/*
Theme Name: LimeStone
Theme URI: https://LimeStn.com
Author: LimeStone
Description: LimeStone production theme — full-fidelity port of the approved mock-up.
Version: 1.0.0
License: GPL v2 or later
Text Domain: limestone-theme
*/

/* --- MOCK-UP css/site.css BELOW, VERBATIM --- */
/* ============================================================
   LimeStone — Institutional Land Investment Platform
   Design System  |  Forest / Stone / Limestone-Gray
   ============================================================ */

/* ---------- Tokens ---------- */
:root{
  /* Core palette */
  --forest:#223A2A;
  --forest-deep:#172922;
  --forest-mid:#2E4A38;
  --stone:#F5F0E8;
  --stone-warm:#EDE6D8;
  --limestone-gray:#8C8C7A;
  --accent-stone:#EDE6D8;
  --accent-stone-warm:#D9D2C0;
  --earth:#1A1A14;

  /* Semantic */
  --bg:var(--stone);
  --bg-alt:var(--stone-warm);
  --ink:var(--earth);
  --ink-soft:#4A4A40;
  --ink-mute:#6E6E60;
  --line:rgba(26,26,20,.12);
  --line-soft:rgba(26,26,20,.07);
  --accent:var(--forest);
  --accent-deep:var(--forest-deep);
  --eyebrow-color:#8C8C7A;
  --eyebrow-warm:#A89B7F;

  /* On-dark */
  --on-dark:#F3EEE4;
  --on-dark-soft:rgba(243,238,228,.72);
  --on-dark-mute:rgba(243,238,228,.5);
  --dark-line:rgba(243,238,228,.16);

  /* Type */
  --serif:"Cormorant Garamond",Georgia,serif;
  --sans:"Inter",system-ui,-apple-system,"Segoe UI",sans-serif;
  --script:"Great Vibes",cursive;

  /* Scale */
  --step--1:clamp(.78rem,.75rem + .1vw,.84rem);
  --step-0:clamp(.95rem,.92rem + .15vw,1.02rem);
  --step-1:clamp(1.1rem,1.02rem + .3vw,1.28rem);
  --step-2:clamp(1.4rem,1.25rem + .6vw,1.85rem);
  --step-3:clamp(1.9rem,1.6rem + 1.4vw,2.9rem);
  --step-4:clamp(2.6rem,2rem + 2.6vw,4.4rem);
  --step-5:clamp(3.4rem,2.4rem + 4.6vw,6.6rem);

  /* Layout */
  --maxw:1240px;
  --gutter:clamp(1.25rem,5vw,4rem);
  --radius:3px;
  --shadow:0 1px 2px rgba(26,26,20,.05),0 8px 30px rgba(26,26,20,.06);
  --shadow-lg:0 30px 70px rgba(23,41,34,.18);
  --ease:cubic-bezier(.22,.61,.36,1);
}

/* ---------- Reset ---------- */
*,*::before,*::after{box-sizing:border-box}
html{-webkit-text-size-adjust:100%;scroll-behavior:smooth}
html,body{overflow-x:hidden;max-width:100vw}
@media (prefers-reduced-motion:reduce){html{scroll-behavior:auto}}
body{
  margin:0;background:var(--bg);color:var(--ink);
  font-family:var(--sans);font-size:var(--step-0);line-height:1.65;
  font-weight:400;-webkit-font-smoothing:antialiased;text-rendering:optimizeLegibility;
}
img{max-width:100%;display:block}
a{color:inherit;text-decoration:none}
button{font:inherit;cursor:pointer}
h1,h2,h3,h4{margin:0;font-family:var(--serif);font-weight:500;line-height:1.06;letter-spacing:-.01em;color:var(--forest)}
p{margin:0 0 1.1em}
ul{margin:0;padding:0;list-style:none}
hr{border:0;border-top:1px solid var(--line);margin:0}
::selection{background:var(--forest);color:#fff}

.wrap{max-width:var(--maxw);margin:0 auto;padding-inline:var(--gutter)}
.eyebrow{font-family:var(--sans);font-size:var(--step--1);font-weight:600;
  letter-spacing:.22em;text-transform:uppercase;color:var(--eyebrow-warm);margin:0 0 1.1rem}
.eyebrow-light{color:var(--accent-stone)}
.lede{font-size:var(--step-1);line-height:1.6;color:var(--ink-soft);max-width:60ch;font-weight:400}
.skip-link{position:absolute;left:-9999px;top:0;background:var(--forest);color:#fff;padding:.7rem 1.2rem;z-index:9999}
.skip-link:focus{left:1rem;top:1rem}

