:root{
  --mint:#7CC79F; --forest:#456C68; --deep:#2F4F4B; --char:#2F3030;
  --cream:#FBFAF3; --bone:#F2F0E7; --paper:#fff;
  --beige:#EBE496; --peach:#D47851; --lblue:#D2E4FC;
  --ink:#2F3030; --ink70:rgba(47,48,48,.72); --ink50:rgba(47,48,48,.52);
  --rule:rgba(47,48,48,.14); --rule-l:rgba(251,250,243,.16);
  --max:1280px;
}
*{box-sizing:border-box;}
html{scroll-behavior:smooth;}
body{
  margin:0; background:var(--cream); color:var(--ink);
  font-family:'Plus Jakarta Sans',-apple-system,BlinkMacSystemFont,sans-serif;
  font-size:17px; line-height:1.62; -webkit-font-smoothing:antialiased; overflow-x:hidden;
}
img,svg{display:block; max-width:100%;}
a{color:inherit; text-decoration:none;}
.wrap{max-width:var(--max); margin:0 auto; padding:0 40px;}
.wrap-wide{max-width:1560px; margin:0 auto; padding:0 40px;}

/* grain */
body::after{
  content:''; position:fixed; inset:0; pointer-events:none; z-index:9999; opacity:.055;
  background-image:url("data:image/svg+xml,%3Csvg xmlns='http://www.w3.org/2000/svg' width='140' height='140'%3E%3Cfilter id='n'%3E%3CfeTurbulence type='fractalNoise' baseFrequency='.85' numOctaves='3'/%3E%3CfeColorMatrix type='saturate' values='0'/%3E%3C/filter%3E%3Crect width='140' height='140' filter='url(%23n)' opacity='.34'/%3E%3C/svg%3E");
}

/* ---------- type ---------- */
h1,h2,h3{margin:0; font-weight:400;}
.d1{font-family:'Fraunces',Georgia,serif; font-weight:300; font-size:clamp(50px,7.2vw,104px);
  line-height:.98; letter-spacing:-.032em;}
.d2{font-family:'Fraunces',Georgia,serif; font-weight:300; font-size:clamp(34px,4.6vw,64px);
  line-height:1.04; letter-spacing:-.028em;}
.d3{font-family:'Fraunces',Georgia,serif; font-weight:400; font-size:clamp(24px,2.5vw,34px);
  line-height:1.14; letter-spacing:-.02em;}
.d1 em,.d2 em{font-style:italic; font-weight:300;}
.d1 em{margin-right:.14em;}
.lede{font-size:clamp(17px,1.4vw,20.5px); line-height:1.62; color:var(--ink70); max-width:50ch;}
.body{font-size:16px; line-height:1.68; color:var(--ink70);}
.small{font-size:14.5px; line-height:1.62; color:var(--ink50);}
.mono{font-family:'IBM Plex Mono',monospace; font-size:11px; letter-spacing:.19em;
  text-transform:uppercase; color:var(--forest);}
.mono-l{color:var(--mint);}
strong{font-weight:600; color:var(--ink);}

/* ---------- links / buttons ---------- */
.lnk{display:inline-flex; align-items:center; gap:9px; font-size:15.5px; font-weight:600;
  padding-bottom:4px; border-bottom:1.5px solid var(--char); transition:gap .3s ease, border-color .3s ease;}
.lnk:hover{gap:15px; border-color:var(--mint);}
.lnk-l{border-color:var(--cream); color:var(--cream);} .lnk-l:hover{border-color:var(--mint);}
.btn{display:inline-flex; align-items:center; gap:9px; padding:14px 26px; font-size:15px;
  font-weight:600; background:var(--char); color:var(--cream); transition:background .3s ease, gap .3s ease;}
.btn:hover{background:var(--deep); gap:15px;}
.btn-l{background:var(--mint); color:#16332A;} .btn-l:hover{background:#6BBC91;}
.btn-o{background:transparent; color:var(--ink); box-shadow:inset 0 0 0 1.5px var(--rule);}
.btn-o:hover{background:transparent; box-shadow:inset 0 0 0 1.5px var(--char);}

