:root{--paper: #f7f4ee;--paper-2: #efeae1;--white: #ffffff;--ink: #101820;--navy: #17324d;--navy-deep: #0f2439;--body: #3b4550;--stone: #6f6a63;--line: #e2dcd1;--brass: #b8893a;--brass-deep: #96702b;--brick: #b5432f;--brick-deep: #963626;--green: #2f6b4f;--focus: #1d5fd1;--radius: 18px;--radius-sm: 12px;--ease: cubic-bezier(.22, 1, .36, 1);--shadow: 0 1px 2px rgba(16, 24, 32, .05), 0 12px 32px rgba(16, 24, 32, .08);--header-h: 84px}*{box-sizing:border-box;margin:0;padding:0}html{font-size:18px;scroll-behavior:smooth;-webkit-text-size-adjust:100%;background:var(--paper);overflow-x:clip}html.menu-open{overflow:hidden}body{font-family:Public Sans,system-ui,-apple-system,Segoe UI,Arial,sans-serif;line-height:1.6;color:var(--body);background:var(--paper)}h1,h2,h3,h4{font-family:"Source Serif 4",Georgia,Times New 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.btn-outline:hover{background:#fff;color:var(--ink)}.menu{position:fixed;top:0;right:0;bottom:0;left:0;z-index:99;background:var(--ink);color:#fff;opacity:0;visibility:hidden;transition:opacity .42s var(--ease),visibility 0s linear .42s;overflow-y:auto}.menu.open{opacity:1;visibility:visible;transition-delay:0s}.menu-inner{min-height:100%;display:flex;flex-direction:column;justify-content:center;gap:24px;padding:120px 28px 48px;max-width:640px;margin-inline:auto}.menu-eyebrow,.menu-list li,.menu-foot{opacity:0;transform:translateY(14px);transition:opacity .5s var(--ease),transform .5s var(--ease);transition-delay:0s}.menu.open .menu-eyebrow,.menu.open .menu-list li,.menu.open .menu-foot{opacity:1;transform:none;transition-delay:var(--d, 0s)}.menu-eyebrow{font-size:.78rem;font-weight:700;letter-spacing:.14em;text-transform:uppercase;color:#e9c77c}.menu-list{display:flex;flex-direction:column}.menu-list a{display:flex;align-items:center;justify-content:space-between;padding:14px 0;font-family:"Source Serif 4",Georgia,serif;font-size:clamp(1.6rem,6vw,2.2rem);font-weight:600;color:#fff;text-decoration:none;border-bottom:1px solid rgba(255,255,255,.14)}.menu-list a:after{content:"";width:10px;height:10px;border-right:2px solid rgba(255,255,255,.5);border-top:2px solid rgba(255,255,255,.5);transform:rotate(45deg)}.menu-list a:hover,.menu-list a.active{color:#e9c77c}.menu-foot{display:flex;flex-direction:column;gap:10px}.menu-foot .btn-outline{color:#fff;border-color:#fff9}.menu-phone{color:#ffffffbf;font-size:.95rem;margin-top:8px}.menu-phone a{color:#fff;font-weight:700}.hero{min-height:92vh;min-height:92svh;display:flex;align-items:flex-end;padding:calc(var(--header-h) + 120px) 0 150px;color:#fff}.hero-inner{width:100%}.hero h1{color:#fff;max-width:13ch;margin-bottom:26px;text-shadow:0 2px 40px rgba(0,0,0,.35)}.hero-lead{font-size:clamp(1.1rem,1.5vw,1.3rem);color:#ffffffe6;max-width:46ch;margin-bottom:34px;text-shadow:0 1px 20px rgba(0,0,0,.3)}@media (max-width: 640px){.hero{padding-bottom:130px;min-height:100svh}}.paths{padding:0;margin-top:-84px;z-index:2}.paths-bar{display:grid;background:#fff;border-radius:var(--radius);box-shadow:var(--shadow);overflow:hidden}@media (min-width: 900px){.paths-bar{grid-template-columns:repeat(3,1fr)}}.path{display:grid;grid-template-columns:auto 1fr auto;align-items:center;gap:18px;padding:26px 28px;text-decoration:none;color:var(--ink);border-bottom:1px solid var(--line);transition:background .2s}.path:hover{background:var(--paper);color:var(--ink)}@media (min-width: 900px){.path{border-bottom:0;border-right:1px solid var(--line)}.path:last-child{border-right:0}}.path .ic{width:34px;height:34px;color:var(--brass)}.path b{display:block;font-family:"Source Serif 4",Georgia,serif;font-size:1.2rem;font-weight:600;line-height:1.2}.path small{display:block;font-size:.88rem;color:var(--stone);margin-top:4px}.path .go{width:22px;height:22px;color:var(--ink);transition:transform .2s}.path:hover .go{transform:translate(4px)}.statement-grid{display:grid;gap:24px}@media (min-width: 1024px){.statement-grid{grid-template-columns:1fr 3fr;gap:64px}}.statement h2{max-width:16ch}.numbers{background:var(--navy-deep);color:#fff;padding-block:72px}@media (min-width: 1024px){.numbers{padding-block:96px}}.numbers ul{display:grid;grid-template-columns:repeat(2,1fr);gap:36px 24px}@media (min-width: 768px){.numbers ul{grid-template-columns:repeat(5,1fr);gap:24px}}.numbers b{display:block;white-space:nowrap;font-family:"Source Serif 4",Georgia,serif;font-weight:600;font-size:clamp(2.2rem,3.6vw,3.2rem);line-height:1;letter-spacing:-.02em;font-variant-numeric:tabular-nums;color:#fff}.numbers span{display:block;margin-top:12px;font-size:.92rem;color:#ffffffb3;max-width:18ch}.communities{padding-bottom:96px}.communities-head{display:grid;gap:24px;margin-bottom:44px}@media (min-width: 1024px){.communities-head{grid-template-columns:1fr 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span{display:inline-flex;align-items:center;gap:8px;font-weight:700;color:#e9c77c}.rail-more svg{width:18px;height:18px}.prop{display:flex;flex-direction:column;height:100%;background:#fff;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow)}.prop .ph{position:relative;aspect-ratio:4 / 3;background:var(--paper-2);overflow:hidden}.prop .ph img{width:100%;height:100%;object-fit:cover;transition:transform 1.2s var(--ease)}.prop:hover .ph img{transform:scale(1.04)}.prop .ph .noimg{position:absolute;top:0;right:0;bottom:0;left:0;display:grid;place-items:center;color:var(--stone);font-weight:600;font-size:.95rem;background:repeating-linear-gradient(135deg,var(--paper-2) 0 12px,#e6e0d5 12px 24px)}.badge{position:absolute;left:14px;top:14px;padding:6px 12px;border-radius:999px;font-size:.78rem;font-weight:700;background:#fffffff0;color:var(--ink)}.badge.open{color:var(--green)}.badge.soon{color:var(--brass-deep)}.prop .body{padding:20px 22px 22px;display:flex;flex-direction:column;gap:8px;flex:1}.prop h3{font-size:1.3rem}.prop .addr{font-size:.9rem;color:var(--stone)}.prop .desc{font-size:.95rem}.prop .feat{display:flex;flex-wrap:wrap;gap:6px;margin-top:4px}.prop .feat li{font-size:.78rem;font-weight:600;background:var(--paper);border:1px solid var(--line);padding:4px 10px;border-radius:999px;color:var(--ink)}.prop .links{display:flex;flex-direction:column;align-items:flex-start;gap:0;margin-top:auto;padding-top:10px;font-size:.95rem;font-weight:600}.prop .links a{display:inline-flex;align-items:center;gap:6px;min-height:40px}.prop .links svg{width:16px;height:16px}.how{background:#fff;border-block:1px solid var(--line)}.how h2{max-width:16ch}.how-grid{display:grid;gap:36px;margin-top:56px}@media (min-width: 900px){.how-grid{grid-template-columns:repeat(3,1fr);gap:48px}}.how-grid .num{display:block;font-family:"Source Serif 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h3{font-size:1.3rem}.svc p{font-size:.97rem}.svc a{margin-top:auto;font-weight:700;font-size:.95rem;color:var(--ink)}.mission{color:#fff;padding-block:160px}.mission blockquote{font-family:"Source Serif 4",Georgia,serif;font-size:clamp(1.5rem,3vw,2.5rem);font-weight:600;line-height:1.3;letter-spacing:-.01em;max-width:26ch;color:#fff;text-shadow:0 2px 40px rgba(0,0,0,.4);text-wrap:pretty;border:0;padding:0;margin:0}.values-grid{display:grid;gap:32px}@media (min-width: 1024px){.values-grid{grid-template-columns:1fr 1fr;gap:80px;align-items:start}}.values{display:grid;gap:0;border-top:1px solid var(--line)}.values li{padding:22px 0;border-bottom:1px solid var(--line);display:grid;gap:4px}@media (min-width: 640px){.values li{grid-template-columns:180px 1fr;gap:24px}}.values h3{font-size:1.15rem}.values p{font-size:.97rem}.page-head{padding:calc(var(--header-h) + 80px) 0 72px;background:#fff;border-bottom:1px solid var(--line)}.page-head.has-photo{min-height:62vh;min-height:62svh;display:flex;align-items:flex-end;color:#fff;border:0;background:var(--navy-deep);padding-bottom:88px}.page-head h1{max-width:16ch;margin-bottom:18px}.page-head.has-photo h1{color:#fff;text-shadow:0 2px 40px rgba(0,0,0,.35)}.page-head .lead{font-size:1.2rem}.page-head.has-photo .lead{color:#ffffffe0}.page-head.has-photo .btn-outline{color:#fff;border-color:#fff9}.paths-sec{background:#fff;border-top:1px solid var(--line)}.paths-grid{display:grid;gap:16px}@media (min-width: 900px){.paths-grid{grid-template-columns:repeat(3,1fr)}}.paths-grid .reveal{display:flex}.path-card{display:flex;flex:1;flex-direction:column;gap:10px;padding:28px;border:1px solid var(--line);border-radius:var(--radius);text-decoration:none;color:var(--body);background:var(--paper);transition:transform .2s,border-color .2s}.path-card:hover{transform:translateY(-3px);border-color:var(--ink);color:var(--body)}.path-card .ic{width:36px;height:36px;color:var(--brass)}.path-card h3{font-size:1.3rem}.path-card .go{margin-top:auto;padding-top:10px;display:inline-flex;align-items:center;gap:6px;font-weight:700;color:var(--ink)}.path-card .go svg{width:18px;height:18px}.help-sec{background:#fff;border-block:1px solid var(--line)}.steps{counter-reset:step;display:flex;flex-direction:column;gap:22px;margin-top:28px}.steps li{display:grid;grid-template-columns:52px 1fr;gap:18px;align-items:start}.steps li:before{counter-increment:step;content:counter(step);display:grid;place-items:center;width:52px;height:52px;border-radius:50%;background:var(--ink);color:#fff;font-family:"Source Serif 4",Georgia,serif;font-size:1.4rem;font-weight:600}.steps h3{font-size:1.15rem;margin-bottom:4px}.tiers{display:grid;gap:14px;margin:0 0 44px}@media (min-width: 768px){.tiers{grid-template-columns:repeat(3,1fr)}}.tier{display:flex;flex-direction:column;gap:6px;border-radius:var(--radius);padding:26px;background:#fff;border:1px 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var(--line);background:#fff;color:var(--ink);font-weight:600;cursor:pointer;font-size:.95rem}.chip[aria-pressed=true]{background:var(--ink);border-color:var(--ink);color:#fff}.finder .count{margin-left:auto;font-size:.92rem;color:var(--stone)}.props{display:grid;gap:22px}@media (min-width: 640px){.props{grid-template-columns:repeat(2,1fr)}}@media (min-width: 1100px){.props{grid-template-columns:repeat(3,1fr)}}.housing .more{display:flex;justify-content:center;margin-top:36px}.about{background:#fff;border-block:1px solid var(--line)}.about .top{display:grid;gap:32px}@media (min-width: 1024px){.about .top{grid-template-columns:1.1fr .9fr;gap:80px;align-items:center}}.about .top img{width:100%;aspect-ratio:4 / 3;object-fit:cover;border-radius:var(--radius);box-shadow:var(--shadow)}.about .top h2{margin-bottom:22px}.about .top p+p{margin-top:14px}.board-sec h2{margin-bottom:14px}.impact .two-col{align-items:center}blockquote{font-family:"Source Serif 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h3{font-size:1.25rem}.member .role{font-size:.86rem;font-weight:700;color:var(--brass-deep);margin:3px 0 10px}.member .vet{display:inline-flex;align-items:center;gap:6px;font-size:.78rem;font-weight:600;color:var(--ink);background:var(--paper);border:1px solid var(--line);padding:3px 10px;border-radius:999px;margin-bottom:12px}.member .vet svg{width:14px;height:14px;color:var(--brass)}.member p{font-size:.95rem;color:var(--body)}.pgrid{display:grid;gap:14px}@media (min-width: 768px){.pgrid{grid-template-columns:repeat(3,1fr)}}.pcol{background:#fff;border:1px solid var(--line);border-radius:var(--radius);padding:28px}.pcol h3{font-size:1.2rem;margin-bottom:12px}.pcol ul{display:flex;flex-direction:column;gap:8px;font-size:.95rem}.pcol li{padding-left:18px;position:relative}.pcol 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em{display:block;font-style:normal;font-weight:400;font-size:.82rem;color:var(--stone);margin-top:1px}.ddfind{width:100%;font:inherit;font-size:.95rem;color:var(--ink);background:var(--paper-2);border:0;border-radius:9px;padding:9px 12px;margin-bottom:4px}.ddfind:focus{outline:2px solid var(--focus);outline-offset:-1px}@media (prefers-reduced-motion: reduce){.ddpop{animation:none}}.gallery{display:grid;gap:18px;margin-top:32px;grid-template-columns:repeat(auto-fill,minmax(min(100%,280px),1fr))}.gallery figure{margin:0;background:#fff;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow)}.gallery img{display:block;width:100%;aspect-ratio:4 / 3;object-fit:cover}.gallery figcaption{padding:12px 16px 14px;font-size:.92rem;color:var(--stone)}