:root{--ink:#102524;--ink2:#183533;--paper:#f6f2e8;--paper2:#ebe6da;--lime:#c7d74a;--gold:#d49d38;--green:#3c7a63;--muted:#677875;--white:#fff;--line:rgba(16,37,36,.14);--shadow:0 24px 60px rgba(16,37,36,.14);--r:24px;--navh:84px}
*{box-sizing:border-box}html{scroll-behavior:smooth;overflow-x:hidden}body{margin:0;font-family:Inter,Arial,sans-serif;background:var(--paper);color:var(--ink);line-height:1.55;overflow-x:hidden}a{color:inherit;text-decoration:none}img,svg{max-width:100%;display:block}button,input,select,textarea{font:inherit}button{cursor:pointer}.wrap{width:min(1180px,calc(100% - 40px));margin:auto}.eyebrow{font-size:.76rem;letter-spacing:.18em;text-transform:uppercase;font-weight:800;color:var(--green)}h1,h2,h3{font-family:Georgia,'Times New Roman',serif;line-height:1.02;margin:0 0 18px}h1{font-size:clamp(2.8rem,6.2vw,6.6rem);letter-spacing:-.055em}h2{font-size:clamp(2.15rem,4vw,4.2rem);letter-spacing:-.045em}h3{font-size:1.6rem;letter-spacing:-.025em}p{margin:0 0 18px}.lead{font-size:clamp(1.08rem,1.45vw,1.28rem);color:#38514e;max-width:760px}.small{font-size:.9rem;color:var(--muted)}.pill{display:inline-flex;align-items:center;gap:8px;padding:9px 13px;border-radius:999px;border:1px solid var(--line);background:rgba(255,255,255,.55);font-size:.8rem;font-weight:750}.btn{display:inline-flex;align-items:center;justify-content:center;gap:10px;padding:14px 18px;border-radius:999px;border:1px solid var(--ink);font-weight:800;transition:.25s transform,.25s background,.25s color}.btn:hover{transform:translateY(-2px)}.btn.primary{background:var(--ink);color:white}.btn.light{background:white;border-color:white;color:var(--ink)}.btn.ghost{background:transparent}.btn.arrow:after{content:'↗';font-size:1.1em}.actions{display:flex;flex-wrap:wrap;gap:10px}.section{padding:92px 0}.section.compact{padding:64px 0}.section.dark{background:var(--ink);color:white}.section.dark .lead,.section.dark .small{color:#bed0cc}.section.alt{background:var(--paper2)}.grid{display:grid;gap:24px}.g2{grid-template-columns:repeat(2,minmax(0,1fr))}.g3{grid-template-columns:repeat(3,minmax(0,1fr))}.g4{grid-template-columns:repeat(4,minmax(0,1fr))}.card{border:1px solid var(--line);border-radius:var(--r);padding:26px;background:rgba(255,255,255,.5)}.card.darkcard{background:#183533;border-color:rgba(255,255,255,.12);color:white}.metric{font-family:Georgia,serif;font-size:clamp(2.4rem,5vw,4.5rem);line-height:.95;letter-spacing:-.055em}.metric-label{font-size:.86rem;text-transform:uppercase;letter-spacing:.09em;color:var(--muted);font-weight:800}.dark .metric-label{color:#9fb6b0}.accent{color:var(--gold)}
header{position:sticky;top:0;z-index:50;height:var(--navh);background:rgba(246,242,232,.94);backdrop-filter:blur(16px);border-bottom:1px solid var(--line)}.nav{height:100%;display:grid;grid-template-columns:1fr auto 1fr;align-items:center;gap:18px}.brand{display:flex;align-items:center;gap:12px;min-width:0}.mark{width:42px;height:42px;border-radius:12px;background:var(--ink);position:relative;overflow:hidden;flex:none}.mark:before,.mark:after{content:'';position:absolute;background:var(--lime);transform:rotate(-25deg)}.mark:before{width:9px;height:55px;left:11px;top:-7px}.mark:after{width:9px;height:55px;right:8px;top:-7px;background:var(--gold)}.brand b{font-size:1.04rem;letter-spacing:.04em}.brand span{display:block;font-size:.66rem;color:var(--muted);text-transform:uppercase;letter-spacing:.14em}.desktop-nav{display:flex;align-items:center;gap:4px}.desktop-nav>a,.drop>button{border:0;background:none;padding:11px 13px;border-radius:999px;font-weight:760;font-size:.91rem;color:#27413e}.desktop-nav>a:hover,.drop>button:hover,.desktop-nav>a.active{background:rgba(16,37,36,.07)}.drop{position:relative}.dropmenu{display:none;position:absolute;top:calc(100% + 