/* ============================================================
   Header / Nav
   ============================================================ */
.site-header{position:sticky;top:0;z-index:900;background:rgba(245,240,232,.86);
  backdrop-filter:saturate(150%) blur(14px);border-bottom:1px solid var(--line-soft);
  transition:background .3s var(--ease),box-shadow .3s var(--ease)}
.site-header.scrolled{background:rgba(245,240,232,.97);box-shadow:0 1px 0 var(--line),0 12px 30px rgba(26,26,20,.05)}
.nav-inner{max-width:var(--maxw);margin:0 auto;padding:.7rem var(--gutter);
  display:flex;align-items:center;justify-content:space-between;gap:1.5rem}
.brand{display:flex;flex-direction:column;align-items:center;gap:.15rem;flex-shrink:0;text-decoration:none}
.brand>img:first-of-type{height:76px;width:auto;display:block}
.brand .nav-wordmark{height:30px;width:auto;display:block;margin-top:.25rem;
  filter:drop-shadow(0 1px 2px rgba(0,0,0,.25))}
.main-nav{display:flex;align-items:center;gap:.2rem}
.nav-link,.nav-group-btn{position:relative;display:inline-flex;align-items:center;gap:.35rem;
  padding:.55rem .85rem;font-size:.9rem;font-weight:500;color:var(--ink-soft);
  background:none;border:0;letter-spacing:.01em;transition:color .2s}
.nav-link::after,.nav-group-btn::after{content:"";position:absolute;left:.85rem;right:.85rem;bottom:.35rem;
  height:2px;background:var(--forest);transform:scaleX(0);transform-origin:left;transition:transform .28s var(--ease)}
.nav-link:hover,.nav-group-btn:hover,.nav-link.active,.nav-group:hover .nav-group-btn{color:var(--forest)}
.nav-link:hover::after,.nav-group:hover .nav-group-btn::after,.nav-link.active::after{transform:scaleX(1)}
.nav-caret{width:9px;height:9px;transition:transform .28s var(--ease);opacity:.6}
.nav-group:hover .nav-caret{transform:rotate(180deg)}
.nav-group{position:relative}
.nav-submenu{position:absolute;top:calc(100% + .3rem);left:0;min-width:250px;
  background:#fff;border:1px solid var(--line);border-radius:var(--radius);
  box-shadow:var(--shadow-lg);padding:.5rem;opacity:0;visibility:hidden;
  transform:translateY(8px);transition:.24s var(--ease);z-index:950}
.nav-group:hover .nav-submenu,.nav-submenu.open{opacity:1;visibility:visible;transform:translateY(0)}
.nav-submenu a{display:block;padding:.6rem .8rem;font-size:.88rem;color:var(--ink-soft);
  border-radius:2px;transition:.15s;letter-spacing:.01em}
.nav-submenu a:hover{background:var(--stone-warm);color:var(--forest);padding-left:1rem}
.nav-submenu a .sub-desc{display:block;font-size:.74rem;color:var(--ink-mute);margin-top:.1rem}
.nav-cta{margin-left:.6rem}

.nav-toggle{display:none;flex-direction:column;gap:5px;background:none;border:0;padding:.5rem}
.nav-toggle span{width:26px;height:2px;background:var(--forest);transition:.3s var(--ease)}
.nav-toggle.open span:nth-child(1){transform:translateY(7px) rotate(45deg)}
.nav-toggle.open span:nth-child(2){opacity:0}
.nav-toggle.open span:nth-child(3){transform:translateY(-7px) rotate(-45deg)}

/* ============================================================
   Buttons
   ============================================================ */
.btn{display:inline-flex;align-items:center;gap:.55rem;padding:.9rem 1.7rem;
  font-family:var(--sans);font-size:.82rem;font-weight:600;letter-spacing:.12em;
  text-transform:uppercase;border-radius:var(--radius);border:1px solid transparent;
  transition:.25s var(--ease);cursor:pointer;line-height:1}
.btn svg{width:14px;height:14px;transition:transform .25s var(--ease)}
.btn:hover svg{transform:translateX(4px)}
.btn-primary{background:var(--forest);color:#fff;border-color:var(--forest)}
.btn-primary:hover{background:var(--forest-deep);border-color:var(--forest-deep);
  box-shadow:0 10px 26px rgba(23,41,34,.28);transform:translateY(-2px)}
.btn-forest{background:var(--forest);color:var(--on-dark);border-color:var(--forest)}
.btn-forest:hover{background:var(--forest-deep);transform:translateY(-2px);box-shadow:var(--shadow-lg)}
.btn-ghost{background:transparent;color:var(--forest);border-color:var(--line)}
.btn-ghost:hover{border-color:var(--forest);background:var(--forest);color:var(--on-dark);transform:translateY(-2px)}
.btn-ghost-light{background:transparent;color:var(--on-dark);border-color:var(--dark-line)}
.btn-ghost-light:hover{background:var(--on-dark);color:var(--forest);border-color:var(--on-dark)}
.btn-row{display:flex;flex-wrap:wrap;gap:1rem;margin-top:2rem}

/* ============================================================
   Sections
   ============================================================ */
.section{padding-block:clamp(4rem,8vw,7.5rem)}
.section-sm{padding-block:clamp(3rem,5vw,4.5rem)}
.section-dark{background:var(--forest);color:var(--on-dark)}
.section-dark h1,.section-dark h2,.section-dark h3,.section-dark h4{color:var(--on-dark)}
.section-dark .lede{color:var(--on-dark-soft)}
.section-deep{background:var(--forest-deep);color:var(--on-dark)}
.section-deep h1,.section-deep h2,.section-deep h3,.section-deep h4{color:var(--on-dark)}
.section-alt{background:var(--bg-alt)}
.section-head{max-width:64ch;margin-bottom:clamp(2rem,4vw,3.5rem)}
.section-head h2{font-size:var(--step-3)}
.section-head .lede{margin-top:1.2rem}
.section-head.center{margin-inline:auto;text-align:center}
.section-head.center .lede{margin-inline:auto}

/* Reveal animation */
.reveal{opacity:0;transform:translateY(28px);transition:opacity .9s var(--ease),transform .9s var(--ease)}
.reveal.in-view{opacity:1;transform:none}
.reveal[data-delay="1"]{transition-delay:.08s}
.reveal[data-delay="2"]{transition-delay:.16s}
.reveal[data-delay="3"]{transition-delay:.24s}
.reveal[data-delay="4"]{transition-delay:.32s}
@media (prefers-reduced-motion:reduce){.reveal{opacity:1;transform:none;transition:none}}

