@font-face{font-family:Manrope;src:url('/assets/2f6733e50a9e-Manrope-Regular.ttf') format('truetype');font-weight:400;font-display:swap}

@font-face{font-family:Libre;src:url('/assets/05a954219613-LibreBaskerville.ttf') format('truetype');font-weight:400;font-display:swap}

:root{--navy:#13243b;--ink:#11243d;--ivory:#f7f6f2;--mist:#e7e8e5;--slate:#465363;--silver:#a5a8a9;--ease:cubic-bezier(.22,1,.36,1)}

*{box-sizing:border-box}

html{scroll-behavior:smooth;scroll-padding-top:108px}

body{margin:0;background:var(--ivory);color:var(--navy);font-family:Manrope,Arial,sans-serif;-webkit-font-smoothing:antialiased}

a{color:inherit;text-decoration:none}

button{font:inherit}

button,a{-webkit-tap-highlight-color:transparent}

:focus-visible{outline:2px solid #6688ad;outline-offset:4px}

img{max-width:100%}

.scroll-progress{height:2px;position:fixed;top:0;left:0;right:0;z-index:100;background:transparent;pointer-events:none}

.scroll-progress span{display:block;width:100%;height:100%;background:#8f9ca9;transform:scaleX(0);transform-origin:left center;will-change:transform}

.site-header{position:fixed;z-index:90;left:0;right:0;top:2px;height:106px;display:flex;align-items:center;padding:0 clamp(30px,5vw,78px);background:rgba(247,246,242,.76);backdrop-filter:blur(14px);-webkit-backdrop-filter:blur(14px);border-bottom:1px solid rgba(19,36,59,.12);transition:height .5s var(--ease),background .5s ease,box-shadow .5s ease;animation:header-in .8s var(--ease) both}

.site-header.is-scrolled{height:86px;background:rgba(247,246,242,.95);box-shadow:0 10px 28px rgba(9,26,45,.06)}

.site-logo{display:block;width:280px;margin-left:0;flex:none}

.site-logo img{display:block;width:100%;height:70px;object-fit:contain;object-position:left center;transition:height .5s var(--ease)}

.site-header.is-scrolled .site-logo img{height:64px}

.desktop-nav{margin-left:auto;margin-right:clamp(32px,4.7vw,69px);display:flex;gap:38px}

.desktop-nav a{font-size:12px;position:relative;padding:14px 0}

.desktop-nav a:after{content:'';position:absolute;left:0;right:100%;bottom:7px;height:1px;background:var(--navy);transition:right .45s var(--ease)}

.desktop-nav a:hover:after,.desktop-nav a:focus-visible:after{right:0}

.header-action{min-width:197px;display:flex;align-items:center;justify-content:space-between;gap:20px;border:1px solid var(--navy);padding:17px 18px 17px 20px;text-transform:uppercase;letter-spacing:.12em;font-size:10px;transition:background .3s ease,color .3s ease}

.header-action:hover{background:var(--navy);color:#fff}

.header-action span{font-size:18px;line-height:0;transition:transform .35s var(--ease)}

.header-action:hover span{transform:translate(3px,-3px)}

.menu-toggle,.mobile-menu{display:none}

.hero{min-height:760px;height:100svh;position:relative;overflow:hidden;background:#e8e8e2}

.hero-image,.hero-wash{position:absolute;inset:0}

.hero-image{background:url('/assets/4d6029f57b77-architecture.png') center center/cover no-repeat;transform:scale(1.07);animation:hero-settle 2.2s var(--ease) .1s both;will-change:transform}

.hero-wash{background:linear-gradient(90deg,rgba(247,246,242,.91) 0%,rgba(247,246,242,.71) 29%,rgba(247,246,242,.16) 58%,rgba(19,36,59,.04) 100%)}

.hero-content{position:relative;z-index:2;padding-left:clamp(44px,8vw,124px);padding-top:max(215px,25vh);width:min(880px,76vw)}

