:root{--forest:#103b30;--forest2:#08271f;--gold:#c89e4e;--gold2:#e0bb6b;--ivory:#f6f1e6;--ivory2:#fbf8f0;--charcoal:#2c302f;--muted:#69716d;--line:rgba(44,48,47,.14);--serif:'Libre Caslon Display',Georgia,serif;--sans:'DM Sans',Arial,sans-serif;--shadow:0 22px 55px rgba(16,42,34,.14)}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--ivory2);color:var(--charcoal);font-family:var(--sans);line-height:1.55}a{color:inherit;text-decoration:none}img{max-width:100%;display:block}button,input,select,textarea{font:inherit}.shell{width:min(1180px,calc(100% - 56px));margin:auto}.section{padding:92px 0}.ivory{background:var(--ivory2)}h1,h2,h3{font-family:var(--serif);font-weight:400;margin:0;line-height:1.06}h2{font-size:clamp(2.35rem,4.7vw,4.2rem)}p{margin:0}.copy{margin-top:20px;color:#56615c;font-size:1.02rem}.eyebrow{text-transform:uppercase;letter-spacing:.22em;font-size:.68rem;font-weight:600;margin-bottom:10px;color:#42574e}.eyebrow.light{color:#f4ead4}.button{display:inline-flex;align-items:center;justify-content:center;gap:18px;border:1px solid transparent;padding:14px 20px;font-size:.78rem;font-weight:600;cursor:pointer;transition:.2s}.button:hover{transform:translateY(-1px)}.button-gold{background:linear-gradient(90deg,#d7aa54,#e2bd70);color:#183b2f}.button-outline-light{border-color:rgba(255,255,255,.7);color:white;background:rgba(0,0,0,.08)}.button-outline-dark{border-color:#6e7b75;background:transparent;color:#263b33}.button-row,.hero-actions{display:flex;gap:14px;flex-wrap:wrap}.text-link{display:inline-flex;margin-top:24px;font-weight:600;color:#806126}.site-header{position:sticky;top:0;z-index:50;height:86px;background:rgba(251,248,240,.97);backdrop-filter:blur(12px);border-bottom:1px solid var(--line);display:grid;grid-template-columns:230px 1fr auto;align-items:center;padding:0 38px}.brand{height:76px;display:flex;align-items:center;overflow:hidden}.brand img{height:72px;width:210px;object-fit:contain;object-position:left center}.primary-nav{display:flex;justify-content:center;gap:24px;font-family:Georgia,serif;font-size:.84rem}.primary-nav a{position:relative}.primary-nav a:after{content:"";position:absolute;left:0;right:100%;bottom:-8px;height:1px;background:var(--gold);transition:.25s}.primary-nav a:hover:after{right:0}.nav-toggle{display:none}.hero{min-height:690px;position:relative;background:url('https://images.unsplash.com/photo-1500534314209-a25ddb2bd429?auto=format&fit=crop&w=2200&q=88') center 52%/cover;color:white}.hero-overlay{position:absolute;inset:0;background:linear-gradient(90deg,rgba(3,25,20,.74) 0%,rgba(3,25,20,.48) 42%,rgba(3,25,20,.1) 70%)}.hero-inner{position:relative;min-height:690px;display:grid;grid-template-columns:1.1fr .45fr;align-items:center;gap:80px}.hero h1{font-size:clamp(4rem,7vw,6.75rem);letter-spacing:-.03em}.hero-lede{font-family:Georgia,serif;font-size:1.15rem;margin:22px 0 28px;color:#f0ede5}.hero-aside{justify-self:end;border-left:1px solid rgba(255,255,255,.55);padding-left:28px;text-transform:uppercase;letter-spacing:.23em;font-size:.72rem;line-height:1.7}.hero-aside i{display:block;width:28px;height:2px;background:var(--gold2);margin-top:14px}.about-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:70px;align-items:center}.about-visual{min-height:420px;background:url('https://images.unsplash.com/photo-1600607688969-a5bfcd646154?auto=format&fit=crop&w=1400&q=86') center/cover;position:relative;box-shadow:var(--shadow)}.image-label{position:absolute;right:24px;top:24px;background:rgba(246,241,230,.9);padding:20px 24px;text-transform:uppercase;letter-spacing:.18em;font-size:.68rem;line-height:1.8}.multifamily{background:#efe9db}.focus-grid{display:grid;grid-template-columns:.92fr 