/* Ascent investor site design system. Deployed via ascent-site plugin, built 2026-09-13. */
:root{
  --pine:#056937; --pine-dk:#04532B; --forest:#0B4A2A; --forest-2:#10582F;  /* forest warmed toward Ascent pine per Susie, Sep 4 (was #06301B/#0A4127) */
  --ink:#14211A; --ink-2:#4C554E; --ink-3:#666E67;
  --paper:#FFFFFF; --bone:#F5F4EE; --bone-2:#EDEBE2;
  --line:#E2E0D7; --line-2:#D2CFC2;
  --gold:#A98634; --gold-tx:#7E6216; --amber-bg:#FBF6E9;
  --lime-a:#D9E028; --lime-b:#8DC641;
  --shell:1488px; --gut:40px;
  --f-disp:'Hepta Slab',Georgia,'Times New Roman',serif;
  --f-body:'Outfit',-apple-system,BlinkMacSystemFont,'Segoe UI',Helvetica,Arial,sans-serif;
}
*,*::before,*::after{box-sizing:border-box;}
html{-webkit-text-size-adjust:100%;}
body{margin:0;background:var(--paper);color:var(--ink-2);
  font-family:var(--f-body);font-size:18px;font-weight:400;line-height:1.72;
  -webkit-font-smoothing:antialiased;-moz-osx-font-smoothing:grayscale;}
img{max-width:100%;display:block;}
a{color:inherit;text-decoration:none;}
html body a{color:inherit;}  /* beats theme link colors (Hello sets #c36) in any load order */
ul,ol{margin:0;padding:0;list-style:none;}
button{font:inherit;color:inherit;background:none;border:0;cursor:pointer;}
:focus-visible{outline:2px solid var(--pine);outline-offset:3px;}
::selection{background:var(--lime-a);color:var(--forest);}

h1,h2,h3,h4{font-family:var(--f-disp);color:var(--ink);margin:0;
  font-weight:500;line-height:1.14;letter-spacing:-.012em;text-wrap:balance;}
h1{font-size:clamp(31px,4.2vw,54px);}
h2{font-size:clamp(27px,3.1vw,40px);text-align:center;margin-left:auto;margin-right:auto;}
h3{font-size:clamp(21px,1.6vw,24px);line-height:1.25;letter-spacing:-.005em;}
h4{font-size:19px;line-height:1.3;letter-spacing:0;}
p{margin:0;}
p,dd,li,figcaption{text-wrap:pretty;}  /* discourage single-word widow lines */

.shell{max-width:var(--shell);margin:0 auto;padding:0 var(--gut);}
.skip{position:absolute;left:-9999px;top:0;z-index:999;background:var(--forest);color:#fff;
  padding:14px 22px;font-size:16px;letter-spacing:.08em;text-transform:uppercase;}
.skip:focus{left:0;}

/* ---------- utility type ---------- */
.eyebrow{display:flex;align-items:center;gap:12px;
  font-family:var(--f-body);font-size:16px;font-weight:600;letter-spacing:.13em;
  text-transform:uppercase;color:var(--gold-tx);margin:0 0 20px;}
.eyebrow::before,.eyebrow::after{content:"";width:26px;height:1px;background:var(--gold);flex:none;}
.eyebrow{justify-content:center;max-width:none;margin-left:auto;margin-right:auto;}
.hero .eyebrow,.phead .eyebrow{justify-content:flex-start;}
.hero .eyebrow::after,.phead .eyebrow::after{display:none;}
.eyebrow.on-dark{color:#D8C68A;}
.eyebrow.on-dark::before,.eyebrow.on-dark::after{background:#B79A4E;}
.lede{font-size:clamp(19px,1.55vw,21px);line-height:1.62;color:var(--ink-2);max-width:60ch;}
.prose p{margin-left:auto;margin-right:auto;margin-bottom:1.15em;}
.blk>p{margin-left:auto;margin-right:auto;text-align:center;}
.blk>.prose{text-align:center;}
.prose p:last-child{margin-bottom:0;}
.prose strong{color:var(--ink);font-weight:600;}
.sub{font-family:var(--f-body);font-weight:600;color:var(--ink);text-align:center;
  font-size:20px;line-height:1.65;letter-spacing:0;
  margin:0 auto 18px;text-wrap:balance;}
.statement{font-family:var(--f-disp);font-weight:400;color:var(--pine);text-align:center;margin-left:auto;margin-right:auto;
  font-size:clamp(23px,2.4vw,31px);line-height:1.28;letter-spacing:-.01em;margin-top:8px;}
.fineprint{font-size:16px;color:var(--ink-3);}

/* ---------- buttons ---------- */
.btn{display:inline-flex;align-items:center;gap:10px;
  font-family:var(--f-body);font-size:16px;font-weight:600;letter-spacing:.09em;
  text-transform:uppercase;padding:16px 28px;border:1px solid transparent;
  transition:background-position .35s ease,color .2s ease,border-color .2s ease;}
.btn-go{color:var(--forest);border-color:transparent;
  background-image:linear-gradient(115deg,var(--lime-a) 0%,var(--lime-b) 55%,var(--lime-b) 100%);
  background-size:200% 100%;background-position:0% 0;}
.btn-go:hover{background-position:100% 0;}
.btn-line{color:var(--ink);border-color:var(--line-2);}
.btn-line:hover{border-color:var(--ink);background:var(--bone);}
.btn-ghost{color:#fff;border-color:rgba(255,255,255,.4);}
.btn-ghost:hover{border-color:#fff;background:rgba(255,255,255,.1);}
.btn .ar{font-size:16px;line-height:1;transform:translateY(-1px);}
.cta-row{display:flex;flex-wrap:wrap;gap:14px;margin-top:34px;justify-content:center;}
.hero .cta-row{justify-content:flex-start;}

