 78%
  ) !important;
  mask-image:radial-gradient(
    ellipse 92% 122% at 100% 100%,
    rgba(0,0,0,1) 0%,
    rgba(0,0,0,.96) 24%,
    rgba(0,0,0,.78) 38%,
    rgba(0,0,0,.52) 50%,
    rgba(0,0,0,.28) 61%,
    rgba(0,0,0,.10) 70%,
    rgba(0,0,0,0) 78%
  ) !important;
}

/* Remove the separate white overlay so there is no straight-edged fade layer */
.section-panels .panel.photo-left::after,
.section-panels .panel.photo-right::after{
  display:none !important;
  content:none !important;
}

/* Use the new white area: pull the copy outward and give it more width */
.section-panels .panel.photo-left > .eyebrow,
.section-panels .panel.photo-left > h2,
.section-panels .panel.photo-left > .check-list{
  margin-left:82px !important;
  margin-right:0 !important;
  max-width:82% !important;
}

.section-panels .panel.photo-right > .eyebrow,
.section-panels .panel.photo-right > h2,
.section-panels .panel.photo-right > .check-list{
  margin-left:0 !important;
  margin-right:82px !important;
  max-width:82% !important;
}

.section-panels .panel .check-list li{
  max-width:100% !important;
}

@media(max-width:1100px){
  .section-panels .panel.photo-left::before,
  .section-panels .panel.photo-right::before{
    width:43% !important;
  }

  .section-panels .panel.photo-left > .eyebrow,
  .section-panels .panel.photo-left > h2,
  .section-panels .panel.photo-left > .check-list{
    margin-left:62px !important;
    max-width:84% !important;
  }

  .section-panels .panel.photo-right > .eyebrow,
  .section-panels .panel.photo-right > h2,
  .section-panels .panel.photo-right > .check-list{
    margin-right:62px !important;
    max-width:84% !important;
  }
}

@media(max-width:760px){
  .section-panels .panel.photo-left::before,
  .section-panels .panel.photo-right::before{
    width:40% !important;
  }

  .section-panels .panel.photo-left > .eyebrow,
  .section-panels .panel.photo-left > h2,
  .section-panels .panel.photo-left > .check-list,
  .section-panels .panel.photo-right > .eyebrow,
  .section-panels .panel.photo-right > h2,
  .section-panels .panel.photo-right > .check-list{
    margin-left:0 !important;
    margin-right:0 !important;
    max-width:100% !important;
  }
}


/* --- V20: pull text closer to the curved photo fade --- */
.section-panels .panel.photo-left > .eyebrow,
.section-panels .panel.photo-left > h2,
.section-panels .panel.photo-left > .check-list{
  margin-left:48px !important;
  margin-right:0 !important;
  max-width:88% !important;
}

.section-panels .panel.photo-right > .eyebrow,
.section-panels .panel.photo-right > h2,
.section-panels .panel.photo-right > .check-list{
  margin-left:0 !important;
  margin-right:48px !important;
  max-width:88% !important;
}

@media(max-width:1100px){
  .section-panels .panel.photo-left > .eyebrow,
  .section-panels .panel.photo-left > h2,
  .section-panels .panel.photo-left > .check-list{
    margin-left:38px !important;
    max-width:90% !important;
  }

  .section-panels .panel.photo-right > .eyebrow,
  .section-panels .panel.photo-right > h2,
  .section-panels .panel.photo-right > .check-list{
    margin-right:38px !important;
    max-width:90% !important;
  }
}


/* --- V21: use more of the available white space for card text --- */
.section-panels .panel.photo-left > .eyebrow,
.section-panels .panel.photo-left > h2,
.section-panels .panel.photo-left > .check-list{
  margin-left:20px !important;
  margin-right:0 !important;
  max-width:94% !important;
}

.section-panels .panel.photo-right > .eyebrow,
.section-panels .panel.photo-right > h2,
.section-panels .panel.photo-right > .check-list{
  margin-left:0 !important;
  margin-right:20px !important;
  max-width:94% !important;
}

@media(max-width:1100px){
  .section-panels .panel.photo-left > .eyebrow,
  .section-panels .panel.photo-left > h2,
  .section-panels .panel.photo-left > .check-list{
    margin-left:14px !important;
    max-width:95% !important;
  }