/* ============================================================
   Hero
   ============================================================ */
.hero{position:relative;padding-block:clamp(5rem,12vw,9rem);overflow:hidden}
.hero-dark{background:var(--forest);color:var(--on-dark)}
.hero-dark h1{color:var(--on-dark)}
.hero-inner{max-width:var(--maxw);margin:0 auto;padding-inline:var(--gutter);position:relative;z-index:2}
.hero h1{font-size:var(--step-4);max-width:16ch;margin-bottom:1.5rem}
.hero .lede{max-width:56ch}
.hero-editorial{display:grid;grid-template-columns:1.1fr .9fr;gap:clamp(2rem,5vw,5rem);align-items:center}
.hero-editorial .hero-media{position:relative;border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow-lg)}
.hero-editorial .hero-media img{width:100%;height:100%;object-fit:cover;aspect-ratio:4/5}
.hero-glyph{position:absolute;pointer-events:none;opacity:.08;z-index:1}
.hero-bg-img{position:absolute;inset:0;z-index:0}
.hero-bg-img img{width:100%;height:100%;object-fit:cover;filter:brightness(.5) saturate(.9)}
.hero-bg-img::after{content:"";position:absolute;inset:0;
  background:linear-gradient(120deg,rgba(23,41,34,.92) 0%,rgba(23,41,34,.62) 55%,rgba(23,41,34,.35) 100%)}

/* Word reveal for hero */
.hw{display:inline-block;overflow:hidden;vertical-align:top}
.hw > span{display:inline-block;transform:translateY(105%);transition:transform .9s var(--ease)}
.hero-in .hw > span{transform:translateY(0)}
.hero-in .hw:nth-child(2) > span{transition-delay:.08s}
.hero-in .hw:nth-child(3) > span{transition-delay:.16s}
.hero-in .hw:nth-child(4) > span{transition-delay:.24s}
.hero-in .hw:nth-child(5) > span{transition-delay:.32s}
@media (prefers-reduced-motion:reduce){.hw > span{transform:none!important}}

/* ============================================================
   Stats
   ============================================================ */
.stat-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(180px,1fr));gap:1px;
  background:var(--line);border:1px solid var(--line);border-radius:var(--radius);overflow:hidden}
.stat-card{background:var(--bg);padding:clamp(1.5rem,3vw,2.4rem)}
.section-dark .stat-grid,.section-deep .stat-grid{background:var(--dark-line);border-color:var(--dark-line)}
.section-dark .stat-card,.section-deep .stat-card{background:var(--forest)}
.section-deep .stat-card{background:var(--forest-deep)}
.stat-num{font-family:var(--serif);font-size:var(--step-3);font-weight:500;color:var(--forest);line-height:1;display:block}
.section-dark .stat-num,.section-deep .stat-num,.hero-dark .stat-num{color:var(--on-dark)}
.stat-num .unit{color:var(--forest);font-size:.7em}
.stat-label{font-size:.8rem;letter-spacing:.06em;color:var(--ink-mute);margin-top:.6rem;text-transform:uppercase}
.section-dark .stat-label,.section-deep .stat-label,.hero-dark .stat-label{color:var(--on-dark-mute)}

.stat-strip{display:flex;flex-wrap:wrap;gap:clamp(1.5rem,5vw,4rem);align-items:baseline}
.stat-strip .stat-num{font-size:var(--step-4)}
.stat-strip-item{display:flex;flex-direction:column}

/* ============================================================
   Two-column & Content
   ============================================================ */
.two-col{display:grid;grid-template-columns:1fr 1fr;gap:clamp(2rem,5vw,5rem);align-items:start}
.two-col.narrow-first{grid-template-columns:.85fr 1.15fr}
.two-col.wide-first{grid-template-columns:1.15fr .85fr}
.stack > * + *{margin-top:1.4rem}
.arrow-list{display:grid;gap:1.1rem}
.arrow-list li{position:relative;padding-left:1.9rem;color:var(--ink-soft)}
.arrow-list li::before{content:"";position:absolute;left:0;top:.55em;width:12px;height:2px;background:var(--forest)}
.arrow-list li strong{color:var(--forest);font-family:var(--serif);font-size:1.12em;font-weight:600}
.section-dark .arrow-list li,.section-deep .arrow-list li{color:var(--on-dark-soft)}
.section-dark .arrow-list li strong,.section-deep .arrow-list li strong{color:var(--on-dark)}

.pull-quote{font-family:var(--serif);font-size:var(--step-3);line-height:1.2;color:var(--forest);
  font-weight:500;font-style:italic;max-width:22ch}
.section-dark .pull-quote,.section-deep .pull-quote{color:var(--on-dark)}
.pull-quote-cite{font-family:var(--sans);font-size:.85rem;font-style:normal;letter-spacing:.08em;
  text-transform:uppercase;color:var(--eyebrow-warm);margin-top:1.5rem;display:block}
.section-dark .pull-quote-cite,.section-deep .pull-quote-cite{color:var(--accent-stone)}

/* ============================================================
   Cards & Grids
   ============================================================ */
.card-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(280px,1fr));gap:1.5rem}
.card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);
  padding:clamp(1.6rem,3vw,2.2rem);transition:.3s var(--ease);position:relative;overflow:hidden}
.card::before{content:"";position:absolute;top:0;left:0;width:100%;height:3px;
  background:var(--forest);transform:scaleX(0);transform-origin:left;transition:transform .35s var(--ease)}
.card:hover{transform:translateY(-4px);box-shadow:var(--shadow-lg);border-color:transparent}
.card:hover::before{transform:scaleX(1)}
.card h3{font-size:var(--step-2);margin-bottom:.7rem}
.card .card-num{font-family:var(--serif);font-size:1rem;color:var(--eyebrow-warm);
  font-weight:600;letter-spacing:.1em;margin-bottom:.8rem;display:block}
.card p{color:var(--ink-soft);margin-bottom:0}
.card-link{display:inline-flex;align-items:center;gap:.4rem;margin-top:1.3rem;
  font-size:.82rem;font-weight:600;letter-spacing:.1em;text-transform:uppercase;color:var(--eyebrow-warm)}
.card-link svg{width:14px;height:14px;transition:transform .25s var(--ease)}
.card:hover .card-link svg{transform:translateX(4px)}

