@import url('https://fonts.googleapis.com/css2?family=DM+Sans:wght@400;500;600;700&family=Manrope:wght@400;600;700;800&display=swap');
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.lead{font-size:18px;color:#53687b;max-width:760px;margin-bottom:0}.authhead{max-width:860px;margin-bottom:34px}.authhead h2{margin-bottom:16px}.doccols{display:grid;grid-template-columns:1fr 1fr;gap:5vw}.inline{text-decoration:underline;text-underline-offset:3px;color:var(--red);font-weight:600}.localgrid{display:grid;grid-template-columns:repeat(4,1fr);gap:20px}.localgrid div{background:white;border:1px solid #dde3e9;padding:26px}.localgrid h3{font-size:18px;margin-bottom:12px}.localgrid p{font-size:14px;color:#637487;margin:0}.catgrid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin-bottom:20px}.catgrid.four{grid-template-columns:repeat(4,1fr)}.catgrid div{border:1px solid #dde3e9;border-left:4px solid var(--red);padding:24px;background:#fff}.catgrid span{font-size:11px;font-weight:800;letter-spacing:.14em;color:var(--red)}.catgrid h3{font-size:20px;margin:8px 0 10px}.catgrid p{font-size:14px;color:#637487;margin:0}.note{font-size:13px;color:#617184;margin:10px 0 0}.timeline{list-style:none;padding:0;margin:26px 0}.timeline li{padding:16px 0 16px 20px;border-left:3px solid var(--red);margin-bottom:12px;background:#fff;padding-right:18px;font-size:15px}.timeline strong{display:block;font-family:Manrope,Arial,sans-serif;margin-bottom:4px}.authority+.authority{padding-top:64px}
@media(max-width:1000px){.localgrid,.catgrid.four{grid-template-columns:repeat(2,1fr)}.catgrid{grid-template-columns:1fr}}@media(max-width:700px){.doccols,.localgrid,.catgrid.four{grid-template-columns:1fr}.lead{font-size:16px}}
.subhead{margin:46px 0 8px;font-size:22px}.process .checklist{margin-top:8px}.process+.content{padding-top:64px}.content.soft.authority+.content:not(.soft){padding-top:64px}
.mapwrap{margin-top:26px;border:1px solid #dde3e9;border-radius:3px;overflow:hidden;background:#e4ebf1}.mapwrap iframe{display:block;width:100%;height:440px;border:0}.card h3{padding-top:0}@media(max-width:700px){.mapwrap iframe{height:320px}}
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.svchero{display:grid;grid-template-columns:1.25fr .75fr;gap:4vw;padding:60px 5vw;background:linear-gradient(135deg,#f3f5f7 0%,#e6edf3 100%);align-items:center}.svchero h1{font-size:clamp(36px,4.4vw,64px)}.crumbs{font-size:12px;color:#617184;margin-bottom:20px}.crumbs a:hover{color:var(--red)}.readycard{background:var(--navy);color:white;padding:34px;border-radius:4px;box-shadow:0 18px 40px #092b5033}.readycard h2{font-size:22px;color:white;margin-bottom:18px}.readycard p{font-size:12px;color:#b8c9d9;margin:14px 0 0}.readycard .button{width:100%;margin-top:22px}ul.ticks{list-style:none;padding:0;margin:0 0 6px}ul.ticks li{position:relative;padding:8px 0 8px 28px;font-size:15px}ul.ticks li:before{content:"✓";position:absolute;left:0;color:var(--red);font-weight:800}.readycard ul.ticks li{border-bottom:1px solid #ffffff22}.jump{position:sticky;top:0;z-index:15;display:flex;gap:6px 26px;flex-wrap:wrap;background:white;border-bottom:1px solid #e1e7ec;padding:14px 5vw;font-size:13px;font-weight:700;box-shadow:0 4px 10px #0001}.jump a:hover{color:var(--red)}.signbox{background:#f2f5f7;border-top:3px solid var(--red);padding:30px}.signbox h3{font-size:20px}.signbox p{font-size:14px;color:#617184;margin:14px 0 0}.dodont{display:grid;grid-template-columns:1fr 