.eyebrow{display:flex;align-items:center;gap:11px;white-space:nowrap;font-size:10px;letter-spacing:.2em;font-weight:700;margin:0 0 27px}

.eyebrow-rule{display:inline-block;width:32px;height:1px;background:currentColor}

.dot{font-size:17px;line-height:0}

h1,h2,p{margin-top:0}

h1,h2{font-family:Libre,Georgia,serif;font-weight:400;letter-spacing:-.064em}

.hero-title{font-size:clamp(72px,6.5vw,99px);line-height:1.075;margin-bottom:32px}

.title-mask{display:block;overflow:hidden;padding-bottom:.09em;margin-bottom:-.09em}

.title-mask>span{display:block;width:max-content}

.title-italic{font-style:italic}

.hero-support{display:flex;align-items:center;gap:65px}

.hero-support p{font-size:15px;line-height:1.75;max-width:245px;margin:0}

.button{min-width:246px;border:1px solid transparent;display:inline-flex;align-items:center;justify-content:space-between;gap:32px;padding:21px 21px 21px 23px;text-transform:uppercase;letter-spacing:.09em;font-size:11px;font-weight:700;cursor:pointer;transition:background .3s ease,color .3s ease,border-color .3s ease,transform .4s var(--ease)}

.button:hover{transform:translateY(-2px)}

.button-arrow{font-size:18px;line-height:0;font-weight:400;transition:transform .4s var(--ease)}

.button:hover .button-arrow{transform:translate(4px,-3px)}

.button-dark{background:var(--navy);color:#fff}

.button-dark:hover{background:#273d58}

.button-light{background:var(--ivory);color:var(--navy)}

.button-light:hover{background:#fff}

.hero-enter{animation:rise-in .9s var(--ease) var(--delay,0s) both}

.section-shell{position:relative;overflow:hidden}

.approach{min-height:810px;display:grid;grid-template-columns:50% 50%;align-items:center;padding:145px 0 145px clamp(44px,8vw,124px)}

.approach-copy{position:relative;z-index:3;padding-right:7vw}

.approach h2,.contact h2,.team h2,.questions h2{font-size:clamp(52px,5.1vw,78px);line-height:1.17;margin-bottom:30px}

h2 em{font-weight:400;color:#667586}

.section-copy{color:#526171;font-size:16px;line-height:1.85;max-width:420px;margin:0 0 36px}

.text-link{font-size:11px;text-transform:uppercase;letter-spacing:.13em;display:inline-flex;gap:28px;align-items:center;border-bottom:1px solid var(--navy);padding:0 0 10px;transition:gap .4s var(--ease)}

.text-link:hover{gap:37px}

.text-link span{font-size:16px;line-height:0}

.approach-visual{height:min(660px,68vw);width:100%;overflow:hidden;position:relative;background:#ebe8e1}

.approach-visual img{width:100%;height:100%;object-fit:cover;object-position:67% center;display:block;transform:scale(1.08);transition:transform 1.5s var(--ease)}

.approach-visual.is-visible img{transform:scale(1)}

.visual-corner{position:absolute;width:54px;height:54px;border-color:rgba(255,255,255,.84);pointer-events:none}

.visual-corner--top{left:22px;top:22px;border-top:1px solid;border-left:1px solid}

.visual-corner--bottom{right:22px;bottom:22px;border-right:1px solid;border-bottom:1px solid}

.sweep{position:absolute;right:-2%;bottom:-40px;width:61%;height:320px;z-index:2;pointer-events:none}

.sweep path{stroke:#8f9ca8;stroke-width:1.3;stroke-dasharray:1;stroke-dashoffset:1;transition:stroke-dashoffset 1.6s var(--ease) .25s}

.approach.is-visible .sweep path{stroke-dashoffset:0}

.perspective{min-height:760px;position:relative;overflow:hidden;background:#081b31;color:#fff}

.perspective-image,.perspective-overlay{position:absolute;inset:0}

.perspective-image{background:url('/assets/d104951855fe-atmosphere.png') center/cover no-repeat;transform:scale(1.09);transition:transform 2.4s var(--ease)}