1.08fr;gap:72px;align-items:center}.focus-image{min-height:520px;background:url('https://images.unsplash.com/photo-1600585154340-be6161a56a0c?auto=format&fit=crop&w=1400&q=88') center/cover;box-shadow:var(--shadow)}.focus-points{display:grid;gap:16px;margin-top:28px}.focus-points div{border-top:1px solid var(--line);padding-top:15px}.focus-points strong{display:block;font-family:Georgia,serif;font-size:1.08rem;color:#20372f}.focus-points span{display:block;color:#68726d;font-size:.92rem;margin-top:4px}.microcopy{font-size:.78rem;color:#737b77;margin-top:20px}.forest{background:linear-gradient(115deg,#0d3b2f,#0a2e25);color:white}.approach-head{display:grid;grid-template-columns:1.2fr .7fr;gap:70px;align-items:end}.approach-head p{color:rgba(255,255,255,.74)}.principle-grid{display:grid;grid-template-columns:repeat(4,1fr) 1.1fr;margin:52px 0 32px}.principle{padding:0 26px;border-right:1px solid rgba(255,255,255,.26)}.principle:first-child{padding-left:0}.principle h3{font-size:1.45rem;margin:12px 0 8px}.principle p{font-family:Georgia,serif;color:rgba(255,255,255,.74);font-size:.92rem}.icon{font-size:2rem;color:var(--gold2);height:40px}.icon.bars{display:flex;align-items:end;gap:5px}.icon.bars span{width:5px;background:var(--gold2)}.icon.bars span:nth-child(1){height:12px}.icon.bars span:nth-child(2){height:23px}.icon.bars span:nth-child(3){height:34px}.principle-mark{text-align:center;padding-left:26px}.principle-mark img{width:180px;height:180px;object-fit:cover;border-radius:50%;margin:auto;object-position:center}.principle-mark p{text-transform:uppercase;letter-spacing:.2em;font-size:.62rem;color:rgba(255,255,255,.75);margin-top:8px}.impact-banner{min-height:245px;background:linear-gradient(90deg,rgba(248,245,236,.9),rgba(248,245,236,.45),rgba(248,245,236,.02)),url('https://images.unsplash.com/photo-1500534623283-312aade485b7?auto=format&fit=crop&w=2000&q=86') center 57%/cover;position:relative;display:flex;align-items:center}.impact-content{padding-right:300px}.impact-note{position:absolute;right:max(38px,calc((100vw - 1180px)/2));top:50%;transform:translateY(-50%);border-left:1px solid rgba(28,54,44,.45);padding-left:28px;text-transform:uppercase;letter-spacing:.18em;font-size:.68rem}.opportunity-grid{display:grid;grid-template-columns:1.05fr .95fr;gap:72px;align-items:center}.notice{font-family:Georgia,serif;color:#404943;margin-top:20px}.opportunity-visual{min-height:350px;background:url('https://images.unsplash.com/photo-1486406146926-c627a92ad1ab?auto=format&fit=crop&w=1400&q=86') center/cover;position:relative;box-shadow:var(--shadow)}.side-note{position:absolute;right:-65px;top:50%;transform:translateY(-50%);background:var(--ivory2);padding:18px 22px;border-left:1px solid #789287;text-transform:uppercase;letter-spacing:.18em;font-size:.68rem;line-height:1.8}.retirement{background:#f0eadf}.retirement-grid{display:grid;grid-template-columns:.9fr 1.1fr;gap:75px;align-items:center}.retirement-card{background:var(--ivory2);padding:40px;border:1px solid rgba(46,56,52,.1);box-shadow:var(--shadow)}.retirement-icon{color:var(--gold);font-size:2rem}.retirement-card h3{font-size:2rem;margin:10px 0 14px}.retirement-card p{color:#5f6864}.global-strip{background:var(--forest);color:white;overflow:hidden}.global-grid{min-height:360px;display:grid;grid-template-columns:.95fr 1.45fr .36fr;gap:55px;align-items:center}.global-grid p{color:rgba(255,255,255,.78);margin:18px 0 22px}.globe-card{align-self:stretch;position:relative}.globe{position:absolute;width:390px;height:390px;border-radius:50%;left:-105px;top:-12px;background:radial-gradient(circle