1fr;gap:24px;margin-top:30px}.dodont>div{background:white;padding:32px;border-top:4px solid #1f8a5b;border-radius:3px}.dodont .dont{border-top-color:var(--red)}.dodont h3{display:flex;align-items:center;gap:12px;font-size:22px}.dodont h3 span{display:inline-grid;place-items:center;width:30px;height:30px;border-radius:50%;background:#1f8a5b;color:white;font-size:15px}.dodont .dont h3 span{background:var(--red)}.dodont ul{list-style:none;padding:0;margin:0}.dodont li{padding:11px 0;border-bottom:1px solid #e4eaef;font-size:15px}.dodont li:last-child{border-bottom:0}.timeline2{list-style:none;padding:0;margin:34px 0 10px;display:grid;grid-template-columns:repeat(4,1fr);gap:22px}.timeline2 li{position:relative;padding-top:64px;border-top:3px solid #dbe2e9}.timeline2 li>span{position:absolute;top:-3px;left:0;width:48px;height:48px;background:var(--red);color:white;font-family:Manrope,Arial,sans-serif;font-weight:800;font-size:20px;display:grid;place-items:center;border-radius:0 0 4px 0}.timeline2 h3{font-size:19px}.timeline2 p{font-size:14px;color:#617184}.toolgrid{display:grid;grid-template-columns:repeat(4,1fr);gap:18px;margin:14px 0 34px}.toolgrid div{border:1px solid #dde3e9;padding:24px;background:white}.toolgrid h4{font-family:Manrope,Arial,sans-serif;font-size:16px;margin:0 0 10px;letter-spacing:-.02em}.toolgrid p{font-size:14px;color:#637487;margin:0}.callout{background:#eef3f7;border-left:5px solid var(--navy);padding:28px 32px}.callout p{margin:0 0 12px;font-size:15px}.callout p:last-child{margin:0}
@media(max-width:1000px){.svchero{grid-template-columns:1fr}.timeline2,.toolgrid{grid-template-columns:repeat(2,1fr)}}@media(max-width:700px){.svchero{padding:36px 6vw}.dodont,.timeline2,.toolgrid{grid-template-columns:1fr}.jump{overflow-x:auto;flex-wrap:nowrap;white-space:nowrap;padding:12px 6vw}.readycard{padding:26px}.dodont>div{padding:24px}}
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.glance{list-style:none;padding:0;margin:0}.glance a{display:flex;gap:14px;align-items:center;padding:11px 0;border-bottom:1px solid #ffffff22;font-size:15px}.glance a:hover{color:#ff9aa4}.glance b{flex:0 0 28px;height:28px;border-radius:50%;background:var(--red);display:grid;place-items:center;font-size:13px}.stagecard{background:white;border:1px solid #dde3e9;margin-top:24px;border-radius:3px;overflow:hidden}.stagehead{display:flex;gap:22px;align-items:center;padding:26px 32px;background:var(--navy);color:white}.stagehead>span{flex:0 0 56px;height:56px;border-radius:50%;background:var(--red);display:grid;place-items:center;font-family:Manrope,Arial,sans-serif;font-weight:800;font-size:24px}.stagehead h3{font-size:24px;margin:0 0 4px;color:white}.stagehead p{margin:0;color:#b8c9d9;font-size:15px}.stagebody{display:grid;grid-template-columns:1.2fr .8fr;gap:40px;padding:30px 32px}.stagebody h4{font-family:Manrope,Arial,sans-serif;font-size:13px;letter-spacing:.12em;text-transform:uppercase;color:var(--red);margin:0 0 12px}ul.plain{margin:0;padding-left:20px;font-size:15px}ul.plain li{padding:5px 0}.expect{margin-top:22px;background:#eef3f7;border-left:4px solid var(--navy);padding:16px 20px}.expect p{margin:0;font-size:14px}.roles{display:grid;gap:14px}.roles div{background:white;border-left:4px solid var(--red);padding:18px 24px}.roles h3{font-size:18px;margin:0 0 6px}.roles p{margin:0;font-size:14px;color:#617184}
@media(max-width:1000px){.stagebody{grid-template-columns:1fr;gap:20px}}@media(max-width:700px){.stagehead{padding:20px;gap:14px}.stagehead h3{font-size:20px}.stagebody{padding:22px 20px}}