.perspective.is-visible .perspective-image{transform:scale(1)}

.perspective-overlay{background:linear-gradient(90deg,rgba(4,17,32,.88),rgba(4,17,32,.67) 48%,rgba(4,17,32,.11))}

.perspective-content{position:relative;z-index:2;padding:152px clamp(44px,8vw,124px) 140px}

.perspective h2{font-size:clamp(56px,5.8vw,86px);line-height:1.16;margin:0 0 42px}

.perspective h2 em{color:#c5cfd4}

.perspective-lower{border-top:1px solid rgba(255,255,255,.32);padding-top:29px;display:flex;align-items:center;gap:75px;max-width:680px}

.perspective-lower p{font-size:15px;line-height:1.8;color:#d9e0e6;max-width:260px;margin:0}

.perspective-side{position:absolute;right:29px;top:50%;writing-mode:vertical-rl;z-index:2;font-size:9px;letter-spacing:.18em;color:#e7ebef;transform:translateY(-50%);margin:0}

.contact,.team,.questions{padding:135px clamp(44px,8vw,124px) 110px}

.contact{min-height:710px;background:var(--ivory)}

.team{background:#e8e8e2}

.questions{background:var(--ivory)}

.contact h2,.team h2,.questions h2{margin-bottom:28px}

.contact .section-copy{margin-bottom:32px}

.contact-mark{position:absolute;right:10vw;top:12%;opacity:.1;width:290px;pointer-events:none}

.contact-mark img{display:block;width:100%}

.concept-note{font-size:13px;line-height:1.6;color:#526171;max-width:390px;margin:20px 0 0}

.site-footer{background:#0e2037;color:#d6dde2;padding:38px clamp(30px,5vw,78px);display:flex;align-items:center;justify-content:space-between;gap:30px;font-size:9px;letter-spacing:.17em}

.site-footer a{border-bottom:1px solid rgba(255,255,255,.5);padding-bottom:5px}

@keyframes rise-in{from{opacity:0;transform:translateY(27px)}to{opacity:1;transform:translateY(0)}}

@keyframes hero-settle{from{opacity:.66;transform:scale(1.07)}to{opacity:1;transform:scale(1)}}

@keyframes header-in{from{opacity:0;transform:translateY(-10px)}to{opacity:1;transform:translateY(0)}}

@media(max-width:1050px){.desktop-nav{gap:22px;margin-right:28px}.hero-content{width:84vw}.approach{grid-template-columns:49% 51%}.perspective-content{padding-top:142px}}

@media(max-width:760px){.site-header{height:86px;padding:0 22px}.site-header.is-scrolled{height:78px}.site-logo{width:min(230px,calc(100vw - 104px))}.site-logo img,.site-header.is-scrolled .site-logo img{height:57px}.desktop-nav,.header-action{display:none}.menu-toggle{display:flex;margin-left:auto;width:44px;height:44px;border:1px solid var(--navy);background:transparent;align-items:center;justify-content:center;flex-direction:column;gap:5px;cursor:pointer}.menu-toggle span{width:18px;height:1px;background:var(--navy);transition:transform .3s ease}.menu-toggle[aria-expanded="true"] span:first-child{transform:translateY(3px) rotate(45deg)}.menu-toggle[aria-expanded="true"] span:last-child{transform:translateY(-3px) rotate(-45deg)}.mobile-menu:not([hidden]){display:block;position:fixed;z-index:80;top:78px;left:0;right:0;background:var(--ivory);padding:30px 27px 40px;box-shadow:0 15px 25px rgba(9,26,45,.1)}.mobile-menu a{display:flex;justify-content:space-between;border-bottom:1px solid #d9dcdb;padding:20px 0;font-family:Libre,Georgia,serif;font-size:26px}.mobile-menu a span{font-family:Manrope,Arial,sans-serif;font-size:17px}.hero{min-height:760px}.hero-image{background-position:62% center}.hero-wash{background:linear-gradient(90deg,rgba(247,246,242,.94) 0%,rgba(247,246,242,.72) 65%,rgba(247,246,242,.28) 100%)}.hero-content{width:auto;padding:0 30px;position:absolute;top:46%;transform:translateY(-38%)}.hero-title{font-size:clamp(52px,10vw,73px)}.hero-support{display:block}.hero-support p{margin-bottom:24px;max-width:290px}.eyebrow{font-size:8px;letter-spacing:.1em;gap:7px}.eyebrow-rule{width:22px}.approach{display:block;padding:105px 30px 90px;min-height:0}.approach-copy{padding:0}.approach h2,.contact h2,.team h2,.questions h2{font-size:clamp(46px,9vw,68px)}.approach-visual{height:420px;margin-top:75px}.sweep{width:100%;height:200px;bottom:4px;right:-5%}.perspective{min-height:680px}.perspective-content{padding:125px 30px 110px}.perspective h2{font-size:clamp(50px,9vw,72px)}.perspective-lower{display:block}.perspective-lower p{margin-bottom:26px;max-width:310px}.perspective-side{display:none}.contact,.team,.questions{padding:110px 30px 105px}.contact{min-height:600px}.contact-mark{width:180px;right:0;top:50px}.site-footer{padding:35px 30px;display:block;line-height:2}.site-footer span{display:block;margin-bottom:6px}}