/* ---------- nav ---------- */
.nav{position:sticky;top:0;z-index:80;background:var(--paper);border-bottom:1px solid var(--line);}
.nav-in{display:grid;grid-template-columns:1fr auto 1fr;align-items:center;gap:24px;height:98px;}
.nav-logo{justify-self:start;}
.nav-in>nav{justify-self:center;}
.nav-cta{justify-self:end;}
.nav-logo img{height:54px;width:auto;}
.nav-links{display:flex;align-items:center;gap:30px;}
.nav-links>li>a{font-size:16px;font-weight:500;letter-spacing:.06em;text-transform:uppercase;
  color:var(--ink-2);padding:6px 0;border-bottom:1.5px solid transparent;transition:.2s;white-space:nowrap;}
.nav-links>li>a:hover{color:var(--ink);}
.nav-links>li>a.on{color:var(--pine);border-bottom-color:var(--gold);}
.nav-cta .btn{padding:13px 20px;font-size:16px;letter-spacing:.05em;white-space:nowrap;}
.nav-tog{display:none;width:46px;height:46px;align-items:center;justify-content:center;border:1px solid var(--line);}
.nav-tog svg{width:19px;height:19px;stroke:var(--ink);fill:none;stroke-width:1.6;}
.drawer{display:none;border-top:1px solid var(--line);background:var(--paper);}
.drawer.open{display:block;}
.drawer a{display:block;padding:17px var(--gut);font-size:16px;font-weight:500;letter-spacing:.08em;
  text-transform:uppercase;border-bottom:1px solid var(--line);color:var(--ink-2);}

/* ---------- hero ---------- */
.hero{position:relative;background:var(--forest);color:#fff;overflow:hidden;}
.hero-bg{position:absolute;inset:0;}
.hero-bg img{width:100%;height:100%;object-fit:cover;}
.hero-bg::after{content:"";position:absolute;inset:0;
  background:linear-gradient(96deg,rgba(11,74,42,.94) 0%,rgba(11,74,42,.86) 42%,rgba(11,74,42,.62) 72%,rgba(11,74,42,.38) 100%),linear-gradient(to top,rgba(11,74,42,.6) 0%,rgba(11,74,42,.08) 40%);}
.hero-in{position:relative;z-index:1;padding:100px 0 0;}
.hero h1{color:#fff;max-width:60ch;font-size:clamp(29px,3.55vw,46px);}
.hero h1,.hero .lede{max-width:840px;}
.hero .lede{color:rgba(255,255,255,.86);margin-top:22px;max-width:60ch;}
.hero-strip{position:relative;z-index:1;margin-top:58px;
  border-top:1px solid rgba(255,255,255,.22);display:grid;grid-template-columns:repeat(4,1fr);}
.hero-strip>div{padding:22px 20px 26px;text-align:center;}
.hero-strip>div+div{border-left:1px solid rgba(255,255,255,.16);}
.hero-strip .n{font-family:var(--f-disp);font-weight:500;font-size:27px;color:#fff;
  line-height:1.1;font-variant-numeric:tabular-nums;}
.hero-strip .t{font-size:16px;font-weight:500;letter-spacing:.05em;text-transform:uppercase;
  color:rgba(255,255,255,.72);margin-top:9px;line-height:1.45;}

/* ---------- page head ---------- */
.phead{position:relative;background:var(--forest);color:#fff;overflow:hidden;}
.phead .hero-bg::after{background:linear-gradient(96deg,rgba(11,74,42,.95) 0%,rgba(11,74,42,.86) 40%,rgba(11,74,42,.5) 100%);}
.phead-in{position:relative;z-index:1;padding:104px 0 96px;}
.phead h1{color:#fff;max-width:16ch;}
.phead .lede{color:rgba(255,255,255,.84);margin-top:22px;}

/* ---------- sections ---------- */
.sec{padding:94px 0;}
.sec.tight{padding:76px 0;}
.sec.bone{background:var(--bone);}
.sec.rule{border-top:1px solid var(--line);}
.split{display:block;}
.split-l{position:static;margin:0 auto;text-align:center;}
.split-l h2{font-size:clamp(26px,2.75vw,36px);}
.split-r{margin:26px auto 0;text-align:center;}
.split-x{margin-top:8px;display:flex;justify-content:center;}

/* ---------- two column feature ---------- */
.cols2{display:grid;grid-template-columns:minmax(0,1.06fr) minmax(0,.94fr);gap:70px;align-items:center;}
.cols2-t{text-align:left;}
.cols2-t .eyebrow{justify-content:flex-start;margin-left:0;margin-right:0;}
.cols2-t .eyebrow::after{display:none;}
.cols2-t h2{text-align:left;margin-left:0;margin-right:0;font-size:clamp(26px,2.75vw,36px);}
.cols2-t .prose{text-align:left;margin-top:26px;}
.cols2-t .prose p{margin-left:0;margin-right:0;}
.cols2-t .statement{text-align:left;margin-left:0;margin-right:0;}
.cols2-t .cta-row{justify-content:flex-start;}
.cols2-t .sub{text-align:left;margin-left:0;margin-right:0;}
.cols2-f{margin:0;}
.cols2-f .frame{aspect-ratio:4/5;}
.cols2-f .uiwrap .ui{margin-left:auto;margin-right:auto;}
.cols2.flash-l{grid-template-columns:minmax(0,400px) minmax(0,1fr);gap:76px;}
@media(max-width:940px){
  .cols2,.cols2.flash-l{grid-template-columns:1fr;gap:44px;}
  .cols2 .cols2-f{order:2;}
}