  .section-panels .panel.photo-right > .eyebrow,
  .section-panels .panel.photo-right > h2,
  .section-panels .panel.photo-right > .check-list{
    margin-right:14px !important;
    max-width:95% !important;
  }
}


/* --- V22: use nearly all available white space for card text --- */
.section-panels .panel.photo-left > .eyebrow,
.section-panels .panel.photo-left > h2,
.section-panels .panel.photo-left > .check-list{
  margin-left:0 !important;
  margin-right:0 !important;
  max-width:98% !important;
}

.section-panels .panel.photo-right > .eyebrow,
.section-panels .panel.photo-right > h2,
.section-panels .panel.photo-right > .check-list{
  margin-left:0 !important;
  margin-right:0 !important;
  max-width:98% !important;
}

@media(max-width:1100px){
  .section-panels .panel.photo-left > .eyebrow,
  .section-panels .panel.photo-left > h2,
  .section-panels .panel.photo-left > .check-list,
  .section-panels .panel.photo-right > .eyebrow,
  .section-panels .panel.photo-right > h2,
  .section-panels .panel.photo-right > .check-list{
    margin-left:0 !important;
    margin-right:0 !important;
    max-width:99% !important;
  }
}


/* --- V23: one small final nudge toward the image fade --- */
.section-panels .panel.photo-left > .eyebrow,
.section-panels .panel.photo-left > h2,
.section-panels .panel.photo-left > .check-list{
  max-width:100% !important;
  transform:translateX(-8px);
}

.section-panels .panel.photo-right > .eyebrow,
.section-panels .panel.photo-right > h2,
.section-panels .panel.photo-right > .check-list{
  max-width:100% !important;
  transform:translateX(8px);
}

@media(max-width:760px){
  .section-panels .panel.photo-left > .eyebrow,
  .section-panels .panel.photo-left > h2,
  .section-panels .panel.photo-left > .check-list,
  .section-panels .panel.photo-right > .eyebrow,
  .section-panels .panel.photo-right > h2,
  .section-panels .panel.photo-right > .check-list{
    transform:none;
  }
}


/* --- V24 proof-strip icon updates --- */
.proof-svg{
  width:42px;
  height:42px;
  flex:0 0 42px;
  color:var(--navy);
  display:block;
  overflow:visible;
}
.proof-svg.bc-outline{
  width:44px;
  height:44px;
  flex-basis:44px;
}

/* --- V25 improved BC outline icon --- */
.proof-svg.bc-outline{width:48px;height:42px;flex-basis:48px;}

/* --- V26 traced BC outline from supplied reference --- */
.proof-svg.bc-outline{width:48px;height:42px;flex-basis:48px;}