.herobg{background-size:cover;background-position:center right;min-height:520px;display:flex;align-items:center;color:white}.herobgcopy{max-width:720px;padding:70px 5vw}.herobg h1{color:white}.herobg h1 em{color:#ff6b7a}.herobg .intro{color:#dce6ef}.herobg .crumbs{color:#b8c9d9}.herobg .eyebrow{color:#ff8a96}.herobg .textlink{color:white}.herobg .availability{color:#b8c9d9}@media(max-width:700px){.herobg{min-height:440px;background-position:70% center}.herobgcopy{padding:44px 6vw}}

.svcgrid{display:grid;grid-template-columns:repeat(4,1fr);gap:16px}.svcgrid div{border:1px solid #dde3e9;border-top:3px solid var(--red);padding:22px;background:white}.svcgrid h3{font-size:17px;margin-bottom:8px}.svcgrid p{font-size:13.5px;color:#637487;margin:0}.photostrip{display:grid;grid-template-columns:repeat(4,1fr);gap:14px}.photostrip img{width:100%;aspect-ratio:4/3;object-fit:cover;border-radius:3px}.callout h3{font-size:18px;margin-bottom:10px}.mapsection.soft{padding-top:64px}
@media(max-width:1000px){.svcgrid{grid-template-columns:repeat(2,1fr)}.photostrip{grid-template-columns:repeat(2,1fr)}}@media(max-width:700px){.svcgrid{grid-template-columns:1fr}}
.footaddr{font-style:normal;font-size:14px;color:#46596b;line-height:1.7;margin-top:6px}
.localwrap{display:grid;grid-template-columns:.85fr 1.15fr;gap:4vw;align-items:start}.factbox{background:white;border-top:4px solid var(--red);padding:30px;border:1px solid #dde3e9;border-top:4px solid var(--red)}.factbox h3{font-size:20px;margin-bottom:14px}.factbox dl{margin:0}.factbox dl div{padding:12px 0;border-bottom:1px solid #e4eaef}.factbox dl div:last-child{border-bottom:0}.factbox dt{font-size:11px;font-weight:800;letter-spacing:.12em;text-transform:uppercase;color:var(--red)}.factbox dd{margin:4px 0 0;font-size:14.5px}.localtext h3{font-size:19px;margin:0 0 8px}.localtext p{margin-bottom:22px}.timeline2.five{grid-template-columns:repeat(5,1fr);gap:18px}.hidegrid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.hidegrid div{background:white;border:1px solid #dde3e9;border-left:4px solid var(--navy);padding:24px}.hidegrid h3{font-size:18px;margin-bottom:8px}.hidegrid p{font-size:14px;color:#637487;margin:0}
@media(max-width:1000px){.localwrap{grid-template-columns:1fr}.timeline2.five{grid-template-columns:repeat(2,1fr)}.hidegrid{grid-template-columns:repeat(2,1fr)}}@media(max-width:700px){.timeline2.five,.hidegrid{grid-template-columns:1fr}.factbox{padding:22px}}
.svcgrid{grid-template-columns:repeat(4,1fr);gap:18px}.svccard{position:relative;background:white;border:1px solid #dde3e9;border-top:0;border-radius:6px;padding:26px 24px 28px;transition:transform .2s,box-shadow .2s,border-color .2s;overflow:hidden}.svccard:before{content:"";position:absolute;left:0;top:0;right:0;height:4px;background:linear-gradient(90deg,var(--red),#ff6b7a)}.svccard:hover{transform:translateY(-4px);box-shadow:0 14px 30px #092b5018;border-color:#c9d4de}.svcicon{display:grid;place-items:center;width:52px;height:52px;border-radius:12px;background:linear-gradient(135deg,var(--navy),#16497f);color:white;margin-bottom:18px;box-shadow:0 6px 14px #092b5033}.svcicon svg{width:26px;height:26px}.svccard h3{font-size:18px;margin-bottom:10px}.svccard p{font-size:14px;color:#637487;margin:0}.svccta{background:var(--navy);border-color:var(--navy);color:white;display:flex;flex-direction:column;justify-content:center}.svccta:before{background:var(--red)}.svccta h3{color:white;font-size:20px}.svccta p{color:#b8c9d9;margin-bottom:18px}.svccta .button{justify-content:center;font-size:13px;padding:14px 16px}