/* ---------- numbers ---------- */
.figs{display:grid;grid-template-columns:repeat(3,1fr);border-top:1.5px solid var(--ink);margin-top:6px;}
.figs>div{padding:34px 26px;text-align:center;}
.figs>div+div{border-left:1px solid var(--line);}
.figs .n{font-family:var(--f-disp);font-weight:500;color:var(--pine);
  font-size:clamp(38px,4vw,54px);line-height:1;letter-spacing:-.02em;font-variant-numeric:tabular-nums;}
.figs .t{font-size:16px;line-height:1.55;color:var(--ink-2);margin:16px auto 0;max-width:26ch;}

/* ---------- cards ---------- */
.grid2{display:grid;grid-template-columns:repeat(2,1fr);gap:44px;}
.grid3{display:grid;grid-template-columns:repeat(3,1fr);gap:36px;}
.grid6{display:grid;grid-template-columns:repeat(3,1fr);gap:30px 30px;}
.card{border-top:1.5px solid var(--ink);padding-top:22px;}
.card h3{margin-bottom:10px;}
.card p{font-size:16px;line-height:1.65;color:var(--ink-2);}
.card .go{display:inline-flex;align-items:center;gap:8px;margin-top:18px;
  font-size:16px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:var(--pine);}
.card .go:hover{color:var(--gold-tx);}
.cgrid .card{text-align:center;}
.card .go .ar{transition:transform .25s;}
.card:hover .go .ar{transform:translateX(4px);}

.feature{display:grid;grid-template-columns:minmax(0,1fr);gap:26px;}
@media(min-width:861px){.feature .deck{min-height:2.7em;}}
.frame{position:relative;overflow:hidden;background:var(--bone-2);aspect-ratio:4/5;}
.frame.wide{aspect-ratio:16/10;}
.frame img{width:100%;height:100%;object-fit:cover;transition:transform .7s cubic-bezier(.2,.7,.3,1);}
.feature:hover .frame img,.plot:hover .frame img{transform:scale(1.035);}
.plot h3{margin-bottom:6px;}
.plot .meta{font-size:16px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:var(--ink-3);}
.plot .frame{margin-bottom:14px;aspect-ratio:5/6;}
.plot .frame img{object-position:50% 42%;}

/* ---------- statement band ---------- */
.band{background:var(--forest);color:#fff;padding:96px 0;}
.band h2,.band .big{color:#fff;}
.band .big{font-family:var(--f-disp);font-weight:400;font-size:clamp(23px,2.4vw,31px);
  line-height:1.32;letter-spacing:-.01em;}
.split-r .big{font-size:clamp(20px,1.95vw,26px);}
.band p{color:rgba(255,255,255,.8);}
.band .big{margin-left:auto;margin-right:auto;}
.band .prose p{color:rgba(255,255,255,.8);}

/* ---------- list ---------- */
.spec{border-top:1px solid var(--line-2);max-width:74ch;text-align:left;}
.spec li{display:grid;grid-template-columns:34px 1fr;gap:16px;padding:20px 0;
  border-bottom:1px solid var(--line);color:var(--ink-2);font-size:17px;line-height:1.6;}
.spec.plain li{grid-template-columns:1fr;}
.spec .k{font-family:var(--f-disp);font-weight:500;color:var(--pine);font-size:16px;
  letter-spacing:.02em;padding-top:2px;}

/* ---------- table ---------- */
.tbl-wrap{overflow-x:auto;}
table.tbl{width:100%;border-collapse:collapse;min-width:560px;margin-left:auto;margin-right:auto;}
table.tbl th{text-align:left;font-family:var(--f-body);font-size:16px;font-weight:600;
  letter-spacing:.07em;text-transform:uppercase;color:var(--ink-3);
  padding:0 22px 14px 0;border-bottom:1.5px solid var(--ink);}
table.tbl td{font-size:16.5px;line-height:1.6;color:var(--ink-2);
  padding:22px 22px 22px 0;border-bottom:1px solid var(--line);vertical-align:top;}
table.tbl td:first-child{font-family:var(--f-disp);font-weight:500;color:var(--ink);
  font-size:16px;width:32%;padding-right:34px;}

table.tbl.port td:first-child{width:30%;}
table.tbl.port td.pend{color:var(--ink-3);font-style:italic;}
table.tbl tfoot td{border-bottom:0;border-top:1.5px solid var(--ink);
  font-family:var(--f-body);font-size:16px;font-weight:600;color:var(--ink);}
table.tbl.port tfoot td:first-child{font-family:var(--f-disp);}
.vh{position:absolute;width:1px;height:1px;overflow:hidden;clip:rect(0 0 0 0);white-space:nowrap;}

/* ---------- form ---------- */
.form{max-width:620px;margin-left:auto;margin-right:auto;text-align:left;}
.fld{margin-bottom:26px;}
.fld label{display:block;font-size:16px;font-weight:600;letter-spacing:.07em;
  text-transform:uppercase;color:var(--ink-3);margin-bottom:9px;}
.fld input,.fld select,.fld textarea{width:100%;font-family:var(--f-body);font-size:17px;
  color:var(--ink);background:var(--paper);border:0;border-bottom:1.5px solid var(--line-2);
  padding:12px 2px;transition:border-color .2s;border-radius:0;}
.fld select{appearance:none;background-image:linear-gradient(45deg,transparent 50%,var(--ink-3) 50%),linear-gradient(135deg,var(--ink-3) 50%,transparent 50%);
  background-position:calc(100% - 13px) 22px,calc(100% - 8px) 22px;background-size:5px 5px;background-repeat:no-repeat;}
.fld textarea{min-height:132px;resize:vertical;}
.fld input:focus,.fld select:focus,.fld textarea:focus{outline:none;border-bottom-color:var(--pine);}