at 35% 35%,rgba(245,240,229,.35),transparent 16%),radial-gradient(circle at 55% 55%,#1b7058 0%,#0d4436 44%,#031813 75%);box-shadow:inset 0 0 0 1px rgba(255,255,255,.18),0 0 50px rgba(10,97,74,.38)}.globe:after{content:"";position:absolute;inset:21%;background:rgba(223,190,110,.55);clip-path:polygon(5% 40%,18% 28%,30% 31%,38% 22%,49% 25%,59% 18%,72% 24%,87% 24%,96% 34%,82% 45%,76% 55%,64% 60%,58% 73%,48% 77%,42% 60%,28% 55%,20% 47%,10% 50%)}.global-note{border-left:1px solid rgba(255,255,255,.45);padding-left:22px;text-transform:uppercase;letter-spacing:.18em;font-size:.67rem;line-height:1.8}.founder-grid{display:grid;grid-template-columns:.8fr 1.1fr .55fr;gap:42px;align-items:center}.founder-photo{min-height:440px;overflow:hidden;box-shadow:var(--shadow)}.founder-photo img{width:100%;height:440px;object-fit:cover;object-position:center 28%}.founder-name{font-family:Georgia,serif;font-size:1.05rem;margin:16px 0 0;color:#22372f}.founder-actions{display:flex;gap:14px;align-items:center;margin-top:22px}.linkedin{width:40px;height:40px;border:1px solid currentColor;display:inline-grid;place-items:center;font-weight:700;font-family:Arial,sans-serif}.founder-quote{font-family:var(--serif);font-size:1.6rem;font-style:italic;color:#56615c;border-left:1px solid #9ba49f;padding-left:26px;margin:0}.founder-quote cite{display:block;font-family:var(--sans);font-style:normal;font-size:.62rem;letter-spacing:.22em;text-transform:uppercase;margin-top:24px}.perspectives{background:#f7f3e9}.perspective-head{display:flex;align-items:end;justify-content:space-between;gap:20px;margin-bottom:30px}.coming-soon{font-size:.74rem;text-transform:uppercase;letter-spacing:.14em;color:#69716c}.insight-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:24px}.insight-card{display:grid;grid-template-columns:120px 1fr;gap:18px;background:rgba(255,255,255,.54);padding:14px;border:1px solid rgba(52,67,61,.07)}.insight-card h3{font-size:1rem}.insight-card p{font-family:Georgia,serif;font-size:.9rem;color:#5d625f}.insight-card span{font-size:.72rem;font-weight:600}.insight-image{min-height:115px}.insight-image.plant{background:url('https://images.unsplash.com/photo-1416879595882-3373a0480b5b?auto=format&fit=crop&w=600&q=82') center/cover}.insight-image.building{background:url('https://images.unsplash.com/photo-1486406146926-c627a92ad1ab?auto=format&fit=crop&w=600&q=82') center/cover}.insight-image.horizon{background:url('https://images.unsplash.com/photo-1500534623283-312aade485b7?auto=format&fit=crop&w=600&q=82') center/cover}.contact-section{background:linear-gradient(110deg,#0d3d2f,#082b23);color:white}.contact-grid{min-height:235px;display:grid;grid-template-columns:1.05fr 1.15fr .46fr;gap:50px;align-items:center}.contact-copy p{color:rgba(255,255,255,.78);max-width:560px;margin-bottom:20px}.contact-note{border-left:1px solid rgba(255,255,255,.35);padding-left:25px;text-transform:uppercase;letter-spacing:.18em;font-size:.64rem;line-height:1.75}.footer{background:#061c17;color:white;padding:30px 0 18px}.footer-grid{display:grid;grid-template-columns:.8fr 1.35fr .8fr;gap:45px;align-items:center}.footer-brand img{width:210px;height:150px;object-fit:cover;object-position:center}.footer-brand p{text-transform:uppercase;letter-spacing:.22em;font-size:.58rem;color:rgba(255,255,255,.55);margin-top:-12px}.footer nav{display:flex;gap:18px;justify-content:center;flex-wrap:wrap;font-size:.72rem;color:rgba(255,255,255,.77)}.footer-contact{display:flex;flex-direction:column;align-items:flex-end;gap:7px;font-size:.74rem;color:rgba(255,255,255,.72)}.legal{border-top:1px