/* --- V27 secondary page hero system: unified style, page-specific artwork (homepage unchanged) --- */
.page-hero{
  --page-hero-image:url('images/hero-services.webp');
  --page-hero-position:center center;
  --page-hero-overlay:linear-gradient(90deg, rgba(255,255,255,.95) 0%, rgba(255,255,255,.91) 34%, rgba(255,255,255,.60) 57%, rgba(255,255,255,.22) 79%, rgba(255,255,255,.10) 100%);
  --page-blueprint-width:27%;
  --page-blueprint-right:-6%;
  --page-blueprint-opacity:.14;
}
.page-hero:before{
  background:var(--page-hero-overlay), var(--page-hero-image) var(--page-hero-position)/cover no-repeat !important;
}
.page-hero:after{
  right:var(--page-blueprint-right) !important;
  top:-2% !important;
  width:var(--page-blueprint-width) !important;
  height:106% !important;
  background:url('images/building-blueprint.webp') right center/contain no-repeat !important;
  opacity:var(--page-blueprint-opacity) !important;
}
/* Services: practical, property-focused */
.services-page .page-hero{
  --page-hero-image:url('images/hero-services.webp');
  --page-hero-position:center 46%;
  --page-blueprint-width:27%;
  --page-blueprint-opacity:.13;
}
/* Process: slightly more technical / structured */
.process-page .page-hero{
  --page-hero-image:url('images/hero-process.webp');
  --page-hero-position:center center;
  --page-blueprint-width:24%;
  --page-blueprint-right:-5%;
  --page-blueprint-opacity:.18;
  --page-hero-overlay:linear-gradient(90deg, rgba(255,255,255,.96) 0%, rgba(255,255,255,.93) 36%, rgba(255,255,255,.66) 60%, rgba(255,255,255,.28) 80%, rgba(255,255,255,.12) 100%);
}
/* Why Us: strongest real-property banner */
.why-us-page .page-hero{
  --page-hero-image:url('images/hero-why-us.webp');
  --page-hero-position:center 42%;
  --page-blueprint-width:25%;
  --page-blueprint-opacity:.12;
}
/* Resources: lighter, cleaner, information-oriented */
.resources-page .page-hero{
  --page-hero-image:url('images/hero-resources.webp');
  --page-hero-position:center 52%;
  --page-blueprint-width:23%;
  --page-blueprint-opacity:.10;
  --page-hero-overlay:linear-gradient(90deg, rgba(255,255,255,.97) 0%, rgba(255,255,255,.94) 39%, rgba(255,255,255,.72) 61%, rgba(255,255,255,.34) 81%, rgba(255,255,255,.15) 100%);
}
/* Contact: open and welcoming */
.contact-page .page-hero{
  --page-hero-image:url('images/hero-contact.webp');
  --page-hero-position:center 54%;
  --page-blueprint-width:22%;
  --page-blueprint-opacity:.10;
  --page-hero-overlay:linear-gradient(90deg, rgba(255,255,255,.96) 0%, rgba(255,255,255,.92) 36%, rgba(255,255,255,.64) 59%, rgba(255,255,255,.26) 80%, rgba(255,255,255,.11) 100%);
}
@media(max-width:1100px){
  .page-hero:after{width:23% !important;opacity:.10 !important;}
}


/* --- V29 SEO content pages --- */
.seo-page .page-hero .container{max-width:1180px}
.seo-intro{padding-bottom:16px}
.seo-grid{display:grid;grid-template-columns:1.25fr .75fr;gap:24px;align-items:start}
.seo-card,.seo-aside,.seo-link-card,.seo-region-card{
  background:#fff;border:1px solid var(--line);border-radius:16px;box-shadow:var(--shadow)
}
.seo-card,.seo-aside{padding:28px}
.seo-card h2,.seo-card h3,.seo-aside h2,.seo-aside h3,.seo-link-card h3,.seo-region-card h3{
  color:var(--navy);line-height:1.12
}
.seo-card h2{font-size:clamp(1.75rem,2.6vw,2.55rem);margin:0 0 14px}
.seo-card h3{font-size:1.28rem;margin:26px 0 9px}
.seo-card p,.seo-aside p,.seo-link-card p,.seo-region-card p{color:#55708a}
.seo-card ul{padding-left:1.2rem;color:#55708a}
.seo-card li{margin:.5rem 0}
.seo-aside{position:sticky;top:104px}
.seo-aside h3{margin-top:0}
.seo-quicklinks{display:grid;gap:9px;margin-top:14px}
.seo-quicklinks a{font-weight:760;color:var(--navy)}
.seo-callout{background:#eef7fb;border:1px solid #cbe2ef;border-left:4px solid #2a98d4;padding:18px 20px;border-radius:10px;color:#31536e;margin:22px 0}
.seo-callout strong{color:var(--navy)}
.seo-links-grid,.seo-region-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}
.seo-link-card,.seo-region-card{padding:22px}
.seo-link-card h3,.seo-region-card h3{margin:0 0 8px}
.seo-link-card a,.seo-region-card a{font-weight:800;color:var(--navy)}
.seo-meta-strip{display:flex;flex-wrap:wrap;gap:10px;margin-top:18px}
.seo-chip{background:#eef7fb;color:#174f79;border:1px solid #cbe2ef;border-radius:999px;padding:7px 11px;font-weight:750;font-size:.9rem}
.seo-source-note{font-size:.92rem;color:#6c8399;margin-top:20px}
.seo-source-note a{font-weight:750}
.seo-related{padding-top:14px}
.seo-related .seo-links-grid{grid-template-columns:repeat(3,1fr)}
.seo-page .faq{margin-top:12px}
@media(max-width:1100px){
  .seo-grid{grid-template-columns:1fr}
  .seo-aside{position:static}
  .seo-links-grid,.seo-region-grid,.seo-related .seo-links-grid{grid-template-columns:repeat(2,1fr)}
}
@media(max-width:760px){
  .seo-card,.seo-aside,.seo-link-card,.seo-region-card{padding:22px}
  .seo-links-grid,.seo-region-grid,.seo-related .seo-links-grid{grid-template-columns:1fr}
}