.ph{background:var(--bone);border:1px dashed var(--line-2);color:var(--ink-3);margin-left:auto;margin-right:auto;
  display:flex;align-items:center;justify-content:center;text-align:center;
  padding:34px;font-size:16px;line-height:1.6;letter-spacing:.02em;max-width:74ch;}

.blk{position:relative;}

/* ---------- footer ---------- */
.foot{background:var(--forest);color:rgba(255,255,255,.78);padding:88px 0 34px;}
.foot-top{display:grid;grid-template-columns:minmax(0,1.35fr) repeat(2,minmax(0,1fr));gap:56px;}
.foot img{height:54px;width:auto;margin-bottom:22px;}
.foot .blurb{font-size:16px;line-height:1.7;color:rgba(255,255,255,.7);max-width:34ch;}
.foot .foot-h{margin:0;color:#fff;font-family:var(--f-body);font-size:16px;font-weight:600;
  letter-spacing:.07em;text-transform:uppercase;margin-bottom:20px;}
.foot li{margin-bottom:11px;}
.foot li a{font-size:16px;color:rgba(255,255,255,.78);}
.foot li a:hover{color:var(--lime-a);}
.foot .addr{font-size:16px;line-height:1.75;color:rgba(255,255,255,.7);}
.foot-btm{margin-top:64px;padding-top:24px;border-top:1px solid rgba(255,255,255,.18);
  display:flex;justify-content:space-between;flex-wrap:wrap;gap:12px;
  font-size:16px;letter-spacing:.05em;text-transform:uppercase;color:rgba(255,255,255,.68);}

/* ---------- labelled rows (buy box, structures, track record) ---------- */
.rows{border-top:1.5px solid var(--ink);text-align:left;margin-left:auto;margin-right:auto;max-width:960px;}
.rows>div{display:grid;grid-template-columns:minmax(0,235px) minmax(0,1fr);gap:34px;
  padding:24px 0;border-bottom:1px solid var(--line);}
.rows dt{font-family:var(--f-disp);font-size:18px;font-weight:500;letter-spacing:-.005em;
  color:var(--ink);padding-top:2px;line-height:1.35;}
.rows dd{margin:0;font-size:17px;line-height:1.62;color:var(--ink-2);}
.rows.stack>div{grid-template-columns:1fr;gap:8px;padding:20px 0;}
.rows.stack dd{font-size:16px;line-height:1.6;}
@media(max-width:760px){.rows>div{grid-template-columns:1fr;gap:8px;}}

/* ---------- figure statements ---------- */
.figs.stmt{margin-top:48px;}
.figs.stmt>div{padding:30px 24px;}
.figs.stmt>div+div{}
.figs .k{font-family:var(--f-disp);font-size:clamp(21px,1.75vw,25px);font-weight:500;
  letter-spacing:-.005em;color:var(--ink);margin-bottom:14px;line-height:1.2;}
.figs .k::after{content:"";display:block;width:28px;height:2px;background:var(--gold);margin:12px auto 0;}
.figs .v{font-family:var(--f-disp);font-weight:400;font-size:clamp(18px,1.55vw,21px);
  line-height:1.4;letter-spacing:-.005em;color:var(--ink);}
.figs .v b{font-weight:500;color:var(--pine);font-variant-numeric:tabular-nums;}
@media(max-width:760px){.figs.stmt>div{padding:24px 0;}.figs.stmt>div+div{padding-left:0;}}

/* ---------- bios ---------- */
.bios{display:grid;grid-template-columns:repeat(2,1fr);gap:44px;border-top:1.5px solid var(--ink);padding-top:28px;}
.bio{text-align:center;}
.bio .face{margin-left:auto;margin-right:auto;}
.bio h3{margin-bottom:6px;}
.bio .role{font-size:16px;font-weight:600;letter-spacing:.07em;text-transform:uppercase;
  color:var(--pine);margin-bottom:16px;}
.bio p{font-size:16.5px;line-height:1.65;color:var(--ink-2);}
@media(max-width:860px){.bios{grid-template-columns:1fr;gap:36px;}}

/* ---------- map ---------- */
.mapwrap{margin-top:34px;max-width:870px;margin-left:auto;margin-right:auto;}
.usmap{width:100%;height:auto;display:block;}
.usmap path{stroke:var(--paper);stroke-width:1;stroke-linejoin:round;vector-effect:non-scaling-stroke;}
.usmap .o{fill:var(--bone-2);}
.usmap .s{fill:#AEC994;}
.usmap .p{fill:#3DB54A;}