solid rgba(255,255,255,.12);margin-top:24px;padding-top:16px;display:grid;grid-template-columns:auto auto 1fr;gap:22px;font-size:.62rem;color:rgba(255,255,255,.46)}.legal-links{display:flex;gap:14px}.interest-dialog{width:min(650px,calc(100% - 28px));border:0;padding:36px;background:var(--ivory2);color:var(--charcoal);box-shadow:0 40px 120px rgba(0,0,0,.35)}.interest-dialog::backdrop{background:rgba(4,27,22,.76);backdrop-filter:blur(4px)}.dialog-close{position:absolute;right:16px;top:10px;border:0;background:none;font-size:2rem;color:#43524c;cursor:pointer}.interest-dialog h2{font-size:2.6rem}.dialog-intro{color:#59625e}.interest-dialog form{display:grid;gap:14px;margin-top:24px}.interest-dialog label{display:grid;gap:6px;font-size:.76rem;font-weight:600;text-transform:uppercase;letter-spacing:.08em}.interest-dialog input,.interest-dialog select,.interest-dialog textarea{width:100%;border:1px solid #c9cdc7;background:white;padding:12px;color:#27332f}.interest-dialog .consent{grid-template-columns:18px 1fr;align-items:start;text-transform:none;letter-spacing:0;font-weight:400;font-size:.76rem}.interest-dialog .consent input{width:auto;margin-top:3px}.full{width:100%}.form-note{font-size:.72rem;color:#747b77;text-transform:none;letter-spacing:0}.reveal{opacity:0;transform:translateY(20px);transition:opacity .7s ease,transform .7s ease}.reveal.visible{opacity:1;transform:none}.delay-1{transition-delay:.08s}.delay-2{transition-delay:.16s}.delay-3{transition-delay:.24s}
@media(max-width:1060px){.site-header{grid-template-columns:210px 1fr auto}.primary-nav{gap:15px}.primary-nav a:nth-child(4){display:none}.principle-grid{grid-template-columns:repeat(2,1fr)}.principle-mark{grid-column:1/-1;padding-top:28px}.founder-grid{grid-template-columns:.8fr 1.2fr}.founder-quote{grid-column:1/-1;margin-left:calc(40% + 20px)}.global-grid{grid-template-columns:.8fr 1.3fr}.global-note{display:none}.contact-grid{grid-template-columns:1fr 1.2fr}.contact-note{display:none}.legal{grid-template-columns:1fr 1fr}.legal>span:last-child{grid-column:1/-1}}
@media(max-width:780px){.shell{width:min(100% - 34px,1180px)}.section{padding:68px 0}.site-header{height:72px;grid-template-columns:1fr auto;padding:4px 18px}.brand{height:64px}.brand img{height:62px;width:170px}.primary-nav{display:none;position:absolute;top:72px;left:0;right:0;background:var(--ivory2);padding:20px;flex-direction:column;align-items:flex-start;border-bottom:1px solid var(--line);box-shadow:0 12px 30px rgba(0,0,0,.08)}.primary-nav.open{display:flex}.primary-nav a:nth-child(4){display:block}.nav-toggle{display:block;border:1px solid #8c988f;background:transparent;padding:8px 12px;color:#29443a}.header-cta{display:none}.hero,.hero-inner{min-height:650px}.hero-inner{grid-template-columns:1fr;align-content:center}.hero-aside{display:none}.hero h1{font-size:clamp(3rem,13vw,5.1rem)}.about-grid,.focus-grid,.opportunity-grid,.retirement-grid,.founder-grid,.global-grid,.contact-grid{grid-template-columns:1fr}.about-visual,.focus-image,.opportunity-visual{min-height:320px}.approach-head{grid-template-columns:1fr;gap:18px}.principle-grid{grid-template-columns:1fr}.principle,.principle:first-child{padding:26px 0;border-right:0;border-bottom:1px solid rgba(255,255,255,.18)}.impact-content{padding-right:17px}.impact-note{display:none}.globe-card{min-height:250px}.globe{width:330px;height:330px;left:-80px;top:-50px}.founder-quote{grid-column:auto;margin-left:0}.perspective-head{align-items:flex-start;flex-direction:column}.insight-grid{grid-template-columns:1fr}.contact-grid{padding:54px 0}.footer-grid{grid-template-columns:1fr;text-align:left}.footer nav{justify-content:flex-start}.footer-contact{align-items:flex-start}.legal{grid-template-columns:1fr}.legal>span:last-child{grid-column:auto}.interest-dialog{padding:30px 22px}}