@media(max-width:1000px){.svcgrid{grid-template-columns:repeat(2,1fr)}}@media(max-width:700px){.svcgrid{grid-template-columns:1fr}}
.svcgrid div.svccard{border-top:0;padding:26px 24px 28px;background:white}.svcgrid div.svccta{background:var(--navy);border-color:var(--navy)}.svcgrid div.svccta h3{color:white}.svcgrid div.svccta p{color:#b8c9d9}
.svcgrid{gap:16px}.svcgrid div.svccard{border:1px solid #dde3e9;border-top:3px solid #111;border-radius:0;padding:22px;background:white;box-shadow:none;transition:border-color .2s}.svcgrid div.svccard:before{display:none}.svcgrid div.svccard:hover{transform:none;box-shadow:none;border-color:#111}.svcgrid div.svccard h3{font-size:17px;margin-bottom:8px}.svcgrid div.svccard p{font-size:13.5px}.svcgrid div.svccta{background:#111;border-color:#111;border-top-color:#111}.svcgrid div.svccta h3{color:white}.svcgrid div.svccta p{color:#c8ccd0}

footer.sitefooter{display:grid;grid-template-columns:1.3fr 1.1fr 1.4fr 1fr;gap:44px 40px;padding:64px 5vw 28px;background:#0b2239;color:#c5d2de}footer.sitefooter img{width:170px;background:white;padding:8px 12px;border-radius:4px}footer.sitefooter h3{font-size:22px;color:white;margin:22px 0 10px}footer.sitefooter h4{font-family:Manrope,Arial,sans-serif;font-size:13px;letter-spacing:.14em;text-transform:uppercase;color:white;margin:0 0 18px;padding-bottom:12px;border-bottom:2px solid var(--red);display:inline-block}footer.sitefooter .fcol a{display:block;font-size:14.5px;color:#c5d2de;margin-bottom:10px;font-weight:400}footer.sitefooter .fcol a:hover{color:white;text-decoration:underline}footer.sitefooter .fcol a.fphone{font-size:26px;font-weight:700;color:white;margin-bottom:8px}footer.sitefooter p{font-size:13.5px;color:#9fb2c4}footer.sitefooter .two{columns:2;column-gap:24px}footer.sitefooter .two a{break-inside:avoid}footer.sitefooter .fcol a.fall{color:#ff8a96;font-weight:700;margin-top:6px}footer.sitefooter .footaddr{color:#c5d2de;font-size:14px}footer.sitefooter .fbottom{grid-column:1/-1;border-top:1px solid #ffffff22;padding-top:22px;display:flex;justify-content:space-between;gap:20px;flex-wrap:wrap;align-items:center}footer.sitefooter .fbottom p{margin:0}footer.sitefooter .fbottom a{display:inline-block;margin-left:22px;font-size:13px;color:#c5d2de}footer.sitefooter .fbottom a:hover{color:white}
.estwrap{display:grid;grid-template-columns:1.1fr .9fr;gap:32px;align-items:start}.estform,.estresult{background:white;border:1px solid #dde3e9;border-radius:4px;padding:34px}.estform h2{font-size:30px}.estform fieldset{border:0;padding:0;margin:0 0 28px}.estform legend{font-family:Manrope,Arial,sans-serif;font-weight:800;font-size:16px;margin-bottom:12px;padding:0}.areafield{display:flex;align-items:center;gap:10px}.areafield input{max-width:160px;margin:0;font-size:20px;font-weight:700}.areafield span{font-weight:600}#est-range{width:100%;margin:16px 0 4px;padding:0;border:0;accent-color:var(--red)}.hint{font-size:13px;color:#617184;margin:6px 0 0}.opt{display:flex;gap:14px;align-items:flex-start;border:1.5px solid #cfd8e0;border-radius:4px;padding:14px 16px;margin-bottom:10px;cursor:pointer;font-weight:400;font-size:14px}.opt:hover{border-color:var(--navy)}.opt:has(input:checked){border-color:var(--red);background:#fff5f6}.opt input{width:auto;display:inline;margin:4px 0 0}.opt span b{display:block;font-size:15px;color:var(--ink)}.chk{display:flex;gap:10px;align-items:center;font-weight:500;font-size:14.5px;margin-bottom:12px}.chk