.mapkey{display:flex;flex-wrap:wrap;gap:12px 30px;margin-top:18px;padding-top:16px;
  border-top:1px solid var(--line);}
.mapkey li{display:flex;align-items:center;gap:10px;font-size:16px;font-weight:600;
  letter-spacing:.06em;text-transform:uppercase;color:var(--ink-2);}
.mapkey .sw{width:16px;height:16px;flex:none;}
.mapkey .sw.p{background:#3DB54A;} .mapkey .sw.s{background:#AEC994;}
.mapkey .sw.c{background:var(--forest);border-radius:50%;width:14px;height:14px;border:2px solid #fff;box-shadow:0 0 0 1px var(--line-2);}
.usmap .p,.usmap .s{transition:filter .15s;}
.usmap .p:hover,.usmap .p:focus-visible{filter:brightness(1.08);}
.usmap .s:hover,.usmap .s:focus-visible{filter:brightness(1.05);}
.usmap path:focus-visible{outline:none;stroke:var(--forest);stroke-width:2;}
.city{cursor:default;outline:none;}
.chalo{fill:rgba(11,74,42,.14);}
.cdot{fill:var(--forest);stroke:#fff;stroke-width:2;}
.clabel{font-family:var(--f-body);font-size:19px;font-weight:600;fill:var(--ink);
  paint-order:stroke;stroke:#fff;stroke-width:4;stroke-linejoin:round;}
.ctip{opacity:0;pointer-events:none;transition:opacity .15s;
  filter:drop-shadow(0 2px 7px rgba(20,33,26,.22));}
.city:hover .ctip,.city:focus .ctip{opacity:1;}
.city:focus .cdot{stroke:var(--gold);stroke-width:3;}
.ctip rect{fill:#fff;stroke:var(--line-2);stroke-width:1;}
.ctip .ctip-h{font-family:var(--f-body);font-size:17px;font-weight:600;fill:var(--ink);}
.ctip .ctip-t{font-family:var(--f-body);font-size:16px;fill:var(--ink-2);}

/* ---------- misc ---------- */
.hint{font-size:16px;line-height:1.6;color:var(--ink-3);max-width:64ch;margin-top:24px;}
.deck{font-family:var(--f-disp);font-weight:400;font-size:clamp(21px,1.7vw,25px);
  line-height:1.35;color:var(--pine);letter-spacing:-.005em;margin:10px 0 24px;}

/* ================= illustrative product UI ================= */
.uiwrap{margin:0;text-align:left;}
.split-x .uiwrap .ui,.blk>.uiwrap.narrow .ui{margin-left:auto;margin-right:auto;}
.uiwrap figcaption{font-size:16px;line-height:1.55;color:var(--ink-3);margin-top:14px;max-width:none;}
.band .uiwrap figcaption{color:rgba(255,255,255,.6);}
.ui-scroll{overflow-x:auto;-webkit-overflow-scrolling:touch;}
.ui{--u-ink:#1A1D1B;--u-ink2:#5A625C;--u-mut:#636B65;--u-line:#E3E5E1;--u-panel:#FFFFFF;
  --u-shell:#F2F3F1;--u-bar:#14211A;--u-acc:#056937;--u-warn:#B0821E;--u-warn-tx:#8A6412;
  --u-over:#98301A;
  background:var(--u-shell);border:1px solid var(--line);box-shadow:0 14px 40px rgba(20,33,26,.10);
  font-family:var(--f-body);color:var(--u-ink);min-width:780px;}
.uiwrap.narrow .ui{min-width:0;max-width:340px;}
.ui-bar{display:flex;align-items:center;gap:16px;background:var(--u-bar);color:#D7DCD8;
  padding:12px 16px;font-size:12px;}
.ui-mark{font-family:var(--f-disp);font-weight:500;font-size:13px;letter-spacing:.06em;
  text-transform:uppercase;color:#fff;}
.ui-crumb{color:#A9B5AD;}.ui-crumb i{font-style:normal;opacity:.6;margin:0 5px;}
.ui-time{margin-left:auto;color:#8FA095;font-variant-numeric:tabular-nums;}
.ui-body{display:grid;grid-template-columns:132px minmax(0,1fr);}
.ui-rail{background:var(--u-shell);border-right:1px solid var(--u-line);padding:16px 0;}
.ui-rail ul{margin:0;padding:0;list-style:none;}
.ui-rail li{padding:8px 16px;font-size:12.5px;color:var(--u-mut);}
.ui-rail li.on{color:var(--u-acc);font-weight:600;box-shadow:inset 2px 0 0 var(--u-acc);
  background:#fff;}
.ui-main{padding:16px;display:flex;flex-direction:column;gap:14px;background:var(--u-shell);}
.tiles{display:grid;grid-template-columns:repeat(4,1fr);gap:12px;}
.tile{background:var(--u-panel);border:1px solid var(--u-line);padding:13px 14px;}
.ui .t-l{font-size:10.5px;font-weight:600;letter-spacing:.13em;text-transform:uppercase;
  color:var(--u-mut);margin:0 0 8px;}
.ui .t-v{font-family:var(--f-disp);font-weight:500;font-size:25px;line-height:1;color:var(--u-ink);
  margin:0;font-variant-numeric:tabular-nums;}
.ui .t-v small{font-family:var(--f-body);font-size:13px;font-weight:400;color:var(--u-mut);}
.ui .t-n{display:block;margin-top:8px;font-size:11.5px;color:var(--u-mut);}
.pans{display:grid;grid-template-columns:1fr 1fr;gap:12px;}
.pan{background:var(--u-panel);border:1px solid var(--u-line);padding:14px;min-width:0;
  display:flex;flex-direction:column;}
.pan.wide{grid-column:span 1;}
.pan .pan-h{margin:0;font-family:var(--f-body);font-size:11.5px;font-weight:600;letter-spacing:.11em;
  text-transform:uppercase;color:var(--u-ink2);margin:0 0 14px;}
.pan .pan-h span{font-weight:400;letter-spacing:.05em;text-transform:none;color:var(--u-mut);
  margin-left:7px;font-size:11.5px;}
.ui .pan-note{font-size:11.5px;color:var(--u-mut);margin:8px 0 0;font-variant-numeric:tabular-nums;}