/* ---------- nav ---------- */
header{position:fixed; top:0; left:0; right:0; z-index:100; transition:background .35s ease, border-color .35s ease;
  border-bottom:1px solid transparent;}
header.stuck{background:rgba(251,250,243,.93); backdrop-filter:blur(14px); border-bottom-color:var(--rule);}
.bar{display:flex; align-items:center; justify-content:space-between; gap:30px; padding:22px 0; transition:padding .35s ease;}
header.stuck .bar{padding:13px 0;}
.logo img{height:36px; transition:height .35s ease;} header.stuck .logo img{height:30px;}
nav.links{display:flex; gap:32px;}
nav.links a{font-size:14.5px; font-weight:500; color:var(--ink70); padding:3px 0; position:relative;}
nav.links a::after{content:''; position:absolute; left:0; bottom:0; width:0; height:1.5px; background:var(--char);
  transition:width .3s ease;}
nav.links a:hover{color:var(--ink);} nav.links a:hover::after{width:100%;}
.burger{display:none; background:none; border:0; padding:8px; cursor:pointer; position:relative; z-index:120;}
.burger span{display:block; width:24px; height:1.6px; background:var(--ink); margin:5.5px 0; transition:transform .35s, opacity .25s;}
body.nav-open .burger span:nth-child(1){transform:translateY(7px) rotate(45deg);}
body.nav-open .burger span:nth-child(2){opacity:0;}
body.nav-open .burger span:nth-child(3){transform:translateY(-7px) rotate(-45deg);}
.drawer{position:fixed; inset:0; z-index:110; background:var(--cream); padding:0 40px;
  display:flex; flex-direction:column; justify-content:center; gap:2px;
  opacity:0; visibility:hidden; transform:translateY(-10px);
  transition:opacity .35s, transform .4s cubic-bezier(.2,.7,.3,1), visibility .35s;}
body.nav-open .drawer{opacity:1; visibility:visible; transform:none;}
body.nav-open{overflow:hidden;}
.drawer a{font-family:'Fraunces',serif; font-weight:300; font-size:38px; letter-spacing:-.025em;
  padding:12px 0; border-bottom:1px solid var(--rule);}
.drawer .btn{margin-top:28px; align-self:flex-start; font-family:'Plus Jakarta Sans',sans-serif;
  font-size:15px; font-weight:600; border-bottom:0; padding:14px 26px;}

/* ---------- hero ---------- */
.hero{position:relative; min-height:min(880px,92vh); display:flex; flex-direction:column;
  justify-content:space-between; padding-bottom:0; overflow:hidden;}
.hero-art{position:absolute; inset:0; z-index:0;}
.hero-art svg{width:100%; height:100%; object-fit:cover;}
.hero-veil{position:absolute; inset:0; z-index:1;
  background:linear-gradient(100deg, rgba(251,250,243,.94) 0%, rgba(251,250,243,.80) 34%, rgba(251,250,243,.12) 62%, rgba(251,250,243,0) 100%);}
.hero-body{position:relative; z-index:2; padding:148px 0 0;}
.hero h1{margin:22px 0 28px; max-width:13ch;}
.hero-cta{display:flex; gap:26px; align-items:center; flex-wrap:wrap; margin-top:34px;}
.hero-strip{position:relative; z-index:2; margin-top:56px; border-top:1px solid var(--rule);
  background:rgba(251,250,243,.72); backdrop-filter:blur(6px);}
.hero-strip .wrap{display:grid; grid-template-columns:repeat(4,1fr); gap:0;}
.hs{padding:26px 34px 28px 34px; border-right:1px solid var(--rule);}
.hs:first-child{padding-left:0;}
.hs:last-child{border-right:0; padding-right:0;}
.hs .v{font-family:'Fraunces',serif; font-weight:300; font-size:38px; line-height:1; color:var(--deep); letter-spacing:-.03em;}
.hs .k{margin-top:9px; font-size:13px; color:var(--ink50); line-height:1.45;}