@media(max-width:410px){.hero-title{font-size:50px}.hero-content{top:47%}.hero-support p{font-size:14px}.button{min-width:230px}.eyebrow{white-space:normal;line-height:1.5}}

@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}.site-header,.hero-image,.hero-enter{animation:none!important}.hero-image{transform:none;opacity:1}.motion-ready .reveal,.motion-ready .reveal-visual{opacity:1!important;transform:none!important;clip-path:none!important;transition:none!important}.approach-visual img,.perspective-image{transform:none!important;transition:none!important}.sweep path{stroke-dashoffset:0!important;transition:none!important}*,*:before,*:after{transition-duration:.01ms!important;animation-duration:.01ms!important;animation-iteration-count:1!important}}



section[id]{scroll-margin-top:108px}

.hero-support{gap:42px;align-items:flex-start}.hero-support p{max-width:285px}

.hero-actions{display:flex;align-items:flex-start;flex-direction:column;gap:16px}.hero-secondary{font-size:11px;letter-spacing:.08em;text-transform:uppercase;border-bottom:1px solid rgba(19,36,59,.5);padding-bottom:7px}.hero-secondary span{margin-left:20px}

.approach{padding-top:115px;padding-bottom:115px;min-height:780px}.approach-copy{padding-right:5vw}.approach-prompts{margin:0 0 34px;max-width:440px}.approach-prompts>div{border-top:1px solid #cfd3d4;padding:15px 0 14px}.approach-prompts dt{font-size:13px;font-weight:700;margin-bottom:5px}.approach-prompts dd{margin:0 0 0 33px;font-size:13px;line-height:1.65;color:#526171}

.perspective{min-height:0}.perspective-content{padding-top:104px;padding-bottom:104px}.perspective h2{font-size:clamp(42px,4.7vw,66px);max-width:1040px;margin-bottom:28px;letter-spacing:-.045em}.perspective-caption{color:#d9e0e6;font-size:14px;line-height:1.8;max-width:440px;margin:0}

.team{background:#e7e8e5}.team-heading{display:flex;justify-content:space-between;align-items:flex-end;gap:50px}.team-heading h2{font-size:clamp(46px,4.4vw,64px);letter-spacing:-.055em;margin-bottom:0}.team-heading .section-copy{font-size:14px;max-width:230px;margin:0 0 7px}