.pillar-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:1.5rem}
.pillar-card{padding:clamp(1.4rem,3vw,2rem);border:1px solid var(--line);border-radius:var(--radius);background:var(--bg)}
.section-dark .pillar-card,.section-deep .pillar-card{border-color:var(--dark-line);background:rgba(243,238,228,.03)}
.pillar-card .pillar-icon{width:44px;height:44px;color:var(--forest);margin-bottom:1.2rem}
.pillar-card h3{font-size:var(--step-1);margin-bottom:.6rem}
.pillar-card p{color:var(--ink-soft);font-size:.95rem;margin:0}
.section-dark .pillar-card p,.section-deep .pillar-card p{color:var(--on-dark-soft)}

/* Fund tiles */
.fund-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(300px,1fr));gap:1.5rem}
.fund-tile{background:#fff;border:1px solid var(--line);border-radius:var(--radius);
  padding:clamp(1.6rem,3vw,2.2rem);display:flex;flex-direction:column;transition:.3s var(--ease);position:relative;overflow:hidden}
.fund-tile::after{content:"";position:absolute;inset:0;border:2px solid var(--forest);
  border-radius:var(--radius);opacity:0;transition:opacity .3s}
.fund-tile:hover{transform:translateY(-4px);box-shadow:var(--shadow-lg)}
.fund-tile:hover::after{opacity:1}
.fund-tile .fund-num{font-family:var(--serif);font-size:2.2rem;font-weight:500;color:var(--forest);line-height:1}
.fund-tile .fund-size{font-family:var(--serif);font-size:1.5rem;color:var(--forest);font-weight:600;margin-top:.3rem}
.fund-tile h3{font-size:var(--step-1);margin:.9rem 0 .6rem;line-height:1.2}
.fund-tile p{font-size:.92rem;color:var(--ink-soft);flex:1;margin-bottom:1.2rem}
.fund-tile .fund-tag{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;
  color:var(--eyebrow-warm);font-weight:600}

/* Chips */
.chip-row{display:flex;flex-wrap:wrap;gap:.6rem;margin-top:1.5rem}
.chip{font-size:.76rem;letter-spacing:.08em;text-transform:uppercase;font-weight:600;
  padding:.45rem .95rem;border:1px solid var(--line);border-radius:100px;color:var(--ink-soft);background:var(--bg)}
.section-dark .chip,.section-deep .chip{border-color:var(--dark-line);color:var(--on-dark-soft)}
.chip-accent{background:var(--forest);color:#fff;border-color:var(--forest)}

/* ============================================================
   Data tables & KV
   ============================================================ */
.data-table{width:100%;border-collapse:collapse;font-size:.92rem}
.data-table th,.data-table td{text-align:left;padding:.95rem 1.1rem;border-bottom:1px solid var(--line)}
.data-table th{font-family:var(--sans);font-size:.74rem;letter-spacing:.12em;text-transform:uppercase;
  color:var(--ink-mute);font-weight:600;background:var(--bg-alt)}
.data-table td{color:var(--ink-soft)}
.data-table tr:hover td{background:var(--bg-alt)}
.data-table td:first-child{font-weight:500;color:var(--forest)}

.kv-list{display:grid;gap:0;border-top:1px solid var(--line)}
.kv-list .kv{display:grid;grid-template-columns:1fr 1.3fr;gap:1.5rem;
  padding:1.1rem 0;border-bottom:1px solid var(--line)}
.kv-list .kv dt{font-size:.78rem;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-mute);font-weight:600}
.kv-list .kv dd{margin:0;color:var(--forest);font-weight:500}
.section-dark .kv-list,.section-dark .kv{border-color:var(--dark-line)}
.section-dark .kv dt{color:var(--on-dark-mute)}
.section-dark .kv dd{color:var(--on-dark)}

/* ============================================================
   Process / Steps
   ============================================================ */
.process-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(220px,1fr));gap:1.5rem;counter-reset:step}
.process-step{position:relative;padding:2rem 1.5rem 1.6rem;border:1px solid var(--line);
  border-radius:var(--radius);background:var(--bg)}
.step-num{font-family:var(--serif);font-size:2.6rem;color:var(--forest);line-height:1;
  font-weight:500;display:block;margin-bottom:.8rem}
.process-step h3{font-size:var(--step-1);margin-bottom:.5rem}
.process-step p{font-size:.92rem;color:var(--ink-soft);margin:0}
.process-step .step-meta{font-size:.75rem;letter-spacing:.08em;text-transform:uppercase;
  color:var(--eyebrow-warm);font-weight:600;margin-top:.9rem;display:block}

/* Timeline stages */
.stage-flow{display:flex;flex-wrap:wrap;gap:0;border:1px solid var(--line);border-radius:var(--radius);overflow:hidden}
.stage-flow .stage-item{flex:1;min-width:160px;padding:1.6rem 1.4rem;border-right:1px solid var(--line);background:var(--bg)}
.stage-flow .stage-item:last-child{border-right:0}
.stage-flow .stage-item .stage-n{font-size:.72rem;letter-spacing:.14em;color:var(--eyebrow-warm);font-weight:700}
.stage-flow .stage-item h4{font-family:var(--serif);font-size:1.15rem;margin:.5rem 0 .3rem}
.stage-flow .stage-item p{font-size:.85rem;color:var(--ink-soft);margin:0}