input{width:auto;margin:0}.subfield{margin:-4px 0 14px 28px}.subfield label{font-weight:500;display:flex;gap:10px;align-items:center}.subfield input{width:120px;margin:0}.estresult{position:sticky;top:20px;background:var(--navy);color:white;border:0}.estresult .eyebrow{color:#ff8a96}.bigprice{font-family:Manrope,Arial,sans-serif;font-weight:800;font-size:clamp(34px,4vw,52px);letter-spacing:-.03em;line-height:1.1}.persq{font-size:14px;color:#b8c9d9;margin:8px 0 18px}.breakdown{list-style:none;padding:0;margin:0 0 18px}.breakdown li{font-size:14px;padding:10px 0;border-top:1px solid #ffffff26;color:#dce6ef}.warn{background:#ffffff14;border-left:3px solid #ff8a96;padding:12px 16px;font-size:13.5px;color:#fff}.tucsoncall{background:white;color:var(--ink);padding:24px;border-radius:4px;margin-top:20px}.tucsoncall h3{font-size:20px}.tucsoncall p{font-size:14px;color:#53687b}.tucsoncall .button{width:100%;justify-content:center;font-size:13.5px}.estresult .note{color:#9fb2c4;font-size:12px;margin-top:16px}.explore .relatedlinks{margin-top:10px}.checklist li a{text-decoration:underline;text-underline-offset:3px;text-decoration-color:#ed283b66}.checklist li a:hover{color:var(--red)}
@media(max-width:1000px){footer.sitefooter{grid-template-columns:1fr 1fr}.estwrap{grid-template-columns:1fr}.estresult{position:static}}@media(max-width:700px){footer.sitefooter{grid-template-columns:1fr;padding:44px 6vw 100px}footer.sitefooter .fbottom a{margin:0 18px 0 0}.estform,.estresult{padding:24px}.estform h2{font-size:24px}}
.carousel{-webkit-overflow-scrolling:touch;overscroll-behavior-x:contain;scroll-padding-left:0;padding-bottom:6px}.carousel img{aspect-ratio:4/3;height:auto;background:#e4ebf1}.swipehint{display:none;font-size:12px;font-weight:700;color:#617184;margin:14px 0 0;letter-spacing:.04em}.gallery-section{border-bottom:0}.herobg+.gallery-section{padding-top:48px}
@media(max-width:700px){.carousel{gap:12px;margin-right:-6vw;padding-right:6vw}.carousel figure{flex:0 0 78%;min-width:0}.carousel img{height:auto;aspect-ratio:4/3}.swipehint{display:block}.sectionhead .arrow{width:36px;height:36px}}
@media(max-width:700px){footer.sitefooter .fcol a{padding:9px 0;margin-bottom:0;line-height:1.3}footer.sitefooter .fbottom a{padding:8px 0}.jump a{padding:6px 2px}.relatedlinks{gap:4px 22px}.relatedlinks a{padding:10px 0;display:inline-block}.textlink{display:inline-block;padding:10px 0}summary{padding:6px 0;line-height:1.4}.area-grid a{padding:14px 0}.actions{gap:6px 18px}.checklist li a{padding:4px 0}}
@media(max-width:700px){.homehero h1{font-size:34px}.herobg h1{font-size:34px}.svchero h1{font-size:32px}h2{font-size:27px}.herocopy{padding:34px 6vw}.heroticks{gap:6px 16px}}
@media(max-width:700px){nav a{padding:11px 0}}
@media(max-width:700px){.availability{font-size:12.5px}.heroimage span{font-size:11px}.eyebrow{font-size:12px}.caption,.note{font-size:12.5px}}
@media(max-width:700px){footer.sitefooter{padding-bottom:36px}.mobilecall{display:none!important}}
nav a{white-space:nowrap}@media(max-width:1200px){header{gap:20px}nav{gap:16px;font-size:13.5px}.headercall{padding-left:18px;font-size:14px}.brand img{width:150px}}@media(max-width:900px){nav{gap:12px;font-size:13px}}

nav a.active{color:var(--red);box-shadow:inset 0 -2px 0 var(--red);padding-bottom:3px}@media(max-width:700px){nav a.active{box-shadow:none;border-left:3px solid var(--red);padding-left:10px;font-weight:800}}