/* --- V30 regulatory/source notes and rural BC SEO page --- */
.seo-regulatory-note{
  margin-top:26px;
  padding:18px 20px;
  background:#f6f9fb;
  border:1px solid #dce7ee;
  border-left:4px solid #7aaac8;
  border-radius:10px;
  color:#536c82;
  font-size:.95rem;
}
.seo-regulatory-note strong{color:var(--navy)}
.seo-regulatory-note p{margin:8px 0 0}
.seo-primary-source{
  margin-top:12px !important;
  color:#526f87 !important;
}
.seo-primary-source a{font-weight:800}
.rural-coverage-list{
  display:grid;
  grid-template-columns:repeat(2,1fr);
  gap:10px 24px;
  padding-left:1.1rem;
}
@media(max-width:760px){
  .rural-coverage-list{grid-template-columns:1fr}
}


/* --- V32 performance-only build ---
   Approved V31 visual styling retained.
   Large raster assets are served as high-quality WebP and the stylesheet is versioned
   to prevent stale cached CSS from showing an older banner treatment. */


/* --- V34 secondary-page hero readability only ---
   Homepage hero is intentionally untouched.
   Secondary page banners now use the same responsive protection principle as the
   homepage: as the viewport narrows, the image is progressively softened behind
   the text while page-specific imagery, positioning, typography and layout remain. */

@media (max-width: 1280px){
  .page-hero{
    --page-hero-overlay:linear-gradient(90deg,
      rgba(255,255,255,.98) 0%,
      rgba(255,255,255,.96) 42%,
      rgba(255,255,255,.84) 65%,
      rgba(255,255,255,.46) 84%,
      rgba(255,255,255,.20) 100%) !important;
    --page-blueprint-opacity:.09 !important;
  }
  .page-hero h1{max-width:700px;}
  .page-hero .lead{max-width:590px;}
}

@media (max-width: 1100px){
  .page-hero{
    --page-hero-overlay:linear-gradient(90deg,
      rgba(255,255,255,.99) 0%,
      rgba(255,255,255,.98) 50%,
      rgba(255,255,255,.91) 70%,
      rgba(255,255,255,.62) 88%,
      rgba(255,255,255,.30) 100%) !important;
    --page-blueprint-opacity:.05 !important;
  }
  .page-hero h1{max-width:640px;}
  .page-hero .lead{max-width:540px;}
}

@media (max-width: 900px){
  .page-hero{
    --page-hero-overlay:linear-gradient(90deg,
      rgba(255,255,255,.995) 0%,
      rgba(255,255,255,.985) 58%,
      rgba(255,255,255,.94) 76%,
      rgba(255,255,255,.72) 91%,
      rgba(255,255,255,.42) 100%) !important;
    --page-blueprint-opacity:0 !important;
  }
  .page-hero h1{max-width:600px;}
  .page-hero .lead{max-width:510px;}
}

@media (max-width: 760px){
  .page-hero{
    --page-hero-overlay:linear-gradient(180deg,
      rgba(255,255,255,.99) 0%,
      rgba(255,255,255,.975) 52%,
      rgba(255,255,255,.90) 76%,
      rgba(255,255,255,.72) 100%) !important;
  }
  .page-hero h1,
  .page-hero .lead{max-width:100%;}
}


/* --- V35 secondary-page dual-direction hero fade ---
   Homepage hero remains untouched.
   Secondary page banners retain the approved images/layout, but combine:
   1) the existing left-to-right white protection behind headings, and
   2) a new bottom-up white fade behind the supporting paragraph.
   This avoids the mobile-only vertical fade replacing the horizontal protection. */

.page-hero{
  --page-hero-bottom-overlay:linear-gradient(0deg,
    rgba(255,255,255,.42) 0%,
    rgba(255,255,255,.22) 24%,
    rgba(255,255,255,.06) 52%,
    rgba(255,255,255,0) 72%);
}
.page-hero:before{
  background:
    var(--page-hero-bottom-overlay),
    var(--page-hero-overlay),
    var(--page-hero-image) var(--page-hero-position)/cover no-repeat !important;
}