4px);left:50%;transform:translateX(-50%);width:280px;padding:10px;background:#fff;border:1px solid var(--line);border-radius:18px;box-shadow:var(--shadow)}.drop.open .dropmenu,.drop:hover .dropmenu,.drop:focus-within .dropmenu{display:block}.dropmenu:before{content:'';position:absolute;height:12px;left:0;right:0;top:-12px}.dropmenu a{display:block;padding:12px 13px;border-radius:12px}.dropmenu a:hover{background:var(--paper)}.nav-right{justify-self:end;display:flex;align-items:center;gap:8px}.mobile-toggle{display:none;border:1px solid var(--line);width:44px;height:44px;border-radius:50%;background:white}.mobile-panel{display:none!important}
.hero{min-height:760px;display:grid;align-items:center;position:relative;overflow:hidden;background:linear-gradient(135deg,#f6f2e8 0%,#eef0df 50%,#e4ebdf 100%)}.hero-grid{display:grid;grid-template-columns:1.02fr .98fr;gap:54px;align-items:center;padding:70px 0}.hero-copy{position:relative;z-index:2}.hero-copy h1 .line2{display:block;color:var(--green)}.hero-copy .lead{margin:24px 0 30px}.hero-kickers{display:flex;gap:12px;flex-wrap:wrap;margin-bottom:22px}.masterplan{position:relative;min-height:540px;border-radius:40px;background:#173533;box-shadow:var(--shadow);overflow:hidden;padding:24px}.masterplan svg{width:100%;height:100%;min-height:490px}.map-label{position:absolute;background:rgba(255,255,255,.94);padding:10px 12px;border-radius:14px;box-shadow:0 10px 30px rgba(0,0,0,.16);font-size:.76rem;font-weight:800}.map-label.one{left:9%;top:11%}.map-label.two{right:8%;top:24%}.map-label.three{left:18%;bottom:9%}.hero-stats{position:absolute;left:24px;right:24px;bottom:24px;display:grid;grid-template-columns:repeat(3,1fr);gap:8px}.hero-stat{background:rgba(246,242,232,.93);border-radius:18px;padding:14px}.hero-stat strong{display:block;font-family:Georgia,serif;font-size:1.55rem}.hero-stat span{font-size:.7rem;text-transform:uppercase;letter-spacing:.08em;color:var(--muted);font-weight:800}
.band{border-top:1px solid var(--line);border-bottom:1px solid var(--line);background:white}.band-grid{display:grid;grid-template-columns:repeat(4,1fr)}.band-item{padding:30px 22px;border-right:1px solid var(--line)}.band-item:last-child{border-right:0}.band-item b{font-family:Georgia,serif;font-size:2.2rem;display:block}.band-item span{font-size:.78rem;letter-spacing:.1em;text-transform:uppercase;color:var(--muted);font-weight:800}
.intro-split{display:grid;grid-template-columns:.8fr 1.2fr;gap:70px;align-items:start}.sticky-title{position:sticky;top:120px}.path{counter-reset:step;display:grid;gap:14px}.path-item{display:grid;grid-template-columns:56px 1fr;gap:18px;align-items:start;border-top:1px solid var(--line);padding:24px 0}.path-item:before{counter-increment:step;content:'0' counter(step);font-family:Georgia,serif;color:var(--gold);font-size:1.5rem}.path-item h3{margin-bottom:7px}
.project-grid{display:grid;grid-template-columns:repeat(12,1fr);gap:18px}.project{position:relative;border-radius:28px;overflow:hidden;min-height:360px;background:#1a3835;padding:26px;color:white;display:flex;flex-direction:column;justify-content:flex-end}.project:nth-child(1){grid-column:span 7}.project:nth-child(2){grid-column:span 5}.project:nth-child(3){grid-column:span 4}.project:nth-child(4){grid-column:span 4}.project:nth-child(5){grid-column:span 4}.project:before{content:'';position:absolute;inset:0;background:radial-gradient(circle at 20% 20%,rgba(199,215,74,.22),transparent 24%),linear-gradient(145deg,rgba(255,255,255,.05),transparent 35%)}.project .wire{position:absolute;inset:0;opacity:.45}.project-content{position:relative;z-index:2}.project .num{font-family:Georgia,serif;font-size:2.8rem}.project .meta{font-size:.75rem;text-transform:uppercase;letter-spacing:.1em;color:#c9dbd7;font-weight:800}.project h3{font-size:2rem;margin:7px 0}.project p{color:#d8e4e1;max-width:470px}.project .btn{align-self:flex-start;border-color:rgba(255,255,255,.5);color:white;padding:10px 14px}