/* ---------- sections ---------- */
.sec{padding:130px 0;}
.sec-tight{padding:96px 0;}
.rule{height:1px; background:var(--rule);}

/* statement */
.statement{max-width:20ch;}
.statement-grid{display:grid; grid-template-columns:1.06fr .94fr; gap:80px; align-items:start;}
.statement-grid .body + .body{margin-top:22px;}
.statement-sub{margin-top:34px; padding-top:26px; border-top:1px solid var(--rule);
  display:flex; gap:38px; flex-wrap:wrap;}
.statement-sub div{flex:1; min-width:150px;}
.statement-sub .k{font-family:'IBM Plex Mono',monospace; font-size:10.5px; letter-spacing:.17em;
  text-transform:uppercase; color:var(--forest);}
.statement-sub .t{font-size:14.5px; color:var(--ink70); margin-top:9px; line-height:1.55;}

/* alternating figure rows */
.row{display:grid; grid-template-columns:1fr 1fr; gap:88px; align-items:center; margin-bottom:120px;}
.row:last-child{margin-bottom:0;}
.row.flip .fig{order:2;}
.fig{background:var(--bone); position:relative;}
.fig svg{width:100%; height:auto;}
.row .txt .num{font-family:'IBM Plex Mono',monospace; font-size:11px; letter-spacing:.2em; color:var(--peach);}
.row .txt h3{margin:16px 0 18px;}

/* locations */
.loc-sec{background:var(--char); color:var(--cream);}
.loc-sec .lede{color:rgba(251,250,243,.66);} .loc-sec .small{color:rgba(251,250,243,.45);}
.loc-hero{display:grid; grid-template-columns:1.15fr .85fr; gap:0; border:1px solid var(--rule-l); margin-top:56px;}
.loc-hero .art{background:#EFEDE3; position:relative; overflow:hidden;}
.loc-hero .art svg{width:100%; height:100%; object-fit:cover;}
.loc-hero .meta{padding:52px 48px; display:flex; flex-direction:column;}
.loc-hero .meta .tag{font-family:'IBM Plex Mono',monospace; font-size:10.5px; letter-spacing:.2em;
  color:var(--mint); display:flex; align-items:center; gap:9px;}
.loc-hero .meta h3{margin:22px 0 8px; color:var(--cream);}
.loc-hero .meta .pl{font-size:15px; color:rgba(251,250,243,.6);}
.loc-hero .meta .facts{margin-top:auto; padding-top:34px; display:grid; grid-template-columns:1fr 1fr; gap:22px;}
.loc-hero .meta .facts div span{display:block;}
.loc-hero .meta .facts .fv{font-family:'IBM Plex Mono',monospace; font-size:20px; color:var(--mint);}
.loc-hero .meta .facts .fk{font-size:12.5px; color:rgba(251,250,243,.45); margin-top:5px;}
.loc-next{display:grid; grid-template-columns:1fr 1fr; gap:0; border:1px solid var(--rule-l); border-top:0;}
.loc-next div{padding:36px 48px; border-right:1px solid var(--rule-l);}
.loc-next div:last-child{border-right:0;}
.loc-next .t{font-family:'IBM Plex Mono',monospace; font-size:10.5px; letter-spacing:.2em; color:rgba(251,250,243,.42);}
.loc-next .n{font-family:'Fraunces',serif; font-weight:300; font-size:29px; margin-top:14px; color:rgba(251,250,243,.82); letter-spacing:-.02em;}
.loc-next .p{font-size:14px; color:rgba(251,250,243,.45); margin-top:5px;}
.pulse{width:7px; height:7px; border-radius:50%; background:var(--mint); display:inline-block;
  box-shadow:0 0 0 0 rgba(124,199,159,.7); animation:pl 2.6s infinite;}
@keyframes pl{70%{box-shadow:0 0 0 11px rgba(124,199,159,0);}100%{box-shadow:0 0 0 0 rgba(124,199,159,0);}}