@media (max-width:1280px){
  .page-hero{
    --page-hero-bottom-overlay:linear-gradient(0deg,
      rgba(255,255,255,.62) 0%,
      rgba(255,255,255,.40) 28%,
      rgba(255,255,255,.14) 56%,
      rgba(255,255,255,0) 76%);
  }
}

@media (max-width:1100px){
  .page-hero{
    --page-hero-bottom-overlay:linear-gradient(0deg,
      rgba(255,255,255,.82) 0%,
      rgba(255,255,255,.62) 32%,
      rgba(255,255,255,.26) 60%,
      rgba(255,255,255,.04) 82%);
  }
}

@media (max-width:900px){
  .page-hero{
    --page-hero-bottom-overlay:linear-gradient(0deg,
      rgba(255,255,255,.94) 0%,
      rgba(255,255,255,.78) 36%,
      rgba(255,255,255,.38) 66%,
      rgba(255,255,255,.08) 88%);
  }
}

/* On phones keep BOTH protections instead of switching to a vertical-only overlay. */
@media (max-width:760px){
  .page-hero{
    --page-hero-overlay:linear-gradient(90deg,
      rgba(255,255,255,.995) 0%,
      rgba(255,255,255,.985) 58%,
      rgba(255,255,255,.94) 76%,
      rgba(255,255,255,.72) 91%,
      rgba(255,255,255,.42) 100%) !important;
    --page-hero-bottom-overlay:linear-gradient(0deg,
      rgba(255,255,255,.97) 0%,
      rgba(255,255,255,.88) 40%,
      rgba(255,255,255,.56) 70%,
      rgba(255,255,255,.16) 94%);
  }
}


/* --- V36 EXTREME responsive fade for secondary page heroes ---
   Requested: dramatically more fade as the screen gets smaller.
   Homepage hero remains untouched.
   The secondary-page photo is intentionally allowed to become very faint on
   smaller screens so readability always takes priority. */

/* Large desktop: preserve the approved look. */
@media (min-width:1401px){
  .page-hero{
    --page-hero-bottom-overlay:linear-gradient(0deg,
      rgba(255,255,255,.36) 0%,
      rgba(255,255,255,.14) 26%,
      rgba(255,255,255,0) 58%);
  }
}

/* Typical desktop / large laptop */
@media (max-width:1400px){
  .page-hero{
    --page-hero-overlay:linear-gradient(90deg,
      rgba(255,255,255,.995) 0%,
      rgba(255,255,255,.985) 48%,
      rgba(255,255,255,.94) 66%,
      rgba(255,255,255,.72) 84%,
      rgba(255,255,255,.42) 100%) !important;
    --page-hero-bottom-overlay:linear-gradient(0deg,
      rgba(255,255,255,.86) 0%,
      rgba(255,255,255,.66) 34%,
      rgba(255,255,255,.30) 62%,
      rgba(255,255,255,.06) 86%);
  }
}

/* 14-inch laptop / smaller desktop */
@media (max-width:1200px){
  .page-hero{
    --page-hero-overlay:linear-gradient(90deg,
      rgba(255,255,255,1) 0%,
      rgba(255,255,255,.995) 58%,
      rgba(255,255,255,.98) 74%,
      rgba(255,255,255,.90) 88%,
      rgba(255,255,255,.66) 100%) !important;
    --page-hero-bottom-overlay:linear-gradient(0deg,
      rgba(255,255,255,.97) 0%,
      rgba(255,255,255,.89) 42%,
      rgba(255,255,255,.62) 70%,
      rgba(255,255,255,.18) 94%);
  }
  .page-hero:after{
    opacity:.045 !important;
  }
}

/* Tablet / narrow laptop */
@media (max-width:980px){
  .page-hero{
    --page-hero-overlay:linear-gradient(90deg,
      rgba(255,255,255,1) 0%,
      rgba(255,255,255,1) 68%,
      rgba(255,255,255,.995) 82%,
      rgba(255,255,255,.97) 93%,
      rgba(255,255,255,.84) 100%) !important;
    --page-hero-bottom-overlay:linear-gradient(0deg,
      rgba(255,255,255,.995) 0%,
      rgba(255,255,255,.97) 48%,
      rgba(255,255,255,.84) 76%,
      rgba(255,255,255,.42) 100%);
  }
  .page-hero:after{
    display:none !important;
  }
}