.impact-panel{display:grid;grid-template-columns:1.1fr .9fr;gap:36px;align-items:stretch}.impact-copy{padding:40px;border-radius:32px;background:var(--ink);color:white}.impact-copy .lead{color:#c8d8d4}.impact-numbers{display:grid;grid-template-columns:1fr 1fr;gap:16px}.impact-numbers .card{background:#e9e6d7}.impact-numbers .card:last-child{grid-column:1/-1;background:var(--lime)}
.page-hero{padding:110px 0 70px;background:linear-gradient(130deg,#f6f2e8,#e9efdf)}.page-hero .lead{max-width:820px}.crumbs{font-size:.8rem;color:var(--muted);margin-bottom:24px}.feature-banner{background:var(--ink);color:white;border-radius:32px;padding:40px;display:grid;grid-template-columns:1fr auto;gap:30px;align-items:center}.filterbar{display:flex;flex-wrap:wrap;gap:10px;margin:24px 0 32px}.filterbar button{border:1px solid var(--line);background:white;border-radius:999px;padding:10px 14px;font-weight:800}.filterbar button.active{background:var(--ink);color:white}.development-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.dev-card{border:1px solid var(--line);border-radius:24px;background:white;overflow:hidden;display:flex;flex-direction:column}.dev-visual{height:200px;background:#173533;position:relative;overflow:hidden}.dev-visual svg{height:100%;width:100%;opacity:.9}.dev-body{padding:24px;display:flex;flex-direction:column;gap:10px;flex:1}.dev-body .meta{font-size:.73rem;text-transform:uppercase;letter-spacing:.1em;color:var(--green);font-weight:800}.dev-body h3{margin:0}.dev-body p{color:var(--muted);font-size:.94rem}.dev-body .btn{margin-top:auto;align-self:flex-start;padding:10px 14px}.timeline{display:grid;gap:0;border-left:2px solid var(--line);margin-left:16px}.timeline-item{position:relative;padding:0 0 28px 34px}.timeline-item:before{content:'';position:absolute;width:14px;height:14px;border-radius:50%;background:var(--gold);left:-8px;top:6px}.timeline-year{font-family:Georgia,serif;font-size:1.65rem}.people{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.person{border-radius:22px;border:1px solid var(--line);padding:24px;background:white}.person .avatar{width:56px;height:56px;border-radius:16px;background:var(--ink);color:white;display:grid;place-items:center;font-family:Georgia,serif;font-size:1.4rem;margin-bottom:18px}.person p{font-size:.92rem;color:var(--muted)}.process-wheel{display:grid;grid-template-columns:repeat(3,1fr);gap:18px}.process-card{padding:24px;border-radius:22px;border:1px solid var(--line);background:white}.process-card .n{font-family:Georgia,serif;font-size:2.6rem;color:var(--gold)}
.finder{border-radius:30px;padding:34px;background:#183533;color:white}.finder-controls{display:grid;grid-template-columns:1.2fr .8fr .8fr;gap:12px;margin-top:24px}.field label{display:block;font-size:.72rem;text-transform:uppercase;letter-spacing:.09em;font-weight:800;margin-bottom:7px;color:#bad0ca}.field input,.field select,.field textarea{width:100%;border:1px solid rgba(255,255,255,.18);background:#102b29;color:white;border-radius:14px;padding:13px 14px;outline:0}.field input::placeholder,.field textarea::placeholder{color:#97b1ab}.field option{color:#102524}.finder-results{display:grid;grid-template-columns:repeat(3,1fr);gap:12px;margin-top:18px}.finder-result{border:1px solid rgba(255,255,255,.12);background:#102b29;border-radius:18px;padding:18px}.finder-result h3{font-size:1.3rem}.finder-result p{font-size:.9rem;color:#bfd0cc}.finder-result.hidden{display:none}
