:root{--navy:#102b38;--deep:#0b212c;--paper:#f6f5f0;--ink:#17323c;--muted:#607075;--line:#d4dddb;--aqua:#c1d9d8;--gutter:clamp(22px,5vw,84px);--sans:Arial,Helvetica,sans-serif;--serif:Georgia,'Times New Roman',serif}*{box-sizing:border-box}html{scroll-behavior:smooth;scroll-padding-top:120px}body{margin:0;background:var(--paper);color:var(--ink);font:16px/1.7 var(--sans);-webkit-font-smoothing:antialiased}img{max-width:100%;height:auto;display:block}a{color:inherit;text-decoration:none}button,input,textarea,select{font:inherit}button,a,input,select,textarea{-webkit-tap-highlight-color:transparent}button{cursor:pointer}a:focus-visible,button:focus-visible,input:focus-visible,textarea:focus-visible,select:focus-visible{outline:3px solid 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@media(min-width:1800px){.hero{min-height:920px}}
@media(max-width:1100px){.site-header nav ul{gap:17px}.site-header nav a{font-size:11px}.nav-shell{gap:18px}.brand img{width:90px;height:60px}.nav-contact{padding:10px 15px}.hero h1{max-width:710px}.community-card{min-height:360px}.community-caption h3{font-size:28px}.footer-grid{gap:30px}.agent-grid{gap:18px}.pathways{gap:28px}.contact-layout{gap:6%}}
@media(max-width:900px){.site-header{top:16px}.nav-shell{padding:8px 17px}.menu-toggle{display:flex;margin-left:auto;gap:15px;align-items:center;padding:10px;background:none;border:0;color:white;font-size:13px;min-height:44px}.site-header nav{display:none;position:absolute;top:calc(100% + 10px);left:0;right:0;border-radius:12px;background:#102b38f5;padding:20px;box-shadow:0 20px 35px #06151c40}.site-header nav.is-open{display:block}.site-header nav ul{display:block}.site-header nav li a{display:block;padding:14px 8px;font-size:16px;white-space:normal}.hero h1{max-width:650px}.hero-copy{padding-top:155px}.intro-grid{gap:7%}.community-caption{inset:auto 23px 25px}.agent-grid{grid-template-columns:repeat(2,minmax(0,1fr))}.footer-grid{grid-template-columns:repeat(2,minmax(0,1fr));gap:40px}.article-layout{gap:5%;grid-template-columns:minmax(0,1.5fr) minmax(220px,1fr)}.article-sidebar{padding:25px}.journal-grid{grid-template-columns:repeat(2,minmax(0,1fr))}}
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@media(prefers-reduced-motion:reduce){html{scroll-behavior:auto}*,*:before,*:after{transition:none!important;animation:none!important}}
@supports not (backdrop-filter:blur(10px)){.glass{background:#355463}.nav-shell{background:#102b38}}
.community-card{display:block}.community-card img{z-index:0}.community-card:after{z-index:1;pointer-events:none}.community-caption{z-index:2}