/* Phone: image becomes intentionally very faint. */
@media (max-width:760px){
  .page-hero{
    --page-hero-overlay:linear-gradient(90deg,
      rgba(255,255,255,1) 0%,
      rgba(255,255,255,1) 78%,
      rgba(255,255,255,.998) 90%,
      rgba(255,255,255,.985) 100%) !important;
    --page-hero-bottom-overlay:linear-gradient(0deg,
      rgba(255,255,255,1) 0%,
      rgba(255,255,255,.995) 60%,
      rgba(255,255,255,.96) 84%,
      rgba(255,255,255,.76) 100%);
  }
}


/* --- V37 narrow-window readability fix ---
   This targets browser viewport width, not physical monitor size.
   It is specifically for cases such as a 14" screen with the browser snapped
   to one side, where the usable webpage width is roughly 600-800 px.

   IMPORTANT: Home hero remains untouched. Secondary page images/layout remain
   unchanged; only the image wash becomes much stronger in a narrow window.

   The selector deliberately has higher specificity than old page-specific hero
   rules so the responsive overlay cannot be defeated by legacy banner CSS. */

@media (max-width: 820px){
  body:not(.home-page) .page-hero:before{
    background:
      linear-gradient(180deg,
        rgba(255,255,255,.88) 0%,
        rgba(255,255,255,.90) 46%,
        rgba(255,255,255,.97) 100%),
      var(--page-hero-image) var(--page-hero-position)/cover no-repeat !important;
  }
  body:not(.home-page) .page-hero:after{
    display:none !important;
  }
}

/* Typical side-by-side window on a laptop. */
@media (max-width: 700px){
  body:not(.home-page) .page-hero:before{
    background:
      linear-gradient(180deg,
        rgba(255,255,255,.93) 0%,
        rgba(255,255,255,.945) 48%,
        rgba(255,255,255,.985) 100%),
      var(--page-hero-image) var(--page-hero-position)/cover no-repeat !important;
  }
}

/* Very narrow phones/windows: image becomes a faint architectural watermark. */
@media (max-width: 520px){
  body:not(.home-page) .page-hero:before{
    background:
      linear-gradient(180deg,
        rgba(255,255,255,.965) 0%,
        rgba(255,255,255,.975) 52%,
        rgba(255,255,255,.995) 100%),
      var(--page-hero-image) var(--page-hero-position)/cover no-repeat !important;
  }
}


/* --- V38 capped secondary-page fade ---
   User preference: the half-screen / narrow-laptop view should represent
   the MAXIMUM amount of fade. Narrower windows and phones must not become
   more washed out than this.

   Home hero remains untouched. */

@media (max-width: 1100px){
  body:not(.home-page) .page-hero{
    --page-hero-overlay:linear-gradient(90deg,
      rgba(255,255,255,.95) 0%,
      rgba(255,255,255,.92) 48%,
      rgba(255,255,255,.82) 67%,
      rgba(255,255,255,.62) 84%,
      rgba(255,255,255,.42) 100%) !important;

    --page-hero-bottom-overlay:linear-gradient(0deg,
      rgba(255,255,255,.76) 0%,
      rgba(255,255,255,.58) 30%,
      rgba(255,255,255,.30) 58%,
      rgba(255,255,255,.08) 82%,
      rgba(255,255,255,0) 100%) !important;
  }

  body:not(.home-page) .page-hero:before{
    background:
      var(--page-hero-bottom-overlay),
      var(--page-hero-overlay),
      var(--page-hero-image) var(--page-hero-position)/cover no-repeat !important;
  }

  body:not(.home-page) .page-hero:after{
    display:none !important;
  }
}

/* IMPORTANT:
   Below 1100px, keep the exact same maximum fade.
   These rules intentionally neutralize the stronger V37 mobile wash. */
@media (max-width: 820px),
       (max-width: 700px),
       (max-width: 520px){
  body:not(.home-page) .page-hero:before{
    background:
      var(--page-hero-bottom-overlay),
      var(--page-hero-overlay),
      var(--page-hero-image) var(--page-hero-position)/cover no-repeat !important;
  }
}