/* occupancy chart */
.occ{width:100%;height:auto;display:block;overflow:visible;}
.occ .gl{stroke:var(--u-line);stroke-width:1;}
.occ .ax{font-family:var(--f-body);font-size:10px;fill:var(--u-mut);font-variant-numeric:tabular-nums;}
.occ .ar{fill:rgba(5,105,55,.10);}
.occ .ln{fill:none;stroke:var(--u-acc);stroke-width:2;stroke-linejoin:round;stroke-linecap:round;}
.occ .end{fill:var(--u-acc);}
.occ .end-ring{fill:var(--u-panel);}
.occ .hit .cross,.occ .hit .hd,.occ .hit .tip{opacity:0;transition:opacity .12s;}
.occ .hit .cross{stroke:var(--u-ink2);stroke-width:1;stroke-dasharray:2 3;}
.occ .hit .hd{fill:var(--u-acc);stroke:var(--u-panel);stroke-width:2;}
.occ .hit .tip rect{fill:var(--u-ink);}
.occ .hit .tip text{font-family:var(--f-body);font-size:10.5px;fill:#fff;
  font-variant-numeric:tabular-nums;}
.occ .hit:hover .cross,.occ .hit:hover .hd,.occ .hit:hover .tip{opacity:1;}

/* ui table */
.ui-tbl{width:100%;border-collapse:collapse;}
.ui-tbl th,.ui-tbl td{text-align:right;font-size:12px;padding:8px 0;
  border-bottom:1px solid var(--u-line);font-variant-numeric:tabular-nums;color:var(--u-ink2);}
.ui-tbl thead th{font-size:10px;font-weight:600;letter-spacing:.09em;text-transform:uppercase;
  color:var(--u-mut);padding-bottom:9px;}
.ui-tbl th[scope=row],.ui-tbl thead th:first-child{text-align:left;color:var(--u-ink);font-weight:500;}
.ui-tbl tbody tr:last-child th,.ui-tbl tbody tr:last-child td{border-bottom:0;}
.ui-tbl .v.warn{color:var(--u-warn-tx);font-weight:600;}
.ui-tbl .v.ok{color:var(--u-mut);}
.ui-tbl .v.over{color:var(--u-over);font-weight:600;}
.ui-tbl th[scope=row] small{font-size:10px;font-weight:400;color:var(--u-mut);margin-left:3px;}

/* spend bars */
.sp-row{display:grid;grid-template-columns:96px minmax(0,1fr) 54px;align-items:center;gap:10px;
  padding:6px 0;}
.sp-n{font-size:12px;color:var(--u-ink2);}
.sp-track{position:relative;height:14px;background:linear-gradient(to right,transparent calc(50% - .5px),var(--u-line) calc(50% - .5px),var(--u-line) calc(50% + .5px),transparent calc(50% + .5px));}
.sp-bar{position:absolute;top:2px;height:10px;display:block;}
.sp-bar.ok{background:#9BA79E;} .sp-bar.warn{background:var(--u-warn);}
.sp-bar.over{background:var(--u-over);}
.sp-v{font-size:12px;text-align:right;font-variant-numeric:tabular-nums;color:var(--u-mut);}
.sp-v.warn{color:var(--u-warn-tx);font-weight:600;} .sp-v.over{color:var(--u-over);font-weight:600;}
.ui .sp-key{font-size:11px;color:var(--u-mut);margin:10px 0 0;}

/* exceptions */
.exc{margin:0;padding:0;list-style:none;}
.exc li{display:grid;grid-template-columns:14px 1fr;gap:10px;align-items:start;
  padding:9px 0;border-bottom:1px solid var(--u-line);}
.exc li:last-child{border-bottom:0;}
.exc .dot{width:8px;height:8px;margin-top:5px;border-radius:50%;}
.exc .warn .dot{background:var(--u-warn);} .exc .over .dot{background:var(--u-over);}
.exc-t{min-width:0;}
.exc b{display:block;font-size:12.5px;font-weight:500;color:var(--u-ink);line-height:1.4;}
.exc i{display:block;font-style:normal;font-size:11.5px;color:var(--u-mut);margin-top:2px;}
.exc li.warn b{color:var(--u-warn-tx);} .exc li.over b{color:var(--u-over);}

/* flash report */
.ui.flash{box-shadow:0 12px 32px rgba(20,33,26,.13);}
.flash-body{background:#fff;padding:16px;}
.ui .flash-who{font-family:var(--f-disp);font-size:14px;font-weight:500;color:var(--u-ink);
  margin:0 0 14px;padding-bottom:12px;border-bottom:1px solid var(--u-line);}
.flash-list{margin:0;}
.flash-list>div{display:flex;justify-content:space-between;align-items:baseline;gap:14px;
  padding:7px 0;border-bottom:1px solid var(--u-line);}
.flash-list>div:last-child{border-bottom:0;}
.flash-list dt{font-size:12px;color:var(--u-mut);}
.flash-list dd{margin:0;font-family:var(--f-disp);font-size:14.5px;font-weight:500;
  color:var(--u-ink);font-variant-numeric:tabular-nums;}
.flash-list em{font-style:normal;font-size:11.5px;font-weight:400;color:var(--u-acc);margin-left:4px;}
.ui .flash-foot{font-size:11px;line-height:1.5;color:var(--u-mut);margin:14px 0 0;padding-top:12px;
  border-top:1px solid var(--u-line);}