/* ============================================================
   Bio / Team
   ============================================================ */
.bio-grid{display:grid;grid-template-columns:.85fr 1.15fr;gap:clamp(2rem,5vw,4rem);align-items:start}
.bio-photo{border-radius:var(--radius);overflow:hidden;box-shadow:var(--shadow-lg);position:relative}
.bio-photo img{width:100%;height:auto;object-fit:cover}
.bio-photo::after{content:"";position:absolute;inset:0;box-shadow:inset 0 0 0 1px rgba(26,26,20,.1)}
.seat-grid{display:grid;grid-template-columns:repeat(auto-fill,minmax(220px,1fr));gap:1.2rem}
.seat-card{border:1px solid var(--line);border-radius:var(--radius);padding:1.5rem;background:var(--bg);transition:.3s var(--ease)}
.seat-card:hover{border-color:var(--forest);transform:translateY(-3px);box-shadow:var(--shadow)}
.seat-card .seat-avatar{width:56px;height:56px;border-radius:50%;background:var(--forest-mid);
  color:var(--on-dark);display:flex;align-items:center;justify-content:center;
  font-family:var(--serif);font-size:1.3rem;margin-bottom:1rem}
.seat-card h4{font-family:var(--serif);font-size:1.2rem;margin-bottom:.2rem}
.seat-card .seat-role{font-size:.82rem;color:var(--eyebrow-warm);font-weight:600;letter-spacing:.04em}
.seat-card .seat-note{font-size:.85rem;color:var(--ink-mute);margin-top:.7rem}

/* ============================================================
   Open Positions / Careers
   ============================================================ */
.job-grid{display:grid;grid-template-columns:repeat(3,1fr);gap:1.5rem}
.job-card{border:1px solid var(--limestone-gray);border-radius:var(--radius);
  padding:1.8rem 1.7rem;background:var(--bg);display:flex;flex-direction:column;
  transition:.3s var(--ease)}
.job-card:hover{background:rgba(34,58,42,.05);border-color:var(--forest);
  transform:translateY(-3px);box-shadow:var(--shadow-lg)}
.job-card .job-seniority{font-size:.7rem;letter-spacing:.16em;text-transform:uppercase;
  color:var(--eyebrow-warm);font-weight:700;margin-bottom:.7rem}
.job-card h3{font-family:var(--serif);font-size:1.35rem;line-height:1.15;margin-bottom:.7rem}
.job-card p{font-size:.9rem;color:var(--ink-soft);margin:0 0 1.1rem;flex:1}
.job-card .job-loc{font-size:.78rem;letter-spacing:.06em;text-transform:uppercase;
  color:var(--ink-mute);font-weight:600;margin-bottom:1rem}
.job-card .job-apply{display:inline-flex;align-items:center;gap:.4rem;font-size:.8rem;
  font-weight:600;letter-spacing:.06em;color:var(--forest);border-top:1px solid var(--line);
  padding-top:1rem;transition:.2s}
.job-card .job-apply:hover{color:var(--forest-deep);gap:.7rem}
@media (max-width:900px){.job-grid{grid-template-columns:repeat(2,1fr)}}
@media (max-width:560px){.job-grid{grid-template-columns:1fr}}

/* ============================================================
   Offices / Contact
   ============================================================ */
.office-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(260px,1fr));gap:1.5rem}
.office-card{border:1px solid var(--line);border-radius:var(--radius);padding:2rem;background:var(--bg)}
.office-card .office-badge{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;
  color:var(--eyebrow-warm);font-weight:700;margin-bottom:.8rem}
.office-card h3{font-size:var(--step-1);margin-bottom:.8rem}
.office-card address{font-style:normal;color:var(--ink-soft);line-height:1.8;font-size:.92rem}
.office-card .office-focus{font-size:.85rem;color:var(--ink-mute);margin-top:1rem;border-top:1px solid var(--line);padding-top:1rem}

.contact-form{display:grid;gap:1.2rem}
.form-row{display:grid;grid-template-columns:1fr 1fr;gap:1.2rem}
.field{display:flex;flex-direction:column;gap:.4rem}
.field label{font-size:.78rem;letter-spacing:.08em;text-transform:uppercase;color:var(--ink-mute);font-weight:600}
.field input,.field select,.field textarea{padding:.85rem 1rem;border:1px solid var(--line);
  border-radius:var(--radius);background:#fff;font:inherit;font-size:.95rem;color:var(--ink);transition:.2s}
.field input:focus,.field select:focus,.field textarea:focus{outline:0;border-color:var(--forest);
  box-shadow:0 0 0 3px rgba(196,114,74,.14)}
.field textarea{resize:vertical;min-height:130px}
.form-note{font-size:.82rem;color:var(--ink-mute)}

.contact-band{background:var(--forest);color:var(--on-dark);border-radius:var(--radius);
  padding:clamp(2.5rem,5vw,4rem);text-align:center}
.contact-band h2{color:var(--on-dark);font-size:var(--step-3);margin-bottom:1rem}
.contact-band .lede{color:var(--on-dark-soft);margin:0 auto 2rem}

/* ============================================================
   Sector ribbon
   ============================================================ */
.sector-ribbon{background:var(--forest-deep);color:var(--on-dark);overflow:hidden;padding-block:1.1rem;border-block:1px solid var(--dark-line)}
.sector-ribbon .ribbon-track{display:flex;gap:3rem;white-space:nowrap;animation:ribbon 40s linear infinite;width:max-content}
.sector-ribbon .ribbon-item{font-family:var(--serif);font-size:1.3rem;font-style:italic;color:var(--on-dark-soft);display:inline-flex;align-items:center;gap:3rem}
.sector-ribbon .ribbon-item::after{content:"◆";color:var(--forest);font-size:.6rem;font-style:normal}
@keyframes ribbon{to{transform:translateX(-50%)}}
@media (prefers-reduced-motion:reduce){.sector-ribbon .ribbon-track{animation:none}}