.team-grid{display:grid;grid-template-columns:repeat(3,minmax(0,1fr));gap:42px;margin-top:65px}.team-person{border-top:1px solid #9fa8ad;padding-top:22px}.person-top{display:flex;align-items:flex-start;justify-content:space-between;margin-bottom:32px}.person-initials{font-family:Libre,Georgia,serif;font-size:63px;line-height:1;letter-spacing:-.075em;color:#74818d}.person-index{font-size:10px;letter-spacing:.16em;color:#526171;padding-top:6px}.team-person h3{font-family:Libre,Georgia,serif;font-size:25px;font-weight:400;letter-spacing:-.035em;line-height:1.45;margin:0 0 13px;min-height:72px}.person-role{font-size:10px;letter-spacing:.16em;text-transform:uppercase;color:#465363;margin:-4px 0 15px}.person-bio{color:#465363;font-size:14px;line-height:1.85;max-width:290px;margin:0}

.questions{display:grid;grid-template-columns:38% 1fr;gap:65px;padding-top:115px;padding-bottom:115px}.questions h2{font-size:clamp(46px,4.4vw,64px);margin-bottom:0}.faq-list{padding-top:12px}.faq-list details{border-top:1px solid #bfc6ca;padding:25px 0}.faq-list details:last-child{border-bottom:1px solid #bfc6ca}.faq-list summary{display:flex;align-items:center;justify-content:space-between;gap:30px;list-style:none;cursor:pointer;font-size:15px;line-height:1.6}.faq-list summary::-webkit-details-marker{display:none}.faq-list summary:after{content:'+';flex:none;font-size:24px;font-weight:400;line-height:1;transition:transform .25s ease}.faq-list details[open] summary:after{transform:rotate(45deg)}.faq-list p{color:#526171;font-size:14px;line-height:1.85;margin:18px 30px 0 0}

.contact{padding-top:112px;padding-bottom:100px;min-height:640px;border-top:1px solid #d0d5d7}.contact-actions{display:flex;align-items:center;gap:20px}.email-helper{font-size:11px;color:#465363}.contact-email{font-size:16px;line-height:1.65;margin:24px 0 9px;position:relative;z-index:1;overflow-wrap:anywhere;user-select:text}.copy-email{font-size:11px;color:#465363;background:none;padding:0 0 5px;border:0;border-bottom:1px solid #8f9ca8;cursor:pointer}.copy-status{font-size:12px;color:#465363;line-height:1.7;margin:15px 0 0;max-width:380px;min-height:21px}.contact-mark{opacity:.065}

@media(max-width:1050px){.team-heading{display:block}.team-heading .section-copy{margin-top:28px;max-width:420px}.team-grid{gap:28px}.team-person h3{font-size:22px}.questions{gap:40px}.desktop-nav{gap:28px}.header-action{font-size:9px;letter-spacing:.08em}}

@media(max-width:760px){html{scroll-padding-top:88px}section[id]{scroll-margin-top:88px}.mobile-menu:not([hidden]){max-height:calc(100svh - 78px);overflow-y:auto}.hero-support p{max-width:300px}.hero-actions{gap:14px}.hero-content{top:46%}.hero-secondary{font-size:10px}.approach{padding-top:88px;padding-bottom:80px}.approach h2{letter-spacing:-.055em}.approach-visual{margin-top:48px;height:360px}.approach-prompts{margin-bottom:28px}.perspective-content{padding-top:85px;padding-bottom:85px}.perspective h2{font-size:39px;line-height:1.25;letter-spacing:-.05em}.perspective-caption{font-size:13px}.team,.questions{padding-top:85px;padding-bottom:85px}.team-heading h2{font-size:43px}.team-heading .section-copy{margin-top:24px;font-size:13px}.team-grid{grid-template-columns:1fr;gap:35px;margin-top:43px}.team-person{display:grid;grid-template-columns:74px minmax(0,1fr);column-gap:20px;padding-top:22px}.person-top{grid-row:1/4;display:block;margin:0}.person-initials{font-size:45px}.person-index{display:block;margin-top:15px;padding-top:0}.team-person h3{font-size:22px;min-height:0;margin:0 0 13px}.person-role{margin:0 0 12px}.person-bio{font-size:13px;max-width:100%}.questions{display:block}.questions h2{font-size:46px}.faq-list{margin-top:40px;padding-top:0}.faq-list summary{font-size:14px;gap:20px}.faq-list p{font-size:13px;margin-right:0}.contact{padding-top:85px;padding-bottom:75px;min-height:0}.contact-actions{display:block}.email-helper{display:block;margin-top:13px}.contact-email{font-size:14px;margin-top:26px}.contact h2{font-size:43px}.contact .section-copy{font-size:14px;max-width:300px}.contact-mark{width:190px;right:-20px;top:85px}}



