@layer theme{:root,:host{--font-sans:ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color Emoji";--font-mono:ui-monospace, SFMono-Regular, Menlo, Monaco, Consolas, "Liberation Mono", "Courier New", monospace;--spacing:.25rem;--default-font-family:var(--font-sans);--default-mono-font-family:var(--font-mono)}}@layer base{*,:after,:before,::backdrop{box-sizing:border-box;border:0 solid;margin:0;padding:0}::file-selector-button{box-sizing:border-box;border:0 solid;margin:0;padding:0}html,:host{-webkit-text-size-adjust:100%;tab-size:4;line-height:1.5;font-family:var(--default-font-family,ui-sans-serif, system-ui, sans-serif, "Apple Color Emoji", "Segoe UI Emoji", "Segoe UI Symbol", "Noto Color 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transparent)}}}textarea{resize:vertical}::-webkit-search-decoration{-webkit-appearance:none}::-webkit-date-and-time-value{min-height:1lh;text-align:inherit}::-webkit-datetime-edit{display:inline-flex}::-webkit-datetime-edit-fields-wrapper{padding:0}::-webkit-datetime-edit{padding-block:0}::-webkit-datetime-edit-year-field{padding-block:0}::-webkit-datetime-edit-month-field{padding-block:0}::-webkit-datetime-edit-day-field{padding-block:0}::-webkit-datetime-edit-hour-field{padding-block:0}::-webkit-datetime-edit-minute-field{padding-block:0}::-webkit-datetime-edit-second-field{padding-block:0}::-webkit-datetime-edit-millisecond-field{padding-block:0}::-webkit-datetime-edit-meridiem-field{padding-block:0}::-webkit-calendar-picker-indicator{line-height:1}:-moz-ui-invalid{box-shadow:none}button,input:where([type=button],[type=reset],[type=submit]){appearance:button}::file-selector-button{appearance:button}::-webkit-inner-spin-button{height:auto}::-webkit-outer-spin-button{height:auto}[hidden]:where(:not([hidden=until-found])){display:none!important}}@layer components;@layer utilities{.start{inset-inline-start:var(--spacing)}}:root{--navy:#071621;--navy-soft:#102734;--navy-muted:#173543;--champagne:#d8bd86;--champagne-light:#f0dfba;--ivory:#f7f3eb;--paper:#efeae0;--ink:#11222b;--muted:#66747a;--line:#11222b29}*{box-sizing:border-box}html{scroll-behavior:smooth}body{background:var(--ivory);color:var(--ink);text-rendering:optimizelegibility;-webkit-font-smoothing:antialiased;margin:0;font-family:Segoe UI,Arial,Helvetica,sans-serif}body::selection{background:var(--champagne);color:var(--navy)}a{color:inherit;text-decoration:none}img,video{max-width:100%;display:block}button,a,summary{-webkit-tap-highlight-color:transparent}.site-header{z-index:20;color:var(--ivory);border-bottom:1px solid #f7f3eb2e;justify-content:space-between;align-items:center;padding:18px 20px;display:flex;position:absolute;inset:0 0 auto}.brand{align-items:center;gap:11px;min-width:0;display:inline-flex}.brand-mark{border:1px solid var(--champagne);width:40px;height:40px;color:var(--champagne-light);letter-spacing:.05em;border-radius:50%;place-items:center;font-family:Georgia,Times New Roman,serif;font-size:15px;display:grid}.brand strong{letter-spacing:.01em;font-family:Georgia,Times New Roman,serif;font-size:17px;font-weight:500;display:block}.brand small{color:#f7f3ebb3;letter-spacing:.11em;text-transform:uppercase;margin-top:3px;font-size:8px;display:block}.desktop-nav,.header-cta{display:none}.hero{background:var(--navy);min-height:820px;color:var(--ivory);align-items:flex-end;display:flex;position:relative;overflow:hidden}.hero-media,.hero-shade{position:absolute;inset:0}.hero-media img{object-fit:cover;object-position:68% center;width:100%;height:100%;animation:1.2s ease-out both heroZoom;transform:scale(1.01)}.hero-shade{background:linear-gradient(#0716211f 0%,#0716216b 38%,#071621f7 73%,#071621 100%)}.hero-shade:after{content:"";background:radial-gradient(circle at 83% 20%,#0000 0 12%,#07162126 44%,#07162173 100%);position:absolute;inset:0}.hero-content{z-index:2;width:100%;padding:0 20px 92px;animation:.8s ease-out .12s both heroCopy;position:relative}.eyebrow{color:var(--champagne-light);letter-spacing:.16em;text-transform:uppercase;align-items:center;gap:9px;margin:0 0 17px;font-size:10px;font-weight:700;display:flex}.eyebrow span{background:var(--champagne);width:24px;height:1px;display:inline-block}.eyebrow-dark{color:#8d6b30}.hero h1,h2{letter-spacing:-.035em;margin:0;font-family:Georgia,Times New Roman,serif;font-weight:400}.hero h1{max-width:720px;font-size:clamp(41px,12vw,72px);line-height:.98}.hero h1 em{color:var(--champagne-light);margin-top:8px;font-weight:400;display:block}.hero-copy{color:#f7f3ebc7;max-width:570px;margin:22px 0 0;font-size:15px;line-height:1.68}.hero-actions{flex-direction:column;align-items:stretch;gap:18px;margin-top:28px;display:flex}.button{letter-spacing:.015em;border:1px solid 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h3{margin-top:70px}.pathway-card{min-height:390px;padding:36px}.pathway-card h3{margin-top:88px;font-size:36px}.property-grid{grid-template-rows:repeat(2,360px)}}@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,:before,:after{transition-duration:.01ms!important;animation-duration:.01ms!important;animation-iteration-count:1!important}}@keyframes heroZoom{0%{opacity:.4;transform:scale(1.045)}to{opacity:1;transform:scale(1.01)}}@keyframes heroCopy{0%{opacity:0;transform:translateY(18px)}to{opacity:1;transform:translateY(0)}}