@media(max-width:520px){.button-row,.hero-actions{flex-direction:column;align-items:stretch}.button{width:100%}.insight-card{grid-template-columns:92px 1fr}.side-note{display:none}}
.policy{max-width:900px}.policy h3{font-size:1.55rem;margin:30px 0 8px}.policy p:not(.eyebrow){margin-bottom:15px}.policy a{text-decoration:underline}.policy .copy{font-size:1.05rem}

/* V4 global-network treatment */
.network-globe-img{width:430px;max-width:none;position:absolute;left:-95px;top:-28px;border-radius:50%;filter:drop-shadow(0 24px 44px rgba(0,0,0,.26));box-shadow:0 0 36px rgba(36,211,173,.16)}
.globe-card{min-height:360px}
.subhero{padding:115px 0 80px;background:linear-gradient(110deg,#0e3b30,#082a22);color:#fff}.subhero .shell{max-width:980px}.subhero h1{font-size:clamp(3.5rem,7vw,6rem);margin-bottom:18px}.subhero p{max-width:760px;color:rgba(255,255,255,.78);font-family:Georgia,serif;font-size:1.1rem}.page-grid{display:grid;grid-template-columns:1fr 1fr;gap:70px;align-items:start}.page-card{background:#fff;padding:34px;border:1px solid var(--line);box-shadow:var(--shadow)}.value-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:18px;margin-top:34px}.value-card{padding:26px;background:#f2ecdf;border-top:2px solid var(--gold)}.value-card h3{font-size:1.5rem;margin-bottom:8px}.step-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:20px;margin-top:34px}.step-card{padding:28px;background:rgba(255,255,255,.07);border:1px solid rgba(255,255,255,.16)}.step-card .num{color:var(--gold2);font-size:.72rem;letter-spacing:.18em;text-transform:uppercase}.step-card h3{font-size:1.45rem;margin:12px 0 8px}.step-card p{color:rgba(255,255,255,.72)}.form-page{max-width:780px}.form-page form{display:grid;grid-template-columns:1fr 1fr;gap:18px}.form-page label{display:grid;gap:7px;font-size:.76rem;text-transform:uppercase;letter-spacing:.08em;font-weight:600}.form-page label.fullrow{grid-column:1/-1}.form-page input,.form-page select,.form-page textarea{padding:13px;border:1px solid #c8cec9;background:#fff}.form-page .consent{grid-column:1/-1;grid-template-columns:20px 1fr;text-transform:none;letter-spacing:0;font-weight:400}.form-page .consent input{width:auto;margin-top:3px}.notice-box{background:#f1ebdf;border-left:3px solid var(--gold);padding:22px;margin-top:26px;color:#59625e}.mini-hero-image{min-height:380px;background:url('https://images.unsplash.com/photo-1600607687939-ce8a6c25118c?auto=format&fit=crop&w=1400&q=86') center/cover;box-shadow:var(--shadow)}.opportunities-empty{padding:36px;border:1px solid var(--line);background:#fff}.retirement-note{font-size:.8rem;color:#68706d;margin-top:14px}.thankyou{min-height:60vh;display:grid;place-items:center;text-align:center}.thankyou .page-card{max-width:650px}
@media(max-width:780px){.network-globe-img{width:340px;left:-65px;top:-38px}.page-grid,.value-grid,.step-grid{grid-template-columns:1fr}.form-page form{grid-template-columns:1fr}.form-page label.fullrow,.form-page .consent{grid-column:auto}.subhero{padding:92px 0 62px}}
.hidden-field{position:absolute!important;left:-9999px!important;width:1px!important;height:1px!important;overflow:hidden!important}.eligibility-note{font-size:.78rem;color:#69736e;line-height:1.5;margin:-2px 0 4px}.form-page .eligibility-note.fullrow{grid-column:1/-1}.policy-date{margin:12px 0 26px;color:#737c77;font-size:.78rem;text-transform:uppercase;letter-spacing:.1em}