/* Real team portraits supplied by Max; crop in the layout, preserve original pixels. */

.person-portrait{display:block;aspect-ratio:4/5;width:100%;margin-bottom:27px;overflow:clip;position:relative;background:#bec3c5}

.person-portrait img{display:block;position:absolute;inset:0;width:100%;height:100%;object-fit:cover;object-position:50% 12%}

.person-portrait .portrait-eric{object-position:50% 0%}

.person-portrait .portrait-jesus{object-position:50% 0%}

@media(max-width:760px){.team-person{grid-template-columns:136px minmax(0,1fr);grid-template-rows:min-content min-content 1fr;align-content:start}.person-portrait{margin:0;align-self:start}.team-person h3{font-size:20px;line-height:1.5}.person-bio{font-size:12px;line-height:1.8}}

@media(max-width:360px){.team-person{grid-template-columns:116px minmax(0,1fr);column-gap:18px}.team-person h3{font-size:18px}}

@media(min-width:761px) and (max-width:1050px){.site-logo{width:250px}.site-logo img,.site-header.is-scrolled .site-logo img{height:62px}.header-action{display:none}}



/* Financing categories proposed for design review. */

.financing{padding:112px clamp(44px,8vw,124px) 106px;background:var(--ivory);border-bottom:1px solid #d0d5d7}

.financing-layout{display:grid;grid-template-columns:minmax(0,.85fr) minmax(0,1.5fr);gap:clamp(48px,7vw,110px)}

.financing h2{font-size:clamp(46px,4.4vw,64px);line-height:1.2;letter-spacing:-.055em;margin:0 0 28px}

.financing-intro .section-copy{font-size:14px;max-width:320px;margin-bottom:0}

.financing-list{min-width:0}

.financing-program{display:grid;grid-template-columns:minmax(0,.85fr) minmax(0,1.15fr);gap:32px;padding:32px 0;border-top:1px solid #aeb8bd}

.financing-program:last-child{border-bottom:1px solid #aeb8bd}

.financing-program h3{font-family:Libre,Georgia,serif;font-size:26px;font-weight:400;line-height:1.4;letter-spacing:-.035em;margin:0;max-width:230px}

.financing-program p{font-size:14px;line-height:1.85;color:#526171;margin:0 0 20px}

.program-link{font-size:12px;line-height:1.7;display:inline-flex;align-items:center;gap:13px;border-bottom:1px solid #8f9ca8;padding-bottom:5px;transition:gap .35s var(--ease),border-color .35s ease}

.program-link span{font-size:17px;flex:none}

.program-link:hover{gap:18px;border-color:var(--navy)}

@media(min-width:761px) and (max-width:1050px){.financing-layout{grid-template-columns:minmax(0,.8fr) minmax(0,1.2fr);gap:42px}.financing-program{display:block;padding:28px 0}.financing-program h3{max-width:none;font-size:25px;margin-bottom:15px}}

@media(max-width:760px){.financing{padding:85px 30px 80px}.financing-layout{display:block}.financing h2{font-size:43px;line-height:1.2;margin-bottom:24px}.financing-intro .section-copy{font-size:14px;max-width:420px}.financing-list{margin-top:42px}.financing-program{display:block;padding:28px 0}.financing-program h3{font-size:25px;max-width:none;margin-bottom:14px}.financing-program p{font-size:14px;line-height:1.8;margin-bottom:18px}.program-link{font-size:12px}}