@media(max-width:1080px){.uiwrap.narrow .ui{max-width:none;}}
@media(max-width:860px){
  .pans{grid-template-columns:1fr;}
  .tiles{grid-template-columns:repeat(2,1fr);}
}

/* ---------- portrait slots ---------- */
.face{aspect-ratio:1/1;background:var(--bone);border:1px dashed var(--line-2);
  display:flex;flex-direction:column;align-items:center;justify-content:center;gap:10px;
  margin-bottom:22px;max-width:250px;}
.face .mono{font-family:var(--f-disp);font-weight:500;font-size:30px;letter-spacing:.06em;
  color:var(--pine);opacity:.55;}
.face.has-img{border:0;background:var(--bone-2);padding:0;overflow:hidden;}
.face.has-img img{width:100%;height:100%;object-fit:cover;object-position:50% 18%;}
.face .cap{font-size:16px;font-weight:600;letter-spacing:.07em;text-transform:uppercase;
  color:var(--ink-3);text-align:center;line-height:1.5;padding:0 16px;}

/* ---------- recognition band ---------- */
.band.recog-band{padding:58px 0;}
.recog2{display:flex;align-items:center;justify-content:center;gap:50px;}
.recog2 .recog-badge{width:120px;height:120px;flex:none;display:block;}
.recog2 .big-line{font-family:var(--f-disp);font-weight:500;color:#fff;
  font-size:clamp(22px,2.1vw,28px);line-height:1.3;letter-spacing:-.008em;margin:0;text-wrap:balance;}
.recog2 .src{margin:10px 0 0;color:rgba(255,255,255,.75);font-size:16px;letter-spacing:.02em;}
@media(max-width:760px){.recog2{flex-direction:column;text-align:center;gap:24px;}}
.band.recog-band{border-bottom:1px solid rgba(255,255,255,.14);}

/* ---------- contact two column ---------- */
.cols2.contact-2{grid-template-columns:minmax(0,1fr) minmax(0,640px);gap:84px;align-items:start;}
.contact-2 .form{margin:0;max-width:none;}
.contact-2 .cols2-t .blk>p{text-align:left;margin-left:0;margin-right:0;}
@media(max-width:940px){.cols2.contact-2{grid-template-columns:1fr;gap:48px;}}

/* ---------- article pages ---------- */
.apost .phead-in{padding:98px 0 70px;}
.apost h1{max-width:22ch;font-size:clamp(30px,3.4vw,48px);}
.abyline{display:flex;align-items:center;gap:16px;margin-top:32px;}
.abyline .aface{width:58px;height:58px;border-radius:50%;object-fit:cover;
  border:2px solid rgba(255,255,255,.4);flex:none;}
.abyline .an{color:#fff;font-weight:600;font-size:17px;line-height:1.3;margin:0;}
.abyline .ar2{color:rgba(255,255,255,.75);font-size:16px;margin:2px 0 0;}
.abyline .adate{color:rgba(255,255,255,.75);font-size:16px;margin:0 0 0 6px;
  padding-left:22px;border-left:1px solid rgba(255,255,255,.3);align-self:center;}
.article{margin:0 auto;text-align:left;}
.article .abody{padding-top:26px;}
.article .abody p{margin:0 0 1.3em;text-align:left;}
.article .alede{font-size:20px;line-height:1.7;color:var(--ink);}
.article h2{text-align:left;margin:54px 0 20px;font-size:clamp(24px,2vw,29px);}
.article h2::after{content:"";display:block;width:34px;height:2.5px;background:var(--gold);margin-top:14px;}
.article .pull{border-left:3px solid var(--gold);padding:4px 0 4px 26px;margin:1.7em 0;
  font-family:var(--f-disp);color:var(--pine);font-size:clamp(21px,1.85vw,25px);line-height:1.4;}
.article .vfy{font-family:var(--f-body);font-size:16px;font-weight:600;letter-spacing:.05em;
  text-transform:uppercase;color:var(--gold-tx);background:var(--amber-bg);padding:0 8px;margin:0 5px;}
.article .aend{margin-top:48px;padding-top:30px;border-top:1px solid var(--line);}
.article .aend p{text-align:left;margin:0;}
.article .aend .go{display:inline-flex;align-items:center;gap:8px;margin-top:16px;
  font-size:16px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;color:var(--pine);}
.article .aback{color:var(--ink-3);font-size:16px;}
.article .aback:hover{color:var(--pine);}
@media(max-width:760px){.abyline{flex-wrap:wrap;}.abyline .adate{border-left:0;padding-left:0;margin-left:74px;}}

/* ---------- legal pages ---------- */
.legal{max-width:78ch;margin:0 auto;text-align:left;}
.legal h1{font-size:clamp(29px,3vw,40px);}
.legal .pdate{color:var(--ink-3);margin:14px 0 0;}
.legal h2{text-align:left;margin:40px 0 12px;font-size:clamp(22px,1.9vw,26px);}
.legal p{margin:0 0 1.05em;text-align:left;}
.legal p:last-child{margin-bottom:0;}
.legal a{color:var(--pine);border-bottom:1px solid var(--line-2);}
.legal a:hover{border-bottom-color:var(--pine);}
.foot-legal{display:flex;gap:26px;flex-wrap:wrap;}
.foot-legal a:hover{color:var(--lime-a);}

/* ---------- motion ---------- */
.rise{opacity:0;transform:translateY(16px);}
.on-screen .rise,.rise.in{opacity:1;transform:none;
  transition:opacity .7s cubic-bezier(.2,.7,.3,1),transform .7s cubic-bezier(.2,.7,.3,1);}
@media(prefers-reduced-motion:reduce){
  *{animation:none!important;transition:none!important;}
  .rise{opacity:1!important;transform:none!important;}
}