/* community */
.comm-grid{display:grid; grid-template-columns:repeat(3,1fr); gap:26px; margin-top:56px;}
.comm-grid .photo{aspect-ratio:4/5;}
.comm-cap{margin-top:16px;}
.comm-cap .t{font-weight:600; font-size:15.5px;}
.comm-cap .s{font-size:14px; color:var(--ink50); margin-top:5px; line-height:1.55;}

/* pledge strip */
.pledge{display:grid; grid-template-columns:repeat(4,1fr); border-top:1px solid var(--rule); margin-top:80px;}
.pledge div{padding:34px 32px 0 32px; border-right:1px solid var(--rule);}
.pledge div:first-child{padding-left:0;}
.pledge div:last-child{border-right:0; padding-right:0;}
.pledge .v{font-family:'Fraunces',serif; font-weight:300; font-size:46px; line-height:1; color:var(--deep); letter-spacing:-.03em;}
.pledge .k{font-size:13.5px; color:var(--ink50); margin-top:12px; line-height:1.5;}

/* transparency */
.tr{background:var(--deep); color:var(--cream);}
.tr .lede{color:rgba(251,250,243,.66);}
.tbl{width:100%; border-collapse:collapse; margin-top:52px;}
.tbl th{text-align:left; font-family:'IBM Plex Mono',monospace; font-size:10.5px; letter-spacing:.19em;
  text-transform:uppercase; color:rgba(251,250,243,.42); font-weight:500;
  padding:0 24px 16px 0; border-bottom:1px solid var(--rule-l);}
.tbl td{padding:24px 24px 24px 0; border-bottom:1px solid var(--rule-l); vertical-align:top;}
.tbl .m{font-size:16px; font-weight:600; color:var(--cream); width:26%;}
.tbl .v{font-family:'IBM Plex Mono',monospace; font-size:25px; color:var(--mint); width:20%; letter-spacing:-.02em;}
.tbl .n{font-size:14.5px; color:rgba(251,250,243,.58); line-height:1.55;}
.flow{margin-top:76px; border-top:1px solid var(--rule-l); padding-top:56px;}
.flow svg{width:100%; height:auto;}

/* headline figure */
.bignum-grid{display:grid; grid-template-columns:auto 1fr; gap:72px; align-items:center;
  margin-top:56px; padding-bottom:58px; border-bottom:1px solid var(--rule);}
.bn{font-family:'Fraunces',Georgia,serif; font-weight:300; font-size:clamp(120px,15.5vw,216px);
  line-height:.80; letter-spacing:-.05em; color:var(--deep); position:relative;}
.bn sup{font-size:.22em; font-family:'IBM Plex Mono',monospace; letter-spacing:.16em;
  color:var(--forest); vertical-align:super; top:-.9em; margin-left:.1em;}
.bnl{font-family:'IBM Plex Mono',monospace; font-size:12.5px; letter-spacing:.24em;
  text-transform:uppercase; color:var(--forest); margin-top:18px;}
.bn-note{margin-top:22px; font-size:14.5px; color:var(--ink50); line-height:1.6; max-width:46ch;}


/* tenants */
.spec{display:grid; grid-template-columns:repeat(4,1fr); border-top:1px solid var(--rule); margin-top:56px;}
.spec div{padding:32px 32px 0 32px; border-right:1px solid var(--rule);}
.spec div:first-child{padding-left:0;}
.spec div:last-child{border-right:0; padding-right:0;}
.spec .v{font-family:'IBM Plex Mono',monospace; font-size:27px; color:var(--char); letter-spacing:-.025em;}
.spec .v .u{font-size:15px; color:var(--ink50);}
.spec .k{font-size:13.5px; color:var(--ink50); margin-top:12px; line-height:1.5;}

/* cta */
.cta{background:var(--mint); color:#16332A;}
.cta .d2{color:#16332A;} .cta .body{color:rgba(22,51,42,.74);}
.cta-grid{display:grid; grid-template-columns:1.1fr .9fr; gap:70px; align-items:center;}