/* ============================================================
   Article / editorial
   ============================================================ */
.article{max-width:70ch;margin:0 auto}
.article h2{font-size:var(--step-2);margin:2.5rem 0 1rem}
.article h3{font-size:var(--step-1);margin:2rem 0 .8rem}
.article p{color:var(--ink-soft);margin-bottom:1.3rem}
.article ul.body-list{margin:1.3rem 0;display:grid;gap:.8rem}
.article ul.body-list li{padding-left:1.6rem;position:relative;color:var(--ink-soft)}
.article ul.body-list li::before{content:"";position:absolute;left:0;top:.6em;width:10px;height:2px;background:var(--forest)}
.article .article-meta{font-size:.8rem;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-mute);margin-bottom:1.5rem}
.founder-letter{max-width:72ch;margin:0 auto}
.founder-letter p{font-size:1.08rem;line-height:1.8;color:var(--ink-soft);margin-bottom:1.5rem}
.founder-letter .letter-sig{font-family:var(--script);font-size:2.8rem;color:var(--forest);margin-top:2.5rem;line-height:1}
.founder-letter .letter-name{font-size:.85rem;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-mute);margin-top:.4rem}

/* Press list */
.press-list{display:grid;gap:0;border-top:1px solid var(--line)}
.press-row{display:grid;grid-template-columns:120px 1fr auto;gap:1.5rem;align-items:center;
  padding:1.5rem 0;border-bottom:1px solid var(--line);transition:.2s}
.press-row:hover{padding-inline:1rem;background:var(--bg-alt)}
.press-row .press-date{font-size:.8rem;letter-spacing:.06em;color:var(--eyebrow-warm);font-weight:600}
.press-row h3{font-size:var(--step-1)}
.press-row .press-src{font-size:.82rem;color:var(--ink-mute)}

/* Insights list */
.insight-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(320px,1fr));gap:1.5rem}
.insight-card{border:1px solid var(--line);border-radius:var(--radius);background:#fff;
  overflow:hidden;display:flex;flex-direction:column;transition:.3s var(--ease)}
.insight-card:hover{transform:translateY(-4px);box-shadow:var(--shadow-lg)}
.insight-card .insight-body{padding:1.8rem;display:flex;flex-direction:column;flex:1}
.insight-card .insight-cat{font-size:.72rem;letter-spacing:.12em;text-transform:uppercase;color:var(--eyebrow-warm);font-weight:700}
.insight-card h3{font-size:var(--step-1);margin:.7rem 0}
.insight-card p{font-size:.92rem;color:var(--ink-soft);flex:1}
.insight-card .insight-date{font-size:.8rem;color:var(--ink-mute);margin-top:1rem}

/* ============================================================
   LP Portal
   ============================================================ */
.lp-portal-shell{max-width:460px;margin:0 auto}
.lp-portal-card{background:#fff;border:1px solid var(--line);border-radius:var(--radius);
  padding:clamp(2rem,4vw,3rem);box-shadow:var(--shadow-lg)}
.lp-portal-card .lp-lock{width:44px;height:44px;color:var(--forest);margin:0 auto 1.4rem}
.lp-msg{display:none;margin-top:1.4rem;padding:1.1rem 1.3rem;background:var(--bg-alt);
  border-left:3px solid var(--forest);border-radius:2px;font-size:.9rem;color:var(--ink-soft)}
.lp-msg.show{display:block}

/* ============================================================
   ESG / Stewardship
   ============================================================ */
.esg-strip{display:grid;grid-template-columns:repeat(auto-fit,minmax(160px,1fr));gap:1.5rem;text-align:center}
.esg-strip .esg-item{padding:1.5rem}
.esg-strip .esg-item .esg-badge{font-family:var(--serif);font-size:1.6rem;color:var(--forest);font-weight:600}
.esg-strip .esg-item p{font-size:.85rem;color:var(--ink-soft);margin:.5rem 0 0}

/* ============================================================
   Departments
   ============================================================ */
.dept-grid{display:grid;grid-template-columns:repeat(auto-fit,minmax(240px,1fr));gap:1.5rem}
.dept-card{border:1px solid var(--line);border-radius:var(--radius);padding:2rem;background:var(--bg)}
.dept-card h3{font-size:var(--step-1);margin-bottom:.5rem}
.dept-card .dept-email{font-size:.95rem;color:var(--eyebrow-warm);font-weight:600;word-break:break-word}
.dept-card p{font-size:.9rem;color:var(--ink-soft);margin:.6rem 0 0}

/* ============================================================
   Policy pages
   ============================================================ */
.policy-meta-bar{background:var(--bg-alt);border:1px solid var(--line);border-radius:var(--radius);
  padding:1.4rem 1.8rem;display:flex;flex-wrap:wrap;gap:1.5rem 3rem;margin-bottom:2.5rem}
.policy-meta-bar .pm{display:flex;flex-direction:column;gap:.2rem}
.policy-meta-bar .pm dt{font-size:.72rem;letter-spacing:.1em;text-transform:uppercase;color:var(--ink-mute);font-weight:600}
.policy-meta-bar .pm dd{margin:0;font-size:.92rem;color:var(--forest);font-weight:500}
.policy-body{max-width:74ch}
.policy-body h2{font-size:var(--step-1);margin:2.4rem 0 .9rem;padding-top:1.5rem;border-top:1px solid var(--line)}
.policy-body h2:first-child{border-top:0;padding-top:0}
.policy-body h3{font-size:1.15rem;margin:1.6rem 0 .6rem}
.policy-body p,.policy-body li{color:var(--ink-soft)}
.policy-body ul{margin:1rem 0;display:grid;gap:.7rem}
.policy-body ul li{padding-left:1.5rem;position:relative}
.policy-body ul li::before{content:"";position:absolute;left:0;top:.65em;width:9px;height:2px;background:var(--forest)}
.policy-disclaimer{margin-top:3rem;padding:1.6rem 1.8rem;background:var(--bg-alt);
  border:1px solid var(--line);border-radius:var(--radius);font-size:.85rem;color:var(--ink-mute);line-height:1.7}
.disclosure-toc{display:grid;grid-template-columns:repeat(auto-fit,minmax(200px,1fr));gap:.6rem;margin-bottom:2.5rem}
.disclosure-toc a{padding:.7rem 1rem;border:1px solid var(--line);border-radius:var(--radius);
  font-size:.88rem;color:var(--ink-soft);transition:.2s}
.disclosure-toc a:hover{border-color:var(--forest);color:var(--forest)}