/* ---------- responsive ---------- */
@media(max-width:1080px){
  .grid6{grid-template-columns:repeat(2,1fr);}
}
@media(max-width:1160px){
  .nav-in{display:flex;align-items:center;justify-content:space-between;}
  .nav-links{display:none;}
  .nav-cta{display:none;}
  .nav-tog{display:flex;}
}
@media(max-width:940px){
  .hero-strip{grid-template-columns:repeat(2,1fr);}
  .hero-strip>div:nth-child(3){border-left:0;}
  .hero-strip>div:nth-child(n+3){border-top:1px solid rgba(255,255,255,.16);}
  .grid3{grid-template-columns:1fr;gap:34px;}
  .foot-top{grid-template-columns:1fr 1fr;gap:40px;}
}
@media(max-width:760px){
  :root{--gut:24px;}
  body{font-size:17px;}
  .sec{padding:68px 0;}
  .sec.tight{padding:52px 0;}
  .band{padding:68px 0;}
  .hero-in{padding:82px 0 0;}
  .hero-strip{margin-top:60px;}
  .phead-in{padding:70px 0 62px;}
  .grid2,.grid6{grid-template-columns:1fr;gap:38px;}
  .figs{grid-template-columns:1fr;}
  .figs>div{padding:26px 0;border-top:1px solid var(--line);}
  .figs>div:first-child{border-top:0;padding-top:26px;}
  .figs>div+div{border-left:0;padding-left:0;}
  .foot-top{grid-template-columns:1fr;gap:36px;}
  
  .cta-row{gap:12px;}
  .cta-row .btn{width:100%;justify-content:space-between;}
}

.usmap .tdot{fill:var(--gold);stroke:#fff;stroke-width:1.6;}
.mapkey .sw.t{background:var(--gold);border-radius:50%;width:12px;height:12px;border:2px solid #fff;
  box-shadow:0 0 0 1px var(--line-2);}
.stip{opacity:0;pointer-events:none;transition:opacity .15s;
  filter:drop-shadow(0 2px 7px rgba(20,33,26,.22));}
.stip rect{fill:#fff;stroke:var(--line-2);stroke-width:1;}
.cands{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:16px;margin-top:30px;}
.cands figure{margin:0;}
.cands img{width:100%;height:250px;object-fit:cover;object-position:50% 22%;border-radius:6px;display:block;}
.cands figcaption{font-size:16px;color:var(--ink-3);margin-top:9px;line-height:1.5;}
.grid3 .card{text-align:center;}
.grid3 .card .go{justify-content:center;}
/* DP7 project pair: shared subgrid rows so the two stories sit level. */
.projects{align-items:start;}
.projects .frame{margin-bottom:24px;}
.projects h3{margin-bottom:2px;}
.projects .proj-rows{margin-top:14px;}
@media(min-width:861px){
  .projects>.feature{display:grid;grid-template-rows:subgrid;grid-row:span 5;gap:0;}
  .projects .proj-rows{display:grid;grid-template-rows:subgrid;grid-row:span 3;}
  .projects .proj-rows .rows{display:grid;grid-template-rows:subgrid;grid-row:span 3;}
}
@media(max-width:860px){.cands{grid-template-columns:1fr;}.cands img{height:230px;}}
.usmap:has(.s-co:hover) .t-co,.usmap:has(.s-co:focus) .t-co{opacity:1}
.usmap:has(.s-az:hover) .t-az,.usmap:has(.s-az:focus) .t-az{opacity:1}
.usmap:has(.s-tx:hover) .t-tx,.usmap:has(.s-tx:focus) .t-tx{opacity:1}
.usmap:has(.s-id:hover) .t-id,.usmap:has(.s-id:focus) .t-id{opacity:1}
.usmap:has(.s-nv:hover) .t-nv,.usmap:has(.s-nv:focus) .t-nv{opacity:1}
.usmap:has(.s-ut:hover) .t-ut,.usmap:has(.s-ut:focus) .t-ut{opacity:1}
.usmap:has(.s-tn:hover) .t-tn,.usmap:has(.s-tn:focus) .t-tn{opacity:1}
.usmap:has(.s-wy:hover) .t-wy,.usmap:has(.s-wy:focus) .t-wy{opacity:1}
.usmap:has(.s-ar:hover) .t-ar,.usmap:has(.s-ar:focus) .t-ar{opacity:1}
.usmap:has(.s-ks:hover) .t-ks,.usmap:has(.s-ks:focus) .t-ks{opacity:1}
.usmap:has(.s-ne:hover) .t-ne,.usmap:has(.s-ne:focus) .t-ne{opacity:1}
.usmap:has(.s-ok:hover) .t-ok,.usmap:has(.s-ok:focus) .t-ok{opacity:1}

.flash-list dt small{display:block;font-size:11.5px;color:var(--u-mut);letter-spacing:0;margin-top:2px;}
.flash-chart-h{font-size:11px;font-weight:600;letter-spacing:.08em;text-transform:uppercase;
  color:var(--u-mut);margin:18px 0 6px;padding-top:14px;border-top:1px solid var(--u-line);}
.acuity{width:100%;height:auto;display:block;}
.acuity .acbase{stroke:var(--u-line);stroke-width:1;}
.acuity .acx{font-family:var(--f-body);font-size:11px;fill:var(--u-ink2);}
.acuity .acl{font-family:var(--f-body);font-size:11px;fill:var(--u-mut);}