/* footer */
footer{background:var(--char); color:rgba(251,250,243,.6); padding:88px 0 34px;}
.fg{display:grid; grid-template-columns:1.7fr 1fr 1fr 1fr; gap:48px;}
footer img{height:38px;}
.fg p{font-size:14.5px; line-height:1.65; margin-top:22px; max-width:33ch; color:rgba(251,250,243,.55);}
.fc h4{font-family:'IBM Plex Mono',monospace; font-size:10.5px; letter-spacing:.19em; text-transform:uppercase;
  color:rgba(251,250,243,.36); margin:0 0 18px; font-weight:500;}
.fc a{display:block; font-size:14.5px; padding:6px 0; color:rgba(251,250,243,.6); transition:color .3s;}
.fc a:hover{color:var(--mint);}
.fb{display:flex; justify-content:space-between; gap:20px; flex-wrap:wrap; margin-top:70px; padding-top:26px;
  border-top:1px solid var(--rule-l); font-size:13px; color:rgba(251,250,243,.36);}

/* reveal */
.rv{opacity:0; transform:translateY(22px); transition:opacity .8s cubic-bezier(.2,.7,.3,1), transform .8s cubic-bezier(.2,.7,.3,1);}
.rv.in{opacity:1; transform:none;}

@media (max-width:1080px){
  .row{grid-template-columns:1fr; gap:44px; margin-bottom:88px;}
  .row.flip .fig{order:0;}
  .statement-grid{grid-template-columns:1fr; gap:40px;}
  .loc-hero{grid-template-columns:1fr;} .loc-hero .art{min-height:340px;}
  .comm-grid{grid-template-columns:1fr 1fr;}
  .hero-strip .wrap{grid-template-columns:1fr 1fr;}
  .hs{border-bottom:1px solid var(--rule);} .hs:nth-child(2n){border-right:0;}
  .hs:nth-last-child(-n+2){border-bottom:0;}
  .pledge,.spec{grid-template-columns:1fr 1fr;}
  .pledge div,.spec div{border-bottom:1px solid var(--rule); padding-bottom:28px;}
  .pledge div:nth-child(2n),.spec div:nth-child(2n){border-right:0;}
  /* first cell of each row stays flush with the page margin */
  .hs:nth-child(2n+1),.pledge div:nth-child(2n+1),.spec div:nth-child(2n+1){padding-left:0;}
  .hs:nth-child(2n),.pledge div:nth-child(2n),.spec div:nth-child(2n){padding-left:34px; padding-right:0;}
  .cta-grid{grid-template-columns:1fr; gap:38px;}
  .bignum-grid{grid-template-columns:1fr; gap:32px;}
  .fg{grid-template-columns:1fr 1fr;}
  nav.links{display:none;} .burger{display:block;} .nav-cta .btn{display:none;}
}
@media (max-width:720px){
  .wrap,.wrap-wide,.drawer{padding-left:24px; padding-right:24px;}
  .sec{padding:88px 0;} .hero-body{padding-top:130px;}
  .comm-grid{grid-template-columns:1fr;}
  .loc-next{grid-template-columns:1fr;} .loc-next div{border-right:0; border-bottom:1px solid var(--rule-l);}
  .loc-hero .meta{padding:38px 28px;}
  .tbl .m,.tbl .v{width:auto;}
  .tbl thead{display:none;}
  .tbl tr{display:grid; grid-template-columns:1fr; gap:6px; padding:22px 0; border-bottom:1px solid var(--rule-l);}
  .tbl td{border-bottom:0; padding:0;}
  .fg{grid-template-columns:1fr;}
  .hero-strip{margin-top:60px;}
  /* still 2-up at this width: tighten the gutter, keep col 1 flush */
  .hs:nth-child(2n),.pledge div:nth-child(2n),.spec div:nth-child(2n){padding-left:20px;}
}