/* ============================================================
   Footer
   ============================================================ */
.site-footer{background:var(--forest-deep);color:var(--on-dark-soft);padding-top:clamp(3.5rem,6vw,5rem)}
.footer-top{display:grid;grid-template-columns:1.4fr 1fr 1fr 1.2fr;gap:2.5rem;
  padding-bottom:3rem;border-bottom:1px solid var(--dark-line)}
.footer-brand{display:block}
.footer-brand-lockup{display:inline-flex;flex-direction:column;align-items:center;gap:.35rem}
.footer-brand>img:first-of-type{height:88px;width:auto;display:block;
  filter:drop-shadow(0 0 5px rgba(255,255,255,.4)) drop-shadow(0 0 14px rgba(255,255,255,.18))}
.footer-brand .footer-wordmark{height:32px;width:auto;display:block;margin-top:.55rem;
  filter:drop-shadow(0 0 4px rgba(255,255,255,.3)) drop-shadow(0 2px 4px rgba(0,0,0,.5))}
.footer-brand > p{font-size:.9rem;color:var(--on-dark-mute);max-width:32ch;margin:1.4rem 0 0}
.footer-col h4{font-family:var(--sans);font-size:.76rem;letter-spacing:.14em;text-transform:uppercase;
  color:var(--on-dark);font-weight:600;margin-bottom:1.2rem}
.footer-col ul{display:grid;gap:.7rem}
.footer-col a{font-size:.9rem;color:var(--on-dark-soft);transition:.2s}
.footer-col a:hover{color:var(--accent-stone)}
.footer-contact{font-style:normal;font-family:var(--sans);font-size:.9rem;line-height:1.9;
  color:var(--on-dark-soft);letter-spacing:.01em}
.footer-contact a:hover{color:var(--accent-stone)}
.footer-rule{height:2px;width:48px;background:var(--accent-stone-warm);margin:1.2rem 0}
.footer-disclaimer{padding-block:2rem;font-size:.78rem;line-height:1.7;color:var(--on-dark-mute);
  border-bottom:1px solid var(--dark-line)}
.footer-legal{display:flex;flex-wrap:wrap;justify-content:space-between;gap:1rem;padding-block:1.8rem}
.footer-legal .footer-links{display:flex;flex-wrap:wrap;gap:1.2rem}
.footer-legal a{font-size:.8rem;color:var(--on-dark-mute);transition:.2s}
.footer-legal a:hover{color:var(--accent-stone)}
.footer-legal .copyline{font-size:.8rem;color:var(--on-dark-mute)}

/* ============================================================
   Editorial Imagery
   ============================================================ */
.img-figure{margin:0;border-radius:10px;overflow:hidden;box-shadow:var(--shadow-lg);position:relative}
.img-figure img{width:100%;height:100%;object-fit:cover;display:block}
.img-round{border-radius:10px;box-shadow:var(--shadow);overflow:hidden}
.img-round img{width:100%;display:block;border-radius:10px}
.img-band{position:relative;height:clamp(260px,38vw,460px);overflow:hidden;border-radius:0}
.img-band img{width:100%;height:100%;object-fit:cover;display:block}
.img-band::after{content:"";position:absolute;inset:0;
  background:linear-gradient(180deg,rgba(23,41,34,.10) 0%,rgba(23,41,34,.42) 100%)}
.img-band .img-band-cap{position:absolute;left:0;right:0;bottom:0;z-index:2;
  padding:clamp(1.5rem,4vw,3rem) var(--gutter);color:var(--on-dark)}
.img-band .img-band-cap .eyebrow{color:var(--accent-stone-warm)}
.img-band .img-band-cap h2,.img-band .img-band-cap h3{color:var(--on-dark)}
.img-side{border-radius:10px;overflow:hidden;box-shadow:var(--shadow-lg)}
.img-side img{width:100%;height:100%;object-fit:cover;display:block;min-height:320px}
.img-strata{border-radius:10px;overflow:hidden;box-shadow:var(--shadow-lg)}
.img-strata img{width:100%;height:100%;object-fit:cover;display:block;min-height:360px}
.fund-thumb{border-radius:8px 8px 0 0;overflow:hidden;height:180px;margin:-1px -1px 1.4rem}
.fund-thumb img{width:100%;height:100%;object-fit:cover;display:block}

/* ============================================================
   Utilities
   ============================================================ */
.text-center{text-align:center}
.mt-0{margin-top:0}.mb-0{margin-bottom:0}
.divider{height:1px;background:var(--line);margin-block:clamp(3rem,6vw,5rem)}
.tag-line{font-family:var(--serif);font-style:italic;font-size:var(--step-2);color:var(--eyebrow-warm)}
.badge-3up{display:grid;grid-template-columns:repeat(3,1fr);gap:1rem}
.mini-stat{text-align:center;padding:1.2rem}
.mini-stat .ms-num{font-family:var(--serif);font-size:var(--step-2);color:var(--forest);font-weight:600;display:block}
.mini-stat .ms-label{font-size:.76rem;letter-spacing:.08em;text-transform:uppercase;color:var(--ink-mute);margin-top:.3rem}