.contact-grid{display:grid;grid-template-columns:.95fr 1.05fr;gap:28px}.office{border:1px solid var(--line);border-radius:24px;padding:24px;background:white}.office h3{margin-bottom:10px}.office a{font-weight:800}.formbox{background:var(--ink);color:white;border-radius:30px;padding:30px}.formbox .field{margin-bottom:14px}.formbox textarea{min-height:130px;resize:vertical}.notice{font-size:.78rem;color:#a9c0ba}.map-illus{height:230px;border-radius:22px;background:linear-gradient(145deg,#e6ead8,#d8e3d5);position:relative;overflow:hidden;margin-top:20px}.map-illus:before,.map-illus:after{content:'';position:absolute;background:white;border:2px solid #c8d0c3;border-radius:999px;transform:rotate(-18deg)}.map-illus:before{width:320px;height:32px;left:-40px;top:68px}.map-illus:after{width:280px;height:26px;right:-20px;bottom:50px;transform:rotate(24deg)}.pin{position:absolute;width:22px;height:22px;border-radius:50% 50% 50% 0;transform:rotate(-45deg);background:var(--gold);left:48%;top:43%;z-index:3}.pin:after{content:'';position:absolute;width:7px;height:7px;border-radius:50%;background:white;left:7px;top:7px}
footer{background:#0d211f;color:white;padding:56px 0 26px}.footer-grid{display:grid;grid-template-columns:1.4fr 1fr 1fr 1fr;gap:30px}.footer-grid h4{margin:0 0 12px}.footer-grid a{display:block;color:#c2d1cd;margin:8px 0;font-size:.9rem}.footer-brand p{color:#b9ccc7;max-width:380px}.footer-bottom{border-top:1px solid rgba(255,255,255,.12);margin-top:40px;padding-top:22px;display:flex;justify-content:space-between;gap:20px;color:#9cb0ab;font-size:.8rem}
@media(max-width:1080px){.desktop-nav,.nav-right .btn{display:none}.mobile-toggle{display:grid;place-items:center}.nav{grid-template-columns:1fr auto}.nav-right{grid-column:2}.mobile-panel{display:none!important;position:fixed;top:var(--navh);left:0;right:0;bottom:0;background:var(--paper);padding:24px 20px;overflow:auto;z-index:49}.mobile-panel.open{display:block!important}.mobile-panel a,.mobile-panel button{display:block;width:100%;text-align:left;padding:15px;border:0;border-bottom:1px solid var(--line);background:none;font-weight:800}.mobile-sub{display:none;padding-left:14px}.mobile-sub.open{display:block}.hero-grid{grid-template-columns:1fr}.hero{min-height:auto}.masterplan{min-height:480px}.masterplan svg{min-height:430px}.intro-split,.impact-panel,.contact-grid{grid-template-columns:1fr}.sticky-title{position:static}.development-grid{grid-template-columns:repeat(2,1fr)}.people{grid-template-columns:repeat(2,1fr)}.finder-controls{grid-template-columns:1fr 1fr}.finder-controls .field:first-child{grid-column:1/-1}.finder-results{grid-template-columns:repeat(2,1fr)}.footer-grid{grid-template-columns:1fr 1fr}.g4{grid-template-columns:repeat(2,1fr)}}
@media(max-width:760px){:root{--navh:72px}.wrap{width:min(100% - 28px,1180px)}.brand div span{display:none}.mark{width:38px;height:38px}.section{padding:70px 0}.section.compact{padding:48px 0}.hero-grid{padding:52px 0}.hero h1{font-size:clamp(2.7rem,15vw,4.6rem)}.masterplan{min-height:430px;padding:14px;border-radius:28px}.masterplan svg{min-height:390px}.map-label{font-size:.67rem}.hero-stats{left:14px;right:14px;bottom:14px;grid-template-columns:1fr}.hero-stat{padding:10px 12px}.hero-stat:nth-child(2),.hero-stat:nth-child(3){display:none}.band-grid{grid-template-columns:1fr 1fr}.band-item{border-bottom:1px solid var(--line)}.band-item:nth-child(2){border-right:0}.g2,.g3,.g4,.development-grid,.people,.process-wheel,.finder-results{grid-template-columns:1fr}.project-grid{display:grid;grid-template-columns:1fr}.project:nth-child(n){grid-column:auto;min-height:330px}.impact-numbers{grid-template-columns:1fr}.impact-numbers .card:last-child{grid-column:auto}.finder{padding:24px 18px}.finder-controls{grid-template-columns:1fr}.finder-controls .field:first-child{grid-column:auto}.feature-banner{grid-template-columns:1fr}.footer-grid{grid-template-columns:1fr}.footer-bottom{flex-direction:column}.page-hero{padding:74px 0 52px}.contact-grid{gap:18px}.formbox{padding:24px 18px}}
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