/* ---------- sub-page hero ---------- */
.phero{padding:186px 0 74px; border-bottom:1px solid var(--rule); position:relative; overflow:hidden;}
.phero .wrap{position:relative; z-index:2;}
.phero h1{margin:22px 0 24px; max-width:18ch;}
.phero .lede{max-width:56ch;}
.phero-tint{position:absolute; inset:0; z-index:0;
  background:linear-gradient(120deg, rgba(124,199,159,.13) 0%, rgba(210,228,252,.16) 52%, rgba(251,250,243,0) 100%);}
nav.links a.on{color:var(--ink);} nav.links a.on::after{width:100%;}

/* ---------- generic prose ---------- */
.prose{max-width:68ch;}
.prose h2{font-family:'Fraunces',Georgia,serif; font-weight:300; font-size:30px; letter-spacing:-.02em;
  margin:52px 0 16px; line-height:1.14;}
.prose h3{font-family:'Plus Jakarta Sans',sans-serif; font-weight:600; font-size:17px; margin:34px 0 10px;}
.prose p{font-size:16px; line-height:1.72; color:var(--ink70); margin:0 0 16px;}
.prose ul{margin:0 0 20px; padding-left:20px;}
.prose li{font-size:16px; line-height:1.72; color:var(--ink70); margin-bottom:9px;}
.prose a{border-bottom:1.5px solid var(--mint);}
.prose a:hover{border-color:var(--char);}

/* ---------- contact routes ---------- */
.routes{display:grid; grid-template-columns:repeat(2,1fr); gap:0; border-top:1px solid var(--rule); margin-top:52px;}
.routes a{display:block; padding:34px 34px 34px 0; border-right:1px solid var(--rule);
  border-bottom:1px solid var(--rule); transition:background .3s ease;}
.routes a:nth-child(2n){border-right:0; padding-left:34px;}
.routes a:hover{background:rgba(124,199,159,.08);}
.routes .rt{font-family:'Fraunces',Georgia,serif; font-weight:300; font-size:27px; letter-spacing:-.02em;}
.routes .rd{font-size:14.5px; color:var(--ink50); margin-top:9px; line-height:1.6; max-width:40ch;}
.routes .rm{font-family:'IBM Plex Mono',monospace; font-size:12.5px; color:var(--forest); margin-top:14px;}

/* ---------- next-page links ---------- */
.nextnav{display:grid; grid-template-columns:repeat(3,1fr); gap:0; border-top:1px solid var(--rule); margin-top:0;}
.nextnav a{padding:38px 34px 38px 0; border-right:1px solid var(--rule); transition:background .3s ease;}
.nextnav a:last-child{border-right:0;}
.nextnav a:not(:first-child){padding-left:34px;}
.nextnav a:hover{background:rgba(124,199,159,.08);}
.nextnav .k{font-family:'IBM Plex Mono',monospace; font-size:10.5px; letter-spacing:.19em;
  text-transform:uppercase; color:var(--forest);}
.nextnav .t{font-family:'Fraunces',Georgia,serif; font-weight:300; font-size:25px; margin-top:12px; letter-spacing:-.02em;}

/* ---------- 404 ---------- */
.big404{font-family:'Fraunces',Georgia,serif; font-weight:300; font-size:clamp(90px,15vw,190px);
  line-height:.85; letter-spacing:-.05em; color:var(--deep);}

@media (max-width:1080px){
  .routes,.nextnav{grid-template-columns:1fr;}
  .routes a,.nextnav a{border-right:0; padding-left:0 !important; padding-right:0;
    border-bottom:1px solid var(--rule);}
  .nextnav a:last-child{border-bottom:0;}
  .phero{padding:150px 0 60px;}
}

/* ---------- table on light background ---------- */
.tbl-light th{color:var(--ink50); border-bottom-color:var(--rule);}
.tbl-light td{border-bottom-color:var(--rule);}
.tbl-light .m{color:var(--ink);}
.tbl-light .v{color:var(--deep);}
.tbl-light .n{color:var(--ink70);}
@media (max-width:720px){ .tbl-light tr{border-bottom-color:var(--rule);} }

/* intrinsic width/height attrs are present for CLS; keep ratio */
.logo img, footer img{width:auto; max-width:none;}