/* ============================================================
   Responsive
   ============================================================ */
@media (max-width:1100px){
  .footer-top{grid-template-columns:1fr 1fr}
  .footer-brand{grid-column:1/-1}
}
@media (max-width:960px){
  .main-nav{position:fixed;inset:0 0 0 auto;width:min(88vw,380px);background:var(--forest);
    flex-direction:column;align-items:stretch;justify-content:flex-start;gap:0;padding:5.5rem 1.5rem 2rem;
    transform:translateX(100%);transition:transform .4s var(--ease);overflow-y:auto;z-index:940;box-shadow:var(--shadow-lg)}
  .main-nav.open{transform:translateX(0)}
  .nav-link,.nav-group-btn{color:var(--on-dark-soft);padding:.9rem 0;width:100%;justify-content:space-between;font-size:1rem}
  .nav-link::after,.nav-group-btn::after{display:none}
  .nav-link:hover,.nav-group-btn:hover{color:var(--on-dark)}
  .nav-group{width:100%;border-bottom:1px solid var(--dark-line)}
  .nav-link{border-bottom:1px solid var(--dark-line)}
  .nav-submenu{position:static;background:transparent;border:0;box-shadow:none;padding:0 0 .8rem;
    opacity:1;visibility:visible;transform:none;max-height:0;overflow:hidden;transition:max-height .3s var(--ease)}
  .nav-group.open .nav-submenu{max-height:600px}
  .nav-group:hover .nav-submenu{opacity:1;visibility:visible}
  .nav-submenu a{color:var(--on-dark-mute);padding:.55rem 0 .55rem 1rem}
  .nav-submenu a:hover{background:transparent;color:var(--accent-stone);padding-left:1.3rem}
  .nav-submenu a .sub-desc{display:none}
  .nav-caret{transform:rotate(0)}
  .nav-group.open .nav-caret{transform:rotate(180deg)}
  .nav-cta{margin:1rem 0 0}
  .nav-toggle{display:flex;z-index:945}
  .nav-overlay{position:fixed;inset:0;background:rgba(23,41,34,.5);opacity:0;visibility:hidden;transition:.3s;z-index:930}
  .nav-overlay.show{opacity:1;visibility:visible}
}
@media (max-width:820px){
  .two-col,.two-col.narrow-first,.two-col.wide-first,.bio-grid,.hero-editorial{grid-template-columns:1fr}
  .hero-editorial .hero-media{order:-1}
  .form-row{grid-template-columns:1fr}
  .stage-flow{flex-direction:column}
  .stage-flow .stage-item{border-right:0;border-bottom:1px solid var(--line)}
  .stage-flow .stage-item:last-child{border-bottom:0}
  .badge-3up{grid-template-columns:1fr}
}
@media (max-width:600px){
  .footer-top{grid-template-columns:1fr}
  .footer-legal{flex-direction:column}
  .press-row{grid-template-columns:1fr;gap:.4rem}
  .brand img{height:44px}
  .brand-word{font-size:1rem}
  .footer-brand img{height:66px}
  .footer-word{font-size:1.35rem}
  .policy-meta-bar{flex-direction:column;gap:1rem}
}

/* ===== Geographic Focus map (investment-strategy) ===== */
.map-wrap{position:relative;width:100%;max-width:900px;margin:2.6rem auto 1.4rem;aspect-ratio:960/560}
.map-wrap svg{position:absolute;inset:0;width:100%;height:100%;display:block}
.us-map .us-outline{fill:#EDE6D8;stroke:#8C8C7A;stroke-width:1.1;stroke-linejoin:round}
.us-map .sunbelt-band{fill:#D9D2C0;stroke:#8C8C7A;stroke-width:.6;opacity:.9}
.us-map-markers .dot{fill:var(--forest);stroke:#fff;stroke-width:2;filter:drop-shadow(0 2px 4px rgba(23,41,34,.35))}
.us-map-markers .mk-label{fill:#5f5f52;font-family:'Inter',system-ui,sans-serif;font-size:12px;font-weight:600;letter-spacing:.04em;text-transform:uppercase}
.us-map-markers .marker.trending .pulse-ring{fill:var(--forest);opacity:.35;transform-box:fill-box;transform-origin:center;animation:mapPulse 2.2s ease-in-out infinite}
@keyframes mapPulse{0%{transform:scale(1);opacity:.4}50%{transform:scale(2.6);opacity:0}100%{transform:scale(1);opacity:0}}
@media (prefers-reduced-motion:reduce){.us-map-markers .marker.trending .pulse-ring{animation:none;opacity:.15}}
.map-legend{text-align:center;font-size:.82rem;color:var(--limestone-gray);letter-spacing:.02em;margin:0 auto 2.4rem;display:flex;flex-wrap:wrap;gap:.5rem .7rem;align-items:center;justify-content:center}
.map-legend .lg-dot,.map-legend .lg-pulse,.map-legend .lg-shade{display:inline-block;width:12px;height:12px;border-radius:50%;vertical-align:middle}
.map-legend .lg-dot{background:var(--forest);border:2px solid #fff;box-shadow:0 0 0 1px #8C8C7A}
.map-legend .lg-pulse{background:var(--forest);box-shadow:0 0 0 4px rgba(34,58,42,.25)}
.map-legend .lg-shade{background:#D9D2C0;border-radius:2px;border:1px solid #8C8C7A}
.map-legend .lg-sep{color:#c9c2b2}
.table-wrap{overflow-x:auto;max-width:820px;margin:0 auto}
.market-table{width:100%;border-collapse:collapse;font-size:.9rem}
.market-table thead th{text-align:left;font-family:'Inter',system-ui,sans-serif;font-size:.72rem;text-transform:uppercase;letter-spacing:.1em;color:var(--limestone-gray);padding:.7rem .9rem;border-bottom:2px solid var(--forest)}
.market-table tbody td{padding:.7rem .9rem;border-bottom:1px solid #e6e0d4;color:var(--ink)}
.market-table tbody tr:hover td{background:rgba(34,58,42,.04)}
.market-table tbody td:first-child{font-weight:600}
@media (max-width:560px){.market-table{font-size:.8rem}.us-map-markers .mk-label{font-size:15px}}
@media (max-width:640px){.img-duo{grid-template-columns:1fr !important}}